Livermore council permits rezoning in northwest city for housing

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Redevelopment of a business site in northwest Livermore received support from the Livermore City Council at their May 12 regular meeting. Seen here is a conceptual design of the proposed housing project. (Image courtesy city of Livermore)

The Livermore City Council approved rezoning for approximately 27 acres in the city’s Isabel neighborhood from business park to residential transition as well as a development agreement for an approximately 450-unit housing project on-site Monday.

Located in northwest Livermore at 3011, 3055 and 3077 Triad Place, the aptly named Triad Place development project is set to demolish three mostly empty commercial buildings. Their clearing will make way for 405 to 518 multifamily units in a variety of building types.

In addition to housing, project applicant 3055 Livermore Owner, LLC is set to contribute a minimum of $4,202,000 to the community benefit and social opportunity endowment funds and construct Class IV bike lane improvements along North Canyons Parkway.

As part of advancing the project, the council unanimously approved an Isabel Neighborhood Specific Plan amendment and a development agreement for the project. The developer must submit project entitlements, subject to Livermore Planning Commission and city council review, prior to construction.

“This is a good project, this is a good conversion,” Vice Mayor Evan Branning said. “I just want to make sure as those entitlements come in, they are not just reflecting maximizing housing but also reflecting the values Livermore has and — I believe from what I’ve seen so far — the values we share.”

For over five years, Align Real Estate — doing business as 3055 Livermore Owner, LLC – has had difficulty leasing two of the three buildings at Triad Place, according to Align’s managing principal, David Balducci.

“It’s not really what’s desired now in the market. There’s demand for newer facilities with amenities and services and things for the new workforce,” city of Livermore principal planner Andy Ross added.

The third commercial site is currently occupied by Comcast, but its leasing should not affect the proposed redevelopment, Ross said.

“I don’t think — without major renovations — you are going to see renters in the near future,” Branning said.

Though replacing commercial space with residences worried both Branning and Councilmember Kristie Wang.

“It’s a little concerning when we’re converting from commercial to all this residential and what that does to the jobs and housing balance,” Wang said.

The council should remain mindful of the commercial inventory in the city, expected to last 10 years or less, Mayor John Marchand responded.

This project would add new market-rate and affordable units to help the city meet its current and future Regional Housing Needs Allocation, according to a staff report prepared by city of Livermore associate planner Kam Purewal.

The proposed development also implements the General Plan goals for the Isabel neighborhood, as “compatible with existing development and community character” as well as supportive of transit ridership and citywide goals for increased transportation options, housing choices and economic vitality, according to Purewal.

“We’re trying to maintain control of our zoning in the long-term and this is one of those sites that we’re looking at to make sure that we maintain that control,” Councilmember Steven Dunbar explained.

As for community benefits, the applicant’s contributions to the community benefit and social opportunity endowment funds will help fund human service programs as well as public amenities and facilities, Ross explained.

Per the development agreement, the developer will make a $202,000 contribution to the social opportunity endowment fund within 180 days of execution of agreement. Future payments will be made as each building permit is issued plus any required impact fees.

“We talk about community benefits, but I don’t see no community benefits for the at-risk youth folks here or the encouragement of state-approved apprentices,” said Brian Werner, Livermore resident and business representative for Sheet Metal Workers’ Local Union No. 104.

In response, Branning later suggested that the project applicant collaborate with the local workforce and labor partners with apprenticeship programs that also pay fair wages.

Dunbar also expects the project to balance financial feasibility, community benefits for the rezoning, fair wages and standards, consideration for neighbors nearby and the number of housing units and affordability.

Previously, the planning commission recommended the council’s approval at their April 1 meeting, with now-completed formatting changes to an exhibit in the development agreement.

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Jude Strzempstaff reporter

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