Agenda packet — Livermore City Council, November 24, 2025 (part 2 of 2)

EXHIBIT B

INSURANCE REQUIREMENTS
Minimum Scope and Limits of Insurance
Grantee shall maintain limits no less than:

1. Commercial General Liability, including operations, products and completed operations, as applicable:
$1,000,000/$2,000,000 aggregate per occurrence for bodily injury, personal injury and property damage. If Commercial General Liability or other form of insurance with a general aggregate limit is used, either the general aggregate limit shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit.

2. Automobile Liability:
$1,000,000 per accident for bodily injury and property damage.

3. Workers’ Compensation and Employer's Liability:

Statutory limits as required by the State of California including $1,000,000 Employers’ Liability per accident, per employee for bodily injury or disease. A waiver of subrogation is required for Workers’ Compensation insurance. If Grantee is a sole proprietor, then they must sign “Contractor Release of Liability”.

Deductibles and Self-Insured Retention
All self-insured retentions (SIR) must be disclosed to Risk Management for approval and shall not reduce the limits of liability. Policies containing any self-insured retention (SIR) provision shall provide, or be endorsed to provide, that the SIR may be satisfied by either the named insured or the City of Livermore. The City of Livermore reserves the right to obtain a full certified copy of any insurance policy and endorsements. Failure to exercise this right shall not constitute a waiver of right to exercise later.

Acceptability of Insurers
Insurance is to be placed with insurers with a current A.M. Best rating of no less than A:

VII and accepted to do business in the State of California, unless otherwise acceptable to the City of Livermore.

Other Insurance Provisions
The general liability and automobile liability policies are to contain, or be endorsed to contain, the following provisions:

1. The City of Livermore, its officers, officials, employees, and designated volunteers are to be covered as additional insureds as respects: liability arising out of activities performed by or on behalf of the Grantee; or automobiles owned, leased, hired or borrowed by the Grantee. The coverage shall contain no special limitations on the scope of protection afforded to the City of Livermore, its officers, officials, employees, or volunteers.

2. The limits of insurance required in this agreement may be satisfied by a combination of primary and umbrella or excess insurance. The additional

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insured coverage under the Grantee’s policy shall be primary and non- contributory and will not seek contribution from the City’s insurance or self- insurance and shall be at least as broad as ISO Form CG 20 10 04 13.

Any umbrella or excess insurance shall contain or be endorsed to contain a provision that such coverage shall also apply on a primary and non- contributory basis for the benefit of the City of Livermore before the City’s own insurance or self-insurance shall be called upon to protect it as a named insured.

3. Any failure to comply with reporting or other provisions of the policy, including breaches of warranties, shall not affect coverage provided to the City of Livermore, its officers, officials, employees, or volunteers.

4. The Grantee’s insurance shall apply separately to each insured against whom claim is made or suit is brought, except with respect to the limits of the insurer's liability.

5. Each insurance policy required by this clause shall be endorsed to state that coverage shall not be canceled by either party before expiration of the policy unless notice is delivered in accordance with policy provisions.

6. It shall be a requirement under this agreement that any available insurance proceeds broader than, or in excess of, the specified minimum insurance coverage requirements and/or limits shall be available to the additional insured. Furthermore, the requirements for coverage and limits shall be (1) the minimum coverage and limits specified in this agreement; or (2) the broader coverage and maximum limits of coverage of any insurance policy or proceeds available to the named Insured; whichever is greater.

7. Certificate Holder section of the insurance certificate should read: City of Livermore, 1052 S. Livermore Avenue, Livermore, CA 94550 Verification of Coverage
Grantee shall furnish certificates of insurance and endorsement(s) effecting coverage to the City of Livermore for approval. The endorsements shall be on forms acceptable to the City of Livermore. All certificates and endorsements are to be received and approved by the City of Livermore before work commences. The City of Livermore reserves the right to require complete and certified copies of all insurance policies required by this Agreement.

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CITY COUNCIL STAFF REPORT
ITEM NO. 6.9

DATE:

November 24, 2025
TO:

Honorable Mayor and City Council
FROM:

Brandon Cardwell, Innovation and Economic Development Director SUBJECT:

Resolution accepting the Livermore Valley Wine Heritage District 2024-2025 Annual Report.

RECOMMENDED ACTION

Staff recommends the City Council adopt a resolution accepting the Livermore Valley Wine Heritage District 2024-2025 Annual Report.

DECISION TYPE
Administrative

SUMMARY
On November 22, 2021, the City Council adopted Resolution 2021-198 establishing the Livermore Valley Wine Heritage District (the District). The District is a Business Improvement District for Livermore Valley wineries, whose assessments are used for wine country marketing and education. The District is managed by the Livermore Valley Winegrowers Association Board of Directors and expires June 30, 2026. State law requires the Winegrowers Association to deliver an annual report to the City Council identifying the past year's District revenues and activities. This item satisfies the requirement. In addition, the Winegrowers Association has provided the City Council a letter indicating their desire to renew the District. If the private renewal petition drive is successful, the Council would consider the formal District renewal in the Spring of 2026.

DISCUSSION
On November 22, 2021, the City Council adopted Resolution 2021-198 establishing the Livermore Valley Wine Heritage District, including area boundaries and a Management District Plan (Management Plan).

The District was approved for a five-year term beginning July 1, 2021, and ending June 30, 2026. The District is a Business Improvement District for wineries in the South Livermore Valley (as shown in Exhibit B of Resolution 2021-198) and is managed by the Livermore Valley Winegrowers Association Board of Directors. The District collects an assessment from each participating winery, pools the 222
revenues, then funds marketing, programs, and other activities that support and promote wineries in the District. Allowed activities and uses of assessment funds is identified in the Management District Plan, as summarized below:

Marketing and Brand Awareness
Community and Industry Advocacy
Quality Enhancement and Education; and
Professional Development and Education

As authorized by the City Council, assessment revenues may only be used for wineries located within the District and may only be used for purposes specified in the Management Plan.

The winery assessments began January 1, 2022. Each District winery is required to report quarterly gross sales revenue and is then assessed at a rate of two percent of gross direct-to-consumer winery sales. The assessment collection is administered by the City's tax consultant HDL (Hinderliter De Llamas & Associates). The District's total annual revenue for the past four fiscal years is summarized below:

Fiscal Year
Annual Revenue
FY 2021-22
$123,640
FY 2022-23
$567,620
FY 2023-24
$567,830
FY 2024-25
$514,714

FY 2021-22 collections represent only a partial year, while succeeding reports cover the full fiscal year.

The California Streets and Highways Code Section 36650 and the District Management Plan require the District to prepare annual reports showing the District's assessments, operations, activities, and expenditures for the previous fiscal year, and present them to the City Council. A representative of the Livermore Valley Winegrowers Association delivers the report.

The report is statutorily required to include the following:
1 .

Any proposed changes in the boundaries of the improvement district or in any benefit zones or classification of businesses within the district
2 .

The improvements and activities to be provided for that fiscal year 3 .

An estimate of the cost of providing the improvements and activities to be provided for that fiscal year
4 .

The method and basis for levying the assessment in sufficient detail to allow each business owner to estimate the amount of the assessment to be levied against his or her business for that fiscal year
5 .

The estimated amount of any surplus or deficit revenues to be carried over from a previous fiscal year
6 .

The estimated amount of any contributions to be made from sources other than the assessments levied

The report also includes the following:
1 .

Actual revenues received
2 .

Revenue uses
3 .

Retrospective look of activities completed
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4 .

Prospective outlook
5 .

District operations details

The Livermore Valley Winegrowers Association has submitted a letter (Attachment 1) expressing the Board of Directors' desire to renew the District after its termination on June 30, 2026, and requesting the City to continue serving as the lead agency in the event that the District is renewed. The Board of Directors will begin the petition drive in November to gauge winery interest in renewing the District. If the petition drive process is successful, City staff would return to the City Council in the spring of 2026 for the Council's consideration of renewal.

FISCAL AND ADMINISTRATIVE IMPACTS

There are no significant fiscal or administrative impacts. District revenues are wholly derived from private business assessments. District administration activities conducted by City staff are offset by an administration fee equal to two percent (2%) of the total collected assessment value.

COMMUNITY PILLAR

2: Economy that Prospers

GOAL

2: Lead efforts, in collaboration with other City departments and outside partners, to maintain and enhance the diversity and resilience of Livermore's economy

ATTACHMENTS

1. Livermore Valley Wine Heritage District Letter

2. Resolution

3. Exhibit A - Livermore Valley Wine Heritage District 2024-2025 Annual Report

Prepared by: Theresa de la Vega
Management Analyst II

IN THE CITY COUNCIL OF THE CITY OF LIVERMORE, CALIFORNIA

A RESOLUTION ACCEPTING THE LIVERMORE VALLEY
WINE HERITAGE DISTRICT 2024-2025 ANNUAL REPORT

On November 22, 2021, the City Council adopted Resolution No. 2021 -198, establishing the Livermore Valley Wine Heritage District (LVWHD) pursuant to the LVWHD Management District Plan. The LVWHD was approved for a five -year term beginning July 1, 2021, and ending on June 30, 2026.

At the end of each year of operation, the LVWHD Management District Plan and California Streets & Highways Code section 36650 require the LVWHD to prepare annual reports (except for the first year) of the district’s assessments, operations, activities, and expenditures for each fiscal year. The Livermore Valley Wine Heritage District 2024-2025 Annual Report , attached hereto as Exhibit A, is LVWHD’s third annual report. It was prepared and presented as set forth in the statute.

NOW, THEREFORE, B E IT RESOLVED by the City Council of th e City of Livermore, that it hereby receives and accepts the Livermore Valley Wine Heritage District 2024-2025 Annual Report, attached hereto as Exhibit A.

On motion of Council M ember ______________________, seconded by Council Member ______________________, the foregoing r esolution was passed and adopted on November 24, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

ATTEST: APPROVED AS TO FORM:

_____________________________ /s/ Daniel Gonzales
Deborah L. Elam Daniel Gonzales
City Clerk Deputy City Attorney

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EXHIBIT A
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Contents
Background 3
Boundaries 4
Improvements and Activities 6
Cost 15
FY 25/26 Projections 15
FY 24/25 Actuals 16
Assessment 16
Surplus and Other Funding 18
Surplus 18
Other Funding 1 8
Appendix – Assessed Businesses 20

EXHIBIT A
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Background
On November 22, 2021, the Livermore City Council approved the establishment of the Livermore Valley Wine Heritage District (LVWHD) and adopted the LVWHD Management District Plan (MDP) by City Council Resolution No. 2021-198 (Resolution of Formation).

The LVWHD was approved for a ﬁve (5) year term, beginning July 1, 2021 through June 30, 2026.

Due to circumstances of the LVWHD formation process resulting in a delay in collection of assessments, the assessment could not begin until January 1, 2022. The MDP stipulates that although the ﬁve (5) year term begins July 1, 2021, the collection of assessments shall start January 1, 2022. The LVWHD term end date of June 30, 2026 is unchanged. At the Livermore City Council hearing held on November 22, 2021, at which the Resolution of Formation was passed, the Livermore City Council reduced the original LVWHD boundaries to be conterminous with the City of Livermore’s jurisdiction boundary and portions of the County of Alameda. Therefore, the LVWHD assessment is only collected from the wineries within the reduced boundary.

The success of the previous three years of assessment collection has allowed the Livermore Valley Wine region to thrive in a wine culture that has seen a 16% industry wide decline. We are hopeful that as we enter our ﬁfth year of this MDP term that we can continue that trend and see greater success due to the formation of the Livermore Valley Wine Heritage District.

To ensure accuracy and compliant reporting to the City of Livermore the Livermore Valley Winegrowers Association Board voted to change the ﬁscal year from a calendar date (January-December) to match the City of Livermore’s ﬁscal year which runs from July-June. This change reﬂ ects our commitment to the relationship with the City of Livermore as our lead agency and to ensure accuracy and ease of ﬁnancial reporting moving forward. This will take eﬀect for the ﬁscal year beginning July 1, 2025- June 30, 2026.

This fourth report reﬂ ects the assessments, operations, activities and expenditures for the ﬁscal year July 1, 2024 through June 30, 2025. Like the previous reports, the current report oﬀers a retrospective view of ﬁscal year 2024-2025 and prospective outlook for ﬁscal year 2025-2026, as well as an account of the operations of the LVWHD in ﬁscal year 2024-2025.

Livermore Valley Wine Heritage District
2024-2025 Annual Report 3

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Boundaries
There are no proposed changes to the boundaries. In this ﬁscal year the following changes were made to the master list of wineries within the LVWHD.

The following wineries closed:

El Sol Winery
Pat Paulsen Winery
Nottingham Cellars
Crooked Vine/Stony Ridge
The following vineyards were removed from the list that hold an 02 license but do not have an operating tasting room or DTC sales:

Beck Family Vineyards
Chateau Bellevue
Madison Vineyards
The LVWHD will continue to include all wineries existing and in the future, within the boundaries of portions of the County of Alameda and the City of Livermore, as shown on the map below. A complete listing of wineries within the LVWHD can be found in the Appendix.

Livermore Valley Wine Heritage District
2024-2025 Annual Report 4

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Livermore Valley Wine Heritage District
2024-2025 Annual Report 5

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Improvements and Activities
The improvements and activities to be provided for ﬁscal year 2024-2025 are consistent with the Management District Plan (Plan). The LVWHD has continued to thrive executing several programs and partnerships and has worked with the County of Alameda and local organizations to be successful in these endeavors as part of their improvements and activities. LVWA has also launched several new initiatives in each category making certain to update and change strategy as the wine industry negotiates changes across the board.

The LVWHD provides speciﬁc beneﬁ ts to payers, by funding Marketing and Brand Awareness; Advocacy and Community Relations; Quality Enhancement and Education; Professional Development and Education Eﬀorts with the goal to advance assessed businesses in the Livermore Valley Wine Country. The LVWHD services are designed to provide targeted beneﬁ ts directly to assessed businesses and are intended only to provide beneﬁ ts and services directly to those businesses paying the assessment. These services are tailored not to serve the general public, businesses in general, or parcels of land, but rather to serve the speciﬁc businesses within the LVWHD. The activities described are speciﬁcally targeted to increase sales and visitation for assessed wineries within the boundaries of the LVWHD and are narrowly tailored. LVWHD funds will be used exclusively to provide the speciﬁc beneﬁ t of increased sales revenue and visitation directly to the assessees. Assessment funds shall not be used to feature non-assessed wineries in LVWHD programs, or to directly generate sales for non-assessed wineries.

The activities paid for from assessment revenues are business services constituting and providing speci ﬁc beneﬁts to the assessed wineries.

Marketing & Brand Awareness
A brand awareness marketing program will promote the LVWHD as a premium winegrowing region and as a leader in the global wine community. As the largest allocation of our budget the brand awareness marketing program will have a central theme of promoting the LVWHD as a desirable place to experience Livermore Valley wineries, and as a desirable area to purchase wines and other estate produced products.

The program has the goal of increasing demand for visitation to the winegrowing region, retail sales, aﬃ nity for LVWHD grapes and wines, and recognition at and for assessed businesses, and may include but is not limited to the following activities:
● Advertising across any and all media channels to promote assessed winery tasting rooms on a local, regional or national level, including but not limited to:
digital, print, television, radio and strategic brand partnerships; ● Media Relations – Promoting assessed winery tasting rooms through development of media relations strategies, including but not limited to: media familiarization tours, proactive media pitching and/or inﬂ uencer relations; ● Digital Marketing – Utilizing paid, earned and owned social media to increase awareness of and engagement with assessed businesses;
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● Events – Developing and executing winery focused special events to attract customers to assessed businesses;
● Trade & Industry Engagement – Ensuring representatives are provided the opportunity to attend trade shows, meetings, industry conferences, road shows, and events to promote assessed businesses; Create programs that engage key trade and industry inﬂ uencers with the Livermore Valley; ● Print Collateral – Preparing and producing collateral, promotional materials such as brochures, ﬂyers and maps for assessed winery tasting rooms; ● Brand Enhancement – Engage with a third-party brand development agency to develop brand platform and materials to assist with marketing assessed winery hospitality facilities;
● Consumer Analytics – Identify and leverage consumer demographic, geographic and psychographic data to target messaging that markets Livermore Valley as a premier, unique wine destination to attract customers to assessed winery hospitality facilities; and
● Signage Program – Ensure coordinated local signage for the Livermore Valley wine region.
● Passport Program – Create and enhance the passport program to ensure new tourism to each winery. This provides a complimentary tasting over the course of the year for 2 guests.

In 2024-2025, we continued our South Bay/Silicon Valley geo-targeted advertising and engagement strategy by advertising in the following publications: Modern Luxury Silicon Valley, Los Gatos Magazine, 49ers Annual Yearbook, and a digital ad placement in Santana Row. We also coordinated in person engagement to have over a dozen wineries pour at the Santana Row Wine Stroll, the Willow Glen Wine Walk and at September Sips hosted at Bishop Ranch Shopping Center.

For the greater Bay Area, we focused our advertising eﬀorts in the Warriors and SF Giants yearbooks, as well as the Visit Tri-Valley Annual Guide and Hearst publications.

This paired with in person engagement pourings at Fork Cancer, Modern Luxury Best of the Bay and East Bay Times Gala.

To expand our regional reach, we collaborated with Visit Tri-Valley on an advertisement in Visit California, and coordinated with our wineries to advertise in the Travel Guide to California.

At the national level, we secured multiple advertising methods with Wine Enthusiast, including a full-page ad, social media posts, and rich media display ads that promoted our new commercial with a long-term goal of being named “Wine Region of the Year”.

We also utilized Google Ads, which increased traﬃ c to our website and made our events page more highly visited than our homepage. Our new commercial was promoted across our social media channels, resulting in over 1,000% increase in engagement and impressions compared to last year.

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With the announcement of our signature varietals, we created custom icons for use on social media posts. These icons help cement consumer recognition that Sauvignon Blanc and Cabernet Franc are Livermore Valley's signature varietals and help them remember which wineries produce them.

The marketing committee collaborated with the Advocacy and Community Relations Committee to have an increased presence as a sponsor of the Alameda County Fair, hosting a wine tasting booth for all 18 days with rotating winery participation.

To continue to drive brand awareness and third-party credibility, LVWA partnered with 143 Communications for public relations eﬀorts. From July 2024-June 2025, we hosted 13 members of the media for press trips to the region, including:
● Warner Boin, wine inﬂ uencer
● Stacy Briscoe, freelance wine writer
● Kelly Calvillo, travel inﬂ uencer
● Jonathan Cristaldi, wine writer for Decanter and The Cristaldi Report (two times, October 2024 and May 2025)
● John Jackson, wine inﬂ uencer
● Allison Levine, wine podcaster for Wine Soundtrack and freelance wine writer (two times, June 2024 and June 2025)
● Rich Manning, freelance wine writer
● Mary Orlin, freelance wine writer
● Rachel Orvino, editor-at-large for Diablo
● Tonya Pitts, writer for Wine Enthusiast (two times, October 2024 and June 2025)
● Joe Roberts, wine inﬂ uencer (two times, December 2024 and April 2025) ● Pamela Wright, writer at The Boston Globe
● Thomas Zarillo, wine inﬂ uencer
These press trips alone resulted in 29 articles and 4 million impressions. The articles appeared in outlets such as Wine Soundtrack podcast, Wine Industry Advisor, The Boston Globe, The Corkscrew Concierge blog, Cristaldi & Co and Diablo Magazine. Over the course of the year, we secured a total of 286 articles resulting in 1.4 billion impressions in publications including Edible Monterey Bay, NBC Bay Area, ABC Bay Area, FOX 2, PASTE Magazine, San Francisco Chronicle, Wine Enthusiast, VinePair, Forbes, Decanter, SiliconValley.com and more.

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The Marketing & Brand Awareness C ommittee engaged the talents of Sooraj Saxena to create a marketing video featuring our stakeholders to be used on the website and digital platforms as well as in digital advertising campaigns. LVWHD also purchased “the Wine Country App”. This is being launched on December 1, 2025 and will increase the visibility and engagement level of visitors as they are in the wine region or planning a trip to come. It will also be the home of the Livermore Valley Wine Passport, making it easier for consumers to track their visits to the assessed tasting rooms. LVWHD also planned a collaborative advertising campaign in Visit California Magazine with Visit Tri-Valley to increase the reach of our messaging.

Looking ahead to FY25-26, we will continue our marketing presence in the South Bay/Silicon Valley region while expanding into the Peninsula. We'll leverage upcoming events like Uncorked! to hyper-target this region and bring more visitation to the valley.

Oﬀ-site pouring opportunities will continue, and we will continue to advertise in Wine Enthusiast to capture our national presence while working toward our goal of Wine Region of the Year. We have a big collaborative event in the works that is sure to bring focus on Livermore Valley women winemakers while also strengthening our community partnerships. In addition, we are meeting to strategize how to target the nearly 10 million visitors the World Cup and Super Bowl will be bringing to the greater Bay Area.

Advocacy & Community Relations Industry Engagement
Advocacy programs will utilize dedicated time to provide uniﬁed attention, communication, and responsiveness throughout the LVWHD. The advocacy program will also include eﬀorts to form relationships and collaborate with local government agencies, as well as community and regional organizations and entities, to provide a uniﬁed voice to represent assessed wine tasting facilities’ best interests on topics related to economic development, regulations, and planning decisions that impact LVWHD wine tasting facilities, with the goal to advance, promote and protect the Livermore Valley Wine Country. Additionally, advocacy programs will engage and demonstrate leadership in key state and national trade and industry programs and organizations.

In 2024-2025, recognizing the signiﬁcance of forging connections, the LVWHD dedicated resources and partnered with Alameda County Supervisor Haubert’s Oﬃce to launch the Global AVA, a sister city campaign to foster relationships with other boutique wine regions. We currently have 9 members and hosted the inaugural summit in June of 2025. 16 delegates from around the globe converge in Livermore for Professional Development, planning and collaboration and co-hosted the Sip Around the World consumer wine tasting event held at Martinelli Event Center. This event sold 150 tickets and was a great success to spread the word about this collaborative initiative.

Advocacy & Community Relations Industry Engagement activities have strengthened our relationship with the community by sponsoring the follow ing organizations: California Association of Winegrape Growers, Uniﬁed Wine Symposium, Visit Tri-Valley Visitors Livermore Valley Wine Heritage District
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Guide, Wine Origins Alliance, Alameda County Fair, and Rise Up. Engagement at the City, County, and State level s also remains a top priority. By actively participating in key decision-making processes and forging strong relationships with government entities, we aim to advocate for the mission of the LVWHD and ensure the collective voice of assessed wineries is heard. We participated in the Uniﬁed Wine Symposium, held annually in Sacramento and spoke to state legislators at Advocacy Day hosted by California Association of Winegrape Growers. In addition, LVWA participated in the Wine Origins Alliance anniversary summit and had a voice at the table in talks with the WTO and WIPO to discuss tari ﬀs and challenges many of our medium - large size wineries are facing.

We have continued collaboration with the Agritourism Committee created by LVWA board member, Karl Wente and managed by Brandi Lombardi. This committee unites the local non-pro ﬁts in collaborative eﬀorts to support and assist one another in visitation strategies. The members of this committee are: LVWA, Livermore Chamber of Commerce, Downtown Livermore, Innovation Tri-Valley, Visit Tri-Valley and Tri-Valley Conservancy.

In 2025-2026 we are dedicated to supporting the success of LVWA’s esteemed partner organizations. We are planning to attend the summit for the Global AVA that will be hosted by one of our sister regions (location yet to be determined.) We participate in bi-monthly professional development zoom calls with our Global AVA partners and continue to strengthen those global relationships to increase visitation to Livermore Valley and sister regions. We have been in talks with Alameda County Fair to increase our presence to the customer base they attract as well as partner to take leadership on the Alameda County Fair Wine Competition.

Quality Enhancement & Education
Educational programs and quality enhancement initiatives will be developed for assessed wine tasting facilities designed to emphasize and enhance excellence and leadership in the industry, with the ultimate goal of increasing visitation, sales, and brand value for local wineries. Such programs are intended to bring increased exposure and prominence to the Livermore Valley Wine Country as a world-class winery destination through continued education to amplify exceptional practices of the growing of wine grapes and viniﬁcation of wine. The program shall include initiatives to enhance wine quality and secure industry recognition for Livermore Valley Wine Country as a premier winemaking and grape-growing region.

The Quality Enhancement and Education Committee has made great strides to raise the quality of wine and wine grapes in the Livermore Valley. We have maintained and provided an annual cost share program for wineries to have lab services through Aemtek labs, Vino in Veritas, and Wente Labs. This service provides pick up and test results in a timely manner to ensure quality winemaking practices. This comprehensive analysis will Livermore Valley Wine Heritage District
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not only ensure the exceptional quality of wines, but also serve as a vital tool in detecting any potential ﬂaws or inconsistencies, further bolstering dedication to delivering high quality products to consumers at assessed wineries. Another great stride has been the partnership we fostered with CAWG for Phase 2 of the mapping of vineyards project. This partnership connects us with all California wine regions to create a statewide map and provides us a marketing tool to show where the grapes are from with each bottle of wine produced. In 2024-2025 we partnered with TVC to take leadership on management of the winemaking consultant and viticultural consultant that were previously managed by TVC. This has given our wineries and vineyard owners direct access to experts in the ﬁeld for any training and questions that arise when faced with challenges in winegrowing or winemaking.

As part of the partnership with TVC, the LVWA also took over the long-standing Uncorked! Wine competition and executed a 13 judge blind wine tasting competition along with a consumer event to taste the winning wines. The judges were local and national acclaimed sommeliers and wine professionals. This has allowed us to truly follow our passion of raising the quality of wines in Livermore Valley.

In 2025-2026 we plan to continue with more comprehensive training videos for our growers and in person wine tasting sessions to critique wines that may have ﬂaws and need additional intervention. Also, in the coming year the Quality Enhancement and Education Committee will be partnering with Innovation Tri-Valley to engage Ai to its fullest potential in relationship to the winemaking and growing aspects of our industry.

We will continue to cost share lab testing to encourage wineries and growers to test using our winemaking consultant to analyze results and give feedback and guidance where necessary.

Professional Development & Education
Programs and training for assessed winery facilities related to winemaking, wine grape growing, sales, hospitality, direct to consumer, marketing, media interviews, business operations and best practices.

From July 1, 2024 to June 30, 2025, Professional Development & Education funds were allocated towards hosting a comprehensive list of training sessions for all assessed wineries and their staﬀ. The following have been hosted over the past year:

July 15 Interwinery Tasting: An opportunity for Tasting Room Staﬀ to taste wines from other wineries for the purpose of educated referrals.

August 13 Summer Member Meeting: A networking event and brief look back and look forward for the LVWA Staﬀ for our Members to share goals and plans.

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August 21 Blessing of the Grapes: An annual ceremony and networking luncheon for our membership to come together with industry professionals and local government and county o ﬃcials with local clergy, pre-harvest.

September 10 Customer Experience 101 Seminar: Training for tasting room staﬀ on how to create extreme hospitality for tasting room guests. This was done by our own Professional Development Committee.

October 29 Harvest Recap: Panel discussion led by David Kent with winery owners, winemakers and grower members discussion of what happened during harvest and how to best proceed.

December 3 Member Holiday Party: Social event for our Members, local government, local businesses and county oﬃcials held annually. Also includes a presentation of member of the year.

January 14 Annual Member Meeting: A networking event and brief look back and look forward for the LVWA Staﬀ for our Members to share goals and plans, including sharing our annual report.

February 19 RBS Training: Tasting room staﬀ must be trained on Responsible Beverage Service every three years. As this began three years ago, we held trainings to prepare staﬀ for the renewal process.

March 18 CPR and First Aid Training: Professionally taught class on CPR and First Aid for our tasting room staﬀ.

April 1 Digital Marketing 101 Training: Presented by our Digital Marketing ﬁrm, this class taught winery owners and managers how to best utilize social media to advertise and promote winery events.

April 22 Customer Experience 101 Seminar: Back by popular demand, training for tasting room staﬀ on how to create extreme hospitality for tasting room guests. This was done by our own Professional Development Committee.

May 13 WISE Training: Sales training for Tasting Room Staﬀ based upon the results of our Mystery Shopper Program from the past, done by a Wine Industry Sales Education instructor.

May 20 Spring Member Dinner: Networking opportunity for our Members, local government, local businesses and county oﬃcials to forge new relationships and reinforce existing relationships.

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June 3 RBS Training (#2): Tasting room staﬀ must be trained on Responsible Beverage Service every three years. As this began three years ago, we held trainings to prepare existing staﬀ for the renewal process and new staﬀ for certiﬁcation.

