Friends & Neighbors of Los Olivos

Make Your Voice Heard

Your input is vital to protecting the integrity of our neighborhood. We encourage all residents to formally contact city officials to express your stance on this modification before the public comment period closes.

*Official contact details are provided in the full briefing document available below.

Please be aware & participate
Planning meeting moved to
tuesday May 19th, 2026 at 7pm

CONVERSION FROM WINE COUNTRY INN TO TRAILER PARK ON THE HILL

Public comment on Wine Country Inn Modification (SPDR 25-030). Tuesday, May 19th, 2026 at 7:00 PM · Civic Center Meeting Hall, 1016 South Livermore Ave, Livermore, CA 94550.

Key Concerns

Visual impact on the protected Scenic Corridor
Layout and density inconsistent with wine country character
Requirement for a full Environmental Impact Review
Inadequate traffic and infrastructure planning
Loss of the existing 77-seat destination restaurant
High risk of Airbnb/VRBO-style short-term rental conversions

The proposed development replaces the existing historic Wine Country Inn with 24 detached cottages, raising significant community concerns about a "Trailer Park On The Hill" that lacks the density and style appropriate for our scenic corridor. The rendering below was what was originally proposed. The new proposal is a massive modification that fundamentally changes the project's design, character and operational risk.

Wine Country Inn | City of Livermore website

Read Full Briefing

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MAKE YOUR VOICES HEARD

Kam Purewal

Livermore Planning Project Manager

sspurewal@livermore.gov

925-960-4463

Jarrett Rasmussen

Livermore Engineering Manager

jsrasmussen@livermoreca.gov

(925) 960-4519

Planning Commission

planningcommission@livermoreca.gov

City Council

citycouncil@livermoreca.gov

Community Development Dept

communitydevelopment@livermoreca.gov

Planning Division

planning@livermoreca.gov

City Manager’s Office

citymanager@livermoreca.gov

Original Proposal & Vision For
Wine Country Inn Vs. Proposed

Below is the rendering for the original proposal. The new proposal is a Trailer Park on a Hill with 24 detached villa style cottages that look more like 24 ADUs.

ORIGINAL APPROVED PROJECT

• 30-room boutique Wine Country Inn (~29,345 sq ft, 2-story)

• 77-seat restaurant

• Caretaker’s residence (~2,300–2,400 sq ft)

• ~65 parking spaces

• Centralized building massing — traditional hospitality model

Reviewed under S. Livermore Valley Specific Plan EIR (1997)

UPDATED PROPOSAL (SPDR - 25 - 030)

• Main Hotel REPLACED with 24 detached cottages (ADU Units)

• Still totaling 30 rooms — but entirely different character

• Guest services/lobby structures + pool amenities added

• 77-seat restaurant ELIMINATED

• Distributed footprint across site vs. centralized massing

• Classified as SPDR Modification — NOT new Conditional Use Permit

The rendering below is what was originally approved.

REQUESTED ACTIONS
A. Reclassification of Review
Require full discretionary review — not a minor design modification

B. Updated Technical Studies
• Traffic & circulation analysis – Last study was done in 2023
• Utility capacity (water, sewer, fire flow)
• Visual impact simulations from key corridors
• Lighting and nighttime impact analysis

C. CEQA Re-Evaluation
Documented justification for exemption, or supplemental environmental review

D. Enforceable Operational Conditions
• No long-term tenancy (>30 days)
• No separate leasing of individual units
• No timeshare or condo conversion
• No Airbnb/VRBO independent short-term rentals
• Single operator hotel model only
• No RV/mobile or temporary structures
• No expansion beyond approved count without new review

E. Infrastructure Transparency
• Water & wastewater capacity calculations
• Fire access & emergency response compliance
• Pool & irrigation demand documentation
• Caretaker unit included in infrastructure modeling

BREIF HIGHLIGHTS AND KEY CONCERNS

Wine Country Inn Modifications (SPDR 25-030)
Location: 3459 Arroyo Rd / Hansen Rd
Application Proposal: Replace centralized boutique inn design with 24 detached villas-style units (ADU Units)

WHY THIS IS NOT A MINOR MODIFICATION
This proposal materially changes:

1) Project Form: Centralized Structure -> Dispersed Site Layout
2) Operational Behavior: Hotel Model -> Multi-Unit Distributed Use
3) Impact Pathways: Traffic, Fire Access, Noise Distribution and Visual

Same unit count does not mean same impacts

SPECIFIC PLAN CONFLICT
The South Livermore Valley Specific Plan Requires:
- Clustering of Development
- Protection of Scenic Corridors
- Preservation of Rural / Wine Country Character

This proposal
-Expands development footprint
-Fragments open space
-Increases visual intrusion

Dispersion contradicts clustering policy

CEQA - ADDITIONAL REVIEW REQUIRED

Under CEQA (15162) further review is required when:
- Substantial project change occurs
-New or more severe impacts may result

New Impact Risks:
- Distributed traffic patterns
-Increased evacuation complexity (fire zone)
-Expanded visual footprint
-Decentralized Activity / Noise

Requires subsequet or supplemental EIR

FIRE SAFETY RISK
- High fire severity risk
- Dispersed structures increase evacuation complexity ad
- Emergency response challenges

TRAFFIC -> DIFFERENT BEHAVIOR
- Centralized Hotel -> Controlled Access
- Dispersed Units -> Multiple Movement Patterns

LONG TERM USE RISK
- Detached units enable:
* Short Term Rentals
* Extended Stays
*Residential Style Use

Form drives future use - not labels