Planning Commission

JUNE 16, 2026 Draft Minutes PLANNING COMMISSION MINUTES PLANNING COMMISSION JUNE 16, 2026 ________________________________________________________________ REGULAR MEETING 1. CALL TO ORDER – The regular meeting of the Planning Commission was called to order by Chairperson Tracy Kronzak at 7:00 pm, held in person at 1016 S. Livermore Avenue. ROLL CALL – Present: Chairperson Tracy Kronzak, Vice Chairperson Charity Steele, Commissioner Jacob Anderson, Commissioner Yolanda Fintschenko. ABSENT - Commissioner Nadine Horner. PLEDGE OF ALLEGIANCE Chairperson Kronzak led the Pledge of Allegiance. 2. OPEN FORUM Chairperson Kronzak opened the public comment period. There were no speakers, and the public comment period was closed. 3. CONSENT CALENDAR 3.1 Approval of the May 19, 2026 Planning Commission Draft Meeting Minutes. Chairperson Tracy Kronzak opened the public comment period. There were no speakers, and the public comment period was closed. ON THE MOTION OF COMMISSIONER ANDERSON, SECONDED BY COMMISSIONER FINTSCHENKO, AND CARRIED ON A 3-0-1 VOTE, WITH CHAIRPERSON KRONZAK ABSTAINING DUE TO ABSENCE, THE PLANNING COMMISSION APPROVED THE CONSENT CALENDAR ITEM 3.1, DIRECTING STAFF TO REVIEW THE MOTION TO CONFIRM WHETHER THE DIRECTION FOR STAFF TO WORK WITH THE APPLICANT ON EXTENDED STAYS WAS INCLUDED IN THE MOTION. 4. PROJECT REVIEW - NONE

PLANNING COMMISSION Minutes JUNE 16, 2026 5. PUBLIC HEARINGS 5.1 Hearing to consider a request for Conditional Use Permit (CUP) 26-004 to establish an indoor pickleball facility operated under the brand of Pickleball Kingdom in an existing, vacant commercial building located at 4650 Arroyo Vista. Recommendation: Staff recommends the Planning Commission: 1. Adopt a resolution finding that the project is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15301, Existing Facilities; 2. Adopt a resolution approving Conditional Use Permit (CUP) 26-004, subject to the attached Conditions of Approval; 3. Direct the Planning Manager to file a Notice of Exemption with the Alameda County Clerk; and 4. Advise the applicant that the Project approval is subject to a 15-day appeal period. Jesse Garcia, Assistant Planner, presented the staff report. Abhimanyu Dhariwal, applicant, discussed the proposed Pickleball facility. Chairperson Kronzak opened the public comment period. There were no speakers, and the public comment period was closed. In response to Commissioner Fintschenko, Assistant Planner Garcia explained the procedure for dealing with complaints of noise disturbance. Abhimanyu Dhariwal confirmed that there would be managers onsite and that no alcohol would be served. Commissioner Fintschenko confirmed that the findings could be made. Commission Anderson stated the letter regarding concerns about alcohol was related to Item 5.2.; that the noise concerns had been addressed; and indicated support for the proposed project. Vice Chair Steele concurred with the other Commissioners and indicated support for the project. Chairperson Kronzak thanked the applicant for the sound insulation on the roof and indicated the findings for CEQA and the CUP could be made. ON THE MOTION OF COMMISSIONER ANDERSON, SECONDED BY COMMISSIONER FINTSCHENKO AND CARRIED ON A 4-0 VOTE, THE PLANNING COMMISSION ADOPTED THE FOLLOWING RESOLUTIONS:

