HomeMy WebLinkAboutItem 6.1 Inspiration Drive Memory Care and Assisted Living Projects (PLPA-2020-00044 and PLPA-2020-00045)STAFF REPORT
Planning Commission
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Agenda Item 6.1
DATE:April 26, 2022
TO:Planning Commission
SUBJECT:Inspiration Drive Memory Care and Assisted Living Projects (PLPA-2020-00044 and PLPA-2020-00045) Prepared by:Amy Million,Principal Planner
EXECUTIVE SUMMARY:The Applicant, Steve Ring of Fulcrum Development, is proposing to develop two projects, a 55-bed memory care facility and an 84-bed assisted living facility,on Parcels 2 and 3,respectively,of the Valley Christian Center property. Requested approvals include Planned Development Rezoning with related Stage 1 and Stage 2 Development Plans, Site Development Review Permits, a Street Vacation and Tentative Parcel Map. The Planning Commission will consider and make a recommendation to the City Council regarding the Inspiration Drive Memory Care and Assisted Living projects, including a Supplemental Mitigated Negative Declaration to the Valley Christian Center Environmental Impact Report.
STAFF RECOMMENDATION:Disclose ex-parte contacts, conduct the public hearing, deliberate and:1) adopt the Resolutionrecommending that the City Council adopt a Supplemental Mitigated Negative Declaration and approve amendments to the Zoning Map,a Planned Development Zoning District with a related Stage 1 and Stage 2 Development Plan, a Street Vacation and disposition of property,and a Site Development Review Permit related to the Inspiration Drive Memory Care Project;and 2) adopt the Resolution recommending that the City Council adopt a Supplemental Mitigated Negative Declaration and approve amendments to the Zoning Map,a Planned Development Zoning District with a related Stage 1 and Stage 2 Development Plan,amendments to Planned DevelopmentOrdinance No. 07-03 for the Valley Christian Center,Tentative Parcel Map No. 11241, and a Site Development Review Permit related to the Inspiration Drive Assisted Living Project.
DESCRIPTION:The two project sites are part of the Valley Christian Center property. The Valley Christian Center is located on approximately 51 acres at 7500 Inspiration Drive in the westerly portion of Dublin. The Valley Christian Center property includes four separate parcels as shown in Figure 1 and Table 1. The property has a General Plan land use designation of Public/Semi-Public. The property
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is subject to Planned Development Zoning (Ordinance No. 07-03),which was approved as part of the original Valley Christian expansion program in 2003. The Planned Development has been amended over time to reflect the changing needs for church facilities. The project sites aresurrounded by the Valley Christian Center,open space and residential land uses as shown in Table 2 and Table 3. Figure 1. Project Location
Table 1: Valley Christian Center Parcel Sizes and Land UsesParcel No. Current Use of the Property Proposed Use of the Property Parcel Size Existing General Plan Land Use1Valley Christian Center Campus No change –Church/School 33.3 Public/Semi-Public1AValley Christian Center Campus No change –Church/School 3.7 Public/Semi-Public2Vacant Memory Care Facility 1.6 Public/Semi-Public 3 Vacant / Conservation Easement (northern 8 acres)Assisted Living Facility/Conservation Easement 12.7 Public Semi-Public
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Table 2: Memory Care Facility Surrounding Land UsesLocationZoningGeneral Plan Land Use Current Use of the PropertyNorthPD (Planned Development) Public/Semi-Public Valley Christian Center Campus South N/A N/A Dublin Boulevard / I-580EastPD (Planned Development)Public/Semi-Public VacantWestPD (Planned Development)Medium/High Density Residential Condominiums
Table 3: Assisted Living Facility Surrounding Land UsesLocationZoningGeneral Plan Land Use Current Use of the PropertyNorthPD (Planned Development) Public/Semi-Pubic & Low-Density Single Family Valley Christian Center Campus and Single-Family HomesSouthN/A N/A Dublin Boulevard /I-580EastR-1 (Single Family Residential)Single Family Residential Single Family HomesWestPD (Planned Development)Public/Semi-Public Vacant Proposed ProjectsThe Applicant, Fulcrum Development, has submitted applications for two separate projects that are being processed concurrently. Collectively, the proposed projects would result in development of a 55-bed memory care facility on Parcel 2 (PLPA-2020-00044) and an 84-bed assisted living facility on Parcel 3 (PLPA-2020-00045). Both projects include associated landscaping, parking, utility improvements and frontage improvements. The two proposed projects are described separately below. The Planning Commission is requested to review the two proposed projects and make a recommendation to the City Council.AnalysisMemory Care Facility (PLPA-2020-00044)The requested entitlements associated with the proposed memory care facility include a: 1) Planned Development Rezoning with a related Stage 1 and 2 Development Plan; 2) Site Development Review Permit; and 3) Street Vacation.The proposed memory care facility is a two-story, approximately 35,000-square-foot building. A total of 51 private units and two shared units (a total of 55 beds) would be provided. In addition to the memory care units, the first and second floor of the facility would provide a range of amenities and support facilities for residents and staff, including a courtyard, kitchen, lobby area, offices, medical facilities, living area, TV room, activity area, dining room and reception. The proposed memory care facility is anticipated to require 36 staff, who would be present throughout the day spread over six employee shifts. The proposed use is consistent with the existing General Plan land use designation of Public/Semi-Public.
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The request also includes an adjustment to the northern and southern property lines. The northern property line between Parcel 1 and Parcel 2 would be adjusted to create a parcel boundary between the memory care facility and a small area of riparian woodland associated with an ephemeral stream near the northwestern corner of the property. The adjustment to the southern property line is for the incorporation of an unused portion of the Dublin Boulevard right-of-way. Figure 2 shows the proposed site plan, with the property line adjustments incorporated.Lot Line Adjustment and Parcel Merger applications will be submitted subsequent to project approval. Figure 2. Memory CareFacilitySite Plan
Planned Development RezoningThe site has existing Planned Development Zoning (Ordinance No. 07-03), which allows agricultural uses. To accommodate the proposed project, the application includes a Planned Development Rezoning with a related Stage 1 and Stage 2 Development Plan. The proposed Planned Development will establish a detailed Development Plan, which specifies the overall development density and intensity (e.g., FAR, building heights, setbacks) for the site, and design guidelines. A “Community Care Facility, Large” as defined by the Dublin Zoning Ordinance, would be the only use allowed by the Planned Development. The proposed memory care facility is consistent with this use type. Table 4 provides an overview of the development standards for the memory care facility.
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Table 4. Development Standards – Memory Care FacilityMaximum Beds 55Maximum Faculty and Staff 18 at one timeMaximum Floor Area Ratio .50Maximum Building Height:35 feet Maximum Lot Coverage 50%Parking Spaces 1 per 3 employees on largest shift, plus 1 per 3 bedsParking Stall Dimensions Standards Per Chapter 8.76 Off-Street Parking and Loading Regulations of the Dublin Zoning OrdinanceMinimum Setbacks 20’ front yard10’ street side yard 10’ Interior side yard15’ rear yard (building)5’ rear yard (fence)Signage Pursuant to an approved Master Sign ProgramThe draft Planning Commission Resolution recommending approval of the Planned Development Rezoning and draft Ordinance providing the details of the proposed zoning are included as Attachments 1 and 2. Site Development Review PermitIn 2016, Valley Christian Center and California Highlands entered into a private settlement agreement, which set terms for development of Parcel 2, including setbacks and design considerations. The following is a summary of the key components of the project associated with the Site Development Review Permit, including those aspects which are driven by the settlement agreement. Site Design and Access: The project site is accessed from a new driveway and sidewalk off Inspiration Drive. The driveway leads to the parking area, which is situated along the north side of the building terminating in the northwest area of the property at the location of the trash enclosure. The proposed building is located on the southern portion of the property along Dublin Boulevard in line with the adjacent residential buildings of California Highlands. Adjacent to the building’s front entry near Inspiration Drive is a large, covered canopy. This canopy allows for resident and guest pickup and drop-off without the need to navigate the length of the parking area. At the western end of the parking area, just north of the building near the rear entrance, is a loading area for deliveries separating commercial vehicle loading from guest and employee parking areas. An existing sidewalk extends along the property frontage on both Dublin Boulevard and Inspirative Drive. As part of the project, the existing curb ramps at the corner of Inspiration Drive and Dublin Boulevard will be reconstructed to meet current standards. Architecture: The architecture of the building is guided by the architecture of the adjacent
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California Highlands residential development. Per the 2016 settlement agreement between the Valley Christian Center and California Highlands, development of the subject property should “be of a quality and a standard that is consistent with the California Highlands development.” The two-story building is accented with changes in exterior cladding and colors, multi-pane windows, and a series of front gables with decorative brackets. The main entry is highlighted through a large canopy providing cover for vehicle pickup and drop-off. The building is finished with a variety of materials including stone veneer, fiber cement Hardie board, stucco and a tile roof. The proposed paint colors are a range of grey with blue and white trim to provide a neutral backdrop for the finish materials. The color and materials are shown in the Project Plans on Sheet A5.3 and A5.4 in Attachment 4.Landscaping: The memory care facility would provide approximately 35,911 square feet of private open space on Parcel 2, including preservation of the riparian area associated with the ephemeral stream area in the northwestern portion of the project site. A landscape buffer would be provided around the perimeter of the project site (minimum of five feet wide at the rear and 10 feet wide on all other sides). Per the 2016 settlement agreement between the Valley Christian Center and California Highlands, the purpose of the landscape buffer at the rear (western property line) is to provide landscape screening between the development on Parcel 2 and the California Highlands property. The proposed landscaping includes various evergreen and ornamental trees, shrubs, grasses, perennials, ground cover, and vines. Existing street trees and perennials along Inspiration Drive would be retained. In addition, the proposed project would include two landscaped detention basins located on the north side of the building adjacent to the parking/loading area. A total of approximately 34 trees would be planted as part of the proposed project. The proposed landscape plan is shown in the Project Plans on Sheet L-1 in Attachment 4. A three-foot tall retaining wall with a six-foot-high wood screening fence would be installed along the western boundary of the project site. Additionally, a three-foot-tall retaining wall would be installed along the northern boundary of the proposed parking area. A rail fence would be provided to prevent intrusion into the riparian area associated with the ephemeral stream in the northwestern portion of the project site. The draft Resolution approving the Site Development Review Permit is included as Attachment 3.Street Vacation of Dublin BoulevardAs part of the proposed project, the property owner, Valley Christian Center, in concert with the Applicant, has requested a vacation of approximately 8,118 square feet of unused right-of-way adjacent to Dublin Boulevard. Once vacated as right-of-way, the parcel would remain owned by the City in fee and is requested to be sold to the property owner for development. The unused portion of Dublin Boulevard is shown by the blue area in Figure 3 below. In accordance with Government Code Section 65402, the Planning Commission must make a finding of conformance with an adopted General Plan for a street vacation and disposition of real property. The finding of conformance with the Land Use and Circulation Element of the General Plan is included in the
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Planning Commission’s Resolution, Attachment 1.
Figure 3. Dublin Boulevard Right-of-Way Vacation Area
This I-580 freeway frontage road was relinquished from the State of California to Alameda Countyin 1981 prior to the City’s incorporation. It was annexed into the City of Dublin in 1990. Through the years as development has occurred,portions of the unimproved area of the right-of-way that extends beyond the improved Dublin Boulevard have been vacated to accommodate development. The General Plan designation for the subject right-of-way is Public/Semi-Public. The vacation of the property conforms with the Land Use and Circulation Element (Chapter 5) of the General Plan in that the proposed use of the property is community serving by providing much needed supportive housing for the senior community with special needs. Upon the City Council’s approval of the street vacation and purchase of the property, the two parcels would be merged. A Parcel Merger application would be submitted subsequent to the City Council’s approval of the Street Vacation and subsequent execution of a Purchase and Sale Agreement. Assisted Living Facility (PLPA-2020-00045)The requested entitlements associated with the proposed assisted living facility include a: 1) Planned Development Rezoning with a related Stage 1 and 2 Development Plan; 2) Planned Development Amendment; 3) Site Development Review Permit; and 4) Tentative Parcel Map.The proposed assisted living facility is three-stories, approximately 40 feet tall and approximately 75,112 square feet in size. The facility includes 84 beds consisting of studios, and one-bedroom units. Like the memory care facility, the assisted living facility would also provide communal spaces for the use of residents and staff, including a courtyard, kitchen, lobby area, offices, medical
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facilities, living area, dining room, activity area, café, theater and wellness spa/salon. Figure 4 shows the proposed site plan. In addition to the 84 residents, the proposed assisted living facility is anticipated to require up to 43 staff, who would be present at the site throughout the day spread over six employee shifts. Figure 4. Assisted Living Facility Site Plan
Planned Development RezonePursuant to the Valley Christian Planned Development Zoning (Ordinance No. 07-03), Parcel 3 was designated as a “Future Study Area.” The Planned Development states that “no uses shall be permitted until established by a future Stage 2 Planned Development Rezoning approved by the City Council.” Similar to the proposed Planned Development Rezoning for the memory care facility, the assisted living facility proposes a Stage 1 and 2 Development Plan, which wouldsupersede existing Planned Development Ordinance No. 07-03 for 4.68-acres of Parcel 3. The applicant is proposing the Planned Development zoning district allow for a “Community Care Facility, Large” land use and similar uses as determined by the Community Development Director. Table 5 provides an overview of the development standards for the assisted living facility.Table 5. Development Standards –Assisted Living ProjectMaximum Beds 84 Maximum Faculty and Staff 26 at one timeMaximum Floor Area Ratio .50Maximum Building Height:40 feetMaximum lot coverage 35%Parking Spaces 1 per 3 employees on largest shift, plus 1 per 3 bedsParking Stall Dimensions Standards Per Chapter 8.76 Off-Street Parking and Loading Regulations of the Dublin Zoning Ordinance
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Minimum Setbacks 10’ front yard10’ side yard15’ rear yardSignagePursuant to an approved Master Sign ProgramThe draft Planning Commission Resolution recommending approval of the Planned Development Rezoning and draft Ordinance providing the details of the proposed zoning are included as Attachments 5 and 6. Planned Development Zoning AmendmentUpon approval of the Planned Development Rezoning, administrative amendments to Planned Development Ordinance No. 07-03 for the Valley Christian Center are necessary for consistency and ease of implementation. An amendment to Planned Development Ordinance No. 07-03 for the Valley Christian Center is included with the proposed project to remove Parcel 2 and the southern portion of Parcel 3 as they would no longer be a part of the Valley Christian Center Planned Development.No other changes to this Planned Development are proposed. The amendment to Planned Development Ordinance No. 07-03 is included as Attachment 10. Site Development ReviewThe following is a summary of the key components of the project associated with the Site Development Review Permit. Site Design and Access: The project site is accessed from a new single driveway and sidewalk off Inspiration Drive. Inspiration Drive is a steep two-lane road that wraps the west and north sides of the subject site. The driveway, which slopes down from Inspiration Drive into the property, leads directly to the building’s front entrance and the parking area located to the west of the building. The site has a significant grade change from Inspiration Drive, which is addressed through a series of 12‐foot tall, terraced retaining walls along the north side of the building to retain the existing slope. As Inspiration Drive ascends the hill, the proposed building nestles into the hillside and becomes less visible from Inspiration Drive. Adjacent to the building’s front entry is a large, covered canopy, which allows for resident and guest pickup and drop-off without the need to navigate the length of the parking area. At the eastern end of the parking area, near the building’s rear entrance, is a loading area for deliveries, the trash enclosure, generator enclosure and four additional parking spaces. There is currently no sidewalk along the east side of Inspiration Drive. As part of the project, a new sidewalk will be installed from the project driveway to Dublin Boulevard. In addition, the existing curb ramps at the corner of Inspiration Drive and Dublin Boulevard will be reconstructed to meet current standards and match up with the improvements made as part of the memory care project. Architecture: The architecture of the building is residential in nature and uses varying planes,
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materials and colors to break up the mass. The three-story building is accented with changes in exterior cladding and colors, multi-pane windows, awnings and a multiple level flat roof. The third story is set back to reduce the building mass as viewed from I-580 and to provide a large open patio with unobstructed views to the south of the Tri-Valley. The main entry is highlighted through a large canopy providing cover for vehicle pickup and drop-off. The building is finished with a variety of materials including stone veneer, fiber cement Hardie board, stucco and a tile roof. The proposed paint colors are a range of grey with blue and white trim to provide a neutral backdrop for the finish materials. The color and materials are shown in the Project Plans on Sheet A3.1, A5.3 and A5.5 in Attachment 8. Tentative Parcel MapThe proposed assisted living facility includes a request for Tentative Parcel Map No. 11241 to create two parcels: 1) the northern parcel (8.02 acres) consistent with the boundaries of the existing conservation easement; and 2) the southern parcel (4.68 acres) for the proposed project site. It is anticipated that the northern parcel will continue to be owned by the Valley Christian Center and the southern parcel will be sold to and owned by the Applicant. The Dublin Municipal Code (DMC) requires that all existing and proposed utility distribution facilities within a subdivision and along project streets be placed underground. DMC Section 9.32.040 provides for relief through a request for exception. The request for the exception is reviewed and considered by the City Engineer and based on balancing the requirements of the public health, safety and general welfare with the feasibility of meeting by reason of economic feasibility, soil, topography, compatibility of surrounding area, and future potential number of building sites affected. The Applicant submitted an exception request to not underground the existing utilities along Dublin Boulevard, which was reviewed by and is supported by the City Engineer. Tentative Parcel Map No. 11241 is included as Attachment 9. The draft Resolution approving the Site Development Review Permit and Tentative Parcel Map No. 11241 is included as Attachment 7.Public Art ComplianceThe applicant intends to satisfy the requirements of the City’s Public Art Ordinance for both projects through the payment of in lieu fees. Condition of Approval No. 17 in the Resolution approving the Site Development Review Permit for the Memory Care Project (Attachment 3) and condition of approval no. 18 in the Resolution approving the Site Development Review Permit for the Assisted Living Project capture this requirement (Attachment 7).
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:The proposed memory care and assisted living facility and their respective site improvements are consistent with the General Plan land use designation of Public/Semi-Public, which allows quasi-public uses such as senior centers, special needs program facilities and other similar services and benefit to the community. These uses and improvements are consistent with the proposed Planned Development Zoning.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
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The Building and Safety Division, Fire Prevention Bureau, Public Works Department, and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the project is established in compliance with all local ordinances and regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution pertaining to the Site Development Review Permit for the Memory Care Facility (Attachment 3) and the attached Resolution pertaining to the Site Development Review Permit and Tentative Parcel Map for the Assisted Living Facility (Attachment 7).
ENVIRONMENTAL DETERMINATION:Development on the project site was previously addressed in the Environmental Impact Report (EIR) for the Valley Christian Center Expansion Program (State Clearinghouse No. 200212070). On May 20, 2003, the Dublin City Council adopted Resolution No. 92-03, certifying an EIR for the Valley Christian Center.In 2018, the City adopted a Supplemental Mitigated Negative Declaration supported by an Initial Study1 (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. Consistent with the requirements of the California Environmental Quality Act (CEQA), includingSection 21166 and related CEQA Guidelines Sections 15162 and 15163, the City prepared an Initial Study to determine whether additional environmental review was required for the proposed Inspiration Drive Memory Care and Assisted Living projects, which determined that there were new potentially significant impacts associated with the project related to aesthetics, air quality, biological resources, cultural resources, geology and soils, hydrology and water quality, and noise; therefore, a Supplemental Mitigated Negative Declaration (State Clearinghouse No. 2021110251) was prepared to analyze the impacts and identify mitigation measures for those impacts. The environmental effects of the project are discussed in detail in the Supplemental Mitigated Negative Declaration for the project. The project is subject to mitigation measures identified in the Supplemental Mitigated Negative Declaration and the previously adopted EIR, as applicable. The City will monitor the Applicant’s compliance with mitigation measures as the project is constructed and operated under the Mitigation Monitoring and Reporting Program adopted in conjunction with the project approvals. The Supplemental Mitigated Negative Declaration/Initial Study was circulated for a public review period from November 18, 2021, to December 17, 2021. No comments were provided. At the time the environmental review was completed, it was assumed that a General Plan Amendment was necessary for the Assisted Living project and was, therefore, included in the
1 City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration / Initial Study, Planning Application Number: PLPA-2014-00052.
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analysis. The change to the project description to not include a General Plan Amendment does not impact this analysis. No impacts associated with the General Plan Amendment were identified and,therefore, no new analysis is required. The proposed City Council Resolution adopting the Supplemental Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program is included as Attachment 11. The Initial Study/Supplemental Mitigated Negative Declaration is included as Attachment 12 and the Mitigation Monitoring and Reporting Program is included as Attachment 13.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:Two City-led Community Meetings were held on December 8 and 9, 2021, to provide Dublin residents with information about the proposed Inspiration Drive Memory Care and Assisted Living projects. In addition to Staff and the Applicant, four community members attended the first meeting, and eight members attended the second meeting. Questions were asked about accessing project information, project timing and the City’s role in the infrastructure improvements. In addition, the Applicant team held their own community outreach meetings. A total of six meetings were held with various parties including the Las Palmas Homeowner’s Association, Hansen Hills Neighborhood, California Highlands, Valley Christian Church members, and other adjacent residents. A copy of a community engagement summary provided by the Applicant is attached as Attachment 14.In response to the City Council’s request during the General Plan Amendment Study Initiation, the Applicant installed story poles showing the mass and scale of the proposed projects. Story poles were erected in early December 2021. In addition, the City Council held a Study Session on April 5, 2022, and the Planning Commission held a Study Session on April 12, 2022.All written public comments received on the proposed project until the publication of this report are included as Attachment 15. In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice also was published in the East Bay Times and posted at several locations throughout the City. A Planning Application sign was posted on the project site and the project was also included on the City’s development projects webpage. A copy of this Staff Report has been provided to the Applicant.
ATTACHMENTS:1) Planning Commission Resolution Recommending Approval of Memory Care Facility2) Exhibit A to Attachment 1 Draft Planned Development Ordinance for Memory Care Facility
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3) Exhibit B to Attachment 1 Resolution Approving Site Development Review Permit for Memory Care Facility4) Exhibit A to Attachment 3 Memory Care Project Plans5) Planning Commission Resolution Recommending Approval of Assisted Living Facility 6) Exhibit A to Attachment 5 Draft Planned Development Ordinance for Assisted Living Project7) Exhibit B to Attachment 5 Resolution Approving Site Development Review Permit and Tentative Parcel Map for Assisted Living Project8) Exhibit A to Attachment 7 Assisted Living Facility Project Plans9) Exhibit B to Attachment 7 Tentative Parcel Map No. 1124110)Exhibit C to Attachment 7 Draft Amendment to Existing Planned Development Ordinance for the Valley Christian Center11)City Council Resolution Adopting the Supplemental Mitigated Negative Declaration and Mitigation and Monitoring Reporting Program 12)Initial Study / Supplemental Mitigated Negative Declaration13)Mitigation Monitoring and Reporting Program14)Community Engagement Summary by Fulcrum Development15)Public Comments
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Attachment 1
RESOLUTION NO. 22-xx
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 right-
of-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
reviewed for environmental impacts and that environmental documents be prepared; and
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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
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
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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:
NOES:
ABSENT:
ABSTAIN:
______________________________
Planning Commission Chair
ATTEST:
______________________________
Assistant Community Development Director
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Attachment 2
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 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.”
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,
substantial changes in circumstances, or new information, any of which would result in
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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-xx
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 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 ______, 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 ________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.
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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 residential development in the Stage I Planned Development.
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.
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
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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 Rezoning 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):
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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)
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5’ rear yard (fence)
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.
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.
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.
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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 subject to the
regulations of the closest comparable zoning district as determined by the Community
Development Director and the Dublin Zoning Ordinance. No development shall occur on
this property until a Site Development Review Permit has been approved.
SECTION 5. 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 6. EFFECTIVE DATE
This Ordinance shall take effect 30 days following its adoption.
PASSED, APPROVED AND ADOPTED this __ day of _______ 2022, by the following
vote:
AYES:
NOES:
ABSENT:
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ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk
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Attachment 3
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/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 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
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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-xx
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 ______, 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 ________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 ______, 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.
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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 Medium-Density 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 2development 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
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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.
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 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 Expiration Date
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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 to enforcement action.
PL On-going
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
ADM On-going
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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.
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/
On-going
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
PL Prior to First
Occupancy of
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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.
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 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.
PL Building Permit
Issuance
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
PL On-going
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require prior review and written approval from the
Community Development Director.
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
STC-28 at all other residential units.
PL Building Permit
Issuance
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
B Prior to
Scheduling the
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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.
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 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 allowable
area)
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 non-
movable 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
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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 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.
F Building Permit
Issuance
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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 all-
weather 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
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 locksshall 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.
F Occupancy
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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.
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
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
F Occupancy
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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.
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
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 Building Permit
Issuance
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14
(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.
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
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
46
15
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
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
47
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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
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
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
48
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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 Engineer. Alameda County published an updated
version of the Alameda County Hydrology and Hydraulics
Manual. The H and H Manual includes updates to
PW Grading/
Sitework Permit
Issuance
49
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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
PW Grading/
Sitework Permit
Issuance
50
19
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
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
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Issuance
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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.
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 (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.
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
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Occupancy
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easements or public services easements and sized to meet
utility company standards.
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
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
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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 to removal and replacement at the
expense of the property owner if required by the
easement holder.
PW Grading/
Sitework Permit
Issuance
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
PW Grading/
Sitework Permit
Issuance
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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.
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 parking facility. Locations of the bicycle parking
shall be subject to the review and approval of the City
Engineer.
PW Grading/
Sitework Permit
Issuance
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/Development-Permits---
Stormwater-Require
PW Grading/
Sitework Permit
Issuance
127.Stormwater Source Control.All applicable structural
and operational stormwater source controls shall be
implemented.
PW Grading/
Sitework Permit
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
PW Grading/
Sitework Permit
Issuance
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Stormwater Management Measures shall be irrigated and
meet WELO requirements.
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.
PW Grading/
Sitework Permit
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.
PW Grading/
Sitework Permit
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 landscape areas according to Bay
Friendly Landscape standards.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
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/
Sitework Permit
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.
PW Grading/
Sitework Permit
Issuance
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/
Sitework Permit
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
PW Grading
/Sitework
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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.
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.
PW Grading/
Sitework Permit
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, landfill, or
composting facility. Examples of allowed compost include
arbor mulch and composted mulch.
PW Grading/
Sitework Permit
Issuance
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
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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
Construction
and 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
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
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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
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/
Sitework Permit
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/
Sitework Permit
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.
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Sitework Permit
or Building
Permit Issuance
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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.
PW Grading/
Sitework Permit
or
Encroachment
Permit Issuance
PASSED, APPROVED, AND ADOPTED this day of , 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
60
A0.1architecture, inc.DXEOLQ, CAINSPIRATION MEMORY CAREINSPIRATION MEMORY CAREDATED: NOV 23, 2021LENITY ARCHITECTURE, INC3150 KETTLE COURT SESALEM, OREGON 97301503-399-1090ARCHITECT:LENITY ARCHITECTURE, INC3150 KETTLE COURT SESALEM, OREGON 97301503-399-1090LANDSCAPE ARCHITECT:PHILLIPPI ENGINEERING425 MERCHANT STREETVACAVILLE, CA 95688707-451-6556CIVIL ENGINEER:TITLE SHEETSITE PLANFLOOR PLANSPROPOSED MATERIAL & FINISHESSITE DETAILSPRECEDENT IMAGERYRENDERINGSRENDERINGSELEVATIONSELEVATIONSSITE SECTION / ELEVATIONSITE LIGHTING PLANLANDSCAPE PLANA0.1A1.1A2.1A3.1A3.2A4.1A5.1A5.2A5.3A5.4A5.5E1.1L-1SHEET INDEX:DUBLIN, CAAPN: 941-0022-005-00FREEWAY 580DUBLIN BLVDDUBLIN
BLVDINSPIRATION DRBRIGADOON WAY
FOOTHILL RDSAN RAMON RDSITENOT TO SCALEVICINITY MAPPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
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GENERATORTRASHENCLOSURER30'TRANSFORMERCOURTYARDENTRANCE 15'-1"COVEREDENTRYPROJ. SIGNFLAG POLERELOCATE (E)SIGNPROPERTY LINENEW PROPERTY LINEDUBLIN BLVD.74'-7" 117'-3"34'-11"
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'PROVIDE ACCESSIBLEPEDESTRIAN SIGNAL (APS)PUSHBUTTONS AT THE EASTWEST CROSSWALK NORTH OFDUBLIN BOULEVARD. SEE CIVILDEEPEN LIGHT POLEFOOTING AS REQUIREDPER SITE CONDITION,VERIFY5' P.U.E.5'-0"OLD PROPERTY LINE25'-1012" OLD PROPERTY LINEVISIONTRIANGLEA1.1architecture, inc.Dublin, CAINSPIRATION MEMORY CARE100204060DUBLIN, CADATE: 11/23/2021SITE PLAN - LOT 21" = 20'NOT TO SCALEVICINITY MAPSITE PLAN1A1.11" = 20'SITE DATA:PROPERTY AREA:ASSESSORS PARCEL ID NUMBER1.63 ACRES71,088 SQ. FT.941-0022-005-00PROJECT DATA IMPERVIOUS AREA: PERVIOUS AREA:SITE AREA BREAKDOWN:FLOOR AREA RATIO:(0.49 FAR)PROPOSEDEXISTING / REQUIRED (17,461 + 17,628 = 35,089 SQ. FT.)N.A.N.A.LOT COVERAGE:17,461 SQ.FT.(24.0%)(E) NONE(E) NONEUSE:MEMORY CARE(E) NONELANDSCAPE BUFFER:BUILDING SETBACK:MIN. FRONT YARD SETBACK:MIN. SIDE YARD SETBACK:MIN. REAR YARD SETBACK:BUILDING HEIGHT MAX:2 STORY MAX10' ALL OTHER SIDES(E) NONEDESCRIPTION:THE PROPOSED PROJECT WOULD CONSTRUCT A NEW 2-STORY MEMORY CARE RESIDENCEAT INSPIRATION DRIVE. THE PROPOSED PROJECT WOULD INCLUDE 53 RESIDENT UNITS. ELECTRONIC VEHICLE READY SPACES:04 CLEAN AIR / VAN POOL SPACES:030602BIKE PARKING: SHORT TERM SPACES LONG TERM SPACESLOT-2GENERAL PLAN LAND USE:PUBLIC / SEMI-PUBLICZONING LAND USE:EDZONING PLANNED DEVELOPMENT NUMBER:0RD. 07-03PLANNING AREA:PRIMARY PLANNING AREA BOUNDARYZONING 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 SPACES23225PARKING BREAKDOWN: OPEN SPACESACCESSIBLE SPACES10'-0"15'-0"20'-0"5' REAR10'-0"15'-0"20'-0"25 REQ.FREEWAY 580DUBLIN BLVDDUBLIN
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FOOTHILL RDSAN RAMON RDSITE18'
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0BXiOGiQJ SqXDre FRRtDJe17461 S4FT GROUND FLOOR17628 S4FT UPPER FLOOR35089 S4FT TOTAL S4FTUQit BreDNGRZQGROUND FLOOR23 PRIVATE 289 S4FT 335 S4FT 1 SHARED 451 S4FT 25 TOTAL BEDSUPPER FLOOR28 PRIVATE 289 S4FT 1 SHARED 451 S4FT 30 TOTAL BEDSBUILDING51 PRIVATE2 SHARED55 TOTAL BEDSFIRST FLOOR PLAN1A2.11/16 1
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64
SCALE:TRASH AND RECYCLING ENCLOSURE(PLAN) (UNDER SEPERATE PERMIT)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/TRASH ENCL PLNVERIFY W/ LOCALSANITATION DEPARTMENT1/2" MAX.TRANSITION19'-3"12'-6"2'-10"4'-2"1'-8"5'-11"4'-8" 5'-912"7'-1012"5'-7"3'-412"4'-10"4'-312"4 CY. WASTEDUMPSTER56" x 82"27" x 35"RECYCLEBIN27" x 35"RECYCLEBIN27" x 35"RECYCLEBIN8" CMU WALLVERIFY W/ LOCAL SANITATION DEPARTMENT
2"x6" P.T. BUMPER ONINTERIOR ALL WALLS6" CONC.CURBHOSEBIBBOLLARDS,TYP OF (4)OPAQUEMTL GATEOPAQUEMTL GATESTANKLESSWATERHEATERDRAINSCALE:6 FT. FENCEGOOD NEIGHBOR STYLEN.T.S.P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/6 FT. FENCE LATGRADETOP & BOTTOM RAIL P.T.2x4 CONT. W/ (2) 6d GALV.RING-SHANKED AT EACHFENCE BOARD6'-0" LONG W.R.C. TIGHTKNOT ROUGH SAWN 1x6BOARDS SELF-SPACEDEACH SIDE OF FENCE.4x4x10 FT. P.T. POSTSSPACED 8'-0" o.c. MAX.APPLY (2) COATS WOODPRESERVATIVE TO CUTPOST TOPS.SECTIONELEVATION24"MIN.PROTRUDE BOTTOM OFPOSTS THROUGH FOOTINGS1/2 CU. FT. COMPACTEDGRAVEL BENEATH ALLPOSTSGALV. FENCE CLIP AT EA.POST/RAIL CONNECTION, (2)#10 WD. SCREWS EACH CLIPTO 4x4 POSTS & (4) GALV. CLIPNAILS EACH 2x4 RAIL END.4" MIN. CONCRETE, ALLSIDES OF POSTS, PITCHTOP OF FOOTINGS1'-3"3'-0"1'-158"6'-4" ±3"2x6 W.R.C. TIGHT KNOTCONTINUOUS CAP1'-0"LATTICETOP35'-0"
MAXFOUNDATION PER MANUFACTURERSRECOMMENDATIONS (MAY VARY W/SOILS AND WIND CONDITIONS)FIBERGLASS ORALUMINUM TAPEREDFLAGPOLESCALE:FLAG POLE (GROUND SET CONE)NOT TO SCALEP:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/10350001MUST BE A MINIMUM OFFROST DEPTHNOTE: SEE SPECIFICATIONSFOR ADDITIONAL INFORMATION.SCALE:TRASH AND RECYCLING ENCLOSURE(ELEVATIONS AND DETAILS) (UNDER SEPERATE PERMIT)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/TRASH ENCL ELEVATIONSNOTES:·PROVIDE SHOP DRAWINGS FOR GATE TOARCHITECT FOR APPROVAL·ALL BINS AND DUMPSTERS TO HAVE COVERSVERIFY ALL FENCE/GATECOLORS WITH ARCH.FINISH GRADEFINISHGRADESIDE ELEVATIONB-PAINT INTERIORSURFACES, COLORTO MATCH STUCCO2x6 P.T. BUMPER ALL WALLSSEE STRUCTURAL FORREINFORCING AND ADDITIONALINFORMATION8" CONCRETE MASONRY UNIT WALL.FILL ALL CELLS SOLID W/ GROUTFINISH GRADESECTION E6'-0"3'-0"4" MAX.SECTION DFRONT ELEVATIONC-STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES.3/8"ɸ BAR 8"x2"WELDED TO STEELTUBE AT 16" O.C.8"x8"x16" CMUWALL5"x5"x1/4" STEEL TUBEW/ 5"x5"x1/4" CAPPLATE EMBEDDED3'-0" INTO FOOTING1"x18 GA. METALGATESTUCCO PER PLANMETAL DECK SLOPE1/4"/FT. SLOPE TO DRAIN6" CONC. SLAB W/#3 BAR @ 24" o.c.EACH DIRECTIONORCO BLOCK 10x4x16MUSHROOM CAP UNITS,COLOR TO MATCH STUCCOORCO BLOCK 10x4x16MUSHROOM CAP UNITS,COLOR TO MATCH STUCCO6'-0"3'-0"
9'-0"11'-10"9'-0"
6'-0"3'-0"4'-0"7'-7"7'-0"18'-7"6" SCH. 40 GALVANIZED STEELPIPE BOLLARD, GROUT SOLIDAND PAINT TO MATCH GATES.6'-0"8"x8"x16" CMU WALL(INTERIOR VIEW)CONCRETEFOUNDATIONPER STRUCT.ENGINEER16"±STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES.STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES.D-NOTE:SEE STRUCTURAL FOR ALLCONNECTIONS ANDREINFORCEMENTSCALE:BIKE DOCK(SHORT TERM BIKE PARKING)1/8" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/02830032MANUF: SARIS CYCLING GROUP1-800-783-7257WWW.SARIS.COMMODEL # 2213 - 2 BIKE FM BIKE DOCKNOTE:·INSTALL PERMANUFACTURER'SSPECIFICATIONS 10"2'-6"5'-4"(2")(2) 6" x 6" x .25" SQUAREFLANGE MOUNTING PLATE W/5/8" DIA. MOUNTING HOLESSCALE: 1/4" - 1'-0"36"36"36"12'8'
30"3'-0"PLAN SINGLE SIDE36"SCALE:PROJECT SIGN(SEPERATE PERMIT REQUIRED)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/PROJSIGNNOTE: PROVIDESHOP DRAWINGSTO ARCHITECTFOR APPROVALPROJECT NAMEADDRESSPHONE #Memory Care FacilitySECTION A-A12'-512"9'-512"5'-0"1'-4"1'-6"10"8"3'-6"6" 4'-6"GENERAL NOTES:1. BACKLIT SIGN REQUIREMENTS TO BECOORDINATED BY CONTRACTOR AT TIMEOF CONSTRUCTION3. FOR FOOTINGS AND INSTALLATION SEEMANUF. INSTRUCTIONS8'-112"FROST DEPTHPER SOILSREPORTPROVIDE REBARPER SIGNMANUFACTURER12'-512"3'-0"9'-512"10" MIN. CONCRETE SLAB w/ #4 BARS10" o.c. AND #4 BAR AT PERIMETER, 3"CLR. @ SIDES & BOTTOM18"∅ BY 36" DEEP CONCRETEFOOTING INSTALLED PER SIGNMANUFACTURES INSTRUCTIONS3"AASTUCCOTOMATCHBUILDINGTOP OF FOOTING TO ALIGNW/ FINISH GRADEBACKLIT PAINTED ALUMINUMSIGN BY OTHERSB.O. COLUMN 1/2" MIN.ABOVE TOP OF FOOTINGSCALE:BIKE LOCKER(LONG TERM BIKE PARKING)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/BIKE LOCKERMANUF: THE PARK CATALOG1-855-694-4582WWW.THEPARKCATALOG.COMMODEL # 537-1052NOTE:·INSTALL PERMANUFACTURER'SSPECIFICATIONS74"30"49"6'-2"2'-6"
2'-0"20 FT. #4 CU "U.F.E.R." GROUNDCOILED UNDER BASE3/4" PVC CONDUIT, BURY 24" ORAS REQ. BY AUTHORITY HAVINGJURISDICTION. SEE PLANSNOTECOORDINATE WITH ELECTRICAL1/E2.5, AND STRUCTURAL SEE16, 20/S1.1 FOR ADDITIONALINFORMATIONEXPOSED CONCRETE TO HAVERUBBED FINISH W/ EASEDBULLNOSED EDGE2 PIECE BASE COVERCONFIRM BOLT SIZE, PATTERN,HEIGHTS & CONDUITREQUIREMENTS W/ POST BASESHOP DRAWINGS48" MIN. OR FROST DEPTH
(WHICHEVER IS DEEPER)FINISHEDGRADEGROUND LUGINSIDE POLEFIXTURE POLESCALE:PARKING LOT LIGHT BASE3/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/0285000124"1" CHAMFERDEEPEN FOOTING AS REQUIREDPER SITE CONDITION1234567836"12-1/2"FIN. GRADEMASTER HALCO "LEGEND" VINYL2 RAIL RANCH RAIL FENCE(WHITE OR TAN COLORDETERMINED BY OWNER)INSTALL PER MANUFACTURER'SSPECIFICATIONSSCALE:2 RAIL VINYL FENCEMASTER HALCO OR EQUALN.T.S.T:/02SITEWK/830FENCE/0283003610-1/2"10"Ø10"Ø x 30" MIN. DEEPCONCRETE FOOTINGS WITHSLOPED SIDES AT ALL POSTS30" MIN.OR BELOW FROSTDEPTH9
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EDUBLIN BOULEVARDEX. PERENNIALSTO BE PRESERVEDEX. STREETTREE TO BEPRESERVEDVISIONCLEARANCELINE1963 sf769 sfPARKING AREA13,237 sfNO WORK WITHIN10' SETBACK AREA2-RAIL PROTECTION FENCEREFER TO ARCH. PLANSRRRRRRRRRRRRRRRRRRRRRRRRRZERO-DEPTH FOUNTAINREFER TO ARCH. PLANSPROJECT SIGNFLAGPOLESENSORY GARDENPLANTERSBIO-RETENTION AREA504 sfRETAINING WALL & SAFETYRAIL, REFER TO CIVIL PLANSRETAINING WALL & SAFETYRAIL, REFER TO CIVIL PLANSREFUSE & GENERATORENCLOSURES,REFERTO ARCH. PLANSBICYCLE RACK &BICYCLE LOCKERS,REFER TO ARCH. PLANSBENCHESPORTABLE GARDENTHERAPY PLANTERSTABLE SET WITHUMBRELLAARTIFICIAL TURFNO WORK ONUNDISTURBEDSLOPE AREA10' SETBACKAREAEX. STREETTREE TO BEPRESERVEDSTREET TREESON EAST/SOUTHSIDE OFINSPIRATIONDRIVE N.I.C.XXXXXXXXXXXXXXXXXXXXXXXXXARTIFICIAL TURFSENSORYPLANTERSENSORYPLANTER0-DEPTHFOUNTAINPATIOCOMPACTVANPOOL/LOWEMISSIONEVREADYVANPOOL/LOWEMISSIONEVREADYEVREADYEVREADYVANPOOL/LOWEMISSIONVANPOOL/LOWEMISSIONEX. STREETTREE TO BEREMOVEDPLANTING LEGEND:BOTANICAL / COMMON NAMESSIZE / FORMSYMBOL(tree symbols reduced )QUANTITYWUCOLSREGION 1SHADE TREEORNAMENTAL TREESLowOlea europaea 'Wilsonii'Wilson Fruitless Olive Tree4Very LowEVERGREEN BUFFER TREES15 gal.StandardCallistemon citrinusLemon Bottlebrush 9Low15 gal.StandardPlatanus x acerifolia 'Columbia'Columbia London Plane Tree (Dublin Blvd.)6ModerateSTREET TREES24" boxStandardPistacia chinensis 'Keith Davey'Chinese Pistache 620' x 15'5 gal.Mahonia eurybracteata 'Soft Caress'Soft Caress Mahonia 1Moderate5 gal.Rhaphiolepis indica 'Pinkie'India Hawthorn18Low4' o.c.SHRUBS5 gal.Salvia greggii (Salmon)Autumn Sage28Low4' o.c.BACKGROUND / TALL SHRUBS5 gal.Leonotis leonurusLion's Tail 3Low5 gal.Rhus integrifoliaLemonade Berry 3Low5 gal.Westringia fruticosa 'Blue Gem'Blue Gem Coast Rosemary18Low5' o.c.STREETSCAPE PLANTINGBOTANICAL / COMMON NAMESSIZE / FORMQUANTITYWUCOLSREGION 1SPACING5 gal.Cistus 'Sunset'Magenta Rockrose11Low5' o.c.SHRUBSR5 gal.Phormium 'Sea Jade'Sea Jade New Zealand Flax10Lowas shown5 gal.Rosa rugosa 'Alba'White Rugosa Rose25Low5' o.c.1 gal.Pennisetum alopecuroides 'Little Bunny'Little Bunny Fountain Grass29Low30" o.c. 1 gal.Rosmarinus officinalis 'Prostratus'Rosemary 66Low36" o.c.GRASSES / GROUND COVERS / PERENNIALS1 gal.Coreopsis lanceolata 'Early Sunrise'Double Flowered Yellow Tickseed41Low24" o.c.PROJECT SITE PLANTINGBOTANICAL / COMMON NAMESSIZE / FORMQUANTITYWUCOLSREGION 1MATUREHT. x WD.15 gal.Standard30' x 30'45' x 35'Lagerstroemia indica x fauriei 'Muskogee'Muskogee Hybrid Crape Myrtle3Low15 gal.Standard24' x 20'MATUREHT. x WD.70' x 40'SIZE / FORMQUANTITYWUCOLSREGION 1SPACING5 gal.Ceanothus gloriosis 'Anchor Bay'Point Reyes Wild Lilac15Very Low7' o.c.5 gal.Nandina domestica 'Gulf Stream'Heavenly Bamboo15Low3' o.c.5 gal.Pittosporum tobira 'Dwarf Variegata'Dwarf Variegated Tobira11Low4' o.c.5 gal.Sarcococca ruscifoliaSweet Box 4Low5 gal.Aloe striataCoral Aloe3Lowas shownPrunus yedoensis (subst. for Bradford Pear-ex. trees)Yoshino Flowering Cherry2Moderate15 gal.Standard40' X 30'Quercus agrifoliaCoast Live Oak2Very Low15 gal.Multi-trunk30' x 40'as shownas shown5 gal.Myrsine africanaAfrican Boxwood57Low4' o.c.as shown5 gal.Mahonia repensCreeping Oregon Grape21Low4' o.c.as shown5 gal.Gardenia jasminoides 'August Beauty'August Beauty Gardenia 2Moderateas shown5 gal.Sarcococca hookeriana humilisSweet Sarcococca 6Lowas shownParking Lot Area- PARKING LOT LANDSCAPING:13,237 sq. ft. 15% Parking Area 1986 sq. ft. 1 gal.Liriope muscariBig Blue Lily Turf20Moderate1 gal.Dietes vegetaFortnight Lily 8Lowas shownGRASSES / PERENNIALSGROUND COVERCuttings100% coverageLow18" o.c.Erodium reichardiiCranesbill (Building Area, Parking lot)LowMyoporum parvifoliumCreeping Myoporum (Slopes, Perimeter)1 gal.Lavandula angustifolia 'Munstead'Dwarf English Lavender12Low5 gal.Jasminum floridumShowy Jasmine- train onto enclosure 5Lowas shownVINESLandscape Requirement- Parking Area 3697 sq. ft. (27.9%) Landscape provided- Trees Required (1 / 4 stalls) 6 trees 25 stalls / 4=6 trees Shade trees provided-PLANTING LEGEND CONTINUED:1 gal.Coprosma petriei 'Verde Vista'Creeping Coprosma115Low4' o.c.Cuttings36" o.c.as shownas shown1 gal.Sisyrinchium bellum 'E.K.Balls'Blue-Eyed Grass29Lowas shown1 gal.Hakonechloa macra 'Aureola'Japanese Forest Grass 6Moderateas shown216 s.f.Very LowArtificial Turf- CourtyardDuPont Forever Lawn or equal1 gal.Calamagrostis x acutifolia 'Karl Foerster'Feather Reed Grass12Moderateas shown100% coverageBIO-RETENTION PLANTINGPlant grass species in natural masses of24 minimum by quantity- triangular spacing1640 s.f.LowDeschampsia caespitosaTufted Hair Grass1 gal.24" o.c.164LowElymus tritichoidesCreeping Wild Rye1 gal.24" o.c.164LowFestuca rubra 'Molate'Molate Creeping Red Fescue1 gal.12" o.c.328NOTES:1. Soil Preparation for planting areas, excluding bio-swales (per 1000 s.f.):4 cu. yds. organic compost free of biosolids & harmful pathogens100 lbs. Gro-Power Plus w/M (mycorrhizae) organic fertilizerSpread evenly and rototill into soil in two directions to a depth of 6-8".Adjust materials based upon Soil Analysis recommendations after completed.2. Install a 3" minimum layer of Shredded Redwood Bark in all planted areas unless notedotherwise. Mulch available:Redi-Gro Corporation, (800) 654-43583. Landscaping shall be served by an automated irrigation system utilizing SMART Technology in compliance with the California Water Efficient Landscape Ordinance.City of Dublin Streetscape Master Plan Plant Selection:Plant materials were selected from the Streetscape Master Plan (SMP) recommended plantpalettes, for suitability to the Dublin climate, for drought resistance and for fire safety.The London Plane Tree is the street tree specified for Dublin Boulevard. This tree is classifiedas a Moderate water use tree based upon the WUCOLS IV List for this region. New streettrees for Inspiration Drive will be Yoshino Flowering Cherries, the recommended replacementtree by the SMP for the existing Bradford Pear street trees. The street trees will be irrigatedseparately on bubblers from the rest of the Right-of-Way and building area landscaping.The plant palette for the street plantings were largely derived from the SMP plant palettes.Several of the plants on the palettes are considered Moderate water use plants based upon theWUCOLS IV List for the region. Only plants classified as Low water use have been proposedfor streetscape planting, thus some additional plant varieties have been specified. The followingplants from the SMP plant palette are proposed:TreesLagerstroemia indicaCrape MyrtleQuercus agrifoliaCoast Live OakShrubsCeanothus gloriosusPoint Reyes CreeperPhormiumNew Zealand FlaxRosa spp.Shrub (Rugosa) RoseRosmarinusRosemaryarchitecture, inc.Dublin, CAINSPIRATION MEMORY CARE100204060DATE: 11/23/2021LANDSCAPE PLAN - LOT 21" = 20'L-1TOTAL SITE LANDSCAPE AREA* = 39,263 s.f.TOTAL IRRIGATED LANDSCAPE AREA* = 31,462 s.f.MAXIMUM ANNUAL APPLIED WATER ALLOWANCE (MAAWA)MAAWA (gallons)= (ETo) x (.62) x ((0.45 x LA) + (0.3 x SLA)) ESTIMATED ANNUAL APPLIED WATER USE(ETo) x (PF-Kc) x (HA) x (.62) / (IE)= EAAWU (HYDROZONE)(46.2) x (.62) x ((0.45 x 39,263) + (0.3 x 0)) = MAAWA 506,092 gals.EAAWU TOTAL (EATAWU): 170,821 gals.EATAWU 241,965 gals. is less than MAAWA 506,092 gals.VERY LOW WATER USE (ARTIFICIAL TURF): (46.2) x (0.1) x (216) x (.62) = 619 gals. EAAWU LOW HYDROZONE AREA (DRIP): (46.2) x (0.2) x (6933) x (.62) / (.81) = 49,034 gals. EAAWULOW HYDROZONE AREA (OVERHEAD): (46.2) x (0.2) x (14,768) x (.62) / (.75) = 112,804 gals. EAAWU NOTE- ETo for Dublin, CA = 46.2MODERATE 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-wayL-1PRELIMINARYPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
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Attachment 5
RESOLUTION NO. 22-xx
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
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
74
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
Permit and Tentative Parcel Map No. 11241, based on the findings and conditions of approval,
as set forth in Exhibit B.
