Agenda packet — Livermore City Council, May 11, 2026 (part 6 of 6)

Livermore Amador Valley Transit Authority (LAVTA) are initiating a plan to establish the Altamont Interregional Mobility Hub at this station. Collaboration with the City of Livermore in this effort will be essential to maximizing project benefits as well as ensuring achievement of key mobility goals identified in the Draft General Plan 2045. We are in full support of the following policies identified in the Plan and look forward to working with the city to ensure their advancement:
· Policy MO-2.5: Mobility Hubs. Plan for mobility hubs that bring together public transit, bike share, car share, and other mode options within a half-mile radius of existing or emerging mobility centers, such as Downtown and future regional rail stations.
· Policy MO-4.3: Passenger Rail Service. Participate in the development of the Valley Link passenger rail service and support continued coordination with the ACE to enhance regional transit options.

Improve multimodal access to Valley Link, ACE, BART, and other regional rail stations by prioritizing first- and last-mile connections, including pedestrian bicycle, transit, and shared mobility infrastructure.

The Authority appreciates that Livermore has long played an instrumental role in supporting efforts to secure and preserve potential station and alignment rights-of-way for passenger rail to Livermore. We appreciate that the Plan includes the following policy and action to ensure that further rights-of-way are preserved as needed for the Valley Link Project.
· MO-A-4.2: Regional Transportation Improvements. Establish plan lines that identify the right-of-way along Interstate 580 freeway to support regional transportation improvements, including Valley Link service and high-occupancy vehicle lanes. Infrastructure improvements (e.g., frontage road and utility relocations) necessary solely for the Interstate 580 regional transportation improvements will be the responsibility of the implementing agency. Such improvements will be coordinated with adjacent development.

We congratulate the City of Livermore for reaching this important milestone in the completion of the Draft General Plan 2045 and look forward to continued collaboration as the Valley Link Rail Project is advanced.

Sincerely,
Kevin Sheridan
Executive Director/CEO

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2600 Kitty Hawk Road, Suite 103 | Livermore, CA 94551 | (925) 667-4013 | valleylinkrail.com April 30, 2026

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Cc: Mayor John Marchand, Vice-Chair Tri-Valley San Joaquin Regional Rail Authority Mariana Burch, City Manager
Paul Spence, Assistant City Manager

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#001
Posted by Jordan Reid on 03/18/2026 at 5:57pm [Comment ID: 19] - Link Question
Agree: 0, Disagree: 0
I don't see any information about the significant changes made to the "Laughlin Road Focus Area" in this GP draft. Changing this High Density Residential (HDR1) and General Industrial (GI) next to an established low density residential neighborhood creates unintended impacts for current residents. Please follow up with me as I don't see any information on this significant land use change. #002
Posted by Erik on 02/24/2026 at 1:30pm [Comment ID: 18] - Link Agree: 0, Disagree: 0
Why is this area high density res? Our neighborhood went to all the workshops and we were told that this would remain open space! But this map shows it in brown and it is the largest brown area on the map. This is unacceptable to just change land use with the input of all the home owners! The city lied!
Livermore General Plan 2045_PublicReviewDraft_Feb.2026.pdf Page 1 Printed 04/20/2026
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#003
Posted by Evren Yuncuoglu on 02/21/2026 at 3:50pm [Comment ID: 7] - Link Suggestion
Agree: 0, Disagree: 0
Huge fan of this new designation, going to be very helpful and I'm so glad it no longer has the odd PD requirement that the General Plan Designation for these uses had previously.

Livermore General Plan 2045_PublicReviewDraft_Feb.2026.pdf Page 2 Printed 04/20/2026
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#004
Posted by Evren Yuncuoglu on 02/21/2026 at 3:51pm [Comment ID: 8] - Link Suggestion
Agree: 0, Disagree: 0
Very exciting to see limited residential be allowed in these common commercial districts, this may provide an exciting opportunity for more housing in desirable commercial areas.

Livermore General Plan 2045_PublicReviewDraft_Feb.2026.pdf Page 3 Printed 04/20/2026
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#005
Posted by Evren Yuncuoglu on 02/21/2026 at 3:52pm [Comment ID: 9] - Link Suggestion
Agree: 0, Disagree: 0
So glad to see ancillary uses of retail being explicitly mentioned in the Office district as its very commonly seen but has to often be added as an exception to the existing purely industrial designation.

Livermore General Plan 2045_PublicReviewDraft_Feb.2026.pdf Page 4 Printed 04/20/2026
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#006
Posted by Evren Yuncuoglu on 02/21/2026 at 4:09pm [Comment ID: 10] - Link Suggestion
Agree: 0, Disagree: 0
I am so happy to see transit oriented development, density, and mobility being placed as important policies.

Livermore General Plan 2045_PublicReviewDraft_Feb.2026.pdf Page 5 Printed 04/20/2026
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#007
Posted by Evren Yuncuoglu on 02/21/2026 at 4:10pm [Comment ID: 11] - Link Suggestion
Agree: 0, Disagree: 0
Yes! Missing middle and residential density are so vital to helping solve the housing crisis in the bay area. I sincerely hope that these policies are supported and implemented to the fullest so that we may sustainably grow Livermore for the future.

Livermore General Plan 2045_PublicReviewDraft_Feb.2026.pdf Page 6 Printed 04/20/2026
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#008
Posted by flutefreak on 04/18/2026 at 1:28pm [Comment ID: 21] - Link Suggestion
Agree: 0, Disagree: 0
Having a safe way to bike or walk across 580 would be essential for the connection to the rest of livermore.

Livermore General Plan 2045_PublicReviewDraft_Feb.2026.pdf Page 7 Printed 04/20/2026
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#009
Posted by Evren Yuncuoglu on 02/21/2026 at 4:16pm [Comment ID: 12] - Link Suggestion
Agree: 0, Disagree: 0
While I understand the need for open space preservation, I feel that expansion into the East of Greenville area would open up important economic opportunities for the industrial uses which may be displaced by the Midtown specific plan. I would hope that Livermore maintains its expansive industrial base and continues to be a valuable and thriving area for industrial uses. I am confident that any expansions into this area will be carefully considered and further expansion into the hills will be mitigated.

Livermore General Plan 2045_PublicReviewDraft_Feb.2026.pdf Page 8 Printed 04/20/2026
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#010
Posted by Evren Yuncuoglu on 02/21/2026 at 4:20pm [Comment ID: 13] - Link Suggestion
Agree: 0, Disagree: 0
I am highly supportive of increasing the throughput of existing alternative modes of transport so that its efficient to travel without a car. I hope that more signal priority or possibly even bus lanes may be considered in high bus traffic corridors to help reduce VMT. Very excited to see such policies considered.

Livermore General Plan 2045_PublicReviewDraft_Feb.2026.pdf Page 9 Printed 04/20/2026
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#011
Posted by Evren Yuncuoglu on 02/21/2026 at 4:24pm [Comment ID: 14] - Link Suggestion
Agree: 0, Disagree: 0
Very excited to see Valley Link be built, I hope that Livermore does whatever it can in its power to help support this project.

Livermore General Plan 2045_PublicReviewDraft_Feb.2026.pdf Page 10 Printed 04/20/2026
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#012
Posted by Evren Yuncuoglu on 02/21/2026 at 4:27pm [Comment ID: 15] - Link Suggestion
Agree: 0, Disagree: 0
I hope to see the city supporting increased funding for Transit and helping prioritize lines in areas which are underserved by transit such as the 20X and 11 lines which have very limited frequency and cover important future development corridors such as the Midtown specific plan, First st corridor and Brisa neighborhood.

Livermore General Plan 2045_PublicReviewDraft_Feb.2026.pdf Page 11 Printed 04/20/2026
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#013
Posted by Evren Yuncuoglu on 02/21/2026 at 4:29pm [Comment ID: 16] - Link Suggestion
Agree: 0, Disagree: 0
Very glad to see the reduction of Off-street parking mandates as we want to maximize the usage of the land we already have with denser and more effective uses.

Livermore General Plan 2045_PublicReviewDraft_Feb.2026.pdf Page 12 Printed 04/20/2026
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#014
Posted by Evren Yuncuoglu on 02/21/2026 at 4:31pm [Comment ID: 17] - Link Suggestion
Agree: 0, Disagree: 0
While I am not a huge fan of these autonomous technologies, I can see the value of providing a "last mile" connection to underserved and low density areas. I would prefer funding be prioritized towards fixed-route transit and other multi-modal projects.

Livermore General Plan 2045_PublicReviewDraft_Feb.2026.pdf Page 13 Printed 04/20/2026
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Summary of GPAC Feedback on the
Draft General Plan
At the April 1, 2026, General Plan Advisory Committee (GPAC) meeting, the project team gave an overview of Draft General Plan 2045 and collected GPAC feedback. The meeting concluded with the GPAC recommending adoption of General Plan 2045. Below is a summary of comments made by individual Committee members (not necessarily a consensus of the Committee) for Planning Commission and City Council for consideration.

During the April 1, 2026 meeting, individual GPAC members offered the following comments:
• The General Plan does not change the Urban Growth Boundary (UGB). It reflects the Council’s direction to include criteria that would determine when a future study should be undertaken
• If East of Greenville is studied in the future, the focus should be on industrial and job generating development. GPAC did not recommend any changes to the current Draft General Plan wording regarding the East of Greenville area. • Incorporate fast charging electric vehicle stations in shopping centers and destinations fronting the freeway - the language about this kind of technology is too specific in the General Plan because the technology is evolving.
• Include residential densities that the market can realistically support and support higher density housing (where feasible) to prevent sprawl and protect open space. • Plan for a Midtown Specific Plan that is not dependent on future Valley Link transit service as it may never materialize.
• Protect the scenic views; consider future development in Midtown in the context of scenic views.
• This General Plan is very strong in addressing the economic sustainability of wine country.

Continue to find more creative ways to protect and support agricultural uses, agritourism, open space, and downtown restaurants.
• General Plan should continue to focus on jobs/housing match and attracting well-paying jobs so people can afford to live in Livermore.

In addition, GPAC discussed possible amendments to the General Plan:

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• The GPAC discussed whether the General Plan should be revised to mention artificial intelligence. While many members expressed that the City should continue to plan for artificial intelligence and how it will affect City operations in the future, the GPAC ultimately did not agree that it should be specifically mentioned in the General Plan. •
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Planning Commission Recommended Revisions to Draft General Plan 2045 The Planning Commission provided the following feedback for Council’s consideration.

Below each recommendation, staff has prepared edits (in underline and strikethrough) to policies and Draft General Plan text for Council’s review.

Land Use Element

1. Floor Area Ratio (FAR) - Clarify FAR identified in the Land Use Element is the maximum allowed, not a build to amount. (Do not recommend any changes to the FAR numbers in the Draft General Plan).

2. Land Use Policy LU 18.1 – clarify East of Greenville policies do not require a mandatory study. None of the provisions obligate the City to conduct studies, and the City retains full discretion to determine if, when, and what areas to study.

Revised Policy: LU 18.1 East of Greenville Possible Conditions for Further Study Consider, and at the City’s sole discretion evaluate, potential Urban Growth Boundary and land use changes in the East of Greenville Road area under the following conditions. (Nothing in this policy requires the City to initiate or complete a study, or implement the findings of a study; the City retains full discretion to determine if, when, and where any analysis may occur).
• Service and Infrastructure Challenges. If regular monitoring concludes that the City cannot maintain essential services or infrastructure due to operational or financial issues.
• Jobs-Housing Imbalance. If monitoring reveals a mismatch in land uses that prevents the City from:
− Supporting new job-generating or high-revenue businesses, or − Meeting state housing targets (Regional Housing Needs Assessment) without redesignating other areas.
• Strategic Opportunities. If a unique opportunity arises to meet a strategic goal or deliver community benefits that cannot be achieved through existing plans or monitoring.
• Land Use Conflicts. If land outside the Urban Growth Boundary is being misused or poorly managed in ways that conflict with City goals or negatively impact:
− Livermore wine country
− The National Laboratories
− Nearby industrial or business parks
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3. Doolan Canyon. Add a new Doolan Canyon Land Use Policy memorializing the coordination between the Cities of Dublin and Livermore to maintain open space separation and visual qualities similar to Policy LU-2.7 South Livermore Open Space Buffer Maintain the permanent open space buffer between the cities of Pleasanton and Livermore in the South Livermore Valley.

New Policy: LU-2.8 Doolan Canyon Open Space Greenbelt.

Maintain and protect Doolan Canyon’s visual, environmental, ecological, and habitat values by establishing a permanent open space greenbelt between the natural Cottonwood Creek riparian corridor and the western City boundary. Continue coordination with the City of Dublin to support preservation, management, and any future planning efforts affecting the area.

4. Land Use Map Amendments
Las Positas/Contractors Place Area: Remove new Service Commercial (SC) designation and keep existing General Industrial (GI) designation to align with the current uses and facilities and reduce non-conformities.

First Street Transition Area (Southwestern corner): maintain as a dual Medium Density Residential 3 (MDR3)/Service Commercial (SC) designation.

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Mobility Element

5. MO 5.7 – modify policy to add increase safety for all users while maintaining circulation.

Revised Policy: Policy MO-5.7 Level of Service Improvements Improve intersections that are allowed to exceed the City’s established Level of Service, as established in the City’s Transportation Impact Analysis Guidelines, to the extent feasible to improve design, minimize impacts, increase safety for all users and maintain efficient circulation. the community character.

6. MO 8.4 – modify to design bicycle parking to accommodate all bicycle types Revised Policy: Policy MO-8.4 Bicycle Parking Require on- and off-street bicycle parking facilities near places of work, residential, commerce, education, recreation, and other destinations. Ensure safety and convenience of the bicycle parking to accommodate all bicycle types.

7. MO 11.4 – Level 3 Electric Vehicle Chargers – broaden language to be at higher level of abstraction.

Revised Policy: Policy MO-11.4 Level 3 Electric Vehicle Chargers Require all new and significantly remodeled gas stations to include a Level 3 electric vehicle charger at a minimum. Integrate EV charging stations into new and significantly remodeled commercial developments, and other strategic locations, to improve public accessibility and support expanded EV use.

Implementation Chapter

8. Data Collection – Add language based on Mobility Policy MO 11.5 regarding multimodal transportation and safety data to assist in decision making.

New Texted Added:

Monitoring Progress and Measuring Success
To ensure the General Plan remains a living, responsive document, the City will use a monitoring and tracking framework that includes Key Performance Indicators (KPIs).

These indicators will help evaluate the effectiveness of policies and City actions over time and guide adjustments as needed. Monitoring will focus on:
• Housing Production and Affordability: Checking progress toward meeting Regional Housing Needs Allocation (RHNA) targets and providing housing across income levels.
• Jobs-Housing Balance and Match: Tracking the ratio of jobs to housing and the alignment between local wages and housing costs.

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• Economic Vitality: Monitoring vacancy rates, business growth, and fiscal health indicators such as revenue generation and infrastructure maintenance costs. • Infrastructure and Public Services: Ensuring that growth is matched by adequate capacity in transportation, utilities, parks, schools, and emergency services. • Environmental Sustainability: Measuring greenhouse gas emissions, vehicle miles traveled, waste diversion, and renewable energy adoption. • Multimodal Transportation and Safety: Tracking performance across all travel modes, including transit ridership, bicycle and pedestrian activity, roadway operations, and accessibility. Monitoring traffic safety data such as collision rates, severity, and locations for all users to support safer street design and implementation of Vision Zero–type strategies.
• Quality of Life: Evaluating access to neighborhood amenities, open space, cultural resources, and community services

9. Mobility Action – create new action to update Development Code (or similar document) to identify appropriate rack types that can accommodate variety of bicycle types and are deigned in a way to allow bike frame attachment and security.

New Action: MO-A-8.5: Bicycle Parking Standards. Update the Development Code (or Standard Details) to establish bicycle parking standards that require the use of rack types capable of accommodating a variety of bicycle styles and sizes, and that are designed to allow secure attachment of the bicycle frame.

Administrative Edits to the Draft General Plan
LU-4.3 Flexible Adaptive and Responsive Development Standards Allow flexibility diversity of in use types, densities, and development standards within mixed-use districts to encourage innovation, adaptability to market conditions, and responsiveness to community needs.

LU-7.4 Interference with Agriculture
Prohibit Discourage proposed projects adjacent to agricultural areas that would substantially interfere with existing agricultural production.

LU-17.1 Transitional Area Project Design
Require Ensure future development to is designed projects in context with the surrounding land uses and facilitates a mix of housing types.

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CI-15.3 Street Corridors
Identify, map, design, and implement major street corridors throughout the city. Each major street corridor shall should include high-quality urban design features like generously landscaped medians and backing lots, quality and consistent backing lot walls and fences, large shade tree species, separated sidewalks, and consistent and artistic public facilities like light poles, pedestrian benches, and litter bins.

Figure on 5-7 Graph showing the different travel modes of Livermore residents.

Updated Figure. (Will be updated periodically as data is collected and minor adjustment made).

CS 3.3 Healthy Food Access
Remove any regulatory barriers that would discourage healthy food retailers from locating in areas with low access to healthy food. Work with transit providers to improve transit access to healthy food retailers.

S-2.4 Two Evacuation Routes
Require that new major residential and nonresidential developments have access to at least two points of ingress and egress in high severity zones.

S-6.3 New Construction on Faults
Prohibit Avoid new structures proposed for human occupancy across the trace of any active or potentially active fault. The Greenville Fault and Las Positas Fault shall be assumed active, and the Livermore Fault shall be assumed potentially active, unless and until demonstrably shown otherwise by the U.S. Geological Survey (USGS) or the California Geological Survey (CGS) or similar credible authority.

S-6.5 Geotechnical Investigations for Critical Facilities Require a site-specific geotechnical investigation for all new municipal and critical facilities in the city (schools, hospitals, fire stations, and police stations) so that these facilities are constructed in a manner that mitigates site-specific geotechnical challenges and minimizes the risk to the public from seismic hazards.