JUNE 16, 2026 Draft Minutes PLANNING COMMISSION Resolution 07-26 Finding that the Conditional Use Permit (CUP) 26-004 for Pickleball Kingdom is exempt from the provisions of The California Environmental Quality Act (CEQA). Resolution 08-26 Approving Conditional Use Permit (CUP) 26-004 to authorize Pickleball Kingdom to establish a Commercial Recreation Facility at 4650 Arroyo Vista. 5.2 Hearing to consider a request for Conditional Use Permit (CUP) 25-005 authorizing the use of 180 South Livermore Avenue as an indoor-outdoor event space featuring a rooftop bar and flexible event areas designed for weddings, corporate events, private gatherings, and community-oriented programming. Recommendation: Staff recommends the Planning Commission: 1. Adopt a resolution finding the project is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15301, Existing Facilities; 2. Adopt a resolution approving Conditional Use Permit (CUP) 25-005 to allow the operation of an event center (Blanco Modern Venue) at 180 South Livermore Avenue, subject to the attached Conditions of Approval. 3. Direct the Planning Manager to file a Notice of Exemption with the Alameda County Clerk; and 4. Advise the applicant that the Project approval is subject to a 15-day appeal period. Jennifer Ackerman, Associate Planner, presented the staff report. Johnathan Vasquez and Mike Messinger, property owners, discussed the proposed project; and experience at the San Jose facility. Chairperson Kronzak opened the public comment period. There were no speakers, and the public comment period was closed. Commissioner Anderson discussed the value of the project in Downtown and expressed the need to ensure proper conditions upon approval. In response to Commissioner Anderson, Mr. Vasquez and Mr. Messinger explained the allowable occupancy and event guests. In response to Commissioner Anderson, Associate Planner Ackerman and Planning Manager Riley explained the conditions related to peak hours; and the valet location and queuing. Commissioner Anderson discussed project related and future modifications to the intersection. In response to Commissioner Fintschenko, Associate Planner Ackerman and Planning Manager Riley clarified that the occupancy came from the business

PLANNING COMMISSION Minutes JUNE 16, 2026 plan; the condition regulating the peak hour restriction, based on city-wide traffic studies; valet parking services; hours of operation; noise concerns; condition to provide a map to the venue and parking; and neighborhood notice. The applicants discussed the onsite management and usual wedding hours. Commissioner Fintschenko requested the condition be modified to “Outdoor entertainment conclude by 11 pm.” In response to Vice Chair Steele, Mr. Vasquez and Mr. Messinger explained the process when valet was full. Chairperson Kronzak discussed concerns with sound management; and confirmed the 11 pm cutoff time for outdoor entertainment, consistency with the Downtown Specific Plan and presence of security. Commissioner Anderson suggested one parking spot on 2 nd Street be converted to 15 minutes parking; and confirmed that the applicant was willing to consider a reservation system for valet parking. Planning Manager Riley suggested encouraging the applicant to use a valet reservation system. In response to Commissioner Fintschenko, Associate Planner Ackerman explained the process of dealing with issues related to traffic and neighborhood concerns; and condition to submit event plans. The applicant reiterated their long tenure as a Downtown property owner and ensured any issues would be addressed. Commissioner Anderson suggested signage regarding the parking location. Planning Manager Riley referenced internal discussions on wayfinding kiosks. Director of Innovation, Economic Development Brandon Cardwell clarified consideration of wayfinding and access to parking; and Staff efforts to communicate parking accommodations. Commissioner Anderson suggested adding direction for staff to work with the applicant on temporary A-frame signage and proactive monitoring. ON THE MOTION OF COMMISSIONER ANDERSON, SECONDED BY COMMISSIONER FINTSCHENKO AND CARRIED ON A 4-0 VOTE, THE PLANNING COMMISSION ADOPTED THE FOLLOWING RESOLUTIONS, AMENDED TO DIRECT STAFF TO WORK WITH APPLICANTS TO PROVIDE TEMPORARY SIGNAGE TO FIND PARKING (IN PARTICULAR, THE GARAGES) WHEN THE VALET IS FULL; FOR STAFF TO MONITOR IMPLEMENTATION OF THE PARKING PLAN FOR SIX MONTHS INCLUDING TWO VALET EVENTS; AND ALLOWING STAFF TO MAKE NECESSARY ADJUSTMENTS TO THE PARKING OPERATION PLAN; TO MODIFY CONDITION B.3 AS SHOWN IN HIGHLIGHT AND UNDERLINE: Exterior noise levels shall not exceed 70 dBA at the property line between 7 a.m. and 11 p.m. No outdoor music or amplified sound is permitted after 11 p.m. Exterior noise levels shall not exceed 65 dBA at the property line between 11 p.m. and 7 a.m.