June 17 Interwinery Tasting: An opportunity for Tasting Room Staﬀ to taste wines from other wineries for the purpose of educated referrals.

The Professional Development and Education Committee plans to spend time and resources on the following for July 1, 2025-June 30, 2026:
· Harvest Preview: a look ahead to this year’s harvest (August 2025) · Blessing of the Grapes: a social event for our Membership (August 2025) · Riedel Glass seminar (September 2025)
· Harvest Recap : discussion of the unique experience of the 2025 Harvest season. (November 2025)
· Holiday Party (December 2025)
· Annual Meeting (January 2026)
· Human Resource seminar (February 2026)
· Cultural Customer Service seminar (March 2026)
· Selling to Restaurants seminar (April 2026)
· WISE Training seminar for new staﬀ prior to the summer season (May 2026) · Interwinery Tasting: for Tasting Room staﬀ to become educated on one another’s wines. (June 2
In addition, we plan to provide cost share funds for Members to attend seminars/presentations by external groups to become more educated on overall winery best practices.

Administration and Operations
The administration and operations portion of the budget shall be utilized for administrative staﬃ ng costs, oﬃce costs, advocacy, and other general administrative costs such as insurance, legal, and accounting fees.

A certiﬁed public accountant may complete an agreed-upon procedure of the Owners’ Association’s allocation of LVWHD funds and usage in accordance with the terms and Livermore Valley Wine Heritage District
2024-2025 Annual Report 13

EXHIBIT A
240
condition of the plan, at the City’s discretion. The audit may be performed by the City, or the City may hire an independent audit ﬁrm to be paid for by LVWHD.

In addition to general administrative costs as detailed above, a portion of 2024-2025 funds will be allocated towards covering the salary of LVWA’s Executive Director, Marketing Manager and Membership Relations Manager for their ongoing dedication and guidance in advancing the mission of the LVWHD.

City Collection Fee
The City of Livermore shall be paid a fee equal to two percent (2%) of the amount of assessment collected to cover its costs of collection and administration.

Contingency / Reserve
The budget includes a contingency line item to account for lower than anticipated assessments. If there are contingency funds collected, they may be held in a reserve fund or utilized for other programs, administration or renewal costs at the discretion of the Owners’ Association. Policies relating to contributions to the reserve fund, the target amount of the reserve fund, and expenditure of monies from the reserve fund shall be set by the Owners’ Association. Contingency/reserve funds may be spent on District programs or administrative and renewal costs in such proportions as determined by the Owners’ Association. The reserve fund may be used for the costs of renewing the LVWHD. In the upcoming year of operation, funds will be paid back to LVWA for the costs of the formation of the LVWHD. Once formation costs are paid back, the funds will be in reserve/contingency fund.

Livermore Valley Wine Heritage District
2024-2025 Annual Report 14

EXHIBIT A
241
Cost
FY 25/26 Projections
The cost of providing improvements and activities for FY 25/26 is consistent with the Plan. The total estimated assessment budget has remained the same as a result of lower than expected business conditions. Currently in the wine industry we are seeing a 16% downcycle and are conservatively projecting lower to ﬂat assessment revenue based on those ﬁndings. The FY 25/26 funding sources are composed of $500,000 in projected assessment revenue plus utilization of $140,739.03 for FY 24/25. The total budget adopted by the LVWA Board for FY 25/26 is $640,739.03. The categorical breakdown is below. All budget category allocations are within the authorized ﬁfteen percent (15%) adjustment of the total budget from the prior year.

Livermore Valley Wine Heritage District
2024-2025 Annual Report 15
Assessment revenue $500,000.00
FY 24/25 carryover $140,739.03
Total funding sources $640,739.03
Expenditures % of Budget Total FY 24/25
Budget
Marketing & Brand Awareness 33% $211,443.87
Quality Enhancement &
Education 18% $115,333.02
Administration & Operations 15% $96,110.85
Advocacy- Community &
Industry Engagement 15% $96,110.85
Professional Development &
Education 10% $64,073.90
Contingency/Reserve 7% $44,851.73
City Collection Fee 2% $12,814.81
Total Expenditures 100.00% 640,739.03

EXHIBIT A
242
FY 24/25 Actuals
Based on the initial proposed boundary of the LVWHD, the projected FY 24/25 collections as stated in the LVWHD Management District Plan were $500,000.

The revenue ﬁgures are sourced from Hdl, while the expense numbers come from LVWHD. All ﬁgures are unaudited.

Assessment
There is no change in the method and basis of levying the assessment.

Assessment Rate
The annual assessment rate is two percent (2%) of gross direct-to-consumer sales revenue of assessed wineries. Based on the beneﬁ t received, assessments will not be collected on purchases made outside of the state of California or purchases made pursuant to contracts executed prior to January 1, 2022. Revenue generated from the LVWHD is intended only to provide programs and services for assessed businesses, all of which are located in California. Sales made outside of the state of California are not subject to assessment due to a lack of beneﬁ t. Assessment dollars will not be spent on any programs or activities to beneﬁ t individual winery businesses outside of the state of California. Assessment dollars may be spent outside of California to elevate the notoriety of the Livermore Valley as a premier winery destination with the desired outcome of increased in-person visitation to business paying the assessment.

Livermore Valley Wine Heritage District
2024-2025 Annual Report 16

EXHIBIT A
243
The term “gross sales revenue” as used herein means: the consideration charged by wineries, for all direct-to-consumer sales of wine, wine club shipments (whether shipped or picked up), ticket sales, tasting fees, tours and private and public special events, merchandise, prepared and packaged foods for on-premise or oﬀ-premise consumption (whether sold in a tasting room or a stand-alone restaurant on- premise), orders placed via telemarketing, telephone, online, email, whether carried out at the time of purchase, shipped or picked up at a later date (pre-sales). Gross sales revenue shall not include any federal, state or local taxes collected, including but not limited to sales and use taxes.

The assessment is levied upon and a direct obligation of the assessed winery. However, the assessed winery may, at its discretion, pass the assessment on to customers. The amount of assessment, if passed on to each customer, shall be disclosed in advance and separately stated from the amount charged and any other applicable taxes, and each customer shall receive a receipt for payment from the business. If the LVWHD assessment is identi ﬁed separately it shall be disclosed as the “LVWHD Assessment.” The assessment is imposed solely upon, and is the sole obligation of the assessed winery even if it is passed on to customers. The California Department of Tax and Fee Administration (CDTFA) issued a written opinion that state sales tax applies to the revenue generated from Business Improvement District assessments on items where state sales tax is levied. In light of CDTFA’s opinion, businesses that pay both state sales tax and LVWHD assessments on sales are advised to collect sales tax on the assessment revenue.

Bonds shall not be issued.

Time and Manner for Collecting Assessments
The LVWHD assessment will be implemented beginning January 1, 2022 and continuing for four and a half (4.5) years to end on June 30, 2026. The City of Livermore or a third-party collection agency will be responsible for collecting the assessment on a quarterly basis (including any delinquencies, penalties and interest) from each winery located in each jurisdiction within the LVWHD. The City or a third-party collection agency shall take all reasonable eﬀorts to collect the assessments from each winery. The City or a third-party collection agency shall forward the assessments collected to the Owners’ Association.

Livermore Valley Wine Heritage District
2024-2025 Annual Report 17

EXHIBIT A
244
Penalties and Interest
The LVWHD shall reimburse the City of Livermore (City) for any costs associated with collecting unpaid assessments. If sums in excess of the delinquent LVWHD assessment are sought to be recovered in the same collection action by the City, the LVWHD shall bear its pro rata share of such collection costs. Assessed businesses which are delinquent in paying the assessment shall be responsible for paying:

1. Original Delinquency
Any winery that fails to remit any assessment imposed by this section within the time required shall pay a penalty of ten percent (10%) of the amount of the assessment in addition to the assessment.

2. Continued Delinquency
Any winery that fails to remit any delinquent remittance on or before a period of thirty (30) days following the date on which the remittance ﬁrst became delinquent shall pay a second delinquency penalty of ten percent (10%) of the assessment in addition to the assessment and the ten percent (10%) penalty ﬁrst imposed.

3. Fraud
If the City or third-party collection agency determines that the nonpayment of any remittance due under this article is due to fraud, a penalty of twenty-ﬁ ve percent (25%) of the amount of the assessment shall be added thereto in addition to the penalties stated in paragraph one (1) and two (2) above of this section.

4. Interest
In addition to the penalties imposed, any winery who fails to remit any assessment imposed by this section shall pay interest at the rate of one-quarter of one percent (0.25%) per month or fraction thereof on the amount of the assessment, exclusive of penalties, from the date on which the remittance ﬁrst became delinquent until paid.

Surplus and Other Funding
Surplus
There is a deﬁ ciency in the amount of $82,352.25 from FY 24/25 activity. This amount will be combined with the FY 23/24 carryover of $223,091.28 for a total adjusted amount of $140,739.03 carried over into FY 25/26. We had planned for this deﬁ ciency to pay for larger marketing/advertising campaigns in the 24/25 ﬁscal year. We anticipate continuing that in FY 25/26 to deplete the remainder of the carryover.

Other Funding
We have no outside funding to report for FY 24/25
Livermore Valley Wine Heritage District
2024-2025 Annual Report 18

EXHIBIT A
245
Notes
The LVWA Board of Directors made the decision during the September 2024 board meeting to change the LVWHD ﬁscal year to match that of the WHD. This decision will make ﬁscal reporting and forecasting much easier for both City of Livermore and LVWA staﬀ. This change will be eﬀective as of FY 25/26.

As we embark on the ﬁfth and ﬁnal year of this approved MDP we have engaged the services of Civitas Advisors to ﬁnalize and present the proposed MDP for renewal, proposed petition and resolutions. We anticipate receipt of these documents shortly.

Livermore Valley Wine Heritage District
2024-2025 Annual Report 19

EXHIBIT A
246
Appendix – Assessed Businesses
3 STEVES WINERY ALMOST FAMOUS WINE COMPANY

ARROYO CELLARS BENT CREEK WINERY

BOAVENTURA DE CAIRES WINERY BODEGAS AGUIRRE

CADDIS WINES CONCANNON VINEYARD

CUDA RIDGE WINES DANTE ROBERE VINEYARDS

DARCIE KENT VINEYARDS DEL VALLE WINERY

EHRENBERG CELLARS FAVALORA VINEYARDS & WINERY , INC

FENESTRA WINERY GARRE VINEYARD & WINERY

JMC CELLARS LAS POSITAS VINEYARDS

LEISURE STREET WINERY LONGEVITY WINES

MCGRAIL VINEYARDS AND WINERY MITCHELL KATZ

MURRIETAS WELL OCCASIO WINERY

OMEGA ROAD WINERY & CELLARS PAGE MILL WINERY

PRUETT FARMS RETZLAFF VINEYARDS

RIOS LOVELL WINERY RODRIGUE MOLYNEAUX WINERY

ROSA FIERRO CELLARS SAKURA WINERY

STEVEN KENT WINERY TENUTA VINEYARD

TESLA VINTNERS WENTE VINEYARDS

WOOD FAMILY VINEYARDS
* The list was updated and developed with the most reliable information provided; however, the list may contain discrepancies. This list shall include any future to-be opened businesses. Any business that may have been missed in this list, but is still within the boundaries of the LVWHD, shall also be subject to assessment.

Livermore Valley Wine Heritage District
2024-2025 Annual Report 20

EXHIBIT A
247

CITY COUNCIL STAFF REPORT
ITEM NO. 7.1

DATE:

November 24, 2025
TO:

Honorable Mayor and City Council
FROM:

Brent Smith, Community Development Director
SUBJECT:

THIS ITEM WAS CONTINUED FROM THE OCTOBER 27, 2025, CITY COUNCIL

MEETING
Hearing to consider a request to approve a Planned Development (PD) 25- 001, Subdivision (SUB) 20-004, and Site Plan Design Review (SPDR) 21-001 to allow a two-story, attached, 13-unit multi-family, townhome-style development located at 3541 East Avenue.

RECOMMENDED ACTION

Planning Commission and staff recommend the City Council:
1 .

Adopt a resolution finding the project is Categorically Exempt under the provisions of the California Environmental Quality Act (CEQA) per Section 15332, In-Fill Projects, and Direct the Planning Manager to file a Notice of Exemption in accordance with the provisions of CEQA, subject to project approval;
2 .

Adopt a resolution approving Subdivision (SUB) 20-004 and Site Plan Design Review (SPDR) 21- 001 for the development located at 3541 East Avenue; and 3 .

Introduce an ordinance
and waive the first reading, authorizing Planned Development (PD) 25- 001.

DECISION TYPE
Legislative

SUMMARY
The applicant proposes to demolish an existing single-family home and develop the approximately 0.62- acre site with 13 attached two-story townhouse style units and one attached Accessory Dwelling Unit (ADU). The project will consist of all rental units that would be grouped on one lot. The project will include one unit for rent to a very low-income (50 percent of Area Median Income) household consistent with the City's inclusionary affordable housing policies.

The project site is located at the southeast corner of East Avenue and Dolores Street (see Attachment 1 - Location Map). The project provides two garage parking spaces per unit and four uncovered onsite 248
guest spaces, including one van-accessible space. Approximately 50 percent of the on-site landscaping will include California native plants with a total of 22 trees planted around the site.

The proposed project includes the following entitlements:

Planned Development (PD) 25-001 would establish new residential development standards based on the T4 Neighborhood (T4N) and replace the existing default Planned Development zone.

Subdivision (SUB) 20-004 (Tentative Parcel Map 11527) would merge the existing two parcels into one parcel and secure public improvements, including a $50,000 required, fair-share contribution for intersection improvements.

Site Plan Design Review (SPDR) 21-001 would ensure the architecture and landscape design of the project complies with the City’s Design Standards and Guidelines (DSG).

DISCUSSION

PROJECT SITE CONTEXT

The site is surrounded by existing residential development, including single-family development to the east and west, multi-family to the south, and a mix of single and multi-family residential to the north. The applicant proposes to combine the two parcels into one single parcel. The project site is approximately one mile away from Downtown Livermore, located near multiple public transit stops, and has access to public services and utilities.

The Planning Commission Staff Report summarizes the existing and surrounding land uses (see Attachment 2).

PROJECT DESCRIPTION AND STAFF ANALYSIS

General Plan

The General Plan designation for the subject site is Urban High Residential (UH-2). The UH-2 designation allows a density range of 8 to 14 units per acre and is seen in the central and outlying areas of the City. Townhouses and duplex housing types are common under this designation. The General Plan allows residential density to be based on a district-wide basis (Livermore General Plan Land Use Element, p. 3-10). The current density of the surrounding neighborhood is 12.7 units per acre. The proposed project will increase density in this area to approximately 13 units per acre. Thus, district-wide density will remain within the permitted density range of the UH-2 designation.

Zoning

The project site is currently zoned Planned Development (PD), which requires the project adhere to default residential zoning standards or adopt a development-specific Planned Development District tailored to the site. Generally, a Planned Development District is intended for development projects that require more flexible development standards that allow the project to address site constraints in a manner that could not be achieved in a conventional zone. A Planned Development zone must conform to the requirements of the General Plan.

Multi-family development of 14 units or less under the PD zone is required to conform to either the 249
Multiple Family Residential (MFR) or T4 Neighborhood (T4N) Zone, whichever is closest to the project density. The proposed project most closely aligns with the T4N Zone, making it the default zone for the project.

The proposed PD standards are compatible with the surrounding residential neighborhoods. The proposed standards maintain a cohesive transition between the existing residential neighborhood and the project site through site planning, use of setbacks and separations, design features, and landscape design. The PD prescribes precise frontage design types, setbacks, building height and width maximums for the townhome style buildings. This eliminates the possibility to expand the townhomes through building additions (building additions are uncommon for townhome projects).

The proposed PD standards differ from three T4N zoning standards. The proposed variations are described below:

The T4N zone limits building height to 35 feet within the front 90 feet of the property (measured from the East Avenue right-of-way) and to 24 feet in height beyond 90 feet. The 24-foot height limit applies to the southeast corner of unit 8 which is approximately 28 feet in height. Unit 8 exceeds the 24 foot maximum height limit at the rear of the lot. The proposed PD would allow the 35-foot height limit to extend back to accommodate the height of unit 8.

The project includes porches and stoops which are a required frontage type in the T4N zone. The porches are required to provide a minimum depth of eight feet. The T4N zone allows a maximum encroachment of five feet into the setback for a porch or a stoop. The second variation would allow the proposed porches along Dolores Street and East Avenue to encroach eight feet into the setback. The encroachment will allow the project to meet the minimum porch depth and provide usable private open space.

The Townhouse Building Type (LDC section 5.01.090) limits the width of the main building body for each unit to 36 feet. Units 1 through 12 comply with this standard but Unit 13, which includes an ADU, is 44 feet wide and exceeds the maximum allowed building width. The third variation removes the unit width limitation.

Staff supports the requested variations. The rectangularly shaped corner lot makes it difficult to construct a building at the rear of the lot and comply with the T4N rear lot height standard. Furthermore, the southern edge of the property adjoins landscaping and a private driveway for the residential community to the south.

An eight-foot encroachment into the setback is desirable along Dolores Street and East Avenue to meet the minimum porch depth requirement per the Development Code (LDC section 4.03.050). The encroachments allow each street-facing unit to have a usable porch. The porches also add detailing and human scale to the architecture while maintaining a five-foot minimum setback to accommodate landscape.

The excess building width for unit 13 allows the construction of an ADU and provides additional housing.

The PD allows development flexibility and permits the requested variations.

Additional Design Features

250
For each proposed variation from the default zoning, the Livermore Development Code (LDC section

3.04.030.J.1) requires Residential Planned Developments to provide an added design feature that is proportional to the degree of variation from the default zoning. The City only considers a design feature that exceeds what is otherwise required by the City or by the California Environmental Quality Act (CEQA). Examples include:

• Public features not generally available in the neighborhood of a standard zoning district • Provision of public, neighborhood amenities
• Diversification of building sizes and types, increased landscaping, or extraordinary architecture

The proposed project meets the Planned Development design feature requirements. The project includes increased landscaping on-site of which approximately 50 percent of the plant material is native to California. The proposed architecture is of high quality and incorporates design features as recommended by the Design Standards and Guidelines. Further, the applicant has offered an easement for dedication to the City on the northern four feet of the project site to accommodate the installation of a future bike lane along East Avenue following future study and approved design for such a facility (see Attachment 8). The Active Transportation Plan (ATP) has not established a project-level design to identify specific right-of-way needs for bike lane construction on East Avenue.

SUBDIVISION

The project entitlements include a Tentative Parcel Map to combine the two individual parcels into one parcel in conformance with Part 10 of the Livermore Development Code (Government Code and the Subdivision Map Act, by reference). The purpose of the City’s subdivision ordinance is to regulate the division of land consistent with the Livermore General Plan and facilitate orderly development of the community. The applicant is the owner of both parcels. A parcel line between the two parcels will be removed to merge the lots.

The development would increase the need for public utilities that would be maintained by the City.

However, the site has access to public utilities, including water and sewer. Furthermore, the project would be required to pay for the increase in public services at the time of Building Permit issuance and through user fees.

Site access from Dolores Street was evaluated by the Livermore Pleasanton Fire Department, Livermore Sanitation, and the Engineering Division for conformance with the applicable standards and deemed adequate to maintain health and safety.

The East Avenue Corridor Project and the Active Transportation Plan (ATP) describe the future improvements to the intersection of East Avenue and Dolores Street, including bulb-outs and medians, permanent traffic-calming measures, and bike and pedestrian improvements. In accordance with the ATP, these improvements are installed in conjunction with development projects. The applicant will contribute $50,000 towards these improvements representing its fair share of the improvements required by the East Avenue Corridor Project, which contribution will be due prior to Final Map approval. This figure is based on the project's linear foot frontage to the East Avenue Corridor Project, which in total, is estimated to cost $3.45 million. As noted above, the applicant has also offered a dedication for an easement on the northern four feet of the project site to accommodate the installation of a future bike lane along East Avenue following future study and approved design for such a facility (see Attachment 8).
251

The Planning Commission Staff Report describes the monetary contribution for frontage improvements as an additional design amenity. The improvements will aid in calming traffic and enhancing bike and pedestrian movement. However, since the improvements are required by the East Avenue Corridor Project and the ATP, they cannot be considered an additional design amenity. Therefore, the $50,000 monetary contribution is the applicant's required fair share of the approved East Avenue / Dolores Street intersection improvements. The intersection improvements are scheduled to start construction in summer 2026 which will be completed as a City-initiated Capital Improvement Project (CIP).

SITE PLAN DESIGN REVIEW

Site Plan and Design Review (SPDR) 21-001 evaluates the development’s site layout, building architecture, and landscape design. The site plan uses the site efficiently and creates an active streetscape that relates well to the pedestrian walkways and adjacent buildings. The development includes two main buildings oriented to provide appropriate spacing and positioning to promote pedestrian connectivity, maintain privacy and use the site efficiently. The building facing Dolores Street displays strong design character and is visually compatible with the existing development to the south.

The characteristics of the development, such as height, massing, setbacks, materials, and architectural style, improve and complement the surrounding area. The project design enhances the views for the public from East Avenue and Dolores Street. Units 1 through 8 have access to usable private open space in their back yards along the eastern edge of the site. Units 9 through 13 have front yards and usable front porches. The individual garages are accessed by a common drive aisle located behind the residential structures that face the public street. This achieves the Design Guidelines goal of minimizing views of garages (DSG, Residential Standards, p.128).

The proposed architecture and materials reflect the traditional architecture found in the older sections of Livermore, south of downtown. Materials include horizontal lap siding and stucco, wood posts, and a combination of stone and brick wainscoting. Material changes and façade articulation distinguish the dwelling units from one and other. In addition, the architecture provides porches and entries on the street-facing elevations to create an inviting and active street presence. The project includes appropriate site planning, building massing, vertical and horizontal articulation, and neutral color palettes that are consistent with the Residential Design Standards and Guidelines (DSG pgs. 129 -130, 133, 140).

The landscape design creates an inviting streetscape that enhances the neighborhood. The landscape plan provides a hierarchy of plantings with a variety of low to medium water usage trees, shrubs and groundcover consistent with the Design Standards and Guidelines and the Water Efficient Landscape Ordinance. Two existing trees at the northwest corner of the site will be removed and approximately 22 trees of various species would be distributed throughout the development. Approximately 50 percent of the plant material is native to California.

Parking and Traffic

Parking is provided in attached garages consistent with the Livermore Development Code (Chapter 4.04:

Parking Standards) at a ratio of two required parking spaces per unit, plus one guest space for every four units. The project provides three guest spaces near the driveway entrance and one van-accessible ADA space at the north end of the drive aisle. A condition of approval would require a red curb and installation 252
of a "No Parking" sign along Dolores Street to allow future traffic calming improvements.

TJKM Consultants prepared a transportation assessment for the project (see Attachment 6). The assessment includes a trip generation and vehicles miles traveled (VMT) analysis in addition to an on- site circulation and access evaluation. The assessment concludes that the project will generate 88 average daily trips during a typical weekday which is below the VMT screening threshold of 110 daily trips. Therefore, the project does not require a VMT analysis. The project will generate 6 trips in the morning peak hours between 7 a.m. to 9 a.m. and 7 trips in the evening peak hours of 4 p.m. to 6 p.m.

Additionally, the assessment concludes the on-site circulation and site access is adequate for the project.

Public Art

Pursuant to Livermore Municipal Code section 12.51, residential development projects are required to provide (or fund) public art in a manner that benefits the public and contributes to the public’s understanding, enjoyment and experience of cultural diversity. The applicant proposes to pay the in-lieu fee established by the Municipal Code to satisfy the public art requirement.

Solid Waste

Each unit will have containers for trash, recycling, and green waste. Each unit has an attached garage where the containers will be stored. The containers will be collected from the internal drive aisle.

Livermore Sanitation reviewed and approved the site layout.

Affordable Housing

The applicant proposes to rent all 13 units in the development. The applicant would be required to enter into an affordable housing agreement that will be recorded on the property. The agreement will identify one unit as affordable to a very low-income household (50 percent of Area Median Income).

ENVIRONMENTAL DETERMINATION

Section 15332 of the California Environmental Quality Act (CEQA) Guidelines exempts in-fill development projects in urbanized areas. The exemption applies to the proposed project. Additional analysis is provided in the Planning Commission staff report (see Attachment 2).

PLANNING COMMISSION

On June 17, 2025, the Planning Commission reviewed the proposed project and recommended approval to the City Council with a 4-1 vote. No public comments were received at the meeting (see Attachment 3 - PC Meeting Minutes).

During the meeting, the Commission discussed a recommendation to require dedication of right-of-way (ROW) along the project frontage on East Avenue to accommodate a future bike lane as part of the Active Transportation Plan (ATP). However, the ATP has not established a project-level design to identify specific ROW needs for bike lane construction on East Avenue. Consequently, the City does not have a nexus to require the dedication. Right-of-way dedications are typically guided by an adopted implementation plan; however, the East Avenue Corridor Study does not yet have an implementation 253
plan for on-street bicycle lanes.

Implementation of the first phase of the
East Avenue Corridor ATP Implementation, (CIP TB202222 - Pedestrian Bulb Outs & Bike Boulevard Improvements) includes bike and pedestrian improvements at key intersections based on the pilot project, and implementation of a bike boulevard that traverses east and west in the neighborhoods north of East Avenue. The intersection improvements and bike boulevard are scheduled to start construction in summer 2026.

The ATP is expected to be updated following
completion of the General Plan.

However, as discussed further above, to address the right-of-way concern the applicant has offered an easement for dedication to the City on the northern four feet of the project site to accommodate the installation of a future bike lane along East Avenue following future study and approved design for such a facility (see Attachment 8).

PUBLIC COMMENT

Staff received three public comments for the project (see Attachment 7).

FISCAL AND ADMINISTRATIVE IMPACTS

Staff time allocated to land use entitlement review are offset by required entitlement application fees. The incremental increase in demand for water, sewer, and stormwater services will be offset by required impact fees and utility connection fees. Consistent with Livermore’s practice, onsite water and sewer lines would be maintained by the City and Cal Water, which would be covered by user fees. In addition, the project will pay it's required fair share of $50,000 towards future intersection improvements at East Avenue and Dolores Street. The project, therefore, will have no significant fiscal or administrative impacts.

COMMUNITY PILLAR

1: A Safe Community that Thrives

GOAL

9: Facilitate new development consistent with the City’s General Plan

GUIDING DOCUMENTS

Livermore General Plan, Livermore Development Code, and Design Standards and Guidelines.

ATTACHMENTS

1. Location Map

2. Planning Commission Staff Report

3. Planning Commission Minutes

4. Development Plans

5. Colors and Materials Board
254

6. Transportation Assessment

7. Public Comments

8. Offer of Dedication

9. Resolution - CEQA

10. Exhibit A - Planning Commission CEQA Resolution

11. Resolution - Project

12. Exhibit A - Planning Commission Project Resolution

13. Exhibit B - Conditions of Approval

14. Ordinance

15. Exhibit A - Planning Commission PD Resolution

16. Exhibit B - Planned Development (PD) 25-001

Prepared by: Kam Purewal
Associate Planner

Approved by:
____________________________________
Marianna A. Burch
City Manager
Fiscal Review by:
____________________________________
Tina Olson
Administrative Services Director
255
City of Livermore
This map is based on City of Livermore GIS
Information and reflects the most current information
at the time of this printing. The map is intended for
reference purposes only and the City and its staff is
not responsible for errors.
1,000Livermore IT, GIS Services
166.7
1:NAD_1983_2011_StatePlane_California_III_FIPS_0403_Ft_US

83.33 Feet166.70
6/3/2025 9:54:43
AM
Prepared:

Notes:

Scale:

ATTACHMENT 1
256
PLANNING COMMISSION STAFF REPORT ITEM NO. 5.1
DATE: June 17, 2025
TO: Chairperson and Members of the Planning Commission
FROM: Steve Riley, Planning Manager
SUBJECT: Hearing to consider a request to approve a Planned Development (PD) 25-001, Subdivision (SUB) 20-004, and Site Plan Design Review (SPDR) 21-001 to allow a two- story, attached, 13-unit multi-family, townhome-style development. The project will consist of all rental units that would be grouped on one lot. The units will consist of either three or four bedrooms and range in size from 1,400 to 1,900 square feet per unit. Each unit will have an attached two-car garage. The project will reconstruct the curb, gutter, and sidewalk along the project frontages (East Avenue and Dolores Street), underground all utilities, and construct a new shared driveway to access the site from Dolores Street.