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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 26th day of April 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Planning Commission Chair
ATTEST:
______________________________
Assistant Community Development Director
76
Attachment 6
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 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.”
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.
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 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
77
2
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.
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.On April 26, 2022, the Planning Commission adopted Resolution No. 22-xx 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
M.On _______, 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 _______ 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
O.On ______, 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.
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
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3
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 residential development in the Stage I Planned Development.
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.
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
district and supersedes and replaces the previously adopted Planned Development zoning district
(Ordinance No. 07-03):
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4
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 rezoning for the Inspiration Drive Assisted
Living Project (PLPA-2020-00045).
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):
Community Care Facility/Large
Similar and related uses as determined by the Director of Community Development
Conditional Uses:
None
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5
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.
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
81
6
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 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 commercial-
grade 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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7
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 subject to the
regulations of the closest comparable zoning district as determined by the Community
Development Director and the Dublin Zoning Ordinance. No development shall occur on
this property until a Site Development Review Permit has been approved.
SECTION 5. 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 6. EFFECTIVE DATE
This Ordinance shall take effect 30 days following its adoption.
PASSED, APPROVED AND ADOPTED this __ day of _______ 2022, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk
83
Attachment 7
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/Semi-Public; 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
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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-xx
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 _______, 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 _______ 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 ______, 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.
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 Assisted Living 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
existing 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
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similar services and benefit to the community; 2) the proposed project gives thoughtful
consideration to topography of the site through its siting on the previously graded area;
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.
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 Public-Semi-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.
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 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.
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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.
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.
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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.
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:
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 CONDITIONS
1.Approval.This approval is for the Inspiration Drive
Assisted Living Project (PLPA-2020-00045). This
PL Ongoing
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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.
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
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
Various Building Permit
Issuance
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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.
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
PL, PW On-going
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conditions without going to a public hearing in order for
the Developer to fulfill needed improvements or
mitigations resulting from impacts to this project.
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
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/ On-
going
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
PL Ongoing
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implementation measures contained therein. The EIR
and Supplemental Mitigated Negative Declarations are
on file with the Community Development Department.
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 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
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
STC-28 at all other residential units.
PL Building Permit
Issuance
BUILDING AND SAFETY
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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 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
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
B Prior to
Permitting
(if frontage
increase used to
for allowable
area)
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shall continue in effect so long as an oversized building
remains or unless otherwise released by authority of the
Chief Building Official.
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 non-
movable materials approved by the Chief Building
Official and Director of Community Development.
B Occupancy of
Building
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
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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 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.
F Building Permit
Issuance
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.
F During
Construction
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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
all-weather 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.
48.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.
F Occupancy
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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.
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
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.
Exit signs shall be visible and illuminated with
emergency lighting when building is occupied.
F Occupancy
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
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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 cut-sheets 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.
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
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
DSRSD Permit Submittal
and Construction
Permit Issuance
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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.
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 DSRSDfees, 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
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
DSRSD Approval of
Improvement
Plans
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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.
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
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
DSRSD Approval of
Improvement
Plans
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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
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
shall be roofed and graded to minimize rainwater or
stormwater from entering the trash enclosure.
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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.
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 & 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 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/
PW Grading/
Sitework Permit
Issuance
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,
PW Grading/
Sitework Permit
Issuance
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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.
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.
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 & 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 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
PW Grading/
Sitework Permit
Issuance
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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-
of-sidewalk. 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.
PW Approval of
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.
PW Approval of
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.
PW Grading/
Sitework Permit
Issuance
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PUBLIC WORKS –GRADING
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.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
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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.
PW Grading/
Sitework Permit
Issuance
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 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
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.
PW Certificate of
Occupancy
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.
PW Certificate of
Occupancy
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.
PW Certificate of
Occupancy
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.
PW Certificate of
Occupancy
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.
PW Certificate of
Occupancy
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.
PW Grading/
Sitework Permit
Issuance
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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.
PW Grading/
Sitework Permit
Issuance
118.Driveway Approach. The proposed driveway
approach shall be designed to be compliant with the
most current City and ADA design standards.
PW Grading/
Sitework Permit
or
Encroachment
Permit Issuance
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 replaced. Provide minimum
five-foot-wide sidewalks along Dublin Boulevard and
Inspiration Drive project frontages.
PW Grading/
Sitework Permit
or
Encroachment
Permit Issuance
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.
PW Grading/ Site
work Permit or
Encroachment
Permit Issuance
121.Street Lighting. Street light standards and luminaries
shall be designed and installed or relocated as
determined by the City Engineer.
PW Grading/
Sitework Permit
or
Encroachment
Permit Issuance
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.
PW Grading/
Sitework Permit
or
Encroachment
Permit Issuance
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.
PW Grading/
Sitework Permit
or
Encroachment
Permit Issuance
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).
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Exceptions may be considered by the City Engineer to
account for unusual design conditions.
125.Public Litter Cans. Public litter cans are required on
site to meet Dublin Municipal Code 7.98.120.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
128.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
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.
PW Grading/
Sitework Permit
Issuance
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
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Issuance
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26
and installed or relocated as determined by the City
Engineer.
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.
PW Grading/
Sitework Permit
Issuance
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 foundation shall be deducted
from the effective bio-retention treatment area size.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
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
PW Grading/
Sitework Permit
Issuance
135.Stormwater Source Control.All applicable structural
and operational stormwater source controls shall be
implemented.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
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Landscape Based Stormwater Management Measures
shall be irrigated and meet WELO requirements.
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
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
141.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.
PW Grading/
Sitework Permit
Issuance
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
Grading/
Sitework 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
PW Grading/
Sitework Permit
Issuance
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28
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.
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
PW
Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
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.
PW Grading/
Sitework Permit
Issuance
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.
PW Start of
Construction and
On-going
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29
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.
PW Start of
Construction and
On-going
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.
PW Start of
Construction and
On-going
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.
PW Start of
Construction and
On-going
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 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
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.
PW Start of
Construction and
On-going
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.
PW Start of
Construction and
On-going
155.Pest Control. Applicant/Developer shall be
responsible for controlling any rodent, mosquito, or
other pest problem due to construction activities.
PW On-going
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
PW Certificate of
Occupancy
112
30
installed to meet the 1.0 foot-candle requirement, or for
other safety or operational reasons, the Applicant shall
do so prior to Occupancy.
157.Construction Traffic and Parking. All construction
related parking shall be off the public street.
PW Start of
Construction and
On-going
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 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
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.
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.
PW For Planning
Commission
Approval
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.
PW Grading/
Sitework Permit
or
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
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31
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 day of , 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
114
A0.1architecture, inc.DXbOLQ, CAINSPIRATION ASSISTED LIVINGINSPIRATION ASSISTED LIVINGDATED: SEPT. 23, 2021LENITY ARCHITECTURE, INC3150 KETTLE COURT SESALEM, OREGON 97301503-399-1090ARCHITECT:LENITY ARCHITECTURE, INC3150 KETTLE COURT SESALEM, OREGON 97301503-399-1090LANDSCAPE ARCHITECT:PHILLIPPI ENGINEERING425 MERCHANT STREETVACAVILLE, CA 95688707-451-6556CIVIL ENGINEER:TITLE SHEET ARCHITECTURAL SITE PLAN FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLANROOF PLANSECTIONSA0.1A1.1A2.1aA2.1bA2.1cA2.1dA2.3SHEET INDEX:DUBLIN, CAAPN: 941-0022-006-00FREEWAY 580DUBLIN BLVDDUBLIN
BLVDINSPIRATION DRBRIGADOON WAY
FOOTHILL RDSAN RAMON RDSITENOT TO SCALEVICINITY MAPDATE: 11/23/2021PROPOSED MATERIAL & FINISHESSITE DETAILSPRECEDENT IMAGERYRENDERINGSRENDERINGSELEVATIONSELEVATIONSELEVATIONSSITE LIGHTING PLANLANDSCAPE PLANLANDSCAPE PLANA3.1A3.2A4.1A5.1A5.2A5.3A5.4A5.5E1.1L1.1L1.2PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
115
VANPOOL/
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LOWEMISS
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HC VANEVREADYEVREADYR30'R35'R35'150306090DATE: 11/23/2021SITE PLAN - LOT 31" = 30'ASSISTED LIVING FACILITYOPEN SPACE /VALLEY CHRISTIANCHURCHPROPERTY LINEPROPERTY LINEPROPERTY LINE INSPIRATION DRIVE
DUBLIN BLVD.PROPERTY L
INE
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ECITY OWNED OPENSPACEarchitecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGPARKING LOADINGPROPOSEDPROPERTY LINESITE DATA:PROPERTY AREA:ASSESSORS PARCEL ID NUMBER4.26 ACRES185,549 SQ. FT.941-0022-006-00PROJECT DATA IMPERVIOUS AREA: PERVIOUS AREA:SITE AREA BREAKDOWN:FLOOR AREA RATIO:(0.37 FAR)PROPOSEDEXISTING / REQUIRED533,062 SQ. FT.LOT COVERAGE:28,353 SQ.FT.(13.9%)(E) NONEFAR .50USE:ASSISTED LIVING(E) NONEBUILDING SETBACK:MIN. FRONT YARD SETBACK:MIN. SIDE YARD SETBACK:MIN. REAR YARD SETBACK:BUILDING HEIGHT MAX:3 STORY MAX(E) NONEDESCRIPTION:THE PROPOSED PROJECT WOULD CONSTRUCT A NEW 3-STORY ASSISTED LIVINGRESIDENCE ALONG INSPIRATION DRIVE. THE PROPOSED PROJECT WOULD INCLUDE 84RESIDENT UNITS. ELECTRONIC VEHICLE FUTURE SPACES:04 CLEAN AIR / VAN POOL SPACES:020602BIKE PARKING: SHORT TERM SPACES LONG TERM SPACESLOT-3PROPOSED GENERAL PLAN LAND USE:PUBLIC / SEMI-PUBLICPROPOSED ZONING LAND USE:ESZONING PLANNED DEVELOPMENT NUMBER:0RD. 07-03PLANNING AREA:PRIMARY PLANNING AREA BOUNDARYZONING 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 SPACES35237PARKING BREAKDOWN: OPEN SPACESACCESSIBLE SPACES10'-0"15'-0"20'-0"10'-0"15'-0"10'-0" (28,353 + 28,353 + 19,686 = 76,392 SQ. FT.)EMPLOYEES 1 PER 326 LARGEST SHIFT26/3 = 9RESIDENTS 1 PER 384 RESIDENTS84/3 = 28TOTAL = 37 REQ. ELECTRONIC VEHICLE READY SPACES:04(INCLUDES 1 EV HCVAN SPACE) 26'
24'18'9'BIKE PARKINGLONG TERM24'COVERED TRASHENCLOSUREGENERATORENCLOSURETRANSFORMER10' SIDE BUILDINGSET BACK10'
S
IDE BUILDINGSET BACK10' 10' SIDE BUILDINGSET BACK10'15'15'
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10'10'10'10' FRONT BUILDINGSET BACK10'
FRONT
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KITCHENMECH /ELECT10' FRONT BUILDINGSETBACK
DUBLIN, CANOT TO SCALEVICINITY MAPFREEWAY 580DUBLIN BLVDDUBLIN
BLVDINSPIRATION DRBRIGADOON WAY
FOOTHILL RDSAN RAMON RDSITEA1.141621032(3-STORY)24'18'9'MEMORY CAREFACILITYDRIVEWAYRETAININGWALLSENTRANCEDRIVEWAYDRIVEWAYPARKINGFLAG POLEWALKCOURTYARD29'-212" 49'
-3
"155'-4"82'-11"
26
'BIKE PARKINGSHORT TERMPARKINGFACILITY VANPARKING SPACE23'13'18'9'F.H.F.H.F.H.F.H.BIO TREATMENTSPACEBIO TREATMENTSPACEBIO TREATMENTSPACEACCESSIBLEPATHACCESSIBLEPATHPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021 FENCED DOGRELIEF AREAPROVIDE ACCESSIBLEPEDESTRIAN SIGNAL (APS)PUSHBUTTONS AT THE EASTWEST CROSSWALK NORTH OFDUBLIN BOULEVARD. SEE CIVILTO PUBLICWAYTRASH, RECYCLING,AND ORGANICCONTAINERSTRASH, RECYCLING,AND ORGANICCONTAINERSTRASH, RECYCLING,ORGANIC AND PETWASTE CONTAINERSEXISTING WALKNEW CONC.WALKPASSENGER PICKUP / DROP OFF10'
-0"NO PARKING SIGNSALONG INSPIRATIONDRIVENO PARKINGSIGNS ALONGINSPIRATIONDRIVENOTE: BICYCLE PARKINGREQUIREMENTS AND SUPPORTFACILITIES SHALL CONFORM TOTHE CALIFORNIA GREENBUILDING STANDARDS CODE.10'VISIONTRIANGLE10'34'-3" 10'116
ABBBBBBBBCorridor R.R.THEATERLOBBYR.R.STO.LIBRARYBBBBBAABABBASTOSalonAAOUTMGR20x15MECH/FIREREC15X20BMailSALES / CONF.LOBBYLiving RmCafeR.R.STAFFServ.RRELEC.
SW
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GEARSTOBBBBBBCOURTYARDCOVEREDENTRYB185'-312"83'
-1112"304'-2"179'-512"71'-812"107'-9"103'-312"251'
-8"174'-6"77'
-2"14' CLR.A2.1aarchitecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGDATE: 11/23/20211/16" = 1'-0"FIRST FLOOR PLAN1A2.1a1/16" = 1'-0"AL BUILDING DATA:3 - STORIES84 UNITS 84 BEDSFIRST FLOOR:SECOND FLOOR:THIRD FLOOR:FLOOR TOTAL:FLOOR TO AREA RATIO (F.A.R.)1ST FLOOR7 - A STUDIO UNITS24 - B ONE BEDROOM UNITS31 UNITS2ND FLOOR10 - A STUDIO UNITS25 - B ONE BEDROOM UNITS35 UNITS3RD FLOOR8 - A STUDIO UNITS10 - B ONE BEDROOM UNITS18 UNITS84 UNITS TOTAL28,353 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 PLANSA11112232465511265542357777589856B566B5611655BBB565665561156256BPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
117
ABBBBBBBBR.R.STO.BBBBBBAABABBAJANAABR.R.AWELLNESS / SPALAUNDRYMRDMaint.Stor.BBBBBABAB185'-312"83'
-1112"304'-2"179'-512"71'-812"107'-9"103'-312" 251'
-8"174'-6"77'
-2
"168' TODOOR133' TODOOR125' TODOORA2.1barchitecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGDATE: 11/23/2021SCHEMATIC PLANS1/16" = 1'-0"SECOND FLOOR PLAN1A2.1b1/16" = 1'-0"AL BUILDING DATA:3 - STORIES84 UNITS 84 BEDSFIRST FLOOR:SECOND FLOOR:THIRD FLOOR:FLOOR TOTAL:FLOOR TO AREA RATIO (F.A.R.)1ST FLOOR7 - A STUDIO UNITS24 - B ONE BEDROOM UNITS31 UNITS2ND FLOOR10 - A STUDIO UNITS25 - B ONE BEDROOM UNITS35 UNITS3RD FLOOR8 - A STUDIO UNITS10 - B ONE BEDROOM UNITS18 UNITS84 UNITS TOTAL28,353 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.1011112121212121313565112156513131212125666589867556566555577561156665765561165712PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
118
BBBBAABBBBPATIOAABPATIOPATIOAABAAR.R.STO.R.R.NURSEDININGDININGFAMILYPATIOACTIVITYKITCHENR.R.R.R.MEDSSTORAGECARECOORD.JANACT.STO.STO.STO.
TODOOR
TODOORA.Farchitecture, inc.DXEOLQCAINSPIRATIONASSISTEDLIVINGDATE SCHEMATICPLANS
THIRDFLOORPLANA.F
ALBUILDINGDATA STORIESUNITSBEDSFIRSTFLOOR SECONDFLOOR THIRDFLOOR FLOORTOTAL FLOORTOAREARATIO F.A.R. STFLOORASTUDIOUNITSBONEBEDROOMUNITSUNITSNDFLOORASTUDIOUNITSBONEBEDROOMUNITSUNITSRDFLOORASTUDIOUNITSBONEBEDROOMUNITSUNITSUNITSTOTALS4.FT.S4.FT. S4.FT. S4.FT..S4.FT.S4.FT. S4.FT.CCCDDBPRELIMINARYNOTFORCONSTRUCTION
119
PATIOPATIOPATIOPATIOCOURTYARD(BELOW)STAIR AND ELEV(BELOW)STAIR(BELOW)ELEV(BELOW)PARAPETPARAPETPARAPETPARAPETPARAPETPARAPETA2.1darchitecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGDATE: 11/23/2021SCHEMATIC PLANS1/16" = 1'-0"ROOF PLAN1A2.1d1/16" = 1'-0"PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
120
1ST FLOOR PLATE1ST FLOOR2ND FLOOR13'-6"12'-0"2ND FLOOR PLATE3RD FLOOR25'-0"23'-6" (10'-0")3RD FLOOR PLATE35'-0" (10'-0")TOP OF ROOF36'-6"TOP OF PARAPET40'-0"CANOPY14'-0" CLEARCOURTYARDENTRY CANOPYSUITECORRIDORSUITELIVINGROOMLOBBYSUITECORRIDORSUITESUITECORRIDORSUITECORRIDORCORRIDORACTIVITY27'-0"TOP OF PARAPET1ST FLOOR PLATE1ST FLOOR2ND FLOOR13'-6"12'-0"2ND FLOOR PLATE3RD FLOOR25'-0"23'-6" (10'-0")3RD FLOOR PLATE35'-0" (10'-0")TOP OF ROOF36'-6"TOP OF PARAPET40'-0"27'-0"TOP OF PARAPETFAMILYDININGDININGPATIOSUITECORRIDORSUITESUITECORRIDORSUITEarchitecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGSCALE:SECTION1/8" = 1'-0"AAASCALE:KEY PLANNOT TO SCALEA2.3DATE: 11/23/2021SCALE:SECTION1/8" = 1'-0"BBBPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
121
A3.1architecture, inc.DXEOLQ, CAINSPIRATION ASSISTED LIVINGDATE: 11/23/2021COLORS AND MATERIALSPRELIMINARY - NOT FOR CONSTRUCTION 11/23/20211= SIDING JAMES HARDIE STYLE: IRON GRAYSIDING 123KEY NOTES - EXTERIOR MATERIALS & COLORS4= STONE EL DORADO STONE STYLE: EUROPEAN LEDGE, COLOR: ZINC68= TRIM SW 2740 MINERAL GRAYTRIM9107= ROOF TRESPA MATEON COLOR: MONTRUEX AMBER5= AWNING / RAILING ALUMAWOOD COLOR: DESERT SANDAWN/RAIL= SIDING JAMES HARDIE STYLE: PEARL GRAY= SIDING JAMES HARDIE STYLE: MONTEREY TAUPESIDING 2SIDING 3STONE= AWNING / RAILING ALUMAWOOD COLOR: SPANISH BROWNAWN/RAIL11= EXTERIOR VINYL WINDOWS COLOR: DARK BRONZE12WINDOWDOORS= EXTERIOR STOREFRONT SYSTEM MFR: KAWNEER COLOR: DARK BRONZE ANODIZED= STUCCO SMOOTH FINISH SW 9541 WHITE SNOWSTUCCO 2STUCCO 1= STUCCO SAND FINISH SW 7071 GRAY SCREEN310827456191112NOTE: SEE SHEETS A5.3 - A5.5.FOR ELEVATIONS AND LOCATIONOF MATERIAL CALL OUTS.122
SCALE:TRASH AND RECYCLING ENCLOSURE(PLAN) (UNDER SEPERATE PERMIT)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/TRASH ENCL PLNVERIFY W/ LOCALSANITATION DEPARTMENT1/4" MAX.TRANSITION19'-8"12'-8"1'-4"4'-4"8"12'-0"1'-4" 13'-10"5'-10"3'-6"4'-10"4'-4"4 CY.RECYCLECARDBOARD56" x 82"27" x 35"RECYCLEBIN27" x 35"RECYCLEBIN27" x 35"RECYCLEBIN8" CMU WALLVERIFY W/ LOCAL SANITATION DEPARTMENT
6" CONC.CURBHOSE BIB, W/PROTECTIVECOVERBOLLARDS,TYP OF (2)OPAQUEMTL GATEOPAQUEMTL GATESTANKLESSWATERHEATERDRAIN, CONNECT TOSANITARY SEWERGREASEINTERCEPTOR1'-0"1'-0"4 CY. WASTEDUMPSTER56" x 82"1'-6"SLOPESLOPE
SLOPE
SLOPE35'-0"
MAXFOUNDATION PER MANUFACTURERSRECOMMENDATIONS (MAY VARY W/SOILS AND WIND CONDITIONS)FIBERGLASS ORALUMINUM TAPEREDFLAGPOLESCALE:FLAG POLE (GROUND SET CONE)NOT TO SCALEP:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/10350001MUST BE A MINIMUM OFFROST DEPTHNOTE: SEE SPECIFICATIONSFOR ADDITIONAL INFORMATION.SCALE:TRASH AND RECYCLING ENCLOSURE(ELEVATIONS AND DETAILS) (UNDER SEPERATE PERMIT)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/TRASH ENCL ELEVATIONSNOTES:·PROVIDE SHOP DRAWINGS FOR GATE TOARCHITECT FOR APPROVAL·ALL BINS AND DUMPSTERS TO HAVE COVERSVERIFY ALL FENCE/GATECOLORS WITH ARCH.FINISH GRADEFINISHGRADESIDE ELEVATIONB-PAINT INTERIORSURFACES, COLORTO MATCH STUCCO8" CONCRETE MASONRY UNIT WALL.FILL ALL CELLS SOLID W/ GROUTFINISH GRADESECTION E6'-0"4" MAX.SECTION DFRONT ELEVATIONC-STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES.3/8"ɸ BAR 8"x2"WELDED TO STEELTUBE AT 16" O.C.8"x8"x16" CMUWALLSTEEL TUBE W/ CAPPLATE EMBEDDED3'-0" INTO FOOTING1"x18 GA. METALGATESTUCCO PER PLANMETAL DECK SLOPE1/4"/FT. SLOPE TO DRAINCONC. SLAB W/STRUCTURALREINFORCEMENTWALL CAP,COLOR TOMATCH STUCCO6'-0"4'-6"
10'-6"12'-0"10'-6"
6'-0"4'-6"6'-4"6'-4"6'-4"19'-0"GALVANIZED STEEL PIPEBOLLARD, GROUT SOLID ANDPAINT TO MATCH GATES.6'-0"8"x8"x16" CMU WALL(INTERIOR VIEW)CONCRETEFOUNDATIONPER STRUCT.ENGINEER16"±STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES.STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES.D-12'-0"WALL CAP,COLOR TOMATCH STUCCOPEDESTRIAN GATEOPAQUE MTLGATESSCALE:BIKE DOCK(SHORT TERM BIKE PARKING)1/8" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/02830032MANUF: SARIS CYCLING GROUP1-800-783-7257WWW.SARIS.COMMODEL # 2213 - 2 BIKE FM BIKE DOCKNOTE:·INSTALL PERMANUFACTURER'SSPECIFICATIONS 10"2'-6"5'-4"(2")(2) 6" x 6" x .25" SQUAREFLANGE MOUNTING PLATE W/5/8" DIA. MOUNTING HOLESSCALE: 1/4" - 1'-0"36"36"36"12'10'
8'24"
30"3'-0"PLAN SINGLE SIDE36"SCALE:PROJECT SIGN(SEPERATE PERMIT REQUIRED)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/PROJSIGNNOTE: PROVIDESHOP DRAWINGSTO ARCHITECTFOR APPROVALPROJECT NAMEADDRESSPHONE #Assisted Living FacilitySECTION A-A12'-512"9'-512"5'-0"1'-4"1'-6"10"8"3'-6"6" 4'-6"GENERAL NOTES:1. BACKLIT SIGN REQUIREMENTS TO BECOORDINATED BY CONTRACTOR AT TIMEOF CONSTRUCTION3. FOR FOOTINGS AND INSTALLATION SEEMANUF. INSTRUCTIONS8'-112"FROST DEPTHPER SOILSREPORTPROVIDE REBARPER SIGNMANUFACTURER12'-512"3'-0"9'-512"10" MIN. CONCRETE SLAB w/ #4 BARS10" o.c. AND #4 BAR AT PERIMETER, 3"CLR. @ SIDES & BOTTOM18"∅ BY 36" DEEP CONCRETEFOOTING INSTALLED PER SIGNMANUFACTURES INSTRUCTIONS3"AASTUCCOTOMATCHBUILDINGTOP OF FOOTING TO ALIGNW/ FINISH GRADEBACKLIT PAINTED ALUMINUMSIGN BY OTHERSB.O. COLUMN 1/2" MIN.ABOVE TOP OF FOOTINGSCALE:BIKE LOCKER(LONG TERM BIKE PARKING)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/BIKE LOCKERMANUF: THE PARK CATALOG1-855-694-4582WWW.THEPARKCATALOG.COMMODEL # 537-1052NOTE:·INSTALL PERMANUFACTURER'SSPECIFICATIONS74"30"49"6'-2"2'-6"
2'-0"20 FT. #4 CU "U.F.E.R." GROUNDCOILED UNDER BASE3/4" PVC CONDUIT, BURY 24" ORAS REQ. BY AUTHORITY HAVINGJURISDICTION. SEE PLANSEXPOSED CONCRETE TO HAVERUBBED FINISH W/ EASEDBULLNOSED EDGE2 PIECE BASE COVERCONFIRM BOLT SIZE, PATTERN,HEIGHTS & CONDUITREQUIREMENTS W/ POST BASESHOP DRAWINGS48" MIN. OR FROST DEPTH
(WHICHEVER IS DEEPER)FINISHEDGRADEGROUND LUGINSIDE POLEFIXTURE POLESCALE:PARKING LOT LIGHT BASE3/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/0285000124"1" CHAMFER1234567A3.2architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGDATE: 11/23/2021SITE DETAILSPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
123
DATE: 11/23/2021PRECEDENT IMAGERYarchitecture, inc.DXEOLQ CAINSPIRATION ASSISTED LI9INGA4.1PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
124
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGAPRELI0INAR< NOT )OR CONSTR8CTION DATE .E< PLANRENDERINGS%ASCALE RENDERINGNTSCSCALE RENDERINGNTSSCALE RENDERINGNTSA%CE)D125
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGADATE .E< PLANRENDERINGSESCALE RENDERINGNTSA%CE)SCALE RENDERINGNTSDSCALE RENDERINGNTS)DPRELI0INAR< NOT )OR CONSTR8CTION
126
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGADATE .E< PLANELEVATIONS%AC SIDING -A0ES +ARDIE ST<LE IRON GRA<SIDING .E< NOTES E;TERIOR 0ATERIALS COLORS STONE EL DORADO STONE ST<LE E8ROPEAN LEDGE, COLOR =INC TRI0 S: 0INERAL GRA<TRI0 ROO) TRESPA 0ATEON COLOR 0ONTR8E; A0%ER A:NING RAILING AL80A:OOD COLOR DESERT SANDA:NRAIL SIDING -A0ES +ARDIE ST<LE PEARL GRA< SIDING -A0ES +ARDIE ST<LE 0ONTERE< TA8PESIDING SIDING STONE A:NING RAILING AL80A:OOD COLOR SPANIS+ %RO:NA:NRAIL E;TERIOR VIN<L :INDO:S COLOR DAR. %RON=E:INDO:DOORS E;TERIOR STORE)RONT S<STE0 0)R .A:NEER COLOR DAR. %RON=E ANODI=ED ST8CCO S0OOT+ )INIS+ S: :+ITE SNO:ST8CCO ST8CCO ST8CCO SAND )INIS+ S: GRA< SCREENDEASCALE ELEVATION CONT SO8T+
%ND )LOORPLATE
ST )LOORPLATE
ND )LOOR
ST )LOORRD )LOOR
RD )LOORPLATE
TOP O) ROO)
TOP O) PARAPET
SCALE ELEVATION CONT SO8T+
%ND )LOORPLATE
ST )LOORPLATE
ND )LOOR
ST )LOORRD )LOOR
0ATC+ LINE
0ATC+ LINEND )LOORPLATE
ST )LOORPLATE
ND )LOOR
ST )LOORRD )LOOR
RD )LOORPLATE
TOP O) ROO)
TOP O) PARAPET
RD )LOORPLATE
TOP O) ROO)
TOP O) PARAPET
SCALE ELEVATION :EST
PRELI0INAR< NOT )OR CONSTR8CTION 127
A5.41= SIDING JAMES HARDIE STYLE: IRON GRAYSIDING 123KEY NOTES - EXTERIOR MATERIALS & COLORS4= STONE EL DORADO STONE STYLE: EUROPEAN LEDGE, COLOR: ZINC68= TRIM SW 2740 MINERAL GRAYTRIM9107= ROOF TRESPA MATEON COLOR: MONTRUEX AMBER5= AWNING / RAILING ALUMAWOOD COLOR: DESERT SANDAWN/RAIL= SIDING JAMES HARDIE STYLE: PEARL GRAY= SIDING JAMES HARDIE STYLE: MONTEREY TAUPESIDING 2SIDING 3STONE= AWNING / RAILING ALUMAWOOD COLOR: SPANISH BROWNAWN/RAIL11= EXTERIOR VINYL WINDOWS COLOR: DARK BRONZE12WINDOWDOORS= EXTERIOR STOREFRONT SYSTEM MFR: KAWNEER COLOR: DARK BRONZE ANODIZED= STUCCO SMOOTH FINISH SW 9541 WHITE SNOWSTUCCO 2STUCCO 1= STUCCO SAND FINISH SW 7071 GRAY SCREENDATE: 11/23/2021KEY PLANELEVATIONSBACDESCALE:ELEVATION 1/8" = 1'-0" CSCALE:ELEVATION(EAST)1/8" = 1'-0" DMATCH LINE 2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"SCALE:ELEVATION - CONT.1/8" = 1'-0" CMATCH LINE 2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"4TOP OF PARAPET 40'-0"TOP OF PARAPET 40'-0"TOP OF PARAPET 40'-0"104451010112955115394824311999881131349123413661065656111161033812121212architecture, inc.DXEOLQ, CAINSPIRATION ASSISTED LIVINGPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021777 7128
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGA SIDING -A0ES +ARDIE ST<LE IRON GRA<SIDING .E< NOTES E;TERIOR 0ATERIALS COLORS STONE EL DORADO STONE ST<LE E8ROPEAN LEDGE, COLOR =INC TRI0 S: 0INERAL GRA<TRI0 ROO) TRESPA 0ATEON COLOR 0ONTR8E; A0%ER A:NING RAILING AL80A:OOD COLOR DESERT SANDA:NRAIL SIDING -A0ES +ARDIE ST<LE PEARL GRA< SIDING -A0ES +ARDIE ST<LE 0ONTERE< TA8PESIDING SIDING STONE A:NING RAILING AL80A:OOD COLOR SPANIS+ %RO:NA:NRAIL E;TERIOR VIN<L :INDO:S COLOR DAR. %RON=E:INDO:DOORS E;TERIOR STORE)RONT S<STE0 0)R .A:NEER COLOR DAR. %RON=E ANODI=ED ST8CCO S0OOT+ )INIS+ S: :+ITE SNO:ST8CCO ST8CCO ST8CCO SAND )INIS+ S: GRA< SCREENDATE .E< PLANELEVATIONS%ACDESCALE ELEVATION NORT+
END )LOORPLATE
ST )LOORPLATE
ND )LOOR
ST )LOORRD )LOOR
RD )LOORPLATE
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0ATC+ LINESCALE ELEVATION CONT NORT+
END )LOORPLATE
ST )LOORPLATE
ND )LOOR
ST )LOORRD )LOOR
RD )LOORPLATE
TOP O) ROO)
0ATC+ LINE
TOP O) PARAPET
TOP O) PARAPET
PRELI0INAR< NOT )OR CONSTR8CTION
129
VANPOOL/LOWEMISS
ION EVREADYVANPOOL/
LOWEMISS
IONFUTUREEV EVREADYFUTUREEVFUTUREEVFUTUREEVVANPOOL/LOWEMISS
ION
HC VANEVREADYEVREADYSA4HSA4HSA4HSA4HSA4HSA4SA5SSSSSDSDSDSDSDSDSDSDSW1SW1SWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSA4HSA4HSA4HSA2HSA2HSA2HSA2HSA2HS2LS2LS2LS2LSFSFEXISTINGSTREETLIGHTEXISTINGSTREETLIGHTEXISTINGSTREETLIGHTEXISTINGSTREETLIGHT150306090DATE: 11/23/2021SITE LIGHTING PLAN1" = 30'ASSISTED LIVING FACILITYOPEN SPACE /VALLEY CHRISTIANCHURCHINSPIRATION DRIVE
DUBLIN BLVD.PROPERTY L
INE
PR
O
P
E
R
T
Y
L
I
N
Earchitecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGLOADINGPROPOSEDPROPERTY LINEBIKE PARKINGLONG TERMCOVERED TRASHENCLOSUREGENERATORENCLOSURECOVEREDENTRANCE15'
REAR
BU
ILD
INGSET BACK20'
FRONT
BU
ILD
INGSET BACKPROJECTSIGN
KITCHENMECH /ELECTDUBLIN, CAE1.1(3-STORY)MEMORY CAREFACILITY- LOT 3ScheduleSymbolLabelManufacturerCatalog NumberDescriptionNumber LampsLumens Per LampWattageSA2HLithonia LightingKAD LED 20C 700 40K R2 MVOLT HSKAD LED, 20 LED, 700mA MVOLT DRIVER, 4000K, TYPE 2 OPTICS WITH HOUSE SIDE SHIELDS.1473545SA4HLithonia LightingKAD LED 40C 700 40K R4 MVOLT HSKAD LED, 40 LED, 700mA MVOLT DRIVER, 4000K, TYPE 4 OPTICS WITH HOUSE SIDE SHIELDS1861994SA5Lithonia LightingKAD LED 40C 700 50K R5 MVOLTKAD LED, 40 LED, 700mA MVOLT DRIVER, 5000K, TYPE 5 OPTICS.11176194SDGotham Architectural LightingEVO LW 40/45 6AR LSS6IN Lensed Wallwash, 4000K, 4500lm Nominal, Semi-specular Reflector1354451.27SWLithonia LightingDSXW1 LED 10C 530 40K T4M MVOLTDSXW1 LED WITH (1) 10 LED LIGHT ENGINES, TYPE T4M OPTIC, 4000K, @ 530mA.1211519.1SW1Lithonia LightingOLWP 11OUTDOOR LED WALLPACK WITH 4000K LEDS AND POLYCARBONATE COVER/DIFFUSER1111120.41SSKIM LIGHTINGCFL-NF-214K50Compact cylindrical flood light, spot distribution1421234.46SFKIM LIGHTINGCFL-WF-214K50Compact cylindrical flood light, flood distribution. With barn doors1421234.4618'-0"
2'-0"16'-0"PARKING LOTLED LIGHT POLETYPE SA_PARKINGBIKE PARKINGSHORT TERMS2LLITHONIA LIGHTINGRADEAN Post-Top with P2 5000K Symmetric distribution15169.33438.0107RADPT P2 50K SYMNOTE: FIXTURE ANDPOST BASE SHALL BESAME COLOR.FINISHEDGRADEPLAN VIEWLIGHTPOLEPEDESTRIANLED LIGHT POLETYPE S2L10'-0"
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
130
PARKING / MANEUVERING AREA16,024 sf106 sf140 sfCOURTYARDBUILDINGTERRACEDRETAINING WALLSASSISTED LIVING FACILITY3-STORY133 sf220 sf643 sf141 sfDRIVEWAY / FIRE LANEDRIVEWAY
/
F
IRE
LANEPARKING / MANEUVERING AREA5177 sfFENCED DOGRELIEF AREAGENERATORBIKEPARKINGRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRFLAGPOLESENSORY GARDENPLANTERBENCHESINSPIRATION DRIVE
EXISTING CONCRETEDRAINAGE SWALESEXISTING CONCRETEDRAINAGE SWALEBIKEPARKING107 sfBIO-RETENTIONAREABIO-RETENTION AREAPRESERVED STREETTREE -TYPICALRETAINING WALLINDICATES EXISTINGSTREET TREE TO BESIGHT DISTANCE LINE
NOTE- REFER TO SHEET L1.2 FOR PLANTING LEGEND AND WATER BUDGET CALCULATIONSParking Lot Area- PARKING LOT LANDSCAPING:21,201 sq. ft. 15% Parking Area 3180 sq. ft. Landscape Requirement- Parking Area 3292 sq. ft. (15.5%) Landscape provided- Trees Required (1 / 4 stalls) 9 trees 37 stalls / 4=9 trees Shade trees provided-architecture, inc.DuElin, CAINSPIRATION ASSISTED LIVING100204060DATE: 11/23/2021 LANDSCAPE PLAN - LOT 31" = 20'MATCHLINE- SEE SHEET L1.2MATCHLINE- SEE SHEET L1.2PRELIMINARYL1.1PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
131
NEW STREET TREES TO BEPLACED IN SAME POSITIONALONG STREET AS REMOVEDSTREET TREE AS CLOSELYAS FEASIBLE1062 sfPARKING / MANEUVERING AREA16,024 sf106 sf140 sf63 sf399 sf278 sfINSP
IRAT
ION
DR
IVE
VANPOOL/LOWEMISS
ION EVREADYVANPOOL/LOWEMISS
IONFUTUREEV EVREADYFUTUREEVFUTUREEVFUTUREEVVANPOOL/LOWEMISS
ION
HC VANEVREADYEVREADY133 sf220 sfTRANSFORMERBIKEPARKINGRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRPROJECT SIGNFLAGPOLEEXISTING CONCRETEDRAINAGE SWALENOTE- EXISTING STREET TREESAFFRONTING PROJECT SITE TOBE REMOVED FOR NEWSIDEWALK INSTALLATIONINSTALL NEW STREETTREES 48" MIN. BEHINDBACK OF NEW SIDEWALK107 sfBIO-RETENTION AREAPRESERVED STREETTREE ON OPPOSITE SIDEOF STREET-TYPICALFACIL
