Planning Commission

PLANNING COMMISSION December 17, 2024 ________________________________________________________________ REGULAR MEETING 1. CALL TO ORDER – The meeting of the Planning Commission was called to order by Chairperson Jacob Anderson at 7:00 pm, held in person at 1016 S. Livermore Avenue. ROLL CALL – Present: Chairperson Anderson, Vice-Chairperson Yolanda Fintschenko, Commissioner Daniel Leary, Commissioner Tracy Kronzak. PLEDGE OF ALLEGIANCE 2. OPEN FORUM Chairperson Anderson opened and closed the public comment period. 3. CONSENT CALENDAR - NONE 4. PROJECT REVIEW - NONE 5. PUBLIC HEARINGS 5.1 THE PREVIOUSLY NOTICED ITEM HAS BEEN CONTINUED TO THE JANUARY 7, 2025, PLANNING COMMISSION MEETING. Hearing to consider a request for a Municipal Code Amendment, Development Code Amendment, Conditional Use Permit Modification, Development Agreement, Site Plan Design Review, and Site Plan Design Review Modification for the Parkwest Casino 580 Expansion Project. 5.2 Hearing to consider a request for Vesting Tentative Tract Map, Site Plan Design Review, Conditional Use Permit, and Consistency Determination to develop vacant land located at the northwest corner of the Collier Canyon Road and Constitution Drive intersection, with a residential project known as Cornerstone. Recommendation: Staff recommends the Planning Commission adopt Resolutions: 1. Approving Consistency Determination (CD) 24-010; 2. Recommending the City Council adopt a resolution finding that the project is exempt under the California Environmental Quality Act, in accordance with California Government Code Section 65457 and CEQA

Guidelines Section 15182 (c), Projects Pursuant to a Specific Plan, and CEQA Section 21083.3 and CEQA Guidelines Section 15183, Projects Consistent with a Community Plan, General Plan, or Zoning; 3. Recommending the City Council adopt a resolution approving Vesting Tentative Tract Map (VTTM) 8669 – Subdivision (SUB) 22-006, Site Plan Design Review (SPDR) 22-004, together with the requested Density Bonus waivers and concessions, and Conditional Use Permit (CUP) 24-009, subject to the attached Conditions of Approval; 4. Recommending the City Council direct the Planning Manager to file a Notice of Exemption, in accordance with the provisions of the California Environmental Quality Act, subject to project approval. Assistant Planner Emily LaDue presented the staff report. Chairperson Anderson opened the public comment period. Chris Stockhouse, representing Cornerstone and the landowner, explained the purpose and mission of the church to give back to the community and proposal to build affordable housing. Michael Keaney, Director of Forward Planning, Trumark Homes, presented an overview of the proposed project including exceedance of required affordable units; completion of infrastructure; and collaboration with Pacific Companies. Caleb Roope, Pacific Companies, discussed their experience in affordable housing developments and work on other projects with Trumark; and expressed excitement about the project. In response to Commissioner Kronzak, Assistant Planner LaDue explained the buffer between development and the riparian basin; confirmed no need to redesignate housing sites in the City’s housing sites inventory and the units for this project can be included in RHNA Cycle 6. Chairperson Anderson opened the public comment period. Brandon Evans, IBW Local 595, requested use of local construction workforces. Chairperson Anderson closed the public comment period. Commissioner Leary suggested relocating and reducing the bioretention area; consideration of the location of the bus stop in relation to the pedestrian corridor and bridge; and ensuring appropriate easements for the bridge. He pointed out the requirement to plant trees and charging stations; and commended the developer on the contribution of affordable units above the requirements. Commissioner Kronzak requested the use of California native trees. In response to Commissioner Kronzak, Assistant Planner LaDue explained the CUP is required due to the project’s distance from the creek.

In response to Vice Chair Fintschenko, Assistant Planner LaDue explained podium parking. Planning Manager Riley discussed the findings for the conditional use permit for grading near the creek. In response to Chair Anderson, Mr. Roope explained the courtyard and outdoor spaces; proposed outdoor space; and bike storage and elevators accommodating bikes. Chair Anderson confirmed the units would be non-smoking and suggested consideration of tying bike parking to density. In response to Chair Anderson, Assistant Planner LaDue explained street design including street parking and bike lanes. Chair Anderson requested shortening of crosswalk distance at Collier Canyon Road and Gateway Avenue, and inclusion of at least pedestrian directional ramps. Commissioner Kronzak summarized the briefings provided to the Commissioners. ON THE MOTION OF COMMISSIONER KRONZAK, SECONDED BY COMMISSIONER FINTSCHENKO AND CARRIED ON A 4-0 VOTE, THE PLANNING COMMISSION ADOPTED THE FOLLOWING RESOLUTIONS: Resolution 49-24 Approving Consistency Determination (CD) 24-010 for the Cornerstone Residential Development Resolution 50-24 Recommending the City Council find that the Cornerstone Residential Development is exempt from the provisions of the California Environmental Quality Act Resolution 51-24 Recommending that the City Council approve Vesting Tentative Tract Map (VTTM) 8669 – Subdivision (SUB) 22-006, Site Plan Design Review (SPDR) 22-004, and Conditional Use Permit (CUP) 24-009, and find no net loss for the Cornerstone Development with an added condition to work with applicant to create a shorter crosswalk at Gateway Avenue and Collier Canyon Road. RECESS Chair Anderson called a recess at 8:00 p.m. The meeting reconvened at 8:05 p.m. with all Commissioners present. 6. MATTERS FOR CONSIDERATION 6.1 Comprehensive General Plan Update – Draft Land Use Map and Policy Topics Recommendation: Staff recommends the Planning Commission: • Review and ask clarifying questions on the Draft Preferred Land Use Map Receive an overview of the Open Space and Conservation Element, Safety Element, and Noise Element

