Agenda packet, special meeting — Dublin City Council, April 5, 2022

April 05, 2022 Dublin City Council Special Meeting Agenda

COUNCILMEMBERS Regional Meeting Room
Melissa Hernandez, Mayor Civic Center
Jean Josey, Vice Mayor 100 Civic Plaza
Shawn Kumagai, Councilmember Dublin, CA 94568
Dr. Sherry Hu, Councilmember
Michael McCorriston, Councilmember

Special Meeting of the

DUBLIN CITY COUNCIL

Tuesday, April 5, 2022 Location: Regional Meeting Room
Civic Center
100 Civic Plaza
Dublin, CA 94568

Notice is hereby given that a Special Meeting of the City of Dublin City Council will be held on Tuesday, April 5, 2022, at 6:00 PM in the Regional Meeting Room, Civic Center, 100 Civic Plaza, Dublin, CA.

1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE

2. PUBLIC COMMENT

3. STUDY SESSION

3.1 Study Session: Inspiration Drive Memory Care and Assisted Living (PLPA- 2020-00044 & PLPA-2020-00045)
The City Council will receive a presentation on the Inspiration Drive Memory Care and Assisted Living projects proposed by Fulcrum Development. The two projects include the development of a 55-bed memory care facility and an 84-bed assisted living facility on the Valley Christian Center property. Requested approvals for the projects include a General Plan Amendment, Planned Development Zoning with Stage 1 and Stage 2 Development Plans, Site Development Review Permits, a Street Vacation, Tentative Parcel Map, Development Agreement, and adoption of a Supplemental Mitigated Negative Declaration to the Valley Christian Center Environmental Impact Report.

STAFF RECOMMENDATION:

Receive a presentation on the proposed project and provide feedback.

Staff Report
Attachment 1 - Memory Care Facility Project Plans
Attachment 2 - Assisted Living Facility Project Plans
Attachment 3 - Photo Simulations
Attachment 4 - Fiscal Impact Analysis
Item 3.1 PowerPoint Presentation

1 April 05, 2022 Dublin City Council Special Meeting Agenda

4. ADJOURNMENT

Upcoming City Council Schedule: Regular City Council Meeting, April 5, 2022

This AGENDA is posted in accordance with Government Code Section 54954.2(a)

If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and regulations adopted in implementation thereof. To make a request for disability-related modification or accommodation, please contact the City Clerk’s Office (925) 833-6650 at least 24 hours in advance of the meeting.

AFFIDAVIT OF NOTICING AND POSTING:

I, Marsha Moore, City Clerk for the City of Dublin, declare that a copy of this agenda / notice was posted in the kiosk in front of the Civic Center and that the City of Dublin City Councilmembers and the Media were provided notice on Wednesday, March 30, 2022.

ATTEST:

________________________________________
Marsha Moore, City Clerk

2 STAFF REPORT

CITY COUNCIL

Page 1 of 11 ends

Agenda Item 3.1
DATE: April 5, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SUBJECT: Study Session: Inspiration Drive Memory Care and Assisted Living (PLPA- 2020-00044 & PLPA-2020-00045)
Prepared by: Amy Million, Principal Planner
EXECUTIVE SUMMARY:

The City Council will receive a presentation on the Inspiration Drive Memory Care and Assisted Living projects proposed by Fulcrum Development. The two projects include the development of a 55-bed memory care facility and an 84-bed assisted living facility on the Valley Christian Center property. Requested approvals for the projects include a General Plan Amendment, Planned Development Zoning with Stage 1 and Stage 2 Development Plans, Site Development Review Permits, a Street Vacation, Tentative Parcel Map, Development Agreement, and adoption of a Supplemental Mitigated Negative Declaration to the Valley Christian Center Environmental Impact Report.

STAFF RECOMMENDATION:

Receive a presentation on the proposed project and provide feedback.

FINANCIAL IMPACT:

All costs associated with processing the Planning Applications are borne by the Applicant. A fiscal impact analysis was prepared for the proposed General Plan Amendment for the Assisted Living project. The analysis evaluated similar facilities and average calls for service. Using this methodology, the facility could impact the City’s General Fundby $230,000 per year. As part of the Development Agreement, the Applicant has offered a community benefit of $250,000 towards the construction of outdoor bocce ball courts at the Dublin Senior Center and a one-time cash contribution of $20,000 for the purchase of ten new laptop computers for use by attendees of the Dublin Senior Center.
3

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DESCRIPTION:

Background
The Valley Christian Center is on approximately 51 acres located at 7500 Inspiration Drive in the westerly portion of Dublin. The property has two General Plan land use designations:

Public/Semi-Public and Open Space. The property is also subject to Planned Development (PD) Zoning (Ordinance 07-03), which was approved as part of the original Valley Christian expansion program in 2003. The PD has been amended over time to reflect the changing needs for church facilities. The Valley Christian Center property includes four separate parcels as shown in Figure 1 and Table 1.

Figure 1. Project Location
Table 1: Parcel Sizes and Land Uses
Parcel
No.

Current Use of the
Property
Proposed Use of the
Property
Parcel
Size
Existing General
Plan Land Use
1 Valley Christian Center
Campus
No change –
Church/School

33.3 Public/Semi-Public
1A Valley Christian Center
Campus
No change –
Church/School

3.7 Public/Semi-Public
2 Vacant Memory Care Facility 1.6 Public/Semi-Public
3 Vacant / Conservation
Easement (northern 8
acres)
Assisted Living Facility /
Conservation Easement

12.7 Open Space
The Applicant, Fulcrum Development, proposes to construct a 55-bed memory care facility on Parcel 2 and an 84-bed assisted living facility on Parcel 3. Parcel 3 is designated Open Space and would be subject to a General Plan Amendment to allow the proposed use. 4

Page 3 of 11 ends

On November 19, 2019, the City Council considered initiating a General Plan Amendment Study for the Assisted Living project. The City Council continued the item to December 3, 2019, to allow for additional consideration regarding open space. On December 3, 2019, the City Council initiated a General Plan Amendment Study to evaluate changing the land use designation on Parcel 3 from Open Space to Public/Semi-Public. In addition, the City Council requested that General Plan Amendment Study evaluate and include the following:
 Changing the land use designation on a portion of Parcel 1 from Public/Semi-Public to Open Space to off-set for the loss of open space on Parcel 3.  Providing a community benefit; most likely in the form of a contribution to the Dublin Senior Center as suggested by the Applicant.
 Photo simulations of the building elevations that provide context to the proposed location.  Installing story poles on site to illustrate the proposed building massing.  Applicant to conduct additional community engagement beyond the City’s process The Applicant has submitted separate applications for the two projects which together are referred to as the Inspiration Drive Memory Care and Assisted Living projects. The following is a discussion of the two proposed projects.

Memory Care Facility (PLPA-2020-00044)
The requested entitlements associated with the proposed memory care facility include: 1) Planned Development Rezone with a related Stage 1 and 2 Development Plan; 2) Site Development Review Permit; 3) Street Vacation; 4) a Lot Line Adjustment; and 5) Development Agreement.

The proposed memory care facility is a two-story, approximately 35,000-square-foot building. A total of 51 private units and two shared units (a total of 55 beds) would be provided. In addition to the memory care units, the first and second floor of the facility would provide a range of amenities and support facilities for residents and staff, including a courtyard, kitchen, lobby area, offices, medical facilities, living area, TV room, activity area, dining room, and reception area. The proposed facility is anticipated to require 36 staff, who would be present throughout the day spread over six shifts. The proposed use is consistent with the existing General Plan Land Use Designation of Public/Semi-Public.

The request also includes an adjustment to the northern and southern property lines. The northern property line between Parcel 1 and Parcel 2 would be adjusted to create a parcel boundary between the memory care facility and a small area of riparian woodland associated with an ephemeral stream near the northwestern corner of the property. The adjustment to the southern property line is for the incorporation of an unused portion of the Dublin Boulevard right- of-way. Figure 2 shows the proposed site plan, with the property line adjustments incorporated. A Lot Line Adjustment application will be submitted subsequent to approval of the Site Development Review Permit and Street Vacation.

Figure 2. Memory Care Facility Site Plan
5

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Planned Development Rezone
The site has existing Planned Development Zoning which allows agricultural uses. To accommodate the proposed project, the application includes a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan. The proposed Planned Development Rezone will establish a detailed Development Plan which specifies the overall development density and intensity (e.g., FAR, building heights, setbacks) for the site, and design guidelines. A “Community Care Facility, Large” as defined by the Dublin Zoning Ordinance, would be the only use allowed by the Planned Development. The proposed memory care facility is consistent with this use type.

Site Development Review Permit
In 2016, Valley Christian Center and California Highlands entered into a private settlement agreement, which set terms for development of Parcel 2, including setbacks and design considerations. The following is a summary of the key components of the project associated with the Site Development Review Permit, including those aspects which are driven by the settlement agreement.

Site Design and Access: The project site is accessed from a new single driveway and sidewalk off Inspiration Drive. The driveway leads to the parking area which is situated along the north side of the building terminating in the northwest area of the property at the location of the trash enclosure. The proposed building is located on the southern portion of the property along Dublin Boulevard in line with the adjacent residential buildings of California Highlands. Adjacent to the building’s front entry near Inspiration Drive is a large, covered canopy that allows for resident and 6

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guest pickup and drop-off without the need to navigate the length of the parking area. At the western end of the parking area, just north of the building near the rear entrance, is a loading area for deliveries separating commercial vehicle loading from guest and employee parking areas.

An existing sidewalk extends along the property frontage on both Dublin Boulevard and Inspirative Drive. As part of the project, the existing curb ramps at the corner of Inspiration Drive and Dublin Boulevard will be reconstructed to meet current standards.

Architecture: The architecture of the building is guided by the architecture of the adjacent California Highlands residential development. Per the 2016 settlement agreement between the Valley Christian Center and California Highlands, the development of the subject property should “be of a quality and a standard that is consistent with the California Highlands development.” The two-story building is accented with changes in exterior cladding and colors, multi-pane windows, and a series of front gables with decorative brackets. The main entry is highlighted through a large canopy providing cover for vehicle pickup and drop-off. The building is finished with a variety of materials including stone veneer, fiber cement Hardie board, stucco, and a tile roof. The proposed paint colors are a range of grey with blue and white trim to provide a neutral backdrop for the finish materials. The color and materials are shown in the Project Plans on Sheet A5.3 and A5.4 in Attachment 1. Photo simulations which show the proposed building from I-580 are included as Attachment 3.

Vacate Un-used Dublin Boulevard Right-of-Way
As part of the proposed project, the property owner, Valley Christian Center, in concert with the Applicant, has requested a vacation of approximately 8,118 square feet of unused right-of-way adjacent to Dublin Boulevard. The property owner proposes to purchase the property for development. Figure 3 shows the unused right-of-way in blue. 7

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Figure 3. Dublin Boulevard Right-of-Way Vacation Area
This I-580 freeway frontage road was relinquished from the State of California to Alameda County in 1981 prior to the City’s incorporation. It was annexed into the City of Dublin in 1990. Through the years as development has occurred, portions of the unimproved area of the right-of-way that extends beyond the improved Dublin Boulevard have been vacated to accommodate development.

The General Plan designation for the subject right-of-way is Public/Semi-Public. The vacation of the property conforms with the Land Use and Circulation Element (Chapter 5) of the General Plan in that the proposed use of the property is community serving by providing much needed supportive housing for the senior community with special needs.

Assisted Living Facility (PLPA-2020-00045)
The requested entitlements associated with the proposed Assisted Living Facility include: 1) General Plan Amendment; 2) Planned Development Rezone with a related Stage 1 and 2 Development Plan; 3) Site Development Review Permit; 3) Parcel Map; and 4) Development Agreement.

The proposed assisted living facility is three stories, approximately 40 feet tall and approximately 75,112 square feet in size. The facility includes 84 beds consisting of studios and one-bedroom units. Like the memory care facility, the assisted living facility would also provide communal spaces for the use of residents and staff, including a courtyard, kitchen, lobby area, offices, medical facilities, living area, dining room, activity area, café, theater, and wellness spa/salon. Figure 4 shows the proposed site plan. In addition to the 84 beds, the proposed assisted living facility is anticipated to require up to 43 staff, who would be present at the site throughout the day spread over six shifts.

Figure 4. Assisted Living Facility Site Plan
8

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General Plan Amendment
To accommodate the proposed project, the Applicant proposes a General Plan Amendment to change the existing Open Space land use designation to Public/Semi Public. The Applicant’s proposal limits the request on Parcel 3 to changing only approximately two acres of developable area from Open Space to Public/Semi-Public. To address the City Council’s requestto offset the loss of Open Space, the proposal also includes changing approximately five acres of land designated Public/Semi-Public to Open Space on Parcel 1. This proposal effectively mitigates the requested loss of Open Space at a ratio of 2.5-to-1 acre. Figure 5 below shows the existing and proposed General Plan land use designations.

