2003 - 2025
City of
Livermore
General
Plan
ADOPTED FEBRUARY 9, 2004
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TABLE OF CONTENTS
1. INTRODUCTION................................................................................................................... ........ 1- 1
A. Purpose of this Plan................................................................... 1- 1
B. The City and Its Planning Area ................................................ 1- 2
C. Plan Contents ............................................................................ 1- 4
D. The General Plan Update Process ............................................. 1- 8
E. The Contents of Each Element ................................................. 1- 9
2. ABOUT LIVERMORE ...................................................................................................................... 2- 1
A. Physical Setting.......................................................................... 2- 1
B. History ...................................................................................... 2- 2
C. Demographics............................................................................ 2- 3
3. LAND USE ELEMENT.................................................................................................................... 3- 1
A. Background Information........................................................... 3- 1
B. Land Use Designations .............................................................. 3- 8
C. Goals, Objectives, Policies, and Actions ................................. 3- 30
D. North Livermore Goals, Objectives, Policies, and Actions... 3- 47
E. South Livermore Goals, Objectives, Policies, and Actions..... 3- 66
F. Allowed Development in the South Livermore Valley .......... 3- 81
G. Transitional Areas ................................................................... 3- 87
H. New Mixed- Use Neighborhoods............................................. 3- 91
4. COMMUNITY CHARACTER ELEMENT.................................................................................... 4- 1
I. Natural Setting................................................................................. 4- 1
A. Background Information........................................................... 4- 1
B. Goals, Objectives, Policies, and Actions ................................... 4- 3
II. Urban Design ................................................................................. 4- 7
A. Background Information........................................................... 4- 7
B. Goals, Objectives, Policies, and Actions ................................. 4- 12
III. Cultural Resources ...................................................................... 4- 18
A. Background Information......................................................... 4- 18
B. Goals, Objectives, Policies, and Actions ................................. 4- 20
IV. Scenic Routes .............................................................................. 4- 25
A. Background Information......................................................... 4- 25
B. Goals, Objectives, Policies, and Actions ................................. 4- 28
C. I- 580 Scenic Corridor Implementation.................................... 4- 39
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5. CIRCULATION ELEMENT............................................................................................................. 5- 1
A. Street Classification ................................................................... 5- 2
B. Existing Conditions of the Circulation System in 2003 ............ 5- 5
C. Goals, Objectives, Policies, and Actions ................................. 5- 18
D. Proposed Circulation Network............................................... 5- 32
6. HOUSING ELEMENT ( ADOPTED SEPARATELY)......................................................... Ch. 6- 1
Executive Summary ......................................................................... 6- E- 1
I. Introduction............................................................................ 6- I- 1
II. Housing Needs Assessment ................................................... 6- II- 1
III. Housing Opportunities and Constraints.............................. 6- III- 1
IV. Housing Resources .............................................................. 6- IV- 1
V. Housing Plan ......................................................................... 6- V- 1
7. INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT........................................................ 7- 1
I. Water Facilities and Service ............................................................. 7- 2
A. Background Information ........................................................... 7- 2
B. Goals, Objectives, Policies, and Actions ................................... 7- 6
II. Wastewater Collection and Treatment......................................... 7- 11
A. Background Information ......................................................... 7- 11
B. Goals, Objectives, Policies, and Actions ................................. 7- 14
III. Storm Water Collection .............................................................. 7- 19
A. Background Information ......................................................... 7- 19
B. Goals, Objectives, Policies, and Actions ................................. 7- 23
IV. Public Utilities ............................................................................ 7- 26
A. Background Information ......................................................... 7- 26
B. Goals, Objectives, Policies, and Actions ................................. 7- 29
V. Police Service................................................................................ 7- 31
A. Background Information ......................................................... 7- 31
B. Goals, Objectives, Policies, and Actions ................................. 7- 35
VI. Urban Fire Protection................................................................. 7- 37
A. Background Information ......................................................... 7- 37
B. Goals, Objectives, Policies, and Actions ................................. 7- 38
VII. Schools ....................................................................................... 7- 41
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A. Background Information......................................................... 7- 41
B. Goals, Objectives, Policies, and Actions ................................. 7- 44
VIII. Solid Waste ............................................................................... 7- 47
A. Background Information......................................................... 7- 47
B. Goals, Objectives, Policies, and Actions ................................. 7- 50
IX. Community Health Facilities ..................................................... 7- 51
A. Background Information......................................................... 7- 51
B. Goals, Objectives, Policies, and Actions ................................. 7- 53
X. Child Care.................................................................................... 7- 53
A. Background Information......................................................... 7- 53
B. Goals, Objectives, Policies, and Actions ................................. 7- 55
XI. Libraries ...................................................................................... 7- 56
A. Background Information......................................................... 7- 56
B. Goals, Objectives, Policies, and Actions ................................. 7- 58
8. OPEN SPACE AND CONSERVATION ELEMENT................................................................. 8- 1
I. Open Space for the Preservation of Natural Resources .................. 8- 3
A. Background Information........................................................... 8- 3
B. Goals, Objectives, Policies, and Actions ................................. 8- 11
II. Open Space Used for the Managed Production of Resources...... 8- 17
A. Background Information......................................................... 8- 17
B. Goals, Objectives, Policies, and Actions ................................. 8- 22
III. Open Space for Outdoor Recreation .......................................... 8- 25
A. Background Information......................................................... 8- 25
B. Goals, Objectives, Policies, and Actions ................................. 8- 26
IV. Air Quality ................................................................................. 8- 32
A. Background Information......................................................... 8- 32
B. Goals, Objectives, Policies, and Actions ................................. 8- 34
V. Energy Conservation ................................................................... 8- 36
A. Background Information......................................................... 8- 36
B. Goals, Objectives, Policies, and Actions ................................. 8- 37
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9. NOISE ELEMENT........................................................................................................................ .... 9- 1
A. Background Information ........................................................... 9- 1
B. Goals, Objectives, Policies, and Actions ................................. 9- 18
10. PUBLIC SAFETY ELEMENT ........................................................................................................ 10- 1
I. Geologic Hazards........................................................................... 10- 1
A. Background Information ......................................................... 10- 1
B. Goals, Objectives, Policies, and Actions ............................... 10- 11
II. Flooding and Inundation............................................................ 10- 15
A. Background Information ....................................................... 10- 15
B. Goals, Objectives, Policies, and Actions ............................... 10- 21
III. Wildland Fires ........................................................................... 10- 24
A. Background Information ....................................................... 10- 24
B. Goals, Objectives, Policies, and Actions ............................... 10- 24
IV. Hazardous Waste Management................................................. 10- 25
A. Background Information ....................................................... 10- 25
B. Goals, Objectives, Policies, and Actions ............................... 10- 27
V, Airport Safety............................................................................. 10- 28
A. Background Information ....................................................... 10- 28
B. Goals, Objectives, Policies, and Actions ............................... 10- 29
VI. Emergency and Disaster Preparedness....................................... 10- 30
A. Background Information ....................................................... 10- 30
B. Goals, Objectives, Policies, and Actions ............................... 10- 30
11. ECONOMIC DEVELOPMENT AND FISCAL ELEMENT..................................................... 11- 1
A. Background Information ......................................................... 11- 1
B. Goals, Objectives, Policies, and Actions ................................. 11- 7
12. GLOSSARY....................................................................................................................... ............. 12- 1
A. Abbreviations .......................................................................... 12- 1
B. Terminology............................................................................ 12- 2
C. North Livermore Urban Growth Boundary
Initiative Definitions.............................................................. 12- 37
13. ACKNOWLEDGEMENTS AND PARTICIPANTS.................................................................. 13- 1
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Appendices ( under separate cover)
Appendix A North Livermore Urban Growth Boundary Initiative ( 2002)
Appendix B South Livermore Urban Growth Boundary Initiative ( 2002)
Appendix C Measure D ( 2000)
Appendix D SAVE Initiative ( 1972)
Appendix E Livermore Area Recreation and Parks District Letter, Dated
1/ 20/ 04, Regarding Potential Locations for Future Sports
Park
List of Figures
1- 1 Regional Location............................................................................. 1- 3
1- 2 Livermore City Limits and Planning Area ...................................... 1- 5
1- 3 General Plan Components ............................................................. 1- 11
3- 1 2002 Existing Land Uses................................................................... 3- 3
3- 2 Comparative Acreage of General Plan Land Use Categories .......... 3- 9
3- 3 General Plan Land Use Map........................................................... 3- 11
3- 4 TDC Receiving Sites....................................................................... 3- 15
3- 5 Airport Protection Area................................................................. 3- 46
3- 6 South Livermore Urban Growth Boundary ................................. 3- 72
3- 7 Alden Lane and Vineyard Estates Transitional Areas.................... 3- 88
3- 8 Greenville BART TOD and East Side Transitional Areas............. 3- 89
4- 1 Planned Scenic Routes.................................................................... 4- 26
4- 2 Scenic Route Subareas .................................................................... 4- 42
4- 3 Scenic Route Subarea 1................................................................... 4- 44
4- 4 Scenic Route Subarea 1 View Corridors ........................................ 4- 45
4- 5 Isabel Interchange 1,000- Foot Radius............................................. 4- 47
4- 6 Scenic Route Subarea 3................................................................... 4- 49
4- 7 Subarea 3, Subpart D Visual Analysis Locations............................ 4- 51
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4- 8 Scenic Route Subarea 4 ................................................................... 4- 52
4- 9 Scenic Route Subarea 5 ................................................................... 4- 55
4- 10 Subarea 5, Subpart 5A .................................................................... 4- 57
4- 11 Subarea 5 View Angles.................................................................... 4- 60
4- 12 Scenic Route Subpart 6A ................................................................ 4- 62
4- 13 Scenic Route Subpart 6B and 6C .................................................... 4- 63
4- 14 Triad Minimum/ Maximum Building Clearances........................... 4- 66
5- 1 Roadway Functional Classifications............................................... 5- 37
5- 2 Proposed Roadway and Intersection Improvements...................... 5- 45
5- 3 Proposed Truck Route System....................................................... 5- 47
5- 4 Proposed Bikeways and Trails Network........................................ 5- 51
6- I- 1 Location of Livermore ............................................................... 6- I- 4
6- II- 1 Population Growth Trends....................................................... 6- II- 2
6- II- 2 Age Characteristics.................................................................... 6- II- 3
6- II- 3 Race and Ethnicity .................................................................... 6- II- 4
6- II- 4 Education .................................................................................. 6- II- 5
6- II- 5 Job Growth in East Alameda County ...................................... 6- II- 6
6- II- 6 Household Type........................................................................ 6- II- 7
6- II- 7 Average Household Income...................................................... 6- II- 8
6- II- 8 Housing Unit Growth ............................................................ 6- II- 15
6- II- 9 Year Housing Built ................................................................. 6- II- 17
6- II- 10 Rental Rates 1981- 2001............................................................ 6- II- 19
6- II- 11 Median Home Prices 1981- 2000 .............................................. 6- II- 19