COMMENDED ACTION
St
aff recommends the Planning Commission adopt resolutions recommending the City Council:

1. Find the project is Categorically Exempt under the provisions of the California Environmental Quality Act (CEQA) per Section 15332, In-Fill Projects, and Direct the Planning Manager to file a Notice of Exemption in accordance with the provisions of CEQA, subject to project approval; and

2. Approve Subdivision (SUB) 20-004 and Site Plan Design Review (SPDR) 21-001; and

3. Adopt an Ordinance authorizing Planned Development (PD) 25-001

DECISION TYPE
SU
MMARY
The applicant proposes to demolish the existing single-family home and develop the approximately 0.62- acre site with 13 attached two-story townhouse units and one attached Accessory Dwelling Unit (ADU).

The project will consist of all rental units that would be grouped on one lot. The proposal includes a traditional architectural style adapted to the townhome product type. Unit sizes range from approximately 1,400 square feet to approximately 1,900 square feet with the option of three or four bedrooms. Each unit will have an attached two-car garage. The project will include one unit for rent to a very low-income (50% of Area Median Income) household.

The project site is located at the southeast corner of East Avenue and Dolores Street (see Attachment 1 ATTACHMENT 2
257
- Location Map). Four guest parking spaces, including one accessible space, would be located on-site.

Approximately 50 percent of the on-site landscaping will include California native plants with a total of 22 trees planted around the site including a variety of shrubs, grasses, perennials, succulents, and subshrubs.

The applicant will reconstruct the curb, gutter, and sidewalk along the project frontages (East Avenue and Dolores Street), construct a new driveway to provide access to the site from Dolores Street, and underground all electric and communication lines along the project frontage.

The applicant has agreed to contribute $50,000 towards intersection improvements at East Avenue and Dolores Street. The Engineering Division is working on multiple active and planned Capital Improvement Projects (CIP) along East Avenue. The contribution could be used for corridor improvements such as permanent traffic calming measures or bike and pedestrian enhancements. The improvements will be completed at a later date as part of a CIP.

The proposed project includes the following entitlements:

Planned Development - Residential (PD) 25-001 would establish new residential development standards based on the T4 Neighborhood (T4N) and replace the existing default Planned Development zone.

Subdivision (SUB) 20-004 (Tentative Parcel Map 11527) would merge the existing two parcels into one parcel, establish property lines and site layout, and secure associated public improvements.

Site Plan Design Review (SPDR) 21-001 would ensure the architecture and landscape design of the project complies with the City’s Design Standards and Guidelines (DSG).

DISCUSSION

PROJECT SITE CONTEXT

The project site is generally flat and consists of two legal parcels. The applicant proposes to combine the two parcels into one single parcel. An existing single-family home is located on the property including several recreational vehicles and a storage container. The existing house will be demolished, and the recreation vehicles and storage container will be removed from the site.

The site is surrounded by existing residential development, including single-family development to the east and west, multi-family to the south, and a mix of single and multi-family residential to the north. The project site is approximately one mile away from Downtown Livermore, located near multiple public transit stops, and has access to public services and utilities. Table 1: summarizes the existing and surrounding land uses.

Table 1
General Plan
Designation Zoning Designation Existing Land Use
North Urban High Residential
(UH-2)
Suburban Multiple
Residential (RG) Zone
Single/ Multifamily
Residential
ATTACHMENT 2
258
South
Urban High Residential
(UH-2)
Planned Unit
Development (PUD) 116-
78 Multifamily Residential
East Urban High Residential
(UH-2)
Planned Development
(PD) Single Family Residential
West Urban Medium High
Residential (UMH)
Residential Low Density
(RL) Zone Single Family Residential
Subject Site
Urban High Residential
(UH-2)
Planned Development
(PD) Single Family Residential

PROJECT DESCRIPTION AND STAFF ANALYSIS

General Plan

The General Plan designation for the subject site is Urban High Residential (UH-2). The Urban High Residential designation accommodates the highest range of residential densities in the City. It allows a density range of 8 to 14 units per acre and is seen in the central and outlying areas of the City.

Townhouses and duplex housing types are common under this designation. The General Plan allows residential density to be based on a district-wide basis (Livermore General Plan Land Use Element, p. 3- 10). The current density of the surrounding neighborhood is 12.7 units per acre. The proposed project will increase density in this area to approximately 13 units per acre. Thus, district-wide density will remain within the permitted density range of the UH-2 designation.

Zoning

Multifamily development of 14 units or less under the PD zone is required to conform to either the Multiple Family Residential (MFR) or T4 Neighborhood (T4N) Zone, whichever is closest to the project density. The proposed project most closely aligns with the T4N Zone, making it the default zone for the project.

The proposed PD standards for the project are compatible with the surrounding residential neighborhoods and conform to the size and shape of the site. The proposed standards maintain a cohesive transition between the existing residential neighborhood and the project site through site planning, use of setbacks and separations, design features, and landscape design. The PD prescribes precise frontage design types, setbacks, and building height and width maximums for the townhome style buildings. This eliminates the possibility to expand the townhomes through building additions (building additions are uncommon for townhome projects).

The proposed PD standards differ from three T4N zoning standards. The proposed variations are described below:

ATTACHMENT 2
259

1. The T4N zone limits building height to 35 feet within the front 90 feet of the property (measured from the East Avenue right-of-way) and to 24 feet in height beyond 90 feet. The 24-foot height limit applies to the southeast corner of unit 8 which is approximately 28' in height. Unit 8 exceeds the 24 foot maximum height limit at the rear of the lot. The proposed PD would allow the 35-foot height limit to extend back to accommodate the additional building height but complies with the overall maximum height limit of 35 feet to accommodate unit 8.

2. The project includes porches and stoops which are a required frontage type in the T4N zone. The T4N zone allows a maximum encroachment of 5 feet into the required setback for a porch or a stoop. The second variation would allow the proposed porches along Dolores Street and East Ave to encroach 8 feet into the setback. The encroachment will allow the project to meet the required minimum porch depth of 8 feet and provide usable yard and open space within the required setback. All porches will maintain the minimum required setback of five feet.

3. The Townhouse Building Type (LDC 5.01.090) limits the width of the main building body for each unit to 36 feet. Units 1 through 12 comply with this standard but Units 13, which includes an ADU, is 44 feet wide and exceeds the maximum allowed building width. The third variation removes the unit width requirement.

Staff supports the requested variations. The rectangularly shaped corner lot makes it difficult to construct a building at the rear of the lot and comply with the T4N rear lot height standard. Furthermore, the southern edge of the property adjoins landscape and a private circulation driveway for the residential community to the south.

An eight-foot encroachment into the setback is desirable along Dolores Street and East Avenue to meet the minimum porch depth requirement per the Development Code (LDC 4.03.050). The encroachments allow each street-facing unit to have a usable porch. The porches also add detailing and human scale to the architecture while maintaining a five-foot minimum setback to accommodate landscape.

The excess building width for unit 13 allows the construction of an ADU and provides additional housing.

The PD allows development flexibility and permits the requested variations. The following standards apply to this project:

Allowed in T4N
Zoning Proposed Complies with
T4N Zone
Front Setback (East Ave) 15' min.
30' max. 15' Yes
Street Side (Dolores St.) 10' min.
15' max. 13' Yes
Building Height
35' max.
24' max, 1.5
stories beyond 90
ft of front property
line
28' overall, two stories
No - Unit 8
exceeds the 24'
max, but
proposed PD will
allow up to 35
feet to address
this issue.

ATTACHMENT 2
260
Building Width (per unit) 18' min.
36' max
(Units 1 to 8)
width 23'
(Units 9 to 12)
width 28'-8"
(Unit 13)
width 44'
(includes
ADU)
Units 1 through
12 do comply.

No - Unit 13
exceeds the max
width, but
proposed PD will
allow up to 44' to
address this
issue.

Open Space/ Yard Area (per unit)
100 sf/ unit min.
(Unit 1)
173 sf open
space in rear
yard; front
porch area
166 sf
(Units 2 to 7)
open space
173 sf in rear
yard;
(Unit 8)
462 sf yard/
porch area
within side
street
setback;
(Unit 9)
240 sf yard/
porch area
within side
street
setback;
(Units 10 to 12)
115 sf yard/
porch area
within side
street setback
(Unit 13)
110 sf yard/
porch area
(ADU) 104 sf
open space
area
Yes

For each proposed variation from the default zoning, the Livermore Development Code (LDC

ATTACHMENT 2
261

The proposed project meets the Planned Development design feature requirements. The project includes increased landscaping on-site of which approximately 50% are native to California. The proposed architecture is of high quality and incorporates design features as recommended by the Design Standards and Guidelines. Additionally, the applicant has agreed to provide a monetary contribution of $50,000 for intersection improvements for the benefit of the public.

SUBDIVISION

The project entitlements include a Tentative Parcel Map to combine the two individual parcels into one parcel in conformance with Part 10 of the Livermore Development Code (and Government Code and the Subdivision Map Act, by reference). The purpose of the City’s subdivision ordinance is to regulate the division of land consistent with the Livermore General Plan and facilitate orderly development of the community. The applicant is the owner of both parcels. A parcel line between the two parcels will be removed to merge the lot.

The lot layout and configuration establish the footprint size of the two buildings and enable clustering consistent with the intent of the Planned Development District. The project has access to public utilities including water and sewer. The development would increase the need for public utilities that would be maintained by the City. The project would be required to pay for the increase in public services at the time of Building Permit issuance and through user fees. Site Access (ingress and egress) from Dolores Street was evaluated by the Livermore Pleasanton Fire Department, Livermore Sanitation, and the Engineering Division for conformance with the applicable standards and deemed adequate to maintain health and safety.

SITE PLAN DESIGN REVIEW

Site Plan and Design Review (SPDR) 21-001 proposes the development’s site layout, landscape design, and building architecture.

Site Plan

The site plan establishes efficient building orientation and logically relates to the street, pedestrian walkways, and adjacent buildings. The development includes two main buildings oriented to provide appropriate spacing and positioning to promote pedestrian connectivity, maintain privacy and use the site efficiently. The building facing Dolores Street displays strong design character and is visually compatible with the existing development to the south. The characteristics of the development such as height, massing, setbacks, materials and architectural style improve and complement the surrounding area. The project design enhances the views for the public from East Avenue and Dolores Street.

Units 1 through 8 have access to usable private open space in their back yards along the eastern edge of the site. Units 9 through 13 have front yards and usable front porches. The Design Standard and Guidelines (p.128) encourage small-lot development building entries to be located on the front facade and have direct access to a sidewalk. The project meets the intent of this standard with porches and ATTACHMENT 2
262
entries facing a public street.

The individual garages are accessed by a common drive aisle located behind the residential structures that face the public street. This achieves the Design Guidelines goal of minimizing views of garages (DSG, Residential Standards, p.128). The proposed site plan achieves the following overall goals for residential design set forth in the Livermore Residential Design Standards and Guidelines (p.120):

Provide high quality housing for all sectors of the housing market

Response: The project provides high quality townhome-style rental units with floor plans and sizes that will diversify the mix of housing types and densities of the surrounding area and accommodate the diverse demands of the housing market.

Decrease the visual prominence of the automobile and related facilities, such as streets and parking areas, in residential neighborhoods.

Response: The project provides attached garages for each unit that are accessed via a shared drive aisle. The internal drive aisle is located behind the row of townhomes fronting along Dolores Street.

Encourage a harmonious development pattern that respects and responds to the character of the surrounding built and natural environments

Response: The development would be appropriately setback from the existing residential developments to the east and south.

Architecture

The proposed architecture and materials reflect traditional architecture prevalent in the older sections of Livermore, south of downtown. They include cross-gabled roof forms and individual porch elements for each unit. Materials include traditional horizontal lap siding and stucco, wood posts, and a combination of stone and brick wainscoting. All doors and windows are wrapped in wood trim which gives them a shadowed, recessed definition. Finally, gabled façades are further detailed with faux vents and knee braces. The building forms employ a variation of façade articulation to distinguish the attached dwelling units from one and other. In addition, the architecture wraps façade treatments to the street facing sides of the buildings which creates an inviting presence. These architectural features and the articulation reduce the massing and create a human scale. The project includes appropriate site planning, building massing, vertical and horizontal articulation, the use of conventional elements and materials, and neutral color palettes that conform with the Residential Design Standards and Guidelines (DSG pgs. 129 -130, 133, 140):

Guidelines C.1.1.2. Building massing should be varied by employing a variety of techniques, such as recessed porches, bay windows, dormers and varying planes or setbacks. As appropriate to the style of the house, the roof forms should be varied. Roof forms to be employed include hipped roofs, gabled roofs, varying roof pitches, side-to-side gables, front-to-back gables or various combinations.

ATTACHMENT 2
263
Guideline C.1.1.3. Façade components should correspond to the scale of the human form. This is accomplished by visually breaking up façades into smaller components with elements such as windows, wall insets, balconies, ledges and trim and by stepping back upper stories.

Standard C.3.1.1. Façades shall be designed to include entries, porches and other architectural elements that relate to the human scale.

Standard C.8.1.1 The form, color and texture of the roof should be an integral part of the building design and compatible with both the natural and built settings.

Standard C.8.1.2 Roofline variations may be used to demarcate primary building entrances.

Building fronts and entrances break down the mass of the structure consistent with the Design Standards and Guidelines. Windows are generally vertical and related in design, recessed or framed, to add relief and further articulate the wall plane.

Standard C.4.1.2 Windows shall be used as architectural elements that add relief to the façade and wall surface.

Guideline C.4.1.5 Windows should be vertically oriented, in order to relate to the human form, unless horizontal windows are appropriate to the style, or are necessary in the particular application.

Standard C.1.2.8 Accentuating the ground floor of the building by making it thicker or more substantial visually than upper stories.

The project style utilizes a distinct and a varied palette of materials including brick, stone, stucco, and lap siding. The proposed colors vary in tone, ranging from light, medium and darker earth tones. The color scheme is compatible with each other and the project setting in conformance with the City’s Design Guidelines (DSG p140):

Guideline C.7.1.1. Exterior building colors should be compatible with the surrounding neighborhood setting and should be in keeping with the geographic and climatic conditions specific to Livermore.

Guideline C.7.1.2. Accent colors should be used to enhance details such as trim.

Front Porches

In the Transect Zones, the townhouse building type is required to have either a porch or stoop frontage treatment. The project provides porches on all street-facing units and stoops on all units that face the internal driveway. The front porches comply with the required frontage standards. The PD provides flexibility by allowing an eight-foot encroachment into the setback to comply with the required minimum width and depth for porches.

Parking and Traffic

Parking is provided in attached garages consistent with the Livermore Development Code (Chapter 4.04:

ATTACHMENT 2
264
Parking Standards) at a ratio of two required parking spaces per unit, plus one guest space for every four units for multiple family residential projects. The project provides two stalls per unit for a total of 26 spaces (the total minimum required). The project provides three guest spaces near the driveway entrance and one van-accessible ADA space at the end of the drive aisle. A condition of approval would require a red curb and installation of a "No Parking" sign along Dolores Street to allow future traffic calming improvements.

TJKM Consultants prepared a transportation assessment for the project (see Attachment 4). The assessment includes a trip generation and vehicles miles traveled (VMT) analysis in addition to an on- site circulation and access evaluation. The assessment concludes that the project will generate 88 average daily trips during a typical weekday which is below the VMT screening threshold of 110 daily trips. Therefore, the project does not require a VMT analysis. The project will generate 6 trips in the morning peak hours between 7 a.m. to 9 a.m. and 7 trips in the evening peak hours of 4 p.m. to 6 p.m.

Additionally, the assessment concludes the on-site circulation and site access is adequate for the project.

Landscape

The landscape design creates an inviting presence and includes elements that contribute positively to the neighborhood. The landscape plan provides a hierarchy of plantings with a variety of low to medium water usage trees, shrubs and groundcover consistent with the Design Standards and Guidelines. Two existing tree at the corner of the intersection will be removed and approximately 22 trees of various species would be distributed throughout the development including: red maple, western redbud, desert willow, Catalina ironwood, and dwarf Italian cypress. Shrubs, grasses, and groundcovers include a variety of manzanita, sage, moor grass, and westringia. Most of the proposed plant palette consists of low or medium water usage species consistent with the Water Efficiency Landscape Ordinance (Livermore Municipal Code 13.25).

The proposed street trees will be Red Maple and Catalina Ironwood on East Avenue and Ginkgo Tree on Dolores Street. These trees provide shade and are appropriate as street trees with a broad canopy range between 20-35 feet. Per the Design Standards and Guidelines (section 6.D.1.4.1.b) the street trees will be minimum 24-inch box.

Public Art

Pursuant to Livermore Municipal Code section 12.51, residential development projects are required to provide public art in a manner that benefits the public and contributes to the public’s understanding, enjoyment and experience of cultural diversity. Typically, development projects are encouraged to integrate art into the site plan and landscape design. At this time the applicant is proposing to pay the in- lieu fee established by the Municipal Code to satisfy the public art requirement. In-Lieu Fees are used by the Arts Commission to contract, design, and install various forms of art across the city in prominent locations for the broader community to enjoy.

Solid Waste

ATTACHMENT 2
265
Livermore Sanitation reviewed and approved the site layout.

AFFORDABLE HOUSING

a. If the developer owns and rents all units in the project, then one (1) unit shall be reserved for rent to a very low-income (50% of Area Median Income) household at the City’s affordable rent limit for that unit, subject to the City’s marketing, leasing and property management requirements for Below Market Rate rentals.
b. The affordability restrictions will be secured through a regulatory agreement between the City and the developer recorded on the property.
c. If any of the units in the project are sold or transferred, then the project will be subject to the City’s for-sale affordability requirement of 1.95 units. One unit shall be restricted for sale to a low-income (80% of Area Median Income) household at the City’s affordable for-sale price and the remaining fractional unit (.95) shall be paid through the in-lieu fee per the Affordable Housing Ordinance

ENVIORNMENTAL DETERMINATION

Section 15332 of the California Environmental Quality Act (CEQA) Guidelines exempts in-fill development projects in urbanized areas if they meet certain requirements. In-fill projects that are consistent with the General Plan and Zoning requirements and have less than significant environmental impacts are eligible for this exemption. The exemption applies to projects meeting the following conditions.

1. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.

2. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.

3. The project site has no value, as habitat for endangered, rare or threatened species.

4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality

5. The site can be adequately served by all required utilities and public services.

The proposed project meets the identified criteria above. It is consistent with the General Plan designation with regard to the use and intensity of the proposed development, compliant with the Development Code, and Design Standards and Guidelines. The development site is located within the City limits on an approximately 0.62-acre site that is surrounded by residential uses and has no value as habitat for endangered, rare or threatened species.

The project is not expected to result in any significant effects relating to traffic, noise, air quality, or water quality. All public utilities would be modified to serve the proposed development. The City has not identified any constraints that would limit utility service for the project. Emergency responders and solid waste haulers have confirmed that the site is physically suitable for emergency access and provision of public services. All necessary utility services can be accommodated in the project design.

ATTACHMENT 2
266

ATTACHMENTS

1. Location Map

2. Development Plans

3. Colors and Materials Board

4. Traffic Assessment

5. Resolution - CEQA

6. Resolution - Planned Development

7. Exhibit A - Planned Development - (PD) 25-001

8. Resolution - Project

9. Exhibit A - Conditions of Approval

Prepared by: Kam Purewal
Associate Planner

ATTACHMENT 2
267
PL

ANNING COMMISSION
JUNE 17, 2025
________________________________________________________________ RE

GULAR MEETING

1. CAL
L TO ORDER – The regular meeting of the Planning Commission was called to order by Chairperson Yolanda Fintschenko at 7:00 pm, held in person at 1016 S. Livermore Avenue.

ROL
L CALL – Present: Chairperson Yolanda Fintschenko, Vice Chairperson Tracy Kronzak, and Commissioner Jacob Anderson, Commissioner Nadine Horner, Commissioner Charity Steele.

EDGE OF ALLEGIANCE
Chair
person Fintschenko led the Pledge of Allegiance.

2. O

PEN FORUM
Chai
rperson Fintschenko opened the public comment period.

Ther
e were no speakers, and the public comment period was closed.

3. CO

NSENT CALENDAR

ON THE MOTION OF COMMISSIONER ANDERSON, SECONDED BY VICE CHAIR KRONZAK AND CARRIED ON A 5- 0 VOTE, THE PLANNING COMMISSION APPROVED THE CONSENT CALENDAR:

3.1 A
pproval of the June 3, 2025, Planning Commission Draft Meeting Minutes.

4. PROJECT REVIEW – NONE

5. PUBL

IC HEARINGS

5.1 H
earing to consider a request to approve a Planned Development (PD) 25- 001, Subdivision (SUB) 20-004, and Site Plan Design Review (SPDR) 21- 001 to allow a two- story, attached, 13- unit multi- family, townhome -style development. The project will consist of all rental units that would be grouped on one lot. The units will consist of either three or four bedrooms and range in size from 1,400 to 1,900 square feet per unit. Each unit will have an attached two -car garage. The project will reconstruct the curb, ATTACHMENT 3
268
gutter, and sidewalk along the project frontages (East Avenue and Dolores Street), underground all utilities, and construct a new shared driveway to access the site from Dolores Street.

R
ecommendation:

Staff recommends the Planning Commission adopt resolutions recommending the City Council:

1. F
ind the project is Categorically Exempt under the provisions of the California Environmental Quality Act (CEQA) per Section 15332, In -Fill Projects, and Direct the Planning Manager to file a Notice of Exemption in accordance with the provisions of CEQA, subject to project approval; and

2. Approve Subdivision (SUB) 20-004 and Site Plan Design Review (SPDR) 21-001; and

3. Adopt an Ordinance authorizing Planned Development (PD) 25-001.

A
ssociate Planner Purewal presented the staff report.

T
erry Townsend, architect on behalf of the property owner , provided an overview of the proposed project.

I
n response to Commissioner Anderson, Mr. Pur ewal indicated the LA VTA bus stop would not be modified. Mr. Townsend explained the reason for east facing solar panels.

I
n response to Vice Chair Kronzak, Mr. Townsend confirmed that the units would be rentals. Mr. Purewal explained the original proposal for single family homes.

I
n response Commissioner Anderson, Senior Civil Engineer Salgado indicated staff felt the existing right of way could accommodate the ATP requirements and discussed options of eliminating parking or a lane. Commissioner Anderson expressed concern about the ability to meet the ATP goals.

C
hairperson Fintschenko confirmed that, since the East Avenue Corridor Study was not complete, standards on the intersection could not be enforced.

C
ommissioner Horner suggested the motion include wording to ensure the bike lanes would be considered.

V
ice Chair Kronzak confirmed that conditions could not be applied to the project because the East Avenue Study was not yet complete and also confirmed the cumulative impact on parking.

C
hairperson Fintschenko indicated opposition to the friendly amendment due to the Study not being completed.

ATTACHMENT 3
269
Commissioner Horner commented on the successfully proposed infill development.

ON THE MOTION OF COMMISSIONER HORNER, SECONDED BY VICE CHAIR KRONZAK AND CARRIED ON A 4-1 VOTE, WITH COMMISSIONER

ANDERSON VOTING NO, THE PLANNING COMMISSION ADOPTED THE FOLLOWING RESOLUTIONS:

R
esolution 22-25 Recommending the City Council find that the project is exempt under CEQA guidelines section 15332 (In- Fill Project) and direct the planning manager to file a notice of exemption for the project
R
esolution 23-25 Recommending that the City Council adopt an ordinance approving Planned Development (PD) 25-001
R
esolution 24-25 Recommending the City Council approve Site Plan Design Review (SPDR) 21 -001 and Subdivision (SUB) 20- 004 (Tentative Parcel Map 11527)
5 .2 Hearing to consider a request for the second amendment to Development Agreement 18- 001 to revise the terms and timing of the off -site improvements including a public trail and public sewer line. The Development Agreement vests a previously approved project for 186 two- and three-story townhomes on a vacant 35-acre site located at the terminus of Lassen Road northwest of the First Street/I-580 Interchange and north of I-580.

R
ecommendation:

Staff recommends the Planning Commission adopt resolutions:

1. Recommending the City Council find that the environmental impacts of the Second Amendment to the Development Agreement for the Lassen Road Townhome Project are within the scope of the 2020 Initial Study and Mitigated Negative Declaration, the Active Transportation Initial Study and Mitigated Negative Declaration, and the Springtown Trunkline Sewer Initial Study and Mitigated Negative Declaration;

2. Recommending the City Council direct the Planning Manager to file a Notice of Determination, in accordance with the provisions of the California Environmental Quality Act (CEQA), subject to project approval; and

3. Recommending the City Council adopt an ordinance amending Development
A
ssistant Planner Emily LaDue presented the staff report.

C
ommissioner Anderson requested staff ensure quality bike lane connections to the trail.

ATTACHMENT 3
270

ON THE MOTION OF VICE CHAIR KRONZAK, SECONDED BY
COMMISSIONER ANDERSON AND CARRIED ON A 5-0 VOTE, THE PLANNING COMMISSION ADOPTED THE FOLLOWING RESOLUTIONS:

R
esolution 25-25 Recommending the City Council find that the Environmental Impacts of the Second Amendment to the Development Agreement for the Lassen Road Townhome Project are within the scope of the 2020 Initial Study and Mitigated Negative Declaration, t he Active Transportation Initial Study and Mitigated Negative Declaration, and the Springtown Trunkline Sewer Initial Study and Mitigated Negative Declaration
R
esolution 26-25 Recommending approval of Development Agreement Amendment (DAA) 25-001
6 . MATTERS FOR CONSIDERATION – NONE
7 . MATTERS INITIATED BY PLANNING COMMISSION STAFF
C
ommissioner Anderson requested the website and social media outlets be updated regarding Downtown development and suggested a webpage for the Isabel Neighborhood Specific Plan.

V
ice Chair Kronzak concurred with the addition of information on the Isabel Neighborhood.
8 . ADJOURNMENT – at 8:00 pm to a Regular Planning Commission Meeting on Tuesday, July 1 , 2025 at 7:00 pm, Civic Center Meeting Hall, City Council Chambers, 1016 S. Livermore Avenue.

ATTACHMENT 3
271
ATTACHMENT 4
272
Dolores Street
ATTACHMENT 4
273
East Avenue
ATTACHMENT 4
274
ATTACHMENT 4
275
ATTACHMENT 4
276
ATTACHMENT 4
277
ATTACHMENT 4
278
ATTACHMENT 4
279
ATTACHMENT 4
280
ATTACHMENT 4
281
ATTACHMENT 4
282
ATTACHMENT 4
283
ATTACHMENT 4
284
North Side Bevatlon
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East Bevatlon
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South Side Bevatlon
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I� Terry J. Townsend
• Architect •
147 Old Bernal Ave., StJte 6
Pleo&Onton, CA 94566
w
Tel 925-464-5438
Notes:

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APN: 98A-610-1
3541 East Avenue
Llvennore, Cctfomlo
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285
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I� Terry J. Townsend
• Architect •
147 Old Bernal Ave., StJte 6
Pleo&Onton, CA 94566
w Tel 925-464-5438
Notes:

Frank Abboud
APN: 98A-610-1
3541 East Avenue
Llvennore, Cctfomlo
�=
0 ll 16 24
SC>l.EVll ... :l'--O"
Rev I D&sc,.,tlon Dote
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ATTACHMENT 4
286
ATTACHMENT 4
287
ATTACHMENT 4
288

TTOWNHOUSE

DEVELOPMENT
35411 EASTT AVE
LIVERMORE, CA.

REV.. NO. REVISION
JOBB NO: DATE:: 11/18/20
DRAWN: SCALE:: 1/8"" == 1'-0"MFH
NOTE:

THIS PLAN IS DIAGRAMMATIC IN NATURE. IT IS

MEANT AS A GENERAL GUIDE TO CONSTRUCTION
ONLY. IT IS NOT FULLY DETAILED NOR
EXHAUSTIVELY SPECIFIED.

IT IS THE RESPONSIBILITY OF THE CONTRACTOR

TO BECOME FAMILIAR WITH THE SITE PRIOR TO
STARTING WORK. NOTIFY LANDSCAPE DESIGNER
PROMPTLY WITH ANY FIELD DISCREPANCIES. IT IS

THE RESPONSIBILITY OF THE CONTRACTOR AND/

OR OWNER TO VERIFY, SELECT, AND RESOLVE

ALL STRUCTURES, WATER FEATURES, AND
PLANTING MATERIALS.