S-6.6 Utility Lines Across Faults
Require Coordinate with utility line operators to ensure that major utility lines be are accessible for rapid repair, include safety features such as automatic shutoff valves, switches and expansion joints, and cross faults at right angles or as close to a right angle as physically feasible. Require utility line operators to provide additional equipment to ensure minimal adverse impact on adjacent and surrounding areas and to facilitate restoration of service in the event of fault displacement.

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S-11.1Residual Repositories
Prohibit Residual repositories are not appropriate in city limits. This includes facilities used for the long-term storage or disposal of residual waste materials such as industrial byproducts, contaminated soils, or treated sludge.

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Memorandum
To: City of Livermore and PlaceWorks, Inc.

From: Benjamin C. Sigman and Rosanna Ren, Economic & Planning Systems, Inc.

Subject: Livermore General Plan Update: Fiscal Impact Analysis of 2045 Buildout Scenarios; EPS #211020
Date: April 27, 2026
The City of Livermore retained Economic & Planning Systems (EPS) as part of a team led by PlaceWorks to provide economic, fiscal, and real estate analysis for the City’s General Plan Update. At this point in the planning process, the team is evaluating General Plan buildout scenarios through 2045. This memorandum presents a Fiscal Impact Analysis (FIA) of higher and lower growth scenarios that may be achieved under the General Plan Update (GPU).

The primary goal of the FIA is to assess the impact of two buildout scenarios on the City’s General Fund and long-term fiscal health. The buildout scenarios reflect an achievable range of low to high non-residential development and job growth in Livermore. The findings of the FIA identify estimated outcomes for General Fund including both revenue impacts and municipal service costs attributable to growth. Fiscal analysis may also help inform City revenue and service policies that improve fiscal sustainability:
• Tax and fee rates: The City may consider various goals or standards related to funding mechanisms and requirements to ensure fiscal sustainability, promote economic development, and other objectives.
• Public service levels and standards: The City may evaluate services provided by various departments and consider revised service standards or service levels.

This FIA compares the relative fiscal implications of General Plan buildout scenarios and land use types. The FIA is not for City budgeting purposes. The results are for planning and policy evaluation, not department-level staffing decisions or revenue forecasting. The FIA results (annual General Fund surpluses or deficits) are directional estimates based on current City operations. In actuality, the City will seek to have a balanced budget each year. Revenue shortfalls identified in a fiscal analysis may indicate the need to reduce service levels or obtain additional revenues. Revenue surpluses may indicate available ATTACHMENT 4
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Livermore General Plan Update: Fiscal Impact Analysis of 2045 Buildout Scenarios

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resources to reduce liabilities such as deferred maintenance, improve service levels, or build up cash reserves.

The scenarios evaluated by the FIA reflect market trends, historic development patterns, and site capacity within the city (i.e., not the theoretical maximum buildout of the GPU).

Some growth will occur because of redevelopment (i.e., replacement of existing uses) and the FIA evaluates the overall net change in major land use categories. The analysis relies on GPU scenarios that would allow net new residential dwelling units and non-residential square footage in the City of Livermore.

The FIA isolates the effect of the GPU on the City’s General Fund, the primary operating fund used for ongoing municipal operations like public safety, parks, public works, and administration. The FIA does not provide a comprehensive analysis of the City’s fiscal sustainability. Existing deficiencies in City services, public facilities depreciation, and new infrastructure that may be required by new development are outside of this FIA.

Additional financial planning may be required to identify funding and financing strategies for capital investment projects in Livermore.

The FIA is a “static” analysis that estimates an annual impact for each GPU scenario at buildout (i.e., timing of development is not evaluated). The analysis estimates fiscal impacts using existing revenue and cost factors, such as tax rates, service cost levels, State and federal policy, and other factors. The analysis does not account for property tax revenue deterioration that can occur over time due to Proposition 13 assessed value restrictions in California. Actual fiscal impacts will depend on a variety of factors that cannot be predicted with certainty, including future changes in the City or State budgeting practices, the efficiency of various City departments in providing services, and other factors. To the degree that these conditions change, the fiscal performance of new growth will differ from the estimates provided. All estimates are presented in 2026 dollars.

The following Key Findings identify important fiscal considerations related to the GPU scenarios. Results show fiscal impact for a single year after buildout of each scenario’s growth program. The results represent new revenues and expenditures resulting from development (not a projected new General Fund budget with growth). Findings also address fiscal impacts from each major land use category, which reveal the directional effect of specific development types as well as general magnitudes of General Fund revenue and cost.

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Key Findings

1. The GPU growth scenarios generate positive ongoing annual General Fund impacts at full buildout, ranging from $6.2 million to $8.2 million per year. The FIA estimates new revenues will exceed public service costs under current tax rates and existing service standards. Table 1 presents a summary of General Fund revenues and costs attributable to low-growth and high-growth scenarios. The greatest revenue source is property tax, followed by property tax in lieu of vehicle license fees (VLF), and sales tax. Property tax generation reflects the relatively high value of new development.

While new household and worker spending accounts for a quarter to a third of sales tax revenue, the majority of net new taxable sales comes from added retail space.

Acknowledging that the magnitude of future retail development has important fiscal implications, sensitivity analyses show that even without any new retail net fiscal impacts remain positive. In the low and high growth scenarios Property taxes and sales taxes comprise about 85 percent of General Fund revenue. Public safety, including Police (53 percent of General Fund expenditures) and Fire (29 percent), require the greatest General Fund expenditures to serve new growth.

Table 1 Fiscal Impact Summary of General Plan 2045 Buildout Scenarios (2026$) GP 2045 - LOW GP 2045 - HIGH
Estimated GF Revenues (net new)
Property Tax $9,881,000 $10,709,000
Property Tax in Lieu of VLF $3,160,000 $3,424,000
Property Transfer Tax $201,000 $215,000
Sales Tax $1,657,000 $2,639,000
Licenses & Permits $1,127,000 $1,172,000
Fines & Forfeitures $60,000 $62,000
Franchise Fees $1,070,000 $1,112,000
Business License $436,000 $713,000
Total Revenues $17,592,000 $20,046,000
Estimated GF Expenditures (net new)
General Government $133,000 $138,000
Police $6,004,000 $6,242,000
Fire $3,277,000 $3,407,000
Innovation and Economic Development $123,000 $128,000
Library Services $284,000 $284,000
Community Development $595,000 $619,000
Public Works $968,000 $1,006,000
Total Expenditures $11,384,000 $11,824,000
Net New Fiscal Impact $6,208,000 $8,222,000
Source: Economic & Planning Systems
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2. The FIA finds that non-residential uses, including commercial and office, generate the greatest positive fiscal impact for the General Fund, while affordable housing types may generate net fiscal costs. Due to sales tax generation, retail uses are particularly strong fiscal performers, with a net impact that is about four times greater than office uses and nine times greater than industrial uses. Housing can be fiscally positive or negative, and the FIA finds that higher-value for-sale market rate housing likely generates a fiscal benefit for the General Fund. Below-market-rate housing types produce less property tax revenue per unit, and the FIA indicates these housing types are likely to create a modest fiscal cost for the General Fund. Table 2 summarizes the net impact for each individual land use included in the analysis.

Table 2 Summary of Fiscal Impacts by Land Use
General Plan 2045 Buildout Scenario Overview
The FIA General Plan Update buildout scenarios reflect development inside of the City of Livermore’s municipal boundary, which may include infill, redevelopment, and/or greenfield development. While the GPU’s Environmental Impact Report evaluates up to

5.7 million square feet of new development allowable by Draft General Plan 2045 in order to provide a “worst case” assessment of potential environmental impacts, the City recognizes that this theoretical maximum level of growth is unlikely to be achieved by 2045. The FIA considers a more moderate range of future growth outcomes based on historical development and recent trends.

The FIA growth scenarios incorporate a land inventory study that finds Livermore has roughly 130 to 210 acres of feasible development capacity for non-residential projects.

Applying the city’s historical floor-area ratio (FAR) of 0.28 suggests site capacity for around 1.6 million to 2.6 million square feet of new non-residential construction. This estimate does not account for additional potential for site reinvestment, reuse, tenant Land Use Unit Basis GF Revenues GF Expenditures Impact
Single Family - Market Rate per unit $2,996 $1,883 $1,112 Single Family - BMR per unit $1,564 $1,883 -$319
Multifamily - BMR Rental per unit $980 $1,353 -$373
Multifamily - BMR For Sale per unit $1,312 $1,342 -$30
Multifamily - Market Rate Rental per unit $1,635 $1,353 $282 Multifamily - Market Rate for Sale per unit $2,128 $1,342 $786 Commercial per 1,000 sq.ft. $6,281 $634 $5,647
Office per 1,000 sq.ft. $2,070 $634 $1,436
Industrial per 1,000 sq.ft. $981 $317 $664
*Numbers may not sum due to rounding.

Source: Economic & Planning Systems
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turnover, or repurposing existing buildings, all of which will continue to contribute to long term fiscal health. Table 3 presents a summary of the two buildout scenarios compared.

Table 3 Development Program Summary by Buildout Scenario The GPU buildout scenarios include:
• “GP 2045 – LOW” represents the lower end of non-residential growth, adding 1.6 million square feet of non-residential development.
• “GP 2045 – HIGH” represents the higher end of non-residential growth, adding 2.6 million square feet of non-residential development.

Description GP 2045 - LOW GP 2045 - HIGH
Non-Residential Uses (Sq. Ft.)
Commercial 250,000 500,000
Office 227,057 364,000
Other 0 0
Subtotal Commercial Uses 477,057 864,000
Industrial Uses 1,122,943 1,736,000
Total Non-Residential Uses 1,600,000 2,600,000
Residential Uses (Units)1
Single Family
BMR Rental 0 0
BMR For Sale 173 173
Market Rate Rental 0 0
Market Rate For Sale 982 982
Multifamily
BMR Rental 476 476
BMR For Sale 476 476
Market Rate Rental 2,697 2,697
Market Rate For Sale 2,697 2,697
Total Units 7,500 7,500
Development Program - Net New
[1] Assumes 15% of total net new units reserved for below-market-rate housing per the City's Development Code Section 10.06.050 for General Plan Area. Assumes that singlefamily units will be designated for sale, and multifamily units will be allocated half forsale and half for rental.

Sources: City of Livermore Development Code; PlaceWorks; Economic & Planning Systems, Inc.

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Both scenarios assume the same amount of residential growth of 7,500 net new units.

The City’s maximum potential growth is approximately 16,000 housing units over the next twenty years. The City expects actual growth to be substantially lower. The 7,500 net new units reflect the City’s historical absorption rate of 46 percent. 1 Methodology Overview
The FIA relies on a computational model that compares General Plan buildout alternatives effect on City costs and revenues. The analysis focuses primarily on the City’s General Fund expenditure and revenue items that (1) represent a substantive component of the overall budget and (2) are likely to be affected by the General Plan policies and growth trends. The analysis relies on Livermore’s Fiscal Year 2025-26 budget, the most recent budget adopted by the City. This budget reflects the municipal service “baseline” that informs service cost projections.

EPS uses several approaches to evaluate the General Fund costs and revenues based on the City’s budget. Table 4 and Table 5 show the primary revenue and expenditure categories and their estimating methodologies. The following descriptions provide detail about the estimating approach and factors:
• Service Population or Resident Equivalent: “Service population” or “resident equivalent” data are used to determine per capita municipal cost factors, acknowledging that employees who work but do not live in the City do not require City services to the same degree residents do. Table 6 shows the calculation of the City’s current service population, which forms the basis of per-capita factors used to project service costs. The estimate of each buildout scenario’s service population is shown in Appendix Table 1-1 and Table 2-1.
• Average Revenues and Expenditures per Service Population: The FIA uses estimates of average revenues or expenditures per capita (based on the City’s current service population) to extrapolate fiscal impacts from each scenario’s projected service population.
• Fixed versus Variable Expenditures: Most City departments operate with a degree of fixed overhead that does not increase as the City’s service population grows (or contracts). In calculating the estimates of General Fund expenditures attributable to the GPU, EPS applies an assumed percent variable budget factor. See General Fund Expenditures Section for more detail on EPS methodology. 1 In the prior 2003–2025 General Plan cycle, the City planned for approximately 11,800 housing units and produced approximately 5,400 during that period, reflecting an absorption rate of about 46 percent.

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• Other Estimates: The analysis relies on Livermore-specific “Case study” approaches to calculate revenues that can be estimated using assumptions specific to the development anticipated within each scenario, including property tax and sales tax. • Not estimated: The FIA does not estimate revenue categories that are not directly related to projected growth and development, one-time revenues, or generated on a cost-recovery basis.

Table 4 General Fund Revenue Budget FY 2025-2026 and Estimating Methodology Item FY 2025-26 Total
Property Taxes
Property Tax - All Other $51,999,796 16.2% of base property tax rate (1%) Property Tax in Lieu of VLF $12,143,966
Sales Tax $41,086,606 1.0% of estimated taxable sales
Licenses & Permits $7,252,799 $64.42 per service population Fines & Forfeitures $386,500 $3.43 per service population Franchise Fees $6,884,664 $61.15 per service population Business License $10,660,812 $199.69 per employee
Other Taxes
Real Property Transfer Tax $901,809 $0.55 per $1,000 in value Transient Occupancy Tax $4,166,478 - not estimated
Residential & Industrial Construction Taxes $775,000 - not estimated Other Taxes $411,433 - not estimated
Intergovernmental $4,328,164 - not estimated
Use of Money & Property $8,488,168 - not estimated
Contribution - Outside Sources $76,360 - not estimated
Charges for Current Services $6,130,207 - not estimated Misc. Revenue $2,180,708 - not estimated
Transfers In $480,400 - not estimated
Total Revenues $158,353,870
Factors Applied to Estimate Revenue
See Table 1-2 and Table 2-3.

Sources: City of Livermore Budget Fiscal Year 2025/26; Economic & Planning Systems, Inc.

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Table 5 General Fund Expenditure Budget FY 2025-2026 and Estimating Methodology Table 6 City of Livermore Citywide Service Population
Item FY 2025-26 Total
City Council $230,858 $0.10 per Service Population
City Manager $4,866,242 $2.16 per Service Population
City Attorney $2,836,845 $1.26 per Service Population
Administrative Services $6,686,710 $2.97 per Service Population Community Development $20,698,719 $34.01 per Service Population Fire $29,540,677 $187.28 per Service Population
General Services $3,646,504 $1.62 per Service Population Innovation & Economic Development $4,103,812 $7.05 per Service Population Library Services $8,056,553 $17.31 per Resident Population Police $53,114,421 $343.07 per Service Population
Public Works $10,869,461 $55.32 per Service Population
Total Expenditures $144,650,802
Sources: City of Livermore Budget Fiscal Year 2025/26; Economic & Planning Systems, Inc.

Factors Applied to Estimate
Expenditures
Item Amount Sources
Population 85,899 DOF 2025
Jobs 53,386 LEHD OnTheMap 2023
Service Population1 112,592 DOF 2025 / LEHD 2023
[1] Service population is calculated by adding total residential population and half of total employment.

Sources: JobsEQ; State of California Department of Finance; Economic & Planning Systems, Inc.

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Fiscal Impact Analysis
This section provides a detailed outline of the key General Fund revenues and expenditures estimated in this analysis. The analysis relies on case study approaches to calculate fiscal impacts for major General Fund revenues such as property tax and sales tax, while other revenues estimates rely on budget-based averages. Municipal costs are calculated based on the city’s service population (residents and employees shown in Table 6 above).

The results of the FIA are presented for a single year that represents the full buildout of each buildout scenario, including both revenues and expenditures that impact the City’s General Fund. The analysis does not define a year that buildout will occur and assumes the full degree of growth specified by each FIA scenario. The results estimate net new revenue and municipal service expenditures from the net new development under each scenario (i.e., results are the fiscal change from current condition, not the City’s aggregate fiscal revenue and cost including current conditions and growth).

General Fund Revenues
Estimating methods associated with fiscal revenues generated by net new land use development in Livermore are described below.
• Property Tax: The FIA estimates property tax by applying the base 1.0 percent property tax rate to the assessed value associated with each scenario. General Fund property tax revenue is then estimated based on the local tax apportionment factor, roughly 16 cents from each property tax dollar generated. Appendix Table 1-2 and Table 2-2 show the calculation of the total assessed value for each scenario.

As shown in Appendix Table 1-3 and Table 2-3, General Fund property tax revenue estimates range from $9.9 million to $10.7 million, with the following assumptions:
o Residential single-family units have an average of three bedrooms based on recent U.S. Census Bureau data and market trends. Multifamily units typically have two bedrooms. Below market-rate unit values reflect maximum for-sale prices provided by the City’s Affordable Housing For-Sale Prices and Rental Rates data. Market-rate for-sale unit values are based on recently constructed property transactions reported by Redfin. Assessed values for rental housing reflect rent levels for market rate units from CoStar and below-market-rate units from the City of Livermore, assuming typical operating costs and capitalization rates.
o The FIA assumes that new commercial building values range from $300 to $950 per square foot based on current market trends.
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traditional VLF with a property tax backfill, which grows proportionately with the assessed value of a city. The FIA estimates the City of Livermore’s secured assessed value would increase by approximately 26 to 28 percent at full buildout and will generate a proportional increase in in-lieu VLF revenues. The estimated property tax in-lieu of VLF associated with the proposed project is a net increase ranging from $3.2 to $3.4 million as shown in Appendix Table 1-3 and Table 2-3. • Property Transfer Tax: Property transfer tax revenues depend upon real estate sales activity. The City receives real property transfer tax for any transacted property at a rate of $0.55 per $1,000 in value. Appendix Table 1-4 and Table 2-4 detail the estimated impacts of the General Plan Update on property transfer tax revenues. In general, EPS assumes that investment and commercial properties turnover every 20 years, while single-family ownership properties turn over every 10 years. Turnover assumptions reflect literature review and EPS professional judgment. General Fund property transfer tax revenue estimated from new development ranges from $201,000 to $215,000 per year at full buildout.
• Sales Tax: General Plan Update buildout scenarios are expected to generate between $1.7 to $2.6 million in retail sales tax revenue accruing to the City from net new household retail spending, employee spending, and new retail space. The City receives 1.0 percent of taxable sales within its boundaries. Appendix Table 1-5 and Table 2-5 provides additional calculation details.
o Household retail spending as a percentage of income is based on data from the U.S. Bureau of Labor Statistics Consumer Expenditure Survey, which establishes retail spending patterns. Spending patterns reflect consumer behavior observed nationally for households within distinct income brackets.