Consider General Plan Advisory Committee (GPAC) feedback on policy options for the Open Space and Conservation, and Safety Elements Recommend policy updates for City Council consideration and direction Principal Planner Andy Ross presented the staff report. Chairperson Anderson opened the public comment period. Mark Thompson commented on the recommendation that future parks use less grass and suggested the use of artificial turf. Connie Kopps questioned whether -702 was supposed to be listed twice in the land use changes section. She discussed her August 2024 letter and requested additional time for public review. Chairperson Anderson closed the public comment period. Commissioner Kronzak confirmed that the owner at 2133 Las Positas requested the zone change from business and commercial park to medium density residential, which was anticipated to be granted; explained the lens through which the list was reviewed; and discussed the briefing on the revised land use map, which had not received much public input, other than the developer community finding it refreshing. Commissioner Leary expressed appreciation for the public comments; agreed with the positive upgrades to the Land Use Map; support for the addition of Wine Country Commercial, and Mixed Industrial Commercial; and questioned combining Highway Serving and Community Serving Commercial. Principal Planner Ross explained the overlap of uses and areas; and confirmed that East of Greenville was paused. In response Vice Chair Fintschenko, Principal Planner Ross indicated the issue raised by Ms. Kopps was a typographical error. Vice Chair Fintschenko confirmed that the Neighborhood Commercial designation would be more compatible with the existing land uses and indicated the proposed Land Use Designations seemed sensible. Chair Anderson expressed enthusiasm about the new map; confirmed the City would maintain the current level of control while providing flexibility; indicated support for clarifying Service Commercial and incorporating lite industrial; and expressed appreciation for the Mixed-Use clarification. The Commission discussed and indicated support to the changes proposed to the General Plan outline. Vice Chair Fintschenko confirmed the intent to switch to a simpler, goal policy

model. In response to Commissioner Kronzak, Principal Planner Ross indicated the changes proposed by the GPAC to the Open Space policies were minimal. Commissioner Kronzak indicated Policies A, F and X3 and X4 were most directionally consistent and additive to the General Plan, and the others felt like tactics rather than policies. Commissioner Leary discussed wildlife connectivity. Vice Chair Fintschenko reiterated the goal to secure and maintain a green belt outside the Urban Growth Boundary seemed overly prescriptive and suggested the goals not describe the required actions. She questioned whether urban separators were possible around the entire City. Chair Anderson confirmed that the multifunctional greenbelt was proposed for the edges of the City; suggested encouraging agricultural uses for preservation; indicated support for the GPAC feedback; and suggested ensuring the urban forest was maintained. Commissioner Kronzak indicated Policy Options B and C were closer to the spirit, but A seemed impossible to accomplish; and suggested restrooms at parks in the definition of equitable park access. Vice Chair Fintschenko reviewed the proposed policies and GPAC suggestions, indicating support for Policy Option C, and the idea of connectivity in open space, with definitions; and suggested prescribing how to conserve water not be included in the policy. Principal Planner Ross confirmed the Commissioner direction action and tactically oriented items were not included in the goal and policy level, to ensure the goal and policy could be used to evaluate projects objectively for consistency. He explained unfunded mandates. The Commission discussed the Noise Element and suggested consideration of the science of urbanized noise and mental health; noise metrics in neighboring cities; determination of a standard for equitable consideration of noise issues; addition of a standard for L Max; frequency component and context of what was generating the noise. The Commission discussed the Safety Element. Commissioner Kronzak indicated more specificity was a good thing; energy resilience felt too low; support for agricultural resilience; and consideration of insurability of developments. Commissioner Ross stated developers would not advance projects without being able to insure.

Vice Chair Fintschenko indicated support for the emergency notification’s goal; Policy Option C; ensuring General Plan policies were goal oriented rather than tactical; providing general direction of the goal on drought and moving actions elsewhere; and questioned whether there was agriculture within the City limits. Principal Planner Ross explained the agriculture within the City, sphere of influence and planning area. Chair Anderson indicated agricultural resilience was important but perhaps should be in Economic Development. Staff indicated the Agricultural Industry could appear in multiple forms throughout the General Plan. Chair Anderson and Vice Chair Fintschenko discussed the need to consider smoke in relation to walkable developments and transit-oriented communities. Principal Planner Ross discussed strategies on air quality in the Climate Action Plan and consideration of air quality in the General Plan. Chair Anderson expressed appreciation for planning for a sustainable future. 7. MATTERS INITIATED BY PLANNING COMMISSION AND STAFF Commissioner Kronzak expressed concern about the deteriorating asphalt and flooding on the ramp to east bound 580 at North Livermore. Chair Anderson stated it was Caltrans property. Chair Anderson requested confirmation that the lights at Stockman Park were on at dark; and expedited processing of directional ramps. 8. ADJOURNMENT – at 10:19 pm to a Regular Planning Commission Meeting on Tuesday, January 7, 2025, at 7:00 pm, Civic Center Meeting Hall, City Council Chambers, 1016 S. Livermore Ave.

