Agenda packet, regular meeting — Dublin City Council, May 17, 2022 (part 4 of 7)

Attachment 3 - Exhibit B to Attachment 1 Mitigation Monitoring and Reporting Program (4/25/2022) Mitigation Monitoring or Reporting Program
The California Environmental Quality Act (CEQA) requires that all public agencies establish monitoring and/or reporting procedures for mitigation measures (MMs) adopted as part of the project approval in order to mitigate or avoid significant project impacts.

The MMRP identifies the following for each MM:

Timing. In each case, a timeframe for performance of the mitigation measure, or review of evidence that mitigation has taken place, is provided. The measures are designed to ensure that impact-related components of Project implementation do not proceed without establishing that the mitigation is implemented or assured. All activities are subject to the approval of all required permits from local, State, and federal agencies with permitting authority over the specific activity.

Responsible Party or Designated Representative. In each case, unless otherwise indicated, the applicant is the Responsible Party for implementing the mitigation. The City or a Designated Representative will also monitor the performance and implementation of the mitigation measures. To guarantee that the mitigation measure will not be inadvertently overlooked, a supervising public official acting as the Designated Representative is the official who grants the permit or authorization called for in the performance.

Where more than one official is identified, permits or authorization from all officials shall be required.

The numbering system corresponds with the numbering system used in the VCC EIR, the 2008 Supplemental IS/MND and the Project IS/MND. The last column of the MMRP table will be used by the parties responsible for documenting when implementation of the MM has been completed. The ongoing documentation and monitoring of mitigation compliance will be completed by the City of Dublin. The completed MMRP will be kept on file at the City of Dublin CommunityDevelopment Department.
661
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Consideration shall be given during the Site Development Review process to:
a. The proposed senior center and chapel buildings
should be restricted to one story construction,
consistent with the County Scenic Route Element, and
set back from the top of slope the distance of the
building height to reduce visibility from the I-580
freeway. Consideration should also be given to
reducing the apparent heights of the two buildings by
designing low rooflines, using earth tone building
colors, using non-reflective surfaces and appropriate
landscape screening.
b. For the residential component of the proposed
project, consideration shall be given to providing a
greater building setback from the Dublin
Boulevard/Inspiration Drive intersection, limiting the
buildings on the south side of the complex to a single
story, using intensive landscaping on the comer to
screen the residences and using earth tone colors and
non-reflective surfaces.
▪ Dublin Planning
Division
▪ Project Applicant
662
City of Dublin
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Attachment 3 - Exhibit B to Attachment 1 Mitigation Monitoring and Reporting Program (4/25/2022) Timing
Project Design Feature / Condition of Approval /
Mitigation Measure
Responsible for
Approval / Monitoring
/ Implementation
Completion
Date Initials
During Site
Development
Review
Mitigation Measure 4.1-2 (light and glare): The following measures shall be taken during the Site Development
Review process to:
a. Ensure that all exterior light fixtures be equipped with cut-off lenses, directed downward, and limited in
height to the maximum necessary for adequate
illumination to minimize excess light and glare.
b. Require that any future proposals to light the playing fields be subject to Planning Commission approval
following a notice public hearing.
▪ Dublin Planning
Division
▪ Project Applicant
Air Quality
During
construction
Mitigation Measure 4.2-1 (construction impacts): The
following measures are recommended, based on
BAAQMD standards, to reduce construction impacts to a
less-than-significant level. The following construction practices should be required during all phases of
construction on the project site:
a. Water all active construction areas as needed;
b. Watering or covering of stockpiles of debris, soil, sand or other materials that can be blown by the wind;
c. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard;
▪ Dublin Planning
Division
▪ Project
Applicant/Project
Contractor
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During
construction
Mitigation Measure AIR-1. The Applicant’s grading
contractor(s) shall adhere to the most current Bay Area Air Quality Management District’s (BAAQMD) construction
mitigation measures (Tables 8-1 and 8-2 or as may be
updated at the time a grading permit is requested) as set ▪ Dublin Planning
Division
▪ Project
Applicant/Project
Contractor
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During
construction
Mitigation Measure AIR-2: During construction of the
proposed project, the project contractor shall ensure all off-road diesel-powered construction equipment of 50
horsepower or more used for the project construction at a minimum meets the California Air Resources Board (CARB) Tier 2 emissions standards or equivalent equipped with
Level 3 diesel particulate filters equipped with Level 3 diesel particulate filters.
▪ Dublin Planning
Division
▪ Project
Applicant/Project
Contractor
Biological Resources
Prior to
construction
Mitigation Measure 4.3-1 (wetland and riparian habitat
impacts): A protocol-level wetlands delineation shall be performed on the project site. Based on the results of this analysis, the development plan should be modified to
avoid all wetland areas. If avoidance is not possible, a wetland mitigation plan shall be prepared by a qualified biologist to include identification of replacement wetland area at a ratio of 2:1 on or near the project site. Necessary regulatory permits shall also be obtained from the U.S.

Army Corps of Engineers, Fish and Wildlife Service,
California Department of Fish and Game and Regional
Water Quality Control Board.
▪ Dublin Planning
Division
▪ Project
Applicant/Project
Contractor
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Buffer distance would vary based on species and
conditions at the project site, but would usually be at least 50 feet and up to 250 feet for raptors. This measure shall not apply to ground disturbance of vegetation removal
outside of the nesting season (September 1 to January 31). ▪ Dublin Planning
Division
▪ Project
Applicant/Project
Contractor
Following project
construction
Mitigation Measure BIO-2. Any on-site coast live oak lost or impacted as a result of project construction shall be replaced on site or in the immediate vicinity at a 2:1
(replacement: impacted) ratio. A Replacement Plan shall be prepared by a qualified biologist identifying the
location of replacement habitat, replanting plans and longterm monitoring to ensure the success of the replacement habitat area. Necessary permits shall be obtained from
local, state and federal biological resource agencies prior to commencement of replanting.
▪ Dublin Planning
Division
▪ Qualified
Biologist/Project
Applicant/Project
Contractor
Prior to ground
disturbance and
within the
blooming period
Mitigation Measure BIO-3: Congdon’s Tarplant. The
project Applicant shall retain a qualified botanist to
conduct rare plant surveys within construction zones on the site for Congdon’s Tarplant or for other species within the project site during the appropriate time of year in ▪ Dublin Planning
Division
▪ Qualified
Botanist/Project
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Impacts to special-status plants shall be avoided to the fullest extent feasible and habitat that supports specialstatus plant species shall be preserved. Rare plant surveys shall be conducted at the proper time of year when rare or endangered species are both evident and identifiable.

Field surveys shall be scheduled to coincide with known blooming periods and/or during periods of physiological development that are necessary to identify the plant
species of concern. If no special-status plant species are found, the proposed project would not have a significant impact to species and no additional mitigation is needed.

If any of the species are found on-site and cannot be
avoided, the following measures shall be required:
a. Where surveys determine that special-status plant
species are present within or adjacent to the proposed
Applicant/Project
Contractor
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City of Dublin
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Attachment 3 - Exhibit B to Attachment 1 Mitigation Monitoring and Reporting Program (4/25/2022) Timing
Project Design Feature / Condition of Approval /
Mitigation Measure
Responsible for
Approval / Monitoring
/ Implementation
Completion
Date Initials
project site, direct and indirect impacts of the project on the species (e.g., Congdon’s tarplant and/or San
Joaquin spearscale) shall be avoided where feasible
through the establishment of activity exclusion zones,
where no ground-disturbing activities shall take place, including construction of new facilities, construction
staging, or other temporary work areas. Activity
exclusion zones for special-status plant species shall be established prior to construction activities around each occupied habitat site, the boundaries of which shall be clearly marked with standard orange plastic
construction exclusion fencing or its equivalent. The
establishment of activity exclusion zones shall not be
required if no construction related disturbances would
occur within 250 feet of the occupied habitat site. The size of activity exclusion zones may be reduced
through consultation with a qualified biologist and
with concurrence from California Department of Fish &
Wildlife (CDFW) based on site-specific conditions.
b. If exclusion zones and avoidance of impacts on a
special-status plant species are not feasible, then the loss of individuals or occupied habitat of a specialstatus plant species shall be compensated for through the acquisition, protection, and subsequent
management of other existing occurrences. Mature
seeds shall be collected from all the plants that are
668
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Attachment 3 - Exhibit B to Attachment 1 Mitigation Monitoring and Reporting Program (4/25/2022) Timing
Project Design Feature / Condition of Approval /
Mitigation Measure
Responsible for
Approval / Monitoring
/ Implementation
Completion
Date Initials
present and planted in a suitable mitigation area
within the Parcel 3 conservation easement. The
mitigation area for replanting shall be identified by a qualified botanist before the start of work on the
project. The conservation easement portion of Parcel 3
supports the same soil type (Diablo clay 15-30 percent) as the detention basin within the proposed assisted
living facility area, so mitigation for Condon’s tarplant is feasible within the easement.
c. Before the start of workimplementation of
compensation measures, the project’s Applicant shall
provide detailed information to the CDFW and lead
agency on the quality of preserved habitat, location of the preserved occurrences, provisions for protecting
and managing the areas, the responsible parties
involved, and the other pertinent information that
demonstrates the feasibility of the compensation. A
qualified botanist shall prepare a mitigation and
monitoring plan for the Condon’s tarplant mitigation
area. The plan shall include, at a minimum, a
discussion of the methods of seed collection and
sources of seeds, the location and size of the
mitigation area within the conservation easement, and
mitigation site preparation, monitoring, and criteria for determining a successful mitigation effort. Mitigation
sites are typically monitored for five years; however,
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If Condon’s tarplants are not found within the project site during the rare plant survey, this may not indicate
absence. If adverse environmental conditions for
germination occur during the year the survey is
conducted, Condon’s tarplant may not have geminated;
however, a persistent long-term seed bank could still be present. If flowering plants are not found on the project site during the initial rare plant survey, the project site shall be resurveyed during the next Condon’s tarplant
blooming season and, if plants are present, mature seeds for replanting shall be collected. If a second season plant survey is not feasible, viable seeds from another source shall be collected or purchased from a reliable native plant nursery for replanting.

Within 24 hours
of ground
disturbance and
Mitigation Measure BIO-4. For any development near onsite riparian areas, the project Applicant a qualified biologist shall conduct pre-construction surveys for CRLF species within 24 hours of initial ground disturbance. If ▪ Dublin Planning
Division
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If CRLF are found on the project site then the project
Applicant shall provide information to support Section 7 consultation with the U.S. Fish & Wildlife Service (USFWS) and the project Applicant shall ensure no net loss of
habitat that shall be achieved through avoidance,
preservation, creation and/or purchase of credits. The
final selected measures may be part of the Section 7
permitting process.

The project Applicant shall obtain a biological opinion from the USFWS and comply with the conditions and
mitigation requirements under the opinion to ensure that no net loss of habitat occurs. Mitigation may include, but would not be limited to on-site and off-site preservation and creation of CRLF habitat, purchase of credits at
mitigation banks, payment of in-lieu fees approved by the agencies, or other agency approved and required
mitigation measures.
▪ Qualified
Biologistt/Project
Applicant/Project
Contractor
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Attachment 3 - Exhibit B to Attachment 1 Mitigation Monitoring and Reporting Program (4/25/2022) Timing
Project Design Feature / Condition of Approval /
Mitigation Measure
Responsible for
Approval / Monitoring
/ Implementation
Completion
Date Initials
Avoidance measures may include the following or
equivalent protective measures:
a. To minimize disturbance of breeding and dispersing
CRLF construction activity within CRLF upland habitat
shall be conducted during the dry season between
April 15 and October 15 or before the onset of the
rainy season, whichever occurs first. If construction
activities are necessary in CRLF upland habitat
between October 15 and April 15, the project
Applicant would contact the USFWS for approval to
extend the work period.
b. To minimize disturbance and mortality of adult and
juvenile CRLF in aquatic habitat and underground
burrows, the project Applicants should minimize the
extent of ground-disturbing activities within these
habitats by requiring the contractor to limit the work
area to the minimum necessary for construction. In
addition, the project Applicant should ensure that the
contractor installs temporary exclusion fence between
the construction work area and potential aquatic
habitat for all construction within grasslands near
aquatic habitat. The fence shall be at least three feet high, buried six inches underground, and have one-way
exit funnels. The exclusion fence shall be made of an
opaque material that California red-legged frogs
cannot see through, to prevent frogs from trying to
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The buffer zone will be clearly defined with
construction fencing prior to the initiation of
construction activities and shall be maintained until
completion of construction.
c. The project Applicant should ensure that a qualified wildlife biologist monitors all construction activities within CRLF upland habitat to ensure no take of
individual CRLF occurs during project construction. If a CRLF is found, then the monitor would immediately
stop construction in that area and contact USFWS for
development of a plan for how to proceed with
construction.
d. No work shall occur at night.
e. For on-site storage of pipes, conduits, and other
materials that could provide shelter for California red673 City of Dublin
Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program

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Attachment 3 - Exhibit B to Attachment 1 Mitigation Monitoring and Reporting Program (4/25/2022) Timing
Project Design Feature / Condition of Approval /
Mitigation Measure
Responsible for
Approval / Monitoring
/ Implementation
Completion
Date Initials
legged frogs, an open-top trailer shall be used to
elevate the materials above ground (unless the
materials are inside the wildlife exclusion fencing). This is intended to reduce the potential for animals to climb into the conduits and other materials.
f. The wildlife exclusion fencing shall be removed within 72 hours of completion of work.
g. A qualified biologist shall be present during initial ground-disturbing activities.
h. No monofilament plastic shall be used for erosion
control.
i. Any open trenches shall be provided with an escape
ramp(s), such as a board that allows trapped frogs or
other small animals to exit the trenches. Construction
personnel shall inspect any open trenches in the
morning before work begins for trapped amphibians.
j. A qualified biologist possessing a valid federal
Endangered Species Act Section 10(a)(1)(A) permit or
approved by the U.S. Fish and Wildlife Service under an active biological opinion shall be contracted to relocate amphibians to nearby suitable habitat if amphibians
are found inside fenced areas.
k. Work shall stop at least an hour prior to a predicted rain event of 0.1 inch or greater and then shall not
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Cultural Resources
During
construction
Mitigation Measure 4.4-1 (archaeological and Native
American resources): If an archeological or Native
American artifact is identified, work on the project shall cease immediately until a resource protection plan
conforming to CEQA Guideline Section 15064.5 (e) is
prepared by a qualified archeologist and approved by the Dublin Community Development Director. Project work
may be resumed in compliance with such plan. If human
remains are encountered, the County Coroner shall be
contacted immediately.
▪ Dublin Planning
Division
▪ Qualified
Archaeologist/
Project
Applicant/Project
Contractor
Geology and Soils
Prior to
construction
Mitigation Measure 4.5-1 (seismic hazard, expansive soils and landslides): A site-specific geotechnical investigation shall be required for each building constructed as part of the proposed expansion by a California-registered
geologist or California registered engineering geologist. ▪ Dublin Planning
Division
▪ Project Applicant
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Hydrology and Water Quality
Prior to and
during project
construction
Mitigation Measure 4.6-1 (soil erosion): An erosion and sedimentation control plan shall be prepared by a
California-registered civil engineer for implementation throughout all phases of project construction. The plan should be prepared in accordance with City of Dublin and RWQCB design standards and shall be approved by the
Dublin Public Works Director prior to issuance of a grading permit. It is recommended that this plan, at a minimum, include the following provisions:
a. Existing vegetated areas should be left undisturbed
until construction of improvements on each portion of
the development site is actually ready to commence;
b. All disturbed areas should be immediately revegetated or otherwise protected from both wind and water
erosion upon the completion of grading activities;
c. Stormwater runoff should be collected into stable
drainage channels, from small drainage basins, to
▪ Dublin Planning
Division
▪ Project
Applicant/Project
Contractor
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Prior to and
during project
construction
Mitigation Measure 4.6-2 (non-point source pollution): A Stormwater Pollution Prevention Plan (SWPPP) shall be
prepared by a California-registered civil engineer to
RWQCB and City of Dublin standards to ensure Best
Management Practices will be employed to reduce surface water pollution to a less-than-significant level. The SWPPP shall be approved by the Dublin Public Works Director
prior to issuance of a grading permit.
▪ Dublin Planning
Division
▪ Project
Applicant/Project
Contractor
Prior to and
during project
construction
Mitigation Measure 4.6-3 (stormwater runoff): The
project sponsor shall submit a hydrology study for the
proposed project, prepared by a California-registered civil engineer, documenting the amount of current stormwater
▪ Dublin Planning
Division
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The following construction noise reduction measures shall be implemented as part of all construction.
a. Limit construction time to be 8:00 a.m. to 6:00 p.m.

Monday-Saturday, except state and federal holidays.

Exceptions may be granted in writing by the City
Building Official for emergency or extenuating
circumstances
b. Noisy stationary equipment should be located away
from the homes.
c. All construction equipment should be in good working order and the mufflers should be inspected for proper
functioning.
d. Designate a construction noise coordinator. This
coordinator shall be available to respond to complaints ▪ Dublin Planning
Division
▪ Project
Applicant/Project
Contractor
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During Site
Development
Review
Mitigation Measure 4.8-2 (residential noise impacts): As part of Site Development Review applications for the
housing portion of the project, a detailed acoustic study shall be completed by a qualified consultant to identify specific noise exposure of the dwellings and recommend
specific measures to ensure that City interior and exterior noise exposure limits are met.
▪ Dublin Planning
Division
▪ Project
Applicant/Project
Contractor
Prior to and
during project
construction
Mitigation Measure NOISE-2. In addition to the measures required by 2003 EIR 4.9-1, the project Applicant shall prepare a construction noise management plan that
identifies measures to be taken to minimize construction noise on surrounding sensitive receptors (e.g., residential uses and schools) and includes specific noise management measures to be included into project plans and
specifications subject to review and approval by the City.

These measures shall include, but not be limited to the following:
a. All construction equipment shall be equipped with
mufflers and sound control devices (e.g., intake
silencers and noise shrouds) no less effective than
those provided on the original equipment and no
equipment shall have an un-muffled exhaust.
▪ Dublin Planning
Division
▪ Project
Applicant/Project
Contractor
679
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Attachment 3 - Exhibit B to Attachment 1 Mitigation Monitoring and Reporting Program (4/25/2022) Timing
Project Design Feature / Condition of Approval /
Mitigation Measure
Responsible for
Approval / Monitoring
/ Implementation
Completion
Date Initials
b. The contractor shall maintain and tune-up all
construction equipment to minimize noise emissions.
c. Stationary equipment shall be placed so as to maintain the greatest possible distance to the sensitive
receptors.
d. All equipment servicing shall be performed so as to
maintain the greatest possible distance to the sensitive receptors.
e. The project Applicant(s) shall provide, to the
satisfaction of the City of Dublin Planning Department, a qualified “Noise Disturbance Coordinator.” The Noise
Disturbance Coordinator shall be responsible for
responding to any local complaints about construction
noise. When a complaint is received, the Noise
Disturbance Coordinator shall notify the City within 24 hours of the complaint and determine the cause of the
noise complaint (e.g., starting too early,
malfunctioning muffler, etc.) and shall implement
reasonable measures to resolve the compliant, as
deemed acceptable by the Dublin Planning
Department. If any notices are sent to residential units immediately surrounding the construction site by the
City and all signs posted at the construction site shall include the contact name and the telephone number
for the Noise Disturbance Coordinator.
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682

1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population Parking Lot 62.00 Space 0.56 24,800.00 0
City Park 3.60 Acre 3.60 158,089.00 0
Congregate Care (Assisted Living) 139.00 Dwelling Unit 10.24 110,112.00 398

1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
4 Wind Speed (m/s) 2.2 Precipitation Freq (Days) 64

1.3 User Entered Comments & Non-Default Data

1.0 Project Characteristics
Utility Company Pacific Gas & Electric Company
Operational Year 2023
CO2 Intensity
(lb/MWhr)
310 CH4 Intensity 0.029
(lb/MWhr)
N2O Intensity 0.006
(lb/MWhr)
Inspiration Drive Memory Care and Assisted Living Facility Project Bay Area AQMD Air District, Annual
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Project Characteristics - CO2 intensity factor based on 5-year average (PG&E 2019).

Land Use - The proposed project would include a 55-bed memory care facility on Parcel 2 and an 84-bed assisted living facility on Parcel 3, with landscaping, parking, and utilities.

Construction Phase - Construction of the proposed project is anticipated to begin in early 2022 and would occur over an approximately 20-month period.

Grading - The proposed project would require the offhaul of 15,600 cubic yards of soil.

Vehicle Trips - Trip rates based on trip generation prepared for the proposed project.

Construction Off-road Equipment Mitigation - Assuming compliance with BAAQMD Basic Construction Mitigation Measures and use of Tier 2 construction equipment
Mobile Land Use Mitigation -
Area Mitigation - Assuming only natural gas hearth.

Energy Mitigation - Assuming compliance with the 2019 CALGreen Code.

Waste Mitigation - Consistent with the CalRecycle Waste Diversion and Recycling Mandate which will reduce solid waste production by 75 percent.

Table Name Column Name Default Value New Value
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 3.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 9.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 CalEEMod Version: CalEEMod.2016.3.2 Page 2 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 684
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstructionPhase NumDays 20.00 30.00
tblConstructionPhase NumDays 300.00 335.00
tblConstructionPhase NumDays 20.00 30.00
tblConstructionPhase NumDays 10.00 30.00
tblGrading MaterialExported 0.00 15,600.00
tblLandUse LandUseSquareFeet 156,816.00 158,089.00
tblLandUse LandUseSquareFeet 139,000.00 110,112.00
tblLandUse LotAcreage 8.69 10.24
tblProjectCharacteristics CO2IntensityFactor 641.35 310 tblVehicleTrips ST_TR 22.75 0.00
tblVehicleTrips ST_TR 2.20 2.37
tblVehicleTrips SU_TR 16.74 0.00
tblVehicleTrips SU_TR 2.44 2.37
tblVehicleTrips WD_TR 1.89 0.00
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2.0 Emissions Summary

2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2022 0.3454 3.3621 2.9094 7.4400e0030.5923 0.1321 0.7244 0.2545 0.1233 0.3778 0.0000 669.5726 669.5726 0.1098 0.0000 672.3177 2023 0.9463 1.3967 1.6498 3.8600e0030.1203 0.0568 0.1771 0.0325 0.0534 0.0858 0.0000 344.7348 344.7348 0.0519 0.0000 346.0311 Maximum 0.9463 3.3621 2.9094 7.4400e0030.5923 0.1321 0.7244 0.2545 0.1233 0.3778 0.0000 669.5726 669.5726 0.1098 0.0000 672.3177 Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2022 0.2262 4.3515 3.2246 7.4400e0030.3712 0.1271 0.4983 0.1428 0.1269 0.2698 0.0000 669.5721 669.5721 0.1098 0.0000 672.3173 2023 0.9104 2.1803 1.8008 3.8600e0030.1203 0.0733 0.1936 0.0325 0.0733 0.1057 0.0000 344.7346 344.7346 0.0519 0.0000 346.0308 Maximum 0.9104 4.3515 3.2246 7.4400e0030.3712 0.1271 0.4983 0.1428 0.1269 0.2698 0.0000 669.5721 669.5721 0.1098 0.0000 672.3173 Mitigated Construction
tblVehicleTrips WD_TR 2.74 2.37
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction

12.00 -37.25 -10.23 0.00 31.03 -6.03 23.26 38.91 -13.29 19.02 0.00 0.00 0.00 0.00 0.00 0.00 Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter) Maximum Mitigated ROG + NOX (tons/quarter) 1 1-3-2022 4-2-2022 1.4143 1.5622
2 4-3-2022 7-2-2022 0.7373 0.9750
3 7-3-2022 10-2-2022 0.7455 0.9858
4 10-3-2022 1-2-2023 0.7484 0.9897
5 1-3-2023 4-2-2023 0.6538 0.9327
6 4-3-2023 7-2-2023 0.6573 0.9393
7 7-3-2023 9-30-2023 0.9647 1.1344
Highest 1.4143 1.5622
CalEEMod Version: CalEEMod.2016.3.2 Page 5 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 687

2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.8630 0.0193 1.4746 9.3000e0040.0689 0.0689 0.0689 0.0689 6.3370 4.2900 10.6269 0.0118 4.2000e00411.0460 Energy 6.4800e0030.0553 0.0236 3.5000e0044.4700e0034.4700e0034.4700e0034.4700e0030.0000 145.9941 145.9941 8.8900e0032.7600e003147.0389 Mobile 0.0749 0.3318 0.8511 3.1700e0030.2832 2.5900e0030.2857 0.0760 2.4200e0030.0784 0.0000 290.8445 290.8445 0.0101 0.0000 291.0970 Waste 0.0000 0.0000 0.0000 0.0000 25.8103 0.0000 25.8103 1.5254 0.0000 63.9439 Water 0.0000 0.0000 0.0000 0.0000 2.8732 11.8116 14.6847 0.2962 7.2000e00324.2345 Total 0.9444 0.4064 2.3492 4.4500e0030.2832 0.0759 0.3591 0.0760 0.0757 0.1517 35.0205 452.9401 487.9606 1.8524 0.0104 537.3604 Unmitigated Operational
CalEEMod Version: CalEEMod.2016.3.2 Page 6 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 688

2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.5429 0.0167 1.0350 9.0000e0056.1000e0036.1000e0036.1000e0036.1000e0030.0000 7.2399 7.2399 1.7300e0031.0000e0047.3135 Energy 5.2400e0030.0448 0.0191 2.9000e0043.6200e0033.6200e0033.6200e0033.6200e0030.0000 131.8382 131.8382 8.4700e0032.5000e003132.7947 Mobile 0.0744 0.3286 0.8386 3.1100e0030.2775 2.5500e0030.2800 0.0745 2.3800e0030.0769 0.0000 285.4653 285.4653 9.9500e0030.0000 285.7141 Waste 0.0000 0.0000 0.0000 0.0000 6.4526 0.0000 6.4526 0.3813 0.0000 15.9860 Water 0.0000 0.0000 0.0000 0.0000 2.8732 11.8116 14.6847 0.2962 7.2000e00324.2345 Total 0.6225 0.3901 1.8927 3.4900e0030.2775 0.0123 0.2898 0.0745 0.0121 0.0866 9.3258 436.3550 445.6807 0.6977 9.8000e003466.0428 Mitigated Operational

3.0 Construction Detail
Construction Phase
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction

34.09 4.03 19.43 21.57 2.00 83.84 19.30 2.00 84.02 42.94 73.37 3.66 8.66 62.33 5.59 13.27 CalEEMod Version: CalEEMod.2016.3.2 Page 7 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 689
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 1/3/2022 2/11/2022 5 30 2 Grading Grading 2/14/2022 3/25/2022 5 30
3 Building Construction Building Construction 3/28/2022 7/7/2023 5 335 4 Paving Paving 7/10/2023 8/18/2023 5 30
5 Architectural Coating Architectural Coating 8/21/2023 9/29/2023 5 30 OffRoad Equipment
Residential Indoor: 222,977; Residential Outdoor: 74,326; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 1,488 (Architectural Coating ±sqft)
Acres of Grading (Site Preparation Phase): 0
Acres of Grading (Grading Phase): 75
Acres of Paving: 0.56
CalEEMod Version: CalEEMod.2016.3.2 Page 8 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 690
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Scrapers 2 8.00 367 0.48
Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37
Building Construction Cranes 1 7.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Architectural Coating Air Compressors 1 6.00 78 0.48
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 1,950.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 177.00 45.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 35.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Page 9 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 691

3.1 Mitigation Measures Construction
Use Cleaner Engines for Construction Equipment
Water Exposed Area
Reduce Vehicle Speed on Unpaved Roads
CalEEMod Version: CalEEMod.2016.3.2 Page 10 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 692

3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 7.7000e0045.1000e0045.5700e0032.0000e0052.1300e0031.0000e0052.1500e0035.7000e0041.0000e0055.8000e0040.0000 1.7375 1.7375 4.0000e0050.0000 1.7384 Total 7.7000e0045.1000e0045.5700e0032.0000e0052.1300e0031.0000e0052.1500e0035.7000e0041.0000e0055.8000e0040.0000 1.7375 1.7375 4.0000e0050.0000 1.7384 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.1220 0.0000 0.1220 0.0670 0.0000 0.0670 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0181 0.5058 0.3444 5.7000e0040.0142 0.0142 0.0142 0.0142 0.0000 50.1590 50.1590 0.0162 0.0000 50.5646 Total 0.0181 0.5058 0.3444 5.7000e0040.1220 0.0142 0.1361 0.0670 0.0142 0.0812 0.0000 50.1590 50.1590 0.0162 0.0000 50.5646 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 11 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 693

3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.1310 0.0000 0.1310 0.0541 0.0000 0.0541 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0544 0.5827 0.4356 9.3000e0040.0245 0.0245 0.0226 0.0226 0.0000 81.8019 81.8019 0.0265 0.0000 82.4633 Total 0.0544 0.5827 0.4356 9.3000e0040.1310 0.0245 0.1555 0.0541 0.0226 0.0766 0.0000 81.8019 81.8019 0.0265 0.0000 82.4633 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 12 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 694

3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 7.2400e0030.2418 0.0550 7.5000e0040.0165 7.0000e0040.0172 4.5300e0036.7000e0045.2000e0030.0000 72.7584 72.7584 3.6800e0030.0000 72.8503 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 8.6000e0045.7000e0046.1800e0032.0000e0052.3700e0032.0000e0052.3900e0036.3000e0041.0000e0056.4000e0040.0000 1.9305 1.9305 4.0000e0050.0000 1.9315 Total 8.1000e0030.2424 0.0612 7.7000e0040.0188 7.2000e0040.0196 5.1600e0036.8000e0045.8400e0030.0000 74.6889 74.6889 3.7200e0030.0000 74.7818 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0589 0.0000 0.0589 0.0243 0.0000 0.0243 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0272 0.7686 0.5508 9.3000e0040.0200 0.0200 0.0200 0.0200 0.0000 81.8018 81.8018 0.0265 0.0000 82.4632 Total 0.0272 0.7686 0.5508 9.3000e0040.0589 0.0200 0.0789 0.0243 0.0200 0.0443 0.0000 81.8018 81.8018 0.0265 0.0000 82.4632 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 13 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 695

3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1706 1.5616 1.6363 2.6900e0030.0809 0.0809 0.0761 0.0761 0.0000 231.7252 231.7252 0.0555 0.0000 233.1131 Total 0.1706 1.5616 1.6363 2.6900e0030.0809 0.0809 0.0761 0.0761 0.0000 231.7252 231.7252 0.0555 0.0000 233.1131 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 14 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 696

3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0133 0.4451 0.1103 1.2000e0030.0295 8.9000e0040.0304 8.5400e0038.5000e0049.3800e0030.0000 115.5604 115.5604 5.4800e0030.0000 115.6975 Worker 0.0506 0.0336 0.3648 1.2600e0030.1399 8.9000e0040.1408 0.0372 8.2000e0040.0380 0.0000 113.8996 113.8996 2.3800e0030.0000 113.9590 Total 0.0640 0.4787 0.4751 2.4600e0030.1694 1.7800e0030.1712 0.0458 1.6700e0030.0474 0.0000 229.4600 229.4600 7.8600e0030.0000 229.6565 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1081 2.3554 1.7874 2.6900e0030.0904 0.0904 0.0904 0.0904 0.0000 231.7250 231.7250 0.0555 0.0000 233.1128 Total 0.1081 2.3554 1.7874 2.6900e0030.0904 0.0904 0.0904 0.0904 0.0000 231.7250 231.7250 0.0555 0.0000 233.1128 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 15 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 697

3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1062 0.9710 1.0965 1.8200e0030.0472 0.0472 0.0444 0.0444 0.0000 156.4682 156.4682 0.0372 0.0000 157.3987 Total 0.1062 0.9710 1.0965 1.8200e0030.0472 0.0472 0.0444 0.0444 0.0000 156.4682 156.4682 0.0372 0.0000 157.3987 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 16 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 698

3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 6.7500e0030.2317 0.0667 7.9000e0040.0199 2.7000e0040.0202 5.7600e0032.5000e0046.0200e0030.0000 75.8172 75.8172 3.1500e0030.0000 75.8961 Worker 0.0320 0.0204 0.2265 8.2000e0040.0944 5.9000e0040.0950 0.0251 5.4000e0040.0257 0.0000 73.9378 73.9378 1.4400e0030.0000 73.9738 Total 0.0387 0.2521 0.2932 1.6100e0030.1143 8.6000e0040.1152 0.0309 7.9000e0040.0317 0.0000 149.7550 149.7550 4.5900e0030.0000 149.8699 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0730 1.5899 1.2065 1.8200e0030.0610 0.0610 0.0610 0.0610 0.0000 156.4680 156.4680 0.0372 0.0000 157.3986 Total 0.0730 1.5899 1.2065 1.8200e0030.0610 0.0610 0.0610 0.0610 0.0000 156.4680 156.4680 0.0372 0.0000 157.3986 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 17 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 699

3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0155 0.1529 0.2188 3.4000e0047.6500e0037.6500e0037.0400e0037.0400e0030.0000 30.0403 30.0403 9.7200e0030.0000 30.2832 Paving 7.3000e0040.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0162 0.1529 0.2188 3.4000e0047.6500e0037.6500e0037.0400e0037.0400e0030.0000 30.0403 30.0403 9.7200e0030.0000 30.2832 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 18 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 700

3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.0000e0043.8000e0044.2700e0032.0000e0051.7800e0031.0000e0051.7900e0034.7000e0041.0000e0054.8000e0040.0000 1.3924 1.3924 3.0000e0050.0000 1.3931 Total 6.0000e0043.8000e0044.2700e0032.0000e0051.7800e0031.0000e0051.7900e0034.7000e0041.0000e0054.8000e0040.0000 1.3924 1.3924 3.0000e0050.0000 1.3931 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0140 0.3017 0.2594 3.4000e0040.0100 0.0100 0.0100 0.0100 0.0000 30.0403 30.0403 9.7200e0030.0000 30.2832 Paving 7.3000e0040.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0147 0.3017 0.2594 3.4000e0040.0100 0.0100 0.0100 0.0100 0.0000 30.0403 30.0403 9.7200e0030.0000 30.2832 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 19 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 701

3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.4000e0039.0000e0049.9500e0034.0000e0054.1500e0033.0000e0054.1700e0031.1000e0032.0000e0051.1300e0030.0000 3.2490 3.2490 6.0000e0050.0000 3.2506 Total 1.4000e0039.0000e0049.9500e0034.0000e0054.1500e0033.0000e0054.1700e0031.1000e0032.0000e0051.1300e0030.0000 3.2490 3.2490 6.0000e0050.0000 3.2506 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7803 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 1.7100e0030.0353 0.0275 4.0000e0051.4300e0031.4300e0031.4300e0031.4300e0030.0000 3.8299 3.8299 2.3000e0040.0000 3.8356 Total 0.7820 0.0353 0.0275 4.0000e0051.4300e0031.4300e0031.4300e0031.4300e0030.0000 3.8299 3.8299 2.3000e0040.0000 3.8356 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 21 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 703

4.0 Operational Detail - Mobile

4.1 Mitigation Measures Mobile
Improve Pedestrian Network

3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.4000e0039.0000e0049.9500e0034.0000e0054.1500e0033.0000e0054.1700e0031.1000e0032.0000e0051.1300e0030.0000 3.2490 3.2490 6.0000e0050.0000 3.2506 Total 1.4000e0039.0000e0049.9500e0034.0000e0054.1500e0033.0000e0054.1700e0031.1000e0032.0000e0051.1300e0030.0000 3.2490 3.2490 6.0000e0050.0000 3.2506 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 22 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 704
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.0744 0.3286 0.8386 3.1100e0030.2775 2.5500e0030.2800 0.0745 2.3800e0030.0769 0.0000 285.4653 285.4653 9.9500e0030.0000 285.7141 Unmitigated 0.0749 0.3318 0.8511 3.1700e0030.2832 2.5900e0030.2857 0.0760 2.4200e0030.0784 0.0000 290.8445 290.8445 0.0101 0.0000 291.0970

4.2 Trip Summary Information

4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
City Park 0.00 0.00 0.00
Congregate Care (Assisted Living) 329.43 329.43 329.43 760,854 745,637 Parking Lot 0.00 0.00 0.00
Total 329.43 329.43 329.43 760,854 745,637
Miles Trip % Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by City Park 9.50 7.30 7.30 33.00 48.00 19.00 66 28 6
Congregate Care (Assisted
Living)

10.80 4.80 5.70 31.00 15.00 54.00 86 11 3
Parking Lot 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0

4.4 Fleet Mix
CalEEMod Version: CalEEMod.2016.3.2 Page 23 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 705

5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Electricity
Mitigated

0.0000 0.0000 0.0000 0.0000 0.0000 79.9589 79.9589 7.4800e0031.5500e00380.6071 Electricity
Unmitigated

0.0000 0.0000 0.0000 0.0000 0.0000 81.9104 81.9104 7.6600e0031.5900e00382.5744 NaturalGas
Mitigated

5.2400e0030.0448 0.0191 2.9000e0043.6200e0033.6200e0033.6200e0033.6200e0030.0000 51.8793 51.8793 9.9000e0049.5000e00452.1876 NaturalGas
Unmitigated

6.4800e0030.0553 0.0236 3.5000e0044.4700e0034.4700e0034.4700e0034.4700e0030.0000 64.0837 64.0837 1.2300e0031.1700e00364.4645

5.1 Mitigation Measures Energy
Exceed Title 24
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH City Park 0.578638 0.038775 0.193686 0.110919 0.015677 0.005341 0.018293 0.026358 0.002641 0.002200 0.005832 0.000891 0.000749 Congregate Care (Assisted
Living)

0.578638 0.038775 0.193686 0.110919 0.015677 0.005341 0.018293 0.026358 0.002641 0.002200 0.005832 0.000891 0.000749 Parking Lot 0.578638 0.038775 0.193686 0.110919 0.015677 0.005341 0.018293 0.026358 0.002641 0.002200 0.005832 0.000891 0.000749 Historical Energy Use: N
CalEEMod Version: CalEEMod.2016.3.2 Page 24 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 706

1.20088e
+006

6.4800e0030.0553 0.0236 3.5000e0044.4700e0034.4700e0034.4700e0034.4700e0030.0000 64.0837 64.0837 1.2300e0031.1700e00364.4645 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 6.4800e0030.0553 0.0236 3.5000e0044.4700e0034.4700e0034.4700e0034.4700e0030.0000 64.0837 64.0837 1.2300e0031.1700e00364.4645 Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care
(Assisted Living)
972182 5.2400e0030.0448 0.0191 2.9000e0043.6200e0033.6200e0033.6200e0033.6200e0030.0000 51.8793 51.8793 9.9000e0049.5000e00452.1876 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 5.2400e0030.0448 0.0191 2.9000e0043.6200e0033.6200e0033.6200e0033.6200e0030.0000 51.8793 51.8793 9.9000e0049.5000e00452.1876 Mitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 25 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 707

6.0 Area Detail

5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
City Park 0 0.0000 0.0000 0.0000 0.0000
Congregate Care
(Assisted Living)
573841 80.6898 7.5500e0031.5600e00381.3439
Parking Lot 8680 1.2205 1.1000e0042.0000e0051.2304
Total 81.9104 7.6600e0031.5800e00382.5744
Unmitigated
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
City Park 0 0.0000 0.0000 0.0000 0.0000
Congregate Care
(Assisted Living)
559962 78.7384 7.3700e0031.5200e00379.3767
Parking Lot 8680 1.2205 1.1000e0042.0000e0051.2304
Total 79.9589 7.4800e0031.5400e00380.6071
Mitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 26 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 708
Use only Natural Gas Hearths

6.1 Mitigation Measures Area

6.0 Area Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.5429 0.0167 1.0350 9.0000e0056.1000e0036.1000e0036.1000e0036.1000e0030.0000 7.2399 7.2399 1.7300e0031.0000e0047.3135 Unmitigated 0.8630 0.0193 1.4746 9.3000e0040.0689 0.0689 0.0689 0.0689 6.3370 4.2900 10.6269 0.0118 4.2000e00411.0460 CalEEMod Version: CalEEMod.2016.3.2 Page 27 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 709

6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating

0.0780 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer
Products

0.4331 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.3207 7.3800e0030.4416 8.8000e0040.0631 0.0631 0.0631 0.0631 6.3370 2.6029 8.9399 0.0102 4.2000e0049.3183 Landscaping 0.0312 0.0119 1.0329 5.0000e0055.7200e0035.7200e0035.7200e0035.7200e0030.0000 1.6871 1.6871 1.6200e0030.0000 1.7277 Total 0.8630 0.0193 1.4746 9.3000e0040.0689 0.0689 0.0689 0.0689 6.3370 4.2900 10.6269 0.0118 4.2000e00411.0460 Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 28 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 710

7.1 Mitigation Measures Water

7.0 Water Detail

0.0780 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer
Products

0.4331 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 5.6000e0044.7900e0032.0400e0033.0000e0053.9000e0043.9000e0043.9000e0043.9000e0040.0000 5.5529 5.5529 1.1000e0041.0000e0045.5859 Landscaping 0.0312 0.0119 1.0329 5.0000e0055.7200e0035.7200e0035.7200e0035.7200e0030.0000 1.6871 1.6871 1.6200e0030.0000 1.7277 Total 0.5429 0.0167 1.0350 8.0000e0056.1100e0036.1100e0036.1100e0036.1100e0030.0000 7.2399 7.2399 1.7300e0031.0000e0047.3135 Mitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 29 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 711
Total CO2 CH4 N2O CO2e
Category MT/yr
Mitigated 14.6847 0.2962 7.2000e00324.2345
Unmitigated 14.6847 0.2962 7.2000e00324.2345

7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
City Park 0 /

4.28933

2.1110 2.0000e0044.0000e0052.1281
Congregate Care
(Assisted Living)

9.05641 /

5.70948

12.5738 0.2960 7.1600e00322.1064
Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000
Total 14.6847 0.2962 7.2000e00324.2345
Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 30 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 712

8.1 Mitigation Measures Waste
Institute Recycling and Composting Services

7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
City Park 0 /

4.28933

2.1110 2.0000e0044.0000e0052.1281
Congregate Care
(Assisted Living)

9.05641 /

5.70948

12.5738 0.2960 7.1600e00322.1064
Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000
Total 14.6847 0.2962 7.2000e00324.2345
Mitigated

8.0 Waste Detail
CalEEMod Version: CalEEMod.2016.3.2 Page 31 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 713
Total CO2 CH4 N2O CO2e
MT/yr
Mitigated 6.4526 0.3813 0.0000 15.9860
Unmitigated 25.8103 1.5254 0.0000 63.9439
Category/Year

8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
City Park 0.31 0.0629 3.7200e0030.0000 0.1559
Congregate Care
(Assisted Living)
126.84 25.7474 1.5216 0.0000 63.7880
Parking Lot 0 0.0000 0.0000 0.0000 0.0000
Total 25.8103 1.5254 0.0000 63.9439
Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 32 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 714

8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
City Park 0.0775 0.0157 9.3000e0040.0000 0.0390
Congregate Care
(Assisted Living)

31.71 6.4368 0.3804 0.0000 15.9470
Parking Lot 0 0.0000 0.0000 0.0000 0.0000
Total 6.4526 0.3813 0.0000 15.9860
Mitigated

9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type

10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2016.3.2 Page 33 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 715

11.0 Vegetation
CalEEMod Version: CalEEMod.2016.3.2 Page 34 of 34 Date: 11/9/2021 2:51 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual 716

1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
4 Wind Speed (m/s) 2.2 Precipitation Freq (Days) 64

1.3 User Entered Comments & Non-Default Data

1.0 Project Characteristics
Utility Company Pacific Gas & Electric Company
Operational Year 2023
CO2 Intensity
(lb/MWhr)
310 CH4 Intensity 0.029
(lb/MWhr)
N2O Intensity 0.006
(lb/MWhr)
Inspiration Drive Memory Care and Assisted Living Facility Project Bay Area AQMD Air District, Summer
CalEEMod Version: CalEEMod.2016.3.2 Page 1 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 717
Project Characteristics - CO2 intensity factor based on 5-year average (PG&E 2019).

Land Use - The proposed project would include a 55-bed memory care facility on Parcel 2 and an 84-bed assisted living facility on Parcel 3, with landscaping, parking, and utilities.

Construction Phase - Construction of the proposed project is anticipated to begin in early 2022 and would occur over an approximately 20-month period.

Grading - The proposed project would require the offhaul of 15,600 cubic yards of soil.

Vehicle Trips - Trip rates based on trip generation prepared for the proposed project.

Energy Mitigation - Assuming compliance with the 2019 CALGreen Code.

Waste Mitigation - Consistent with the CalRecycle Waste Diversion and Recycling Mandate which will reduce solid waste production by 75 percent.