Figure 5. General Plan Amendment

EXISTING PROPOSED
9

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The property owner has agreed to place a permanent conservation easement on the newly designated Open Space areas as well as the southern portion of the existing Open Space that is not currently under a conservation easement
(approximately seven acres). This new
conservation easement is in addition to the
existing eight-acre conservation easement
on the northern portion of Parcel 3. The
locations of the existing and proposed
conservation easements are shown in
green in Figure 6.

Planned Development Rezone
Pursuant to the Valley Christian Planned
Development Zoning (Ordinance No. 07-
03), Parcel 3 was designated as a “Future
Study Area.” The Planned Development
states that “no uses shall be permitted
until established by a future Stage 2
Planned Development Rezoning approved
by the City Council.”
To accommodate the proposed project, the
application includes a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan. The proposed Planned Development zoning will supersede the existing Planned Development for 4.68 acres of Parcel 3. The proposed Planned Development will establish a detailed Development Plan which specifies the overall development density and intensity (e.g., FAR, building heights, setbacks) for the site, and design guidelines. A “Community Care Facility, Large” as defined by the Dublin Zoning Ordinance, would be the only use allowed by the Planned Development. The proposed Assisted Living Facility is consistent with this use type.

The proposed Planned Development will allow for a Conservation Easement as a permitted use to be consistent with what was previously approved. Although this is not required to be listed as a permitted use, it provides an additional tool to ensure knowledge of the conservation easement and guide future development.

Planned Development Amendment
Amendments to the existing Valley Christian Center Planned Development (Ordinance No. 07-03) would be necessary for consistency and include the following:
 Remove Parcel 2 and the southern portion of Parcel 3 as they are no longer a part of the Valley Christian Center Planned Development.
 Add “Conservation Easement” as a permitted use for Parcel 1.

Site Development Review Permit
The following is a summary of the key components of the project associated with the Site Development Review Permit.
10

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Site Design and Access: The project site is accessed from a new single driveway and sidewalk off Inspiration Drive. Inspiration Drive is a steep two-lane road that wraps the west and north of the subject site. The driveway, which slopes down from Inspiration Drive into the property, leads directly to the building’s front entrance and the parking area located to the west of the building.

The site has a significant grade change from Inspiration Drive which is addressed through a series of 12‐foot-tall, terraced retaining walls along the north side of the building to retain the existing slope. As Inspiration Drive ascends the hill, the proposed building nestles into the hillside and becomes less visible from Inspiration Drive.

Adjacent to the building’s front entry is a large, covered canopy which allows for resident and guest pickup and drop-off without the need to navigate the length of the parking area. At the eastern end of the parking area, near the building’s rear entrance, is a loading area for deliveries, the trash enclosure, generator enclosure, and four additional parking spaces.

There is currently no sidewalk along the east side of Inspiration Drive. As part of the project, a new sidewalk will be installed from the project driveway to Dublin Boulevard. In addition, the existing curb ramps at the corner of Inspiration Drive and Dublin Boulevard will be reconstructed to meet current standards and match up with the improvements made as part of the memory care project.

Architecture: The architecture of the building is residential in nature and uses varying planes, materials, and colors to break up the mass. The three-story building is accented with changes in exterior cladding and colors, multi-pane windows, awnings, and a multiple-level, flat roof. The third story is set back to reduce the building mass as viewed from I-580 and to provide a large open patio providing unobstructed views to the south of the Tri-Valley. The main entry is highlighted through a large canopy providing cover for vehicle pickup and drop-off. The building is finished with a variety of materials including stone veneer, fiber cement Hardie board, stucco, and a tile roof. The proposed paint colors are a range of grey with blue and white trim to provide a neutral backdrop for the finish materials. The color and materials are shown in the Project Plans on Sheet A3.1, A5.3 and A5.5 in Attachment 2. Photo simulations which show the proposed building from I-580 are included as Attachment 3.

Fiscal Analysis Conducted by the City
To evaluate the fiscal impact of the proposed General Plan Amendment to permit the assisted living facility, the City engaged the services of Keyser Marston Associates (KMA) to prepare a Fiscal Analysis of the project. The Fiscal Analysis focuses on an assessment of the key recurring annual net new revenues and service costs the General Fund that will be generated by the proposed Assisted Living Facility. The key new revenue impacts to the City relate to property tax revenues and property tax revenues in-lieu of motor vehicle license fee revenues. The key service cost impacts relate to the cost of responding to emergency medical calls.

The Fiscal Analysis shows the project would result in a net annual deficit to the City’s General Fund. The City’s cost to respond to emergency medical calls will exceed the amount of tax revenue to be generated by the assisted living facility. The Fiscal Analysis estimates the assisted living facility will generate approximately $53,000 of new property tax revenues (based on its tax rate area) per year and cost approximately $298,000 per year to respond to emergency medical 11

Page 10 of 11 ends

services calls. The result is an estimated net annual deficit to the City’s General Fund of approximately $230,000 per year. The Fiscal Analysis is attached to this report as Attachment 4.

Staff will note that any assisted living facility on this scale would have a similar impact to the General Fund.

Development Agreement
Development Agreements are a way to provide certainty to the developer that the City will not change its zoning, land use designation, and other laws applicable to the project for five years.

Additionally, it is a mechanism for the City to obtain commitments from the developer that the City might not otherwise be able to obtain. Following up on the Applicant’s commitment to a partnership with Dublin Senior Center, a Development Agreement has been prepared for the proposed project and includes a one-time cash contribution of $250,000 to the City for the future design and construction of bocce ball facilities in the outdoor space at the Dublin Senior Center and a one-time cash contribution of $20,000 for the purchase of ten new laptop computers for use by attendees of the Dublin Senior Center. In addition, it includes the Applicant has requested that both projects be included in the Development Agreement.

ENVIRONMENTAL DETERMINATION:

The City Council is holding a Study Session on the proposed Inspiration Drive Memory Care and Assisted Living projects and no formal action will be taken at this time. The Study Session is not subject to the requirements of the California Environmental Quality Act (CEQA) as it does not have the potential to result in a direct physical change in the environment or a reasonably foreseeable indirect change in the environment and, thus, does not meet the definition of a project under CEQA Guidelines Section 15378.

However, the proposed Assisted Living and Memory Care projects are subject to CEQA prior to the Planning Commission and City Council taking formal action on the requested entitlements.

Development on the project site was previously addressed in the Environmental Impact Report (EIR) for the Valley Christian Center Expansion Program (State Clearinghouse No. 200212070).

On May 20, 2003, the City Council adopted Resolution No. 92-03 certifying an EIR for the Valley Christian Center.

An Initial Study has been prepared for the proposed Inspiration Drive Memory Care and Assisted Living projects, which determined that there were new potentially significant impacts associated with the project related to aesthetics, air quality, biological resources, cultural resources, geology and soils, hydrology and water quality, and noise; therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze the impacts and identify mitigation measures for those impacts. The Supplemental Mitigated Negative Declaration/Initial Study was circulated for a public review period from November 18, 2021, to December 17, 2021. No comments were provided.

STRATEGIC PLAN INITIATIVE:

None.
12

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NOTICING REQUIREMENTS/PUBLIC OUTREACH:

Two City-led Community Meetings were held on December 8 and 9, 2021, to provide Dublin residents with information about the proposed Inspiration Drive Memory Care and Assisted Living projects. In addition to Staff and the Applicant, four community members attended the first meeting, and eight members attended the second meeting. Questions were asked about accessing project information, project timing, and the City’s role in the infrastructure improvements.

In addition, the Applicant team held their own community outreach meetings. A total of six meetings were held with various parties including the Las Palmas Homeowner’s Association, Hansen Hills Neighborhood, California Highlands, Valley Christian Church members, and other adjacent residents.

In response to the City Council’s request during the General Plan Amendment Study Initiation, the Applicant installed story poles showing the mass and scale of the proposed projects. The story poles were erected in early December 2021.

The City Council Study Session Agenda was posted and information about the Study Session was provided through the City’s social media channels. The Applicant was provided a copy of this Staff Report.

ATTACHMENTS:
1) Memory Care Facility Project Plans
2) Assisted Living Facility Project Plans
3) Photo Simulations
4) Fiscal Impact Analysis
13 A0.1
architecture, inc.

DXEOLQ, CA

INSPIRATION MEMORY CARE

INSPIRATION MEMORY CARE
DATED: NOV 23, 2021

LENITY ARCHITECTURE, INC
3150 KETTLE COURT SE
SALEM, OREGON 97301
503-399-1090
ARCHITECT:

LENITY ARCHITECTURE, INC
3150 KETTLE COURT SE
SALEM, OREGON 97301
503-399-1090
LANDSCAPE ARCHITECT:

PHILLIPPI ENGINEERING
425 MERCHANT STREET
VACAVILLE, CA 95688
707-451-6556
CIVIL ENGINEER:

TITLE SHEET

SITE PLAN

FLOOR PLANS

PROPOSED MATERIAL & FINISHES

SITE DETAILS

PRECEDENT IMAGERY

RENDERINGS

ELEVATIONS

SITE SECTION / ELEVATION

SITE LIGHTING PLAN

LANDSCAPE PLAN
A0.1
A1.1
A2.1
A3.1
A3.2
A4.1
A5.1
A5.2
A5.3
A5.4
A5.5
E1.1
L-1
SHEET INDEX:

DUBLIN, CA
APN: 941-0022-005-00
FREEWAY 580DUBLIN BLVD

DUBLIN BLVD

INSPIRATION DR

BRIGADOON WAY

FOOTHILL RD

SAN RAMON RD
SITE

NOT TO SCALE

VICINITY MAP
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
14 XXXXXX
X
X
X

XXXXXXXXXXXXXXXX

ARTIFICIAL TURF

SENSORYPLANTERSENSORYPLANTER
0-DEPTHFOUNTAINPATIO

COMPACT

VANPOOL/LOWEMISSIONEVREADY

EVREADYEVREADYVANPOOL/LOWEMISSIONVANPOOL/LOWEMISSION
INSPIRATION DRIVE(2) STORY - 35, 089 sq. ftMEMORY CARE FACILITY53 UNITS (55 BED) PROPERTY LINE5' BUFFER 17'-1"

PROPERTY LINE
10' SIDE SETBACK AND BUFFER
20'
24'10' SETBACKTOP OF BANK

GENERATORTRASHENCLOSURE
R30'

TRANSFORMER

COURTYARD

ENTRANCE
15'-1"
COVEREDENTRYPROJ. SIGNFLAG POLE

RELOCATE (E)SIGN

PROPERTY LINE

NEW PROPERTY LINE
DUBLIN BLVD.74'-7"
117'-3"
34'-11"
64'-4"
125'-212"
175'-2"

RETAININGWALL BIKE PARKING,LONG ANDSHORT TERM(E)RESIDENTIAL (E)RESIDENTIAL
(E)RESIDENTIAL

RETAININGWALL W/SCREENING(WD) FENCE

SIDEWALKACCESSBIO-RETENTIONBIO-RETENTION

ZEROCURB
14' CLR.
18'9'
9'18'
18'9'

FIRE TEE
8'DELIVERIES
2 RAILFENCE
5' ZERO CURB
EXIT
EXIT
MECH.

FIRE
20'
20' FRONTSETBACK
10' SIDESETBACK ANDBUFFER
10'
10' FRONTBUFFER
10' SIDESETBACK ANDBUFFER
5' REARBUFFER15' REARSETBACK
5'15'
10'
6' WOODFENCETRANSITION
ELECT.
24'
24'
PROVIDE ACCESSIBLEPEDESTRIAN SIGNAL (APS)PUSHBUTTONS AT THE EASTWEST CROSSWALK NORTH OFDUBLIN BOULEVARD. SEE CIVIL

DEEPEN LIGHT POLEFOOTING AS REQUIREDPER SITE CONDITION,VERIFY 5' P.U.E.
5'-0"

OLD PROPERTY LINE
25'-1012" OLD PROPERTY LINE

VISIONTRIANGLE
A1.1 architecture, inc.Dublin, CAINSPIRATION MEMORY CARE100204060

DUBLIN, CA
DATE: 11/23/2021SITE PLAN - LOT 21" = 20'

NOT TO SCALEVICINITY MAP
SITE PLAN1A1.11" = 20'
SITE DATA:PROPERTY AREA:ASSESSORS PARCEL ID NUMBER1.63 ACRES71,088 SQ. FT.941-0022-005-00

PROJECT DATA
IMPERVIOUS AREA: PERVIOUS AREA:

SITE AREA BREAKDOWN:FLOOR AREA RATIO:(0.49 FAR)

PROPOSEDEXISTING / REQUIRED
(17,461 + 17,628 = 35,089 SQ. FT.)
N.A.