6- II- 12 Median Home Prices 2000 ...................................................... 6- II- 19
6- III- 1 Competitive HIP Allocation Process..................................... 6- III- 22
7- 1 Water Service Districts ..................................................................... 7- 5
7- 2 Storm Drain System ....................................................................... 7- 21
7- 3 Public Services ................................................................................ 7- 33
8- 1 Biological Resources ......................................................................... 8- 9
8- 2 Important Farmland ...................................................................... 8- 19
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8- 3 Mineral Resource Sectors within the Planning Area ..................... 8- 21
8- 4 Livermore Parks and Recreational Facilities .................................. 8- 27
9- 1 Existing Noise Contours ................................................................ 9- 15
9- 2 2025 Noise Contours...................................................................... 9- 19
10- 1 Vicinity Active Faults..................................................................... 10- 6
10- 2 Liquefaction Susceptibility Map..................................................... 10- 9
10- 3 Landslide Hazard Susceptibility Map of the Planning Area ........ 10- 12
10- 4 Flooding Hazards ......................................................................... 10- 17
10- 5 Dam Failure Inundation Areas Del Valle Dam............................ 10- 19
10- 6 Dam Failure Inundation Area Patterson Dam............................. 10- 20
List of Tables
3- 1 2002 Existing Land Uses................................................................... 3- 6
5- 1 Definition of Level of Service for Signalized Intersections ............. 5- 9
5- 2 Class I Trails and Class II Bike Lanes in 2003 ................................ 5- 15
5- 3 Roadway Functional Classifications............................................... 5- 34
5- 4 Proposed Future Roadway Improvements..................................... 5- 40
6- II- 5 Employment Profile ................................................................ 6- II- 5
6- II- 7 Employment in Livermore ....................................................... 6- II- 7
6- II- 9 Household Characteristics ........................................................ 6- II- 8
6- II- 11 Household Income Distribution............................................... 6- II- 9
6- II- 12 Special Needs Groups ............................................................. 6- II- 10
6- II- 13 Licensed Care Community Facilities ..................................... 6- II- 12
6- II- 14 Homeless Facilities and Services in Livermore ....................... 6- II- 14
6- II- 16 Changes in Housing Stock...................................................... 6- II- 16
6- II- 17 Bedroom Mix by Tenure ........................................................ 6- II- 16
6- II- 19 Homes Sales and Apartment Rents......................................... 6- II- 18
6- II- 23 Housing Affordability Matrix 2000 ........................................ 6- II- 20
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6- II- 24 Affordable Housing Inventory ............................................... 6- II- 23
6- II- 25 Units Converted Prior to 2001 ............................................... 6- II- 26
6- II- 26 Units at Risk of Converting 2001- 2006................................... 6- II- 27
6- II- 27 Units at Risk of Converting 2006- 2011................................... 6- II- 27
6- II- 28 Housing Problems of Lower Income Households.................. 6- II- 30
6- II- 29 Income by Household Type ................................................... 6- II- 31
6- II- 30 Household Overcrowding Profile........................................... 6- II- 31
6- II- 31 Housing Cost Burden Profile.................................................. 6- II- 32
6- II- 32 Livermore’s RHND Allocation.............................................. 6- II- 33
6- III- 1 Disposition of Home Loans..................................................... 6- III- 2
6- III- 2 General Plan Land Use Categories........................................... 6- III- 4
6- III- 3 Residential Zoning Districts and Development Standards ...... 6- III- 5
6- III- 4 Parking Requirements ............................................................. 6- III- 8
6- III- 5 HIP Applications Before and After Inclusionary Housing
Ordinance............................................................................... 6- III- 13
6- III- 6 Housing Types Permitted by Zone........................................ 6- III- 14
6- III- 7 HIP Allocations...................................................................... 6- III- 20
6- III- 8 Development Review Timeframe .......................................... 6- III- 23
6- III- 9 Planning and Development Fees............................................ 6- III- 25
6- III- 5 Fee Comparison/ Single Family vs. Multi- Family Rental
Units....................................................................................... 6- III- 25
6- IV- 1 Summary of Progress Towards RHND ( February 2003) ....... 6- IV- 2
6- IV- 2 Additional Residential Potential within City Limits.............. 6- IV- 6
6- IV- 3 Recent Projects Involving Recycling of Underutilized/ Infill
Parcels...................................................................................... 6- IV- 7
6- IV- 4 Summary of Residential Development Potential by Density 6- IV- 11
6- IV- 5 Potential Dwelling Units with Density Bonus Option ......... 6- IV- 12
6- IV- 6 Summary of Remaining Regional Need................................. 6- IV- 13
6- IV- 7 Additional Development Potential with General Plan Update
............................................................................................ 6- IV- 17
6- IV- 8 HIP Allocations and Exemptions Compared to RHND ...... 6- IV- 20
6- IV- 9 Financial Resources for Housing Activities ........................... 6- IV- 24
6- V- 1 Summary of Quantified Objectives 2001- 2006 ....................... 6- V- 30
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7- 1 Fire Station Locations in Livermore .............................................. 7- 38
7- 2 School Locations, Capacity and Enrollment.................................. 7- 42
8- 1 Government Code Open Space Classifications................................ 8- 2
8- 2 LARPD Park Standards.................................................................. 8- 26
9- 1 Definitions of Acoustical Terms ...................................................... 9- 3
9- 2 Typical Sound Levels........................................................................ 9- 4
9- 3 Noise Monitoring Locations and Results......................................... 9- 7
9- 4 2003 Traffic Noise Levels ............................................................... 9- 10
9- 5 Sensitive Receptors ........................................................................ 9- 21
9- 6 Projected Traffic Noise Levels ....................................................... 9- 22
9- 7 Land Use Compatibility Guidelines for Exterior Noise................ 9- 27
10- 1 Modified Mercalli and Richter Scales ............................................. 10- 4
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1 INTRODUCTION
1- 1
The General Plan process provides an opportunity to ask a major question: How does
Livermore want to develop? Change is inevitable, but through the goals, objectives, policies,
and actions established in the General Plan, Livermore can steer that change in a desired
direction.
A. Purpose of this General Plan
The General Plan is the City of Livermore’s fundamental land use and development policy
document, which shows how the City will grow and conserve its resources. The purpose of
this General Plan is to guide development and conservation in the City through 2025.
California Government Code Section 65300 requires that the General Plan must be
comprehensive, internally consistent and long- term. Although required to address the issues
specified in State law, the General Plan may be organized in a way that best suits the City.
The Plan should be clearly written, available to all those concerned with the community's
development, and easy to administer.
The Livermore General Plan meets these requirements while also articulating a vision for the
City’s long term physical form and development. It serves as a basis for future decision-making
by municipal officials, including City staff, the Planning Commission, and City
Council.
This document supersedes the previous General Plan, adopted in 1976. However, this
document includes much of the policy language from the 1976 Plan, except where policy
initiatives have been accomplished or have been redefined through this update process. Its
implementation will include actions to update other planning documents so that they can be
adjusted to development projections contained in the 2003 General Plan.
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B. The City and Its Planning Area
Livermore is situated in the Livermore Valley, in eastern Alameda County. As shown in
Figure 1- 1, Livermore is located in the easternmost portion of Alameda County and is part of
the nine- county Bay Area region. The Livermore Valley is edged to the north, south and east
by rolling hills and to the west by the Cities of Dublin and Pleasanton. Livermore is bisected
by Interstate 580 ( I- 580) which runs east- west through Alameda County. Livermore consists
of a total area of approximately 24 square miles.
The State encourages cities to look beyond their borders when undertaking the sort of
comprehensive planning required of a General Plan. For this reason, the General Plan
assesses an area known as the Planning Area, which is larger than the City limits. The
Planning Area is mapped in Figure 1- 2. It encompasses land in Alameda County surrounding
the City extending up to four miles beyond the City limit to the north and south.
While the Planning Area does not give the City any regulatory power, it signals to the
County and to other nearby local and regional authorities that Livermore recognizes that
development within this area has an impact on the future of the City. Under State law, the
City is invited to comment on development within the Planning Area that is subject to
review by the County. However, the unincorporated portion of the Livermore Planning
Area will remain under the jurisdiction of Alameda County.
Besides its city limits and Planning Area, every city in California has a Sphere of Influence
( SOI), which is the term used for the area outside of the city limits which the city expects to
annex in future years. Livermore’s Sphere of Influence ( SOI) lies within the Planning Area
and is coterminous with the City limits on the west and northwest edges of the City and
extends approximately one mile beyond the City limits to the northeast, east and south.
Stockton
Modesto
Pleasanton Livermore
Walnut
Creek
Concord
Hayward
Sacramento River
etaluma
Vallejo
Sonoma Napa
Fairfield
Alameda
Berkeley
San Rafael
24
92
84
13
1 Santa
Cruz Gilroy
MARIN
SOLANO
CONTRA
COSTA
SAN
JOAQUIN
SANTA
CLARA
SAN BENITO
SAN
MATEO
SANTA
CRUZ
ALAMEDA
99
37
Palo
Alto
San
Mateo
Half
Moon
Bay
Richmond
580
101
5
101
101
580
680
680
205
580
80
5
80
Fremont
San
Jose
880
580
280
17
4
4
STANISLAUS
MERCED
S. F.
Oakland
Dublin
FIGURE 1- 1
R E G I O N A L L O C A T I O N
L I V E R M O R E G E N E R A L P L A N
NORTH
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C. Plan Contents
This General Plan includes this introduction and a brief overview of Livermore, as well as
nine separate “ elements” that set goals, objectives, policies, and actions for each given subject.
Six of these elements cover the seven topics required by Government Code Section 65302,
while the remaining two elements, the Community Character Element and the Economic
Development and Fiscal Element, have been prepared by the City to meet local needs and
concerns. The seventh required element is the Housing Element, which was updated by the
City in 2003, and is incorporated as such in this document. A brief explanation of the topics
included in Livermore’s General Plan is provided here.
Land Use Element
The Land Use Element designates all lands within the City for specific uses such as housing,
business, industry, open space, recreation, or institutional uses. The Land Use Element
provides overall land use policies for each land use category in the City. The Land Use
Element is one of the seven State- required General Plan elements.
Community Character Element
The Community Character Element is not required by State law. However, due to the
importance of Livermore’s unique physical and visual resources, the community has decided
to include a Community Character Element to identify, protect and enhance these features.
The Community Character Element provides information on visual and urban design
resources, natural setting, and cultural resources.
Circulation Element
State law requires that a Circulation Element specify the general location and extent of
existing and proposed major streets and other transportation facilities. As required by law, all
facilities in the Circulation Element are correlated with the land uses foreseen in the Land
Use Element.
NORTH
0 1/ 2 1 Mile
FIGURE 1- 2
P L A N N I N G A R E A
L I V E R M O R E G E N E R A L P L A N
Planning Area Boundary
City Limit Line
Sphere of Influence
Urban Growth Boundary
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Infrastructure and Public Services Element
The Infrastructure and Public Services Element covers existing conditions, issues and goals,
objectives, policies, and actions related to infrastructure systems such as water facilities and
service, wastewater collection and treatment, water reclamation and storm water collection
facilities as well as public services such as schools, parks, and recreation. Under State law,
infrastructure and public services may be addressed as part of the Circulation Element, but
these services have been included as a separate element by the City due to the importance of
these services.
Open Space and Conservation Element
This element combines two elements required under State law; the Open Space Element and
the Conservation Element. It addresses the preservation of open space and the conservation,
development, and utilization of natural resources.
Noise Element
State law requires a General Plan to include a Noise Element that addresses noise problems in
the community and analyzes and quantifies current and projected noise levels from a variety
of sources. The Noise Element includes goals, objectives, policies, and actions to address
current and foreseeable noise problems.
Public Safety Element
State law requires the development of a Public Safety Element to protect the community
from risks associated with the effects of seismic hazards, other geologic hazards, flooding, and
wildland and urban fires.
Economic Development and Fiscal Element
Although not mandated by State law, this element is included to facilitate and maintain a
balanced mix of economic activity and to encourage the development of particular economic
sectors in Livermore. The Economic Development and Fiscal Element contains goals,
objectives, policies, and actions to encourage the development of desired economic activities
throughout the City, as well as ensure the fiscal vitality of the community.
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Housing Element
As stated previously, the City’s Housing Element was updated under a separate process in
2003. Government Code § 65588 requires Housing Elements to be updated every five years
and to include specific components such as analysis of the existing housing stock, analysis of
existing and projected housing needs, and quantification of the number of housing units that
will be developed, preserved, and improved through its policies and actions.
D. The General Plan Update Process
This General Plan was prepared over a one- year period by City staff and a consultant team
under the direction of a fifteen- member Steering Committee appointed by the City Council.
The Steering Committee held a total of 12 meetings and one, all- day workshop to prepare this
Plan.