Table Name Column Name Default Value New Value
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 3.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 9.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 CalEEMod Version: CalEEMod.2016.3.2 Page 2 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 718
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstructionPhase NumDays 20.00 30.00
tblConstructionPhase NumDays 300.00 335.00
tblConstructionPhase NumDays 20.00 30.00
tblConstructionPhase NumDays 10.00 30.00
tblGrading MaterialExported 0.00 15,600.00
tblLandUse LandUseSquareFeet 156,816.00 158,089.00
tblLandUse LandUseSquareFeet 139,000.00 110,112.00
tblLandUse LotAcreage 8.69 10.24
tblProjectCharacteristics CO2IntensityFactor 641.35 310 tblVehicleTrips ST_TR 22.75 0.00
tblVehicleTrips ST_TR 2.20 2.37
tblVehicleTrips SU_TR 16.74 0.00
tblVehicleTrips SU_TR 2.44 2.37
tblVehicleTrips WD_TR 1.89 0.00
CalEEMod Version: CalEEMod.2016.3.2 Page 3 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 719

2.0 Emissions Summary

2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 4.1620 54.6968 33.0572 0.1139 18.2141 1.6820 19.8276 9.9699 1.5492 11.4543 0.0000 11,549.42 40 11,549.42
40 2.2122 0.0000 11,604.72
84 2023 52.3093 18.0591 20.8672 0.0518 1.7586 0.7124 2.4710 0.4734 0.6702 1.1436 0.0000 5,105.195 4 5,105.195
4 0.7161 0.0000 5,122.270
0 Maximum 52.3093 54.6968 33.0572 0.1139 18.2141 1.6820 19.8276 9.9699 1.5492 11.4543 0.0000 11,549.42 40 11,549.42
40 2.2122 0.0000 11,604.72
84 Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 2.3478 67.0920 40.7383 0.1139 8.2777 1.3805 9.2248 4.5080 1.3784 5.4550 0.0000 11,549.42 40 11,549.42
40 2.2122 0.0000 11,604.72
84 2023 52.2315 27.2286 22.4970 0.0518 1.7586 0.9162 2.6748 0.4734 0.9153 1.3887 0.0000 5,105.195 4 5,105.195
4 0.7161 0.0000 5,122.270
0 Maximum 52.2315 67.0920 40.7383 0.1139 8.2777 1.3805 9.2248 4.5080 1.3784 5.4550 0.0000 11,549.42 40 11,549.42
40 2.2122 0.0000 11,604.72
84 Mitigated Construction
tblVehicleTrips WD_TR 2.74 2.37
CalEEMod Version: CalEEMod.2016.3.2 Page 4 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 720
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction

3.35 -29.64 -17.27 0.00 49.75 4.08 46.64 52.30 -3.35 45.68 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2016.3.2 Page 5 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 721

2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 60.3122 1.3960 87.0034 0.1461 10.7856 10.7856 10.7856 10.7856 1,163.547 6 535.7808 1,699.328
4 1.6122 0.0822 1,764.140
4 Energy 0.0355 0.3032 0.1290 1.9400e0030.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e0037.1000e003389.3698 Mobile 0.4737 1.7675 4.8700 0.0184 1.6163 0.0142 1.6306 0.4324 0.0133 0.4457 1,863.168 6 1,863.168
6 0.0616 1,864.707
5 Total 60.8214 3.4668 92.0024 0.1665 1.6163 10.8243 12.4407 0.4324 10.8234 11.2558 1,163.547 6 2,786.019
0 3,949.566
7 1.6811 0.0893 4,018.217
7 Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 3.2478 0.9931 11.8432 6.1000e0030.1331 0.1331 0.1331 0.1331 0.0000 1,119.580 8 1,119.580
8 0.0410 0.0202 1,126.608
4 Energy 0.0287 0.2455 0.1045 1.5700e0030.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e0035.7400e003315.2165 Mobile 0.4707 1.7509 4.7927 0.0181 1.5840 0.0140 1.5980 0.4238 0.0131 0.4368 1,828.661 7 1,828.661
7 0.0606 1,830.177
4 Total 3.7472 2.9894 16.7404 0.0257 1.5840 0.1669 1.7510 0.4238 0.1660 0.5898 0.0000 3,261.596 8 3,261.596
8 0.1076 0.0259 3,272.002
3 Mitigated Operational
CalEEMod Version: CalEEMod.2016.3.2 Page 6 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 722

3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 1/3/2022 2/11/2022 5 30 2 Grading Grading 2/14/2022 3/25/2022 5 30
3 Building Construction Building Construction 3/28/2022 7/7/2023 5 335 4 Paving Paving 7/10/2023 8/18/2023 5 30
5 Architectural Coating Architectural Coating 8/21/2023 9/29/2023 5 30 OffRoad Equipment
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction

93.84 13.77 81.80 84.54 2.00 98.46 85.93 2.00 98.47 94.76 100.00 -17.07 17.42 93.60 71.02 18.57 Residential Indoor: 222,977; Residential Outdoor: 74,326; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 1,488 (Architectural Coating ±sqft)
Acres of Grading (Site Preparation Phase): 0
Acres of Grading (Grading Phase): 75
Acres of Paving: 0.56
CalEEMod Version: CalEEMod.2016.3.2 Page 7 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 723
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Scrapers 2 8.00 367 0.48
Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37
Building Construction Cranes 1 7.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Architectural Coating Air Compressors 1 6.00 78 0.48
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 1,950.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 177.00 45.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 35.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Page 8 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 724

3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 18.0663 0.0000 18.0663 9.9307 0.0000 9.9307 0.0000 0.0000 Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Total 3.1701 33.0835 19.6978 0.0380 18.0663 1.6126 19.6788 9.9307 1.4836 11.4143 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Unmitigated Construction On-Site

3.1 Mitigation Measures Construction
Use Cleaner Engines for Construction Equipment
Water Exposed Area
Reduce Vehicle Speed on Unpaved Roads
CalEEMod Version: CalEEMod.2016.3.2 Page 9 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 725

3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0539 0.0303 0.4074 1.3800e0030.1479 9.1000e0040.1488 0.0392 8.4000e0040.0401 137.3212 137.3212 2.8600e003137.3927 Total 0.0539 0.0303 0.4074 1.3800e0030.1479 9.1000e0040.1488 0.0392 8.4000e0040.0401 137.3212 137.3212 2.8600e003137.3927 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 8.1298 0.0000 8.1298 4.4688 0.0000 4.4688 0.0000 0.0000 Off-Road 1.2097 33.7214 22.9600 0.0380 0.9462 0.9462 0.9462 0.9462 0.0000 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Total 1.2097 33.7214 22.9600 0.0380 8.1298 0.9462 9.0760 4.4688 0.9462 5.4150 0.0000 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 10 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 726

3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 8.7321 0.0000 8.7321 3.6054 0.0000 3.6054 0.0000 0.0000 Off-Road 3.6248 38.8435 29.0415 0.0621 1.6349 1.6349 1.5041 1.5041 6,011.410 5 6,011.410
5 1.9442 6,060.015
8 Total 3.6248 38.8435 29.0415 0.0621 8.7321 1.6349 10.3670 3.6054 1.5041 5.1095 6,011.410 5 6,011.410
5 1.9442 6,060.015
8 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 11 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 727

3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.4773 15.8196 3.5630 0.0503 1.1357 0.0461 1.1818 0.3112 0.0441 0.3554 5,385.434 3 5,385.434
3 0.2648 5,392.054
0 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0599 0.0337 0.4527 1.5300e0030.1643 1.0100e0030.1653 0.0436 9.3000e0040.0445 152.5791 152.5791 3.1800e003152.6586 Total 0.5372 15.8533 4.0157 0.0518 1.3000 0.0471 1.3471 0.3548 0.0451 0.3999 5,538.013 4 5,538.013
4 0.2680 5,544.712
5 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 3.9295 0.0000 3.9295 1.6224 0.0000 1.6224 0.0000 0.0000 Off-Road 1.8106 51.2386 36.7226 0.0621 1.3333 1.3333 1.3333 1.3333 0.0000 6,011.410 5 6,011.410
5 1.9442 6,060.015
8 Total 1.8106 51.2386 36.7226 0.0621 3.9295 1.3333 5.2628 1.6224 1.3333 2.9557 0.0000 6,011.410 5 6,011.410
5 1.9442 6,060.015
8 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 12 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 728

3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 13 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 729

3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1302 4.4073 1.0313 0.0121 0.3046 8.7300e0030.3134 0.0877 8.3500e0030.0960 1,287.650 3 1,287.650
3 0.0584 1,289.109
1 Worker 0.5297 0.2983 4.0061 0.0135 1.4540 8.9400e0031.4630 0.3857 8.2300e0030.3939 1,350.324 8 1,350.324
8 0.0281 1,351.028
3 Total 0.6599 4.7056 5.0375 0.0257 1.7586 0.0177 1.7763 0.4734 0.0166 0.4899 2,637.975 1 2,637.975
1 0.0865 2,640.137
3 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0809 23.5544 17.8738 0.0269 0.9036 0.9036 0.9036 0.9036 0.0000 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Total 1.0809 23.5544 17.8738 0.0269 0.9036 0.9036 0.9036 0.9036 0.0000 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 14 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 730

3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 15 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 731

3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0976 3.4059 0.9285 0.0118 0.3046 3.8800e0030.3085 0.0877 3.7000e0030.0914 1,251.427 1 1,251.427
1 0.0499 1,252.673
9 Worker 0.4945 0.2683 3.6948 0.0130 1.4540 8.7500e0031.4628 0.3857 8.0600e0030.3937 1,298.558 3 1,298.558
3 0.0253 1,299.190
0 Total 0.5921 3.6742 4.6232 0.0248 1.7586 0.0126 1.7713 0.4734 0.0118 0.4851 2,549.985 4 2,549.985
4 0.0751 2,551.863
9 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0809 23.5544 17.8738 0.0269 0.9036 0.9036 0.9036 0.9036 0.0000 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Total 1.0809 23.5544 17.8738 0.0269 0.9036 0.9036 0.9036 0.9036 0.0000 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 16 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 732

3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Paving 0.0489 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.0817 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 17 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 733

3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0419 0.0227 0.3131 1.1000e0030.1232 7.4000e0040.1240 0.0327 6.8000e0040.0334 110.0473 110.0473 2.1400e003110.1009 Total 0.0419 0.0227 0.3131 1.1000e0030.1232 7.4000e0040.1240 0.0327 6.8000e0040.0334 110.0473 110.0473 2.1400e003110.1009 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.9311 20.1146 17.2957 0.0228 0.6670 0.6670 0.6670 0.6670 0.0000 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Paving 0.0489 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.9800 20.1146 17.2957 0.0228 0.6670 0.6670 0.6670 0.6670 0.0000 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 18 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 734

3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 52.0198 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1917 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690 Total 52.2115 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 19 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 735

3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0978 0.0531 0.7306 2.5700e0030.2875 1.7300e0030.2893 0.0763 1.5900e0030.0779 256.7771 256.7771 5.0000e003256.9020 Total 0.0978 0.0531 0.7306 2.5700e0030.2875 1.7300e0030.2893 0.0763 1.5900e0030.0779 256.7771 256.7771 5.0000e003256.9020 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 52.0198 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1139 2.3524 1.8324 2.9700e0030.0951 0.0951 0.0951 0.0951 0.0000 281.4481 281.4481 0.0168 281.8690 Total 52.1338 2.3524 1.8324 2.9700e0030.0951 0.0951 0.0951 0.0951 0.0000 281.4481 281.4481 0.0168 281.8690 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 20 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 736

4.0 Operational Detail - Mobile

4.1 Mitigation Measures Mobile
Improve Pedestrian Network

3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0978 0.0531 0.7306 2.5700e0030.2875 1.7300e0030.2893 0.0763 1.5900e0030.0779 256.7771 256.7771 5.0000e003256.9020 Total 0.0978 0.0531 0.7306 2.5700e0030.2875 1.7300e0030.2893 0.0763 1.5900e0030.0779 256.7771 256.7771 5.0000e003256.9020 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 21 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 737
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 0.4707 1.7509 4.7927 0.0181 1.5840 0.0140 1.5980 0.4238 0.0131 0.4368 1,828.661 7 1,828.661
7 0.0606 1,830.177
4 Unmitigated 0.4737 1.7675 4.8700 0.0184 1.6163 0.0142 1.6306 0.4324 0.0133 0.4457 1,863.168 6 1,863.168
6 0.0616 1,864.707
5 4.2 Trip Summary Information

10.80 4.80 5.70 31.00 15.00 54.00 86 11 3
Parking Lot 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0

4.4 Fleet Mix
CalEEMod Version: CalEEMod.2016.3.2 Page 22 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 738

5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
NaturalGas
Mitigated

0.0287 0.2455 0.1045 1.5700e0030.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e0035.7400e003315.2165 NaturalGas
Unmitigated

0.0355 0.3032 0.1290 1.9400e0030.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e0037.1000e003389.3698

0.578638 0.038775 0.193686 0.110919 0.015677 0.005341 0.018293 0.026358 0.002641 0.002200 0.005832 0.000891 0.000749 Parking Lot 0.578638 0.038775 0.193686 0.110919 0.015677 0.005341 0.018293 0.026358 0.002641 0.002200 0.005832 0.000891 0.000749 Historical Energy Use: N
CalEEMod Version: CalEEMod.2016.3.2 Page 23 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 739

6.0 Area Detail

5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care
(Assisted Living)
3290.09 0.0355 0.3032 0.1290 1.9400e0030.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e0037.1000e003389.3698 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0355 0.3032 0.1290 1.9400e0030.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e0037.1000e003389.3698 Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care
(Assisted Living)

2.66351 0.0287 0.2455 0.1045 1.5700e0030.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e0035.7400e003315.2165 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0287 0.2455 0.1045 1.5700e0030.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e0035.7400e003315.2165 Mitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 24 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 740
Use only Natural Gas Hearths

6.1 Mitigation Measures Area

6.0 Area Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 3.2478 0.9931 11.8432 6.1000e0030.1331 0.1331 0.1331 0.1331 0.0000 1,119.580 8 1,119.580
8 0.0410 0.0202 1,126.608
4 Unmitigated 60.3122 1.3960 87.0034 0.1461 10.7856 10.7856 10.7856 10.7856 1,163.547 6 535.7808 1,699.328
4 1.6122 0.0822 1,764.140
4 CalEEMod Version: CalEEMod.2016.3.2 Page 25 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 741

6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating

0.4276 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products

2.3733 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 57.1652 1.2638 75.5265 0.1455 10.7221 10.7221 10.7221 10.7221 1,163.547 6 515.1177 1,678.665
3 1.5923 0.0822 1,742.980
0 Landscaping 0.3462 0.1323 11.4769 6.1000e0040.0635 0.0635 0.0635 0.0635 20.6631 20.6631 0.0199 21.1605 Total 60.3122 1.3960 87.0034 0.1461 10.7856 10.7856 10.7856 10.7856 1,163.547 6 535.7808 1,699.328
4 1.6121 0.0822 1,764.140
4 Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 26 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 742

8.1 Mitigation Measures Waste
Institute Recycling and Composting Services

7.1 Mitigation Measures Water

7.0 Water Detail

8.0 Waste Detail

0.4276 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products

2.3733 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 0.1007 0.8608 0.3663 5.4900e0030.0696 0.0696 0.0696 0.0696 0.0000 1,098.917 7 1,098.917
7 0.0211 0.0202 1,105.448
0 Landscaping 0.3462 0.1323 11.4769 6.1000e0040.0635 0.0635 0.0635 0.0635 20.6631 20.6631 0.0199 21.1605 Total 3.2478 0.9931 11.8432 6.1000e0030.1331 0.1331 0.1331 0.1331 0.0000 1,119.580 8 1,119.580
8 0.0410 0.0202 1,126.608
4 Mitigated

9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type CalEEMod Version: CalEEMod.2016.3.2 Page 27 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 743

11.0 Vegetation

10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2016.3.2 Page 28 of 28 Date: 11/9/2021 2:52 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Summer 744

1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
4 Wind Speed (m/s) 2.2 Precipitation Freq (Days) 64

1.3 User Entered Comments & Non-Default Data

1.0 Project Characteristics
Utility Company Pacific Gas & Electric Company
Operational Year 2023
CO2 Intensity
(lb/MWhr)
310 CH4 Intensity 0.029
(lb/MWhr)
N2O Intensity 0.006
(lb/MWhr)
Inspiration Drive Memory Care and Assisted Living Facility Project Bay Area AQMD Air District, Winter
CalEEMod Version: CalEEMod.2016.3.2 Page 1 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 745
Project Characteristics - CO2 intensity factor based on 5-year average (PG&E 2019).

Land Use - The proposed project would include a 55-bed memory care facility on Parcel 2 and an 84-bed assisted living facility on Parcel 3, with landscaping, parking, and utilities.

Construction Phase - Construction of the proposed project is anticipated to begin in early 2022 and would occur over an approximately 20-month period.

Grading - The proposed project would require the offhaul of 15,600 cubic yards of soil.

Vehicle Trips - Trip rates based on trip generation prepared for the proposed project.

Energy Mitigation - Assuming compliance with the 2019 CALGreen Code.

Waste Mitigation - Consistent with the CalRecycle Waste Diversion and Recycling Mandate which will reduce solid waste production by 75 percent.

Table Name Column Name Default Value New Value
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 3.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 9.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 CalEEMod Version: CalEEMod.2016.3.2 Page 2 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 746
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstructionPhase NumDays 20.00 30.00
tblConstructionPhase NumDays 300.00 335.00
tblConstructionPhase NumDays 20.00 30.00
tblConstructionPhase NumDays 10.00 30.00
tblGrading MaterialExported 0.00 15,600.00
tblLandUse LandUseSquareFeet 156,816.00 158,089.00
tblLandUse LandUseSquareFeet 139,000.00 110,112.00
tblLandUse LotAcreage 8.69 10.24
tblProjectCharacteristics CO2IntensityFactor 641.35 310 tblVehicleTrips ST_TR 22.75 0.00
tblVehicleTrips ST_TR 2.20 2.37
tblVehicleTrips SU_TR 16.74 0.00
tblVehicleTrips SU_TR 2.44 2.37
tblVehicleTrips WD_TR 1.89 0.00
CalEEMod Version: CalEEMod.2016.3.2 Page 3 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 747

2.0 Emissions Summary

2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 4.1788 55.0538 33.2798 0.1129 18.2141 1.6829 19.8276 9.9699 1.5500 11.4543 0.0000 11,445.47 51 11,445.47
51 2.2244 0.0000 11,501.08
46 2023 52.3157 18.1386 20.7243 0.0504 1.7586 0.7125 2.4712 0.4734 0.6704 1.1437 0.0000 4,971.311 4 4,971.311
4 0.7160 0.0000 4,988.431
4 Maximum 52.3157 55.0538 33.2798 0.1129 18.2141 1.6829 19.8276 9.9699 1.5500 11.4543 0.0000 11,445.47 51 11,445.47
51 2.2244 0.0000 11,501.08
46 Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2022 2.3645 67.4490 40.9608 0.1129 8.2777 1.3813 9.2248 4.5080 1.3792 5.4550 0.0000 11,445.47 51 11,445.47
51 2.2244 0.0000 11,501.08
46 2023 52.2380 27.3081 22.3541 0.0504 1.7586 0.9164 2.6750 0.4734 0.9155 1.3888 0.0000 4,971.311 4 4,971.311
4 0.7160 0.0000 4,988.431
4 Maximum 52.2380 67.4490 40.9608 0.1129 8.2777 1.3813 9.2248 4.5080 1.3792 5.4550 0.0000 11,445.47 51 11,445.47
51 2.2244 0.0000 11,501.08
46 Mitigated Construction
tblVehicleTrips WD_TR 2.74 2.37
CalEEMod Version: CalEEMod.2016.3.2 Page 4 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 748
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction

3.35 -29.46 -17.24 0.00 49.75 4.08 46.63 52.30 -3.35 45.67 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2016.3.2 Page 5 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 749

2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 60.3122 1.3960 87.0034 0.1461 10.7856 10.7856 10.7856 10.7856 1,163.547 6 535.7808 1,699.328
4 1.6122 0.0822 1,764.140
4 Energy 0.0355 0.3032 0.1290 1.9400e0030.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e0037.1000e003389.3698 Mobile 0.4076 1.8582 4.8926 0.0172 1.6163 0.0143 1.6306 0.4324 0.0134 0.4458 1,744.942 9 1,744.942
9 0.0627 1,746.510
0 Total 60.7553 3.5574 92.0251 0.1653 1.6163 10.8244 12.4407 0.4324 10.8235 11.2559 1,163.547 6 2,667.793
3 3,831.340
9 1.6823 0.0893 3,900.020
2 Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 3.2478 0.9931 11.8432 6.1000e0030.1331 0.1331 0.1331 0.1331 0.0000 1,119.580 8 1,119.580
8 0.0410 0.0202 1,126.608
4 Energy 0.0287 0.2455 0.1045 1.5700e0030.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e0035.7400e003315.2165 Mobile 0.4047 1.8397 4.8239 0.0169 1.5840 0.0141 1.5981 0.4238 0.0131 0.4369 1,712.556 3 1,712.556
3 0.0618 1,714.101
2 Total 3.6812 3.0782 16.7715 0.0246 1.5840 0.1670 1.7510 0.4238 0.1661 0.5898 0.0000 3,145.491 4 3,145.491
4 0.1088 0.0259 3,155.926
2 Mitigated Operational
CalEEMod Version: CalEEMod.2016.3.2 Page 6 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 750

93.94 13.47 81.78 85.13 2.00 98.46 85.93 2.00 98.47 94.76 100.00 -17.91 17.90 93.53 71.02 19.08 Residential Indoor: 222,977; Residential Outdoor: 74,326; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 1,488 (Architectural Coating ±sqft)
Acres of Grading (Site Preparation Phase): 0
Acres of Grading (Grading Phase): 75
Acres of Paving: 0.56
CalEEMod Version: CalEEMod.2016.3.2 Page 7 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 751
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Scrapers 2 8.00 367 0.48
Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37
Building Construction Cranes 1 7.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Architectural Coating Air Compressors 1 6.00 78 0.48
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 1,950.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 177.00 45.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 35.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Page 8 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 752

3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 18.0663 0.0000 18.0663 9.9307 0.0000 9.9307 0.0000 0.0000 Off-Road 3.1701 33.0835 19.6978 0.0380 1.6126 1.6126 1.4836 1.4836 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Total 3.1701 33.0835 19.6978 0.0380 18.0663 1.6126 19.6788 9.9307 1.4836 11.4143 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Unmitigated Construction On-Site

3.1 Mitigation Measures Construction
Use Cleaner Engines for Construction Equipment
Water Exposed Area
Reduce Vehicle Speed on Unpaved Roads
CalEEMod Version: CalEEMod.2016.3.2 Page 9 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 753

3.2 Site Preparation - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0572 0.0375 0.3796 1.2700e0030.1479 9.1000e0040.1488 0.0392 8.4000e0040.0401 126.5026 126.5026 2.6600e003126.5691 Total 0.0572 0.0375 0.3796 1.2700e0030.1479 9.1000e0040.1488 0.0392 8.4000e0040.0401 126.5026 126.5026 2.6600e003126.5691 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 8.1298 0.0000 8.1298 4.4688 0.0000 4.4688 0.0000 0.0000 Off-Road 1.2097 33.7214 22.9600 0.0380 0.9462 0.9462 0.9462 0.9462 0.0000 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Total 1.2097 33.7214 22.9600 0.0380 8.1298 0.9462 9.0760 4.4688 0.9462 5.4150 0.0000 3,686.061 9 3,686.061
9 1.1922 3,715.865
5 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 10 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 754

3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 8.7321 0.0000 8.7321 3.6054 0.0000 3.6054 0.0000 0.0000 Off-Road 3.6248 38.8435 29.0415 0.0621 1.6349 1.6349 1.5041 1.5041 6,011.410 5 6,011.410
5 1.9442 6,060.015
8 Total 3.6248 38.8435 29.0415 0.0621 8.7321 1.6349 10.3670 3.6054 1.5041 5.1095 6,011.410 5 6,011.410
5 1.9442 6,060.015
8 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 11 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 755

3.3 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.4904 16.1687 3.8165 0.0494 1.1357 0.0470 1.1827 0.3112 0.0450 0.3562 5,293.506 2 5,293.506
2 0.2772 5,300.436
4 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0636 0.0416 0.4218 1.4100e0030.1643 1.0100e0030.1653 0.0436 9.3000e0040.0445 140.5584 140.5584 2.9600e003140.6323 Total 0.5539 16.2104 4.2383 0.0508 1.3000 0.0480 1.3480 0.3548 0.0459 0.4007 5,434.064 6 5,434.064
6 0.2802 5,441.068
7 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 3.9295 0.0000 3.9295 1.6224 0.0000 1.6224 0.0000 0.0000 Off-Road 1.8106 51.2386 36.7226 0.0621 1.3333 1.3333 1.3333 1.3333 0.0000 6,011.410 5 6,011.410
5 1.9442 6,060.015
8 Total 1.8106 51.2386 36.7226 0.0621 3.9295 1.3333 5.2628 1.6224 1.3333 2.9557 0.0000 6,011.410 5 6,011.410
5 1.9442 6,060.015
8 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 12 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 756

3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 13 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 757

3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1379 4.4406 1.1849 0.0118 0.3046 9.0500e0030.3137 0.0877 8.6600e0030.0964 1,254.775 1 1,254.775
1 0.0631 1,256.351
9 Worker 0.5627 0.3684 3.7327 0.0125 1.4540 8.9400e0031.4630 0.3857 8.2300e0030.3939 1,243.941 9 1,243.941
9 0.0262 1,244.595
9 Total 0.7006 4.8089 4.9176 0.0243 1.7586 0.0180 1.7766 0.4734 0.0169 0.4903 2,498.717 0 2,498.717
0 0.0892 2,500.947
8 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0809 23.5544 17.8738 0.0269 0.9036 0.9036 0.9036 0.9036 0.0000 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Total 1.0809 23.5544 17.8738 0.0269 0.9036 0.9036 0.9036 0.9036 0.0000 2,554.333 6 2,554.333
6 0.6120 2,569.632
2 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 14 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 758

3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Total 1.5728 14.3849 16.2440 0.0269 0.6997 0.6997 0.6584 0.6584 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 15 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 759

3.4 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1036 3.4225 1.0521 0.0115 0.3046 4.0500e0030.3087 0.0877 3.8700e0030.0916 1,219.797 2 1,219.797
2 0.0535 1,221.135
8 Worker 0.5271 0.3312 3.4282 0.0120 1.4540 8.7500e0031.4628 0.3857 8.0600e0030.3937 1,196.304 3 1,196.304
3 0.0234 1,196.889
6 Total 0.6308 3.7537 4.4803 0.0235 1.7586 0.0128 1.7715 0.4734 0.0119 0.4853 2,416.101 5 2,416.101
5 0.0770 2,418.025
4 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0809 23.5544 17.8738 0.0269 0.9036 0.9036 0.9036 0.9036 0.0000 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Total 1.0809 23.5544 17.8738 0.0269 0.9036 0.9036 0.9036 0.9036 0.0000 2,555.209 9 2,555.209
9 0.6079 2,570.406
1 Mitigated Construction On-Site
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3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.0327 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Paving 0.0489 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.0817 10.1917 14.5842 0.0228 0.5102 0.5102 0.4694 0.4694 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Unmitigated Construction On-Site
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3.5 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0447 0.0281 0.2905 1.0200e0030.1232 7.4000e0040.1240 0.0327 6.8000e0040.0334 101.3817 101.3817 1.9800e003101.4313 Total 0.0447 0.0281 0.2905 1.0200e0030.1232 7.4000e0040.1240 0.0327 6.8000e0040.0334 101.3817 101.3817 1.9800e003101.4313 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.9311 20.1146 17.2957 0.0228 0.6670 0.6670 0.6670 0.6670 0.0000 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Paving 0.0489 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.9800 20.1146 17.2957 0.0228 0.6670 0.6670 0.6670 0.6670 0.0000 2,207.584 1 2,207.584
1 0.7140 2,225.433
6 Mitigated Construction On-Site
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3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 52.0198 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1917 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690 Total 52.2115 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690 Unmitigated Construction On-Site
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3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1042 0.0655 0.6779 2.3700e0030.2875 1.7300e0030.2893 0.0763 1.5900e0030.0779 236.5574 236.5574 4.6300e003236.6731 Total 0.1042 0.0655 0.6779 2.3700e0030.2875 1.7300e0030.2893 0.0763 1.5900e0030.0779 236.5574 236.5574 4.6300e003236.6731 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 52.0198 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1139 2.3524 1.8324 2.9700e0030.0951 0.0951 0.0951 0.0951 0.0000 281.4481 281.4481 0.0168 281.8690 Total 52.1338 2.3524 1.8324 2.9700e0030.0951 0.0951 0.0951 0.0951 0.0000 281.4481 281.4481 0.0168 281.8690 Mitigated Construction On-Site
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4.0 Operational Detail - Mobile

4.1 Mitigation Measures Mobile
Improve Pedestrian Network

3.6 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1042 0.0655 0.6779 2.3700e0030.2875 1.7300e0030.2893 0.0763 1.5900e0030.0779 236.5574 236.5574 4.6300e003236.6731 Total 0.1042 0.0655 0.6779 2.3700e0030.2875 1.7300e0030.2893 0.0763 1.5900e0030.0779 236.5574 236.5574 4.6300e003236.6731 Mitigated Construction Off-Site
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 0.4047 1.8397 4.8239 0.0169 1.5840 0.0141 1.5981 0.4238 0.0131 0.4369 1,712.556 3 1,712.556
3 0.0618 1,714.101
2 Unmitigated 0.4076 1.8582 4.8926 0.0172 1.6163 0.0143 1.6306 0.4324 0.0134 0.4458 1,744.942 9 1,744.942
9 0.0627 1,746.510
0 4.2 Trip Summary Information

10.80 4.80 5.70 31.00 15.00 54.00 86 11 3
Parking Lot 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0

4.4 Fleet Mix
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5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
NaturalGas
Mitigated

0.0287 0.2455 0.1045 1.5700e0030.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e0035.7400e003315.2165 NaturalGas
Unmitigated

0.0355 0.3032 0.1290 1.9400e0030.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e0037.1000e003389.3698

0.578638 0.038775 0.193686 0.110919 0.015677 0.005341 0.018293 0.026358 0.002641 0.002200 0.005832 0.000891 0.000749 Parking Lot 0.578638 0.038775 0.193686 0.110919 0.015677 0.005341 0.018293 0.026358 0.002641 0.002200 0.005832 0.000891 0.000749 Historical Energy Use: N
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6.0 Area Detail

2.66351 0.0287 0.2455 0.1045 1.5700e0030.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e0035.7400e003315.2165 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0287 0.2455 0.1045 1.5700e0030.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e0035.7400e003315.2165 Mitigated
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Use only Natural Gas Hearths

6.1 Mitigation Measures Area

6.0 Area Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 3.2478 0.9931 11.8432 6.1000e0030.1331 0.1331 0.1331 0.1331 0.0000 1,119.580 8 1,119.580
8 0.0410 0.0202 1,126.608
4 Unmitigated 60.3122 1.3960 87.0034 0.1461 10.7856 10.7856 10.7856 10.7856 1,163.547 6 535.7808 1,699.328
4 1.6122 0.0822 1,764.140
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0.4276 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products

2.3733 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 57.1652 1.2638 75.5265 0.1455 10.7221 10.7221 10.7221 10.7221 1,163.547 6 515.1177 1,678.665
3 1.5923 0.0822 1,742.980
0 Landscaping 0.3462 0.1323 11.4769 6.1000e0040.0635 0.0635 0.0635 0.0635 20.6631 20.6631 0.0199 21.1605 Total 60.3122 1.3960 87.0034 0.1461 10.7856 10.7856 10.7856 10.7856 1,163.547 6 535.7808 1,699.328
4 1.6121 0.0822 1,764.140
4 Unmitigated
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8.1 Mitigation Measures Waste
Institute Recycling and Composting Services

7.1 Mitigation Measures Water

7.0 Water Detail

8.0 Waste Detail

0.4276 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products

9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type CalEEMod Version: CalEEMod.2016.3.2 Page 27 of 28 Date: 11/9/2021 2:53 PM Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Winter 771

11.0 Vegetation

10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment
Equipment Type Number
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City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING Initial Study | Appendices
Appendix C
Model Snap Shots

773
Project Location
774
Sensitive Receptor Grid
Unmitigated Cancer Risk
775
Unmitigated Chronic Inhalation Hazard Index
Unmitigated PM2.5 Concentration
776
Mitigated Cancer Risk
Mitigated Chronic Inhalation Hazard Index
777
Mitigated PM2.5 Concentration
778
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING Initial Study | Appendices
Appendix D
Biological Resources Analysis

779

CARLSBAD
FRESNO
IRVINE

LOS ANGELES

PALM SPRINGS

POINT RICHMOND

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
157 Park Place, Pt. Richmond, California 94801 510.236.6810 www.lsa.net

MEMORANDUM
DATE: March 18, 2021
TO: City of Dublin
FROM: LSA Associates, Inc.

SUBJECT: Biological Resources Analysis for the Inspiration Drive Memory Care and Assisted Living Facilities in Dublin, California
This memorandum analyzes the biological resources in regard to the above‐referenced project (proposed project) located at 7500 Inspiration Drive (Figure 1) and was prepared to support a Draft Initial Study for the project pursuant to the California Environmental Quality Act (CEQA). The proposed project involves construction of a memory care facility and an assisted living facility, each on single adjacent parcels (Parcels 2 and 3) separated by Inspiration Drive, within the Valley Christian Center (VCC) (Figures 2 and 3). Parcels 2 and 3 are collectively referred to in this memorandum as the project site.

METHODS
As background material, LSA reviewed the Draft Environmental Impact Report (DEIR)1 for the VCC Expansion Program, a Biological Resources Assessment for the project site WRA in 2015,2 and a memorandum prepared by WRA in 2018 providing updated information on the biological conditions on the site.3 These documents addressed the entire VCC property (Figure 3) including Parcels 2 and 3, but they did not specifically address the memory care and assisted living facilities because these projects were not proposed at the time. In addition to these documents, LSA reviewed a letter report from Jane Valerius Environmental Consulting4 that provided updated information on the drainage in Parcel 2. LSA also conducted a search of the California Natural Diversity Database

1 Draft Environmental Impact Report Valley Christian Center Expansion Program. State Clearing House # 2002012070, October 2002. 2
WRA, Inc. 2015. Biological Resources Assessment, Dublin Valley Christian Center, Dublin, Alameda County, California. WRA Environmental Consultants, 2169‐G East Francisco Blvd., San Rafael, CA  94901. June 15, 2015. 3
WRA, Inc. 2018. Memorandum: Dublin Valley Christian Center Biological Site Conditions Update. 4 Jane Valerius Environmental Consulting. 2020. 7500 Inspiration Drive, Dublin, CA – Review of Drainage Channel. Jane Valerius Environmental Consulting, 6467 Eagle Ridge Road, Penngrove, CA  94951. 780
11/11/21 (P:\DUB1601.02 Inspiration Drive\PRODUCTS\Bio\Biological Resources Tech Memo.docx)   2 (CNDDB)5 and the California Native Plant Society (CNPS)6 for updated information on occurrence records of special‐status species within 5 miles of the project site.

LSA Senior Biologist Eric Lichtwardt conducted a field survey of the project site on February 18, 2021. The focus of the field survey was to determine if any changes to on‐site environmental conditions, as described in the DEIR, WRA, and Jane Valerius Environmental Consulting documents, had occurred since these documents were prepared. During the field survey, Mr. Lichtwardt walked both parcels with a focus on the areas proposed for development and recorded observations in a field notebook. Binoculars (10 x 40) were used to aid in the identification and observation of wildlife and survey surrounding areas.

AFFECTED ENVIRONMENT
As noted above, the project site is divided into two parcels, Parcel 2 and Parcel 3, located west and east of Inspiration Drive, respectively; Dublin Boulevard flanks the southern boundary of both parcels (Figure 2). Surrounding areas are largely occupied by residential and other development to the west and east, with the Interstate 580 corridor to the south. An undeveloped area of open land is located to the north of Parcel 2 and the proposed assisted living facility footprint on Parcel 3 and extends off the site to the northwest (Figure 3). The VCC campus is located just north of this open undeveloped area.

WRA (2015, 2018) identified the dominant cover type within the two parcels as non‐native annual grassland dominated by grasses and forbs such as slender wild oat (Avena barbata), Italian rye grass (Festuca perennis), hare barley (Hordeum murinum ssp. leporinum), and longbeak stork’s bill (Erodium botrys). WRA also noted that the grassland includes dense stands of ruderal herbaceous species, including black mustard (Brassica nigra), short‐podded mustard (Hirschfeldia incana), Italian thistle (Carduus pycnocephalus), milk thistle (Silybum marianum), and poison hemlock (Conium maculatum), all non‐native weedy species. There is also a small patch of coyote brush (Baccharis pilularis), a native shrub, on Parcel 2. A constructed water detention basin with a standpipe drain is located in the center of Parcel 3, between Inspiration Drive and Dublin Boulevard, and supports similar but sparser non‐native annual grassland habitat with patches of bare ground. This detention basin is approximately 0.2 acre (8,655 square feet) in area.7 WRA also identified a small area of riparian woodland along a drainage near the northwestern corner of Parcel 2; this woodland was composed of coast live oak (Quercus agrifolia), valley oak (Quercus lobata), arroyo willow (Salix lasiolepis), and red willow (Salix laevigata). The woodland understory supports of a mixture and native and weedy non‐native herbaceous species; natives include tall flatsedge (Cyperus eragrostis) and California bulrush (Schoenoplectus californicus), and

5 California Department of Fish and Wildlife. 2021. California Natural Diversity Database (CNDDB) ‐ Commercial Version, March 2021. California Department of Fish and Wildlife, Biogeographic Data Branch, Sacramento, California. 6
California Native Plant Society, Rare Plant Program. 2021. Inventory of Rare and Endangered Plants of California (online edition, v8‐03 0.45). Website http://www.rareplants.cnps.org [accessed 18 March 2021]. 7
Estimated from Google Earth imagery (03/11/2021).
781
11/11/21 (P:\DUB1601.02 Inspiration Drive\PRODUCTS\Bio\Biological Resources Tech Memo.docx) 3 non‐natives include poison hemlock, Pampas grass (Cortaderia selloana), Himalayan blackberry (Rubus armeniacus), and fiddle dock (Rumex pulcher).

WRA identified an ephemeral stream within the drainage that feeds into a culvert near the western edge of Parcel 2; LSA confirmed the presence of the ephemeral stream and noted that little surface water was present during the February 2021 field survey. This drainage appears to be fed by runoff from the adjacent hillslope between Parcel 2 and the VCC campus to the north (Figure 3). This drainage does not have a hydrological connection with Dublin Creek, which drains the hills to the northwest. The Dublin Creek drainage from the Dublin Boulevard/Interstate 580 corridor and the western edge of Parcel 2 to approximately 2,000 feet8 upstream is occupied by residential development. Dublin Creek drains into a detention basin at the northwestern edge of the residential development and appears to be underground downstream of this basin (Figure 3).

Wildlife observed on the project site during the February 2021 field survey included Say’s phoebe (Sayornis saya), California scrub‐jay (Aphelocoma californica), house finch (Haemorhous mexicanus), song sparrow (Melospiza melodia), and spotted towhee (Pipilo maculatus). The diggings of Botta’s pocket gopher (Thomomys bottae) were also present in some grassy areas.

Soils on the project site are Diablo clay 15‐30 percent slopes and a small amount of Diablo clay 30‐45 percent slopes; 99 percent are Diablo clay 15‐30 percent.9 In summary, based on LSA’s February 18, 2021 survey, the on‐site existing environmental conditions are similar to those described by WRA in 2015 and 2018.

IMPACT ANALYSIS
Special‐Status Species
WRA evaluated 77 (42 plants and 35 animals) special‐status species for the VCC project (see Appendix B in attached WRA 2015 Biological Site Assessment). Based on LSA’s review of the WRA documents, updated searches of the CNDDB and CNPS, and the February 18, 2021 field survey, LSA concurs with the conclusions of the WRA report and follow‐up memorandum in regard to the potential occurrence of special‐status species in Parcels 2 and 3.

Congdon’s Tarplant
As noted in WRA’s 2018 memorandum, Congdon’s tarplant (Centromadia parryi ssp. congdonii), a CNPS Rank 1B.1 species (i.e., rare, threatened, or endangered in California and elsewhere), is present within a small water detention basin in Parcel 3; this basin would be impacted by the proposed assisted living facility (Figure 5). Congdon’s tarplant is also considered a focal species under the East Alameda County Conservation Strategy. This plant is an annual forb that blooms from

8 Estimated from Google Earth imagery (03/11/2021). 9 Web Soil Survey (https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx) (accessed March 8, 2021).
782
11/11/21 (P:\DUB1601.02 Inspiration Drive\PRODUCTS\Bio\Biological Resources Tech Memo.docx) 4 June to November and occurs in grasslands and disturbed sites, generally on alkaline soils, at elevations ranging from sea level to about 990 feet (Baldwin et al. 201210, CNPS 202111).

During the WRA 2018 survey, approximately five individuals of Congdon’s tarplant were observed in the constructed stormwater detention basin in Parcel 3. A positive identification of this species was made by collecting a portion of one of the senesced annual plants for examination under laboratory conditions. Impacts to Congdon’s tarplant would be considered a significant impact unless mitigated.

Mitigation Measure BIO‐1: Congdon’s Tarplant
a. Because the status of Congdon’s tarplant on the project site has not been investigated since 2018, the site should be resurveyed for this plant before the start of work on the project. The survey should be conducted during the blooming period of Condon’s tarplant (June to November) to determine the presence/absence of this species within the site. The field survey should follow standard protocols for rare plant surveys,12 which may require multiple site visits and checking a reference site(s) where the species is known to occur. The survey should include Parcels 2 and 3 as well as the entire conservation easement portion of Parcel 3.
b. If blooming Congdon’s tarplants are found within the project site during the protocol rare plant survey, mature seeds should be collected from all the plants that are present and planted in a suitable mitigation area within the Parcel 3 conservation easement. The mitigation area for replanting should be identified by a qualified botanist before the start of work on the project. The conservation easement portion of Parcel 3 supports the same soil type (Diablo clay 15‐30 percent) as the detention basin within the proposed assisted living facility area, so mitigation for Condon’s tarplant should be feasible within the easement. c. If Condon’s tarplants are not found within the project site during the rare plant survey, this may not indicate absence. If adverse environmental conditions for germination occur during the year the survey is conducted, Condon’s tarplant may not have geminated; however, a persistent long‐term seed bank could still be present. If flowering plants are not found on the project site during the initial rare plant survey, the project site should be resurveyed during the next Condon’s tarplant blooming season and, if plants are present, mature seeds for

10 Baldwin, B.G., D.H. Goldman, D.J. Keil, R. Patterson, T.J. Rosatti, and D.H. Wilken, editors. 2012. The Jepson Manual: Vascular Plants of California, Second Edition. University of California Press, Berkeley. 11 California Native Plant Society, Rare Plant Program. 2021. Inventory of Rare and Endangered Plants of California (online edition, v8‐03 0.45). Website http://www.rareplants.cnps.org [accessed 18 March 2021]. 12 California Department of Fish and Wildlife. 2018. Protocols for Surveying and Evaluating Impacts to Special‐status Native Plant Population and Sensitive Natural Communities. California Department of Fish and Wildlife. March 20, 2018.
783
11/11/21 (P:\DUB1601.02 Inspiration Drive\PRODUCTS\Bio\Biological Resources Tech Memo.docx) 5 replanting should be collected. If a second season plant survey is not feasible, viable seeds from another source should be collected or purchased from a reliable native plant nursery for replanting.
d. Before the start of work, a qualified botanist should prepare a mitigation and monitoring plan for the Condon’s tarplant mitigation area. The plan should include, at a minimum, a discussion of the methods of seed collection and sources of seeds, the location and size of the mitigation area within the conservation easement, and mitigation site preparation, monitoring, and criteria for determining a successful mitigation effort. Mitigation sites are typically monitored for 5 years; however, provisions for maintaining a viable population of Condon’s tarplant in the conservation easement after the 5‐year monitoring period should be included in the plan.

With the above mitigation measures, the proposed project would not result in significant impacts to Condon’s tarplant.

California Red‐Legged Frog
As noted by WRA (2015), the California red‐legged frog (Rana draytonii), a federally listed threatened species, is known to occur in the hills west of the project site. Critical habitat has been designated for this species, and critical habitat unit ALA‐1B is located in the hills west of the project site; however, the project site is not within designated critical habitat for California red‐legged frog.13
A pond where California red‐legged frogs are known to breed is located approximately 4,600 feet (0.87 mile) to the northwest of Parcel 2 (in the upper reaches of the Dublin Creek watershed); this is within the range of documented overland dispersal of this frog.14 However, approximately 2,000 feet (0.37 mile) of the intervening area within the Dublin Creek drainage between the pond and Parcel 2 is occupied by residential development and the creek appears to terminate in a detention basin at the western edge of this development. This developed area would likely be a considerable barrier to frogs originating from this pond and potentially moving down the Dublin Creek drainage toward the project site. In addition, there are no pools or suitable breeding habitat for California red‐legged frogs in the drainage adjacent to Parcel 2 and therefore this amphibian would not be expected to be present in this drainage. Most of Parcel 2, outside the drainage, has been previously graded and is flat with only sparse ruderal vegetation and a few coyote brush; this flat area does not provide suitable upland shelter habitat for California red‐legged frogs.

13 U.S. Fish and Wildlife Service. 2021. California Red‐Legged Frog Critical Habitat. 2010 Revised Final Designation. Website: https://www.fws.gov/sacramento/es/Critical‐Habitat/CA‐Red‐Legged‐ Frog/Current/ (accessed March 4, 2021). 14 Thomson, R.C., A.N. Wright, and H.B. Shaffer. 2016. California Amphibian and Reptile Species of Special Concern. California Department of Fish and Wildlife, Sacramento and University of California Press, Berkeley and Los Angeles, California.
784
11/11/21 (P:\DUB1601.02 Inspiration Drive\PRODUCTS\Bio\Biological Resources Tech Memo.docx) 6 WRA (2015) noted that there was no breeding habitat in the drainage containing the ephemeral stream adjacent to Parcel 2 but stated that the riparian area adjacent to the parcel connects to the breeding pond in the upper reach of the Dublin Creek drainage. However, as noted above, the drainage adjacent to Parcel 2 does not currently have a hydraulic/riparian connection with the Dublin Creek drainage, due to the intervening residential development. Nonetheless, a corridor of undeveloped upland habitat, approximately 2,300 feet wide, is located between the detention basin at the western end of the residential area and the drainage on Parcel 2; therefore, the presence of a dispersing frog in the drainage, though unlikely, cannot be completely ruled out. To reduce potential impacts to California red‐legged frogs to less than significant, the following mitigation measures are proposed.

Mitigation Measure BIO‐2: California Red‐Legged Frog
a. A qualified biologist will conduct preconstruction surveys for California red‐ legged frogs prior to activities within 24 hours of initial ground disturbance. If individuals are found, work will not begin until they are moved out of the construction zone to a U.S. Fish and Wildlife Service/California Department of Fish and Wildlife approved relocation site.
b. Because the site is within the potential dispersal distance of breeding habitat, a wildlife exclusion fence will be constructed around the worksite to prevent amphibians or other small wildlife from entering the work area. The fence will be at least 3 feet high, buried 6 inches underground, and have one‐way exit funnels. The exclusion fence will be made of an opaque material that California red‐legged frogs cannot see through, to prevent frogs from trying to push through the fencing. Wooden cover board will be placed every 50 feet along the outside edge of the fence to give California red‐legged frogs a place to shelter until they can find their way around the work area without desiccating or being preyed upon. The integrity of the exclusion fencing will be inspected daily, and any needed repairs will be made immediately.
c. A qualified biological monitor will be on the site during any activities that could result in the take of a California red‐legged frog.
d. No work will occur at night.
e. For on‐site storage of pipes, conduits, and other materials that could provide shelter for California red‐legged frogs, an open‐top trailer will be used to elevate the materials above ground (unless the materials are inside the wildlife exclusion fencing). This is intended to reduce the potential for animals to climb into the conduits and other materials.
f. The wildlife exclusion fencing will be removed within 72 hours of completion of work.
g. A qualified biologist should be present during initial ground‐disturbing activities. 785
11/11/21 (P:\DUB1601.02 Inspiration Drive\PRODUCTS\Bio\Biological Resources Tech Memo.docx) 7 h. No monofilament plastic will be used for erosion control. i. Any open trenches will be provided with an escape ramp(s), such as a board that allows trapped frogs or other small animals to exit the trenches. Construction personnel will inspect any open trenches in the morning before work begins for trapped amphibians.
j. A qualified biologist possessing a valid federal Endangered Species Act Section 10(a)(1)(A) permit or approved by the U.S. Fish and Wildlife Service under an active biological opinion will be contracted to relocate amphibians to nearby suitable habitat if amphibians are found inside fenced areas. k. Work will stop at least an hour prior to a predicted rain event of 0.1 inch or greater and then will not begin until at least 24 hours after the rain event. Work could continue within the wildlife exclusion fencing within 24 hours of the rain event if a qualified biologist has performed a clearance survey. However, no work or mobilization of vehicles or equipment outside of the wildlife exclusion fencing will occur within 24 hours of the rain event.

With the above mitigation measures, the proposed project would not result in significant impacts to California red‐legged frogs.

Sensitive Natural Communities
The riparian woodland in Parcel 2, described above in the Affected Environment section, is considered a sensitive natural community; however, the proposed development within Parcel 2 will completely avoid impacts to the community. There will be no impacts to sensitive natural communities.

Wetlands
The drainage in Parcel 2 is a potential wetland under the jurisdiction of the Clean Water Act; however, this wetland will be completely avoided by the proposed development. There will be no impacts to federally protected wetlands.

Wildlife Movement/Wildlife Nursery Sites
During the field survey, no nursery sites such as heron rookeries or raptor nests were observed in any of the large trees that are on or near the project site. No structures or large hollow trees are present on the project parcels that could support bat maternity roosts. The short drainage on Parcel 2 does not form a connection with any areas of natural habitat because it runs into a culvert, and Dublin Drive and Interstate 580 form a major barrier to wildlife movement to the south.

Vegetation on or adjacent to the parcels could provide nesting habitat for some species of native birds (e.g., northern mockingbird and house finch) protected under the federal Migratory Bird Treaty Act and the California Fish and Game Code. If the project requires removal and/or trimming of trees and/or shrubs during the nesting bird season (February 15 to August 31), impacts to the 786
11/11/21 (P:\DUB1601.02 Inspiration Drive\PRODUCTS\Bio\Biological Resources Tech Memo.docx) 8 active nests of protected bird species could occur. The following mitigation measure would reduce the potential project impacts to protected nesting birds to a less‐than‐significant level.

Mitigation Measure BIO‐3: Nesting Birds
If project activities occur during the nesting season (February 15 to August 31), a qualified biologist shall conduct a preconstruction nesting bird survey prior to vegetation removal and/or vegetation trimming. The survey area shall include all suitable nesting habitats within the work area. Due to the urban settings and/or general ongoing human activity of the project site, any nesting raptors or other native birds in the area would likely be habituated to human activity such as pedestrian, vehicle, and train traffic. If an active raptor nest is discovered during the preconstruction survey, the qualified biologist will determine a suitable exclusion buffer based on the nesting species and context of the nest location.

The preconstruction survey shall be conducted no more than 14 days prior to the start of work. If the survey determines the presence of nesting birds, the qualified biologist will determine an appropriately sized exclusion zone around the nest in which no work would be allowed until the young have successfully fledged (or the nest has been abandoned). Exclusion buffers shall be clearly delineated (i.e., orange construction fencing) around each active nest site. Active nest sites of protected bird species will be monitored periodically to determine the time of fledging. The qualified biologist will determine when construction activities may commence within the buffer.

Local Policies Protecting Biological Resources
The project would not conflict with any local polices or ordinances protecting biological resources.

There are no trees within or adjacent to the project area, and therefore the project would not conflict with the City’s Tree Preservation Ordinance.

Habitat Conservation Plan
The project site is located in Conservation Zone 1 of the East Alameda County Conservation Strategy (EACCS).15 If the above proposed mitigation measures are followed, the project will not conflict with the EACCS.

Attachments: Figure 1: Project Location and Regional Vicinity Figure 2: Aerial Photograph of Project Site and Surrounding Land Uses Figure 3: Parcel Layout
Figure 4: Memory Care Facility – Proposed Site Plan
Figure 5: Assisted Living Facility – Proposed Site Plan

15 ICF International. 2010. East Alameda County Conservation Strategy. Final Draft. October. (ICF 00906.08.) San Jose, CA. Prepared for: East Alameda County Conservation Strategy Steering Committee, Livermore, CA.
787
SOURCE: ESRI World Street Map (03/20).

I:\DUB1601.02\GIS\Maps\Figure 1_Regional Location.mxd (1/11/2021) FIGURE 1
Inspiration Drive Memory Care and
Assisted Living Facility Project
Regional Location
Project Site
Project Location
0 500 1000
FEET
788
Hansen Drive
Betlen Drive
Las Palmas Way Las P a
ml as W ay
Bay Laurel St
Bloomfield TerraceBloomfield Terrace InspiraƟon C irc el Brigadoon WayBrigadoon Way
InspiraƟon DriveInspiraƟon Drive
Dublin Canyon Road
Canyon Creek Cir Canyon Creek Cir
Canyon Meadows Cir Canyon Meadows Cir
Rolling Hills Dr
Silvergate Dr Silvergate Dr
Hansen Drive
Betlen Drive
Las Palmas Way
Bay Laurel St
Bloomfield Terrace
InspiraƟon Circ el
Brigadoon Way
InspiraƟon Drive
Dublin Canyon Road
Canyon Creek Cir
Canyon Meadows Cir
Rolling Hills Dr
Silvergate Dr
VALLEY

CHRISTIAN
CHURCH

VALLEY CHRISTIAN

JR HIGH &

HIGH SCHOOL

SINGLE-FAMILY

RESIDENTIAL

SINGLE-FAMILY

RESIDENTIAL

MULTI-FAMILY

RESIDENTIAL

SINGLE-FAMILY

RESIDENTIAL
580
Parcel 3
(APN 941-0022-006)
Parcel 2
(APN 941-0022-005)
Parcel 1-A
(APN 941-0022-003)
Parcel 1
(APN 941-0022-004)
0 350 700 Project Site Boundary
FEET Parcel Boundaries
FIGURE 2
SOURCES: Google Earth, 6/20/2019; LSA, 2021
P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 2.ai (8/2/2021) InspiraƟon Drive Memory Care and
Assisted Living Facility Project
Aerial Photograph of Project Site and Surrounding Land Uses 789
7500 InspiraƟonDrive

DUBLIN BOULEVARD
I-580
Parcel 3:

Assisted Living`

VALLEY CHRISTIAN CENTER

PROPERTY
Parcel 2:

Memory Care
PARCEL 3
(Conservation
Easement)
PARCEL 1:Valley ChrisƟan Church
PARCEL 1-A
New Conservation
Easement Boundary

NOT TO SCALE
SOURCE: xxxP:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 3.ai (1/8/2021) FIGURE 3
InspiraƟon Drive Memory Care and
Assisted Living Facility Project
Proposed Parcel Layout
790
FEET
0 30 60
SOURCES: Lenity Architecture, Inc.; FULCRM, 2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 4.ai (7/27/2021) FIGURE 4
Inspira
Ɵon Drive Memory Care and
Assisted Living Facility Project
Memory Care Facility - Proposed Site Plan
791
FEET
0 45 90
SOURCES: Lenity Architecture, Inc.; FULCRUM, 2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 8.ai (7/27/2021) FIGURE 5
Inspira
Ɵon Drive Memory Care and
Assisted Living Facility Project
Assisted Living Facility - Proposed Site Plan
792
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING Initial Study | Appendices
Appendix E
Noise Measurement Data

793
Noise Measurement Survey – 24 HR
Project Number: DUB1601.02 Test Personnel: Jordan Roberts Project Name: Inspiration Drive Equipment: Larson Davis Spark 706RC Site Number: LT-1 Date: 2/25/2021 Time: From 3:00 PM To 3:00 PM Site Location: In bush at setback of adjacent residential building. Southwest corner of the project site. Approximately 25 feet from the outer edge of the outside lane of Dublin Boulevard, 70 feet from 18-foot masonry sound wall, 120 feet from center of westbound I-580 lanes.

Primary Noise Sources: Traffic on I-580 and Dublin Boulevard.

Location Photo:
794
Noise Measurement Survey – 24 HR
Project Number: DUB1601.02 Test Personnel: Jordan Roberts Project Name: Inspiration Drive Equipment: Larson Davis Spark 706RC Site Number: LT-2 Date: 2/25/2021 Time: From 4:00 PM To 4:00 PM Site Location: In bush on top of hill overlooking roadways, east of Inspiration Drive.

Approximately 130 feet from the outer edge of the outside lane of Dublin Boulevard, 170 feet from 16-foot masonry sound wall, 230 feet from center of westbound I-580 lanes.