N.A.

LOT COVERAGE:17,461 SQ.FT.(24.0%)(E) NONE(E) NONE USE:MEMORY CARE(E) NONE LANDSCAPE BUFFER:BUILDING SETBACK:MIN. FRONT YARD SETBACK:MIN. SIDE YARD SETBACK:MIN. REAR YARD SETBACK:BUILDING HEIGHT MAX:2 STORY MAX 10' ALL OTHER SIDES
(E) NONE
DESCRIPTION:THE PROPOSED PROJECT WOULD CONSTRUCT A NEW 2-STORY MEMORY CARE RESIDENCEAT INSPIRATION DRIVE. THE PROPOSED PROJECT WOULD INCLUDE 53 RESIDENT UNITS.

ELECTRONIC VEHICLE READY SPACES:04 CLEAN AIR / VAN POOL SPACES:030602 BIKE PARKING: SHORT TERM SPACES LONG TERM SPACES LOT-2GENERAL PLAN LAND USE:PUBLIC / SEMI-PUBLICZONING LAND USE:ED ZONING PLANNED DEVELOPMENT NUMBER:0RD. 07-03PLANNING AREA:PRIMARY PLANNING AREA BOUNDARYZONING FILE NUMBER:PA 00-017 17,461 SQ.FT.4,503 SQ.FT.13,213 SQ.FT.71,088 SQ.FT.(24%)(06%)(20%)(100%)35,911 SQ.FT.(50%) PATIOS / WALKS: DRIVES / PARKING:OPEN SPACE: TOTAL BUILDING:
33,917 SQ.FT.35,911 SQ.FT.(50%)(50%)(E) 71,088 SQ.FT.

TOTAL SPACES23225 PARKING BREAKDOWN: OPEN SPACESACCESSIBLE SPACES 10'-0"15'-0"20'-0"5' REAR10'-0"15'-0"20'-0"
25 REQ.

FREEWAY 580DUBLIN BLVD

DUBLIN BLVD

INSPIRATION DRBRIGADOON WAY

FOOTHILL RDSAN RAMON RD
SITE
18'-3119128"11'-4"
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
15 207 SqFtLOBBY
130 SqFtOFFICERR155 SqFtDIRECTOR
130 SqFtRECEPTION
228 SqFtSALES
486 SqFtLIVING
1225 SqFtKITCHEN
137 SqFtSTORAGEDRY
ELEC.
383 SqFtTV ROOM
587 SqFtDINING
VEST.120 SqFtOFFICEACTIVITY
554 SqFtACTIVITY144 SqFtCARE
177 SqFtMED198 SqFtNURSE
1960 SqFtCOURTYARD
91 SqFtFire
93 SqFtVESTIBULE
68 SqFtMECH
130 SqFtSALON139 SqFtSITTING
STOR. / ELEC
368 SqFtTV ROOM
554 SqFtACTIVITY
1960 SqFtCOURTYARD
93 SqFtVESTIBULE
215 SqFtSTAFFRR
RR
VEST.
84 SqFtNURSE
587 SqFtDINING
120 SqFtOFFICEACTIVITY
81 SqFtMED.107 SqFtSTORAGE
68 SqFtMECH.
452 SqFtLAUNDRY
A2.1 architecture, inc.DXEOiQ CAINSPIRATION MEMORY CARE DATE
10/08/20SCHEMATIC PLANS1/16 1
0
BXiOGiQJ SqXDre FRRtDJe17461 S4FT GROUND FLOOR17628 S4FT UPPER FLOOR35089 S4FT TOTAL S4FT UQit BreDNGRZQGROUND FLOOR23 PRIVATE
289 S4FT 335 S4FT
1 SHARED
451 S4FT
25 TOTAL BEDSUPPER FLOOR28 PRIVATE
289 S4FT
1 SHARED
451 S4FT
30 TOTAL BEDSBUILDING51 PRIVATE2 SHARED55 TOTAL BEDS FIRST FLOOR PLAN1A2.11/16 1
0
SECOND FLOOR PLAN2A2.11/16 1
0
ROOF PLAN3A2.11/16 1
0
A
B1
2 1
3 3 4 5
6 6
7 7
6 77676667766
6 67
2224444222
88 22223 3 9 10 1112 13
6 6
10 10
6 1010610116610106
622
10106
214141414222
B B
B
16 17
SCALE:TRASH AND RECYCLING ENCLOSURE(PLAN) (UNDER SEPERATE PERMIT)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/TRASH ENCL PLN

VERIFY W/ LOCALSANITATION DEPARTMENT
1/2" MAX.TRANSITION
19'-3"
12'-6"
2'-10"4'-2"1'-8"5'-11"4'-8"
5'-912"7'-1012" 5'-7"
3'-412" 4'-10"4'-312"
4 CY. WASTEDUMPSTER56" x 82"27" x 35"RECYCLEBIN
27" x 35"RECYCLEBIN
27" x 35"RECYCLEBIN8" CMU WALL

VERIFY W/ LOCAL SANITATION DEPARTMENT
2"x6" P.T. BUMPER ONINTERIOR ALL WALLS
6" CONC.CURB

HOSEBIB
BOLLARDS,TYP OF (4)

OPAQUEMTL GATEOPAQUEMTL GATESTANKLESSWATERHEATER
DRAIN
SCALE:6 FT. FENCEGOOD NEIGHBOR STYLEN.T.S.P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/6 FT. FENCE LAT GRADE
TOP & BOTTOM RAIL P.T.2x4 CONT. W/ (2) 6d GALV.RING-SHANKED AT EACHFENCE BOARD 6'-0" LONG W.R.C. TIGHTKNOT ROUGH SAWN 1x6BOARDS SELF-SPACEDEACH SIDE OF FENCE. 4x4x10 FT. P.T. POSTSSPACED 8'-0" o.c. MAX.

APPLY (2) COATS WOODPRESERVATIVE TO CUTPOST TOPS.

SECTIONELEVATION
24"MIN.PROTRUDE BOTTOM OFPOSTS THROUGH FOOTINGS1/2 CU. FT. COMPACTEDGRAVEL BENEATH ALLPOSTS GALV. FENCE CLIP AT EA.POST/RAIL CONNECTION, (2)#10 WD. SCREWS EACH CLIPTO 4x4 POSTS & (4) GALV. CLIPNAILS EACH 2x4 RAIL END. 4" MIN. CONCRETE, ALLSIDES OF POSTS, PITCHTOP OF FOOTINGS 1'-3"3'-0"1'-158"
6'-4" ±
3"
2x6 W.R.C. TIGHT KNOTCONTINUOUS CAP
1'-0"LATTICETOP
35'-0"MAX

FOUNDATION PER MANUFACTURERSRECOMMENDATIONS (MAY VARY W/SOILS AND WIND CONDITIONS)

FIBERGLASS ORALUMINUM TAPEREDFLAGPOLE
SCALE:FLAG POLE (GROUND SET CONE)NOT TO SCALEP:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/10350001

MUST BE A MINIMUM OFFROST DEPTH
NOTE: SEE SPECIFICATIONSFOR ADDITIONAL INFORMATION.

SCALE:TRASH AND RECYCLING ENCLOSURE(ELEVATIONS AND DETAILS) (UNDER SEPERATE PERMIT)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/TRASH ENCL ELEVATIONS NOTES: ·PROVIDE SHOP DRAWINGS FOR GATE TOARCHITECT FOR APPROVAL·ALL BINS AND DUMPSTERS TO HAVE COVERS VERIFY ALL FENCE/GATECOLORS WITH ARCH.

FINISH GRADEFINISHGRADESIDE ELEVATIONB-
PAINT INTERIORSURFACES, COLORTO MATCH STUCCO2x6 P.T. BUMPER ALL WALLSSEE STRUCTURAL FORREINFORCING AND ADDITIONALINFORMATION 8" CONCRETE MASONRY UNIT WALL.FILL ALL CELLS SOLID W/ GROUT

FINISH GRADE

SECTION E
6'-0"3'-0"
4" MAX.

SECTION D

FRONT ELEVATIONC-
STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES. 3/8"ɸ BAR 8"x2"WELDED TO STEELTUBE AT 16" O.C.8"x8"x16" CMUWALL 5"x5"x1/4" STEEL TUBEW/ 5"x5"x1/4" CAPPLATE EMBEDDED3'-0" INTO FOOTING1"x18 GA. METALGATESTUCCO PER PLAN METAL DECK SLOPE1/4"/FT. SLOPE TO DRAIN
6" CONC. SLAB W/#3 BAR @ 24" o.c.EACH DIRECTION
ORCO BLOCK 10x4x16MUSHROOM CAP UNITS,COLOR TO MATCH STUCCO ORCO BLOCK 10x4x16MUSHROOM CAP UNITS,COLOR TO MATCH STUCCO 6'-0"3'-0"9'-0"
11'-10"
9'-0"6'-0"3'-0"
4'-0"7'-7"7'-0"18'-7"
6" SCH. 40 GALVANIZED STEELPIPE BOLLARD, GROUT SOLIDAND PAINT TO MATCH GATES.6'-0" 8"x8"x16" CMU WALL(INTERIOR VIEW)CONCRETEFOUNDATIONPER STRUCT.ENGINEER 16"±
STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES.STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES.

D-
NOTE:SEE STRUCTURAL FOR ALLCONNECTIONS ANDREINFORCEMENT SCALE:BIKE DOCK(SHORT TERM BIKE PARKING)1/8" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/02830032 MANUF: SARIS CYCLING GROUP1-800-783-7257WWW.SARIS.COMMODEL # 2213 - 2 BIKE FM BIKE DOCK NOTE:·INSTALL PERMANUFACTURER'SSPECIFICATIONS
10"2'-6"
5'-4"(2")(2) 6" x 6" x .25" SQUAREFLANGE MOUNTING PLATE W/5/8" DIA. MOUNTING HOLES SCALE: 1/4" - 1'-0"
36"36"36"
12'
8'30"3'-0"
PLAN SINGLE SIDE36"
SCALE:PROJECT SIGN(SEPERATE PERMIT REQUIRED)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/PROJSIGN NOTE: PROVIDESHOP DRAWINGSTO ARCHITECTFOR APPROVAL
PROJECT NAMEADDRESSPHONE #Memory Care Facility
SECTION A-A12'-512"9'-512"
5'-0"
1'-4"1'-6"
10"8"3'-6"6"
4'-6"
GENERAL NOTES: 1. BACKLIT SIGN REQUIREMENTS TO BECOORDINATED BY CONTRACTOR AT TIMEOF CONSTRUCTION3. FOR FOOTINGS AND INSTALLATION SEEMANUF. INSTRUCTIONS8'-112"

FROST DEPTHPER SOILSREPORTPROVIDE REBARPER SIGNMANUFACTURER 12'-512"
3'-0"9'-512"
10" MIN. CONCRETE SLAB w/ #4 BARS10" o.c. AND #4 BAR AT PERIMETER, 3"CLR. @ SIDES & BOTTOM 18"∅ BY 36" DEEP CONCRETEFOOTING INSTALLED PER SIGNMANUFACTURES INSTRUCTIONS 3" AA

STUCCOTOMATCHBUILDING

TOP OF FOOTING TO ALIGNW/ FINISH GRADE
BACKLIT PAINTED ALUMINUMSIGN BY OTHERSB.O. COLUMN 1/2" MIN.ABOVE TOP OF FOOTING SCALE:BIKE LOCKER(LONG TERM BIKE PARKING)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/BIKE LOCKER MANUF: THE PARK CATALOG1-855-694-4582WWW.THEPARKCATALOG.COMMODEL # 537-1052NOTE:·INSTALL PERMANUFACTURER'SSPECIFICATIONS 74" 30"
49" 6'-2"
2'-6"
2'-0"
20 FT. #4 CU "U.F.E.R." GROUNDCOILED UNDER BASE
3/4" PVC CONDUIT, BURY 24" ORAS REQ. BY AUTHORITY HAVINGJURISDICTION. SEE PLANS NOTECOORDINATE WITH ELECTRICAL1/E2.5, AND STRUCTURAL SEE16, 20/S1.1 FOR ADDITIONALINFORMATION

EXPOSED CONCRETE TO HAVERUBBED FINISH W/ EASEDBULLNOSED EDGE 2 PIECE BASE COVERCONFIRM BOLT SIZE, PATTERN,HEIGHTS & CONDUITREQUIREMENTS W/ POST BASESHOP DRAWINGS 48" MIN. OR FROST DEPTH(WHICHEVER IS DEEPER)

FINISHEDGRADEGROUND LUGINSIDE POLEFIXTURE POLE
SCALE:PARKING LOT LIGHT BASE3/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/02850001 24"1" CHAMFER