ITYVANINDICATES EXISTINGSTREET TREE TO BEREMOVED-TYPICALINDICATES EXISTINGSTREET TREE TO BEREMOVED-TYPICALSIGHT DISTANCE LINEPLANTING LEGEND:SHADE TREEDECIDUOUS / ORNAMENTAL TREESLowArbutus 'Marina'Marina Strawberry TreeTBDLowEVERGREEN TREES15 gal.StandardCallistemon citrinusLemon BottlebrushTBDLow1 gal.Liriope muscariBig Blue Lily TurfModerate1 gal.Dietes vegetaFortnight LilyLowas shown24" boxStandard 520' x 15'5 gal.Mahonia eurybracteata 'Soft Caress'Soft Caress MahoniaModerate5 gal.Rhaphiolepis indica 'Pinkie'India HawthornLow4' o.c.SHRUBS5 gal.Salvia greggii (Salmon)Autumn SageLow4' o.c.GRASSES / PERENNIALSGROUND COVERLowBACKGROUND / TALL SHRUBS5 gal.Eleagnus pungensSilverberryLow5 gal.Rhus integrifoliaLemonade BerryLow5 gal.Westringia fruticosa 'Blue Gem'Blue Gem Coast RosemaryLow5' o.c.STREETSCAPE PLANTINGBOTANICAL / COMMON NAMESSIZE / FORMQUANTITYWUCOLSREGION 1SPACING5 gal.Cistus 'Sunset'Magenta RockroseTBDLow5' o.c.SHRUBSR5 gal.Phormium 'Sea Jade'Sea Jade New Zealand FlaxTBDLowas shown5 gal.Rosa rugosa 'Alba'White Rugosa RoseTBDLow5' o.c.1 gal.Pennisetum alopecuroides 'Little Bunny'Little Bunny Fountain GrassTBDLow30" o.c. 1 gal.Rosmarinus officinalis 'Prostratus'RosemaryTBDLow36" o.c.GRASSES / GROUND COVERS / PERENNIALS1 gal.Coreopsis lanceolata 'Early Sunrise'Double Flowered Yellow TickseedTBDLow24" o.c.PROJECT SITE PLANTINGBOTANICAL / COMMON NAMESSIZE / FORMQUANTITYWUCOLSREGION 1MATUREHT. x WD.15 gal.Standard35' x 35'Lagerstroemia indica x fauriei 'Muskogee'Muskogee Hybrid Crape Myrtle4Low15 gal.Standard24' x 20'Myoporum parvifoliumCreeping Myoporum5 gal.Ceanothus gloriosis 'Anchor Bay'Point Reyes Wild LilacTBDLow7' o.c.1 gal.Lavandula angustifolia 'Munstead'Dwarf English LavenderLow5 gal.Euonymus japonica 'Microphyllus Variegatus'Variegated Box-leaf EuonymusLow3' o.c.5 gal.Pittosporum tobira 'Dwarf Variegata'Dwarf Variegated TobiraLow4' o.c.Quercus agrifoliaCoast Live OakTBDVery Low15 gal.Multi-trunk30' x 40'1 gal.48" o.c.as shownas shownas shownas shown5 gal.Myrsine africanaAfrican BoxwoodLow4' o.c.1 gal.Anigozanthos 'Kanga Pink'Dwarf Pink Kangaroo PawLowas shown1 gal.Hakonechloa macra 'Aureola'Japanese Forest GrassModerateas shown470 s.f.Very LowArtificial Turf- Dog Relief Area & CourtyardDuPont Forever Lawn or equalas shown1 gal.Calamagrostis x acutifolia 'Karl Foerster'Feather Reed GrassModerateas shown5 gal.Gardenia jasminoides 'August Beauty'August Beauty GardeniaModerateas shown5 gal.Sarcococca hookeriana humilisSweet SarcococcaLowas shown100% coverageNOTES:1. Soil Preparation for planting areas, excluding bio-swales (per 1000 s.f.):4 cu. yds. organic compost free of biosolids & harmful pathogens100 lbs. Gro-Power Plus w/M (mycorrhizae) organic fertilizerSpread evenly and rototill into soil in two directions to a depth of 6-8".Adjust materials based upon Soil Analysis recommendations after completed.2. Install a 3" minimum layer of 100% recycled mulch in all planted areas excluding Bio-retention planters. Submit sample to Owner and Landscape Architect for approval.3. Landscaping shall be served by an automated irrigation system utilizing SMART Technology in compliance with the California Water Efficient Landscape Ordinance.4.Plant selection within bio-retention areas shall be selected from the pre-approved PlantList provided in the Alameda County Clean Water Program C.3 Technical Guidance.5 gal.Rosa x 'Noaschnee'White Flower Carpet RoseModerate3' o.c.Low24" boxStandardUlmus 'Frontier'Frontier Elm 440' x 30'Aesculus californicaCalifornia BuckeyeCercis occidentalisWestern RedbudTBDVery Low15 gal.Natural form20' x 15'TBDVery Low15 gal.Natural form30' x 30'TBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDPistacia chinensis 'Keith Davey'Chinese Pistache50' x 50'STREET TREEPrunus yedoensis (subst. for Bradford Pear-ex. trees)Yoshino Flowering Cherry 8Moderate15 gal.StandardReplace at ex.removed streettree spacingLowDeschampsia caespitosa(Tufted Hair Grass)Festuca californica(California Fescue)Juncus patens 'Elk Blue' (California Gray Rush)1 gal.*18" o.c.*35% of area35% of area30% of area*plugs or liners @ 12" o.c.)LowLowParking Lot Area- PARKING LOT LANDSCAPING:21,201 sq. ft. 15% Parking Area 3180 sq. ft. Landscape Requirement- Parking Area 3292 sq. ft. (15.5%) Landscape provided- Trees Required (1 / 4 stalls) 9 trees 37 stalls / 4=9 trees Shade trees provided-architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVING100204060DATE: 11/23/2021LANDSCAPE PLAN - LOT 31" = 20'MATCHLINE- SEE SHEET L1.1MATCHLINE- SEE SHEET L1.1WATER USE CALCULATIONSTOTAL SITE LANDSCAPE AREA = 118,087 s.f.MAXIMUM ANNUAL APPLIED WATER ALLOWANCE (MAAWA)MAAWA (gallons)= (ETo) x (.62) x ((0.45 x LA) + (0.3 x SLA)) ESTIMATED ANNUAL APPLIED WATER USE(ETo) x (PF-Kc) x (HA) x (.62) / (IE)= EAAWU (HYDROZONE)(46.2) x (.62) x ((0.45 x 118,087) + (0.3 x 0)) = MAAWA 1,522,118 gals.EAAWU TOTAL (EATAWU): 905,773 gals.EATAWU 905,773 gals. is less than MAAWA 1,522,118 gals.VERY LOW WATER USE (ARTIFICIAL TURF): (46.2) x (0.1) x (622) x (.62) = 1782 gals. EAAWU LOW HYDROZONE AREA (DRIP): (46.2) x (0.2) x (9003) x (.62) / (.81) = 63,675 gals. EAAWULOW HYDROZONE AREA (OVERHEAD): (46.2) x (0.2) x (107,283) x (.62) / (.75) = 819,470 gals. EAAWU NOTE- ETo for Dublin, CA = 46.2MODERATE HYDROZONE AREA (DRIP): (46.2) x (0.5) x (1179) x (.62) / (.81) = 20,846 gals. EAAWU PRELIMINARYL1.2PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
132
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Y ÓINSPIRATION ASSISTED LIVING
TENTATIVE PARCEL MAP NUMBER 11241
FOR ADDITIONAL INFORMATION NOT SHOWN ON THIS MAP, SEE DESIGN REVIEW PACKAGE
SITE
133
Attachment 10
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 Rezoning 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
Valley Christian Center Expansion/Master Plan project (Resolution No. 92-03,
incorporated herein by reference).
134
2
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-xx
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 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-xx
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 Inspiration Drive Assisted Living Project, which
resolution is incorporated herein by reference and available for review at City Hall during
normal business hours.
Q.On _______, 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.
135
3
R.A Staff Report dated _______ 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 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 ______, 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 & STAGE 2 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 A-
Agricultural 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:
Parcel 2. A- Agricultural District is deleted in its entirety
136
4
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.
6. General Plan consistency
137
5
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. 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 4. 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
138
Attachment 11
Page 1 of 3
RESOLUTION NO. XX - 22
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * *
ADOPTING A SUPPLEMENTAL MITIGATED NEGATIVE DECLARATION AND
MITIGATION MONITORING AND REPORTING PROGRAM FOR THE
INSPIRATION DRIVE ASSISTED LIVING AND MEMORY CARE PROJECTS
PLPA 2020-00044 AND PLPA-2020-00045
(APN 941-0022-005 & 006)
WHEREAS, the Applicant, Steve Ring of Fulcrum Development, is proposing to develop
a 55-bed memory care facility on Parcel 2 and an 84-bed assisted living facility on Parcel 3 of
the Valley Christian Center Property located at 7500 Inspiration Drive. Requested approvals for
the two projects include a Planned Development Rezoning with a related Stage 1 and Stage 2
Development Plan, Site Development Review Permit, Street Vacation and Tentative Parcel
Map. These planning and implementing actions are collectively known as the “Inspiration Drive
Memory Care Project and Inspiration Drive Assisted Living Project” or the “Projects;” and
WHEREAS,the Project site is approximately 1.6 acres located on the northwest corner
of Inspiration Drive and Dublin Boulevard (Parcel 2: APN 941-0022-005-00) and 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 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 Projects 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
139
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 held a properly noticed public
hearing on the project, at which time all interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report, dated April 26, 2022, and incorporated herein by reference,
described and analyzed the project and related Supplemental Mitigated Negative Declaration
for the Planning Commission and recommended adoption of the Supplemental Mitigated
Negative Declaration and Mitigation Monitoring and Reporting Program and approval of the
Projects; and
WHEREAS, on April 26, 2022, the Planning Commission adopted Resolution 22-XX
(incorporated herein by reference) recommending that the City Council adopt the Supplemental
Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the
Projects; and
WHEREAS, on ________ the City Council held a properly noticed public hearing on the
project and Supplemental Mitigated Negative Declaration, at which time all interested parties
had the opportunity to be heard; and
WHEREAS, a Staff Report dated _________ and incorporated herein by reference
described and analyzed the project and related Supplemental Mitigated Negative Declaration
for the City Council and recommended adoption of the Supplemental Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program and approval of the project; and
WHEREAS,the City Council considered the Supplemental Mitigated Negative
Declaration, as well as the prior Valley Christian Center EIR, 2018 Supplemental IS/MND and
all above-referenced reports, recommendations, and testimony before taking any action on the
project.
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 Council of the City of Dublin finds the
following:
A. The Dublin City Council has reviewed and considered the Supplemental Mitigated
Negative Declaration including comments received during the public review period, prior
to taking action on the Projects.
140
B. The Supplemental Mitigated Negative Declaration adequately describes the
environmental impacts of the Projects. On the basis of the whole record before it, the
City Council finds that there is no substantial evidence that the Projects as approved with
mitigation will have a significant effect on the environment.
C. The Supplemental Mitigated Negative Declaration has been completed in compliance
with CEQA, the State CEQA Guidelines and the City of Dublin Environmental
Regulations.
D. The Supplemental Mitigated Negative Declaration is complete and adequate and reflects
the City’s independent judgement and analysis as to the environmental effects of the
Projects.
E. Following adoption of this Resolution, City staff is authorized and directed to file with the
County of Alameda a Notice of Determination pursuant to CEQA.
BE IT FURTHER RESOLVED that based on the above findings, the Dublin City
Council adopts the Supplemental Mitigated Negative Declaration (attached as Exhibit A) and
Mitigation Monitoring and Reporting Program (attached as Exhibit B) for the Projects and the
mitigation measures in the Mitigation Monitoring and Reporting Program are imposed as
conditions of approval for the Projects.
PASSED, APPROVED AND ADOPTED this day of , 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
141
Inspiration Drive Memory Care and Assisted
Living Facility Project
Initial Study
November 11, 2021
PLPA‐2020‐00044 & PLPA‐2020‐00045
142
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING FACILITY PROJECT
Initial Study | Page 1
Table of Contents
Inspiration Drive Memory Care and Assisted Living Facility Project Initial Study 4
Project Information 4
Project Description 6
Environmental Setting 16
Environmental Checklist 18
Explanation of Environmental Checklist Responses 22
Appendices
A VCC EIR Mitigation Monitoring and Reporting Program
B CalEEMod Output Sheets
C Model Snap Shots
D Biological Resources Analysis
E Noise Measurement Data
F Traffic Analysis
143
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING FACILITY PROJECT
Initial Study | Page 2
List of Figures
Figure 1: Regional Location ......................................................................................................... 175
Figure 2: Aerial Photograph of Project Site and Surrounding Land Uses ................................... 176
Figure 3: Proposed Parcel Layout ............................................................................................... 177
Figure 4: Memory Care Facility – Proposed Site Plan ................................................................. 178
Figure 5: Memory Care Facility – Elevations ............................................................................... 179
Figure 6: Memory Care Facility – Elevations ............................................................................... 180
Figure 7: Memory Care Facility – Proposed Landscape Plan ...................................................... 181
Figure 8: Assisted Living Facility – Conceptual Site Plan ............................................................. 182
Figure 9a – Assisted Living Facility Elevation .............................................................................. 183
Figure 9b – Assisted Living Facility Elevation .............................................................................. 184
Figure 9c – Assisted Living Facility Elevation .............................................................................. 185
Figure 10a – Assisted Living Facility – Proposed Landscape Plan ............................................... 186
Figure 10b – Assisted Living Facility – Proposed Landscape Plan ............................................... 187
Figure 11 – Visual Simulation – Eastbound I‐580 ....................................................................... 188
Figure 12– Visual Simulation – Westbound I‐580 ....................................................................... 189
Figure 13 – Existing Viewpoint from Downtown Dublin ............................................................. 190
Figure 14a ‐ Memory Care Facility – Photometric Analysis ........................................................ 191
Figure 14b – Assisted Living Facility – Photometric Analysis ...................................................... 192
Figure 15 ‐ Noise Monitoring Locations ...................................................................................... 193
Note: All figures are included at the end of the document.
144
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING FACILITY PROJECT
Initial Study | Page 3
List of Tables
Table A: Proposed Project Compared to Development Evaluated in Prior Environmental
Documents ...................................................................................................................................... 9
Table B: Estimated Employee Shift Times – Memory Care Facility .............................................. 10
Table C: Estimated Employee Shift Times – Assisted Living Facility ............................................. 12
Table D: Project Construction Emissions in Pounds Per Day ........................................................ 47
Table E: Project Operational Emissions ........................................................................................ 50
Table F: Unmitigated Inhalation Health Risks from Project Construction to Off‐Site Receptors . 52
Table G: Mitigated Inhalation Health Risks from Project Construction to Off‐Site Receptors .... 53
Table H: Estimated Annual Energy Use of Proposed Project........................................................ 81
Table I: Existing Noise Level Measurements............................................................................... 119
Table J: Construction Vibration Damage Criteria ....................................................................... 120
Table K: City of Dublin Land Use/Noise Compatibility Standards (dBA CNEL) ........................... 121
Table L: Typical Maximum Construction Equipment Noise Levels (Lmax) ................................. 126
Table M: Equipment Noise by Construction Phase .................................................................... 127
Table N: Summary of HVAC Noise Levels ................................................................................... 129
Table O: Vibration Source Amplitudes for Construction Equipment ......................................... 130
Table P: Existing Intersection Level of Service Summary ........................................................... 146
Table Q: Estimated Non‐Pandemic Existing Intersection Level of Service Summary ................. 146
Table R: Project Trip Generation Summary ................................................................................ 150
Table S: Estimated Non‐Pandemic Existing Plus Project Level of Service Summary .................. 151
145
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING FACILITY PROJECT
Initial Study | Page 4
Inspiration Drive Memory Care and Assisted Living Facility Project
Initial Study
Project Information
Project Title
Inspiration Drive Memory Care and Assisted Living Facility Project (PLPA‐2020‐00044 and PLPA‐
2020‐00045)
Lead Agency Name and Address
City of Dublin
Community Development Department
100 Civic Plaza
Dublin, CA 94568
Contact Person and Phone Number
Amy E. Million
Principal Planner
Phone: 925/833‐6610
amy.million@dublin.ca.gov
Project Location
The project site is located at 7500 Inspiration Drive in the City of Dublin, Alameda County,
California. The site consists of four parcels, totaling 50.6 acres (Assessor Parcel Number [APN]
941‐0022‐003, 941‐0022‐004, 941‐0022‐005 and 941‐0022‐006), which are part of the larger
Valley Christian Center (VCC) site. Regional access to the project site is provided by Interstate
580 (I‐580), which is located just south of the project site. Local access to the project site is
provided by Dublin Boulevard.
Project Applicant’s/Sponsor’s Name and Address
Steven Ring
Fulcrum Real Estate Development
475 Gate 5 Road, Suite 316
Sausalito, CA 94965
146
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING FACILITY PROJECT
Initial Study | Page 5
General Plan Designation
Public/Semi‐Public and Open Space
Zoning
Planned Development (PD) Ordinance No. 07‐03
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Project Description
The following describes the proposed Inspiration Drive Memory Care and Assisted Living Facility
Project (project) that is the subject of this Initial Study prepared pursuant to the California
Environmental Quality Act (CEQA). The proposed project would result in the construction of
two buildings, consisting of a Memory Care Facility and an Assisted Living Facility at the project
site. The City of Dublin (City) is the Lead Agency for review of the proposed project under CEQA.
Project Site
The following section describes the project location, existing conditions, surrounding land uses,
and regulatory setting.
Project Location
The project site is located at 7500 Inspiration Drive in the City of Dublin, Alameda County,
California. The project site includes four parcels, totaling 50.6 acres (Assessor Parcel Number
[APN] 941‐0022‐003 [Parcel 1A], 941‐0022‐004 [Parcel 1], 941‐0022‐005 [Parcel 2] and 941‐
0022‐006 [Parcel 3]), which are part of the larger Valley Christian Center (VCC) site. Parcels 1
and 1A include the developed portion of the VCC site and consist of a church and associated
school as further described below in Section 2.1.3. Parcel 2 is generally located south of the
main VCC complex and is vacant. Parcel 3 wraps around the northern, eastern, and southern
boundaries of the VCC and is part of a conservation easement.
Development of the project site as part of the proposed project is limited to Parcel 2 and Parcel
3. However, an amendment to the General Plan land use designation is requested for a portion
of Parcel 1 and, therefore, included as part of the project site.
The project site is bounded by single‐family residential uses (California Highlands) and open
space to the west, single‐family residential uses to the north, Interstate 580 (I‐580) to the
south, and single‐family residential uses to the east along Las Palmas Way, Hansen Drive and
Bay Laurel Street. Figure 1 shows the regional and local context of the project site. Figure 2
depicts an aerial photograph of the project site and surrounding land uses.
Circulation and Access
Inspiration Drive provides direct vehicular access to the project site. Access to Inspiration Drive
is provided via Dublin Boulevard. Regional access to the project site is provided by I‐580, which
is located just south of the project site. The closest on‐ and off‐ramps to the project site are
located along Foothill Road/San Ramon Road, approximately one mile to the east.
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Project Background and Regulatory Setting
The VCC was approved under a Conditional Use Permit issued by Alameda County in 1978, prior
to the incorporation of Dublin in 1982. Following incorporation, the City granted approval for
an elementary school in 1994, and expansion of a playfield in 1995. In 1998, the City approved a
Site Design Review (SDR) application for placement of two temporary classrooms.
In 2003, the City certified an Environmental Impact Report for the Valley Christian Center
Expansion Project (VCC EIR).1 The VCC EIR evaluated proposed improvements to the existing
VCC to include an expanded church, as well as a private school. The following improvements
were evaluated as part of the VCC EIR:
Expansion of the building area on the site to include the following: 90,000 square feet of
additional building area to the existing sanctuary building, a new pre‐school, a new
three‐story fellowship hall and administration building, a 1,000‐square‐foot expansion
to an existing pre‐school, construction of a 45,000‐square‐foot junior and senior high
school administration building, construction of a 15,000‐square‐foot sports building,
construction of a 30,000‐square‐foot senior activity center, and construction of a 6,000‐
square‐foot chapel building, resulting in a total of approximately 187,000 square feet of
additional floor space for VCC. Approximately 20 new employees would be added to the
existing 145 employees at VCC.
Construction of up to 22 multi‐family units on the northwest corner of Dublin Boulevard
and Inspiration Drive (Parcel 2), resulting in an increase of 59 persons at the project site.
Construction of paved parking areas along the west side of Inspiration Drive near
existing parking areas.
Installation of an LED‐readout changeable message board sign on the south side of the
administration building and mounted on the building.
As part of the project approvals, the VCC site was subdivided into four smaller parcels. Parcel 1
(APN 941‐0022‐004) and Parcel 1‐A (APN 941‐0022‐003) encompass approximately 37 acres of
land and include all of the existing improvements associated with the VCC. Parcel 2 (APN 941‐
0022‐005) consists of approximately 1.4 acres of land at the northwest corner of Dublin
Boulevard and Inspiration Drive and was designated for future residential use in the VCC EIR;
however, the residential development was not part of the final project approvals and,
therefore, never constructed. Parcel 3 (APN 941‐0022‐006) consists of approximately 13 acres
of land on the east side of Inspiration Drive. In the VCC EIR, this parcel was included for master
planning purposes, but no specific land use was proposed. Parcel 3 includes approximately
1 City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion Project, State
Clearinghouse Number 200212070. March.
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eight acres of land that has been dedicated as a conservation easement, which precludes
development on that portion of the parcel.
In 2018, the City adopted a Supplemental Mitigated Negative Declaration supported by an
Initial Study2 (2018 Supplemental IS/MND) to evaluate proposed changes to the VCC Expansion
Project, 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.
Per State CEQA Guidelines Section 15152, “where an EIR [or negative declaration] has been
prepared and certified [or adopted] for a program, plan, policy or ordinance consistent with the
requirements of this section, any lead agency for a later project pursuant to or consistent with
the program, plan, policy or ordinance should limit the EIR or negative declaration on the later
project to effects which: (1) were not examined as significant effects on the environment in the
prior EIR; or (2) are susceptible to substantial reduction or avoidance by the choice of specific
revisions in the project, by the imposition of conditions, or other means.” The analysis provided
in this Initial Study tiers from the VCC EIR, as appropriate. The Mitigation Monitoring and
Reporting Program (MMRP) prepared for the VCC EIR is included as Appendix A to this Initial
Study. The MMRP lists each of the mitigation measures identified in the VCC EIR, as well as any
modifications required for the proposed project identified in this Initial Study.
Proposed Project
The proposed project would result in development of a 55‐bed memory care facility on Parcel 2
and an 84‐bed assisted living facility on Parcel 3, with associated landscaping, parking, and
utility improvements. Both facilities are considered Residential Care Facilities for the Elderly
(RCFE). As part of the proposed project entitlements, the boundary of the existing conservation
easement on Parcel 3 would be adjusted and the development of the assisted living facility on
Parcel 3 would require a General Plan Amendment from Open Space to Public/Semi‐Public. In
addition, a General Plan Amendment is required to convert a portion of Parcel 1 from the
Public/Semi‐Public land use designation to Open Space. Figure 3 shows the proposed parcel
layout.
Individual project components are described below. Table A provides a summary overview and
comparison of the proposed project as it relates to the development evaluated as part of the
VCC EIR and 2018 Supplemental IS/MND.
2 City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration / Initial Study,
Planning Application Number: PLPA‐2014‐00052. June 18.
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Table A: Proposed Project Compared to Development Evaluated in Prior Environmental Documents
Parcel Acreage
Development Evaluated in the VCC EIR and 2018
Supplemental IS/MND
Proposed Project
Land Use Number of
Units/ Building
Size
Population/
Employment
Land Use Number of
Units/
Building Size
Population/
Employment
1/1‐A 37 VCC campus 188,300 square
feet1
230 parking
spaces
sports fields
central plaza
200 students
20 employees
1,500 worshipers
VCC
campus
N/A N/A
2 1.4 Multi‐family
Residential2
22 units 59 residents Memory
Care
35,000 square
feet
55 beds
36 staff
3 13 Not
specified
N/A N/A Assisted
Living
75,112 square
feet
84 beds
41 staff
Source: Compiled by LSA. 2021
1 This includes 187,000 square feet of additional building area approved as part of the VCC EIR and 1,300 square feet of additional area
approved as part of the 2018 Supplemental IS/MND.
2 As described above, these units were part of the project evaluated in the VCC EIR, but were not constructed.
Memory Care Facility
The various components of the proposed memory care facility on Parcel 2, including the
proposed building program, landscaping, circulation and parking and utilities, are discussed
below.
Building Program
The proposed memory care facility would be a two‐story (approximately 32‐foot‐tall),
approximately 35,000‐square‐foot building. A total of 51 private units and two shared units (a
total of 55 beds) would be provided. Private units would be either 289 square feet or 335
square feet in size; shared units would be 451 square feet. In addition to the residential units,
the first and second floor of the facility would provide a range of amenities and support
facilities for residents and staff, including a courtyard, kitchen, lobby area, offices, medical
facilities, living area, TV room, activity area, dining room and reception. Figure 4 shows the
conceptual site plan for the proposed project. Typical building elevations are shown in Figures 5
and 6.
In addition to the 55 residents, the proposed memory care facility is anticipated to require 36
staff, who would be present at the site throughout the day. Six employee shifts are anticipated
as shown in Table B.
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Table B: Estimated Employee Shift Times – Memory Care Facility
Shift Shift Time Number of Employees
Shift 1 5:30 a.m. to 1:30 p.m. 6 associates
Shift 2 6:30 a.m. to 2:30 p.m. 6 associates
Shift 3 10:45 a.m. to 6:45 p.m. 4 associates
Shift 4 11:00 a.m. to 7:00 p.m. 2 associates
Shift 5 3:00 p.m. to 11:00 p.m. 11 associates
Shift 6 10:30 p.m. to 6:30 a.m. 7 associates
Source: Fulcrum Real Estate Development, 2020
Open Space and Landscaping
As shown on Figure 4, the memory care facility would provide approximately 35,911 square
feet of private open space on Parcel 2, including preservation of the riparian area associated
with the ephemeral stream area in the northwestern portion of the project site.
A landscape buffer would be provided around the perimeter of the project site (five feet wide
at the rear and 10 feet wide on all other sides). Landscaping would include various evergreen
and ornamental trees, shrubs, grasses, perennials, ground cover, and vines. Existing street trees
and perennials along Inspiration Drive would be retained. In addition, the proposed project
would include two landscaped detention basins, as further described below, which would be
approximately 1,640 square feet in size. A total of approximately 34 trees would be planted as
part of the proposed project. Figure 7 shows the proposed landscape plan for the memory care
facility.
A three‐foot tall retaining wall with a six‐foot‐high wooden screening fence would be installed
along the western boundary of the project site. Additionally, a three‐foot‐tall retaining wall
would be installed along the northern boundary of the proposed parking area. A rail fence
would be provided to prevent intrusion into the riparian area associated with the ephemeral
drainage in the northwestern portion of the project site.
Access, Circulation, and Parking
As shown on Figure 4, access to the project site would be provided via a new driveway on
Inspiration Drive. A total of 25 parking spaces would be provided, including two accessible
spaces, two electric vehicle (EV) ready spaces, and two clean air/vanpool spaces. In addition, six
short‐term and two long‐term bike parking spaces would be provided just north of the vehicle
parking lot.
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Utilities and Infrastructure
The project site is located in a developed area that is currently served by existing utilities,
including water, sanitary sewer, storm drainage, electricity, gas, and telecommunications
infrastructure. Existing and proposed utility connections are discussed below.
Water. Water service is provided by the Dublin San Ramon Services District (DSRSD). The
proposed project would include the installation of new water lines on the site that would
connect to the existing water main in Inspiration Drive.
Wastewater. DSRSD maintains existing sanitary sewer lines within the vicinity of the project
site, including the existing sanitary sewer main located within Dublin Boulevard, just south of
the project site. New lines would be installed within the project site and would tie into the
existing sanitary sewer main. A new sanitary sewer manhole would be installed within Dublin
Boulevard at the sewer main connection.
Stormwater. The project site is currently undeveloped and covered in non‐native grassland and,
therefore, does not contain any impervious surfaces. Upon construction of the proposed
project, approximately 50 percent (33,917 square feet) of the project site would be covered
with impervious surfaces, and the remaining 50 percent (35,911 square feet) would be covered
by pervious surfaces, consisting of the landscaped areas. The proposed project would include
approximately 1,640 square feet of bioretention space on the project site that would be used
for stormwater control. The proposed project would include catch basins and storm drains
throughout the project site, which would connect to the bioretention basin and existing
stormwater pipes. Full trash capture devices are also required per Provision C.10 of the
Municipal Regional Permit.
Electricity and Gas. Electricity is provided to the project site by East Bay Community Energy and
is distributed by Pacific Gas & Electric Company (PG&E). Gas service is currently provided to the
project site by PG&E. The City is in the process of preparing a new Construction All Electric
Reach Code, which will require that new construction minimize and/or eliminate the use of gas
appliances and other equipment. As needed, connections to the existing electricity and natural
gas lines (if required) that run adjacent to the project site, including the lines within Dublin
Boulevard and Inspiration Drive would serve the proposed project.
Assisted Living Facility
The various components of the proposed assisted living facility, including the proposed building
program, landscaping, circulation and parking and utilities, are discussed below.
Building Program
The assisted living facility would be a three‐story (approximately 40‐foot‐tall), approximately
75,112‐square‐foot building, providing 84 beds consisting of studios, and one bedroom units.
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Approximately 24 studios ranging from 403 to 460 square feet, and 60 one‐bedroom units
ranging from 552 to 684 square feet would be provided. Like the memory care facility, the
assisted living facility would also provide communal spaces for the use of residents and staff,
including a courtyard, kitchen, lobby area, offices, medical facilities, living area, dining room,
activity area, café, theater and wellness spa/salon. Figure 8 shows the conceptual site plan for
the proposed project. Typical building elevations are shown in Figure 9.
In addition to the 84 residents, the proposed assisted living facility is anticipated to require up
to 41 staff, who would be present at the site throughout the day. Six employee shifts are
anticipated as shown in Table C.
Table C: Estimated Employee Shift Times – Assisted Living Facility
Shift Shift Time Number of Employees
Shift 1 5:30 a.m. to 1:30 p.m. 8 associates
Shift 2 6:30 a.m. to 2:30 p.m. 8 associates
Shift 3 10:45 a.m. to 6:45 p.m. 4 associates
Shift 4 11:00 a.m. to 7:00 p.m. 6 associates
Shift 5 3:00 p.m. to 11:00 p.m. 9 associates
Shift 6 10:30 p.m. to 6:30 a.m. 6 associates
Source: Fulcrum Real Estate Development, 2020
Open Space and Landscaping
As shown on Figure 10, the assisted living facility would provide approximately 122,178 square
feet of private open space on Parcel 3. Landscaping would be installed around the perimeter of
the project site. Landscaping would include various evergreen and ornamental trees, shrubs,
grasses, perennials, ground cover, and vines. Existing street trees along Inspiration Drive would
be retained. A total of approximately 211 trees would be planted as part of the proposed
project. Figure 10 shows the proposed landscape plan for the assisted living facility.
A series of 12‐foot tall terraced retaining walls would be installed to the north of the proposed
facility in order to restrain the existing slope.
Access, Circulation, and Parking
As shown on Figure 8, access to the project site would be provided via a new driveway on
Inspiration Drive. A total of 37 parking spaces would be provided, including two accessible
spaces, four electric vehicle (EV) ready spaces, and two clean air/vanpool spaces. In addition, six
short‐term and two long‐term bike parking spaces would be provided on the north side of the
building.
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Utilities and Infrastructure
The project site is located in a developed area that is currently served by existing utilities,
including water, sanitary sewer, storm drainage, electricity, gas, and telecommunications
infrastructure. Existing and proposed utility connections are discussed below.
Water. Water service is provided by DSRSD. The proposed project would include the installation
of new water lines on the site that would connect to the existing water main in Inspiration
Drive.
Wastewater. DSRSD maintains existing sanitary sewer lines within the vicinity of the project
site, including the existing sanitary sewer main located within Dublin Boulevard, just west of the
project site. New lines would be installed within the project site and would tie into the existing
sanitary sewer main.
Stormwater. The project site is currently undeveloped and covered in non‐native grassland
and, therefore, does not contain any impervious surfaces. Upon construction of the proposed
project, approximately 32 percent (65,655 square feet) of the project site would be covered
with impervious surfaces, and the remaining 68 percent (138,206 square feet) would be
covered by pervious surfaces, consisting of the landscaped areas. The proposed project would
include approximately 6,000 square feet of bioretention space on the project site that would be
used for stormwater control. The proposed project would include catch basins and storm drains
throughout the project site, which would connect to existing stormwater facilities.
Electricity and Gas. Electricity is provided to the project site by East Bay Community Energy and
is distributed by Pacific Gas & Electric Company (PG&E). Gas service is provided to the project
site by PG&E. The City is in the process of preparing a new Construction All Electric Reach Code,
which would require the project applicant to minimize/eliminate gas infrastructure proposed as
part of the project. As needed, connections to the existing electricity and natural gas lines that
run adjacent to the project site, including the lines within Dublin Boulevard and Inspiration
Drive would serve the proposed project.
Construction
Development of the assisted living facility on Parcel 3 would require approximately 17,000
cubic yards of cut and 300 cubic yards of fill, resulting in a net export of approximately 16,700
cubic yards. Development of Parcel 2 would require approximately 500 cubic yards of cut and
1,600 cubic yards of fill, some of which would come from Parcel 3. Overall, project construction
would result in off haul of approximately 15,600 cubic yards of material from the project site.
Construction of the proposed project is anticipated to begin in late 2022 or early 2023 and
would occur over an approximately 20‐month period.
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Project Approvals
The City is the CEQA Lead Agency for the proposed project and will consider the environmental
impacts of the project as part of the project approval. Permits and approvals required for the
proposed project are described below. In addition, subsequent ministerial actions would be
required for implementation of the project including issuance of building permits, grading,
encroachment, watercourse protection permit and site improvements.
General Plan Amendment and Parcel Map/Lot Line Adjustment
A General Plan Amendment is being requested for approximately 4.7 acres of Parcel 3 along
Inspiration Drive to accommodate the proposed assisted living facility. The existing General
Plan land use designation for this portion of the site is “Open Space,” which limits development
to areas where slopes are under 30 percent. The proposed land use designation is “Public/Semi‐
Public,” which would allow residential care facilities for the elderly. In addition, a General Plan
Amendment would be required to convert a portion of Parcel 1 from the Public/Semi‐Public
land use designation to Open Space to compensate for the loss of open space area on Parcel 3.