Primary Noise Sources: Traffic on I-580 and Dublin Boulevard.

Location Photo:
795
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING Initial Study | Appendices
Appendix F
Traffic Analysis
796

CARLSBAD
FRESNO
IRVINE

LOS ANGELES

PALM SPRINGS

POINT RICHMOND

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
20 Executive Park, Suite 200, Irvine, California 92614 949.553.0666 www.lsa.net

MEMORANDUM
DATE: April 30, 2021
TO: Pratyush Bhatia, City of Dublin
FROM: Arthur Black, LSA
SUBJECT: Inspiration Drive Memory Care and Assisted Living Facility Traffic Analysis LSA is pleased to present this traffic analysis for the proposed Inspiration Drive Memory Care and Assisted Living Facility Project (project) at 7500 Inspiration Drive in Dublin, California. The purpose of this traffic memorandum is to identify and disclose any potential circulation effects to local intersections and access associated with the development of the proposed project.

Project Description
The project site is comprised of two vacant parcels which are part of the larger Valley Christian Center (VCC) site. The VCC site is bounded by single‐family residential uses and open space to the west, single‐family residential uses and the existing VCC complex to the north, Interstate 580 (I‐580) to the south, and single‐family residential uses to the east. The proposed project would construct two buildings, a 55‐dwelling unit memory care facility (to be located at the northwest corner of Inspiration Drive/Dublin Boulevard, south of the VCC) and an 84‐bed assisted living facility (to be located at the northeast corner of Inspiration Drive/Dublin Boulevard, east of the VCC). Both driveways are accessed via Inspiration Drive. Figure 1 (all figures are provided in Attachment A) shows the location of the proposed project and the study area intersections. Figure 2 illustrates the site plan.

Analysis Methodology
This traffic memorandum is prepared based on guidance provided by City of Dublin (City) staff and consistent with previous traffic analyses prepared for the City.

Study Area
Based on discussions with City staff, the project study area includes the following three intersections.

Intersections

1. Inspiration Drive/Dublin Boulevard

2. Inspiration Drive/Memory Care Driveway

3. Inspiration Drive/Assisted Living Driveway
797
4/29/21 (\\PTR11\projects\DUB1601.02 Inspiration Drive\PRODUCTS\Traffic\Traffic Memo2.docx) 2 Existing Traffic Volume Adjustments
Peak‐hour turn movement volumes at the intersection of Inspiration Drive/Dublin Boulevard were collected by an independent data collection company on Tuesday, February 2, 2021.

Due to the global pandemic, COVID‐19, traffic conditions are potentially atypical and reflect a reduced traffic volume. For example, the VCC does not offer traditional full day instruction. As such, adjustments to the existing traffic volumes were made to represent Existing (2021) no‐pandemic conditions. LSA compared the inbound traffic volume collected in the a.m. peak hour and outbound traffic volume in the early afternoon (at the end of the school day) to the anticipated trip generation of the VCC operating at full capacity. Based on this comparison, additional traffic volume data (corresponding to 65 percent of a 1,300‐student facility) were added to the existing traffic volume data. It should be noted that private school trips were distributed as 15 percent coming from and leaving towards the west and 85 percent coming from and leaving to the east, similar to observed traffic distribution. Figure 3 illustrates both sets of traffic volumes.

Intersection Level of Service Methodology
The Highway Capacity Manual 6th Edition (HCM) (Transportation Research Board 2017) methodology and Synchro (Version 10.1) software were used to determine level of service (LOS) at the signalized study area intersections. The HCM signalized intersection methodology presents LOS in terms of delay (in seconds per vehicle). This resulting delay is expressed in terms of LOS.

The relationship between LOS and delay (in seconds) for signalized intersections is as follows:

Level of Service
Signalized Intersection
Delay
(seconds)
Unsignalized Intersection
Delay
(seconds)
A ≤10.0 ≤10.0
B >10.0 and ≤20.0 >10.0 and ≤15.0
C >20.0 and ≤35.0 >15.0 and ≤25.0
D >35.0 and ≤55.0 >25.0 and ≤35.0
E >55.0 and ≤80.0 >35.0 and ≤50.0
F >80.0 >50.0
Source: Highway Capacity Manual (Transportation Research Board 2017).

Significance Criteria
The City of Dublin utilizes guidelines established by the Alameda County Transportation Commission (CTC), the County’s Congestion Management Program, and the Metropolitan Transportation System (MTS) roadway segments (e.g. I‐580, Interstate 680 [I‐680], and State Route 84 [SR 84]) considers LOS D as the upper limit of satisfactory operations (intersections with a delay of 55.0 seconds or fewer). According to the City’s improvement thresholds, a project will need to implement improvements when one of the following occurs to an intersection:

1. The addition of project traffic results in a service drop from LOS D or better to LOS E or F. Under this condition, the project is responsible for improvements necessary to restore the intersection to LOS D or better.
798
4/29/21 (\\PTR11\projects\DUB1601.02 Inspiration Drive\PRODUCTS\Traffic\Traffic Memo2.docx) 3

2. An intersection is operating at LOS E or F under the no‐project scenario and the proposed project adds more than six seconds of average vehicle delay. Under this condition, the project is responsible for improvements necessary to restore the intersection to pre‐project conditions or better.

3. An intersection operating at LOS F under the no‐project scenario and the proposed project causes the overall volume‐to‐capacity (V/C) ratio to increase 0.03 or more seconds or the critical movement V/C ratio to increase 0.05 or more.

4. A queuing impact would occur if:
a. Trip generated by the project causes the 95th percentile queue in a turn pocket to extend beyond the turn pocket by more than 25 feet (ft) (i.e., one vehicle) into adjacent traffic lanes or,
b. If the 95th percentile queue already exceeds that turn pocket length under no project conditions, the project traffic lengthens the queue by more than 25 ft.

5. If the operations of an unsignalized intersection operate at unsatisfactory LOS with the addition of proposed project traffic, and if the installation of a traffic signal based on the California Manual on Uniform Traffic Control Devices (CAMUTCD) Peak Hour Signal Warrant (Warrant 3) is warranted.

Existing Conditions
Existing Circulation System
Key roadways in the vicinity of the proposed project are as follows:
 Inspiration Drive: According to the City of Dublin General Plan Circulation and Scenic Highways Element, Inspiration Drive is classified as a Local Residential roadway. Inspiration Drive is a two‐ lane divided, north‐south roadway that provides access to the proposed assisted living center and memory care facility. The posted speed limit within the vicinity of the project site is 25 miles per hour (mph). Sidewalks are provided on the western side of the roadway. On‐street bicycle lanes are not provided on either side of the street. On‐street parking is prohibited.  Dublin Boulevard: According to the City of Dublin General Plan Circulation and Scenic Highways Element, Dublin Boulevard is classified as an Arterial roadway. In the vicinity of the project, Dublin Boulevard is a two‐lane divided, east‐west roadway that provides regional access within the City. The posted speed limit is 40 mph. Sidewalks are provided on the northern side of the roadway. On‐street bicycle lanes are not provided on either side of the street. On‐street parking is prohibited.

As previously discussed, peak‐hour traffic volume data were collected on Tuesday, February 2, 2021, and adjusted to approximate non‐pandemic conditions. Traffic volume data are provided in Attachment B.
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4/29/21 (\\PTR11\projects\DUB1601.02 Inspiration Drive\PRODUCTS\Traffic\Traffic Memo2.docx) 4 Existing Intersection Level of Service
Table A summarizes the results of the Existing a.m. and p.m. peak‐hour LOS analysis for the study area intersections. All HCM analysis worksheets are provided in Attachment C. Table A indicates that all study area intersections operate at acceptable LOS (LOS D or better) in the a.m. and p.m. peak hours.

Table A: Existing Intersection Level of Service Summary Study
Area No. Intersection AM Peak Hour PM Peak Hour
Delay (sec) LOS Delay (sec) LOS
1 Inspiration Drive/Dublin Boulevard 13.3 B 12.7 B
2 Inspiration Drive/Memory Care Driveway Future Driveway 3 Inspiration Drive/Assisted Living Driveway Future Driveway LOS = level of service
sec = seconds
Estimated Non‐pandemic Existing Intersection Level of Service Table B summarizes the results of the Existing and Existing (non‐pandemic) a.m. and p.m. peak‐hour LOS analysis for the study area intersections. Table B indicates that all study area intersections operate at acceptable LOS (LOS D or better) in the a.m. and p.m. peak hours.

Table B: Estimated Non‐Pandemic Existing Intersection Level of Service Summary
Study
Area No. Intersection AM Peak Hour PM Peak Hour
Delay (sec) LOS Delay (sec) LOS
1 Inspiration Drive/Dublin Boulevard 45.3 D 12.5 B
2 Inspiration Drive/Memory Care Driveway Future Driveway 3 Inspiration Drive/Assisted Living Driveway Future Driveway LOS = level of service
sec = seconds
Project Impacts
Trip Generation
The daily and peak‐hour trips for the proposed project were generated using trip rates contained in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition (2017). The project trip generation is presented in Table C. As Table C indicates, the proposed 55‐dwelling unit memory care building would generate 111 trips per day, including 4 trips (2 inbound and 2 outbound) in the a.m. peak hour and 10 (6 inbound and 4 outbound) trips in the p.m. peak hour.

Additionally, the proposed 84‐bed assisted living facility would generate 218 trips per day, including 16 trips (10 inbound and 6 outbound) in the a.m. peak hour and 22 (8 inbound and 13 outbound) trips in the p.m. peak hour. As such, the proposed project is anticipated to generate a total of 329 trips per day, including 20 trips (12 inbound and 8 outbound) in the a.m. peak hour and 32 trips (14 inbound and 17 outbound) in the p.m. peak hour.
800
4/29/21 (\\PTR11\projects\DUB1601.02 Inspiration Drive\PRODUCTS\Traffic\Traffic Memo2.docx)   5 Table C: Project Trip Generation Summary
Land Use (Land Use Code) Size Unit ADT AM Peak Hour PM Peak Hour In Out Total In Out Total
Trip Rates1
Congregate Care Facility (253)   DU 2.02 0.04 0.03 0.07 0.10 0.08 0.18 Assisted Living (254)   Bed 2.60 0.12 0.07 0.19 0.10 0.16 0.26 Trip Generation
Memory Care (Parcel 2) 55 DU 111 2 2 4 6 4 10
Assisted Living (Parcel 3) 84 Bed 218 10 6 16 8 13 22
Total    329 12 8 20 14 17 32 1
Trip rates referenced from the ITE Trip Generation Manual, 10th Edition, and supplement ADT = average daily trips
DU = dwelling unit
ITE = Institute of Transportation Engineers
Trip Distribution and Assignment
To determine trip distribution for the proposed project, LSA considered likely traffic patterns to and from local and regional destinations and transportation facilities. Based on the current observed travel patterns, traffic to and from the project site was distributed south towards the Inspiration Drive/Dublin Boulevard intersection. At the intersection with Dublin Boulevard, 15 percent of trips were distributed to and from the west along Dublin Boulevard, and 85 percent of trips were distributed to and from the east along Dublin Boulevard towards the I‐580 freeway access. Figure 3 illustrates the project trip assignment.

Estimated Non‐Pandemic Existing Plus Project Condition
To demonstrate the effect that the project would have on the study area intersections in the Existing condition, an Existing Plus Project LOS analysis was prepared. Figure 3 illustrates the resulting traffic volume. This analysis assumes the operation of the 55‐dwelling unit memory care building and 84‐bed assisted living building during Non‐Pandemic (Modified Existing) conditions.

Table D summarizes the results of the estimated Non‐Pandemic Existing Plus Project peak‐hour LOS analysis for the three study area intersections. Table D indicates that all study area intersections operate at acceptable LOS (LOS D or better) in the a.m. and p.m. peak hours. Therefore, the project can be implemented in an existing setting with no peak hour LOS impacts to the surrounding intersections.

Table D: Estimated Non‐Pandemic Existing Plus Project Level of Service Summary Study
Area
No. Intersections
Baseline Plus Project
AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour
Delay (sec) LOS Delay (sec) LOS Delay (sec) LOS Delay (sec) LOS 1 Inspiration Drive/Dublin Boulevard 45.3 D 12.5 B 49.1 D 12.5 B 2 Inspiration Drive/Memory Care
Driveway Future Driveway 11.1 B 9.4 A
3 Inspiration Drive/Assisted Living
Driveway Future Driveway 21.9 C 10.5 B
LOS = level of service
sec = seconds
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4/29/21 (\\PTR11\projects\DUB1601.02 Inspiration Drive\PRODUCTS\Traffic\Traffic Memo2.docx) 6 Access Analysis and Sight Distance
Access Analysis
LSA determined the projected peak hour LOS at the proposed Memory Care and Assisted Living Driveways using HCM methodologies under estimated Non‐Pandemic Existing Plus Project conditions. As previously illustrated, the Memory Care Driveway would operate at satisfactory LOS with the Modified Existing Plus Project condition during both peak hours (LOS B during the a.m. peak hour and LOS A during the p.m. peak hour). Additionally, the Assisted Living Driveway would operate at satisfactory LOS during both peak hours (LOS C during the a.m. peak hour and LOS B during the p.m. peak hour).

LSA analyzed the proposed Memory Care Driveway intersections’ 95th percentile queuing and storage length to determine if queues would interfere with the Inspiration Drive/Dublin Boulevard intersection. The Memory Care Driveway is located 125 ft north of the Inspiration Drive/Dublin Boulevard intersection. As illustrated in the HCM worksheets, the anticipated northbound left‐turn queue into the Memory Care Driveway is less than one vehicle length during both peak hours.

Similarly, the anticipated northbound right‐turn queue into the Assisted Living Driveway is less than one vehicle length during both peak hours. As such, vehicles would not be anticipated to interrupt traffic flow along Inspiration Drive.

Sight Distance
A sight distance analysis was conducted along Inspiration Drive at the proposed Memory Care and Assisted Living Driveways. In the project vicinity, the Inspiration Drive speed limit is 25 mph.

According to Table 6C‐2 of the California Manual on Uniform Traffic Control Devices (CAMUTCD), the stopping sight distance for a roadway with the speed limit of 25 mph is 155 ft. However, Inspiration Drive presents an uphill grade in the northbound direction. Stopping sight distance is shorter for vehicles traveling uphill and longer for vehicles traveling downhill. The American Association of State Highway and Transportation Officials (AASHTO) publication A Policy on Geometric Design of Highways and Streets (i.e., the Green Book) presents calculations for stopping sight distance on grades. According to Table 3‐2 of the Green Book, for a speed of 25 mph and a grade of up to 6 percent, stopping sight distance increases to 165 feet for vehicles traveling downhill and decreases to 143 feet for vehicles traveling uphill.

The Green Book also presents design intersection sight distance for right‐turns and left‐turns from stops. As requested by the City, LSA considered whether a distance of 240 feet is available for right‐ turns and 280 feet is available for left‐turns. LSA also considered whether 205 feet northbound is provided for vehicles deciding when to make their northbound left‐turn into the memory care facility.

Figure 4 illustrates the sight distance along Inspiration Drive. As shown in this figure, both driveways would provide 280 feet of sight distance for left‐turning vehicles. At the assisted living driveway, the prescribed 240 feet of sight distance is provided for right‐turning vehicles. At the memory care driveway, northbound left‐turning vehicles would have 205 feet of visibility for oncoming traffic.

While the memory care driveway is located less than 240 feet from the intersection with Dublin 802
4/29/21 (\\PTR11\projects\DUB1601.02 Inspiration Drive\PRODUCTS\Traffic\Traffic Memo2.docx) 7 Boulevard, the minimum stopping sight distance is provided. It should also be noted that vehicles approaching from Dublin Boulevard would be traveling slower having completed a turning movement. Therefore, it is anticipated that adequate sight distance is available at the proposed driveways.

Conclusions
Based on the results of this analysis, the proposed memory care and assisted living facilities can be implemented without impacting the LOS of the surrounding circulation system. The evaluation of the study area intersection LOS with the inclusion of trips generated by the project shows that the project would not create any adverse LOS impacts according to the City’s performance criteria.

Attachments: A: Figures
B: Traffic Volume Data
C: Level of Service Worksheets
803

T RAFFIC ANALYSIS MEMORANDUM
APRIL 2021

INSPIRATION DRIVE MEMORY C ARE AND

ASSISTED L IVING F ACILITY

D UBLIN , C ALIFORNIA
\\PTR11\projects\DUB1601.02 Inspiration Drive\PRODUCTS\Traffic\Traffic Memo2.docx (04/29/21)

ATTACHMENT A

FIGURES

804
FIGURE 1
Project Location and
SOURCE: Bing Maps Study Area Intersections FEET
0 250 500
N
I:\DUB1601.02\G\Location&Ints.cdr (4/12/2021)

PROJECT

LOCATION
LEGEND
Project Site
Inspiration Drive Assisted Living
# Study Area Intersection
1 3
2 805
SOURCE Google Earth, Lenity Architecture, Inc. :

FEET
0 60 120
N
FIGURE 2
Site Plan
I:\DUB1601.02\G\Site Plan.cdr (4/12/2021)
Inspiration Drive Assisted Living

INSPIRATION DR

DUBLIN BLVD
580
806
 171 / 51
 97 / 166 
35 / 9  
117 / 214 
1 Inspiration Dr/Dublin Blvd 2 Inspiration Dr/Memory Care Dwy 3 Inspiration Dr/Assisted Living Dwy  523 / 101
 97 / 166 
97 / 18  
117 / 214 
4 Inspiration Dr/Dublin Blvd 5 Inspiration Dr/Memory Care Dwy 6 Inspiration Dr/Assisted Living Dwy  10 / 11  6 / 13
2 / 3  2 / 4   
7 Inspiration Dr/Dublin Blvd 8 Inspiration Dr/Memory Care Dwy 9 Inspiration Dr/Assisted Living Dwy  533 / 112
 97 / 166   6 / 13
99 / 21  2 / 4    
117 / 214 
10 Inspiration Dr/Dublin Blvd 11 Inspiration Dr/Memory Care Dwy 12 Inspiration Dr/Assisted Living Dwy FIGURE 3
LEGEND
XXX / YYY AM / PM Volume
Inspiration Drive Assisted Living
Traffic Volumes
Existing Estimated Non Pandemic Project Traffic Existing Plus Project 27 / 7144 / 86
433 / 178
206 / 60
171 / 93 6 / 13
433 / 178 171 / 93
206 / 60
620 / 119620 / 119
66 / 20367 / 158
1 / 37 / 14
10 / 8
67 / 23374 / 172439 / 191
2 / 6
433 / 178
10 / 8
2 / 6
630 / 127620 / 119
10 / 8
\\PTR11\projects\DUB1601.02 Inspiration Drive\PRODUCTS\Traffic\xls\Traffic Volume Figure.xlsx (4/30/2021) 807
SOURCE Google Earth, Lenity Architecture, Inc. :

FEET
0 60 120
N
FIGURE 4
Sight Distance
I:\DUB1601.02\G\Sight Distance.cdr (4/30/2021)
Inspiration Drive Assisted Living

INSPIRATION DR

DUBLIN BLVD
580
280’
143’
205’ 280’
240’
808

T RAFFIC ANALYSIS MEMORANDUM
APRIL 2021

INSPIRATION DRIVE MEMORY C ARE AND

ASSISTED L IVING F ACILITY

D UBLIN , C ALIFORNIA
\\PTR11\projects\DUB1601.02 Inspiration Drive\PRODUCTS\Traffic\Traffic Memo2.docx (04/29/21)

ATTACHMENT B

TRAFFIC VOLUME DATA

809
National Data & Surveying ServicesIntersection Turning Movement Count Location: Inspiration Dr & Dublin Blvd
City: Dublin Project ID:

Control: Signalized Date:

NS/EW Streets:
0000010011000110

NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
7:00 AM 0 0 0 0 2 0 0 0 2 15 0 0 0 9 6 0 347:15 AM 0 0 0 0 5 0 2 0 4 11 0 0 0 7 20 0 497:30 AM 0 0 0 0 9 0 0 0 3 25 0 0 0 11 14 0 627:45 AM 0 0 0 0 14 0 1 0 8 23 0 0 0 22 35 0 103 8:00 AM 0 0 0 0 55 0 10 0 18 24 0 0 0 14 80 0 201
8:15 AM 0 0 0 0 55 0 14 0 6 36 0 0 0 31 30 0 172
8:30 AM 0 0 0 0 20 0 2 0 3 34 0 0 0 30 26 0 115
8:45 AM 0 0 0 0 12 0 3 0 1 39 0 0 0 28 5 0 88

NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
TOTAL VOLUMES : 0 0 0 0 172 0 32 0 45 207 0 0 0 152 216 0 824 APPROACH %'s : 84.31% 0.00% 15.69% 0.00% 17.86% 82.14% 0.00% 0.00% 0.00% 41.30% 58.70% 0.00% PEAK HR : 07:45 AM 40 TOTAL
PEAK HR VOL : 0 0 0 0 144 0 27 0 35 117 0 0 0 97 171 0 591 PEAK HR FACTOR : 0.000 0.000 0.000 0.000 0.655 0.000 0.482 0.000 0.486 0.813 0.000 0.000 0.000 0.782 0.534 0.000 Headers NBL NBT NBR NBU SBL SBT SBR SBU EBL EBT EBR EBU WBL WBT WBR WBU 0000010011000110

NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
4:00 PM 0 0 0 0 24 0 1 0 1 59 0 0 0 35 14 0 1344:15 PM 0 0 0 0 13 0 1 0 1 49 0 0 0 46 7 0 1174:30 PM 0 0 0 0 23 0 4 0 2 57 0 0 0 38 18 0 1424:45 PM 0 0 0 0 26 0 1 0 5 49 0 0 0 47 12 0 1405:00 PM 0 0 0 0 15 0 3 0 1 42 0 0 0 43 11 0 1155:15 PM 0 0 0 0 14 0 2 0 5 33 0 0 0 39 12 0 1055:30 PM 0 0 0 0 12 0 3 0 4 34 0 0 0 41 10 0 1045:45 PM 0 0 0 0 15 0 2 0 2 33 0 0 0 38 13 0 103

NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
TOTAL VOLUMES : 0 0 0 0 142 0 17 0 21 356 0 0 0 327 97 0 960 APPROACH %'s : 89.31% 0.00% 10.69% 0.00% 5.57% 94.43% 0.00% 0.00% 0.00% 77.12% 22.88% 0.00% PEAK HR : 04:00 PM 12:00 AM TOTAL
PEAK HR VOL : 0 0 0 0 86 0 7 0 9 214 0 0 0 166 51 0 533 PEAK HR FACTOR : 0.000 0.000 0.000 0.000 0.827 0.000 0.438 0.000 0.450 0.907 0.000 0.000 0.000 0.883 0.708 0.000 04:00 PM - 05:00 PM

0.938 0.861 0.929 0.919
PM

NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
07:45 AM - 08:45 AM

0.735 0.620 0.905 0.713
AM

NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
21-080009-0012/2/2021
Data - Total
Inspiration Dr Inspiration Dr Dublin Blvd Dublin Blvd
810

T RAFFIC ANALYSIS MEMORANDUM
APRIL 2021

INSPIRATION DRIVE MEMORY C ARE AND

ASSISTED L IVING F ACILITY

D UBLIN , C ALIFORNIA
\\PTR11\projects\DUB1601.02 Inspiration Drive\PRODUCTS\Traffic\Traffic Memo2.docx (04/29/21)

ATTACHMENT C

LEVEL OF SERVICE WORKSHEETS
811
HCM 6th Signalized Intersection Summary
1: Dublin Blvd & Inspiration Dr 02/12/2021
Inspiration Drive (DUB1601.02) Existing AM Synchro 10 Report LSA, AB Page 1
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 35 117 97 171 144 27
Future Volume (veh/h) 35 117 97 171 144 27
Initial Q (Qb), veh 000000
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1900 1900
Adj Flow Rate, veh/h 38 127 105 186 157 29
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Percent Heavy Veh, % 222200
Cap, veh/h 77 623 335 284 652 121
Arrive On Green 0.04 0.33 0.18 0.18 0.44 0.44
Sat Flow, veh/h 1781 1870 1870 1585 1468 271
Grp Volume(v), veh/h 38 127 105 186 187 0
Grp Sat Flow(s),veh/h/ln 1781 1870 1870 1585 1748 0
Q Serve(g_s), s 0.8 2.0 2.0 4.4 2.7 0.0
Cycle Q Clear(g_c), s 0.8 2.0 2.0 4.4 2.7 0.0
Prop In Lane 1.00 1.00 0.84 0.16
Lane Grp Cap(c), veh/h 77 623 335 284 777 0
V/C Ratio(X) 0.50 0.20 0.31 0.66 0.24 0.00
Avail Cap(c_a), veh/h 220 831 831 705 777 0
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 0.00
Uniform Delay (d), s/veh 18.9 9.7 14.5 15.5 7.0 0.0
Incr Delay (d2), s/veh 4.9 0.2 0.5 2.6 0.7 0.0
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 0.4 0.7 0.8 1.5 0.9 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 23.9 9.8 15.0 18.0 7.7 0.0
LnGrp LOS C ABBAA
Approach Vol, veh/h 165 291 187
Approach Delay, s/veh 13.1 16.9 7.7
Approach LOS B B A
Timer - Assigned Phs 4 6 7 8
Phs Duration (G+Y+Rc), s 18.0 22.5 6.2 11.8
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 18.0 18.0 5.0 18.0
Max Q Clear Time (g_c+I1), s 4.0 4.7 2.8 6.4
Green Ext Time (p_c), s 0.5 0.4 0.0 0.9
Intersection Summary
HCM 6th Ctrl Delay 13.3
HCM 6th LOS B
Notes
User approved changes to right turn type.
812
HCM 6th TWSC
2: Inspiration Dr & Memory Care Dwy 02/12/2021
Inspiration Drive (DUB1601.02) Existing AM Synchro 10 Report LSA, AB Page 2
Intersection
Int Delay, s/veh 0
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 0 0 206 171 0
Future Vol, veh/h 0 0 0 206 171 0
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 0 0 0 224 186 0
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 410 186 186 0 - 0
Stage 1 186 -----
Stage 2 224 -----
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 598 856 1388 - - -
Stage 1 846 -----
Stage 2 813 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 598 856 1388 - - -
Mov Cap-2 Maneuver 598 -----
Stage 1 846 -----
Stage 2 813 -----
Approach EB NB SB
HCM Control Delay, s 0 0 0

HCM LOS A
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1388 ----
HCM Lane V/C Ratio -----
HCM Control Delay (s) 0 - 0 - -
HCM Lane LOS A - A - -
HCM 95th %tile Q(veh) 0 ----
813
HCM 6th TWSC
3: Inspiration Dr & Senior Living Dwy 02/12/2021
Inspiration Drive (DUB1601.02) Existing AM Synchro 10 Report LSA, AB Page 3
Intersection
Int Delay, s/veh 0
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 0 0 206 0 0 171
Future Vol, veh/h 0 0 206 0 0 171
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 0 0 224 0 0 186
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 410 224 0 0 224 0
Stage 1 224 -----
Stage 2 186 -----
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 598 815 - - 1345 -
Stage 1 813 -----
Stage 2 846 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 598 815 - - 1345 -
Mov Cap-2 Maneuver 598 -----
Stage 1 813 -----
Stage 2 846 -----
Approach WB NB SB
HCM Control Delay, s 0 0 0

HCM LOS A
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - - 1345 -
HCM Lane V/C Ratio -----
HCM Control Delay (s) - - 0 0 -
HCM Lane LOS - - A A -
HCM 95th %tile Q(veh) - - - 0 -
814
HCM 6th Signalized Intersection Summary
1: Dublin Blvd & Inspiration Dr 02/12/2021
Inspiration Drive (DUB1601.02) Existing PM Synchro 10 Report LSA, AB Page 1
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 9 214 166 51 86 7
Future Volume (veh/h) 9 214 166 51 86 7
Initial Q (Qb), veh 000000
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1900 1900
Adj Flow Rate, veh/h 10 233 180 55 93 8
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Percent Heavy Veh, % 222200
Cap, veh/h 23 550 306 259 757 65
Arrive On Green 0.01 0.29 0.16 0.16 0.47 0.47
Sat Flow, veh/h 1781 1870 1870 1585 1609 138
Grp Volume(v), veh/h 10 233 180 55 102 0
Grp Sat Flow(s),veh/h/ln 1781 1870 1870 1585 1765 0
Q Serve(g_s), s 0.2 3.8 3.4 1.2 1.2 0.0
Cycle Q Clear(g_c), s 0.2 3.8 3.4 1.2 1.2 0.0
Prop In Lane 1.00 1.00 0.91 0.08
Lane Grp Cap(c), veh/h 23 550 306 259 830 0
V/C Ratio(X) 0.43 0.42 0.59 0.21 0.12 0.00
Avail Cap(c_a), veh/h 233 880 880 746 830 0
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 0.00
Uniform Delay (d), s/veh 18.7 10.9 14.8 13.9 5.7 0.0
Incr Delay (d2), s/veh 11.8 0.5 1.8 0.4 0.3 0.0
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 0.2 1.3 1.4 0.4 0.4 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 30.5 11.4 16.6 14.3 6.0 0.0
LnGrp LOS C BBBAA
Approach Vol, veh/h 243 235 102
Approach Delay, s/veh 12.2 16.1 6.0
Approach LOS B B A
Timer - Assigned Phs 4 6 7 8
Phs Duration (G+Y+Rc), s 15.8 22.5 5.0 10.8
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 18.0 18.0 5.0 18.0
Max Q Clear Time (g_c+I1), s 5.8 3.2 2.2 5.4
Green Ext Time (p_c), s 1.0 0.2 0.0 0.9
Intersection Summary
HCM 6th Ctrl Delay 12.7
HCM 6th LOS B
Notes
User approved changes to right turn type.
815
HCM 6th TWSC
2: Inspiration Dr & Memory Care Dwy 02/12/2021
Inspiration Drive (DUB1601.02) Existing PM Synchro 10 Report LSA, AB Page 2
Intersection
Int Delay, s/veh 0
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 0 0 60 93 0
Future Vol, veh/h 0 0 0 60 93 0
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 0 0 0 65 101 0
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 166 101 101 0 - 0
Stage 1 101 -----
Stage 2 65 -----
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 824 954 1491 - - -
Stage 1 923 -----
Stage 2 958 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 824 954 1491 - - -
Mov Cap-2 Maneuver 824 -----
Stage 1 923 -----
Stage 2 958 -----
Approach EB NB SB
HCM Control Delay, s 0 0 0

HCM LOS A
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1491 ----
HCM Lane V/C Ratio -----
HCM Control Delay (s) 0 - 0 - -
HCM Lane LOS A - A - -
HCM 95th %tile Q(veh) 0 ----
816
HCM 6th TWSC
3: Inspiration Dr & Senior Living Dwy 02/12/2021
Inspiration Drive (DUB1601.02) Existing PM Synchro 10 Report LSA, AB Page 3
Intersection
Int Delay, s/veh 0
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 0 0 60 0 0 93
Future Vol, veh/h 0 0 60 0 0 93
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 0 0 65 0 0 101
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 166 65 0 0 65 0
Stage 1 65 -----
Stage 2 101 -----
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 824 999 - - 1537 -
Stage 1 958 -----
Stage 2 923 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 824 999 - - 1537 -
Mov Cap-2 Maneuver 824 -----
Stage 1 958 -----
Stage 2 923 -----
Approach WB NB SB
HCM Control Delay, s 0 0 0

HCM LOS A
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - - 1537 -
HCM Lane V/C Ratio -----
HCM Control Delay (s) - - 0 0 -
HCM Lane LOS - - A A -
HCM 95th %tile Q(veh) - - - 0 -
817
HCM 6th Signalized Intersection Summary
1: Dublin Blvd & Inspiration Dr 02/12/2021
Inspiration Drive (DUB1601.02) Modified Existing AM Synchro 10 Report LSA, AB Page 1
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 97 117 97 523 367 66
Future Volume (veh/h) 97 117 97 523 367 66
Initial Q (Qb), veh 000000
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1900 1900
Adj Flow Rate, veh/h 105 127 105 568 399 72
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Percent Heavy Veh, % 222200
Cap, veh/h 134 927 629 533 497 90
Arrive On Green 0.08 0.50 0.34 0.34 0.34 0.34
Sat Flow, veh/h 1781 1870 1870 1585 1478 267
Grp Volume(v), veh/h 105 127 105 568 472 0
Grp Sat Flow(s),veh/h/ln 1781 1870 1870 1585 1748 0
Q Serve(g_s), s 3.1 2.0 2.1 18.0 13.1 0.0
Cycle Q Clear(g_c), s 3.1 2.0 2.1 18.0 13.1 0.0
Prop In Lane 1.00 1.00 0.85 0.15
Lane Grp Cap(c), veh/h 134 927 629 533 588 0
V/C Ratio(X) 0.78 0.14 0.17 1.07 0.80 0.00
Avail Cap(c_a), veh/h 166 927 629 533 588 0
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 0.00
Uniform Delay (d), s/veh 24.3 7.3 12.5 17.8 16.2 0.0
Incr Delay (d2), s/veh 17.3 0.1 0.1 57.7 11.1 0.0
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 1.9 0.6 0.8 14.1 6.3 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 41.7 7.4 12.6 75.4 27.2 0.0
LnGrp LOS D A B F C A
Approach Vol, veh/h 232 673 472
Approach Delay, s/veh 22.9 65.6 27.2
Approach LOS C E C
Timer - Assigned Phs 4 6 7 8
Phs Duration (G+Y+Rc), s 31.0 22.5 8.5 22.5
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 18.0 18.0 5.0 18.0
Max Q Clear Time (g_c+I1), s 4.0 15.1 5.1 20.0
Green Ext Time (p_c), s 0.5 0.5 0.0 0.0
Intersection Summary
HCM 6th Ctrl Delay 45.3
HCM 6th LOS D
Notes
User approved changes to right turn type.
818
HCM 6th TWSC
2: Inspiration Dr & Memory Care Dwy 02/12/2021
Inspiration Drive (DUB1601.02) Modified Existing AM Synchro 10 Report LSA, AB Page 2
Intersection
Int Delay, s/veh 0
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 0 0 620 433 0
Future Vol, veh/h 0 0 0 620 433 0
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 0 0 0 674 471 0
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 1145 471 471 0 - 0
Stage 1 471 -----
Stage 2 674 -----
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 221 593 1091 - - -
Stage 1 628 -----
Stage 2 506 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 221 593 1091 - - -
Mov Cap-2 Maneuver 221 -----
Stage 1 628 -----
Stage 2 506 -----
Approach EB NB SB
HCM Control Delay, s 0 0 0

HCM LOS A
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1091 ----
HCM Lane V/C Ratio -----
HCM Control Delay (s) 0 - 0 - -
HCM Lane LOS A - A - -
HCM 95th %tile Q(veh) 0 ----
819
HCM 6th TWSC
3: Inspiration Dr & Senior Living Dwy 02/12/2021
Inspiration Drive (DUB1601.02) Modified Existing AM Synchro 10 Report LSA, AB Page 3
Intersection
Int Delay, s/veh 0
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 0 0 620 0 0 433
Future Vol, veh/h 0 0 620 0 0 433
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 0 0 674 0 0 471
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 1145 674 0 0 674 0
Stage 1 674 -----
Stage 2 471 -----
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 221 455 - - 917 -
Stage 1 506 -----
Stage 2 628 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 221 455 - - 917 -
Mov Cap-2 Maneuver 221 -----
Stage 1 506 -----
Stage 2 628 -----
Approach WB NB SB
HCM Control Delay, s 0 0 0

HCM LOS A
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - - 917 -
HCM Lane V/C Ratio -----
HCM Control Delay (s) - - 0 0 -
HCM Lane LOS - - A A -
HCM 95th %tile Q(veh) - - - 0 -
820
HCM 6th Signalized Intersection Summary
1: Dublin Blvd & Inspiration Dr 02/12/2021
Inspiration Drive (DUB1601.02) Modified Existing PM Synchro 10 Report LSA, AB Page 1
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 18 214 166 101 158 20
Future Volume (veh/h) 18 214 166 101 158 20
Initial Q (Qb), veh 000000
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1900 1900
Adj Flow Rate, veh/h 20 233 180 110 172 22
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Percent Heavy Veh, % 222200
Cap, veh/h 44 575 312 264 716 92
Arrive On Green 0.02 0.31 0.17 0.17 0.46 0.46
Sat Flow, veh/h 1781 1870 1870 1585 1550 198
Grp Volume(v), veh/h 20 233 180 110 195 0
Grp Sat Flow(s),veh/h/ln 1781 1870 1870 1585 1757 0
Q Serve(g_s), s 0.4 3.8 3.5 2.4 2.6 0.0
Cycle Q Clear(g_c), s 0.4 3.8 3.5 2.4 2.6 0.0
Prop In Lane 1.00 1.00 0.88 0.11
Lane Grp Cap(c), veh/h 44 575 312 264 812 0
V/C Ratio(X) 0.45 0.41 0.58 0.42 0.24 0.00
Avail Cap(c_a), veh/h 229 864 864 732 812 0
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 0.00
Uniform Delay (d), s/veh 18.7 10.7 15.0 14.5 6.3 0.0
Incr Delay (d2), s/veh 6.9 0.5 1.7 1.0 0.7 0.0
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 0.2 1.3 1.4 0.8 0.8 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 25.7 11.1 16.7 15.6 7.0 0.0
LnGrp LOS C BBBAA
Approach Vol, veh/h 253 290 195
Approach Delay, s/veh 12.3 16.2 7.0
Approach LOS B B A
Timer - Assigned Phs 4 6 7 8
Phs Duration (G+Y+Rc), s 16.5 22.5 5.5 11.0
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 18.0 18.0 5.0 18.0
Max Q Clear Time (g_c+I1), s 5.8 4.6 2.4 5.5
Green Ext Time (p_c), s 1.0 0.4 0.0 1.1
Intersection Summary
HCM 6th Ctrl Delay 12.5
HCM 6th LOS B
Notes
User approved changes to right turn type.
821
HCM 6th TWSC
2: Inspiration Dr & Memory Care Dwy 02/12/2021
Inspiration Drive (DUB1601.02) Modified Existing PM Synchro 10 Report LSA, AB Page 2
Intersection
Int Delay, s/veh 0
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 0 0 119 178 0
Future Vol, veh/h 0 0 0 119 178 0
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 0 0 0 129 193 0
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 322 193 193 0 - 0
Stage 1 193 -----
Stage 2 129 -----
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 672 849 1380 - - -
Stage 1 840 -----
Stage 2 897 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 672 849 1380 - - -
Mov Cap-2 Maneuver 672 -----
Stage 1 840 -----
Stage 2 897 -----
Approach EB NB SB
HCM Control Delay, s 0 0 0

HCM LOS A
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1380 ----
HCM Lane V/C Ratio -----
HCM Control Delay (s) 0 - 0 - -
HCM Lane LOS A - A - -
HCM 95th %tile Q(veh) 0 ----
822
HCM 6th TWSC
3: Inspiration Dr & Senior Living Dwy 02/12/2021
Inspiration Drive (DUB1601.02) Modified Existing PM Synchro 10 Report LSA, AB Page 3
Intersection
Int Delay, s/veh 0
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 0 0 119 0 0 178
Future Vol, veh/h 0 0 119 0 0 178
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 0 0 129 0 0 193
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 322 129 0 0 129 0
Stage 1 129 -----
Stage 2 193 -----
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 672 921 - - 1457 -
Stage 1 897 -----
Stage 2 840 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 672 921 - - 1457 -
Mov Cap-2 Maneuver 672 -----
Stage 1 897 -----
Stage 2 840 -----
Approach WB NB SB
HCM Control Delay, s 0 0 0

HCM LOS A
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - - 1457 -
HCM Lane V/C Ratio -----
HCM Control Delay (s) - - 0 0 -
HCM Lane LOS - - A A -
HCM 95th %tile Q(veh) - - - 0 -
823
HCM 6th Signalized Intersection Summary
1: Dublin Blvd & Inspiration Dr 04/05/2021
Inspiration Drive (DUB1601.02) Modified Existing Plus Project AM Synchro 10 Report LSA, AB Page 1
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 99 117 97 533 374 67
Future Volume (veh/h) 99 117 97 533 374 67
Initial Q (Qb), veh 000000
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1900 1900
Adj Flow Rate, veh/h 108 127 105 579 407 73
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Percent Heavy Veh, % 222200
Cap, veh/h 138 929 627 532 496 89
Arrive On Green 0.08 0.50 0.34 0.34 0.34 0.34
Sat Flow, veh/h 1781 1870 1870 1585 1480 265
Grp Volume(v), veh/h 108 127 105 579 481 0
Grp Sat Flow(s),veh/h/ln 1781 1870 1870 1585 1749 0
Q Serve(g_s), s 3.2 2.0 2.1 18.0 13.5 0.0
Cycle Q Clear(g_c), s 3.2 2.0 2.1 18.0 13.5 0.0
Prop In Lane 1.00 1.00 0.85 0.15
Lane Grp Cap(c), veh/h 138 929 627 532 587 0
V/C Ratio(X) 0.78 0.14 0.17 1.09 0.82 0.00
Avail Cap(c_a), veh/h 166 929 627 532 587 0
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 0.00
Uniform Delay (d), s/veh 24.3 7.3 12.6 17.8 16.3 0.0
Incr Delay (d2), s/veh 18.0 0.1 0.1 65.4 12.2 0.0
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 1.9 0.6 0.8 15.3 6.6 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 42.3 7.4 12.7 83.2 28.5 0.0
LnGrp LOS D A B F C A
Approach Vol, veh/h 235 684 481
Approach Delay, s/veh 23.4 72.4 28.5
Approach LOS C E C
Timer - Assigned Phs 4 6 7 8
Phs Duration (G+Y+Rc), s 31.2 22.5 8.7 22.5
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 18.0 18.0 5.0 18.0
Max Q Clear Time (g_c+I1), s 4.0 15.5 5.2 20.0
Green Ext Time (p_c), s 0.5 0.5 0.0 0.0
Intersection Summary
HCM 6th Ctrl Delay 49.1
HCM 6th LOS D
Notes
User approved changes to right turn type.
824
HCM 6th TWSC
2: Inspiration Dr & Memory Care Dwy 04/05/2021
Inspiration Drive (DUB1601.02) Modified Existing Plus Project AM Synchro 10 Report LSA, AB Page 2
Intersection
Int Delay, s/veh 0
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 2 2 630 439 0
Future Vol, veh/h 0 2 2 630 439 0
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 0 2 2 685 477 0
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 1166 477 477 0 - 0
Stage 1 477 -----
Stage 2 689 -----
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 214 588 1085 - - -
Stage 1 624 -----
Stage 2 498 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 213 588 1085 - - -
Mov Cap-2 Maneuver 213 -----
Stage 1 622 -----
Stage 2 498 -----
Approach EB NB SB
HCM Control Delay, s 11.1 0 0

HCM LOS B
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1085 - 588 - -
HCM Lane V/C Ratio 0.002 - 0.004 - -
HCM Control Delay (s) 8.3 0 11.1 - -
HCM Lane LOS A A B - -
HCM 95th %tile Q(veh) 0 - 0 - -
825
HCM 6th TWSC
3: Inspiration Dr & Senior Living Dwy 04/05/2021
Inspiration Drive (DUB1601.02) Modified Existing Plus Project AM Synchro 10 Report LSA, AB Page 3
Intersection
Int Delay, s/veh 0.1
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 6 0 620 10 0 433
Future Vol, veh/h 6 0 620 10 0 433
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 7 0 674 11 0 471
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 1151 680 0 0 685 0
Stage 1 680 -----
Stage 2 471 -----
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 219 451 - - 908 -
Stage 1 503 -----
Stage 2 628 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 219 451 - - 908 -
Mov Cap-2 Maneuver 219 -----
Stage 1 503 -----
Stage 2 628 -----
Approach WB NB SB
HCM Control Delay, s 21.9 0 0

HCM LOS C
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 219 908 -
HCM Lane V/C Ratio - - 0.03 - -
HCM Control Delay (s) - - 21.9 0 -
HCM Lane LOS - - C A -
HCM 95th %tile Q(veh) - - 0.1 0 -
826
HCM 6th Signalized Intersection Summary
1: Dublin Blvd & Inspiration Dr 04/05/2021
Inspiration Drive (DUB1601.02) Modified Existing Plus Project PM Synchro 10 Report LSA, AB Page 1
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 21 214 166 112 172 23
Future Volume (veh/h) 21 214 166 112 172 23
Initial Q (Qb), veh 000000
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1900 1900
Adj Flow Rate, veh/h 23 233 180 122 187 25
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Percent Heavy Veh, % 222200
Cap, veh/h 50 581 313 265 709 95
Arrive On Green 0.03 0.31 0.17 0.17 0.46 0.46
Sat Flow, veh/h 1781 1870 1870 1585 1542 206
Grp Volume(v), veh/h 23 233 180 122 213 0
Grp Sat Flow(s),veh/h/ln 1781 1870 1870 1585 1756 0
Q Serve(g_s), s 0.5 3.8 3.5 2.7 2.9 0.0
Cycle Q Clear(g_c), s 0.5 3.8 3.5 2.7 2.9 0.0
Prop In Lane 1.00 1.00 0.88 0.12
Lane Grp Cap(c), veh/h 50 581 313 265 807 0
V/C Ratio(X) 0.46 0.40 0.57 0.46 0.26 0.00
Avail Cap(c_a), veh/h 227 860 860 729 807 0
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 0.00
Uniform Delay (d), s/veh 18.7 10.6 15.0 14.7 6.5 0.0
Incr Delay (d2), s/veh 6.3 0.4 1.7 1.2 0.8 0.0
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 0.3 1.3 1.4 0.9 0.9 0.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 25.1 11.1 16.7 15.9 7.3 0.0
LnGrp LOS C BBBAA
Approach Vol, veh/h 256 302 213
Approach Delay, s/veh 12.3 16.4 7.3
Approach LOS B B A
Timer - Assigned Phs 4 6 7 8
Phs Duration (G+Y+Rc), s 16.7 22.5 5.6 11.1
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 18.0 18.0 5.0 18.0
Max Q Clear Time (g_c+I1), s 5.8 4.9 2.5 5.5
Green Ext Time (p_c), s 1.0 0.5 0.0 1.1
Intersection Summary
HCM 6th Ctrl Delay 12.5
HCM 6th LOS B
Notes
User approved changes to right turn type.
827
HCM 6th TWSC
2: Inspiration Dr & Memory Care Dwy 04/05/2021
Inspiration Drive (DUB1601.02) Modified Existing Plus Project PM Synchro 10 Report LSA, AB Page 2
Intersection
Int Delay, s/veh 0.2
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 4 6 127 191 0
Future Vol, veh/h 0 4 6 127 191 0
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 0 4 7 138 208 0
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 360 208 208 0 - 0
Stage 1 208 -----
Stage 2 152 -----
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 639 832 1363 - - -
Stage 1 827 -----
Stage 2 876 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 635 832 1363 - - -
Mov Cap-2 Maneuver 635 -----
Stage 1 822 -----
Stage 2 876 -----
Approach EB NB SB
HCM Control Delay, s 9.4 0.3 0

HCM LOS A
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h) 1363 - 832 - -
HCM Lane V/C Ratio 0.005 - 0.005 - -
HCM Control Delay (s) 7.7 0 9.4 - -
HCM Lane LOS A A A - -
HCM 95th %tile Q(veh) 0 - 0 - -
828
HCM 6th TWSC
3: Inspiration Dr & Senior Living Dwy 04/05/2021
Inspiration Drive (DUB1601.02) Modified Existing Plus Project PM Synchro 10 Report LSA, AB Page 3
Intersection
Int Delay, s/veh 0.4
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 13 0 119 8 0 178
Future Vol, veh/h 13 0 119 8 0 178
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 14 0 129 9 0 193
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 327 134 0 0 138 0
Stage 1 134 -----
Stage 2 193 -----
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 667 915 - - 1446 -
Stage 1 892 -----
Stage 2 840 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 667 915 - - 1446 -
Mov Cap-2 Maneuver 667 -----
Stage 1 892 -----
Stage 2 840 -----
Approach WB NB SB
HCM Control Delay, s 10.5 0 0

HCM LOS B
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 667 1446 -
HCM Lane V/C Ratio - - 0.021 - -
HCM Control Delay (s) - - 10.5 0 -
HCM Lane LOS - - B A -
HCM 95th %tile Q(veh) - - 0.1 0 -
829
Attachment 3
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 1 of 8
ORDINANCE NO. XX – 22

AN ORDINANCE OF THE CITY COUNCIL

OF THE CITY OF DUBLIN

AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH A STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR THE

INSPIRATION DRIVE MEMORY CARE PROJECT
(PLPA-2020-00044)
(APN 941-0022-005-00)
The Dublin City Council does ordain as follows:

SECTION 1. RECITALS
A. The Applicant, Steve Ring of Fulcrum Development, is proposing to develop a 55-bed memory care facility on Parcel 2 of the Valley Christian Center Property located at 7500 Inspiration Drive. Requested approvals include a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan, Site Development Review Permit, and Street Vacation. These planning and implementing actions are collectively known as the “Inspiration Drive Memory Care Project” or the “Project.” B. The Project site is approximately 1.6 acres located on the northwest corner of Inspiration Drive and Dublin Boulevard (APN 941-0022-005-00).

C. The existing General Plan land use designation for the project site is Public/Semi-Public.

D. The Project site is located within the A (Agricultural) zoning district as stated in Planned Development Ordinance No. 07-03.

E. The California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared.

F. In 2003, the City Council adopted a Resolution certifying an Environmental Impact Report (EIR) and adopted findings and a Mitigation Monitoring and Reporting Program for the Valley Christian Center Expansion/Master Plan project (Resolution No. 92-03, incorporated herein by reference).

G. In 2018, the City adopted a Supplemental Mitigated Negative Declaration supported by an Initial Study (2018 Supplemental IS/MND) to evaluate proposed changes to the Valley Christian Center Expansion Program, including conversion of the softball field to a football athletic field, expansion of an existing athletic field to accommodate the relocated softball field, construction of a central plaza, and associated parking and landscape improvements.

H. The City prepared an Initial Study to determine whether supplemental environmental review was required for the proposed Project under CEQA standards. The Initial Study examined whether there were substantial changes to the proposed development, 830
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 8
substantial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior Valley Christian Center EIR and 2018 Supplemental IS/MND or whether any other standards for supplemental environmental review were met.

I. Upon completion of the Initial Study it was 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 and, therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze those impacts and identify mitigation measures to reduce the impacts to less than significant.

J. The Supplemental Mitigated Negative Declaration/Initial Study was circulated for public review from November 18, 2021 - December 17, 2021.

K. The City of Dublin received no comment letters during the public review period.

L. The Planning Commission held a properly noticed public hearing on the Project, on April 26, 2022, at which time all interested parties had the opportunity to be heard.