JUNE 16, 2026 Draft Minutes PLANNING COMMISSION Resolution 09-26 Finding the use of 180 South Livermore Avenue as an indoor- outdoor event space is exempt from the provisions of The California Environmental Quality Act (CEQA). Resolution 10-26 Approving Conditional Use Permit (CUP) 25-005, authorizing the use of 180 South Livermore Avenue as an indoor-outdoor event space for The Blanco Modern Venue Event Center Project. 6. MATTERS FOR CONSIDERATION - NONE 7. MATTERS INITIATED BY PLANNING COMMISSION STAFF Commissioner Anderson requested that the intersection of South Livermore and 2 nd be looked at for pedestrian safety. Chair Kronzak and Commissioner Fintschenko concurred. Planning Manager Riley introduced Assistant City Attorney Molly O’Toole. Planning Manager Steve Riley also mentioned the upcoming APA Conference. 8. ADJOURNMENT – at 9:05 pm to a Regular Planning Commission Meeting on Tuesday, July 7, 2026 at 7:00 pm, Civic Center Meeting Hall, City Council Chambers, 1016 S. Livermore Avenue.

PLANNING COMMISSION AGENDA TUESDAY, JUNE 16, 2026 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 CHAMBER 1016 S. LIVERMORE AVENUE Tracy Kronzak, Chair Charity L Steele, Vice Chair Yolanda Fintschenko, Commissioner Jacob M Anderson, Commissioner Nadine R Horner, Commissioner Livermore Planning Commission Agenda June 16, 2026

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. 3.1 Approval of the May 19, 2026 Planning Commission Draft Meeting Minutes. Recommendation: Staff recommends the Planning Commission approve the draft minutes. Staff Report Attachments: 1. 05-19-2026 Draft Meeting Minutes 4. PROJECT REVIEW 5. PUBLIC HEARINGS 5.1 Hearing to consider a request for Conditional Use Permit (CUP) 26-004 to establish an indoor pickleball facility operated under the brand of Pickleball Kingdom in an existing, vacant commercial building located at 4650 Arroyo Vista. Recommendation: Staff recommends the Planning Commission: ROLL CALL Commissioner Yolanda Fintschemko Commissioner Nadine Horner Commissioner Jacob Anderson Vice Chairperson Charity Steele Chairperson Tracy Kronzak PLEDGE OF ALLEGIANCE Livermore Planning Commission Agenda June 16, 2026

1. Adopt a resolution finding that the project is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15301, Existing Facilities; 2. Adopt a resolution approving Conditional Use Permit (CUP) 26-004, subject to the attached Conditions of Approval; 3. Direct the Planning Manager to file a Notice of Exemption with the Alameda County Clerk; and 4. Advise the applicant that the Project approval is subject to a 15-day appeal period. Staff Report Attachments: 1. Location Map 2. Site Map 3. Existing Floorplan 4. Proposed Floorplan 5. PUD #138 6. Resolution - CEQA 7. Resolution - Project 6. Exhibit A - Conditions of Approval 5.2 Hearing to consider a request for Conditional Use Permit (CUP) 25-005 authorizing the use of 180 South Livermore Avenue as an indoor-outdoor event space featuring a rooftop bar and flexible event areas designed for weddings, corporate events, private gatherings, and community-oriented programming. Recommendation: Staff recommends the Planning Commission: 1. Adopt a resolution finding the project is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15301, Existing Facilities; 2. Adopt a resolution approving Conditional Use Permit (CUP) 25-005 to allow the operation of an event center (Blanco Modern Venue) at 180 South Livermore Avenue, subject to the attached Conditions of Approval. 3. Direct the Planning Manager to file a Notice of Exemption with the Alameda County Clerk; and 4. Advise the applicant that the Project approval is subject to a 15-day appeal period. Staff Report Attachments: 1. Location Map 2. Approved Plans 3. Business Plan 4. Resolution - CEQA 5. Resolution - Project 6. Exhibit A - Conditions of Approval 6. MATTERS FOR CONSIDERATION 7. MATTERS INITIATED BY PLANNING COMMISSION AND STAFF 8. SUPPLEMENTAL MATERIALS Livermore Planning Commission Agenda June 16, 2026

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, July 7, 2026 at 7:00 pm, Civic Center Meeting Hall, City Council Chamber, 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. 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. Livermore Planning Commission Agenda June 16, 2026

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 DAYS IN ADVANCE OF THE MEETING. Livermore Planning Commission Agenda June 16, 2026