Assumed household income levels are estimated using an allocation of 30 to 35 percent of gross income toward housing. The FIA assumes 25 percent of household taxable sales are captured in the City of Livermore. o Employee spending estimates capture typical daytime spending for all job types. The analysis assumes that there are 48 work weeks per year with five workdays per work week, and that Livermore’s retailers capture 50 percent of worker spending. The assumptions reflect the likelihood that new workspaces will need to be fully occupied by daytime populations (e.g., using hoteling models) to justify new developments.
o Net new retail inventory is the most significant contributor to sales tax revenue projections. The FIA assumes an average gross taxable retail sales of $500 per square foot of net new retail, with 80 percent treated as net new after sales displacement from existing retailers (i.e., 20 percent of sales at a new retail result from competition). The FIA also assumes that 25 percent of new retail sales result from new residents and workers, which avoids double counting taxable sales attributed to those populations.

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• Other General Fund Revenues: In addition to the revenues described above, other taxes and fees are generated by the GPU buildout scenarios, as detailed in Appendix Table 1-6 and Table 2-6. The FIA uses an average revenue approach derived from City budget documents to forecast new licenses & permits, fines & forfeitures, franchise fees, and business license revenues. Revenues from other taxes including transient occupancy tax and short-term rental taxes are not estimated (hotel uses are not detailed in the GPU scenarios). Furthermore, the FIA focuses on ongoing, annual General Fund impacts and does not estimate one-time taxes, such as the industrial construction tax and residential construction tax. The Other General Fund Revenues range from $2.7 to $3.1 million annually.

General Fund Expenditures
The FIA estimates the costs attributable to population and employment growth by characterizing how City expenses will change for each department. For some departments, population and employment growth in the City will not dramatically alter operations. For example, administrative functions in the City are not likely to scale up significantly to accommodate new projects. Alternatively, departments that provide services directly to residents and businesses, including public safety functions, likely will increase their operations and associated costs to accommodate new service population.

Appendix Table 1-7 and Table 2-7 present General Fund Expenditures estimates that range from $11.4 to $11.9 million per year.

A range of external factors may influence City budgeting responses to growth and cost effects in the future. Examples of factors that are beyond the control of the City and its departments that may act to magnify or reduce department costs over time include regional growth, technology, state and federal policies, and environmental factors. The FIA does not speculate about potential effects from such exogenous influences on the General Fund expense budget. The analysis focuses only on those factors attributable directly to the population growth, employment growth, and land use changes generated by the proposed buildout range.

The fiscal analysis model relies on a categorization of the likely budgetary response to population and employment growth for each department. The anticipated response to growth is expressed for fiscal modeling purposes in terms of “fixed expenses” and “variable expenses” within the department budget.
• The fixed expenses are the portion of a City department’s budget which is not affected by population and employment growth. Even a department which is anticipated to expand largely in step with the City’s service population would likely have some fixed cost. For example, in most cases each department has only one director’s position, which is a fixed expense for the department. While the department may increase staffing to accommodate growth, the department will not add another director.

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• The variable expenses of a department are those that do increase with growth. As the City’s populations expand, increased demand for services requires some departments to scale up their operations to meet new demand. The analysis identifies the portion of a department’s budget that scales up as the variable share of the budget.

EPS uses a per-capita cost approach to estimate department costs attributable to new residents and workers based on the City’s expenditure budget. To determine the new General Fund expenditures attributable to the proposed project, the per-capita factors are multiplied by the projected increase in service population or resident population of the project, as appropriate.

Fiscal Impacts by Land Use Category
To further detail fiscal impact findings, the FIA evaluates individual land uses in the GPU development scenario programs. This land use-specific analysis shows which land use categories drive positive or negative fiscal outcomes for the General Fund. Table 7 presents a detailed summary of fiscal impact results by individual land use on a per unit or per 1,000 square feet basis. As shown, market-rate residential units and non-residential uses are likely to generate a positive fiscal impact. Retail uses generate the greatest positive impact, owing to the amount of sales tax revenue from new on-site sales and high property tax generation. Assessed values also drive positive fiscal estimates for market-rate residential products, including both single-family and multifamily condominiums.

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Table 7 Annual Detailed General Fund Fiscal Impact by Land Use Category Market Rate
Below Market
Rate BMR Rental BMR For Sale Market Rental Market For Sale Commercial Office Industrial General Fund Revenues
Property Tax $1,870 $819 $484 $724 $955 $1,328 $1,542 $1,055 $487 Property Tax in-Lieu of VLF $598 $262 $155 $232 $305 $425 $493 $337 $156 Property Transfer Tax $63 $28 $8 $12 $16 $23 $26 $18 $8 Sales Tax $91 $82 $59 $79 $84 $87 $3,692 $132 $66
Licenses and Permits $186 $186 $134 $133 $134 $133 $64 $64 $32 Fines & Forfeitures $10 $10 $7 $7 $7 $7 $3 $3 $2
Franchise Fees $177 $177 $127 $126 $127 $126 $61 $61 $31 Business License $0 $0 $7 $0 $7 $0 $399 $399 $200
Total Revenues $2,996 $1,564 $980 $1,312 $1,635 $2,128 $6,281 $2,070 $981 General Fund Expenditures
General Government1 $22 $22 $16 $16 $16 $16 $8 $8 $4
Police $991 $991 $712 $707 $712 $707 $343 $343 $172
Fire $541 $541 $389 $386 $389 $386 $187 $187 $94
Innovation and Economic Developme $20 $20 $15 $15 $15 $15 $7 $7 $4 Library Services $50 $50 $36 $36 $36 $36 $0 $0 $0
Community Development $98 $98 $71 $70 $71 $70 $34 $34 $17 Public Works $160 $160 $115 $114 $115 $114 $55 $55 $28
Total Expenditures $1,883 $1,883 $1,353 $1,342 $1,353 $1,342 $634 $634 $317 Annual Net Impact on General Fund $1,112 -$319 -$373 -$30 $282 $786 $5,647 $1,436 $664 *Numbers may not sum due to rounding.
[1] Includes City Council, City Manager, City Attorney, Administrative Services, and General Services.

Single Family
---------------------------------- per 1,000 sq. ft. ---------------------------------- Multifamily Non-Residential
---------------------------------------------------------------------------------------- per unit ---------------------------------------------------------------------------------------- General Fund Revenues and
Expenditures
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List of Tables
Table 1-1 Development Program and Service Population (GP 2045 – LOW Scenario)................................16 Table 1-2 Assessed Valuation Estimate (GP 2045 – LOW Scenario)................................................................. 17 Table 1-3 Property Tax and Property Tax In Lieu of VLF Estimate (GP 2045 – LOW Scenario)................18 Table 1-4 Property Transfer Tax Estimate (GP 2045 – LOW Scenario)............................................................19 Table 1-5 Sales Tax Estimate (GP 2045 – LOW Scenario) ...................................................................................20 Table 1-6 Fiscal Impact Estimating Factors and Estimates for Other General Fund Revenues (GP 2045 – LOW Scenario) .....................................................................................................................................................................22 Table 1-7 General Fund Expenditures Budget Summary and Fiscal Impact Estimates (GP 2045 – LOW Scenario) 23
Table 2-1 Development Program and Service Population (GP 2045 – HIGH Scenario)...............................24 Table 2-2 Assessed Valuation Estimate (GP 2045 – HIGH Scenario)................................................................25 Table 2-3 Property Tax and Property Tax In Lieu of VLF Estimate (GP 2045 – HIGH Scenario)...............26 Table 2-4 Property Transfer Tax Estimate (GP 2045 – HIGH Scenario)...........................................................27 Table 2-5 Sales Tax Estimate (GP 2045 – HIGH Scenario)...................................................................................28 Table 2-6 Fiscal Impact Estimating Factors and Estimates for Other General Fund Revenues (GP 2045 – HIGH Scenario).....................................................................................................................................................................29 Table 2-7 General Fund Expenditures Budget Summary and Fiscal Impact Estimates (GP 2045 – HIGH Scenario) 30
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Tables for GP 2045 – LOW Scenarios
Table 1-1 Development Program and Service Population (GP 2045 – LOW Scenario) Item Population1 Employment2
Service
Population3
GP 2045 - LOW
Non-Residential Uses4
Commercial 250,000 SF 500 250
Office 227,057 SF 454 227
Other 0 SF 0 0
Subtotal Commercial Uses 477,057 SF 954 477
Subtotal Industrial Uses 1,122,943 SF 1,123 561
Total Non-Residential Uses 1,600,000 SF 2,077 1,039
Residential Uses1
Single Family
BMR Rental 0 DU 0 0 0
BMR For Sale 173 DU 501 0 501
Market Rate Rental 0 DU 0 0 0
Market Rate For Sale 982 DU 2,837 0 2,837
Multifamily
BMR Rental 476 DU 980 16 988
BMR For Sale 476 DU 980 0 980
Market Rate Rental 2,697 DU 5,555 90 5,600
Market Rate For Sale 2,697 DU 5,555 0 5,555
Total Residential Uses 7,500 DU 16,408 106 16,461
Total 16,408 2,183 17,500
Sources: City of Livermore Development Code; U.S. Census Bureau; Economic & Planning Systems, Inc. [3] Daytime population is calculated by adding total residential population and half of total employment. It represents a measure of public service demand in which employees are given one-half the weight of residents because of more modest service demands.
[4] “Other” land uses include public facilities, health care facilities, and other tax-exempt land uses. The analysis conservatively assumes that these uses do not contribute to business tax revenues, licenses, franchise fees, or other similar revenue sources.

Development
Program - Net New
[1] Assumes an average household density is 2.89 residents per single-family household and 2.06 residents per multifamily household as calculated from U.S. Census ACS 5-Year estimates (2024) [2] Worker density assumptions for commercial uses range from 333 square feet to 1,000 square feet per employee.

Assumes worker density assumption of 30 units per employee based on typical multifamily projects.

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Table 1-2 Assessed Valuation Estimate (GP 2045 – LOW Scenario) Land Use
Net New
Development
Program
(Sq.Ft. or DU)
Total Net
Assessed Value
at Buildout
GP 2045 - LOW
Non-Residential1
Commercial $950 per Sq.Ft. 250,000 $237,500,000
Office $650 per Sq.Ft. 227,057 $147,586,833
Total Commercial Assessed Value $385,086,833
Industrial1 $300 per Sq.Ft. 1,122,943 $336,883,000
Residential
Single Family2
BMR For Sale $504,718 Per Unit 173 $87,427,949
Market Rate For Sale $1,152,683 Per Unit 982 $1,131,460,522 Multi-Family3
BMR Rental $298,133 Per Unit 476 $141,878,187
BMR For Sale $446,169 Per Unit 476 $212,327,019
Market Rate Rental $588,445 Per Unit 2,697 $1,586,863,466 Market Rate For Sale $818,393 Per Unit 2,697 $2,206,963,727 Total Residential Assessed Value $5,366,920,869
Total Assessed Value $6,088,890,702
[1] Assessed values for nonresidential uses based on projects observed by EPS.

Assumption / Factor
[2] BMR single family values are based on 3-bedroom maximum for-sale values provided by the City's Affordable Housing For-Sale Prices and Rental Rates (2025). Market rate values are based on recently constructed 3- bedroom single family transactions.
[3] Multifamily home values are based on 2-bedroom units with values for BMR units derived by maximum rental units provided by the City's Affordable Housing For-Sale Prices and Rental Limits (2025). Market rate values are based on a capitalized value of net operating income using recently constructed 2-bedroom multifamily market rents or rental limits in Livermore.

Source: City of Livermore Affordable For-Sale Prices and Rental Rates (2025); City of Livermore Allowances for Tenant-Furnished Utilities and Other Services; Redfin; CoStar.

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Table 1-3 Property Tax and Property Tax In Lieu of VLF Estimate (GP 2045 – LOW Scenario) Land Use
Annual Total at
Buildout
GP 2045 - LOW
Property Tax
Assessed Value Estimate
Commercial $385,086,833
Industrial $336,883,000
Residential $5,366,920,869
Total Assessed Value $6,088,890,702
Property Tax 1.0% Base Property Tax Rate $60,888,907
Livermore General Fund Revenue1 16.2% Allocation to Livermore General Fund $9,880,580 Property Tax In Lieu of VLF
Existing Citywide Property Tax in Lieu of VLF $12,143,966 Citywide Assessed Value2 $23,402,827,613
Net Assessed Value Increase3 26.02%
Property Tax In Lieu of VLF Revenue4 $3,159,588
[1] Based on Tax Rate Area 16-071 in the City of Livermore. [2] Based on Debt Service Budget from City Livermore Budget FY 2025-2027 Budget Book. [4] Calculated by multiplying existing property tax in lieu of VLF by net assessed value increase.

Sources: County of Alameda; City of Livermore Budget Fiscal Year 2025/26; Economic & Planning Systems, Inc.

Assumption / Factor
[3] Calculated by dividing the new assessed value by citywide assessed value.

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Table 1-4 Property Transfer Tax Estimate (GP 2045 – LOW Scenario) Land Use
Annual Total
at Buildout
GP 2045 - LOW
Assessed Value
Commercial $385,086,833
Industrial $336,883,000
Single Family Residential $1,218,888,471
Multi-Family Residential $4,148,032,398
Total $6,088,890,702
Average Annual Turnover
Commercial1 $19,254,342
Industrial1 $16,844,150
Residential
Single Family2 $121,888,847
Multi-Family1 $207,401,620
Total $365,388,959
Property Transfer Tax Revenue $0.55 per $1,000 in value $200,964 [1] EPS assumption based on long-term averages. A turnover rate of 5 percent suggests that commercial and investment properties trade approximately once every 20 years. [2] A turnover rate of 10 percent suggests that single-family for sale properties trade every 10 years.

Sources: City of Livermore; Economic & Planning Systems, Inc.

10.0%

5.0%
Assumption /
Factor

5.0%

5.0%
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Table 1-5 Sales Tax Estimate (GP 2045 – LOW Scenario)
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Item
Estimated
Household
Income
Annual Total at
Buildout
GP 2045 - LOW
Households Retail Purchases in Livermore
Estimated Annual Household Income and Per Household Retail Spending1 Single Family
BMR For Sale $158,400 20.8% percent of income2 $32,918
Market Rate For Sale $240,397 15.1% percent of income2 $36,308 Multi-Family
BMR Rental $92,250 24.6% percent of income2 $22,649
BMR For Sale $142,575 22.1% percent of income2 $31,563
Market Rate Rental $147,480 22.1% percent of income2 $32,649 Market Rate For Sale $168,006 20.8% percent of income2 $34,914 Total Household Taxable Retail Spending
Single Family
BMR For Sale 173 Units $5,702,131
Market Rate For Sale 982 Units $35,639,057
Multi-Family
BMR Rental 476 Units $10,778,634
BMR For Sale 476 Units $15,020,503
Market Rate Rental 2,697 Units $88,044,432
Market Rate For Sale 2,697 Units $94,153,665
Total $249,338,423
Net New Retail Sales Captured in Livermore3 25% HH Retail Spending in City $62,334,606 Project Employee Retail Purchases in Livermore
Daily Worker Taxable Spending $55 per work day
Annual Worker Taxable Spending4 240 workdays / year $13,182 50% $6,591
Number of Workers 2,183
Net New Office Worker Taxable Spending in Livermore $14,386,590 On-Site Sales
New Retail Space (Sq.Ft.) 250,000
Gross Taxable Retail Sales $500 per square foot $125,000,000 Sales Net of Redistributed Sales in City5 80% of total taxable sales $100,000,000 Net New On-Site Taxable Sales6 89% of net taxable sales $89,012,559 Net New Taxable Retail Sales $165,733,755
Total Sales Tax Revenue 1.0% of taxable sales $1,657,338 [2] Based on Bureau of Labor Statistics Consumer Expenditure Survey (2024) for respective income groups. [3] Assumes 25% of taxable retail spending by Livermore residents is captured by the retailers. [4] Based on ICSC 2012 survey of office worker retail spending in Suburban Ample locations, adjusted to 2026 dollars. [5] Assumes some sales shift from existing retailers in the city. [6] Reflects net sales after 25% capture of new resident and worker sales accounted for above.

Sources: State Board of Equalization; U.S. Bureau of Labor Statistics; Economic & Planning Systems, Inc.

Assumptions
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Table 1-6 Fiscal Impact Estimating Factors and Estimates for Other General Fund Revenues (GP 2045 – LOW Scenario)
Item
Annual Total
at Buildout
GP 2045 - LOW
Licenses & Permits $64.42 per service population 17,500 service pop. $1,127,284 Fines & Forfeitures $3.43 per service population 17,500 service pop. $60,073 Franchise Fees $61.15 per service population 17,500 service pop. $1,070,066 Business License Tax $199.69 per employee 2,183 employees $435,889 Total $2,693,312
[1] See Table 4.
[2] See Table A-1.

Allocation Factor1 Project Assumption1
Sources: City of Livermore Budget Fiscal Year 2023/24; Economic & Planning Systems, Inc.

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Table 1-7 General Fund Expenditures Budget Summary and Fiscal Impact Estimates (GP 2045 – LOW Scenario)
Item
City GF
Expenses
(FY2025-26) Deductions1
Percent
Variable2
Variable
Expenses
Per Capita
GF Expense
Project Service
Pop. or
Residents
Annual Total
at Buildout
GP 2045 - LOW
General Government3 $18,267,159 $1,190,789 5% $853,819 112,592 Service Pop. $7.58 17,500 $132,707 Police $53,114,421 $4,831,339 80% $38,626,466 112,592 Service Pop. $343.07 17,500 $6,003,614 Fire $29,540,677 $3,183,214 80% $21,085,970 112,592 Service Pop. $187.28 17,500 $3,277,339 Innovation and Economic Development $4,103,812 $132,918 20% $794,179 112,592 Service Pop. $7.05 17,500 $123,437 Library Services $8,056,553 $620,134 20% $1,487,284 85,899 Residents $17.31 16,408 $284,102 Community Development $20,698,719 $1,552,490 20% $3,829,246 112,592 Service Pop. $34.01 17,500 $595,170 Public Works $10,869,461 $489,115 60% $6,228,207 112,592 Service Pop. $55.32 17,500 $968,035 Total Expenditures $144,650,802 $12,000,000 $11,384,404 [1] Deducts $12 million in unfunded pension liabilities that do not apply to future City staffing, based on each department's share of wages and benefits from the General Fund, per City staff review. [2] Percentage of costs that are population-dependent, as opposed to fixed costs or costs recovered through fees or charges. [3] Includes City Council, City Manager, City Attorney, Administrative Services, and General Services.