THE CONTRACTOR AND OWNER ARE SOLEY

RESPONSIBLE FOR QUALITY CONTROL,

CONSTRUCTION STANDARDS AND FOR

MAINTAINING COMPLIANCE WITH LOCAL
ANDCOUNTY CODES ON THIS PROJECT.

M a r t i n H o f f m a n n

LLANDSCAPEE ARCHITECT
4713 FIRST STREET
SUITE 205

PLEASANTON, CA
925 462 2190
[email protected]
2/25/21 10/4/22
8/6/24 2/10/25
4/28/255 (NATIVEE PALETTE)
SHEET INDEX:

L-0 COVER SHEET
L-1 LAYOUT PLAN
L-2 PLANTING PLAN
L-3 PLANTING NOTES
L-4 IRRIGATION PLAN
L-5 IRRIGATION NOTES

AND LEGENDS

LOCATION MAP
SITE

LANDSCAPEE PLANS

TOWNHOUSEE DEVELOPMENT
35411 EASTT AVEE LIVERMORE,, CA

COVER SHEET
L-0

THE LANDSCAPE CONTRACTOR SHALL INSPECT THE SITE AND BE

FAMILIAR WITH ALL EXISTING SITE CONDITIONS PRIOR TO BIDDING THE JOB. CONTRACTOR SHALL NOT WILLFULLY PROCEED WITH

CONSTRUCTION AS SHOWN WHEN IT IS OBVIOUS THAT OBSTRUCTIONS,

UTILITIES, LANDSCAPE GRADE DIFFERENCES, OR LANDSCAPE AREA

DISCREPANCIES OCCUR ON SITE THAT HAVE NOT BEEN REPRESENTED ON THE DESIGN. SUCH CONDITIONS SHALL IMMEDIATELY BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE DESIGNER. THE CONTRACTOR

SHALL ASSUME FULL RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO FAILURE TO GIVE SUCH NOTIFICATION.

II HAVEE COMPLIEDD WITHH THEE MODELL WATERR EFFICIENTT LANDSCAPEE ORDINANCEE CRITERIAA ANDD APPLIEDD THEMM FORR THEE EFFICIENTT USEE OFF WATERR INN THEE LANDSCAPEE ANDD IRRIGATIONN DESIGNN PLAN.

BY:______________________________________________________________________________________________DATE:________________________ LICENSEE NUMBERR CAA 4717
SOIL MANAGEMENT REPORT:

THE LANDSCAPE CONTRACTOR IS RESPONSIBLE TO

OBTAIN A SOILS ANALYSIS FROM AN APPROVED

LAB TO INDICATE WHAT AMENDMENTS WOULD BE

APPROPRIATE TO ADD TO THE SOIL PREPERATION
REGIME. TESTS SHOULD ANALYZE SOIL FERTILITY,

HORTICULTURAL SUITABILITY, AND PHYSICAL

CHARACTERISTICS AND SHOULD RECOMMEND
APPROPRIATE CORRECTIVE MEASURES. SOIL TEST

SHALL BE SUBMITTED TO THE LANDSCAPE
ARCHITECT PRIOR TO PLANTING.

WAYPOINT ANALYTICAL
1101 WINCHESTER AVENUE,
SAN JOSE, CA.

PHONE: 408 727 0330
L A N D S C A P E N O T E S:

PRIOR TO THE CLEARING OPERATIONS, THE CONSTRACTOR SHOULD MEET WITH THE OWNER’S

REPRESENTATIVE TO DESIGNATE ALL TREES AND SHRUBS TO REMAIN ON THE SITE AND THOSE TO BE REMOVED. NO TREES SHOULD BE REMOVED WITHOUT PRIOR APPROVAL. WHERE POSSIBLE, EXISTING TREES SHOUD BE RETAINED.

EXISTING SITE FEATURES WHICH ARE TO REMAIN SHOULD BE PROTECTED WITH APPROPRIATE FENCING, STAKING, OR FLAGS.

INDIVIDUAL TREES AND SHRUBS, WHICH ARE TO REMAIN, SHOULD BE PROTECTED WITH THE PLACEMENT OF AN APPROVED BARRIER AT THE DRIP LINE END OF THE TREE.

TREE MOVING OR TRANSPLANTING SHOULD BE DONE BY AN APPROVED ARBORIST OR EXPERIENCED CONTRACTOR.

ALL NOXIOUS WEEDS AND UNWANTED VEGETATION SHOULD BE ERADICATED BY APPROVED METHODS.

ALL CLEARED SITE IMPROVEMENTS, TREES, STUMPS, ROOTS, BRUSH, VEGETATION, AND DEBRIS SHOULD BE REMOVED FROM THE SITE AND DISPOSED OF IN A LEGAL MANNER.

THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE DESIGN, SPECIFICATION, INSTALLATION AND WARRANTY OF ALL IRRIGATION SYSTEMS. THE CONTRACTOR SHALL GUARANTEE ADEQUATE COVERAGE OF ALL AREAS WITHIN THE LANDSCAPE. THE CONTRACTOR SHOULD SUBMIT

COMPLETED CONSTRUCTION DOCUMENTS NECESSARY FOR THE CONSTRUCTION OF THE IRRIGATION SYSTEMS TO THE OWNER OR OWNER’S REPRESENTATIVE FOR REVIEW PRIOR TO SUBMITTAL FOR PERMITS.

CONTRACTOR SHOULD FURNISH THE OWNER OR OWNER’S REPRESENTATIVE WITH ACCURATE, PROPERLY DIMENSIONED, UP-TO-DATE “AS-BUILT” DRAWINGS OF ALL INSTALLATIONS OF THE IRRIGATION SYSTEM.

UPON COMPLETION OF THE IRRIGATION SYSTEM INSTALLATION, THE CONTRACTOR SHOULD PHYSICALLY DEMONSTRATE TO THE OWNER OR OWNER’S REPRESENTATIVE HOW TO SET TIME CONTROLS, ADJUST SPRINKLER HEADS, AND OPERATE PUMPS AND OTHER EQUIPMENT.

THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE SPECIFICATION INSTALLATION AND WARRANTY OF ALL LOW VOLTAGE LIGHTING SYSTEMS. THE CONTRACTOR SHALL GUARANTEE

OPTIMUM USAGE BY SPECIFICATION OF PROPER WIRE SIZING, ADEQUATE TRANSFORMER WATTAGE, AND PROPER CONNECTIONS.

PLANTING OPERATIONS SHOULD BE SCHEDULED TO AVOID UNNECESSARY HOLDING OF PERISHABLE PLANT MATERIALS AND AS REQUIRED TO SATISFY THE JOB SCHEDULES.

PLANTING SHOULD NOT BE DONE WHEN SOIL IS IN AN EXTREMELY WET OR MUDDY CONDITION.

PLANT MATERIAL SUBSTITUTIONS SHOULD BE OF SIMILAR GROWTH HABIT AND REQUIREMENTS, SIZE, TEXTURE, AND COLOR. SUBSTITUTIONS MUST BE APPROVED BY THE OWNER OR OWNER’S REPRESENTATIVE.

CONTRACTOR SHOULD BE RESPONSIBLE FOR THE QUALITY OF ALL MATERIALS AND WORKMANSHIP OF A MINIMUM PERIOD OF 90 DAYS FOLLOWING COMPLETION OF INSTALLATION AND FINAL INSPECTION AND ACCEPTANCE.

OWNER SHALL ASSUME RESPONSIBILITY OF MAINTENANCE UPON FINAL INSPECTION AND ACCEPTANCE. CONTRACTOR SHALL PROVIDE THE OWNER WRITTEN OPERATIONAL AND

MAINTENANCE INSTRUCTIONS FOR ALL EQUIPMENT INSTALLED ON THE SITE, ALONG WITH MANUFACTURER’S WARRANTIES.

G R A D I N G N O T E S:

ALL GRADING OPERATIONS AND PAVING SHALL CONFORM TO THE RECOMMENDATIONS OF THE SOILS ENGINEER AND/OR THE LOCAL JURISDICTION’S ENGINEER AND ARE SUBJECT TO HIS OBSERVATION.

THE CONTRACTOR IS TO BE FAMILIAR WITH THE SOILS REPORT ON RECORD.

THE CONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES SHOWN AND ANDY OTHER UTILITIES NOT SHOWN.

ALL ORGANIC MATERIALS, INCLUDING GRASS & WEEDS, SHALL BE STRIPPED PRIOR TO ANY

GRADING OPERATION AND REMOVED AWAY FROM AREAS THAT ARE TO RECEIVE STRUCTURES OR ENGINEERED FILL. STRIPPING SHALL BE USED FOR LANDSCAPING, MOUNDING, AND/ OR BLENDING AND USED AS A FILL IN NON-STRUCTURAL AREAS.

GRADING SHALL BE STOPPED IMMEDIATELY IF DUST AFFECTS ADJACENT PROPERTIES. SUFFICIENT WATERING TO CONTROL DUST IS REQUIRED AT ALL TIMES. CONTRACTOR SHALL ASSUME ALL RESPONSIBLILITY FOR CONTROL OF DUST.

ANY DAMAGE, SUCH AS COMPACTION, RUTTING, SETTLEMENT OR EROSION, CAUSED TO EXISTING

GRADES DURING THE GRADING OPERATIONS OR AS A RESULT OF THE GRADING OPERATIONS,

SHALL BE REPAIRED AND THE DAMAGED AREAS RETURNED TO THEIR ORIGINAL GRADE AND STATE OF PERMIABLILITY.

OBSTRUCTIONS INDICATED ARE FOR INFORMATION ONLY. IT IS THE CONTRACTOR’S RESPONSIBILITY TO VERIFY THE LOCATION AND DEPTH WITH THE APPROPRIATE AGENCIES.

NEITHER THE OWNER, MANAGER, LANDSCPAE ARCHITECT NOR ENGINEER ASSUMES

RESPONSIBLILITY THAT THE OBSTRUCTIONS INDICATED WILL ACTUALLY BE THE OBSTRUCTIONS ENCOUNTERED.

GRADING OPERATIONS SHALL BE CONTROLLED TO PREVENT NUISANCES TO PUBLIC AND PRIVATE

OWNERHSIP BECOUAE OF DUST, DRAINAGE, REMOVAL OF NATURAL SUPPORT OF LAND AND STRUCTRES, ENCROACHMENT, NOISE OR VIBRATIONS.

ALL GRADING WORK AND SUBSURFACE DRAINAGE WORK SHALL BE PERFORMED IN

ACCORDANCE WITH THE RECOMMENDATIONS BY THE GEOTECHNICAL (SOILS) ENGINEER AND SUBJECT TO APPROVAL BY THE CITY ENGINEER.

CONTRACTOR SHALL BE RESPONSIBLE FOR OVERALL DRAINAGE OF THE SITE AND CONTROL OF SILTATION, EROSION, AND DEBRIS.

CONTRACTOR SHALL AFFECT AND MAINTAIN PRECAUTIONARY MEASURES NECESSARY TO

PROTECT THE PROJECT SITE AND ADJACENT WATERCOURSES AND PUBLIC OR PRIVATE PROPERTY

FROM DAMAGE DUE TO EROSION, FLOODING, AND DEPOSITION OF MUD OR DEBRIS ORIGINATION FROM THE SITE.

MINIMUM ONE (1) PERCENT SLOPE AND MAXIMUM THREE (3) PERCENT SLOPE FOR PAVING AREAS, WITH THE EXCEPTION OF DRIVEWAYS OR RAMPS AS INDICATED IN PLANS.

ALL BUILDINGS AND SITE STRUCTURES SHALL BE GRADED AND SLOPED AWAY FROM THE FOUNDATION WITH A MINIMUM SLOPE OF THREE (3) PERCENT.

ALL GRADING SHALL BE PREPARED WITH A SMOOTH, NATURAL APPEARANCE, BLENDING INTO THE ADJACENT AREAS. THERE SHOULD BE NO LARGE CLODS OF DIRT, ROCKY AREAS, UNNATURAL MOUNDS OR RIDGES AND DEBRIS OR FOREIGN MATERIAL.

G E N E R A L N O T E S:

CONTRACTORS MUST BE ACTIVELY LICENSED BY THE CALIFORNIA CONTRACTORS STATE

LICENSED BOARD PRIOR TO ENTERING INTO AN AGREEMENT TO PERFORM WORK AND MAY PERFORM ONLY SUCH WORK AS IS WITHIN THE SCOPE OF SAID LICENSED SPECIALTY.

CONTRACTOR SHALL NOTIFY USA UNDERGROUND ALERT @ (800) 277-2600. CONTRACTOR

SHALL BE RESPONSIBLE FOR BEING FAMILIAR WITH ALL UNDERGROUND UTILITIES, PIPELINES AND STRUCTURES. CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR THE COST INCURRED DUE TO

DAMAGE AND REPLACEMENT OF SAID UTILITIES PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION.

IF REQUIRED, THE CONTRACTOR SHALL RELOCATE OR REMOVE EXISTING ACTIVE UTILITIES ONLY AS DIRECTED. THE OWNER SHALL PAY FOR THE RELOCATION OR REMOVAL.

CONTRACTOR SHALL NOT WILLFULLY PROCEED WITH CONSTRUCTION AS DESIGNED

WHEN IT IS OBVIOUS THAT UNKNOWN OBSTRUCTIONS, AREA DISCREPANCIES AND/OR GRADE DIFFERENCES EXIST THAT MAY HAVE NOT BEEN KNOWN DURING DESIGN.

SUCH CONDITIONS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE

OWNER, CONSTRUCTION MANAGER, LANDSCAPE ARCHITECT AND/OR CONSULTING ENGINEER. THE CONSTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO FAILURE TO GIVE SUCH NOTIFICATION.

IF IT APPEARS THAT THE WORK TO BE DONE, OR ANY MATTER RELATIVE THERETO, IS

NOT SUFFICIENTLY DETAILED OR EXPLAINED ON THE FINAL CONSTRUCTION

DOCUMENTS, THE CONSTRACTOR SHALL CONTACT THE OWNER AND/OR THE LANDSCAPE ARCHITECT FOR SUCH FURTHER EXPLANATIONS AS MAY BE REQUIRED.

IF THE CONTRACTOR REQUESTS CHANGES OF MATERIALS THAT REQUIRE CHANGES TO

THE CONSTRUCTION DRAWINGS AND PROCESSING CHANGES THROUGH APPROPRIATE

AGENCIES, HE WILL PAY THE COST OF MODIFYING THE CONSTRUCTION DOCUMENT

CHANGES AND COST OF PROCESSING CHANCES THROUGH APPROCPRIATE AGENCIES AS NECESSARY.

CONTRACTOR SHALL BE RESPONSIBLE FOR ANY COORDINATION WITH OWNER,

CONSTRUCTION MANAGER, LANDSCAPE ARCHITECT, CONSULTING ENGINEER, SUBCONTRACTOR, ARCHITECT, ETC., AS REQUIRED TO ACCOMPLISH ALL CONSTRUCTION OPERATIONS. ALL PIPING, CONDUIT, SLEEVES, ETC, SHALL BE IN PLACE PRIOR TO INSTALLATION OF CONSTRUCTION ITEMS.

CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS REQUIRED FOR THE EXECUTION OF THE WORK. THE PERMITS ARE THE PROPERTY OF THE OWNER AND ARE TO REMAIN ON THE SITE AT ALL TIMES.

CONTRACTOR SHALL PERFORM ALL WORK IN ACCORDANCE WITH APPLICABLE LAWS, REGULATIONS, CODES, AND ORDINANCES OF THE STATE AND LOCAL AGENCIES.

REFER TO COUNTY STANDARD PLANS AND SPECIFICATIONS WHERE APPLICABLE.

CONTRACTOR IS RESPONSIBLE FOR BEING AWARE OF ANY EASEMENTS, RIGHTS OF

WAY, AND RESTRICTIONS AND WILL FOLLOW ANY RULES AND REGULATIONS REGARDING THE CONSTRUCTION IN AND AROUND SUCH EASEMENTS.

PRIOR TO FINAL INSTALLATION OF ANY CONSTRUCTION ITEM, AN INSPECTION SHALL BE PERFORMED. EACH ITEM SHALL BE INSPECTED AND APPROVED BY THE CONSTRUCTION MANAGER AND/OR OWNER DURING THE FOLLOWING STAGES:
- COMPLETED COMPACTED SUBGRADE
- COMPLETED FORMS WITH STEEL IN PLACE

CONTRACTOR IS REPSONSIBLE FOR REPLACEMENT OF ANY EXISTING MATERIAL OR PROPERTY ITEM THAT IS DAMAGED DURING CONSTRUCTION.

ALL PROPERTY LINES AND LOT LINES SHALL BE VERIFIED PRIOR TO COMMENCING WORK. THE SURVEY, IF REQUIRED, SHALL BE PAID FOR BY THE OWNER. SURVEY MARKERS THAT ARE DAMAGED, REMOVED, OR DESTROYED BY THE CONTRACTOR’S

OPERATIONS SHALL BE RESTORED IN PROPER POSITION BY A CERTIFIED LAND SURVEYOR AT THE CONTRACTOR’S EXPENSE.

SEE SPECIFICATIONS AND GUIDELINES FOR CONSTRUCTION REQUIREMENTS, MATERIAL AND EXECUTION.

TOPOGRAPHIC AND SPOT ELEVATIONS ARE INTENDED ONLY TO INDICATE APPROXIMATE ELEVATIONS FOR SITE ELEMENTS. THE CONTRACTOR AND/OR CONSULTING ENGINEER SHALL VERIFY ALL ELEVATIONS AND GRADES IN THE FIELD.

ALL MATERIALS TO BE USED OR SALVAGED SHALL BE STORED IN AN AREA DESIGNATED BY THE OWNER FOR THAT PURPOSE. ALL SALVAGED MATERIALS SHALL REMAIN THE PROPERTY OF THE OWNER.

ALL EXISITING STRUCTURES, MATERIALS AND PLANT MATERIAL TO REMAIN WITHIN THE

NEW CONSTRUCTION AREA SHALL BE PROPERLY AND ADEQUATELY PROTECTED FROM DAMAGE. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RESTORE TO THE

ORIGINAL CONDITION ANY EXISTING ITEM THAT IS DAMAGED OR DISTURBED IN ANY WAY.

ALL MATERIALS AND SUPPLIES ARE TO BE STORED ACCORDING TO MANUFACTURER’S RECOMMENDATIONS AND ARE NOT TO INCUR AN UNSAFE ENVIRONMENT.

STREETS, SIDEWALKS AND ADJACENT PROPERTY SHALL BE PROTECTED THROUGHOUT

THE CONSTRUCTION OPERATION AS REQUIRED BY LOCAL CODES AND REGULATIONS AND APPROVED BY THE OWNER.

ALL GRADING AND SUBSURFACE DRAINAGE WORK SHALL BE PERFORMED IN

ACCORDANCE WITH THE RECOMMENDATIONS OF THE GEOTECHNICAL (SOILS) ENGINEER AND SUBJECT TO APPROVAL BY THE CITY ENGINEER.

CONTRACTOR SHALL COMPLY WITH THE RULES AND REGULATIONS OF THE STATE CONSTRUCTION SAFETY ORDERS.

CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY

FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND SHALL NOT BE LIMITED TO NORMAL WORKING HOURS.

THE CONTRACTOR SHALL DEFEND, INDEMNIFY, AND HOLD THE OWNER, CONSTRUCTION

MANAGER, LANDSCAPE ARCHITECT, ENGINEER HARMLESS FROM ANY AND ALL

LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON

THIS PROJECT, EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER, CONSTRUCTION MANAGER, LANDSCAPE ARCHITECT, OR ENGINEER.

CONTRACTOR SHALL BE RESPONSIBLE FOR REASONABLE CLEANLINESS OF THE PROJECT SITE DURING PERFORMACE OF THE WORK . UPON COMPLETION OF THE WORK, ALL CONSTRUCTION DEBRIS IS TO BE REMOVED OFF THE PROPERTY. THE SITE SHOULD BE INSPECTED WITH THE OWNER FOR FINAL APPROVAL.

IF TESTING OF ANY MATERIAL IS REQUIRED, THESE TESTS SHALL BE MADE BY A QUALIFIED LAB OR PERSON. COSTS TO BE PAID BY THE OWNER UNLESS OTHER WISE AGREED UPON. MATERIALS THAT FAIL TO MEET THE MINIMUM STANDARS ARE TO BE REMOVED AND REPLACED WITH CORRECT MATERIALS AT THE CONTRACTOR’S EXPENSE.

A SCHEDULE OF ON-SITE INSPECTIONS SHOULD BE AGREED UPON BETWEEN THE CONTRACTOR AND THE OWNER PRIOR TO COMMENCEMENT OF THE WORK. THE

SCHEDULING OF THE BUILDING INSPECTIONS IS THE RESPONSIBILITY OF THE CONTRACTOR.

IF NOT SPECIFIED BY THE LANDSCAPE ARCHITECT, THE CONTRACTOR SHALL SUBMIT

SAMPLES OF MATERIALS TO THE OWNER AND RECEIVE APPROVAL PRIOR TO INSTALLATION.

UPON FINAL COMPLETION OF THE WORK, THE CONTRACTOR SHALL PROVIDE TO THE

OWNER WRITTEN OPERATIONS AND MAINTENANCE INSTRUCTIONS FOR ALL EQUIPMENT INSTALLED ON THE SITE ALONG WITH THE MANUFACTURER’S WARRANTIES.

SITE
ATTACHMENT 4
289

TTOWNHOUSE

DEVELOPMENT
35411 EASTT AVE
LIVERMORE, CA.

REV.. NO. REVISION
JOBB NO: DATE:: 11/18/20
DRAWN: SCALE:: 1/8"" == 1'-0"MFH
NOTE:

THIS PLAN IS DIAGRAMMATIC IN NATURE. IT IS

MEANT AS A GENERAL GUIDE TO CONSTRUCTION
ONLY. IT IS NOT FULLY DETAILED NOR
EXHAUSTIVELY SPECIFIED.

IT IS THE RESPONSIBILITY OF THE CONTRACTOR

TO BECOME FAMILIAR WITH THE SITE PRIOR TO
STARTING WORK. NOTIFY LANDSCAPE DESIGNER
PROMPTLY WITH ANY FIELD DISCREPANCIES. IT IS

THE RESPONSIBILITY OF THE CONTRACTOR AND/

OR OWNER TO VERIFY, SELECT, AND RESOLVE

ALL STRUCTURES, WATER FEATURES, AND
PLANTING MATERIALS.

THE CONTRACTOR AND OWNER ARE SOLEY

RESPONSIBLE FOR QUALITY CONTROL,

CONSTRUCTION STANDARDS AND FOR

MAINTAINING COMPLIANCE WITH LOCAL
ANDCOUNTY CODES ON THIS PROJECT.

M a r t i n H o f f m a n n

LLANDSCAPEE ARCHITECT
4713 FIRST STREET
SUITE 205

PLEASANTON, CA
925 462 2190
[email protected]
2/25/21 10/4/22
8/6/24 2/10/25
4/28/255 (NATIVEE PALETTE)
SCALE: 1/8" = 1'-0"
0 4' 8' 16' 24'

GENERAL NOTES

CONTRACTORS MUST BE PROPERLY AND

CURRENTLY LICENSED BY THE CALIFORNIA

CONTRACTORS STATE LICENSED BOARD PRIOR

TO ENTERING INTO AN AGREEMENT TO

PERFORM WORK AND MAY PERFORM ONLY

SUCH WORK AS IS WITHIN THE SCOPE OF SAID
LICENSED SPECIALTY.

CONTRACTOR SHALL BE RESPONSIBLE FOR

BEING FAMILIAR WITH ALL UNDERGROUND
UTILITIES, PIPES AND STRUCTURES.

CONTRACTOR SHALL TAKE SOLE

RESPONSIBILITY FOR COST INCURRED DUE TO

DAMAGE AND REPLACEMENT OF SAID UTILITIES

PRIOR TO COMMENCEMENT OF ANY

CONSTRUCTION CONTRACTOR SHALL NOTIFY
USA UNDERGROUND ALERT @ (800) 277-2600.

NORTH

BUS STOP TRASH
SIGN
N0°22'19"E
261.14' MON-MON
N89°38'20"W
559.97' MON-MON

EXISTING WIRE
FENCE
UNIT 1 UNIT 2
UNIT 9 UNIT 10 UNIT 11 UNIT 12 UNIT 13
UNIT 3 UNIT 5UNIT 4 UNIT 8UNIT 6 UNIT 7
ADU
GATE
FIRE

WOOD FENCE WOOD FENCE

D O L O R E S S T R E E T

E A S T A V E U N E
NO

PARKING

VAN ACCESSIBLE
9'-0" X 19'-0"

PAVERWALKWAY
'NARROW MODULAR' INTERLOCKING PAVERS AT APRONS AND WALKWAY BY STEPSTONE (3" X 12" X 4") (TYP) COLOR TO BE 1806ALMAOND WITH MEDIUM SANDBLAST FINISH 'NARROW MODULAR' INTERLOCKING PAVERS AT DRIVEWAY BY STEPSTONE (3" X 18" X 4") (TYP) COLOR TO BE1804 FRENCH GRAY WITH MEDIUMSANDBLAST FINISH

PAVER DRIVEWAY
WM

LAYOUT PLAN
L-1

CONCRETEWALKWAY (TYP)
NOTE

SEE CIVIL PLANS FOR

HARDSCAPE

SPECIFICATIONS, GRADING

AND DRAINAGE
ATTACHMENT 4
290

TTOWNHOUSE

DEVELOPMENT
35411 EASTT AVE
LIVERMORE, CA.

REV.. NO. REVISION
JOBB NO: DATE:: 11/18/20
DRAWN: SCALE:: 1/8"" == 1'-0"MFH
NOTE:

THIS PLAN IS DIAGRAMMATIC IN NATURE. IT IS

MEANT AS A GENERAL GUIDE TO CONSTRUCTION
ONLY. IT IS NOT FULLY DETAILED NOR
EXHAUSTIVELY SPECIFIED.

IT IS THE RESPONSIBILITY OF THE CONTRACTOR

TO BECOME FAMILIAR WITH THE SITE PRIOR TO
STARTING WORK. NOTIFY LANDSCAPE DESIGNER
PROMPTLY WITH ANY FIELD DISCREPANCIES. IT IS

THE RESPONSIBILITY OF THE CONTRACTOR AND/

OR OWNER TO VERIFY, SELECT, AND RESOLVE

ALL STRUCTURES, WATER FEATURES, AND
PLANTING MATERIALS.

THE CONTRACTOR AND OWNER ARE SOLEY

RESPONSIBLE FOR QUALITY CONTROL,

CONSTRUCTION STANDARDS AND FOR

MAINTAINING COMPLIANCE WITH LOCAL
ANDCOUNTY CODES ON THIS PROJECT.

M a r t i n H o f f m a n n

LLANDSCAPEE ARCHITECT
4713 FIRST STREET
SUITE 205

PLEASANTON, CA
925 462 2190
[email protected]
2/25/21 10/4/22
8/6/24 2/10/25
4/28/255 (NATIVEE PALETTE)
SCALE: 1/8" = 1'-0"
0 4' 8' 16' 24'

GENERAL NOTES

CONTRACTORS MUST BE PROPERLY AND

CURRENTLY LICENSED BY THE CALIFORNIA

CONTRACTORS STATE LICENSED BOARD PRIOR

TO ENTERING INTO AN AGREEMENT TO

PERFORM WORK AND MAY PERFORM ONLY

SUCH WORK AS IS WITHIN THE SCOPE OF SAID
LICENSED SPECIALTY.

CONTRACTOR SHALL BE RESPONSIBLE FOR

BEING FAMILIAR WITH ALL UNDERGROUND
UTILITIES, PIPES AND STRUCTURES.

CONTRACTOR SHALL TAKE SOLE

RESPONSIBILITY FOR COST INCURRED DUE TO

DAMAGE AND REPLACEMENT OF SAID UTILITIES

PRIOR TO COMMENCEMENT OF ANY

CONSTRUCTION CONTRACTOR SHALL NOTIFY
USA UNDERGROUND ALERT @ (800) 277-2600.