PLANNING COMMISSION AGENDA TUESDAY, DECEMBER 17, 2024 PLANNING COMMISSION REGULAR MEETING – 7:00 PM MEETING PARTICIPATION INFORMATION CAN BE FOUND AT THE END OF THE AGENDA IN PERSON INFORMATION: CIVIC CENTER MEETING HALL CITY COUNCIL CHAMBERS 1016 S. LIVERMORE AVENUE Tracy Kronzak, Commissioner Daniel Leary, Commissioner Yolanda Fintschenko, Vice Chair Jacob M Anderson, Chair Livermore Planning Commission Agenda December 17, 2024

1. CALL TO ORDER 2. OPEN FORUM In conformance with the Brown Act, no Planning Commission action can occur on items presented during Open Forum. To provide public comment, please submit a speaker card. When your name is called, walk to the lectern to address the Planning Commission. Comments are limited to a maximum of 3 minutes per person, per item. The Chair may reduce the amount of time based on the number of persons wishing to speak. Open Forum will conclude after 30 minutes; however, if there are additional speakers, Open Forum will reconvene after Matters for Consideration. 3. CONSENT CALENDAR Consent Calendar items are considered routine and are acted upon by the Planning Commission with a single action. Members of the audience wishing to provide public input must submit a speaker card. 4. PROJECT REVIEW 5. PUBLIC HEARINGS 5.1 THE PREVIOUSLY NOTICED ITEM HAS BEEN CONTINUED TO THE JANUARY 7, 2025 PLANNING COMMISSION MEETING. Hearing to consider a request for a Municipal Code Amendment, Development Code Amendment, Conditional Use Permit Modification, Development Agreement, Site Plan Design Review, and Site Plan Design Review Modification for the Parkwest Casino 580 Expansion Project. Staff Report 5.2 Hearing to consider a request for Vesting Tentative Tract Map, Site Plan Design Review, Conditional Use Permit, and Consistency Determination to develop vacant land located at the northwest corner of the Collier Canyon Road and Constitution Drive intersection, with a residential project known as Cornerstone. Recommendation: Staff recommends the Planning Commission adopt Resolutions: 1. Approving Consistency Determination (CD) 24-010; ROLL CALL Commissioner Tracy Kronzak Commissioner Daniel Leary Commissioner Vacant Vice Chairperson Yolanda Fintschenko Chairperson Jacob Anderson PLEDGE OF ALLEGIANCE Livermore Planning Commission Agenda December 17, 2024

2. Recommending the City Council adopt a resolution finding that the project is exempt under the California Environmental Quality Act, in accordance with California Government Code Section 65457 and CEQA Guidelines Section 15182 (c), Projects Pursuant to a Specific Plan, and CEQA Section 21083.3 and CEQA Guidelines Section 15183, Projects Consistent with a Community Plan, General Plan, or Zoning; 3. Recommending the City Council adopt a resolution approving Vesting Tentative Tract Map (VTTM) 8669 – Subdivision (SUB) 22-006, Site Plan Design Review (SPDR) 22-004, together with the requested Density Bonus waivers and concessions, and Conditional Use Permit (CUP) 24-009, subject to the attached Conditions of Approval; 4. Recommending the City Council direct the Planning Manager to file a Notice of Exemption, in accordance with the provisions of the California Environmental Quality Act, subject to project approval. Staff Report Attachments: 1. Staff Analysis Memorandum 2. Location Maps 3. Development Plans 4. Summary of No Net Loss 5. Resolution - Consistency Determination 6. Resolution - Environmental 7. Exhibit A - Initial Study 8. Resolution - Project 9. Exhibit A - Conditions of Approval 10. Exhibit A - Engineering Considerations 11. Exhibit B - MMRP 12. Exhibit C - Trail Location 13. Exhibit D - Bridge Easement 6. MATTERS FOR CONSIDERATION 6.1 Comprehensive General Plan Update – Draft Land Use Map and Policy Topics Recommendation: Staff recommends the Planning Commission: Review and ask clarifying questions on the Draft Preferred Land Use Map Receive an overview of the Open Space and Conservation Element, Safety Element, and Noise Element Consider General Plan Advisory Committee (GPAC) feedback on policy options for the Open Space and Conservation, and Safety Elements Recommend policy updates for City Council consideration and direction Staff Report Attachments: 1. May 7, 2024 PC Staff Report 2. City Council Direction on the Preferred Land Use Scenario Livermore Planning Commission Agenda December 17, 2024