DEEPEN FOOTING AS REQUIREDPER SITE CONDITION
1 2
3 4
5 6
7 8 36"
12-1/2"FIN. GRADE
MASTER HALCO "LEGEND" VINYL2 RAIL RANCH RAIL FENCE(WHITE OR TAN COLORDETERMINED BY OWNER)INSTALL PER MANUFACTURER'SSPECIFICATIONS SCALE:2 RAIL VINYL FENCEMASTER HALCO OR EQUALN.T.S.T:/02SITEWK/830FENCE/02830036 10-1/2"10"Ø
10"Ø x 30" MIN. DEEPCONCRETE FOOTINGS WITHSLOPED SIDES AT ALL POSTS 30" MIN.OR BELOW FROSTDEPTH
9 A3.2 architecture, inc.Dublin, CAINSPIRATION MEMORY CARE DATE: 11/23/2021SITE DETAILS
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
18 A4.1 architecture, inc.DXEOLQ CAINSPIRATION MEMORY CARE

CALIFORNIA HIGHLANDS(ADJACENT PROPERTY)
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
19 architecture, inc.Dublin, CAINSPIRATION MEMORY CAREA PRE/IMINARY NOT )OR CONSTR8CTION
20 A5.2 architecture, inc.'XEOLQ CAINSPIRATION MEMORY CARE PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
21 architecture, inc.Dublin, CAINSPIRATION MEMORY CAREADATE
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ARTIFICIAL TURFSENSORYPLANTER
SENSORYPLANTER0-DEPTHFOUNTAIN
PATIO

COMPACT
VANPOOL/LO:EMISSION

EMISSION
PROPOSEDBUILDIN*EXISTIN**RADE LANDSCAPE :ALL:ITH FENCEF.F.E. 5.0

PROPERTYLINE(E)RESIDENCE
LEMON BOTTLE BRUSH EST20'X15' SEE L1
1A5.5
(E) RESIDENCEFENCE ' TALL
MECH E4SHO:N DASHED
architecture, inc.DXEOLQ CAINSPIRATION MEMORY CARE
AA
SCALE:KEY PLANNOT TO SCALE
A5.5
AA
SCALE:SECTION1/8" = 1'-0" AA
2ND FLOOR PLATE
1ST FLOOR PLATE
SCALE:ELEVATION(NORTH)1/8" = 1'-0" 1
31'-" 10'-"10'-"
2ND FLOOR PLATE
1ST FLOOR PLATE
1ST FLOOR*OOD NEI*HBORFENCE :/LATTICE TOP
DATE: 11/23/2021SITE SECTION EXHIB.
1ST FLOOR
2ND FLOOR

TOP OF ROOF
12'-"
22'-"
31'-"
10'-"
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
24 XXXXXX
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25 BIO-RETENTION AREA1136 sf

COURTYARD

BUILDING
6 FT. HIGH EVERGREEN (OPAQUE) HEDGE"A" SCREEN- WEST BOUNDARYEVERGREEN TREES (20' x 15") @ 25' o.c.

XXXXXX
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XXXXXXXXXXXXXXXX

ARTIFICIAL TURF

SENSORYPLANTERSENSORYPLANTER
0-DEPTHFOUNTAINPATIO

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VANPOOL/LOWEMISSIONEVREADY

EVREADYEVREADYVANPOOL/LOWEMISSIONVANPOOL/LOWEMISSION
154 sf
154 sf
117 sf
130 sf
180 sf

INSPIRATION DRIVE
DUBLIN BOULEVARDEX. PERENNIALSTO BE PRESERVED
EX. STREETTREE TO BEPRESERVED

VISIONCLEARANCELINE
1963 sf
769 sf
PARKING AREA13,237 sf
NO WORK WITHIN10' SETBACK AREA
2-RAIL PROTECTION FENCEREFER TO ARCH. PLANS
RRR

RR RRR RRR RRRRRRRR
RRR
RRR
ZERO-DEPTH FOUNTAINREFER TO ARCH. PLANS

PROJECT SIGNFLAGPOLE

SENSORY GARDENPLANTERS
BIO-RETENTION AREA504 sf

RETAINING WALL & SAFETYRAIL, REFER TO CIVIL PLANS

RETAINING WALL & SAFETYRAIL, REFER TO CIVIL PLANS
REFUSE & GENERATORENCLOSURES,REFERTO ARCH. PLANS
BICYCLE RACK &BICYCLE LOCKERS,REFER TO ARCH. PLANS

BENCHES

PORTABLE GARDENTHERAPY PLANTERSTABLE SET WITHUMBRELLA

ARTIFICIAL TURF

NO WORK ONUNDISTURBEDSLOPE AREA
10' SETBACKAREA
EX. STREETTREE TO BEPRESERVED
STREET TREESON EAST/SOUTHSIDE OFINSPIRATIONDRIVE N.I.C.

XXXXXX
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XXXXXXXXXXXXXXXX

ARTIFICIAL TURF

SENSORYPLANTERSENSORYPLANTER
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COMPACT

VANPOOL/LOWEMISSIONEVREADY

EVREADYEVREADYVANPOOL/LOWEMISSIONVANPOOL/LOWEMISSION
EX. STREETTREE TO BEREMOVED
PLANTING LEGEND:BOTANICAL / COMMON NAMESSIZE / FORMSYMBOL(tree symbols reduced )QUANTITYWUCOLSREGION 1

SHADE TREE

ORNAMENTAL TREES
Low
Olea europaea 'Wilsonii'Wilson Fruitless Olive Tree4Very Low EVERGREEN BUFFER TREES15 gal.StandardCallistemon citrinusLemon Bottlebrush 9Low 15 gal.StandardPlatanus x acerifolia 'Columbia'Columbia London Plane Tree (Dublin Blvd.)6Moderate STREET TREES 24" boxStandardPistacia chinensis 'Keith Davey' Chinese Pistache 620' x 15' 5 gal. Mahonia eurybracteata 'Soft Caress'Soft Caress Mahonia 1Moderate 5 gal. Rhaphiolepis indica 'Pinkie'India Hawthorn18Low4' o.c.

SHRUBS
5 gal. Salvia greggii (Salmon)Autumn Sage28Low4' o.c.

BACKGROUND / TALL SHRUBS5 gal. Leonotis leonurusLion's Tail 3Low 5 gal. Rhus integrifoliaLemonade Berry 3Low
5 gal. Westringia fruticosa 'Blue Gem'Blue Gem Coast Rosemary18Low5' o.c.

STREETSCAPE PLANTINGBOTANICAL / COMMON NAMESSIZE / FORMQUANTITYWUCOLSREGION 1 SPACING 5 gal. Cistus 'Sunset' Magenta Rockrose11Low5' o.c. SHRUBS R5 gal. Phormium 'Sea Jade'Sea Jade New Zealand Flax10Lowas shown5 gal. Rosa rugosa 'Alba'White Rugosa Rose25Low5' o.c. 1 gal. Pennisetum alopecuroides 'Little Bunny'Little Bunny Fountain Grass29Low30" o.c. 1 gal. Rosmarinus officinalis 'Prostratus' Rosemary 66Low36" o.c.

GRASSES / GROUND COVERS / PERENNIALS1 gal. Coreopsis lanceolata 'Early Sunrise'Double Flowered Yellow Tickseed41Low24" o.c.

PROJECT SITE PLANTINGBOTANICAL / COMMON NAMESSIZE / FORMQUANTITYWUCOLSREGION 1 MATUREHT. x WD. 15 gal.Standard30' x 30'
45' x 35'
Lagerstroemia indica x fauriei 'Muskogee'Muskogee Hybrid Crape Myrtle3Low15 gal.Standard24' x 20' MATUREHT. x WD.70' x 40'
SIZE / FORMQUANTITYWUCOLSREGION 1 SPACING
5 gal. Ceanothus gloriosis 'Anchor Bay'Point Reyes Wild Lilac15Very Low7' o.c. 5 gal. Nandina domestica 'Gulf Stream'Heavenly Bamboo15Low3' o.c.5 gal. Pittosporum tobira 'Dwarf Variegata'Dwarf Variegated Tobira11Low4' o.c. 5 gal. Sarcococca ruscifoliaSweet Box 4Low
5 gal. Aloe striataCoral Aloe3Lowas shown
Prunus yedoensis (subst. for Bradford Pear-ex. trees)Yoshino Flowering Cherry2Moderate15 gal.Standard40' X 30' Quercus agrifoliaCoast Live Oak2Very Low15 gal.Multi-trunk30' x 40' as shown
as shown5 gal. Myrsine africanaAfrican Boxwood57Low4' o.c. as shown
5 gal. Mahonia repensCreeping Oregon Grape21Low4' o.c.as shown5 gal. Gardenia jasminoides 'August Beauty'August Beauty Gardenia 2Moderateas shown 5 gal. Sarcococca hookeriana humilisSweet Sarcococca 6Lowas shown Parking Lot Area- PARKING LOT LANDSCAPING:13,237 sq. ft. 15% Parking Area 1986 sq. ft. 1 gal. Liriope muscariBig Blue Lily Turf20Moderate
1 gal. Dietes vegetaFortnight Lily 8Lowas shown GRASSES / PERENNIALS GROUND COVERCuttings100% coverageLow18" o.c. Erodium reichardiiCranesbill (Building Area, Parking lot)Low Myoporum parvifoliumCreeping Myoporum (Slopes, Perimeter) 1 gal. Lavandula angustifolia 'Munstead'Dwarf English Lavender12Low 5 gal. Jasminum floridumShowy Jasmine- train onto enclosure 5Lowas shown VINES Landscape Requirement- Parking Area 3697 sq. ft. (27.9%) Landscape provided- Trees Required (1 / 4 stalls) 6 trees 25 stalls / 4=6 trees Shade trees provided- PLANTING LEGEND CONTINUED:
1 gal. Coprosma petriei 'Verde Vista'Creeping Coprosma115Low4' o.c.

Cuttings36" o.c.
as shownas shown1 gal. Sisyrinchium bellum 'E.K.Balls'Blue-Eyed Grass29Lowas shown 1 gal. Hakonechloa macra 'Aureola'Japanese Forest Grass 6Moderateas shown 216 s.f.Very Low Artificial Turf- CourtyardDuPont Forever Lawn or equal 1 gal. Calamagrostis x acutifolia 'Karl Foerster'Feather Reed Grass12Moderateas shown 100% coverage
BIO-RETENTION PLANTINGPlant grass species in natural masses of24 minimum by quantity- triangular spacing1640 s.f.Low Deschampsia caespitosaTufted Hair Grass1 gal.24" o.c.164Low Elymus tritichoidesCreeping Wild Rye1 gal.24" o.c.164Low Festuca rubra 'Molate'Molate Creeping Red Fescue1 gal.12" o.c.328 NOTES:1. Soil Preparation for planting areas, excluding bio-swales (per 1000 s.f.):4 cu. yds. organic compost free of biosolids & harmful pathogens100 lbs. Gro-Power Plus w/M (mycorrhizae) organic fertilizerSpread evenly and rototill into soil in two directions to a depth of 6-8". Adjust materials based upon Soil Analysis recommendations after completed.2. Install a 3" minimum layer of Shredded Redwood Bark in all planted areas unless noted otherwise. Mulch available:Redi-Gro Corporation, (800) 654-43583. Landscaping shall be served by an automated irrigation system utilizing SMART Technology in compliance with the California Water Efficient Landscape Ordinance.

City of Dublin Streetscape Master Plan Plant Selection: Plant materials were selected from the Streetscape Master Plan (SMP) recommended plantpalettes, for suitability to the Dublin climate, for drought resistance and for fire safety.The London Plane Tree is the street tree specified for Dublin Boulevard. This tree is classifiedas a Moderate water use tree based upon the WUCOLS IV List for this region. New streettrees for Inspiration Drive will be Yoshino Flowering Cherries, the recommended replacementtree by the SMP for the existing Bradford Pear street trees. The street trees will be irrigatedseparately on bubblers from the rest of the Right-of-Way and building area landscaping.The plant palette for the street plantings were largely derived from the SMP plant palettes.Several of the plants on the palettes are considered Moderate water use plants based upon theWUCOLS IV List for the region. Only plants classified as Low water use have been proposedfor streetscape planting, thus some additional plant varieties have been specified. The followingplants from the SMP plant palette are proposed:TreesLagerstroemia indicaCrape MyrtleQuercus agrifoliaCoast Live OakShrubsCeanothus gloriosusPoint Reyes CreeperPhormiumNew Zealand FlaxRosa spp.Shrub (Rugosa) RoseRosmarinusRosemary architecture, inc.Dublin, CAINSPIRATION MEMORY CARE
100204060 DATE: 11/23/2021LANDSCAPE PLAN - LOT 21" = 20'L-1 TOTAL SITE LANDSCAPE AREA* = 39,263 s.f.TOTAL IRRIGATED LANDSCAPE AREA* = 31,462 s.f.MAXIMUM ANNUAL APPLIED WATER ALLOWANCE (MAAWA)MAAWA (gallons)= (ETo) x (.62) x ((0.45 x LA) + (0.3 x SLA)) ESTIMATED ANNUAL APPLIED WATER USE(ETo) x (PF-Kc) x (HA) x (.62) / (IE)= EAAWU (HYDROZONE)(46.2) x (.62) x ((0.45 x 39,263) + (0.3 x 0)) = MAAWA 506,092 gals.