NORTH

BUS STOP TRASH
SIGN

EXISTING WIRE
FENCE
GATE
FIRE

WOOD FENCE
NO

PARKING

VAN ACCESSIBLE
9'-0" X 19'-0"
WM
17 B U X - J A P
5 G A L
2 C A R - C A L
5 G A L
12 C O N - X E R
1 G A L
16 W E S - B O X
1 G A L

PLANTING PLAN
L-2
5 E P I - E V E
1 G A L
5 C A R - C A L
5 G A L
2 A C E - A R M
24" B O X
4 G I N - G O L
24" B O X
18 B O U - B L O
1 G A L 15 S A L - B E E
1 G A L
1 C O T - R O Y
15 G A L
44 S E S - C A M
1 G A L
12 P E N - H E T
1 G A L
14 A G A - B L U
5 G A L
5 S A L - A R M
1 G A L
3 C H I - R E T
36" B O X
1 A R C - S E N
5 G A L
2 C E R - O C C
24" B O X
1 N Y S - R E D
24" B O X
13 A G A - B L U
5 G A L
4 C U P - T I N
15 G A L
20 E R I - G R A
1 G A L
25 B O U - B L O
1 G A L
18 V E R - L I L
1 G A L
15 A R C - S U N
5 G A L
23 N A N - G U L
1 G A L
1 B U D - C R A
1 G A L
7 S A L - C L E
5 G A L
4 A R C - R E F
5 G A L
14 A R C - J O H
1 G A L
4 M A H - S O F
5 G A L
1 A C E - P A C
15 G A L
3 R H U - I N T
15 G A L
29 W E S - B O X
1 G A L
13 B U X - J A P
5 G A L
12 I L E - V O M
5 G A L7 A R C - P A C
5 G A L
1 A C E - A R M
24" B O X
14 C E A - Y A N
5 G A L
1 C H O - T E R
5 G A L
2 L Y O - F L O
36" B O X
20 H E B - L A K
5 G A L
23 S E S - C A M
1 G A L
1 H E T - A R B
15 G A L
1 C I T - T A N
15 G A L
1 C I T - M E Y
15 G A L
1 C I T - M E Y
15 G A L
1 C I T - M E Y
15 G A L
1 C I T - T A N
15 G A L
1 C I T - T A N
15 G A L
1 C I T - M E Y
15 G A L
1 C I T - T A N
15 G A L
16 A R C - C A R
1 G A L
5 S A L - C L E
5 G A L
12 E L Y - C 0 N
1 G A L
14 E L Y - C 0 N
1 G A L
9 A R C - J O H
1 G A L
4 B U X - J A P
5 G A L
8 A C H - P A P
1 G A L
5 C H R - T E C
5 G A L
8 W E S - B O X
1 G A L
8 W E S - B O X
1 G A L
3 C H R - T E C
5 G A L
8 C O N - M A U
1 G A L
1 C H I - T I M
15 G A L
5 N A N - G U L
1 G A L
8 C E A - Y A N
5 G A L
1 H E T - A R B
15 G A L
5 N A N - G U L
1 G A L
2 S A L - A P I
1 G A L

CLOUD (TYP) REPRESENTS

PLANTING PALETTE CHANGES

TO REFLECT NATIVE
POLLINIZERS 4/28/25
NN N N
NN
N
N
N
N
N
N
N N
N N
N
N
N N
N
N
N
N
N
N
N = CALIFORNIA NATIVE PLANT VARIETY
NNN
N
ATTACHMENT 4
291

TTOWNHOUSE

DEVELOPMENT
35411 EASTT AVE
LIVERMORE, CA.

REV.. NO. REVISION
JOBB NO: DATE:: 11/18/20
DRAWN: SCALE:: 1/8"" == 1'-0"MFH
NOTE:

THIS PLAN IS DIAGRAMMATIC IN NATURE. IT IS

MEANT AS A GENERAL GUIDE TO CONSTRUCTION
ONLY. IT IS NOT FULLY DETAILED NOR
EXHAUSTIVELY SPECIFIED.

IT IS THE RESPONSIBILITY OF THE CONTRACTOR

TO BECOME FAMILIAR WITH THE SITE PRIOR TO
STARTING WORK. NOTIFY LANDSCAPE DESIGNER
PROMPTLY WITH ANY FIELD DISCREPANCIES. IT IS

THE RESPONSIBILITY OF THE CONTRACTOR AND/

OR OWNER TO VERIFY, SELECT, AND RESOLVE

ALL STRUCTURES, WATER FEATURES, AND
PLANTING MATERIALS.

THE CONTRACTOR AND OWNER ARE SOLEY

RESPONSIBLE FOR QUALITY CONTROL,

CONSTRUCTION STANDARDS AND FOR

MAINTAINING COMPLIANCE WITH LOCAL
ANDCOUNTY CODES ON THIS PROJECT.

M a r t i n H o f f m a n n

LLANDSCAPEE ARCHITECT
4713 FIRST STREET
SUITE 205

PLEASANTON, CA
925 462 2190
[email protected]
2/25/21 10/4/22
8/6/24 2/10/25
4/28/255 (NATIVEE PALETTE)
PLANTING LEGEND:

SYMBOL BOTANICAL NAME COMMON NAME WUCOLS QUANTITY SIZE CA. (water use rating) NATIVE
TREES:

ACE PAC Acer circinatum 'Pacific Fire' Vine Ma ple medium 1 15 GALLON YES ACE ARM Acer rubrum 'Armstron g Gold' Red Maple medium 3 24" BOX NO CER OCC Cercis occidentalis Western Redbud very low 2 24" BOX YES CHI RET Chionanthus retusa Chinese Fringe Tree medium 3 36" BOX NO CHI TIM Chilo psis linearis 'Timeless Beauty' Desert Willow low 1 15 GALLON YES COT ROY Cotinus co ggygria 'Royal Purple' Smoke Tree low 1 15 GALLON NO GIN GOL Gink go biloba 'Autumn Gold' Ginkgo Tree medium 4 24" BOX NO LYO FLO L yonothamnus floribundus Catalina Ironwood low 2 36" BOX YES NYS RED N yssa sylvatica 'Red Rage' Pepperidge medium 1 24" BOX NO EVERGREENS:

CUP TIN Cu
pressus sempervirens ‘Tiny Towers’ Dwarf Italian Cypress low 4 15 GALLON NO SUCCULENTS AND YUCCAS:

AGA BLU A
gave 'Blue Flame' Blue Glow Agave low 27 5 GALLON NO
PEN HET Penstemon hetero phyllus 'Blue Springs' Foothill Penstemon low 12 1 GALLON YES FRUIT TREES:

CIT TAN Citrus 'Tan
go' Tango Mandarin medium 4 15 GALLON NO
CIT MEY Citrus limon ‘Me yer’s Improved’ Lemon medium 4 15 GALLON NO SHRUBS:

ARC SUN Arctosta
phylos 'Sunset' Manzanita Variety low 15 5 GALLON YES
ARC SEN Arctosta phylos densiflora 'Sentinal' Manzanita Variety low 1 5 GALLON YES ARC PAC Arctosta phylos 'Pacific Mist' Manzanita Variety low 7 5 GALLON YES ARC REF Arctosta phylos refugioensis Refugio Manzanita medium 4 5 GALLON YES BUX JAP Buxus 'Green Velvet' Korean Boxwood medium 34 5 GALLON NO CHO TER Chois ya ternata Mexican Orange medium 1 5 GALLON NO CAR CAL Car penteria californica Bush Anenome low 7 5 GALLON YES CEA YAN Ceanothus griseus var. horizontalis 'Yankee Point' Yankee Point Ceanothus low 22 5 GALLON YES HEB LAK Hebe 'Lake' Hebe Variety medium 20 5 GALLON NO
ILE VOM Ilex vomitora 'Nana' Dwarf Yaupon Holly medium 12 5 GALLON NO MAH SOF Mahonia 'Soft Caress' Oregon Grape medium 4 5 GALLON YES HET ARB Heteromeles arbutifolia Toyon low 2 15 GALLON YES RHU INT Rhus inte grifolia Lemonade Berry low 3 15 GALLON YES SAL CLE Salvia clevelandii 'Winifred Gilman' Sage Variety low 12 5 GALLON YES GRASSES AND GRASSLIKE:

BOU BLO Bouteloua
gracilis 'Blonde Ambition' Blue Gramma Grass medium 43 1 GALLON YES CHR TEC Chrondro petalum tectorum 'El Campo' Cape Reed low 8 5 GALLON NO ELY CON El ymus condensatus 'Canyon Prince' Giant Wild Rye low 26 1 GALLON YES SES CAM Sesleria autumnalis 'Cam po Verde' Moor Grass Variety medium 67 1 GALLON NO PERENNIALS AND SUBSHRUBS:

ARC CAR Arctosta phylos edmundsii 'Carmel Sur' Manzanita Variety low 16 1 GALLON YES ARC-JOH Arctosta phylos 'John Dourley' Manzanita Variety low 24 1 GALLON YES ACH PAP Achillea millefolium ‘Pa prika’ Paprika Yarrow low 8 1 GALLON NO BUD CRA Buddleia davidii ‘CranRazz' Butterfly Bush low 1 1 GALLON NO EPI EVE E pilobium 'Everett's Choice' Everett's California Fuchsia low 5 1 GALLON YES CON MAU Convolvulus mauritanicus Ground Morning Glory low 8 1 GALLON NO CON XER Convovulvus cneorum 'Xera S phere' Silver Morning Glory low 12 1 GALLON NO ERI GRA Erio gonum grande ‘rubescens’ California Buckwheat low 20 1 GALLON YES NAN GUL Nandina domestica alba 'Lemon Lime' Lemon Lime Nandina low 33 1 GALLON NO VER LIL Verbena lilacina 'De La Mina' Cedros Island Verbena medium 18 1 GALLON YES SAL ARM Salvia 'Amistad' Friendship Sage medium 5 1 GALLON NO SAL BEE Salvia 'Bee's Bliss' Creeping Sage low 15 1 GALLON YES SAL API Salvia a piana White Salvia low 2 1 GALLON YES
WES BOX Westrin gia rosmariniformis ‘Grey Box’ Westringia Variety low 61 1 GALLON NO

PLANTING NOTES

AND LEGENDS
L-3
P L A N T I N G N O T E S:

GENERAL NOTATION:

THE LANDSCAPE CONTRACTOR SHALL INSPECT THE SITE AND BE FAMILIAR WITH ALL EXISTING SITE CONDITIONS PRIOR TO BIDDING THE JOB. CONTRACTOR SHALL

NOT WILLFULLY PROCEED WITH CONSTRUCTION AS SHOWN WHEN IT IS OBVIOUS

THAT OBSTRUCTIONS, UTILITIES, LANDSCAPE GRADE DIFFERENCES, OR

LANDSCAPE AREA DISCREPENCIES OCCUR ON SITE THAT HAVE NOT BEEN REPRESENTED ON THE DESIGN. SUCH CONDITIONS SHALL IMMEDIATELY BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE DESIGNER. THE CONTRACTOR

SHALL ASSUME FULL RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO FAILURE TO GIVE SUCH NOTIFICATION. ALL LOCAL CODES AND ORDINANCES SHALL BE OBSERVED. PLANTING SHALL BE INSTALLED IN CONFORMANCE WITH

ALL APPLICABLE LOCAL CODES AND ORDINANCES BY EXPERIENCED WORKMEN

AND A LICENSED LANDSCAPE CONTRACTOR WHO SHALL OBTAIN ALL NECESSARY PERMITS AND PAY ALL REQUIRED FEES. CONTRACTOR SHALL BE RESPONSIBLE

FOR COORDINATION BETWEEN TRADES AND SUBCONTRACTORS AS REQUIRED TO COMPLETE LANDSCAPE OPERATIONS. THE CONTRACTOR SHALL BE RESPONSIBLE

FOR ANY DAMAGE TO EXISTING FACILITIES CAUSED BY OR DURING THE PERFORMANCE OF HIS/ HER WORK. ALL REPAIRS SHALL BE MADE AT NO COST TO THE OWNER.

SOIL TEST:

THE LANDSCAPE CONTRACTOR IS RESPONSIBLE TO OBTAIN A SOILS ANALYSIS

FROM AN APPROVED LAB TO INDICATE WHAT AMENDMENTS WOULD BE APPROPRIATE TO ADD TO THE SOIL PREPERATION REGIME. TESTS SHOULD

ANALYZE SOIL FERTILITY, HORTICULTURAL SUITABILITY, AND PHYSICAL

CHARACTERISTICS AND SHOULD RECOMMEND APPROPRIATE CORRECTIVE MEASURES. SOIL TEST SHALL BE SUBMITTED TO THE LANDSCAPE ARCHITECT PRIOR TO PLANTING.

SOIL PREPARATION:

THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR FINISH GRADING AND ALL PLANTING AREA DRAINAGE. POSITIVE DRAINAGE AWAY FROM HOUSE (2 % MIN.) SHALL BE MAINTAINED. NO LOW SPOTS WHICH HOLD STANDING WATER WILL BE ACCEPTED. THE LANDSCAPE CONTRACTOR SHALL INCORPORATE BACKFILL SOIL MIXES IN PLANTING AREAS AS NOTED BELOW. WHERE ROTOTILLING IS NOT POSSIBLE, WORK IN AMENDMENT WITH HAND TOOLS. AFTER

INSTALLATION OF IRRIGATION SYSTEM, ALL PLANTING AREAS ARE TO BE FINE GRADED TO WITHIN 2 INCHES AND SLIGHTLY MOUNDED AWAY FROM EDGES OF TOP OF HEADER, CURB, WALK, PLANTER, ETC... AND RAKED SMOOTH WITH ALL ROCK AND DEBRIS OVER 1 INCH IN DIAMETER REMOVED.SOIL AMENDMENTS:

THE LANDSCAPE CONTRACTOR SHALL INCORPORATE, BY MEANS OF ROTOTILLING, 6 CUBIC YARDS OF 'NITROFIED' SOIL CONDITIONER (WITH A PH OF 6.5 TO 7.5) AND 15 LBS. OF GRANULAR FERTILIZER (12-12-12) PER 1,000 SQUARE FEET OF PLANTING AREA INTO THE TOP 6" OF SOIL FOR ALL PLANTING AREAS. IN AREAS WITH A SLOPE OF 3:1 OR GREATER OR WHERE PLANT MATERIAL IS SPACED 60" ON

CENTER OR GREATER THE RECOMMENDED HORTICULTURAL BACKFILL MIX SHALL BE PER PLANT PIT ONLY-SEE PLANTING DETAILS. DO NOT AMEND SOIL WITHIN BIORETENTION AREAS. SEE CIVIL DRAWINGS FOR SOIL PREPARATION IN THESE AREAS. SOIL SHALL NOT BE WORKED WHEN WET.

BEDDING AREAS:

PERENNIAL BEDS SHALL BE EXCAVATED AND 6" (OR DEPTH NOTED) OF PURE PLANTING MIX (SUCH AS DIABLO SOIL'S 'DIABLO MIX') SHALL BE USED. NO TOP DRESSING SHALL BE UTILIZED FOR CULTIVATED BEDS.BACKFILL SOIL MIXES:

PLANTING PIT MIX FOR TREES AND SHRUBS TO CONSIST OF 1/3 ORGANIC AMENDMENT AND 2/3 AMENDED TOPSOIL AS NOTED ABOVE.

ACID BACKFILL MIX:

BACK FILL FOR ACID LOVING PLANTS (FOR ALL CITRUS OTHERS ) SHALL BE 30 % AMENDED SOIL, 20 % SAND, AND 50 % PRE-MOISTENED PEAT WITH '49'ER BRAND ACID FOOD' AT MANUFACTURER'S RECOMMENDED APPLICATION RATE. PLANTING PITS TO BE MINIMUM 2 TIMES WIDTH OF ROOTBALL AND 2 TIMES DEPTH OF ROOTBALL.

AGAVE, CACTUS AND SUCCULENT BACKFILL MIX:

BACK FILL FOR SPECIALTY PLANTING (FOR ALL CACTUS, SUCCULENTS, AGAVE AND OTHERS ) SHALL BE 30 % PALM AND CACTUS PLANTING MIX, 30 % SAND, AND 40 % PUMICE (AVAILABLE AT SLOAT GARDEN SUPPLY) PLANTING PITS TO BE MINIMUM 2 TIMES WIDTH OF ROOTBALL AND 2 TIMES DEPTH OF ROOTBALL.

SHRUB PLANTING:

THE SHRUBS SHALL BE SPOTTED AS PER PLAN. NO SUBSTITUTIONS UNLESS AUTHORIZED BY LANDSCAPE DESIGNER OR OWNER. ALL SHRUBS SHALL RECIEVE TURFGRO 20-10-5 PACKETS AT THE FOLLOWING RATIOS:
(1) TABLET PER 1 GALLON, (2) TABLETS FOR 5 GALLON, AND (4) TABLETS FOR 15 GALLON.TREE PLANTING:

THE TREES SHALL BE SPOTTED AS PER PLAN. TREES SHALL TYPICALLY BE LOCATED A MINIMUM OF FOUR (4') FEET FROM ALL CURBS, WALKS, HEADERS, BUILDINGS, OR OVERHANGS, AND OTHER TREES WITHIN THE PROJECT. TREE BACKFILL SHALL BE THE ‘PIT PLANTING MIX’ AS NOTED ABOVE. STD. TRUNK INDICATES A SINGLE TRUNK, AND A MULTI TRUNK INDICATES (3) TRUNKS FROM THE BASE OF TREE. DOUBLE STAKE ALL STANDARD TRUNK TREES. ALL TREES SHALL RECIEVE TURFGRO 20-10-5 PACKETS AT THE FOLLOWING RATIOS: (4) TABLET PER 15 GALLON, (5) TABLETS FOR 24" BOX, AND (6) TABLETS FOR 36" BOX AND LARGER.

THOROUGHLY WATER ALL TREES IMMEDIATELY FOLLOWING PLANTING.

GROUND COVER:

PLANT AT THE SPACINGS NOTED ON THE LEGEND. GROUND COVER SHALL

EXTEND UNDER ALL SHRUB AREAS AS NECESSARY TO PROVIDE COMPLETE GROUND COVER COVERAGE.

TOP DRESSING:

TOP DRESSING TO CONSIST OF 3" LAYER NATURAL BROWN SHREDDED

REDWOOD BARK MULCH' FOR ALL PLANTING AREAS EXCEPT LAWN AND MEADOW GRASS. NO MULCH SHALL BE PLACED WITHIN A 3" CLEAR BAND AROUND TRUNK OF TREES. MULCHES AVAILABLE AT SLOAT GARDEN CENTER 925 743 0288 OR APPROVED EQUAL. MAINTANENCE:

THE CONTRACTOR SHALL MAINTAIN THE PROJECT FOR 90 DAYS ( OR AS APPROVED BY OWNER ) UPON COMPLETION AND APPROVAL OF THE PROJECT.

DURING THE ENTIRE MAINTENANCE PERIOD, WATERING, CULTIVATING, WEEDING,

REPAIR OF STAKES AND TIES, AND SPRAYING FOR INSECTS AND DISEASES SHALL BE PERFORMED. AT THE END OF MAINTENANCE PERIOD, ALL AREAS SHALL BE

FREE OF WEEDS AND ALL PLANT MATERIAL SHALL BE IN A HEALTHY, THRIVING CONDITION. SUBSTITUTIONS:

REQUESTS FOR SUBSTITUTIONS OF PLANT MATERIAL TO BE MADE (5) DAYS PRIOR TO PLANTING.

GUARANTEE:

ALL CONSTRUCTION, TREES, SHRUBS, AND IRRIGATION BY LANDSCAPE

CONTRACTOR AND/OR HIS SUBCONTRACTORS SHALL BE GUARANTEED FOR ONE (1) FULL YEAR AFTER THE BEGINNING OF THE MAINTENANCE PERIOD. THE

CONTRACTOR SHALL REPLACE ANY AND ALL LANDSCAPE MATERIALS THAT ARE IN

AN UNACCEPTABLE CONDITION FOR THE TIME OF USE, AND ANY PLANT MATERIAL THAT ARE NOT IN A VIGOROUS STATE OF GROWTH. THE CONTRACTOR SHALL NOT

BE HELD LIABLE FOR LOSS OF PLANT MATERIAL DUE TO VANDALISM, ACCIDENTAL

CAUSES, OR ACTS OF NEGLECT BY OTHERS THAN THE CONTRACTOR, HIS AGENTS, OR EMPLOYEES.

PRE-EMERGENT HERBICIDE:

A GRANULAR PRE-EMERGENT (SUCH AS RON-STAR) SHALL BE APPLIED

TO ALL PLANTING AREAS AS PER MANUFACTURER'S
RECOMMENDATIONS. THE LANDSCAPE CONTRACTOR SHALL ASSUME

RESPONSIBILITY FOR THE USE OF CHMICAL PRODUCTS AND IS TO

SUPPLY THE OWNER WITH A WRITTEN RECORD OF THE TYPE OF
CHEMICAL USED, DATE APPLIED AND THE RATE OF APPLICATION.

UTILITIES:

CONTRACTOR SHALL COORDINATE TREE PLANTING WITH DRAINLINES AND UNDERGROUND UTILITIES TO AVOID CONFLICT. LOCATE TREES A MINIMUM OF FIVE FEET FROM UNDERGROUND UTILITIES.ADDITIONAL PLANT CONTINGENCY:

CONTRACTOR SHALL INCORPORATE INTO THE BID AN ADDITIONAL 5 %OF TOTAL PLANT QUANTITIES FOR EACH CONTAINER SIZE FOR ALL NON-TREE PLANT MATERIAL. QUANTITY AND PLACEMENT OF ADDITIONAL

PLANTS TO BE DETERMINED BY LANDSCAPE ARCHITECT DURING PLANT PLACEMENT. PLANT PLACEMENT SITE OBSERVATION:

CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT A MINIMUM OF 3 DAYS PRIOR TO PLANT SPOTTING. THERE SHALL BE A SITE
OBSERVATION OF PLANT LOCATIONS PRIOR TO INSTALLATION. ALL

PLANTINGS SHALL BE LOCATED PER PLAN IN THE FIELD PRIOR TO OBSERVATION. COORDINATION AND SITE VERIFICATION:

CONTRACTOR SHALL INSTPECT THE SITE AND BE FAMILIAR WITH ALL SITE CONDITIONS PRIOR TO SUBMITTING A BID. THE LANDSCAPE

CONTRACTOR SHALL REVIEW ALL RELATED DRAWINGS AND SHALL

ENSURE COORDINATION WITH ALL OTHER TRADES DURING
CONSTRUCTION PRIOR TO SUBMITTING A BID.

PLANT QUANTITIES:

CONTRACTOR SHALL VERIFY ALL PLANT MATERIAL QUANTITIES PRIOR TO INSTALLATION. PLANT QUANTITIES ARE LISTED FOR THE
CONVENIENCE OF THE CONTRACTOR. ACTUAL NUMBER OF SYMBOLS

SHALL HAVE THE PRIORITY IN LIEU OF QUANTITIES DESIGNATED IN CALLOUTS.

NOTE: ALL SHRUBS HAVE A MINIMUM 5-GALLON POT SIZE
GROUND COVERS:

SYMBOL BOTANICAL NAME/SIZE/SPACING WUCOLS COMMON NAME
Arctostaphylos uva ursi 'Green Su preme' from 1 gallon low Bearberry @ 42" o.c. Triangular Spacing. Manzanita

GROUND COVER SPACING

NO SCALE
EQ.

EQ.

EQ.
12" DEEPER THAN
CONTAINER MIN.
2 X DIAMETER

OF ROOTBALL

CINCH TIE OR

APPROVED EQUAL
10' LODGE POLE STAKES PLACED ON

WINDWARD SIDE OF TREE

ROOT BALL
A SHALLOW BASIN 2" DEEP SHALL BE

FORMED AROUND ROOTBALL BELOW FINISH
GRADE. TREES PLANTED IN LAWN SHALL NOT

HAVE BASIN

APPROVED BACKFILL

THROUGHLY MIXED PRIOR

TO INSTALLATION

NATIVE GRADE OR CERTIFIED
COMPACTED BACKFILL.

STANDARD TRUNK TREE PLANTING
TURFGRO 20-10-5 PACKETS

PER SPECIFICATIONS
WIND

DIRECTION

PREVAILING
3'' DIAMETER LODGPOLE PINE TREE
STAKES (2) - LOCATE OUTSIDE OF

ROOTBALL AND PERPENDICULAR TO

PREVAILING WIND (SEE PLAN VIEW)

ROOTBALL
TRUNK
TIES
PIT
NOTES:

1. APPROVED TREE TIES TO RUBBER STRAPS
NAILED TO STAKES. NO WIRE CONNECTIONS
ALLOWED.

2. REMOVE ALL NURSERY STAKES FROM
ROOTBALL. SIDES OF PLANT PIT TO BE
VERTICAL. SCARIFY SIDES AND BOTTOM.

3. DO NOT PLANT TREES WITHIN 10' OF
SEWER OR DOMESTIC WATER LINES.
3"
CLR.

DEPTH OF

CONTAINER
2 X D I A M E T E R

O F R O O T B A L L

A SHALLOW BASIN
2" DEEP SHALL BE

FORMED AROUND

ROOT BALL BELOW
FINISH GRADE.

ROOT BALL
FINISH GRADE.

APPROVED BACKFILL

THROUGHLY MIXED

PRIOR TO INSTALLATION

NATIVE GRADE OR

CERTIFIED

COMPACTED

BACKFILL

SHRUB PLANTING DETAIL
TURFGRO 20-10-5 PACKETS

PER SPECIFICATIONS

PROPOSED

NATURAL FORM

MULTI TRUNK TREE
(NO STAKING)FINISH
GRADE

LATERAL LINEPLANTING PIT
IS 3 TIMES

DIAMETER OF

ROOTBALL
2" WATERING
BASIN

RAINBIRD RWS-BGG

ROOT WATERING
SYSTEM

BACKFILL

MULTI TRUNK TREE

N O S C A L E
ATTACHMENT 4
292

TTOWNHOUSE

DEVELOPMENT
35411 EASTT AVE
LIVERMORE, CA.

REV.. NO. REVISION
JOBB NO: DATE:: 11/18/20
DRAWN: SCALE:: 1/8"" == 1'-0"MFH
NOTE:

THIS PLAN IS DIAGRAMMATIC IN NATURE. IT IS

MEANT AS A GENERAL GUIDE TO CONSTRUCTION
ONLY. IT IS NOT FULLY DETAILED NOR
EXHAUSTIVELY SPECIFIED.

IT IS THE RESPONSIBILITY OF THE CONTRACTOR

TO BECOME FAMILIAR WITH THE SITE PRIOR TO
STARTING WORK. NOTIFY LANDSCAPE DESIGNER
PROMPTLY WITH ANY FIELD DISCREPANCIES. IT IS

THE RESPONSIBILITY OF THE CONTRACTOR AND/

OR OWNER TO VERIFY, SELECT, AND RESOLVE

ALL STRUCTURES, WATER FEATURES, AND
PLANTING MATERIALS.

THE CONTRACTOR AND OWNER ARE SOLEY

RESPONSIBLE FOR QUALITY CONTROL,

CONSTRUCTION STANDARDS AND FOR

MAINTAINING COMPLIANCE WITH LOCAL
ANDCOUNTY CODES ON THIS PROJECT.

M a r t i n H o f f m a n n

LLANDSCAPEE ARCHITECT
4713 FIRST STREET
SUITE 205

PLEASANTON, CA
925 462 2190
[email protected]
2/25/21 10/4/22
8/6/24 2/10/25
4/28/255 (NATIVEE PALETTE)
SCALE: 1/8" = 1'-0"
0 4' 8' 16' 24'

GENERAL NOTES

CONTRACTORS MUST BE PROPERLY AND

CURRENTLY LICENSED BY THE CALIFORNIA

CONTRACTORS STATE LICENSED BOARD PRIOR

TO ENTERING INTO AN AGREEMENT TO

PERFORM WORK AND MAY PERFORM ONLY

SUCH WORK AS IS WITHIN THE SCOPE OF SAID
LICENSED SPECIALTY.

CONTRACTOR SHALL BE RESPONSIBLE FOR

BEING FAMILIAR WITH ALL UNDERGROUND
UTILITIES, PIPES AND STRUCTURES.

CONTRACTOR SHALL TAKE SOLE

RESPONSIBILITY FOR COST INCURRED DUE TO

DAMAGE AND REPLACEMENT OF SAID UTILITIES

PRIOR TO COMMENCEMENT OF ANY

CONSTRUCTION CONTRACTOR SHALL NOTIFY
USA UNDERGROUND ALERT @ (800) 277-2600.