M. On April 26, 2022, the Planning Commission adopted Resolution No. 22-04 recommending that the City Council adopt the Supplemental Mitigated Negative Declaration and approve amendments to the Zoning Map, a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan, a Site Development Review Permit, and a Street Vacation for the Inspiration Drive Memory Care Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours.

N. On May 17, 2022, the City Council held a properly noticed public hearing on the project and the Supplemental Mitigated Negative Declaration at which time all interested parties had the opportunity to be heard.

O. A Staff Report dated May 17, 2022, and incorporated herein by reference, described and analyzed the project, including the amendment to the Planned Development Zoning District, Site Development Review Permit, and Supplemental Mitigated Negative Declaration for the City Council.

P. The City Council considered the Supplemental Mitigated Negative Declaration, as well as the prior Valley Christian Center EIR, the 2018 Supplemental IS/MND to the Valley Christian Center EIR and all above-referenced reports, recommendations, and testimony before taking any action on the Project.

Q. The City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth.

SECTION 2: FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
831
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 3 of 8

1. The Memory Care Project (“the Project”) Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that is consistent with the General Plan and protects the integrity and character of the area by creating a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. The Project is planned comprehensively and will follow development standards tailored to the specific needs of the site. These standards will address issues such as building setbacks, architecture, landscaping and grading. The proposed development will blend with the natural features unique to the site through the use of design and planning.

2. Development of the Project under the Planned Development zoning will be harmonious and compatible with existing residential and semi-public development in the surrounding area in that the site will provide a residential care facility for the senior population from Dublin and surrounding areas.

B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows.

1. The Planned Development zoning for the Project will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account adjacent land uses and will provide a wide range of amenities to and for the community within the development and the surrounding neighborhoods. The Project is consistent with the surrounding land uses and has been approved for development in the Stage I Planned Development.

The area of the site proposed for development was previously graded and there are no site challenges that were identified in the EIR, which could not be mitigated, that will present an impediment to utilization of the site for the intended purposes.

3. The Planned Development zoning is consistent with the General Plan policies and the City’s Zoning Ordinances enacted for the public health, safety and welfare. The Project will not adversely affect the health or safety of persons residing or working in the vicinity or will it be detrimental to public health, safety or welfare. The Project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. Additionally, no noxious odors, hazardous materials, or excessive noises will be produced.

4. The Planned Development zoning is consistent with and in conformance with the Dublin General Plan land use designation of Public/Semi-Public, which allows for quasi-public uses such as senior centers, special needs program facilities and other similar services and benefit to the community.

SECTION 3: ZONING MAP AMENDMENT
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to Rezone the property described below to a Planned Development zoning 832
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 4 of 8
district and supersedes and replaces the previously adopted A (Agricultural) zoning district as stated in Planned Development Ordinance No. 07-03:

1.6 acres at Inspiration Drive and Dublin Boulevard; APN 941-0022-005 (“the Property”).

A map of the rezoned area is shown below:

SECTION 4. APPROVAL OF STAGE 1 AND STAGE 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1 and Stage 2 Development Plan for the 1.6-acre property, which is hereby approved. Any amendments to the Stage 1 and Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code (DMC) or its successors.

Stage 1 and Stage 2 Development Plan
This is a Stage 1 and Stage 2 Development Plan pursuant to DMC Chapter 8.32. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan and is adopted as part of the Planned Development Rezone for the Inspiration Drive Memory Care Project (PLPA-2020-00044).

The Planned Development zoning district and this Stage 1 and Stage 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of DMC Chapter 8.32 are satisfied.

1. Statement of Uses.

Permitted Uses (as defined by the Zoning Ordinance):
833
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 5 of 8
Community Care Facility/Large
Similar and related uses as determined by the Director of Community Development Conditional Uses:

None
Accessory Uses:

Uses which are necessarily and customarily associated with, and are appropriate, incidental, and subordinate to the principal uses as determined by the Director of Community Development

2. Stage 1 and Stage 2 Site Plan.

The site plan is shown below.

3. Site area, proposed densities, and development regulations.

Maximum Beds 55
Maximum Faculty and Staff 18 (on-site at one time)
Maximum Floor Area Ratio .50
Maximum Building Height: 35 feet
Maximum Lot Coverage 50 %
Parking Spaces 1 per 3 employees on largest shift, plus 1 per 3 beds Parking Stall Dimensions
Standards
Per Chapter 8.76 Off-Street Parking and Loading
Regulations of the Dublin Zoning Ordinance
Minimum Setbacks 20’ front yard
10’ street side yard
10’ Interior side yard
15’ rear yard (building)
5’ rear yard (fence)
Signage Pursuant to an approved Master Sign Program
834
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 6 of 8

4. Phasing Plan.

The project site will be graded, improved, and constructed as a whole in one phase.

5. General Plan Consistency.

The project is consistent with the General Plan land use designation of Public/SemiPublic, which includes senior centers, special needs program facilities and other similar services that provide benefits to the community. The Public/Semi-Public land use designation also permits a floor area ratio of .50.

6. Inclusionary Zoning Regulations.

The project is not subject to the Inclusionary Zoning Regulations (Chapter 8.68) for the provision of affordable housing because the regulations apply only to residential development projects of 20 units or more.

7. Preliminary Landscape Plan.

The landscape design of the project shall reflect the following standards:
 Utilizing the Dublin Streetscape Master Plan Plant Selections, utilize plants recommended and that are suitable to the Dublin climate for drought resistance and fire safety.
 The plant selection should be considered low and moderate use of water based upon the WUCOLS IV list for this region.
 Sufficient landscape screening should be utilized to create natural space between building structures when possible.
 Streets trees should be selected from the Streetscape Master Plan plant palette and considered moderate or low water use. Trees should match existing street trees whenever possible.

8. Architectural Standards.

The design of future buildings on the project site shall be compatible with the development patterns of the area and complement surrounding uses. Scale and massing shall be compatible to the surrounding area and human-scale elements shall be implemented where appropriate. Long, monotonous wall planes shall be avoided, and massing breaks shall be implemented to provide depth and visual interest. Horizontal changes in plane are encouraged. Building roof forms shall provide undulation and implement gable roof forms or similar. The form of the roof should relate to the form of the building and mechanical equipment screened from the public, when feasible.

Architectural style shall draw inspiration from nearby examples in the area. Building designs shall implement a transitional style between residential and commercial development. In general, high-quality commercial-grade materials shall be used and the use of stucco, stone, brock, fiber cement siding, composition shingles or tile is encouraged. Colors chosen shall be neutral in nature and avoid bright, harsh primary colors.
835
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 7 of 8

9. Aerial Photo.

10.Applicable Requirements of Dublin Zoning Ordinance.

Except as specifically provided in this Stage 1 and Stage 2 Development Plan, the use, development, improvement and maintenance of the property shall be governed by the RM (Multi-Family Residential) zoning district provisions pursuant to DMC Section

8.32.060.C. No development shall occur on this property until a Site Development Review Permit has been approved.

SECTION 5: SEVERABILITY
The provisions of this Ordinance are severable and if any provision, clause, sentence, word or part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances, such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the remaining provisions, clauses, sentences, sections, words or parts thereof of the ordinance or their applicability to other persons or circumstances.

SECTION 6. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California.

SECTION 7. EFFECTIVE DATE
This Ordinance shall take effect 30 days following its adoption. 836
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 8 of 8
PASSED, APPROVED AND ADOPTED this __ day of _______ 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk
837
Attachment 4
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 1 of 26 RESOLUTION NO. xx – 22

A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF DUBLIN

APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR

THE INSPIRATION DRIVE MEMORY CARE PROJECT
PLPA 2020-00044
(APN 941-0022-005-00)
WHEREAS, the Applicant, Steve Ring of Fulcrum Development, is proposing to develop a 55- bed memory care facility on Parcel 2 of the Valley Christian Center Property located at 7500 Inspiration Drive. Requested approvals include a Planned Development Rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review Permit and Street Vacation. These planning and implementing actions are collectively known as the “Inspiration Drive Memory Care Project” or the “Project;” and
WHEREAS, the Project site is approximately 1.6 acres located on the northwest corner of Inspiration Drive and Dublin Boulevard (APN 941-0022-005-00); and WHEREAS, the existing General Plan land use designation for the project site is Public/SemiPublic; and WHEREAS, the Project site is located within the A (Agricultural) zoning district as stated in Planned Development Ordinance No. 07-03; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, in 2003, the City Council adopted a Resolution certifying an Environmental Impact Report (EIR), and adopted findings and a Mitigation Monitoring and Reporting Program for the Valley Christian Center Expansion/Master Plan project (Resolution No. 92-03, incorporated herein by reference); and
WHEREAS, in 2018, the City adopted a Supplemental Mitigated Negative Declaration supported by an Initial Study (2018 Supplemental IS/MND) to evaluate proposed changes to the Valley Christian Center Expansion Program, including conversion of the softball field to a football athletic field, expansion of an existing athletic field to accommodate the relocated softball field, construction of a central plaza, and associated parking and landscape improvements; and WHEREAS, the City prepared an Initial Study to determine whether supplemental environmental review was required for the proposed Project under CEQA standards. The Initial Study examined whether there were substantial changes to the proposed development, substantial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior Valley Christian Center EIR and 2018 Supplemental IS/MND or whether any other standards for supplemental environmental review were met; and 838
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 26 WHEREAS, upon completion of the Initial Study it was 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 and, therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze those impacts and identify mitigation measures to reduce the impacts to less than significant; and WHEREAS, the Supplemental Mitigated Negative Declaration/Initial Study was circulated for public review from November 18, 2021 - December 17, 2021; and WHEREAS, the City of Dublin received no comment letters during the public review period; and WHEREAS, on April 26, 2022, the Planning Commission adopted Resolution No. 22-04 recommending that the City Council adopt the Supplemental Mitigated Negative Declaration and approve amendments to the Zoning Map, a Planned Development Rezoning with a related Stage 1 and Stage 2 Development Plan, a Site Development Review Permit, and a Street Vacation for the Project; and
WHEREAS, on May 17, 2022, the City Council held a properly noticed public hearing on the project and the Supplemental Mitigated Negative Declaration at which time all interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report, dated May 17, 2022, and incorporated herein by reference, described and analyzed the project, including the amendment to the Planned Development Zoning District, Site Development Review Permit, and Supplemental Mitigated Negative Declaration for the City Council; and
WHEREAS, on May 17, 2022, the City Council adopted Resolution xx-22 adopting the Supplemental Mitigated Negative Declaration and Mitigation and Monitoring Reporting Program for the project, and the City Council considered the Supplemental Mitigated Negative Declaration, as well as the prior Valley Christian Center EIR, the 2018 Supplemental MND to the Valley Christian Center EIR and all above-referenced reports, recommendations, and testimony before taking any action on the project; and
WHEREAS, the City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does hereby make the following findings and determinations regarding the Site Development Review Permit for the Inspiration Drive Memory Care Project:

A. The proposal is consistent with the purposes of Chapter 8.104 (Site Development Review) of the Zoning Ordinance, with the General Plan, and any applicable Specific Plans and design guidelines because: 1) the proposed project is consistent with the General Plan land use designation of Public/Semi-Public, which allows for quasi-public uses such as senior centers, special needs program facilities and other similar services and benefit to the community; 2) the proposed project gives thoughtful consideration to the adjacent residential development through setbacks and an consistent architectural design; and 3) the proposed project will conform to the allowable uses and development standards as stated in the Stage 1 and Stage 2 Development Plan.
839
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 3 of 26 B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the Planned Development zoning district provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan; and 2) development of the Project under the Planned Development zoning district will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide new living facilities to senior residents.

C. The design of the Project is appropriate to the City, the vicinity, surrounding properties, and the lot(s) in which the Project is proposed because: 1) the project site is adjacent to MediumDensity Residential and Public/Semi-Public uses; 2) the proposed development will consist of a residential care facility for the senior population from Dublin and surrounding areas; and 3) the design of the project has taken into account sensitive adjacencies and will provide a community facility for the senior population.

D. The subject site is suitable for the type and intensity of the approved development because:
1) the project site is relatively flat with improved public streets and utilities; and 2) development intensity is similar to adjacent properties.

E. Impacts to existing slopes and topographic features are addressed because: 1) the project site is relatively flat; 2) the roadway and utility infrastructure to serve the site already exist; and 3) future approval of grading and improvement plans will enable the site to be modified to suit the project, which will be developed for the site in accordance with City policies and regulations.

F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the building has been design to be consistent with the quality and standards of the adjacent residential community (California Highlands); 2) the design of the parking area and front entrance to the building concentrates activity near Inspiration Drive and away from the adjacent residential homes; and 3) the proposed project includes a landscape buffer to between project and the adjacent residential community.

G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) the plant palette is drought tolerant and compatible with the existing plant species in the area; 2) the project includes a courtyard gathering space for the residents, which is buffered from the adjacent residential community; and 3) the project landscaping conforms to the requirements of the City’s Water Efficient Landscape Ordinance.

H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) access to the site is provided from a singular driveway off Inspiration Drive; 2) all infrastructure including, pathways, sidewalks, and lighting have been reviewed for conformance with City policies, regulations, and best practices and have been designed with multi-modal travel in mind; and 3) the project has been reviewed by the Public Works Department and the Fire Department and adequate access and circulation has been provided on-site.
840
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 4 of 26 BE IT FURTHER RESOLVED that the Dublin City Council does hereby approve the Site Development Review Permit for the Inspiration Drive Memory Care Project subject to the conditions included below, and other plans, and text relating to this Site Development Review Permit.

CONDITIONS OF APPROVAL:

Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7.
# CONDITION TEXT RESPON.

AGENCY
WHEN REQ’D
Prior to:

GENERAL

1. Approval. This approval is for the Inspiration Drive Memory Care Project (PLPA-2020-00045). This approval shall be as generally depicted and indicated on the Project Plans
prepared by Lenity Architecture, dated November 23, 2021, attached as Exhibit A and other plans, text, and diagrams relating to this project, and as specified as the following Conditions of Approval for this project.

PL Ongoing

2. Effective Date. This Site Development Review Permit
approval becomes effective once the accompanying once the Planned Development Rezoning has been approved by City
Council and is effective.

PL Ongoing

3. Permit Expiration. Construction or use shall commence within one (1) year of Site Development Review approval or the Site Development Review Permit shall lapse and become null and void. If there is a dispute as to whether the Site Development Review Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with
revocation proceedings in appropriate circumstances. If the Site Development Review Permit expires, a new application must be made and processed according to the requirements of the Zoning Ordinance.

PL One Year After
Effective Date

4. Time Extension. The Director of Community Development may, upon the Applicant’s written request for an extension of approval prior to expiration, and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed 12 months. The Director of Community Development may grant a maximum of two extensions of approval, and additional extensions may be granted by the original decision maker.

PL Expiration Date

5. Compliance. The Applicant/Property Owner shall operate this use in compliance with the Conditions of Approval of this Site Development Review Permit, the approved plans and
the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject PL On-going
841
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 5 of 26 to enforcement action.

6. Revocation of Permit. The Site Development Review
approval shall be revocable for cause in accordance with Dublin Municipal Code Section 8.96.020.I. Any violation of the terms or conditions of this permit shall be subject to citation.

PL On-going

7. Requirements and Standard Conditions. The Applicant/ Developer shall comply with applicable City of Dublin Fire Prevention Bureau, Dublin Public Works Department, Dublin Building Department, Dublin Police Services, Alameda
County Flood Control District Zone 7, Livermore Amador
Valley Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services District and the California Department of Health Services
requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the
Planning Department, indicating that all applicable conditions required have been or will be met.

Various Building Permit
Issuance

8. Required Permits. As determined applicable for grading and building permits for each development phase or planning area, the Developer shall obtain all permits required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers,
Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department.

PW Building Permit
Issuance and
Grading Permit
Issuance

9. Fees. The Applicant/Developer shall pay all applicable fees in effect at the time of building permit issuance, including, but not limited to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable.

Various Building Permit
Issuance

10. Indemnification. The Applicant/Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer’s duty to so defend, indemnify, and hold harmless shall be subject to the City’s ADM On-going
842
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 6 of 26 promptly notifying the Developer of any said claim, action, or proceeding and the City’s full cooperation in the defense of such actions or proceedings.

11. Clarification of Conditions. In the event that there needs to be clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have the
authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project.

PL, PW On-going

12. Clean-up. The Applicant/Developer shall be responsible for clean-up and disposal of project related trash to maintain a safe, clean and litter-free site.

PL On-going

13. Modifications. Modifications or changes to this Site Development Review approval may be considered by the
Community Development Director if the modifications or
changes proposed comply with Dublin Municipal Code
Section 8.104.100.

PL On-going

14. Equipment Screening. All electrical equipment, fire risers, electrical and gas meters, and/or mechanical equipment shall be architecturally screened from public view by landscaping and/or architectural features and that electrical transformers are either underground or architecturally screened.

Any roof-mounted equipment shall be completely screened from adjacent street view by materials architecturally
compatible with the building and to the satisfaction of the Community Development Director. The Building permit plans shall show the location of all equipment and screening for review and approval by the Director of Community
Development.

PL Building Permit
Issuance
and
Through
Completion/ Ongoing

15. Temporary Promotional Banners and Balloons.

Temporary Promotional Banner Signs and Balloons shall
only be permitted after first securing an approved Temporary Promotional Sign Permit. All temporary on-site signage shall be subject to the sign regulations contained in the Zoning Ordinance.

PL On-going

16. Construction Trailer. The Applicant/Developer shall obtain a Temporary Use Permit prior to the establishment of any construction trailer, storage shed, or container units on the project site.

PL Installation of a
Construction
Trailer
PLANNING – Project Specific Conditions

17. Public Art. The project is required to comply with Dublin Municipal Code Sections 8.58.05A and 8.58.05D of Chapter

8.58 (Public Art Program). The Project will make a monetary contribution in-lieu of acquiring and installing a public art project on the property, as provided by the Dublin Municipal Code Section 8.58.050D. The in-lieu contribution shall be as provided in the Dublin Municipal Code Chapter 8.58.

PL Prior to First
Occupancy of
each Planning
Area as
Applicable

18. Lot Line Adjustment. The Applicant/Developer shall submit a Lot Line Adjustment application to the City including all the PL Building Permit
Issuance
843
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 7 of 26 required documentation and legal descriptions. The Lot Line Adjustment is for the northern property line of Parcel 2 shared with Parcel 1 to reflect the boundary at shown on the Site Plan, Sheet A1.1 of the Project Plans. See also COA No. 156.

19. _ Mitigation Monitoring Program. The Applicant/ Developer shall comply with the applicable mitigation measures of the Valley Christian Center Environmental Impact Report (EIR) certified by Resolution No. 92-03, Supplemental Mitigated Negative Declaration adopted by Resolution No. 06-19, and Supplemental Mitigated Negative Declaration adopted by as part of the Inspiration Drive Memory Care and Assisted Living Projects, including all mitigation measures, action programs, and implementation measures contained therein. The EIR
and Supplemental Mitigated Negative Declarations are on file with the Community Development Department.

PL Ongoing

20. Final Landscape and Irrigation Plan. Plans shall comply with Dublin Municipal Code Chapter 8.72 and be generally consistent with the project plans attached to this Resolution as Exhibit A Final Landscape and Irrigation Plan prepared and stamped by a State licensed landscape architect or
registered engineer shall be submitted for review and
approval by the Community Development Director.

PL Building Permit
Issuance

21. Water Efficient Landscaping Regulations. The
Applicant/Developer shall meet all requirements of the City of Dublin's Water-Efficient Landscaping Regulations, Dublin Municipal Code Chapter 8.88 and submit written
documentation to the Public Works Department (in the form of a Landscape Documentation Package and other required documents) that the development conforms to the City’s
Water Efficient Landscaping Ordinance.

PL Building Permit
Issuance

22. Landscape Edges. Concrete curbs or bands shall be used at the edges of all planters and paving surfaces, unless otherwise defined differently. The design width and depth of the concrete edge to be to the satisfaction of the Community Development Director and City Engineer.

PL Building Permit
Issuance

23. Backflow Prevention Devices. The Landscape Plan shall show the location of all backflow prevention devises. The location and screening of the backflow prevention devices shall be reviewed and approved by City staff.

PL Building Permit
Issuance

24. Maintenance of Landscape. All landscape areas on the site shall be enhanced and properly maintained at all times. Any proposed or modified landscaping to the site, including the removal or replacement of trees, shall require prior review and written approval from the Community Development
Director.

PL On-going

25. Noise Land Use Compatibility Analysis. Per the Noise Land Use Compatibility Analysis dated April 2022, the project shall incorporate the following:
a. Install resilient channels at the exterior walls for the buildings.
b. Install sound-rated windows with a minimum rating of STC-33 at all south-facing residential units of the memory care facility.
c. Install standard windows with a minimum rating of STC28 at all other residential units.

PL Building Permit
Issuance
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Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 8 of 26

BUILDING AND SAFETY

26. Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit.

B Through
Completion

27. Construction Drawings. Construction plans shall be fully dimensioned (including building elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other.

B Issuance of
Building Permits

28. Building Permits. To apply for building permits,
Applicant/Developer shall submit electronic drawings and specifications for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval.

The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions
attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits.

B Issuance of
Building Permits

29. As-Built Drawings. All revisions made to the building plans during the project shall be incorporated into an “As Built” electronic file and submitted prior to the issuance of the final occupancy.

B Occupancy

30. Addressing.
a. Provide a site plan with the City of Dublin’s address grid overlaid on the plans (1 to 30 scale). Highlight all exterior door openings on plans.
b. Address signage shall be provided as per the Dublin
Commercial Security Code.

Address will be required on all doors leading to the exterior of the building. Addresses shall be illuminated and be able to be seen from the street, four inches in height minimum.

B
Prior to Release
of Addresses
Prior to
Permitting
Prior to
Occupancy

31. Engineer Observation. The Engineer of record shall be retained to provide observation services for all components of the lateral and vertical design of the building, including nailing, hold-downs, straps, shear, roof diaphragm and
structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection.

B Prior to
Scheduling the
Final Frame
Inspection

32. 60-Foot No Build Covenant. Pursuant to Dublin Municipal Code Section 7.32.130, the owner shall file with the Chief Building Official a Covenant and Agreement Regarding
Maintenance of Yards for an Oversized Building binding such owner, his heirs, and assignees, to set aside a 60-foot required yard as unobstructed space having no
improvements. After execution by the owner and Chief
Building Official, such covenant shall be recorded in the Alameda County Recorder’s Office, and shall continue in B Prior to
Permitting
(if frontage
increase used to
allowable area)
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Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 9 of 26 effect so long as an oversized building remains or unless otherwise released by authority of the Chief Building Official.

33. Foundation. Geotechnical Engineer for the soils report shall review and approve the foundation design. A letter shall be submitted to the Building Division on the approval.

B Prior to Permit
Issuance

34. CASp Reports. Applicant/Developer shall obtain the
services of a Certified Access Specialist for the review of the construction drawings and inspections for the building interior and site exterior. A written report shall be submitted to the City prior to approval of the permit application. Additionally, a written report shall be submitted to the City Building Inspector prior to scheduling the final inspection.

B Prior to
Permitting and
Occupancy

35. Air Conditioning Units. Air conditioning units and
ventilation ducts shall be screened from public view with materials compatible to the main building. Units shall be permanently installed on concrete pads or other nonmovable materials approved by the Chief Building Official and Director of Community Development.

B Occupancy of
Building

36. Plumbing Fixture Count. The plumbing fixture count (e.g., water closets, lavatories, urinals, drinking fountains) shall meet the minimum requirements for the use as regulated by the CA Plumbing Code.

B Prior to
Permitting

37. Cool Roofs – CA Energy Code. Flat roof areas shall have their roofing material coated with light colored gravel or painted with light colored or reflective material designed for cool roofs.

B Through
Completion

38. Accessible Parking. The required number of parking stalls, the design and location of the accessible parking stalls shall be as required by the CA Building Code, Chapter 11-B.

B Through
Completion

39. Green Parking. The design and number of clean air/ EV ready stalls shall be as required by the CA Green Building Standards Code.

B Through
Completion

40. Retaining Walls. All retaining walls over 30 inches in height and in a walkway shall be provided with guardrails. All retaining walls with a surcharge or retaining walls over 36 inches shall obtain permits and inspections from the Building and Safety Division.

B Through
Completion

41. Accessory Structures. Building permits are required for all trash enclosures and associated amenities / structures and are required to meet the accessibility and building codes.

B Through
Completion

42. Temporary Fencing. Temporary construction fencing shall be installed along perimeter of all work under construction B Through
Completion

43. Copies of Approved Plans. Applicant/Developer shall provide City with one reduced (1/2 size) copy of the City of Dublin stamped approved plan. Verify with Building Official if electronic copy is acceptable prior to submittal.

B 30 Days After
Permit and Each
Revision
Issuance

FIRE PREVENTION

44. No fire service lines shall pass beneath buildings. F Approval of Improvement
Plans

45. New Fire Sprinkler System and Monitoring
Requirements. In accordance with the Dublin Fire Code, fire sprinklers shall be installed in the building. The system shall be in accordance with the NFPA 13, the CA Fire Code and F Building Permit
Issuance
846
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 10 of 26 CA Building Code. Plans and specifications showing detailed mechanical design, cut sheets, listing sheets and hydraulic calculations shall be submitted to the Fire Department for approval and permit prior to installation. This may be a deferred submittal.
a. Sprinkler Plans. (Deferred Submittal Item). Submit
detailed mechanical drawings of all sprinkler modifications, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit prior to
installation.
b. All sprinkler system components shall remain in
compliance with the applicable N.F.P.A. 13 Standard, the CA Fire Code and the CA Building Code.
c. Underground Plans. (Deferred Submittal Item). Submit detailed shop drawings for the fire water supply system, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit prior to
installation. All underground and fire water supply system components shall be in compliance with the applicable
N.F.P.A. 13, 24, 20, 22 Standards, the CA Fire Code and the CA Building Code. The system shall be hydrostatically tested and inspected prior to being covered. Prior to the system being connected to any fire protection system, a system flush shall be witnessed by the Fire Department. d. Central Station Monitoring. Automatic fire extinguishing systems installed within buildings shall have all control valves and flow devices electrically supervised and
maintained by an approved central alarm station. Zoning and annunciation of central station alarm signals shall be submitted to the Fire Department for approval.
e. Fire protection equipment shall be identified with
approved signs constructed of durable materials,
permanently installed and readily visible.

46. Fire Access During Construction.
a. Fire Access. Access roads, turnaround, pullouts, and fire operation areas are fire lanes and shall be maintained
clear and free of obstructions, including the parking of vehicles.
b. Entrances. Entrances to job sites shall not be blocked, including after hours, other than by approved
gates/barriers that provide for emergency access.
c. Site Utilities. Site utilities that would require the access road to be dug up or made impassible shall be installed prior to construction commencing.
d. Entrance flare, angle of departure, width, turning radii, grades, turnaround, vertical clearances, road surface,
bridges/crossings, gates/key-switch, within a 150-foot
distance to Fire Lane shall be maintained.
e. Personnel Access. Route width, slope, surface and
obstructions must be considered for the approved route
to furthermost portion of the exterior wall.
f. All-weather access. Fire access is required to be allweather access. Show on the plans the location of the allweather access and a description of the construction.

F During
Construction
847
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 11 of 26 Access roads must be designed to support the imposed
loads of fire apparatus.

47. Fire Alarm (Detection) System Required.

A Fire Alarm-Detection System shall be installed throughout the building so as to provide full property protection, including combustible concealed spaces, as required by NFPA 72. The system shall be installed in accordance with NFPA 72, CA Fire, Building, Electrical, and Mechanical Codes.

If the system is intended to serve as an evacuation system, compliance with the horn/strobe requirements for the entire building must also be met. All automatic fire extinguishing systems shall be interconnected to the fire alarm system so as to activate an alarm if activated and to monitor control valves. Delayed egress locks shall meet requirements of C.F.C.
a. Fire Alarm Plans. (Deferred Submittal Item). Submit
detailed drawings of the fire alarm system, including floor plan showing all rooms, device locations, ceiling height and construction, cut sheets, listing sheets and battery and voltage drop calculations to the Fire Department for review and permit prior to the installation. Where
employee work area’s have audible alarm coverage,
circuits shall be initially designed with a minimum 20
percent spare capacity for adding appliances to
accommodate hearing impaired employee’s.
b. Central Station Monitored Account. Automatic fire
alarm systems shall be monitored by an approved central alarm station. Zoning and annunciation of central station alarm signals shall be approved by the Fire Department. c. Qualified Personnel. The system shall be installed,
inspected, tested, and maintained in accordance with the provisions of NFPA 72. Only qualified and experienced
persons shall perform this work. Examples of qualified
individuals are those who have been factory trained and certified or are NICET Fire Alarm Certified.
d. Inspection and Testing Documentation. Performance
testing of all initiating and notification devices in the presence of the Fire Inspector shall occur prior to final of the system. Upon this inspection, proof that the specific account is UL Certificated must be provided to the Fire Inspector.

F Occupancy

48. Fire Extinguishers. Extinguishers shall be visible and unobstructed. Signage shall be provided to indicate fire extinguisher locations. The number and location of
extinguishers shall be shown on the plans. Additional fire extinguishers maybe required by the Fire Inspector.

Fire extinguisher shall meet a minimum classification of 2A 10BC. Extinguishers weighing 40 pounds or less shall be mounted no higher than five feet above the floor measured to the top of the extinguisher. Extinguishers shall be
inspected monthly and serviced by a licensed concern
annually.

F Occupancy
848
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 12 of 26

49. FD Building Key Box. A Fire Department key box shall be installed at the main entrance to the building. Note these locations on the plans. The key box should be installed approximately 5.5 feet above grade. The box shall be sized to hold the master key to the facility as well as keys for rooms not accessible by the master key. Specialty keys, such as the fire alarm control box key and elevator control keys shall also be installed in the box.

The key box door and necessary keys are to be provided to the Fire Inspector upon the final inspection. The inspector will then lock the keys into the box.

F Occupancy

50. Means of Egress. Exit signs shall be visible and illuminated with emergency lighting when building is occupied.

F Occupancy

51. Main Entrance Hardware Exception. It is recommended that all doors be provided with exit hardware that allows exiting from the egress side even when the door is in the locked condition. However, an exception for A-3, B, F, M, S occupancies and all churches does allow key-locking
hardware (no thumb-turns) on the main exit when the main exit consists of a single door or pair of doors. When unlocked the single door or both leaves of a pair of doors must be free to swing without operation of any latching device. A readily visible, durable sign on or just above the door stating “This door to remain unlocked whenever the building is
occupied” shall be provided. The sign shall be in letters not less than one inch high on a contrasting background. This use of this exception may be revoked for cause.

F Occupancy

52. Maximum Occupant Load. Posting of room capacity is
required for any occupant load of 50 or more persons.

Submittal of a seating plan on 8.5-inch by 11-inch paper is required prior to final occupancy.

F Occupancy

53. Interior Finish. Wall and ceiling interior finish material shall meet the requirements of Chapter 8 of the California Fire Code. Interior finishes will be field verified upon final inspection. If the product is not field marked and the marking visible for inspection, maintain the products cut-sheets and packaging that show proof of the products flammability and flame-spread ratings. Decorative materials shall be fire retardant.

F Occupancy

54. General Inspection. Upon inspection of the work for which this submittal was provided, a general inspection of the business and site will be conducted.

F Occupancy

55. Addressing. Addressing shall be illuminated or in an illuminated area. The address characters shall be contrasting to their background. If address is placed on glass, the numbers shall be on the exterior of the glass and a
contrasting background placed behind the numbers.

Building Address. The building shall be provided with all addresses or the assigned address range so as to be clearly visible from either direction of travel on the street the address references. The address characters shall not be less than five inches in height by one-inch stroke. Larger sizes may be necessary depending on the setbacks and visibility.

F Occupancy of
any building
849
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 13 of 26

56. Fire Safety During Construction and Demolition.
a. Clearance to combustibles from temporary heating
devices shall be maintained. Devices shall be fixed in
place and protected from damage, dislodgement or
overturning in accordance with the manufacturer’s
instructions.
b. Smoking shall be prohibited except in approved areas.

Signs shall be posted “NO SMOKING” in a conspicuous
location in each structure or location in which smoking is prohibited.
c. Combustible debris, rubbish and waste material shall be removed from buildings at the end of each shift of work. d. Flammable and combustible liquid storage areas shall be maintained clear of combustible vegetation and waste
materials.

F Ongoing during
construction and
demolition
Dublin San Ramon Services District

57. The regulations that apply to development projects are codified in the Dublin San Ramon Services District (DSRSD) Code; the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities" as amended from time to time; all applicable DSRSD Master Plans and all DSRSD policies. Prior to issuance of any building permit, complete improvement plans shall be submitted to DSRSD that conform to the pertinent documents.

DSRSD Building Permit
Issuance

58. Planning and review fees/ inspection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules and at time of payment as established in the DSRSD Code.

Planning and review fees are due after the 1st submittal of plans. Construction Permit and Inspection Fees are due prior to the issuance of a Construction Permit. Capacity Reserve Fees are due before the water meter can be set or the
connection to the sewer system.

DSRSD Permit Submittal
and Construction
Permit Issuance

59. For Construction of DSRSD Facilities. All improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans for DSRSD
facilities shall contain a signature block for the District Engineer indicating approval of the sanitary sewer and/or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a faithful performance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The
Applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer.

DSRSD Building Permit
Issuance or
Construction
Permit Issuance

60. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. Prior to approval by the City for Recordation, the Final Map shall be submitted to and approved by DSRSD for easement locations, widths, and
restrictions.

DSRSD Approval of Final
Map
850
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 14 of 26

61. All mains shall be sized to provide sufficient capacity to accommodate future flow demands in addition to each
development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning.

DSRSD Approval of
Improvement
Plans

62. The locations and widths of all proposed easement
dedications for water and sewer lines shall be submitted to and approved by DSRSD.

DSRSD Approval of
Improvement
Plans

63. Water and sewer mains shall be located in public streets rather than in off street locations to the fullest extent possible.

If unavoidable, then sewer or water easements must be
established over the alignment of each sewer or water main in an off-street or private street location to provide access for future maintenance and/or replacement.

DSRSD Approval of
Improvement
Plans

64. Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications
and sound engineering practice.

DSRSD Approval of
Improvement
Plans

65. Sewers shall be designed to operate by gravity flow to DSRSD’s existing sanitary sewer system. Pumping of
sewage is discouraged and may only be allowed under
extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific
review and approval by DSRSD of preliminary design
reports, design criteria, and final plans and specifications.

The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station.

DSRSD Approval of
Improvement
Plans

66. This project includes mixed use and/or multi-family residential units and is subject to the requirement of SB 7 (2016, Walk) as a condition of water service. Each individual residential unit shall be metered or submetered to measure water used by each unit. Water meters for each unit shall be shown on improvement plans. Exemptions may be made
only for exempted uses listed in the legislation. If
submetering is proposed in lieu or individual meters, plans reflecting the submeters and associated residential unit shall be submitted. DSRSD may not approve applications and
issue construction permits without this submittal.

DSRSD Approval of
Improvement
Plans

67. This project will be analyzed by DSRSD to determine if it represents additional water and/or sewer capacity demands on the District. Applicant will be required to pay all
incremental capacity reserve fees for water and sewer
services as required by the project demands. All capacity reserve fees must be paid prior to installation of a water meter for water. If a water meter is not required, the capacity reserve fee shall be paid prior to issuance of a building permit. The District may not approve the building permit until capacity reserve fees are paid.

DSRSD Building Permit
Issuance

68. No sewer line or waterline construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No.58 have been satisfied.

DSRSD Construction
Permit Issuance
851
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 15 of 26

PUBLIC WORKS GENERAL CONDITIONS

73. Conditions of Approval. Applicant/Developer shall comply with the City of Dublin Public Works Standard Conditions of Approval contained below (“Standard Condition”) unless
specifically modified by Project Specific Conditions of Approval below.

PW On-going

74. Zone 7 Impervious Surface Fees. Applicant/Developer shall complete a “Zone 7 Impervious Surface Fee
Application” and submit an accompanying exhibit for review by the Public Works Department. Fees generated by this
application will be due at issuance of Building Permit.

PW Building Permit
Issuance
PUBLIC WORKS – AGREEMENTS

75. Stormwater Management Maintenance Agreement.

Applicant/Developer or Property Owner shall enter into an Agreement with the City of Dublin that guarantees the
property owner’s perpetual maintenance obligation for all stormwater management measures installed as part of the project, including those on-site and within the public Rights of Way. In addition to stormwater management measures,
drainage v-ditches, mitigation areas, and existing wetlands shall be included for reference, as applicable. Said
Agreement is required pursuant to Provision C.3 of the
Municipal Regional Stormwater NPDES Permit, Order No.

R2-2009-0074. Said permit requires the City to provide
verification and assurance that all treatment devices will be properly operated and maintained. The required agreement for both the Nissan and Infinity projects shall be combined into one agreement and recorded against the property and this agreement shall run with the land.

PW Grading/
Sitework Permit
Issuance
PUBLIC WORKS – PERMITS AND BONDS

76. Encroachment Permit. Applicant/Developer shall obtain an Encroachment Permit from the Public Works Department for all construction activity within the public right-of-way.

PW Permit Issuance

77. Grading/Sitework Permit. Applicant/Developer shall obtain a Grading or Sitework Permit from the Public Works
Department for all grading and site improvements.

PW Permit Issuance

69. Above ground backflow prevention devices/double detector check valves shall be installed on fire protection systems connected to the DSRSD water main. The applicant shall
collaborate with the Fire Department and with DSRSD to size and configure its fire system.

DSRSD Approval of
Improvement
Plans

70. Any proposed irrigation for this project shall be designed for and connected to potable water. Unless explicitly
stated otherwise by DSRSD, recycled water irrigation is unavailable for use for this project per DERWA recycled water moratorium Resolution No. 19-3 dated 3/24/2019.

DSRSD Approval of
Improvement
Plans

71. Development plans will not be approved until landscape plans are submitted and approved.

DSRSD Approval of
Improvement
Plans

72. Trash enclosures are required to drain to the sanitary sewer system and grease interceptors shall be installed within the trash enclosure area. The trash enclosure shall be roofed and graded to minimize rainwater or stormwater from
entering the trash enclosure.

DSRSD Approval of
Improvement
Plans
852
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 16 of 26

78. Security. Applicant/Developer shall provide faithful performance security to guarantee the improvements, as well as payment security, as determined by the City Engineer (Note: The performance security shall remain in effect until one year after final inspection).

PW Permit Issuance

79. Permits from Other Agencies. Applicant/Developer shall obtain all permits and/or approvals required by other
agencies including, but not limited to:
 Army Corps of Engineers
 Regional Water Quality Control Board
 California Department of Fish and Wildlife
 Dublin San Ramon Services District (DSRSD)
 Alameda County Flood Control and Water Conservation
District Zone 7 (Zone 7)
PW Permit Issuance

PUBLIC WORKS - SUBMITTALS

80. Improvement Plan Submittal Requirements. All submittals of plans shall comply with the requirements of the “City of Dublin Public Works Department Improvement Plan
Submittal Requirements”, the “City of Dublin Improvement Plan Review Check List,” and current Public Works and
industry standards. A complete submittal of improvement plans shall include all civil improvements, joint trench, street lighting and on-site safety lighting, landscape plans, and all associated documents as required. Applicant/Developer
shall not piecemeal the submittal by submitting various components separately.

PW Grading/
Sitework Permit
Issuance

81. Improvement Plan Requirements from Other Agencies.

Applicant/Developer will be responsible for submittals and reviews to obtain the approvals of all participating non-City agencies, namely, The Alameda County Fire Department and the Dublin San Ramon Services District. The aforementioned agencies shall approve and sign the Improvement Plans.

PW Grading/
Sitework Permit
Issuance

82. Approval by Others. The Applicant/Developer will be responsible for submittals and reviews to obtain the
approvals of all applicable non-City agencies.

PW Grading/
Sitework Permit
Issuance

83. Composite Exhibit. Construction plan set shall include a Composite Exhibit showing all site improvements, utilities, landscaping improvements and trees, signs, etc. to be
constructed to ensure that there are no conflicts among the proposed and existing improvements.

PW Grading/
Sitework Permit
Issuance

84. Geotechnical Report. Applicant/Developer shall submit a Design Level Geotechnical Report, which includes but are not limited to grading, slope stability, pavement section, and additional information and/or clarifications as determined by the City Engineer.

PW Grading
/Sitework Permit
Issuance

85. Building Pads, Slopes and Walls. Applicant/Developer shall provide the Public Works Department with a letter from a registered civil engineer or surveyor stating that the building pads have been graded to within 0.1 feet of the grades shown on the approved Grading Plans, and that the top and toe of banks and retaining walls are at the locations shown on the approved Grading Plans.

PW Certificate of
Occupancy

86. Hydrology and Hydraulic Calculations. Hydrology and Hydraulic calculations for the entire parcel including
undeveloped areas shall be submitted for approval to the City PW Grading/
Sitework Permit
Issuance
853
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 17 of 26 Engineer. Alameda County published an updated version of the Alameda County Hydrology and Hydraulics Manual. The H and H Manual includes updates to calculating runoff and should be used as the basis for your hydrology and hydraulics design of flood control facilities in Alameda County.

The manual is available for download
at: https://acfloodcontrol.org/

87. Stormwater Management Plan. A final Stormwater
Management Plan shall be submitted for review and approval by the City Engineer. Approval is subject to the
Applicant/Developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards issued by the San Francisco Bay Regional Water Quality Control Board and Alameda Countywide Clean Water Program. Landscape Based Stormwater Management
Measures shall be irrigated and meet WELO requirements.

PW Grading/
Sitework Permit
Issuance

88. Onsite and Offsite Signing and Striping Plan. A Traffic Signing and Striping Plan showing all proposed signing and striping within on-site parking lots, drive aisles, along the public street and the nearest intersection shall be submitted for review and approval by the City Engineer. Striping plans shall distinguish between existing striping to be removed and new striping to be installed. All striping in the public street shall be thermoplastic. All traffic striping along Inspiration Drive and Dublin Boulevard project frontages shall be
removed and restriped to the satisfaction of the City
Engineer.

PW Grading/
Sitework Permit
Issuance

89. Approved Plan Files. Applicant/Developer shall provide the Public Works Department a PDF format file of approved site plans, including grading, improvement, landscaping and
irrigation, joint trench and lighting.

PW Grading/
Sitework Permit
Issuance

90. Master Files. Applicant/Developer shall provide the Public Works Department a digital vectorized file of the “master” files for the project, in a format acceptable to the City Engineer.

Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot.

PW Certificate of
Occupancy

91. Environmental Services Files. Applicant/Developer shall provide to the Public Works Department GIS shape files, provided in a format acceptable to the City, all MRP Provision C.3 stormwater features, trash capture devices, mitigation measures, wetlands, v-ditches and public waste containers.

PW Certificate of
Occupancy

92. SB 1383 Compliance Reporting. To comply with SB 1383, Applicant/Developer shall provide to the Public Works
Department records indicating where SB 1383 compliant
mulch or compost was applied in the project, the source and type of product, quantity of each product, and invoices demonstrating procurement.

PW Certificate of
Occupancy

93. Parking Lot Lighting. The Applicant/Developer shall prepare a photometric plan for the site lighting to demonstrate that the minimum 1.0 foot candle lighting level is provided in accordance with the City of Dublin’s requirements, or as PW Grading/
Sitework Permit
Issuance
854
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 18 of 26 otherwise approved by the City Engineer. The photometric plan shall show lighting levels which take into consideration poles, low walls and other obstructions. Exterior lighting shall be provided within the surface parking lots and on buildings and shall be of a design and placement so as not to cause glare onto adjoining properties, businesses or to vehicular traffic. Lighting used after daylight hours shall be adequate to provide for security needs. The parking lot lights shall be designed to eliminate any pockets of high and low illuminated areas.

PUBLIC WORKS - EASEMENTS AND ACCESS RIGHTS

94. Dedications. All rights-of-way and easement dedications required by these conditions or determined necessary by the City Engineer shall be dedicated by separate instrument.

PW Sitework Permit
or Building
Permit Issuance

95. Abandonment of Easements. Applicant/Developer shall obtain abandonment from all applicable public agencies for existing easements and rights-of-way within the project site that will no longer be used. Prior to completion of
abandonment, the improvement plans may be approved if the Applicant/Developer can demonstrate to the satisfaction of the City Engineer that the abandonment process has been initiated.

PW Sitework Permit
or Building
Permit Issuance

96. Encroachment of Structures within Proposed and
Existing Easements. Project entry monument signs, lighting standards, walls, C.3 treatment facilities, or any other encroachments within a proposed or existing easement shall not be permitted unless otherwise approved by the City
Engineer or easement holder. Any encroachment allowed to be located in an easement is subject to removal and
replacement at the expense of the property owner when the easement rights are exercised by the easement holder.

PW Grading/
Sitework Permit
Issuance
PUBLIC WORKS – GRADING

97. Grading Plan. The Grading Plan shall be in conformance with the recommendation of the Geotechnical Report, the approved Site Development Review, and the City design
standards and ordinances. In case of conflict between the soil engineer’s recommendation and the City ordinances, the City Engineer shall determine which shall apply.

PW Grading/
Sitework Permit
Issuance

98. Geotechnical Engineer Review and Approval. The Project Geotechnical Engineer shall be retained to review all final grading plans and specifications. The Project Geotechnical Engineer shall sign all grading plans prior to City approval.

PW Grading/
Sitework Permit
Issuance

99. Site Grading Adjacent to Buildings. The ground
immediately adjacent to the foundation shall be sloped away from the building at a slope required by the California Building Code.

PW Grading/
Sitework Permit
Issuance
100. Grading Off-Haul. The disposal site and haul truck route for any off-haul dirt materials shall be subject to the review and approval by the City Engineer prior to the issuance of a Grading Permit. If the Developer does not own the parcel which the proposed disposal site is located, the Developer shall provide the City with a Letter of Consent signed by the current owner, approving the placement off-haul material on their parcel. A Grading Plan may be required for the
placement of the off-haul material.

PW Grading/
Sitework Permit
Issuance
855
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 19 of 26 101. Erosion Control Plan. A detailed Erosion and Sediment Control Plan shall be included with the Grading Plan
submittal. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. The plan shall also address site
housekeeping best management practices.

PW Grading/
Sitework Permit
Issuance
PUBLIC WORKS – STORM DRAINAGE AND OTHER UTILITIES
102. On-site Storm Drain System. Storm drainage for the 10-year storm event shall be collected on-site and conveyed through storm drains to the public storm drain system. Show the size and location of existing and proposed storm drains and catch basins on the site plan. Show the size and location of public storm drain lines and the points of connection for the on-site storm drain system.

PW Grading/
Sitework Permit
Issuance
103. Overland Release. Grading and drainage shall be designed so that surplus drainage (above and beyond that of the 10-year storm event) are not collected in site catch basins, is directed overland so as not to cause flooding of existing or proposed buildings.

PW Grading/
Sitework Permit
Issuance
104. Storm Drain Easements. Private storm drain easements and maintenance roads shall be provided for all private storm drains or ditches that are located on private property. The
Applicant/Developer shall be responsible for the acquisition of all storm drain easements from offsite property owners which are required for the connection and maintenance of all offsite storm drainage improvements.

PW Grading/
Sitework Permit
Issuance
105. Storm Drain Inlet Markers. All public and private storm drain inlets must be marked with storm drain markers that read: “No dumping, drains to creek,” include the City Standard detail (CD704) and a note to indicate that all public and private inlets shall be marked on the improvement plans. The markers may be
purchased from the Public Work Department.

PW Certificate of
Occupancy
106. Fire Hydrants. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector blue traffic marker shall be shown on the signing and striping plan.

PW Certificate of
Occupancy
107. Dry Utilities. Applicant/Developer shall construct gas, electric, telephone, cable TV, and communication improvements within the fronting streets and as necessary to serve the project and the future adjacent parcels as approved by the City Engineer and the various Public Utility agencies.

PW Certificate of
Occupancy
108. Dry Utility Locations. All electric, telephone, cable TV, and communications utilities, shall be placed underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements or public services easements and sized to meet utility company standards.

PW Certificate of
Occupancy
109. Utility Vaults and Boxes. All utility vaults, boxes, and structures, unless specifically approved otherwise by the City Engineer, shall be underground and placed in landscaped areas and screened from public view. Landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes, and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be submitted along with the grading and/or improvement plans.

PW Certificate of
Occupancy
PUBLIC WORKS – STREET IMPROVEMENTS
856
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 20 of 26 110. Public Improvements. The public improvements shall be constructed generally as shown on the Site Development
Review. However, the approval of the Site Development
Review is not an approval of the specific design of the drainage, traffic circulation, parking, stormwater treatment, sidewalks and street improvements.

PW Grading/
Sitework Permit
Issuance
111. Public Improvement Conformance. All public
improvements shall conform to the City of Dublin Standard Plans, current practices, and design requirements and as approved by the City Engineer.

PW Grading/
Sitework Permit
Issuance
112. Curb, Gutter and Sidewalk. Applicant/Developer shall remove and replace damaged, hazardous, or nonstandard
curb, gutter and sidewalk along the project frontage. Contact the Public Works Department to mark the existing curb, gutter and sidewalk that will need to be removed and replaced.

Provide minimum five feet wide sidewalks along Dublin
Boulevard and Inspiration Drive project frontages.

PW Grading/
Sitework Permit
or Encroachment
Permit Issuance
113. Curb Ramps. City standard curb ramps are required at all intersections. All curb ramps shall include truncated domes and meet the most current City and ADA design standards.

Show curb ramp locations on the plans. Please note that all curb returns on public streets, when applicable, shall have directional or dual ADA ramps – one for each crosswalk and oriented to align parallel with the crosswalk. Provide ADA compliant curb ramps at the intersection of Dublin Boulevard and Inspiration Drive.

PW Grading/
Sitework Permit
or Encroachment
Permit Issuance
114. Accessible Pedestrian Signals. Accessible Pedestrian Signals shall be provided at the intersection of Dublin Boulevard and Inspiration Drive per the latest MUTCD and Caltrans standards.

PW Grading/
Sitework Permit
or Encroachment
Permit Issuance
115. Street Restoration. A pavement treatment, such as slurry seal or grind and overlay, will be required within the public streets fronting the site as determined by the Public Works Department. The type and limits of the pavement treatment shall be determined by the City Engineer based upon the number and proximity of trench cuts, extent of frontage and median improvements, extent of pavement striping and
restriping, excessive wear and tear/damage due to
construction traffic, etc.

PW Grading/
Sitework Permit
or Encroachment
Permit Issuance
PUBLIC WORKS – ONSITE IMPROVEMENTS
116. Surface Slopes. Pavement surface slopes in parking lots and drive aisles shall be a minimum of 0.5 percent and a maximum of five percent (unless otherwise required at
parking spaces for the disabled and at ramps at the parking structure and loading dock). Exceptions may be considered by the City Engineer to account for unusual design
conditions.

PW Grading/
Sitework Permit
Issuance
117. Public Litter Cans and Cigarette Butt Receptacles. Public litter cans are required on site to meet Dublin Municipal Code

7.98.120.