3. Draft General Plan Land Use Map 4. Land Use Changes Outside the Focus Areas Summary Table 5. Residential Designation Comparison 6. General Plan Draft Land Use Designations 7. Draft General Plan Annotated Outline 8. Open Space and Conservation Element Policy Options 9. Safety Element Policy Options 10. GPAC Feedback on Open Space and Conservation Element and Safety Element Policy Options 7. MATTERS INITIATED BY PLANNING COMMISSION AND STAFF 8. SUPPLEMENTAL MATERIALS 8.1 Supplemental Materials received prior to the meeting. Staff Report Attachments: 1. Supplemental Materials 9. ADJOURNMENT To a regular Planning Commission meeting on Tuesday, January 7, 2025 at 7:00 pm, Civic Center Meeting Hall, City Council Chambers, 1016 S. Livermore Avenue. 10. HOW TO PARTICIPATE IN THE MEETING You can participate in the meeting in a number of ways: Open Forum is an opportunity for the public to speak regarding items not listed on the agenda. Speakers are limited to a maximum of 3 minutes per person. To address the Planning Commission you must submit a speaker card to the Planning Commission Liaison prior to the start of that item. Please note that the Planning Commission is prohibited by State law from taking action on any items that are not listed on the agenda. However, if your item requires action, the Planning Commission l may place it on a future agenda or direct staff to work with you and/or report to the Planning Commission on the issue. Public Hearings - The topic of the hearing is typically summarized by staff, followed by a presentation by the applicant, and then questions from the Planning Commission. The Chair will then open the hearing to the public and offer an opportunity for public comments. Speakers are limited to a maximum of 3 minutes per person. To address the Planning Commission, you must submit a speaker card to the Planning Commission Liaison prior to the start of the presentation of the item. Other Agenda Items are also open for public input including Consent Calendar or Matters for Consideration items. These comments are also subject to the 3-minute limit. Special Meetings, Workshops - The public will have the opportunity to address the Planning Commission regarding the item that is the subject of the special meeting or workshop. Public comments are limited to a maximum of 3 minutes per person. Livermore Planning Commission Agenda December 17, 2024

Submission of Comments Prior to the Meeting: Email Comments may be submitted by the public to the Planning Commission Liaison (planning@LivermoreCA.gov). Items received no later than 12:00 pm on the day of the meeting will be provided to the Commission and available on the City website prior to the meeting. These items will NOT be read into the record. eComments may be submitted by the public using the eComment link here. Comments may be up to 1000 characters in length and will be accepted up until 6:00 pm the day of the meeting. These items will NOT be read into the record and are viewable by the the Commission and the public upon submittal. Submission of Comments During the Meeting: Speakers are limited to a maximum of 3 minutes per person. To submit a comment in person, you must complete a speaker card for each item. Speaker cards are available in the Civic Center Meeting Hall lobby. Indicate on the card the item number you wish to comment on and submit the card directly to the Planning Commission Liaison prior to the start of the item. Please note that the Planning Commission is prohibited by State law from taking action on any items that are not listed on the agenda. However, if your item requires action, the Planning Commission may place it on a future agenda or direct staff to work with you and/or report to the Planning Commission on the issue. If you would like to deliver written materials to the Commission as part of your public comments, please provide 8 copies of to the Planning Commission Liaison with your speaker card. The Planning Commission Agenda and Agenda Reports are prepared by City staff and are available for public review on Friday evening, three days prior to the Planning Commission meeting at 1016 South Livermore Avenue, Livermore. The Agenda is also available on the City’s website, http://livermoreca.gov/agenda. Under Government Code §54957.5, any supplemental material distributed to the members of the Planning Commission after the posting of this agenda will be available for public review at City Hall, 1052 South Livermore Avenue, Livermore, and included in the agenda packet available on the City’s web site at http://livermoreca.gov/agenda. PURSUANT TO TITLE II OF THE AMERICANS WITH DISABILITIES ACT (CODIFIED AT 42 UNITED STATES CODE SECTION 12101 AND 28 CODE OF FEDERAL REGULATIONS PART 35), AND SECTION 504 OF THE REHABILITATION ACT OF 1973, THE CITY OF LIVERMORE DOES NOT DISCRIMINATE ON THE BASIS OF RACE, COLOR, RELIGION, NATIONAL ORIGIN, ANCESTRY, SEX, DISABILITY, AGE OR SEXUAL ORIENTATION IN THE PROVISION OF ANY SERVICES, PROGRAMS, OR ACTIVITIES. TO ARRANGE AN ACCOMMODATION IN ORDER TO PARTICIPATE IN THIS PUBLIC MEETING, PLEASE CONTACT THE ADA COORDINATOR AT ADACOORDINATOR@LIVERMORECA.GOV OR CALL (925) 960-4170 (VOICE) OR (925) 960-4104 (TDD) AT LEAST THREE (3) BUSINESS Livermore Planning Commission Agenda December 17, 2024

DAYS IN ADVANCE OF THE MEETING. Livermore Planning Commission Agenda December 17, 2024

PLANNING COMMISSION AGENDA TUESDAY, DECEMBER 17, 2024 PLANNING COMMISSION REGULAR MEETING – 7:00 PM MEETING PARTICIPATION INFORMATION CAN BE FOUND AT THE END OF THE AGENDA IN PERSON INFORMATION: CIVIC CENTER MEETING HALL CITY COUNCIL CHAMBERS 1016 S. LIVERMORE AVENUE Tracy Kronzak, Commissioner Daniel Leary, Commissioner Yolanda Fintschenko, Vice Chair Jacob M Anderson, Chair Livermore Planning Commission Agenda December 17, 2024 1