The Steering Committee process began in July 2002 with the preparation of a series of reports
on existing conditions in Livermore and the Planning Area. The issues discussed were:
♦ Land Use
♦ Community Character
♦ Environmental Conditions
♦ Traffic
♦ Infrastructure
♦ Economic and Fiscal Conditions
♦ Assessment of the 1976 General Plan
To prepare theses studies, the consultant team conducted field observations, interviews, and
database and archival research. Planning documents, government laws and regulations, and
City codes and ordinances were also reviewed. Once drafted, the Steering Committee held
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two meetings to review and discuss the issues presented in the existing conditions reports.
Based on their knowledge of Livermore and its planning issues, Committee members
generated a list of topics that they determined were significant and merited particular
attention during policy development.
Once a list of key issues was identified though the existing conditions work, City staff and
consultants presented policy options for each issue to be included in the General Plan. These
policy option discussions occurred at Steering Committee meetings held from July to
December, 2002. In meetings held in October and December 2002, and in January 2003, the
Steering Committee considered potential land use alternatives, ultimately recommending a
Preferred Land Use Alternative on January 30, 2003. On February 25, 2003, the City
Council amended and approved the Preferred Land Use Alternative. Based on the policy
direction provided by the Steering Committee and the Preferred Land Use Alternative, staff
and consultants drafted this General Plan.
In considering this General Plan, the City’s Planning Commission and City Council reviewed
this document and its accompanying Environmental Impact Report ( EIR). After public
review, comment, and hearings on these documents, the City Council certified the EIR, and
subsequently adopted this General Plan to guide development in Livermore.
E. The Contents of Each Element
Each element of this General Plan consists of the two sections described below, which in
most elements are Sections A and B, respectively.
♦ The background information section describes current conditions, as of 2002, in the City
relative to the subject of the element. The background information is taken from existing
conditions analysis conducted in 2002 and from other sources, such as the 1976 General
Plan and the 2000 Census. Additional background information can be found in the
Master Environmental Assessment ( Volume I of General Plan EIR), which consists of all
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of the existing conditions, by topic, reviewed by the Steering Committee in 2002. This
information was updated, as necessary, to provide the most current and accurate data
available in Spring 2003.
♦ Each element contains a section that presents a series of goals, objectives, policies, and
actions to address the identified key issues. Some of these goals, objectives, policies, and
actions are related to the review of new development; others are directed to the City’s
own activities. The goals, objectives, policies, and actions in each element are based on
the background information and key findings, the goals, objectives, policies, and actions
in the previous General Plan, input from the Steering Committee, State law, and the
technical expertise of the consultant team.
Goals, objectives, policies and actions, as articulated in this General Plan, are defined as
follows:
♦ Goal. A goal is a description of the general desired result that the City seeks to create
through the implementation of its General Plan. One or more goals are provided in each
General Plan element.
♦ Objective. An objective is a specific condition or end that serves as a concrete step
toward attaining a goal. Objectives are intended to be clearly achievable and, when
possible, measurable. There are one or more objectives for each General Plan goal.
♦ Policy. A policy is a specific statement that guides decision- making in working to achieve
an objective. Policies, once adopted, represent statements of City regulation and require
no further implementation. This General Plan establishes policies that will be used by
City staff, the Planning Commission, and City Council in their review of land
development projects and in decision- making about City actions.
♦ Action. An action is a program, implementation measure, procedure, or technique
intended to help to achieve a specified objective.
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FIGURE 1- 3 GENERAL PLAN COMPONENTS
As noted in Figure 1- 3, above, policies and actions are at the same level; both policies and
actions are intended to implement objectives. In most cases, objectives have both
implementing policies and actions. However, it is also possible for an objective to be
implemented exclusively through either policies or actions.
Some elements have additional sections other than the three described above that are specific
to them. For example, the Land Use Element contains a series of Land Use Designations that
guide overall development in the City.
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2 ABOUT LIVERMORE
2- 1
This chapter provides a brief introduction to Livermore. Additional background information is
contained in each of the Plan Elements in Chapters 3 through 11.
A. Physical Setting
Livermore is situated in the Livermore Valley, in eastern Alameda County. The Livermore
Valley is edged to the north, south and east by rolling hills, within which the urbanized area
of the City lies. Livermore is bisected by Interstate 580 ( I- 580) which runs east- west through
Alameda County. The Union Pacific Railroad, which now serves the ACE train commuter
rail service, roughly parallels the freeway to the south.
The most distinctive features of Livermore’s natural setting are the hills and ridgelines that
surround the City, most of which lie outside the City limits. Ridgelines are pronounced
along the southern edge of the City, where views of rolling hills, interspersed with sycamore
woodland areas, are complemented by intervening vistas of agricultural land and vineyards.
Significant ridgelines are also located north of the I- 580 corridor, particularly those associated
with Brushy Peak to the northeast, as well as the Altamont Hills east of Vasco Road and
Greenville Road. Other open space to the north consists of more moderate topography, with
rolling hills and rangelands. Several creeks and arroyos lie within the Planning Area,
including Altamont Creek, Arroyo Seco, Arroyo Mocho, Arroyo Las Positas, Collier
Canyon Creek, and Arroyo del Valle. These creeks support vegetation and trees for portions
of their length, imparting important topographical and visual features to the general
landscape.
Livermore’s historic Downtown lies south of the railway corridor and I- 580, in an area
bounded roughly by the railway to the north, Fourth Street to the south and east, and
Murrieta Boulevard to the west. Residential development extends outwards from the
Downtown core. Older residential developments, mostly built before Livermore’s major
growth period in the 1950’ s, lie adjacent to the Downtown to the north, south and east.
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Streets in these areas generally conform to the more traditional grid pattern seen in
Livermore’s Downtown.
Beyond the center of the City, radiating outward to the urban edge, are numerous residential
subdivisions. Mostly built since 1950, these residential neighborhoods occupy the greater
part of the City’s land area. The urban fabric of these areas reflects a classic suburban
development pattern; large tracts of one- and two- story single- family homes of largely similar
style, arranged on cul- de- sacs and curvilinear local streets. Multi- family housing and
apartment complexes are generally located along larger streets and arterials.
Other significant features of the urbanized area include a large triangular land area of low-density
light industrial development that radiates northeast between the railway and I- 580
from east of Downtown to the City limits, Lawrence Livermore National Laboratory
( LLNL) and Sandia National Laboratories in the southeastern part of the City, and the
Municipal Airport to the west, south of I- 580. The outlying urban edge reflects the interface
of the City and surrounding open space and agricultural areas. Here, newer residential
development is interspersed with older ranches, generally consisting of a clustered home and
outbuildings, surrounded by pasture or other cultivated lands.
B. History
The City of Livermore was founded in 1869 by William Mendenhall, who saw an
opportunity to develop a new town on the railway line that was built through the valley.
County records from that year describe the town as “ 950 acres, with a population of 830
persons, occupying 234 buildings, 143 of which are private houses and 91 are businesses.” In
the years leading up to incorporation in 1876, the Livermore Valley was mainly used as
grazing land for Mission San Jose’s cattle and sheep. Mendenhall named the City in honor of
Robert Livermore, his friend, and a prominent rancher in the Livermore Valley. He was also
responsible for providing the land to the railroad for a railroad depot. Livermore’s
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development as a City was based on the Western Pacific Railroad and the commerce that the
railroad brought with it, as well as cattle ranches and vineyards.
Up until the second half of the 20th century, Livermore’s economy was predominantly
agriculture and natural resource based. Coal production was a major element in the economy
of the Valley until the early twentieth century, and rock and gravel from Livermore’s
quarries and creeks was used extensively in the construction of the road and cities of the
burgeoning San Francisco Bay region. Industry has always been a significant part of
Livermore’s economy, and the City has remained on the forefront of successive waves of
technological innovation. The Coast Manufacturing and Supply Company, which
manufactured electrical safety fuses, came to Livermore in 1913, and evolved its business to
include fiberglass and glass fabrics production by the 1950’ s. Nuclear research facilities
became a prominent part of the Livermore landscape following World War II, with the
employment that they provide being an important factor in Livermore’s community growth
in the post- war period. Livermore continues to attract high technology and computer- based
businesses, and has shared in the rapid growth of the Bay Area’s high- tech industries over the
past 20 years.
Over 125 years later, Livermore’s historic origins are more than just traces on the landscape.
Several of the ranches and vineyards that were the early engines of economic development
still ring the City and contribute significantly to civic identity. Reminders of Livermore’s
history are seen throughout the City, in its historic buildings and monuments, and in
symbols of the City’s connection to the past, including its agricultural heritage and the
Centennial Light Bulb, which has been burning continuously since 1901. The Livermore
Rodeo, an annual event in the City since 1918, continues to evoke Livermore’s roots in the
agriculture and ranching economy of the late nineteenth century.
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C. Demographics
In 2002, Livermore had a population of roughly 76,700. Livermore’s population grew
steadily over the 30 year period from 1970 to 2000, with a twenty- nine percent increase
between 1990 and 2000. In 2000, the US Census found that Livermore’s population was
predominantly Caucasian, with fourteen percent Hispanic, six percent Asian and seventy- four
percent Caucasian. The Housing Element ( Chapter 6) provides a more in- depth discussion of
Livermore social and economic demographic data.
3 LAND USE ELEMENT
3- 1
The purpose of the Land Use Element is to plan for and shape the future physical development of
Livermore and to preserve and enhance Livermore’s current quality of life, so that the City can
remain a community with a mix of land uses providing varied job and housing opportunities while
maintaining its surrounding agriculture and open space. The Land Use Element is the central
chapter of the General Plan.
As required by State law, this Land Use Element contains text and maps that designate the
future use and reuse of land within Livermore City limits. The Land Use Element also in-cludes
standards of density and building intensity for the City of Livermore, which is also re-quired
by law.
While Alameda County has direct control over land in the unincorporated part of the Plan-ning
Area, the Livermore General Plan Land Use Element also provides guidance for this part
of the Planning Area, which will be used by the City in commenting on projects in the Plan-ning
Area.
A. Background Information
Land Uses in 2002
In order to verify how land was being used in the City of Livermore and the surrounding
Planning Area, a field reconnaissance was conducted in the summer of 2002. Additional in-formation
pertaining to 2002 land uses was obtained by reviewing the City’s land use data-base,
as well as examining aerial photographs. Land uses, as were in existence in 2002, are
shown illustratively in Figure 3- 1.
The existing land uses were grouped in the following general categories:
♦ Single- Family Residential. This is the predominant existing land use in the City. It re-fers
to parcels which contain a single residence and related structures, such as garages and
sheds. Some single- family residential parcels -- especially those on the edges of the City
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limits – are referred to as rural residential because they also contain orchards, vineyards,
and/ or structures related to raising animals. Mobile homes and townhouses are also in-cluded
in this category.
♦ Multi- Family Residential. Refers to parcels containing more than one residence in the
form of condominiums, apartments, and group housing. Multi- family housing is found
primarily on major streets such as East Avenue, Murrieta Boulevard, and Portola Avenue.
♦ Office. Refers to parcels containing structures which are used to conduct business, but do
not contain a retail component. Office buildings are located primarily on the western
part of the City on either side of I- 580, as well as in the Downtown.
♦ Retail. Refers to parcels that are used for the purposes of buying or selling goods and ser-vices
( e. g., food markets, restaurants, banks, and car dealerships). Service commercial uses
and lodging are also included in this category. Retail uses are concentrated in the Down-town
and along major streets including First Street, Portola Avenue, and Livermore Ave-nue.
♦ Industrial. Refers to parcels used for production and manufacturing, and includes ware-houses,
research and development, and production- oriented small businesses. Industrial
uses are located primarily on the eastern side of the City near I- 580. Additional industrial
uses are found in the western part of the City near the Municipal Airport.
♦ Public. Public uses are government- owned and operated facilities such as public schools,
post offices, the Civic Center, and fire stations.