PW Grading/
Sitework Permit
Issuance
118. Project Signs. All proposed project signs or monument signs shall be placed on private property and located outside of any easement areas unless specifically approved by the City Engineer. Any signage located in an easement is subject PW Grading/
Sitework Permit
Issuance
857
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 21 of 26 to removal and replacement at the expense of the property owner if required by the easement holder.
119. Drive Aisle Width. The parking lot aisles shall be as required in DMC 8.76.070.A.7 for the proposed parking stall configuration to allow for adequate onsite vehicle circulation for cars, trucks, and emergency vehicles.

PW Grading/
Sitework Permit
Issuance
120. Vehicle Parking. All on-site vehicle parking spaces shall conform to the following:
a. All parking spaces shall be double striped using four-inch white lines set two feet apart in accordance with City
Standards and DMC 8.76.070.A.17.
b. Twelve-inch-wide concrete step-out curbs shall be
constructed at each parking space where one or both
sides abut a landscaped area or planter.
c. Where wheel stops are shown, individual six-foot-long wheel stops shall be provided within each parking space in accordance with City Standards.
d. Parking stalls next to walls, fences and obstructions to vehicle door opening (including those in the parking
structure) shall be an additional four feet in width per DMC 8.76.070.A.16.
e. Sidewalks that are designated as an accessible path of travel shall have a minimum width of six feet when
adjacent to parked vehicles that overhang the curb. Install wheel stops per City Standard if the sidewalk is less than six-foot-wide.
f. Landscaped strips adjacent to parking stalls shall be unobstructed in order to allow for a minimum two-foot
vehicular overhang at front of vehicles.

PW Grading/
Sitework Permit
Issuance
121. Visibility Triangle. All improvements within the sight visibility triangle at all intersections and driveways, including but not limited to walls and landscaping, shall be a maximum height of 30 inches from the roadway surface elevation at the nearest lane.

PW Grading/
Sitework Permit
Issuance
122. Photometrics. The Applicant/Developer shall provide a complete photometrics plan for both onsite and frontage roadways including the intersection of Dublin Blvd and
Inspiration Drive. Include the complete data on photometrics, including the High, Average and Minimum values for
illuminance and uniformity ratio. Street light standards and luminaries shall be designed and installed or relocated as determined by the City Engineer.

PW Grading/
Sitework Permit
Issuance
123. Bicycle Parking. Applicant/Developer shall install long term (bike lockers) and short term (bike racks) bicycle parking.

Provide permanently anchored bicycle racks within 200 feet of the visitors’ entrance, readily visible to passers-by, for five percent of new visitor motorized vehicle parking spaces being added, with a minimum of one two-bike capacity rack. Bicycle racks shall generate two points of contact on the frame of the bicycle.

Provide secure long term bicycle parking for five percent of the vehicular parking spaces with a minimum of one bicycle PW Grading/
Sitework Permit
Issuance
858
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 22 of 26 parking facility. Locations of the bicycle parking shall be subject to the review and approval of the City Engineer. 124. Structures Located within Stormwater Facilities.

Structures such as light poles placed inside bio-retention areas, shall have deepened foundations. Note that the
foundation located within the bio-retention area will reduce the effective bio-retention treatment area size.

PW Grading/
Sitework Permit
Issuance
PUBLIC WORKS – NPDES
125. Stormwater Treatment. Consistent with Provision C.3 of the Municipal Regional Stormwater NPDES Permit (MRP) Order
No. R2-2015-0049, the Developer shall submit
documentation including construction drawings
demonstrating all stormwater treatment measures and
hydromodification requirements, as may be applicable, are met.

PW Grading/
Sitework Permit
Issuance
126. Stormwater Requirements Checklist. Applicant shall submit a “Stormwater Requirements Checklist for Tenant
Improvement Projects (Minor Projects)” and accompanying required documentation. The form can be downloaded from the following webpage, under Stormwater Design Submittal Forms; the applicable checklist should be filled out according to the project scope: http://dublin.ca.gov/1656/DevelopmentPermits---Stormwater-Require PW Grading/
Sitework Permit
Issuance
127. Stormwater Source Control. All applicable structural and operational stormwater source controls shall be
implemented.

PW Grading/
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Issuance
128. Stormwater Management Plan (SWMP). The preliminary SWMP submitted for Site Development Review has been
approved in concept. A final Stormwater Management Plan shall be submitted for review and approval by the City
Engineer. Approval is subject to the Applicant/Developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards issued by the San Francisco Bay Regional Water Quality Control Board and Alameda Countywide Clean Water Program. Landscape
Based Stormwater Management Measures shall be irrigated and meet WELO requirements.

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Issuance
129. Maintenance Access. Applicant/Developer shall design and construct maintenance access to all stormwater
management measures. Maintenance access for equipment
and personnel to overflow risers, cleanouts and other
structures is required.

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Issuance
130. Phased Construction and Stormwater Management
Measures. Required stormwater treatment,
hydromodification management, and trash capture devices shall be installed so that the designed treatment facilities and devices will have been constructed, installed, and operational for the impervious area that is built for a phased project. The runoff from any phased project shall be adequately treated as designed in the approved Stormwater Management Plan
(SWMP). Temporary facilities are not permitted.

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Issuance
131. Bay Friendly Landscape Design. All publicly owned
landscape (e.g., parks, right of way, etc.) shall be designed and rated to meet Bay Friendly Landscape standards. The Applicant/Developer is encouraged to design all other
PW Grading/
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Issuance
859
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 23 of 26 landscape areas according to Bay Friendly Landscape
standards.
132. Plants in Bio-retention Areas. Plants within bio-retention areas shall be irrigated and selected from the pre-approved plant list provided in the Alameda County Clean Water
Program C.3 Technical Guidance.

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Issuance
133. Clean Bay Blueprint. The Applicant/Developer shall add the “Clean Bay Blueprint” to the building plans which can be found on the City website at the link below under Construction Stormwater Best Management Practices (BMPs):
http://dublin.ca.gov/1656/Development-Permits---
Stormwater-Require
Grading/
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Issuance
134. Trash Capture. The project must include appropriate full trash capture devices for both private and public
improvements. Specific details on the trash capture devices selected are required on the construction plan set
demonstrating how MRP Provision C.10 (trash capture)
requirements are met. A list of approved full trash capture devices may be found at the City’s website at the following link: insert here. Please note that lead time for trash capture device delivery can be substantial. The applicant/contractor shall plan accordingly.

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135. Solid Waste Requirements. The Project must comply with all requirements in Dublin Municipal Code Chapter 7.98, including the following requirements:
 Install trash, recycling and organics collection containers along public and private sidewalks and community
congregation areas.
 Install pet waste disposal stations
PW
Grading/
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Issuance
136. Waste Enclosure. The waste enclosure shall meet all of the requirements set forth within the Dublin Municipal Code Section 7.98, including but not limited to providing sewer and water hook-ups as applicable. The improvement plans
and/or building permit plans shall show additional information demonstrating these requirements are met. A standard plan for the waste enclosure can be downloaded at
https://dublin.ca.gov/341/Standard-Plans in the “Stormwater Measures” section. A pedestrian accessible path of travel shall be provided for employees from the building to the waste enclosure in conformance with current accessibility requirements.

PW Grading
/Sitework Permit
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137. Garbage Truck Access. The Applicant/Developer shall provide plans and details on anticipated garbage truck
access and routes, in addition to example set-out diagrams for waste carts/bins placement on garbage day
demonstrating adequate space available for carts/bins. Carts and bins shall not block street or driveway access.

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Issuance
138. SB 1383 Compliance. To comply with SB 1383 procurement requirements, all mulch and compost used in stormwater
management measures and general landscape areas shall
meet SB 1383 procurement requirements. Specifically,
compost must be produced at a permitted composting facility; digestate, biosolids, manure and mulch do not qualify as compost. Eligible mulch must be derived from organic
materials and be produced at a permitted transfer station, PW Grading/
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Issuance
860
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 24 of 26 landfill, or composting facility. Examples of allowed compost include arbor mulch and composted mulch.

PUBLIC WORKS – CONSTRUCTION
139. Erosion Control Implementation. The Erosion and
Sediment Control Plan shall be implemented between
October 1st and April 30th unless otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City’s acceptance of the improvements.

PW Start of
Construction and
On-going
140. Archaeological Finds. If archaeological materials are encountered during construction, construction within 100 feet of these materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures.

PW Start of
Construction and
On-going
141. Construction Activities. Construction activities, including the idling, maintenance, and warming up of equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as
otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City Engineer on a case-by-case basis. Note that the construction hours of operation within the public right of way are more restrictive.

PW Start of
Construction and
On-going
142. Temporary Fencing. Temporary Construction fencing shall be installed along the perimeter of all work under construction to separate the construction operation from the public. All construction activities shall be confined within the fenced area. Construction materials and/or equipment shall not be operated or stored outside of the fenced area or within the public right-of-way unless approved in advance by the City Engineer.

PW Start of
Construction and
On-going
143. Construction Noise Management Plan.

Applicant/Developer shall prepare a construction noise
management plan that identifies measures to be taken to minimize construction noise on surrounding developed
properties. The plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be
provided prior to project construction.

PW Start of
Construction
Implementation,
and On-going
needed
144. Traffic Control Plan. Closing of any existing pedestrian pathway and/or sidewalk during construction shall be
implemented through a City approved Traffic Control Plan and shall be done with the goal of minimizing the impact on pedestrian circulation.

PW Start of
Construction and
On-going
145. Construction Traffic Interface Plan. Applicant/ Developer shall prepare a plan for construction traffic interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific requirements by the City Engineer.

PW Start of
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On-going
146. Pest Control. Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities.

PW On-going
861
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 25 of 26 147. Lighting Inspection. Prior to Occupancy, the Applicant shall request an inspection of the lighting levels throughout the site to determine if lighting is sufficient. If additional lights are required to be installed to meet the 1.0 foot-candle
requirement, or for other safety or operational reasons, the Applicant/Developer shall do so prior to Occupancy.

PW Certificate of
Occupancy
148. Construction Traffic and Parking. All construction related parking shall be off the public street.

PW Start of
Construction and
On-going
149. Dust Control/Street Sweeping. The Applicant/ Developer shall provide adequate dust control measures at all times during the grading and hauling operations. All trucks hauling export and import materials shall be provided with tarp cover at all times. Spillage of haul materials and mud-tracking on the haul routes shall be prevented at all times. The
Applicant/Developer shall be responsible for sweeping of streets within, surrounding and adjacent to the project if it is determined that the tracking or accumulation of material on the streets is due to its construction activities.

PW Start of
Construction
Implementation,
and On-going
needed

PUBLIC WORKS - SPECIAL CONDITIONS
150. Right of Way Vacation and Parcel Acquisition. At the completion of the Dublin Blvd right-of-way vacation process, the Applicant/Developer shall enter into a purchase
agreement to acquire the vacated Dublin Blvd parcel south of the project. Right-of-way vacation and parcel acquisition is subject to City Council approval.

PW Sitework Permit
or Building
Permit Issuance
151. Lot Merger. Applicant/Developer upon purchase of the vacated parcel south of the property shall submit a Lot Merger application to the City including all the required documentation, plat maps, and legal descriptions, prepared by a CA Licensed Surveyor, for merging of the parcels.

PW Sitework Permit
or Building
Permit Issuance
152. Public Service Easements. A 10-foot Public Service Easement (PSE) shall be dedicated along the frontage of the merged properties facing Dublin Boulevard to allow for the proper placement of public utility vaults, boxes,
appurtenances or similar items behind the back-of-sidewalk.

Private improvements such as fences, gates or trellises shall not be located within the PSE.

PW Sitework Permit
or Building
Permit Issuance
153. Relinquishment of Abutter’s Rights. The
Applicant/Developer shall relinquish to the City the property’s abutter’s rights along the property frontage of the merged parcel facing Dublin Boulevard by separate instrument.

PW Sitework Permit
or Building
Permit Issuance
154. Private Storm Drain Easement. The Applicant/Developer shall grant a private storm drain easement for the benefit of the northern parcel for the conveyance of upstream
stormwater runoff that will be flowing through the property.

PW Sitework Permit
or Building
Permit Issuance
155. Public Access Easement. A Public Access Easement
(PAE) shall be dedicated along Inspiration Drive for the construction of an ADA compliant driveway approach.

PW Sitework Permit
or Building
Permit Issuance
156. Lot Line Adjustment. The Applicant/Developer shall submit a Lot Line Adjustment application and all required
documentation, plat maps, and legal descriptions prepared by a CA Licensed Surveyor for the proposed Lot Line
Adjustment at the property’s northerly boundary line.

PW Grading/
Sitework Permit
or Building
Permit Issuance
862
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 26 of 26 157. Driveway Approach. Applicant/Developer shall construct an ADA compliant driveway approach consistent with the City Standard detail and shall dedicate a public access easement to the City so that the driveway approach can be constructed entirely within the public right-of-way
PW Grading/
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or Encroachment
Permit Issuance
158. Curb Ramps. Curb returns and curb ramps at the northwest and northeast corner of the Dublin Boulevard and Inspiration Drive intersection were found to be deficient and shall be upgraded to current City and ADA design standards.

PW Grading/
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or Encroachment
Permit Issuance
159. Structures Adjacent to 36-Inch Storm Drain Line. Any structures such as lighting standards located in the vicinity of the 36-inch storm drain line that crosses Parcel 2 from Inspiration Drive shall be at a distance that will ensure the storm drain system is outside the load influence line.

PW Grading/
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Permit Issuance
160. Existing Sidewalk Repairs. All sidewalks fronting the project site shall be reviewed for any deficiencies with respect to current ADA standards and any found deficiencies shall be made compliant. Sidewalks shall be a minimum of five feet in width.

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or Encroachment
Permit Issuance
PASSED, APPROVED, AND ADOPTED this 17th day of May, 2022 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
863
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 RENDERINGS ELEVATIONS 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 580 DUBLIN 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
864
X
X X X
X
X
X X
X
X
X X X X X X X X X X X X X X X ARTIFICIAL TURF SENSORY PLANTER SENSORY PLANTER 0-DEPTH FOUNTAIN PATIO

COMPACT

VANPOOL/ LOW

EMISSION

EV READY

VANPOOL/ LOW

EMISSION

EV READY

VANPOOL/ LOW

EMISSION

VANPOOL/ LOW

EMISSION
INSPIRATION DRIVE (2) STORY - 35, 089 sq. ft MEMORY CARE FACILITY 53 UNITS (55 BED)

PROPERTY LINE
5' BUFFER
17'-1" PROPERTY LINE 10' SIDE SETBACK AND BUFFER
20'
24'
10' SETBACK
TOP OF BANK GENERATOR TRASH ENCLOSURE R30' TRANSFORMER COURTYARD ENTRANCE 15'-1" COVERED ENTRY PROJ. SIGN FLAG POLE RELOCATE (E) SIGN PROPERTY LINE NEW PROPERTY LINE DUBLIN BLVD.
74'-7"
117'-3"
34'-11"
64'-4" 125'-2
1 2
" 175'-2" RETAINING WALL BIKE PARKING, LONG AND SHORT TERM (E) RESIDENTIAL (E) RESIDENTIAL (E) RESIDENTIAL RETAINING WALL W/ SCREENING (WD) FENCE SIDEWALK ACCESS BIO-RETENTION BIO-RETENTION ZERO CURB 14' CLR. 18'
9'
9'
18'
18'
9' FIRE TEE
8'
DELIVERIES 2 RAIL FENCE
5' ZERO CURBEXIT EXIT MECH. FIRE
20' 20' FRONT SETBACK 10' SIDE SETBACK AND BUFFER
10' 10' FRONT BUFFER 10' SIDE SETBACK AND BUFFER 5' REAR BUFFER 15' REAR SETBACK 5' 15' 10' 6' WOOD FENCE TRANSITION ELECT.
24'
24' PROVIDE ACCESSIBLE PEDESTRIAN SIGNAL (APS) PUSHBUTTONS AT THE EAST WEST CROSSWALK NORTH OF DUBLIN BOULEVARD. SEE CIVIL DEEPEN LIGHT POLE FOOTING AS REQUIRED PER SITE CONDITION, VERIFY 5' P.U.E. 5'-0"

OLD PROPERTY LINE
25'-102
1 " OLD PROPERTY LINE VISION TRIANGLE A1.1 architecture, inc. Dublin, CA INSPIRATION MEMORY CARE 0 10 20 40 60 DUBLIN, CA DATE: 11/23/2021 SITE PLAN - LOT 2 1" = 20' NOT TO SCALE VICINITY MAP 1 SITE PLAN A1.1 1" = 20' SITE DATA: PROPERTY AREA: ASSESSORS PARCEL ID NUMBER 1.63 ACRES 71,088 SQ. FT. 941-0022-005-00 PROJECT DATA IMPERVIOUS AREA: PERVIOUS AREA: SITE AREA BREAKDOWN: FLOOR AREA RATIO: (0.49 FAR) PROPOSED EXISTING / 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 RESIDENCE AT 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-2 GENERAL PLAN LAND USE: PUBLIC / SEMI-PUBLIC ZONING LAND USE: ED ZONING PLANNED DEVELOPMENT NUMBER: 0RD. 07-03 PLANNING AREA: PRIMARY PLANNING AREA BOUNDARY ZONING FILE NUMBER: PA 00-01717,461 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 SPACES 23 225 PARKING BREAKDOWN: OPEN SPACES ACCESSIBLE SPACES 10'-0" 15'-0" 20'-0" 5' REAR 10'-0" 15'-0" 20'-0" 25 REQ. FREEWAY 580 DUBLIN BLVD

DUBLIN BLVD

INSPIRATION DR

BRIGADOON WAY

FOOTHILL RD

SAN RAMON RD SITE
18'-3
119
128
" 11'-4"
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
865
207 SqFt LOBBY 130 SqFt OFFICE RR 155 SqFt DIRECTOR 130 SqFt RECEPTION 228 SqFt SALES 486 SqFt LIVING 1225 SqFt KITCHEN 137 SqFt STORAGE DRY ELEC. 383 SqFt TV ROOM 587 SqFt DINING VEST. 120 SqFt OFFICE ACTIVITY 554 SqFt ACTIVITY 144 SqFt CARE 177 SqFt MED 198 SqFt NURSE 1960 SqFt COURTYARD 91 SqFt Fire 93 SqFt VESTIBULE 68 SqFt MECH 130 SqFt SALON 139 SqFt SITTING STOR. / ELEC 368 SqFt TV ROOM 554 SqFt ACTIVITY 1960 SqFt COURTYARD 93 SqFt VESTIBULE 215 SqFt STAFF RR RR VEST. 84 SqFt NURSE 587 SqFt DINING OFFICE 120 SqFt ACTIVITY 81 SqFt MED. 107 SqFt STORAGE 68 SqFt MECH. 452 SqFt LAUNDRY A2.1 architecture, inc. DXEOiQ CA INSPIRATION MEMORY CARE DATE 10/08/20 SCHEMATIC PLANS 1/16 1
0 BXiOGiQJ SqXDre FRRtDJe 17461 S4FT GROUND FLOOR 17628 S4FT UPPER FLOOR 35089 S4FT TOTAL S4FT UQit BreDNGRZQ GROUND FLOOR 23 PRIVATE 289 S4FT 335 S4FT
1 SHARED
451 S4FT
25 TOTAL BEDS UPPER FLOOR 28 PRIVATE
289 S4FT
1 SHARED
451 S4FT
30 TOTAL BEDS BUILDING 51 PRIVATE 2 SHARED 55 TOTAL BEDS 1 FIRST FLOOR PLAN A2.1 1/16 1 0 2 SECOND FLOOR PLAN A2.1 1/16 1
0 3 ROOF PLAN A2.1 1/16 1
0 A B 1 2 1 3 3 5 4 66 77 6 7 7 6 7 6 6 6 7 7 6 6 6 6 7 2 2 2 4444 2 2 2 8 8 2 2 2 3 3 2 9 10 11 12 1366 1010 6 10 10 6 10 11 6 6 10 10 6 6 2 2 10 10 6 2 14141414 2 2 2 B B B 866
867
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/ LOCAL SANITATION DEPARTMENT 1/2" MAX. TRANSITION 19'-3" 12'-6" 4'-8" 5'-11" 1'-8" 4'-2" 2'-10" 5'-912" 7'-1012 5'-7" " 3'-412" 4'-10" 4'-312" 4 CY. WASTE DUMPSTER 56" x 82" 27" x 35" RECYCLE BIN 27" x 35" RECYCLE BIN 27" x 35" RECYCLE BIN 8" CMU WALL VERIFY W/ LOCAL SANITATION DEPARTMENT 2"x6" P.T. BUMPER ON INTERIOR ALL WALLS 6" CONC. CURB HOSE BIB BOLLARDS, TYP OF (4) OPAQUE MTL GATE OPAQUE MTL GATES TANKLESS WATER HEATER DRAIN SCALE: 6 FT. FENCE GOOD NEIGHBOR STYLE N.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 EACH FENCE BOARD 6'-0" LONG W.R.C. TIGHT KNOT ROUGH SAWN 1x6 BOARDS SELF-SPACED EACH SIDE OF FENCE. 4x4x10 FT. P.T. POSTS SPACED 8'-0" o.c. MAX. APPLY (2) COATS WOOD PRESERVATIVE TO CUT POST TOPS. SECTION ELEVATION 24"
MIN. PROTRUDE BOTTOM OF POSTS THROUGH FOOTINGS 1/2 CU. FT. COMPACTED GRAVEL BENEATH ALL POSTS GALV. FENCE CLIP AT EA. POST/RAIL CONNECTION, (2) #10 WD. SCREWS EACH CLIP TO 4x4 POSTS & (4) GALV. CLIP NAILS EACH 2x4 RAIL END. 4" MIN. CONCRETE, ALL SIDES OF POSTS, PITCH TOP OF FOOTINGS 1'-3" 3'-0" 1'-158"
6'-4" ±
3" 2x6 W.R.C. TIGHT KNOT CONTINUOUS CAP
1'-0" LATTICE TOP
35'-0"

MAX FOUNDATION PER MANUFACTURERS RECOMMENDATIONS (MAY VARY W/ SOILS AND WIND CONDITIONS) FIBERGLASS OR ALUMINUM TAPERED FLAGPOLE SCALE: FLAG POLE (GROUND SET CONE) NOT TO SCALE P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/10350001 MUST BE A MINIMUM OF FROST DEPTH NOTE: SEE SPECIFICATIONS FOR 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 TO ARCHITECT FOR APPROVAL · ALL BINS AND DUMPSTERS TO HAVE COVERS VERIFY ALL FENCE/GATE COLORS WITH ARCH. FINISH GRADE FINISH GRADE B SIDE ELEVATION - PAINT INTERIOR SURFACES, COLOR TO MATCH STUCCO 2x6 P.T. BUMPER ALL WALLS SEE STRUCTURAL FOR REINFORCING AND ADDITIONAL INFORMATION 8" CONCRETE MASONRY UNIT WALL. FILL ALL CELLS SOLID W/ GROUT FINISH GRADE SECTION E 6'-0"
3'-0" 4" MAX. SECTION D C FRONT ELEVATION - STUCCO FINISH TO MATCH MAIN BUILDING- ALL EXTERIOR SURFACES. 3/8"ɸ BAR 8"x2" WELDED TO STEEL TUBE AT 16" O.C. 8"x8"x16" CMU WALL 5"x5"x1/4" STEEL TUBE W/ 5"x5"x1/4" CAP PLATE EMBEDDED 3'-0" INTO FOOTING 1"x18 GA. METAL GATE STUCCO PER PLAN METAL DECK SLOPE 1/4"/FT. SLOPE TO DRAIN 6" CONC. SLAB W/ #3 BAR @ 24" o.c. EACH DIRECTION ORCO BLOCK 10x4x16 MUSHROOM CAP UNITS, COLOR TO MATCH STUCCO ORCO BLOCK 10x4x16 MUSHROOM CAP UNITS, COLOR TO MATCH STUCCO 6'-0" 3'-0"
9'-0" 11'-10"
9'-0"
6'-0" 3'-0" 7'-0" 7'-7" 4'-0" 18'-7" 6" SCH. 40 GALVANIZED STEEL PIPE BOLLARD, GROUT SOLID AND PAINT TO MATCH GATES. 6'-0" 8"x8"x16" CMU WALL (INTERIOR VIEW) CONCRETE FOUNDATION PER STRUCT. ENGINEER 16"± STUCCO FINISH TO MATCH MAIN BUILDING- ALL EXTERIOR SURFACES. STUCCO FINISH TO MATCH MAIN BUILDING- ALL EXTERIOR SURFACES. D- NOTE: SEE STRUCTURAL FOR ALL CONNECTIONS AND REINFORCEMENT SCALE: BIKE DOCK (SHORT TERM BIKE PARKING) 1/8" = 1'-0" P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/02830032 MANUF: SARIS CYCLING GROUP 1-800-783-7257 WWW.SARIS.COM MODEL # 2213 - 2 BIKE FM BIKE DOCK NOTE: · INSTALL PER MANUFACTURER'S SPECIFICATIONS 10" 2'-6" 5'-4"
(2")
(2) 6" x 6" x .25" SQUARE FLANGE MOUNTING PLATE W/ 5/8" DIA. MOUNTING HOLES SCALE: 1/4" - 1'-0" 36" 36" 36" 12' 8'
30" 3'-0" PLAN SINGLE SIDE 36" SCALE: PROJECT SIGN (SEPERATE PERMIT REQUIRED) 1/4" = 1'-0" P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/PROJSIGN NOTE: PROVIDE SHOP DRAWINGS TO ARCHITECT FOR APPROVAL PROJECT NAME ADDRESS PHONE # Memory Care Facility SECTION A-A 12'-512" 9'-512" 5'-0" 1'-4" 1'-6"
10" 8" 3'-6" 6"
4'-6" GENERAL NOTES: 1. BACKLIT SIGN REQUIREMENTS TO BE COORDINATED BY CONTRACTOR AT TIME OF CONSTRUCTION 3. FOR FOOTINGS AND INSTALLATION SEE MANUF. INSTRUCTIONS 8'-112" FROST DEPTH PER SOILS REPORT PROVIDE REBAR PER SIGN MANUFACTURER 12'-512" 3'-0" 9'-512" 10" MIN. CONCRETE SLAB w/ #4 BARS 10" o.c. AND #4 BAR AT PERIMETER, 3" CLR. @ SIDES & BOTTOM 18"∅ BY 36" DEEP CONCRETE FOOTING INSTALLED PER SIGN MANUFACTURES INSTRUCTIONS 3" AA STUCCO TOMATCH BUILDING TOP OF FOOTING TO ALIGN W/ FINISH GRADE BACKLIT PAINTED ALUMINUM SIGN BY OTHERS B.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 CATALOG 1-855-694-4582 WWW.THEPARKCATALOG.COM MODEL # 537-1052 NOTE: · INSTALL PER MANUFACTURER'S SPECIFICATIONS 74" 30" 49" 6'-2" 2'-0"
2'-6" 20 FT. #4 CU "U.F.E.R." GROUND COILED UNDER BASE 3/4" PVC CONDUIT, BURY 24" OR AS REQ. BY AUTHORITY HAVING JURISDICTION. SEE PLANS NOTE COORDINATE WITH ELECTRICAL 1/E2.5, AND STRUCTURAL SEE 16, 20/S1.1 FOR ADDITIONAL INFORMATION EXPOSED CONCRETE TO HAVE RUBBED FINISH W/ EASED BULLNOSED EDGE 2 PIECE BASE COVER CONFIRM BOLT SIZE, PATTERN, HEIGHTS & CONDUIT REQUIREMENTS W/ POST BASE SHOP DRAWINGS 48" MIN. OR FROST DEPTH
(WHICHEVER IS DEEPER) FINISHED GRADE GROUND LUG INSIDE POLE FIXTURE POLESCALE: PARKING LOT LIGHT BASE 3/4" = 1'-0" P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/02850001 24" 1" CHAMFER DEEPEN FOOTING AS REQUIRED PER SITE CONDITION 123 45 67 8 36"
12-1/2" FIN. GRADE MASTER HALCO "LEGEND" VINYL 2 RAIL RANCH RAIL FENCE (WHITE OR TAN COLOR DETERMINED BY OWNER) INSTALL PER MANUFACTURER'S SPECIFICATIONS SCALE: 2 RAIL VINYL FENCE MASTER HALCO OR EQUAL N.T.S. T:/02SITEWK/830FENCE/0283003610-1/2" 10"Ø 10"Ø x 30" MIN. DEEP CONCRETE FOOTINGS WITH SLOPED SIDES AT ALL POSTS 30" MIN.

OR BELOW FROST
DEPTH 9 A3.2 architecture, inc. Dublin, CA INSPIRATION MEMORY CARE DATE: 11/23/2021 SITE DETAILS PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
868
A4.1 architecture, inc. DXEOLQ CA INSPIRATION MEMORY CARE CALIFORNIA HIGHLANDS (ADJACENT PROPERTY) PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
869
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BIO-RETENTION AREA 1136 sf COURTYARD BUILDING 6 FT. HIGH EVERGREEN (OPAQUE) HEDGE "A" SCREEN- WEST BOUNDARY EVERGREEN TREES (20' x 15") @ 25' o.c.

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VANPOOL/ LOW

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EMISSION 154 sf 154 sf 117 sf 130 sf 180 sf

INSPIRATION DRIVE
DUBLIN BOULEVARD EX. PERENNIALS TO BE PRESERVED EX. STREET TREE TO BE PRESERVED VISION CLEARANCE LINE 1963 sf 769 sf PARKING AREA 13,237 sf

NO WORK WITHIN
10' SETBACK AREA 2-RAIL PROTECTION FENCE REFER TO ARCH. PLANS R
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R ZERO-DEPTH FOUNTAIN REFER TO ARCH. PLANS FLAGPOLE PROJECT SIGN SENSORY GARDEN PLANTERS BIO-RETENTION AREA 504 sf RETAINING WALL & SAFETY RAIL, REFER TO CIVIL PLANS RETAINING WALL & SAFETY RAIL, REFER TO CIVIL PLANS REFUSE & GENERATOR ENCLOSURES,REFER TO ARCH. PLANS BICYCLE RACK & BICYCLE LOCKERS, REFER TO ARCH. PLANS BENCHES PORTABLE GARDEN THERAPY PLANTERS TABLE SET WITH UMBRELLA ARTIFICIAL TURF NO WORK ON UNDISTURBED SLOPE AREA 10' SETBACK AREA EX. STREET TREE TO BE PRESERVED STREET TREES ON EAST/SOUTH SIDE OF INSPIRATION DRIVE N.I.C.

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EMISSION EX. STREET TREE TO BE REMOVED PLANTING LEGEND: SYMBOL BOTANICAL / COMMON NAMES SIZE / FORM (tree symbols reduced ) QUANTITY WUCOLS REGION 1 SHADE TREE ORNAMENTAL TREE S Low Olea europaea 'Wilsonii' Wilson Fruitless Olive Tree 4 Very Low EVERGREEN BUFFER TREES 15 gal. Standard Callistemon citrinus Lemon Bottlebrush 9 Low 15 gal. Standard Platanus x acerifolia 'Columbia' Columbia London Plane Tree (Dublin Blvd.) 6 Moderate STREET TREES 24" box Standard Pistacia chinensis 'Keith Davey' Chinese Pistache 6 20' x 15' Mahonia eurybracteata 'Soft Caress' 5 gal. Soft Caress Mahonia 1 Moderate Rhaphiolepis indica 'Pinkie' 5 gal. India Hawthorn 18 4' o.c. Low SHRUBS Salvia greggii (Salmon) 5 gal.

Autumn Sage 28 4' o.c. Low BACKGROUND / TALL SHRUBS Leonotis leonurus 5 gal. Lion's Tail 3 Low Rhus integrifolia 5 gal. Lemonade Berry 3 Low Westringia fruticosa 'Blue Gem' 5 gal.

Blue Gem Coast Rosemary 18 5' o.c. Low STREETSCAPE PLANTING BOTANICAL / COMMON NAMES QUANTITY SIZE / FORM WUCOLS SPACING REGION 1 Cistus 'Sunset' 5 gal.

Magenta Rockrose 11 5' o.c. Low SHRUBS
R Phormium 'Sea Jade' 5 gal. Sea Jade New Zealand Flax 10 as shown Low Rosa rugosa 'Alba' 5 gal. White Rugosa Rose 25 5' o.c. Low Pennisetum alopecuroides 'Little Bunny' 1 gal.

Little Bunny Fountain Grass 29 30" o.c. Low Rosmarinus officinalis 'Prostratus' 1 gal.

Rosemary 66 36" o.c. Low GRASSES / GROUND COVERS / PERENNIALS Coreopsis lanceolata 'Early Sunrise' 1 gal. Double Flowered Yellow Tickseed 41 24" o.c. Low PROJECT SITE PLANTING BOTANICAL / COMMON NAMES QUANTITY SIZE / FORM WUCOLS REGION 1 MATURE HT. x WD. 15 gal. Standard 30' x 30' 45' x 35' Lagerstroemia indica x fauriei 'Muskogee' Muskogee Hybrid Crape Myrtle
3 15 gal. Low Standard 24' x 20' MATURE HT. x WD. 70' x 40' QUANTITY SIZE / FORM WUCOLS SPACING REGION 1 Ceanothus gloriosis 'Anchor Bay' 5 gal. Point Reyes Wild Lilac 15 7' o.c. Very Low Nandina domestica 'Gulf Stream' 5 gal.

Heavenly Bamboo 15 3' o.c. Low Pittosporum tobira 'Dwarf Variegata' 5 gal.Dwarf Variegated Tobira 11 4' o.c. Low Sarcococca ruscifolia 5 gal. Sweet Box 4 Low Aloe striata 5 gal. Coral Aloe 3 as shown Low Prunus yedoensis (subst. for Bradford Pear-ex. trees) Yoshino Flowering Cherry 2 15 gal. Moderate Standard 40' X 30' Quercus agrifolia Coast Live Oak 2 15 gal. Very Low Multi-trunk 30' x 40' as shown as shown Myrsine africana 5 gal. African Boxwood 57 4' o.c. Low as shown Mahonia repens 5 gal. Creeping Oregon Grape 21 4' o.c. Low as shown Gardenia jasminoides 'August Beauty' 5 gal. August Beauty Gardenia 2 as shown Moderate Sarcococca hookeriana humilis 5 gal. Sweet Sarcococca 6 as shown Low Parking Lot Area- PARKING LOT LANDSCAPING: 13,237 sq. ft. 15% Parking Area 1986 sq. ft. Liriope muscari 1 gal. Big Blue Lily Turf 20 Moderate Dietes vegeta 1 gal. Fortnight Lily 8 as shown Low GRASSES / PERENNIALS GROUND COVER Erodium reichardii 100% coverage Cuttings 18" o.c. Low Cranesbill (Building Area, Parking lot) Myoporum parvifolium Low Creeping Myoporum (Slopes, Perimeter) Lavandula angustifolia 'Munstead' 1 gal. Dwarf English Lavender 12 Low Jasminum floridum 5 gal. Showy Jasmine- train onto enclosure 5 as shown Low VINES Landscape Requirement- Parking Area Landscape provided- 3697 sq. ft. (27.9%) Trees Required (1 / 4 stalls) 6 trees 25 stalls / 4= 6 trees Shade trees provided- PLANTING LEGEND CONTINUED: Coprosma petriei 'Verde Vista' 1 gal. Creeping Coprosma 115 4' o.c. Low Cuttings 36" o.c. as shown as shown Sisyrinchium bellum 'E.K.Balls' 1 gal. Blue-Eyed Grass 29 as shown Low Hakonechloa macra 'Aureola' 1 gal. Japanese Forest Grass 6 as shown Moderate Artificial Turf- Courtyard 216 s.f. Very Low DuPont Forever Lawn or equal Calamagrostis x acutifolia 'Karl Foerster' 1 gal. Feather Reed Grass 12 as shown Moderate 100% coverage BIO-RETENTION PLANTING Plant grass species in natural masses of 24 minimum by quantity- triangular spacing 1640 s.f. Deschampsia caespitosa Low Tufted Hair Grass 164 1 gal. 24" o.c. Elymus tritichoides Low Creeping Wild Rye 164 1 gal. 24" o.c. Festuca rubra 'Molate' Low Molate Creeping Red Fescue 328 1 gal. 12" o.c. NOTES: 1. Soil Preparation for planting areas, excluding bio-swales (per 1000 s.f.): 4 cu. yds. organic compost free of biosolids & harmful pathogens 100 lbs. Gro-Power Plus w/M (mycorrhizae) organic fertilizer Spread 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) 654-4358 3. 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 plant palettes, 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 classified as a Moderate water use tree based upon the WUCOLS IV List for this region. New street trees 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 irrigated separately 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 the WUCOLS 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 following plants from the SMP plant palette are proposed: Trees Lagerstroemia indica Crape Myrtle Quercus agrifolia Coast Live Oak Shrubs Ceanothus gloriosus Point Reyes Creeper Phormium New Zealand Flax Rosa spp. Shrub (Rugosa) Rose Rosmarinus Rosemary architecture, inc. Dublin, CA INSPIRATION MEMORY CARE
0 10 20 40 60 DATE: 11/23/2021 LANDSCAPE PLAN - LOT 2 1" = 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. EAAWU LOW 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
876
Attachment 6
Reso. No. XX-22, Item X.X, Adopted XX/XX/2022 Page 1 of 2 RESOLUTION NO. xx – 22

A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF DUBLIN

SUMMARILY VACATING UNUSED RIGHT-OF-WAY ON DUBLIN BOULEVARD AND

RESERVATION OF A PUBLIC SERVICE EASEMENT
WHEREAS, the Applicant, Fulcrum Real Estate Development, is proposing to develop a 55-bed memory care facility on Parcel 2 of the Valley Christian Center Property located at 7500 Inspiration Drive (APN 941-0022-005-00). Requested approvals include a Planned Development Rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review Permit and Street Vacation; and
WHEREAS, the Property Owner, Valley Christian Center of Dublin California, requests to summarily vacate approximately 8,118 square feet of right-of-way along Dublin Boulevard, as depicted on Exhibit “A” and “B” to this resolution; and
WHEREAS, Section 8330, et. seq., of the California Streets and Highways Code provides for the summary vacation of street right-of-way; and
WHEREAS, Section 8331 of the California Streets and Highways Code authorizes the City Council to summarily vacate street right-of-way if, for a period of five consecutive years, the street has been impassable for vehicular traffic and no public money was expended for maintenance on the street; and
WHEREAS, Section 8334 of the California Streets and Highways Code authorizes the City Council to summarily vacate excess right-of-way not required for street or highway purposes; and WHEREAS, at their meeting on April 26, 2022, the Planning Commission found the proposed vacation to be in conformance with the Dublin General Plan pursuant to Section 65402 of the Government Code; and
WHEREAS, Section 8340 of the California Streets and Highways Code authorizes the City Council to reserve and except from the vacation a public utility easement over the street or highway proposed to be vacated.

NOW, THEREFORE, BE IT RESOLVED that the City Council finds that A) For a period of five consecutive years, the right-of-way to be vacated has been impassable for vehicular traffic and no public money was expended for maintenance on the right-ofway.

B) Separately and in addition to the provisions stated above, the right-of-way to be vacated is not required for street or highway purposes.

C) All utility companies providing service in the project area have been notified about the proposed vacation and have not objected.

D) The vacation of the right-of-way is in conformance with the City’s General Plan.

E) The proposed vacation of the right-of-way is categorically exempt from review under the California Environmental Quality Act (CEQA) pursuant toTitle14 California Code of Regulations, CEQA Guidelines Section 15301, Existing Facilities. 877
Reso. No. XX-22, Item X.X, Adopted XX/XX/2022 Page 2 of 2 BE IT FURTHER RESOLVED that based on the findings made and the above provisions of the Streets and Highways Code, the City Council hereby order the summary vacation of the 8,118 square feet of right-of-way on Dublin Boulevard and reserve a non-exclusive Public Service Easement along the southerly ten feet (10’) of the property, as shown on Exhibit “A” and “B”.

BE IT FURTHER RESOLVED that the Clerk of this City Council is hereby directed to transmit a certified copy of this resolution to be recorded in the office of the County Recorder of Alameda.

PASSED, APPROVED, AND ADOPTED this 17th day of May 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
878
879
880
881
Attachment 7
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 1 of 2 RESOLUTION NO. xx – 22

A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF DUBLIN

APPROVING A PURCHASE AND SALE AGREEMENT WITH VALLEY CHRISTIAN CENTER FOR

EXEMPT SURPLUS FORMER RIGHT-OF-WAY ON DUBLIN BOULEVARD
WHEREAS, on May 17, 2022, the City Council (“City Council”) of the City of Dublin (“City”) adopted Resolution No. XX-22 summarily vacating unused right-of-way consisting of approximately 8,118 square feet (“Property”); and
WHEREAS, the neighboring property owner, Valley Christian Center of Dublin California (VCC), desires to purchase the Property for the development of a 55-bed memory care facility on Parcel 2 of the Valley Christian Center Property located at 7500 Inspiration Drive (APN 941-0022-005-00); and WHEREAS, City Staff and VCC have negotiated a Purchase and Sale Agreement, attached hereto as Exhibit A (“Purchase and Sale Agreement”); and WHEREAS, pursuant to the terms of the Purchase and Sale Agreement, VCC will purchase the Property from the City for $120,390; and
WHEREAS, the property qualifies as “exempt surplus land” pursuant to Government Code section 54221 (f)(1)(E)t because it is a former right-of-way and is being conveyed to an owner of an adjacent property; and
WHEREAS, a Grant Deed has been prepared to grant the Property to VCC, subject to the reservation of a ten foot (10’) Public Service Easement for public purposes along the southerly line of the Property.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does hereby approve the sale of the Property to VCC subject to reservation by the City of the Public Service Easement.

BE IT FURTHER RESOLVED THAT the City Council does hereby authorize the City Manager to execute the Purchase and Sale Agreement substantially in the form attached hereto; to make revisions to the Purchase and Sale Agreement, with the advice of the City Attorney, which do not materially or substantially increase the City’s obligations thereunder; to execute the Grant Deed, attached to the Purchase and Sale Agreement, to sign all documents, to make all approvals and take all actions necessary or appropriate to carry out and implement the Purchase and Sale Agreement and to administer the City’s obligations, responsibilities and duties to be performed under the Purchase and Sale Agreement.
{Signatures on the following page}
882
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 2 PASSED, APPROVED, AND ADOPTED this 17th day of May, 2022 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
883
Attachment 8

PURCHASE AND SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS

THIS PURCHASE AND SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS (this “Agreement”) is entered into as of __________________, 2022 (the “Effective Date”), by and between the CITY OF DUBLIN, a California municipal corporation (“City”), and the Valley Christian Center (“VCC”), a _______________. VCC and City are individually referred to herein as a “Party,” and collectively referred to herein as the “Parties.”

RECITALS
A. VCC is the owner of certain real property located at [street address], City of Dublin, County of Alameda, State of California, designated as APN ____________.

B. The City is the owner of certain real property located in the City of Dublin, County of Alameda, State of California, and consisting of approximately 8,118 square feet, as more particularly described and depicted in Exhibit A and Exhibit B, attached hereto and incorporated herein by this reference (the “Property”).

B. On [date], the City Council of the City of Dublin adopted Resolution No. __ vacating the Property as a public right-of-way in accordance with California Street and Highways Code section 8300 et seq. and reserving a non-exclusive Public Service Easement along the southerly ten feet (10’) of the Property;
C. VCC desires to aquire the Property, subject to the Public Service Easement, from the City to merge with APN _______ and convey the merged parcel for the development of a memory care facility consisting of 55-beds and related amenities and improvements, and the City desires to convey the Property to VCC for this purpose.

NOW, THEREFORE, for and in consideration of the mutual covenants and agreements contained in this Agreement, and other good and valuable consideration, the receipt and adequacy of which is hereby acknowledged by the Parties, VCC and City hereby agree as follows:

1. INCORPORATION OF RECITALS AND EXHIBITS. The Recitals set forth above and the Exhibits attached to this Agreement are each incorporated into the body of this Agreement as if set forth in full.

2. PURCHASE AND SALE.

2.1 Agreement to Buy and Sell. Subject to the terms and conditions set forth herein, the City hereby agrees to sell the Property to VCC, and VCC hereby agrees to purchase the Property from the City.

2.2 Purchase Price. The purchase price for the Property to be paid by VCC to the City (the “Purchase Price”) is one hundered twently thousand three hundred and ninety Dollars ($120,390). The full amount of the Purchase Price shall be paid in immediately available funds to the City on the Closing Date (defined below).
884
2 3. ESCROW.

3.1 Escrow Account. The Parties shall open an escrow account (the “Escrow”) with First American Title Company (the “Escrow Holder”). VCC shall be responsible for all Escrow fees and costs. Escrow Holder shall perform all Escrow and title services in connection with this Agreement.

3.2 Opening of Escrow. Within three (3) business days after the Effective Date, the Parties will deposit into Escrow the fully executed Agreement, or executed counterparts thereto.

The date such fully executed Agreement is received by Escrow Holder will be deemed the “Opening of Escrow” and Escrow Holder will give written notice to the Parties of such occurrence.

3.3 Satisfaction of Due Diligence Contingency. VCC shall have the right, in its sole and absolute discretion, to terminate this Agreement for any reason prior to the expiration of the “Due Diligence Contingency Period” (as defined in Section 4.2 below). VCC hereby agrees to provide written notice to City prior to the expiration of the Due Diligence Contingency Period if VCC disapproves any due diligence items or approves all due diligence items (“VCC Notice”). If VCC disapproves any items through the delivery of the VCC Notice to City before 5:00 p.m. on the last day of the Due Diligence Contingency Period, this Agreement shall terminate, and all amounts deposited by VCC into Escrow will be returned to VCC, and neither Party shall have any further rights or obligations hereunder except those which expressly survive the termination hereof. If VCC fails to timely deliver the VCC Notice to City, it will be conclusively presumed that VCC has: (i) approved all such items, matters or documents and (ii) waived its termination rights under Section

3.3 of this Agreement.

4. PROPERTY DISCLOSURE REQUIREMENTS.

4.1 Condition of Title/Preliminary Title Report. At VCC’s sole cost and expense, VCC shall obtain a Preliminary Title Report for the Property (the “Preliminary Report”) within fifteen (15) days after the Effective Date. VCC shall have fifteen (15) days after receipt of the Preliminary Report to approve the Preliminary Report. If there are any changes to the Preliminary Report prior to Closing, VCC shall have fifteen (15) days after receipt of the revised Preliminary Report to approve such changes. Notwithstanding VCC’s delivery of the VCC Notice, VCC agrees to take title to the Property subject to the following “Permitted Exceptions:” (a) standard printed exceptions in the buyer’s title policy, (b) general and special real property taxes and assessments constituting a lien not yet due and payable, and (c) any other title exceptions expressly approved by VCC pursuant to the VCC Notice.

4.2 Due Diligence Contingency Period. VCC will have thirty (30) days from the Effective Date (the “Due Diligence Contingency Period”) to complete physical inspections of the Property and due diligence related to the purchase of the Property. During the Due Diligence Contingency Period, representatives of VCC shall have the right of access to all portions of the Property, at all reasonable times, for the purpose of conducting studies, inspections and investigations of the Property and obtaining data and making surveys and tests necessary to carry out this Agreement, including the investigation of the environmental condition of the Property, and geotechnical, seismic, mechanical, and engineering testing. Any such access to the Property by 885
3 VCC shall be done at the sole expense of VCCand shall be coordinated with City’s representatives.

Any surveys and tests shall be undertaken only after securing any necessary permits from the appropriate governmental agencies. As soon as practical after the Effective Date, City shall provide to VCC copies of all reasonably available and known documents that City has in its possession with respect to the Property. VCC hereby agrees to indemnify and hold City harmless for any damage to the Property caused (but not merely revealed) by VCC’s inspections.

4.3 Property Disclosure. California Health & Safety Code section 25359.7 requires owners of non-residential real property who know, or have reasonable cause to believe, that any release of hazardous substances are located on or beneath the real property to provide written notice of same to the buyer of real property. Other applicable laws require City to provide certain disclosures regarding natural hazards affecting the Property. City agrees to disclose to VCC all material information with respect to the Property and all defects therein known by City, and to make all necessary disclosures required by law. City hereby represents to the best of its knowledge that it is not aware of and has not received any notice or communication from any government agency having jurisdiction over the Property notifying City of the presence of surface or subsurface zone Hazardous Materials in, on, or under the Property or any portion thereof. “Best of its knowledge,” as used herein, shall not impose a duty of investigation, and shall be limited to the best knowledge of City employees and agents who manage the Property or have participated in the preparation of this Agreement, and all documents and materials in the possession of City.

5. CLOSING AND PAYMENT OF PURCHASE PRICE.

5.1 Closing. The closing (“Closing” or “Close of Escrow”) will occur no later than thirty (30) days after the end of the Due Diligence Contingency Period (“Closing Date”). In the event that Closing has not occurred on or prior to the Closing Date, either Party not then in default may, upon five (5) days advance written notice to the other Party, terminate this Agreement and the Escrow. If neither Party so elects to terminate this Agreement and the Escrow, Escrow Holder shall close the Escrow as soon as possible. Upon any termination of this Agreement, neither Party shall have any further rights or obligations hereunder; except for the rights and obligations expressly provided to survive termination of this Agreement.

5.2 VCC’s Conditions to Closing. VCC's obligation to purchase the Property is subject to the satisfaction of all of the following conditions or VCC's written waiver (in VCC’s sole discretion) of such conditions on or before the Closing Date:
(a) Expiration of the Due Diligence Contingency Period with no exercise by VCC of its rights under this Agreement to terminate this Agreement. (b) City has deposited into the Escrow a fully executed “Grant Deed” (as defined in Section 5.5(a) below) and all other documents to be submitted by City pursuant to this Agreement, all duly executed by City.
(c) VCC has deposited (or caused to be deposited, as the case may be) into the Escrow the Purchase Price and all Escrow fees and costs under Section 5.5(d) below (“Escrow and Title Costs”).
886
4 (d) City’s representations and warranties herein are true and correct in all material respects as of the Closing Date.
(e) The Title Company is irrevocably committed to issue a CLTA or ALTA Title Policy to City, as selected by VCC, and such endorsements requested by VCC, insuring title to VCC in the full amount of the Purchase Price subject only to the Permitted Exceptions. (f) City has performed all obligations to be performed by City pursuant to this Agreement.

5.3 City’s Conditions to Closing. The Close of Escrow and City’s obligation to sell and convey the Property to VCC are subject to the satisfaction of the following conditions or City’s written waiver (in City’s sole discretion) of such conditions on or before the Closing Date:
(a) VCC has deposited into the Escrow the Purchase Price and all Escrow and Title Costs.
(b) VCC has deposited into the Escrow a fully executed Acceptance of Grant Deed and all other documents to be submitted by VCC pursuant to this Agreement, all duly executed by VCC.
(c) VCC’s representations and warranties set forth herein are true and correct in all material respects as of the Closing Date. (d) VCC has performed all obligations to be performed by VCC pursuant to this Agreement before Closing Date.