EAAWU TOTAL (EATAWU): 170,821 gals.EATAWU 241,965 gals. is less than MAAWA 506,092 gals.VERY LOW WATER USE (ARTIFICIAL TURF): (46.2) x (0.1) x (216) x (.62) = 619 gals. EAAWU LOW HYDROZONE AREA (DRIP): (46.2) x (0.2) x (6933) x (.62) / (.81) = 49,034 gals. EAAWULOW HYDROZONE AREA (OVERHEAD): (46.2) x (0.2) x (14,768) x (.62) / (.75) = 112,804 gals. EAAWU NOTE- ETo for Dublin, CA = 46.2
MODERATE HYDROZONE AREA (DRIP): (46.2) x (0.5) x (405) x (.62) / (.81) = 7161 gals. EAAWU NON-IRRIGATED AREAS: (46.2) x (0.0) x (16,899) x (.62) = 0 gals. EAAWU HIGH WATER USE ( RECIRCULATING FOUNTAIN): (46.2) x (1.0) x (42) x (.62) = 1203 gals. EAAWU *Includes 3352 s.f. in Public right-of-way
L-1 PRELIMINARY
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
26 A0.1
architecture, inc.

DXbOLQ, CA

INSPIRATION ASSISTED LIVING

INSPIRATION ASSISTED LIVING
DATED: SEPT. 23, 2021

LENITY ARCHITECTURE, INC
3150 KETTLE COURT SE
SALEM, OREGON 97301
503-399-1090
ARCHITECT:

LENITY ARCHITECTURE, INC
3150 KETTLE COURT SE
SALEM, OREGON 97301
503-399-1090
LANDSCAPE ARCHITECT:

PHILLIPPI ENGINEERING
425 MERCHANT STREET
VACAVILLE, CA 95688
707-451-6556
CIVIL ENGINEER:

TITLE SHEET

ARCHITECTURAL SITE PLAN

FIRST FLOOR PLAN

SECOND FLOOR PLAN

THIRD FLOOR PLAN

ROOF PLAN

SECTIONS
A0.1
A1.1
A2.1a
A2.1b
A2.1c
A2.1d
A2.3
SHEET INDEX:

DUBLIN, CA
APN: 941-0022-006-00
FREEWAY 580DUBLIN BLVD

DUBLIN BLVD

INSPIRATION DR

BRIGADOON WAY

FOOTHILL RD

SAN RAMON RD
SITE

NOT TO SCALE

VICINITY MAP
DATE: 11/23/2021

PROPOSED MATERIAL & FINISHES

SITE DETAILS

PRECEDENT IMAGERY

RENDERINGS

ELEVATIONS

SITE LIGHTING PLAN

LANDSCAPE PLAN

LANDSCAPE PLAN
A3.1
A3.2
A4.1
A5.1
A5.2
A5.3
A5.4
A5.5
E1.1
L1.1
L1.2
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
27 VANPOOL/LOWEMISSION

EVREADYVANPOOL/LOWEMISSION

FUTUREEV

EVREADY

FUTUREEV

VANPOOL/LOWEMISSION

HC VANEVREADYEVREADY
R30'
R35' R35'
150306090 DATE: 11/23/2021SITE PLAN - LOT 31" = 30'

ASSISTED LIVING FACILITY

OPEN SPACE /VALLEY CHRISTIANCHURCH

PROPERTY LINE

INSPIRATION DRIVE
DUBLIN BLVD.

PROPERTY LINE

CITY OWNED OPENSPACE
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVING

PARKING

PROPOSEDPROPERTY LINE
SITE DATA:PROPERTY AREA:ASSESSORS PARCEL ID NUMBER4.26 ACRES185,549 SQ. FT.941-0022-006-00

PROJECT DATA
IMPERVIOUS AREA: PERVIOUS AREA:

SITE AREA BREAKDOWN:FLOOR AREA RATIO:(0.37 FAR)
PROPOSEDEXISTING / REQUIRED533,062 SQ. FT.

LOT COVERAGE:28,353 SQ.FT.(13.9%)(E) NONEFAR .50 USE:ASSISTED LIVING(E) NONE BUILDING SETBACK:MIN. FRONT YARD SETBACK:MIN. SIDE YARD SETBACK:MIN. REAR YARD SETBACK:BUILDING HEIGHT MAX:3 STORY MAX (E) NONE
DESCRIPTION:THE PROPOSED PROJECT WOULD CONSTRUCT A NEW 3-STORY ASSISTED LIVINGRESIDENCE ALONG INSPIRATION DRIVE. THE PROPOSED PROJECT WOULD INCLUDE 84RESIDENT UNITS.

ELECTRONIC VEHICLE FUTURE SPACES:04 CLEAN AIR / VAN POOL SPACES:020602 BIKE PARKING: SHORT TERM SPACES LONG TERM SPACES LOT-3PROPOSED GENERAL PLAN LAND USE:PUBLIC / SEMI-PUBLICPROPOSED ZONING LAND USE:ES ZONING PLANNED DEVELOPMENT NUMBER:0RD. 07-03PLANNING AREA:PRIMARY PLANNING AREA BOUNDARYZONING FILE NUMBER:PA 00-017 28,353 SQ.FT.9,848 SQ.FT.29,261 SQ.FT.185,549 SQ.FT.(15.3%)(5.3%)(15.8%)(100%)118,087 SQ.FT.(63.6%) PATIOS / WALKS: DRIVES / PARKING:OPEN SPACE: TOTAL BUILDING:
118,087 SQ.FT.67,462 SQ.FT.(63.6%)(36.4%)
TOTAL SPACES35237 PARKING BREAKDOWN: OPEN SPACESACCESSIBLE SPACES 10'-0"15'-0"20'-0"10'-0"15'-0"10'-0"
(28,353 + 28,353 + 19,686 = 76,392 SQ. FT.)
EMPLOYEES 1 PER 326 LARGEST SHIFT26/3 = 9RESIDENTS 1 PER 384 RESIDENTS84/3 = 28TOTAL = 37 REQ. ELECTRONIC VEHICLE READY SPACES:04 (INCLUDES 1 EV HCVAN SPACE) 26'
24'18'9'

BIKE PARKINGLONG TERM
24'COVERED TRASHENCLOSUREGENERATORENCLOSURE

TRANSFORMER
10' SIDE BUILDINGSET BACK
10' SIDE BUILDINGSET BACK
10'
10' SIDE BUILDINGSET BACK
10'
15'15' REAR BUILDING SETBACK
10' SIDE BUILDING SETBACK
10'
10'
10'
10'
10'
10' FRONT BUILDINGSET BACK
10' FRONT BUILDINGSET BACK

PROJECTSIGN

KITCHEN

MECH /ELECT
10' FRONT BUILDINGSETBACK

DUBLIN, CA

NOT TO SCALEVICINITY MAP
FREEWAY 580DUBLIN BLVD

DUBLIN BLVD

INSPIRATION DRBRIGADOON WAY

FOOTHILL RDSAN RAMON RD
SITE
A1.1
4 16 2
10 3
2 (3-STORY)
24'
18'9'

MEMORY CAREFACILITY

DRIVEWAY

RETAININGWALLS

ENTRANCE

DRIVEWAY

DRIVEWAYPARKING

FLAG POLE
WALK

COURTYARD
29'-212"
49'-3"
155'-4"
82'-11"
26'BIKE PARKINGSHORT TERMPARKING

FACILITY VANPARKING SPACE
23'13'18'9'F.H.

F.H.

BIO TREATMENTSPACE

BIO TREATMENTSPACE ACCESSIBLEPATHACCESSIBLEPATH
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021

FENCED DOGRELIEF AREA
PROVIDE ACCESSIBLEPEDESTRIAN SIGNAL (APS)PUSHBUTTONS AT THE EASTWEST CROSSWALK NORTH OFDUBLIN BOULEVARD. SEE CIVIL

TO PUBLICWAYTRASH, RECYCLING,AND ORGANICCONTAINERS

TRASH, RECYCLING,AND ORGANICCONTAINERS

TRASH, RECYCLING,ORGANIC AND PETWASTE CONTAINERS

EXISTING WALK
NEW CONC.WALK

PASSENGER PICKUP / DROP OFF
10'-0" NO PARKING SIGNSALONG INSPIRATIONDRIVE
NO PARKINGSIGNS ALONGINSPIRATIONDRIVENOTE: BICYCLE PARKINGREQUIREMENTS AND SUPPORTFACILITIES SHALL CONFORM TOTHE CALIFORNIA GREENBUILDING STANDARDS CODE. 10'

VISIONTRIANGLE
10'
34'-3"
10'
28 AB BBB
BBB
B
Corridor R.R.THEATERLOBBYR.R.STO.

LIBRARY
B

BBBBAABA BB
ASTO
Salon
AA
OUTMGR20x15

MECH/FIRE
REC15X20
BMail
SALES / CONF.LOBBYLiving Rm
CafeR.R.STAFF
Serv.

RR
ELEC. SWITCH GEAR
STO
BBBBBB

COURTYARD

COVEREDENTRY
B
185'-312"
83'-1112"
304'-2"
179'-512"
71'-812"
107'-9"
103'-312"
251'-8"
174'-6"
77'-2"
14' CLR.

A2.1a architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVING DATE: 11/23/20211/16" = 1'-0"
FIRST FLOOR PLAN1A2.1a1/16" = 1'-0"
AL BUILDING DATA:3 - STORIES84 UNITS 84 BEDSFIRST FLOOR:SECOND FLOOR:THIRD FLOOR:FLOOR TOTAL:FLOOR TO AREA RATIO (F.A.R.)1ST FLOOR7 - A STUDIO UNITS24 - B ONE BEDROOM UNITS31 UNITS2ND FLOOR10 - A STUDIO UNITS25 - B ONE BEDROOM UNITS35 UNITS3RD FLOOR8 - A STUDIO UNITS10 - B ONE BEDROOM UNITS18 UNITS84 UNITS TOTAL 28,353 SQ.FT.28,353 SQ.FT.19,686 SQ.FT.76,392 SQ.FT..37%28,353 SQ.FT.28,353 SQ.FT.19,686 SQ.FT.

SCHEMATIC PLANS
A
1 1
11 2
2 3246 5511 26 55423577775898
56 B56 6 B
56 1
165
5 B
BB
56 56
65 56 1 1 56
2 56 B
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
29 AB BBB
BBB
B
R.R.STO. BBBBBBAABA BBAJAN AAB
R.R.

A
WELLNESS / SPALAUNDRYMRDMaint.Stor.

BBBBB
AB
AB
185'-312"
83'-1112"
304'-2"
179'-512"
71'-812"
107'-9"
103'-312"
251'-8"
174'-6"
77'-2"
168' TODOOR
133' TODOOR
125' TODOOR
A2.1b architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVING DATE: 11/23/2021SCHEMATIC PLANS1/16" = 1'-0"
SECOND FLOOR PLAN1A2.1b1/16" = 1'-0"
AL BUILDING DATA:3 - STORIES84 UNITS 84 BEDSFIRST FLOOR:SECOND FLOOR:THIRD FLOOR:FLOOR TOTAL:FLOOR TO AREA RATIO (F.A.R.)1ST FLOOR7 - A STUDIO UNITS24 - B ONE BEDROOM UNITS31 UNITS2ND FLOOR10 - A STUDIO UNITS25 - B ONE BEDROOM UNITS35 UNITS3RD FLOOR8 - A STUDIO UNITS10 - B ONE BEDROOM UNITS18 UNITS84 UNITS TOTAL 28,353 SQ.FT.28,353 SQ.FT.19,686 SQ.FT.76,392 SQ.FT..37%28,353 SQ.FT.28,353 SQ.FT.19,686 SQ.FT. 10 1
11 1
2 12
12121213135651121565131312121256665898
6 75
56 566 5
55 5 7756
1 156
6 65 7 65 56 1 1 6 57 12
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
30 BBBBAAB BB B

PATIOAA
B

PATIOPATIO
AA
B
AA
R.R.STO. R.R.NURSEDINING

DININGFAMILY
PATIO
ACTIVITYKITCHENR.R.R.R.

MEDS
STORAGECARECOORD.

JAN
ACT.STO.STO.STO.