♦ Churches/ Religious Uses and Other Institutions. Parcels used for the practice of relig-ion
or spirituality including churches, synagogues, and religious residences. This category
also includes cemeteries and private clubs.
♦ Parks, Recreation and Open Space. Includes recreational spaces like Robertson Park,
the Las Positas and Springtown Golf Courses, and the rodeo grounds. This category also
includes trails and areas of protected habitat.
SOURCE:
FIGURE 3 - 1
2 0 0 2 E X I S T I N G L A N D U S E S
( F O R I L L U S T R A T I V E
P U R P O S E S O N L Y )
L I V E R M O R E G E N E R A L P L A N
Vacant Industrial
Underdeveoped Industrial
Developed Industrial
Vacant BCP
Developed BCP
Vacant Commercial
Underdeveloped Commercial
Developed Commercial
Public Uses
Vacant Public Uses
Residential Care Facilities
Open Space/ Agriculture
Vacant Residential
Allocated Residential
Developed Single Family Residential
Developed Multi Family Residential
NORTH 0 2,500 5,000 Feet
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♦ Agriculture. Includes agricultural uses such as vineyards and orchards. This use also in-cludes
uses that support agriculture, such as tasting rooms and touring facilities. Some of
these parcels appear to be completely undeveloped or are utilized for grazing and other
low- intensity agriculture.
♦ Airport. Livermore’s Municipal Airport is located in the western portion of the City.
Examples of Airport operations include flight instruction, fuel sales, aircraft rental, and
maintenance and storage of aircraft.
♦ Undeveloped Land. This designation includes land inside the urbanized area that is being
held for development but is not yet developed.
Table 3- 1 quantifies how much land within the City limits was taken up by each major land
use in 2002. Single- family residential land uses occupy 5,123 acres, the largest amount of land
in the City. Multi- family residential occupies 400 acres. Parks, recreation and open space are
the second major existing use in the City, occupying 1,696 acres, while undeveloped parcels
occupy 1,785 acres, and agriculture occupies 1,068 acres. Public uses occupy 703 acres, and
industrial uses occupy 960 acres. Office uses occupy 248 acres, retail 561 acres, and churches
and other institutional uses occupy 149 acres.
Residential Growth Rate
Livermore has had a residential growth policy in place since 1976. The residential growth
rate was initially established at two percent on a first- come, first- served basis for developers.
By 1979, this strategy evolved into the Residential Development Policy ( RDP), which re-quired
an extensive project review process in order to establish priority for individual devel-opment
projects. In 1988, the RDP was replaced by the three- year Housing Implementation
Program ( HIP), which permitted a growth rate of between 1.5 percent and 3.5 percent annu-ally
for a three- year period. The HIP permits the City to target specific types of housing and
growth management objectives in each three- year period ( see LU 2.1 and subsequent policies
and actions). As part of the 2003 General Plan update, the growth rate was changed to a
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TABLE 3- 1 2002 EXISTING LAND USES
Existing Land Uses
* Net Acres Within City
Limits
Single- Family Residential
Detached Single- Family Residential 3,919
Couplet and Zero Lot Line Residential 123
Townhouse Residential 172
Mobile Home 63
Rural Residential 846
Total 5,123
Multi- Family Residential
Condominium Residential 55
Duplex, Triplex or Fourplex 83
Apartment ( 5 or more dwellings) 241
Group Quarters 21
Total 400
Office 248
Retail 561
Industrial
Manufacturing 369
Research and Development 23
Warehousing 118
Construction Services 241
Repair Services 78
Wholesale Trade 131
Total 960
Public Uses
Educational 414
Governmental Offices 41
Utility, Government Service 252
Medical 26
Total 703
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Churches and Institutions
Religious Uses and Private Clubs 132
Cemeteries, Crematories, Mortuaries 17
Total 149
Parks and Recreation
Recreational Park ( Golf Course) 353
Private Recreational 196
Entertainment and Recreation 62
Local Park 331
Trailways and Creeks 473
Habitat Areas 282
Total 1,696
Agriculture
Agricultural Uses
1,061
Agricultural Product Sales 7
Total 1,068
Airport** 400
Undeveloped Parcels 1,785
Total 13,123
Source: City of Livermore, 2002.
* Total acres provided are “ net” and exclude public right- of- way areas.
** Airport acreage identified represents the area used for Airport operations, including required FAA safety areas. Total area owned by the
Airport, including portions used for agriculture which are additional safety areas, is 643 acres.
numerical range between 140 and 700 dwelling units per year, equivalent to a 0.5 to 2.5 per-cent
growth rate, based on the existing number of dwelling units as of November 2002, as
stated in policy LU- 2.1. P6.
Urban Growth Boundary
Livermore is completely surrounded by an Urban Growth Boundary ( UGB). The location of
the UGB is shown in Figure 1- 2. This boundary is intended to protect existing agricultural
uses and natural resources outside the City from future urban development.
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Livermore’s UGB was completed in two phases. The South Livermore Urban Growth Bound-ary
Initiative, passed by local voters in March 2000, established the UGB around the southern
edge of the City. In December 2002, the City Council passed the North Livermore Urban
Growth Boundary Initiative, which completed the UGB around the northern edge of the City.
While both UGBs share goals of preserving agriculture and open space and preventing ur-banization,
the policies regarding development beyond each UGB and changes to each UGB
are different. These policies are discussed in greater detail under Objectives LU- 5.1, 5.2, 10.1,
11.1, 17.1, 18.1, 19.1, and in Section F, Allowed Development in South Livermore.
Jobs/ Housing Balance and Match
Jobs/ housing balance is a measure of the number of jobs available in a specific area compared
to the number of housing units in the same area – or, more precisely, the number of em-ployed
residents living in these housing units. As of 2002, Livermore had a fairly healthy
jobs/ housing balance, with 1.5 jobs for each housing unit, resulting in about one job for every
employed resident. However, a more critical tool in assessing the environmental and eco-nomic
sustainability of a community is its jobs/ housing match. Jobs/ housing match com-pares
the wages paid by the jobs in an area with the cost of housing in the area. In 2002,
Livermore had relatively expensive housing units compared to relatively lower paying jobs; it
lacked affordable housing for lower paid workers and higher paying jobs for residents of
more expensive housing. The process of matching types of jobs and wages with housing costs
is critical to address potential traffic congestion and other growth impacts. The General Plan
seeks to attain a jobs/ housing balance and match without compromising other commitments.
B. Land Use Designations
This section provides descriptions of land use designations within the City limits. All new
development in the City must conform to these designations. Public and quasi- public uses are
not described in this section, but are conditionally allowed in all land use designations. Public
and quasi- public uses are typically valued as important to community identity and function.
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FIGURE 3- 2
Public and quasi- public uses include public and private schools; civic, community, and gov-ernment
buildings and uses; fire and police stations; churches; museums; parks; hospitals; and
similar essential services. Within the Open Space designation, however, only parks, trails,
and similar recreational areas and their related facilities and uses are allowed as public or
quasi- public uses. Figure 3- 2 shows the comparative acreage of General Plan Land Use Desig-nations
within City limits in 2002. Land use designations are mapped on Figure 3- 3.
2002 Comparative Acreage of General Plan Land Use Categories
Mixed Use
0.4%
Industrial
12.9%
Downtown
1.9%
Retail and Office
8.2%
Community Facilities
6.7%
BART- owned
0.6%
Agriculture, Open
Space and Parks
19.3%
Residential
49.9%
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Residential Development
Thirteen levels of residential development are shown on the General Plan Map to accommo-date
different densities and housing styles. Each residential density is expressed in terms of a
number of dwelling units per acre, where “ acre” refers to gross acres including all the land
within the boundaries of the property and up to the midline of all adjacent fronting streets
( except freeways or highways). Where appropriate, residential density calculations may be
based on a designation- wide/ district- wide basis. The gross acre does not include any of the
following: ( 1) land that is to be purchased by a public agency; ( 2) land required for parkland
dedication; or ( 3) land proposed for non- residential uses. The number of residential units
permitted on each parcel or in each project shall be calculated by rounding down to the near-est
whole number when the number of units permitted on a lot is less than the next whole
number.
Land Use Designations
Rural Residential ( RR) ( 1 du/ ac - 1 du/ 5 ac; Minimum lot size - 1 acre.)
The Rural Residential designation encourages large lot development with a rural character,
generally on the urban edge. This designation provides a transition between developed areas
and the agricultural and open areas surrounding the community.
Urban Low Residential ( UL) ( UL- 1: 1 - 1.5 du/ ac; UL- 2: 1.5 - 2.0 du/ ac)
Areas designated as Urban Low Residential may be either rural in character or may be devel-oped
at a higher density with compensable open space utilizing clustering of development.
Urban Low Medium Residential ( ULM) ( 2.0 - 3.0 du/ ac)
The Urban Low Medium Residential designation applies to a significant portion of the City
used for residential purposes, as identified on the General Plan Map. These areas provide a
transition from lower densities at the edges of town to the higher densities in the center of the
community.
FIGURE 3 - 3
G E N E R A L P L A N
L A N D U S E M A P
L I V E R M O R E G E N E R A L P L A N
NORTH
0 2,000 4,000 feet
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Urban Medium Residential ( UM) ( 3.0 - 4.5 du/ ac)
The Urban Medium Residential designation also applies to a significant area used for residen-tial
land uses. These areas are generally located closer to the center of the community and in
areas surrounding commercial development.
Urban Medium High Residential ( UMH) ( 4.5 - 6.0 du/ ac)
This designation accommodates a higher- density development than Urban Low Medium and
Urban Medium designations. This designation encourages the use of “ clustering” residential
development patterns to ensure the reservation of urban open spaces.
Urban High Residential ( UH) ( Categories 1- 6)
These designations accommodate the highest range of residential densities in the City. They
provide attached housing types such as townhouses, garden apartments, and apartments.
Category 1 ( UH- 1): ( 6 - 8 du/ ac)
Category 1 of this designation is allowed in the central and outlying areas within the
City. Both attached and detached units are possible under this designation.
Category 2 ( UH- 2): ( 8 - 14 du/ ac)
Category 2 of this designation is allowed in the central and outlying areas within the
City. Townhouses and duplexes are typical under this designation.
Category 3 ( UH- 3): ( 14 - 18 du/ ac)
Category 3 is located in areas near major roads with adequate infrastructure, public
services, and amenities to support higher densities. This category is intended to pro-vide
housing opportunities for all income groups in the community, including afford-able
housing. Townhouses and garden apartments are typical under this designation.
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Category 4 ( UH- 4): ( 18 - 22 du/ ac)
Category 4 is located in areas near major roads, with adequate infrastructure, public
services and amenities to support higher densities. This category is intended to pro-vide
housing opportunities for all income groups in the community. Townhouses and
apartments are typical under this designation.
Category 5 ( UH- 5): ( 22 - 38 du/ ac)
Category 5 is located in areas in or adjacent to Transit Oriented Development ( TOD),
near major roads with adequate infrastructure, public services, and amenities to sup-port
higher densities. This category is intended to provide housing opportunities for
all income groups in the community, including affordable housing. Primarily apart-ments,
condominiums, and townhouses are typical under this designation.
Category 6 ( UH- 6): ( 38 - 55 du/ ac)
Category 6 is located in areas in or adjacent to Transit Oriented Development ( TOD),
near major roads with adequate infrastructure, public services, and amenities to sup-port
higher densities. This category is intended to provide housing opportunities for
all income groups in the community, including affordable housing. Primarily apart-ments,
condominiums, and townhouses are typical under this designation.
Transferable Development Credit ( TDC) Receiving Site Designations
The residential categories listed above apply when the designation of a parcel is not subject to
the Transferable Development Credits ( TDC) Program provisions. Parcels shall be subject to
TDC Program provisions when the 2003 General Plan or any subsequent general plan
amendments result in new residential land use designations or an increase in residential den-sity.
