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The city’s Planning Commission unanimously supported rezoning a business park in northwest Livermore to a residential transition zone as well as backed a development agreement for an approximately 450 multifamily unit project at that site.
The property located along North Canyons Parkway and Triad Place hosts three mostly empty commercial buildings and parking lot improvements. Through the Triad Place development project, owner and applicant Align Real Estate — conducting business as 3055 Livermore Owner, LLC — aims to replace these buildings with a new neighborhood.
This neighborhood would include interior streets, utilities, driveways, paseos, landscaping and a common park space with the flexibility of constructing between 405 units and 518 units.
As part of the development agreement, Align Real Estate is prepared to contribute a minimum of $4,202,000 to the social opportunity endowment and community benefit funds, a plan to meet the city’s inclusionary affordable housing requirements. It also intends to construct off-site Class IV bike lane improvements along North Canyons Parkway.
Following the commissioners’ positive recommendation at the April 1 regular meeting, Livermore City Council will decide whether to approve the proposed development agreement and rezoning through an amendment to the Isabel Neighborhood Specific Plan, development regulations for approximately 1,140-acres in northwestern Livermore.
“I just applaud staff bringing this project to us. We need housing. This is a perfect place for it,” Livermore Planning Commissioner Nadine Horner said. “Design is important and I think what you showed us so far is impressive, so let’s continue that quality of work with this project.”
Align Real Estate wants to redevelop the commercial site because the current office space has not leased well over the past five years, managing principal David Balducci said.
“As we saw this project sort of going completely dark and had no success with leasing, we approached staff to talk about a land use change here,” Balducci explained to the commissioners.
Changing the site’s land-use designation seems appropriate, Commissioner Jacob Anderson said.
Anderson added, “I think it’s pretty safe to say that office doesn’t seem to be rip-roaring back anytime soon. But I also want to make sure that we don’t ever get ourselves caught off guard with economic changes.”
Anderson acknowledged that the project’s design review is a later step, but offered corrections to design guideline numbers stated in the project renderings. He also suggested extending the length of eaves for more shading and said that one of the renderings did not mesh well with the Isabel Neighborhood or Livermore at-large.
Vice Chair Tracy Kronzak suggested that the developer consider native trees for the project, especially given the site’s abutment of open space.
The commissioners agreed that the proposed specific plan amendment and development agreement are not required to undergo additional environmental review under the California Environmental Quality Act. A previously approved “Isabel Crossing Project Addendum” to the Isabel Neighborhood Specific Plan EIR, found that land use changes for the project site had no significant impacts beyond those previously identified in the EIR.
As for the council’s role, they will consider amending the Isabel Neighborhood Specific Plan to rezone the site as “residential transition” to allow a density range of 15 to 25 dwelling units per acre. Further, approval of the proposed development agreement would vest the land use and project concept plan of the project.
Within 180 days of executing the development agreement, Align Real Estate is set to pay $202,000 toward the social opportunity endowment and community benefit funds, according to a staff report prepared by Kam Purewal, city associate planner. Additional payments would be made as each billing permit is issued.
Prior to construction, the project also requires review of subdivision and site plan design review by the Planning Commission and City Council.
Align Real Estate aims to develop approximately 450 multifamily housing units in northwest Livermore. Seen here is a conceptual design of the proposed neighborhood. (Image courtesy city of Livermore)
In other business
Commissioners also made recommendations for the 2045 Comprehensive General Plan Update, a policy document being created to guide the city’s growth, land-use, sustainability, and resource and open space conservation.
Elements on the table that evening included land use, community identity and economic development. Their suggestions come as part of an ongoing effort to update the city’s General Plan.
On the subject of land use, commissioners supported the inclusion of east of Greenville Road in the 2045 General Plan as a future study area to accommodate industrial, non-residential use. The actual study of that land use should remain separate from the general plan, they agreed.
At a later meeting, the City Council will consider the commissioners’ recommendations for incorporation into a draft General Plan. This draft plan, including draft goals and policies, is expected to be released between late summer and early fall. The city plans to conduct a community outreach during fall 2025, followed by adoption hearings in 2026.
All East Bay cities approve thousands of housing units to “comply” with state-mandated housing requirements. This seems to create competition between communities, but not all of this housing will be occupied.
Some cities, if not all, are not vetting the developer. Such is the case with the city of Pleasanton, recently awarded Steel Wave over 700 homes for development in east Pleasanton. Seel Wave has a history of debt issues. Most recently, Steel Wave surrendered the El Sugundo Property in Las Angeles to avoid foreclosure on $53 million debt.
The East Bay’s push to meet state-mandated housing requirements is a significant move, but it comes with complex implications. Here’s a breakdown of the potential fallout.
As cities race to approve housing projects, there could be a shift in focus from collaboration to competition. This might lead to uneven development, where some cities attract more residents and investments while others struggle to fill units.
If a substantial portion of these units remains vacant, it could lead to urban blight. Vacant properties often result in decreased property values, increased crime rates, and a sense of disinvestment in neighborhoods.
Maintaining unoccupied housing can be costly for cities. Local governments might face challenges in recouping investments, especially if property taxes from these units don’t generate the expected revenue.
The influx of new housing might not align with the actual needs. For example, if affordable housing isn’t prioritized and infrastructure, potentially leading to environmental degradation if not managed sustainably.
There is a high likelihood of developers abandoning properties due to debt and being unable to secure financing. Some abandoned properties will find buyers, some will not.