Consistent with the proposed General Plan Amendment several lot line adjustments are being
requested, including the boundary of the existing conservation easement on Parcel 3, the
boundary between Parcel 1 and Parcel 2 and the southern boundary of Parcel 2 to include a
remainder parcel of the City’s right‐of‐way adjacent to Dublin Boulevard. Figure 3 shows the
proposed parcel layout.
The proposed General Plan Amendment must be acted upon by the Dublin City Council at a
public hearing following a recommendation made at a public hearing by the Planning
Commission.
Planned Development Rezone (Stage 1 and 2 Development Plans)
The applicant has requested approval of a Stage 1 and Stage 2 Planned Development for
approximately 6.3 acres, consisting of Parcel 2 proposed for development of the memory care
facility and the portion of Parcel 3 proposed for development of the assisted living facility.
Development of these two areas were not included in the original Planned Development
approvals for the VCC project and, therefore, subsequent Stage 1 and 2 Planned Development
Rezoning must be approved for these two parcels prior to development. As part of the Planned
Development Rezoning, a Stage 1 and Stage 2 Development Plan has been prepared describing
in detail the proposed development program for the proposed project. Details of the
development plan are described above.
The proposed Planned Development Rezoning, including the proposed Stage 1 and Stage 2
Development Plan, must be acted upon by the Dublin City Council at a public hearing following
a recommendation made at a public hearing by the Planning Commission.
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Site Development Review Permit
Approval of a Site Development Review Permit is also required as part of the entitlement
process for the project, pursuant to Chapter 8.104 of the Dublin Zoning Ordinance. The purpose
of Site Development Review is to promote orderly, attractive and harmonious development
within the City and to ensure compliance with all applicable development regulations of the
Zoning Ordinance.
The proposed Site Development Review Permit must be acted upon by the Dublin City Council
at a public hearing following a recommendation made at a public hearing by the Planning
Commission.
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Environmental Setting
Project Site and Existing Facilities
As previously described, the proposed project includes development of two parcels of land
(Parcels 2 and 3 within the larger VCC site, and collectively referred to herein as the “project
site”), which are divided by Inspiration Drive. Parcel 2 (APN 941‐0022‐005) is located on the
northwest corner of Inspiration Drive and Dublin Boulevard and contains 1.4 acres of land.
Parcel 3 (APN 941‐0022‐006) contains approximately 12.7 acres of land located east of
Inspiration Drive. This parcel includes approximately 8.02 acres of land that has been dedicated
as a conservation easement that precludes development. Both Parcels 2 and 3 are currently
undeveloped.
Parcel 2 is generally flat, sloping from east to west. Site elevations range from approximately
580 to 560 feet above mean sea level. Parcel 2 is currently vacant and generally consists of non‐
native annual grassland and ruderal vegetation. An existing ephemeral drainage terminates into
a box culvert in the northwestern portion of the parcel. This ephemeral drainage appears to be
the result of a culvert system that drains the hillside to the north. The channel flows down the
south‐facing hill and into a rock‐lined trapezoidal ditch, which parallels the adjacent VCC school
property boundary and feeds into a culvert where it flows into Dublin Creek further
downstream.
The ephemeral drainage has a riparian woodland canopy that includes coast live oak (Quercus
agrifolia), valley oak (Quercus lobata), arroyo willow (Salix lasiolepis), and red willow (Salix
laevigata). Coyote brush (Baccharis pilularis) is a common understory shrub species along the
channel. Several invasive non‐native species such as pampas grass (Cortedaria jubata), poison
hemlock (Conium maculatum) and Himalayan blackberry (Rubus armeniacus) occur as
understory vegetation. No herbaceous wetland plants, with the exception of a small patch of
tall flat sedge (Cyperus eragrostis), were observed within the channel on Parcel 2, 95 feet north
of the headwall culvert.
Site elevations within the proposed development area on Parcel 3 range from approximately
550 feet above mean sea level near the Dublin Boulevard/Inspiration Drive intersection at the
southwest corner of the site to 650 feet above mean sea level in the northeastern corner of the
proposed development area. Parcel 3 generally consists of non‐native annual grassland and
ruderal vegetation. As shown on Figure 3, Parcel 3 includes approximately eight acres of land
that has been dedicated as a conservation easement, which currently precludes development in
that portion of the parcel.
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Surrounding Land Uses
As shown in Figure 2, the project site is generally surrounded by existing residential uses and
the existing VCC complex. To the north, Parcels 2 and 3 are generally bounded by the existing
VCC complex, which consists of a church and a pre‐school through grade 12 private school, with
associated parking, landscaping, sports and play fields, lighting and other infrastructure. Further
north of the VCC complex and portions of Parcel 3 is a single‐family residential neighborhood
with two‐story homes. Parcel 3 is bordered to the east by a single‐family residential
neighborhood with one‐ and two‐story homes. Further east are residential uses and
commercial development along Dublin Boulevard. To the south of both parcels is I‐580, across
which are residential uses and two churches, Pleasant View Church of Christ and Kingdom Hall
of Jehovah's Witnesses. Parcel 2 is bound to the west by multi‐family residential development
and undeveloped open space.
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Environmental Checklist
Environmental Factors Potentially Affected by the Project
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following pages.
Aesthetics Agricultural and Forestry
Resources Air Quality
Biological Resources Cultural Resources Energy
Geology / Soils Greenhouse Gas Emissions Hazards & Hazardous
Materials
Hydrology / Water Quality Land Use / Planning Mineral Resources
Noise Population / Housing Public Services
Recreation Transportation / Traffic Tribal Cultural Resources
Utilities / Service Systems Wildfire Mandatory Findings of
Significance
Instructions
1. A brief explanation is required for all answers. Certain “No New Impact” answers are
supported by the information sources a lead agency cites in the parentheses
following each question (see Source List, attached). A "No New Impact" answer is
adequately supported if the referenced information sources show that the impact
simply does not apply to projects like the one involved (e.g., the project falls outside
a fault rupture zone), or, in this case, there is no impact of the proposed project
beyond that which was considered previously in the certified VCC EIR (see
explanation under Project Background and Regulatory Setting). A "No New Impact"
answer should be explained where it is based on project‐specific factors as well as
general standards (e.g., the project will not expose sensitive receptors to pollutants,
based on a project‐specific screening analysis).
2. All answers must take account of the whole action involved, including off‐site as well
as on‐site, cumulative as well as project‐level, indirect as well as direct, and
construction as well as operational impacts.
3. Once the lead agency has determined that a particular physical impact may occur,
then the checklist answers must indicate whether the impact is potentially
significant, less than significant with mitigation, or less than significant. “Potentially
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Significant Impact” is appropriate if there is substantial evidence that any effect may
be significant. If there are one or more "Potentially Significant Impact" entries when
the determination is made, an EIR is required.
4. “Negative Declaration: Less Than Significant With Mitigation Incorporated: applies
where incorporation of mitigation measures has reduced an effect from “Potentially
Significant Impact” to a “Less Than Significant Impact.” The lead agency must
describe the mitigation measures, and briefly explain how they reduce the effect to
a less than significant level.
5. Earlier Analysis may be used where, pursuant to the tiering, program EIR, or other
CEQA process, one or more effects have been adequately analyzed in an earlier EIR
or negative declaration. Section 15063(c)(3)(D). In this case a discussion should
identify the following on attached sheets:
a. Earlier analysis used. Identify earlier analyses and state where they are available
for review.
b. Impacts adequately addressed. Identify which effects from the above checklist
were within the scope of and adequately analyzed in an earlier document
pursuant to applicable legal standards, and state whether such effects were
addressed by mitigation measures based on the earlier analysis.
c. Mitigation measures. For effects that are "Less than Significant with Mitigation
Incorporated," describe the mitigation measures, which were incorporated or
refined from the earlier document and the extent to which they address site‐
specific conditions for the project.
d. A “No New Impact” finding means that there would be no new or substantially
more severe significant impacts to the impact area beyond what has been
analyzed in the VCC EIR, and no other CEQA standards for supplemental review
are met. Therefore, no further environmental review is required for the impact
area.
6. Lead agencies are encouraged to incorporate into the checklist references to
information sources for potential impacts (e.g., general plans, zoning ordinances).
Reference to a previously prepared or outside document should, where appropriate,
include a reference to the page or pages where the statement is substantiated.
7. Supporting Information Sources: A source list should be attached, and other sources
used or individuals contacted should be cited in the discussion.
8. This is only a suggested form, and lead agencies are free to use different formats;
however, lead agencies should normally address the questions from this checklist
that are relevant to a project's environmental effects in whatever format is selected.
9. The explanation of each issue should identify:
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o The significance criteria or threshold, if any, used to evaluate each question;
and
o The mitigation measure identified, if any, to reduce the impact to less than
significance
10. Note: Conducting consultation early in the CEQA process allows tribal governments,
lead agencies, and project proponents to discuss the level of environmental review,
identify and address potential adverse impacts to tribal cultural resources, and
reduce the potential for delay and conflict in the environmental review process. (See
Public Resources Code section 21083.3.2.) Information may also be available from
the California Native American Heritage Commission’s Sacred Lands File per Public
Resources Code section 5097.96 and the California Historical Resources Information
System administered by the California Office of Historic Preservation. Please also
note that Public Resources Code section 21082.3(c) contains provisions specific to
confidentiality.
In January 2021, the City provided formal notification to the California Native
American tribe that has requested notification under Assembly Bill 52 and under
Senate Bill 18 related to the proposed General Plan Amendment. In response to the
notifications, two responses were received. Ms. Katherine Perez, Chairperson of the
Northern Valley Yokut/Ohlone/Bay Mewuk Tribe, responded via email on January
27, 2021, requesting additional information related to the proposed project. Corrina
Gould, Chairperson of the Confederated Villages of Lisjan Tribe requested
information on the Sacred Lands Files and requested to be kept informed with any
new details as it pertains to the Confederated Villages of Lisjan Tribe. No formal
tribal consultation was requested.
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Determination
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
X
I find that the proposed project MAY have a significant effect on the environment and
an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a potentially significant or a potentially
significant unless mitigated impact on the environment, but at least one effect (1) has
been adequately analyzed in an earlier document pursuant to applicable legal
standards, and (2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is
required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or
NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed
upon the proposed project, nothing further is required.
CITY OF DUBLIN
_________________________________ _____________________________
Amy E. Million, Principal Planner Date
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Explanation of Environmental Checklist Responses
Aesthetics
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No New
Impact
1. AESTHETICS. Would the project:
a. Have a substantial adverse effect on a scenic vista? X
b. Substantially damage scenic resources, including but not
limited to trees, rock outcroppings, and historic buildings
within a state scenic highway?
X
c. Substantially degrade the existing visual character or
quality of public views of the site and its surroundings?
(Public views are those that are experienced from publicly
accessible vantage point). If the project is in an urbanized
area, would the project conflict with applicable zoning and
other regulations governing scenic quality?
X
d. Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area? X
Environmental Setting
The project site is located on a large knoll in western Dublin, just north of I‐580 and Dublin
Boulevard. The site is characterized by steeply sloping hillsides facing Dublin Boulevard and I‐
580. Site elevations within the proposed development area on Parcel 3 range from
approximately 550 feet above mean sea level near the Dublin Boulevard/Inspiration Drive
intersection at the southwest corner of the site to 650 feet above mean sea level in the
northeastern corner of the proposed development area.
Built features on the project site include the existing VCC campus, which consists of a church
and a pre‐school through grade 12 private school, with associated parking, landscaping, sports
and play fields, lighting and other infrastructure. Although these facilities are located at the top
of the knoll, they are generally screened from public vantage points (e.g., along I‐580 and
Dublin Boulevard) due to intervening topography and mature vegetation.
Parcels 2 and 3, which are located in the lower portion of the project site are more visible from
adjacent roadways. These parcels are currently undeveloped. Parcel 2 generally consists of non‐
native annual grassland and ruderal vegetation with a small portion of riparian woodland in the
northwestern portion of the parcel. Parcel 3 generally consists of non‐native annual grassland
and ruderal vegetation. Street trees line Inspiration Drive, which borders the project site.
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No designated State scenic highways are located near the project site. However, I‐580 located
just south of the project is an eligible State scenic highway and a designated Alameda County
scenic route.
The project site is located in a developed area. Streetlights, vehicle head and tail lights on area
roadways, and lighting associated with adjacent development, including the VCC campus, are
the existing sources of light and glare in the project area.
Regulatory Framework
State Regulations
State Scenic Highways Program
The California Department of Transportation’s (Caltrans) Landscape Architecture Program
administers the Scenic Highway Program contained in the Streets and Highways Code, Sections
260–263. The purpose of the program is to protect and enhance the natural scenic beauty of
California highways and adjacent corridors through special classifications. State Highways are
classified as either Officially Listed or Eligible. A highway may be designated scenic based on the
visibility of the natural landscape to travelers, the scenic quality of the landscape, and the
extent to which development intrudes upon the traveler's enjoyment of the view. According to
Caltrans’ California Scenic Highway Mapping System, the closest officially designated State
scenic highways to the project area and project site is I‐680. I‐580, located just south of the
project site, is an eligible State scenic highway.
Local Regulations
Alameda County General Plan
The Scenic Route Element of the Alameda County General Plan includes a scenic routes plan
that identifies a countywide scenic route system and ensures that new projects approved along
a scenic route are reviewed to maintain their scenic potential. I‐580, located just south of the
project site, is designated as a “Scenic Freeway and Expressway.” The Scenic Route Element
identifies Scenic Route Corridor Development Standards to preserve and enhance views and
vistas from designated scenic routes. Development Standards that apply to the proposed
project include:
Within the scenic corridors in residential areas, residential structures should have a setback
of at least 50 feet from the right‐of‐way to provide sufficient open space to permit scenic
views and to provide a space buffer from traffic above normal volumes using the scenic route.
In corridors along scenic routes with outstanding distant views above the roadbed, no
building structure of more than one story in height should be permitted where it would
obstruct views, excepting within an immediately adjacent to central business district
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locations. on lots where the building structure is higher than the roadbed in corridors along
routes with outstanding distance views, the combined width of sideyards should equal or
exceed the widths of the building structure as measured parallel to the roadbed.
City of Dublin General Plan
As described in the Circulation and Scenic Highways Element of the City of Dublin General Plan,
I‐580, I‐680, and Tassajara Road were designated as scenic routes by Alameda County in 1966.
Per the City of Dublin General Plan policies, design review would be required for all projects
visible from a designated scenic route in order to enhance a positive image of Dublin as seen by
through travelers. The following policies related to visual resources are applicable to the
proposed project:
Implementing Policy 5.7.1.A.1. Incorporate County‐designated scenic routes, and the
Fallon Road extension, in the General Plan as adopted City‐designated scenic routes,
and work to enhance a positive image of Dublin as seen by through travelers.
Implementing Policy 5.7.1.B.1. Exercise design review of all projects visible from a
designated scenic route.
In addition, the Community Design and Sustainability Element of the City of Dublin General Plan
contains goals and policies that provide a framework for community development and
guidelines for new construction and improvements. The following policies are applicable to the
proposed project:
Policy 10.5.3.A. Incorporate distinctive design features along regional corridors that
reinforce a positive image of Dublin. Both within the right‐of‐way and on adjacent
private development, utilize features such as gateway elements, street trees, median
planting, special lighting, separated and ample sidewalks, crosswalks, seating, special
signs, street names, landscape, decorative paving patterns, and public art. Consider
undergrounding utilities along these roadways (reference: Streetscape Master Plan).
Policy 10.5.3.B. Maintain views through development to distant vistas (i.e. foothills) and
view corridors along regional corridors, wherever feasible (reference: East Dublin Scenic
Corridor Policies and Standards).
Policy 10.5.3.C. Incorporate visual screening techniques such as berms, dense and/or
fast‐growing landscaping, and appropriately designed fencing where feasible, to ensure
that visually challenging features, such as parking lots, loading docks, storage areas, etc.
are visually attractive as seen from regional corridors.
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Policy 10.5.3.D. Provide landscaping and articulated design to soften the visual
appearance of existing and new walls and fences that are adjacent to regional corridors,
wherever feasible (reference: Streetscape Master Plan).
Policy 10.5.3.E. Encourage attractive and high‐quality landscaping along the edge of the
freeways and development surrounding on‐ and off‐ramps to provide softer and more
attractive views both to and from the freeways. Landscaping on private property should
complement the buildings and overall site design.
Policy 10.7.3.1.A. Encourage diverse, high quality, attractive, and architecturally
appealing buildings that create distinctive visual reference points, enrich the
appearance of functional gathering spaces, and convey an excellence in architecture,
workmanship, quality, and durability in building materials.
Policy 10.7.3.1.B. Encourage buildings with varied massing, heights, articulation
techniques, and architectural and signage treatments to create visual interest and
ensure compatibility with adjacent uses, in commercial, office, industrial, and mixed use
areas.
Policy 10.7.3.1.C. Ensure that building height, scale and design are compatible with the
character of the surrounding natural and built environment, and are varied in their
massing, scale and articulation.
Policy 10.7.3.1.D. Encourage a variety of site and building designs that are compatible
and consistent with surrounding development, especially where larger scale
development is adjacent to smaller scale and/or more sensitive land uses (i.e.
residential, schools, and churches) to the greatest extent feasible.
Policy 10.7.3.1.E. Avoid the use of long, continuous, straight (building) walls along
roadways by designing appropriate articulation, massing, and architectural features.
Policy 10.7.3.1.F. Create distinctive neighborhoods that exemplify high‐quality and
varied design while reinforcing Dublin as one integrated community, in residential areas.
Policy 10.7.3.1.G. Encourage the diversity of garage orientation and setbacks,
architectural styles, building materials, color and rooflines, and other design features,
on all sides of all buildings, in residential areas.
Policy 10.7.3.1.H. Orient buildings toward major thoroughfares, sidewalks, pedestrian
pathways, and gathering spaces, and incorporate clear and identifiable entries where
feasible, in campus office areas.
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Policy 10.7.3.1.I. Cluster and connect buildings through a series of pedestrian pathways
designed to work with each other to form a unified design character and create larger
functional spaces, in campus office and commercial areas.
Policy 10.7.3.1.K. Minimize the visual impacts of service/loading areas, storage areas,
trash enclosures, and ground mounted mechanical equipment. When feasible, these
elements should be located behind or to the sides of buildings and screened from views
through a combination of walls/ fencing, and/or landscaping.
Policy 10.7.3.2.A. Utilize more formal landscaping treatments in more densely
developed (urban) areas and utilize more natural landscaping treatments in less dense
(suburban) areas, as appropriate.
Policy 10.7.3.2.C. Incorporate setbacks and landscaped buffers for development along
collector and arterial roadways to minimize the impacts from roadway noise, where
appropriate.
Policy 10.7.3.2.D. Ensure that landscaping along and adjacent to the public realm is well
maintained and retains a natural appearance.
Policy 10.7.3.2.E. Encourage distinctive landscaping and signage that is aesthetically
appealing from the public realm (reference: Streetscape Master Plan).
Policy 10.7.3.2.F. Encourage the use of landscaping on walls to soften and screen their
visual appearance (reference: Streetscape Master Plan).
Policy 10.7.3.2.G. Increase the width of existing narrow parkway strips when the
opportunity arises and encourage all new development and redevelopment projects to
provide appropriately sized landscaped parkway strips (reference: Streetscape Master
Plan).
Policy 10.7.3.2.H. Preserve mature trees and vegetation, with special consideration
given to the protection of groups of trees and associated undergrowth and specimen
trees (reference: Heritage Tree Ordinance).
Policy 10.7.3.2.I. Preserve views of creeks, hillsides, skylines, or other natural or man
made landmarks during site planning of new developments, whenever feasible.
Policy 10.7.3.2.J. Integrate development with natural features and land forms.
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City of Dublin Municipal Code
Chapter 8.104, Site Development Review, of the City of Dublin Municipal Code establishes the
procedure for approving, conditionally approving, or denying Site Development Review Permits
to promote orderly, attractive and harmonious development for new development projects
that are compatible with surrounding properties and neighborhoods. Adopted Site
Development Review Guidelines are used to guide Site Development Review Permit
applications.
Previous CEQA Documents
VCC EIR
The VCC EIR concluded that construction of the VCC expansion would result in significant
impacts with regard to views of the site from the I‐580 freeway and from Dublin Boulevard,
since new buildings on the periphery of the core complex would be out of scale with existing
development in the western Dublin area. The VCC EIR also found that construction of new
buildings and other uses within the VCC complex would increase the amount of light and glare
due to additional parking lot and building lights, as well as potential future lighting of playing
fields, which would spillover on surrounding residential areas.
The VCC EIR contains the following mitigation measures to reduce anticipated visual resource
impacts from the VCC project:
Mitigation Measure 4.1‐1 (aesthetics and views): 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.
Mitigation Measure 4.1‐2 (light and glare): The following measures shall be taken
during the Site Development Review process to:
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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.
The VCC EIR determined that with implementation of the mitigation measures identified above,
visual impacts would be reduced to a less‐than‐significant level.
2018 Supplemental IS/MND
The 2018 Supplemental IS/MND determined that lighted playfields on the northeast portion of
the main campus, which were not included in the VCC Expansion Project, could impact
residences just east of the project site. Mitigation Measure AES‐1, which would augment
Mitigation Measure 4.1‐2 identified in the VCC EIR was identified to reduce light and glare
impacts to a less‐than‐significant level.
Mitigation Measure AES‐1. In addition to the requirements contained in 2003 EIR
Mitigation Measure 4.1‐2 to equip all exterior lighting with cut‐off lenses, directed
downward, limited in height and that lighting of playfields, the following shall also apply:
a. Submittal of final playfield lighting plans to the City of Dublin Community
Development Department prior to issuance of a building permit for the sports
stadium to include detailed photometric drawings documenting that no spillover of
light or glare would occur off the VCC project site. The photometric drawings shall
be approved prior to the issuance of the building permit.
Project Impacts and Mitigation Measures
(a) Scenic vistas, views
Less Than Significant Impact. A scenic vista is defined as a viewpoint that provides expansive
views of a highly valued landscape for the benefit of the general public. Aesthetic components
of a scenic vista generally include: 1) scenic quality; 2) sensitivity level; and 3) view access. The
City of Dublin General Plan identifies the visually sensitive ridgelines located in the open space
areas in the Western and Eastern Extended Planning Areas of the City as scenic resources. I‐580
provides scenic views of these ridgeline areas and is an Alameda County‐designated scenic
route. Per the City of Dublin General Plan policies, design review would be required for all
projects visible from a designated scenic route in order to enhance a positive image of Dublin as
seen by through travelers.
Construction of the proposed project would include the construction of a two‐story,
approximately 35,000‐square‐foot building on Parcel 2, at the corner of Dublin Boulevard and
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Inspiration Drive and a three‐story, approximately 75,112‐square‐foot building further east on
Inspiration Drive. Both of these facilities would be visible from public vantage points, including
Inspiration Drive, Dublin Boulevard and I‐580. To illustrate the degree of anticipated change
that would result from the proposed project, photographs of existing conditions were taken
from two representative viewpoints (Figures 11 and 12) along I‐580 and photographic
simulations were prepared to represent anticipated views from these locations.
In addition to the viewpoints from I‐580 and Dublin Boulevard, the VCC EIR included a
viewpoint and simulation of the VCC Expansion Project as seen from Downtown Dublin. While
the sanctuary and other buildings would be visible, the VCC EIR determined that due to
distance and intervening features, impacts from this view would be less than significant. As
illustrated in Figure 13, due to the location of the memory care and assisted living facilities in
the southern portion of the project site, these facilities would not be visible from Downtown
Dublin; therefore, a photographic simulation was not prepared from this viewpoint and no
impact to this view would occur as a result of the proposed project.
View from Eastbound I‐580.Figure 11 shows the view from the perspective of a motorist
traveling eastbound on I‐580 from a location west of the project site. From this view,
Inspiration Drive can be seen extending up from Dublin Boulevard to the top of the ridge,
bisecting the project site. As shown in Figure 11 (existing view), existing foreground views are
dominated by I‐580. The upper stories/rooflines of the existing multi‐family residential
development located to the west of the project site and the sound wall along I‐580 are also
visible in the foreground. The middle ground view is comprised primarily of the undeveloped
hillside/ridgeline and Inspiration Drive, lined with mature trees. Landscaping associated with
existing development to the north and west can also be seen. Blue skies form the background
view.
The visual simulation provided in Figure 11 shows the view condition following the completion
of project construction. As shown, the roofline of the proposed memory care facility would be
visible in the foreground view; however, because proposed architectural features (e.g., mass,
height, color and materials) would be similar to and consistent with the adjacent multi‐family
residential development, the visual change to the foreground view would be minor. In addition,
proposed landscaping, including mature trees around the perimeter of the facility, would
provide additional screening.
Construction of the proposed assisted living facility would alter the middle ground view,
replacing the undeveloped hillside to the south of Inspiration Drive with a three‐story building.
However, as shown in Figure 11, the building is designed to complement the existing site
topography so that the roofline would not extend above the top of the existing knoll and the
majority of the building would sit below an existing ridgeline/berm. In addition, earth‐tone
colors (e.g., tan, cream, light gold, and brown) would be used to complement the colors of the
surrounding hillside and help the structure blend into the environment. Landscaping around the
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perimeter would also provide additional screening. Background views would remain
unchanged.
As shown in Figure 11, implementation of the proposed project would not significantly change
the existing view from eastbound I‐580. Although project elements would be visible from this
viewpoint, proposed structures have been designed using natural materials and colors that
blend into the existing visual environment. The mass and scale of proposed facilities would be
consistent with adjacent development and site topography, so as not to obstruct or impair
scenic vistas of the ridgelines and hillsides in the project area. Landscaping would provide
further screening of proposed built features.
View from Westbound I‐580. Figure 12 shows the view from the perspective of a motorist
traveling westbound on I‐580 from a location east of the project site. As shown in Figure 12
(existing view), existing foreground views are dominated by I‐580 and the roadside berm that
separates I‐580 from Dublin Boulevard. The undeveloped hillsides of the project site, sloping
down to Dublin Boulevard, as well as the undeveloped ridgeline associated with open space
further to the west, are the prominent visual features in this view. The mature trees associated
with existing development and riparian areas dot the landscape. Blue skies form the
background view.
The visual simulation provided in Figure 12 shows the view condition following the completion
of project construction. As shown, the roofline of the proposed memory care facility on Parcel 2
would be visible at the base of the hill; however, because proposed architectural features (e.g.,
mass, height, color and materials) would be similar to and consistent with the adjacent multi‐
family residential development, the visual change would be negligible.
As shown in Figure 12, from this view, the assisted living facility appears to sit atop the rise and
would be visually prominent for motorists on I‐580 and Dublin Boulevard. However, the
building would be set back from I‐580, features a low‐slung roofline to minimize visual
intrusion, uses earth tone colors and non‐reflective surfaces to blend with the surrounding
visual landscape, and provides perimeter landscaping to screen the building from public views.
These design features are consistent with Mitigation Measure 4.2‐1, identified in the VCC EIR.
Scenic views of the hillsides and ridgelines to the west would be retained.
The VCC EIR determined that implementation of the VCC Expansion Project would result in
significant impacts with regard to views of the site from the I‐580 freeway and from Dublin
Boulevard, since new buildings on the periphery of the core complex, including the residential
development on Parcel 2, would be out of scale with existing development in the western
Dublin area (Impact 4.1‐1). With implementation of Mitigation Measure 4.1‐1, which requires
that the City give consideration during the Site Development Review process to establishing
sufficient setbacks, designing low rooflines, using earth tone building colors, using non‐
reflective surfaces and appropriate landscape screening for the proposed VCC campus
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development and the residential development on Parcel 2, this impact was reduced to a less‐
than‐significant level.
As described further below, the VCC EIR did not evaluate any visual changes to Parcel 3, as no
specific development was proposed for Parcel 3 at that time. Therefore, development of the
assisted living facility on Parcel 3 would result in a change in visual conditions as compared to
the project evaluated in the VCC EIR and would result in impacts that were not identified in the
VCC EIR. However, the mitigation measures identified in the VCC EIR and the visual policies in
the City of Dublin General Plan would apply to the proposed project, including development of
Parcel 3. In addition, the proposed project would be required to undergo site‐specific design
review to ensure the project is consistent with City of Dublin design standards, property
development regulations and performance standards related to aesthetics and to lessen the
severity of visual changes resulting from the proposed project. Further, as described above, the
assisted living facility proposed for Parcel 3 incorporates design features outlined in Mitigation
Measure 4.2‐1 to minimize visual impacts (e.g., setback from the roadway, use of earth tone
colors and non‐reflective surfaces) and would largely preserve existing scenic views to the west.
Therefore, impacts associated with the proposed project would be less than significant. No
additional mitigation is required.
(b) Scenic resources
Less Than Significant Impact. As described above, I‐580 located just south of the project site, is
an eligible State scenic highway and an Alameda County designated scenic route. The VCC EIR
found that implementation of the VCC Expansion Project would result in significant impacts
with regard to views of the site from I‐580; however, with implementation of Mitigation
Measure 4.1‐1, this impact was reduced to a less‐than‐significant level.
Existing scenic resources on the project site include grassy hillside areas and some riparian
woodland vegetation associated with the ephemeral drainage on Parcel 2. Parcel 3 generally
consists of non‐native annual grassland and ruderal vegetation and does not support any scenic
resources (e.g., trees, rock outcroppings, and historic buildings). In order to accommodate
proposed development, the natural terrain of Parcels 2 and 3 would be modified; however, to
the extent feasible, the proposed project is designed to conform to existing site topography and
retain existing ridgeline features and site vegetation. New landscaping would be provided as
part of project improvements.
As described in Section 1.a, the proposed project would alter views from I‐580 and result in a
change in visual conditions on Parcel 3 as compared to the project evaluated in the VCC EIR,
which would result in impacts that were not identified in the VCC EIR. However, development
of the proposed project would not substantially damage scenic resources, including but not
limited to trees, rock outcroppings, and historic buildings, as these resources are not currently
present on the project site. Further, the mitigation measures identified in the VCC EIR and the
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visual policies in the City of Dublin General Plan would apply to the proposed project, including
development of Parcel 3, and the proposed project would be required to undergo site‐specific
design review to ensure the project is consistent with City of Dublin design standards.
Therefore, impacts associated with the proposed project would not be significant. No additional
mitigation is required.
(c) Substantially degrade the visual character of public views of the site or surrounding area
Less Than Significant Impact. Development of the proposed project would change the existing
visual character of the project area and vicinity by developing the existing vacant land into a
memory care facility and an assisted living facility. The proposed project would construct a two‐
story, approximately 35,000‐square‐foot building on Parcel 2, at the corner of Dublin Boulevard
and Inspiration Drive and a three‐story, approximately 75,112‐square‐foot building further east
on Inspiration Drive. Both of these facilities would be visible from public vantage points,
including Inspiration Drive, Dublin Boulevard and I‐580.
As described in Section 1.a. above and shown in Figures 11 and 12, the proposed project is
designed to be similar to and consistent with adjacent residential development. In addition,
earth‐toned colors are proposed to allow proposed structures to blend into the surrounding
landscape. The assisted living facility on Parcel 3 would feature a low roofline to mimic site
topography and soften the visual impact of the proposed structure. Perimeter landscaping
would be provided around both buildings to provide additional visual screening from public
vantage points. To the extent possible, the proposed project would preserve existing visual
features on the project site, including the riparian woodland area on Parcel 2, and provide new
visual elements (e.g., entries, landscaping) to enhance and complement project improvements.
As described above, the VCC EIR determined that implementation of the VCC Expansion Project
would result in significant impacts with regard to views of the site from the I‐580 freeway and
from Dublin Boulevard, since new buildings on the periphery of the core complex, including the
residential development proposed on Parcel 2, would be out of scale with existing development
in the western Dublin area (Impact 4.1‐1). With implementation of Mitigation Measure 4.1‐1,
which requires that new buildings be restricted to one story or that one story buildings be
considered adjacent to the edge of the existing slope (VCC campus buildings on Parcel 1) and in
the vicinity of the Dublin Boulevard/Inspiration Drive intersection (residential buildings on
Parcel 2) and that intensive landscaping, earth tone colors and non‐reflective surfaces be used,
this impact was reduced to a less‐than‐significant level.
The mitigation measures identified in the VCC EIR and the visual policies in the City of Dublin
General Plan would apply to the proposed project. However, these mitigations state that the
proposed residential buildings on the south side of the complex should be limited to a single
story, whereas the currently proposed buildings would be two‐ and three‐stories. To minimize
the visual impact of the increased building height, as seen from I‐580, Dublin Boulevard, and
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the Dublin Boulevard/Inspiration Drive intersection, the memory care facility building would be
further set back from the corner, as compared to the prior residential development. In addition,
the articulation of the façade at the corner is designed with the upper story further set back
from the lower floor, which would provide visual interest and modulate the apparent size and
scale of a building. Extensive landscaping at the corner and use of earth tone colors that
complement the surrounding landscape further mitigate the visual impact of the building height
and massing.
The VCC EIR did not evaluate any visual changes to Parcel 3, as no specific development was
proposed for Parcel 3 at that time. Therefore, development of the assisted living facility on
Parcel 3 would result in a change in visual conditions as compared to the project evaluated in
the VCC EIR and would result in impacts that were not identified in the VCC EIR. However, like
the memory care facility, the assisted living facility on Parcel 3 would be set back from Dublin
Boulevard and I‐580 to the extent possible and the upper floors stepped back from the lower
floors, minimizing the visual bulk of the proposed building. As described above, the assisted
living facility is designed to complement the existing site topography so that the roofline would
not extend above the top of the existing knoll and the majority of the building would sit below
an existing ridgeline/berm. Like the memory care facility, extensive landscaping between the
building and Dublin Boulevard and use of earth tone colors that complement the surrounding
landscape would further mitigate the visual impact of the building height and massing.
Therefore, this impact would be less than significant.
In addition, the proposed project would be required to undergo site‐specific design review to
ensure the project is consistent with City of Dublin design standards, property development
regulations and performance standards related to aesthetics and to lessen the severity of visual
changes resulting from the proposed project. Therefore, impacts associated with the proposed
project would be less than significant. No mitigation is required.
(d) Create a new source of substantial light or glare
No New Impact. The VCC EIR determined construction of new buildings and other uses, such as
parking areas, associated with the VCC Expansion Project would add additional levels of exterior
lighting for safety and security purposes. The VCC EIR also determined that future lighting of
playing fields could result in spillover of unwanted lights on surrounding residential areas. As
described above, implementation of Mitigation Measure 4.1‐2, which requires that all exterior
light fixtures be equipped with cut‐off lenses, directed downward, and limited in height would
reduce light and glare impacts to a less than significant level. This measure was modified in the
2018 Supplemental IS/MND to address additional lighting impacts associated with construction
of lighted playfields at the VCC.
Similar to the development evaluated in the VCC EIR and 2018 Supplemental IS/MND, the
proposed project would introduce new light sources to the project site, as necessary for
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security, safety, and way finding. Proposed lighting for the memory care facility on Parcel 2
would include building lighting along the walkway to the west and the main entrance to the
north, light standards at the site driveway and in the parking area, and floodlights to illuminate
the relocated entry signage at the corner of Dublin Boulevard and Inspiration Drive. The
assisted living facility would also provide perimeter building lighting and light standards in the
proposed parking areas. Proposed lighting would be similar to existing lighting for buildings and
parking areas at the VCC and the lighting proposed for the prior residential development.
At night, these new sources of light would be visible from a distance; however, the addition of
new light sources associated with the proposed project would generally blend in with existing
development on the project site and would represent a continuation of the existing
development within this area of the City. Consistent with Mitigation Measure 4.1‐2 and City
requirements, exterior lighting would be shielded so that direct glare and reflections are
confined within the boundaries of the project site. As confirmed by the photometric studies
prepared for the proposed project (see Figure 14a and 14b), site lighting would be directed
downward and away from adjoining properties and public rights‐of‐way such that no light
spillover onto adjacent properties or streets would occur.
Glare is caused by light reflections from pavement, vehicles, and building materials such as
reflective glass and polished surfaces. During daylight hours, the amount of glare depends on
intensity and direction of sunlight. Glare can create hazards to motorists and can be a nuisance
for pedestrians and other viewers. Proposed exterior building materials primarily include stucco
with stone, wood, and painted aluminum. These non‐reflective building materials would not
result in potential glare impacts within the project site or surrounding areas, and notably at the
street level. Low‐reflective vinyl windows would be provided on each level of the proposed
buildings.
Therefore, the proposed project would not create a new source of substantial light or glare,
which would adversely affect day or nighttime views in the area. No new impacts or
substantially more severe significant impacts would result with implementation of the
proposed project. No additional analysis is required.
Source(s)
California Department of Transportation. 2018. California Scenic Highway Mapping System.
Website: dot.ca.gov/programs/design/lap‐landscape‐architecture‐and‐community‐
livability/lap‐liv‐i‐scenic‐highways (accessed February 16, 2021).
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
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City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
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Agricultural and Forestry Resources
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
2. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California Department of Conservation as an optional model
to use in assessing impacts on agriculture and farmland. Would the project:
a. Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency, to
non‐agricultural use?
X
b. Conflict with existing zoning for agricultural use, or a
Williamson Act contract? X
c. Involve other changes in the existing environment which,
due to their location or nature, could result in conversion of
Farmland to non‐agricultural use or conversion of forest
land to non‐forest use?
X
d. Result in the loss of forest land or conversion of forest land
to non‐forest use? X
e. Involve other changes in the existing environment which,
due to their location or nature, could result in conversion of
Farmland, to non‐agricultural use or conversion of forest
land to non‐forest use?
X
Environmental Setting
The project site is not used for agricultural production and is not designated Prime Farmland,
Unique Farmland, or Farmland of Statewide Importance on maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the California Resources Agency. The
surrounding area is characterized by institutional and residential uses.
The Farmland Mapping and Monitoring Program categorizes the project site as Urban and Built‐
Up Land and Grazing Land. Urban and Built‐Up Land is defined as land that is occupied by
structures with a building density of at least one unit to 1.5 acres, or approximately six
structures to a 10‐acre parcel. Examples of Urban and Built‐Up Land include residential,
industrial, commercial, institutional facilities, cemeteries, airports, golf courses, sanitary
landfills, sewage treatment, and water control structures. Grazing Land is defined as land on
which the existing vegetation is suited to the grazing of livestock.
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Regulatory Framework
State Regulations
California Department of Conservation Farmland Mapping and Monitoring Program
The California Department of Conservation (DOC) manages the Farmland Mapping and
Monitoring Program to assess the location, quality, and quantity of agricultural lands and
conversion of these lands over time. In each county, the land is analyzed for soil and irrigation
quality, and the highest quality land is designated as Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance. Based on the results of these analyses, the DOC issues
maps every two years with the use of a computer mapping system, aerial imagery, public
review, and field reconnaissance.
Williamson Act
The Williamson Act, also known as the California Land Conservation Act of 1965, enables local
governments and private landowners to enter into contracts that restrict specific parcels of
land to agricultural or related open space use. As a result, landowners receive reduced property
tax assessments because they are based upon farming and open space uses rather than market
value.
Local Regulations
City of Dublin General Plan
Guiding Policy A.1. in the City of Dublin General Plan states that the City will prevent the
premature urbanization of agricultural lands. Implementing Policy B.1. requires the City to
make findings that the land is suitable for the proposed use and will have adequate urban
services and that conversion to an urban use will not have significant adverse effects on
adjoining lands remaining under Williamson Act contract. Due to the location of the project site
and its proximity to existing development, existing policies aimed at preserving agricultural uses
in the City are not applicable to the proposed project.
Previous CEQA Documents
The VCC EIR and Supplemental IS/MND determined that the project site is located in an
urbanized area, has not been used for agricultural production and is not encumbered by a
Williamson Act Land Conservation Agreement. Therefore, the project was deemed not to have
a potential for significant impacts related to agricultural resources.
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Project Impacts and Mitigation Measures
(a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance
(farmland)
No New Impact. As described above, the project site is not used for agricultural production and
is not designated Prime Farmland, Unique Farmland, or Farmland of Statewide Importance
Therefore, the proposed project would not convert Prime Farmland, Unique Farmland,
Farmland of Statewide Importance, or any other type of farmland to non‐agricultural uses. No
new impacts or substantially more severe significant impacts to Prime Farmland, Unique
Farmland, or Farmland of Statewide Importance would occur. No additional analysis is required.
(b) Conflict with existing zoning for agricultural use or a William Act contract
No New Impact. The project site is currently classified as Planned Development (PD) Ordinance
No. 07‐03 on the City’s Zoning Map. The project site is not currently used for agricultural
purposes, not zoned for agricultural uses, and is not protected by, or eligible for, a Williamson
Act contract. Therefore, the proposed project would not conflict with existing zoning or
Williamson Act contracts. No new or substantially more severe significant impacts to farmland
or zoning beyond what has been analyzed in the prior environmental documents would occur.
No additional analysis is required.
(c) Conversion of land from Farmland or forest use
No New Impact. As described above, the project site is currently classified as Planned
Development (PD) Ordinance No. 07‐03 on the City’s Zoning Map. Neither the project site nor
the surrounding area is zoned for agricultural use, forest land, timberland, or timberland
production. Therefore, no new or substantially more severe significant impacts to farmland
beyond what has been analyzed in the prior environmental documents would occur. No
additional analysis is required.