Where a parcel is subject to TDC requirements, the land use designation shall incorpo-rate
the following provisions. These provisions implement the North Livermore Urban
Growth Boundary Initiative's requirement to provide a use for credits granted for the preser-vation
of land in North Livermore. In specific plan areas, the specific plan itself states TDC
requirements, if any apply.
FIGURE 3- 4
T D C R E C E I V E R S I T E S
L I V E R M O R E G E N E R A L P L A N
RR/ UM
ULM/ UH- 2
ULM/ UH- 3
UMH/ UH- 4
LII/ ULM
HII- UH- 3
LII- UH- 3
NC/ UH- 4
BCP/ UH- 4
NML
NMM
UMH/ UH- 2
NMH
TDC Designations
A
B
C
D
E
F
G
H
I
J
K
L
M
M
H G
L
J
A
B
C
D
E
F
H
I
K
M
G
L
J
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Each residential designation subject to the TDC provisions contains a baseline density achiev-able
without the need to comply with the City's TDC Ordinance through the acquisition of
transferable development credits ( TDCs) or payment of an in- lieu fee if one is adopted. This
baseline density is equal to the maximum density allowed without the use of TDCs. The
baseline density shall be equal to the maximum density allowed prior to the adoption of the
2003 General Plan or any subsequent general plan amendments that result in new residential
land use designations or an increase in residential density. Applicants who wish to exceed this
baseline density must comply with the City's TDC Ordinance by purchasing TDCs or pay-ing
an in- lieu fee, if one is adopted. Under the TDC option, total development shall not ex-ceed
the maximum density allowed under the General Plan designation.
For projects that incorporate affordable or other types of special housing as defined by the
TDC Ordinance and/ or utilize designated State, county, or City incentive density bonus
programs, the City Council may waive some or all of the TDC requirement and/ or increase
the baseline density.
To promote awareness of these TDC provisions, the General Plan Land Use Map shall iden-tify
TDC receiving areas by means of a two- part classification. The first part of the classifica-tion
indicates baseline or maximum density allowed when developers choose not to use the
TDC option. The second part of the classification states the maximum density allowed when
developers choose to exceed the baseline density and comply with the requirements of the
City's TDC Ordinance. The following list identifies the TDC receiving area classifications.
The letters preceding each classification correspond to Figure 3- 4 ( TDC Receiving Areas) indi-cating
the location of these TDC receiving areas.
Type A – Rural Residential/ Urban Medium Residential ( RR/ UM)
Baseline of 1 du/ ac – 1 du/ 5 ac ( the maximum density when developers decline to use TDC
option) or a maximum of 3 du/ ac – 4.5 du/ ac maximum when developers choose to exceed
the baseline and comply with City's TDC Ordinance.
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Type B – Urban Low Medium Residential/ Urban High Residential- 2 ( ULM/ UH- 2)
Baseline of 2 du/ ac – 3 du/ ac ( the maximum density when developers decline to use TDC op-tion)
or a maximum of 8 – 14 du/ ac when developers choose to exceed the baseline and com-ply
with City's TDC Ordinance.
Type C — Urban Low Medium Residential/ Urban High Residential- 3 ( ULM/ UH- 3)
Baseline of 2 du/ ac – 3 du/ ac ( the maximum density when developers decline to use TDC op-tion)
or a maximum of 14 – 18 du/ ac when developers choose to exceed the baseline and
comply with City's TDC Ordinance.
Type D – Urban Low Medium Residential/ Urban High Residential- 4 ( ULM/ UH- 4)
Baseline of 2 du/ ac – 3 du/ ac ( the maximum density when developers decline to use TDC op-tion)
or a maximum of 18 – 22 du/ ac when developers choose to exceed the baseline and
comply with City's TDC Ordinance.
Type E – Urban Medium High Residential/ Urban High Residential- 2 ( UMH/ UH- 2)
Baseline of 4.5 du/ ac - 6 du/ ac ( the maximum density when developers decline to use TDC
option) or a maximum of 8 – 14 du/ ac when developers choose to exceed the baseline and
comply with City's TDC Ordinance.
Type F – Low Intensity Industrial/ Urban Low Medium ( LII/ ULM)
Baseline of 0 du/ ac ( developers who decline to use TDC option choose to use the industrial
designation, which allows no residential development). Developers who choose the TDC op-tion
and comply with the City’s TDC Ordinance can build a maximum residential density of
2 du/ ac – 3 du/ ac.
Type G – High Intensity Industrial/ Urban High Residential- 3 ( HII/ UH- 3)
Baseline of 0 du/ ac ( developers who decline to use TDC option choose to use the industrial
designation, which allows no residential development). Developers who choose the TDC op-tion
and comply with City's TDC Ordinance can build a maximum residential density of 14
– 18 du/ ac.
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Type H – Low Intensity Industrial/ Urban High Residential- 3 ( LII/ UH- 3)
Baseline of 0 du/ ac ( developers who decline to use TDC option choose to use the industrial
designation, which allows no residential development). Developers who choose the TDC op-tion
and comply with City's TDC Ordinance can build a maximum residential density of 14
– 18 du/ ac.
Type I – Neighborhood Commercial/ Urban High Residential- 4 ( NC/ UH- 4)
Baseline of 0 du/ ac ( developers who decline to use TDC option choose to use the commercial
designation, which allows no residential development). Developers who choose the TDC op-tion
and comply with City's TDC Ordinance can build a maximum residential density of 18
– 22 du/ ac.
Type J – Business & Commercial Park/ Urban High Residential- 4 ( BCP/ UH- 4)
Baseline of 0 du/ ac ( developers who decline to use TDC option chose to use BCP designation,
which allows no residential development). Developers who choose the TDC option and
comply with the City’s TDC Ordinance can build a maximum residential density of 18 – 22
du/ ac.
Commercial Development
Five basic commercial use designations are shown on the General Plan Land Use Map in Fig-ure
3- 3: Service Commercial, Highway Commercial, Neighborhood Commercial, Commu-nity
Serving General Commercial, and Office Commercial. Downtown commercial is de-scribed
in the Mixed- Use section, below. Commercial designations encourage a range of con-veniently
located goods and services that meet the needs of Livermore residents, and also in-clude
measures to reduce competition between Downtown and other large retail centers in
the City. Allowed building intensity for commercial uses are described by Floor Area Ratio
( FAR).
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Land Use Designations
Service Commercial ( SC) (. 30 FAR)
Service Commercial uses, which support other activities in the Downtown, include auto sales
and service, nurseries, home maintenance centers and wholesale establishments. This designa-tion
is applied to areas outside of the Downtown along major streets, in the general vicinity
of freeway interchanges, or at other locations with significant access potential from the com-munity
at large.
Highway Commercial ( HC) (. 30 FAR)
The Highway Commercial designation is applied to commercial development near I- 580 in-terchanges
and is intended to primarily serve the traveling public. Future expansion of high-way
commercial development shall be limited to the freeway interchange locations that are
consistent with visual resource policies. Appropriate uses include hotels and motels, restau-rants,
and motor vehicle and gasoline service stations. Additional uses include freeway-dependent
uses and freeway signs, which provide services to the traveling public and allow for
convenient freeway access. Since Highway Commercial areas are also visible from the inter-state
and function as gateways to the community, the City shall prepare specific development
plans for these areas to ensure they are attractive. Freeway uses and signs shall be located
within freeway quadrants to provide services to the traveling public while allowing for visibil-ity
and convenient freeway access.
Neighborhood Commercial ( NC) (. 30 FAR)
Neighborhood Commercial areas will serve neighborhood convenience shopping needs.
Neighborhood Commercial areas are defined as planned commercial centers, with a grocery
store and smaller supporting uses, located on a major arterial. Neighborhood Commercial
areas shall be limited to general daily service needs. Examples of uses that serve a daily need
are large grocery stores, drug stores, informal restaurants, video stores and personal services
such as beauty salons and dry cleaners. Examples of existing Neighborhood Commercial ar-eas
in Livermore are Vintner Square ( First and P Streets), Arroyo Park ( First Street and Las
Positas Road), Granada Shopping Center ( Concannon Boulevard and Holmes Street), Portola
Village ( Portola Avenue and North Livermore Avenue), and Peppertree Plaza ( Murrieta
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Avenue and Stanley Boulevard). Neighborhood- serving professional and commercial offices,
such as real estate offices, law offices, insurance agencies, or medical offices, are also appropri-ate.
Community Serving General Commercial ( CSGC) (. 30 FAR)
The Community Serving General Commercial ( CSGC) designation provides for commercial
uses appropriate to locations outside of the Downtown, in areas with significant access poten-tial
from the region and the community at large. The CSGC designation identifies locations
along major streets, and adjacent and accessible to a highway or freeway, where any one or
combination of significant community serving retail, office, and service activity is appropri-ate.
A broad range of potential commercial uses are appropriate. The precise commercial
mix and uses will be identified at the time of zoning or specific project review. In general, the
CSGC encourages the location of commercial uses generally consisting of a size, bulk, and
coverage found in a regional retail shopping center environment, including:
♦ Destination- oriented prime retail tenants and accessory retail uses;
♦ Business and commercial services; and
♦ Professional and administrative offices.
CSGC areas will be compatible with surrounding land uses, including surrounding commer-cial
activity, and will complement commercial uses within the Downtown. The CSGC will
be implemented through the Planned Development ( PD) zoning district process utilizing
market research, site design, and access to assure that community impacts have been identified
and fully ameliorated. The PD Zoning District would identify the appropriate range of land
uses and development standards consistent with the intent of the designation to ensure com-patibility
within the development and with adjacent land uses.
Office Commercial ( OC) (. 30 FAR)
The Office Commercial designation applies to areas throughout the City, and is intended to
have minimum to no adverse impacts upon immediate neighborhoods and residential charac-ter.
Office Commercial areas provide sites for offices for medical, legal, insurance, and similar
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uses. In order to ensure maximum compatibility with land use development patterns, these
areas preclude retail and commercial service type uses.
Mixed- Use
Mixed- use development allows or encourages different but compatible uses to be located in
close proximity to each other. A common example of mixed- use is a two- or three- story
building with retail or office space on the ground floor and apartments on the upper floors.
Mixed- use development provides housing close to jobs and services, thereby reducing the
need to drive and encouraging people to walk or bike to their destination. Mixed- use devel-opment
is also often located around transit services, increasing transit usage and reducing
automobile dependency.
Land Use Designations
Downtown Area ( DA)
The Downtown Area ( DA) designation is a general designation that applies to the area tradi-tionally
known as Downtown Livermore. The DA seeks to provide a unique, locally-oriented,
pedestrian- friendly shopping environment. Higher- intensity residential develop-ment
of a density that will support the predominantly commercial environment is integral to
the economic viability of this district. This area encompasses approximately 270 acres and
supports a variety of mixed uses, including commercial, office, entertainment, cultural arts,
lodging, and residential. Anticipated maximum development potential in the DA analyzed in
the Final Environmental Impact Report ( FEIR) prepared and certified for the 2003 General
Plan and Downtown Specific Plan, by land use, is as follows: Commercial – 855,000 square
feet; Office – 217,000 square feet; Entertainment – 2,000 performance art seats and up to 12
movie theater screens; Lodging – 150 rooms; and Residential – 3,600 units. Land uses, devel-opment,
and redevelopment in the Downtown Area shall be implemented through a specific
plan. More specific designations, development standards, design requirements, and land use
specifications applicable to the Downtown are provided in the Downtown Specific Plan.
The initial maximum residential development potential within the Downtown Area shall be
2,000 new units as of February 2004. After approval of 1,400 new residential units, the City
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Council shall review the progress of the implementation of the specific plan. The City
Council shall consider increasing the maximum number of new dwellings to 3,259 from the
February 2004 base number, for a build- out total of 3,600 residential units, unless there is a
compelling reason not to implement the build- out scenario analyzed in the FEIR prepared
and certified for the 2003 General Plan and Downtown Specific Plan.