1. CALL TO ORDER 2. OPEN FORUM In conformance with the Brown Act, no Planning Commission action can occur on items presented during Open Forum. To provide public comment, please submit a speaker card. When your name is called, walk to the lectern to address the Planning Commission. Comments are limited to a maximum of 3 minutes per person, per item. The Chair may reduce the amount of time based on the number of persons wishing to speak. Open Forum will conclude after 30 minutes; however, if there are additional speakers, Open Forum will reconvene after Matters for Consideration. 3. CONSENT CALENDAR Consent Calendar items are considered routine and are acted upon by the Planning Commission with a single action. Members of the audience wishing to provide public input must submit a speaker card. 4. PROJECT REVIEW 5. PUBLIC HEARINGS 5.1 THE PREVIOUSLY NOTICED ITEM HAS BEEN CONTINUED TO THE JANUARY 7, 2025 PLANNING COMMISSION MEETING. Hearing to consider a request for a Municipal Code Amendment, Development Code Amendment, Conditional Use Permit Modification, Development Agreement, Site Plan Design Review, and Site Plan Design Review Modification for the Parkwest Casino 580 Expansion Project. Staff Report 5.2 Hearing to consider a request for Vesting Tentative Tract Map, Site Plan Design Review, Conditional Use Permit, and Consistency Determination to develop vacant land located at the northwest corner of the Collier Canyon Road and Constitution Drive intersection, with a residential project known as Cornerstone. Recommendation: Staff recommends the Planning Commission adopt Resolutions: 1. Approving Consistency Determination (CD) 24-010; ROLL CALL Commissioner Tracy Kronzak Commissioner Daniel Leary Commissioner Vacant Vice Chairperson Yolanda Fintschenko Chairperson Jacob Anderson PLEDGE OF ALLEGIANCE Livermore Planning Commission Agenda December 17, 2024 2

2. Recommending the City Council adopt a resolution finding that the project is exempt under the California Environmental Quality Act, in accordance with California Government Code Section 65457 and CEQA Guidelines Section 15182 (c), Projects Pursuant to a Specific Plan, and CEQA Section 21083.3 and CEQA Guidelines Section 15183, Projects Consistent with a Community Plan, General Plan, or Zoning; 3. Recommending the City Council adopt a resolution approving Vesting Tentative Tract Map (VTTM) 8669 – Subdivision (SUB) 22-006, Site Plan Design Review (SPDR) 22-004, together with the requested Density Bonus waivers and concessions, and Conditional Use Permit (CUP) 24-009, subject to the attached Conditions of Approval; 4. Recommending the City Council direct the Planning Manager to file a Notice of Exemption, in accordance with the provisions of the California Environmental Quality Act, subject to project approval. Staff Report Attachments: 1. Staff Analysis Memorandum 2. Location Maps 3. Development Plans 4. Summary of No Net Loss 5. Resolution - Consistency Determination 6. Resolution - Environmental 7. Exhibit A - Initial Study 8. Resolution - Project 9. Exhibit A - Conditions of Approval 10. Exhibit A - Engineering Considerations 11. Exhibit B - MMRP 12. Exhibit C - Trail Location 13. Exhibit D - Bridge Easement 6. MATTERS FOR CONSIDERATION 6.1 Comprehensive General Plan Update – Draft Land Use Map and Policy Topics Recommendation: Staff recommends the Planning Commission: Review and ask clarifying questions on the Draft Preferred Land Use Map Receive an overview of the Open Space and Conservation Element, Safety Element, and Noise Element Consider General Plan Advisory Committee (GPAC) feedback on policy options for the Open Space and Conservation, and Safety Elements Recommend policy updates for City Council consideration and direction Staff Report Attachments: 1. May 7, 2024 PC Staff Report 2. City Council Direction on the Preferred Land Use Scenario Livermore Planning Commission Agenda December 17, 2024 3

3. Draft General Plan Land Use Map 4. Land Use Changes Outside the Focus Areas Summary Table 5. Residential Designation Comparison 6. General Plan Draft Land Use Designations 7. Draft General Plan Annotated Outline 8. Open Space and Conservation Element Policy Options 9. Safety Element Policy Options 10. GPAC Feedback on Open Space and Conservation Element and Safety Element Policy Options 7. MATTERS INITIATED BY PLANNING COMMISSION AND STAFF 8. SUPPLEMENTAL MATERIALS 8.1 Supplemental Materials received prior to the meeting. Staff Report Attachments: 1. Supplemental Materials 9. ADJOURNMENT To a regular Planning Commission meeting on Tuesday, January 7, 2025 at 7:00 pm, Civic Center Meeting Hall, City Council Chambers, 1016 S. Livermore Avenue. 10. HOW TO PARTICIPATE IN THE MEETING You can participate in the meeting in a number of ways: Open Forum is an opportunity for the public to speak regarding items not listed on the agenda. Speakers are limited to a maximum of 3 minutes per person. To address the Planning Commission you must submit a speaker card to the Planning Commission Liaison prior to the start of that item. Please note that the Planning Commission is prohibited by State law from taking action on any items that are not listed on the agenda. However, if your item requires action, the Planning Commission l may place it on a future agenda or direct staff to work with you and/or report to the Planning Commission on the issue. Public Hearings - The topic of the hearing is typically summarized by staff, followed by a presentation by the applicant, and then questions from the Planning Commission. The Chair will then open the hearing to the public and offer an opportunity for public comments. Speakers are limited to a maximum of 3 minutes per person. To address the Planning Commission, you must submit a speaker card to the Planning Commission Liaison prior to the start of the presentation of the item. Other Agenda Items are also open for public input including Consent Calendar or Matters for Consideration items. These comments are also subject to the 3-minute limit. Special Meetings, Workshops - The public will have the opportunity to address the Planning Commission regarding the item that is the subject of the special meeting or workshop. Public comments are limited to a maximum of 3 minutes per person. Livermore Planning Commission Agenda December 17, 2024 4