PLANNING COMMISSION AGENDA TUESDAY, JUNE 16, 2026 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 CHAMBER 1016 S. LIVERMORE AVENUE Tracy Kronzak, Chair Charity L Steele, Vice Chair Yolanda Fintschenko, Commissioner Jacob M Anderson, Commissioner Nadine R Horner, Commissioner Livermore Planning Commission Agenda June 16, 2026 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. 3.1 Approval of the May 19, 2026 Planning Commission Draft Meeting Minutes. Recommendation: Staff recommends the Planning Commission approve the draft minutes. Staff Report Attachments: 1. 05-19-2026 Draft Meeting Minutes 4. PROJECT REVIEW 5. PUBLIC HEARINGS 5.1 Hearing to consider a request for Conditional Use Permit (CUP) 26-004 to establish an indoor pickleball facility operated under the brand of Pickleball Kingdom in an existing, vacant commercial building located at 4650 Arroyo Vista. Recommendation: Staff recommends the Planning Commission: ROLL CALL Commissioner Yolanda Fintschemko Commissioner Nadine Horner Commissioner Jacob Anderson Vice Chairperson Charity Steele Chairperson Tracy Kronzak PLEDGE OF ALLEGIANCE Livermore Planning Commission Agenda June 16, 2026 2

1. Adopt a resolution finding that the project is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15301, Existing Facilities; 2. Adopt a resolution approving Conditional Use Permit (CUP) 26-004, subject to the attached Conditions of Approval; 3. Direct the Planning Manager to file a Notice of Exemption with the Alameda County Clerk; and 4. Advise the applicant that the Project approval is subject to a 15-day appeal period. Staff Report Attachments: 1. Location Map 2. Site Map 3. Existing Floorplan 4. Proposed Floorplan 5. PUD #138 6. Resolution - CEQA 7. Resolution - Project 6. Exhibit A - Conditions of Approval 5.2 Hearing to consider a request for Conditional Use Permit (CUP) 25-005 authorizing the use of 180 South Livermore Avenue as an indoor-outdoor event space featuring a rooftop bar and flexible event areas designed for weddings, corporate events, private gatherings, and community-oriented programming. Recommendation: Staff recommends the Planning Commission: 1. Adopt a resolution finding the project is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15301, Existing Facilities; 2. Adopt a resolution approving Conditional Use Permit (CUP) 25-005 to allow the operation of an event center (Blanco Modern Venue) at 180 South Livermore Avenue, subject to the attached Conditions of Approval. 3. Direct the Planning Manager to file a Notice of Exemption with the Alameda County Clerk; and 4. Advise the applicant that the Project approval is subject to a 15-day appeal period. Staff Report Attachments: 1. Location Map 2. Approved Plans 3. Business Plan 4. Resolution - CEQA 5. Resolution - Project 6. Exhibit A - Conditions of Approval 6. MATTERS FOR CONSIDERATION 7. MATTERS INITIATED BY PLANNING COMMISSION AND STAFF 8. SUPPLEMENTAL MATERIALS Livermore Planning Commission Agenda June 16, 2026 3

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, July 7, 2026 at 7:00 pm, Civic Center Meeting Hall, City Council Chamber, 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. 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. Livermore Planning Commission Agenda June 16, 2026 4

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 DAYS IN ADVANCE OF THE MEETING. Livermore Planning Commission Agenda June 16, 2026 5

PLANNING COMMISSION STAFF REPORT ITEM NO. 3.1 DATE: June 16, 2026 TO: Chairperson and Members of the Planning Commission FROM: Steve Riley, Planning Manager SUBJECT: Approval of the May 19, 2026 Planning Commission Draft Meeting Minutes. RECOMMENDED ACTION Staff recommends the Planning Commission approve the draft minutes. SUMMARY DISCUSSION ATTACHMENTS 1. 05-19-2026 Draft Meeting Minutes Prepared by: Michele Donley Division Clerk 6