Sources: City of Livermore Budget Fiscal Year 2025/26; Economic & Planning Systems, Inc.

Estimating Factors
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Tables for GP 2045 – HIGH Scenarios
Table 2-1 Development Program and Service Population (GP 2045 – HIGH Scenario) Item Population1 Employment2
Service
Population3
GP 2045 - HIGH
Non-Residential Uses4
Commercial 500,000 SF 1,000 500
Office 364,000 SF 728 364
Other 0 SF 0 0
Subtotal Commercial Uses 864,000 SF 1,728 864
Subtotal Industrial Uses 1,736,000 SF 1,736 868
Total Non-Residential Uses 2,600,000 SF 3,464 1,732
Residential Uses1
Single Family
BMR Rental 0 DU 0 0 0
BMR For Sale 173 DU 501 0 501
Market Rate Rental 0 DU 0 0 0
Market Rate For Sale 982 DU 2,837 0 2,837
Multifamily
BMR Rental 476 DU 980 16 988
BMR For Sale 476 DU 980 0 980
Market Rate Rental 2,697 DU 5,555 90 5,600
Market Rate For Sale 2,697 DU 5,555 0 5,555
Total Residential Uses 7,500 DU 16,408 106 16,461
Total 16,408 3,570 18,193
Sources: City of Livermore Development Code; U.S. Census Bureau; Economic & Planning Systems, Inc. [3] Daytime population is calculated by adding total residential population and half of total employment. It represents a measure of public service demand in which employees are given one-half the weight of residents because of more modest service demands.
[4] “Other” land uses include public facilities, health care facilities, and other tax-exempt land uses. The analysis conservatively assumes that these uses do not contribute to business tax revenues, licenses, franchise fees, or other similar revenue sources.

Assumes worker density assumption of 30 units per employee based on typical multifamily projects.

ATTACHMENT 4
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Economic & Planning Systems

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Table 2-2 Assessed Valuation Estimate (GP 2045 – HIGH Scenario) Land Use
Net New
Development
Program
(Sq.Ft. or DU)
Total Net
Assessed Value
at Buildout
GP 2045 - HIGH
Non-Residential1
Commercial $950 per Sq.Ft. 500,000 $475,000,000
Office $650 per Sq.Ft. 364,000 $236,600,000
Total Commercial Assessed Value $711,600,000
Industrial1 $300 per Sq.Ft. 1,736,000 $520,800,000
Residential
Single Family2
BMR For Sale $504,718 Per Unit 173 $87,427,949
Market Rate For Sale $1,152,683 Per Unit 982 $1,131,460,522 Multi-Family3
BMR Rental $298,133 Per Unit 476 $141,878,187
BMR For Sale $446,169 Per Unit 476 $212,327,019
Market Rate Rental $588,445 Per Unit 2,697 $1,586,863,466 Market Rate For Sale $818,393 Per Unit 2,697 $2,206,963,727 Total Residential Assessed Value $5,366,920,869
Total Assessed Value $6,599,320,869
[1] Assessed values for nonresidential uses based on projects observed by EPS.

Source: City of Livermore Affordable For-Sale Prices and Rental Rates (2025); City of Livermore Allowances for Tenant-Furnished Utilities and Other Services; Redfin; CoStar.

ATTACHMENT 4
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Livermore General Plan Update: Fiscal Impact Analysis of 2045 Buildout Scenarios Appendix Tables

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Table 2-3 Property Tax and Property Tax In Lieu of VLF Estimate (GP 2045 – HIGH Scenario)

Land Use
Annual Total at
Buildout
GP 2045 - HIGH
Property Tax
Assessed Value Estimate
Commercial $711,600,000
Industrial $520,800,000
Residential $5,366,920,869
Total Assessed Value $6,599,320,869
Property Tax 1.0% Base Property Tax Rate $65,993,209
Livermore General Fund Revenue1 16.2% Allocation to Livermore General Fund $10,708,866 Property Tax In Lieu of VLF
Existing Citywide Property Tax in Lieu of VLF $12,143,966 Citywide Assessed Value2 $23,402,827,613
Net Assessed Value Increase3 28.20%
Property Tax In Lieu of VLF Revenue4 $3,424,455
[1] Based on Tax Rate Area 16-071 in the City of Livermore. [2] Based on Debt Service Budget from City Livermore Budget FY 2025-2027 Budget Book. [4] Calculated by multiplying existing property tax in lieu of VLF by net assessed value increase.

Sources: County of Alameda; City of Livermore Budget Fiscal Year 2025/26; Economic & Planning Systems, Inc.

Assumption / Factor
[3] Calculated by dividing the new assessed value by citywide assessed value.

ATTACHMENT 4
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Economic & Planning Systems

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Table 2-4 Property Transfer Tax Estimate (GP 2045 – HIGH Scenario) Land Use
Annual Total
at Buildout
GP 2045 - HIGH
Assessed Value
Commercial $711,600,000
Industrial $520,800,000
Single Family Residential $1,218,888,471
Multi-Family Residential $4,148,032,398
Total $6,599,320,869
Average Annual Turnover
Commercial1 $35,580,000
Industrial1 $26,040,000
Residential
Single Family2 $121,888,847
Multi-Family1 $207,401,620
Total $390,910,467
Property Transfer Tax Revenue $0.55 per $1,000 in value $215,001 [1] EPS assumption based on long-term averages. A turnover rate of 5 percent suggests that commercial and investment properties trade approximately once every 20 years. [2] A turnover rate of 10 percent suggests that single-family for sale properties trade every 10 years.

Sources: City of Livermore; Economic & Planning Systems, Inc.

10.0%

5.0%
Assumption /
Factor

5.0%

5.0%
ATTACHMENT 4
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Livermore General Plan Update: Fiscal Impact Analysis of 2045 Buildout Scenarios Appendix Tables

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Table 2-5 Sales Tax Estimate (GP 2045 – HIGH Scenario)
Item
Estimated
Household
Income
Annual Total at
Buildout
GP 2045 - HIGH
Households Retail Purchases in Livermore
Estimated Annual Household Income and Per Household Retail Spending1 Single Family
BMR For Sale $158,400 20.8% percent of income2 $32,918
Market Rate For Sale $240,397 15.1% percent of income2 $36,308 Multi-Family
BMR Rental $92,250 24.6% percent of income2 $22,649
BMR For Sale $142,575 22.1% percent of income2 $31,563
Market Rate Rental $147,480 22.1% percent of income2 $32,649 Market Rate For Sale $168,006 20.8% percent of income2 $34,914 Total Household Taxable Retail Spending
Single Family
BMR For Sale 173 Units $5,702,131
Market Rate For Sale 982 Units $35,639,057
Multi-Family
BMR Rental 476 Units $10,778,634
BMR For Sale 476 Units $15,020,503
Market Rate Rental 2,697 Units $88,044,432
Market Rate For Sale 2,697 Units $94,153,665
Total $249,338,423
Net New Retail Sales Captured in Livermore3 25% HH Retail Spending in City $62,334,606 Project Employee Retail Purchases in Livermore
Daily Worker Taxable Spending $55 per work day
Annual Worker Taxable Spending4 240 workdays / year $13,182 50% $6,591
Number of Workers 3,570
Net New Office Worker Taxable Spending in Livermore $23,527,732 On-Site Sales
New Retail Space (Sq.Ft.) 500,000
Gross Taxable Retail Sales $500 per square foot $250,000,000 Sales Net of Redistributed Sales in City5 80% of total taxable sales $200,000,000 Net New On-Site Taxable Sales6 89% of net taxable sales $178,025,118 Net New Taxable Retail Sales $263,887,457
Total Sales Tax Revenue 1.0% of taxable sales $2,638,875 [2] Based on Bureau of Labor Statistics Consumer Expenditure Survey (2024) for respective income groups. [3] Assumes 25% of taxable retail spending by Livermore residents is captured by the retailers. [4] Based on ICSC 2012 survey of office worker retail spending in Suburban Ample locations, adjusted to 2026 dollars. [5] Assumes some sales shift from existing retailers in the city. [6] Reflects net sales after 25% capture of new resident and worker sales accounted for above.

Sources: State Board of Equalization; U.S. Bureau of Labor Statistics; Economic & Planning Systems, Inc.

Assumptions
[1] Income estimate relies on typical mortgage financing and the assumption that housing costs represent 30-35 percent of gross household ATTACHMENT 4
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Economic & Planning Systems

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Table 2-6 Fiscal Impact Estimating Factors and Estimates for Other General Fund Revenues (GP 2045 – HIGH Scenario)
Item
Annual Total
at Buildout
GP 2045 - HIGH
Licenses & Permits $64.42 per service population 18,193 service pop. $1,171,955 Fines & Forfeitures $3.43 per service population 18,193 service pop. $62,453 Franchise Fees $61.15 per service population 18,193 service pop. $1,112,469 Business License Tax $199.69 per employee 3,570 employees $712,851 Total $3,059,728
[1] See Table 4.
[2] See Table A-1.

Allocation Factor1 Project Assumption1
Sources: City of Livermore Budget Fiscal Year 2023/24; Economic & Planning Systems, Inc.

ATTACHMENT 4
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Livermore General Plan Update: Fiscal Impact Analysis of 2045 Buildout Scenarios Appendix Tables

Page 30 ends

Table 2-7 General Fund Expenditures Budget Summary and Fiscal Impact Estimates (GP 2045 – HIGH Scenario)
Item
City GF
Expenses
(FY2025-26) Deductions1
Percent
Variable2
Variable
Expenses
Per Capita
GF Expense
Project Service
Pop. or
Residents
Annual Total
at Buildout
GP 2045 - HIGH
General Government3 $18,267,159 $1,190,789 5% $853,819 112,592 Service Pop. $7.58 18,193 $137,966 Police $53,114,421 $4,831,339 80% $38,626,466 112,592 Service Pop. $343.07 18,193 $6,241,519 Fire $29,540,677 $3,183,214 80% $21,085,970 112,592 Service Pop. $187.28 18,193 $3,407,210 Innovation and Economic Development $4,103,812 $132,918 20% $794,179 112,592 Service Pop. $7.05 18,193 $128,329 Library Services $8,056,553 $620,134 20% $1,487,284 85,899 Residents $17.31 16,408 $284,102 Community Development $20,698,719 $1,552,490 20% $3,829,246 112,592 Service Pop. $34.01 18,193 $618,755 Public Works $10,869,461 $489,115 60% $6,228,207 112,592 Service Pop. $55.32 18,193 $1,006,395 Total Expenditures $144,650,802 $12,000,000 $11,824,275 [1] Deducts $12 million in unfunded pension liabilities that do not apply to future City staffing, based on each department's share of wages and benefits from the General Fund, per City staff review. [2] Percentage of costs that are population-dependent, as opposed to fixed costs or costs recovered through fees or charges. [3] Includes City Council, City Manager, City Attorney, Administrative Services, and General Services.

Sources: City of Livermore Budget Fiscal Year 2025/26; Economic & Planning Systems, Inc.

Estimating Factors
ATTACHMENT 4
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CITY COUNCIL STAFF REPORT ITEM NO. 11.1

3.2 Commission for the Arts annual update presented by Chair Natalia Custodio.

Material: PowerPoint Presentation

6.3 Resolution approving Final Parcel Map 11186 and authorizing execution of a Subdivision Improvement Agreement for the Livermore Village site located at the southeast corner of the intersection of South L Street and Railroad Avenue, and accepting on behalf of the public, all real property offered for dedication within Final Parcel Map 11186 except for certain easements which the City Council reserves the right to accept at a future date.

Material: Additional attachments to staff report and Public Comment DATE: May 11, 2026
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.
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6.3 6.11

6.24 Resolution approving Final Parcel Map 11186 and authorizing execution of a Subdivision Improvement Agreement for the Livermore Village site located at the southeast corner of the intersection of South L Street and Railroad Avenue, and accepting on behalf of the public, all real property offered for dedication within Final Parcel Map 11186 except for certain easements which the City Council reserves the right to accept at a future date.

Material: Memorandum to correct decision types.

Resolution recommending the Livermore City Council declare Livermore a Vision Zero community and adopting a Vision Zero Action Plan with the clear goal of eliminating traffic fatalities and severe injuries on city streets.

Material: Memorandum to correct decision types.

Resolution amending the City's Community Benefit Policy and appropriating $600,000 in Community Benefit funds.

Material: Memorandum to correct decision types.

7.1 Hearing to consider a resolution approving the FY 2026-27 Annual Action Plan; authorizing submittal to the U.S. Department of Housing and Urban Development; and authorizing execution of associated documents.

Material: PowerPoint Presentation

7.2 Hearing to consider a resolution authorizing Livermore Sanitation, lnc.'s requested rate adjustment for solid waste, recyclable materials, and compostable materials services, pursuant to the Third Amended and Restated Agreement between the City of Livermore and Livermore Sanitation, Inc., for Solid Waste, Recyclable Materials, and Compostable Materials Services and to amend Exhibit H to the Franchise Agreement to reflect the authorized increase of 1.65% to rates.

Material: PowerPoint Presentation

8.1 Comprehensive General Plan Update - Draft General Plan 2045 Material: PowerPoint Presentation and Public Comment

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: Helena Graves
Acting City Clerk
1432
Approved by:
____________________________________
Marianna A. Burch
City Manager
Fiscal Review by:
____________________________________
Tina Olson
Administrative Services Director
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1 v 2026 Commission for the Arts
Annual Update to the City Council
Presented by:

Chair Natalia T. Custodio
May 11, 2026
2026 Commission for the Arts
From left to right: Natalia T. Custodio, Monya Lane, Tauheeda Babar, Robert Gausman, Laurence E. Milder, Thomasin Dewhurst, Raj Kowligi, Cathleen deOrnelas, Tracy Sahn 1 2
Item 3.2
PowerPoint Presentation
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2 About the Commission for the Arts
The Commission for the Arts has the following duties and responsibilities:
• Encourage programs for the cultural
enrichment of the city.
• Make annual recommendations to the
City Council establishing art priorities
for the City.
• Receive input from the community on
issues relevant to arts policies.
• Develop and recommend to the Council
a five-to-ten-year cultural arts plan for
the city, including goals, implementation
strategies and financing methods. The
Commission shall review the plan every
five years and update it as necessary.
• Review and approve public art or make
recommendations regarding public art,
in accordance with established
procedures.
• Review and approve Public Art Fund
grant applications.
• Support the goals and priorities
adopted by the City Council.

Accomplishments from the Last Year
• Reviewed and approved more than $5,000 in FY 25/26 Mini Grant funding • Reviewed and recommended more than $80,000 in FY 25/26 Project & Program Grant funding
• The Commission assisted with the judging of the Livermore Art Association Spring Art Show and awarded seven $100 awards to winners
• The Commission again helped to judge the Library’s Teen Art Expo • Starting in 2026, the Commission expanded the High School Art Awards to include local juniors and seniors – in the first year, six juniors received awards of $500, and seven seniors receives awards of $1,200
(The City Council will recognize these students at their June 8, 2026, meeting) 3 4
Item 3.2
PowerPoint Presentation
1435
3 Accomplishments from the Last Year (cont’d)
Successful Expansion of Grants and Awards Outreach
Accomplishments from the Last Year (cont’d)
Organizations Supported Across the Community
5 6
Item 3.2
PowerPoint Presentation
1436
4 Looking Forward – Commission for the Arts
2026 Workplan Highlights
The Commission for the Arts approved workplan calls for specific focus in 2026 in several areas including:  Identify Public Spaces for New or Improved Art – The Commission for the Arts will partner with City staff (with input from other stakeholders as appropriate) to recommend public places and spaces for artwork to be displayed.  Updating of Current Arts Policy and Procedure – The Commission for the Arts will review and provide input/feedback on proposed changes to the Art in Public Places Policy Manual and Livermore Municipal Code.  Developer Initiated Art Project Review and Recommendations – The Commission for the Arts will review and provide input/feedback on developer-initiated art proposals.  Poet Laureate Application Review, Interview, and Recommendation (Completed) – The Commission for the Arts considered applications for the City’s Poet Laureate role and recommended a candidate to the City Council for appointment. Appointment of the next Poet Laureate is tentatively scheduled for the City Council meeting on June 8, 2026.

Thank You!
7 8
Item 3.2
PowerPoint Presentation
1437
Item 6.3
Additional Attachments to the Staff Report
1438
Item 6.3
Additional Attachments to the Staff Report
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1 DATE: July 18, 2022
ENGINEERING CONSIDERATIONS - EXHIBIT "A"
AMENDED VESTING TENTATIVE PARCEL MAP: 11186 (SUBA22-001) LOCATION: Livermore Village Tract Map 8574, Lot 1
APPLICANT: Eden Housing
Note: Special conditions are shown in standard type. Standard conditions that apply to this project are shown in italics. In addition, standard conditions of approval for this project are listed in Section II of the Development Plan Check and Procedures Manual.

1. DEFINITIONS
For the purpose of this agreement, the following words shall have the meanings respectively ascribed to them by this section:

Developer: Person(s) or Corporation(s) signing final map(s) and subdivision agreement(s)
Improvement Plans: Construction drawings for required public and private improvements Services: Utility lateral, or any portions of a conduit cable or duct, between a utility distribution line and the site it serves
Project: The work to be performed by Developer

2. AMENDED VESTING TENTATIVE PARCEL MAP
Approval or conditional approval of this amended vesting tentative parcel 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.