NORTH

BUS STOP TRASH
SIGN

EXISTING WIRE
FENCE
GATE
FIRE

WOOD FENCE
NO

PARKING

VAN ACCESSIBLE
9'-0" X 19'-0"
WM

IRRIGATION PLAN
L-4
IRRIGATION INSTALLATION NOTES:

1. IRRIGATION CONTRACTOR SHALL VERIFY WATER PRESSURE
PRIOR TO STARTING WORK.

2. THE IRRIGATION CONTRACTOR SHALL ADJUST ALL SPRAY

HEADS TO AVOID OVERSPRAY

3. IRRIGATION CONTROLLER TO BE PROGRAMMED TO OPERATE
BETWEEN 8 P.M. AND 8 A.M.

4. THE IRRIGATION CONTROLLER SCHEDULE SHALL BE CHANGED

FOR EACH SEASON

5. THE RAINBIRD AUTOMATIC SHUT OFF DEVICE SHALL BE

LOCATED ON TOP OF THE ROOF DIRECTLY ABOVE THE
CONTROLLER. THE DEVICE SHALL BE INSTALLED AWAY FROM
ANY OVERHANGS OR TREES.

6. AUTOMATIC INLINE VALVES TO BE SET IN VALVE BOXES.

LOCATE VALVE BOXES IN GROUND COVER AREAS

7. LOCATE A CHECK VALVE ABOVE LOWEST HEAD IN EACH
SPRAY LINE.

RAINBIRD XFCV NOTES:

1. INSTALL A RAINBIRD DRIP OPERATION INDICATOR

ON EACH DRIP ZONE FOR INSTANT VISUAL PROOF THAT LINE IS OPERATING.

2. RAINBIRD XFCV TUBING TO BE STAKED AT 3' ON CENTER.

3. RAINBIRD XFCV TUBING TO BE SPACED AT 18" ON CENTER,
KEEP TUBES MINIMUM 4" FROM EDGE OF PLANTING AREA.

4. RAINBIRD XFCV TUBING TO BE BURIED MINIMUM 4", MAXIMUM 6" DEEP.

5. INSTALL A MANUAL FLUSHING VALVE AT THE LOW POINT OF
EACH EXHAUST HEADER.

POINT OF CONNECTION TO WATER
SUPPLY:

INSTALL COMPRESSION TEE ON

DOMESTIC WATER LINE AND
CONNECT TO NEW 1 1/4" PVC
MAINLINE. VERIFY A MINIMUM
STATIC WATER PRESSURE OF 55
PSI. IF EXCEEDS 95 PSI, INSTALL

PRESSURE REDUCING VALVE
(SEE LEGEND) VERIFY A MINIMUM
AVAILABLE FLOW OF 22 GPM.

WALL MOUNT EXTERIOR
CONTROLLER LOCATION:

PROVIDE CONNECTION
TO 120 VOLT POWER

WITHIN RIGID STEEL

CONDUIT FROM SOURCE
TO BE DETERMINED.

ALL ABOVE GRADE

CONTROL WIRES SHALL

BE CONTAINED WITHIN

PVC ELECTRICAL

CONDUIT SECURELY
FASTENED TO WALL.

FINAL CONTROLLER

LOCATION TO BE

COORDINATED WITH
OWNER.

CO
4 1" 7.0 3 1" 4.0 2 1" 4.0
1 1" 4.0
5 1" 5.0
6 1" 4.0
7 1" 4.0
8 1" 5.0
ATTACHMENT 4
293

TTOWNHOUSE

DEVELOPMENT
35411 EASTT AVE
LIVERMORE, CA.

REV.. NO. REVISION
JOBB NO: DATE:: 11/18/20
DRAWN: SCALE:: 1/8"" == 1'-0"MFH
NOTE:

THIS PLAN IS DIAGRAMMATIC IN NATURE. IT IS

MEANT AS A GENERAL GUIDE TO CONSTRUCTION
ONLY. IT IS NOT FULLY DETAILED NOR
EXHAUSTIVELY SPECIFIED.

IT IS THE RESPONSIBILITY OF THE CONTRACTOR

TO BECOME FAMILIAR WITH THE SITE PRIOR TO
STARTING WORK. NOTIFY LANDSCAPE DESIGNER
PROMPTLY WITH ANY FIELD DISCREPANCIES. IT IS

THE RESPONSIBILITY OF THE CONTRACTOR AND/

OR OWNER TO VERIFY, SELECT, AND RESOLVE

ALL STRUCTURES, WATER FEATURES, AND
PLANTING MATERIALS.

THE CONTRACTOR AND OWNER ARE SOLEY

RESPONSIBLE FOR QUALITY CONTROL,

CONSTRUCTION STANDARDS AND FOR

MAINTAINING COMPLIANCE WITH LOCAL
ANDCOUNTY CODES ON THIS PROJECT.

M a r t i n H o f f m a n n

LLANDSCAPEE ARCHITECT
4713 FIRST STREET
SUITE 205

PLEASANTON, CA
925 462 2190
[email protected]
2/25/21 10/4/22
8/6/24 2/10/25
4/28/255 (NATIVEE PALETTE)
3541

EASTT AVENUE

LIVERMORE,, CA

47.2 0.55
Hydrozone # / Planting
Descriptiona
Plant Factor
(PF)
Irrigation
Methodb
Irrigation
Efficiency (IE)
c
ETAF
(PF/IE)
Landscape Area
(Sq. Ft.)
ETAF x
Area
Estimated Total Water
Use (ETWU)
d
MEDIUM WATER USE 0.4 0.75 0.53 4750 2533 74135

0.75 0.00 0 0
a

0.75 0.00 0 0

0.75 0.00 0 0
b

0.75 0.00 0 0

0.75 0.00 0 0
c

0.75 0.00 0 0

0.75 0.00 0 0
d

0.75 0.00 0 0

0.75 0.00 0 0
e

0.75 0.00 0 0

0.75 0.00 0 0
Totals 4750 2533 74135
VEG. GARDEN 1 0 0
10 0
10 0
10 0
Totals 0 0 0
74135
76452 0.45
ETAF Calculations

0.55 Regular Landscape Areas 0.81
Total ETAF x Area 2533 0.75
Total Area 4750
Average ETAF 0.53
Total ETAF x Area 2533
Total Area 4750
Average ETAF 0.53
Residential
California Water Efficient Landscape Worksheet
Reference Evapotranspiration (ETo) Project Type
Regular Landscape Areas
Residential
All Landscape Areas
Special Landscape Areas
ETWU Total
Maximum Allowed Water Allowance (MAWA)e
Drip
Overhead
MAWA (Annual Gallons Allowed) =
(Eto) (0.62) [ (ETAF x LA) + ((1-ETAF) x SLA)]
Where 0.62 is a conversion factor to change acre-inches per acre per year to gallons per square foot per year, LA is the total regular landscape area in square feet, SLA is the total special landscape area in square feet, and ETAF is 0.55 for residential areas and 0.45 for non-residential areas Average ETAF for Regular Landscape
Areas must be 0.55 or below for residential
areas, and 0.45 or below for non-residential
areas.

Hydrozone # / Planting Description e.g.

1.) Front lawn

2.) Low water use planting

3.) Medium water use planting
Irrigation Method

1.) Overhead Spray

2.) Drip
Irrigation Efficiency

1.) 0.75 for Overhead Spray

2.) 0.81 for Drip
ETWU (Annual Gallons Required) =
Eto x 0.62 x ETAF x Area
Where 0.62 is a conversion factor to change acre-inches per acre per year to gallons per square foot per year
Non-Residential
NOTES:

1. SPRINKLER SYSTEM DESIGNED FOR A MINIMUM OF
18 GPM @ 55 PSI STATIC PRESSURE. IRRIGATION

CONTRACTOR TO VERIFY A MINIMUM PRESSURE OF
55 PSI PRIOR TO INSTALLATION.

2. INSTALL BACKFLOW PREVENTION DEVICE

APPROXIMATELY WHERE INDICATED AND ACCORDING
TO LOCAL CODES (IF APPLICABLE). INSTALL USING

BRASS OR COPPER (TYPE K ) NIPPLES, FITTINGS AND
UNION. WRAP ALL BRASS OR COPPER NIPPLES
AND FITTINGS BELOW FINISH GRADE WITH 10 MIL
CORROSION PROTECTION TAPE.

3. ALL EQUIPMENT REQUIRED, BUT NOT SPECIFIED

ON THE PLAN SHALL BE INSTALLED BY THE

IRRIGATION CONTRACTOR TO INSURE A COMPLETE
AND FUNCTIONAL SYSTEM. INSTALL ALL EQUIPMENT

IN ACCORDANCE WITH THE MANUFACTURER'S
INSTRUCTIONS AND AS INDICATED IN THE PLAN.

4. CONTROLLER LOCATION APPROXIMATE. EXACT

LOCATION OF WALL MOUNT OR PEDESTAL MOUNT
CONTROLLER TO BE DETERMINED AT JOBSITE. 110

VOLT ELECTRICAL SUPPLY IS PROVIDED FOR IN

IMMEDIATE VICINITY ON ANOTHER SECTION OF
CONTRACT.IRRIGATION CONTRACTOR TO MAKE FINAL
110 VOLT ELECTRICAL CONNECTION. USE WATER
PROOF CONNECTION FOR OUTDOOR INSTALLATION.

5. THIS PLAN IS DIAGRAMMATIC AND ALL MAINLINES

AND VALVES SHOWN IN HARD SURFACE AREAS

ARE FOR LIABILITY PURPOSE ONLY AND SHALL BE
LOCATED IN PLANTED AREAS AS POSSIBLE.

6. USE PRIMER DURING IRRIGATION SUPPLY LINE
INSTALLATION. PRESSURE TEST SUPPLY LINES AS
NECESSARY PRIOR TO BACKFILL.

7. HOUSE REMOTE CONTROL VALVES IN PLASTIC
BOX WITH BOLT DOWN LID. PLACE VALVES 12"
FROM ADJACENT SIDEWALKS, BUILDINGS, ETC., AT
FINISH GRADE. PLACE DRAIN ROCK UNDER VALVES
TO A 6" DEPTH WITH A 3" CLEARANCE UNDER
VALVE. STENCIL VALVE BOX NUMBER ON LID. COIL
3 FEET OF EXCESS WIRE IN VALVE BOX.

8. INSTALL 4" AND 6 " POP UPS USING TRIPLE

SWING RISER ASSEMBLIES CONSISTING OF
SCHEDULE 80 NIPPLES AND SCHEDULE 40 FITTINGS.

PLACE HEADS 6 INCHES FROM ADJACENT CURBS,
SIDEWALKS, ETC., AND SET 1/2 INCH ABOVE FINISH
GRADE. SET FLUSH WITH FINISH GRADE IN LAWN
AREAS.

9. ALL PIPE UNDER A.C. PAVEMENT SHALL BE 1120/
SCHEDULE 40 PVC PIPE, 24 INCH COVER, WITH

SAND BLANKET AROUND PIPE AND A MINIMUM OF
6" SAND COVER ON TOP SIDE OF PIPE.

10. ALL VALVE CONTROL WIRE SHALL BE AWG 14
TYPE UF, 600 VOLT TEST DIRECT BURIAL. CONNECT

WIRE USING PEN-TITE CONNECTORS WITH EPOXY
RESIN.

11. ADJUST ALL SPRINKLER HEADS FOR COMPLETE

COVERAGE WITH MINIMUM SPRAY ON SIDEWALKS,
ETC. AND THROTTLE FLOW CONTROL AT VALVE
FOR OPTIMUM OPERATION.

12. 1 1/4 INCH SCHEDULE 40 PVC PRESSURE MAIN LINE
TO POINT OF CONTROL.

13. THE IRRIGATION CONTRACTOR SHALL GUARANTEE

THE IRRIGATION SYSTEM AGAINST DEFECTIVE

MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE
(1) YEAR FROM THE DATE OF FINAL ACCEPTANCE

14. THE IRRIGATION SYSTEM SHALL BE FULLY

AUTOMATIC, FULLY OPERATIONAL, AND DEMONSTRATE

FULL AND UNIFORM COVERAGE, AND BE LEFT READY
FOR OPERATION PRIOR TO JOB COMPLETION.

IRRIGATION SYSTEM CONSTRUCTION NOTES :

GENERAL NOTES:

DO NOT WILLFULLY INSTALL THE IRRIGATION SYSTEM AS SHOWN ON THE DRAWINGS WHEN IT

IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES, OR DIFFERENCES IN

AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE DESIGN OF THE SYSTEM. SUCH OBSTRUCTIONS OR DIFFERENCES SHALL BE BROUGHT TO THE ATTENTION OF THE IRRIGATION DESIGNER IMMEDIATELY. NOTIFY THE LANDSCAPE DESIGNER OF ANY

ASPECTS OF LAYOUT WHICH WILL PROVIDE INCOMPLETE COVERAGE OF PLANT MATERIAL, AND DO NOT PROCEED WITH WORK UNTIL DESIGNER IS NOTIFIED. IN THE EVENT THAT

NOTIFICATION IS NOT PERFORMED, THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH THE SITE PRIOR TO CONSTRUCTION.

IT SHALL BE THE IRRIGATION CONTRACTOR'S RESPONSIBILITY TO PROTECT ALL EXISTING UTILITIES UNLESS OTHERWISE SPECIFIED IN THE PLANS. CITYSTANDARD DRAWINGS,

SPECIFICATION, DETAIL DRAWINGS, AND SPECIFICATIONS, AS WELL AS THE SOILS REPORT, SHALL TAKE PRECEDENCE OVER GENERAL DRAWINGS UNLESS OTHERWISE DIRECTED. THE

IRRIGATION DESIGNER ASSUMES NO RESPONSIBILITY BEYOND THE ADEQUACY OF THE DESIGN CONTAINED HEREIN.

DRAWINGS:

DUE TO THE SCALE OF THE DRAWINGS, IT IS NOT POSSIBLE TO INDICATE ALL OFFSETS, FITTINGS, SLEEVES, ETC. , WHICH ARE REQUIRED TO COMPLETE THE JOB. THIS PLAN IS DIAGRAMMATIC IN NATURE, AND MEANT AS A GENERAL GUIDE TO CONSTRUCTION. THE

IRRIGATION CONTRACTOR SHALL CAREFULLY INSPECT THE STRUCTURAL AND FINISHED

CONDITION OF THE FIELD CONDITIONS THAT MAY AFFECT HIS WORK, PLAN ACCORDINGLY, AND PROVIDE ALL FITTINGS REQUIRED TO MEET SUCH FIELD CONDITIONS. THE IRRIGATION

SYSTEM SHALL BE INSTALLED IN A MANNER THAT AVOIDS CONFLICTS BETWEEN PLANTING, LIGHTING, AND OTHER LANDSCAPE OR ARCHITECTURAL FEATURES. ALL PIPING, VALVES, ETC.

SHOWN WITHIN PAVED AREAS ARE FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED IN PLANTING AREAS WHERE POSSIBLE.

IRRIGATION
NOTES
L-5

WATER CALCULATIONS MODEL EFFICIENT WATER USE ORDINANCE IRRIGATION LEGEND IRRIGATION NOTES

HYDROZONE MAP

BUS STOP TRASH
SIGN

EXISTING WIRE
FENCE
UNIT 1 UNIT 2
UNIT 9 UNIT 10 UNIT 11 UNIT 12 UNIT 13
UNIT 3 UNIT 5UNIT 4 UNIT 8UNIT 6 UNIT 7
ADU
GATE
FIRE

WOOD FENCE WOOD FENCE

DOLORES STREET

EAST AVEUNE
NO

PARKING

VAN ACCESSIBLE
9'-0" X 19'-0"
WM

HYDROZONE MAP

NOT TO SCALE

HYDROZONE LEGEND

MEDIUM WATER USE,
DRIP
4750 SQUARE FT.

PIPING LEGEND:

SYMBOL DESCRIPTION
1 1/4" MAINLINE SCH. 40 PVC
PLASTIC PIPE WITH SCH. 40
P.V.C. SOLVENT FITTINGS. 18" COVER
1" LATERAL LINE
3/4" LATERAL LINE
1/2" LATERAL LINE
POINT SOURCE DRIP IRRIGATION ZONE.

RAINBIRD XF DRIPLINE TUBING OR EQUAL

USE DRIP LINE OPERATION INDICATOR AND FLUSH
(USE 1/4" XQ DRIPLINE TO BARB EMITTERS AND STAKES )
RAINBIRD XFCV .6 gph / 18" spacing DRIPLINE
4" P.V.C. SLEEVE

IRRIGATION LEGEND

SYMBOL NUMBER DESCRIPTION
RAIN BIRD ESP CONTROLLER TM2-12 12 STATION CONTROLLER LNK 2 WIFI RAIN BIRD LINK WIFI MODULE

RAIN SENSOR RAIN BIRD RAIN SENSOR
FEBCO 825 Y 1" BACKFLOW

PREVENTION DEVICE
600LX WILKINS PRESSURE
REDUCING VALVE (line size)
B110 STOCKHOLM GATE
VALVE (line size)
XCZ-100-PRF RAINBIRD LOW FLOW PRESSURE REGULATING
WITH 200 MESH FILTER IN-LINE REMOTE CONTROL ZONE KIT
WITH 200 MESH FILTER AND BALL VALVE
PC-05 BARB PER SCHEDULE RAIN BIRD PRESSURE-COMPENSATING MODULES BLANK TUBING BARB WITH 1/4 TUBING, STAKES, AND BUG CAP
RAIN BIRD RWS-M-B-C-PCT-10 RAIN BIRD TREE BUBBLER SYSTEM

SEE TREE BUBBLER SYSTEM DETAIL
PVC TO 3/4" DRIP HEADER /FLUSH

POINT SOURCE IRRIGATION
RAINBIRD PC-5 BARB DRIP EMITTER
SCHEDULE:
1 GALLON - (1) RAIN BIRD PC-5
5 GALLON - (2) RAIN BIRD PC-5
15 GALLON - (3) RAIN BIRD PC-5
24" BOX TREES- (4) RAIN BIRD PC-5
ZONE
CO
ATTACHMENT 4
294

TTOWNHOUSE

DEVELOPMENT
35411 EASTT AVE
LIVERMORE, CA.

REV.. NO. REVISION
JOBB NO: DATE:: 11/18/20
DRAWN: SCALE:: 1/8"" == 1'-0"MFH
NOTE:

THIS PLAN IS DIAGRAMMATIC IN NATURE. IT IS

MEANT AS A GENERAL GUIDE TO CONSTRUCTION
ONLY. IT IS NOT FULLY DETAILED NOR
EXHAUSTIVELY SPECIFIED.

IT IS THE RESPONSIBILITY OF THE CONTRACTOR

TO BECOME FAMILIAR WITH THE SITE PRIOR TO
STARTING WORK. NOTIFY LANDSCAPE DESIGNER
PROMPTLY WITH ANY FIELD DISCREPANCIES. IT IS

THE RESPONSIBILITY OF THE CONTRACTOR AND/

OR OWNER TO VERIFY, SELECT, AND RESOLVE

ALL STRUCTURES, WATER FEATURES, AND
PLANTING MATERIALS.

THE CONTRACTOR AND OWNER ARE SOLEY

RESPONSIBLE FOR QUALITY CONTROL,

CONSTRUCTION STANDARDS AND FOR

MAINTAINING COMPLIANCE WITH LOCAL
ANDCOUNTY CODES ON THIS PROJECT.

M a r t i n H o f f m a n n

LLANDSCAPEE ARCHITECT
4713 FIRST STREET
SUITE 205

PLEASANTON, CA
925 462 2190
[email protected]
2/25/21 10/4/22
8/6/24 2/10/25
4/28/255 (NATIVEE PALETTE)

IRRIGATION

DETAILS
L-6

TREE DRIP SYSTEM

NO SCALE

PROPOSED TREE
FINISH
GRADE

LATERAL LINEROOTBALL
2" WATERING BASIN

BACKFILL
NOTE:

REFER TO EMITTER

SCHEDULE

POLY DRIPLINE RING WITH

BARB DRIP EMITTERS

PLAN VIEW

DRIPLINE RING WITH

BARB DRIP EMITTERS

SEE SCHEDULE FOR

BARB EMITTERS

LATERAL
LINE

PVC TO POLY PIPE

CONNECTION

BARB POLY LINE

FITTINGS

TREE ROOTBALL

BACKFLOW PREVENTION DEVICE

NO SCALE
DRIP CONNECTION :

PVC TO POLYTUBE ON GRADE
CXCXFPT SCH. 40

PVC FITTING

CONNECTION
3/4" MALE

ADAPTER
P.V.C. TEE P.V.C. PIPING
(LATERAL LINE)

USE FIR BARK MULCH

COVER- SEE PLANTING

SPECIFICATIONS FOR

TYPE AND DEPTH
12" MIN.

DRIP TUBING
BURIED 2"-3" MIN.
3" THICK TOP

DRESSING

FILTER/ PRESSURE REGULATOR

NO SCALE

PRESSURE REDUCING VALVE
(PRE SET TO 40 PSI)

TO VALVE

USE A STANDARD BRICK OR

FLAT STONE UNDER EACH

CORNER OF VALVE BOX TO
LEVEL

FILTER WITH SCREEN
(ROTATE FILTER TO BELOW

HORIZONTAL POSITION)
FINISH
GRADE
SCH. 40 PVC

MAIN LINE
CARSON 1419 PLASTIC

VALVE BOX OR EQUAL
APPLY 3" GRAVEL PEA GRAVEL

AT BASE OF BOX TO PREVENT

SILTATION

SLEEVING INSTALLATION

NO SCALE
24"
MIN.36" MIN.

PAVING SAND BACKFILL COMPACTED TO

THE DENSITY OF EXISTING SOIL
CONTROL WIRES IN SCH. 40 SLEEVE

UNDISTURBED
SOIL

PRESSURIZED

MAINLINE
IN SCH. 40
SLEEVE

LATERAL
LINES
IN SCH.40

SLEEVES

PVC SLEEVES

TO BE TWICE

THE DIAMETER

OF THE PIPE

OR WIRE
BUNDLE

CARRIED

PIPE TRENCHING

NO SCALE
12" MIN.
18" MIN.

FINISH GRADE

CLEAN COMPACTED

BACKFILL

CONTROL WIRES

UNDISTURBED SOIL

PRESSURIZED MAINLINE

SEE SPECIFICATIONS

LATERAL LINES
SEE

SPECIFICATIONS LOW-VOLUME CONTROL SYSTEM

NO SCALE
FLOW
3/4" PRV45 PSI LF

REMOTE CONTROL
VALVE
PVC MAINLINE 2" MINIMUM

CLEARANCE

PVC OR POLY

LATERAL LINE

VALVE BOX
12" X 18"
1 CU. FT. PEA

GRAVEL SUMP

BRICK SUPPORT
(1- EA. CORNER)
200 MESS FILTER
3/4" SCH 40. RED BUSHING THDxTHD
NOTES:

1. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING TO BE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGES IN ELEVATION. SEE INSTALLATION SPECIFICATIONS ON RAIN BIRD WEB SITE (WWW.RAINBIRD.COM) FOR SUGGESTED SPACING.

2. LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM SPACING SHOWN IN THE ACCOMPANYING TABLE.

3. PLACE TIE DOWN STAKES EVERY THREE FEET IN SAND, F0UR FEET IN LOAM, AND FIVE FEET IN CLAY.

4. AT FITTINGS WHERE THERE IS A CHANGE OF DIRECTION SUCH AS TEES OR ELBOWS, USE TIE-DOWN STAKES ON EACH LEG OF THE CHANGE OF DIRECTION.

XFCV SUB-SURFACE DRIPLINE / POINT SOURCE EMITTERS

CURVED EDGE LAYOUT QF HEADER
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18

PVC SUPPLY PIPE FROM RAIN BIRD CONTROL

ZONE KIT (SIZED TO MEET LATERAL FLOW

DEMAND) PERIMETER OF AREA

PERIMETER DRIPLINE PIPE TO BE INSTALLED
2"-4" FROM PERIMETER OF AREA

QF-SUPPLY HEADER

RAIN BIRD XFS SERIES DRIPLINE (TYPICAL)
BARB X BARB INSERT TEE:

RAIN BIRD XFF-TEE (TYPICAL)

TOTAL LENGTH OF SELECTED DRIPLINE

SHOULD NOT EXCEED LENGTH SHOWN IN
TABLE

FLUSH POINT WITH PVC CAP OR OPTIONAL

PVC BALL VALVE

QF-FLUSH HEADER
PVC SCH 40 ELL (TYPICAL)

PVC RISER PIPE

STAINLESS STEEL, OETIKER OR MURRAY
CLAMP
PVC SCH 40 CAP

OPERATION INDICATOR
RAIN BIRD MODEL: OPERIND
XF SERIES TIE-DOWN STAKES (TDS-050)
PVC SCH 40 BALL VALVE

REFERR TOO RAINN BIRDD DRIPLINEE DESIGNN GUIDEE FORR PROPERR SPACING

PERIMETER OF AREA

PRE-INSTALLED BARB FITTING

NO SCALE
OP
1 INSET A
45 6
2 3
9 10
8 7

INSET A
10 1 54
12 11
1 13
2"-4"
14 13
13 16 14
17 INSET B

INSET C

INSET B

INSET C
15 9
6 9
6 14
18 4-6"

DRIP MANIFOLD
\PBURIAL DEPTH
XF SERIES INSERT FITTING XFF-MA- 050/075
(TYPICAL)
ATTACHMENT 4
295
ATTACHMENT 4
296
55REE'LHVWOHU
ATTACHMENT 4
297
55RE'LHVWOHU
ATTACHMENT 4
298
55RE'LHVWOHU
ATTACHMENT 4
299
55RE'LHVWOHU
ATTACHMENT 4
300
55RE'LHVWOHU
ATTACHMENT 4
301
ATTACHMENT 5
302
Technical Memorandum
Date:

To:

From:

June
, 2025
Frank Abboud and Terry J. Townsend
N17
Praveena Samaleti
TJKM
Jorge A. Muradas, EIT
TJKM
Jurisdiction: City of Livermore
Subject: 3541 East Avenue – Transportation Assessment (Update) The purpose of this memorandum is to present the results of the updated transportation assessment evaluating the proposed development at 3541 East Avenue, consisting of a parcel of land located at the southeast corner of the intersection of East Avenue and Dolores Street, in Livermore, California.

This memorandum is meant to update and s upersede a previous Technical Memorandum prepared for the same site titled “East and Dolores Traffic Study” dated November 9 th, 2020. The
Year 2020 transportation assessment consisted of the evaluation of the development of the project site to consist of 9 mult i-family residential units. The updated transportation assessment evaluates the development with an increase in the number of multi-family residential units from 9 units to 13 units.

The Year 2020 memorandum documenting the assessment of the project site with 9 multi-family residential units is included in Attachment 1.

This updated transportation assessment includes a trip generation, vehicle miles traveled (VMT) analysis, an onsite circulation evaluation, and ac cess analysis. These evaluations are aimed to address the following:

ATTACHMENT 6
303
3541 East Avenue – Transportation Assessment (Update) June , 2025
2 1. Identify whether the project would result in any significant VMT impact based on OPR’s screening methods.

Per the Technical Advisory published by the Governor’s Office of Planning and Research (OPR), a quantitative VMT assessment forms the basis of the CEQA analysis for a proposed project. Effective as of July 1, 2020, inters ection LOS can no longer be used to determine significant impacts for CEQA purposes.

The OPR guidelines include the fo llowing screening criteria for identifying projects that can be presumed to have a less-than-significant impact:
x Within a Transit Priority Area, depending on applicability; x Within a designated low VMT area; or,
x Local Serving Projects.

Local serving projects include K-1 public schools, local parks, daycare centers, retail facilities of less than 50,000 SF, non-destination hotels, student housing, assembly uses, community institutions, locall y serving community colleges, affordable or supportive housing, assisted living facilities, senior housing, or projects generally generating less than 110 average daily trips (ADT).

To estimate trips generated by the proposed development for the weekday morning (AM) and weekday afternoon (PM) peak periods as well as for weekday daily trips, TJKM utilized the published trip generation rates from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, and consistent with the methodology published in ITE’s Trip Generation Handbook, 3rd Edition.

TJKM used published trip rates for the ITE Land Use Code 220 (Multifamily Housing – Low- Rise) to establish the proposed land uses.

The trip generation is shown in Table 1, the Project is calculated to generate approximately 88 ADT during a typical weekday, including 6 AM peak hour trips (1 In / 5 Out) and 7 PM peak hour trips (4 In / 3 Out).

Therefore, since the project trip generation re sults in 88 ADT (lower than the OPR’s VMT screening threshold of 110 ADT), the Project is screened out from a VMT analysis.