MAY 19, 2026 Draft Minutes PLANNING COMMISSION DRAFT MINUTES PLANNING COMMISSION MAY 19, 2026 ________________________________________________________________ REGULAR MEETING 1. CALL TO ORDER – The regular meeting of the Planning Commission was called to order by Vice Chairperson Charity Steele at 7:00 pm, held in person at 1016 S. Livermore Avenue. ROLL CALL – Present: Vice Chairperson Charity Steele, Commissioner Jacob Anderson, Commissioner Yolanda Fintschenko, Commissioner Nadine Horner. ABSENT - Chairperson Tracy Krozak PLEDGE OF ALLEGIANCE Vice Chairperson Charity Steele led the Pledge of Allegiance. 2. OPEN FORUM Vice Chairperson Charity Steele opened the public comment period. There were no speakers, and the public comment period was closed. 3. CONSENT CALENDAR Commissioner Fintschenko provided recommended amendments to the minutes. Vice Chairperson Steele opened the public comment period. There were no speakers, and the public comment period was closed. 3.1 Approval of the April 21, 2026 Planning Commission Draft Meeting Minutes. Vice Chairperson Steele opened the public comment period. There were no speakers, and the public comment period was closed. ON THE MOTION OF COMMISSIONER ANDERSON, SECONDED BY COMMISSIONER HORNER, AND CARRIED ON A 3-0-1 VOTE, WITH VICE CHAIRPERSON STEELE ABSTAINING AND CHAIRPERSON KRONZAK ABSENT, THE PLANNING COMMISSION APPROVED THE CONSENTATTACHMENT 1 7

PLANNING COMMISSION Minutes MAY 19, 2026 CALENDAR ITEM 3.1, WITH CORRECTIONS. 3.2 Approval of the May 5, 2026 Planning Commission Draft Meeting Minutes. Vice Chairperson Steele opened the public comment period. There were no speakers, and the public comment period was closed ON THE MOTION OF COMMISSIONER HORNER, SECONDED BY COMMISSIONER ANDERSON AND CHAIRPERSON KRONZAK ABSENT, AND CARRIED ON A 4-0 VOTE, THE PLANNING COMMISSION APPROVED THE CONSENT CALENDAR ITEM 3.2, WITH AMENDMENTS PROPOSED BY COMMISSIONER FINTSCHENKO. 4. PROJECT REVIEW 4.1 Project review to develop a 3.2-acre vacant parcel with a Wine Country Inn consisting of 24 single story cottage style buildings with a total of 30 guest bedrooms, a small meeting space, guest kitchen, lobby building, guest pool, and a caretaker’s unit. The project includes a total of approximately 19,100 square feet of building area, 39 paved parking spaces, 8 bicycle parking spaces, landscaping with 82 new trees, and related on and-off site improvements. The new proposal modifies the previously approved project Site Plan Design Review (SPDR) 23-001 for a two story, 29,345 square foot building with a 77-seat restaurant. The new proposal reduces the building area by 10,245 square-feet and does not include a restaurant. No changes are proposed to Conditional Use Permit (CUP) 23-002 for the approved caretaker’s residence. Recommendation: Staff recommend the Planning Commission take two separate actions: 1. Adopt a resolution finding the project is within the scope of the prior certified EIR pursuant to California Environmental Quality Act (CEQA) Section 15162 (Subsequent EIRs and Negative Declarations) and statutorily exempt from the provisions of CEQA per guidelines section 15183 (Projects consistent with Community Plan, General Plan, or Zoning). 2. Adopt a resolution approving Site Plan Design Review Modification (SPDRM) 25-030. Associate Planner Kam Purewal presented the staff report. Michelle Boss, Applicant, discussed the proposed boutique hotel; hospitality management; owner presence onsite; commitment to be responsible neighbors; broad support; and urged support of the project. Heather Miksch, COO of Villa Homes, provided information on projects delivered by Villa Homes; offsite construction process; and energy saving features.ATTACHMENT 1 8

MAY 19, 2026 Draft Minutes PLANNING COMMISSION Andrea Jeffery, Principal Designer at Jeffery Design Studio, provided an overview of their projects; proposed boutique wine country design; and vision for the high-quality development. Vice Chairperson Steele opened the public comment period. Thomas Dillinger suggested a wine country motif, rather than agriculturally inspired; questioned the name of the project, and referral to a bed and breakfast on Line 13 of the title sheet; and requested clarification on security, safety facilities and the grade of the entry. Diana Roberts, representing the Tri-Valley Conservancy, indicated support for the proposed project due to the need for additional lodging opportunities, and supporting the goals of the South Livermore Valley Specific Plan and South Livermore Valley Area Plan. Lothar Maier, Las Positas Vineyards, expressed concern with the location of Units 2, 8 and 9, and the need for an agricultural buffer. Terry Land indicated opposition to the proposed design change; agreed with the need for wine country hospitality and upscale accommodations, but that the current plan no longer reflected an upscale design and should go back through the design and approval process. Mony Nop, local business owner, expressed support for the proposed project since it would support tourism and the local economy, and fit the character of wine country. Beth McCormick indicated support for the Wine Country Inn and suggested including food service. Ann Young, Southern Livermore Friends, objected to special events and the opportunity to build a 100-seat restaurant. Dennis O’Brien expressed concern that the trailer park would affect the neighborhood; and become an event center, homeless shelter, or extended stay; and recommended rejecting the proposal. Rachel Leaverton concurred with her fellow neighbors and objected special events and a 100-seat restaurant due to the new proposal causing traffic congestion, noise and parking issues. Michelle Deplitch, Hansen Road resident, stated the proposed project did not embody the wine country vineyard inn vibe; would not accommodate the increased traffic; and expressed concern about the possibility of a 100-seat restaurant and intoxicated drivers.ATTACHMENT 1 9