Submission of Comments Prior to the Meeting: Email Comments may be submitted by the public to the Planning Commission Liaison (planning@LivermoreCA.gov). Items received no later than 12:00 pm on the day of the meeting will be provided to the Commission and available on the City website prior to the meeting. These items will NOT be read into the record. eComments may be submitted by the public using the eComment link here. Comments may be up to 1000 characters in length and will be accepted up until 6:00 pm the day of the meeting. These items will NOT be read into the record and are viewable by the the Commission and the public upon submittal. Submission of Comments During the Meeting: Speakers are limited to a maximum of 3 minutes per person. To submit a comment in person, you must complete a speaker card for each item. Speaker cards are available in the Civic Center Meeting Hall lobby. Indicate on the card the item number you wish to comment on and submit the card directly to the Planning Commission Liaison prior to the start of the item. Please note that the Planning Commission is prohibited by State law from taking action on any items that are not listed on the agenda. However, if your item requires action, the Planning Commission may place it on a future agenda or direct staff to work with you and/or report to the Planning Commission on the issue. If you would like to deliver written materials to the Commission as part of your public comments, please provide 8 copies of to the Planning Commission Liaison with your speaker card. The Planning Commission Agenda and Agenda Reports are prepared by City staff and are available for public review on Friday evening, three days prior to the Planning Commission meeting at 1016 South Livermore Avenue, Livermore. The Agenda is also available on the City’s website, http://livermoreca.gov/agenda. Under Government Code §54957.5, any supplemental material distributed to the members of the Planning Commission after the posting of this agenda will be available for public review at City Hall, 1052 South Livermore Avenue, Livermore, and included in the agenda packet available on the City’s web site at http://livermoreca.gov/agenda. PURSUANT TO TITLE II OF THE AMERICANS WITH DISABILITIES ACT (CODIFIED AT 42 UNITED STATES CODE SECTION 12101 AND 28 CODE OF FEDERAL REGULATIONS PART 35), AND SECTION 504 OF THE REHABILITATION ACT OF 1973, THE CITY OF LIVERMORE DOES NOT DISCRIMINATE ON THE BASIS OF RACE, COLOR, RELIGION, NATIONAL ORIGIN, ANCESTRY, SEX, DISABILITY, AGE OR SEXUAL ORIENTATION IN THE PROVISION OF ANY SERVICES, PROGRAMS, OR ACTIVITIES. TO ARRANGE AN ACCOMMODATION IN ORDER TO PARTICIPATE IN THIS PUBLIC MEETING, PLEASE CONTACT THE ADA COORDINATOR AT ADACOORDINATOR@LIVERMORECA.GOV OR CALL (925) 960-4170 (VOICE) OR (925) 960-4104 (TDD) AT LEAST THREE (3) BUSINESS Livermore Planning Commission Agenda December 17, 2024 5

DAYS IN ADVANCE OF THE MEETING. Livermore Planning Commission Agenda December 17, 2024 6

PLANNING COMMISSION STAFF REPORT ITEM NO. 5.1 DATE: December 17, 2024 TO: Chairperson and Members of the Planning Commission FROM: Steve Riley, Planning Manager SUBJECT: THE PREVIOUSLY NOTICED ITEM HAS BEEN CONTINUED TO THE JANUARY 7, 2025 PLANNING COMMISSION MEETING. Hearing to consider a request for a Municipal Code Amendment, Development Code Amendment, Conditional Use Permit Modification, Development Agreement, Site Plan Design Review, and Site Plan Design Review Modification for the Parkwest Casino 580 Expansion Project. RECOMMENDED ACTION SUMMARY DISCUSSION ATTACHMENTS Prepared by: Ashley Vera Senior Planner 7

PLANNING COMMISSION STAFF REPORT ITEM NO. 5.2 DATE: December 17, 2024 TO: Chairperson and Members of the Planning Commission FROM: Steve Riley, Planning Manager SUBJECT: Hearing to consider a request for Vesting Tentative Tract Map, Site Plan Design Review, Conditional Use Permit, and Consistency Determination to develop vacant land located at the northwest corner of the Collier Canyon Road and Constitution Drive intersection, with a residential project known as Cornerstone. RECOMMENDED ACTION Staff recommends the Planning Commission adopt Resolutions: 1. Approving Consistency Determination (CD) 24-010; 2. Recommending the City Council adopt a resolution finding that the project is exempt under the California Environmental Quality Act, in accordance with California Government Code Section 65457 and CEQA Guidelines Section 15182 (c), Projects Pursuant to a Specific Plan, and CEQA Section 21083.3 and CEQA Guidelines Section 15183, Projects Consistent with a Community Plan, General Plan, or Zoning; 3. Recommending the City Council adopt a resolution approving Vesting Tentative Tract Map (VTTM) 8669 – Subdivision (SUB) 22-006, Site Plan Design Review (SPDR) 22-004, together with the requested Density Bonus waivers and concessions, and Conditional Use Permit (CUP) 24-009, subject to the attached Conditions of Approval; 4. Recommending the City Council direct the Planning Manager to file a Notice of Exemption, in accordance with the provisions of the California Environmental Quality Act, subject to project approval. SUMMARY The Isabel Neighborhood Specific Plan (Specific Plan) guides development in the northwestern part of Livermore. It seeks to create a complete neighborhood with a mix of uses that is walkable, bikeable, and served by transit. The City Council adopted the amended Specific Plan and its Supplemental Environmental Impact Report in November 2020. The proposed site and project are one of several new developments within the Specific Plan area. The applicant proposes 253 residences, of which 143 units 8