5.4 Conveyance of Title. City will deliver fee simple title to VCC at the Closing, subject only to the Permitted Exceptions. The Property will be conveyed by City to VCC in an “as is”, “where is,” and “with all faults” condition, with no warranty, express or implied, by City as to the physical condition; provided, however, that the foregoing shall not relieve City from disclosure of any such conditions of which City has actual knowledge.

5.5 Deliveries at Closing.
(a) Deliveries by City. City shall deposit into the Escrow for delivery to VCC at Closing: (i) a grant deed, substantially in the form of Exhibit C attached hereto and incorporated herein (the “Grant Deed”); and (ii) any other documents required for the Escrow. (b) Deliveries by VCC. No less than one (1) business day prior to the close of Escrow, VCC shall deposit into Escrow (i) the acceptance of the Grant Deed, and (ii) immediately available funds in the amount equal to the Purchase Price as adjusted by any prorations between the Parties, and all Escrow and Title Costs.
887
5 (c) Closing. Upon Closing, Escrow Holder shall: (i) record the Grant Deed; (ii) disburse to City the Purchase Price; (iii) deliver to VCC a conformed copy of the original recorded Grant Deed; and (iv) distribute to itself the payment of Escrow fees and expenses required hereunder.
(d) Closing Costs. VCC shall each be responsible for all Escrow fees and costs, and all other closing fees and costs (including the costs of preparing documents and instruments), recording fees, governmental conveyance fees and transfer taxes (if any). VCC shall also pay title insurance and title report costs and all expenses associated with obtaining title insurance and report.
(e) Property Taxes. At the close of escrow, the Escrow Agent shall make the following prorations: (i) property taxes will be prorated as of the close of escrow based upon the most recent tax bill available, including any property taxes which may be assessed after the close of escrow but which pertain to the period prior to the transfer of title to the Property to VCC, regardless of when or to whom notice thereof is delivered; and (ii) any bond or assessment that constitutes a lien on the Property at the close of escrow will be assumed by VCC.

City does not pay ad valorem taxes.

6. REPRESENTATIONS, WARRANTIES AND COVENANTS.

6.1 City’s Representations, Warranties and Covenants. In addition to the representations, warranties and covenants of City contained in other sections of this Agreement, City hereby represents, warrants and covenants to VCC that the statements below in this Section 6.1 are each true and correct as of the Closing Date; provided, however, if to City’s actual knowledge any such statement becomes untrue prior to Closing, City will notify VCC in writing and VCC will have three (3) business days thereafter to determine if VCC wishes to proceed with Closing. If VCC determines it does not wish to proceed, then the terms of Section 6.2 will apply. (a) Authority. City is a municipal corporation, lawfully formed, in existence and in good standing under the laws of the State of California. City has the full right, capacity, power and authority to enter into and carry out the terms of this Agreement. This Agreement has been duly executed by City, and upon delivery to and execution by VCC is a valid and binding agreement of City. The City has complied with, and is not required to take any further actions to comply with, state surplus property law requirements, City property conveyance requirements, or any other legal requirements except as provided in this Agreement. (b) Encumbrances. City has not sold, leased, alienated, encumbered, transferred, mortgaged, assigned, pledged, or otherwise conveyed its interest in the Property or any portion thereof, nor entered into any agreement to do so, and there are no liens, encumbrances, mortgages, leases, covenants, conditions, reservations, restrictions, easements or other matters affecting the Property, except as disclosed in the Preliminary Report. City will not, directly or indirectly, sell, lease, alienate, encumber, transfer, mortgage, assign, pledge, or otherwise convey its interest in the Property or any portion thereof prior to the Close of Escrow, as long as this Agreement is in force.
888
6 (c) Other Agreements. There are no agreements affecting the Property, except for any Permitted Exceptions.
(d) No Occupants of Property. There are no tenants, occupants or other persons who reside on the Property or have any right to occupy the Property.

The truth and accuracy of each of the representations and warranties, and the performance of all covenants of City contained in this Agreement are conditions precedent to VCC’s obligation to proceed with the Closing hereunder. The foregoing representations and warranties shall survive the expiration, termination, or close of Escrow of this Agreement and shall not be deemed merged into the deed upon closing.

6.2 VCC’s Representations and Warranties. In addition to the representations, warranties and covenants of VCC contained in other sections of this Agreement, VCC hereby represents, warrants and covenants to City that the statements below in this Section 6.2 are each true as of the Effective Date, and, if to VCC’s actual knowledge any such statement becomes untrue prior to Closing, VCC shall so notify City in writing and City shall have three (3) business days thereafter to determine if City wishes to proceed with Closing.
(a) VCC has the full right, capacity, power and authority to enter into and carry out the terms of this Agreement. This Agreement has been duly executed by VCC, and upon delivery to and execution by City shall be a valid and binding agreement of VCC. (b) Upon acquisition of the Property, VCC intends to convey the Property for the development of a 55-bed memory care facility with associated amenities and improvments.

The truth and accuracy of each of the representations and warranties, and the performance of all covenants of VCC contained in this Agreement are conditions precedent to City’s obligation to proceed with the Closing hereunder.

7. REMEDIES In the event of a breach or default under this Agreement by City, if such breach or default occurs prior to Close of Escrow, VCC reserves the right to either (a) seek specific performance from City or (b) to do any of the following: (i) to waive the breach or default and proceed to close as provided herein; (ii) to extend the time for performance and the Closing Date until City is able to perform; or (iii) to terminate this Agreement upon written notice to City, whereupon City shall cause Escrow Holder to return to VCC any and all sums placed into the Escrow by VCC, and except for the rights and obligations expressly provided to survive termination of this Agreement, neither Party shall have any further obligations or liabilities hereunder. IN NO

EVENT SHALL EITHER PARTY BE ENTITLED TO LOST PROFITS OR CONSEQUENTIAL DAMAGES AS A RESULT OF THE OTHER PARTY’S BREACH OF THIS AGREEMENT.

8. BROKERS. City represents that no real estate broker has been retained by City in the sale of the Property or the negotiation of this Agreement. City shall indemnify, hold harmless and defend VCC from any and all claims, actions and liability for any breach of the preceding sentence, and any commission, finder’s fee, or similar charges arising out of City’s conduct. VCC represents that no real estate broker has been retained by VCC in the procurement of the Property or negotiation of this Agreement. VCC shall indemnify, hold harmless and defend City from any and all claims, 889
7 actions and liability for any breach of the preceding sentence, and any commission, finder’s fee, or similar charges arising out of VCC’s conduct.

9. MISCELLANEOUS.

9.1 Attorneys’ Fees. If any Party employs counsel to enforce or interpret this Agreement, including the commencement of any legal proceeding whatsoever (including insolvency, bankruptcy, arbitration, mediation, declaratory relief or other litigation), the prevailing Party shall be entitled to recover its reasonable attorneys’ fees and court costs (including the service of process, filing fees, court and court reporter costs, investigative fees, expert witness fees, and the costs of any bonds, whether taxable or not) and shall include the right to recover such fees and costs incurred in any appeal or efforts to collect or otherwise enforce any judgment in its favor in addition to any other remedy it may obtain or be awarded. Any judgment or final order issued in any legal proceeding shall include reimbursement for all such attorneys’ fees and costs. In any legal proceeding, the “prevailing Party” shall mean the Party determined by the court to most nearly prevail and not necessarily the Party in whose favor a judgment is rendered.

9.2 Interpretation. This Agreement has been negotiated at arm’s length, each Party has been represented by independent legal counsel in this transaction, and this Agreement has been reviewed and revised by counsel to each of the Parties. Accordingly, each Party hereby waives any benefit under any rule of law (including Section 1654 of the California Civil Code) or legal decision that would require interpretation of any ambiguities in this Agreement against the drafting Party.

9.3 Survival. All indemnities, covenants, representations and warranties contained in this Agreement shall survive Close of Escrow.

9.4 Assignment. Absent an express signed written agreement between the Parties to the contrary, neither City nor VCC may assign its rights or delegate its duties under this Agreement without the express written consent of the other, which consent may be withheld for any reason. No permitted assignment of any of the rights or obligations under this Agreement shall result in a novation or in any other way release the assignor from its obligations under this Agreement.

9.5 Successors. Except as provided to the contrary in this Agreement, this Agreement shall be binding on and inure to the benefit of the Parties and their successors and assigns.

9.6 Governing Law. This Agreement shall be construed and interpreted in accordance with the laws of the State of California.

9.7 Integrated Agreement; Modifications. This Agreement contains all the agreements of the Parties concerning the subject hereof and cannot be amended or modified except by a written instrument executed and delivered by the Parties. There are no representations, agreements, arrangements or understandings, either oral or written, between or among the Parties hereto relating to the subject matter of this Agreement that are not fully expressed herein. In addition there are no representations, agreements, arrangements or understandings, either oral or 890
8 written, between or among the Parties upon which any Party is relying upon in entering this Agreement that are not fully expressed herein.

9.8 Severability. If any term or provision of this Agreement is determined to be illegal, unenforceable, or invalid in whole or in part for any reason, such illegal, unenforceable, or invalid provisions or part thereof shall be stricken from this Agreement, any such provision shall not be affected by the legality, enforceability, or validity of the remainder of this Agreement. If any provision or part thereof of this Agreement is stricken in accordance with the provisions of this Section, then the stricken provision shall be replaced, to the extent possible, with a legal, enforceable and valid provision this is in keeping with the intent of the Parties as expressed herein.

9.9 Notices. Any delivery of this Agreement, notice, modification of this Agreement, collateral or additional agreement, demand, disclosure, request, consent, approval, waiver, declaration or other communication that either Party desires or is required to give to the other Party or any other person shall be in writing. Any such communication may be served personally, or by nationally recognized overnight delivery service (i.e., Federal Express) which provides a receipt of delivery, or sent by prepaid, first class mail, return receipt requested to the Party’s address as set forth below:

To City: City of Dublin
100 Civic Plaza
Dublin, California 94568
Attn: City Manager
Copy to City Attorney
To VCC:

Attn:

To Escrow Holder:

Attn:

Any such communication shall be deemed effective upon personal delivery or on the date of first refusal to accept delivery as reflected on the receipt of delivery or return receipt, as applicable.

Any Party may change its address by notice to the other Party. Each Party shall make an ordinary, good faith effort to ensure that it will accept or receive notices that are given in accordance with this section and that any person to be given notice actually receives such notice.

9.10 Time. Time is of the essence to the performance of each and every obligation under this Agreement.
891
9 9.11 Days of Week. If any date for exercise of any right, giving of any notice, or performance of any provision of this Agreement falls on a Saturday, Sunday or holiday, the time for performance will be extended to 5:00 p.m. on the next business day.

9.12 Reasonable Consent and Approval. Except as otherwise provided in this Agreement, whenever a Party is required or permitted to give its consent or approval under this Agreement, such consent or approval shall not be unreasonably withheld or delayed. If a Party is required or permitted to give its consent or approval in its sole and absolute discretion or if such consent or approval may be unreasonably withheld, such consent or approval may be unreasonably withheld but shall not be unreasonably delayed.

9.13 Waivers. Any waiver by any Party shall be in writing and shall not be construed as a continuing waiver. No waiver will be implied from any delay or failure to take action on account of any default by any Party. Consent by any Party to any act or omission by another Party shall not be construed to be a consent to any other subsequent act or omission or to waive the requirement for consent to be obtained in any future or other instance.

9.14 Signatures/Counterparts. This Agreement may be executed in two or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. Any one of such completely executed counterparts shall be sufficient proof of this Agreement.

9.15 Date and Delivery of Agreement. Notwithstanding anything to the contrary contained in this Agreement, the Parties intend that this Agreement shall be deemed effective, and delivered for all purposes under this Agreement, and for the calculation of any statutory time periods based on the date an agreement between Parties is effective, executed, or delivered, as of the Effective Date.

9.16 Representation on Authority of Parties. Each person signing this Agreement represents and warrants that he or she is duly authorized and has legal capacity to execute and deliver this Agreement. Each Party represents and warrants to the other that the execution and delivery of the Agreement and the performance of such Party’s obligations hereunder have been duly authorized and that the Agreement is a valid and legal agreement binding on such Party and enforceable in accordance with its terms.

9.17 City Approvals. Whenever this Agreement calls for City approval, consent, extension or waiver, the written approval, consent, or waiver of the City’s City Manager or his or her designee(s) shall constitute the approval, consent, extension or waiver of the City, without further authorization required from the City’s City Council. The City hereby authorizes the City Manager and his or her designee(s) to deliver any such approvals, consents, or extensions or waivers as are required by this Agreement, or that do not otherwise reduce City’s rights under this Agreement, and to waive requirements under this Agreement, on behalf of the City.

IN WITNESS WHEREOF, this Agreement is executed by City and VCC as of the Effective Date.
892
10 City:

City of Dublin,
a California municipal corporation
By:

Name: Linda Smith
Its: City Manager
Attest:
___________________________________
City Clerk
Reviewed as to Form:
___________________________________
City Attorney
Valley Christian Center:

By:

Name:

Its:
893

EXHIBIT A

LEGAL DESCRIPTION
(See Separate Attachment)
894

EXHIBIT B

PLAT MAP
(See Separate Attachment)
895

EXHIBIT C

GRANT DEED
Recording Requested by
and When Recorded, Return to:

VCC
7500 Inspiration Drive
Dublin, California 94568
Attn: (Please complete this section)
(SPACE ABOVE THIS LINE RESERVED FOR RECORDER’S USE)
THE UNDERSIGNED GRANTOR(s) DECLARE(s):

DOCUMENTARY TRANSFER TAX IS $__________________ computed on full value of property conveyed, or computed on full value less value of liens or encumbrances remaining at time of sale.

GRANT DEED
For valuable consideration, receipt of which is hereby acknowledged, as of _________________, 202__, the City of Dublin, a municipal corporation (the “Grantor”), hereby grants to Valley Christian Center, a _____________________ (the “Grantee”), all that real property located in the City of Dublin, County of Alameda, State of California, reserving therefrom a Public Service Easement along the southerly ten feet (10’) of the real property, as particularly described in Exhibit A and B hereto and incorporated in this grant deed (“Grant Deed”) by this reference.
________________
By:

Name:

Its:
896
Exhibit A to Grant Deed

LEGAL DESCRIPTION
897
A notary public or other officer completing
this certificate verifies only the identity of the
individual who signed the document to which
this certificate is attached, and not the
truthfulness, accuracy, or validity of that
document.

State of California )
) ss.

County of ____________ )
On_____________________, 20____ before me, _____________________, a Notary Public, in and for said State and County, personally appeared _______________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.
_______________________________

NOTARY PUBLIC
898
Reso. No. 22-04, Item 6.1, Adopted 04/26/2022 Page 1 of 3 RESOLUTION NO. 22-04

A RESOLUTION OF THE PLANNING COMMISSION

OF THE CITY OF DUBLIN

RECOMMENDING THAT THE CITY COUNCIL ADOPT A SUPPLEMENTAL MITIGATED

NEGATIVE DECLARATION AND APPROVE AN AMENDMENT TO THE ZONING MAP, A PLANNED DEVELOPMENT ZONING DISTRICT WITH RELATED STAGE 1 AND STAGE 2

DEVELOPMENT PLAN, A SITE DEVELOPMENT REVIEW PERMIT, AND A STREET

VACATION AND DISPOSITION OF PROPERTY RELATED TO THE

INSPIRATION DRIVE MEMORY CARE PROJECT
PLPA 2020-00044
(APN 941-0022-005-00)
WHEREAS, the Applicant, Steve Ring of Fulcrum Development, is proposing to develop a 55-bed memory care facility on Parcel 2 of the Valley Christian Center Property located at 7500 Inspiration Drive. Requested approvals include a Planned Development Rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review Permit, and Street Vacation.

These planning and implementing actions are collectively known as the “Inspiration Drive Memory Care Project” or the “Project;” and
WHEREAS, the Project site is approximately 1.6 acres located on the northwest corner of Inspiration Drive and Dublin Boulevard (APN 941-0022-005-00); and WHEREAS, the existing General Plan land use designation for the project site is Public/Semi-Public; and
WHEREAS, the Project site is located within the A (Agricultural) zoning district as stated in Planned Development Ordinance No. 07-03; and
WHEREAS, the property owner, Valley Christian Center, in concert with the Applicant, has requested the City to vacate approximately 8,118 square feet of unused Dublin Boulevard rightof-way for the development of the proposed project: and WHEREAS, in accordance with Government Code §65402, the Planning Commission must report conformance with an adopted General Plan for any street vacation, abandonment, or the acquisition of real property for any public purpose; and WHEREAS, the proposed street vacation of unused Dublin Boulevard right-of-way would be in conformance with the Land Use and Circulation Element (Chapter 5) of the General Plan in that the proposed use of the property with a memory care facility would be allowed under the Public/Semi-Public land use designation and would provide community serving by providing much needed supportive housing for the senior community with special needs; and WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be Attachment 9
899
Reso. No. 22-04, Item 6.1, Adopted 04/26/2022 Page 1 of 3 reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, in 2003, the City Council adopted a Resolution certifying an Environmental Impact Report (EIR), and adopted findings and a Mitigation Monitoring and Reporting Program for the Valley Christian Center Expansion/Master Plan project (Resolution No. 92-03, incorporated herein by reference); and
WHEREAS, in 2018, the City adopted a Supplemental Mitigated Negative Declaration supported by an Initial Study (2018 Supplemental IS/MND) to evaluate proposed changes to the Valley Christian Center Expansion Program, including conversion of the softball field to a football athletic field, expansion of an existing athletic field to accommodate the relocated softball field, construction of a central plaza, and associated parking and landscape improvements; and WHEREAS, the City prepared an Initial Study to determine whether supplemental environmental review was required for the proposed Project under CEQA standards. The Initial Study examined whether there were substantial changes to the proposed development, substantial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior Valley Christian Center EIR and 2018 Supplemental IS/MND or whether any other standards for supplemental environmental review were met; and
WHEREAS, upon completion of the Initial Study it was 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 and, therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze those impacts and identify mitigation measures to reduce the impacts to less than significant; and WHEREAS, the Supplemental Mitigated Negative Declaration/Initial Study was circulated for public review from November 18, 2021 - December 17, 2021; and WHEREAS, the City of Dublin received no comment letters during the public review period; and
WHEREAS, a Staff Report, dated April 26, 2022, and incorporated herein by reference, described and analyzed the Project, including the Planned Development Rezoning with related Stage 1 and Stage 2 Development Plan, Site Development Review Permit, Street Vacation and Supplemental Mitigated Negative Declaration; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, on April 26, 2022, at which time all interested parties had the opportunity to be heard; and NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution.

BE IT FURTHER RESOLVED that the City of Dublin Planning Commission recommends that the City Council adopt a Resolution approving the Supplemental Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Project, which draft Resolution is included as Attachment 11 to the Staff Report, dated April 26, 2022 and incorporated 900
Reso. No. 22-04, Item 6.1, Adopted 04/26/2022 Page 1 of 3 herein by reference. This Planning Commission recommendation is based on the Staff Report analysis and recommendation, and on the findings set forth in the draft Resolution.

BE IT FURTHER RESOLVED that the City of Dublin Planning Commission finds that the proposed street vacation and real property disposition of the approximately 8,118 square feet of unused Dublin Boulevard right-of-way to be in conformance with the Dublin General Plan pursuant to Government Code §65402.

BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council adopt an Ordinance attached as Exhibit A approving a Planned Development Zoning District with Stage 1 and Stage 2 Development Plan based on findings, as set forth in Exhibit A.

BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council approve the Resolution attached as Exhibit B approving the Site Development Review Permit, based on the findings and conditions of approval, as set forth in Exhibit B.

PASSED, APPROVED, AND ADOPTED this 26th day of April 2022 by the following vote:

AYES: Benson, Grier, Tyler, Thalblum, Wright
NOES:

ABSENT:

ABSTAIN:
______________________________
Planning Commission Chair
ATTEST:
______________________________
Assistant Community Development Director
901
Attachment 10
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 1 of 8
ORDINANCE NO. XX – 22

AN ORDINANCE OF THE CITY COUNCIL

OF THE CITY OF DUBLIN

AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH A STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR THE

INSPIRATION DRIVE ASSISTED LIVING PROJECT
PLPA 2020-00045
(APNs 941-0022-006-00)
The Dublin City Council does ordain as follows:

SECTION 1. RECITALS
A. The Applicant, Steve Ring of Fulcrum Development, is proposing to develop an 84-bed assisted living facility on Parcel 3 of the Valley Christian Center Property located at 7500 Inspiration Drive. Requested approvals include a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan, Site Development Review Permit, and Tentative Parcel Map. These planning and implementing actions are collectively known as the “Inspiration Drive Assisted Living Project” or the “Project.” B. The Project site is 4.68 acres located on the northwest corner of Inspiration Drive and Dublin Boulevard, which is a portion of the larger 12.7-acre parcel located on the east side of Inspiration Drive (Parcel 3; APN 941-0022-006-00).

C. The existing General Plan land use designation for the project site is Public/Semi-Public.

D. The Project site is located within Planned Development Zoning District Ordinance No. 07-

03. E. The California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared.

H. The City prepared a Initial Study to determine whether supplemental environmental review was required for the proposed Project under CEQA standards. The Initial Study examined whether there were substantial changes to the proposed development, substantial 902
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 8
changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior Valley Christian Center EIR and 2018 Supplemental MND or whether any other standards for supplemental environmental review were met.

J. The Supplemental Mitigated Negative Declaration/Initial Study was circulated for public review from November 18, 2021 - December 17, 2021.

K. The City of Dublin received no comment letters during the public review period.

L. On April 26, 2022, the Planning Commission adopted Resolution No. 22-05 recommending that the City Council adopt the Supplemental Mitigated Negative Declaration and approve amendments to the Zoning Map, an amendment to Planned Development Zoning Ordinance No. 07-03, a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan, a Site Development Review Permit, and Tentative Parcel Map No. 11241 for the Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and M. On May 17, 2022, the City Council held a properly noticed public hearing on the Project, including the Supplemental Mitigated Negative Declaration at which time all interested parties had the opportunity to be heard; and
N. A Staff Report, dated May 17, 2022, and incorporated herein by reference, described and analyzed the Project, including the Amendment to Planned Development Zoning District Ordinance No. 07-03, Planned Development Rezone and related Stage 1 and Stage 2 Development Plan, Site Development Review, Tentative Parcel Map No. 11241 and Supplemental Mitigated Negative Declaration, for the City Council; and O. On May 17, 2022, the City Council adopted Resolution xx-22 adopting the Supplemental Mitigated Negative Declaration and Mitigation and Monitoring Reporting Program for the project, and the City Council considered the Supplemental Mitigated Negative Declaration as well as the prior Valley Christian Center EIR, 2018 Supplemental MND to the Valley Christian Center EIR and all above-referenced reports, recommendations, and testimony before taking any action on the Project; and
P. The City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth.

SECTION 2: FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 903
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1. The Assisted Living Project (“the Project”) Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that is consistent with the General Plan and protects the integrity and character of the area by creating a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. The Project is planned comprehensively and will follow development standards tailored to the specific needs of the site. These standards will address issues such as building setbacks, architecture, landscaping and grading. The proposed development will blend with the natural features unique to the site through the use of design and planning.

B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows.

2. The Project site conditions were documented in the VCC EIR and Supplemental Mitigated Negative Declaration that have been prepared, and the environmental impacts that have been identified will be mitigated to the greatest degree possible. The area of the site proposed for development was previously graded and there are no site challenges that were identified in the EIR, which could not be mitigated, that will present an impediment to utilization of the site for the intended purposes.

SECTION 3: ZONING MAP AMENDMENT
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to Rezone the property described below to a Planned Development zoning 904
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 4 of 8
district and supersedes and replaces the previously adopted Planned Development zoning district (Ordinance No. 07-03):

4.68 acres at Inspiration Drive and Dublin Boulevard; a portion of APN 941-0022-006 (“the Property”). A map of the rezoned area is shown below:

SECTION 4. APPROVAL OF STAGE 1 AND STAGE 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1 and Stage 2 Development Plan for the 4.68-acre property, which is hereby approved. Any amendments to the Stage 1 and Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code DMC) or its successors.

Stage 1 and Stage 2 Development Plan
This is a Stage 1 and Stage 2 Development Plan pursuant to DMC Chapter 8.32. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan and is adopted as part of the PD-Planned Development rezone for the Inspiration Drive Assisted Living Project (PLPA-2020-00045).

1. Statement of Uses.

Permitted Uses (as defined by the Zoning Ordinance):

Community Care Facility/Large
Similar and related uses as determined by the Director of Community Development 905
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Conditional Uses:

None
Accessory Uses:

As provided for in the regulations and procedures of the Zoning Ordinance

2. Stage 1 and Stage 2 Site Plan.

The site plan is shown below.

3. Site area, proposed densities, and development regulations.

Maximum Beds 84
Maximum Faculty and Staff 26 (on-site at one time)
Maximum Floor Area Ratio .50
Maximum Building Height: 40 feet
Maximum lot coverage 35%
Parking Spaces 1 per 3 employees on largest shift, plus 1 per 3 beds Parking Stall Dimensions
Standards
Per Chapter 8.76 Off-Street Parking and Loading
Regulations of the Dublin Zoning Ordinance
Minimum Setbacks 10’ front yard
10’ side yard
15’ rear yard
Signage Pursuant to an approved Master Sign Program

4. Phasing Plan.

The project site will be graded, improved, and constructed as a whole in one phase.

5. General Plan Consistency.
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The project is consistent with the General Plan land use designation of Public/Semi-Public, which includes senior centers, special needs program facilities and other similar services that provide benefits to the community. The Public/Semi-Public land use designation also permits a floor area ratio of .50.

6. Inclusionary Zoning Regulations.

7. Preliminary Landscape Plan.

The landscape design of the project shall reflect the following standards:
 Utilizing the Dublin Streetscape Master Plan Plant Selections, utilize plants recommended and that are suitable to the Dublin climate for drought resistance and fire safety.
 The plant selection should be considered low and moderate use of water based upon the WUCOLS IV list for this region.
 Sufficient landscape screening should be utilized to create natural space between building structures when possible.
 Streets trees should be selected from a plant palette and considered moderate or low water use. Trees should match existing street trees whenever possible.

8. Architectural Standards.

The design of future buildings on the project site shall be compatible with the development patterns of the area and complement surrounding uses. Scale and massing shall be compatible to the surrounding area and human-scale elements shall be implemented where appropriate. Long, monotonous wall planes shall be avoided, and massing breaks shall be implemented to provide depth and visual interest. Horizontal changes in plane are encouraged. Building roof forms shall consist of lower height or flat roof construction to confirm with the hillside topography and using a stepped approach to height to create a sense of hillside integration shall be used whenever possible. The form of the roof should relate to the form of the building and mechanical equipment screened from the public, when feasible.

Architectural style shall draw inspiration from nearby examples in the area but have a modern form that is complementary. Building designs shall implement a transitional style between residential and commercial development. In general, high-quality commercialgrade materials shall be used and the use of stucco, stone, brick, fiber cement siding, metal seam is encouraged. Colors chosen shall be neutral in nature and avoid bright, harsh primary colors.
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9. Aerial Photo.

10.Applicable Requirements of Dublin Zoning Ordinance.

Except as specifically provided in this Stage 1 and Stage 2 Development Plan, the use, development, improvement, and maintenance of the property shall be governed by the RM (Multi-Family Residential) zoning district DMC Section 8.32.060.C. No development shall occur on this property until a Site Development Review Permit has been approved.

SECTION 7. EFFECTIVE DATE
This Ordinance shall take effect 30 days following its adoption. 908
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 8 of 8
PASSED, APPROVED AND ADOPTED this __ day of _______ 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk
909
Attachment 11
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 1 of 5
ORDINANCE NO. XX – 22

AN ORDINANCE OF THE CITY COUNCIL

OF THE CITY OF DUBLIN
APPROVING AN AMENDMENT TO PLANNED DEVELOPMENT ORDINANCE NO. 07-03

FOR THE VALLEY CHRISTIAN CENTER
PLPA 2020-00044 and PLPA-2020-00045
(APNs 941-0022-005-000, 941-0022-006-00 and 941-0022-004-00) The Dublin City Council does ordain as follows:

SECTION 1. RECITALS
A. The Applicant, Steve Ring of Fulcrum Development, is proposing to develop a 55-bed memory care facility on Parcel 2 and an 81-bed assisted living facility on Parcel 3 of the Valley Christian Center Property located at 7500 Inspiration Drive. Requested approvals include a Planned Development Rezone with Stage 1 and Stage 2 Development Plans, Site Development Review Permits, a Street Vacation, and Tentative Parcel Map No. 11241. These planning and implementing actions are collectively known as the “Inspiration Drive Memory Care Project and Inspiration Drive Assisted Living Project” or the “Projects.”
B. The Project sites are approximately 1.6 acres located on the northwest corner of Inspiration Drive and Dublin Boulevard (Parcel 2; APN 941-0022-005-00) and approximately 4.68 acres located on the northwest corner of Inspiration Drive and Dublin Boulevard (Parcel 3; APN 941-0022-006-00).

C. The existing General Plan land use designation for the project site is Public/Semi-Public.

D. Parcels 1 and 3 of the Valley Christian Center are located within Planned Development Zoning District Ordinance No. 07-03 and Parcel 2 is located within the A (Agricultural) zoning district as stated in Planned Development Zoning District Ordinance No. 07-03.

E. The Inspiration Drive Memory Care and Inspiration Drive Assisted Living projects on Parcel 2 and Parcel 3, respectively, include Planned Development Rezones that will supersede their respective existing zoning designations.

F. Minor amendments to Planned Development Zoning District Ordinance No. 07-03 to remove reference to Parcel 2 and modify the reference to Parcel 3, is necessary for consistency and ease of implementation.

G. The California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared.

H. In 2003, the City Council adopted a Resolution certifying an Environmental Impact Report (EIR), and adopted findings and a Mitigation Monitoring and Reporting Program for the 910
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 5
Valley Christian Center Expansion/Master Plan project (Resolution No. 92-03, incorporated herein by reference).

I. In 2018, the City adopted a Supplemental Mitigated Negative Declaration supported by an Initial Study (2018 Supplemental IS/MND) to evaluate proposed changes to the Valley Christian Center Expansion Program, including conversion of the softball field to a football athletic field, expansion of an existing athletic field to accommodate the relocated softball field, construction of a central plaza, and associated parking and landscape improvements.

J. The City prepared a Initial Study to determine whether supplemental environmental review was required for the proposed Project under CEQA standards. The Initial Study examined whether there were substantial changes to the proposed development, substantial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior Valley Christian Center EIR and 2018 Supplemental MND or whether any other standards for supplemental environmental review were met.

K. Upon completion of the Initial Study it was 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 and, therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze those impacts and identify mitigation measures to reduce the impacts to less than significant.

L. The Supplemental Mitigated Negative Declaration/Initial Study was circulated for public review from November 18, 2021 - December 17, 2021.

M. The City of Dublin received no comment letters during the public review period.

N. The Planning Commission held a properly noticed public hearing on the Project, on April 26, 2022, at which time all interested parties had the opportunity to be heard.

O. On April 26, 2022, the Planning Commission adopted Resolution No. 22-04 recommending that the City Council adopt the Supplemental Mitigated Negative Declaration and approve amendments to the Zoning Map, a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan, a Site Development Review Permit, and a Street Vacation for the Inspiration Drive Memory Care Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours.

P. On April 26, 2022, the Planning Commission adopted Resolution No. 22-05 recommending that the City Council adopt the Supplemental Mitigated Negative Declaration and approve amendments to the Zoning Map, an amendment to Planned Development Zoning Ordinance No. 07-03, a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan, a Site Development Review Permit, and Tentative Parcel Map No. 11241 for the Inspiration Drive Assisted Living Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours.
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Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 3 of 5
Q. On May 17, 2022, the City Council held a properly noticed public hearing on the Project, including the Supplemental Mitigated Negative Declaration at which time all interested parties had the opportunity to be heard.

R. A Staff Report dated May 17, 2022, and incorporated herein by reference, described and analyzed the Project, including the amendment to Planned Development Zoning District Ordinance No. 07-03, Planned Development Rezone with related Stage 1 and Stage 2 Development Plan, Site Development Review Permit, Tentative Parcel Map No. 11241 and Supplemental Mitigated Negative Declaration, for the City Council.

S. On May 17, 2022, the City Council adopted Resolution xx-22 adopting the Supplemental Mitigated Negative Declaration and Mitigation and Monitoring Reporting Program for the project, and the City Council considered the Supplemental Mitigated Negative Declaration as well as the prior Valley Christian Center EIR, 2018 Supplemental Mitigated Negative Declaration to the Valley Christian Center EIR and all above-referenced reports, recommendations, and testimony to evaluate the Project.

T. The City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth.

SECTION 2. AMENDMENTS TO EXISTING STAGE 1 DEVELOPMENT PLAN Amendments to the PD Stage 1 Development Plan are provided in redline below with text to be removed in strikeout and text to be added underlined. Sections and subsections of the Stage 1 Development Plan with no amendments are excluded from this Ordinance and remained unchanged. There are no changes to the Stage 2 Development Plan.

The Development Plan consists of:

1. A Stage 1 Development Plan for a portion of Parcel 3.

2. A Stage 1 and 2 Development Plan for Parcel 1.

3. Parcel 2, as shown on the Project plans, is not subject to this Planned Development Rezoning and Development Plan, and will remain zoned as A Agricultural District.

STAGE 1 DEVELOPMENT PLAN

1. Zoning
A. Parcel 1 shall be zoned PD - Community Facility.

B. Parcel 2 shall remain zoned A Agricultural District, and not subject to the Stage 1 Rezoning and Development Plan.

C. Parcel 3 shall be zoned PD - Future Development Area Conservation Easement.

D. Except as specifically modified by the provisions of this PD District/Development Plan, the use, development, improvement and maintenance of property within this PD District/Development Plan shall be subject to the provisions of the AAgricultural Zoning District for Parcels 1 and 3 and all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD District Rezone.

2. Statement of proposed uses:
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Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 4 of 5
Parcel 2. A- Agricultural District is deleted in its entirety Parcel 3. PD – Future Study Area is amended as follows:

Parcel 3. PD – Conversation Easement
Permitted Uses:

No uses shall be permitted until established by a future Stage 2 Planned Development Rezoning approved by the City Council.

Conservation Easement: A portion of The property shall be maintained as open space under a Conservation Easement, or other deed restriction acceptable to the Community Development Director, City Engineer and City Attorney that precludes development on the northern and eastern portion of Parcel 3 adjacent to the homes on Las Palmas Way. The deed restriction shall not preclude landscaping.

Conditional Uses:

No conditional uses shall be permitted until established by a future Stage 2 Planned Development Rezoning approved by the City Council.

Accessory Uses:

No accessory uses shall be permitted until established by a future Stage 2 Planned Development Rezoning approved by the City Council.

3. Stage 1 Site Plan
The Stage 1 Site Plan consists of Sheet 1 and S-1 of the project plans dated February 5, 2003, and "received April 16, 2003" (hereafter, project plans) and amended to exclude the residential units and excluding all references to residential type uses on Parcel 2 and the Future Study Area on Parcel 3.

4. Site area, proposed densities, size and new area, Phase Plan Parcel 2 (1.4 acres) is deleted in its entirety
Parcel 3 (12.71 acres) is amended as follows:

Parcel 3 (8.03 acres)
Phase
Number
Use Number of
Dwelling Units
Acres Maximum
Density
3 Conservation
Easement
N/A 8.03 N/A
Conservation Easement: A portion of the property shall be maintained as open space under a Conservation Easement, or other deed restriction acceptable to the Community Development Director, City Engineer and City Attorney, that precludes development on the northern and eastern portion of Parcel 3 adjacent to the homes on Las Palmas Way (see project plans). The deed restriction shall not preclude landscaping. 913
Ord. No. XX-22, Item X.X, Adopted XX/XX/22 Page 5 of 5

6. General Plan consistency
Parcel 1. The proposed PD- Community Facility development of Parcel 1 is consistent with the Public/Semi-Public designation of the Dublin General Plan.

Parcel 2. The existing zoning of A Agricultural District for Parcel 2 is consistent with the Public/Semi-Public designation of the Dublin General Plan. No development plans are proposed.

Parcel 3. Future Development Area. No development plans are proposed; therefore, General Plan consistency is not an issue. A Conservation or Open Space Easement will cover a portion of the parcel as shown on the project plans.

SECTION 3. SEVERABILITY
The provisions of this Ordinance are severable and if any provision, clause, sentence, word or part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances, such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the remaining provisions, clauses, sentences, sections, words or parts thereof of the ordinance or their applicability to other persons or circumstances.

SECTION 4. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California.

SECTION 5. EFFECTIVE DATE
This Ordinance shall take effect 30 days following its adoption.

PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _____ day of _______ 2022, by the following votes:

AYES:

NOES:

ABSENT:

ABSTAIN:
_____________________________
Mayor
ATTEST:
_____________________________
City Clerk
914
Attachment 12
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 1 of 30 RESOLUTION NO. xx – 22

A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF DUBLIN

APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND TENTATIVE PARCEL MAP NO. 11241 FOR THE

INSPIRATION DRIVE ASSISTED LIVING PROJECT
PLPA 2020-00045
(APN 941-0022-006-00)
WHEREAS, the Applicant, Steve Ring of Fulcrum Development, is proposing to develop an 84- bed assisted living facility on Parcel 3 of the Valley Christian Center Property located at 7500 Inspiration Drive. Requested approvals include a Planned Development Rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review Permit, and Tentative Parcel Map. These planning and implementing actions are collectively known as the “Inspiration Drive Assisted Living Project” or the “Project;” and
WHEREAS, the Project site is 4.68 acres located on the north west corner of Inspiration Drive and Dublin Boulevard, which is a portion of the larger 12.7-acre parcel located on the east side of Inspiration Drive (Parcel 3; APN 941-0022-006-00); and
WHEREAS, the existing General Plan land use designation for the project site is Public/SemiPublic; and WHEREAS, the Project site is located within Planned Development Zoning District Ordinance No. 07-03; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, in 2003, the City Council adopted a Resolution certifying an Environmental Impact Report (EIR), and adopted findings and a Mitigation Monitoring and Reporting Program for the Valley Christian Center Expansion/Master Plan project (Resolution No. 92-03, incorporated herein by reference); and
WHEREAS, in 2018, the City adopted a Supplemental Mitigated Negative Declaration supported by an Initial Study (2018 Supplemental IS/MND) to evaluate proposed changes to the Valley Christian Center Expansion Program, including conversion of the softball field to a football athletic field, expansion of an existing athletic field to accommodate the relocated softball field, construction of a central plaza, and associated parking and landscape improvements; and WHEREAS, the City prepared an Initial Study to determine whether supplemental environmental review was required for the proposed Project under CEQA standards. The Initial Study examined whether there were substantial changes to the proposed development, substantial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior Valley Christian Center EIR and 2018 Supplemental MND or whether any other standards for supplemental environmental review were met; and 915
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 30 WHEREAS, upon completion of the Initial Study it was 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 and, therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze those impacts and identify mitigation measures to reduce the impacts to less than significant; and WHEREAS, the Supplemental Mitigated Negative Declaration/Initial Study was circulated for public review from November 18, 2021 - December 17, 2021; and WHEREAS, the City of Dublin received no comment letters during the public review period; and WHEREAS, on April 26, 2022, the Planning Commission adopted Resolution No. 22-05 recommending that the City Council adopt the Supplemental Mitigated Negative Declaration and approve amendments to the Zoning Map, an amendment to Planned Development Zoning Ordinance No. 07-03, a Planned Development Rezoning with a related Stage 1 and Stage 2 Development Plan, a Site Development Review Permit, and Tentative Parcel Map No. 11241 for the Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and
WHEREAS, on May 17, 2022, the City Council held a properly noticed public hearing on the Project, including the Supplemental Mitigated Negative Declaration at which time all interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report, dated May 17, 2022, and incorporated herein by reference, described and analyzed the Project, including the Amendment to Planned Development Zoning District Ordinance No. 07-03, Planned Development Rezoning and related Stage 1 and Stage 2 Development Plan, Site Development Review, Tentative Parcel Map No. 11241 and Supplemental Mitigated Negative Declaration, for the City Council; and
WHEREAS, on May 17, 2022, the City Council adopted Resolution xx-22 adopting the Supplemental Mitigated Negative Declaration and Mitigation and Monitoring Reporting Program for the project, and the City Council considered the Supplemental Mitigated Negative Declaration as well as the prior Valley Christian Center EIR, 2018 Supplemental MND to the Valley Christian Center EIR and all above-referenced reports, recommendations, and testimony to evaluate the Project.

WHEREAS, the City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth.

B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the Planned Development zoning provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan; and 2) development of the Project under the Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide new living facilities to senior residents.

C. The design of the Project is appropriate to the City, the vicinity, surrounding properties, and the lot(s) in which the Project is proposed because: 1) the project site is adjacent to PublicSemi-Public and Single Family Residential land uses; 2) the proposed development will consist of a residential care facility for the senior population from Dublin and surrounding areas; and 3) the design of the project has taken into account sensitive adjacencies and will provide potential living facilities and community amenities to the surrounding neighborhoods.

E. Impacts to existing slopes and topographic features are addressed because: 1) the project site is relatively flat; 2) the roadway and utility infrastructure to serve the site already exists; and 3) future approval of grading and improvement plans will enable the site to be modified to suit the project, which will be developed for the site in accordance with City policies and regulations.

F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the building has been designed to be consistent with the quality and standards of the existing and planned development in the area; 2) the design of the building respects the topography of the area; and 3) the front entrance to the building concentrates activity along the front of the building facing Inspiration Drive and away from adjacent residential homes.

G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) the plant palette is drought tolerant and compatible with the existing plant species in the area; 2) the project includes courtyard and rooftop gathering spaces for the residents which is buffered from the adjacent residential community; and 3) the project landscaping conforms to the requirements of the City’s Water Efficient Landscape Ordinance.

H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) access to the site is provided from a singular driveway off Inspiration Drive; 2) all infrastructure including, pathways, sidewalks, and lighting have been reviewed for conformance with City policies, regulations, and best practices and have been designed with multi-modal travel in mind; and 3) the project has been reviewed 917
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 4 of 30 by the Public Works Department and the Fire Department and adequate access and circulation has been provided on-site.

BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby make the following findings and determinations regarding Tentative Parcel Map No. 11241 for the Inspiration Drive Assisted Living Project:

A. The proposed subdivision map together with the provisions for its design and improvement is consistent with the general plan and any applicable specific plan because: 1) proposed Tentative Parcel Map No. 11241 together with the provisions for their design and improvements comply with the development standards of the proposed Planned Development zoning district.

B. The subdivision site is physically suitable for the type and proposed density of development because: 1) the project site is physically suitable for the type and proposed density of development, which is consistent with the land use designation of Public/Semi-Public and allows for an FAR of .50; 2) the proposed development is consistent with the scale of other developments in the immediate vicinity; and 3) the project site is located on 4.68 acres, of which approximately two acres is relatively flat topography and, therefore, is physically suitable for the type and density of development that is proposed.

C. The tentative tract map is consistent with the intent of applicable subdivision design or improvements of the tentative tract map are consistent with the city’s general plan and any applicable specific plan because: the proposed Tentative Parcel Map to separate the developable parcel from the conservation easement is consistent with the General Plan in that it supports the development of quasi-public uses such as senior centers, special needs program facilities and other similar services and benefit to the community D. The subdivision design and proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because: 1) the proposed Tentative Parcel Map is for the development for a portion of the site that has been previously graded; and 2) in compliance with CEQA, the City prepared a Supplemental Mitigated Negative Declaration to the Valley Christian Center Environmental Impact Report, which mitigated any potential impacts and, therefore, the proposed subdivision will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns.

E. The design of the subdivision or type of improvements will not cause serious public health concerns because: 1) the design of the subdivision or type of improvements will not cause serious public health concerns as it has been conditioned to comply with all building codes and ordinances in effect at the time of permit issuance; 2) the City conducted a review to evaluate the Project’s impacts; and 3) in compliance with CEQA, the City prepared a Supplemental Mitigated Negative Declaration to the Valley Christian Center Environmental Impact Report, which mitigated any potential impacts to public.

F. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision; or alternate easements are provided pursuant to Government Code Section 66474(g) because: the City Engineer has reviewed the Tentative Parcel Map and title report and has determined that the future proposed buildings will not conflict with existing or new easements nor with future property lines.
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Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 5 of 30 G. The design or improvements of the tentative map are consistent with the city’s general plan and any applicable specific plan because: the proposed Tentative Parcel Map together with the provisions for their design and improvements comply with the development standards of the Stage 1 and Stage 2 Planned Development and the General Plan.

H. The subdivision is designed to provide for future passive or natural heating or cooling opportunities because: 1) the project would be constructed in accordance with the latest building code and green building regulations/CalGreen; and 2) landscaping will be provided around the building and throughout the surface parking lot providing natural shading.

I. The tentative tract map, including design and improvement, shall comply with all the applicable provisions and requirements of the zoning ordinance, the latest municipal stormwater permit issued to the city by the Regional Water Quality Control Board, this title, any other ordinance of the city, and the Subdivision Map Act because: 1) the project is compliant with the California Regional Water Quality Control Board San Francisco Bay Region Municipal Regional Stormwater NPDES Permit; 2) the Project would include bioretention areas and stormwater treatment vaults to ensure consistency with regional C.3 stormwater treatment; and 3) the project would include full trash capture devices to ensure consistency with regional C.10 stormwater treatment requirements.

BE IT FURTHER RESOLVED that the Dublin City Council does hereby approve the Site Development Review Permit and Tentative Parcel Map No. 11241 for the Inspiration Drive Assisted Living Project subject to the conditions included below, and other plans, and text relating to this Site Development Review Permit and Tentative Parcel Map.

CONDITIONS OF APPROVAL:

AGENCY
WHEN REQ’D
Prior to:

GENERAL CONDITIONS

1. Approval. This approval is for the Inspiration Drive Assisted Living Project (PLPA-2020-00045). This approval shall be as generally depicted and indicated on the Project Plans prepared by Lenity Architecture, dated December
2021, attached as Exhibit A and Tentative Parcel Map No. 11241 prepared by Phillippi Engineering, dated December 2021, attached as Exhibit B and other plans, text, and
diagrams relating to this project, and as specified as the following Conditions of Approval for this project.

PL Ongoing

2. Effective Date. This Site Development Review Permit
approval becomes effective once the Planned
Development Rezoning has been approved by City Council
and is effective.

PL Ongoing
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3. Site Development Review Expiration. Construction or
use shall commence within one (1) year of Site
Development Review approval or the Site Development
Review Permit shall lapse and become null and void. If
there is a dispute as to whether the Site Development
Review Permit has expired, the City may hold a noticed
public hearing to determine the matter. Such a
determination may be processed concurrently with
revocation proceedings in appropriate circumstances. If the Site Development Review Permit expires, a new
application must be made and processed according to the requirements of the Zoning Ordinance.

PL One Year After
Effective Date

4. Permit Expiration –Tentative Parcel Map. Approval of the Tentative Parcel Map shall be valid for 36 months from the effective date as set forth in Dublin Municipal Code Section 9.08.130.A.

PW 36 months after
Effective Date

5. Time Extension – Site Development Review Permit.

The Community Development Director may grant an
extension of the approval for a period not to exceed twelve (12) months, upon the Applicant’s written request prior to expiration, and the determination that all Conditions of Approval remain adequate, and all applicable findings of approval will continue to be met.

PL Prior to Expiration
Date

6. Compliance. The Applicant/Property Owner shall operate this use in compliance with the Conditions of Approval of this Site Development Review Permit and Tentative Parcel Map, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or
conditions specified may be subject to enforcement action.

PL On-going

7. Revocation of Permit. The Site Development Review
approval shall be revocable for cause in accordance with Dublin Municipal Code Section 8.96.020.I. Any violation of the terms or conditions of this permit shall be subject to citation.

PL On-going

8. Requirements and Standard Conditions. The Applicant/ Developer shall comply with applicable City of Dublin Fire Prevention Bureau, Dublin Public Works Department,
Dublin Building Department, Dublin Police Services,
Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public
and Environmental Health, Dublin San Ramon Services
District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the
Planning Department, indicating that all applicable
conditions required have been or will be met.

Various Building Permit
Issuance
920
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 7 of 30

9. Required Permits. As determined applicable for grading and building permits for each development phase or
planning area, the Developer shall obtain all permits
required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation
District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department.

PW Building Permit
Issuance and
Grading Permit
Issuance

10. Fees. The Applicant/Developer shall pay all applicable fees in effect at the time of building permit issuance, including, but not limited to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon
Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable.

Various Building Permit
Issuance

11. Indemnification. The Applicant/Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an
approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable
law; provided, however, that the Developer’s duty to so defend, indemnify, and hold harmless shall be subject to the City’s promptly notifying the Developer of any said claim, action, or proceeding and the City’s full cooperation in the defense of such actions or proceedings.

ADM On-going

12. Clarification of Conditions. In the event that there needs to be clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have
the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public
hearing. The Director of Community Development and the
City Engineer also have the authority to make minor
modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed
improvements or mitigations resulting from impacts to this project.

PL, PW On-going

13. Clean-up. The Applicant/Developer shall be responsible for clean-up and disposal of project related trash to
maintain a safe, clean and litter-free site.

PL On-going

14. Modifications. Modifications or changes to this Site Development Review approval may be considered by the
Community Development Director if the modifications or
changes proposed comply with Section 8.104.100 of the
Zoning Ordinance.

PL On-going
921
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 8 of 30

15. Equipment Screening. All electrical equipment, fire risers, electrical and gas meters, and/or mechanical
equipment shall be architecturally screened from public view by landscaping and/or architectural features and that electrical transformers are either underground or
architecturally screened.

Any roof-mounted equipment shall be completely screened from adjacent street view by materials architecturally
compatible with the building and to the satisfaction of the Community Development Director. The Building Permit
plans shall show the location of all equipment and
screening for review and approval by the Director of
Community Development.

PL Building Permit
Issuance
and
Through
Completion/ Ongoing

16. Temporary Promotional Banners and Balloons.

Temporary Promotional Banner Signs and Balloons shall
only be permitted after first securing an approved
Temporary Promotional Sign Permit. All temporary on-site signage shall be subject to the sign regulations contained in the City of Dublin Zoning Ordinance.

PL On-going

17. Construction Trailer. The Applicant/Developer shall obtain a Temporary Use Permit prior to the establishment of any construction trailer, storage shed, or container units on the project site.