TODOOR

TODOOR
A.F architecture, inc.DXEOLQCAINSPIRATIONASSISTEDLIVING DATE
SCHEMATICPLANS

THIRDFLOORPLANA.F

ALBUILDINGDATA
STORIESUNITSBEDSFIRSTFLOOR
SECONDFLOOR
THIRDFLOOR
FLOORTOTAL
FLOORTOAREARATIO
F.A.R.
STFLOORASTUDIOUNITSBONEBEDROOMUNITSUNITSNDFLOORASTUDIOUNITSBONEBEDROOMUNITSUNITSRDFLOORASTUDIOUNITSBONEBEDROOMUNITSUNITSUNITSTOTAL S4.FT.S4.FT.
S4.FT.
S4.FT..S4.FT.S4.FT.
S4.FT.

CC
C D
D
B
PRELIMINARYNOTFORCONSTRUCTION
31 PATIO

PATIOPATIO
PATIO

COURTYARD(BELOW)STAIR AND ELEV(BELOW)

STAIR(BELOW)

ELEV(BELOW)

PARAPET

PARAPETPARAPET

PARAPET

PARAPET
A2.1d architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVING DATE: 11/23/2021SCHEMATIC PLANS1/16" = 1'-0"
ROOF PLAN1A2.1d1/16" = 1'-0"
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
32 1ST FLOOR PLATE
1ST FLOOR
2ND FLOOR13'-6"12'-0"
2ND FLOOR PLATE3RD FLOOR25'-0"23'-6" (10'-0")
3RD FLOOR PLATE35'-0" (10'-0") TOP OF ROOF36'-6"TOP OF PARAPET40'-0" CANOPY14'-0" CLEAR

COURTYARD ENTRY CANOPYSUITECORRIDORSUITE LIVINGROOMLOBBY

SUITECORRIDORSUITESUITECORRIDORSUITE

CORRIDOR
CORRIDORACTIVITY 27'-0"TOP OF PARAPET
1ST FLOOR PLATE
1ST FLOOR
2ND FLOOR13'-6"12'-0"
2ND FLOOR PLATE3RD FLOOR25'-0"23'-6" (10'-0")
3RD FLOOR PLATE35'-0" (10'-0") TOP OF ROOF36'-6"TOP OF PARAPET40'-0" 27'-0"TOP OF PARAPETFAMILYDININGDININGPATIO

SUITECORRIDORSUITE

SUITECORRIDORSUITE
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVING SCALE:SECTION1/8" = 1'-0"A
A
A
SCALE:KEY PLANNOT TO SCALE
A2.3
DATE: 11/23/2021
SCALE:SECTION1/8" = 1'-0"B
B
B
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
33 A3.1 architecture, inc.DXEOLQ, CAINSPIRATION ASSISTED LIVINGDATE: 11/23/2021COLORS AND MATERIALS PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
1= SIDING JAMES HARDIE STYLE: IRON GRAYSIDING 123

KEY NOTES - EXTERIOR MATERIALS & COLORS
4= STONE EL DORADO STONE STYLE: EUROPEAN LEDGE, COLOR: ZINC 6 8= TRIM SW 2740 MINERAL GRAYTRIM910
7= ROOF TRESPA MATEON COLOR: MONTRUEX AMBER
5= AWNING / RAILING ALUMAWOOD COLOR: DESERT SANDAWN/RAIL = SIDING JAMES HARDIE STYLE: PEARL GRAY= SIDING JAMES HARDIE STYLE: MONTEREY TAUPESIDING 2SIDING 3STONE= AWNING / RAILING ALUMAWOOD COLOR: SPANISH BROWNAWN/RAIL 11= EXTERIOR VINYL WINDOWS COLOR: DARK BRONZE12WINDOWDOORS= EXTERIOR STOREFRONT SYSTEM MFR: KAWNEER COLOR: DARK BRONZE ANODIZED= STUCCO SMOOTH FINISH SW 9541 WHITE SNOWSTUCCO 2STUCCO 1= STUCCO SAND FINISH SW 7071 GRAY SCREEN 310 8 27 456 191112 NOTE: SEE SHEETS A5.3 - A5.5.FOR ELEVATIONS AND LOCATIONOF MATERIAL CALL OUTS. 34 SCALE:TRASH AND RECYCLING ENCLOSURE(PLAN) (UNDER SEPERATE PERMIT)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/TRASH ENCL PLN

VERIFY W/ LOCALSANITATION DEPARTMENT
1/4" MAX.TRANSITION
19'-8"
12'-8"
1'-4"4'-4"8" 12'-0"1'-4"
13'-10"5'-10"
3'-6"4'-10"4'-4"
4 CY.RECYCLECARDBOARD56" x 82"27" x 35"RECYCLEBIN
27" x 35"RECYCLEBIN
27" x 35"RECYCLEBIN8" CMU WALL
VERIFY W/ LOCAL SANITATION DEPARTMENT6" CONC.CURB

HOSE BIB, W/PROTECTIVECOVER
BOLLARDS,TYP OF (2)

OPAQUEMTL GATEOPAQUEMTL GATES
TANKLESSWATERHEATERDRAIN, CONNECT TOSANITARY SEWERGREASEINTERCEPTOR1'-0" 1'-0"
4 CY. WASTEDUMPSTER56" x 82"1'-6"SLOPE
SLOPE

SLOPESLOPE
35'-0"MAX

FOUNDATION PER MANUFACTURERSRECOMMENDATIONS (MAY VARY W/SOILS AND WIND CONDITIONS)

FIBERGLASS ORALUMINUM TAPEREDFLAGPOLE
SCALE:FLAG POLE (GROUND SET CONE)NOT TO SCALEP:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/10350001

MUST BE A MINIMUM OFFROST DEPTH
NOTE: SEE SPECIFICATIONSFOR ADDITIONAL INFORMATION.

SCALE:TRASH AND RECYCLING ENCLOSURE(ELEVATIONS AND DETAILS) (UNDER SEPERATE PERMIT)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/TRASH ENCL ELEVATIONS NOTES: ·PROVIDE SHOP DRAWINGS FOR GATE TOARCHITECT FOR APPROVAL·ALL BINS AND DUMPSTERS TO HAVE COVERS VERIFY ALL FENCE/GATECOLORS WITH ARCH.

FINISH GRADEFINISHGRADESIDE ELEVATIONB-

PAINT INTERIORSURFACES, COLORTO MATCH STUCCO
8" CONCRETE MASONRY UNIT WALL.FILL ALL CELLS SOLID W/ GROUT

FINISH GRADE

SECTION E
6'-0"
4" MAX.

SECTION D

FRONT ELEVATIONC-
STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES. 3/8"ɸ BAR 8"x2"WELDED TO STEELTUBE AT 16" O.C.8"x8"x16" CMUWALL STEEL TUBE W/ CAPPLATE EMBEDDED3'-0" INTO FOOTING1"x18 GA. METALGATESTUCCO PER PLAN METAL DECK SLOPE1/4"/FT. SLOPE TO DRAIN
CONC. SLAB W/STRUCTURALREINFORCEMENT

WALL CAP,COLOR TOMATCH STUCCO
6'-0"4'-6"10'-6"
12'-0"
10'-6"6'-0"4'-6"
6'-4"6'-4"6'-4"19'-0"
GALVANIZED STEEL PIPEBOLLARD, GROUT SOLID ANDPAINT TO MATCH GATES.6'-0" 8"x8"x16" CMU WALL(INTERIOR VIEW)CONCRETEFOUNDATIONPER STRUCT.ENGINEER 16"±
STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES.STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES.

D- 12'-0"

WALL CAP,COLOR TOMATCH STUCCO

PEDESTRIAN GATEOPAQUE MTLGATES
SCALE:BIKE DOCK(SHORT TERM BIKE PARKING)1/8" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/02830032 MANUF: SARIS CYCLING GROUP1-800-783-7257WWW.SARIS.COMMODEL # 2213 - 2 BIKE FM BIKE DOCK NOTE:·INSTALL PERMANUFACTURER'SSPECIFICATIONS
10"2'-6"
5'-4"(2")(2) 6" x 6" x .25" SQUAREFLANGE MOUNTING PLATE W/5/8" DIA. MOUNTING HOLES SCALE: 1/4" - 1'-0"
36"36"36"
12'
10'8'24"30"3'-0"
PLAN SINGLE SIDE36"
SCALE:PROJECT SIGN(SEPERATE PERMIT REQUIRED)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/PROJSIGN NOTE: PROVIDESHOP DRAWINGSTO ARCHITECTFOR APPROVAL
PROJECT NAMEADDRESSPHONE #Assisted Living Facility
SECTION A-A12'-512"9'-512"
5'-0"
1'-4"1'-6"
10"8"3'-6"6"
4'-6"
GENERAL NOTES: 1. BACKLIT SIGN REQUIREMENTS TO BECOORDINATED BY CONTRACTOR AT TIMEOF CONSTRUCTION3. FOR FOOTINGS AND INSTALLATION SEEMANUF. INSTRUCTIONS8'-112"

STUCCOTOMATCHBUILDING

TOP OF FOOTING TO ALIGNW/ FINISH GRADE
BACKLIT PAINTED ALUMINUMSIGN BY OTHERSB.O. COLUMN 1/2" MIN.ABOVE TOP OF FOOTING SCALE:BIKE LOCKER(LONG TERM BIKE PARKING)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/BIKE LOCKER MANUF: THE PARK CATALOG1-855-694-4582WWW.THEPARKCATALOG.COMMODEL # 537-1052NOTE:·INSTALL PERMANUFACTURER'SSPECIFICATIONS 74" 30"
49" 6'-2"
2'-6"
2'-0"
20 FT. #4 CU "U.F.E.R." GROUNDCOILED UNDER BASE
3/4" PVC CONDUIT, BURY 24" ORAS REQ. BY AUTHORITY HAVINGJURISDICTION. SEE PLANS

FINISHEDGRADEGROUND LUGINSIDE POLEFIXTURE POLE
SCALE:PARKING LOT LIGHT BASE3/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/02850001 24"1" CHAMFER
1 2
3 4
5 6
7 A3.2 architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVING DATE: 11/23/2021SITE DETAILS
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
35 DATE: 11/23/2021PRECEDENT IMAGERYarchitecture, inc.DXEOLQ CAINSPIRATION ASSISTED LI9ING A4.1PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
36 architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGAPRELI0INAR< NOT )OR CONSTR8CTION DATE
.E< PLAN

RENDERINGS
% A
SCALE
RENDERINGNTSC
SCALE
RENDERINGNTS
SCALE
RENDERINGNTS
A
%
C
E
) D
37 architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGADATE
.E< PLAN

RENDERINGS ESCALE
RENDERINGNTS
A
%
C
E
)SCALE
RENDERINGNTS
DSCALE
RENDERINGNTS
) D
PRELI0INAR< NOT )OR CONSTR8CTION
38 architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGADATE
.E< PLANELEVATIONS
% AC
SIDING -A0ES +ARDIE ST<LE
IRON GRA<SIDING
.E< NOTES E;TERIOR 0ATERIALS COLORS
STONE EL DORADO STONE ST<LE
E8ROPEAN LEDGE, COLOR
=INC

TRI0 S: 0INERAL GRA<TRI0

ROO) TRESPA 0ATEON COLOR
0ONTR8E; A0%ER
A:NING RAILING AL80A:OOD COLOR
DESERT SANDA:NRAIL
SIDING -A0ES +ARDIE ST<LE
PEARL GRA< SIDING -A0ES +ARDIE ST<LE
0ONTERE< TA8PESIDING SIDING STONE A:NING RAILING AL80A:OOD COLOR SPANIS+ %RO:NA:NRAIL
E;TERIOR VIN<L :INDO:S COLOR
DAR. %RON=E:INDO:DOORS E;TERIOR STORE)RONT S<STE0 0)R .A:NEER COLOR
DAR. %RON=E ANODI=ED ST8CCO S0OOT+ )INIS+ S:
:+ITE SNO:ST8CCO ST8CCO ST8CCO SAND )INIS+ S: GRA< SCREEN D E
A
SCALE
ELEVATION CONT
SO8T+

%
ND )LOORPLATE

ST )LOORPLATE
ND )LOOR

ST )LOOR
RD )LOOR

RD )LOORPLATE
TOP O) ROO)
TOP O) PARAPET

SCALE
ELEVATION CONT
SO8T+

%
ND )LOORPLATE

ST )LOORPLATE
ND )LOOR

ST )LOOR
RD )LOOR

0ATC+ LINE
0ATC+ LINE
ND )LOORPLATE

ST )LOORPLATE
ND )LOOR

ST )LOOR
RD )LOOR

RD )LOORPLATE
TOP O) ROO)