will be for-sale condominium units with six units affordable to moderate-income households, and 108 units will be for-rent units that will be affordable to low-, lower, very low- and extremely low-income households, and two (2) market rate apartment manager units. The project also includes a public: neighborhood park, pocket park and bike and pedestrian trail. The project site is shown on Attachment 2. The project is consistent with the General Plan and will make progress towards meeting the City's current Regional Housing Needs Assessment (RHNA) housing unit allocation. The project implements and is consistent with the Specific Plan development standards (except for Density Bonus waivers and concessions allowed by State law) and conforms to required design standards and guidelines. The use and density are consistent with the Specific Plan and compatible with surrounding properties and the Livermore Municipal Airport. The site is of a size and shape that can accommodate the use, and the project will be adequately served by all necessary utilities and services. The project conforms with the provisions of the California Housing Crisis Act and State density bonus law and is exempt from further California Environmental Quality Act review. A full description and analysis of the project is included in Attachment 1. DISCUSSION BACKGROUND In November of 2020, the City Council adopted the amended Isabel Neighborhood Specific Plan (Specific Plan). The Specific Plan, which was originally adopted in 2018, covers approximately 1,138 acres in the northwest part of the City surrounding the Isabel Avenue/Interstate-580 interchange. The Specific Plan contemplates future land uses and public improvements in the Isabel Neighborhood to create a complete and vibrant neighborhood with a mix of housing, businesses, and community uses. The Isabel Neighborhood will address citywide goals by providing increased transportation options, housing choices, and supporting economic vitality. Residents and workers will have access to regional and local transit, a variety of amenities, and basic services for meeting daily needs, such as a grocery store and restaurants. The future Valley Link regional rail service will have a station in the I-580 median at Isabel with transit and pedestrian connection to the Isabel neighborhood. The Specific Plan proposes development of a complete, transit-oriented neighborhood that includes up to approximately 4,095 new attached single-family and multi-family housing units, approximately 1,000 of which will be affordable housing units. In addition, the Specific Plan includes approximately 1.97 million square feet of net new office, business park, and commercial development (including a neighborhood commercial center), three new neighborhood parks, pedestrian and bicycle facilities, and infrastructure improvements. The Specific Plan is intended to streamline the City’s development review process for development of the type and character contemplated in the Specific Plan Area. However, all of the Plan’s development projects require review through the City's entitlement process. This project is the sole residential project in the Specific Plan Subarea 2d, and meets the land use and density requirements of this subarea. PROJECT DESCRIPTION The proposed project would develop vacant land located northwest of the Collier Canyon Road and Constitution Drive intersection (APNs: 905-0015-026, 905-0015-027, 905-0015-028, 905-0015-029, and 9

905-0015-008), implementing the Isabel Neighborhood Specific Plan. The applicant proposes (a) 253 residences, of which 143 units will be for-sale condominium townhome units with six units affordable to moderate-income households, and 108 units will be for-rent units that will be affordable to low-, lower, very low- and extremely low-income households, and two (2) market rate apartment manager units (b) public open space areas including a neighborhood park along Constitution Drive, a path along Collier Canyon Creek connecting Collier Canyon Road with Constitution Drive, a pocket park along the project's new Collier Canyon Creek path, and an off-site path from the site to North Canyons Parkway (see Attachment 3 Development Plans) and (c) street frontage landscaping and connections from units to public streets. The applicant has submitted for relief under the Housing Crisis Act of 2019 (CA SB330) and Density Bonus under Government Code section 65915, including requesting two concessions and 11 waivers to: exceed the height limit for the apartment building, not mixing of affordable units throughout the project, and not having affordable units be comparable with market-rate units and other development standards like open space and podium parking height (see Attachment 1, Affordable Housing). The proposed project requires approval of the following land use entitlements: (a) Vesting Tentative Tract Map (SUB 22-006), which subdivides the property into (i) 22 building lots, (ii) three lots for the public neighborhood park, pocket park, and path, (iii) numerous additional smaller parcels for circulation and landscaping and (iv) establishes the site grading, circulation, public infrastructure; (b) Site Plan Design Review (SPDR 22- 004), which is for review of the proposed site design, architecture, and landscaping; (c) Conditional Use Permit (CUP 24-009) for grading that is within 150 feet of Collier Canyon Creek, and (d) Consistency Determination (CD24-005) to determine that the City to acquiring approximately 2.53 acres of land through dedication for a neighborhood park is consistent with the General Plan. The Livermore Development Code requires Planning Commission recommendation and City Council approval for projects with subdivisions of five or more parcels. The Planning Commission will operate in its quasi-judicial role in reviewing the proposed project, focusing their recommendation on the project’s consistency with the Isabel Neighborhood Specific Plan, the General Plan, and any other applicable requirements. DESCRIPTION, CONTEXT, AND ANALYSIS For a complete project description, site context, and analysis of applicable State and local standards, please review the attached Staff Analysis memo (Attachment 1). ENVIRONMENTAL DETERMINATION As described in the Environmental Resolution (Attachment 6), the project is exempt from the California Environmental Quality Act (CEQA) under Government Code 65457 and CEQA Guidelines Section 15182(c), which exempts residential projects that implement a Specific Plan and CEQA Section 21083.3 and CEQA Guidelines Section 15183, which exempts projects consistent with a Community Plan, General Plan, or Zoning. ATTACHMENTS 1. Staff Analysis Memorandum 2. Location Maps 3. Development Plans 10