PL Installation of a
Construction
Trailer
PLANNING – Project Specific Conditions

18. Public Art. The project is required to comply with Dublin Municipal Code Sections 8.58.05A and 8.58.05D of
Chapter 8.58 (Public Art Program). The Project will make a monetary contribution in-lieu of acquiring and installing a public art project on the property, as provided by the Dublin Municipal Code Section 8.58.050D. The in-lieu contribution shall be as provided in the Dublin Municipal Code, Chapter

8.58. PL Prior to First
Occupancy of

19. Mitigation Monitoring Program. The Applicant/
Developer shall comply with the applicable mitigation
measures of the Valley Christian Center Environmental
Impact Report (EIR) certified by Resolution No. 92-03,
Supplemental Mitigated Negative Declaration adopted by
Resolution No. 06-19, and Supplemental Mitigated
Negative Declaration adopted as part of the Inspiration Drive Memory Care and Assisted Living Projects, including all mitigation measures, action programs, and
implementation measures contained therein. The EIR and
Supplemental Mitigated Negative Declarations are on file with the Community Development Department.

PL Ongoing

20. Master Sign Program. A Master Sign Program is required prior to installation of any project related signage. Any signs shown in the Project Plans are for illustrative
purposes only and the full details of the sign sizes, content, materials, and construction shall be shown in the separate sign package.

PL Installation of
Project Related
Signage

21. Final Landscape and Irrigation Plan. Plans shall comply with Dublin Municipal Code Chapter 8.72 and be generally consistent with the project plans attached to this Resolution as Exhibit A Final Landscape and Irrigation Plan prepared PL Building Permit
Issuance
922
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 9 of 30 and stamped by a State licensed landscape architect or
registered engineer shall be submitted for review and
approval by the Community Development Director.

22. Water Efficient Landscaping Regulations. The
Applicant/Developer shall meet all requirements of the City of Dublin's Water-Efficient Landscaping Regulations,
Chapter 8.88 of the Dublin Municipal Code and submit
written documentation to the Public Works Department (in the form of a Landscape Documentation Package and
other required documents) that the development conforms to the City’s Water Efficient Landscaping Ordinance.

PL Building Permit
Issuance

23. Landscape Edges. Concrete curbs or bands shall be used at the edges of all planters and paving surfaces, unless otherwise defined differently. The design width and depth of the concrete edge to be to the satisfaction of the
Community Development Director and City Engineer.

PL Building Permit
Issuance

24. Backflow Prevention Devices. The Landscape Plan shall show the location of all backflow prevention devises. The location and screening of the backflow prevention devices shall be reviewed and approved by City staff.

PL Building Permit
Issuance

25. Maintenance of Landscape. All landscape areas on the site shall be enhanced and properly maintained at all times.

Any proposed or modified landscaping to the site, including the removal or replacement of trees, shall require prior review and written approval from the Community
Development Director.

PL On-going

26. Noise Land Use Compatibility Analysis. Per the Noise Land Use Compatibility Analysis dated April 2022, the
project shall incorporate the following:
a. Install resilient channels at the exterior walls for the buildings.
b. Install sound-rated windows with a minimum rating of STC-39 at all south-facing residential units.
c. Install standard windows with a minimum rating of STC28 at all other residential units.

PL Building Permit
Issuance

BUILDING AND SAFETY

27. Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit.

B Through
Completion

28. Construction Drawings. Construction plans shall be fully dimensioned (including building elevations) accurately
drawn (depicting all existing and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other.

B Issuance of
Building Permits

29. Building Permits. To apply for building permits,
Applicant/Developer shall submit electronic drawings for plan check. An annotated copy of the Conditions of
Approval shall be included with the submittal. The
notations shall clearly indicate how all Conditions of
Approval will or have been complied with. Construction
plans will not be accepted without the annotated
resolutions included in the plan set. Applicant/Developer B Issuance of
Building Permits
923
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 10 of 30 will be responsible for obtaining the approvals of all
participation non-City agencies prior to the issuance of building permits.

30. As-Built Drawings. All revisions made to the building plans during the project shall be incorporated into an “As Built” electronic file and submitted prior to the issuance of the final occupancy.

B Occupancy

31. Addressing.
a. Provide a site plan with the City of Dublin’s address grid overlaid on the plans (1 to 30 scale). Highlight all exterior door openings on plans.
b. Address signage shall be provided as per the Dublin
Commercial Security Code.

Address will be required on all doors leading to the exterior of the building. Addresses shall be illuminated and be able to be seen from the street, four inches in height minimum.

B
Prior to Release
of Addresses
Prior to
Permitting
Prior to
Occupancy

32. Engineer Observation. The Engineer of record shall be retained to provide observation services for all components of the lateral and vertical design of the building, including nailing, hold-downs, straps, shear, roof diaphragm and
structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection.

B Prior to
Scheduling the
Final Frame
Inspection

33. 60-Foot No Build Covenant. Pursuant to Dublin
Municipal Code Section 7.32.130, the owner shall file with the Building Official a Covenant and Agreement Regarding Maintenance of Yards for an Oversized Building binding
such owner, his heirs, and assignees, to set aside a 60-foot required yard as unobstructed space having no
improvements. After execution by the owner and Building Official, such covenant shall be recorded in the Alameda County Recorder’s Office and shall continue in effect so long as an oversized building remains or unless otherwise released by authority of the Chief Building Official.

B Prior to Permitting
(if frontage
increase used to
for allowable
area)

34. Foundation. Geotechnical Engineer for the soils report shall review and approve the foundation design. A letter shall be submitted to the Building Division on the approval.

B Prior to Permit
Issuance

35. CASp Reports. Applicant shall obtain the services of a Certified Access Specialist for the review of the
construction drawings and inspections for the building
interior and site exterior. A written report shall be submitted to the City prior to approval of the permit application.

Additionally, a written report shall be submitted to the City Building Inspector prior to scheduling the final inspection.

B Prior to Permitting
and Occupancy

36. Cool Roofs – CA Energy Code. Flat roof areas shall have their roofing material coated with light colored gravel or painted with light colored or reflective material designed for cool roofs.

B Through
Completion

37. Air Conditioning Units. Air conditioning units and
ventilation ducts shall be screened from public view with materials compatible to the main building. Units shall be permanently installed on concrete pads or other nonB Occupancy of Building
924
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 11 of 30 movable materials approved by the Chief Building Official and Director of Community Development.

38. Plumbing Fixture Count. The plumbing fixture count
(e.g., water closets, lavatories, urinals, drinking fountains) shall meet the minimum requirements for the use as
regulated by the CA Plumbing Code.

B Prior to Permitting

39. Accessible Parking. The required number of parking
stalls, the design and location of the accessible parking stalls shall be as required by the CA Building Code,
Chapter 11-B.

B Through
Completion

40. Green Parking. The design and number of clean air/ EV ready stalls shall be as required by the CA Green Building Standards Code.

B Through
Completion

41. Retaining Walls. All retaining walls over 30 inches in height and adjacent to a walkway shall be provided with guardrails. Retaining walls with a surcharge and retaining walls over 36 inches in height shall obtain permits and inspections from the Building and Safety Division.

B Through
Completion

42. Accessory Structures. Building permits are required for all trash enclosures and associated amenities / structures and are required to meet the accessibility and building codes.

B Through
Completion

43. Temporary Fencing. Temporary construction fencing
shall be installed along perimeter of all work under
construction.

B Through
Completion

44. Copies of Approved Plans. Applicant shall provide City with one reduced (1/2 size) copy of the City of Dublin
stamped approved plan.

B 30 Days After
Permit and Each
Revision
Issuance

FIRE PREVENTION

45. No fire service lines shall pass beneath buildings. F Approval of Improvement
Plans

46. New Fire Sprinkler System and Monitoring
Requirements. In accordance with The Dublin Fire Code,
fire sprinklers shall be installed in the building. The system shall be in accordance with the NFPA 13, the CA Fire Code and CA Building Code. Plans and specifications showing
detailed mechanical design, cut sheets, listing sheets and hydraulic calculations shall be submitted to the Fire
Department for approval and permit prior to installation. This may be a deferred submittal.
a. Sprinkler Plans. (Deferred Submittal Item). Submit
detailed mechanical drawings of all sprinkler
modifications, including cut sheets, listing sheets and calculations to the Fire Department for approval and
permit prior to installation.
b. All sprinkler system components shall remain in
compliance with the applicable N.F.P.A. 13 Standard,
the CA Fire Code and the CA Building Code.
c. Underground Plans. (Deferred Submittal Item).

Submit detailed shop drawings for the fire water supply system, including cut sheets, listing sheets and
calculations to the Fire Department for approval and
F Building Permit
Issuance
925
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 12 of 30 permit prior to installation. All underground and fire water supply system components shall be in compliance with
the applicable N.F.P.A. 13, 24, 20, 22 Standards, the CA Fire Code and the CA Building Code. The system shall
be hydrostatically tested and inspected prior to being
covered. Prior to the system being connected to any fire protection system, a system flush shall be witnessed by the Fire Department.
d. Central Station Monitoring. Automatic fire
extinguishing systems installed within buildings shall
have all control valves and flow devices electrically
supervised and maintained by an approved central
alarm station. Zoning and annunciation of central
station alarm signals shall be submitted to the Fire
Department for approval.
e. Fire protection equipment shall be identified with
approved signs constructed of durable materials,
permanently installed and readily visible.

47. Fire Access During Construction.
a. Fire Access. Access roads, turnaround, pullouts, and fire operation areas are fire lanes and shall be
maintained clear and free of obstructions, including the parking of vehicles.
b. Entrances. Entrances to job sites shall not be blocked, including after hours, other than by approved
gates/barriers that provide for emergency access.
c. Site Utilities. Site utilities that would require the access road to be dug up or made impassible shall be installed prior to construction commencing.
d. Entrance flare, angle of departure, width, turning radii, grades, turnaround, vertical clearances, road surface,
bridges/crossings, gates/key-switch, within a 150-foot
distance to Fire Lane shall be maintained.
e. Personnel Access. Route width, slope, surface and
obstructions must be considered for the approved route
to furthermost portion of the exterior wall.
f. All-weather access. Fire access is required to be allweather access. Show on the plans the location of the all-weather access and a description of the
construction. Access roads must be designed to
support the imposed loads of fire apparatus.

F During
Construction

48. Fire Alarm (
Detection) System Required. A Fire AlarmDetection System shall be installed throughout the building so as to provide full property protection, including
combustible concealed spaces, as required by NFPA 72.

The system shall be installed in accordance with NFPA 72, CA Fire, Building, Electrical, and Mechanical Codes.

F Occupancy
926
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 13 of 30 a. Fire Alarm Plans. (Deferred Submittal Item). Submit
detailed drawings of the fire alarm system, including
floor plan showing all rooms, device locations, ceiling height and construction, cut sheets, listing sheets and battery and voltage drop calculations to the Fire
Department for review and permit prior to the
installation. Where employee work area’s have audible
alarm coverage, circuits shall be initially designed with a minimum 20 percent spare capacity for adding
appliances to accommodate hearing impaired
employee’s.
b. Central Station Monitored Account. Automatic fire
alarm systems shall be monitored by an approved
central alarm station. Zoning and annunciation of
central station alarm signals shall be approved by the
Fire Department.
c. Qualified Personnel. The system shall be installed,
inspected, tested, and maintained in accordance with
the provisions of NFPA 72. Only qualified and
experienced persons shall perform this work.

Examples of qualified individuals are those who have
been factory trained and certified or are NICET Fire
Alarm Certified.
d. Inspection and Testing Documentation.

Performance testing of all initiating and notification
devices in the presence of the Fire Inspector shall occur prior to final of the system. Upon this inspection, proof that the specific account is UL Certificated must be
provided to the Fire Inspector.

49. Fire Extinguishers. Extinguishers shall be visible and unobstructed. Signage shall be provided to indicate fire extinguisher locations. The number and location of
extinguishers shall be shown on the plans. Additional fire extinguishers maybe required by the fire inspector.

F Occupancy

50. FD Building Key Box. A Fire Department key box shall be installed at the main entrance to the building. Note these locations on the plans. The key box should be installed approximately 5.5 feet above grade. The box shall be sized to hold the master key to the facility as well as keys for rooms not accessible by the master key. Specialty keys, such as the fire alarm control box key and elevator control keys shall also be installed in the box.

The key box door and necessary keys are to be provided
to the Fire Inspector upon the final inspection. The
inspector will then lock the keys into the box.

F Occupancy

51. Means of Egress. F Occupancy
927
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 14 of 30 Exit signs shall be visible and illuminated with emergency lighting when building is occupied.

52. Main Entrance Hardware Exception. It is recommended that all doors be provided with exit hardware that allows exiting from the egress side even when the door is in the locked condition. However, an exception for A-3, B, F, M, S occupancies and all churches does allow key-locking
hardware (no thumb-turns) on the main exit when the main exit consists of a single door or pair of doors. When
unlocked the single door or both leaves of a pair of doors must be free to swing without operation of any latching device. A readily visible, durable sign on or just above the door stating “This door to remain unlocked whenever
the building is occupied” shall be provided. The sign
shall be in letters not less than one inch high on a
contrasting background. This use of this exception may be revoked for cause.

F Occupancy

53. Maximum Occupant Load. Posting of room capacity is
required for any occupant load of 50 or more persons.

Submittal of a seating plan on 8.5-inch by 11-inch paper is required prior to final occupancy.

F Occupancy

54. Interior Finish. Wall and ceiling interior finish material shall meet the requirements of Chapter 8 of the California Fire Code. Interior finishes will be field verified upon final inspection. If the product is not field marked and the
marking visible for inspection, maintain the products cutsheets and packaging that show proof of the products flammability and flame-spread ratings. Decorative
materials shall be fire retardant.

F Occupancy

55. General Inspection. Upon inspection of the work for which this submittal was provided, a general inspection of the business and site will be conducted.

F Occupancy

56. Addressing. Addressing shall be illuminated or in an illuminated area. The address characters shall be
contrasting to their background. If address is placed on glass, the numbers shall be on the exterior of the glass and a contrasting background placed behind the numbers.

Building Address. The building shall be provided with all addresses or the assigned address range so as to be
clearly visible from either direction of travel on the street the address references. The address characters shall not be less than 5 inches in height by 1-inch stroke. Larger sizes may be necessary depending on the setbacks and
visibility.

F Occupancy of any
building

57. Fire Safety During Construction and Demolition.
a. Clearance to combustibles from temporary heating
devices shall be maintained. Devices shall be fixed in
place and protected from damage, dislodgement or
overturning in accordance with the manufacturer’s
instructions.
b. Smoking shall be prohibited except in approved areas.

Signs shall be posted “NO SMOKING” in a conspicuous
location in each structure or location in which smoking is prohibited.

F Ongoing during
construction and
demolition
928
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 15 of 30 c. Combustible debris, rubbish and waste material shall be removed from buildings at the end of each shift of
work.
d. Flammable and combustible liquid storage areas shall be maintained clear of combustible vegetation and
waste materials.

Dublin San Ramon Services District

58. The regulations that apply to development projects are codified in the Dublin San Ramon Services District (DSRSD) Code; the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and
Wastewater Facilities" as amended from time to time; all applicable DSRSD Master Plans and all DSRSD policies.

Prior to issuance of any building permit, complete
improvement plans shall be submitted to DSRSD that
conform to the pertinent documents.

DSRSD Building Permit
Issuance

59. Planning and review fees/ inspection fees, and fees associated with a wastewater discharge permit shall be
paid to DSRSD in accordance with the rates and schedules and at time of payment as established in the DSRSD Code.

Planning and review fees are due after the 1st submittal of plans. Construction Permit and Inspection Fees are due
prior to the issuance of a Construction Permit. Capacity Reserve Fees are due before the water meter can be set
or the connection to the sewer system.

DSRSD Permit Submittal
and Construction
Permit Issuance

60. For Construction of DSRSD Facilities. All improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans for DSRSD
facilities shall contain a signature block for the District Engineer indicating approval of the sanitary sewer and/or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a faithful performance bond, and a comprehensive general liability insurance
policy in the amounts and forms that are acceptable to
DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before
signature by the District Engineer.

DSRSD Building Permit
Issuance or
Construction
Permit Issuance

61. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by
offer of dedication on the Final Map. Prior to approval by the City for Recordation, the Final Map shall be submitted to and approved by DSRSD for easement locations,
widths, and restrictions.

DSRSD Approval of Final
Map

62. All mains shall be sized to provide sufficient capacity to accommodate future flow demands in addition to each
development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master
planning.

DSRSD Approval of
Improvement
Plans

63. The locations and widths of all proposed easement
dedications for water and sewer lines shall be submitted to and approved by DSRSD.

DSRSD Approval of
Improvement
Plans
929
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 16 of 30

64. Water and sewer mains shall be located in public streets rather than in off street locations to the fullest extent possible. If unavoidable, then sewer or water easements must be established over the alignment of each sewer or water main in an off-street or private street location to provide access for future maintenance and/or replacement.

DSRSD Approval of
Improvement
Plans

65. Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be designed to be
looped or interconnected to avoid dead end sections in
accordance with requirements of the DSRSD Standard
Specifications and sound engineering practice.

DSRSD Approval of
Improvement
Plans

66. Sewers shall be designed to operate by gravity flow to DSRSD’s existing sanitary sewer system. Pumping of
sewage is discouraged and may only be allowed under
extreme circumstances following a case by case review
with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design
reports, design criteria, and final plans and specifications.

The DSRSD reserves the right to require payment of
present worth 20-year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station.

DSRSD Approval of
Improvement
Plans

67. This project includes mixed use and/or multi-family residential units and is subject to the requirement of SB 7 (2016, Walk) as a condition of water service. Each
individual residential unit shall be metered or submetered to measure water used by each unit. Water meters for each unit shall be shown on improvement plans. Exemptions
may be made only for exempted uses listed in the
legislation. If submetering is proposed in lieu or individual meters, plans reflecting the submeters and associated
residential unit shall be submitted. DSRSD may not
approve applications and issue construction permits
without this submittal.

DSRSD Approval of
Improvement
Plans

68. This project will be analyzed by DSRSD to determine if it represents additional water and/or sewer capacity
demands on the District. Applicant will be required to pay all incremental capacity reserve fees for water and sewer services as required by the project demands. All capacity reserve fees must be paid prior to installation of a water meter for water. If a water meter is not required, the
capacity reserve fee shall be paid prior to issuance of a building permit. The District may not approve the building permit until capacity reserve fees are paid.

DSRSD Building Permit
Issuance

69. No sewer line or waterline construction shall be permitted unless the proper utility construction permit has been
issued by DSRSD. A construction permit will only be issued after all of the items in Condition No.59 have been satisfied.

DSRSD Construction
Permit Issuance

70. Above ground backflow prevention devices/double
detector check valves shall be installed on fire protection systems connected to the DSRSD water main. The
applicant shall collaborate with the Fire Department and with DSRSD to size and configure its fire system.

DSRSD Approval of
Improvement
Plans
930
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 17 of 30

PUBLIC WORKS GENERAL CONDITIONS

74. Conditions of Approval. Applicant/Developer shall
comply with the City of Dublin Public Works Standard
Conditions of Approval contained below (“Standard
Condition”) unless specifically modified by Project Specific Conditions of Approval below.

PW On-going

75. Zone 7 Impervious Surface Fees. Applicant/Developer shall complete a “Zone 7 Impervious Surface Fee
Application” and submit an accompanying exhibit for
review by the Public Works Department. Fees generated
by this application will be due at issuance of Building Permit.

PW Approval of
Parcel Map
PUBLIC WORKS – AGREEMENTS

76. Stormwater Management Maintenance Agreement.

Developer or Property Owner shall enter into an
Agreement with the City of Dublin that guarantees the
property owner’s perpetual maintenance obligation for all stormwater management measures installed as part of the project, including those on-site and within the public Rights of Way. In addition to stormwater management measures,
drainage v-ditches, mitigation areas, and existing wetlands shall be included for reference, as applicable. Said
Agreement is required pursuant to Provision C.3 of the
Municipal Regional Stormwater NPDES Permit, Order No.

R2-2009-0074. Said permit requires the City to provide
verification and assurance that all treatment devices will be properly operated and maintained.

PW Grading/ Sitework
Permit Issuance
PUBLIC WORKS – PERMITS AND BONDS

77. Encroachment Permit. Applicant/Developer shall obtain an Encroachment Permit from the Public Works
Department for all construction activity within the public right-of-way.

PW Permit Issuance

78. Grading/Sitework Permit. Applicant/Developer shall
obtain a Grading or Sitework Permit from the Public Works Department for all grading and site improvements.

PW Permit Issuance

79. Security. Applicant/Developer shall provide faithful performance security to guarantee the on-site and off-site improvements, as well as payment security, as determined by the City Engineer (Note: The performance security shall remain in effect until one year after final inspection).

PW Permit Issuance

71. Any proposed irrigation for this project shall be
designed for and connected to potable water. Unless
explicitly stated otherwise by DSRSD, recycled water
irrigation is unavailable for use for this project per
DERWA recycled water moratorium Resolution No. 19-
3 dated 3/24/2019.

DSRSD Approval of
Improvement
Plans

72. Development plans will not be approved until landscape plans are submitted and approved.

DSRSD Approval of
Improvement
Plans

73. Trash enclosures are required to drain to the sanitary sewer system and grease interceptors shall be installed within the trash enclosure area. The trash enclosure shall be roofed and graded to minimize rainwater or stormwater from entering the trash enclosure.

DSRSD Approval of
Improvement
Plans
931
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 18 of 30

80. Permits from Other Agencies. Applicant/Developer
shall obtain all permits and/or approvals required by other agencies including, but not limited to:
 Dublin San Ramon Services District (DSRSD)
 Alameda County Flood Control and Water
Conservation District Zone 7 (Zone 7)
PW Permit Issuance
PUBLIC WORKS – SUBMITTALS

81. Parcel Map and Improvement Plan Submittal
Requirements. All submittals of plans shall comply with the requirements of the “City of Dublin Final Map Review Check List,” “City of Dublin Public Works Department
Improvement Plan Submittal Requirements”, the “City of
Dublin Improvement Plan Review Check List,” and current Public Works and industry standards. A complete
submittal of improvement plans shall include all civil
improvements, joint trench, street lighting and on-site safety lighting, landscape plans, and all associated
documents as required. Applicant/Developer shall not
piecemeal the submittal by submitting various components separately.

PW Approval of
Parcel Map and
Grading/ Sitework
Permit Issuance

82. Improvement Plan Requirements from Other
Agencies. Applicant/Developer will be responsible for
submittals and reviews to obtain the approvals of all
participating non-City agencies namely the Alameda
County Fire Department and the Dublin San Ramon
Services District. The aforementioned agencies shall
approve and sign the Improvement Plans.

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85. Building Pads, Slopes and Walls. Applicant/Developer shall provide the Public Works Department with a letter from a registered civil engineer or surveyor stating that the building pads have been graded to within 0.1 feet of the grades shown on the approved Grading Plans, and that the top & toe of banks and retaining walls are at the locations shown on the approved Grading Plans.

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86. Hydrology and Hydraulic Calculations. Hydrology and Hydraulic calculations for the entire parcel including
undeveloped areas shall be submitted for approval to the City Engineer. Alameda County published an updated
version of the Alameda County Hydrology and Hydraulics
Manual. The H and H Manual includes updates to
calculating runoff and should be used as the basis for your hydrology and hydraulics design of flood control facilities in Alameda County. The manual is available for download
at: https://acfloodcontrol.org/
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Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 19 of 30

87. Stormwater Management Plan. A final Stormwater
Management Plan shall be submitted for review and
approval by the City Engineer. Approval is subject to the Applicant/Developer providing the necessary plans,
details, and calculations that demonstrate the plan
complies with the standards issued by the San Francisco Bay Regional Water Quality Control Board and Alameda
Countywide Clean Water Program. Landscape Based
Stormwater Management Measures shall be irrigated and
meet WELO requirements.

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88. Onsite and Offsite Signing and Striping Plan. A Traffic Signing and Striping Plan showing all proposed signing
and striping within on-site parking lots, drive aisles, the public street, and the nearest intersection shall be
submitted for review and approval by the City Engineer.

Striping plans shall distinguish between existing striping to be removed and new striping to be installed. All striping in the public street shall be thermoplastic. All traffic striping along Inspiration Drive and Dublin Boulevard project
frontages shall be removed and restriped to the
satisfaction of the City Engineer.

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89. Approved Plan Files. Applicant/Developer shall provide the Public Works Department a PDF format file of
approved site plans, including grading, improvement,
landscaping & irrigation, joint trench and lighting.

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90. Master Files. Applicant/Developer shall provide the Public Works Department a digital vectorized file of the “master” files for the project, in a format acceptable to the City Engineer. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. All objects and entities in layers shall be colored by layer and named in English. All submitted
drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot.

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91. Environmental Services Files. Applicant/Developer
shall provide to the Public Works Department GIS shape
files, provided in a format acceptable to the City, all MRP Provision C.3 stormwater features, trash capture devices, mitigation measures, wetlands, v-ditches and public waste containers.

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92. SB 1383 Compliance Reporting. To comply with SB
1383, Applicant/Developer shall provide to the Public
Works Department records indicating where SB 1383
compliant mulch or compost was applied in the project, the source and type of product, quantity of each product, and invoices demonstrating procurement.

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93. Parking Lot Lighting. The Applicant/Developer shall prepare a photometric plan for the site lighting to
demonstrate that the minimum 1.0 foot candle lighting level is provided in accordance with the City of Dublin’s
requirements, or as otherwise approved by the City
Engineer. The photometric plan shall show lighting levels which take into consideration poles, low walls and other obstructions. Exterior lighting shall be provided within the PW Grading/ Sitework
Permit Issuance
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Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 20 of 30 surface parking lots and on buildings and shall be of a design and placement so as not to cause glare onto
adjoining properties, businesses or to vehicular traffic.

Lighting used after daylight hours shall be adequate to provide for security needs. The parking lot lights shall be designed to eliminate any pockets of high and low
illuminated areas.

PUBLIC WORKS – PARCEL MAP, EASEMENTS AND ACCESS RIGHTS

94. Parcel Map. The Parcel Map shall be substantially in accordance with the Tentative Parcel Map approved with
this application, unless otherwise modified by these
conditions.

PW Approval of
Parcel Map

95. Dedications. All rights-of-way and easement dedications required by these conditions or determined necessary by the City Engineer shall be shown on the Parcel Map.

PW Approval of
Parcel Map

96. Public Service Easements. A Public Service Easement (PSE) shall be dedicated along public streets to allow for the proper placement of public utility vaults, boxes,
appurtenances or similar items behind the back-ofsidewalk. Private improvements such as fences, gates or trellises shall not be located within the PSE.

PW Approval of
Parcel Map

97. Easement Dedication by Separate Instrument.

Easements to be dedicated by separate instrument shall
be recorded concurrently with the parcel map.

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Parcel Map

98. Acquisition of Easements. Applicant/Developer shall be responsible for obtaining all onsite and offsite easements, and/or obtain rights-of-entry from the adjacent property owners for any improvements not located on their property.

The Developer shall prepare all required documentation for dedication of all easements on-site and off-site. The
easements and/or rights-of-entry shall be in writing and copies furnished to the Public Works Department.

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Parcel Map

99. Abandonment of Easements. Applicant/Developer shall obtain abandonment from all applicable public agencies of existing easements and rights-of-way within the project site that will no longer be used. Prior to completion of
abandonment, the improvement plans may be approved if
the Applicant/Developer can demonstrate to the
satisfaction of the City Engineer that the abandonment
process has been initiated.

PW Approval of
Parcel Map
100. Approval by Others. The Applicant/Developer will be responsible for submittals and reviews to obtain the
approvals of all applicable non-City agencies.

PW Approval of
Parcel Map
101. Encroachment of Structures within Proposed and
Existing Easements. Lighting standards, walls, C.3
treatment facilities, or any other structures encroaching within a proposed or existing public easement shall not be permitted unless otherwise approved by the City Engineer or easement holder. Any encroachment permitted to be
located in an easement is subject to removal and
replacement at the expense of the property owner when
the easement rights are exercised by the easement holder.

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PUBLIC WORKS – GRADING
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Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 21 of 30 102. Grading Plan. The Grading Plan shall be in conformance with the recommendation of the Geotechnical Report, the approved Tentative Map and Site Development Review,
and the City design standards & ordinances. In case of
conflict between the soil engineer’s recommendation and the City ordinances, the City Engineer shall determine
which shall apply.

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103. Geotechnical Engineer Review and Approval. The
Project Geotechnical Engineer shall be retained to review all final grading plans and specifications. The Project Geotechnical Engineer shall approve all grading plans
prior to City approval.

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104. Site Grading Adjacent to Buildings. The ground
immediately adjacent to the foundation shall be sloped
away from the building at a slope required by the California Building Code.

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105. Grading Off-Haul. The disposal site and haul truck route for any off-haul dirt materials shall be subject to the review and approval by the City Engineer prior to the issuance of a Grading Permit. If the Developer does not own the parcel which the proposed disposal site is located, the Developer shall provide the City with a Letter of Consent signed by the current owner, approving the placement off-haul
material on their parcel. A Grading Plan may be required for the placement of the off-haul material.

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106. Erosion Control Plan. A detailed Erosion and Sediment Control Plan shall be included with the Grading Plan
submittal. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. The plan shall also address site
housekeeping best management practices.

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107. NOI and SWPPP. Prior to any clearing or grading,
Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the
NPDES. A copy of the Storm Water Pollution Prevention
Plan (SWPPP) shall be provided to the Public Works
Department and be kept at the construction site.

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PUBLIC WORKS – STORM DRAINAGE AND OTHER UTILITIES
108. On-site Storm Drain System. Storm drainage for the 10- year storm event shall be collected on-site and conveyed through storm drains to the public storm drain system. Show the size and location of existing and proposed storm drains and catch basins on the site plan. Show the size and
location of public storm drain lines and the points of
connection for the on-site storm drain system.

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109. Overland Release. Grading and drainage shall be
designed so that surplus drainage (above and beyond that of the 10-year storm event) are not collected in site catch basins, is directed overland so as not to cause flooding of existing or proposed buildings.

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110. Storm Drain Easements. Private storm drain easements and maintenance roads shall be provided for all private storm drains or ditches that are located on private property. The Applicant/Developer shall be responsible for the acquisition PW Grading/ Sitework
Permit Issuance
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Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 22 of 30 of all storm drain easements from offsite property owners which are required for the connection and maintenance of all offsite storm drainage improvements.
111. Storm Drain Inlet Markers. All public and private storm drain inlets must be marked with storm drain markers that read: “No dumping, drains to creek,” include the City
Standard detail (CD-704) and a note to indicate that all public and private inlets shall be marked on the improvement plans.

The markers may be purchased from the Public Work
Department.

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112. Fire Hydrants. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector
blue traffic marker shall be shown on the signing and striping plan.

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113. Dry Utilities. Applicant/Developer shall construct gas, electric, telephone, cable TV, and communication
improvements within the fronting streets and as necessary to serve the project and the future adjacent parcels as approved by the City Engineer and the various Public Utility agencies.

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114. Dry Utility Locations. All electric, telephone, cable TV, and communications utilities, shall be placed underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements or public services easements and sized to meet utility
company standards.

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115. Utility Vaults and Boxes. All utility vaults, boxes, and structures, unless specifically approved otherwise by the City Engineer, shall be underground and placed in landscaped areas and screened from public view. Landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes, and structures and adjacent landscape
features and plantings. The Joint Trench Plans shall be submitted along with the grading and/or improvement plans.

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PUBLIC WORKS – STREET IMPROVEMENTS
116. Public Improvements. The public improvements shall be constructed generally as shown on the Site Development
Review. However, the approval of the Tentative Map and
Site Development Review is not an approval of the specific design of the drainage, traffic circulation, parking,
stormwater treatment, sidewalks and street improvements.

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117. Public Improvement Conformance. All public
improvements shall conform to the City of Dublin Standard Plans, current practices, and design requirements and as approved by the City Engineer.

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118. Driveway Approach. The proposed driveway approach
shall be designed to be compliant with the most current City and ADA design standards.

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119. Curb, Gutter and Sidewalk. Applicant/Developer shall remove and replace damaged, hazardous, or nonstandard
curb, gutter and sidewalk along the project frontage.

Contact the Public Works Department to mark the existing curb, gutter and sidewalk that will need to be removed and PW Grading/ Sitework
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Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 23 of 30 replaced. Provide minimum five-foot-wide sidewalks along Dublin Boulevard and Inspiration Drive project frontages. 120. Curb Ramps. City standard curb ramps are required at all intersections. All curb ramps shall include truncated
domes and meet the most current City and ADA design
standards. Show curb ramp locations on the plans.

Please note that all curb returns on public streets, when applicable, shall have directional or dual ADA ramps – one for each crosswalk and oriented to align parallel with the crosswalk. Provide ADA compliant curb ramps at the
intersection of Dublin Boulevard and Inspiration Drive.

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work Permit or
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121. Street Lighting. Street light standards and luminaries shall be designed and installed or relocated as determined by the City Engineer.

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122. Accessible Pedestrian Signals. Accessible Pedestrian Signals shall be provided at the intersection of Dublin Boulevard and Inspiration Drive per the latest MUTCD and Caltrans standards.

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123. Street Restoration. A pavement treatment, such as slurry seal or grind and overlay, will be required within the public streets fronting the site as determined by the Public Works Department. The type and limits of the pavement
treatment shall be determined by the City Engineer based upon the number and proximity of trench cuts, extent of frontage and median improvements, extent of pavement
striping and restriping, excessive wear and tear/damage due to construction traffic, etc.

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PUBLIC WORKS – ONSITE IMPROVEMENTS
124. Surface Slopes. Pavement surface slopes in parking lots and drive aisles shall be a minimum of 0.5 percent and a maximum of five percent (unless otherwise required at
parking spaces for the disabled and at ramps at the parking structure and loading dock). Exceptions may be
considered by the City Engineer to account for unusual
design conditions.

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125. Public Litter Cans. Public litter cans are required on site to meet Dublin Municipal Code 7.98.120.

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126. Project Signs. All proposed project signs or monument signs shall be placed on private property and located
outside of any easement areas unless specifically
approved by the City Engineer. Any signage located in a public easement, if permitted, is subject to removal and replacement at the expense of the property owner if
required by the easement holder.

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127. Drive Aisle Width. The parking lot aisles shall be as required in DMC 8.76.070.A.7 for the proposed parking
stall configuration to allow for adequate onsite vehicle circulation for cars, trucks, and emergency vehicles.

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937
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 24 of 30 128. Vehicle Parking. All on-site vehicle parking spaces shall conform to the following:
a. All parking spaces shall be double striped using fourinch white lines set two feet apart in accordance with City Standards and DMC 8.76.070.A.17.
b. Twelve-inch-wide concrete step-out curbs shall be
constructed at each parking space where one or both
sides abut a landscaped area or planter.
c. Where wheel stops are shown, individual six-foot-long wheel stops shall be provided within each parking
space in accordance with City Standards.
d. Parking stalls next to walls, fences and obstructions to vehicle door opening (including those in the parking
structure) shall be an additional four feet in width per DMC 8.76.070.A.16.
e. Sidewalks that are designated as an accessible path
of travel shall have a minimum width of six feet when
adjacent to parked vehicles that overhang the curb.

Install wheel stops per City Standard if the sidewalk is less than six-foot-wide.
f. Landscaped strips adjacent to parking stalls shall be unobstructed in order to allow for a minimum two-foot
vehicular overhang at front of vehicles.

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129. Visibility Triangle. All improvements within the sight visibility triangle at all intersections and driveways, including but not limited to walls and landscaping, shall be a maximum height of 30 inches from the roadway surface
elevation at the nearest lane.

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130. Photometrics. The Applicant/Developer shall provide a complete photometrics plan for both onsite and frontage roadways including the intersection of Dublin Blvd and
Inspiration Drive. Include the complete data on
photometrics, including the High, Average and Minimum
values for illuminance and uniformity ratio. Street light standards and luminaries shall be designed and installed or relocated as determined by the City Engineer.

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131. Bicycle Parking. Applicant/Developer shall install long term (bike lockers) and short term (bike racks) bicycle parking. Provide permanently anchored bicycle racks
within 200 feet of the visitors’ entrance, readily visible to passers-by, for five percent of new visitor motorized
vehicle parking spaces being added, with a minimum of
one two-bike capacity rack. Bicycle racks shall generate two points of contact on the frame of the bicycle.

Provide secure long term bicycle parking for five percent of the vehicular parking spaces with a minimum of one
bicycle parking facility. Locations of the bicycle parking shall be subject to the review and approval of the City Engineer.

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132. Structures Located within Stormwater Facilities.

Structures such as light poles and curbs placed inside or within 10 feet of bio-retention areas, shall be investigated for structural stability. Structures shall not be located within a bio-retention area, however, if permitted, the area of the PW Grading/ Sitework
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Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 25 of 30 foundation shall be deducted from the effective bioretention treatment area size.

PUBLIC WORKS – NPDES
133. Stormwater Treatment. Consistent with Provision C.3 of the Municipal Regional Stormwater NPDES Permit (MRP)
Order No. R2-2015-0049, the Developer shall submit
documentation including construction drawings
demonstrating all stormwater treatment measures and
hydromodification requirements as applicable are met.

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134. Stormwater Requirements Checklist: Applicant shall submit a “Stormwater Requirements Checklist for Tenant
Improvement Projects (Minor Projects)” and
accompanying required documentation. The form can be
downloaded from the following webpage, under
Stormwater Design Submittal Forms; the applicable
checklist should be filled out according to the project scope: http://dublin.ca.gov/1656/Development-Permits--- Stormwater-Require
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135. Stormwater Source Control. All applicable structural and operational stormwater source controls shall be
implemented.

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136. Stormwater Management Plan (SWMP). The preliminary SWMP submitted for Site Development Review has been
approved in concept. A final Stormwater Management Plan shall be submitted for review and approval by the City
Engineer. Approval is subject to the Developer providing the necessary plans, details, and calculations that
demonstrate the plan complies with the standards issued by the San Francisco Bay Regional Water Quality Control Board and Alameda Countywide Clean Water Program.

Landscape Based Stormwater Management Measures
shall be irrigated and meet WELO requirements.

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137. Hydromodification Management Standards. This
project is subject to hydromodification management
measures. The Applicant/Developer shall review the Bay
Area Hydrology Model (BAHM) Review Worksheet for all
projects that must meet Hydromodification Management
Standards. The worksheet is available on the City’s
website at the following webpage:
http://dublin.ca.gov/1656/Development-Permits---
Stormwater-Require
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138. SWPPP. The Storm Water Pollution Prevention Plan
(SWPPP) shall identify the Best Management Practices
(BMPs) appropriate to the project construction activities.

The SWPPP shall include the erosion and sediment control measures in accordance with the regulations outlined in the most current version of the ABAG Erosion and
Sediment Control Handbook or State Construction Best
Management Practices Handbook. The Developer is
responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP.

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Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 26 of 30 139. Maintenance Access. Applicant/Developer shall design and construct maintenance access to all stormwater
management measures. Maintenance access for
equipment and personnel to overflow risers, cleanouts and other structures is required.

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140. Phased Construction and Stormwater Management
Measures. Required stormwater treatment,
hydromodification management, and trash capture devices shall be installed so that the designed treatment facilities and devices will have been constructed, installed, and
operational for the impervious area that is built for a phased project. The runoff from any project phasing shall be adequately treated as designed in the approved
Stormwater Management Plan (SWMP). Temporary
facilities are not permitted.

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141. Plants in Bio-retention Areas. Plants within bio-retention areas shall be irrigated and selected from the preapproved plant list provided in the Alameda County Clean Water Program C.3 Technical Guidance.

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142. Clean Bay Blueprint. The Applicant/Developer shall add the “Clean Bay Blueprint” to the building plans which can be found on the City website at the link below under
Construction Stormwater Best Management Practices
(BMPs): http://dublin.ca.gov/1656/Development-Permits--- Stormwater-Require
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Permit Issuance
143. Trash Capture. The project must include appropriate full trash capture devices for both private and public
improvements. Specific details on the trash capture
devices selected are required on the construction plan set demonstrating how MRP Provision C.10 (trash capture)
requirements are met. A list of approved full trash capture devices may be found at the City’s website at the following link: insert here. Please note that lead time for trash capture device delivery can be substantial. The
applicant/contractor shall plan accordingly.

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144. Solid Waste Requirements. The Project must comply
with all requirements in Dublin Municipal Code Chapter

7.98, including the following requirements:

Install trash, recycling and organics collection containers along public and private sidewalks and community
congregation areas.

Install pet waste disposal stations
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145. Waste Enclosure. The waste enclosure shall meet all of the requirements set forth within the Dublin Municipal Code Section 7.98, including but not limited to providing sewer and water hook-ups as applicable. The improvement plans and/or building permit plans shall show additional
information demonstrating these requirements are met. A standard plan for the waste enclosure can be downloaded at https://dublin.ca.gov/341/Standard-Plans in the
“Stormwater Measures” section. A pedestrian accessible
path of travel shall be provided for employees from the building to the waste enclosure in conformance with
current accessibility requirements.

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940
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 27 of 30 146. Garbage Truck Access. The Applicant/Developer shall provide plans and details on anticipated garbage truck
access and routes, in addition to example set-out diagrams for waste carts/bins placement on garbage day
demonstrating adequate space available for carts/bins.

Carts and bins shall not block street or driveway access.

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147. SB 1383 Compliance. To comply with SB 1383
procurement requirements, all mulch and compost used in stormwater management measures and general
landscape areas shall meet SB 1383 procurement
requirements. Specifically, compost must be produced at a permitted composting facility; digestate, biosolids,
manure and mulch do not qualify as compost. Eligible
mulch must be derived from organic materials and be
produced at a permitted transfer station, landfill, or
composting facility. Examples of allowed compost include arbor mulch and composted mulch.

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PUBLIC WORKS - CONSTRUCTION
148. Erosion Control Implementation. The Erosion and
Sediment Control Plan shall be implemented between
October 1st and April 30th unless otherwise allowed in
writing by the City Engineer. The Applicant/Developer will be responsible for maintaining erosion and sediment
control measures for one year following the City’s
acceptance of the improvements.

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149. Archaeological Finds. If archaeological materials are encountered during construction, construction within 100 feet of these materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate
the significance of the find and suggest appropriate
mitigation measures.

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150. Construction Activities. Construction activities,
including the idling, maintenance, and warming up of
equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer.

Extended hours or Saturday work will be considered by the City Engineer on a case-by-case basis. Note that the
construction hours of operation within the public right of way are more restrictive.

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151. Temporary Fencing. Temporary Construction fencing
shall be installed along the perimeter of all work under construction to separate the construction operation from the public. All construction activities shall be confined within the fenced area. Construction materials and/or
equipment shall not be operated or stored outside of the fenced area or within the public right-of-way unless
approved in advance by the City Engineer.

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152. Construction Noise Management Plan.

Applicant/Developer shall prepare a construction noise
management plan that identifies measures to be taken to minimize construction noise on surrounding developed
properties. The plan shall include hours of construction PW Start of
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Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 28 of 30 operation, use of mufflers on construction equipment,
speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures
shall be provided prior to project construction.
153. Traffic Control Plan. Closing of any existing pedestrian pathway and/or sidewalk during construction shall be
implemented through a City approved Traffic Control Plan and shall be done with the goal of minimizing the impact on pedestrian circulation.

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154. Construction Traffic Interface Plan.

Applicant/Developer shall prepare a plan for construction traffic interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific requirements by the City Engineer.

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155. Pest Control. Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities.

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156. Lighting Inspection. Prior to occupancy, the
Applicant/Developer shall request an inspection of the
lighting levels throughout the site to determine if lighting is sufficient. If additional lights are required to be installed to meet the 1.0 foot-candle requirement, or for other safety or operational reasons, the Applicant shall do so prior to Occupancy.

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157. Construction Traffic and Parking. All construction related parking shall be off the public street.

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158. Dust Control/Street Sweeping. The Applicant/ Developer shall provide adequate dust control measures at all times during the grading and hauling operations. All trucks
hauling export and import materials shall be provided with tarp cover at all times. Spillage of haul materials and mudtracking on the haul routes shall be prevented at all times.

The Applicant/Developer shall be responsible for sweeping of streets within, surrounding and adjacent to the project if it is determined that the tracking or accumulation of
material on the streets is due to its construction activities.

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needed

PUBLIC WORKS - SPECIAL CONDITIONS
159. Overhead Utilities. DMC Chapter 9.32 requires all
existing and proposed utility distribution facilities within the subdivision and along project streets, except those
exempted by the regulations of the Public Utilities
Commission, supplying electric, communication or similar or associated services, installed in and for the purpose of supplying such service to any subdivision requiring the filing of a parcel map or tract map shall be placed
underground unless otherwise granted an exception by the City Engineer on the merits of presented evidence as
noted in DMC Section 9.32.040.

The above ground utility lines along Dublin Boulevard are not installed in and does not provide service to the
proposed subdivision.

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Commission
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Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 29 of 30 Furthermore, the City Engineer has reviewed and
considered the reasons presented by the Applicant in a
letter dated February 1, 2022, and supports a request for exception for the underground placement of existing
overhead lines along Dublin Boulevard per DMC Section

9.32.040.
160. Curb Ramps. Curb returns and curb ramps at the
northwest and northeast corner of the Dublin Blvd and
Inspiration Drive intersection were found to be deficient and shall be upgraded to current City and ADA design
standards.

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Encroachment
Permit Issuance
161. Sidewalk. The Applicant/Developer shall design and construct a minimum five-foot-wide sidewalk clear of any obstructions along the property frontage on Inspiration Drive that will provide pedestrian access from Dublin
Boulevard up to the project driveway. Sidewalk adjacent to the existing streetlights shall have a clear width of five feet.

PW Grading/ Sitework
Permit or
Encroachment
Permit Issuance
162. Street Trees Removal and Replacement. Street trees along Inspiration Drive that are proposed for removal shall be replaced with the same species of tree or a specie that has been approved by the City Engineer.

PW Grading/ Sitework
Permit or
Encroachment
Permit Issuance
163. Public Access Easement. A Public Access Easement
(PAE) shall be dedicated to the City of Dublin if the existing right-of-way width on Inspiration Drive is not adequate to construct the proposed driveway approach and sidewalk.

PW Approval of
Parcel Map
164. Private Storm Drain Easement. The Applicant/
Developer shall reserve a private storm drain easement on the Parcel Map benefitting the parcel to the north and for the purpose of conveying upstream storm drain runoff
flowing through the property before entering the public storm drain system.

PW Approval of
Parcel Map
165. Relocation of Existing Utilities and Signs. Existing utility boxes that will be in conflict with the proposed sidewalk shall be relocated, replaced, or adjusted to finish grade to meet ADA accessibility requirements. Existing signs that are within the proposed sidewalk shall be relocated behind the back of walk. All relocations and adjustments to meet this condition shall be at the Applicant/Developer’s
expense.

PW Grading/ Sitework
Permit or
Encroachment
Permit Issuance
166. Existing Sidewalk Repairs. All sidewalks fronting the project site including the Dublin Boulevard frontage
sidewalk shall be reviewed for any deficiencies with
respect to current accessibility standards and any found deficiencies shall be made compliant. Sidewalks shall be a minimum of five feet in width.

PW Grading/ Sitework
Permit
or Encroachment
Permit Issuance
PASSED, APPROVED, AND ADOPTED this 17th day of May, 2022 by the following vote:

AYES:

NOES:
943
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 30 of 30 ABSENT:

ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
944
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 580 DUBLIN 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 RENDERINGS ELEVATIONS ELEVATIONS 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
945

VANPOOL/ LOW

EMISSION

EV READY

VANPOOL/ LOW

EMISSION
FUTURE
EV

EV READY
FUTURE
EV
FUTURE
EV
FUTURE
EV

VANPOOL/ LOW

EMISSION
HC VAN

EV READY
EV READY R30' R35' R35'
0 15 30 60 90 DATE: 11/23/2021 SITE PLAN - LOT 3 1" = 30' ASSISTED LIVING FACILITY OPEN SPACE / VALLEY CHRISTIAN CHURCH PROPERTY LINE PROPERTY LINE

PROPERTY LINE
INSPIRATION DRIVE DUBLIN BLVD.