(d) Result in loss of forest land or conversion of forest
No New Impact. The project site is located in an area of the City that is characterized by an
urban setting. No forest or timberland exists on the project site or in the surrounding area.
Therefore, the proposed project would not result in the loss of forest land or the conversion of
forest land to non‐forest use. Therefore, no new or substantially more severe significant
impacts to forest land beyond what has been analyzed in the prior environmental documents
would occur. No additional analysis is required.
(e) Conversion of Farmland, to non‐agricultural use or conversion of forest land to non‐forest
use
No New Impact. A portion of the project site is currently developed with the existing VCC that
includes church and school uses. None of the project parcels are currently used as farmland or
forest land. The proposed project would not result in the conversion of farmland on or off the
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project site to non‐agricultural uses because there are no agricultural uses on or in the
immediate vicinity of the project site. Likewise, the proposed project would not result in
impacts related to changes in the existing environment that could result in the conversion of
agricultural land to non‐agricultural uses. Therefore, no new or substantially more severe
significant impacts related to conversion of farmland or forest land beyond what has been
analyzed in the prior environmental documents would occur. No additional analysis is required.
Source(s)
California Department of Conservation (DOC). California Farmland Conservancy. California
Important Farmland Finder. Website: maps.conservation.ca.gov/dlrp/ciff/ (accessed
February 16, 2021).
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
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Air Quality
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No New
Impact
3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality
management district or air pollution control district may be relied upon to make the following
determinations. Would the project:
a. Conflict with or obstruct implementation of the
applicable air quality plan? X
b. Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non‐
attainment under an applicable federal or state ambient
air quality standard?
X
c. Expose sensitive receptors to substantial pollutant
concentrations? X
d. Result in other emissions (such as those leading to odors
adversely affecting a substantial number of people? X
Environmental Setting
The proposed project is located in the City of Dublin, and is within the jurisdiction of the Bay
Area Air Quality Management District (BAAQMD), which regulates air quality in the San
Francisco Bay Area. Air quality conditions in the San Francisco Bay Area have improved
significantly since BAAQMD was created in 1955. Ambient concentrations of air pollutants and
the number of days during which the region exceeds air quality standards have fallen
substantially. In Dublin, and the rest of the air basin, exceedances of air quality standards occur
primarily during meteorological conditions conducive to high pollution levels, such as cold,
windless winter nights or hot, sunny summer afternoons.
Within BAAQMD, ambient air quality standards for ozone, carbon monoxide (CO), nitrogen
dioxide (NO2), sulfur dioxide (SO2), particulate matter (PM10, PM2.5), and lead (Pb) have been set
by both the State of California and the federal government. The State has also set standards for
sulfate and visibility. BAAQMD is under State non‐attainment status for ozone and particulate
matter standards. BAAQMD is classified as non‐attainment for the federal ozone 8‐hour
standard and non‐attainment for the federal PM2.5 24‐hour standard.
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Regulatory Framework
Local and Regional Regulations
Bay Area Air Quality Management District
BAAQMD seeks to attain and maintain air quality conditions in the San Francisco Bay Area Air
Basin through a comprehensive program of planning, regulation, enforcement, technical
innovation, and education. The clean air strategy includes the preparation of plans for the
attainment of ambient air quality standards, adoption and enforcement of rules and
regulations, and issuance of permits for stationary sources. BAAQMD also inspects stationary
sources and responds to citizen complaints, monitors ambient air quality and meteorological
conditions, and implements programs and regulations required by law.
The BAAQMD CEQA Air Quality Guidelines were prepared to assist in the evaluation of air
quality impacts of projects and plans proposed within the Bay Area. The guidelines provide
recommended procedures for evaluating potential air impacts during the environmental review
process, consistent with CEQA requirements, and include recommended thresholds of signifi‐
cance, mitigation measures, and background air quality information. They also include
recommended assessment methodologies for air toxics, odors, and greenhouse gas (GHG)
emissions.
BAAQMD’s Clean Air Plan guides the region’s air quality planning efforts to attain the California
ambient air quality standards. The BAAQMD 2017 Clean Air Plan, which was adopted on April
19, 2017, by the BAAQMD Board of Directors, is the current Clean Air Plan, which contains
district‐wide control measures to reduce ozone precursor emissions (i.e., reactive organic gases
[ROG] and nitrogen oxides [NOx]), particulate matter, and greenhouse gas emissions.
City of Dublin General Plan
Section 7.5 of the General Plan outlines policies and programs related to air quality. The
following policy related to air quality is applicable to the proposed project:
Implementing Policy 7.5.1.A.2. Require an air quality analysis for new development
projects that could generate significant air emissions on a project and cumulative level.
Air quality analyses shall include specific feasible measures to reduce anticipated air
quality emissions to a less‐than‐significant California Environmental Quality Act (CEQA)
level.
Previous CEQA Documents
VCC EIR
The VCC EIR found that the effects of project construction activities would be increased dust fall
and locally elevated levels of PM10 downwind of construction activity. The VCC EIR also found
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that construction dust has the potential for creating a nuisance at nearby properties. As such,
the VCC EIR identified Mitigation Measure 4.2‐1 to reduce construction impacts to a less‐than‐
significant level.
In addition, the VCC EIR identified that the project would generate additional traffic volumes,
increasing local levels of carbon monoxide. The VCC EIR determined that incremental increases
in air pollution could be anticipated with the construction of the proposed project, however,
such increases would be below the standard of air quality significance through as established by
BAAQMD since no major intensification of land use is proposed. The VCC EIR found that local
long‐term air quality impacts would be less than significant and no mitigation would be
required.
The following mitigation measure from the VCC EIR would be applicable to the proposed
project:
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;
d. Pave, apply water three times daily, or apply (non‐toxic) soil stabilizers on all
unpaved access roads, parking areas and staging areas at construction sites;
e. Sweep daily (preferably with water sweepers) all paved access road, parking areas
and staging areas at construction sites;
f. Sweep streets daily (preferably with water sweepers) if visible soil material is carried
onto adjacent public streets;
g. Hydroseed or apply non‐toxic soil stabilizers to inactive construction areas
h. Enclose, cover, water twice daily or apply non‐toxic soil binders to exposed
stockpiles (dirt, sand, etc.);
i. Limit traffic speeds on unpaved roads to 15 mph;
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j. Install sandbags or other erosion control measures to prevent silt runoff to public
roadways;
k. Replant vegetation in disturbed areas as quickly as possible.
2018 Supplemental IS/MND
No new or more significant impacts related to air quality were identified in the 2018
Supplemental IS/MND; however, the 2018 Supplemental IS/MND acknowledged that since
certification of the VCC EIR in 2003, BAAQMD had adopted newer and more restrictive
standards to reduce construction dust and construction vehicle emissions and identified an
additional mitigation measure to reduce this construction impact to a less‐than‐significant level.
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 forth in the May 2017 BAAQMD CEQA Guidelines, or as may
be amended in the future and in effect at time of issuance of grading permit.
The proposed project would be required to comply with the above mitigation measure.
Consistent with Mitigation Measure AIR‐1 above, the project contractor shall be required to
implement BAAQMD Basic Construction Mitigation Measures as set forth in the May 2017
BAAQMD CEQA Guidelines. The BAAQMD Basic Construction Mitigation Measures are detailed
below.
Project Impacts and Mitigation Measures
(a) Consistent with air quality plans
No New Impact. BAAQMD’s Clean Air Plan is a comprehensive plan to improve Bay Area air
quality and protect public health. The Clean Air Plan defines control strategies to reduce
emissions and ambient concentrations of air pollutants; safeguard public health by reducing
exposure to air pollutants that pose the greatest heath risk, with an emphasis on protecting the
communities most heavily affected by air pollution; and reduce greenhouse gas emissions to
protect the climate. Consistency with the Clean Air Plan can be determined if the project: (1)
supports the goals of the Clean Air Plan; (2) includes applicable control measures from the
Clean Air Plan; and (3) would not disrupt or hinder implementation of any control measures
from the Clean Air Plan.
Clean Air Plan Goals.The primary goals of the Bay Area Clean Air Plan are to: attain air quality
standards; reduce population exposure and protect public health in the Bay Area; and reduce
greenhouse gas emissions and protect climate.
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BAAQMD has established significance thresholds for project construction and operational
impacts at a level at which the cumulative impact of exceeding these thresholds would have an
adverse impact on the region’s attainment of air quality standards. The health and hazards
thresholds were established to help protect public health. As discussed in Section 3.3.b,
implementation of the proposed project would result in less‐than‐significant operation‐period
emissions and, with implementation of Mitigation Measure AIR‐1, the project would result in
less‐than‐significant construction‐period emissions. Therefore, the project would not conflict
with the Clean Air Plan goals.
Clean Air Plan Control Measures.The control strategies of the Clean Air Plan include measures
in the following categories: Stationary Source Measures, Transportation Measures, Energy
Measures, Building Measures, Agriculture Measures, Natural and Working Lands Measures,
Waste Management Measures, Water Measures, and Super‐Greenhouse Gas (GHG) Pollutants
Measures.
Stationary Source Control Measures.The stationary source measures, which are designed to
reduce emissions from stationary sources such as metal melting facilities, cement kilns,
refineries, and glass furnaces, are incorporated into rules adopted by BAAQMD and then
enforced by BAAQMD’s Permit and Inspection programs. Since the project would not
include any stationary sources of emissions, the Stationary Source Measures of the Clean
Air Plan are not applicable to the project.
Transportation Control Measures.BAAQMD identifies Transportation Measures as part of
the Clean Air Plan to decrease emissions of criteria pollutants, toxic air contaminants (TACs),
and GHGs by reducing demand for motor vehicle travel, promoting efficient vehicles and
transit service, decarbonizing transportation fuels, and electrifying motor vehicles and
equipment. The proposed project would provide a memory care and assisted living facility
near existing church, school, residential, and open space uses, reducing the demand for
travel by single occupancy vehicles. The proposed project would also provide pedestrian
and bicyclist amenities, including sidewalks, short‐term and long‐term bicycle parking, and
landscaping which would help to reduce the demand for travel by single occupancy vehicles.
In addition, the proposed project would provide two electric vehicle (EV) ready spaces and
two clean air/vanpool spaces. Consistent with the Green Building Code. Therefore, the
project would support the ability of employees, visitors, and residents to use alternative
and cleaner modes of transportation and would be consistent with BAAQMD’s initiatives to
reduce vehicle trips and vehicle miles traveled and increase the use of alternate means of
transportation.
Energy Control Measures.The Clean Air Plan also includes Energy Measures, which are
designed to reduce emissions of criteria air pollutants, TACs, and GHGs by decreasing the
amount of electricity consumed in the Bay Area, as well as decreasing the carbon intensity
of the electricity used by switching to less GHG‐intensive fuel sources for electricity
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generation. Since these measures apply to electrical utility providers and local government
agencies (and not individual projects), the energy control measures of the Clean Air Plan are
not applicable to the project.
Building Control Measures.BAAQMD has authority to regulate emissions from certain
sources in buildings such as boilers and water heaters, but has limited authority to regulate
buildings themselves. Therefore, the strategies in the control measures for this sector focus
on working with local governments that do have authority over local building codes, to
facilitate adoption of best GHG control practices and policies. The proposed project would
be required to comply with the latest California Green Building Standards Code (CALGreen)
standards. Therefore, the Building Control Measures of the Clean Air Plan are not applicable
to the project.
Agriculture Control Measures.The Agriculture Control Measures are designed to primarily
reduce emissions of methane. Since the project does not include any agricultural activities,
the Agriculture Control Measures of the Clean Air Plan are not applicable to the project.
Natural and Working Lands Control Measures.The Natural and Working Lands Control
Measures focus on increasing carbon sequestration on rangelands and wetlands, as well as
encouraging local governments to ordinances that promote urban‐tree plantings. Since the
project does not include the disturbance of any rangelands or wetlands, the Natural and
Working Lands Control Measures of the Clean Air Plan are not applicable to the project.
Waste Management Control Measures.The Waste Management Measures focus on
reducing or capturing methane emissions from landfills and composting facilities, diverting
organic materials away from landfills, and increasing waste diversion rates through efforts
to reduce, reuse, and recycle. The project would comply with local requirements for waste
management (e.g., recycling and composting services). Therefore, the project would be
consistent with the Waste Management Control Measures of the Clean Air Plan.
Water Control Measures.The Water Control Measures focus on reducing emissions of
criteria pollutants, TACs, and GHGs by encouraging water conservation, limiting GHG
emissions from publicly‐owned treatment works (POTWs), and promoting the use of biogas
recovery systems. Since these measures apply to POTWs and local government agencies
(and not individual projects), the Water Control Measures are not applicable to the project.
Super GHG Control Measures.The Super‐GHG Control Measures are designed to facilitate
the adoption of best GHG control practices and policies through BAAQMD and local
government agencies. Since these measures do not apply to individual projects, the Super‐
GHG Control Measures are not applicable to the project.
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Clean Air Plan Implementation.As discussed above, the proposed project would generally
implement the applicable measures outlined in the Clean Air Plan, including Transportation
Control Measures. Therefore, the project would not disrupt or hinder implementation of a
control measure from the Clean Air Plan. The VCC EIR did not evaluate consistency with the
applicable clean air plan; however, because the proposed project would be consistent with the
Clean Air Plan, the proposed project would not result in any new or more severe impacts
compared to those previously identified in the VCC EIR, and no additional analysis would be
required.
(b) Project emissions
No New Impact. Both State and federal governments have established health‐based Ambient
Air Quality Standards for six criteria air pollutants: CO, ozone (O3), NO2, SO2, Pb, and suspended
particulate matter (PM). These standards are designed to protect the health and welfare of the
populace with a reasonable margin of safety. As identified above, BAAQMD is under State non‐
attainment status for ozone, PM10, and PM2.5 standards. The Air Basin is also classified as non‐
attainment for both the federal ozone 8‐hour standard and the federal PM2.5 24‐hour standard.
Air quality standards for the proposed project are regulated by the BAAQMD CEQA Air Quality
Guidelines. According to the BAAQMD CEQA Air Quality Guidelines, to meet air quality
standards for operational‐related criteria air pollutant and air precursor impacts, the project
must not:
Contribute to CO concentrations exceeding the State ambient air quality standards;
Generate average daily construction emissions of ROG, NOx, or PM2.5 greater than 54
pounds per day or PM10 exhaust emissions greater than 82 pounds per day; or
Generate average operational emissions of ROG, NOx or PM2.5 of greater than 10 tons
per year or 54 pounds per day or PM10 emissions greater than 15 tons per year or 82
pounds per day.
The following sections describe the proposed project’s construction‐ and operation‐related air
quality impacts and CO impacts.
Construction Emissions.The VCC EIR did not quantify construction emissions; however, the VCC
EIR determined that construction period emissions would result from implementation of the
proposed project. Similar to the VCC project, during construction of the proposed project,
construction dust would affect local and regional air quality at various times during the build‐
out period of the project. The dry, windy climate of the area during the summer months
combined with the fine, silty soils of the region create a high potential for dust generation.
Emissions during the grading phase of construction are primarily associated with the exhaust of
large earth moving equipment and the dust which is generated through grading activities.
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Emissions in later stages of construction are primarily associated with construction employee
commute vehicles, asphalt paving, mobile equipment, stationary equipment, and architectural
coatings.
The effects of construction activities would be increased dust fall and locally elevated levels of
PM10 near the construction activity. Depending on the weather, soil conditions, the amount of
activity taking place, and nature of dust control efforts, these impacts could affect existing or
future residential areas within or near the project.
Water or other soil stabilizers can be used to control dust, resulting in emission reductions of 50
percent or more. BAAQMD has established standard measures for reducing fugitive dust
emissions (PM10). With the implementation of these Basic Construction Mitigation Measures,
fugitive dust emissions from construction activities would not result in adverse air quality
impacts.
In addition to dust‐related PM10 emissions, heavy trucks and construction equipment powered
by gasoline and diesel engines would generate CO, SO2, NOx, ROGs and some soot particulate
(PM2.5 and PM10) in exhaust emissions. If construction activities were to increase traffic
congestion in the area, CO and other emissions from traffic would increase slightly while those
vehicles are delayed. These emissions would be temporary and limited to the immediate area
surrounding the construction site.
Construction emissions were estimated for the project using the California Emissions Estimator
Model (CalEEMod) version 2016.3.2, consistent with BAAQMD recommendations. Construction
of the proposed project is anticipated to begin in late 2022 or early 2023 and would continue
over an approximately 20‐month period. The proposed project would require the off haul of
approximately 15,600 cubic yards of soil, which was included in CalEEMod. This analysis also
assumes the use of Tier 2 construction equipment. Construction‐related emissions are
presented in Table D. CalEEMod output sheets are included in Appendix B.
Table D: Project Construction Emissions in Pounds Per Day
Project Construction ROG NOx
Exhaust
PM10
Fugitive
Dust PM10
Exhaust
PM2.5
Fugitive
Dust PM2.5
Average Daily Emissions 3.8 21.8 0.7 1.6 0.7 0.6
BAAQMD Thresholds 54.0 54.0 82.0 BMP 54.0 BMP
Exceed Threshold? No No No No No No
Source: LSA (March 2021).
BMP = Best Management Practices
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As shown in Table D, construction emissions associated with the project would be less than
significant for ROG, NOx, PM2.5, and PM10 exhaust emissions. BAAQMD requires the
implementation of BAAQMD’s Basic Construction Mitigation Measures (best management
practices) to minimize construction fugitive dust impacts. As identified in the VCC EIR,
Mitigation Measure 4.2‐1 reduced this impact to a less‐than‐significant level by requiring
project contractors to comply with then‐current BAAQMD’s standards to minimize emission of
dust and construction vehicle emission during grading operations. As described in the 2018
Supplemental IS/MND, BAAQMD has since adopted newer and more restrictive standards to
reduce construction dust and construction vehicle emission. Consistent with Mitigation
Measure AIR‐1, identified in the 2018 IS/MND, the project would be required to implement the
most current BAAQMD Basic Construction Mitigation Measures to reduce this construction
impact to a less‐than‐significant level. The current BAAQMD Basic Construction Mitigation
Measures are as follows:
All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved
access roads) shall be watered two times per day.
All haul trucks transporting soil, sand, or other loose material off‐site shall be covered.
All visible mud or dirt tracked‐out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day. The use of dry power sweeping is
prohibited.
All vehicle speeds on unpaved roads shall be limited to 15 mph.
All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil binders
are used.
Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to 5 minutes (as required by the California airborne
toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear
signage shall be provided for construction workers at all access points.
All construction equipment shall be maintained and properly tuned in accordance with
manufacturer's specifications. All equipment shall be checked by a certified mechanic and
determined to be running in proper condition prior to operation.
A publicly‐visible sign shall be posted with the telephone number and person to contact at
the City of Dublin regarding dust complaints. This person shall respond and take corrective
action within 48 hours. The BAAQMD's phone number shall also be visible to ensure
compliance with applicable regulations.
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With implementation of Mitigation Measure AIR‐1, identified in the 2018 Supplemental
IS/MND, the proposed project would not result in any new or more severe impacts compared
to those identified in the prior environmental documents. No additional analysis is required.
Operational Emissions. The VCC EIR did not quantify operational emissions; however, the VCC
EIR determined that increase in long‐term vehicular emissions generated by the VCC project
would not exceed BAAQMD’s operations threshold and would have a less than significant
impact on local and regional air quality.
Long‐term air pollutant emission impacts associated with the proposed project are those
related to mobile sources (e.g., vehicle trips), energy sources (e.g., electricity and natural gas),
and area sources (e.g., architectural coatings and the use of landscape maintenance
equipment).
PM10 emissions result from running exhaust, tire and brake wear, and the entrainment of dust
into the atmosphere from vehicles traveling on paved roadways. Entrainment of PM10 occurs
when vehicle tires pulverize small rocks and pavement and the vehicle wakes generate airborne
dust. The contribution of tire and brake wear is small compared to the other PM emission
processes. Gasoline‐powered engines have small rates of particulate matter emissions
compared with diesel‐powered vehicles.
Energy source emissions result from activities in buildings for which electricity and natural gas
are used. The quantity of emissions is the product of usage intensity (i.e., the amount of
electricity or natural gas) and the emission factor of the fuel source. Major sources of energy
demand include building mechanical systems, such as heating and air conditioning, lighting, and
plug‐in electronics, such as refrigerators or computers. Greater building or appliance efficiency
reduces the amount of energy for a given activity and thus lowers the resultant emissions. The
proposed project would comply with the 2019 CALGreen Code, which was accounted for in the
analysis.
Typically, area source emissions consist of direct sources of air emissions located at the project
site, including architectural coatings and the use of landscape maintenance equipment. Area
source emissions associated with the project would include emissions from the use of
landscaping equipment and the use of consumer products.
Emission estimates for operation of the project were calculated using CalEEMod. Model results
are shown in Table E. Trip generation rates for the project were based on the project’s trip
generation estimate, as identified in the Transportation Section, which estimates that the
proposed project would generate approximately 329 average daily trips.
The primary emissions associated with the project are regional in nature, meaning that air
pollutants are rapidly dispersed on release or, in the case of vehicle emissions associated with
the project; emissions are released in other areas of the Air Basin. The daily and annual
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emissions associated with project operational trip generation, energy, and area sources are
identified in Table E for ROG, NOx, PM10, and PM2.5.
Table E: Project Operational Emissions
ROG NOx PM10 PM2.5
Pounds Per Day
Area Source Emissions 3.2 1.0 0.1 0.1
Energy Source Emissions <0.1 0.2 <0.1 <0.1
Mobile Source Emissions 0.5 1.8 1.6 0.4
Total Project Emissions 3.8 3.1 1.8 0.6
BAAQMD Thresholds 54.0 54.0 82.0 54.0
Exceed Threshold? No No No No
Tons Per Year
Area Source Emissions 0.5 <0.1 <0.1 <0.1
Energy Source Emissions <0.1 <0.1 <0.1 <0.1
Mobile Source Emissions 0.1 0.3 0.3 0.1
Total Project Emissions 0.6 0.4 0.3 0.1
BAAQMD Thresholds 10.0 10.0 15.0 10.0
Exceed Threshold? No No No No
Source: LSA (March 2021).
The results shown in Table E indicate the project would not exceed the significance criteria for
daily ROG, NOx, PM10 or PM2.5 emissions; therefore, the proposed project would not have a
significant effect on regional air quality. The proposed project would not result in any new or
more severe impacts compared to those previously identified in the VCC EIR and 2018
Supplemental IS/MND. No additional analysis is required.
Localized CO Impacts. The VCC EIR found that the project would generate additional traffic
volumes, increasing local levels of carbon monoxide. However, the VCC determined that such
increases would be below the standard of air quality significance.
Emissions and ambient concentrations of CO have decreased dramatically in the Bay Area with
the introduction of the catalytic converter in 1975. No exceedances of the State or federal CO
standards have been recorded at Bay Area monitoring stations since 1991. The BAAQMD Air
Quality CEQA Guidelines include recommended methodologies for quantifying concentrations
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of localized CO levels for proposed transportation projects. A screening level analysis using
guidance from the BAAQMD Air Quality CEQA Guidelines was performed to determine the
impacts of the project. The screening methodology provides a conservative indication of
whether the implementation of a proposed project would result in significant CO emissions.
According to the BAAQMD Air Quality CEQA Guidelines, a proposed project would result in a
less‐than‐significant impact to localized CO concentrations if the following screening criteria are
met:
The project is consistent with an applicable congestion management program established
by the county congestion management agency for designated roads or highways, and the
regional transportation plan and local congestion management agency plans.
Project traffic would not increase traffic volumes at affected intersections to more than
44,000 vehicles per hour.
The project would not increase traffic volumes at affected intersections to more than
24,000 vehicles per hour where vertical and/or horizontal mixing is substantially limited
(e.g., tunnel, parking garage, bridge underpass, natural or urban street canyon, or below‐
grade roadway).
Implementation of the proposed project would not conflict with the Alameda County
Transportation Commission’s congestion management programs. The proposed project would
generate approximately 20 AM peak hour trips and 32 PM peak hour trips; therefore, the
project’s contribution to peak hour traffic volumes at intersections in the vicinity of the project
site would be well below 44,000 vehicles per hour. Therefore, the proposed project would not
result in localized CO concentrations that exceed State or federal standards and impacts would
be less than significant. The proposed project would not result in any new or substantially more
severe impacts compared to those previously identified in the VCC EIR and 2018 Supplemental
IS/MND. No additional analysis is required.
(c) Expose sensitive receptors to pollutant concentrations
Potentially Significant Impact Unless Mitigation Incorporated. Sensitive receptors are defined
as residential uses, schools, daycare centers, nursing homes, and medical centers. Individuals
particularly vulnerable to diesel particulate matter are children, whose lung tissue is still
developing, and the elderly, who may have serious health problems that can be aggravated by
exposure to diesel particulate matter. Exposure from diesel exhaust associated with
construction activity contributes to both cancer and chronic non‐cancer health risks.
The VCC EIR did not evaluate the potential of the VCC to expose sensitive receptors to
substantial pollutant concentrations; therefore, the exposure of sensitive receptors to pollutant
concentrations would be a new impact as compared to the project evaluated in the VCC EIR.
According to BAAQMD, a project would result in a significant impact if it would: individually
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expose sensitive receptors to TACs resulting in an increased cancer risk greater than 10.0 in one
million, increased non‐cancer risk of greater than 1.0 on the hazard index (chronic or acute), or
an annual average ambient PM2.5 increase greater than 0.3 micrograms per cubic meter
(µg/m3).
A significant cumulative impact would occur if the project in combination with other projects
located within a 1,000‐foot radius of the project site would expose sensitive receptors to TACs
resulting in an increased cancer risk greater than 100.0 in one million, an increased non‐cancer
risk of greater than 10.0 on the hazard index (chronic), or an ambient PM2.5 increase greater
than 0.8 µg/m3 on an annual average basis. Impacts from substantial pollutant concentrations
are discussed below.
Short‐Term Exposure of Sensitive Receptors to Toxic Air Contaminants. The project site is
located in close proximity to existing residential uses that could be exposed to diesel emission
exhaust during the construction period. The closest sensitive receptors include the single‐family
residential uses located immediately north and east of Parcel 3, the multi‐family residential
uses located immediately west of Parcel 2, and Valley Christian Junior High and High School
located immediately west of Parcel 3. To estimate the potential cancer risk from project
construction equipment exhaust (including diesel particulate matter), a dispersion model was
used to translate an emission rate from the source location to a concentration at the receptor
location (i.e., a nearby residential land use). Dispersion modeling varies from a simpler, more
conservative screening‐level analysis to a more complex and refined detailed analysis. This
refined assessment was conducted using CARB’s exposure methodology, with the air dispersion
modeling performed using the USEPA dispersion model AERMOD. The model provides a
detailed estimate of exhaust concentrations based on site and source geometry, source
emissions strength, distance from the source to the receptor, and site‐specific meteorological
data. Table F, below, identifies the results of the analysis utilizing the standard Tier 2
construction equipment. Model snap shots of the sources are provided in Appendix C.
Table F: Unmitigated Inhalation Health Risks from Project Construction to Off-Site Receptors
Carcinogenic
Inhalation Health
Risk in One Million
Chronic Inhalation
Hazard Index
Annual PM2.5
Concentration
(µg/m3)
Maximally Exposed Individual 42.10 0.04 0.19
BAAQMD Thresholds 10.0 1.0 0.30
Exceed Threshold? Yes No No
Source: LSA (Marc 2021).
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As shown in Table F, the risk associated with project construction at the maximally exposed
individual (MEI) would be 42.10 in one million, which would exceed the BAAQMD cancer risk of
10 in one million. The total chronic hazard index would be 0.04, which would not exceed the
threshold of 1.0. The results of the analysis indicate that the total PM2.5 concentration would
be 0.19 µg/m3, which would also not exceed the BAAQMD significance threshold of 0.30
µg/m3. As indicated above, the unmitigated cancer risk of 42.10 in one million would exceed
BAAQMD’s thresholds, resulting in a new significant impact than was previously identified in
the VCC EIR. Implementation of Mitigation Measure AIR‐2 would be required to reduce
pollutant concentrations during project 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.
Table G identifies the results of the analysis with implementation of Mitigation Measure AIR‐2.
Table G: Mitigated Inhalation Health Risks from Project Construction to Off-Site Receptors
Carcinogenic
Inhalation Health
Risk in One Million
Chronic Inhalation
Hazard Index
Annual PM2.5
Concentration
(µg/m3)
Maximally Exposed Individual 7.18 0.01 0.03
BAAQMD Thresholds 10.0 1.0 0.30
Exceed Threshold? No No No
Source: LSA (March 2021).
As shown in Table G, the mitigated cancer risk at the MEI would be 7.18 in one million, which
would not exceed the BAAQMD cancer risk of 10 in one million. Therefore, with
implementation of Mitigation Measure AIR‐2, construction of the proposed project would not
exceed BAAQMD thresholds and would not expose nearby sensitive receptors to substantial
pollutant concentrations. Therefore, with implementation of Mitigation Measure AIR‐2, this
impact would be reduced to a less‐than‐significant level.
(d) Odors
No New Impact. During construction, the various diesel‐powered vehicles and equipment in
use on the site would create localized odors. These odors would be temporary and are not
likely to be noticeable for extended periods of time beyond the project site. The potential for
diesel odor impacts is, therefore, considered to be less than significant. In addition, once the
project is operational, it would not be a source of odors. Therefore, the proposed project would
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not result in other emissions (such as those leading to odors) adversely affecting a substantial
number of people, and potential impacts would be considered less than significant. The
proposed project would not result in any new or more severe impacts compared to those
previously identified in the VCC EIR and 2018 Supplemental IS/MND. No additional analysis is
required.
Source(s)
BAAQMD. 2017. Final 2017 Clean Air Plan. April 19. Website:
www.baaqmd.gov/~/media/files/planning‐and‐research/plans/2017‐clean‐air‐
plan/attachment‐a_‐proposed‐final‐cap‐vol‐1‐pdf.pdf?la=en (accessed March 2021).
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
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Biological Resources
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
4. BIOLOGICAL RESOURCES. Would the project:
a. Have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a
candidate, sensitive, or special‐status species in local or
regional plans, policies, or regulations, or by the California
Department of Fish and Wildlife or U.S. Fish and Wildlife
Service?
X
b. Have a substantial adverse effect on any riparian habitat or
other sensitive natural community identified in local or
regional plans, policies, regulations, or by the California
Department of Fish and Wildlife or U.S. Fish and Wildlife
Service?
X
c. Have a substantial adverse effect on state or federally
protected wetlands (including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct removal, filling,
hydrological interruption, or other means?
X
d. Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or impede the use of native wildlife nursery sites?
X
e. Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
X
f. Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan,
or other approved local, regional, or state habitat
conservation plan?
X
Environmental Setting
The following discussion of biological resources within the project site is based on the Biological
Resources Analysis for the Inspiration Drive Memory Care and Assisted Living Facilities in Dublin,
California (Biological Resources Analysis) prepared for the proposed project (Appendix D). As
part of this supplemental study, a reconnaissance‐level field survey conducted on February 18,
2021, and on‐line biological resources databases and relevant documents, including the VCC
EIR, the Biological Resources Assessment, and Biological Site Conditions Update were reviewed.
A letter report from Jane Valerius Environmental Consulting that provided updated information
on the drainage in Parcel 2 was also reviewed and confirmed.
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The dominant cover type on the project site is 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). 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.
A small area of riparian woodland is located along a drainage near the northwestern corner of
Parcel 2; this woodland is 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 non‐natives include poison hemlock, Pampas grass (Cortaderia selloana), Himalayan
blackberry (Rubus armeniacus), and fiddle dock (Rumex pulcher).
An ephemeral stream within the drainage feeds into a culvert near the western edge of Parcel
2. During the February 2021 field survey conducted as part of the Biological Resources Analysis
(Appendix D), little surface water was present. This drainage appears to be fed by runoff from
the adjacent hillslope between Parcel 2 and the VCC campus to the north. This drainage does
not have a hydrological connection with Dublin Creek, which drains the hills to the northwest.
The Dublin Creek drainage corridor is largely 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.
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.
Regulatory Framework
Federal and State Regulations
Federal and State Special Status Species
Special status species are individual plant and animal species that are protected under federal
and State Endangered Species Acts. These species are classified as rare, threatened, or
endangered. The United States Fish and Wildlife Service (USFWS) and the California
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Department of Fish and Wildlife (CDFW) have adopted a system to conserve and protect plant
and animal species that are limited in distribution as well as species that have a low or declining
population. If a proposed project or activities associated with a proposed project result in the
“take” of a threatened or endangered species, the necessary permits must be obtained from
the USFWS and CDFW. The State of California defines take as any action or attempt to “hunt,
pursue, catch, capture, or kill” a listed species. Additionally, the Federal Endangered Species Act
includes the “harm” of a listed species in the definition of take.
Section 15380(b) of the State CEQA Guidelines also considers all potential rare or sensitive
species and habitats that are capable of supporting such species in addition to those species
listed under the federal and state Endangered Species Acts. These additional species considered
under CEQA may include California plant species of concern as listed by the California Native
Plant Society as well as “Species of Special Concern” listed by CDFW.
Sensitive Habitats
Wetland and riparian habitats are considered to be sensitive habitats, and are protected under
various Federal, State, and local regulations. These habitats are generally subject to regulation,
protection, or consideration by the U.S. Army Corps of Engineers (USACE), Regional Water
Quality Control Board (RWQCB), CDFW, and/or the USFWS as per Sections 303, 304, and 404 of
the Federal Clean Water Act and the State of California Porter‐Cologne Water Quality Control
Act. Wetland and riparian habitats are also subject to the National Pollutant Discharge
Elimination System (NPDES) permit program under Section 402 of the Clean Water Act, which
regulates discharge into waters of the United States.
Federal Migratory Bird Treaty Act
Under the federal Migratory Bird Treaty Act (MBTA), the killing, possessing, or trading of
migratory birds is prohibited unless exempt by regulations prescribed by the Secretary of the
Interior. The MBTA prohibits the possession of protected bird species and their nests,
regardless of whether nests are active.3
Birds of prey, such as owls and hawks, are protected in California under provisions of the State
Fish and Game Code. The code states that it is “unlawful to take, possess, or destroy any birds
in the order Falconiformes or Strigiformes (birds of prey) or to take, possess, or destroy the nest
or eggs of any such bird except as otherwise provided by this code or any regulation adopted
pursuant thereto.” Construction disturbance during the breeding season could result in the
incidental loss of fertile eggs or nestlings, or otherwise lead to nest abandonment. Disturbance
that causes nest abandonment and/or loss of reproductive effort is considered “taking” by the
CDFW.
3 An active nest is defined as having eggs or young.
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California Department of Fish and Game Code 3503
California Department of Fish and Game Code 3503 stipulates that is unlawful to take, posses,
or needlessly destroy the nest or eggs of any bird, except as otherwise provided by this code or
any regulation made pursuant thereto.
Regional and Local Regulations
East Alameda Conservation Strategy
The project site is located in the East Alameda Conservation Strategy (Conservation Strategy)
Study Area. The Conservation Strategy is intended to provide an effective framework to
protect, enhance, and restore natural resources in eastern Alameda County, while improving
and streamlining the environmental permitting process for impacts resulting from
infrastructure and development projects. The City of Dublin is a partner in the Conservation
Strategy and uses the document to provide a baseline inventory of biological resources and
conservation priorities during project‐level planning and environmental permitting.
City of Dublin General Plan
Section 3.2 of the General Plan outlines policies for preservation of open space areas to protect
natural resources, as well as public health and safety. Sections 7.2 and 7.4 of the General Plan
outlines policies and programs related to stream corridors and riparian vegetation, and oak
woodlands, respectively. The following policies related to biological resources are applicable to
the proposed project:
Guiding Policy 3.2.1.A.1. Preservation of oak woodlands, riparian vegetation, and
natural creeks as open space for the natural resource value is of the highest importance.
Limited modifications may be permitted on a case‐by‐case basis with adequate
mitigation to replace disturbed resources.
Guiding Policy 3.2.1.A.2. Generally, maintain slopes over thirty percent as permanent
open space for public health and safety. Consider development in areas with slopes over
30 percent only if the area to be developed is: 1) less than three acres in size; 2) less
than 20 percent of a large developable area; and, 3) surrounded by slopes less than 30
percent.
Implementing Policy 3.2.1.B.2. Encourage an efficient and higher intensity use of the
flat and gently sloping portions of the planning area as a means of minimizing grading
requirements and potential impacts to environmental and aesthetic resources.
Guiding Policy 7.2.1.A.1. Protect riparian vegetation as a protective buffer for stream
quality and for its value as a habitat and aesthetic resource.
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Guiding Policy 7.2.1.A.2. Promote access to stream corridors for passive recreational
use and to allow stream maintenance and improvements as necessary, while respecting
the privacy of owners of property abutting stream corridors.
Implementing Policy 7.2.1.B.1. Enforce Watercourse Ordinance 52‐87 for developed
areas of the city.
Implementing Policy 7.2.1.B.2. Require open stream corridors of adequate width to
protect all riparian vegetation, improve access, and prevent flooding caused by blockage
of streams.
Implementing Policy 7.2.1.B.3. Require revegetation of creek banks with species
characteristic of local riparian vegetation, where construction requires creekbank
alteration.
Guiding Policy 7.4.1.A.1. Protect oak woodlands.
Implementing Policy 7.4.1.B.1. Require preservation of oak woodlands. Where
woodlands occupy slopes that otherwise could be graded and developed, permit
allowable density to be transferred to another part of the site. Removal of an individual
oak tree may be considered through the project review process.
Implementing Policy 7.4.1.B.2. Enact and enforce the Heritage Tree Ordinance.
City of Dublin Municipal Code
Heritage trees and approved street trees are protected under the Dublin Municipal Code,
specifically Sections 7.56, Street Trees, and 5.60, Heritage Trees.
As defined in the Dublin Municipal Code, approved street trees include:
1. Any tree planted within any street right‐of‐way or adjacent easement, which conforms to
the approved streetscape master plan;
2. Any existing tree within the right‐of‐way or adjacent easement, which conforms to the
established species and location in any given area, and which was planted as a required
street tree under the provisions of any improvement agreement, or as otherwise approved
by the City; or
3. Any tree of the approved species and in an acceptable location, which was or may be
planted as a replacement.
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Heritage trees include any of the following:
4. Any oak, bay, cypress, maple, redwood, buckeye and sycamore tree having a trunk or main
stem of twenty‐four (24) inches or more in diameter measured at four (4) feet six (6) inches
above natural grade.
5. A tree required to be preserved as part of an approved development plan, zoning permit,
use permit, site development review, or subdivision map;
6. A tree required to be planted as a replacement for an unlawfully removed tree.
For private development projects, a permit is required from the City for the removal of any
heritage tree and the removal/pruning of any approved street tree. In addition, for any property
containing one or more heritage trees, a plan to protect heritage trees must be prepared and
submitted to the City prior to the issuance of a demolition, grading, or building permit.
Previous CEQA Documents
VCC EIR
Based on a field reconnaissance conducted on the entire VCC EIR project site (Parcels 1‐3), the
VCC EIR found that development of the proposed residential component of the VCC Project on
the southwest corner of the site (Parcel 2) would impact an existing wetland area. In addition,
other wetland areas on the site could be affected by VCC Project development. As such, the
VCC EIR identified Mitigation Measure 4.3‐1 to reduce wetland impacts to a less‐than‐
significant level.
The following mitigation measure from the VCC EIR would be applicable to the proposed
project:
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.
As part of this supplemental study, a review of the ephemeral drainage channel located in the
northwest corner of Parcel 2 was conducted to establish the approximate top of bank of the
drainage and provide a recommended minimum setback to avoid any impacts to the channel.
No wetlands were identified on Parcel 3 during the field survey conducted in 2021 (see
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Biological Resources Analysis provided in Appendix D). Therefore, the proposed project is in
compliance with Mitigation Measure 4.3‐1 and no additional study is required.
2018 Supplemental IS/MND
The 2018 Supplemental IS/MND determined that construction of the project improvements
could result in both direct and indirect impacts to sensitive on‐site biological resources,
including, nesting birds, coast live oak woodland, special‐status plants, California red‐legged
frog, and wetland areas on Parcel 1. Mitigation measures were identified to reduce potential
impacts to a less‐than‐significant level. The following mitigation measures are applicable to the
proposed project:
Mitigation Measure BIO‐1. No more than 14 days prior to ground disturbance and
vegetation removal during the nesting season (February 1‐August 31), the project
Applicant shall retain a qualified biologist to perform pre‐construction breeding bird
surveys. If nests are found, they shall be flagged and protected with a suitable buffer.
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).
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 long‐term
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.
Mitigation Measure BIO‐3. 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
accordance with agency protocols. Impacts to special‐status plants shall be avoided to
the fullest extent feasible and habitat that supports special‐status 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.
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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 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 special‐status plant
species shall be compensated for through the acquisition, protection, and
subsequent management of other existing occurrences. Before the implementation
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 mitigation plan identifying
appropriate mitigation ratios shall be developed in consultation with, and approved
by, the CDFW and the City prior to the commencement of any activities that would
impact any special status plants.