Neighborhood Mixed- Use ( NM)
The Neighborhood Mixed- Use designations are intended to help improve the pedestrian ori-entation
of Livermore’s neighborhoods by providing neighborhood commercial services
within walking distance of existing residents and integrating housing with commercial devel-opment
on a single site. Mixed residential and commercial land uses are encouraged, but not
required, to be provided at these sites. Commercial projects developed wholly or partially
with commercial uses must be consistent with the Neighborhood Commercial ( NC) designa-tion.
Projects developed primarily for residential uses must provide a minimum of 25- percent
floor area for commercial uses. Section H ( New Mixed- Use Neighborhoods) discusses particular
requirements for two specific mixed- use planning areas, being the East Side Transitional Areas
and the Greenville BART Transit Oriented Development ( TOD) Area.
Parcels designated Neighborhood Mixed- Use are TDC receiving areas. As with all of the
residential receiving areas described above, developers can achieve a baseline density for resi-dential
development on land with these classifications without complying with the City's
TDC Ordinance. To exceed the baseline density, developers must comply with the TDC
Ordinance, but in no event can developments exceed the maximum density allowed by these
designations. The letters preceding each classification correspond to Figure 3- 4 ( TDC Receiv-ing
Sites) indicating the location of these TDC areas.
Type K – Neighborhood Mixed- Use Low Density ( NML)
A maximum of .30 FAR is allowed for the commercial portion development on these sites.
The residential baseline density is 2 du/ ac – 3 du/ ac ( maximum density when developers de-cline
to use TDC option) or 12 du/ ac – 15 du/ ac maximum when developers choose to ex-ceed
the baseline density and comply with City's TDC Ordinance.
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Type L – Neighborhood Mixed- Use Medium Density ( NMM)
A maximum of .30 FAR is allowed for the commercial portion development on these sites.
The residential baseline density is 3 du/ ac – 4.5 du/ ac ( maximum density when developers
decline to use TDC option) or 15 du/ ac – 24 du/ ac maximum when developers choose to ex-ceed
the baseline density and comply with City's TDC Ordinance.
Type M – Neighborhood Mixed- Use High Density ( NMH)
A maximum of .30 FAR is allowed for the commercial portion development on these sites.
The residential baseline is 6 du/ ac – 8 du/ ac ( maximum density when developers decline to
use TDC option) or 24 du/ ac – 38 du/ ac maximum when developers choose to exceed base-line
and comply with City's TDC Ordinance.
Industrial Development
Industrial designations are applied to certain areas of the City where existing industrial use
occurs or where industry can be isolated or buffered from residential uses. The three indus-trial
designations included on the General Plan Land Use Map are Business and Commercial
Park, High Intensity Industrial, and Low Intensity Industrial. Many of the areas designated
for industrial uses are located near the Airport and freeway interchange approaches to the
City. Therefore, quality site planning and design standards should be carefully applied in or-der
to maintain an attractive image of the City.
Land Use Designations
Business and Commercial Park ( BCP) ( Site coverage provided by use)
This designation identifies locations along major streets, and in the general vicinity of freeway
interchanges, where a mix of limited service and highway commercial, community/ regional
commercial retail, office and light industrial activities may be appropriate. The BCP designa-tion
encourages the development of employment- generating activities adjacent to destination-oriented
and limited retail commercial uses. In addition to office and light industrial activi-ties,
uses could include large, planned commercial centers or stand- alone big- box retailers with
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service uses of a scale and function to serve both surrounding employment- generating activi-ties
and the regional market.
The BCP designation is placed on areas of a minimum of 20 acres where it will promote the
location of:
♦ Community/ regional commercial uses that, due to their size and land requirements, have
specialized locational criteria, including:
􀁹 Large, destination- oriented retail commercial uses ( e. g. factory outlet centers, ware-house
wholesale/ retail stores) ( Maximum site coverage - .30)
􀁹 Large commercial service uses ( e. g. home improvement centers, furnishings and appli-ance
stores, automobile and recreational vehicles sales) ( Maximum site coverage - .30)
♦ Professional and administrative offices ( Maximum site coverage - .40)
♦ Highway- oriented commercial uses where appropriate ( e. g. hotel/ motel, convention cen-ter)
( Maximum site coverage - .40)
♦ Support and ancillary services ( e. g. restaurants, service stations) ( Maximum site coverage -
.50)
♦ Low Intensity Industrial uses compatible with the above uses. ( Maximum site coverage -
.45)
Low- Intensity Industrial ( LII) ( Maximum site coverage - .45)
Appropriate uses for this designation include manufacturing, warehousing, research and de-velopment
facilities, fully- enclosed recycling facilities, and administrative and professional of-fices.
Unlike uses within the High- Intensity Industrial designation, light industrial uses
should not include objectionable levels of noise, vibration, odors, glare, or hazard that would
create a nuisance for surrounding uses. Low- intensity industrial uses are focused around the
Municipal Airport. Low- intensity industrial uses are also located within the area east of the
Airport runway but may not violate the “ clear zone” restrictions, or impact existing residen-tial
areas.
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High- Intensity Industrial ( HII) ( Maximum site coverage - .60)
Appropriate uses for this designation include manufacturing, warehousing, research and de-velopment
facilities, recycling facilities, and heavy industry that uses, stores, or processes raw
materials. The High- Intensity Industrial designation is intended to provide an insulated area
for uses that may be objectionable in other areas due to noise, odors, vibration, glare or haz-ards.
High- intensity industrial uses are concentrated between Patterson Pass Road and I- 580,
generally between Mines Road and Greenville Road.
Open Space and Agriculture
Open Space and Agriculture designations are applied primarily to outlying areas of the City,
creating a “ greenbelt” around the City and preserving Livermore’s agriculture and scenic vis-tas.
There are eight Open Space and Agriculture designations, reflecting various levels of use
and resource protection.
Land Use Designations
Open Space ( OSP)
The Open Space designation is applied to areas to be maintained as permanent or semi-permanent
open space. This designation may be applied to areas that are already open space,
and those that should remain open space because they have valuable natural or scenic re-sources,
or because they are unsuitable for development due to environmental hazards. This
designation includes parks, trailways, recreation areas, recreation corridors, and protected ar-eas,
such as creeks and arroyos, or similar open space uses determined appropriate for the site.
All proposed structures on parcels designated OSP are subject to City Design Review. Gen-eral
locations for potential future park facilities are indicated on the General Plan Land Use
Map by a floating designation as a circular symbol and the text “ OSP.” Floating designations
indicate the need for the facility within the general area of the City where future need for this
facility is anticipated. Floating designations are not intended to be site specific.
Agriculture/ Viticulture ( AGVT) ( 100- acre site minimum; 1 du/ 100 ac)
Agriculture/ Viticulture areas have been designated to preserve and promote agriculture and
viticulture uses in locations suitable for cultivated agriculture, and to protect sensitive or
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unique environmental and land characteristics, including an area’s rural character. Additional
discussion on the AGVT designation is provided in Land Use Element Section F, Allowed
Development in South Livermore Valley, including provisions for a Rural Density Program.
Limited Agriculture ( LDAG) ( 20- acre minimum site)
The Limited Agriculture designation applies to those areas where 20- acre parcels may be ap-propriate
due to existing parcel size. Appropriate uses are similar to those in the Agricul-ture/
Viticulture designation. This designation may be used to create a transition between the
areas of Large Parcel Agriculture or Agriculture/ Viticulture surrounding the City and the
low- density residential areas on its outskirts.
Hillside Conservation ( HLCN) ( 1 du/ 20 ac to 1 du/ 100 ac)
The intent of this designation is to protect the natural resources of hillside areas, avoid devel-opment
in areas with potentially hazardous hillside conditions, maintain the visual quality of
hills and ridgelines, create a public trail system, and retain the existing rural character and
small- scale agriculture of the area. This designation establishes a series of performance stan-dards
for determining density, based on physical and environmental features such as slope
gradient, ridgelines, and existing and potential landslides. Relatively unconstrained sites,
those with slopes below 20 percent gradient, will be permitted up to 1 dwelling unit per 20
acres; sites with steeper slopes and additional constraints will be permitted 1 unit per 100
acres. No development is permitted on the steepest slopes or ridgetops. However, these areas
may be given a density credit of 1 unit per 100 acres that could be transferred to other por-tions
of the property or within the Hillside Conservation designation when using a specific
plan.
Large Parcel Agriculture ( LPA) ( 100- acre minimum site)
This is a designation from the Alameda County East County Area Plan ( ECAP) that applies
to locations outside the City UGB but within the Planning Area. Only the following uses, as
identified in the North Livermore Urban Growth Boundary Initiative, and their normal and
appropriate accessory uses and structures ( as well as uses preemptively authorized by federal
and State law), may be permitted in North Livermore, including: agricultural uses, agriculture
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processing facilities, limited agricultural support uses, secondary residential uses, visitor serv-ing
commercial facilities, recreational uses, public and quasi public uses, solid waste landfills
and related waste management facilities, quarries, wind farms and related facilities, utility cor-ridors,
and similar uses compatible with agriculture. This is the default designation for undes-ignated
parcels on the General Plan Land Use Map.
Resource Management ( RMG) ( 100- acre minimum site size; 1 du/ parcel)
This is also a designation from the ECAP. It is intended mainly for land designated for long-term
preservation as open space, but may include low- intensity agricultural or residential
uses. The Resource Management designation provides for agricultural uses, recreational uses,
habitat protection, watershed management, public and quasi- public uses, secondary residential
units, active sand and gravel and other quarries, reclaimed quarry lakes, and similar and com-patible
uses. This designation is also applied to areas unsuitable for development because of
public health and safety hazards or environmentally- sensitive features. One single- family
home per parcel is allowed provided that all relevant development standards are met.
Water Management Lands ( WML) ( 100- acre minimum site; 1du/ parcel)
This designation is also from the ECAP. It provides for active sand and gravel quarries, re-claimed
quarry lakes, watershed lands, arroyos and similar and compatible uses. One single-family
home per parcel is allowed provided that all relevant development standards are met.
Open Space/ Sand and Gravel ( OSP/ S & G)
These are areas of Statewide concern due to their demonstrated level of quality aggregate.
The primary use allowed in areas designated OSP/ S & G is open space, as defined above un-der
Open Space ( OSP), and sand and gravel extraction, processing and related activities shall
be secondary. Use of S & G lands for agricultural use shall be given priority over mineral ex-traction
in areas where the soils are designated for prime or unique farmland. Extraction of
aggregate shall be conditionally permitted only after appropriate mitigation for potential im-pacts
to environmental resources and surrounding uses has been provided. Processing and
distribution of aggregate uses shall be limited to ensure that impacts on downwind land uses
are appropriately mitigated.
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Community Facilities
The Community Facilities designation provides areas for public agencies and institutions, in-cluding
City, County, State and federal government facilities, Livermore Valley Joint Unified
School District property, and the Livermore Municipal Airport. General locations for poten-tial
community facilities ( i. e., schools and parks) are indicated on the General Plan Land Use
Map by a floating designation; parks are indicated by a circular symbol and the text “ OSP,”
and schools are indicated by a building– shaped symbol and the text “ CF- S” or “ CF- H.” Float-ing
designations indicate the need for the facility within the general area of the City where
future need for these facilities is anticipated. Floating designations are not intended to be site
specific. Community Facility designations identify areas for the following specific public
uses:
Land Use Designations
CF- Elementary School ( CF- E)
CF- Intermediate School ( CF- I)
CF- High School ( CF- H)
CF- Community College ( CF- JC)
CF- Fire Station ( FS)
CF- Civic Center ( CF- CC)
CF- Cemetery ( CF- CE)
CF- Government Services ( CF)
CF- Airport ( CF- AIR)
CF- Post Office ( PO)
CF- Hospital ( HOSP)
CF- BART ( BART)
CF- Government Research and Development ( CF- R& D)
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C. Goals, Objectives, Policies, and Actions
Goal LU- 1 Protect the unique qualities of Livermore, which include a historic Down-town,
a variety of residential neighborhoods, vineyards, ranches, natural
habitats and open space.