PLANNING COMMISSION Minutes MAY 19, 2026 Peter Young, Hansen Road resident and Friends of South Livermore, expressed concern with security, traffic and noise; potential for special events, and a 100- seat restaurant; and larger footprint than original design. Madeline Mcmenamen requested the Planning Commission consider a 30 day pause prior to approval, expressing concern with the dramatic difference from the prior plan, where a 100-seat restaurant would be built, parking issues, and the need for a restriction on long term rentals. Paul Mansfield suggested delaying the decision, clarifying the mailbox requirement, prohibiting stays longer than 29 days; and expressed concern with accessory dwelling units not meeting SLVSP, lack of perimeter fencing creating security challenges, emergency access, fire pits, and the need to protect the Arroyo Road Scenic Corridor. Linda Milanese suggested wine country visitors would prefer to be downtown and that the proposed project would be an eyesore. Bruce Mackinley indicated support for the proposed project. Will Deplitch, Hansen Road resident, indicated opposition to the proposed project due to public safety, traffic and parking. Robin Sherwood stated the project was not appropriate for the community and questioned the materials to be used. Matt Souza, local business owner and investor, strongly urged approval of the proposed plan. Jean King initially indicated support for open space and vineyards and later suggested postponing a decision until the project was properly vetted. Carol Silva suggested the proposal was a new project that should go through complete analysis and review. Donna Cabanne urged continuing decision to provide the public adequate time to review the volume of documents; and questioned the notice of exemption. Bernard Cabanne urged the addition of conditions to prohibit modifications of the units, and expressed concern about noise, safety, and emergency access. Kat Weiss, Hansen Street neighbor and landscape architect, indicated support for the project, stating it would be a fabulous addition to the neighborhood. Jason Lake, speaking on behalf of Dereck Eddy representing the Purple Orchid, indicated overwhelming support for the proposed project, which was vital in sustaining vineyards, retailers and restaurants.ATTACHMENT 1 10

MAY 19, 2026 Draft Minutes PLANNING COMMISSION Dennis Elchensen, Talinga Drive, indicated support for the new plan but expressed concern with outdoor events, and noise complaints. Bob Alley indicated support for the originally proposed project, but does not support the new design, which looks like a trailer park Lori Kriens provided a history of vineyards in Livermore and indicated support for a boutique hotel but not the proposed manufactured boxes. Alan Marling discussed the need for a luxury hotel to support the future of Livermore. Charles Marker, wine grower, discussed the South Livermore Area Plan, removal of vineyards, and dependency on visitors. There were no more speakers, and the public comment period was closed. RECESS Vice Chairperson Steele called a recess at 8:47 pm. The meeting was reconvened at 8:55 pm with all Commissioners present except Chair Kronzak, due to absence. In response to Commissioner Anderson, Associate Planner Purewal explained the Planning Commission’s roll as a quasi-judicial body; the proposed modifications to the site plan review; deed restriction allowing for a 100 seat restaurant with full site plan review; temporary use permits; Fire Department approval of the site plan; one way directional parking lot; gutters reviewed at building permit post entitlement; prefab structures built on foundations in compliance with the Building Code. Commissioner Anderson indicated the project met the design guidelines and standards and could agree with including a condition preventing extended stay usage. In response to Commissioner Fintschenko, Associate Planner Purewal explained that the project was within the scope of the original EIR and 2024 addendum; special event and temporary use permit process; the approval process for addition of a restaurant; TUP compliance enforcement; and one- story cottages included in the South Livermore Valley Specific Plan. Commissioner Fintschenko and Vice Chairperson Steele indicated they could make the findings. Commissioner Horner agreed with the need for a hospitality service product in that area and suggested Council review of the proposed project. Planning Manager Riley explained the Planning Commission’s roll and responsibility to make a final decision and the right to appeal to the City Council.ATTACHMENT 1 11