TOP O) PARAPET

RD )LOORPLATE
TOP O) ROO)
TOP O) PARAPET

SCALE

ELEVATION
:EST

PRELI0INAR< NOT )OR CONSTR8CTION

39 A5.4
1= SIDING JAMES HARDIE STYLE: IRON GRAYSIDING 123

KEY PLANELEVATIONS
B AC
D E
SCALE:ELEVATION 1/8" = 1'-0" C
SCALE:ELEVATION(EAST)1/8" = 1'-0" D

MATCH LINE
2ND FLOORPLATE 23'-6"
1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"
1ST FLOOR
3RD FLOOR 25'-0"
3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"
SCALE:ELEVATION - CONT.1/8" = 1'-0" CMATCH LINE
2ND FLOORPLATE 23'-6"
1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"
1ST FLOOR
3RD FLOOR 25'-0"
3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"
2ND FLOORPLATE 23'-6"
1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"
1ST FLOOR
3RD FLOOR 25'-0"
3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"
4 TOP OF PARAPET 40'-0"
TOP OF PARAPET 40'-0"
TOP OF PARAPET 40'-0"
10 4
4 510
10 11
295 51
1 5
3 9 4
8 2
43 119 9
9 8 811 3
1 3 4 9
12 3
4 1 3
6610
6 5656 1111
610338
12 121212
architecture, inc.DXEOLQ, CAINSPIRATION ASSISTED LIVING PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
7 7
7 7
40 architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGA SIDING -A0ES +ARDIE ST<LE
IRON GRA<SIDING
.E< NOTES E;TERIOR 0ATERIALS COLORS
STONE EL DORADO STONE ST<LE
E8ROPEAN LEDGE, COLOR
=INC

TRI0 S: 0INERAL GRA<TRI0

ROO) TRESPA 0ATEON COLOR
0ONTR8E; A0%ER
A:NING RAILING AL80A:OOD COLOR
DESERT SANDA:NRAIL
SIDING -A0ES +ARDIE ST<LE
PEARL GRA< SIDING -A0ES +ARDIE ST<LE
0ONTERE< TA8PESIDING SIDING STONE A:NING RAILING AL80A:OOD COLOR SPANIS+ %RO:NA:NRAIL
E;TERIOR VIN<L :INDO:S COLOR
DAR. %RON=E:INDO:DOORS E;TERIOR STORE)RONT S<STE0 0)R .A:NEER COLOR
DAR. %RON=E ANODI=ED ST8CCO S0OOT+ )INIS+ S:
:+ITE SNO:ST8CCO ST8CCO ST8CCO SAND )INIS+ S: GRA< SCREEN DATE

.E< PLANELEVATIONS
% AC
D E
SCALE

ELEVATION
NORT+

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ND )LOORPLATE

ST )LOORPLATE
ND )LOOR

ST )LOOR
RD )LOOR

RD )LOORPLATE
TOP O) ROO)

0ATC+ LINE
SCALE
ELEVATION CONT
NORT+

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ND )LOORPLATE

ST )LOORPLATE
ND )LOOR

ST )LOOR
RD )LOOR

RD )LOORPLATE
TOP O) ROO)

0ATC+ LINE
TOP O) PARAPET

TOP O) PARAPET

PRELI0INAR< NOT )OR CONSTR8CTION
41 VANPOOL/LOWEMISSION

EVREADYVANPOOL/LOWEMISSION

FUTUREEV

EVREADY

FUTUREEV

VANPOOL/LOWEMISSION

HC VANEVREADYEVREADY
SA4HSA4HSA4HSA4H
SA4H
SA4
SA5SSSSSDSDSDSD
SDSDSDSDSW1SW1

SWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSW

SWSWSWSWSWSWSW

SWSWSWSWSWSWSWSWSWSWSWSWSWSWSW
SA4H
SA4HSA4HSA2H
SA2HSA2H SA2HSA2H
S2LS2LS2LS2L
SFSF

EXISTINGSTREETLIGHT

EXISTINGSTREETLIGHT
150306090 DATE: 11/23/2021SITE LIGHTING PLAN1" = 30'

ASSISTED LIVING FACILITY

OPEN SPACE /VALLEY CHRISTIANCHURCH

INSPIRATION DRIVE
DUBLIN BLVD.

PROPERTY LINE

PROPERTY LINE
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVING

PROPOSEDPROPERTY LINE

BIKE PARKINGLONG TERMCOVERED TRASHENCLOSUREGENERATORENCLOSURE COVEREDENTRANCE 15' REAR BUILDINGSET BACK
20' FRONT BUILDINGSET BACK

PROJECTSIGN

KITCHEN

MECH /ELECT

DUBLIN, CA
E1.1
(3-STORY)

MEMORY CAREFACILITY
- LOT 3
ScheduleSymbolLabelManufacturerCatalog NumberDescriptionNumber LampsLumens Per LampWattage SA2HLithonia LightingKAD LED 20C 700 40K R2 MVOLT HSKAD LED, 20 LED, 700mA MVOLT DRIVER, 4000K, TYPE 2 OPTICS WITH HOUSE SIDE SHIELDS.1473545 SA4HLithonia LightingKAD LED 40C 700 40K R4 MVOLT HSKAD LED, 40 LED, 700mA MVOLT DRIVER, 4000K, TYPE 4 OPTICS WITH HOUSE SIDE SHIELDS1861994 SA5Lithonia LightingKAD LED 40C 700 50K R5 MVOLTKAD LED, 40 LED, 700mA MVOLT DRIVER, 5000K, TYPE 5 OPTICS.11176194 SDGotham Architectural LightingEVO LW 40/45 6AR LSS6IN Lensed Wallwash, 4000K, 4500lm Nominal, Semi-specular Reflector1354451.27 SWLithonia LightingDSXW1 LED 10C 530 40K T4M MVOLTDSXW1 LED WITH (1) 10 LED LIGHT ENGINES, TYPE T4M OPTIC, 4000K, @ 530mA.1211519.1 SW1Lithonia LightingOLWP 11OUTDOOR LED WALLPACK WITH 4000K LEDS AND POLYCARBONATE COVER/DIFFUSER1111120.41 SSKIM LIGHTINGCFL-NF-214K50Compact cylindrical flood light, spot distribution1421234.46 SFKIM LIGHTINGCFL-WF-214K50Compact cylindrical flood light, flood distribution. With barn doors1421234.46 18'-0"2'-0" 16'-0"
PARKING LOTLED LIGHT POLETYPE SA_

PARKING

BIKE PARKINGSHORT TERM
S2LLITHONIA LIGHTINGRADEAN Post-Top with P2 5000K Symmetric distribution15169.33438.0107 RADPT P2 50K SYM NOTE: FIXTURE ANDPOST BASE SHALL BESAME COLOR.

FINISHEDGRADE PLAN VIEWLIGHTPOLE
PEDESTRIANLED LIGHT POLETYPE S2L
10'-0"
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
42 PARKING / MANEUVERING AREA16,024 sf
106 sf
140 sf

COURTYARDBUILDING

TERRACEDRETAINING WALLS
ASSISTED LIVING FACILITY3-STORY
133 sf
220 sf
643 sf 141 sf

DRIVEWAY / FIRE LANE

DRIVEWAY / FIRE LANE
PARKING / MANEUVERING AREA5177 sf

FENCED DOGRELIEF AREAGENERATOR

BIKEPARKING
RRRRRR
RRRR
RRRRR
RR

RRRRRRR R

RRRRRRRRRRR

RRRRRR RRR

FLAGPOLE

SENSORY GARDENPLANTER

BENCHES INSPIRATION DRIVE

EXISTING CONCRETEDRAINAGE SWALES

EXISTING CONCRETEDRAINAGE SWALE

BIKEPARKING
107 sf

BIO-RETENTIONAREA

BIO-RETENTION AREA

PRESERVED STREETTREE -TYPICAL

RETAINING WALLINDICATES EXISTINGSTREET TREE TO BE

SIGHT DISTANCE LINE
NOTE- REFER TO SHEET L1.2 FOR PLANTING LEGEND AND WATER BUDGET CALCULATIONS Parking Lot Area- PARKING LOT LANDSCAPING:21,201 sq. ft. 15% Parking Area 3180 sq. ft. Landscape Requirement- Parking Area 3292 sq. ft. (15.5%) Landscape provided- Trees Required (1 / 4 stalls) 9 trees 37 stalls / 4=9 trees Shade trees provided- architecture, inc.DuElin, CAINSPIRATION ASSISTED LIVING100204060 DATE: 11/23/2021 LANDSCAPE PLAN - LOT 31" = 20' MATCHLINE- SEE SHEET L1.2
MATCHLINE- SEE SHEET L1.2

PRELIMINARY
L1.1PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
43 NEW STREET TREES TO BEPLACED IN SAME POSITIONALONG STREET AS REMOVEDSTREET TREE AS CLOSELYAS FEASIBLE 1062 sfPARKING / MANEUVERING AREA16,024 sf
106 sf
140 sf
63 sf
399 sf
278 sf

INSPIRATION DRIVE

VANPOOL/LOWEMISSION

EVREADYVANPOOL/LOWEMISSION

FUTUREEV

EVREADY

FUTUREEV

VANPOOL/LOWEMISSION
HC VANEVREADYEVREADY133 sf
220 sf TRANSFORMER

BIKEPARKING

RRRR RR
RRRRR
RRRRR
R
R
RR

RRRRRRRRRR R

PROJECT SIGN

FLAGPOLE

EXISTING CONCRETEDRAINAGE SWALE

NOTE- EXISTING STREET TREESAFFRONTING PROJECT SITE TOBE REMOVED FOR NEWSIDEWALK INSTALLATION INSTALL NEW STREETTREES 48" MIN. BEHINDBACK OF NEW SIDEWALK 107 sf

BIO-RETENTION AREA

PRESERVED STREETTREE ON OPPOSITE SIDEOF STREET-TYPICAL

FACILITYVAN

INDICATES EXISTINGSTREET TREE TO BEREMOVED-TYPICAL

SIGHT DISTANCE LINE
PLANTING LEGEND:

SHADE TREE

DECIDUOUS / ORNAMENTAL TREES
Low
Arbutus 'Marina'Marina Strawberry TreeTBDLow EVERGREEN TREES15 gal.StandardCallistemon citrinusLemon BottlebrushTBDLow 1 gal. Liriope muscariBig Blue Lily TurfModerate
1 gal. Dietes vegetaFortnight LilyLowas shown
24" boxStandard 5
20' x 15'
5 gal. Mahonia eurybracteata 'Soft Caress'Soft Caress MahoniaModerate 5 gal. Rhaphiolepis indica 'Pinkie'India HawthornLow4' o.c.

SHRUBS
5 gal. Salvia greggii (Salmon)Autumn SageLow4' o.c.

GRASSES / PERENNIALS
GROUND COVERLow
BACKGROUND / TALL SHRUBS5 gal. Eleagnus pungensSilverberryLow 5 gal. Rhus integrifoliaLemonade BerryLow
5 gal. Westringia fruticosa 'Blue Gem'Blue Gem Coast RosemaryLow5' o.c.

STREETSCAPE PLANTINGBOTANICAL / COMMON NAMESSIZE / FORMQUANTITYWUCOLSREGION 1 SPACING 5 gal. Cistus 'Sunset' Magenta RockroseTBDLow5' o.c. SHRUBS R5 gal. Phormium 'Sea Jade'Sea Jade New Zealand FlaxTBDLowas shown5 gal. Rosa rugosa 'Alba'White Rugosa RoseTBDLow5' o.c. 1 gal. Pennisetum alopecuroides 'Little Bunny'Little Bunny Fountain GrassTBDLow30" o.c. 1 gal. Rosmarinus officinalis 'Prostratus' RosemaryTBDLow36" o.c.

GRASSES / GROUND COVERS / PERENNIALS1 gal. Coreopsis lanceolata 'Early Sunrise'Double Flowered Yellow TickseedTBDLow24" o.c.

PROJECT SITE PLANTINGBOTANICAL / COMMON NAMESSIZE / FORMQUANTITYWUCOLSREGION 1 MATUREHT. x WD. 15 gal.Standard35' x 35'
Lagerstroemia indica x fauriei 'Muskogee'Muskogee Hybrid Crape Myrtle4Low15 gal.Standard24' x 20' Myoporum parvifoliumCreeping Myoporum
5 gal. Ceanothus gloriosis 'Anchor Bay'Point Reyes Wild LilacTBDLow7' o.c. 1 gal. Lavandula angustifolia 'Munstead'Dwarf English LavenderLow 5 gal. Euonymus japonica 'Microphyllus Variegatus'Variegated Box-leaf EuonymusLow3' o.c.5 gal. Pittosporum tobira 'Dwarf Variegata'Dwarf Variegated TobiraLow4' o.c.