Objective LU- 1.1 Locate new development so as to create a consolidated pattern of
urbanization, maximizing the use of existing public services and facilities.
Policies
P1. Except where special conditions warrant, the City shall allow development only on
those properties immediately adjacent to established urban areas, in accordance with the
North Livermore Urban Growth Boundary Initiative. ( NLUGBI)
P2. Residential development shall be limited to those areas within the UGB.
P3. The City shall annex all lands currently under County jurisdiction and within the
UGB prior to development in areas designated for urban uses.
P4. The City shall encourage the use of the planned development concept where pos-sible
to decrease construction costs, provide open space, increase the variety of
housing types and provide integrated very low-, low-, and moderate- income hous-ing.
Actions
A1. Maintain a file in the Community Development Department of vacant residential
acreage which provides an inventory of land suitable for single- family and multi-family
residential development, in accordance with Housing Element goals, pro-grams,
and objectives. Maintain maps indicating current zoning as well as public
facilities and services to these sites. In addition, identify sites which could be made
available through changes in zoning on the General Plan Map.
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A2. Periodically review and, as necessary, update City codes and regulations for consis-tency
with General Plan policy.
Objective LU- 1.2 Create neighborhoods that include a mix of uses and a range of
housing types to meet the needs of all residents.
Policy
P1. Where possible, neighborhood and community commercial uses shall be integrated
with public uses in similar areas as comprehensively designed service centers that
include public facilities, day care centers, multi- purpose meeting places, health care
facilities, housing for the elderly, transportation centers, and schools.
Objective LU- 1.3 Utilize the transferring of density in order to preserve environ-mentally
and aesthetically sensitive areas.
Policies
P1. The density transfer must be based upon a “ general public benefit,” such as remov-ing
density from a hillside location to a valley location with fewer environmental
and aesthetic consequences.
P2. The density transfer must involve a “ receiving site.” ( NLUGBI)
P3. The final density of a receiving site must fall within the designated range of density
specified for the site. ( NLUGBI)
P4. Any transfer must look at the total “ public benefit facility” capacity serving the re-ceiving
site. That is, there needs to be sufficient infrastructure ( roads, water,
sewer, storm drainage, etc.) and public services ( police, fire, schools, etc.).
Objective LU- 1.4 Encourage commercial development that will support and enhance
a vibrant Downtown and serve existing neighborhoods.
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Policies
P1. The Downtown shall serve as the primary local commercial area and as the City’s
historic and pedestrian- oriented retail shopping area within the period of the Gen-eral
Plan.
P2. The City shall encourage a combination of specialty retail, office, entertainment
( e. g. movie and performing art theaters), and other retail uses that serve a daily and
occasional need in the Downtown. Such uses are those in neighborhood- service
retail centers, as well as stores selling specialty goods, quality goods, and quality
and specialty restaurants.
P3. Downtown shopping shall be supplemented by neighborhood shopping centers,
consisting of retail convenience and personal service uses. Neighborhood shop-ping
centers should be located so that the “ trade area” residents are within rela-tively
easy walking distance. Neighborhood centers should be more than one- mile
apart so as not to overlap with adjacent trade areas. Regional and community serv-ing
uses are to be located in areas designated as Business and Commercial Park or
Community Serving General Commercial.
P4. Neighborhood- serving retail centers shall be limited to general use daily service
needs, such as grocery stores, informal restaurants, drug stores, salons, and dry
cleaners. Neighborhood- serving retail centers are defined as planned commercial
centers with a grocery store and smaller supporting uses located on a major arte-rial.
P5. Before new development is allowed in designated Neighborhood Commercial ar-eas,
a planned development shall be developed for each such area showing circula-tion
and land use in the interest of safety, convenience, and maximum benefit for
tenant and shopper alike. This process shall be done in cooperation with the
property owners and tenants of each area. The planned development will establish
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a basic framework for circulation, land use, building, signage, and landscaping that
will permit orderly growth as the service area of each center expands.
P6. Regional and community serving retail centers shall be limited only to retail uses
that are regional- serving, e. g. big box retailers and other large national retailers.
Regional centers are defined as large, planned commercial centers or stand- alone
big- box retailers with service uses of a scale and function to serve a regional or
community- wide market and a location adjacent and accessible to a highway or
freeway.
P7. Highway commercial development adjacent to I- 580 shall be limited to areas in
close proximity to freeway interchanges.
P8. The City shall prohibit strip commercial development, whether retail, office, or
service commercial, to avoid the following problems:
( a) traffic congestion resulting from inadequately controlled areas;
( b) high public costs of widening and improving major streets in order to accom-modate
traffic movement;
( c) difficulty in containment of such areas;
( d) poor aesthetic character where site planning, architectural style, landscaping,
and signing are inadequate; and
( e) the spread of blight into adjacent neighborhoods.
P9. The Business and Commercial Park ( BCP) designation shall be implemented
through the Planned Development ( PD) zoning district or the Highway Service
Commercial ( CHS) zoning district, either of which requires site plan approval.
The PD zoning district would identify the appropriate range of land uses consis-tent
with the intent of the designation to ensure compatibility within the devel-opment
and with adjacent land uses. The CHS zoning district may apply to ap-propriate
locations within each interchange quadrant for freeway dependant uses,
which provide an essential highway service to the traveling public. The CHS zon-
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ing district restricts freeway signs to freeway dependant uses located within free-way
interchange quadrants. Freeway uses should provide services to the traveling
public while allowing for visibility and convenient freeway access.
Objective LU- 1.5 Protect the City’s investments in public property and preserve
public lands for the use of the whole community.
Policies
P1. The City shall protect the public investment in the Las Positas Community Col-lege
site through policies and land use proposals which will assure compatible use
of adjacent properties.
P2. The City shall not dispose of publicly- owned lands or commit undeveloped pub-licly-
owned lands to long term use unless such actions are consistent with policies
and proposals of the General Plan. The City shall not dispose of or otherwise relin-quish
easements granted under the North Livermore Urban Growth Boundary Initia-tive
( NLUGBI).
P3. Public lands and buildings which are no longer used or suitable for the functions
for which they were originally acquired shall not be considered “ surplus” without
careful consideration first being given to their potential for other public use, in-cluding
sites for affordable housing, where appropriate. The availability of public
lands shall be viewed as an asset for the long- term benefit of the community which
shall not be sacrificed for short- term gain. Leasing shall be considered as an alter-native
to land sales where their disposition is consistent with the General Plan.
P4. In connection with LU- 1.5. P3 above, the City shall investigate purchasing or leas-ing
surplus State or federal lands for local use prior to giving up its right- of first-refusal.
In any event, the City shall study the potential of such lands for non- City
local use and advise the appropriate local body of such potential.
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Goal LU- 2 The City recognizes that it has an overriding responsibility to promulgate
policies and programs which will result in the management of growth to best
serve the health, safety, and general welfare of its residents. ( NLUGBI)
Objective LU- 2.1 Develop and phase new housing at a rate that can be absorbed by
public infrastructure and in a manner that fits within Livermore’s character.
Policies
P1. The City shall ensure that the management of community growth will assure that
the natural amenities and environmental qualities which are among its greatest as-sets
can be successfully improved, preserved, and enhanced.
P2. The City shall strive to achieve a balanced relationship between residential devel-opment
and commercial and industrial development to provide local employment
and to realize an adequate tax base.
P3. Future growth shall not exceed the community’s capability to provide services.
School classroom facilities, sewage treatment capacity, treated domestic water,
public parks and recreation, and public safety services shall be the principal factors
considered.
P4. The quality and design of residential facilities shall also be an important compo-nent
of the City’s population growth policies. It shall be the continuing responsi-bility
of the City to monitor these factors to assure compliance with the goals and
policies of the Plan.
P5. The City shall establish a growth range which supports the goals and policies for
well- managed growth. The Planning Commission shall develop general policy
recommendations, and the Growth Review Committee, appointed by the City
Council, shall develop growth range recommendations for well- managed growth.
Recommendations shall take into consideration the following factors:
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( a) State and federal policies and standards relating to the environment, including
air quality;
( b) The need for the City to accommodate a reasonable share of regional popula-tion
growth with regards to Association of Bay Area Governments ( ABAG)
population projections;
( c) Energy conservation;
( d) Historical growth patterns relative to the Bay Area and Alameda County;
( e) The need to encourage infill development in the City;
( f) The need to provide very- low and low- income housing consistent with
ABAG’s housing needs determination;
( g) The need to support viable local employment and commerce opportunities;
( h) The need for well- designed, high quality housing;
( i) The need to ensure that public facilities and services can adequately support fu-ture
growth; and
( j) The desirability of providing a jobs/ housing balance, as well as a jobs/ housing
match.
P6. It shall be the residential growth policy of the City to plan for an average residen-tial
population growth fixed range between 140 and 700 dwelling units annually
( based on 0.5 to 2.5 percent of 2002 housing units). The computation of the
growth range shall not include small projects of four ( 4) units or less, which are ex-empt
from growth management. The City may guarantee yearly housing alloca-tions
through approved specific plans to encourage and support residential devel-opment
within the specific plan planning area. In this circumstance, the Citywide
yearly housing allocations shall not be less than the number of dwelling units guar-anteed
under approved specific plans. In addition, the City shall grant 200 housing
allocations per year for ten years ( 2004 through 2013) to TDC- retiring projects, as
explained in LU- 2.1. P15.
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P7. The targeted growth determination may vary, plus or minus, up to 10 units. In
order to exceed the targeted growth determination, a project must meet the follow-ing
criteria:
( a) The project receives a “ Good” or better in the Housing Implementation Pro-gram;
( b) More than one- half of the units of the project could be accommodated within
the targeted growth determination; and
( c) If needed, the tiebreaker is that the project is in a targeted category in the
Housing Implementation Program.
To encourage development of very- low income units, projects that reserve a
minimum of 35 percent of the units for very- low income residents shall not be
required to participate in the competitive review process. Very- low income
projects will be included in the calculation of the City’s annual growth
determination.
P8. To promote the permanent protection and expansion of cultivated agriculture in
the South Livermore Valley, bonus parcels created within the City under the Agri-culture/
Viticulture land use designation, Conditional Urban Overlay District, and
Transferred Development Overlay District are not required to participate in the
competitive review process. An average of up to 200 units per year will be author-ized
within the Agriculture/ Viticulture, Conditional Urban Overlay District, and
Transferred Development Overlay District pursuant to procedures set forth in the
Land Use Element Section F, Allowed Development in South Livermore Valley, and
in the South Livermore Valley Specific Plan for the period beginning January 1,
1998 and ending December 31, 2005. Bonus parcels within the Overlay Districts
will be included in the calculation of the City’s annual growth determination.
P9. To promote development and redevelopment in the Downtown, 200 units per
year shall be authorized within the Downtown Area, for a maximum of 2,000
units for the period beginning February 2004 and ending December 31, 2013. For
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this period of time, Downtown Area units are not required to participate in the
competitive review process. Please refer to the Downtown Specific Plan for the
implementation details of this policy.
P10. The detailed implementation process of the growth determination shall be adopted
by resolution of the City Council and outlined in the program administration
pamphlet, but shall include the following general steps:
( a) Determine a Specific Three- Year Housing Implementation Program: Using the
Housing Element of the General Plan as a guide, the City shall develop a
Three- Year Housing Plan. In developing the Plan, the City shall consider,
among other issues, infrastructure requirements and limitations as they relate
to the proposed growth, including but not limited to capacities of the sewer
and water and street systems of the City; service requirements including
schools, safety and administrative services; environmental impacts and
constraints; the very- low and low income housing needs of the City; and the
current job growth rate in Livermore.
The program would delineate:
( 1) The type and/ or location of residential units targeted for development;
( 2) Project specific criteria that will be used to evaluate individual projects;
and
( 3) The process and schedule by which the Competitive and Non-
Competitive Housing Implementation Program will be undertaken.