A. The Engineering Considerations for this amended tentative parcel map shall comply with all of the provisions of the following approved entitlements & recorded documents unless otherwise noted in this amended tentative map and site plan design review modification conditions of approval:
• Vesting Tentative Parcel Map 11186 (SUB21-003) – Approved by City Council 5-25-2021 • Downtown Design Review (DDR20-019 – Approved by City Council 5-25-2021 • Amended and Restated Disposition and Development Agreement – Approved by City Council 5-25-2022
(Collectively the “Approved Entitlements”)
ATTACHMENT A Page 1 of 16
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2 3. GENERAL
A. This Entitlement is for the expressed purpose of adjusting the original parcels to comply with the Amended and Restated Disposition and Development Agreement approved by City Council on 5- 25-2022
BGV: JW: MAP
ATTACHMENT A Page 2 of 16
1441

CITY OF LIVERMORE

ENGINEERING CONSIDERATIONS
Date: April 2, 2021
LOCATION: Livermore Village Tract Map 8574, Lot 1
DEVELOPER: Eden Housing
PLANNING REFERRAL #: DDR20-019, SUB21-003
Note: Specific conditions are shown in large type. Standard conditions that apply to this project are shown in italic type.

1. DEFINITIONS:

For the purpose of this agreement, the following words shall have the meanings respectively ascribed to them by this section:

Developer: Person(s) or Corporation(s) that will obtain permits for construction Improvement Plans: Construction drawings for required public and private improvements Services: Utility lateral, or any portions of a conduit cable or duct, between a utility distribution line and the site it serves
Project: The work to be performed by Developer

2. DOWNTOWN DESIGN REVIEW (DDR) APPROVAL
A. 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.

B. Approval or conditional approval of this DDR or tentative Map shall not supersede these Engineering Considerations and any applicable City Standards nor limit the City’s 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. VESTING TENTATIVE PARCEL MAP
A. Prepare and submit the final parcel map and the other documents required in the City of Livermore “Plan Check and Procedures Manual” including plan review fees to the Engineering Division for final review and approval.

ATTACHMENT A EXHIBIT B Page 3 of 16
1442
B. The developer shall file a vesting final parcel map on behalf of the City consisting of 3 parcels, one for the public park, and the other two to be sold to Eden Housing per the provisions of the DDLA between the City and Eden Housing.

4. SPECIFIC CONDITIONS:

The Developer shall comply with the following conditions:

A. The fire service and fire sprinklers shall be connected to the potable water system.

B. There is an existing pole on the Railroad Avenue frontage of this site that appears to be an anchor pole for existing overhead wiring along the north side of Railroad Avenue. The developer shall coordinate with PG&E and the City on the removal of this anchor pole. The Developer shall note this work on the approved site plans.

C. The Developer shall remove the two existing streetlight poles along their Railroad Avenue frontage and return them to the City. The Developer shall install new decorative streetlights along their entire Railroad Avenue frontage matching the existing lights along their L Street frontage. The maximum spacing between these lights shall be 160 feet. The developer shall provide streetlight plans as part of their final design building permit plans.

D. The proposed public park area shown on these entitlement plans are shown for reference only. The Park improvements will be entitled, designed, and constructed separately from this project as part of City Project 2021-21.

E. The Regional Water Quality Control Board is providing regulatory oversite for the investigation and remediation of the existing soil, groundwater, and soil vapor contamination on this site. Remediation and mitigation plans as part of City Capital Improvement Project 2021-18 shall be approved by the Board and in place prior to starting construction on this site. The developer shall coordinate with the City and the Board to implement all the required measures as part of the approved plans per the provisions of the DDLA.

F. The Developer shall remove the existing AC paved pathway along the southern frontage of this project and replace it with a new 10 foot wide decorative concrete pathway from L Street to the existing EVAE at the eastern boundary of this project sight. The developer shall remove and replace the existing ADA access ramp connecting to the existing EVAE. The Developer shall replace it with a new access ramp that conforms to the new 10 foot wide concrete pathway and finish grade of the new EVAE paving.

G. The Developer shall add the following statement to their Building Permit Plans and have a CASp Certified Engineer sign and date the statement:

ATTACHMENT A EXHIBIT B Page 4 of 16
1443
“The design for the pedestrian connections from the public sidewalk to existing walkways within the project site, as shown on these plans, have been reviewed by the undersigned and found to comply 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, and the design exceptions as approved by the City Engineer or their designee. “Name xx, CASp xx””.

H. The developer shall remove existing temporary parking lighting and return to the City.

5. STORM WATER SITE DRAINAGE AND TREATMENT REQUIREMENTS:

A. General

1. This site is subject to the National Pollutant Discharge Elimination System (NPDES) Program. Prior to the issuance of the initial grading or building permit, the Developer shall provide evidence that the site is covered by the statewide General Permit to Discharge Storm Water associated with construction activity. This requires confirmation that a Notice of Intent (NOI) and the applicable fee was sent to the State Water Resources Control Board. In addition, the grading plans need to state: "All grading shall be in accordance with the Storm Water Pollution Prevention Plan prepared by the Developer per the Notice of Intent on file with the State Water Resources Control Board".

B. Storm Drainage Requirements

1. There is an existing 12” Storm drain main along Railroad Avenue and a 12” storm drain lateral stubbed to the southwest portion of this project site that discharges into an existing 30” storm drain main along Veterans Way. The Developer shall design their on-site storm drain system to outfall to these locations. All proposed private on-site forced storm drain laterals shall discharge into a catch basin and or manhole then gravity flow into the City’s storm drain system
Additionally, per the City’s Facilities Planning Guidelines (dated June 2005), the flows must have the following characteristics:

For a 10-year design discharge: a hydraulic grade line (HGL) is no higher than 1.25 feet below the top of curb elevation at any manhole or inlet.

For a 100-year design discharge: a HGL does not exceed the top of curb elevation. (This is required for item 3 above.)
For additional detail on these guidelines, the applicant should refer to the following resources: City of Livermore Storm Drain Master Plan & City of Livermore Facilities Planning Guidelines (both available at the Engineering counter at City Hall).

ATTACHMENT A EXHIBIT B Page 5 of 16
1444
C. Stormwater Drainage Maintenance Funding
The cost to maintain all private storm drainage infrastructure installed with this project shall be funded by the Developer.

D. Stormwater Treatment, Detention and Trash Capture 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 required Stormwater Quality Checklist. The Developer shall provide a storm water treatment plan with calculations indicating treatment that meets the latest requirements indicated in Section C.3 of the City’s NPDES Permit with the Regional Water Quality Control Board. Approval of this plan and calculations by the City is required prior to the approval of the building permit.

2. This project is greater than one acre; however the new proposed impervious surface area for this project is less than the existing impervious surface conditions.

Therefore this project, per C3 guidelines and requirements will not be required to provide a Hydrograph Modification Plan (HMP) with calculations in accordance with the Alameda Countywide Cleanwater Program (ACCWP) Bay Area Hydrology Model (BAHM) guidelines.

3. Prior to building permit 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 more than one property owner a cleanout will be necessary at the property lines to allow the property owners to maintain their portion of the private stormwater treatment system. If the stormwater treatment device will be maintained by a Business Association then the cleanouts or manholes at each of the property lines may not be needed. The stormdrain treatment devices shall be shown on an exhibit and included in the Operations and Maintenance Agreement. The Operations and Maintenance Agreement shall be recorded prior to occupancy.

E. 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.

6. REQUIRED ON-SITE SOURCE CONTROL STORMWATER MEASURES:

The Regional Water Quality Control Board adopted Order R2-2015-0049 issuing the Alameda Countywide NPDES municipal storm water permit for the Alameda Countywide Clean Water ATTACHMENT A EXHIBIT B Page 6 of 16
1445
Program. The 17 member agencies, including Livermore, are subject to this permit and all its requirements including the following:

“The Permittees shall, as part of their continuous improvement process, submit enhanced new development and significant redevelopment Performance Standards that summarize source control requirements for such projects to limit pollutant generation, discharge, and runoff, to the maximum extent practicable…” In accordance with this requirement, the following source control measures are included as part of these Conditions of Approval shall be implemented as a part of this project.

A. Structural Control Measures

1. Illegal Dumping to Storm Drain Inlets and Waterways
On-site storm drain inlets shall be clearly marked with the words “No Dumping! Flows to Bay” on a stainless steel marker. The stainless steel markers are available for purchase from the Water Resources Division. For ordering information, please call 925-960-8100. For projects with newly-developed, privately-maintained streets, agency staff will verify that storm drain inlets have been marked before the final signoff on the project’s building permit or encroachment permit.

2. Interior Floor Drains
Approved interior floor drains shall be plumbed to the sanitary sewer system and shall not be connected to storm drain system. The applicant shall contact the Water Resources Division for specific connection and discharge requirements.

3. Parking Garages (Underground)
All floor drains shall be connected to a sand/oil interceptor or equivalent water treatment device approved by the City’s Water Resources Division prior to discharging to the sanitary sewer system.

4. Pesticide/Fertilizer Application and Irrigation
a. Landscaping shall be designed to minimize irrigation and runoff, promote surface infiltration where possible, minimize the use of fertilizers and pesticides that can contribute to storm water pollution, and incorporate appropriate Bay-Friendly Landscaping principles.
b. If a landscaping plan is required as part of a development project application, the plan shall meet the following conditions related to reduction of pesticide use on the project site:

ATTACHMENT A EXHIBIT B Page 7 of 16
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I. Where feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolonged exposure to water shall be specified.

II. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment.

III. Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent practicable.

IV. Unless otherwise specified, proper maintenance of landscaping shall be the responsibility of the property owner.

V. Integrated pest management (IPM) principles and techniques shall be encouraged as part of the landscaping design. Some examples of IPM principles and techniques include the following:
i. Select plants that are well adapted to soil conditions at the site. ii. Select plants that are well adapted to sun and shade conditions at the site.

Consider future conditions when plants reach maturity. Consider seasonal changes and time of day.
iii. Provide irrigation appropriate to the water requirements of the selected plants.
iv. Select pest and disease resistant plants.
v. Plant a diversity of species to prevent a potential pest infestation from affecting the entire landscaping plan.
vi. Use “insectary” plants in the landscaping to attract and keep beneficial insects.

VI. Landscaping shall also comply with City of Livermore’s “Water Efficient Landscape Ordinance”. However, areas of a site used for bio-swales or other landscaped areas that function as a storm water treatment measure shall be exempt from the Water Efficient Landscaping requirements.

VII. An efficient irrigation system shall be installed in areas requiring irrigation.

An example of an efficient irrigation system is one that includes a weatherbased (automatic, self-adjusting) irrigation controller with a moisture and/or rain sensor shutoff, and in which sprinkler and spray heads are not permitted in areas less than 8 feet wide.

ATTACHMENT A EXHIBIT B Page 8 of 16
1447

5. Refuse Areas
a. New or redevelopment projects shall provide a roofed and enclosed area for dumpsters, recycling containers, compactors, and food waste containers. The area shall be designed to prevent water run-on to the area, to prevent runoff from the refuse area and to properly contain litter and trash. Dumpster leakage from covered food/trash compactor enclosures shall drain to the sanitary sewer via connection to an approved oil and grease interceptor device.
b. Runoff from trash enclosures, recycling areas, and/or food compactor enclosures or similar facilities shall not discharge directly to the storm drain system. Trash enclosure areas shall be designed to avoid run-on to the trash enclosure area. In most cases, drains are not permitted within trash enclosure areas. A drain, however, must be provided for compactors. If a drain is required in or beneath dumpsters, compactors, and tallow bin areas, it shall be connected to a grease removal device prior to discharging to the sanitary sewer.
c. The Developer shall construct a new concrete pad with curbing for the proposed trash pickup/staging area along the east side of the north building adjacent to the K Street/EVAE. The concrete pad shall be designed such that no trash or food waste will enter into the City’s storm drain system

6. Outdoor Equipment/Materials Storage
a. All outdoor equipment and materials storage areas shall be covered and/or bermed, or shall be designed with Best Management Practices (BMP) that effectively minimize the potential runoff and contact of storm water to pollutants. b. Storage areas containing non-hazardous liquids shall be covered by a roof and be contained by berms, dikes, liners, vaults or similar spill containment devices. c. All on-site hazardous materials and wastes, as defined and/or regulated by the California Public Health Code must be used, managed, and stored in compliance with the applicable Livermore Pleasanton Fire Department’s requirements and regulations.

7. Fire Sprinkler Test Water
Provisions shall be made in the project design and construction to allow for the discharge of fire sprinkler test water to an onsite vegetated area. If this is not feasible, provide for discharge to the sanitary sewer in accordance with current plumbing codes.

8. Miscellaneous Drain or Wash Water
a. Boiler drain lines shall be connected to the sanitary sewer system and may not discharge to the storm drain system.

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b. For small air conditioning units, air conditioning condensate shall be directed to landscaped areas as a minimum BMP. For large air conditioning units, in new developments or significant redevelopments, condensation lines shall be connected to the sanitary sewer system, wherever feasible.
c. Roof drains shall discharge and drain away from the building foundation to landscaped areas wherever feasible.
d. Washing and/or steam cleaning activities must be performed at an appropriately equipped facility that drains to the sanitary sewer as specified in Section J. Any outdoor washing or pressure washing must be in compliance with the City’s Stormwater Management Program requirements and managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. The applicant shall contact the Water Resources Division for specific discharge requirements.

9. Architectural Copper Installation
Projects with architectural copper should, if possible, purchase copper materials that have been pre-patinated at the factory. Whether patination is done offsite or onsite, applicant should consider coating the copper materials with an impervious coating that prevents further corrosion and runoff. If patination is done on-site, implement one or both of the following:
a. Collect rinse water in a tank and pump to the sanitary sewer. Contact the City of Livermore Water Resources before discharging to the sanitary sewer. b. Collect the rinse water in a tank and haul off-site for proper disposal.

B. OPERATIONAL BMPS
This section details Best Management Practices (BMP) that private property owners and/or the occupants of private property must implement following the construction of projects.

Ultimately, the responsibility for implementation of these BMPs rests with the property owners. The City of Livermore’s Source Control Program routinely performs inspections of industrial and commercial sites to verify BMP implementation and effectiveness.

1. Paved Sidewalks and Parking Lots
Sidewalks and parking lots shall be swept regularly to minimize the accumulation of litter and debris. Wash water resulting from the pressure washing of parking lots must be captured, pretreated (if necessary) to meet local discharge limits, and discharged to the sanitary sewer. Wash water resulting from the pressure washing of sidewalks may be allowed to drain to the storm drain system provided that (a) no soap or other cleaning agents are used, and (b) all debris are trapped and collected to ATTACHMENT A EXHIBIT B Page 10 of 16
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prevent entry into the storm drain system. Under no circumstances shall wash water containing any soap or other cleaning agents be discharged to the storm drain system.

2. Private Utilities and Common Areas
a. For residential developments, where other maintenance mechanisms are not applicable or otherwise in place, a Property Owners Association, Landscape & Lighting District, or an equivalent mechanism shall be created and shall be responsible for maintaining all private utilities and other privately owned common areas and facilities on the site including landscaping. These maintenance responsibilities shall include implementing and maintaining storm water BMPs associated with improvements and landscaping. CC&R’s creating the association shall be reviewed and approved by the City prior to the recordation of the Final Map and recorded prior to the sale of the first residential unit. The CC&R’s or Landscape & Lighting District or an equivalent mechanism shall describe how the storm water BMPs associated with privately owned improvements and landscaping shall be maintained and detail contact information for the entity responsible for such maintenance activities.

3. On-site Storm Drains
All on-site storm drains must be inspected and, if necessary, cleaned at least once a year immediately prior to the rainy season.

4. Architectural Copper Cleaning, Treating or Washing
When cleaning, treating or washing architectural copper features, implement one or both of the following:
a. Collect rinse water in a tank and pump to the sanitary sewer. Contact the City of Livermore Water Resources before discharging to the sanitary sewer. b. Collect the rinse water in a tank and haul off-site for proper disposal.

7. STREETS:

A. The developer shall remove and replace all damaged sidewalk along Railroad Avenue and the L Street frontage and install new tree wells within sidewalk area as necessary to install new street trees per City Standard Detail L-3B or similar alternative detail approved by the City. The developer shall also modify the existing tree wells to match the new tree wells being installed.

B. The existing Wheels bus stop with shelter located along the Railroad Avenue frontage of this project just east of L Street shall remain where located.

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C. The Developer shall install new curb, gutter and sidewalk along the eastern boundary of the project sight and shall grade and pave the existing 26 foot wide EVAE (K Street extension) from Railroad Avenue to Veterans Way to allow for emergency vehicles and trash collection vehicles to serve their development. Finish grading shall conform to the back of existing sidewalk behind the existing driveway approach at Railroad Avenue and the existing Veterans Way entry improvements. Drainage of the EVAE shall be the same as it is today.

D. The developer shall remove the existing driveway approach and sidewalk at the entry of the K Street/EVAE along Railroad Avenue and replace with a rolled curb and 10 foot wide sidewalk the full width of the existing driveway approach area. The rolled curb area shall be painted red for a fire lane. “Do Not Enter” signage shall be added at the entry facing Railroad Avenue to deter vehicles other than emergency vehicles from entering the EVAE. Card actuated retractable bollards shall be installed across the EVAE set back enough to allow a trash and or Emergency Vehicle to enter the EVAE and clear Railroad Avenue and on the south side of the existing pedestrian walkway near Veterans Way.

Costs associated with the retractable bollards are per the provisions of the DDLA between the City and Eden Housing.

8. MEDIANS AND OTHER LANDSCAPED AREAS
Since the City has a new centralized irrigation system with a computer terminal and modem located at the City’s Maintenance Service Center, the Developer shall install a City standard centralized irrigation controller system with communication accessories as approved by the City. The City may exempt this requirement based on the limited size of the landscape area.

See Section 4D above regarding future public park improvements.

9. SPECIAL DISTRICTS
A. Landscaping and Lighting Maintenance and Operation
This Development is within the existing Downtown Landscape Maintenance District and shall continue to be assessed in accordance with the District.