Mitigation Measure BIO‐4. For any development near on‐site riparian areas, the project
Applicant shall conduct pre‐construction surveys for CRLF species. The survey shall be
completed no more than 30 days prior to work within 200 feet of potential wetland/wet
areas on the site. If no species are found, no mitigation shall be required.
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.
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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.
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. A minimum buffer zone of 150
feet shall be maintained around CRLF aquatic habitat during construction. No
staging, parking, material storage or ground disturbance shall be allowed in the
buffer zone. 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.
Because the proposed project would not include development on Parcel 1, Mitigation Measure
BIO‐5, identified in the 2018 Supplemental IS/MND would not apply to the proposed project.
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Project Impacts and Mitigation Measures
(a) Substantial adverse effect on candidate, sensitive, or special status species
A total of 77 (42 plants and 35 animals) special‐status species were evaluated for the VCC
project. Of these only two, Congdon’s tarplant and California red‐legged frog, have the
potential to occur on the site and could be impacted by the proposed project. These species are
further described below.
Congdon’s Tarplant.Congdon’s tarplant (Centromadia parryi ssp. congdonii) is a CNPS Rank 1B.1
species (i.e., rare, threatened, or endangered in California and elsewhere). Congdon’s tarplant
is also considered a focal species under the East Alameda County Conservation Strategy
(EACCS). This plant is an annual forb that blooms from June to November and occurs in
grasslands and disturbed sites, generally on alkaline soils, at elevations ranging from sea level to
about 990 feet.
During surveys conducted in 2018, approximately five individuals of Congdon’s tarplant were
observed in the constructed stormwater detention basin in Parcel 3.4 This basin would be
impacted by the proposed project, resulting in the potential loss of individuals or occupied
habitat of this special‐status plant species. Implementation of Mitigation Measure BIO‐3,
identified in the 2018 Supplemental IS/MND, as modified below, would reduce potential
impacts to Congdon’s tarplant to a less‐than‐significant level.
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 accordance with agency protocols. The survey shall 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 shall follow standard
protocols for rare plant surveys, which may require multiple site visits and checking a
reference site(s) where the species is known to occur. The survey shall include Parcels 2
and 3 as well as the entire conservation easement portion of Parcel 3.
Impacts to special‐status plants shall be avoided to the fullest extent feasible and
habitat that supports special‐status 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
4 A positive identification of this species was made by collecting a portion of one of the senesced (e.g.,
deteriorated with age) annual plants for examination under laboratory conditions.
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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 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 special‐status 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 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
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sites are typically monitored for five years; however, provisions for maintaining a
viable population of Condon’s tarplant in the conservation easement after the five
year monitoring period shall be included in the plan.A mitigation plan identifying
appropriate mitigation ratios shall be developed in consultation with, and approved
by, the CDFW and the City prior to the commencement of any activities that would
impact any special status plants.
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.
With implementation of Mitigation Measure BIO‐3, as modified above, no new impacts or
substantially more severe impacts to special‐status plant species would occur. No additional
analysis is required.
California Red‐legged Frog.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.
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 pond is within the range of documented overland dispersal of this frog.
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.
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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. If present, construction of project improvements near
riparian areas and adjacent uplands could impact this special‐status species. Implementation of
Mitigation Measure BIO‐4, as modified below, would reduce potential impact to a less‐than‐
significant level.
Mitigation Measure BIO‐4. For any development near on‐site riparian areas, the project
Applicant a qualified biologist shall conduct pre‐construction surveys for CRLF species
within 24 hours of initial ground disturbance. If individuals are found, work shall 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. The survey
shall be completed no more than 30 days prior to work within 200 feet of potential
wetland/wet areas on the site. If no species are found, no mitigation shall be required.
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.
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
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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 push through the fencing.
Wooden cover board shall 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 shall be inspected daily, and any needed repairs shall be
made immediately. A minimum buffer zone of 150 feet shall be maintained around
CRLF aquatic habitat during construction. No staging, parking, material storage or
ground disturbance shall be allowed in the buffer zone. 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 red‐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.
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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 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 shall
occur within 24 hours of the rain event.
With implementation of Mitigation Measure BIO‐4, as modified above, no new impacts or
substantially more severe impacts to special‐status wildlife species would occur. No additional
analysis is required.
(b) Substantial adverse effect on any riparian habitat or other natural community
No New Impact. As described above, a small area of riparian woodland is located along a
drainage near the northwestern corner of Parcel 2. Riparian woodland is considered a sensitive
natural community. As described above, a review of the ephemeral drainage channel located in
the northwest corner of Parcel 2 was conducted to establish the approximate top of bank of the
drainage and provide a recommended minimum setback to avoid any impacts to the channel.
As shown on the project plans and consistent with the recommendations included in the
drainage review prepared by Jane Valerius, a setback would be established and no
development would occur within the established setback. Therefore, no new impacts or
substantially more severe significant impacts related to riparian habitat would occur. No
additional analysis is required.
(c) Substantial adverse effect on wetlands
No New Impact. As described above, the drainage located along the western edge of Parcel 2 is
a potential wetland under the jurisdiction of the Clean Water Act. As described above, as shown
on the project plans and consistent with the established setback recommended by Jane
Valerius, this wetland feature would be avoided by the proposed development, including a
proposed wetland setback around the drainage area. No other state or federally protected
wetlands were identified on the project site during field survey conducted in 2021. Therefore,
no new impacts or substantially more severe significant impacts related to wetlands would
occur. No additional analysis is required.
(d) Interfere or impede the movement of migratory fish or wildlife
No New Impact. 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
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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 Boulevard and I‐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 active nests of protected bird species could occur. Implementation
of Mitigation Measure BIO‐1, identified in the 2018 Supplemental IS/MND would reduce the
potential project impacts to protected nesting birds to a less‐than‐significant level. With
implementation of Mitigation Measure BIO‐1, no new or substantially more severe impacts
related to wildlife movement would occur than have been analyzed in the prior environmental
documents. No additional analysis is required.
(e) Conflict with local policies or ordinance include tree preservation
No New Impact. The project would not conflict with any local policies or ordinances protecting
biological resources. No trees are located within or adjacent to the areas proposed for
development; therefore, the project would not conflict with the City’s Tree Preservation
Ordinance. No new impacts or substantially more severe significant impacts would occur. No
additional analysis is required.
(f) Conflict with adopted habitat conservation or natural community conservation plans
No New Impact. The project site is located in Conservation Zone 1 of the East Alameda County
Conservation Strategy (EACCS). The City of Dublin utilizes the EACCS as guidance for
environmental permitting for public projects, and private development projects are encouraged
to use the EACCS as a resource. However, the EACCS is neither a Habitat Conservation Plan nor
a Natural Community Conservation Plan, but is a document intended to provide guidance
during the project planning and permitting process to ensure that impacts are offset in a
biologically effective manner. With implementation of the mitigation measures identified
above, the project would be consistent with the EACCS. Therefore, the proposed project would
not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community
Plan, or other approved local, regional, or State habitat conservation plan. No new impacts or
substantially more severe significant impacts would occur. No additional analysis is required.
Source(s)
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.
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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. 2018. 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].
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
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.
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.
LSA. 2021. Biological Resources Analysis for the Inspiration Drive Memory Care and Assisted
Living Facilities in Dublin, California. March 18.
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.
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).
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.
WRA, Inc. 2018. Memorandum: Dublin Valley Christian Center Biological Site Conditions
Update.
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Cultural Resources
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
5. CULTURAL RESOURCES. Would the project:
a. Cause a substantial adverse change in the significance of a
historical resource pursuant to CEQA Guidelines section
15064.5?
X
b. Cause a substantial adverse change in the significance of
an archaeological resource pursuant to section 15064.5? X
c. Disturb any human remains, including those interred
outside of dedicated cemeteries? X
Environmental Setting
Section 4.4 of the VCC EIR analyzed impacts to cultural resources associated with
implementation of the VCC expansion project. As described in the VCC EIR, the project site is
located on moderate slopes adjacent to Dublin Creek. According to the cultural resources study
conducted for the VCC EIR, a Native American archaeological site was recorded south of the
project site. Given the environmental setting of and the archaeological sensitive nature of the
project area, there is a moderate potential for finding Native American sites in the project area.
Based on a review of historical literature and maps on file with the Northwest Information
Center conducted for the VCC EIR, no historic structures or sites were identified on the project
site.
Regulatory Framework
Federal and State Regulations
National Register of Historic Places
The National Register lists the historic significance and the eligibility for qualifying for such
significance for a building, structure, or other site. Significance eligibility is determined based on
the quality and integrity of the resource and its association to American history, architecture,
and culture. The resources must also possess one or more of the following characteristics:
1. It is associated with events that have made a significant contribution to the broad pattern of
our history; or
2. It is associated with the lives of persons significant to our past; or
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3. It embodies the distinctive characteristics of a type, period, or method of construction, or
that represent the work of a master, or that possess high artistic values, or that represent a
significant and distinguishable entity whose components may lack individual distinction; or
4. It yields, or may be likely to yield, information important in prehistory or history.
California Register of Historical Resources California Register
The California Register operates similarly to the National Register with almost the same
structure for determining significance eligibility for potential historical resources. Generally, a
resource is eligible for historical status under California Register if it is greater than 50 years old
as well as meets one or more of the following criteria:
1. It is associated with events that have made a significant contribution to the broad patterns
of local or regional history, or the cultural heritage of California or the United States.
2. It is associated with the lives of persons important to local, California, or national history.
3. It embodies the distinctive characteristics of a type, period, region, or method of
construction, or represents the work of a master or important creative individual, or
possesses high artistic values.
California Historical LandmarksCalifornia Historical Landmarks are sites, buildings, features, or
events that are of statewide significance and have anthropological, cultural, military, political,
architectural, economic, scientific or technical, religious, experimental, or other value. To be
eligible for designation as a California Historic Landmark, a resource must meet at least one of
the following criteria:
1. The first, last, only, or most significant of its type in the State or within a large geographic
region (Northern, Central, or Southern California).
2. Associated with an individual or group having a profound influence on the history of
California.
3. A prototype of, or an outstanding example of, a period, style, architectural movement or
construction or is one of the more notable works or the best surviving work in a region of a
pioneer architect, designer or master builder.
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California Environmental Quality ActHistorical resources are recognized as part of the
environment under CEQA. The California Register is the authoritative guide to the state’s
historical resources and to which properties are considered significant for the purposes of
CEQA, including resources listed in or formally determined eligible for listing in the National
Register of Historic Places, as well as some, California State Landmarks and Points of Historical
Interest. Properties of local significance that have been designed under a local preservation
ordinance (local landmarks or landmark district) or that have been identified in a local historical
resources inventory may be eligible for listing in the California Register and are presumed to be
significant resources for the purposes of CEQA unless a preponderance of evidence indicates
otherwise. However, a resources does not need to have been identified previously either
through listing or survey to be considered significant under CEQA. In addition to assessing
whether historical resources potentially impacted by a project are listed or have been identified
in a survey process, lead agencies have a responsibility to evaluate them against the California
Register criteria prior to making a finding as to a proposed project’s impacts to historical
resources.
Public Resources Code Section 5097.5California PRC Section 5097.5(a) mandates that one
cannot, “knowingly and willfully” excavate, remove, or destroy any “historic or prehistoric
ruins, burial grounds, archaeological or vertebrate paleontological site,” or “any other
archaeological, paleontological or historical feature, situated on public lands, except with the
express permission of the public agency having jurisdiction over the lands.” PRC Section
5097.5(b) defines public lands as those that are owned by or under the jurisdiction of any state
or public authority or agency.
Local Regulations
City of Dublin General Plan
The City of Dublin General Plan establishes the following guiding policy associated with cultural
resources that is relevant to the proposed project:
Guiding Policy 7.7.1.A.2: Follow State regulations as set forth in Public Resources Code
Section 21083.2 regarding discovery of archaeological sites, and Historical Resources, as
defined in Section 5020.1 of the Public Resources Code.
Previous CEQA Documents
VCC EIRThe VCC EIR concluded that although no prehistoric or archaeologically significant
resources were identified in the project area, construction of new buildings, underground utility
lines and similar facilities could result in disturbance to archaeological and/or Native American
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underground resources. No historic resources were identified on the project site; therefore, no
impacts to historic resources would occur.
The VCC EIR identified one mitigation measure to reduce impacts related to archaeological
and/or Native American resources from the VCC project:
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.
2018 Supplemental IS/MNDNo new or more significant impacts related to cultural resources
were identified in the 2018 Supplemental IS/MND.
Project Impacts and Mitigation Measures
(a) Historic resources
No New Impact. For a cultural resource to be considered a historical resource (i.e., eligible for
listing in the California Register of Historical Resources), it generally must be 50 years or older.
Under CEQA, historical resources can include precontact (i.e., Native American) archaeological
deposits, historic‐period archaeological deposits, historic buildings, and historic districts. CEQA
requires agencies considering projects that are subject to discretionary action to consider the
potential impacts on cultural resources that may occur from project implementation (see CEQA
Guidelines Section 15064.5).
Parcels 2 and 3, which are proposed for development, are currently undeveloped; therefore, no
built historic resources are located on the project site. As described in the prior environmental
documents, it cannot be entirely be ruled out that archaeological cultural resources could be
encountered during construction at the project site. Should archaeological deposits be
encountered during project ground disturbance, a substantial adverse change in the
significance of a historical resource would occur from its demolition, destruction, relocation, or
alteration such that the significance of the resource would be materially impaired (CEQA
Guidelines Section 15064.5(b)(1)). If such resources are encountered, implementation of
Mitigation Measure 4.4‐1, identified in the VCC EIR would reduce any potential impacts to
archaeological and/or Native American resources to a less‐than‐significant level. With
adherence to Mitigation Measure 4.4‐1, there would be no new or substantially more severe
significant impacts to historic resources beyond what has been analyzed in the prior
environmental documents. No additional analysis is required.
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(b) Archaeological resources
No New Impact. Pursuant to CEQA Guidelines Section 15064.5(c)(1), “When a project will
impact an archaeological site, a lead agency shall first determine whether the site is an
historical resource.” Those archaeological sites that do not qualify as historical resources shall
be assessed to determine if they qualify as “unique archaeological resources” pursuant to
California Public Resource Code Section 21083.2.
Although no archaeological resources have been identified at the project site, it cannot be
entirely be ruled out that archaeological cultural resources could be encountered during project
construction at the project site. Should archaeological deposits be encountered during project
ground disturbance, a substantial adverse change in the significance of a historical resource
would occur from its demolition, destruction, relocation, or alteration such that the significance
of the resource would be materially impaired (CEQA Guidelines Section 15064.5(b)(1)). If such
resources are encountered, implementation of Mitigation Measure 4.4‐1 from the VCC EIR
would reduce any potential impacts to archaeological and/or Native American resources to a
less‐than‐significant level.
With adherence to previous Mitigation Measure 4.4‐1, no new or substantially more severe
significant impacts to archaeological resources would occur beyond what has been analyzed in
the prior environmental documents. No additional analysis is required.
(c) Human remains
No New Impact. Based on previous archaeological investigation and analysis, there is a low
potential for the disturbance of archaeological cultural resources or human remains. However,
if human remains are encountered at the project areas, State Health and Safety Code Section
7050.5 and State CEQA Guidelines Section 15064.5(e)(1) state that no further disturbance shall
occur to the area of the find until the County Coroner has made a determination of origin and
disposition of the human bone pursuant to PRC Section 5097.98. The County Coroner must be
notified of the find immediately and shall make a determination within two working days of
being notified. If the remains are determined to be Native American, the County Coroner shall
notify the NAHC by phone within 24 hours, and the NAHC shall then immediately determine
and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her
authorized representative, the MLD may inspect the site of the discovery. The MLD shall
complete the inspection and make recommendations or preferences for treatment of the
remains within 48 hours of being granted access to the site. The MLD’s recommendations may
include scientific removal and nondestructive analysis of human remains and items associated
with Native American burials, preservation of Native American human remains and associated
items in place, relinquishment of Native American human remains and associated items to the
descendants for treatment, or any other culturally appropriate treatment.
Compliance with Section 7050.5 of the California Health and Safety Code and Public Resources
Code Section 5097.98 regarding the treatment of human remains would ensure that potential
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impacts to human remains would be less than significant. No new or substantially more severe
significant impacts to human remains would occur beyond what has been analyzed in the prior
environmental documents. No additional analysis is required.
Source(s)
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
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Energy
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
13. ENERGY. Would the project:
a. Result in potentially significant environmental impact due
to wasteful, inefficient, or unnecessary consumption of
energy resources, during project construction or operation?
X
b. Conflict with or obstruct a state or local plan for renewable
energy or energy efficiency? X
Environmental Setting
Electricity
Electricity is a man‐made resource. The production of electricity requires the consumption or
conversion of energy resources (including water, wind, oil, gas, coal, solar, geothermal, or
nuclear resources) into energy. Electricity is used for a variety of purposes (e.g., lighting,
heating, cooling, and refrigeration, and for operating appliances, computers, electronics,
machinery, and public transportation systems).5 According to the most recent data available, in
2019, California consumed approximately 279,401 gigawatt‐hours (GWh) or 279,401,879,875
kilowatt‐hours (kWh).6 Of this total, Alameda County consumed 10,684 GWh or 10,684,085,867
kWh.7
Natural Gas
Natural gas is a non‐renewable fossil fuel. Fossil fuels are formed when layers of decomposing
plant and animal matter are exposed to intense heat and pressure under the surface of the
Earth over many years. Natural gas is a combustible mixture of hydrocarbon compounds
(primarily methane) that is used as a fuel source. Natural gas is found in naturally occurring
reservoirs in deep underground rock formations. Natural gas is used for a variety of uses (e.g.,
heating buildings, generating electricity, and powering appliances such as stoves, washing
machines and dryers, gas fireplaces, and gas grills). In 2019, California consumed approximately
5 California Energy Commission. 2018. 2018 Total System Electric Generation. Website:
https://www.energy.ca.gov/data‐reports/energy‐almanac/california‐electricity‐data/2019‐total‐system‐
electric‐generation/2018 (accessed March 2021).
6 California Energy Commission. 2021. Energy Consumption Data Management Service. Electricity Consumption
by County. Website: www.ecdms.energy.ca.gov/elecbycounty.aspx (accessed March 2021).
7 Ibid.
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13,158 million therms or 13,158,207,489 therms, while Alameda County consumed
approximately 384 million therms or approximately 384,150,529 therms.
Fuel
Petroleum is also a non‐renewable fossil fuel. Petroleum is a thick, flammable, yellow‐to‐black
mixture of gaseous, liquid, and solid hydrocarbons that occurs naturally beneath the earth's
surface. Petroleum is primarily recovered by oil drilling. It is refined into a large number of
consumer products, primarily fuel oil and gasoline. Gasoline is the most used transportation
fuel in California, with 97 percent of all gasoline being consumed by light‐duty cars, pickup
trucks, and sport utility vehicles. Based on fuel consumption obtained from EMFAC2017, vehicle
trips in Alameda County in 2020 consumed 160,542,514 gallons of diesel fuel and 559,515,714
gallons of gasoline.
Regulatory Framework
Federal and State Regulations
Senate Bill 1389, Energy: Planning and Forecasting
In 2002, the State Legislature passed Senate Bill (SB) 1389, which required the CEC to develop
an integrated energy plan every two years for electricity, natural gas, and transportation fuels
for the California Energy Policy Report. The plan calls for the State to assist in the
transformation of the transportation system to improve air quality, reduce congestion, and
increase the efficient use of fuel supplies with the least environmental and energy costs. To
further this policy, the plan identifies a number of strategies, including assistance to public
agencies and fleet operators in implementing incentive programs for zero emission vehicles and
their infrastructure needs, and encouragement of urban designs that reduce vehicle miles
traveled and accommodate pedestrian and bicycle access.
In compliance with the requirements of SB 1389, the CEC adopts an Integrated Energy Policy
Report every two years and an update every other year. The CEC approved the 2019 Integrated
Energy Policy Report in February 2020. The 2019 Integrated Energy Policy Report covers a broad
range of topics, including decarbonizing buildings, integrating renewables, energy efficiency,
energy equity, integrating renewable energy, updates on Southern California electricity
reliability, climate adaptation activities for the energy sector, natural gas assessment,
transportation energy demand forecast, and the California Energy Demand Forecast.
Renewable Portfolio Standard
SB 1078 established the California Renewable Portfolio Standards program in 2002. SB 1078
initially required that 20 percent of electricity retail sales be served by renewable resources by
2017; however, this standard has become more stringent over time. In 2006, SB 107
accelerated the standard by requiring that the 20 percent mandate be met by 2010. In April
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2011, SB 2 required that 33 percent of electricity retail sales be served by renewable resources
by 2020. In 2015, SB 350 established tiered increases to the Renewable Portfolio Standards of
40 percent by 2024, 45 percent by 2027, and 50 percent by 2030. In 2018, SB 100 increased the
requirement to 60 percent by 2030 and required that all State's electricity to come from
carbon‐free resources by 2045. SB 100 took effect on January 1, 2019.
California Energy Efficiency Strategic Plan
On September 18, 2008, the CPUC adopted California’s first Long‐Term Energy Efficiency
Strategic Plan, presenting a roadmap for energy efficiency in California. The Plan articulates a
long‐term vision and goals for each economic sector and identifies specific near‐term, mid‐
term, and long‐term strategies to assist in achieving those goals. The Plan also reiterates the
following four specific programmatic goals known as the “Big Bold Energy Efficiency Strategies”
that were established by the CPUC in Decisions D.07‐10‐032 and D.07‐12‐051:
All new residential construction will be zero net energy (ZNE) by 2020.
All new commercial construction will be ZNE by 2030.
50 percent of commercial buildings will be retrofit to ZNE by 2030.
50 percent of new major renovations of State buildings will be ZNE by 2025.
Previous CEQA Documents
The VCC EIR found that the VCC would indirectly result in irretrievable commitment and use of
energy and non‐renewable resources for construction and operation of future residential and
non‐residential uses. However, the VCC EIR determined that the level and amount of
commitment of such resources is commensurate with similar development projects undertaken
in the Bay Area and throughout California and the nation.
Project Impacts and Mitigation Measures
(a) Wasteful consumption of energy resources
Similar to the VCC project, the proposed project would increase the demand for electricity,
natural gas, and gasoline. The discussion and analysis provided below is based on data included
in the CalEEMod output, which is included in Appendix B.
Construction‐Period Energy Use. The anticipated construction schedule assumes that the
proposed project would be built over 20 months. The proposed project would require grading,
site preparation, and building activities during construction.
Construction of the proposed project would require energy for the manufacture and
transportation of construction materials, preparation of the site for grading activities, and
construction of the proposed facilities. Petroleum fuels (e.g., diesel and gasoline) would be the
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primary sources of energy for these activities. In order to increase energy efficiency on the site
during project construction, the project would restrict equipment idling times to five minutes or
less and would require construction workers to shut off idle equipment, as required by
Mitigation Measure AIR‐1. In addition, construction activities are not anticipated to result in an
inefficient use of energy as gasoline and diesel fuel would be supplied by construction
contractors who would conserve the use of their supplies to minimize their costs on the project.
Energy usage on the project site during construction would be temporary in nature and would
be relatively small in comparison to the State’s available energy sources. Therefore,
construction energy impacts would be less than significant. The proposed project would not
result in any new or more severe impacts compared to those previously identified in the VCC
EIR, and no new mitigation would be required.
Operational Energy Use. Energy use consumed by the proposed project would be associated
primarily with electricity consumption and fuel used for vehicle trips associated with the
project. With adoption of the new Construction All Electric Reach Code, installation of natural
gas infrastructure in new construction will be restricted. However, to be conservative, it is
assumed that natural gas could be used during project operation.
Energy and natural gas consumption was estimated for the project using default energy
intensities by building type in CalEEMod. In addition, the proposed buildings would be
constructed to CALGreen standards, which was included in CalEEMod inputs. Electricity and
natural gas usage estimates associated with the proposed project are shown in Table H. In
addition, the proposed project would result in energy usage associated with gasoline to fuel
project‐related trips. Based on the CalEEMod analysis, the proposed project would result in
approximately 745,637 vehicle miles traveled (VMT) per year. The average fuel economy for
light‐duty vehicles (autos, pickups, vans, and SUVs) in the United States has steadily increased
from about 14.9 miles per gallon (mpg) in 1980 to 22.0 mpg in 2015. Therefore, using the
USEPA fuel economy estimates for 2015, the proposed project would result in the consumption
of approximately 33,893 gallons of gasoline per year. Table H, below, shows the estimated
potential increased electricity and natural gas demand associated with the proposed project.
Table H: Estimated Annual Energy Use of Proposed Project
Electricity Use
(kWh per year)
Natural Gas Use
(therms per year)
Gasoline
(gallons per year)
568,642 9,724 33,893
Source: LSA (March 2021).
As shown in Table H, the estimated potential increased electricity demand associated with the
proposed project is 568,642 kWh per year. As identified above, in 2019, Alameda County
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consumed 10,684,085,867 kWh; therefore, electricity demand associated with the proposed
project would be less than 0.1 percent of Alameda County’s total electricity demand.
The estimated potential increased natural gas demand associated with the proposed project is
9,724 therms per year, as shown in Table H. In 2019, Alameda County consumed approximately
384,150,529 therms; therefore, natural gas demand associated with the proposed project
would be less than 0.1 percent of Alameda County’s total natural gas demand.
In addition, the proposed project would result in energy usage associated with gasoline to fuel
project‐related trips. As shown above in Table H, vehicle trips associated with the proposed
project would consume approximately 33,893 gallons of gasoline per year. In 2015, vehicles in
California consumed approximately 15.1 billion gallons of gasoline. Therefore, gasoline demand
generated by vehicle trips associated with the proposed project would be a minimal fraction of
gasoline and diesel fuel consumption in California.
East Bay Community Energy (EBCE) would supply the proposed project’s electricity, which is
delivered by PG&E. The basic EBCE plan, Bright Choice, provides 40 percent of delivered
electricity from renewable sources, including wind, solar, and hydropower. EBCE also provides a
Renewable 100 plan, which provides 100 percent of delivered electricity from renewable
sources, including wind and solar. Natural gas, if used, would be supplied and provided by
PG&E. EBCE and PG&E will continue to provide reliable service to their customers and upgrade
their distribution systems as necessary to meet future demand. In addition, the proposed
project would be constructed to CALGreen standards, which would help to reduce energy and
natural gas consumption.
Therefore, the proposed project would not result in the wasteful, inefficient, or unnecessary
consumption of fuel or energy. Construction and operation period impacts related to
consumption of energy resources would be less than significant. The proposed project would
not result in any new or more severe impacts compared to those previously identified in the
VCC EIR, and no new mitigation would be required.
(b) Conflict with local plan for renewable energy
As indicated above, energy usage on the project site during construction would be temporary in
nature. In addition, energy usage associated with operation of the proposed project would be
relatively small in comparison to the State’s available energy sources and energy impacts would
be negligible at the regional level. Because California’s energy conservation planning actions are
conducted at a regional level, and because the project’s total impact to regional energy supplies
would be minor, the proposed project would not conflict with California’s energy conservation
plans as described in the CEC’s 2019 Integrated Energy Policy Report. Therefore, the proposed
project would not conflict with or obstruct a state or local plan for renewable energy or energy
efficiency and this impact would be less than significant. The proposed project would not result
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in any new or more severe impacts compared to those previously identified in the VCC EIR, and
no new mitigation would be required.
Source(s)
California Energy Commission. 2017. California Gasoline Data, Facts, and Statistics. Website:
www.energy.ca.gov/almanac/transportation_data/gasoline (accessed March 2021).
California Energy Commission. 2018. 2018 Total System Electric Generation. Website:
https://www.energy.ca.gov/data‐reports/energy‐almanac/california‐electricity‐
data/2019‐total‐system‐electric‐generation/2018 (accessed March 2021).
California Energy Commission. 2019. Notice of Request for Public Comments on the Draft
Scoping Order for the 2019 Integrated Energy Policy Report. Docket No. 19‐IEPR‐01.
California Energy Commission. 2021. Energy Consumption Data Management Service. Electricity
Consumption by County. Website: www.ecdms.energy.ca.gov/elecbycounty.aspx
(accessed March 2021).
California Energy Commission. 2021. Energy Consumption Data Management Service. Gas
Consumption by County. Website: www.ecdms.energy.ca.gov/gasbycounty.aspx
(accessed March 2021).
California Public Utilities Commission. 2008. California Long‐Term Energy Efficiency Strategic
Plan. September. Website: cpuc.ca.gov/General.aspx?id=4125 (accessed March 2021).
California Public Utilities Commission. 2019. Renewables Portfolio Standard Program. Website:
cpuc.ca.gov/rps (accessed March 2021).
PG&E. 2020. Exploring Clean Energy Solutions. June. Website: https://www.pge.com/en_US/
about‐pge/environment/what‐we‐are‐doing/clean‐energy‐solutions/clean‐energy‐
solutions.page?WT.mc_id=Vanity_cleanenergy (accessed March 2021).
U.S. Department of Transportation. 2017. “Table 4‐23: Average Fuel Efficiency of U.S. Light Duty
Vehicles.” Website: www.bts.gov/archive/publications/national_transportation_
statistics/table_04_23 (accessed March 2021).
U.S. Energy Information Administration. 2019. Natural Gas Explained‐Use of Natural Gas.
Website: eia.gov/energyexplained/index.php?page=natural_gas_use (accessed March
2021).
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Geology and Soils
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
6. GEOLOGY AND SOILS. Would the project:
a. Directly or indirectly cause potential substantial adverse
effects, including the risk of loss, injury, or death involving:
i. Rupture of a known earthquake fault, as delineated
on the most recent Alquist‐Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the
area or based on other substantial evidence of a
known fault?
X
ii. Strong seismic ground shaking? X
iii. Seismic‐related ground failure, including
liquefaction? X
iv. Landslides? X
b. Result in substantial soil erosion or the loss of topsoil? X
c. Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project, and
potentially result in on‐ or off‐site landslide, lateral
spreading, subsidence, liquefaction or collapse?
X
d. Would the project be located on expansive soil, as defined
in Table 18‐1‐B of the Uniform Building Code (1994),
creating substantial direct or indirect risks to life or
property?
X
e. Would the project have soils incapable of adequately
supporting the use of septic tanks or alternative waste
water disposal systems where sewers are not available for
the disposal of waste water?
X
f. Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature? X
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Environmental Setting
The project site is located within the Coast Ranges geomorphic province, generally
characterized by northwest‐southeast trending valleys and ridges. Bedrock in the vicinity
consists of Miocene‐ to Pliocene‐age marine and non‐marine sedimentary rocks. The project
site is primarily underlain by Miocene‐age sedimentary bedrock, which has been cut to develop
the building pads and parking area for the VCC, and by areas of thick fill, including portions of
the driveway and play fields. Thick fill occupies the northeast, east, and south portions of the
project site, as well as the large drainage swale at the west central portion of the project site.
Subsurface investigations of the site typically encountered up to four feet of colluvium
overlying the bedrock on steeper slopes, with as much as 14 feet of colluvium observed on the
southeast comer of the site. Colluvium generally thickens in drainage swale areas and
predominantly consist of dark brown to dark gray silty clay and sandy clay, with low to high
plasticity and moderate to high expansion potential. Previous mass grading of the site resulted
in removal of colluvium in cut areas; however, remnants of colluvium may still exist, particularly
beneath fill at former drainage swales.
The project site is located approximately 26 miles northeast of the San Andreas fault,
approximately seven miles northeast of the Hayward fault, approximately 0.7 mile southwest of
the Calaveras fault, and approximately 42 miles southeast of the Rodgers Creek fault. The
Dublin fault is located within 700 feet of the western property boundary; however, according to
the Geotechnical Feasibility Study prepared for the VCC expansion project, it is unlikely that the
Dublin fault would be capable of an earthquake exceeding magnitude 5‐5.5. The project site is
not located within a State‐designated Alquist‐Priolo Earthquake Fault Zone.
The Geotechnical Feasibility Study also noted that portions of the project site exhibited
characteristics of a large landslide. Grading was performed to mitigate the landslide during
grading for adjacent residential development and Inspiration Drive, as well as existing
improvements associated with the VCC. However, the extent of landslide mitigation has not
been confirmed. Two small, shallow landslides were identified in the southwest portion of the
project site.
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Regulatory Framework
Federal and State Regulations
Alquist‐Priolo Earthquake Fault Zoning Act Following the 1971 San Fernando earthquake, the
State legislature passed the Alquist‐Priolo Earthquake Fault Zoning (AP) Act, requiring the State
Geologist to delineate Earthquake Fault Zones (EFZ) along known active faults that have high
potential for fault rupture. Active faults are defined as a fault that has surface displacement
within the last 11,000 years. The AP Act also regulates developments near known active faults
due to hazards associated with surface ruptures. As per the AP Act, development areas in or
near the Alquist‐Priolo Earthquake Fault Zone require evaluation for potential surface ruptures
in order to ensure public safety. State regulations prohibit habitable structures from being sited
within 50 feet of an active fault.
Seismic Hazards Mapping Act
The State legislature passed the Seismic Hazards Mapping Act (SHMA) to ensure public safety in
regards to the effects of strong ground shaking, liquefaction, landslides, and other seismic
hazards. Per the SHMA, the California Geological Survey (CGS) has established a Statewide
mapping program for cities and counties to aid in identifying areas subject to these seismic
hazards, which includes the central San Francisco Bay Area.
California Building Code
The State of California provides a minimum standard for building design and construction
standards through Title 24 of the California Code of Regulations (CCR), known as the California
Building Code (CBC). The CBC is updated every three years, and the current 2019 CBC went into
effect in January 2020. Generally, the CBC is adopted on a jurisdiction‐by‐jurisdiction basis,
subject to further modification based on local conditions. The CBC defines the requirements for
seismic safety, excavation, and construction activities relating to foundations, retaining walls,
and site demolition. It also regulates grading activities such as drainage and erosion control.
California Public Resources Code Section 5097.5
Section 5097.5 of the California Public Resources Code prohibits the excavation, removal,
destruction, or tampering with any paleontological resources situated on public lands, except
with the express permission of a public agency with jurisdiction over the lands.
Local Regulations
City of Dublin General Plan
Chapter 8.0 of the General Plan outlines policies and programs related to seismic safety, safety
and emergency preparedness. The following policies related to geology and soils are applicable
to the proposed project:
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Guiding Policy 8.2.1.A.1. Geologic hazards shall be mitigated or development shall be
located away from geologic hazards in order to preserve life, protect property, and
reasonably limit the financial risks to the City of Dublin and other public agencies that
would result from damage to poorly located public facilities.
Implementing Policy 8.2.1.B.1. Structural and Grading Requirements
a. All structures shall be designed to the standards delineated in the Dublin Building
Code and Dublin’s Grading Ordinance. A “design earthquake” shall be established by
an engineering geologist for each structure for which ground shaking is a significant
design factor.
b. Structures intended for human occupancy shall be at least 50 feet from any active
fault trace; freestanding garages and storage structures may be as close as 25 feet.
These distances may be reduced based on adequate exploration to accurately locate
the fault trace.
Generally, facilities should not be built astride potential rupture zones, although certain low‐
risk facilities may be considered. Critical facilities that must cross a fault, such as oil, gas, and
water lines, shall be designed to accommodate the maximum expected offset from fault
rupture. Site specific evaluations shall determine the maximum credible offset.
Previous CEQA Documents
VCC EIRThe VCC EIR determined that implementation of the VCC expansion project could result
in potentially significant impacts related to seismic ground shaking, landslide, and expansive
soils. Other impacts were determined to be less than significant. The VCC EIR identified one
mitigation measure to reduce impacts related to geology and soils:
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. The report(s) shall address the potential for extension
of the Dublin fault on the site, expansive soils and the potential for future landslides on
the site. Specific measures to reduce seismic hazards, expansive soils and landslide
hazards to a less‐than‐significant level shall be included in the report(s).
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2018 Supplemental IS/MNDNo new or more significant impacts related to geology and soils
were identified in the 2018 Supplemental IS/MND.
Project Impacts and Mitigation Measures
(a) Seismic hazards
No New Impact. Potential impacts related to seismic hazards are described below.
Fault Rupture. The project site is not located within or adjacent to an Alquist‐Priolo Earthquake
Fault Zone. Therefore, the project would have no impact related to fault rupture.
Ground Shaking. The project site and the entire San Francisco Bay Area are located in a
seismically active region subject to strong seismic ground shaking. Ground shaking is a general
term referring to all aspects of motion of the earth’s surface resulting from an earthquake, and
is normally the major cause of damage in seismic events. The extent of ground‐shaking is
controlled by the magnitude and intensity of the earthquake, distance from the epicenter, and
local geologic conditions. The magnitude of a seismic event is a measure of the energy released
by an earthquake; it is assessed by seismographs that measure the amplitude of seismic waves.
The intensity of an earthquake is a subjective measure of the perceptible effects of a seismic
event at a given point. The Modified Mercalli Intensity (MMI) scale is the most commonly used
scale to measure the subjective effects of earthquake intensity. It uses values ranging from I to
XII.
Mapping has been compiled by the Metropolitan Transportation Commission (MTC) and
Association of Bay Area Governments (ABAG) for the likely shaking intensities in the Bay Area
that would have a 10 percent chance of occurring in any 50‐year period. A large earthquake
(magnitude 6.7 or greater) on one of the major active faults in the region would generate
severe (MMI 8) ground shaking at the project site.
The most significant adverse impact associated with strong seismic shaking is potential damage
to structures and improvements. The risk of ground shaking impacts is reduced through
adherence to the design and materials standards set forth in building codes. The City of Dublin
has adopted the 2019 CBC (Title 24, Part 2 of the California Code of Regulations), which
provides for stringent construction requirements on projects in areas of high seismic risk. The
design and construction for the proposed project would be required to conform with, or
exceed, current best standards for earthquake resistant construction in accordance with the
most recent CBC adopted by the City and with the generally accepted standards of geotechnical
practice for seismic design in Northern California. In addition, implementation of Mitigation
Measure 4.5‐1, identified in the VCC EIR, which requires the preparation and implementation of
a site‐specific geotechnical investigation for each building constructed at the project site, would
ensure this impact would be reduced to a less than significant level. With adherence to
Mitigation Measure 4.5‐1, identified in the VCC EIR, there would be no new or substantially
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more severe significant impacts related to ground shaking beyond what has been analyzed in
the prior environmental documents. No additional analysis is required.
Liquefaction. Liquefaction is the transformation of loose, fine‐grained sediment to a fluid‐like
state similar to quicksand. This phenomenon occurs due to strong seismic activity, and lessens
the soil’s ability to support a structural foundation. The primary factors affecting the possibility
of liquefaction in soil are: (1) intensity and duration of earthquake shaking; (2) soil type and
relative density; (3) overburden pressures; and (4) depth to groundwater. Soil most susceptible
to liquefaction is clean, loose, fine‐grained sands and non‐plastic silts that are saturated.
The California Geological Survey (CGS) has mapped Seismic Hazard Zones that delineate areas
susceptible to liquefaction and/or landslides that require proposed new developments in these
areas to conduct additional investigation to determine the extent and magnitude of potential
ground failure. According to mapping by CGS, the project site is not located in an area mapped
as a liquefaction hazard zone. Therefore, impacts related to liquefaction would be less than
significant.
Landslide. As described above, the project site contains known landslides and areas of the
project site are steeply sloped. Implementation of Mitigation Measure 4.5‐1, identified in the
VCC EIR, which requires the preparation and implementation of a site‐specific geotechnical
investigation for each building constructed at the project site, would ensure impacts related to
landslide would be reduced to a less than significant level. With adherence to Mitigation
Measure 4.5‐1, identified in the VCC EIR, there would be no new or substantially more severe
significant impacts related to landslide beyond what has been analyzed in the prior
environmental documents. No additional analysis is required.
(b) Erosion/topsoil loss
No New Impact. The potential for soil erosion exists during the period of earthwork activities
and between the time when earthwork is completed and new vegetation is established or
hardscape is installed. Exposed soils could be entrained in stormwater runoff and transported
off the project site. Construction specifications require the preparation of a Stormwater
Pollution and Prevention Plan (SWPPP) prior to any ground disturbance activities as required by
the National Pollutant Discharge Elimination System (NPDES) General Permit (GP) for
Construction (Order 2009‐009‐DWQ). The SWPPP would provide the details of the erosion
control measures to be applied on the project site during the construction period, including
Best Management Practices (BMPs) for erosion control that are recognized by the RWQCB.
Additional details regarding the SWPPP are provided in Section 9, Hydrology and Water Quality.
In addition, the proposed project would be required to comply with Mitigation Measures 4.6‐1
and 4.6‐2, identified in the VCC EIR and described in Section 9 below, to reduce short‐ and long‐
term erosion and sedimentation associated with project construction and operation.
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With adherence to the mitigation measures identified in the prior environmental documents
and compliance with regulatory requirements, there would be no new or substantially more
severe significant impacts related to erosion beyond what has been analyzed in the prior
environmental documents. No additional analysis is required.