Quercus agrifoliaCoast Live OakTBDVery Low15 gal.Multi-trunk30' x 40' 1 gal.48" o.c.
as shownas shown
as shown
as shown5 gal. Myrsine africanaAfrican BoxwoodLow4' o.c. 1 gal. Anigozanthos 'Kanga Pink'Dwarf Pink Kangaroo PawLowas shown 1 gal. Hakonechloa macra 'Aureola'Japanese Forest GrassModerateas shown 470 s.f.Very Low Artificial Turf- Dog Relief Area & CourtyardDuPont Forever Lawn or equal as shown
1 gal. Calamagrostis x acutifolia 'Karl Foerster'Feather Reed GrassModerateas shown 5 gal. Gardenia jasminoides 'August Beauty'August Beauty GardeniaModerateas shown 5 gal. Sarcococca hookeriana humilisSweet SarcococcaLowas shown 100% coverage
NOTES:1. Soil Preparation for planting areas, excluding bio-swales (per 1000 s.f.):4 cu. yds. organic compost free of biosolids & harmful pathogens100 lbs. Gro-Power Plus w/M (mycorrhizae) organic fertilizerSpread evenly and rototill into soil in two directions to a depth of 6-8". Adjust materials based upon Soil Analysis recommendations after completed.2. Install a 3" minimum layer of 100% recycled mulch in all planted areas excluding Bio-retention planters. Submit sample to Owner and Landscape Architect for approval.3. Landscaping shall be served by an automated irrigation system utilizing SMART Technology in compliance with the California Water Efficient Landscape Ordinance.4.Plant selection within bio-retention areas shall be selected from the pre-approved PlantList provided in the Alameda County Clean Water Program C.3 Technical Guidance. 5 gal. Rosa x 'Noaschnee'White Flower Carpet RoseModerate3' o.c.

Low24" boxStandardUlmus 'Frontier' Frontier Elm 440' x 30' Aesculus californicaCalifornia BuckeyeCercis occidentalisWestern RedbudTBDVery Low15 gal.Natural form20' x 15'TBDVery Low15 gal.Natural form30' x 30'

TBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBD

TBDTBDTBDTBDTBD
TBD
Pistacia chinensis 'Keith Davey' Chinese Pistache50' x 50' STREET TREEPrunus yedoensis (subst. for Bradford Pear-ex. trees)Yoshino Flowering Cherry 8Moderate15 gal.StandardReplace at ex.removed streettree spacing Low Deschampsia caespitosa(Tufted Hair Grass)Festuca californica(California Fescue)Juncus patens 'Elk Blue' (California Gray Rush)1 gal.*18" o.c.* 35% of area35% of area30% of area*plugs or liners @ 12" o.c.)LowLow Parking Lot Area- PARKING LOT LANDSCAPING:21,201 sq. ft. 15% Parking Area 3180 sq. ft. Landscape Requirement- Parking Area 3292 sq. ft. (15.5%) Landscape provided- Trees Required (1 / 4 stalls) 9 trees 37 stalls / 4=9 trees Shade trees provided-architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVING100204060 DATE: 11/23/2021LANDSCAPE PLAN - LOT 31" = 20' MATCHLINE- SEE SHEET L1.1
MATCHLINE- SEE SHEET L1.1
WATER USE CALCULATIONSTOTAL SITE LANDSCAPE AREA = 118,087 s.f.MAXIMUM ANNUAL APPLIED WATER ALLOWANCE (MAAWA)MAAWA (gallons)= (ETo) x (.62) x ((0.45 x LA) + (0.3 x SLA)) ESTIMATED ANNUAL APPLIED WATER USE(ETo) x (PF-Kc) x (HA) x (.62) / (IE)= EAAWU (HYDROZONE)(46.2) x (.62) x ((0.45 x 118,087) + (0.3 x 0)) = MAAWA 1,522,118 gals.

EAAWU TOTAL (EATAWU): 905,773 gals.EATAWU 905,773 gals. is less than MAAWA 1,522,118 gals.VERY LOW WATER USE (ARTIFICIAL TURF): (46.2) x (0.1) x (622) x (.62) = 1782 gals. EAAWU LOW HYDROZONE AREA (DRIP): (46.2) x (0.2) x (9003) x (.62) / (.81) = 63,675 gals. EAAWULOW HYDROZONE AREA (OVERHEAD): (46.2) x (0.2) x (107,283) x (.62) / (.75) = 819,470 gals. EAAWU NOTE- ETo for Dublin, CA = 46.2
MODERATE HYDROZONE AREA (DRIP): (46.2) x (0.5) x (1179) x (.62) / (.81) = 20,846 gals. EAAWU

PRELIMINARY
L1.2PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
44 Existing view from eastbound I-580 looking northeast Visual simulation of proposed project
FIGURE 11
SOURCE: Environmental Vision, 09/10/2021
P:\DUB1601.02 Inspira Ɵon Drive\PRODUCTS\Graphics\Figure 11.ai (10/25/2021) InspiraƟon Drive Memory Care and
Assisted Living Facility Project
Visual SimulaƟon - Eastbound I-580
45 Existing view from westbound I-580 looking northwest Visual simulation of proposed project
FIGURE 12
SOURCE: Environmental Vision, 9/10/2021
P:\DUB1601.02 Inspira Ɵon Drive\PRODUCTS\Graphics\Figure 12.ai (10/25/2021) InspiraƟon Drive Memory Care and
Assisted Living Facility Project
Visual SimulaƟon - Westbound I-580
46 2040 Bancroft Way, SUITE 302  Berkeley, CALIFORNIA 94704  PHONE: 415 398 3050  FAX: 415 397 5065 001-002.docx; jf
WWW.KEYSERMARSTON.COM 11982.014
ADVISORS IN :

REAL ESTATE

REDEVELOPMENT

AFFORDABLE HOUSING

ECONOMIC DEVELOPMENT

SAN FRANCISCO
A. JERRY KEYSER
TIMOTHY C. KELLY
DEBBIE M. KERN

DAVID DOEZEMA

LOS ANGELES
KATHLEEN H. HEAD
JAMES A. RABE
GREGORY D. SOO-HOO
KEVIN E. ENGSTROM
JULIE L. ROMEY

TIM BRETZ

SAN DIEGO
PAUL C. MARRA

MEMORANDUM
To:

From
:

Dat
e:

Subject:

Hazel Wetherford, Economic Development Director
City of Dublin
Keyser Marston Associates, Inc.

March 23, 2022
Fiscal Impact Analysis of Proposed Assisted Living Facility at 7500 I
nspiration Drive
Int
roduction
Fulcrum Real Estate & Development, Inc. on behalf of Valley Christian Center has submitted a request to the City of Dublin to change the General Plan land use designation of 2 acres within a 4.26-acre development site at 7500 Inspiration Drive from “Open Space” to “Public/Semi-Public” to permit the development of an 84-unit assisted living facility. In exchange for the proposed amendment, Valley Christian Center has agreed to change the land use designation of an adjacent 5 acres from Public/Semi- Public to Open Space. With the proposed changes, the City will gain a net 3 acres of land designated as Open Space.

As
part of the General Plan Study Initiation, the City Council included evaluation of fiscal impacts of the proposed change in land use designation. In accordance with that request, the City has retained Keyser Marston Associates, Inc. (KMA) to evaluate the fiscal impacts of the proposed assisted living project to the City of Dublin.

The loc
ation of the development site and adjacent property is shown in the following map.

Attachment 4
47 To: Hazel Wetherford March 23, 2022

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001-002.docx; jf
11982.014

Approach and Key Assumptions

The fiscal evaluation focuses on an assessment of the key recurring annual net new revenues and service costs to be generated by the development to the General Fund of the City of Dublin. The residents of assisted living facilities spend most of their time on- site, with all meals and many services provided on-site. The key new revenue impacts to the City are property tax revenues and property tax revenues in-lieu of motor vehicle license fee revenues. The key service cost impacts relate to the cost of responding to emergency medical calls.

The fiscal analysis is intended to provide order of magnitude estimates of the impacts of the development upon build-out. The analysis does not include one-time revenues or revenues that are sized and restricted to off-set service costs or impacts, such as building permit revenues or impact fees. All impacts are expressed in current, 2022 dollars.

Key assumptions incorporated into the analysis are as follows:
48 To: Hazel Wetherford March 23, 2022

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001-002.docx; jf
11982.014
 Market Feasibility – It is assumed that the project will be successful and well- received by the marketplace.
 Assessed Value of Proposed Assisted Living Development Project – The assessed value of the project will drive the amount of property tax revenues to be generated by the Project. The assessed value has been estimated based on a review of the assessed values of recently completed assisted living projects in the Bay Area, the applicant’s estimate of the project’s construction costs and recent land sale transactions in the Bay Area. Based on this analysis, it is estimated that the project’s assessed value upon completion will total $33.87 million. The City of Dublin receives 15.81% of the annual property tax levy.

Based on these factors, it is estimated that the Project will annually generate approximately $53,000 of new property tax revenues to the City of Dublin.  Emergency Medical Service Costs – The applicant has provided empirical data on the rate of service calls generated by other similar assisted living facilities.

Descriptions of the comparable facilities are provided in Attachment A. Based on their experience, the facilities generate, on average, two calls per week. The cost to respond to each emergency medical call has been estimated by the City’s fire department staff, based on the number of annual city-wide responses and the department’s annual expenditures to respond to emergency medical calls. The marginal cost to respond to each emergency medical call approximates $2,860.

Based on these factors, it is estimated that it will cost approximately $298,000 per year to respond to emergency medical service calls generated by the proposed assisted living facility.

Order of Magnitude Fiscal Impacts

The analysis indicates that the cost to the City to respond to emergency medical calls will significantly exceed the amount of tax revenue to be generated by the assisted living facility. As shown in the table below, the net annual deficit is estimated to approximate $230,000 per year.

49 To: Hazel Wetherford March 23, 2022

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11982.014
Summary of Fiscal Impacts

I. Primary Annual Recurring General Fund Revenues
Net New Annual Property Tax Revenues $53,000
Net New Property Tax In-Lieu of VLF Revenues $14,000
Net New Annual GF Revenues $67,000

II. Primary Annual Recurring General Fund Expense
Emergency Medical Service Calls ($298,000)
Net New Annual GF Expenses ($298,000)

III. Net Annual GF Fiscal Impact ($231,000)

Supporting Financial Analysis

The analysis of fiscal impacts is presented in the attached supporting tables 1 through 9.

Table 1 Project Description
Table 2 Summary of Annual General Fund (GF) Fiscal Impacts to the City of Dublin Table 3 Estimate of Annual Net New Property Tax Revenues to City Dublin Table 4 Estimate of Annual City General Fund Property Tax In-Lieu of Vehicle License Fee Revenues
Table 5 Estimate of Annual General Fund Emergency Medical Service Call Expenditures Table 6 Estimate of Assessed Value of Completed Assisted Living Development Table 7 Current Assessed Value of Development Site
Table 8 Tax Area Rate Allocation Factors Before and After ERAF Table 9 Recent Land Sales
Attachment A Emergency Call Logs – Assisted Living and Memory Care Buildings

$67
-$298
-$231
-$400
-$300
-$200
-$100
$0
$100
Thousands
Summary of Annual Fiscal Impacts to City of Dublin
General Fund Revenues General Fund Expenses Net GF Fiscal Impact 50 Table 1
Project Description
Proposed Assisted Living Facility at 7500 Inspiration Drive Dublin, CA
I
. Assisted Living Development
Number of Units 84 Units
Number of Beds 84 Beds
Floor Area 67,462 Sq. Ft.

Gross Building Area 76,392 Sq. Ft.

Number of Parking Spaces 37 Spaces
Building Height Maximum 3 Stories
Development Site SF 185,566 SF
II. Development Site Breakdown of Land Use Change
from Open Space to Public/Semi Private
APN 941-0022-004-00
General Plan Land Use Open Space
Total Parcel Area (Acres) 12.24 Acres
Total Parcel Area (SF) 533,174 Sq. Ft.

Total Development Site (Acres) 4.26 Acres
Development Site as a % of Total Parcel 35%
Total Development Site (Sq.Ft.) 185,566 Sq. Ft.

Portion of Development Site to be rezoned A 2 Acres
Re-Zoned Development Site Area (Sq. Ft.) 87,120 Sq. Ft.

III. Adjacent Site changed from Public/Semi Private
to Open Space
APN 941-0022-006-00
General Plan Land Use Public/Private Use
Total Area (Acres) 33 Acres
Re-Zoned Adjacent Site Area (Acres) B 5 Acres
Re-Zoned Adjacent Site Area (Sq.Ft.) 217,800 Sq. Ft.

IV. Net Gain (Loss) in Acreage from Swap/Land Use Change Open Space B-A 3
Source: Applicant
March 17, 2022
Prepared by: Keyser Marston Associates, Inc.