ATTACHMENT 6
304
3541 East Avenue – Transportation Assessment (Update) June , 2025
3 Total Rate Total In % Out % In Out Rate Total In % Out % In Out Multifamily Low-Rise Units 220 13 DU 6.74 DU 88 0.47 6 24% 76% 1 5 0.57 7 62% 38% 4 3 88 6 1 5 7 4 3
AM Peak Hour
Source - Institute of Transportation Engineers (ITE) Trip Generation Manual, 11 th Edition (09/2021).

Total Proposed Units 13 Units
3541 East Avenue - Trip Generation
Land Use ITE
Code
Land Use
Intensity
Rate
Daily
------ Weekday ------
PM Peak Hour
Table 1: Project Trip Generation

2. Provide on-site circulation analysis.

As shown in the project site plan included in Attachment 2, the Project provides one two- car garage for each of the thirteen (13) pr oposed units. In addition, there are three (3) guest parking spaces planned to be located adjacent to the project site entrance and one (1) van-accessible parking space on the northern side of the planned development.

On-site circulation is planned to consist of an internal street that will connect with the project driveway forming an L-shaped pathwa y for users. The internal street will run parallel to the housing units and will have a dead-end on the northern side of the project site. This internal street wi ll be used only by residents and potential guests/visitors who may need to venture into the dead-end area.

Therefore, on-site circulation is anticipated to be adequate for the planned uses.

3. Provide queueing analysis at any project driveway on Dolores Avenue if left-turn-in movement is allowed.

For the evaluation of queueing at the pr oject access driveway, TJKM has referenced a previous Technical Memorandum prepared to evaluate the traffic growth along East Avenue titled “Traffic Growth Percentage Along East Avenue” dated May 26th, 2020.

In the referenced memorandum, an evaluation of various methodologies to establish traffic growth around East Avenue was conducted.

ATTACHMENT 6
305
3541 East Avenue – Transportation Assessment (Update) June 9, 2025 4 One of the methodologies consisted of comparing Year 2016 and Year 2018 AM and PM peak hour counts for the intersection of East Avenue at Dolores Street. The comparison yielded a growth rate of -9.4% for AM peak hour traffic and 0.2% for PM peak hour traffic.

A separate methodology consisted of comparing the Alameda County Transportation Commission Year 2010 and Year 2040 travel demand models for the segment along East Avenue adjacent to Livermore High School. This comparison yielded an annual growth rate of 1.34%.

TJKM proceeded to reference the Year 2018 peak hour traffic data for the intersection of East Avenue at Dolores Street and the application of a 1.34% annual growth rate over the span of 7 years to calculate baseline Year 2025 peak hour traffic volumes at the intersection.

Figure 1 shows the AM and PM peak hour volumes of the intersection of East Avenue at Dolores Street for Year 2018 conditions and the calculated baseline volumes for Year 2025.

Figure 1: East Avenue at Dolores Street Year 2018 and Year 2025 AM and PM Peak Hour Volumes ATTACHMENT 6
306
3541 East Avenue – Transportation Assessment (Update) June , 2025
5 Using the calculated Year 2025 peak hour volumes, TJKM proceeded to reference these volumes to estimate the volumes along Dolores Street at the Project driveway location.

The volumes at the Project driveway location were estimated as follows:
¾ For NB traffic along Dolores Street: the sum of the NB-L, NB-T, and NB-R volumes at the intersection of East Avenue at Dolores Street.
¾ For SB traffic along Dolores Street: the su m of the WB-L, EB-R, and SB-T volumes at the intersection of East Avenue at Dolores Street.

Following the methodology outlined above, TJKM estimated the NB-T and SB-T volumes along Dolores Street at the Project driveway location.

A 95 th percentile queueing analysis was condu cted to analyze queueing at the Project driveway location considering a Project driv eway with a general-purpose configuration allowing right-in/right-out movements as well as left-in/left-out movements.

Following the latest HCM methodology and utilizing the Synchro 12.0 software package, TJKM conducted an AM and PM peak hour que ueing evaluation at the Project driveway location.

With the addition of Project traffic (referenced from the calculated Project trip generation as shown in Table 1), and assuming a trip distribution of traffic where 80% of Project traffic travels to and from the north of the Project driveway and 20% of Project traffic travels to and from the south of the Project driveway, queueing at the Project driveway location was conducted and analysis result worksheets are included in Attachment 3. The queueing analysis at the Project driveway location is observed to result in the following:

AM Peak Hour:
¾ NB Approach (Dolores St.): queue length = 0 vehicles
¾ SB Approach (Dolores St.): queue length = 0 vehicles
¾ WB Approach (driveway): queue length = 0 vehicles
PM Peak Hour:
¾ NB Approach (Dolores St.): queue length = 0 vehicles
¾ SB Approach (Dolores St.): queue length = 0 vehicles
¾ WB Approach (driveway): queue length = 0 vehicles
ATTACHMENT 6
307
3541 East Avenue – Transportation Assessment (Update) June , 2025
6 Therefore, as shown in the AM and PM peak hour assessment of the intersection of Dolores Street at the Project driveway, 95th percentile queues during an average peak hour are anticipated to be on average minimal, if any.

ATTACHMENT 6
308
3541 East Avenue – Transportation Assessment (Update) June , 2025
7 Attachment 1
Technical Memorandum “East and Dolores Traffic Study” dated November 9th, 2020 The page has been left blank intentionally. The attachment is provided on the following page.

ATTACHMENT 6
309

TECHNICAL MEMORANDUM
Date: November 9, 2020
To: Joanna Liu
From:

Chris D. Kinzel, P.E.

Vice President
Subject: East and Dolores Traffic Study
The proposed nine unit development is located in the southeast quadrant of East Avenue and Dolores Street. These are responses to your questions:
x Identify whether the project would result in any significant VMT impact based on OPR's screening thresholds
The nine unit project would generate fewer than 90 trips per day. OPR suggests projects generating fewer than 110 daily trips may be screened out from VMT analysis. Therefore, no further analysis is needed.
x Provide on-site circulation analysis
The project provides one two-car garage for each of the nine units. In addition, there are three guest stalls near the entrance. On-site circulation is dead-end but only the residents will need to venture into the dead-end area. Guests will either park near the entrance on-site or on-street. Many on-street parking stalls are available. The circulation is adequate.
x Provide queuing analysis at any project driveway on Dolores Avenue if left-turn-in movement is allowed.

The project driveway is located about 175 feet south of the East Avenue intersection stop bar. The project generates two southbound inbound trips in the a.m. peak hour and seven southbound inbound trips in the p.m. peak hour. In the morning Dolores has 114 northbound trips and 93 southbound trips. Two entering vehicles against 114 approaching vehicles should produce practically no queuing.

ATTACHMENT 6
310
VISIONTHATMOVESYOURCOMMUNITY
In the afternoon peak the seven inbound trips (one every 8+ minutes on average) encounter 147 northbound vehicles plus there are 118 southbound vehicles. The estimated ADT is 2,400 vpd on Dolores. With these volumes little, if any, queuing issues can be expected on Dolores near the entrance to the project.

Please contact me if there are questions about these matters.

ATTACHMENT 6
311
3541 East Avenue – Transportation Assessment (Update) June , 2025
8 Attachment 2
Project Site Plan
The page has been left blank intentionally. The attachment is provided on the following page.

ATTACHMENT 6
312
ATTACHMENT 6
313
3541 East Avenue – Transportation Assessment (Update) June , 2025
9 Attachment 3
AM and PM 95th Percentile Queueing Synchro Worksheets for Dolores Street at Project Driveway Location
The page has been left blank intentionally. The attachment is provided on the following page.

ATTACHMENT 6
314
HCM 7th TWSC AM Peak Hour
1: Project Dwy. & Dolores St. 06/04/2025
Scenario 1 2:12 pm 06/04/2025 Baseline Synchro 12 Report

Page 1 ends

Intersection
Int Delay, s/veh 0.2
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 1 4 204 0 1 162
Future Vol, veh/h 1 4 204 0 1 162
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 1 4 222 0 1 176
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 400 222 0 0 222 0
Stage 1 222 -----
Stage 2 178 -----
Critical Hdwy 6.42 6.22 - - 4.12 -
C r i t i c a l H d w y S t g 1 5 . 4 2-----
C r i t i c a l H d w y S t g 2 5 . 4 2-----
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 606 818 - - 1347 -
Stage 1 815 -----
Stage 2 853 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 605 818 - - 1347 -
Mov Cap-2 Maneuver 605 -----
Stage 1 815 -----
Stage 2 852 -----
Approach WB NB SB
HCM Control Delay, s/v 9.74 0 0.05

HCM LOS A
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 764 11 -
HCM Lane V/C Ratio - - 0.007 0.001 -
HCM Control Delay (s/veh) - - 9.7 7.7 0
HCM Lane LOS - - A A A
HCM 95th %tile Q(veh) - - 0 0 -
ATTACHMENT 6
315
HCM 7th TWSC
1: Project Dwy. & Dolores St. 06/04/2025
Scenario 1 2:12 pm 06/04/2025 Baseline Synchro 12 Report

Page 1 ends

Intersection
Int Delay, s/veh 0.1
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 1 2 268 1 3 210
Future Vol, veh/h 1 2 268 1 3 210
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 1 2 291 1 3 228
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 527 292 0 0 292 0
Stage 1 292 -----
Stage 2 235 -----
Critical Hdwy 6.42 6.22 - - 4.12 -
C r i t i c a l H d w y S t g 1 5 . 4 2-----
C r i t i c a l H d w y S t g 2 5 . 4 2-----
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 512 747 - - 1269 -
Stage 1 758 -----
Stage 2 804 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 510 747 - - 1269 -
Mov Cap-2 Maneuver 510 -----
Stage 1 758 -----
Stage 2 802 -----
Approach WB NB SB
HCM Control Delay, s/v10.59 0 0.11

HCM LOS B
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 647 25 -
HCM Lane V/C Ratio - - 0.005 0.003 -
HCM Control Delay (s/veh) - - 10.6 7.8 0
HCM Lane LOS - - B A A
HCM 95th %tile Q(veh) - - 0 0 -
ATTACHMENT 6
316
From: Terry Cuellar
To: City Clerk
Subject: Public Hearing Notice for 3541 East Avenue
Date: Wednesday, October 15, 2025 12:39:27 PM
Exercise Caution: This message is from outside the City email system. Do not open links or attachments from untrusted sources.

I received your notice in the mail but unfortunately I cannot attend the hearing.

I live at Livermore Ca 94550. I am right next to the proposed development! This would be a disaster to allow him to build multi housing on that corner. It's already one of the busiest intersections. Delores is one of 2 roads off East Avenue that allow people to drive to Tesla/N Livermore Avenue & vice versa. Building a multi housing on the corner would add to the congestion already there and possible accidents. Delores is not wide enough to handle more traffic and it already is a sitting parking lot along Delores. I believe this man attempted to get permission from our HOA board (Vineyard Townhomes) to gain access for his development to go back and forth thru our property that our residents pay for the roads and upkeep. Our answer was NO and will continue to be NO as long as I am on the board!
I think this would be a big mistake!!! I vote NO! If this goes thru, The mayor, the city council etc., have lost any future votes from me!!!!!!!!!! Terry Cuellar
ATTACHMENT 7
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ATTACHMENT 7
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ATTACHMENT 7
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Livermore High & East Avenue and their homes. My understanding is that 13 rental homes will be built on the property with parking for 2 cars for each home and 3 parking spaces for guest parking only!! This will further push more cars to park on Delores. Also my understanding is they will be tearing down the old NOB HILL shopping center on N.

Livermore/Pacific for a Senior development that will add even more traffic at the other end of Delores/Pacific/N. Livermore Ave.

Perhaps if this actually happens, we can request speed bumps on Delores every 30 feet like Buena Vista already has had for some time to control the traffic.

I am only joking but
it is a suggestion!!!

Apparently there is a meeting concerning this development of 13 homes on 10/27/25.

Now for the reason I am writing as I was the only person as far as I know who got the pink card to attend the meeting.

I have since shared it with my neighbors who are upset
because they never got a card to advise them of the city's plans!

I believe the meeting is scheduled for 10/27/25. Please email the City Clerk to advise of your thoughts since this will not only affect locals around this mess but anyone who travels down East Ave or Delores.

Email: [email protected]

Thank you for letting me sound off!
Terry Cuellar

ATTACHMENT 7
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ATTACHMENT 8
321

*MMVTUSBUJWF1VSQPTFT0OMZ
4 ft. Easement
ATTACHMENT 8
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1 RESOLUTION NO. ________

IN THE CITY COUNCIL OF THE CITY OF LIVERMORE, CALIFORNIA

A RESOLUTION FINDING THE ABBOUD TOWNHOMES PROJECT IS EXEMPT

UNDER THE PROVISIONS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES SECTION 15332 (IN-FILL DEVELOPMENT PROJECTS)

On June 17, 2025, the Planning Commission held a duly noticed public hearing to consider the Project , staff recommendations, heard public testimony, made the necessary findings, and adopted Planning C ommission Resolution No. 22-25, attached hereto as Exhibit A, recommending the City Council find the Project is exempt under CEQA Guidelines Section 15332 (In-Fill Projects) and introduce an ordinance approving Planned Development (PD) 25-001.

On November 24, 2025 , the City Council held a duly noticed public hearing to consider the Project, Planning Commission and staff recommendations, and all public comments and testimony, and findings.

NOW, THEREFORE, B E IT RESOLVED by the City Council of th e 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 findings made in Planning Commission Resolution No. 22 -25, 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 resoluti on. Based upon the City Council’s own independent review of the Record Evidence and considerations, the City Council hereby determines that the Project is categorically exempt from the California Environmental Quality Act in accordance with CEQA Guidelines Section 15332 (In -fill Project) and none of the exceptions to the exemption listed in Section 15300.2 apply.

BE IT FURTHER RESOLVED that the City Council of the City of Livermore directs the Planning Manager to file a Notice of Exemption with the Alame da County Clerk, if the project is approved.

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2 RESOLUTION NO. ________
On motion of Council Member _____________________, seconded by Council Member ______________________, the foregoing r esolution was passed and adopted on November 24, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

ATTEST: APPROVED AS TO FORM:

_____________________________ /s/ Christine Crowl
Deborah L. Elam Christine Crowl
City Clerk Special Counsel

Exhibit A – Planning Commission Resolution No. 22-25

324

EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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1 RESOLUTION NO. ________

IN THE CITY COUNCIL OF THE CITY OF LIVERMORE, CALIFORNIA

A RESOLUTION APPROVING SUBDIVISION (SUB) 20-004 AND SITE PLAN DESIGN REVIEW (SPDR) 21-001 TO ALLOW A TWO-STORY, ATTACHED, 13-UNIT MULTI-FAMILY, TOWNHOME-STYLE DEVELOPMENT LOCATED AT 3541 EAST AVENUE

On June 14, 2020, the City received an application for Planned Development (PD) 25-001, Subdivision (SUB) 20 -004, and Site Plan Design Review (SPDR) 21 -001 to redevelop the approximately 0.62 -acre site with a two -story, attached, 13 -unit multi- family, t ownhome-style development (“Project”). The Project will consist of all rental units that would be grouped on one lot. The units will include three and four bedroom plans that range in size from 1,400 to 1,900 square feet, plus one Accessory Dwelling Unit. Each primary unit will have an attached two -car garage. The Project will reconstruct the curb, gutter, and sidewalk along the project’s frontages (East Avenue and Dolores Street), underground all utilities, and construct a new shared driveway to access the site from Dolores Street.

On June 17, 2025, the Planning Commission held a duly noticed public hearing to consider the Project, staff recommendations, heard public testimony, and made the necessary findings, and adopted Planning Commission Resolution No. 24-25, attached hereto as Exhibit A, recommending the City Council approve the project.

On November 24, 2025, the City Council held a duly noticed public hearing to consider the Project, Planning Commission and staff recommendations, and all public comments and testimony, and findings.

NOW, THEREFORE, B E IT RESOLVED by the City Council of th e 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 repor ts, 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 finding that the project is exempt from the California Environmental Quality Act (CEQA) in accordance with CEQA Guidelines Section 15332 (In-fill Projects).

BE IT FURTHER RESOLVED that the City Council of the City of Livermore has considered the findings made in Planning Commission Resolution No. 2 4-25, attached hereto as Exhib it 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. Based upon the City Council’s own independent review of the Record Evidence and 329
2 RESOLUTION NO. ________
considerations, the City Co uncil hereby approves Subdivision (SUB) 20 -004 and Site Plan Design Review (SPDR) 21 -001 subject to the Conditions of Approval, attached hereto as Exhibit B. This approval is contingent upon the adoption of the Ordinance approving Planned Development (PD) 25-001. Council’s approval becomes effective upon the adoption of Ordinance _____ approving Planned Development (PD) 25-001.

BE IT FURTHER RESOLVED , that the City Council of the City of Livermore directs the Planning Manager to file a Notice of Exemption with the Alameda County Clerk, if the project is approved.

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 o f Council Member _____________________, seconded by Council Member ______________________, the foregoing r esolution was passed and adopted on November 24, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

ATTEST: APPROVED AS TO FORM:

_____________________________ /s/ Christine Crowl
Deborah L. Elam Christine Crowl
City Clerk Special Counsel

Exhibit A – Planning Commission Resolution No. 24-25
Exhibit B – Conditions of Approval

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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
334

EXHIBIT A
335

EXHIBIT A
336
Conditions of Approval
Subdivision (SUB) 20-004
Site Plan Design Review (SPDR) 21-001
Request to approve a Subdivision (SUB20-004) and Site Plan Design Review (SPDR21-001) to allow a two-story, attached, 13-unit multi-family, townhome-style development.

The project site is located at 3541 East Ave
Recommended for Approval by Planning Commission on June 17, 2025 Approved by City Council on November 24, 2025
A. PROJECT AUTHORIZATION

1. The project shall be in conformance with all City Ordinances, rules, regulations, and policies. 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 the conformance of the land us e and Livermore Development Code requirements. Use of the property shall be limited to those permitted by the Livermore Development Code as it ex ists now or may be amended in the future.

3. This Subdivision and Site Plan Design Review approval is not an author ization to commence construction. Tentative Parcel Map (Subdivision) and Site Plan Design Review shall expire on November 24, 2027 unless a request for extension has been filed.

4. Building construction, alter ations, repairs, sign er ection, or final sign off of inspections shall not be permitted without pr ior approval of the Building Division through issuance of any required permits.

B. PROJECT SPECIFIC CONDITIONS
Prior to issuance of a Building Permit, the applicant shall demonstrate conformance to the following conditions to the satisfaction of the Community Development Department:

EXHIBIT B
337

1. The applicant shall respond in writing to all conditions contained herein and in attachments to this document. Responses shall clearly describe how each condition has been met. When the response references construction drawings, the page number and detail reference, if applicable, shall be noted.

2. All exterior windows shall be inset a minimum of 4 inches f rom the exterior wall or frame surface.

3. New lighting shall be directed downward and/or cut off shields shall be used to prevent
light spill off-site.

4. The applicant shall demonstrate on the landscape plans compliance with the City’s Water Efficiency Ordinance, subject to Planning Division approval, prior to the issuance of any building permit.

5. T
he development impact fees and project processing fees due in connection with this permit shall be based upon the fees in effect at the time the fee is paid.

6. Prior to Final Map approval, the developer shall contribute $50,000 for future
improvements on East Avenue in accordance with the East Avenue Corridor
Project as approved by the City Engineer.

7. Per Livermore Municipal Code section 12.51, if public art will be installed a site plan shall be submitted showing the location of the artwork, complete with landscaping, lighting and other appropriate accessories to complement and
protect the artwork, along with the artist’s concept and representation, such as a drawing, photograph, or maquette of the artwork. Indicate what medium or materials will be used and include maintenance plans for the artwork.

As outlined in the Muni Code, Building permits shall not be issued until
the Commission has approved the request to install public art, and the certificate of occupancy shall not be issued until the approved work of art has been installed and an agreement has been recorded against the property to maintain t
he art for a minimum of thirty years. If an in-lieu contribution will be provided
in place of artwork, the public art in-lieu contribution shall be paid at the time of issuance of each building permit.

C. GE

NERAL CONDITIONS OF APPROVAL

1. Development shall conform to the final approved plans that are reviewed and approved by the Planning Commission and City Council. Building Permit Plans will need to reflect any changes made by the review authority or are required by the City at the time of Building Permit submittal.

2. The Community Development Director may approve minor amendments to the permit, provided that the permit is still in substantial conformance with the original approval.

EXHIBIT B
338

3. Approval of the Subdivision and Site Plan Design Review entitlements
do not authorize construction or operations. Building construction, al
terations, repairs, sign erection, or occupancy shall not be permitted without
prior approval of the Building Division through issuance of any required permits.

4. 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. ENG

INEERING DIVISION

1. See at
tached Engineering Considerations ("Exhibit A") dated May 21, 2025.

E. BUIL

DING DIVISION

1. Pr
oject shall conform to CA Codes adopted at time of Building permit submittal.

2. Pr
ovide complete stamped and signed plans at building permit submittal.

F. HOUS
ING

1. The pr
oject is subject to a 15% inclusionary requirement based on 13 units which will require 1.95 affordable units (the ADU for unit 13 is excluded from the unit count).

2. The dev
eloper shall be required to enter into an affordable housing agreement that will be recorded on the property with the following terms:
a. If
the developer owns and rents all units in the project then one (1) unit shall be reserved for rent to a very low -income (50% of Area Median Income) household at the City’s affordable rent limit for that unit, subject to the City’s marketing, leasing and property management requirements for Below Market Rate rentals.
b. The af
fordability restrictions will be secured through a regulatory agreement between the City and the developer recorded on the property. c. If
any of the units in the project are sold or transferred, then the project will be subject to the City’s for -sale affordability requirement of 1.95 units. One unit shall be restricted for sale to a low-income (80% of Area Median Income) household at the City’s affordable for -sale price and the remaining fractional unit (.95) shall be paid through the in- lieu fee per the Affordable Housing Ordinance.

EXHIBIT B
339
G. 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.

Confirm at Building Permit Plan Check with Fire Department:

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.

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 Pleasanton 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 Pleasanton 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.

EXHIBIT B
340

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.

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 approved 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 Livermore-Pleasanton 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 B
341

14. FIRE VEHICLE TURNAROUNDS: Where Fire Department vehicle access through or around a site involves changes in direction or curves, inside radius of 45 feet and outside radius of 55 feet shall be provided to facilitate fire truck turning radius for entry and exit from the site. Dead-end access ways and internal drives shall not exceed 300 feet in length and shall terminate in cul -de-sacs no less than 96 feet in diameter or hammer -head (tee). Standards and options are available through the Livermore-Pleasanton Fire Department, Fire Prevention Bureau.

15. 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.

16. RESIDENTIAL – NEW CONSTRUCTION: The following items shall be provided prior to any construction above the foundation or slab.

a. Emergency vehicle access shall be provided to the site (tract), including areas where construction is occurring.
b. Designated construction material storage and construction worker parking shall not obstruct the emergency vehicle access route(s). c. On-site fire hydrants shall be in service. Fire hydrants shall be flushed and all valves open.

17. 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.

EXHIBIT B
342
DATE
: May 21, 2025
REVISED: November 5, 2025 by Staff
ENGINEERING CONSIDERATIONS - EXHIBIT "A"
( Subject to revision prior to final approval by Planning Commission) TENTA
TIVE PARCEL MAP: 11527 (SUB20-004), SPDR21-001, PD25-001 LO
CATION: 3541 East Avenue @ Dolores St
AP
PLICANT: Frank Abboud
No
te: 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
F
or the purpose of this agreement, the following words shall have the meanings respectively ascribed to them by this section:

D
eveloper : Person(s) or Corporation(s) signing final map(s) and subdivision agreement(s)
I
mprovement Plans: Construction drawings for required public and private improvements S
ervices: Utility lateral, or any portions of a conduit cable or duct, between a utility distribution line and the site it serves
P
roject: The work to be performed by Developer
2 . TENTATIVE MAP
A
pproval or conditional approval of this 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
T
he project shall be in conformance with all City Ordinances, rules, regulations, and policies. 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.

A
ll required improvements shall be constructed prior to occupancy of the new residential units on

EXHIBIT B
343
this site.

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 Works, 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. If there is any conflict between the tentative map and these Engineering Considerations, the Engineering Considerations shall govern.

No specific phased development plan has been submitted with this tentative parcel map application.

Therefore, all required improvements for this tentative map shall be constructed as one phase. A phased map could only be considered if a specific phasing plan is submitted for consideration as a tentative map amendment.

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 – Current edition

2. Development Plan Check and Procedures Manual – Current edition

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: B-3, B-4, B-8, B-9, B-12, B-13, B-14, C-8, C-9, C-10, C-11, C-12, C-13, C-14, C-15, C- 16, C-17, C-18, C-23, J-1, J-2, L-1, L-2, L-3, P-1, P-2, P-3, and P-4

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:

East Avenue

EXHIBIT B
344

East Avenue is a major street in the General Plan. The City plans on making future improvements on East Avenue in accordance with the East Avenue Corridor Project. To facilitate this future work the Developer shall contribute $50,000 to the project to pay for their fair share of intersection improvements at East Avenue and Dolores Street. This contribution will be due prior to the filing of the final parcel map.

The Developer shall remove the existing driveway on East Avenue and reconstruct the curb, gutter and sidewalk at this location..

Dolores Street

Dolores Street is a residential street that is fully built out along the project frontage.

The Developer shall remove the existing driveway on Dolores Street and reconstruct the curb, gutter and sidewalk at this location. The Developer shall construct a new driveway providing access into the project as shown on the tentative map.

Dolores Street along the project 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.

To accommodate future improvements to be made by the City with the East Avenue Corridor Project, Dolores Street shall be resigned to eliminate on street parking along the project frontage.

The Developer is proposing to execute an Offer of Dedication, in a form acceptable to the City Attorney, which grants to the City a 4-foot wide easement extending along the entire northern boundary of the project site adjacent to East Avenue. This Offer of Dedication shall confirm that the future easement area shall be reserved exclusively for potential use by the City of Livermore for the installation of a bike lane along East Avenue following future study and approved design for such a facility. The Offer of Dedication shall remain open for a period of twenty-five (25) years. If the City fails to record its acceptance of the Offer of Dedication within twenty-five (25) years from the date of recordation, the Offer of Dedication shall automatically terminate. (Revised November 5, 2025 by Staff)

Interior Street

The interior street shall be a private street comprised of a 20’ right-of-way width with no on-street parking except where guest parking stalls are located per the tentative map. This private street shall be maintained by the Homeowners Association for the project.

The Developer shall design and construct a portion of the interior street as an emergency vehicle
access and shall be designed to withstand a vehicle loading of 75,000 lbs. An Emergency Vehicle Access Easement (EVAE) shall be dedicated to the City on the final map over the interior street where the EVAE will be located.

EXHIBIT B
345
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, unless otherwise approved by the City Engineer and Fire Marshall.

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 – Not used

6. TRAFFIC IMPACT FEE CREDITS AND REIMBURSEMENTS – Not Used

7. SANITARY SEWERS

Because the Developer has chosen to install enhanced specialty paving (i.e. pavers, stamped concrete, stamped asphalt, etc.) instead of City standard asphalt street section, the sanitary sewers in the private streets will be privately-owned by a homeowner’s association and maintained to the two-way cleanouts. In order to differentiate the ownership of public and private facilities, the Developer shall provide the additional structures (manholes and or cleanouts) to be installed at the property line.

Sewer shall be extended across all frontages of each phase.

Sewer laterals with two way 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:

EXHIBIT B
346
"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

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.

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).

Since the Developer has chosen to build private streets, the storm drain system will be privately owned and maintained by a homeowner’s association and maintained to the property line. In order to differentiate the ownership of public and private facilities, the Developer shall provide the additional structures (manholes and or catchbasins) to be installed at the property line.

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

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. If this project is greater than one acre, the Developer shall provide a Hydrograph Modification Plan (HMP) with calculations in accordance with the Alameda Countywide

EXHIBIT B
347
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 stormdrain 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 stormdrain 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 storm water treatment, detention and low impact development infrastructure installed with this project shall be funded by the Developer.

9. REQUIRED SOURCE CONTROL STORMWATER MEASURES

See Section Y of the of the Development Plan Check & Procedure Manual for requirements.

10. WATER SUPPLY (CAL WATER)

Water mains shall be extended across all frontages of each phase. Any water service that is to be abandoned or that was previously stubbed out to the site but will not be used by the development, shall be removed by the Developer.

All water system designs, including water service laterals, shall be approved by Cal Water prior to final map approval.