( b) Determine the Specific Yearly Growth Determination for the Three Year Period:
Using the total number of dwelling units to be built during the three- year
period as determined in LU- 2.1. P10a above, the annual growth determination
shall be determined. This annual growth determination must be within the
range of 140 to 700 units, as set by the General Plan.
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( c) Calculation of Yearly Housing Allocation: Determine the year housing
allocation in the range of 140 to 700 units.
( d) Determine Allocation Recipients in a competitive Review Process: Developers
shall submit an application consisting of:
( 1) A concept site plan showing street and lot layout, number and types of
units, building footprints, etc.
( 2) Typical elevations of buildings, walls, carports, fences, etc.
( 3) Plans that show landscaping, usable open spaces and other amenities.
The City will evaluate and rank the applications using the goals of the Three-
Year Housing Plan ( See LU P7( 1)), and the other criteria and standards of the
implementation process.
( e) Award Housing Allocations: Those projects determined eligible to receive
allocations will proceed with the normal subdivision, site plan, design review,
and other necessary approval processes.
( f) Exempt Projects: Projects that are exempt from either the competitive process
or the growth range are subject to the normal subdivision, site plan, design
review, and other necessary approval processes.
P11. When residential growth applications fall below the established growth range of
the residential management program, the City shall allocate residential units with-out
a competitive review process. The City will identify procedures in the Hous-ing
Implementation Program to be utilized in years when the number of units re-quired
are less than those established by this policy. These procedures shall main-tain
the administrative integrity of the program, but will not attempt to manage
the range of growth or implement other growth management objectives.
P12. The unused portion of any year’s approved development, if the development is not
extended, may only be reallocated for use within the specific three- year HIP cycle.
The actual growth determination must meet the goals and policies of the General
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Plan. The need for growth determination policy and the basis for the determina-tion
selected is as follows:
( a) Managed growth provides the City the ability to more reasonably anticipate
the public service and facility needs created by residential development.
Managed growth allows the City to more effectively program the timing and
funding of needed improvements.
( b) Livermore is part of a critical air basin. In 1999, the San Francisco Air Basin
was designated a non- attainment area for ozone and PM10 ( particulate matter)
under both State and federal air quality standards. However, additional
housing added in the range of 140 to 700 units annually is not anticipated to
create significant air quality problems. In addition, a range of between 140 and
700 units allows housing growth to more closely match job growth in the area
which would conceivably reduce vehicle miles traveled, and therefore, not
impact air quality as significantly as might be expected.
( c) In considering what is the community’s “ fair share” of all types of housing in
support of regional growth, it must be noted that population growth estimates
prepared by ABAG indicate that, between 2000 and 2020, the San Francisco
Bay Area population will increase by 18 percent, Alameda County by 16
percent and Livermore by 28 percent. The City and the Livermore Valley
have historically grown at higher percentages than other Bay Area locations.
( d) In 2002, the City has a relatively close balance between the number of local
jobs and employed residents at one job per one and one- half ( 1: 1.59) employed
residents. The jobs/ employed residents balance can be maintained with a resi-dential
growth range between 140 and 700 residential units.
( e) The in- fill of by- passed and some outlying areas of the City is necessary to
complete service systems and improve the overall quality of life in the areas.
( f) The City has implemented a number of housing programs to support the
development and preservation of very- low and low- income housing consistent
with the goals of the Housing Element.
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( g) The City has implemented several fiscal programs to support housing pro-grams
and other residential development, such as housing impact fees, Rede-velopment
Agency set- aside funds, and other development impact fees.
( h) The City has implemented several environmental programs to address the im-pacts
of development including storm drainage and water quality requirements,
parkland dedication/ in- lieu fees, transportation impact fees and environmental
review requirements.
In summary, taking into consideration all the factors for both higher and lower
growth determinations, this stated policy satisfies all the goals and other policies of
the General Plan.
P13. All residential growth shall be consistent with the policy that a proposed devel-opment
must be in the best interest of the community as a whole, considering that
our goal is to achieve balance in our community, which shall be understood to
mean:
( a) A geographical balance of the physical population on the terrain.
( b) That the adverse impact of the residential growth on air quality be balanced by
factors such as reduced vehicle miles traveled ( VMT) because of shopping facil-ity
locations and local employment of the residents.
( c) That the ratio of the industrial- commercial tax base versus that residential tax
base will become more favorable.
( d) The need to provide more very- low and low income housing.
( e) Compliance with the goals and policies set forth in this plan.
P14. For purposes of growth management, congregate care ( with mandatory meal plan),
assisted living, and skilled nursing facilities are defined as health care facilities and
are not subject to growth management policies. When a mixed- use senior facilities
project includes up to 30 percent of the project for independent living ( residential),
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the project as a whole is defined as a health care facility. When a mixed- use senior
facilities project includes more than 30 percent of the project for independent liv-ing,
the residential portion of the project is subject to growth management poli-cies.
P15. The City shall guarantee 200 housing allocations per year for ten years ( 2004
through 2013) to projects that were approved to exceed baseline density in compli-ance
with the City's TDC Ordinance. In addition, these housing allocations shall
be granted to applicants who acquire TDCs, or pay in- lieu fees at the rates speci-fied
in the TDC Ordinance for projects that exceed the baseline density regardless
of whether baseline density is actually exceeded. Unused allocations for TDC-retiring
projects may be carried forward up to ten years, or the end of 2013. Hous-ing
allocations for TDC- retiring projects are reserved for development sites outside
of the Downtown Area unless and until all housing allocations reserved for the
Downtown have been used. Development in the Downtown Area is exempted
from the TDC Program.
Goal LU- 3 Provide areas for high- density mixed- use development near transit.
Objective LU- 3.1 Create neighborhoods near transit that include a mix of uses and a
range of housing types to meet the needs of all residents.
Policies
P1. Prior to or concurrent with approval of any development applications, a specific
plan shall be prepared and approved for the Greenville BART TOD ( see Figure 3-
8). The specific plan shall provide detailed guidance for project- related land use,
provision and financing of public services and facilities, open space preservation
( including appropriate setbacks and buffers from adjacent open space areas), visual
resources, and recreational amenities, and shall include mitigation measures to re-duce
the impacts of individual projects on existing neighborhoods and environ-mental
resources. The highest density shall be located nearest to the BART station
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and shall feather to lower densities as it approaches the existing, surrounding sin-gle-
family neighborhoods.
P2. Development of the BART TOD shall be contingent upon BART establishing a
firm timeframe and funded extension of full BART rail services from Dub-lin/
Pleasanton to the Greenville area. Until such a commitment is made for full
BART rail service, land uses in the Greenville BART TOD shall be consistent
with Agriculture/ Viticulture ( AGVT).
Goal LU- 4 Ensure that new development mitigates significant environmental, design,
and infrastructure impacts.
Objective LU- 4.1 Prevent development from occurring where the location or the
physical or biological characteristics of the site would make the land use inappropriate.
Policies
P1. Impacts to wetland and biological resources shall be calculated on a gross acreage
basis and shall include areas of steep slopes, streets, floodways, and parks dedica-tions
that could result in losses of wildlife and plant habitat on a parcel.
P2. The City shall encourage the clustering of development in order to minimize its
overall footprint in areas of ecological sensitivity, such as hillsides, alkali springs,
creek corridors, and watersheds.
Objective LU- 4.2 Ensure that new development complements its local context and
minimizes impacts on the environment.
Policies
P1. New development shall be designed to respect and enhance Livermore’s existing
development and natural environment.
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P2. The use of “ green construction” and land development techniques shall be encour-aged
as a means to reduce the environmental impacts of construction activity.
P3. Encourage all additions and new development to follow green building practices
for design, construction, and operation and to incorporate as many LEEDTM pre-requisites
and credits as feasible.
Action
A1. Use the Housing Implementation Program ( HIP), design review process, and spe-cific
plans to ensure that development meets community concerns for visual qual-ity
and environmental sensitivity.
Objective LU- 4.3 Designate appropriate areas for industrial uses in order to prevent
negative impacts on the health, safety, and welfare of residents.
Policies
P1. Industrial development shall be subject to design principles and performance
standards consistent with General Plan policies.
P2. The City shall reserve large tracts for exclusive industrial use to encourage devel-opment
of an industrial “ community” and prevent encroachment by incompatible
uses.
P3. The City shall reserve sufficient space for industry, recognizing industry's greater
land requirements due to new methods of operation.
P4. The City shall assign high priority for the extension of urban services particularly
those where multiple modes of transportation are available.
P5. The City shall evaluate proposed industrial development in terms of its impact on
local employment.
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P6. The City shall encourage the formation of an Industrial Park Foundation for pur-poses
of establishing an industrial park as an added inducement in attracting new
industries.
Objective LU- 4.4 Protect the Municipal Airport from encroachment by incompatible
uses.
Policies
P1. The City shall encourage development of property within the immediate vicinity
of the Airport for light industrial and transportation uses to the extent that noise
standards and flight clearance requirements are maintained, and environmental
impacts are adequately mitigated.
P2. New residential land use designations or the intensification of existing residential
land use designations shall be prohibited within the Airport Protection Area
( APA), which is shown on Figure 3- 5. The APA includes the area located within
7,100- feet west of the western end of runway 7L- 25R, 5,000- feet north of the
northern edge of runway 7L- 25R, 5,000- feet east of the eastern end of runway 7L-
25R, and 5,000- feet south of the southern edge of runway 7R- 25L.
P3. Development at the Airport shall be subject to Federal Aviation Administration,
Airport Land Use Commission, and City building/ structure height restrictions.
Action
A1. Pursue the feasibility of acquiring urban development rights or fee title to property
within the Airport flight approach areas west of the runways to the City limits
to assure the most positive control over development within the “ off- airport”
flight approach areas.
7,100 feet 5,000 feet
5,000 feet
5,000 feet
FIGURE 3 - 5
A I R P O R T P R O T E C T I O N A R E A
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Airport Protection Area ( APA)
Boundary
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D. North Livermore Goals, Objectives, Policies, and Actions
The Livermore City Council adopted the North Livermore Urban Growth Boundary Initiative
on December 16, 2002, after this ordinance had qualified for placement on the ballot. The
provisions of this initiative are identified in the following section in italics. All text below in
italics cannot be amended or repealed, unless approved by a majority of the Livermore elec-torate
prior to amendment/ alteration of the policy. This section includes Goals, Objectives,
Policies, and Actions to implement the provisions of this initiative. Additional sections from
this initiative are incorporated through the General Plan, also shown in italics and cited either
as North Livermore Urban Growth Boundary Initiative or NLUGBI. Section 21 of the initia-tive,
which includes terms and definitions, is included in the Glossary in Chapter 12.
In policies where the initiative interjected a word or phrase into an existing General Plan pol-icy,
only the initiative language is shown in italics and is cited with ( NLUGBI). Only areas
outside the Urban Growth Boundary, as identified in this initiative, are subject to the re-quirements
of the initiative. Appendix A includes the North Livermore Urban Growth
Boundary Initiative in its entirety, as adopted by the Livermore City Council in December
2002. Appendix A also provides a policy citation cross reference to this section ( Section D,
North Livermore Goals, Objectives, Policies, and Actions) of General Plan policies for each
section of the initiative required to be incorporated into the Livermore General Plan. These
sections will implement the initiative.
Goal LU- 5 It is the goal of the City to establish a coherent and logical pattern of urban
uses that protects and enhances open space and agricultural uses by providing
a clear and permanent boundary for urban uses within the City’s Planning
Area. The provisions of GOAL LU- 5, as readopted by the North Livermore
Urban Growth Boundary Initiative shall be amended only by a vote of the
people.
Objective LU- 5.1 Maintain an Urban Growth Boundary to protect open space and
agricultural uses in North Livermore.
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Policies
P1. An Urban Growth Boundary is completed for Livermo