10. STANDARD CONDITIONS:

A. The Developer shall field verify the locations of all existing utility systems (water, sewer, drainage, electric, gas, etc.) that are necessary for this project.

B. The Developer shall extend necessary utilities to this site so that this project can be connected to them.

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C. Submit plans of all existing and proposed public improvements, sanitary sewer and water services, and on-site storm drainage, for review and approval prior to building permit issuance.

D. Construct underground utility services (electric, phone, etc.) to the site. These services are typically from the utility mains that are located along a site’s street frontage(s). The Developer shall note this work on the approved site plans.

E. Construct functional systems for on-site and off-site storm drainage, sanitary sewerage, and water.

I. Intercept and dispose of existing drainage upgrade from the site by an approved storm drainage system to avoid off-site ponding or the concentration of the natural run-off along the periphery of the site. Complete sufficient off-site investigation to insure that the plans clearly delineate existing conditions.

J. Install a cleanout behind the public sidewalk to provide for cleaning the laterals from the cleanout to the sewer main.

K. Install fire hydrants per Fire Marshal’s recommendation.

J. A separate water meter(s) shall be provided for the irrigation of the landscaping.

K. Contact the California Water Service Company (the provider of water to this part of the City) at (925) 447-4900 regarding water service requirements, requests, or questions. Water service installations and removals shall be coordinated with both the California Water Service Company and the City’s public works inspector. All water system designs, including water service laterals, shall be approved by Cal Water prior to building permit approval.

L. The fire service backflow preventer(s) shall be effectively screened from the public rightof-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. The fire service(s) shall be located so that the fire service backflow preventer(s) can be screened without blocking sight distance at driveways and intersections.

M. Provide adequate sight distance at all driveways and intersections. Monument signs and landscaping at driveways shall be located so that they don’t restrict the sight distance of exiting drivers. Landscaping and mounding in the sight distance area along the street shall be kept to a maximum height of 2.5 feet above the top of street curb. Tree branches in the area shall be trimmed to be a minimum of 8 feet above the top of the street curb.

N. All new driveways shall be installed per City Standard Detail ST-8 ATTACHMENT A EXHIBIT B Page 13 of 16
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O. Utility cuts in the frontage street along this project will require a micro seal across the entire street frontage of Railroad Avenue and base repairs as needed followed by a micro seal across the entire street frontage of L Street to water seal the street surface, to restore the ride quality of the street surface, and to restore the appearance of the street surface.

P. Modify signing and striping as necessary.

Q. Install a "Right Turn Only" standard sign on the site facing traffic exiting from the Railroad Avenue underground garage driveway.

R. Add a one-way sign in the median island opposite the Railroad Avenue underground garage driveway.

S. Install streetlights along Railroad Avenue. See Specific Condition Section 3C.

Include a street light conduit plan in the plan set for proposed public improvements.

T. Install a mailbox for each unit at a location and of a design approved by the Livermore Post Office and the City. The Developer shall submit a mailbox plan (locations and sizes) that has been approved by the Livermore Post Office with the first submittal of the improvement plans. The first submittal of the improvement plans shall show the mailboxes in the Livermore Post Office approved locations.

U. Show all necessary erosion control measures on the improvement plans. In addition, the following notes shall be included on the improvement plans:

1. Construction Operations - Dust shall be controlled. Wastewater generated during construction shall not be discharged to the storm drain system. This includes waste from painting, sawcutting, concrete work, etc. The contractor shall make arrangements to eliminate discharges to the storm drain system and, if necessary, provide an area for on-site washing activities during construction. Materials that could contaminate storm runoff shall be stored in areas that are designed to prevent exposure to rainfall and to not allow storm water to run onto the area.

2. Pavement Cleaning - Flushing of streets/parking lots to remove dirt and construction debris is prohibited unless proper sediment controls are used. Preferably, areas requiring cleaning should be swept.

V. Prepare all public improvement plans in conformance with the latest edition of the following City of Livermore documents:

1. Standard Specifications and Details

2. Development Plan Check and Procedures Manual
W. Submit for approval a cost estimate for the public improvements.

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X. Submit a certificate of insurance in the form and with the coverages required by the City.

Y. Obtain an Encroachment Permit from the City’s Permit Center at (925) 960-4440, prior to starting any public improvements. Construct all public improvements per City standard details and specifications.

Z. Replace any broken or displaced curbs, gutters, sidewalks and driveways. The Engineering Division at (925) 960-4500 will mark the location of these defective facilities upon request by the Developer.

AA. Complete all public improvements prior to occupancy, except that the Developer may formally request to defer items that are not related to public safety. Any request to receive occupancy prior to the completion of all public improvements shall be submitted in writing to the City Engineer and shall include the reasons that justify the request, and the number of weeks after occupancy that are needed to complete the improvements. If the request is approved by the City Engineer, the Developer may submit a cash bond in the amount of 200% of the cost of the deferred improvements with a letter that states that if the Developer has not completed the improvements by the date established by the City Engineer, the Developer will forfeit the entire cash bond to the City. The Developer's letter shall also state that the Developer understands that the City will use the forfeited funds to complete the improvements, and that the Developer also understands that the City will retain any unspent portion of the funds for administrative expenses.

BB. Submit descriptions, plats and deed documents for all necessary right-of-way and easement dedications for review and approval. The City will only accept right-of-way and easement dedications after the improvements required over said dedications have been completed by the Developer and approved by the City. The Developer shall not receive approval for occupancy until required dedications have been accepted.

11. DEVELOPMENT FEES:

A. Pay current development fee rates as adopted by the City Council. (They may be adjusted from time to time to reflect the cost of providing a facility.) The fees shall be those that are in effect on the date the City receives a complete application for a building permit.

The City’s “Development Fees” information sheet has the following fees that apply to this project:

City Storm Drainage (none required if Pre-project impervious surface is greater that post project impervious surface)
County Storm Drainage (none required if Pre-project impervious surface is greater that post project impervious surface)
Sanitary Sewer Connection
Encroachment Permit
Inspection for Public Improvements
Building Permit
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Park Facilities Fee
City Water Connection (N/A in California Water Service Company Area) Alameda County Water Connection, Zone 7
Tax on Construction (Exempt based upon Housing Agreement) In-Lieu Low Income Housing Fee (Exempt based upon Housing Agreement) Traffic Impact Fee
Improvement Plan Check Fee
Tri-Valley Transportation (Exempt per Ordinance)
Art in Public Places
General Plan Cost Recovery
Social and Human Services (Exempt based upon Housing Agreement) School Impact Fees (contact the Livermore School District at (925) 606-3200.) B. There are existing fee credits for this site based upon the previous existing retail development. Credits will be proportionally split between all of the proposed projects indicated on the approved downtown plan based upon the size of their sites.

12. INFORMATION FOR THE DEVELOPER:

There are City Municipal Code requirements regarding the quality of water that is discharged to the sanitary sewer and the storm drainage systems. The Developer should contact the City's Water Resources Division at (925) 960-8100.

BGV:JW:PGL:MAP
S:\Section Folders\Development Section\Planning
ATTACHMENT A EXHIBIT B Page 16 of 16
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1456
1 FINDINGS
Subdivision Amendment (SUBA – VTPM 11186)
Request to approve a minor amendment to the Vesting Tentative Parcel Map (VTPM 11186) for the Downtown Eden Housing project (DDR20-019), which would limit the height of Parcels One and Three to an elevation of 534 feet.

Location: Southeast corner of Railroad Avenue and South L Street (APN: 98-289-22) Approved by Planning Division Staff: July 28, 2022
Findings for Amendments to Approved Tentative Maps and Conditions Pursuant to Livermore Development Code Section 10.02.120 (F), the Community Development Department Director may approve changes or amendments to an approved parcel map or tentative map or its conditions of approval if the Director first finds all of the following findings to be true, and that all of the applicable findings for approval required by Subsections 10.02.060 A. and B., above, can still be made:

1. No parcels are added, deleted, or substantially altered; Findings: The proposed minor amendment will not add or remove any of the original map’s parcels. No parcels will be substantially altered given that the area, shape, location, and orientation of each parcel remains the same. The only modification proposed is to limit the height of Parcels One and Three to an elevation of 534 feet. This height limit would not preclude the approved project from being constructed, would have no impact on the function of the site, and would not impact the ground plane.

2. No proposed structure locations are substantially altered; Findings: The building footprints proposed in DDR20-019 will remain unchanged.

The height and bulk of the approved buildings will also remain unchanged.

3. The changes are consistent with the intent and spirit of the original parcel map or tentative map approval;
Findings: As described above, the proposed map changes do not alter in any way the approved Eden Downtown Housing project (DDR20-019). The building footprints, heights, design, and bulk remain the same. Site access, parking, landscaping, and circulation remains the same. No parcels will be added or ATTACHMENT C Page 1 of 6
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2 removed, and the parcel area, shape, location, and orientation, will remain unchanged. For these reasons, the changes are consistent with the intent and spirit of the original parcel map approval.

4. No amenity, facility, or feature is deleted which substantially affects the project’s function, quality, or safety; and
Findings: No changes are proposed to the buildings nor site. The added height limitation would have no impact on the original project approval (DDR20-019) and would not cause any project amenities, facilities, or features to be removed.

The function, quality, and safety of the project will remain given that the proposed height limitation will have no effect on site ingress, egress, circulation, fire and trash truck access, landscaping, architectural design, or any other part of the project.

5. There are no resulting violations of this Part, the Act, or other applicable laws.

Findings: The proposed amendment would not violate any part of the Livermore Development Code nor the Subdivision Map Act.

6. All applicable findings for approval required by Subsections 10.02.060 A. and B. can still be made.

Findings: All previous findings for subdivision map approval can still be made, as follows.

1. The proposed map is consistent with the General Plan and any applicable
specific plan, any policy or guideline implementing the General Plan (including the City’s Design Standards and Guidelines), or other applicable provisions of this Development Code;

Findings: The project is consistent with the intent of the Downtown Area General Plan designation because it would provide higherintensity residential development of a density that supports the predominantly commercial Downtown environment. The project also implements the Land Use, Housing, Community Character, and Climate Change elements by providing affordable housing near transit that is of a high-quality architectural design and that provides sustainable features like photovoltaic arrays. The project is consistent with the density range, development standards related to setbacks, height, and open space, and design standards and guidelines of the Downtown Specific Plan.

The City will remain in compliance with Government Code section 65863 (No Net Loss Law). Based upon the City’s progress towards ATTACHMENT C Page 2 of 6
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3 meeting the RHNA for the 2015-2022 planning period that includes projects approved/entitled that are anticipated to pull building permits, the remaining sites inventory capacity for low income units is 159. This capacity can accommodate the 105 units that would not be constructed on this site that are identified in the Housing Element for the Livermore Village site. A total of 140 units were moved off the Livermore Village site and will now be constructed on Pacific Avenue. Therefore, the City will maintain a sufficient supply of adequate sites in the Housing Element to meet its unmet share of the RHNA and is not required to identify additional sites.

2. The site is physically suitable for the proposed type of development;

Findings: The site is located within the Downtown Core, the most densely urbanized location in Livermore. The site is entirely within the City limits and is surrounded on all sides by street rights of way and urbanized residential and commercial uses. The site is 2.5 gross acres in size and large enough to accommodate the two proposed buildings and park dedication. The site is generally rectangular in shape, allowing for regular setbacks along the site periphery and orthogonal driveway connections. The site is also relatively flat with minimal grading required; it is of a similar height as adjacent parcels. The site is devoid of vegetation and is completely urbanized. Therefore, the site is physically suitable for the proposed type of development.

3. The site is physically suitable for the proposed density of development;

Findings: The Downtown is the most urban, densely developed part of the City, the Downtown Specific Plan establishes a minimum density of 30 units per acre and a maximum density of 55 units per acre within the Downtown Core, calculated on a project-wide basis. The gross acreage of the project site, which includes all three proposed parcels, is approximately 2.5 acres, which equates to a residential density of 52 units per acre, consistent with the Downtown Specific Plan. Given its existing urbanized nature, the site is currently served by all required public utilities and services, including: water, sewer, storm drain, telecommunications, electricity, police, fire, and medical services. The project is within the Specific Plan’s and EIR’s anticipated density range, and therefore existing services have sufficient capacity to accommodate the incremental increase in demand.

4. The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Notwithstanding the foregoing, the Commission or Council may approve a tentative map if ATTACHMENT C Page 3 of 6
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4 an Environmental Impact Report was prepared with respect to the project and a statement of overriding considerations was made to the effect that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR;

Findings: The project proposes minor grading on a parcel with a slope less than 10 percent. In addition, the property is not a waterway and has not been designated as a scenic area. It is not located along any of the scenic routes identified in Livermore’s General Plan. The site has not been designated a wetland by the CA Natural Resources Agency. According to the CA Department of Conservation, it is not located on any faults or within any Alquist-Priolo earthquake fault zones. All waste receptacles are to be stored inside the buildings and only staged for pickup. The project is also conditioned to install interceptors in all parking garages and at the trash staging area to ensure contaminants do not enter the city storm drain or sanitary sewer system. All stormwater will be managed through stormwater retention areas, offering natural filtration. The construction site and vehicles will use the City’s construction best practices to avoid significant amounts of dust during construction. The City continues to work with the Regional Water Quality Control Board to appropriately implement site cleanup consistent with the Mitigation, Monitoring, and Reporting Program (MMRP) adopted with the certified 2009 Subsequent DSP EIR (SCH: 2008092085). The infill site is completely urbanized, graded, and topped with aggregate base material. It is currently used as a temporary surface parking lot and devoid of all trees and vegetation. It has no value as habitat for endangered, rare or threatened species. For these reasons, the design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat

5. The design of the subdivision or the type of improvements will not cause serious public health problems;

Findings: The project is residential in nature and will not produce noise impacts that exceed Downtown Specific Plan thresholds that anticipate a mix of residential and commercial uses. The project is conditioned to ensure interior noise levels will not exceed 45 dBA, for the health and welfare of project residents. All waste receptacles are to be stored inside the buildings and only staged for pickup. The project is also conditioned to install interceptors in all parking garages and at the trash staging area to ensure contaminants do not enter the city storm drain or sanitary sewer system. All stormwater will be managed through stormwater retention areas, offering natural filtration. The ATTACHMENT C Page 4 of 6
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5 construction site and vehicles will use the Bay Area Air Quality Management District’s (BAAQMD) construction best practices to avoid significant amounts of dust during construction. Therefore, and given the development’s residential use, the project will not produce any air or water quality impacts. The project will work with the Alameda County Vector Control to minimize vermin spread to adjacent properties. The City continues to work with the Regional Water Quality Control Board to appropriately implement site cleanup consistent with the Mitigation, Monitoring, and Reporting Program (MMRP) adopted with the certified 2009 Subsequent DSP EIR (SCH: 2008092085). The project will not produce any hazardous materials. For these reasons, the design of the subdivision or the type of improvements will not cause serious public health problems.

6. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision (The Commission or Council may approve a tentative map if it finds that alternative easements for access will be provided, and that these will be substantially equivalent to ones previously acquired by the public.

This Subparagraph shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction, and no authority is hereby granted to the Commission to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.); and

Findings: The existing public utility easements, created by the previously approved Vesting Tentative Tract Map for the Downtown Core site, would be vacated and replaced with public utility easements along the southern and eastern property boundaries. Storm drain easements would also be provided within parcels two and three to drain Veterans Park. Veterans Park will be dedicated for public use.

The existing bus turnout dedication along Railroad Avenue and the existing guy wire pole at the northeast corner of the site would be removed. The new easements are sufficient to provide stormwater retention, to the satisfaction of the City Engineer. Public access will be provided to all parcels from public streets and emergency vehicle access will be provided by an EVA along the eastern property boundary. For these reasons, the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.

7. Any proposed phases and their proposed sequence of construction are identified on the submitted tentative map. The City may impose ATTACHMENT C Page 5 of 6
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6 reasonable conditions relating to the filing of multiple final maps in conjunction with the approval of the tentative map (Section 66456.1).

Findings: The project does not propose any phases. However, the Veterans Park design will occur at a later date, and its dedication is shown on the Vesting Tentative Parcel Map.

ATTACHMENT C Page 6 of 6
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Docusign Envelope ID: 96B41996-12A2-42D0-AA9C-F5644C0DB056

EXHIBIT A
by and between

CITY OF I IVERMORE
and
7 First Amendment to the DOLA, dated May 26, 2021 approved by City Council Resolution No. 2 2 73.

1. Disposition and Development Agreement, dated November 27. 2018, approved by City Council Resolut 197.

EDEN HOUSING, INC.

May 24,2022

AMENDED AND RESTATED

DISPOSITION AND DEVELOPMENT AND LOAN AGREEMEN I
ATTACHMENT D Page 1 of 3
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Docusign Envelope ID: 96B41996-12A2-42D0-AA9C-F5644C0DB056

EXHIBIT A
Section 4.9 Air Rights to Housing Parcels, Prior to the Close of Escrow on the ARTICLE 5. DISPOSITION OF THI I N DIVIDED PARCEL
17 Sec tie n i City Manager shall have the authority I
tw ■ e tensions of the Schedule of Performance, as mutually agreed upon in writing betw een t Parties and which the City Manager deems reasonable and appropriate. a request for release of funds is not required. ' . ( ity shall use its best efforts toconc . tal review pursuant to NEPA of the Undivided Parcel expeditiously.