(c‐d) Soil stability
No New Impact. Expansive soils are characterized by the potential for shrinking and swelling as
the moisture content of the soil decreases and increases, respectively. Shrink‐swell potential is
influenced by the amount and type of clay minerals present and can be measured by the
percent change of the soil volume. Soils underlying the project site are primarily composed of
Diablo clay, 15 to 30 percent slopes, according to the United States Department of Agriculture
(USDA) Natural Resources Conservation Service Web Soil Survey. Diablo clay is a deep, well
drained soil type, with high shrink‐swell potential.
The proposed project would be designed and constructed consistent with the most current
earthquake resistance standards for Seismic Zone 4 in the CBC, which includes specifications for
site preparation, such as compaction requirements for foundations. Therefore, the project site
is not anticipated to become unstable as a result of the proposed project, or potentially result
in on‐ or off‐site landslides, liquefaction, lateral spreading or settlement. In addition,
implementation of Mitigation Measure 4.5‐1 identified in the VCC EIR and described above
would reduce potential impacts associated with unstable soils to a less‐than‐significant level.
With adherence to the mitigation measures identified in the VCC EIR and compliance with
standard City development requirements, there would be no new or substantially more severe
significant impacts related to soil stability beyond what has been analyzed in the prior
environmental documents. No additional analysis is required.
(e) Soil capability to support waste water disposal, including septic
No New Impact. The proposed project would connect to the existing wastewater conveyance
system. On‐site treatment and disposal of wastewater is not proposed for the project;
therefore, the proposed project would have no impacts associated with soils incapable of
supporting alternative wastewater disposal systems. No new impacts or substantially more
severe significant impacts would occur. No additional analysis is required.
(f) Paleontological/unique geological resources
No New Impact. No paleontological resources or unique geologic features are known to exist
within the project site and ground disturbance for the proposed project is not expected to
extend deep enough to affect native soils or to impact scientifically important paleontological
resources. If such resources are encountered during ground‐disturbing activities,
implementation of Mitigation Measure 4.4‐1, identified in the VCC EIR would reduce any
potential impacts to paleontological resources to a less‐than‐significant level. With adherence
to Mitigation Measure 4.4‐1, there would be no new or substantially more severe significant
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impacts to paleontological resources beyond what has been analyzed in the prior
environmental documents. No additional analysis is required.
Source(s)
California Geological Survey. 2019. California Earthquake Hazards Zone Application. Website:
maps.conservation.ca.gov/cgs/EQZApp/app/ (accessed August 18, 2021).
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
Metropolitan Transportation Commission and Association of Bay Area Governments. 2018.
Probabilistic Earthquake Shaking Hazard Map. Website: mtc.maps.arcgis.com/apps/
webappviewer/index.html?id=4a6f3f1259df42eab29b35dfcd086fc8 (accessed August
18, 2021).
United States Department of Agriculture. Natural Resources Conservation Service. Web Soil
Survey. Website: websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx (accessed
August 18, 2021).
United States Department of Agriculture Soil Conservation Service. 1975. Soil Survey of
Alameda County, Western Part. Available online at: www.nrcs.usda.gov/Internet/
FSE_MANUSCRIPTS/california/CA610/0/alameda.pdf (accessed August 18, 2021).
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Greenhouse Gas Emissions
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
7. GREENHOUSE GAS EMISSIONS. Would the project:
a. Generate greenhouse gas emissions, either directly or
indirectly, that may have a significant impact on the
environment?
X
b. Conflict with applicable plan, policy or regulation adopted
for the purpose of reducing the emissions of greenhouse
gases?
X
Project Impacts and Mitigation Measures
Since the VCC EIR was certified before greenhouse gas (GHG) emission analysis became a CEQA
requirement in 2006, the determination of whether GHG emissions and climate change need to
be analyzed for this proposed project is governed by the law on supplemental or subsequent
EIRs (Public Resources Code Section 21166 and CEQA Guidelines Sections 15162 and 15163).
The topic of the project’s contribution to GHG emissions was not analyzed in the VCC EIR.
However, these impacts are not required to be analyzed unless they constitute new
information of substantial importance that was not known and could not have been known at
the time the previous EIR was certified as complete (Public Resources Code Section 21166 and
the CEQA Guidelines Sections 15162 and 15163). The impact of GHG emissions was known at
the time of the certification of the VCC EIR. Under CEQA standards, it is not new information
that requires analysis in a supplemental EIR or negative declaration. Therefore, no
supplemental environmental analysis of the project’s impacts on this issue is required under
CEQA.
(a‐b) Generate greenhouse gas (GHG) emissions or conflict with GHG plans or regulations
As discussed above, no additional environmental analysis is required under Public Resources
Code Section 21166.
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Hazards and Hazardous Materials
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
8. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
a. Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials?
X
b. Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into
the environment?
X
c. Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within ¼ mile of
an existing or proposed school?
X
d. Be located on a site which is included on a list of hazardous
materials sites compiled pursuant to Government Code
Section 65962.5 and, as a result, would it create a
significant hazard to the public or the environment?
X
e. For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project
result in a safety hazard or excessive noise for people
residing or working in the project area?
X
f. Impair implementation of or physically interfere with an
adopted emergency response plan or emergency
evacuation plan?
X
g. Expose people or structures, either directly or indirectly, to
a significant risk of loss, injury or death involving wildland
fires, including where wildlands are adjacent to urbanized
areas or where residences are intermixed with wildlands?
X
Environmental Setting
The project site includes development of Parcels 2 and 3 within the larger VCC site. Both Parcels
2 and 3 are currently undeveloped. Parcel 1 is developed with the existing VCC complex, which
consists of a church and a pre‐school through grade 12 private school, with associated parking,
landscaping, sports and play fields, lighting and other infrastructure. Further north of the VCC
complex and portions of Parcel 3 is a single‐family residential neighborhood with two‐story
homes. Parcel 3 is bordered to the east by a single‐family residential neighborhood with one‐
and two‐story homes. Further east are residential uses and commercial development along
Dublin Boulevard. To the south of both parcels is I‐580, across which are residential uses and
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two churches, Pleasant View Church of Christ and Kingdom Hall of Jehovah's Witnesses. Parcel
2 is bound to the west by multi‐family residential development and undeveloped open space.
Regulatory Framework
Federal and State Regulations
Federal Aviation Administration (FAA)
Notification to the FAA is required for the construction of any tower or the alteration of an
antenna structure that is registered with the Commission’s Antenna Structure Registration
(ASR) system. Generally, towers that meet certain height and location requirements (e.g., are
more than 200 feet above ground level and/or are located within proximity of an airport)
require notice with the FAA and ASR system and must register with the Federal
Communications Commission (FCC). A final determination of “no hazard” is required from the
FAA prior to any construction or alteration of facilities.California Environmental Protection
Agency
The California Environmental Protection Agency (CalEPA) was formed in 1991 to preserve and
protect the environment and to ensure public health and safety in relation to environmental
laws and regulations. The CalEPA manages the State’s natural resources in a cohesive, cabinet‐
based system. Additionally, the CalEPA implements the Unified Program, which ensures
consistency in the administrative and enforcement actions taken in regard to hazardous waste
and materials.Resource Conservation and Recovery Act
The Resource Conservation and Recovery Act (RCRA) of 1976 authorized the USEPA to control
hazardous waste from “cradle‐to‐grave,” which includes the generation, transportation,
treatment, storage, and disposal of hazardous waste. Additionally, RCRA established regulations
for managing non‐hazardous solid wastes. In 1986, amendments to RCRA provided authority to
the USEPA to manage environmental problems that could result from underground tanks
storing petroleum and other hazardous substances.
Comprehensive Environmental Response, Compensation, and Liability Act
Commonly known as Superfund, the Comprehensive Environmental Response, Compensation,
and Liability Act (CERCLA) of 1980 established regulations concerning closed and abandoned
hazardous waste sites. Additionally, it provided regulations regarding liability for closed and
abandoned hazardous waste sites and established a trust fund for cleanup when no liability is
found.
California Department of Toxic Substances and Control
The California Department of Toxic Substances Control (DTSC) is a sub‐department under the
CalEPA and manages the federal hazardous waste program within the State. The department
regulates the lifecycle of hazardous waste and sets goals for reducing hazardous waste
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production. The program follows federal and State law to ensure hazardous waste managers
correctly handle, store, transport, dispose, reduce, and clean waste, and are equipped in the
event of an emergency.
Government Code Section 65962.5
CalEPA is required by Section 65962.5 of the Government Code to develop and update a list of
hazardous waste and substances sites, known as the Cortese List. The SWRCB and DTSC identify
hazardous substance release sites included on the Cortese List, which is used by State and local
agencies to ensure CEQA compliance.
California Building Code
The State of California provides a minimum standard for building design construction through
Title 24 of the California Code of Regulations (CCR) through the CBC, which is located in Part 2
of Title 24. The CBC is updated every three years, and the current 2019 CBC went into effect in
January 2020. It is generally adopted on a jurisdiction‐by‐jurisdiction basis, subject to further
modification based on local conditions. City building officials monitor commercial and
residential building plans to ensure compliance with fire safety standards within the CBC.
California Fire Code
The California Fire Code includes regulations for emergency planning, fire service features, fire
protection systems, hazardous materials, fire flow requirements, and fire hydrant locations and
distribution. Several fire safety requirements include: installation of sprinklers in all high‐rise
buildings; the establishment of fire resistance standards for fire doors, building materials, and
particular types of construction; and the clearance of debris and vegetation within a prescribed
distance from occupied structures in wildlife hazard areas. Chapter 5.08 of the City’s Municipal
Code adopts the California Fire Code by reference, which is updated every three years.
California Emergency Management Agency
The California Emergency Management Agency (CalEMA) was consolidated as part of the
Governor’s Office on January 1, 2009, merging the former Governor’s Office of Emergency
Services with the existing Governor’s Office of Homeland Security. CalEMA coordinates all State
agency response to major disasters to provide support and hazard mitigation efforts for local
governments. The agency also ensures the State has the appropriate resources and plans in
order to respond in the event of all natural and human‐induced emergencies and disasters.
California Department of Forestry and Fire Protection
The California Department of Forestry and Fire Protection (CALFIRE) maps the predicted threat
of fire within all of California. CALFIRE categorizes this threat based on factors including fuel
availability, topography, fire history, and climate. These threats are ranked on a threshold from
no fire threat, moderate, high, and very high fire threat. The 2012 Strategic Fire Plan for
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California was generated by CALFIRE to provide guidelines and objectives in order to account
for associated fire impacts. The Strategic Plan was recently updated in January 2019.
California Accidental Release Prevention Program
The California Accidental Release Prevention (CalARP) Program aims to prevent accidental
releases of regulated hazardous materials that represent a potential hazard beyond property
boundaries. Facilities that are required to participate in the CalARP Program use or store
specified quantities of toxic and flammable substances (hazardous materials) that can have off‐
site consequences if accidentally released. A Risk Management Plan (RMP) is required for such
facilities. The intent of the RMP is to provide basic information that may be used by first
responders in order to prevent or mitigate damage to the public health and safety and to the
environment from a release or threatened release of a hazardous material, and to satisfy
federal and state Community Right‐to‐Know laws. The Alameda County Department of
Environmental Health reviews CalARP risk management plans as the Certified Unified Program
Agency (CUPA).
Regional and Local Regulations
San Francisco Bay Regional Water Quality Control Board
The Porter‐Cologne Water Quality Control Act established the State Water Resources Control
Board (SWRCB) and nine regional water boards including the San Francisco Bay Regional Water
Quality Control Board (RWQCB). The San Francisco Bay RWQCB oversees the regulation of
waterways within the City of Dublin, and can order groundwater investigations and remediation
actions in the event that either groundwater or State surface waters are susceptible to threat.
City of Dublin General Plan
Section 8.3.4 of the General Plan outlines policies and programs related to hazards and
hazardous materials. The following policies related to hazardous materials are applicable to the
proposed project:
Guiding Policy 8.3.4.1.A.1. Maintain and enhance the ability to regulate the use,
transport, and storage of hazardous materials and to quickly identify substances and
take appropriate action during emergencies.
Guiding Policy 8.3.4.1.A.2. Minimize the risk of exposure to hazardous materials from
contaminated sites.
Implementing Policy 8.3.4.1.B.4. Require site‐specific hazardous materials studies for
new development projects where there is a potential for the presence of hazardous
materials from previous uses on the site. If hazardous materials are found, require the
clean‐up of sites to acceptable regulatory standards prior to development.
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City of Dublin Wildfire Management Plan
In 1996, the City adopted the City of Dublin Wildfire Management Plan to reduce the risk of
open land wildfire while protecting wildlife habitat and other open space values. The Wildfire
Management Plan outline responsibilities for the maintenance of open space, funding source
for open space maintenance, submittal requirements for review and approval, construction
requirements for buildings adjacent to open space or other undeveloped land, emergency
access to open space area, and vegetation standards.
Previous CEQA Documents
VCC EIRThe VCC EIR did not evaluate hazards and hazardous materials as part of the
environmental analysis.
2018 Supplemental IS/MNDNo significant impacts related to hazards and hazardous materials
were identified in the 2018 Supplemental IS/MND.
Project Impacts and Mitigation Measures
(a) Exposure to hazardous materials
No New Impact. The proposed project would result in the construction of a memory care
facility and an assisted living facility. These land uses typically do not involve transport, use, or
disposal of significant quantities of hazardous materials. However, operation of the proposed
project could involve the use, handling, and storage of small quantities of commercially‐
available hazardous materials associated with facilities operation and maintenance (e.g., paint,
cleaning supplies, pesticides, and herbicides), as well as, biohazardous materials and medical
wastes, including needle disposal bins for diabetic residents and pharmaceuticals. Needle
disposal bins would be taken by staff to a nearby hospital for disposal on a scheduled basis.
Hazardous materials stored and used at the site would be required to be managed in
accordance with applicable local, State, and federal hazardous materials regulations that would
reduce risks associated with leakage, explosions, fires, or the escape of harmful gases.
Therefore, a significant hazard to the public or environment through the routine transport, use,
or disposal of hazardous materials would not occur and potential impacts related to operational
use of hazardous materials would be less than significant.
During project construction, hazardous materials such as fuel, lubricants, paint, sealants, and
adhesives would be transported and used at the project site. The proposed project would be
required to comply with federal, State, and local regulations regarding the transportation, use,
and disposal of hazardous materials, including preparation and implementation of a Storm
Water Pollution Prevention Plan (SWPPP) that requires implementation of control measures for
hazardous material storage and soil stockpiles, inspections, maintenance, and training, and
containment of releases to prevent runoff into existing storm collection systems or waterways.
Compliance with existing regulations and implementation of the SWPPP during construction
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would ensure that potential impacts associated with hazardous material use, transport, and
disposal are considered less than significant. Therefore, no new significant impacts would
occur. No additional analysis is required.
(b) Upset/accident
No New Impact. The proposed project would not involve storage or use of hazardous materials
(except for small quantities for routine maintenance and limited biohazardous materials and
medical wastes as described above) or generation of significant hazardous wastes. As such,
potential significant impacts related to a foreseeable upset would not be expected.
During construction, hazardous materials such as fuel, lubricants, paint, sealants, and adhesives
would be transported and used at the project site. Management of these materials at the
project site would be subject to the requirements of the National Pollutant Discharge
Elimination System (NPDES) Construction General Permit. Compliance with the Construction
General Permit would require preparation and implementation of a Stormwater Pollution
Prevention Plan (SWPPP) designed to reduce the risk of spills or leaks from the reaching the
environment. The SWPPP would also include a Spill Response Plan to address minor spills of
hazardous materials. Compliance with SWPPP requirements would ensure that potential
significant hazards associated with routine transport, use, or disposal of hazardous materials
during and after construction would be less than significant. No new significant impacts would
occur. No additional analysis is required.
(c) Near school
No New Impact. As described above, the existing VCC facility on the project site includes a
school. No other schools are located within 0.25 mile of the project site. As described in
Sections 8.a and 8.b, the proposed project would not emit hazardous emissions or handle
hazardous or acutely hazardous materials, substances, or waste. Operation of the proposed
project could involve the use, handling, and storage of small quantities of commercially‐
available hazardous materials associated with facilities operation and maintenance (e.g., paint,
cleaning supplies, pesticides, and herbicides), as well as biohazardous materials and medical
wastes, including needle disposal bins for diabetic residents and pharmaceuticals. However,
these materials would be required to be managed in accordance with applicable local, State,
and federal hazardous materials regulations. Therefore, no new significant impacts would
occur. No additional analysis is required.
(d) Hazardous materials list
No New Impact. Government Code Section 65962.5 states that the California Department of
Toxic Substances shall compile and maintain annually a list of hazardous waste facilities subject
to corrective action as part of the Health and Safety Code. This list is commonly referred to as
the Cortese List. The project site is not located on the Regional Water Quality Control Board’s
Leaking Underground Tank Cleanup Site (LUST) or any other Cleanup Program Sites (formerly
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known as spills, leaks, investigations, and cleanups or SLIC). These two components comprise
the State Cortese List of known hazardous materials sites compiled pursuant to Government
Code Section 65962.5. Therefore, no significant impact related to being located on a list of
hazardous materials site compiled pursuant to Government Code Section 65962.5 would occur.
No additional analysis is required.
(e) Proximity to a public airport
No New Impact. The project site is not located within an airport land use plan, or within two
miles of a public airport or public use airport. The closest airports to the project site are the
Livermore Municipal Airport, located approximately seven miles east of the project site and the
Hayward Executive Airport, located approximately 9.5 miles southwest. The proposed project
would include development of a memory care facility and an assisted living facility. The
proposed project would not be an incompatible land use, would not add structures of a height
such that it would create a hazard or obstruction, and would not result in the addition of a
characteristic that would create a hazard to air navigation. Therefore, the proposed project
would not result in new significant impacts. No additional analysis is required.
(f) Impair implementation of an emergency response plan or emergency evacuation plan
No New Impact. The Tri‐Valley Local Hazard Mitigation Plan was developed in compliance with
State requirements and also meets the requirements of the Federal Emergency Management
Agency (FEMA) as the City’s local hazard mitigation plan. The Tri‐Valley Local Hazard Mitigation
Plan provides a uniform hazard mitigation strategy for the Tri‐Valley area, addressing a range of
hazards including, but not limited to, earthquakes, floods and wildland fire. The City of Dublin
also has an adopted Comprehensive Emergency Management Plan and a Local Hazard
Mitigation Plan to assess hazards and mitigate risks prior to a disaster event.
The proposed project would construct a memory care facility and an assisted living facility along
Inspiration Drive. It is not located along an identified evacuation route, nor would it affect local
roadways. The proposed project would not interfere with an adopted emergency response plan
or emergency evacuation plan. Because the proposed project would not substantially alter or
block the adjacent roadways, the proposed project would not be expected to impair the
function of nearby emergency evacuation routes, including Dublin Boulevard. Therefore, the
proposed project would not result in new significant impacts related to implementation of an
adopted emergency response plan or emergency evacuation plan. No additional analysis is
required.
(g) Expose people or structures to wildland fires
No New Impact. A wildland fire is a fire occurring in a suburban or rural area which contains
uncultivated land, timber, range, brush, or grasslands. Wildland fires are primarily a concern in
areas where there is a mix of developed and undeveloped lands. The project site is located in a
largely urbanized area. It does not contain areas of moderate, high, or very high Fire Hazard
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Severity Zones for the Local Responsibility Area, nor does it contain any areas of moderate,
high, or very high Fire Hazard Severity for the State Responsibility Area, as mapped by the
California Department of Forestry and Fire Protection (CAL FIRE). The proposed project would
be constructed in accordance with the requirements of the CBC, California Fire Code, and the
City’s Wildfire Management Plan. In addition, consistent with the City’s entitlement process,
project plans would be reviewed by the Alameda County Fire Department to ensure that
required fire protection elements are incorporated into final building plans, including provision
of adequate water supply and pressure, and use of appropriate landscape and building
materials. Therefore no new significant impacts related to wildland fires would occur. No
additional analysis is required.
Source(s)
CAL FIRE. 2020. California Fire Hazard Severity Zone Viewer. Website: egis.fire.ca.gov/FHSZ/
(accessed June 25, 2021).
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2010. City of Dublin Wildfire Management Plan, Adopted July 9, 1996, Revised
March 5, 2002 and November 2, 2010.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
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Hydrology and Water Quality
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
9. HYDROLOGY AND WATER QUALITY. Would the project:
a. Violate any water quality standards or waste discharge
requirements or otherwise substantially degrade surface or
groundwater quality?
X
b. Substantially decrease groundwater supplies or interfere
substantially with groundwater recharge such that the
project may impede sustainable groundwater management
of the basin?
X
c. Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river or through the addition of impervious
surfaces, in a manner which would:
X
i. Result in substantial erosion or siltation on‐ or off‐
site; X
ii. Substantially increase the rate or amount of surface
runoff in a manner which would result in flooding on‐
or offsite;
X
iii. Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide substantial
additional sources of polluted runoff; or
X
iv. Impede or redirect flood flows? X
d. In flood hazard, tsunami, or seiche zones, risk release of
pollutants due to project inundation? X
e. Conflict with or obstruct implementation of a water quality
control plan or sustainable groundwater management
plan?
X
Environmental Setting
The project site is located within the Alamo Canal watershed, which drains an approximately 44
square mile basin including the northern Amador Valley and a portion of the hills south of
Mount Diablo. The Alamo Canal ends at its junction with Arroyo Mocho, where both flow into
Arroyo de la Laguna, which eventually flows into Alameda Creek. The Alamo Canal watershed
includes the Alamo Canal, Alamo Creek, South San Ramon Creek, Dublin Creek and others.
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Local drainage facilities are owned and maintained by the City of Dublin. Regional drainage
facilities are maintained by Zone 7 Flood Control and Water Conservation District.
As described in Section 4, Biological Resources, an ephemeral stream feeds into a culvert near
the western edge of Parcel 2. This drainage appears to be fed by runoff from the adjacent
hillslope between Parcel 2 and the VCC campus to the north. This drainage does not have a
hydrological connection with Dublin Creek, which drains the hills to the northwest. Dublin
Creek is not currently listed as impaired on the current Clean Water Act Section 303(d) List of
Impaired Waters; however, Arroyo Mocho is listed as impaired due to diazinon associated with
urban‐related runoff and water temperature.
According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map
Panel 06001C0304G (August 3, 2009), the project site is not located within a special flood
hazard area.
Regulatory Framework
Federal and State Regulations
Clean Water Act
The USEPA adopted the Clean Water Act (CWA) in 1977 to set a framework for establishing
regulations to protect the chemical, physical, and biological integrity of the nation’s waters. The
National Pollutant Discharge Elimination System (NPDES) under section 402(p) of the CWA aims
to reduce the direct discharge of pollutants into waterways and manage additional pollution
runoff. The San Francisco Bay RWQCB has the authority to administer permits within its
jurisdiction including the City of Dublin. Section 303(d) of the CWA requires that each state
identify “impaired” water bodies or segments of water bodies that do not meet at least one of
the listed state water‐quality standards. When the water body or segment is listed as impaired,
the state institutes a Total Maximum Daily Load (TMDL) for the pollutant found to be creating
the impairment. The TMDL is the maximum amount of a pollutant that a water body can
receive and still meet water‐quality standards, and is usually calculated based on the total
amount of allowable loads generated by a single pollutant deriving from all of its originating
point and non‐point sources. The 303(d) list identifies water bodies that will need to establish a
TMDL in the future in order to abide by water‐quality standards. As per 303(d), the RWQCB has
identified impaired water bodies within its authority as well as the associated pollutants
causing the impairment.
National Pollutant Discharge Elimination System
As described above, the NPDES was established under the CWA to regulate municipal, industrial
and stormwater discharges to the surface waters of the United States, including discharges
from municipal separate storm sewer systems (MS4s). All entities that discharge pollutants into
an identified waterbody of the United States are required to obtain a NPDES permit.
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The proposed project is subject to the conditions of the Municipal Regional Permit (MRP)
(Order No. R2‐2015‐0049 NPDES Permit No. CAS612008). The C.3 Stormwater Technical
Guidance updated in February 2021 as per the Alameda County Clean Water Program, outlines
low impact development provisions that the MS4 permit holders can use during planning of
development activities to manage and reduce occurrences of stormwater runoff pollutant
discharges. These low impact development methods aim to preserve existing natural
landscapes to minimize imperviousness and water quality impacts.
National Flood Insurance Program
The National Flood Insurance Program exists under the Federal Emergency Management
Agency (FEMA) to distinguish and evaluate flood hazards. FEMA generated Flood Insurance
Rate Maps (FIRMs) identify the location of these potential flooding hazards and help plan for
the correct land use and floodplain development within those locations. Information for FIRMs
is generated by Flood Insurance Studies (FISs). Special Flood Hazard Areas (SFHAs) are
distinguished via FIRMs.
Porter‐Cologne Water Quality Control Act
California adopted the Porter‐Cologne Water Quality Act in 1969, giving the SWRCB and
regional water quality control boards authority over State water rights and policies in relation
to managing and enforcing water quality. The regional boards adopt Water Quality Control
Plans (Basin Plans) that outline their region’s water quality conditions and standards as well as
beneficial uses of the region’s ground and surface water. The City of Dublin lies within the
boundaries Region 2 governed by the San Francisco Bay RWQCB. The most recent Basin Plan for
the San Francisco Bay Watershed was updated by the RWQCB in 2015 and is revised
periodically to reflect relevant ecological, technological, and political changes. The Basin also
includes water quality standards for groundwater.
Statewide Construction General Permit
Construction projects or activities that are one acre or more must obtain a General Permit for
Storm Water Discharges Associated with Construction and Land Disturbance Activities, or a
Construction General Permit from the SWRCB. Prior to construction, the Project Applicant must
submit online Permit Registration Document (PRDs) to the Stormwater Multiple Application
and Report Tracking System (SMARTS) website. The PRDs include a Notice of Intent (NOI), Risk
Assessment, Post‐Construction Calculations, a Site Map, the Stormwater Pollution Prevention
Plan (SWPPP), a signed certification by the project applicant, and the first annual fee. Applicants
are also required develop BMPs in accordance with the development of a SWPPP. The SWPPP
maps the boundaries of the project site, identifying the existing and proposed structures and
roads within the vicinity of the site, as well as stormwater collection and discharge points and
drainage patterns. These BMPs should address strategies to prevent soil erosion and the proper
treatment and discharge of other pollutants generated by construction, which could
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contaminate waterways on or nearby the site. A SWPPP must also include a visual chemical
monitoring program of nonvisible pollutants and a sediment‐monitoring program. As the
Project site is larger than one acre, it is subject to these listed requirements.
Sustainable Groundwater Management Act
The Sustainable Groundwater Management Act of 2014 (SGMA) is a comprehensive three‐bill
package that was signed into California State law in September 2014. The SGMA that provides a
framework for sustainable management of groundwater supplies by local authorities, with a
limited role for State intervention only if necessary to protect the resource. The plan is
intended to ensure a reliable groundwater water supply for California for years to come.
The SGMA requires the formation of local groundwater sustainability agencies (GSAs) that must
assess conditions in their local water basins and adopt locally based management plans. The act
requires that GSAs implement plans and achieve long‐term groundwater sustainability within
20 years of implementation of the SGMA.
Local Regulations
City of Dublin General Plan
Sections 7.2 and 7.3 of the General Plan outlines policies and programs related to stream
corridors and riparian areas and erosion and siltation control. The following policies related to
hydrology and water quality are applicable to the proposed project:
Guiding Policy 7.2.1.A.1. Protect riparian vegetation as a protective buffer for stream
quality and for its value as a habitat and aesthetic resource.
Guiding Policy 7.2.1.A.2. Promote access to stream corridors for passive recreational
use and to allow stream maintenance and improvements as necessary, while respecting
the privacy of owners of property abutting stream corridors.
Implementing Policy 7.2.1.B.1. Enforce Watercourse Ordinance 52‐87 for developed
areas of the city.
Implementing Policy 7.2.1.B.2. Require open stream corridors of adequate width to
protect all riparian vegetation, improve access, and prevent flooding caused by blockage
of streams.
Implementing Policy 7.2.1.B.3. Require revegetation of creek banks with species
characteristic of local riparian vegetation, where construction requires creekbank
alteration.
Guiding Policy 7.3.1.A.1. Maintain natural hydrologic systems.
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Guiding Policy 7.3.1.A.2. Regulate grading and development on steep slopes.
Implementing Policy 7.3.1.B.1. Enforce the requirements of the Municipal Regional
Permit for stormwater issued by the San Francisco Bay Regional Water Quality Control
Board or any subsequent permit as well as Chapter 7 (Public Works) and Chapter 9
(Subdivisions) of the Dublin Municipal Code for maintenance of water quality and
protection of stream courses.
Implementing Policy 7.3.1.B.2. Review development proposals to insure site design that
minimizes soil erosion and volume and velocity of surface runoff.
Implementing Policy 7.3.1.B.3. Restrict development on slopes over 30 percent.
Previous CEQA Documents
VCC EIRThe VCC EIR identified potentially significant impacts related to soil erosion, potential
degradation of water quality from nonpoint source pollution, and potentially increased
quantities of stormwater runoff from the site. Mitigation measures were identified to reduce
potential impacts to a less‐than‐significant level. The following mitigation measures would
apply to the proposed project:
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 prevent the buildup of large, potentially erosive stormwater
flows;
d. Specific measures should be implemented to control erosion from stockpiled earth
and exposed soil;
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e. Runoff should be directed away from all areas disturbed by construction;
f. Sediment ponds or siltation basins should be used to trap eroded soils before runoff
is discharged into on‐site or offsite drainage culverts and channels;
g. To the extent possible, major site development work involving excavation and earth
moving shall be scheduled during the dry season.
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.
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 runoff from the site,
estimated future quantities of runoff, and the ability of downstream facilities to
accommodate increased stormwater quantities. The report shall also identify needed
downstream improvements needed to accommodate increased storm flows and the
applicant's financial participation in funding needed improvements, if required.
2018 Supplemental IS/MNDNo new or more significant impacts related to hydrology and water
quality were identified in the 2018 Supplemental IS/MND.
Project Impacts and Mitigation Measures
(a) Violate water quality or waste discharge requirements or degrade surface or groundwater
quality
No New Impact. Construction activities associated with the proposed project would cause
disturbance of soil during excavation work, which could adversely impact water quality.
Contaminants from construction vehicles and equipment and sediment from soil erosion could
increase the pollutant load in runoff being transported to receiving waters during development.
Although surface runoff from the site would likely decrease with the proposed project (due to
proposed stormwater treatment measures), runoff from the proposed landscaped areas may
contain residual pesticides and nutrients (associated with landscaping) and sediment and trace
metals (associated with atmospheric deposition) during operation of the project.
Implementation of Mitigation Measures 4.6‐1 and 4.6‐2, identified in the VCC EIR, would ensure
that potential water quality impacts associated with construction are reduced to a less‐than‐
significant level. The project would be required to comply with these mitigation measures.
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In addition, because the project would result in the disturbance of greater than one acre of soil,
project implementation is required to comply with the Construction General Permit, which
requires preparation of a SWPPP and implementation of BMPs to reduce the discharge of
construction‐related stormwater pollutants. A SWPPP must include a detailed description of
controls to reduce pollutants and outline maintenance and inspection procedures. Typical
sediment and erosion BMPs include protecting storm drain inlets, establishing and maintaining
construction exits and perimeter controls to avoid tracking sediment off‐site onto adjacent
roadways. A SWPPP also defines proper building material staging and storage areas, paint and
concrete washout areas, describes proper equipment/vehicle fueling and maintenance
practices, measures to control equipment/vehicle washing and allowable non‐stormwater
discharges, and includes a spill prevention and response plan. Compliance with the
requirements of the Construction General Permit and implementation of Mitigation Measures
4.6‐1 and 4.6‐2 would ensure that the proposed project would result in less‐than‐significant
impacts to water quality during construction.
As the site is currently largely undeveloped, the proposed project would increase the total
amount of impervious surface on the project site. The increase in impervious surface could
result in increased stormwater runoff (both flow rate and volume) from the project site relative
to pre‐project conditions, which may result in hydromodification impacts (i.e., increased
potential for erosion of creek beds and banks, silt pollution generation, or other adverse
impacts on beneficial uses due to increased erosive force). Hydromodification is the alteration
of the natural flow of water through a landscape, and often takes the form of creek channel
erosion. Hydromodification is one of the leading sources of impairment in streams, lakes, and
estuaries. The MRP also requires implementation of LID Standards.
The proposed project would be considered a “regulated project” under the MRP. Provision C.3
of the MRP requires new development and redevelopment projects that would replace more
than 10,000 square feet of existing impervious surfaces to include post‐construction
stormwater control in project designs, including measures for site design, source control, runoff
reduction, stormwater treatment, and baseline hydromodification management. Under the C.3
requirements, the preparation and submittal of a Stormwater Control Plan (SCP) would be
required for the project site. The purpose of a SCP is to detail the design elements and
implementation measures necessary to meet the post‐construction stormwater control
requirements of the MRP. In particular, SCPs must include Low Impact Development (LID)
design measures, which reduce water quality impacts by preserving and recreating natural
landscape features, minimizing imperviousness, and using stormwater as a resource, rather
than a waste product. The proposed project would also be required to prepare a Stormwater
Facility Operation and Maintenance Plan to ensure that stormwater control measures are
inspected, maintained, and funded for the life of the project. Compliance with the C.3
requirements of the MRP would ensure that operation‐period impacts to water quality would
be less than significant.
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In addition, Mitigation Measure 4.6‐3, identified in the VCC EIR, which requires preparation of a
hydrology study for the proposed project, would ensure that potential impacts associated with
stormwater runoff would be reduced to a less‐than‐significant level. Because the proposed
project would be required to comply with applicable State and local regulations and mitigation
measures identified in the VCC EIR, no new impacts or substantially more severe significant
impacts related to water quality violations, wastewater discharges, or water quality
degradation would occur. No additional analysis is required.
(b) Substantially decrease or interfere with groundwater supplies
No New Impact. Although the proposed project would result in a net increase in impervious
surface coverage compared to the existing condition, the proposed project would include the
use of LID features that would retain and clean stormwater onsite before discharging it into the
municipal stormwater system, consistent with Provision C.3 of the MRP.
The proposed project would connect to the existing water lines within the vicinity of the project
site and would not require the use of groundwater. Due to the depth of groundwater and the
shallow excavations required for project construction, dewatering is not anticipated during
construction activities. Therefore, no new impacts or substantially more severe significant
impacts related to groundwater supplies would occur. No additional analysis is required.
(c) Substantially alter existing drainage patterns re: erosion/siltation, re: flooding, or degrade
water quality
No New Impact. The proposed project would create new landscaped areas and impermeable
pavement surfaces, which would alter the existing drainage pattern of the project site.
However, as discussed above, the proposed project would be required to comply with the C.3
requirements of the MRP, standard City development requirements related to stormwater, and
Mitigation Measure 4.6‐3, identified in the VCC EIR, which requires preparation of a hydrology
study for the proposed project.
As noted in Section 8.b and 9.a, the proposed project would be required to prepare a SWPPP as
required by the Construction General Permit and consistent with Mitigation Measures 4.6‐1
and 4.6‐2, identified in the VCC EIR, to reduce short‐ and long‐term erosion and sedimentation
associated with project construction and operation.
Required compliance with applicable regulations, implementation of City policies, and the
mitigation measures identified in the VCC EIR, would reduce potential impacts of the project
related to changes in drainage patterns to a less‐than‐significant level. Therefore, no new
impacts or substantially more severe significant impacts related to drainage patterns would
occur. No additional analysis is required.
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(d) Flood hazard, seiche, or tsunami
No New Impact. As described above, the project site is not located within a flood hazard area
mapped by FEMA, or a mapped tsunami inundation area for Alameda County, and no
seismically induced seiche waves have ever been documented in the San Francisco Bay area.
Additionally, the proposed project would implement various design features to ensure
contaminants would be contained. Therefore, no new impacts or substantially more severe
significant impacts related to flood hazard, seiche or tsunami would occur. No additional
analysis is required.
(e) Water Quality
No New Impact. As noted above, the proposed project would implement various design
features to ensure the proposed project would have a less‐than‐significant impact related to
water quality. Additionally, the proposed project would not include the use of groundwater and
would not substantially increase the amount of impervious surfaces on the project site and,
therefore, would not interfere with groundwater recharge in the vicinity of the project site.
Therefore, no new impacts or substantially more severe significant impacts related to water
quality would occur. No additional analysis is required.
Source(s)
California, State of. 2019. California Official Tsunami Inundation Maps. Website:
www.conservation.ca.gov/cgs/tsunami/maps (accessed August 18, 2021).
California Water Boards San Francisco Bay R2. 2021. The 303(d) List of Impaired Water Bodies
website: www.waterboards.ca.gov/rwqcb2/water_issues/programs/TMDLs/
303dlist.html (accessed August 18, 2021).
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
Federal Emergency Management Agency. 2021. FEMA Flood Map Service Center (map).
Website: msc.fema.gov/portal/search?AddressQuery=6363%20Tassajara%20Road%
2C%20Dublin%2C%20CA#searchresultsanchor (accessed June 27, 2021).
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Land Use and Planning
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
10. LAND USE AND PLANNING. Would the project:
a. Physically divide an established community? X
b. Cause a significant environmental impact due to a conflict
with any applicable land use plan, policy, or regulation
adopted for the purpose of avoiding or mitigating an
environmental effect?
X
Environmental Setting
The project site includes development of Parcels 2 and 3 within the larger VCC site. Parcel 2
(APN 941‐0022‐005) is located on the northwest corner of Inspiration Drive and Dublin
Boulevard and contains 1.4 acres of land. Parcel 3 (APN 941‐0022‐006) contains approximately
12.7 acres of land located east of Inspiration Drive. This parcel includes approximately 8.02
acres of land that has been dedicated as a conservation easement that precludes development.
Both Parcels 2 and 3 are currently undeveloped.
Parcel 1 is developed with the existing VCC complex, which consists of a church and a pre‐
school through grade 12 private school, with associated parking, landscaping, sports and play
fields, lighting and other infrastructure. Surrounding land uses includes single‐family residential
development to the north and east, I‐580 to the south, and multi‐family residential
development and undeveloped open space to the west.
The project site has General Plan land use designations of Public/Semi‐Public and Open Space.
The Public/Semi‐Public designation allows a combination of public facilities land uses and semi‐
public facilities land uses, including public schools; libraries; city office buildings; State, County
and other public agency facilities; post offices; fire stations; utilities; and, the Dublin Civic
Center. Semi‐public facilities are quasi‐public uses, such as child care centers, youth centers,
senior centers, special needs program facilities, religious institutions, clubhouses, community
centers, community theatres, hospitals, private schools, and other facilities that provide
cultural, educational, or other similar services and benefit the community. The Open Space
designation includes areas dedicated as open space on subdivision maps, slopes greater than 30
percent, stream protection corridors, woodlands, and grazing lands.
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Regulatory Framework
Local Regulations
City of Dublin General Plan
The City of Dublin General Plan is a policy document guiding future development within the City
and is a comprehensive plan intended to guide growth and development. The Land Use
Element is considered the framework for the General Plan because it establishes development
and land use patterns that enhance the City’s character. Chapter 3 of the Land Use Element
outlines policies and programs to provide open space both within and apart from development
projects. The following goals and policies related to land use are applicable to the proposed
project.
Guiding Policy 2.6.1.A.1. Encourage housing of varied types, sizes, and prices within the
Primary Planning Area.
Guiding Policy 2.6.5.A.1. Any development in the Western Extended Planning Area shall
be integrated with the natural setting. Development shall be clustered in areas with
fewer constraints.
a. An Urban Limit Line was adopted by initiative on November 7, 2000 for the majority
of the Western Extended Planning Area. The Urban Limit Line is located along the
City limit line as of the effective date of the initiative. Pursuant to the initiative, land
west of the Urban Limit Line are designated as Rural Residential/Agriculture on the
General Plan Land Use Map (Figure 1‐1). The location of the Urban Limit Line may be
changed only by a vote of the people of Dublin, and only following review and
approval of a General Plan Amendment by the City Council. Any request to change
the Urban Limit Line must be accompanied by a request to amend the land use
designation to an urban designation.
b. The Dublin Open Space Initiative was adopted by the Dublin City Council on June 3,
2014. Pursuant to the initiative, lands west of the Urban Limit Line must adhere to
the policies, regulations and development standards contained in the Initiative and
subsequently incorporated into the General Plan (see Section 2.8).
Implementing Policy 2.6.1.B.1. The location, extent and density of residential
development will be determined when municipal services can be provided and through
General Plan refinement studies.
Implementing Policy 2.6.1.B.2. Approval of residential development in the Western
Extended Planning Area will require determination that:
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a. Utilities and public safety services will be provided at approved standards without
financial burden to Dublin residents and businesses outside of the Western
Extended Planning Area.
b. Proposed site grading and means of access will not disfigure the ridgelands as
viewed from areas of existing development in Dublin. Any necessary grading and
construction shall be planned so as to protect visual qualities.
c. Timing of development will not result in premature termination of viable agricultural
operations on adjoining lands.
d. The fiscal impact of new residential development in the Western Extended Planning
Area supports itself and does not draw upon and dilute the fiscal base of the
remainder of the city.