PLANNING COMMISSION Minutes MAY 19, 2026 In response to Commissioner Fintschenko, Planning Manager Riley clarified that the City did not regulate extended stays. Ms. Boss provided the cost of long stays and indicated acceptance for a condition regulating long-term stays. Planning Manager Riley explained that ownership change does not change entitlements and that the Planning Commission could add a condition of approval regarding long-term stays. ON THE MOTION OF COMMISSIONER ANDERSON, SECONDED BY COMMISSIONER FINTSCHENKO AND CARRIED ON A 4-0 VOTE, AND CHAIR KRONZAK ABSENT. THE PLANNING COMMISSION ADOPTED THE FOLLOWING RESOLUTION: Resolution 05-26 Finding Site Plan Design Review Modification (SPDRM) 25-030 (Project) within the scope of the prior certified EIR pursuant to California Environmental Quality Act (CEQA) Section 15162 (Subsequent EIRS And Negative Declarations) and exempt from the provisions of CEQA per Guidelines Section 15183 (Projects Consistent With Community Plan, General Plan, Or Zoning), directing staff to work with the applicant regarding a condition to limit extended stays. ON THE MOTION OF COMMISSIONER ANDERSON, SECONDED BY COMMISSIONER FINTSCHENKO AND CARRIED ON A 3-1 VOTE, COMMISSIONER HORNER DISSENTING AND CHAIR KRONZAK ABSENT, THE PLANNING COMMISSION ADOPTED THE FOLLOWING RESOLUTION: Resolution 06-26 Approving Site Plan Design Review Modification (SPDRM) 25- 030 (Project) for the Wine Country Inn. 5. PUBLIC HEARINGS - NONE 6. MATTERS FOR CONSIDERATION Commissioner Fintschenko requested an item clarifying the use of AI when evaluating projects before the Commission. 7. MATTERS INITIATED BY PLANNING COMMISSION STAFF - NONE 8. ADJOURNMENT – at 9:46 pm to a Regular Planning Commission Meeting on Tuesday, June 2, 2026 at 7:00 pm, Civic Center Meeting Hall, City Council Chambers, 1016 S. Livermore Avenue.ATTACHMENT 1 12

PLANNING COMMISSION STAFF REPORT ITEM NO. 5.1 DATE: June 16, 2026 TO: Chairperson and Members of the Planning Commission FROM: Steve Riley, Planning Manager SUBJECT: Hearing to consider a request for Conditional Use Permit (CUP) 26-004 to establish an indoor pickleball facility operated under the brand of Pickleball Kingdom in an existing, vacant commercial building located at 4650 Arroyo Vista. RECOMMENDED ACTION Staff recommends the Planning Commission: 1. Adopt a resolution finding that the project is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15301, Existing Facilities; 2. Adopt a resolution approving Conditional Use Permit (CUP) 26-004, subject to the attached Conditions of Approval; 3. Direct the Planning Manager to file a Notice of Exemption with the Alameda County Clerk; and 4. Advise the applicant that the Project approval is subject to a 15-day appeal period. SUMMARY The applicant requests approval to establish an indoor pickleball facility, operated under the brand Pickleball Kingdom, within an existing approximately 25,000 square foot single story commercial building located at 4650 Arroyo Vista, in the eastern portion of the Arroyo Seco Center, a retail center that includes IHOP, Chipotle and Panera Bread (see Attachments 1 and 2 - Location Map and Site Map). The subject site has a General Plan designation of Community Serving General Commercial (CSGC) and is within the Planned Unit Development (PUD) #138 zoning district. The proposed facility would provide reservation based recreational play across eight indoor courts, along with pickleball lessons, clinics, tournaments, and private event bookings. Accessory retail would include light refreshments and pickleball related merchandise. Within the PUD #138 district, pickleball facilities are categorized as athletic clubs and require Conditional Use Permit (CUP) approval to ensure compatibility with surrounding uses. The Pickleball Kingdom facility would provide a new community serving recreational use for the district and the broader region, presenting the opportunity to enhance the Arroyo Seco Center by activating the site’s largest tenant 13

space, attracting new visitors and customer bases, and