Section 4.8 Lease Back of the Undivided Parcel. Prior to the Close of Escrow or h d Parcel, the par J a Temporary Parking Lease for the Undivided b stantial conformance with Exhibit O wherein parking will be available for public I st ph of the Projec an
ex ecuted counterpart of the Temporary Parking Lease Agreement for the Undivided Parcel wi 1 w Holder. As furt in the Temporary Parking Lease Agreeme shall be a triple net lease, with City responsible for payment of all costs it incurs during i Of ivided Parcel. In addit : consideration for the use of the Undivided P cel durin period, ( ity shall either pay directly or reimburse Developer for all third party costs 1 result of Developer’s ownership of the property, including insurance, property taxes . ■ tente and any other expenses which are required to be paid directly by the Developer : operation of the Undivided Parcel as temporary public parking. Any other le for u nder the 'I I ease Agreement
other than insurance, property taxes and assessments shall be subject to re ■11 by the Dev
Deve r insurance, property taxes and assessments under the Lease shal note y Thousand ($120,000) per year, for if the lease increasin 3% I urther Council approval shall be required.
disposition of the Undivided Parcel the parties shall have taken the necessary st 1 i r t - 1 it rec eive the air rights to Parcels I and
modifying the Veterans Park Parcel accordingly. The intent of this paragraph is to ensure that th Project shall not exceed the entitled height elevation of 534, or 52 feet above the sur e l nation (the benchmark elevation is 482 feet, measured from a mor t at the co ver, that the City shal l provid e De v e l
temporary access easement to access the air rights above Parcels 1 and 3 during construction of j ct. Veterans Park Parcel shall be dedicated back to the City as described it S ■ - 8 -
Section 4.6. Insurance. Within the time specified in the Schedule of Performance, the Developer shall furnish to the City the type and amounts of in surance specified ii 1 I n ay be modi m time to time by the ik Manager ir
provided that such modifications are commercially reasonable and reasonably financially feasible.

ATTACHMENT D Page 2 of 3
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Docusign Envelope ID: 96B41996-12A2-42D0-AA9C-F5644C0DB056

EXHIBIT A
(a) The Developer will not discrim inate against an y employee orap .bi The Developer will ensure that its solicitations or advertisements for employment are in compliance with the aforementioned nondiscrimination actors; and Section 8.9 nts. Developer, its contractors, subcontr
29 iereto agree that irreparable damage would occur in the event Section 8 ! Agreeme vas not performed in accord: ereof and that the parties shall be entitled to specific performance of the terms hereof, in addition to any other remedy at law or in equity.
contractors), for itself, its successors and assigns, and transferees agrees that in the construction Ol '': oject provided for in this Agreement:

Section 8 0 ec veloper shall dedicate the
Veterans Park Parcel (Parcel 2) back to the City upon recordation of the final Map and upon . ii i ce c losing for th e first phase o f the Pro ie specified in the f Performance. Parcel 2 shall have air rights over Parcels I ar HI i 10 above. Parcel 2 shall also be dedicated to the Chy free and clear of any enc ur • ces created by the Developer that have not been authorized by the City.

Notwithstanding the foregoing. City hereby acknowledges and agrees that City will grant certain temporary co istruction easements to Hou No Develope ' d Housing Sout Developer necessary for the construction of the Project, in form and substance as mutually agreed upon by the Parties.
11 urish or cause to be furnished to the City duplicate originals of insuran cepolic " . it i additional insured and loss payee endorse
Dev eloper shal til I Developer’s obligations under this Agreement are paid and ■ J in full, maintain and keep in fall fores and effect any insurance required by City, ■ res ap prov ed and regulated by the State Department of Insurance in the I erms set forth in Exhibit I. Upon reasonable written notice. Developer shall cor p dtermsofin :
' Risk Manager, provided that such changes are commercially reasonable i cially feasible.
■ because of race, color, religion, creed, national origin, ancestry, disability, actual ceived, medical cond tatus, sex, sexual orienta
st . Syndr me (A IDS). actual or perceived, or retaliation for having filed a discrimination Factors"). The I
■ ican ts are employed by the Developer, and that its employees are treated without regard tot : nation Factors during employment including. but not limiter upgrading, demotion or transfer; recruitment or recruitment advertising, layoff or tern " • . of pay or other forms of compensation; and selection for training, including app e veloper agrees to post in conspicuous places, available to its empl ees and applicant for : ' y ■ :nt, the applicable nondiscrimination clause set forth herein.

ATTACHMENT D Page 3 of 3
1465
1 Helena Graves
From: Stromberg, Winston <[email protected]> Sent: Monday, May 11, 2026 9:21 AM
To: City Clerk
Subject: May 11, 2026 City Council meeting, Agenda item 6.3 - correspondence to distribute to City Councilmembers
Attachments: 5-11-26 Letter to City Council re Final Parcel Map 11186.pdf Exercise Caution: This message is from outside the City email system. Do not open links or attachments from untrusted sources.

Please see the attached correspondence regarding agenda item 6.3. Please distribute it to the members of the City Council.

Winston Stromberg | Partner
Paul Hastings LLP | 1999 Avenue of the Stars, 26th Floor, Century City, CA 90067 Direct: +1.310.620.5778 | Main: +1.310.620.5700 | Fax: +1.310.620.5878 [email protected] | www.paulhastings.com ****************************************************************************************** This message is sent by a law firm and may contain information that is privileged or confidential. If you received this transmission in error, please notify the sender by reply e-mail and delete the message and any attachments.

If you reply to this message, Paul Hastings may collect personal information including your name, business name and other contact details, and IP address. For more information about Paul Hastings’ information collection, privacy and security principles please click HERE. If you have any questions, please contact [email protected].

Item 6.3
Public Comment
1466
1-310-620-5778
[email protected]
May 11, 2026
VIA E-MAIL ([email protected])
Mayor Marchand and Honorable Councilmembers
Livermore City Council
1016 S. Livermore Avenue
Livermore, California 94550
Re: May 11, 2026 Agenda, Item 6.3: Resolution approving Final Parcel Map 11186 Dear Mayor Marchand and Honorable Councilmembers:

On behalf of various concerned Livermore citizens, we urge the City Council to refrain from approving Final Parcel Map 11186 (“Parcel Map”) at Monday’s City Council meeting. Approval of the Parcel Map in its current form would violate the Subdivision Map Act and the Livermore Development Code (“LDC”).

As this item’s staff report notes, on May 24, 2021, the City Council approved Vesting Tentative Parcel Map 11186 (“Tentative Map”) for Eden Housing’s 130 affordable residential unit project in two, four-story buildings. The Tentative Map proposed to subdivide the parcel located at the southeast corner of the intersection of South L Street and Railroad Avenue into three legal parcels. A copy of the Tentative Map approved by the City Council is attached to this letter.

The proposed Parcel Map is substantially different from the Tentative Map. It contains airspace lots, meaning that the two lots that would be retained by Eden Housing (through its special purpose entity DTLM, L.P.) would each have an upper elevation limit.

Specifically, both Parcel 1 and Parcel 3 would have an upper elevation of 534.00 feet above mean sea level.

The Tentative Map, however, did not create airspace parcels. It proposed the subdivision of three parcels that would not have either lower or upper elevations.

Under the Subdivision Map Act, for the City Engineer to sign the Parcel Map, it must be “substantially the same as it appeared on the tentative map.” (Government Code Section 66450(a)(2).) For the City Council to approve the Parcel Map, it must conform to the Tentative Map. (Government Code Section 66458(a).) More specifically, under the LDC, the City Council can only approve the Parcel Map if it “is in substantial compliance with the approved tentative map.” (LDC Section 10.03.050.B.2.a.) Item 6.3
Public Comment
1467

VIA E-MAIL
Mayor Marchand and Honorable Councilmembers
May 11, 2026

Page 2 ends

The Parcel Map is not in substantial compliance with the Tentative Map because the parcel lines have changed, as the Parcel Map now contains airspace parcels. Thus, the City Council cannot approve the Parcel Map. LDC Section 10.03.050.B.2.b. states, “If the map does not conform, the Review Authority shall not approve the map.” In order for the Parcel Map to be in substantial compliance with the Tentative Map, the Tentative Map must first be amended by the City pursuant to LDC Section 10.02.120.

Specifically, LDC Section 10.02.120.B. requires amendments to tentative maps where there are “minor adjustments to the location of proposed parcel lines.” That is the exact situation here. By their very nature, airspace parcels have three-dimensional parcel lines above or below ground. Thus, the Parcel Map contains adjustments to the location of the Tentative Map’s parcel lines. If the City Council approves the Parcel Map, it will be doing so without Eden Housing having gone through a required process to apply for and obtain amendments to the Tentative Map.

There is no evidence that the Tentative Map has been amended pursuant to the process required under the LDC. If the map had been amended prior to the preparation of the Parcel Map, the Parcel Map would indicate that. LDC Section 10.02.120.H states that “Minor changes or amendments shall be indicated on the approved map and certified by the Director and City Engineer.” The Parcel Map does not contain such an indication.

Therefore, it is premature for the City Council to approve the Parcel Map. In order to approve the Parcel Map in a manner that is consistent with the Map Act and the LDC, an amendment to the Tentative Map must first be applied for and approved.

We request that the City Council table this item and not take any action to approve the Parcel Map in its current form. Any approval would violate the Subdivision Map Act and the LDC.

Very truly yours,
Winston Stromberg
of PAUL HASTINGS LLP
Attachment
Item 6.3
Public Comment
1468
62 Item 6.3
Public Comment
1469
Item 6.3, Item 6.11, Item 6.24
Correction of decision types for three items
1470
1 v FY 2026-27 Action Plan
Public Hearing
May 11, 2026
Presented by Amy Walker, Management Analyst I
Annual Action Plan Overview
• Outlines how CDBG and
HOME funding
allocations will be used
for the upcoming fiscal
year • Projects being funded
in the Action Plan help
achieve City goals
identified in the fiveyear Consolidated Plan
1 2
Item 7.1
PowerPoint Presentation
1471
2 Fiscal Year 2026-27
CDBG and HOME Funding Allocations
Organization Project CDBG HOME Total
Rapid Re-Housing/Tenant Based $62,981 $74,895 $137,876
Rental Assistance
Abode Services
Tri-Valley Haven for Women Tenant Based Rental Assistance 36,788 42,202 78,990 Annual Principal and Loan 26,194 0 $26,194
Repayment
Section 108 Loan- Axis
Community Health
Tri-Valley Haven for Women Emergency Shelter Rebuild* 237,095 0 237,095 Spectrum Community Meals on Wheels Program 59,124 0 59,124 Services
Administration Administration 78,833 6,563 85,396
Total $501,015 $123,660 $624,675
*total includes $106,852 of prior year CDBG entitlement funds FY 2026-27 Action Plan Timeline
Date Action
April 4, 2026 HUD announced grant allocations for fiscal year April 10 - May 11, 2026 30-day public review and comment period May 11, 2026 Public Hearing
June 3, 2026 Action plan is submitted to HUD
3 4
Item 7.1
PowerPoint Presentation
1472
3 Recommendations
The Human Services Commission and staff
recommend the City Council adopt a resolution:

1. Approving the FY 2026-27 Annual Action Plan, attached to the resolution as Exhibit A, and authorizing submission of the Action Plan to Alameda County for inclusion with the Alameda County HOME Consortium report for submittal to
HUD;

2. Authorizing the City Manager, or her designee, to negotiate and execute all documents and agreements with HUD and
any subgrantees that are necessary and appropriate to
effectuate FY 2026-27 Annual Action Plan, including,
without limitations, the FY 2026-27 Entitlement
Certifications, attached to the resolution as Exhibit B; and Recommendations Continued

3. Authorizing the City Manager, or her designee, to take whatever actions are necessary and appropriate to carry out the purpose and intent of this resolution, including approving minor changes to the FY 2026-27 Annual Action Plan.
5 6
Item 7.1
PowerPoint Presentation
1473
4 Questions?
7 Item 7.1
PowerPoint Presentation
1474
1 v
Livermore Sanitation Rate Adjustment
for Fiscal Year 2026-27
May 11, 2026
Presented by:

Marisa Gan, Interim Public Works Manager
LSI Franchise Agreement • Livermore Sanitation, Inc. (LSI) began serving the City of Livermore in July 2010. LSI's current contract (Franchise Agreement) is through at least 2030. • LSI's contract calls for annual rate reviews and adjustments. The City's role is to determine that the rate adjustment is consistent with the methodology identified in the Franchise Agreement. • LSI is required to notify customers of any rate adjustment 30 days prior to the effective date of the increase.
1 2
Item 7.2
PowerPoint Presentation
1475
2 LSI Proposed Rate Adjustment 2026-27
• Rate adjustments occur annually and are increased on an indexbased methodology most years and a cost-based review every 5- years. • The index-based methodology utilizes various cost adjustment factors such as the percentage change in the consumer price index and percentage change in the disposal fees. • For this upcoming Rate Year 17 (FY 26-27) an indexbased methodology was used. • The proposed increase this year is 1.65%, following a 8.67% rate reduction in the previous year.

Cart Subscriptions and Monthly Rates
Proposed Increase Residential and Commercial Cart

1.65% on all cart customers Subscriptions
Increase $ Number Percent
Current Proposed
Monthly Rate Monthly Rate
$31.02 $31.53 $0.51 9,590 34.6%
20-gallon
container
$40.73 $41.40 $0.67 12,592 45.4%
32-gallon
container
$60.52 $61.52 $1.00 4,847 17.5%
64-gallon
container
$94.50 $96.06 $1.56 686 2.5%
96-gallon
container
3 4
Item 7.2
PowerPoint Presentation
1476
3 Recommendation
Staff recommends the City Council hold a public hearing and adopt a resolution authorizing Livermore Sanitation, Inc.’s requested rate adjustment for solid waste, recyclable materials, and compostable materials services, pursuant to the Third Amended and Restated Agreement between the City of Livermore and Livermore Sanitation, Inc. for Solid Waste, Recyclable Materials, and Compostable Materials Services, and to amend Exhibit H to the Franchise Agreement to reflect the authorized increase of 1.65% to rates.

Residential Curbside Monthly Rates
Other Agencies

PGS AVI ACI ACI ACI LSI
(Proposed)
Service
Provider
Container Size Livermore Pleasanton Dublin San Ramon Castro Valley San Leandro $31.53 NA NA $40.35 $36.41 $34.80
20-gallon
container
$41.40 $34.42 $44.66 $49.31 $56.44 $43.34
32-gallon
container
$61.52 NA $82.04 $81.20 $98.03 $72.15
64-gallon
container
$96.06 $60.05 $119.43 $129.32 $139.59 $100.92
96-gallon
container
5 6
Item 7.2
PowerPoint Presentation
1477
4 LSI Proposed Rate Adjustment for 2026-27
• The indices used are: • CPI-San Francisco-Oakland-Hayward Metropolitan Area. • CNG Fuel Pricing Index – the per-term price for Natural Gas Service for Compression on Customer’s Premises compiled by PG&E. • Motor Vehicle Maintenance and Repair Index – the Consumer Price Index, All Urban Consumers, Motor Vehicle Maintenance and Repair. • These indices are applied to certain categories of costs, and in some cases are capped. For example, Motor Vehicle Maintenance and Repair increases allowed by the Franchise Agreement are capped at 6%. 7 Item 7.2
PowerPoint Presentation
1478
1 v Draft General Plan 2045
City Council
May 11, 2026
Andy Ross, Principal Planner
General Plan Vision
In 2045, Livermore will be a community with a big
heart where families and individuals flourish, and
people with diverse experiences and perspectives
work together for the common good. Insightful land
use policies and wise resource management will
ensure services and infrastructure for a high quality
of life and enable Livermore to be safe and
welcoming for all.
1 2
Item 8.1
PowerPoint Presentation
1479
2 General Plan Elements
• Land Use
• Housing
• Community Identity
• Mobility
• Infrastructure
• Community Services
• Open Space and
Conservation
• Noise
• Safety
• Economic Development • Implementation Plan
Previous City Council Direction
• Policies should remain at a higher
level of abstraction, provide
guidance, and not be overly
prescriptive
• Detailed strategies should be
incorporated into the appropriate
implementation documents (such
as the Municipal Code and Climate
Action Plan).
3 4
Item 8.1
PowerPoint Presentation
1480
3 Draft General Plan
Maintains What’s Working
Carries forward important ideas in
current General Plan: • Maintains and strengthens
Downtown. • Facilitates infill development
consistent with Urban Growth
Boundary. • Protects the natural environment. • Promotes agriculture and conservation in South Livermore. • Supports bicycling, walking, and transit.

Areas of Additional Emphasis in
Draft General Plan
• Climate Resilience and
Sustainability
• Environmental Justice
• Economic Diversification
• Community Identity
• Healthy Communities
5 6
Item 8.1
PowerPoint Presentation
1481
4 Draft General Plan Land Use Map
• Targeted naming updates to better
reflect allowed uses. • Merges some designations that allow similar uses. • New single Specific Plan designation. • Adds new designations resulting from the Focus Areas land use alternatives
process.

Transition and Study Areas
• General Plan identifies areas
for additional study and
planning: • Midtown
• Vasco Row
• East of Greenville Area is
identified for potential study;
not on land use map. • Policy identifies conditions to
monitor (Service/Infrastructure
Challenges; Jobs-Housing
Imbalance; Strategic
Opportunities; Land Use
Conflicts). • Council may request a study.
• First Street • Las Colinas
7 8
Item 8.1
PowerPoint Presentation
1482
5 Scenic Resources Policy and
Code Consistency
• Higher level policy language to promote
views of Livermore’s surrounding scenic
resources. • Ensure high-quality architectural and
landscape design to balance scenic
views and create an inviting entry into
the community. • Maintain existing policies in separate document until incorporated into
Development Code or applicable
Specific Plan. • Update Livermore Development Code
and other plans to apply specific
development standards to protect
scenic views and support broader City
economic goals.

Community Feedback
• Community input collected to- date from: • March 18 Open House • Online activity
• Emails
• La Familia surveys
• Pop-up events
• Community input themes: • Maintain and protect retail and industrial uses. • Provide a variety of housing types affordable to different incomes. • Plan for a multi-modal transportation system. • Population and Growth numbers. 9 10
Item 8.1
PowerPoint Presentation
1483
6 Community Feedback
Population and Growth: • Draft EIR population figures are not population forecasts, targets, or goals. • Reflect the maximum theoretical buildout allowed under land use map. • Maximum buildout numbers illustrate housing capacity needed to plan for multiple future RHNA cycles. • Actual population growth is expected to be lower. • Growth will occur based on market conditions rather than full zoning capacity.