PROPERTY LINE
PROPERTY LINE CITY OWNED OPEN SPACE architecture, inc. Dublin, CA INSPIRATION ASSISTED LIVING PARKING LOADING PROPOSED PROPERTY LINE SITE DATA: PROPERTY AREA: ASSESSORS PARCEL ID NUMBER 4.26 ACRES 185,549 SQ. FT. 941-0022-006-00 PROJECT DATA IMPERVIOUS AREA: PERVIOUS AREA: SITE AREA BREAKDOWN: FLOOR AREA RATIO: (0.37 FAR) PROPOSED EXISTING / REQUIRED 533,062 SQ. FT. LOT COVERAGE: 28,353 SQ.FT. (13.9%) (E) NONE FAR .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 LIVING RESIDENCE ALONG INSPIRATION DRIVE. THE PROPOSED PROJECT WOULD INCLUDE 84 RESIDENT UNITS. ELECTRONIC VEHICLE FUTURE SPACES: 04 CLEAN AIR / VAN POOL SPACES: 020602 BIKE PARKING: SHORT TERM SPACES LONG TERM SPACES LOT-3 PROPOSED GENERAL PLAN LAND USE: PUBLIC / SEMI-PUBLIC PROPOSED ZONING LAND USE: ES ZONING PLANNED DEVELOPMENT NUMBER: 0RD. 07-03 PLANNING AREA: PRIMARY PLANNING AREA BOUNDARY ZONING FILE NUMBER: PA 00-01728,353 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 SPACES 35 237 PARKING BREAKDOWN: OPEN SPACES ACCESSIBLE 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 3 26 LARGEST SHIFT 26/3 = 9 RESIDENTS 1 PER 3 84 RESIDENTS 84/3 = 28 TOTAL = 37 REQ. ELECTRONIC VEHICLE READY SPACES: 04 (INCLUDES 1 EV HC VAN SPACE) 26'
24' 18'9' BIKE PARKING LONG TERM
24' COVERED TRASH ENCLOSURE GENERATOR ENCLOSURE TRANSFORMER 10' SIDE BUILDING SET BACK 10' SIDE BUILDING

SET BACK
10'
10' SIDE BUILDING

SET BACK
10'
15' 15' REAR BUILDING SETBACK 10' SIDE BUILDING SETBACK 10'
10'
10'
10'
10'
10' FRONT BUILDING

SET BACK
10' FRONT BUILDING

SET BACK

PROJECT SIGN KITCHEN MECH / ELECT
10' FRONT BUILDING

SETBACK
DUBLIN, CA NOT TO SCALE VICINITY MAP FREEWAY 580 DUBLIN BLVD

DUBLIN BLVD

INSPIRATION DR

BRIGADOON WAY

FOOTHILL RD
SAN RAMON RD SITE A1.1
4 16
2 10
3 2 (3-STORY)
24'
18'
9' MEMORY CARE FACILITY DRIVEWAY RETAINING WALLS ENTRANCE DRIVEWAY DRIVEWAY PARKING FLAG POLE WALK COURTYARD 29'-2
1 2
"
49'-3"
155'-4"
82'-11"
26' BIKE PARKING SHORT TERM PARKING FACILITY VAN PARKING SPACE 23'
13'
18'
9' F.H. F.H. F.H. F.H. BIO TREATMENT SPACE BIO TREATMENT SPACE BIO TREATMENT SPACE ACCESSIBLE PATH ACCESSIBLE PATH PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021 FENCED DOG RELIEF AREA PROVIDE ACCESSIBLE PEDESTRIAN SIGNAL (APS) PUSHBUTTONS AT THE EAST WEST CROSSWALK NORTH OF DUBLIN BOULEVARD. SEE CIVIL TO PUBLIC WAY TRASH, RECYCLING, AND ORGANIC CONTAINERS TRASH, RECYCLING, AND ORGANIC CONTAINERS TRASH, RECYCLING, ORGANIC AND PET WASTE CONTAINERS EXISTING WALK NEW CONC. WALK PASSENGER PICK UP / DROP OFF 10'-0" NO PARKING SIGNS ALONG INSPIRATION DRIVE NO PARKING SIGNS ALONG INSPIRATION DRIVE NOTE: BICYCLE PARKING REQUIREMENTS AND SUPPORT FACILITIES SHALL CONFORM TO THE CALIFORNIA GREEN BUILDING STANDARDS CODE. 10' VISION TRIANGLE
10'
34'-3"
10'
946
A B B B B B B B B Corridor R.R. THEATER LOBBY R.R.STO. LIBRARY B B B B B AA BA B B A STO Salon A A MGR OUT 20x15 MECH/ FIRE REC 15X20 B Mail SALES / CONF. LOBBY Living Rm CafeR.R. STAFF Serv. RR ELEC. SWITCH GEAR STO B B B B B B COURTYARD COVERED ENTRY 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, CA INSPIRATION ASSISTED LIVING DATE: 11/23/2021 1/16" = 1'-0" 1 FIRST FLOOR PLAN A2.1a 1/16" = 1'-0" AL BUILDING DATA: 3 - STORIES 84 UNITS 84 BEDS FIRST FLOOR: SECOND FLOOR: THIRD FLOOR: FLOOR TOTAL: FLOOR TO AREA RATIO (F.A.R.) 1ST FLOOR 7 - A STUDIO UNITS 24 - B ONE BEDROOM UNITS 31 UNITS 2ND FLOOR 10 - A STUDIO UNITS 25 - B ONE BEDROOM UNITS 35 UNITS 3RD FLOOR 8 - A STUDIO UNITS 10 - B ONE BEDROOM UNITS 18 UNITS 84 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 1 1 2 2 3 2 4 5 6 5 1 1 2 5 6 5 4 2 3 5 7 7 7 7 5 8 9 8 5 6 B 5 6 6 B 5 6 1 1 6 5 5 B B B 5 6 5 6 6 5 5 6 1 1 5 6 2 5 6 B PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
947
A B B B B B B B B R.R. STO. B B B B B BAA BA B B AJAN A A B R.R. A WELLNESS / SPA LAUNDRY MRD Stor. Maint. B B B B B AB A B 185'-312" 83'-1112" 304'-2" 179'-512" 71'-812" 107'-9" 103'-312" 251'-8"
174'-6"
77'-2" 168' TO DOOR 133' TO DOOR 125' TO DOOR A2.1b architecture, inc. Dublin, CA INSPIRATION ASSISTED LIVING DATE: 11/23/2021 SCHEMATIC PLANS 1/16" = 1'-0" 1 SECOND FLOOR PLAN A2.1b 1/16" = 1'-0" AL BUILDING DATA: 3 - STORIES 84 UNITS 84 BEDS FIRST FLOOR: SECOND FLOOR: THIRD FLOOR: FLOOR TOTAL: FLOOR TO AREA RATIO (F.A.R.) 1ST FLOOR 7 - A STUDIO UNITS 24 - B ONE BEDROOM UNITS 31 UNITS 2ND FLOOR 10 - A STUDIO UNITS 25 - B ONE BEDROOM UNITS 35 UNITS 3RD FLOOR 8 - A STUDIO UNITS 10 - B ONE BEDROOM UNITS 18 UNITS 84 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 1 2 12 12 12 13 13 5 6 5 1 12 1 5 6 5 13 13 12 12 12 5 6 6 6 5 8 9 8 6 7 5 5 6 5 6 6 5 5 5 5 77 5 6 1 1 5 6 6 6 5 6 7 5 5 6 1 1 6 5 7 12 PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
948
B B B BAA B B B B PATIO A A B PATIO PATIO A A B A A R.R.STO. R.R. NURSE DINING DINING FAMILY PATIO ACTIVITY KITCHEN R.R. R.R. MEDS STORAGE CARE COORD. JAN ACT. STO. STO. STO.

TO DOOR
TO DOOR A.F architecture, inc. DXEOLQCA INSPIRATIONASSISTEDLIVING DATE SCHEMATICPLANS
THIRDFLOORPLAN A.F
ALBUILDINGDATA
STORIES UNITSBEDS FIRSTFLOOR
SECONDFLOOR
THIRDFLOOR
FLOORTOTAL
FLOORTOAREARATIO
F.A.R.
STFLOOR ASTUDIOUNITS BONEBEDROOMUNITS UNITS NDFLOOR ASTUDIOUNITS BONEBEDROOMUNITS UNITS RDFLOOR ASTUDIOUNITS BONEBEDROOMUNITS UNITS UNITSTOTAL S4.FT. S4.FT. S4.FT.
S4.FT. . S4.FT. S4.FT.
S4.FT. C C C D D B PRELIMINARYNOTFORCONSTRUCTION
949
PATIO PATIO PATIO PATIO COURTYARD (BELOW) STAIR AND ELEV (BELOW) STAIR (BELOW) ELEV (BELOW) PARAPET PARAPET PARAPET PARAPET PARAPET PARAPET A2.1d architecture, inc. Dublin, CA INSPIRATION ASSISTED LIVING DATE: 11/23/2021 SCHEMATIC PLANS 1/16" = 1'-0" 1 ROOF PLAN A2.1d 1/16" = 1'-0" PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
950
1ST FLOOR PLATE 1ST FLOOR 2ND FLOOR 13'-6" 12'-0" 2ND FLOOR PLATE 3RD FLOOR 25'-0" 23'-6" (10'-0") 3RD FLOOR PLATE 35'-0" (10'-0") TOP OF ROOF 36'-6" TOP OF PARAPET 40'-0" CANOPY 14'-0" CLEAR COURTYARD ENTRY CANOPY LIVING SUITE CORRIDOR SUITE ROOM LOBBY SUITE CORRIDOR SUITE SUITE CORRIDOR SUITE CORRIDOR ACTIVITY CORRIDOR TOP OF PARAPET 27'-0" 1ST FLOOR PLATE 1ST FLOOR 2ND FLOOR 13'-6" 12'-0" 2ND FLOOR PLATE 3RD FLOOR 25'-0" 23'-6" (10'-0") 3RD FLOOR PLATE 35'-0" (10'-0") TOP OF ROOF 36'-6" TOP OF PARAPET 40'-0" TOP OF PARAPET 27'-0" FAMILY DINING PATIO DINING SUITE CORRIDOR SUITE SUITE CORRIDOR SUITE architecture, inc. Dublin, CA INSPIRATION ASSISTED LIVING SCALE: SECTION A 1/8" = 1'-0" A A SCALE: KEY PLAN NOT TO SCALE A2.3 DATE: 11/23/2021 SCALE: SECTION B 1/8" = 1'-0" B B PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
951
A3.1 architecture, inc. DXEOLQ, CA INSPIRATION ASSISTED LIVING DATE: 11/23/2021 COLORS AND MATERIALS PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021 1 = SIDING JAMES HARDIE SIDING 1 STYLE: IRON GRAY 23 KEY NOTES - EXTERIOR MATERIALS & COLORS 4 = STONE EL DORADO STONE STYLE: EUROPEAN LEDGE, COLOR: ZINC 68 = TRIM SW 2740 MINERAL GRAY TRIM9107 = ROOF TRESPA MATEON COLOR: MONTRUEX AMBER 5 = AWNING / RAILING ALUMAWOOD AWN/RAIL COLOR: DESERT SAND = SIDING JAMES HARDIE STYLE: PEARL GRAY = SIDING JAMES HARDIE STYLE: MONTEREY TAUPE SIDING 2 SIDING 3 STONE = AWNING / RAILING ALUMAWOOD AWN/RAIL COLOR: SPANISH BROWN 11 = EXTERIOR VINYL WINDOWS COLOR: DARK BRONZE 12 WINDOW DOORS = EXTERIOR STOREFRONT SYSTEM MFR: KAWNEER COLOR: DARK BRONZE ANODIZED = STUCCO SMOOTH FINISH STUCCO 2 SW 9541 WHITE SNOW STUCCO 1= STUCCO SAND FINISH SW 7071 GRAY SCREEN 1 2 3 4 5 6 7 8 9 10 11 12 NOTE: SEE SHEETS A5.3 - A5.5. FOR ELEVATIONS AND LOCATION OF MATERIAL CALL OUTS. 952
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/ LOCAL SANITATION DEPARTMENT 1/4" MAX. TRANSITION 19'-8" 12'-8" 1'-4" 12'-0" 8" 4'-4" 1'-4" 13'-10" 5'-10" 3'-6" 4'-10" 4'-4" 4 CY.RECYCLE CARDBOARD 56" x 82" 27" x 35" RECYCLE BIN 27" x 35" RECYCLE BIN 27" x 35" RECYCLE BIN 8" CMU WALL VERIFY W/ LOCAL SANITATION DEPARTMENT 6" CONC. CURB HOSE BIB, W/ PROTECTIVE COVER BOLLARDS, TYP OF (2) OPAQUE MTL GATE OPAQUE MTL GATES TANKLESS WATER HEATER DRAIN, CONNECT TO SANITARY SEWER GREASE INTERCEPTOR 1'-0" 1'-0" 4 CY. WASTE DUMPSTER 56" x 82" 1'-6"

SLOPE SLOPE

SLOPE SLOPE
35'-0"

MAX FOUNDATION PER MANUFACTURERS RECOMMENDATIONS (MAY VARY W/ SOILS AND WIND CONDITIONS) FIBERGLASS OR ALUMINUM TAPERED FLAGPOLE SCALE: FLAG POLE (GROUND SET CONE) NOT TO SCALE P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/10350001 MUST BE A MINIMUM OF FROST DEPTH NOTE: SEE SPECIFICATIONS FOR 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 TO ARCHITECT FOR APPROVAL · ALL BINS AND DUMPSTERS TO HAVE COVERS VERIFY ALL FENCE/GATE COLORS WITH ARCH. FINISH GRADE FINISH GRADE B SIDE ELEVATION - PAINT INTERIOR SURFACES, COLOR TO MATCH STUCCO 8" CONCRETE MASONRY UNIT WALL. FILL ALL CELLS SOLID W/ GROUT FINISH GRADE SECTION E 6'-0" 4" MAX. SECTION D C FRONT ELEVATION - STUCCO FINISH TO MATCH MAIN BUILDING- ALL EXTERIOR SURFACES. 3/8"ɸ BAR 8"x2" WELDED TO STEEL TUBE AT 16" O.C. 8"x8"x16" CMU WALL STEEL TUBE W/ CAP PLATE EMBEDDED 3'-0" INTO FOOTING 1"x18 GA. METAL GATE STUCCO PER PLAN METAL DECK SLOPE 1/4"/FT. SLOPE TO DRAIN CONC. SLAB W/ STRUCTURAL REINFORCEMENT WALL CAP, COLOR TO MATCH 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 PIPE BOLLARD, GROUT SOLID AND PAINT TO MATCH GATES. 6'-0" 8"x8"x16" CMU WALL (INTERIOR VIEW) CONCRETE FOUNDATION PER STRUCT. ENGINEER 16"± STUCCO FINISH TO MATCH MAIN BUILDING- ALL EXTERIOR SURFACES. STUCCO FINISH TO MATCH MAIN BUILDING- ALL EXTERIOR SURFACES. D- 12'-0" WALL CAP, COLOR TO MATCH STUCCO PEDESTRIAN GATE OPAQUE MTL GATES SCALE: BIKE DOCK (SHORT TERM BIKE PARKING) 1/8" = 1'-0" P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/02830032 MANUF: SARIS CYCLING GROUP 1-800-783-7257 WWW.SARIS.COM MODEL # 2213 - 2 BIKE FM BIKE DOCK NOTE: · INSTALL PER MANUFACTURER'S SPECIFICATIONS 10" 2'-6" 5'-4"
(2")
(2) 6" x 6" x .25" SQUARE FLANGE 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 SIDE 36" SCALE: PROJECT SIGN (SEPERATE PERMIT REQUIRED) 1/4" = 1'-0" P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/PROJSIGN NOTE: PROVIDE SHOP DRAWINGS TO ARCHITECT FOR APPROVAL PROJECT NAME ADDRESS PHONE # Assisted Living Facility SECTION A-A 12'-512" 9'-512" 5'-0" 1'-4" 1'-6"
10" 8" 3'-6" 6"
4'-6" GENERAL NOTES: 1. BACKLIT SIGN REQUIREMENTS TO BE COORDINATED BY CONTRACTOR AT TIME OF CONSTRUCTION 3. FOR FOOTINGS AND INSTALLATION SEE MANUF. INSTRUCTIONS 8'-112" FROST DEPTH PER SOILS REPORT PROVIDE REBAR PER SIGN MANUFACTURER 12'-512" 3'-0" 9'-512" 10" MIN. CONCRETE SLAB w/ #4 BARS 10" o.c. AND #4 BAR AT PERIMETER, 3" CLR. @ SIDES & BOTTOM 18"∅ BY 36" DEEP CONCRETE FOOTING INSTALLED PER SIGN MANUFACTURES INSTRUCTIONS 3" AA STUCCO TOMATCH BUILDING TOP OF FOOTING TO ALIGN W/ FINISH GRADE BACKLIT PAINTED ALUMINUM SIGN BY OTHERS B.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 CATALOG 1-855-694-4582 WWW.THEPARKCATALOG.COM MODEL # 537-1052 NOTE: · INSTALL PER MANUFACTURER'S SPECIFICATIONS 74" 30" 49" 6'-2" 2'-0"
2'-6" 20 FT. #4 CU "U.F.E.R." GROUND COILED UNDER BASE 3/4" PVC CONDUIT, BURY 24" OR AS REQ. BY AUTHORITY HAVING JURISDICTION. SEE PLANS EXPOSED CONCRETE TO HAVE RUBBED FINISH W/ EASED BULLNOSED EDGE 2 PIECE BASE COVER CONFIRM BOLT SIZE, PATTERN, HEIGHTS & CONDUIT REQUIREMENTS W/ POST BASE SHOP DRAWINGS 48" MIN. OR FROST DEPTH
(WHICHEVER IS DEEPER) FINISHED GRADE GROUND LUG INSIDE POLE FIXTURE POLESCALE: PARKING LOT LIGHT BASE 3/4" = 1'-0" P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/02850001 24" 1" CHAMFER 123 45 67 A3.2 architecture, inc. Dublin, CA INSPIRATION ASSISTED LIVING DATE: 11/23/2021 SITE DETAILS PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
953
DATE: 11/23/2021 PRECEDENT IMAGERY architecture, inc. DXEOLQ CA INSPIRATION ASSISTED LI9ING A4.1 PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
954
architecture, inc. Dublin, CA INSPIRATION ASSISTED LIVING A PRELI0INAR< NOT )OR CONSTR8CTION DATE
.E< PLAN RENDERINGS % A SCALE
RENDERING C NTS SCALE
RENDERING NTS SCALE
RENDERING NTS A % C E ) D
955
architecture, inc. Dublin, CA INSPIRATION ASSISTED LIVING DATE A .E< PLAN RENDERINGS E SCALE
RENDERING NTS A % C E ) SCALE
RENDERING NTS D SCALE
RENDERING NTS ) D
PRELI0INAR< NOT )OR CONSTR8CTION
956
architecture, inc. Dublin, CA INSPIRATION ASSISTED LIVING DATE A .E< PLAN ELEVATIONS% A C SIDING -A0ES +ARDIE SIDING ST<LE IRON GRA< .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 A:NRAIL COLOR DESERT SAND SIDING -A0ES +ARDIE ST<LE
PEARL GRA< SIDING -A0ES +ARDIE ST<LE
0ONTERE< TA8PE SIDING SIDING STONE A:NING RAILING AL80A:OOD A:NRAIL COLOR SPANIS+ %RO:N 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+ ST8CCO S:
:+ITE SNO: ST8CCO ST8CCO SAND )INIS+ S: GRA< SCREEN D E ASCALE ELEVATION CONT
SO8T+
%
ND )LOOR PLATE
ST )LOOR PLATE
ND )LOOR
ST )LOOR RD )LOOR
RD )LOOR PLATE
TOP O) ROO)
TOP O) PARAPET
SCALE
ELEVATION CONT
SO8T+
%
ND )LOOR PLATE
ST )LOOR PLATE
ND )LOOR
ST )LOOR RD )LOOR

0ATC+ LINE
0ATC+ LINE ND )LOOR PLATE
ST )LOOR PLATE
ND )LOOR
ST )LOOR RD )LOOR
RD )LOOR PLATE
TOP O) ROO)

TOP O) PARAPET
RD )LOOR PLATE
TOP O) ROO)
TOP O) PARAPET

SCALE

ELEVATION
:EST

PRELI0INAR< NOT )OR CONSTR8CTION
957
A5.4 1 = SIDING JAMES HARDIE SIDING 1 STYLE: IRON GRAY 23 KEY NOTES - EXTERIOR MATERIALS & COLORS 4 = STONE EL DORADO STONE STYLE: EUROPEAN LEDGE, COLOR: ZINC 68 = TRIM SW 2740 MINERAL GRAY TRIM9107 = ROOF TRESPA MATEON COLOR: MONTRUEX AMBER 5 = AWNING / RAILING ALUMAWOOD AWN/RAIL COLOR: DESERT SAND = SIDING JAMES HARDIE STYLE: PEARL GRAY = SIDING JAMES HARDIE STYLE: MONTEREY TAUPE SIDING 2 SIDING 3 STONE = AWNING / RAILING ALUMAWOOD AWN/RAIL COLOR: SPANISH BROWN 11 = EXTERIOR VINYL WINDOWS COLOR: DARK BRONZE 12 WINDOW DOORS = EXTERIOR STOREFRONT SYSTEM MFR: KAWNEER COLOR: DARK BRONZE ANODIZED = STUCCO SMOOTH FINISH STUCCO 2 SW 9541 WHITE SNOW STUCCO 1= STUCCO SAND FINISH SW 7071 GRAY SCREEN DATE: 11/23/2021 KEY PLAN ELEVATIONSB A C D E SCALE: ELEVATION C 1/8" = 1'-0" SCALE: ELEVATION (EAST) D 1/8" = 1'-0" MATCH LINE 2ND FLOOR PLATE 23'-6" 1ST FLOOR PLATE 12'-0" 2ND FLOOR 13'-6" 1ST FLOOR 3RD FLOOR 25'-0" 3RD FLOOR PLATE 35'-0" TOP OF ROOF 36'-6" SCALE: ELEVATION - CONT. C 1/8" = 1'-0" MATCH LINE 2ND FLOOR PLATE 23'-6" 1ST FLOOR PLATE 12'-0" 2ND FLOOR 13'-6" 1ST FLOOR 3RD FLOOR 25'-0" 3RD FLOOR PLATE 35'-0" TOP OF ROOF 36'-6" 2ND FLOOR PLATE 23'-6" 1ST FLOOR PLATE 12'-0" 2ND FLOOR 13'-6" 1ST FLOOR 3RD FLOOR 25'-0" 3RD FLOOR PLATE 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 5 4 10 11 10 2 5 9 5 1 5 1 3 4 9 2 8 4 3 11 9 9 9 8 3 8 11 1 9 4 3 3 12 3 1 4 6 6 10 6 5 11 6 6 5 11 6 10 3 3 8 12 12 12 12 architecture, inc. DXEOLQ, CA INSPIRATION ASSISTED LIVING PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021 7 7 7 7
958
architecture, inc. Dublin, CA INSPIRATION ASSISTED LIVING A SIDING -A0ES +ARDIE SIDING ST<LE IRON GRA< .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 A:NRAIL COLOR DESERT SAND SIDING -A0ES +ARDIE ST<LE
PEARL GRA< SIDING -A0ES +ARDIE ST<LE
0ONTERE< TA8PE SIDING SIDING STONE A:NING RAILING AL80A:OOD A:NRAIL COLOR SPANIS+ %RO:N 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+ ST8CCO S:
:+ITE SNO: ST8CCO ST8CCO SAND )INIS+ S: GRA< SCREEN DATE .E< PLAN ELEVATIONS% A C D E SCALE

ELEVATION
NORT+
E
ND )LOOR PLATE
ST )LOOR PLATE
ND )LOOR
ST )LOOR RD )LOOR
RD )LOOR PLATE
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0ATC+ LINE SCALE
ELEVATION CONT
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ND )LOOR PLATE
ST )LOOR PLATE
ND )LOOR
ST )LOOR RD )LOOR
RD )LOOR PLATE
TOP O) ROO)

0ATC+ LINE TOP O) PARAPET
TOP O) PARAPET

PRELI0INAR< NOT )OR CONSTR8CTION
959

VANPOOL/ LOW

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EV READY SA4H SA4H SA4H SA4H SA4H SA4 SA5 SS SS SD SD SDSD SD SD SD SD SW1 SW1 SWSW SW SW SW SW SW SW SW SW SW SWSW SW SW SW SW SW SW SW SWSW SW SWSW SW SW SW SW SW SW SW SW SW SW SW SW SW SA4H SA4H SA4H SA2H SA2H SA2H SA2H SA2H S2L S2L S2L S2L SF SF EXISTING STREET LIGHT EXISTING STREET LIGHT EXISTING STREET LIGHT EXISTING STREET LIGHT 0 15 30 60 90 DATE: 11/23/2021 SITE LIGHTING PLAN 1" = 30' ASSISTED LIVING FACILITY OPEN SPACE / VALLEY CHRISTIAN CHURCH INSPIRATION DRIVE DUBLIN BLVD.

PROPERTY LINE

PROPERTY LINE
architecture, inc. Dublin, CA INSPIRATION ASSISTED LIVING LOADING PROPOSED PROPERTY LINE BIKE PARKING LONG TERM COVERED TRASH ENCLOSURE GENERATOR ENCLOSURE COVERED ENTRANCE 15' REAR BUILDING

SET BACK
20' FRONT BUILDING

SET BACK
PROJECT SIGN KITCHEN MECH / ELECT DUBLIN, CA E1.1 (3-STORY) MEMORY CARE FACILITY - LOT 3 Schedule Symbol Label Manufacturer Catalog Number Description Number Lamps Lumens Per Lamp Wattage SA2H Lithonia Lighting KAD LED 20C 700 40K R2 MVOLT HS KAD LED, 20 LED, 700mA MVOLT DRIVER, 4000K, TYPE 2 OPTICS WITH HOUSE SIDE SHIELDS. 1 4735 45 SA4H Lithonia Lighting KAD LED 40C 700 40K R4 MVOLT HS KAD LED, 40 LED, 700mA MVOLT DRIVER, 4000K, TYPE 4 OPTICS WITH HOUSE SIDE SHIELDS1 8619 94 SA5 Lithonia Lighting KAD LED 40C 700 50K R5 MVOLT KAD LED, 40 LED, 700mA MVOLT DRIVER, 5000K, TYPE 5 OPTICS. 1 11761 94 SD Gotham Architectural Lighting EVO LW 40/45 6AR LSS 6IN Lensed Wallwash, 4000K, 4500lm Nominal, Semi-specular Reflector1 3544 51.27 SW Lithonia Lighting DSXW1 LED 10C 530 40K T4M MVOLT DSXW1 LED WITH (1) 10 LED LIGHT ENGINES, TYPE T4M OPTIC, 4000K, @ 530mA.
1 2115 19.1 SW1 Lithonia Lighting OLWP 11 OUTDOOR LED WALLPACK WITH 4000K LEDS AND POLYCARBONATE COVER/DIFFUSER1 1111 20.41 SS KIM LIGHTING CFL-NF-214K50 Compact cylindrical flood light, spot distribution1 4212 34.46 SF KIM LIGHTING CFL-WF-214K50 Compact cylindrical flood light, flood distribution. With barn doors 1 4212 34.46 18'-0"
2'-0" 16'-0" PARKING LOT LED LIGHT POLE TYPE SA_ PARKING BIKE PARKING SHORT TERM S2L LITHONIA LIGHTING RADEAN Post-Top with P2 5000K Symmetric distribution RADPT P2 50K SYM 1 5169.334 38.0107 NOTE: FIXTURE AND POST BASE SHALL BE SAME COLOR. FINISHED GRADE PLAN VIEW LIGHT POLE PEDESTRIAN LED LIGHT POLE TYPE S2L 10'-0"
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
960
PARKING / MANEUVERING AREA 16,024 sf 106 sf 140 sf COURTYARD BUILDING TERRACED RETAINING WALLS ASSISTED LIVING FACILITY 3-STORY 133 sf 220 sf 643 sf 141 sf DRIVEWAY / FIRE LANE DRIVEWAY / FIRE LANE PARKING / MANEUVERING AREA 5177 sf FENCED DOG RELIEF AREA GENERATOR BIKE PARKING R R R R R R RR R R R R R R R R R R R R R R R R R R R RR R R R R R R R R R R R R R R R R FLAGPOLE SENSORY GARDEN PLANTERBENCHES INSPIRATION DRIVE EXISTING CONCRETE DRAINAGE SWALES EXISTING CONCRETE DRAINAGE SWALE BIKE PARKING 107 sf BIO-RETENTION AREA BIO-RETENTION AREA PRESERVED STREET TREE -TYPICAL RETAINING WALL INDICATES EXISTING STREET 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 Landscape Requirement- 3180 sq. ft. Parking Area Landscape provided- 3292 sq. ft. (15.5%) Trees Required (1 / 4 stalls) 9 trees 37 stalls / 4= 9 trees Shade trees providedarchitecture, inc. DuElin, CA INSPIRATION ASSISTED LIVING 0 10 20 40 60 DATE: 11/23/2021 LANDSCAPE PLAN - LOT 3 1" = 20' MATCHLINE- SEE SHEET L1.2
MATCHLINE- SEE SHEET L1.2 PRELIMINARY L1.1 PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021 961
NEW STREET TREES TO BE PLACED IN SAME POSITION ALONG STREET AS REMOVED STREET TREE AS CLOSELY AS FEASIBLE 1062 sf PARKING / MANEUVERING AREA 16,024 sf 106 sf 140 sf 63 sf 399 sf 278 sf

INSPIRATION DRIVE

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EV READY 133 sf 220 sf TRANSFORMER BIKE PARKING
R
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R PROJECT SIGN FLAGPOLE EXISTING CONCRETE DRAINAGE SWALE NOTE- EXISTING STREET TREES AFFRONTING PROJECT SITE TO BE REMOVED FOR NEW SIDEWALK INSTALLATION INSTALL NEW STREET TREES 48" MIN. BEHIND BACK OF NEW SIDEWALK 107 sf BIO-RETENTION AREA PRESERVED STREET TREE ON OPPOSITE SIDE OF STREET-TYPICAL

FACILITY

VAN INDICATES EXISTING STREET TREE TO BE REMOVED-TYPICAL INDICATES EXISTING STREET TREE TO BE REMOVED-TYPICAL SIGHT DISTANCE LINE PLANTING LEGEND: SHADE TREE DECIDUOUS / ORNAMENTAL TREE S Low Arbutus 'Marina' Marina Strawberry Tree TBD Low EVERGREEN TREES 15 gal. Standard Callistemon citrinus Lemon Bottlebrush TBD Low Liriope muscari 1 gal.

Big Blue Lily Turf Moderate Dietes vegeta 1 gal. Fortnight Lily as shown Low 24" box Standard 5 20' x 15' Mahonia eurybracteata 'Soft Caress' 5 gal. Soft Caress Mahonia Moderate Rhaphiolepis indica 'Pinkie' 5 gal. India Hawthorn 4' o.c. Low SHRUBS Salvia greggii (Salmon) 5 gal. Autumn Sage 4' o.c. Low GRASSES / PERENNIALS GROUND COVER Low BACKGROUND / TALL SHRUBS Eleagnus pungens 5 gal. Silverberry Low Rhus integrifolia 5 gal. Lemonade Berry Low Westringia fruticosa 'Blue Gem' 5 gal. Blue Gem Coast Rosemary 5' o.c. Low STREETSCAPE PLANTING BOTANICAL / COMMON NAMES QUANTITY SIZE / FORM WUCOLS SPACING REGION 1 Cistus 'Sunset' 5 gal.

Magenta Rockrose TBD 5' o.c. Low SHRUBS
R Phormium 'Sea Jade' 5 gal. Sea Jade New Zealand Flax TBD as shown Low Rosa rugosa 'Alba' 5 gal. White Rugosa Rose TBD 5' o.c. Low Pennisetum alopecuroides 'Little Bunny' 1 gal.

Little Bunny Fountain Grass TBD 30" o.c. Low Rosmarinus officinalis 'Prostratus' 1 gal.

Rosemary TBD 36" o.c. Low GRASSES / GROUND COVERS / PERENNIALS Coreopsis lanceolata 'Early Sunrise' 1 gal. Double Flowered Yellow Tickseed TBD 24" o.c. Low PROJECT SITE PLANTING BOTANICAL / COMMON NAMES QUANTITY SIZE / FORM WUCOLS REGION 1 MATURE HT. x WD. 15 gal. Standard 35' x 35' Lagerstroemia indica x fauriei 'Muskogee' Muskogee Hybrid Crape Myrtle
4 15 gal. Low Standard 24' x 20' Myoporum parvifolium
Creeping Myoporum
Ceanothus gloriosis 'Anchor Bay' 5 gal.

Point Reyes Wild Lilac TBD 7' o.c. Low Lavandula angustifolia 'Munstead' 1 gal.

Dwarf English Lavender Low Euonymus japonica 'Microphyllus Variegatus' 5 gal. Variegated Box-leaf Euonymus 3' o.c. Low Pittosporum tobira 'Dwarf Variegata' 5 gal. Dwarf Variegated Tobira 4' o.c. Low Quercus agrifolia Coast Live Oak TBD 15 gal. Very Low Multi-trunk 30' x 40' 1 gal. 48" o.c. as shown as shown as shown as shown Myrsine africana 5 gal. African Boxwood 4' o.c. Low Anigozanthos 'Kanga Pink' 1 gal. Dwarf Pink Kangaroo Paw as shown Low Hakonechloa macra 'Aureola' 1 gal. Japanese Forest Grass as shown Moderate Artificial Turf- Dog Relief Area & Courtyard 470 s.f. Very LowDuPont Forever Lawn or equal as shown Calamagrostis x acutifolia 'Karl Foerster' 1 gal. Feather Reed Grass as shown Moderate Gardenia jasminoides 'August Beauty' 5 gal. August Beauty Gardenia as shown Moderate Sarcococca hookeriana humilis 5 gal. Sweet Sarcococca as shown Low 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 pathogens 100 lbs. Gro-Power Plus w/M (mycorrhizae) organic fertilizer Spread 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 Plant List provided in the Alameda County Clean Water Program C.3 Technical Guidance. Rosa x 'Noaschnee' 5 gal. White Flower Carpet Rose 3' o.c. Moderate 24" box Low Standard Ulmus 'Frontier' Frontier Elm 4 40' x 30' Aesculus californica California Buckeye Cercis occidentalis Western Redbud TBD 15 gal. Very Low Natural form 20' x 15' TBD 15 gal. Very Low Natural form 30' x 30' TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD Pistacia chinensis 'Keith Davey' Chinese Pistache 50' x 50' STREET TREE Prunus yedoensis (subst. for Bradford Pear-ex. trees) Yoshino Flowering Cherry 8 15 gal. Moderate Standard Replace at ex. removed street tree spacing Deschampsia caespitosa (Tufted Hair Grass) Low Festuca californica (California Fescue) Juncus patens 'Elk Blue' (California Gray Rush) 35% of area 1 gal.* 18" o.c.* 35% of area 30% of area *plugs or liners @ 12" o.c.) Low Low Parking Lot Area- PARKING LOT LANDSCAPING:21,201 sq. ft. 15% Parking Area Landscape Requirement- 3180 sq. ft. Parking Area Landscape provided- 3292 sq. ft. (15.5%) Trees Required (1 / 4 stalls) 9 trees 37 stalls / 4= 9 trees Shade trees providedarchitecture, inc. Dublin, CA INSPIRATION ASSISTED LIVING 0 10 20 40 60 DATE: 11/23/2021 LANDSCAPE PLAN - LOT 3 1" = 20' MATCHLINE- SEE SHEET L1.1
MATCHLINE- SEE SHEET L1.1 WATER USE CALCULATIONS TOTAL 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. EAAWU LOW 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 L1.2 PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
962
563.90
4 524.96
6 VANPOOL/ LOW

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Ó

INSPIRATION ASSISTED LIVING
TENTATIVE PARCEL MAP NUMBER 11241

FOR ADDITIONAL INFORMATION NOT SHOWN ON THIS MAP, SEE DESIGN REVIEW PACKAGE SITE
963
Reso. No. 22-05, Item 6.1, Adopted 04/26/2022 Page 1 of 3 RESOLUTION NO. 22-05

A RESOLUTION OF THE PLANNING COMMISSION

OF THE CITY OF DUBLIN

RECOMMENDING THAT THE CITY COUNCIL ADOPT A SUPPLEMENTAL MITIGATED

NEGATIVE DECLARATION, AND APPROVE AN AMENDMENT TO THE ZONING MAP, AMENDMENTS TO PLANNED DEVELOPMENT ORDINANCE NO. 07-03 FOR THE VALLEY

CHRISTIAN CENTER, A PLANNED DEVELOPMENT ZONING DISTRICT WITH RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN, A SITE DEVELOPMENT REVIEW PERMIT, AND TENTATIVE PARCEL MAP NO. 11241 RELATED TO THE

INSPIRATION DRIVE ASSISTED LIVING PROJECT
PLPA 2020-00045
(APN 941-0022-006-00)
WHEREAS, the Applicant, Steve Ring of Fulcrum Development, is proposing to develop an 84-bed assisted living facility on Parcel 3 of the Valley Christian Center Property located at 7500 Inspiration Drive. Requested approvals include amendments to Planned Development Ordinance No.07-03 for the Valley Christian Center, a Planned Development Rezoning with a related Stage 1 and Stage 2 Development Plan, a Site Development Review Permit, and a Tentative Parcel Map. These planning and implementing actions are collectively known as the “Inspiration Drive Assisted Living Project” or the “Project;” and WHEREAS, the Project site is 4.68-acres located on the north west corner of Inspiration Drive and Dublin Boulevard, which is a portion of the larger 12.7-acres located on the east side of Inspiration Drive (Parcel 3; APN 941-0022-006-00); and WHEREAS, the existing General Plan land use designation is Public/Semi-Public; and WHEREAS, the Project site is located within Planned Development zoning district Ordinance No. 07-03; and
WHEREAS, minor amendments to Planned Development Ordinance No. 07-03 for the Valley Christian Center are necessary for consistency and ease of implementation; and WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, in 2003, the City Council adopted a Resolution certifying an Environmental Impact Report (EIR), and adopted findings and a Mitigation Monitoring and Reporting Program for the Valley Christian Center Expansion/Master Plan project (Resolution No. 92-03, incorporated herein by reference); and
WHEREAS, in 2018, the City adopted a Supplemental Mitigated Negative Declaration supported by an Initial Study (2018 Supplemental IS/MND) to evaluate proposed changes to the Attachment 15
964
Reso. No. 22-05, Item 6.1, Adopted 04/26/2022 Page 1 of 3 Valley Christian Center Expansion Program, including conversion of the softball field to a football athletic field, expansion of an existing athletic field to accommodate the relocated softball field, construction of a central plaza, and associated parking and landscape improvements; and WHEREAS, the City prepared an Initial Study to determine whether supplemental environmental review was required for the proposed Project under CEQA standards. The Initial Study examined whether there were substantial changes to the proposed development, substantial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior Valley Christian Center EIR and 2018 Supplemental MND or whether any other standards for supplemental environmental review were met; and
WHEREAS, upon completion of the Initial Study it was 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 and, therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze those impacts and included mitigation measures to reduce the impacts to less than significant; and WHEREAS, the Supplemental Mitigated Negative Declaration/Initial Study was circulated for public review from November 18, 2021 - December 17, 2021; and WHEREAS, the City of Dublin received no comment letters during the public review period; and
WHEREAS, a Staff Report, dated April 26, 2022, and incorporated herein by reference, described and analyzed the Project, including the Planned Development Rezoning with Stage 1 and Stage 2 Development Plans, Site Development Review Permit, Tentative Parcel Map and Supplemental Mitigated Negative Declaration; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, on April 26, 2022, at which time all interested parties had the opportunity to be heard; and NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution.

BE IT FURTHER RESOLVED that the City of Dublin Planning Commission recommends that the City Council adopt a Resolution approving the Supplemental Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Project, which draft Resolution is included as Attachment 11 to the Staff Report, dated April 26, 2022 and incorporated herein by reference. This Planning Commission recommendation is based on the Staff Report analysis and recommendation, and on the findings set forth in the draft Resolution.

BE IT FURTHER RESOLVED that the Planning Commission recommends that that the City Council adopt an Ordinance attached as Exhibit A approving a Planned Development Zoning District with Stage 1 and Stage 2 Development Plan based on findings, as set forth in Exhibit A.

BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council approve the Resolution attached as Exhibit B approving the Site Development Review 965
Reso. No. 22-05, Item 6.1, Adopted 04/26/2022 Page 1 of 3 Permit and Tentative Parcel Map No. 11241, based on the findings and conditions of approval, as set forth in Exhibit B.

BE IT FURTHER RESOLVED that the Planning Commission recommends that that the City Council adopt an Ordinance attached as Exhibit C amending the existing Planned Development Zoning District Ordinance No. 07-03, based on findings, as set forth in Exhibit C.

PASSED, APPROVED, AND ADOPTED this 26
th day of April 2022 by the following vote:

AYES: Benson, Grier, Tyler, Thalblum, Wright
NOES:

ABSENT:

ABSTAIN:
______________________________
Planning Commission Chair
ATTEST:
______________________________
Assistant Community Development Director
966

INSPIRATION SENIOR LIVING

COMMUNITY ENGAGEMENT

SUMMARY
967
Fulcrum Real Estate and Development has been actively involved in the community since the earliest conceptual designs starting in Fall of 2019.

Enclosed is a list of community meetings and involvement to demonstrate how Fulcrum values the input from the neighborhoods and community that surrounds Inspiration Senior Living.

Being located on two separate parcels, Fulcrum understands that the closest neighborhoods include the California Highland Homeowners Association to the west of Parcel 2 and the Las Palmas Homeowners Association being adjacent on the east side of Parcel 3.

Beginning in September of 2019, Fulcrum and the Valley Christian Center presented the original conceptual drawings of the Parcel 2 Memory Care Center to the California Highland Association. The purpose of the meeting, held at the VCC, was to introduce Fulcrum and describe the vison of the VCC in trying to help take care of the elderly population of Dublin, CA.

With approximately 10 homeowners and the Association leadership in attendance, the open floor format was an interactive question and answer session that lasted a little over an hour and helped let the homeowners understand that the VCC and Fulcrum respects the privacy and setback issues and how the use for the parcel will be one that will not create significant traffic, noise or a negative impact to their adjoining neighborhood. Furthermore, the project will maintain, as best as possible, the mature landscape and trees that exist between the two properties. Overall, it was a successful meeting and Fulcrum promised to keep the Association informed as plans and ideas start to come together.

The enclosed summary is a description of the in person, video conferencing, and conference calls Fulcrum has done with the community. In addition to the outreach, Fulcrum created a website that is routinely updated with current information on the project, www.inspirationseniorliving.com. This website can be accessed by any interested parties and creates another communication tool.

In addition to the meetings within presented within this summary, Fulcrum has spoken with interested parties that have inquired about the project. Individuals include Hansen Hill homeowners, interested seniors from within the community asking about the timing and possible completion dates and Fulcrum has solicited comments and input from the Dublin Senior Community Center.

Lastly, Fulcrum has presented to the City Council their initial concepts on two public forums, November 19, 2019 and December 3, 2019. After public comment and discussion, the City Council, unanimously, permitted Fulcrum and Planning to continue exploring the feasibility of the Project with GPA Study. 968
Meeting Date: September 17, 2019
Agenda: Present initial sketches and site locations for the Memory Care and Assisted Living buildings.

Venue: Public Meeting with Printed out Presentation, Valley Christian Center Meeting Room Start and Finish Time: 6:30 p.m. to approximately 8:00 p.m.

Attendees Invited: Sent email August 23, inviting California Highland Association Board member’s and owners of condo’s facing parcel 3 and community members.

Approximate Attendance: 18 attendees.

Summary: The purpose of the meeting was to present some initial concepts and ideas for the Memory Care and Assisted Living project located adjacent and within close vicinity of the California Highlands Association to the west of Parcel 2. Fulcrum presented simple architectural sketches and a possible location of the building and height. These sketches were very preliminary without civil engineering details. The scope was a 2-story building with approximately 50 residents.

Questions included: Will a walkway be created between Brigadoon and the subject parcel? Will the fencing and materials follow the guidelines of the agreement between the Association and the Valley Christian Center? Where is the proposed location of the driveway? What can be expected of staffing and any late-night shift changes? What will be the height of the building? Will you work with the Association to assure the design and site are appealing in nature? Sample Slides from Presentation
969
Meeting Date: July 31, 2020
Agenda: Present the updated Parcel 2 memory care site plans, renderings, elevations, drawings, site location, and preliminary massing plan for the assisted living building on Parcel 3 Venue: Video presentation
Start and Finish Time: 12:00 p.m. to 1:00 p.m.

Attendees Invited: Valley Christian Church Members and Visitors.

Attendees: Approximately 125.

Summary: Due to the COVID protocols, a video presentation was prepared for the virtual attendees.

The presentation included interviews with the Fulcrum team and pertinent members of the Valley Christian Center. The presentation included a discussion on the design, schedule and need for senior care in the community of Dublin. We were asked prepared questions from the members of the VCC congregation.
970
Meeting Date: October 29, 2020
Agenda: Present our updated memory care site plans, renderings, elevations, and drawings for California Highlands.

Venue: Go To Video Conference Meeting due to COVID protocols.

Start and Finish Time: 5:30 p.m. to approximately 6:30 p.m.

Attendees Invited: California Highlands HOA and owners
Attendees: Approximately 12 board members and residents of California Highlands HOA.

Summary: The California Highland Association Board of Directors sent an invitation to all members of the Association to attend the video conference meeting to reintroduce the Fulcrum team allow an updated presentation of the Project. The presentation included formal submitted application material including elevations, renderings, colors, materials, site plans, landscaping, and details of the fencing between the two properties.

Questions included: Height of the fence and material? Would Fulcrum be willing to work with their landscaping firm to assure the current and newly proposed landscaping screening are incorporated with one another? Would the proposed generator be soundproofed sufficiently? Where will the mechanical systems be housed? Comments included “well-thought out and designed” and thanks was given for the time put in and recognizing the California Highlands Association needs.

Sample Slides from Presentation
971
Meeting Date: November 12, 2020
Agenda: Present our updated Parcel 2 memory care site plans, renderings, elevations, drawings, and site location and preliminary massing plan for the assisted living building on Parcel 3 Venue: Zoom Video Conference Meeting
Start and Finish Time: 7:00 p.m. to 9:30 p.m.

Attendees Invited: Las Palmas Neighborhood HOA and owners Attendees: Approximately 10 households dialed in.

Summary: With the assistance of Shirley Lewandowski, Fulcrum was able to invite as many members of the Las Palmas Neighborhood as possible. Fulcrum presented over the video conference a PowerPoint presentation that included the application materials for Parcel 2 and the conceptual plans and ideas for Parcel 3. Parcel 3 concepts were very preliminary and in the form of massing plans, however, a conversation ensued about the multiple concepts and building design sessions that had occurred during the previous 8 months. The Memory Care building was well received, and the colors and elevations were consider appropriate to the adjacent California Highlands. One of the homeowners had concern about the morning traffic which we assured would be addressed in the traffic study. Other questions include the potential noise from the school and freeway. They asked if the CEQA report uses the data from all the previous reports regarding the VCC. Very favorable comments were made about the time and thought put into the potential designs.

Sample Slides from Presentation
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Meeting Date: December 17, 2020
Agenda: Present Parcel 2 memory care site plans, renderings, elevations, drawings, and site location and preliminary massing plan for the assisted living building on Parcel 3, with location and size presented.

Venue: Zoom Video Conferencing Meeting
Start and Finish Time: 6:00 p.m. to 7:30 p.m.

Attendees Invited: Fulcrum mailed out 175 post cards to the entire Hansen Hills neighborhood.

Attendees: 2
Summary: The HOA was unable to send out an invitation on our part due to homeowner’s association guidelines so Fulcrum did a mass mailing to all the residents of the Hansen Hills Association for the scheduled Zoom meeting. The attendees were one active and one inactive participant. The presentation included the detailed plans for Parcel 2 and conceptual plans for Parcel 3. Questions were general in nature and included traffic impacts.
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Meeting Date: August 24, 2021
Agenda: Updated plans for the Project..

Venue: Zoom Video Conferencing Presentation
Start and Finish Time: 7:00 p.m. to 8:00 p.m..

Attendees Invited: Las Palmas Homeowners Association
Attendees: 12
Summary: Fulcrum presented the updated parcel 3 designs for submission to the City of Dublin. The response to the design and layout was very positive. The attendees asked questions regarding dust control during construction, timing on the construction start and finish dates and any projections on starting rents. The attendees appreciated the time taken and many renderings and concepts done to date. They are looking forward to the CEQA report and planning meetings.

Sample Slides from Presentation
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1 Amy Million
From: JOANNE MIUMI <[email protected]>
Sent: Tuesday, April 26, 2022 9:36 PM
To: Amy Million
Subject: NO vote on Inspiration Dr Memory Care and Assisted Living project I am a long time resident of Dublin and have watched our city grow from the late 1970’s. My children have attended Dublin schools and were followed by my grandkids. We have lived with the effects of over development decisions made by the City of Dublin. As main chauffeur for my kids and grandkids I have endured hours of unpleasant sitting in bumper to bumper traffic just delivering them and picking them up from school and sports. I have watched 2 and 3 story buildings obliterate the scenic views of our surrounding hills as I drive through town.

There are many issues that must be considered before approval of this project.

1. The 2 and 3 story structures are huge monstrosities for the location. If the buildings are hidden up higher in the Valley Christian campus behind trees and landscaped parking lots, then the buildings would blend in and be obtrusive.

The streets of Dublin Blvd and Inspiration Dr at that location are not wide and only one lane in each direction with a turning lane. Expansion is blocked by the freeway and it’s wall. The large buildings would stick out like a sore thumb and block the views of all who drive past it or walk past it.

I read a section of the EIR where the report discusses views of the proposed development from 580 and views from downtown Dublin. More importantly, you need to consider another aspect of the environment. You need to consider the human environment. The input from the residents, neighbors and recreational visitors that walk and drive past the planned development are very important. They will see the development up close everyday.

They have purchased property and houses in the Hansen Ranch development to enjoy the wildlife and views of the rolling hills. They have a huge investment with their mortgages, property tax, insurance and upkeep. The humans need to enjoy their environment in their daily activities. It is not ok to only view the project from a distance.

2. The driveway entrances to both structures are situated on opposite sides of Inspiration Dr. Will the visitor cars/employee cars/vans or ambulances be allowed to make left and right turns into and out of the individual driveways? Or will traffic have to use Bay Laurel and Silvergate as an access point? The driveways are very close to the corner intersection and that may impede traffic flow.

There are long lines of cars using that intersection during school drop off and pickup.

We do not have public bus transport to this area.

When we drive up Inspiration Dr., we are always avoiding deer, coyotes, bicyclists, walkers and dogs and joggers. Will the public sidewalk remain in place? Will new sidewalks be installed? Will these private businesses offer benches for walkers to rest?
Dublin Blvd at this location has become an extension of 580. Drivers exit at Eden Canyon during periods of heavy freeway traffic and accidents and head to and through Dublin. Drivers race up Dublin Blvd to Schaefer Ranch going home.
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2 3. There have been several grass fires along the hills on Dublin Blvd at this location through the years. Also along both sides of the 580 corridor close by. What type of precautions will City of Dublin take to protect the elderly residents of this community from grass fires?

4. Is this a private, non profit assisted living facility for church members only? There seems to be quite a few assisted living businesses being developed throughout the Tri‐valley. If the projects are not profitable, can this property be sold to developers or converted to hotels or condos against neighbors wishes? What other acceptable uses can the building be converted to?
Business trends change. Demographics change. I heard that Valley Christian Church is now Brave Church. So who owns the property?
There are many empty businesses in Dublin. I do not want to have the hillside damaged. I do not want these huge, imposing buildings as a gateway to our homes.

Please consider carefully before making long term decisions that affect the local Dublin community.

Joanne Miumi
Sent from my iPhone
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.
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5883-005j
KEVIN T. CARMICHAEL
CHRISTINA M. CARO
THOMAS A. ENSLOW
KELILAH D. FEDERMAN
RICHARD M. FRANCO
ANDREW J. GRAF
TANYA A. GULESSERIAN
DARIEN K. KEY
RACHAEL E. KOSS
AIDAN P. MARSHALL
TARA C. RENGIFO
MICHAEL R. SEVILLE
Of Counsel
MARC D. JOSEPH
DANIEL L. CARDOZO

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April 26, 2022
Via Email and Overnight Mail
Dublin Planning Commission
Dawn Benson
Catheryn Grier
Renata Tyler
Janine Thalblum
Stephen Wright
Kashef Qaadri
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Email:

[email protected]
Amy Million
Principal Planner,
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Email: [email protected]
Jeff Baker
Community Development Director
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Email: [email protected]
Re: Comments on Agenda Item 6.1 Inspiration Drive Memory Care and Assisted Living Projects (PLPA-2020-00044 and PLPA-2020-00045) (SCH Number 2021110251)
Dear Commissioners: Benson, Grier, Tyler, Thalblum, Write, Qaadri, Ms. Million, and Mr. Baker:

These comments are submitted on behalf of East Bay Residents for Responsible Development (“East Bay Residents”) regarding Agenda Item 6.1, Inspiration Drive Memory Care and Assisted Living Projects (PLPA-2020- 00044 and PLPA-2020-00045) (SCH Number 2021110251) (collectively the “Project”), proposed by Steven Ring of Fulcrum Real Estate Development (“Applicant”) and regarding the 2021 Supplemental Mitigated Negative Declaration (“MND”) prepared by the City of Dublin (“City”) for the Project. 1 1 City of Dublin Community Development Department, Initial Study Mitigated Negative Declaration, Inspiration Drive Memory Care and Assisted Living Facility Project PLPA‐2020‐00044 & PLPA‐2020‐00045 (“MND”).
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April 26, 2022

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Dublin City CouncilMay 17, 2022

Dublin City Council
May 17, 2022