4. Summary of No Net Loss 5. Resolution - Consistency Determination 6. Resolution - Environmental 7. Exhibit A - Initial Study 8. Resolution - Project 9. Exhibit A - Conditions of Approval 10. Exhibit A - Engineering Considerations 11. Exhibit B - MMRP 12. Exhibit C - Trail Location 13. Exhibit D - Bridge Easement Prepared by: Emily LaDue Planning Technician 11

PLANNING COMMISSION STAFF MEMORANDUM 1 TO: Chairperson Anderson and Members of the Planning Commission PREPARED BY: Emily LaDue, Assistant Planner Vernon Umetsu, Contract Planner REVIEWED BY: Stephen Riley, Planning Manager DATE: December 17, 2024 SUBJECT: Vesting Tentative Tract Map (Map) 8669 – Subdivision (SUB) 22- 006, Site Plan Design Review (SPDR) 22-004, Conditional Use Permit (CUP) 24-009 and Consistency Determination (CD) 24-010 for 143 for-sale condominium residential units and two (2) market rate apartments and 108 for-rent affordable apartments that will rent at prices that are: low, lower-, very low and extremely low; at the northwest corner of Collier Canyon Road and Constitution Drive. The project is known as Cornerstone. PROJECT DESCRIPTION The proposed project would develop the vacant, 13.09-acre lot at the northwest corner of Collier Canyon Road and Constitution Drive with a total 253 residential units (units). The proposed Development Plans for the subdivision, architecture, and landscaping are shown in Attachment 3 to this staff report. There are 143, for-sale townhomes in 21 buildings that have four to nine units in each building. The townhomes have three architectural styles, and range in size from 922 to 2,004 square feet, have front porches and decks, and attached, two-car garages (except that three units have one-car garages). There are 110 for-rent apartments in one, T-shaped building with five stories. Apartment units are designed as one-story flats, that range in size from 411 square feet to 1,079 square feet. Parking is provided on the first floor as 87 podium parking spaces, and 17 uncovered spaces. 12

ATTACHMENT 1 2 Of the proposed 253 units, 114 will be deed-restricted affordable units. Six of the for-sale townhome units will be priced for moderate income households (making 120% of the Area Median Income), with the remainder sold at market rate. Of the 110 for-rent apartments, 108 will be affordable units1 with rental prices as follows:  20% of units to be priced for Low-income households making 80% of the Area Median Income  60%of units to be priced for Lower-income households making 60% of the Area Median Income  10% of units to be priced for Very Low-income households making 50% of the Area Median Income and  10% of units to be priced for Extremely Low-income households making 30% of the Area Median Income. The project will improve and dedicate four areas for park and recreation uses as shown on Attachment 3 of the staff report, as summarized below: 1. A 2.53-acre parcel will be improved and dedicated to the City and managed by the LAPRD, as a public park along Constitution Drive. Amenities include walking paths, picnic areas, a play area, and a multipurpose lawn. This park area includes the existing property owner's offer to dedicate an approximately 50-foot-wide strip to allow the widening of I-580 for the future Valley Link regional rail project. 2. A pocket park with a public access easement on Parcel J (in the northwest corner of the site adjacent to Collier Creek) will be improved with bike parking, a community garden area, and optional play area. 3. A public 1,490-foot-long trail easement along Collier Creek will be improved to link Constitution Drive in the southwest property corner with Collier Canyon Road on the property's northeast corner that will also be extended off-site, to North Canyons Parkway. 4. An easement for a future pedestrian/bicycle bridge across Collier Creek, and a $200,000 contribution as the project's fair share portion of the cost of the bridge across Collier Canyon Creek per the attached Conditions of Approval (Attachment 10), and 5. Street improvements along Collier Canyon Road and Constitution Drive, including marked on street parking and potentially improved bicycle infrastructure. The proposed project requires approval of the following entitlement applications:  Vesting Tentative Tract Map 8669 (SUB 22-006), which subdivides the property and establishes the site grading, circulation and supporting infrastructure. 1 Two units will be occupied by on-site managers as market rate units. 13

ATTACHMENT 1 3  Site Plan Design Review (SPDR) 22-004, for review of the proposed site design, architecture and landscaping,  Conditional Use Permit (CUP) 24-009, to review proposed grading that is within 150 feet of the Collier Canyon Creek top of bank, and  Consistency Determinat