GPAC Feedback and Planning
Commission Recommendation
• GPAC Recommended adoption of Draft General Plan 2045
• GPAC members asked to provide individual comments to Council. • Planning Commission Recommended: • Clarify that the Floor Area Ratios (FARs) in the Land Use Element represent maximum allowable intensities. • Add a new policy establishing an open space separation in the Doolan Canyon area. • Make minor land use map adjustments to reflect current conditions and support existing businesses. • Recommended minor adjustments to mobility policies. • Clarify that the East of Greenville study area would not be required under any circumstances, that the City retains full discretion to study, and that neither the policies nor the study could alter the Urban Growth Boundary without approval of Livermore voters.
11 12
Item 8.1
PowerPoint Presentation
1484
7 Next Steps
• Publish Final EIR
• June 2026
• Adoption Hearings – Planning Commission and City
Council • Summer 2026
Staff Recommendation
Staff recommends the City Council provide direction to
Staff on any revisions that should be incorporated into Draft General Plan 2045, based on community, General
Plan Advisory Committee (GPAC) and Planning
Commission feedback.
13 14
Item 8.1
PowerPoint Presentation
1485
1 Helena Graves
From: johnna thompson
Sent: Monday, May 11, 2026 9:18 AM
To: City Clerk
Subject: Agenda Item 8.1
Exercise Caution: This message is from outside the City email system. Do not open links or attachments from untrusted sources.

As a 50+ year Livermore resident and ardent supporter of our urban growth boundaries (UGB), I am worried that the wildly inflated population growth projections on which the Draft General Plan 2045 is predicated will result in poor zoning decisions and will be used as an excuse to develop land that is currently outside the city’s UGB. In particular, I worry that land within the UGB that is currently zoned for industrial uses will be rezoned for residential uses to accommodate the fictitious 50% increase in population posited by the Plan. Loss of industrial-zoned land within the UGB would be a convenient excuse for breaking the UGB to make up for that loss by developing the land currently outside the UGB east of Greenville Road. The Plan designates this east-of-Greenville, outside the UGB land as a “future study area”, but also states that “the urban growth boundary will be kept.” Those seem to me to be mutually exclusive statements.

Right now the Plan states that the city will “focus growth within the Urban Growth Boundary.” That’s a pretty weaselly statement; the council needs to state its intentions clearly. Either state that growth will be limited to within the UGB, or state that it is willing to push the UGB outward to accommodate more growth. I prefer the former.

I would like to see the council be more creative in looking for ways to accommodate future growth within the current UGB - apartments above ground-floor retail, repurposing empty office and retail space, and encouraging the building of ADUs, for example.

Let’s plan for realistic growth, not fantasy numbers, and let’s do it within our UGB.

Johnna Thompson
Livermore
I expect to pass through this world but once; if, therefore, there can be any kindness I can show, or any good thing I can do for any fellow being, let me do it now. Let me not defer or neglect it; for I shall not pass this way again.

Item 8.1
Public Comment
1486
Council Member
Date of
Meeting or
Event Committee or Organization Meeting or Event Type Summary of Meeting or Event Mayor Marchand 4/28/2026
Livermore Pleasanton Fire
Department Joint Powers
Authority Board meeting
Heard the budget report and the property,
vehicle and equipment report.

Mayor Marchand 4/28/2026 Livermore Chamber of Commerce Grand opening Opening of the new Wente event center.

Mayor Marchand 4/29/2026 Livermore Rotary Foundation Grant program Foundation awarded over $230,000 to local
nonprofits.

Mayor Marchand 4/30/2026
San Joaquin Regional Rail
Commission Commission meeting
Received ridership and revenue reports, a
presentation on the multimodal transportation
and land use plan, conducted a public hearing
on a rate increase, and heard a presentation
on marketing efforts.

Mayor Marchand 4/30/2026 Livermore Chamber of Commerce Ribbon-cutting Welcome INTERO into their new offices.

Mayor Marchand 5/1/2026 City of Livermore Retirement
Attended the retirement and expressed
appreciation for Administrative Services
Director Tina Olson.

Mayor Marchand 5/4/2026 Tri-Valley Cities Coalition Mayor/Manager meeting Reviewed agenda for upcoming meeting and
the Sacramento Advocacy Day.

Mayor Marchand 5/6/2026 Tri-Valley Cities Coalition
Sacramento Legislative
Advocacy Day
Met with our elected representatives and staff
to present the Cities positions on upcoming
legislation.

Mayor Marchand 5/6/2026 Livermore Police Citizen Academy Graduation #45 Attended and spoke Mayor Marchand 5/7/2026
Tri-Valley Community Television -
TV30 Mayor's Report Provided an update on City activities.

Mayor Marchand 5/7/2026
Alameda County Supervisor
District 1
National Day of Prayer
Program Heard from over a dozen faith leaders.

Mayor Marchand 5/9/2026 City of Livermore Litter clean-up Worked with over 30 volunteers to clear
hundreds of pounds of trash from the
downtown.

Mayor Marchand 5/9/2026
Asian Pacific American Public
Affairs Community gathering
Spoke with attendees and the Alameda County
Sheriff Yesenia Sanchez.

Mayor Marchand 5/11/2026
Alameda County Transportation
Commission Planning, Policy and
Legislation Committee Subcommittee meeting
Heard a congestion management update,
Federal, State and local legislative update and
support position recommendation, and an
update on the mobility needs assessment.

Item 9.0
Council Reports
1487
Council Member
Date of
Meeting or
Event Committee or Organization Meeting or Event Type Summary of Meeting or Event Vice Mayor Wang 4/28/2026
Livermore Amador Valley Transit
Authority
Finance &
Administration
Committee meeting
Reviewed FY2025 audit of LAVTA’s financial
statements and reviewed draft FY2027
Operating and Capital Budget
Vice Mayor Wang 4/28/2026 Tri-Valley Democratic Club Webinar Presentation and discussion with community
water experts on "The Future of Tri-Valley
Water"
Vice Mayor Wang 4/30/2026 Pedrozzi Foundation
Presentation to
CONNECT Youth
program
Shared my personal story from English learner
to first-gen college student
Vice Mayor Wang 4/30/2026 League of California Cities
East Bay Division
meeting
Legislative presentation and discussion on ebikes
Vice Mayor Wang 5/4/2026
Livermore Amador Valley Transit
Authority Monthly Board meeting
Discussed FY2026 Wheels Dial-A-Ride
customer satisfaction survey results; received
update on LAVTA 2026 Zero Emission
Transition Plan; discussed draft FY2027
Operating and Capital Budget
Vice Mayor Wang 5/7/2026
Alameda County Resource
Conservation District (ACRCD)
East Bay Wildlife
Connectivity Project -
stakeholder meeting
Received project updates and priority site
overview; discussed location prioritization,
conceptual designs, and environmental
approach and CEQA
Vice Mayor Wang 5/8/2026 Tri-Valley Knights of Columbus 32nd Annual Red, Blue,
and Gold Awards
Banquet
Congratulations to our Livermore honorees --
Officer Christopher Kutsuris of the Livermore
Police Department and Fire Captain Jorge Diaz
of the Livermore-Pleasanton Fire Department
Vice Mayor Wang 5/9/2026 City of Livermore
Litter pick-up at I Street
Garage About 30 community members participated!
Vice Mayor Wang 5/9/2026 Sakura Winery
Celebration of AANHPI
Heritage Month and
Livermore Valley Wine
Month
6-hour celebration with community groups,
vendors, performers, and HP Taco Truck; very
well attended; thank you to City Council and
County Sheriff Yesenia Sanchez for attending!
Vice Mayor Wang 5/9/2026
Asian Pacific American Public
Affairs Association (APAPA),
Tri-Valley Chapter
Asian Heritage
Celebration
Two hours of performances by musicians and
dancers representing diverse Asian cultures
Vice Mayor Wang 5/11/2026 Retzlaff Vineyards Ribbon cutting In celebration of its 50th anniversary Item 9.0
Council Reports
1488
Council Member
Date of
Meeting or
Event Committee or Organization Meeting or Event Type Summary of Meeting or Event Council Member Barrientos 5/8/2026 City of Livermore
Red White and Blue
Awards Ceremony
The event was to honor the area’s first
responder
Council Member Barrientos 5/9/2026 Stop Waste
Stop Waste with Fertile
Ground Works held a
class
A class was held on composting. In attendance
were folks from Sacramento, Tracy,
Pleasanton, Dublin and Livermore
Council Member Barrientos 5/9/2026 City of Livermore Mothers Day celebration Ladies dressed in Mexican costumes
performed in a Mother’s celebration
Council Member Barrientos 5/9/2026 City of Livermore AAPI Celebration An event with vendors and Hawaiian music Council Member Barrientos 5/9/2026 City of Livermore Indian Cultural Festival Several thousand in attendance celebrating
Indian culture with dozens of vendors and at
least a dozen elected officials
Council Member Barrientos 5/9/2026 Beer Aficionados
A gathering of dozens of
beer makers at Las
Positas
Dozens of beer makers offering a taste of what
they have conjured up
Council Member Barrientos 5/9/2026 City of Livermore AAPI An event where many groups ranging from
very young to over 65 performed cultural
dances
Council Member Barrientos 5/10/2026 City of Livermore Political A gathering of candidates running for state and
county seats
Item 9.0
Council Reports
1489
Council Member
Date of
Meeting or
Event Committee or Organization Meeting or Event Type
Council Member Branning 4/29/2026 City of Livermore Traffic Ad-Hoc Committee Council Member Branning 4/30/2026 CalCities East Bay Division Meeting Council Member Branning 5/4/2026
Livermore Amador Valley Transit
Authority Board Meeting
Council Member Branning 5/8/2026 Knights of Columbus Red, Blue, and Gold Ceremony Council Member Branning 5/9/2026 Sakura Winery and HP Taco Truck AAPI Heritage Month celebration Council Member Branning 5/9/2026 Asian Pacific American Public Affairs Asian Heritage Celebration Council Member Branning 5/9/2026 Association of Indo Americans Great Indian Food and Shopping
Fest
Item 9.0
Council Reports
1490
Council Member
Date of
Meeting or
Event Committee or Organization Meeting or Event Type Summary of Meeting or Event Council Member Dunbar 4/28/2026
Livermore Pleasanton Fire
Department Joint Powers
Authority Board Meeting
Budget approval and update regarding new
Asset Management Platform
Council Member Dunbar 4/30/2026 League of California Cities East Bay Division
Meeting
Ebike vs eMoto presentation from Mineta
Transportation Institute professor and
discussion
Council Member Dunbar 5/9/2026 City of Livermore Volunteer Cleanup Day 1000 cigarette butts later at the Railroad
parking garage
Council Member Dunbar 5/9/2026
Asian Pacific American Public
Affairs Tri Valley
Heritage Month
Performances
Great group of many different Asian
backgrounds performing music and dance
routines
Item 9.0
Council Reports
1491
CITY COUNCIL STAFF REPORT ITEM NO. 11.2
DATE: May 11, 2026
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. Materials received at the meeting
Prepared by: Helena Graves
Acting City Clerk
1492
Approved by:
____________________________________
Marianna A. Burch
City Manager
Fiscal Review by:
____________________________________
Tina Olson
Administrative Services Director
1493
Item 5.0
Public Comment
1494
Item 5.0
Public Comment
1495
Item 5.0
Public Comment
1496
Item 6.3
Revised Attachment D - Schedule of Performance
1497
Docusign Envelope ID: 96B41996-12A2-42D0-AA9C-F5644C0DB056

EXHIBIT A
by and between

CITY OF I IVERMORE
and
7 First Amendment to the DOLA, dated May 26, 2021 approved by City Council Resolution No. 2 2 73.

1. Disposition and Development Agreement, dated November 27. 2018, approved by City Council Resolut 197.

EDEN HOUSING, INC.

May 24,2022

AMENDED AND RESTATED

DISPOSITION AND DEVELOPMENT AND LOAN AGREEMEN I
ATTACHMENT D Page 1 of 4
Item 6.3
Revised Attachment D - Schedule of Performance
1498
Docusign Envelope ID: 96B41996-12A2-42D0-AA9C-F5644C0DB056

ATTACHMENT D Page 2 of 4
1499
Docusign Envelope ID: 96B41996-12A2-42D0-AA9C-F5644C0DB056

ATTACHMENT D Page 3 of 4
1500
Docusign Envelope ID: 96B41996-12A2-42D0-AA9C-F5644C0DB056

EXHIBIT C EXHIBIT A
Schedule of Performance
P fe -De vel opifi e f I
# .... . Milestone DueDate/Completion Date
5 Preliminary Pro Form#
ial
23-May-22
11 Application tor Minor Amendment to Tentative Map
Close of Escrow on Hu FAILL.

Pre-Construction
2 were 3 rothe psl L
2 years, 3 months post-litigation
Commence Construction Phases 1 & 2
Complete Constructions Phases 1 & 2 3 years post commencement of each phase Within 60 days of Cily Issuance of Final
Building Permit Plans for each phase
2 years post-litigation
2 years pos. g... on
22-Ju22
■ Jun 22
30 Sep 1
1 Insurance Requirements Fulfilled
58 "es======TV?= A - - r 2 Organization Deruments 3 Complete Ste Due Diigence... d Obtain pln : ' : ' Dev pm - ~ Frt ‘ r < te
oved Regulatory Agreement and Prommissory Note
8ForA&RDOLA_________ __
9 CC Approval of Amended and Restated DDLA_ ___
10 Federal Environmental Review and Clearance
12 ______________________ __
Developer Submit Draft Final Map and Public Improvement 14 P ins for review____ ___ ___ ___ ___ ___ -
15Deve - ■ Submit draft Building Permit Plans for review Cil Counei Apereval og Figl parcel Map, including
acceptance of Veterans Park Parcel, Subdivision Improvement 8 A , ■ ... I Improvement Plans
Developer Dedicates Veterans Park Parcel to City
17 Ma? __ ____ _____
_ - IEscro ■ a a _ ruction iancir____ ___
Con pitied
Completed
Completed
g asraaR, baiaslaas eeeier
Completed
Completed Completed
5 months post submittal (line 14)
On w bulere first phats eorstuctinn "W799 5 —FErrr2 * *220029* "99. "*=*==*99947 financing closing _ 2 years+194 days post-litg
.■ torment Loan
Prior to Close of Escrow on Undivided Parcel
ATTACHMENT D Page 4 of 4
1501
1 Helena Graves
From: BERNARD CABANNE
Sent: Monday, May 11, 2026 12:05 PM
To: City Clerk; BERNARD CABANNE
Subject: Fwd: Monday 5/11/2026 Item 8---Draft General Plan 2045 Exercise Caution: This message is from outside the City email system. Do not open links or attachments from untrusted sources.

May 11,2026
RE: Item --Comprehensive General Plan Update
Dear City Council Members;
Please consider the following comments and possible revisions to the Draft General Plan Update 2045:

Section 9 Air Quality ---Regulating Air Pollution p. 9-25 Livermore can implement additional policies to reduce air pollution in an non-attainment air basin.

Please consider the following data:

1. " The Tri-Valley cities, including Livermore....exceed ozone and fine particulate matter (PM2.5) levels periodically" making it a non-attainment air basin. (p.9-25 Draft General Plan (DGP).

The Air Impacts Associated with this proposed General Plan could be significant and Unavoidable in a non-attainment Air Basin.

A.The proposed General Plan 2045 will make it difficult for the East County to meet Clean Air Standards of 2017. Livermore triggered 56 spare the air days in 2020.The American Lung Association has identified Alameda County as among the top 25 most polluted counties in the United States in terms of daily particulate matter readings (American Lung Association State of the Air 2022 p19)
B. "Hospitalizations directly related to air pollutants in the Tri-Valley rose substantially in the last decade. Premature deaths due to air pollution rose from 2,600 in 1990 to 8,300 in 2015; asthma emergency room visits rose from 1,000 in 1990 to 3,400 in 2015. ( Even before Covid, one can see the trend of serious health impacts due to air pollutants is significantly higher.) "It is well known that air pollutants also increase lung and heart disease, increase asthma in children, and interfere with oxygen transport to the brain and sensitive organs." (Tri-Valley Air Quality Community Alliance research packet)(TVAQCA). "Air pollutants specifically affect pregnant women, infants, children, the elderly and individuals with compromised immune systems.( American Lung Association State of the Air 2022 p22).
“CEQA calls upon an agency such as the City Council to evaluate existing conditions(non-attainment air basin, 2022 air data, and new Clean Air Standards 2017 in order to assess whether a project/General Plan could exacerbate hazards that are already present. (California Building Industry Assoc., supra 62, Cal.App.4th p388) ”
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2 Additionally, "When disclosing and assessing a General Plan's impacts and environmental effects, a lead agency must also assess human health and safety. (California Building Industry Assn. v Bay Area Air Quality Management District (201562,Cal. App.4th 369,386,21083(b), San Lorenzo Valley Community Associates for Responsible Education v. San Lorenzo Valley Unified School District (2006) 139 Cal.App.4th 1356, 1372.

In view of the above air quality data, please consider adding the following revisions to Draft General Plan 2025 :

1. Add a policy requiring the sale of GAMI UL 100 unleaded gas at the Livermore Airport (LVK).

Livermore cannot control the air pollution from cars and trucks on freeways, but cars and trucks must have catalytic converters.

TVQCA states that air pollution in the Tri-Valley can be significantly reduced by offering unleaded aviation fuel for piston engine aircraft at LVK. (TVQCA newsletters)

2. Consider banning the use of diesel powered landscaping equipment within city limits. Offer grants to replace existing equipment.

3. Section 10 Noise Element
Policy N-4.5 Airport Voluntary Noise Abatement.

Encouraging voluntary noise abatement is not sufficient and not enforceable.

Please include provisions that are enforceable and have consequences.

4. Section 11 Safety Element
Policy S-12.3 Airport Layout Plan
Please include updated Regional Water Quality Control Board Findings for PFAS testing at LVK, especially testing in the area of Hangar S-1 and how this might affect airport layout and possible expanded uses.

Human health and safety must be the top priorities for the General Plan 2045.

Best,
Donna Cabanne
Livermore resident ,member of the Center of Biological Diversity, UnleadLVK Item 8.1
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Livermore City CouncilMay 11, 2026

Livermore City Council
May 11, 2026