What are the 2025 amendments to the East County Area Plan (ECAP) and South Livermore Valley Area Plan (SLVAP) adopted by the Board of Supervisors?

The 2025 amendments to the East County Area Plan update and clarify policies to support the long-term viability of cultivated agriculture and permanently protected farmland in South Livermore. They correct inconsistencies in previous interpretations of zoning regulations, fulfill overdue planning commitments, and establish clear standards for clustered development and visitor-serving uses. These changes aim to advance the region’s vision of Livermore as a leading wine-growing area and agritourism destination.

What problems are these amendments intended to address?

The South Livermore Valley Area Plan (SLVAP) was approved by the Board of Supervisors in 1993 to increase and enhance cultivated agriculture, especially viticulture, in the South Livermore Valley. It aims for a “critical mass” of 5,000 acres of vineyards for the area to be recognized as a premier wine-growing region. Currently, there are fewer than 2,800 acres of planted vineyards in the area.

The 2021 UC Davis report, “Realizing the Heritage,” confirms that South Livermore has the climate, soils, grape yields, and water necessary to be a world-class wine producer. One major element holding the region back from achieving the vision laid out in the SLVAP is a lack of tourist-supporting services, such as a small wine-country resort, wine tasting rooms and restaurants, and amenities like a small food market, bike rentals, and other options for activities.

The amendments advance the original goals of the South Livermore Valley Area Plan by facilitating responsible visitor-serving development that will increase demand for Livermore Valley wines by enhancing the reputation of the region, strengthening the economic position of local vineyards, and protecting working agricultural lands.

What was the process for developing the proposed amendments?

The amendments were developed through a collaborative, multi-year process involving Alameda County Planning Department staff, representatives of Tri-Valley Conservancy, agricultural and environmental stakeholders, and local landowners. The process included presentations to the County’s Agricultural Advisory Committee and the Planning Commission, as well as review by the Transportation and Planning Committee. The environmental impacts of the amendments were evaluated through a 2024 Addendum to the certified 1993 Environmental Impact Report for the South Livermore Valley Area Plan, consistent with requirements under the California Environmental Quality Act (CEQA). The environmental review of the Addendum concluded that the amendments would not result in new or more severe impacts than were originally anticipated under the SLVAP. Following the completion of the environmental review and public hearings, the Alameda County Board of Supervisors adopted the amendments on June 12, 2025.

What types of development will now be permitted with the County’s adoption of these amendments?

The amendments allow for a limited set of visitor-serving commercial uses that are directly related to agriculture. These include tasting rooms, bed-and-breakfast inns, small-scale hotels of up to 140 cumulative rooms, restaurants, and other agritourism uses such as wine museums and art galleries. No new residential subdivisions or urban developments are permitted.

All uses that were added through the amendments must obtain a Conditional Use Permit and are subject to the County’s standard planning review process, which includes review by the Planning Department, potential consideration by the Board of Zoning Adjustments, and compliance with site development review requirements.

Under the new amendments, landowners may submit a clustering plan that consolidates allowable development on a large parcel agricultural property into clearly defined building envelopes while permanently protecting the remainder of the land for agriculture. A clustering plan may apply to a single parcel or multiple contiguous parcels totaling 40 acres or more. For each 20-acre increment, the plan may allow for one residential homesite and up to 20,000 square feet of visitor-serving commercial space, provided that the total developed area does not exceed two acres or 10 percent of the total acreage of the affected property/properties under the plan. All clustered development must occur within the designated building envelope, and the entire parcel must be placed under a permanent conservation easement. Furthermore, at least 90 percent of the parcel must be maintained in cultivated agriculture for as long as any visitor-serving use is in operation.

How do the amendments benefit Livermore’s agriculture, viticulture, and open space?

The amendments provide a regulatory framework that supports the long-term viability of agriculture and viticulture in South Livermore. By attracting responsible investment in wine country tourism, the amendments help generate increased demand for locally produced wine and agricultural goods, enabling vineyard operators to remain competitive in a challenging market.

The conservation easement requirements related to clustering development ensure that agricultural lands are permanently protected from fragmentation and urban encroachment, thereby preserving open space, scenic views, and the cultural landscape that defines the region. These changes align with the original intent of the South Livermore Valley Area Plan.

How do the amendments relate to voter-approved ballot initiatives, Measure P (Sewer System), and Measure D (Save Agriculture and Open Space Initiative)?

Measure D protects East County agricultural land by restricting urban development outside designated urban growth boundaries. The June 2025 ECAP amendments do not increase residential density or permit urban uses and are limited in scope to agriculturally supportive development within clearly defined parameters, maintaining the spirit of Measure D. Measure P authorized a limited extension of sewer service into the South Livermore Valley to support agricultural and visitor-serving uses, consistent with the original goals of the SLVAP. The June 2025 ECAP amendments complement this infrastructure improvement by clarifying the types of uses eligible for service, ensuring that sewer expansion continues to primarily support agriculture and agritourism. Together, the amendments and the ballot measures strengthen land use protections while promoting the economic sustainability of the region and a thriving wine country region.