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.

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.

EXHIBIT B
348

12. TRAILWAY/BIKEWAY REQUIREMENTS

Active Transportation Plan

Certain portions of this development are within the City of Livermore Active Transportation Plan (ATP) established and adopted as part of the General Plan. The City will be constructing improvements consistent with the ATP with East Avenue Corridor project in the future. The Developer will be providing funds that will a contribute to the construction of this project in the future. See East Avenue requirements above.

13. MEDIANS AND OTHER LANDSCAPED AREAS – Not used

14. HORTICULTURIST'S REPORT – Not used

15. SPECIAL DISTRICTS – Not used

16. AIRPORT LOCATION – Not used

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 to and exit from the site. The purpose of the plan is to insure that there will be safe entry and exit by construction and other vehicles prior to the installation of the required permanent improvements on Dolores Street.

If this plan requires the construction of improvements on Dolores Street, then these improvements shall be constructed prior to the beginning of any on-site work.

Access to the development by construction equipment, material delivery and other heavy loads shall be limited by the Developer to the following route:

EXHIBIT B
349
I-580, North Livermore Avenue to South Livermore Avenue to East Avenue to Dolores Street

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. DEVELOPMENTS WITH PRIVATE ROADWAYS AND UTILITIES
(Condominiums, Row Houses, Cluster, etc.)

The private improvements of the private street system are part of the improvements required of this subdivision. For this reason, the Developer shall pay Engineering Division plan check and construction inspection fees and the City Engineering Division will provide these services. The Developer will also provide subdivision security for the required private improvements.

Developer shall also provide proof of PG&E final approval of the project plans prior to Final Map approval, including approved PG&E plans to be submitted to the City.

DES

EC Parcel Map 11527 (SUB20-004) 5-21-25

EXHIBIT B
350

1 ORDINANCE NO. _____

IN THE CITY COUNCIL OF THE CITY OF LIVERMORE, CALIFORNIA

AN ORDINANCE ADOPTING PLANNED DEVELOPMENT (PD) 25-001

On June 14, 2020, the City received an application for Planned Development (PD) 25-001, Site Plan Design Review (SPDR) 21 -001, and Subdivision (SUB) 20 -004 to redevelop the approximately 0.62 -acre site with a two -story, attached, 13 -unit multi - family, townhome-style development (“Project”). The Project will consist of all rental units that would be grouped on one lot. The units will include three and four bedroom plans that range in size from 1,400 to 1,900 square feet , plus one Accessory Dwelling Unit .

Each primary unit will have an attached two -car garage. The Project will reconstruct the curb, gutter, and sidewalk along the project’s frontages (East Avenue and Dolores Street), underground all utilities, and construct a new shared driveway to access the site from Dolores Street.

On June 17, 2025, the Planning Commission held a duly noticed public hearing to consider the Project and staff recommendations, heard public testimony, and findings, and made the necessary findings.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LIVERMORE DOES ORDAIN AS FOLLOWS:

Section 1. Recommendation. The Planning Commission held a duly noticed public hearing on June 17, 2025, to consider Planned Development (PD) 25 -001 and recommended that the City Council approve the Planned Development as referenced in Planning Commission Resolution No. 23-25, attached hereto as Exhibit A.

Section 2. Environmental. The City Council considered the environmental review and found the project exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15332 (In-Fill Projects).

Section 3. Consistency. The ordinance is consistent with the Livermore General Plan and the Livermore Development Code and will serve the public necessity, convenience and welfare for the reasons set forth in the agenda materials associated with the project and the City Council adopts such reasons as its own.

Section 4. Findings and Adoption. The City Council of the City of Livermore has reviewed and considered the 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 considered the findings made i n Planning Commission Resolution No. 23 -25, attached hereto as Exhibit A, and hereby adopts the same findings by this reference and incorporates them as part of this Ordinance. Based upon the City Council’s own independent review of the Record Evidence and considerations, the City Council hereby approves Planned Development (PD) 25 -001, attached hereto as Exhibit B, for the Abboud Townhomes Project.

351

2 ORDINANCE NO. _____
Section 5. Zoning Standards . The zoning standards for this district shall be those set forth in the Planned Development (PD) 25-001, attached hereto as Exhibit B.

Section 6. Publication and Effective Date. This ordinance or a comprehensive summary thereof shall be published once in a newspaper of general circulation of the City of Livermore within fifteen (15) days after its adoption and shall take effect and be in force thirty (30) days from and after its adoption.

Section 7. Filing. The Planning Manager is directed to file a Notice of Exemption with the Alameda County Clerk.

Section 8. Documents. The documents that constitute the record of proceedings upon which this decision is based can be found in th e City Clerk’s Office, 1052 S. Livermore Avenue, Livermore, California.

Section 9. Severability. If any part of this ordinance is declared unconstitutional or invalid by a court, such unconstitutionality or invalidity shall not affect any remaining parts. The City Council hereby declares that it would have adopted the Ordinance and each section, subsection, sentence, clause or phrase thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared unconstitutional or invalid.

The foregoing ordinance was introduced at the meeting of the City Council of the City of Livermore held on November 24, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

The ordinance was adopted at the regular meeting of the City Council held on ______________________, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________________
Mayor, City of Livermore

ATTEST: APPROVED AS TO FORM:

___________________________ /s/ Christine Crowl
Deborah L. Elam Christine Crowl
City Clerk Special Counsel

Attachments:
352

3 ORDINANCE NO. _____

1. Exhibit A – Planning Commission Resolution No. 23-25

2. Exhibit B – Planned Development (PD) 25-001
353

EXHIBIT A
354

EXHIBIT A
355

EXHIBIT A
356
Planned Development – Residential (PD-R) 25-001
Genera
l Note: the drawings and photos are illustrative.

The purpose of establishing this Planned Development
District is to regulate residential townhouse building
type
development of Tentative Parcel Map 11527
("Exhibit A" and APNs 98A-610-1-2 and 98A-610-2)
approximately 0.62± acres of land located at the
southeast quadrant of East Avenue and Dolores Street.

Development shall be in conformance with the
requirements of the Livermore Development Code
(
LDC) as it exists now or may be amended in the
future, except as modified by the following regulations.

A. Purpose B. Allowed Building Types

EXHIBIT B
357
D
C
B
max.

B
min.

A
A max.
min.

Front
Key
ROW / Property Line
Setback Line
C. Building Placement
Building Area
Facade Zone
ROW Line Street
Setback (Distance from ROW / Property Line)
Front A
Minimum 1,2 Lesser of adjacent
property’s or 15'
Maximum 3 30'
Front facade 4 within facade
zone 50% min.

Side Street 5 10' min.; 15' max. B
Side 6 C 5' min.

Rear 5' min. D
1 On development’s interior streets, refer to side street setback.
2 5' min.
3 No maximum front setback for Carriage houses.
4 Garages shall not be counted as part of the front facade. 5 Can be reduced with approval of an SPDR in the First
Street Transitional Area depicted in 3.02.080.H.
6 No side setback required between Townhouse and/or
Live/Work building types.

Distance between Main Buildin
gs on Same Lot
1 Story 8' min.
2+ Stories 15' min.

See Part 5 (Building Typ
es).

Building Height 7, 8, 9
Stories 2-½ stories max
To Eave or Parapet 24' max.

Overall 35' max.

Ground Floor Finish Level 18" min. above sidewalk H
Ground Floor Ceiling 9' min. clear I
Upper Floor(s) Ceiling 8' min. clear J
7 Does not apply to accessory structures. See 4.02.030
(Accessory Structures)
8 See Part 5 (Building Types) for additional height
regulations.
9 For First Street Corridor Transition Area, see 3.02.080.H.

Mansard roof forms ar
e not allowed.

Upper-floor units must have a primary ent rance along a street facade or to a courtyard.

Ground
-floor residential units facing a street shall have
individual entries.

LDC § 5.01.090.G. is modified to allow a minimum 18' and a maximum 44'
building width per townhouse unit.

Miscellaneous
Miscellaneous
D. Building Form
E
J
E
I
H
Side Street
A

EXHIBIT B
358
J
I
F. Frontage Types and Encroachments

Front
Key
ROW / Property Line
Setback Line
Encroac hment Area
Key
ROW / Property Line
Setback Line
Allowed Parking Area
Groun
d Floor 1 Residential
Upper Floor 1 Residential
1 See 3.02.080.I (T4N Use Table) for specific use
Residen
tial Uses
Studio or 1 Bedroom 1 space/unit min.
2+ Bedrooms 2 spaces/unit min.

Front 8' m
ax. I
Side Street or Civic Space 8' max. J
Side 0' max.

Rear
Property Line 0' max.

Rear Lane 3' max.
2 Encroachments are not allowed within a Street ROW.

See 4.02.020.B (Encroachments) for complete list of
allowed encroachments.

Front
Covered or Attached Match front facade
+ width of garage
min.

Uncovered Match front facade
min. N
Side Street 5' min. O
Side 0' min. P
Rear 0' min. Q
Porch Fore
court
Stoop
3 See 4.03 (Frontage Standards) for descriptions and
regulations.

Linea
r feet of front or side facade
that may be gara ge 35% max.

Tandem parking is allowed for off-street parking only if both spaces are behind the required setback and are for the same residential unit.

See Chapter 4.04 (Parking Standards) for additional
general parking requirements.

Rear
E. Allowed Use Types
Miscellaneous
G. Required Parking
M
Rear
Q
P
O
M
Front
N
Required Frontage Types 3
Side Street
Side Street

EXHIBIT B
359

Bed & Breakfast 6.02.010 ZUP
Child Day Care Facility 6.02.020
Small family day care home P
Large family day care home ZUP
Family day care center CUP

(Ord. 2082 § 2(C), 2019; Ord. 2058 § 1 (Exh. C), 2017;
Ord. 2018 § 4 (Exh. B), 2015)

P Permitted Use
CUP Conditional Use Permit Required
HOP Home Occupation Permit Required
ZUP Zoning Use Permit Required
— Use Not Allowed
End Notes
1 A definition of each listed use type is in Part 11.
2 Uses not listed are specifically prohibited, unless
Director determines use is consistent pursuant to the
Code.
3 A Zoning Clearance is required for new units and
additions.
4 Permitted only if already legally existing at time of Code adoption, 05/01/10.

I. T4N Use Table
Services: General
Community Gardens
P
Park, Playground
Public and Quasi-Public
School, Private

6.02.090
P
CUP
CUP
Dwelling: Single-family4
Dwelling: Townhouse,
Courtyard Apartment,
Multiple-family units
Supportive Housing
Transitional Housing
Home Occupation
Residential Accessory Use or
Structure
Health Facility:

Residential care, 1 - 6 clients
Residential care, 7 or more
clients
P

6.02.060
P
P
P
HOP
P

6.02.050
P
CUP

Specific Use Permit
Regulations Required
Land Use Type 1, 2
Residential3
Public Assembly
Land Use Type 1, 2 Specific Use Permit
Regulations Required
Key

EXHIBIT B
360
"Exhibit A"

EXHIBIT B
361
□,
�
,o ,o
,,.
n-515.�
i !
DOLORES S1l<EET
\1 Terry J. Townsend
• Architect•
A.P.N.:9&A-60--1
3541 Ealt Avenu&
LMlnTlOl'e, Cdtanio

EXHIBIT B
"Exhibit B"
362

CITY COUNCIL STAFF REPORT
ITEM NO. 11.1

3.1 Beautification Committee annual update presented by Chair Tom Bradley.

Materials: PowerPoint Presentation

3.2 Presentation of the 2025 Beautification Awards.

Material: PowerPoint Presentation

3.3 Livermore Valley Wine Heritage District annual update presented by Brandi Lombardi, Executive Director, Livermore Valley Winegrowers Association.

Material: PowerPoint Presentation

7.1 THIS ITEM WAS CONTINUED FROM THE OCTOBER 27, 2025, CITY COUNCIL MEETING Hearing to consider a request to approve a Planned Development (PD) 25-001, Subdivision (SUB) 20-004, and Site Plan Design Review (SPDR) 21-001 to allow a two-story, attached, 13-unit multi-family, townhome-style development located at 3541 East Avenue.

Material: PowerPoint Presentation

DATE:

November 24, 2025
TO:

Honorable Mayor and City Council
FROM:

Marianna A. Burch, City Manager
SUBJECT:

Supplemental materials received prior to the meeting.

RECOMMENDED ACTION

DECISION TYPE
Not Applicable

SUMMARY
These materials were posted online and made available to the public at the same time that they were distributed to the City Council.

363

9.0 Council Committee Reports and Matters Initiated by City Manager, City Attorney, Staff, and Council Members.

Material: Council Reports

DISCUSSION

ATTACHMENTS

1. Supplemental Materials

Prepared by: Ashley Zieba
Assistant City Clerk

Approved by:
____________________________________
Marianna A. Burch
City Manager
Fiscal Review by:
____________________________________
Tina Olson
Administrative Services Director
364
Items 3.1 and 3.2
PowerPoint Presentations
365
Items 3.1 and 3.2
PowerPoint Presentations
366
Items 3.1 and 3.2
PowerPoint Presentations
367
4 Beautification Awards Criteria
• Improve curb-side appeal
• Recognize drought tolerant landscape
renovations
• Promote creativity and community pride
• Encourage citizen participation in beautifying
Livermore
9 Properties Applied
7 8
Items 3.1 and 3.2
PowerPoint Presentations
368
5 5354 Sandra Way
604 Hazel Street
9 10
Items 3.1 and 3.2
PowerPoint Presentations
369
Items 3.1 and 3.2
PowerPoint Presentations
370
7 360 McLeod Street
421 S Livermore Ave
13 14
Items 3.1 and 3.2
PowerPoint Presentations
371
Items 3.1 and 3.2
PowerPoint Presentations
372
1 Livermore valley
wine heritage
district
• Stabilized funding model
• Create better communication spaces
• Raise the quality of wines and
experiences
• Increase community involvement
• Marketing & Brand Awareness of our
wine region on a local, regional,
national and global level
Past- Why was this formed?
1 2
Item 3.3
PowerPoint Presentation
373
2 • Establishment oF global AVA
• Formation of Agritourism leadership
group
• Over 200% increase in visitors for
signature events from Silicon Valley
• Increase member involvement on WHD
Committees
• Stable funding model with consistent
income stream
• Increased Involvement in government
and community affairs
• Total impressions on marketing and PR
efforts increase to 4,673,567,818!
(yes, billion)
Present-has it been successful?
• Petition drive for renewal of WHD
• Reach goal of Wine enthusiast wine
region of the year
• Secure Marketing & Brand Awareness
of our wine region on a local, regional,
national and global level
• Increase relationships with city,
county and state organizations to
ensure sustainability of our award-
winning wine region.
future- Where do we go from here?
3 4
Item 3.3
PowerPoint Presentation
374
Item 3.3
PowerPoint Presentation
375
Item 7.1
PowerPoint Presentation
376
Item 7.1
PowerPoint Presentation
377
Item 7.1
PowerPoint Presentation
378
4 Recommendation
Planning Commission and staff recommend the City
Council do the following:

1. Find the project is Categorically Exempt under the
provisions of the California Environmental Quality Act (CEQA) per Section 15332, In-Fill Projects, and Direct the Planning Manager to file a Notice of Exemption;

2. Adopt separate resolutions approving Subdivision (SUB) 20- 004 and Site Plan Design Review (SPDR) 21-001; and

3. Introduce an Ordinance authorizing Planned Development (PD) 25-001.
7 Item 7.1
PowerPoint Presentation
379
Council Member Date of
Meeting or
Event
Committee or
Organization -
(Please spell out
acronyms)
Meeting or Event
Type (ex. board
meeting or ribbon
cutting)
Summary of Meeting or Event
Mayor Marchand 11/11/2025 Livermore Post
7265 Veterans of
Foreign Wars
Veterans Day
Recognition
Spoke at the event, presented awards.

Mayor Marchand 11/12/2025 Alameda County
Mayors
Conference
Monthly business
meeting
Approved contract with Executive Director, made County
Appointments, heard City reports and updates from League of California Cities.

Mayor Marchand 11/13/2025 Chamber of
Commerce
Strategic Planning
retreat
Worked on plan
Mayor Marchand 11/13/2025 City of Livermore Retirement
celebration for
Kaylin Larson
Presented proclamation
Mayor Marchand 11/13/2025 Tri-Valley
Conservancy
Reception Networking, I provided a City update
Mayor Marchand 11/14/2025 Asian Pacific
American Public
Affairs Coalition
Mixer Heard updates from Coalition officers.

Mayor Marchand 11/15/2025 Tri-Valley
Nonprofit Alliance
Food drive Participated in the food drive.

Mayor Marchand 11/17/2025 Alameda County
Transportation
Commission
Ribbon-cutting Ribbon-cutting for Highway 84 improvements.

Mayor Marchand 11/18/2025 Livermore
Chamber of
Commerce
Leadership
Livermore program
Presented a talk on the history of Livermore
Mayor Marchand 11/18/2025 Chamber of
Commerce
Ribbon-cutting Welcomed the Tri-Valley Counseling Center Mayor Marchand 11/19/2025 City of Livermore Ribbon-cutting Officially opened Flagpole Plaza Mayor Marchand 11/19/2025 Chamber of
Commerce
Mixer Highlighted Richard's Heating and Air.

Item 9.0
Council Reports
380
Mayor Marchand 11/19/2025 City of Livermore Citizens Police Academy
Graduation
Spoke at the event
Mayor Marchand 11/20/2025 Innovation Tri-
Valley
Dream makers and
Risktakers program
Presented awards to young scientists and entrepreneurs.

Mayor Marchand 11/20/2025 City of Livermore TV30 Mayor's Report
Provided an update on City activities.

Mayor Marchand 11/21/2025 Livermore Joint
Unified School
District
Del Valle Culinary
Academy
Thanksgiving
luncheon
It was fabulous!
Mayor Marchand 11/22/2025 Tri-Valley Seek
and Save
Food distribution Distributed food for over 200 families Mayor Marchand 11/23/2025 InterFaith
InterConnect
Thanksgiving
Service
Participated and presented a proclamation.

Mayor Marchand 11/24/2025 CityServe Prayer breakfast Thanksgiving for our region.

Item 9.0
Council Reports
381
Council Member Date of Meeting
or Event
Committee or
Organization -
(Please spell
out acronyms)
Meeting or
Event Type (ex.
board meeting
or ribbon
Summary of Meeting or Event
Council Member
Barrientos
11/11/2025 City of
Livermore
Veterans Day
celebration at
the Veterans
Attended the Veterans Day celebration and distribution of the Quilts of Valor
Council Member
Barrientos
11/13/2025 City of
Livermore
Met with M
Ross
Listened his opinion and suggestions on the need for a
police advisory committee
Council Member
Barrientos
11/14/2025 City of
Livermore
Amtrak Gold
Runner
Rebranding of the San Joaquin Amtrak line to the Gold
Runner
Council Member
Barrientos
11/14/2025 City of
Livermore
APAPA awards
ceremony
The leadership of the APAPA were honored
Council Member
Barrientos
11/19/2025 City of
Livermore
Meeting Met with two officers of the Police union. It was a get to know meeting
Council Member
Barrientos
11/19/2025 Stop Waste
Board
Meeting Board meeting discussion of enforcement of recycling food and enforcement of waste
Council Member
Barrientos
11/19/2025 Ava Board meeting Voted on several items. Discussion of resilience hubs and voted down a controversial contract with Dielotte
Council Member
Barrientos
11/23/2025 Lions Mony Nos
Turkey Drop
I and the Lions Club dropped off several turkeys
Item 9.0
Council Reports
382
Council Member Date of
Meeting or
Event
Committee or
Organization - (Please
spell out acronyms)
Meeting or Event
Type (ex. board
meeting or ribbon
cutting)
Summary of Meeting or Event
Council Member
Dunbar
11/11/2025 Veterans of Foreign
Wars post 7265
Veteran's Day
Remembrance / Quilts
of Valor Presentation
Council Member
Dunbar
11/13/2025 City of Livermore Retirement party for
Kaylin Larson
Council Member
Dunbar
11/17/2025 Alameda County
Transportation
Commission / CalTrans
Highway 84 Ribbon
Cutting
Council Member
Dunbar
11/18/2025 Tri Valley Counseling
Center
Ribbon Cutting A counseling service under the Cornerstone organization has gained independence, turning into an
independent nonprofit.

Council Member
Dunbar
11/19/2025 Livermore Amador
Valley Waste
Management Authority
Regular meeting Was provided update on cost model for solar installation at DSRSD/LAVWMA site. Projection still
positive.

Deferred a contract modification request from San
Lorenzo pumping station project manager to December
meeting
Council Member
Dunbar
11/19/2025 City of Livermore Flagpole Plaza Ribbon
Cutting
Item 9.0
Council Reports
383
Council Member Date of
Meeting or
Event
Committee or
Organization - (Please
spell out acronyms)
Meeting or Event Type
(ex. board meeting or
ribbon cutting)
Summary of Meeting or Event
Council Member Wang 11/11/2025 Veterans of Foreign Wars (VFW) Post 7265
Armistice Day
Remembrance and
Veterans Day celebration
speeches and ceremonies; presentation of ten Quilts of
Valor
Council Member Wang 11/12/2025 Livermore Valley Chamber of Commerce (LVCC)
Leadership Livermore
alumni gathering
mixer at Bankhead Theater
Council Member Wang 11/13/2025 Livermore Police Officers Association (LPOA)
coffee with members of
LPOA
exchange of thoughts and questions about public safety
Council Member Wang 11/13/2025 City of Livermore Retirement party for HR Dept.'s Kaylin Larsen
honoring Kaylin’s 36.5 years at City Hall
Council Member Wang 11/14/2025 Asian Pacific American
Public Affairs Association,
Tri-Valley Chapter (APAPA-
TVC)
Annual holiday mixer about 100 Tri-Valley elected officials and AAPI leaders gathered to celebrate the holidays
Council Member Wang 11/15/2025 Quest Science Center Science@Stockmen’s Park science activities for kids Council Member Wang 11/17/2025
CA Dept. of Transportation
(CalTrans)
Ribbon cutting for 84 and I-
680 interchange
speeches and ribbon cutting with CalTrans and South County elected officials
Council Member Wang 11/18/2025 Livermore Valley Chamber of Commerce (LVCC)
Ribbon cutting for Tri-
Valley Counseling Center
opening of counseling center for kids and adults of all ages on a reduced and sliding scale
Council Member Wang 11/19/2025 Las Positas College Speak in Kathrina Miranda’s Public Law class
spoke about how local law affects businesses and how laws are made
Council Member Wang 11/19/2025 City of Livermore Ribbon cutting at Flagpole Plaza
celebrated the completion of extensive renovations at
Flagpole Plaza
Council Member Wang 11/19/2025 Livermore Valley Chamber of Commerce (LVCC)
Monthly mixer rotating locations; this one at Richard's Heating & Air Conditioning
Council Member Wang 11/24/2025 CityServe Breakfast Thanksgiving prayer breakfast with speakers Item 9.0
Council Reports
384

CITY COUNCIL STAFF REPORT
ITEM NO. 11.2

DATE:

November 24, 2025
TO:

Honorable Mayor and City Council
FROM:

Marianna A. Burch, City Manager
SUBJECT:

Supplemental materials received at the meeting.

RECOMMENDED ACTION

DECISION TYPE
Not Applicable

SUMMARY

DISCUSSION

ATTACHMENTS

1. Items Received at the Meeting

Prepared by: Helena Graves
Deputy City Clerk

Approved by:
____________________________________
Marianna A. Burch
City Manager
Fiscal Review by:
____________________________________
Tina Olson
Administrative Services Director
385
Item 5.0
Public Comment
386
From: James Lloyd
To: John Marchand; Evan Branning; Barrientos, Ben; Steven Dunbar; Kristie Wang Cc: City Clerk; City Attorney - Livermore; info Service; Planning Web Email Subject: public comment re item 7.1 for tonight"s Council meeting Date: Monday, November 24, 2025 1:32:12 PM
Attachments: Livermore - 3541 East Avenue - HAA Letter - CC.pdf Exercise Caution: This message is from outside the City email system. Do not open links or attachments from untrusted sources.

Dear Livermore City Council,
The California Housing Defense Fund (“CalHDF”) submits the attached public comment re item 7.1 for tonight's Council meeting, the proposed 14-unit housing development project located at 3541 East Avenue, which includes one very low-income unit.

Sincerely,
James M. Lloyd
Director of Planning and Investigations
California Housing Defense Fund
[email protected]
CalHDF is grant & donation funded
Donate today - https://calhdf.org/donate/
Item 7.1
Public Comment
387
Nov 24, 2025
Cit
y of Livermore
1052 S. Livermore Ave
Livermore, CA 94550
R
e: Proposed Housing Development Project at 3541 East Avenue By
email: [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Cc:
[email protected]; [email protected]; [email protected]; [email protected]
D
ear Livermore City Council,
T
he California Housing Defense Fund (“CalHDF”) submits this letter to remind the City of its obligation to abide by all relevant state laws when evaluating the proposed 14-unit housing development project located at 3541 East Avenue, which includes one very low-income unit.

These laws include the Housing Accountability Act (“HAA”), AB 130, and California Environmental Quality Act (“CEQA”) guidelines.

T
he HAA provides the project legal protections. It requires approval of zoning and general plan compliant housing development projects unless findings can be made regarding specific, objective, written health and safety hazards. (Gov. Code, § 65589.5, subd. (j.).) The HAA also bars cities from imposing conditions on the approval of such projects that would reduce the project’s density unless, again, such written findings are made. (Ibid.) As a development with at least two-thirds of its area devoted to residential uses, the project falls within the HAA’s ambit, and it complies with local zoning code and the City’s general plan via application of the Planning Development standards. The HAA’s protections therefore apply, and the City may not reject the project except based on health and safety standards, as outlined above. Furthermore, if the City rejects the project or impairs its feasibility, it must conduct “a thorough analysis of the economic, social, and environmental effects of the action.” (Id. at subd. (b).)
A
dditionally, the project is exempt from state environmental review under the Class 32 CEQA categorical exemption (In-Fill Development Projects) pursuant to section 15332 of the CEQA Guidelines, as the project is consistent with the applicable general plan designation 2201
Broadway, PH1, Oakland, CA 94612
www.calhdf.org
Item 7.1
Public Comment
388

and all applicable general plan policies as well as the applicable zoning designation and regulations; the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; the project site has no value as habitat for endangered, rare, or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. The project is also eligible for a CEQA exemption pursuant to AB 130 (Pub. Res. Code, § 21080.66), which was signed into law on June 30, 2025 and was effective immediately (Assembly Bill No. 130, 2025-2026 Regular Session, Sec. 74, available here). Caselaw from the California Court of Appeal affirms that local governments err, and may be sued, when they improperly refuse to grant a project a CEQA exemption or streamlined CEQA review to which it is entitled. (Hilltop Group, Inc. v. County of San Diego (2024) 99 Cal.App.5th 890, 911.)

As you are well aware, California remains in the throes of a statewide crisis-level housing shortage. New housing such as this is a public benefit: it will provide badly-needed affordable housing; it will bring new customers to local businesses; and it will reduce displacement of existing residents by reducing competition for existing housing. While no one project will solve the statewide housing crisis, the proposed development is a step in the right direction. CalHDF urges the City to approve it, consistent with its obligations under state law.

CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for increased access to housing for Californians at all income levels, including low-income households. You may learn more about CalHDF at www.calhdf.org.

Sincerely,

Dylan Casey
CalHDF Executive Director

James M. Lloyd
CalHDF Director of Planning and Investigations

2 of 2
Item 7.1
Public Comment
389
Item Name Comment

7.1) THIS ITEM WAS CONTINUED FROM THE
OCTOBER 27, 2025, CITY COUNCIL MEETING.

Hearing to consider a request to approve a
Planned Development (PD) 25-001, Subdivision
(SUB) 20-004, and Site Plan Design Review
(SPDR) 21-001 to allow a two-story, attached, 13-
unit multi-family, townhome-style development
located at 3541 East Avenue.

Christian Hagmann
I am concerned about the potential traffic congestion on Dolores St due to the new development. There is very little turning space within the proposed development for large trucks such as moving vans. Some vehicles will end up parking on Dolores St on occasion. Perhaps a short term parking zone would be better than no parking on the east side of Dolores. On the west side of Dolores a no parking zone up to Arbor Ave could also be considered. To increase traffic safety, the middle turning lane on Dolores could be extended to Carrigan Cmn and marked for both left and right turns. eComment
390

Livermore City CouncilNovember 24, 2025

Livermore City Council
November 24, 2025