Guiding Policy 3.2.2A.1. East of the Urban Limit Line development generally shall be
confined to areas where slopes are under thirty percent, as part of an overall cluster
development concept on approved development plans. Within projects proposing
clustered development and ancillary facilities east of the Urban Limit Line in the
Western Extended Planning Area, land alteration on slopes over thirty percent may be
considered where the following conditions are present:
a. Public health and safety risks can be reduced to an acceptable level.
b. Proposed land alteration would be necessary to achieve a basic public need, such as
housing, recreation, street access, or public facilities.
c. Long‐term visual qualities can be maintained for residents of Dublin and nearby
communities.
Guiding Policy 3.2.2A.2. Existing large stands of woodland and coastal scrub in the
Western Extended Planning Area shall be protected wherever possible. Grassland sites
shall be considered for development in preference to native shrub and woodland areas.
Implementing Policy 3.2.B.1. As conditions of development project approval, require
detailed tree surveys, protection measures for existing trees to remain, and replanting
of native vegetation.
City of Dublin Zoning Ordinance
Title 8 of the City’s Municipal Code establishes the City of Dublin Zoning Ordinance, which sets
cohesive zoning rules for the City and designates land use types. The City’s Zoning Ordinance is
the primary implementation tool for the goals and policies contained in the Land Use Element.
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For this reason, the Zoning Map must be consistent with the General Plan Land Use Map. The
City’s Land Use Map indicates the general location and extent of future development in the
City. The City’s Zoning Ordinance contains more specific information related to permitted land
uses, building intensities, and development standards.
The project site is designated as Planned Development (PD) Ordinance No. 07‐03. The intent of
the PD designation is to create a more desirable use of the land, a more coherent and
coordinated development, and a better physical environment than would otherwise be possible
under a single zoning district or combination of zoning districts. A PD Zoning District is
established by the adoption of an Ordinance reclassifying the property to such district and
adopting a Development Plan, which establishes regulations for the use, development,
improvement, and maintenance of the property within the PD district.
Previous CEQA Documents
VCC EIR
The VCC EIR identified less than significant impacts related to on‐site land uses, surrounding
land uses and consistency with applicable land use and planning requirements.
2018 Supplemental IS/MND
No new or more significant impacts related to land use and planning were identified in the 2018
Supplemental IS/MND.
Project Impacts and Mitigation Measures
(a) Physically divide an established community
No New Impact. The physical division of an established community typically refers to the
construction of a feature (such as an interstate highway or railroad tracks) or removal of a
means of access (such as a local road or bridge) that would impair mobility within an existing
community, or between a community and outlying areas. For instance, the construction of an
interstate highway through an existing community may constrain travel from one side of the
community to another; similarly, such construction may also impair travel to areas outside of
the community.
The proposed project would result in the construction of a memory care facility and assisted
living facility on undeveloped parcels within the larger VCC site. Access to the project site would
be via Inspiration Drive. The proposed project would not result in the realignment or closure of
any existing roads. Therefore, the proposed project would not result in the physical division of
an established community or adversely affect the continuity of land uses in the vicinity nor
result in new significant or substantially more severe significant impacts beyond those analyzed
in the prior environmental documents. No additional analysis is required.
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(b) Conflict with land use plan, policy, or regulation
No New Impact. It should be noted that according to CEQA, policy conflicts do not, in and of
themselves, constitute a significant environmental impact. Policy conflicts are considered to be
environmental impacts only when they would result in direct physical impacts or where those
conflicts relate to avoiding or mitigating environmental impacts. As such, associated physical
environmental impacts are discussed in this Initial Study under specific topical sections (e.g.,
cultural resources, hazardous materials, noise, etc.). The proposed project would not result in
any direct physical impacts that cannot be mitigated to a less‐than‐significant level.
The project proposes development of a 55‐bed memory care facility on Parcel 2 and an 84‐bed
assisted living facility on Parcel 3, with associated landscaping, parking, and utility
improvements. Both facilities are considered Residential Care Facilities for the Elderly (RCFE). As
part of the proposed project entitlements, the boundary of the conservation easement on
Parcel 3 would be adjusted and the development of the assisted living facility on approximately
4.7 acres of Parcel 3 would require a General Plan Amendment to change the land use
designation from Open Space to Public Semi‐Public. In addition, a General Plan Amendment is
requested to convert a portion of Parcel 1 from the Public/Semi‐Public land use designation to
Open Space.
The proposed project, as a memory care facility and an assisted living facility, would be
consistent with the Public/Semi‐Public land use designation in that they would be considered
quasi‐public facilities that provide a service that benefits the community. The proposed
memory care and assisted living facilities would be compatible with the mix and intensity of
uses located within the vicinity of the site, which generally consist of residential and public
uses. Implementation of the proposed project would amend the City’s General Plan and the
General Plan Land Use Map to reflect the change in land use on Parcels 1 and 3. As a result of
the proposed General Plan Amendment, the proposed project would not conflict with any
applicable land use plans, policies, or regulations. Therefore, the proposed project would not
result in new significant or substantially more severe significant impacts related to conformity
with land use plans beyond those already analyzed in the prior environmental documents. No
additional analysis is required.
Source(s)
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
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Mineral Resources
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
11. MINERAL RESOURCES. Would the project:
a. Result in the loss of availability of a known mineral resource
that would be of value to the region and the residents of
the state?
X
b. Result in the loss of availability of a locally‐important
mineral resource recovery site delineated on a local general
plan, specific plan, or other land use plan?
X
Environmental Setting
Minerals are any naturally occurring chemical element or compound, or groups of elements and
compounds, formed from inorganic processes and organic substances including, but not limited
to, coal, peat and oil bearing rock, but excluding geothermal resources, natural gas and
petroleum. Rock, sand, gravel and earth are also considered minerals by the Department of
Conservation when extracted by surface mining operations.
Neither the State Geologist nor the California Department of Mines and Geology (CDMG) have
classified any areas in the City as containing mineral deposits that are either of Statewide
significance or the significance of which requires further evaluation.
Regulatory Framework
State Regulations
Surface Mining and Reclamation Act of 1974
The California Department of Conservation, Geological Survey (CGS) and the California State
Mining and Geology Board are required by the Surface Mining and Reclamation Act of 1974
(SMARA) to categorize lands into four Aggregate and Mineral Resource Zones (MRZs), described
below. These MRZs classify lands that contain significant regional or Statewide mineral
deposits. Lead Agencies are mandated by the State to incorporate MRZs into their General
Plans.
MRZs are classified on the basis of geologic factors without regard to existing land use and land
ownership. The four MRZs are categorized as follows:
MRZ‐1: An area where adequate information indicates that no significant mineral deposits
are present, or where it is judged that little likelihood exists for their presence.
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MRZ‐2: An area where adequate information indicates that significant mineral deposits are
present, or where it is judged that a high likelihood exists for their presence.
MRZ‐3: An area containing mineral deposits, the significance of which cannot be evaluated.
MRZ‐4: An area where available information is inadequate for assignment to any other MRZ
zone.
Of the four categories, lands classified as MRZ‐2 are of the greatest importance because such
areas are underlain by demonstrated mineral resources or are located where geologic data
indicate that significant measured or indicated resources are present. MRZ‐2 areas are
designated by the State Mining and Geology Board as being “regionally significant.” Such
designations require that a Lead Agency make land use decisions involving designated areas in
accordance with its mineral resource management policies and that it consider the importance
of the mineral resource to the region or the State as a whole, not just to the Lead Agency’s
jurisdiction.
Previous CEQA Documents
None of the prior environmental documents indicate that significant mineral resource deposits
exist on the project site. Therefore, no impacts related to mineral resources were identified.
Project Impacts and Mitigation Measures
(a‐b) Loss of known or identified mineral resource
No New Impact. The project site is not located in a designated mineral resource area.
Therefore, the proposed project would not result in the loss of available of a known mineral
resource that would be of value of the region and residents of the state or the loss of
availability of any known locally important mineral resource recovery site. Therefore, no new or
substantially more severe significant impacts related to mineral resources would occur. No
additional analyses is required.
Source(s)
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
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Noise
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
12. NOISE. Would the project result in:
a. Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the project
in excess of standards established in the local general plan
or noise ordinance or applicable standards of other
agencies?
X
b. Generation of excessive ground borne vibration or ground
borne noise levels? X
c. For a project located within the vicinity of a private airstrip
or an airport land use plan or, where such a plan has not
been adopted, within two miles of a public airport or public
use airport, would the project expose people residing or
working in the project area to excessive noise levels?
X
Environmental Setting
Noise Background
Noise is usually defined as unwanted sound. Noise consists of any sound that may produce
physiological or psychological damage and/or interfere with communication, work, rest,
recreation, or sleep. Several noise measurement scales exist that are used to describe noise in a
particular location. A decibel (dB) is a unit of measurement that indicates the relative intensity
of a sound. Sound levels in dB are calculated on a logarithmic basis. An increase of 10 dB
represents a 10‐fold increase in acoustic energy, while 20 dB is 100 times more intense and 30
dB is 1,000 times more intense. Each 10 dB increase in sound level is perceived as
approximately a doubling of loudness; and similarly, each 10 dB decrease in sound level is
perceived as half as loud. Sound intensity is normally measured through the A‐weighted sound
level (dBA). This scale gives greater weight to the frequencies of sound to which the human ear
is most sensitive. The A‐weighted sound level is the basis for 24‐hour sound measurements that
better represent human sensitivity to sound at night.
As noise spreads from a source, it loses energy so that the farther away the noise receiver is
from the noise source, the lower the perceived noise level would be. Geometric spreading
causes the sound level to attenuate or be reduced, resulting in a 6 dB reduction in the noise
level for each doubling of distance from a single point source of noise to the noise sensitive
receptor of concern.
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Vibration Background
Vibration refers to ground‐borne noise and perceptible motion. Ground‐borne vibration is
almost exclusively a concern inside buildings and is rarely perceived as a problem where the
motion may be discernible, but there is less adverse reaction without the effects associated
with the shaking of a building. Vibration energy propagates from a source through intervening
soil and rock layers to the foundations of nearby buildings. The vibration then propagates from
the foundation throughout the remainder of the structure. Building vibration may be perceived
by occupants as motion of building surfaces, the rattling of items on shelves or hanging on
walls, or a low‐frequency rumbling noise, otherwise referred to as ground‐borne noise.
Typically, sources that have the potential to generate ground‐borne noise are likely to produce
airborne noise impacts that mask the radiated ground‐borne noise. The rumbling noise is
caused by the vibrating walls, floors, and ceilings radiating sound waves. Annoyance from
vibration often occurs when the vibration exceeds the threshold of perception by 10 dB or less.
This is an order of magnitude below the damage threshold for normal buildings.
Typical sources of ground‐borne vibration are construction activities (e.g., blasting, pile driving,
and operating heavy‐duty earthmoving equipment) and occasional traffic on rough roads.
Problems with ground‐borne vibration and noise from these sources are usually localized to
areas within approximately 100 feet of the vibration source, although there are examples of
ground‐borne vibration causing interference out to distances greater than 200 feet. When
roadways are smooth, vibration from traffic, even heavy trucks, is rarely perceptible. For most
projects, it is assumed that the roadway surface will be smooth enough that ground‐borne
vibration from street traffic will not exceed the impact criteria; however, construction of the
project could result in ground‐borne vibration that could be perceptible and annoying.
Existing Noise Levels
Major sources of noise on and adjacent to the project site include noise generated by vehicles
on I‐580, traffic sources on Dublin Boulevard and Inspiration Drive, and from aircraft flyovers.
To assess the existing noise conditions in the area, two long‐term and one short‐term noise
measurements were conducted at the project site. The two long‐term, 24‐hour measurements
were taken from February 25, 2021, to February 26, 2021. The short‐term, 20‐minute
measurement was taken on February 25, 2021. The locations of the noise measurements are
shown on Figure 15 and the results are summarized in Table I. Noise measurement data
information is provided in Appendix E of this analysis.
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Table I: Existing Noise Level Measurements
Location
Number Location Description
Daytime
Noise
Levels1
(dBA Leq)
Evening
Noise
Levels2
(dBA Leq)
Nighttime
Noise
Levels3
(dBA Leq)
Average
Daily Noise
Levels
(dBA CNEL)
Primary Noise Sources
LT‐1 Southwest corner of the
project site. Approximately
25 feet from the outer edge
of Dublin Boulevard, 70 feet
from 18‐foot sound wall,
120 feet from center of
westbound I‐580 lanes.
68.7–70.9 66.5–68.7 61.0–70.1 73.6 Traffic on I‐580 and
Dublin Boulevard.
LT‐2 East of Inspiration Drive.
Approximately 130 feet from
the outer edge of Dublin
Boulevard, 170 feet from
16‐foot sound wall, 230 feet
from center of westbound
I‐580 lanes.
70.2–75.1 70.9–72.1 66.4–74.8 78.1 Traffic on I‐580 and
Dublin Boulevard.
ST‐14 Terminus of McPeak Lane,
northwest of proposed
memory care facility.
52.1‐54.3 49.9‐52.1 44.4‐53.5 57.0 Traffic on I‐580 and
Dublin Boulevard.
Source: Compiled by LSA (March 2021).
1 Daytime Noise Levels = noise levels during the hours of 7:00 a.m. to 7:00 p.m.
2 Evening Noise Levels = noise levels during the hours of 7:00 p.m. to 10:00 p.m.
3 Nighttime Noise Levels = noise levels during the hours of 10:00 p.m. to 7:00 a.m.
4 Short‐term measurement data estimated based on corresponding long‐term measurement intervals.
CNEL = Community Noise Equivalent Level
dBA = A‐weighted decibels
ft = foot/feet
Surrounding Noise Sensitive Land Uses
Certain land uses are considered more sensitive to noise than others are. Examples of these
include residential areas, educational facilities, hospitals, childcare facilities, and senior housing
The nearest noise sensitive uses are the multifamily residential buildings approximately 15 feet
to the west of Parcel 2 of the project site (proposed memory care facility site), and single‐family
residences located approximately 30 feet east of Parcel 3 of the project site (proposed assisted
living facility site). Parcel 1 of the VCC EIR includes a church and associated schools. The school
land uses are approximately 500 feet north of Parcel 3 and 600 feet north of Parcel 2.
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Regulatory Framework
Federal Regulations
Federal Transit Administration
The criteria for environmental impacts resulting from ground‐borne vibration are based on the
maximum levels for a single event. The guidelines within the FTA Manual have been used to
determine vibration impacts (refer to Table J, below).
Table J: Construction Vibration Damage Criteria
Building Category PPV (in/sec)
Reinforced concrete, steel, or timber (no plaster) 0.50
Engineered concrete and masonry (no plaster) 0.30
Non‐engineered timber and masonry buildings 0.20
Buildings extremely susceptible to vibration damage 0.12
Source: Transit Noise and Vibration Impact Assessment Manual (FTA 2018), Table 12‐3.
FTA = Federal Transit Administration
in/sec = inches per second
PPV = peak particle velocity
The FTA Manual guidelines show that a vibration level of up to 0.2 in/sec PPV is considered safe
for non‐engineered timber and masonry buildings and would not result in any construction
vibration damage. Therefore, in order to be conservative, the 0.2 in/sec PPV threshold has been
used when evaluating vibration impacts at the nearest structures to the site.
Local Regulations
City of Dublin General Plan
The Noise Element of the City of Dublin General Plan establishes residential, commercial, and
industrial land use compatibility standards for noise measured at the property line of the
receiving land use. The land use compatibility noise criteria, as shown in Table K, provide the
basis for decisions on location of land uses in relation to noise sources and for determining
noise mitigation requirements.
The Noise Element of the Dublin General Plan identifies "normally acceptable" noise levels for
all schools, churches and nursing home uses as 60 dBA CNEL or less. Noise levels from 61‐70
CNEL are considered “conditionally acceptable,” while noise levels between 71‐80 CNEL are
considered “normally unacceptable.” Noise levels over 80 dBA CNEL are considered clearly
unacceptable for new development of these types of land uses.
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Table K: City of Dublin Land Use/Noise Compatibility Standards (dBA CNEL)
Land Use Category Normally
Acceptable
Conditionally
Acceptable1
Normally
Unacceptable
Clearly
Unacceptable
Residential 60 or less 61‐70 71‐75 Over 75
Motels, hotels 60 or less 61‐70 71‐80 Over 80
Schools, churches, nursing homes 60 or less 61‐70 71‐80 Over 80
Neighborhood parks 60 or less 61‐65 66‐70 Over 70
Offices: retail commercial 70 or less 71‐75 76‐80 Over 80
Industrial 70 or less 71‐75 Over 75 ‐
Source: Dublin General Plan Noise Element, Table 9‐1, 2012
CNEL = Community Noise Equivalent Level
1 Conditionally acceptable exposure requires noise insulation features in building design. Conventional construction, but with closed
windows and fresh air supply systems or air conditioning will normally suffice.
City of Dublin Municipal Code
The City of Dublin’s Municipal Code (Section 5.28.020) prohibits any person within the City from
making any loud, or disturbing, or unnecessary, or unusual or habitual noise or any noise which
annoys or disturbs or injures or endangers the health, repose, peace, or safety of any
reasonable person of normal sensitivity present in the area.
Dublin Municipal Code Section 8.36.060(C)(3) states that for lots 5,000 square feet or larger,
mechanical equipment that generates noise when located within a required setback as allowed
by this subsection, and within 10 feet of an existing or potential residence, or an existing paved
patio area on adjoining property, shall be enclosed as necessary to reduce noise at the property
line to a maximum of 50 dBA at any time.
Previous CEQA Documents
VCC EIR
The VCC EIR found that residents of dwellings surrounding the project site would be subject to
short‐term but potentially significant noise due to construction of new buildings, parking areas
and associated improvements. The VCC EIR determined that existing residents west of the
project site along Dublin Boulevard would be the most impacted. As such, the VCC EIR
identified Mitigation Measure 4.8‐1 to reduce construction noise impacts to a less‐than‐
significant level.
The VCC EIR also found that upper floors of residential dwellings proposed at the northwest
corner of Dublin Boulevard and Inspiration Drive would be subject to noise levels ranging from
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71 to 74 dBA CNEL, which is considered an unacceptable noise level. The VCC EIR identified
Mitigation Measure 4.8‐2 to reduce future residential noise impacts to a less than significant
level. In addition, the VCC EIR found that the main VCC campus would be exposed to future
significant noise levels from I‐580. As such, the VCC EIR identified Mitigation Measure 4.8‐3 to
reduce non‐residential noise impacts, specifically at the proposed chapel, to a less‐than‐
significant level.
The VCC EIR also evaluated impacts of future evening activities and found that commencement
of these activities could generate significant noise on surrounding residential neighborhoods.
The VCC EIR determined that implementation of Mitigation Measure 4.8‐4 would reduce
impacts of future evening activities to less than significant.
In addition, the VCC EIR determined that additional traffic added to local streets near the
project site would increase noise on adjacent properties less than 1 dB CNEL at full build out.
Therefore, impacts of project traffic were found to be less than significant and no mitigation
was required.
The following mitigation measures from the VCC EIR would be applicable to the proposed
project:
Mitigation Measure 4.8‐1 (construction noise impacts): 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 from neighbors and take appropriate measures to reduce
noise.
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.
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The analysis necessary to comply with Mitigation Measure 4.8‐2 is being completed within a
separate Land Use Compatibility Noise Report.
Mitigation Measures 4.8‐3 and 4.8‐4 would not be applicable to the proposed project, as the
chapel and associated evening outdoor activities are not part of the currently proposed project.
The proposed project will be required to comply with applicable noise mitigation measures
contained in the VCC EIR.
2018 Supplemental IS/MND
The 2018 Supplemental IS/MND identified a new potentially significant impact associated with
the proposed sound amplification system for the sports fields and amphitheater proposed to be
located in the northwestern corner of the campus. Mitigation Measure NOISE‐1, which
establishes a noise performance standard for the proposed Public Address (PA) systems, was
identified to reduce this impact to a less than significant level. As the proposed project does not
include a PA system, this mitigation measure would not apply to the proposed project.
The 2018 Supplemental IS/MND also determined that construction impacts would be
considered a more severe impact than was included in the VCC EIR since the 2018 project
included an increase of up to 1,300 square feet of floor space over the approved VCC Master
Plan and a football stadium. Mitigation Measure NOISE‐2 was identified to reduce this impact
to less than significant. Mitigation Measure NOISE‐2 would apply to the proposed project:
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.
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.
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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.
f. Select demolition method to minimize vibration, where possible (e.g. sawing
masonry into sections rather than demolishing it by pavement breakers).
g. The construction contractor shall limit all on‐site noise producing construction
activities, including deliveries and warming up of equipment, to the daytime hours
of 7:30 am to 5:00 pm, Monday through Friday (excluding holidays) unless otherwise
approved by the City Engineer.
Project Impacts and Mitigation Measures
(a) Generate noise exceeding standards
No New Impact. The short‐term construction and long‐term noise impacts associated with the
proposed project are described below.
Short‐Term Construction Noise Impacts. Project construction would result in short‐term noise
impacts on the nearby sensitive receptors. Maximum construction noise would be short‐term,
generally intermittent depending on the construction phase, and variable depending on
receiver distance from the active construction zone. The duration of noise impacts generally
would be from one day to several days depending on the phase of construction. The level and
types of noise impacts that would occur during construction are described below.
Table L lists typical construction equipment noise levels (Lmax) recommended for noise impact
assessments, based on a distance of 50 feet between the equipment and a noise receptor,
obtained from the Federal Highway Administration (FHWA) Roadway Construction Noise
Model. Construction‐related short‐term noise levels would be higher than existing ambient
noise levels currently in the project area but would no longer occur once construction of the
project is completed.
Two types of short‐term noise impacts could occur during construction of the proposed project.
The first type involves construction crew commutes and the transport of construction
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equipment and materials to the site, which would incrementally raise noise levels on Inspiration
Drive and Dublin Boulevard leading to the project site. Two main categories of trips would be
generated by construction activities: (1) worker commute trips; and (2) haul/delivery truck
trips. Heavy equipment would not be hauled to/from the project site daily; it would be hauled
in at the beginning of construction and hauled out upon completion of construction.
Construction trips would occur throughout the day, but because the hauling trucks do not pass
sensitive uses, there would be no impacts to sensitive uses.
The second type of short‐term noise impact is related to noise generated during site
preparation and the construction of the two proposed facilities, associated parking, and site
improvements. The project would be constructed in five phases over a period of 455 days.
Construction would be undertaken in discrete steps, each of which would have its own mix of
equipment, and consequently its own noise characteristics. These various sequential phases
would change the character of the noise generated on the project site. Therefore, the noise
levels would vary as construction progresses. Despite the variety in the type and size of
construction equipment, similarities in the dominant noise sources and patterns of operation
allow construction‐related noise ranges to be categorized by work phase.
Table L lists the maximum noise levels from the Highway Construction Noise Handbook
recommended for noise impact assessments for the loudest anticipated construction that
would be used for the project based on a distance of 50 feet between the equipment and a
noise receptor. Typical operating cycles for these types of construction equipment may involve
one to two minutes of full power operation followed by three to four minutes at lower power
settings.
In addition to the reference maximum noise level, the usage factor provided in Table L is
utilized to calculate the hourly noise level impact for each piece of equipment based on the
following equation:
50log20.).log(10..)(DFULEequipLeq
where: Leq (equip) = Leq at a receiver resulting from the operation of a single
piece of equipment over a specified time period
E.L. = noise emission level of the particular piece of equipment
at a reference distance of 50 ft
U.F. = usage factor that accounts for the fraction of time that
the equipment is in use over the specified period of time
D = distance from the receiver to the piece of equipment
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Table L: Typical Maximum Construction Equipment Noise Levels (Lmax)
Type of Equipment Acoustical
Usage Factor
Suggested Maximum Sound Levels
for Analysis (dBA Lmax at 50 ft)
Air Compressor 40 80
Backhoe 40 80
Crane 16 85
Excavator 40 85
Forklift 20 85
Generator 50 80
Grader 40 85
Loader 40 80
Paver 50 85
Roller 20 85
Scraper 40 85
Skid Steer Loader 40 80
Tractor 40 84
Trencher 50 82
Water Truck 40 84
Source: Highway Construction Noise Handbook (FHWA 2006).
dBA = A‐weighted decibel
FHWA = Federal Highway Administration
ft = foot/feet
HP = horsepower
Lmax = maximum noise level
Each piece of construction equipment operates as an individual point source. Utilizing the
following equation, a composite noise level can be calculated when multiple sources of noise
operate simultaneously:
𝐿𝑒𝑞 ሺ𝑐𝑜𝑚𝑝𝑜𝑠𝑖𝑡𝑒ሻ ൌ 10 ∗logଵ ൭ 10
ଵ
ଵ
൱
Table L shows the composite noise levels of the two loudest pieces of equipment for each
construction phase, at a distance of 50 feet from the construction area.
Once composite noise levels are calculated, reference noise levels can then be adjusted for
distance using the following equation:
𝐿𝑒𝑞 ሺ𝑎𝑡 𝑑𝑖𝑠𝑡𝑎𝑛𝑐𝑒 𝑋ሻ ൌ𝐿𝑒𝑞 ሺ𝑎𝑡 50 𝑓𝑒𝑒𝑡ሻ െ 20 ∗logଵ ൬ 𝑋
50൰
In general, this equation shows that doubling the distance would decrease noise levels by 6 dBA
while halving the distance would increase noise levels by 6 dBA.
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Table M: Equipment Noise by Construction Phase
Construction Phase Loudest Equipment Composite Noise Level at
(dBA Leq at 50 ft)
Site preparation, Grading Excavator 88 Grader
Building Construction Crane 88 Forklift
Paving Paver 88 Roller
Architectural Coating Air Compressor 80
Sources: Compiled by LSA Associates, Inc. (2021). Construction Noise Handbook (FHWA 2006).
dBA = A‐weighted decibel
FHWA = Federal Highway Administration
ft = foot/feet
Lmax = maximum noise level
According to the construction schedule provided by the applicant, the phases of construction
include: (1) site preparation; (2) grading; (3) building construction; (4) paving; and
(5) architectural coating. To provide a conservative estimate, the noise levels were calculated
from the edge of the project site, whereas the construction activities would cover the entire
site and often be further from sensitive receptors. Based on the typical construction equipment
noise levels shown in Table M, noise levels associated with these pieces of construction
equipment operating simultaneously would be approximately 88 dBA Leq at 50 feet.
The closest sensitive receptors include multi‐family residences located west of the project site,
approximately 110 feet from the center of Parcel 2, resulting in short‐term construction noise
levels associated approaching 81 dBA Leq. Single‐family residences located east of the project
site, approximately 500 feet from the acoustical center of Parcel 3, resulting in short‐term
construction noise levels approaching 68 dBA Lmax.
Construction equipment would operate at various locations throughout project site and
construction activities at any one receptor location would occur for a limited duration. While
construction‐related short‐term noise levels have the potential to be higher than existing
ambient noise levels in the project area, the noise impacts would no longer occur once project
construction is completed.
As compared to the previous VCC EIR, the proposed project would generate similar noise levels
during construction and would implement the previously required mitigation measures,
Mitigation Measure 4.8‐1and Mitigation Measure NOISE‐2, to reduce construction related
impacts to a less‐than‐significant level. Mitigation Measure 4.8‐1, identified in the VCC EIR, and
Mitigation Measure NOISE‐2, identified in the 2018 Supplemental IS/MND, would reduce
construction noise impacts to a less‐than‐significant level by limiting construction to the
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daytime hours. With implementation of these mitigation measures, the proposed project would
not result in any new or more severe impacts compared to those identified in the prior
environmental documents. No additional analysis is required.
Long‐Term Off‐Site Traffic Noise Impacts
The proposed project is estimated to generate an average daily traffic (ADT) volume of 329. The
existing ADT volume on Inspiration Drive north of Dublin Boulevard is 1,557.8 It takes a doubling
of traffic to increase traffic noise levels by 3 dBA per the following equation that was used to
determine potential traffic noise increases:
Change in CNEL = 10 log10 [Ve+pt/Vexisting]
where: Vexisting = the existing daily volume
Ve+pt = existing daily volumes plus project trips
Change in CNEL = the increase in noise level due to project trips
The project‐related traffic would increase traffic noise on Inspiration Drive north of Dublin
Boulevard by up to 0.8 dBA. This noise level increase would not be perceptible to the human
ear in an outdoor environment. Therefore, traffic noise impacts from project‐related traffic on
off‐site sensitive receptors would be less than significant. The proposed project would not
result in any new or more severe impacts compared to those previously identified in the prior
environmental documents. No additional analysis is required.
Long‐term Off‐Site Operation‐Related Noise Impacts. Noise impacts associated with the
long‐‐term operation of the project must comply with the 50 dBA Leq standard for residential
land uses as outlined in the City’s Municipal Code above.
Adjacent off‐site land uses would be potentially exposed to stationary‐source noise impacts
from heating, ventilation, and air conditioning (HVAC) equipment proposed with the project.
The project is expected to have HVAC units serving each facility of the project site. The HVAC
equipment could operate 24 hours per day. One HVAC unit would generate a noise level of 72
dBA Leq at 3.3 feet, based on manufacturer testing of typical equipment for such uses. Table N
shows the exterior noise levels from on‐site HVAC units at land uses nearest to the project
along with the approximate distance from the closest HVAC unit and distance attenuation.
8 Collected by National Data & Surveying Services, compiled by LSA, 2021
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Table N: Summary of HVAC Noise Levels
Land Use
(Direction)
Reference
Noise Level
(dBA Leq)
Reference
Distance
(ft)
Distance1
(ft)
Distance
Attenuation
(dBA)
Exterior Noise Level
(dBA Leq)
Multi‐family Residences
(west)
72 3.3
150 33 39
Single‐family Residences
(east) 300 39 33
School (north) 500 44 28
Source: Compiled by LSA Associates, Inc. (2021)
1 Distance from HVAC sources to outdoor activity area at the nearest sensitive receptor.
dBA = A‐weighted decibels
ft = feet
Leq = equivalent continuous sound level
As stated in Table N, hourly noise levels associated with the operation of the proposed HVAC
equipment would be below the City’s 50 dBA Leq exterior noise standard for mechanical
equipment. Therefore, no mitigation is required to reduce operational noise levels.
Furthermore, the previous project included multi‐family uses at the same location of the
proposed memory care facility. Both uses would include similar sources of noise including
parking lot activities and HVAC equipment. It is expected that the potential impacts would be
the same or less at the memory care facility due to fewer trips associated with this institutional
use (i.e., facility residents are patients that would not be driving).
As described above, the project would not result in generation of a substantial temporary or
permanent increase in ambient noise levels in the vicinity of the project in excess of standards
established in the local general plan or noise ordinance, or any other applicable standards. As
such, the proposed project would not result in any new or more severe impacts compared to
those previously identified in the VCC EIR and 2018 Supplemental IS/MND. No additional
analysis is required.
(b) Generate excessive ground borne vibration or ground borne noise
No New Impact. Construction of the proposed project could result in the generation of
groundborne vibration. This construction vibration impact analysis assesses the potential for
building damages using vibration levels in peak particle velocity (in/sec PPV). The FTA Manual
guidelines indicate that a vibration level up to 0.2 in/sec PPV is considered safe for non‐
engineered timber and masonry buildings.Table O shows the PPV values at 25 feet from a
construction vibration source. Bulldozers and other heavy‐tracked construction equipment
(except for vibratory rollers) generate approximately 0.089 in/sec PPV of groundborne vibration
when measured at 25 feet.
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Table O: Vibration Source Amplitudes for Construction Equipment
Equipment Reference PPV (in/sec) at 25 feet
Vibratory Roller 0.210
Hoe Ram 0.089
Large Bulldozer 0.089
Caisson Drilling 0.089
Loaded Trucks 0.076
Jackhammer 0.035
Small Bulldozer 0.003
Sources: Transit Noise and Vibration Impact Assessment (FTA 2018).
in/sec = inches per second
PPV = peak particle velocity
Construction vibration, similar to vibration from other sources, would not have any significant
effects on outdoor activities (e.g., those outside of residential buildings in the project vicinity).
While vibration from construction activity was not assessed in the VCC EIR, the proposed
project is expected to include the use of heavy equipment similar to a large bulldozer. The
distance to the nearest buildings for vibration impact analysis is measured between the nearest
off‐site buildings and the project disturbance areas because vibration impacts occur normally
within the buildings. The formula for vibration transmission is provided below.
PPVequip = PPVref x (25/D)1.5
As identified above, multifamily residential structures are located as close as 15 feet away from
the project site and would experience vibration levels approaching 0.156 in/sec PPV with the
use of heavy equipment at western property line of Parcel 2. Based on this analysis, vibration
levels would not exceed any of the established guidelines considered for damage potential.
Short‐term construction impacts related to ground‐borne vibration or ground‐borne noise
would be minimal and temporary in nature and would cease upon construction. Therefore,
construction vibration impact areas would be considered less than significant. As such, the
proposed project would not result in any new or more severe impacts compared to those
previously identified in the prior environmental documents. No additional analysis is required.
(c) Excessive noise level near a private airport
No New Impact. The project site is not located within two miles of a public or public use
airport. Aircraft noise is occasionally audible at the project site; however, no portion of the
project site lies within the 60 dBA CNEL noise contours of any public airport nor does any
portion of the project site lie within two miles of any private airfield or heliport. Therefore, the
proposed project would not result in the exposure of people residing or working in the project
area to excessive noise levels. No additional analysis is required.
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Source(s)
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
City of Dublin. 2020. Municipal Code. December.
Federal Highway Administration (FHWA). 2006. Highway Construction Noise Handbook.
Roadway Construction Noise Model, FHWA‐HEP‐06‐015. DOT‐VNTSC‐FHWA‐06‐02. NTIS
No. PB2006‐109012. August
Federal Transit Administration (FTA). 2018. Office of Planning and Environment. Transit Noise
and Vibration Impact Assessment. FTA Report No. 0123. September.
Rheem. 2020. Rheem Prestige Series Variable Speed Air Conditioners. Website:
https://s3.amazonaws.com/WebPartners/ProductDocuments/162ff43a‐c0ff‐4658‐ac8d‐
26787125c737.pdf
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Population and Housing
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
13. POPULATION AND HOUSING. Would the project:
a. Induce substantial unplanned population growth in an area,
either directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
X
b. Displace substantial numbers of existing people or housing,
necessitating the construction of replacement housing
elsewhere?
X
Environmental Setting
According to the City of Dublin General Plan, in 2010, Dublin’s total population was estimated
at 46,036 and represented 17 percent of the 269,437 residents in the Tri‐Valley area. Data
from the 2020 United States Census indicates that Dublin’s total population has grown to
72,589 and 24,426 housing units. The project site consists of approximately 32.8 acres of school
uses and 14.1 acres of undeveloped land. No residential units currently exist at the project site.
Regulatory Framework
Regional and Local Regulations
Association of Bay Area Governments Projections 2040
The Association of Bay Area Governments (ABAG) is the regional planning agency for the San
Francisco Bay Area. ABAG Projections 2040 (2018) is a growth forecast, which informs agencies
such as MTC and BAAQMD for the purpose of project funding and regulatory decisions. The
data for the projections were prepared in connection with Plan Bay Area 2040, adopted by
ABAG and MTC in the summer of 2017. Data for this forecast are provided from collective
regional General Plans, zoning codes, and growth management programs. This growth forecast
is produced every four years with the Projections 2040 report being the most recent projection.
These periodic updates include developing impacts of “smart growth” policies and incentives to
improve future development trends in the region, such as a more balanced ratio of the number
of jobs to houses.
Plan Bay Area 2040
Plan Bay Area 2040 is the Bay Area’s Regional Transportation Plan and Sustainable
Communities Strategy as mandated by Senate Bill 375, the Sustainable Communities and
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Climate Protection Act. Plan Bay Area 2040 is a limited and focused update to the 2013 Plan Bay
Area and includes key economic, demographic, and financial trends from the last several years.
Plan Bay Area 2040 was adopted by ABAG and the MTC in 2017. Plan Bay Area aims to
concentrate new population and employment growth in the region to areas with pre‐existing
transportation infrastructure to ensure greenhouse gas reductions are met.
Previous CEQA Documents
VCC EIR
The VCC EIR concluded that approval of the VCC Project would facilitate the addition of 22 new
dwelling units and approximately 59 residents. The VCC EIR determined that since proposed
land uses and construction of the dwellings would generally be consistent with regional housing
and population projections used for planning purposes, this impact would be less‐than‐
significant. In addition, the VCC EIR determined that on‐site employment would increase from
145 to 165 staff with implementation of the VCC Project. It was determined that this increase
would not be significant. No mitigation measures were identified.
The VCC EIR identified less than significant impacts related to population and housing.
2018 Supplemental IS/MND
No new or more significant impacts related to land use and planning were identified in the 2018
Supplemental IS/MND.
Project Impacts and Mitigation Measures
(a) Population growth
No New Impact. As described above, the VCC Expansion Project proposed to develop 22 multi‐
family residential units on Parcel 2, resulting in a population increase of 59 residents. The
proposed project would provide residential care for approximately 139 elderly individuals (139
beds), which represents about 0.19 percent of the City’s 2020 population (72,589). The
estimated population served by the proposed project (139 elderly individuals) would represent
approximately 0.17 percent of the City’s projected 2040 population (83,595), as identified in
Plan Bay Area 2040. The population growth anticipated between 2020 and 2040 is expected to
be 11,006; population associated with the project would represent 1.26 percent of the
anticipated growth. As described in Section 10, Land Use, the proposed project, as a memory
care facility and an assisted living facility, would be considered quasi‐public facilities, and is not
a residential use. Elderly individuals who would be served by these two facilities would likely
come from within the City and surrounding communities. Therefore, the proposed project
would not induce substantial unplanned population growth.
As described above, the VCC EIR determined that implementation of the VCC Expansion Project
would increase employment at the project site by approximately 20 employees in order to
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serve the expanded school and church facilities. Since the proposed VCC campus improvements
have been constructed, it is assumed that some or all of these additional staff are currently
working at the project site. The proposed project would provide employment opportunities for
up to 77 staff to serve the project residents. A fraction of these employees may move to the
City solely for reasons of employment, although employees would likely commute from various
communities throughout the Bay Area, due to the proximity of the I‐580 corridor. Therefore,
the proposed Project would not directly or indirectly induce substantial population growth on
the site or in the surrounding area through the increase in employment on the site.
The extension of infrastructure onto the project site, including roadways and utilities that
would only serve the proposed development, would not contribute to or cause additional
growth to occur outside of the City boundaries or elsewhere within the vicinity of the project
site, as the project site is surrounded by existing development.
As described above, patients and employees associated with the memory care and assisted
living facilities would come from within the City and surrounding communities. Therefore, the
proposed project would not directly or indirectly induce substantial unanticipated population
growth in the City. Further, the proposed project is consistent with the General Plan’s
Public/Semi‐Public land use designation and would not generate growth beyond that
anticipated in the General Plan. Therefore, the proposed project would not result in new or
more significant population growth than was analyzed and described in the prior environmental
documents. No additional analysis is required.
(b) Housing and resident displacement
No New Impact. The proposed project would not displace substantial numbers of existing
housing or people, such that replacement housing would need to be constructed elsewhere, as
the site is currently vacant. This potential impact would be considered less than significant.
Therefore, the proposed project would not result in new significant or substantially more
severe significant housing impacts than were analyzed in the prior environmental documents.
No additional analysis is required.
Source(s)
Association of Bay Area Governments and Metropolitan Transportation Commission. 2018. Plan
Bay Area Projections 2040 ‐ A Companion to Plan Bay Area 2040. November. Available
online at: http://mtcmedia.s3.amazonaws.com/files/Projections_2040‐ABAG‐MTC‐
web.pdf (accessed June 25, 2021).
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
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City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
U.S. Census Bureau. 2021. Quick Facts Dublin City, California website:
www.census.gov/quickfacts/dublincitycalifornia (Accessed October 11, 2021).
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Public Services
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
14. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the
provision of new or physically altered governmental facilities or need for new or physical altered
governmental facilities, the construction of which could cause significant environmental impacts, in
order to maintain acceptable service ratios, response times, or other performance objectives for any of
the public services:
a. Fire protection? X
b. Police protection? X
c. Schools? X
d. Parks? X
e. Other public facilities?
X
Environmental Setting
The proposed project is located within the City of Dublin and is served by the following existing
public services.
Fire Protection
Fire suppression, emergency medical and rescue services, and other life safety services are
provided to the project area and site by the Alameda County Fire Department (ACFD). There are
three fire stations in Dublin, with the closest to the project site being Fire Station No. 16 at
7494 Donohue Drive, approximately 1.25 miles northeast.
Police Protection
The Alameda County Sherriff’s Office provides contracted police protection to the project area
and project site. The Dublin Police Services headquarters are located at 6361 Clark Avenue, east
of the project site.
Schools
The project site is served by the Dublin Unified School District, which operates seven
elementary, two middle, one K‐8, one comprehensive high school, and one continuation high
school, within the City of Dublin.
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Parks
The City’s Public Works Department oversees the maintenance of parks and recreational
facilities throughout the City.
Library Services
The Dublin Library is operated by Alameda County Library, with additional funding from the City
of Dublin. The Dublin Public Library is located at 200 Civic Plaza, southwest of the project site.
Regulatory Framework
Federal and State Regulations
California Fire Code
The California Fire Code exists within Part 9 of the CBC and includes measures for emergency
planning preparation and safety. Examples of fire safety requirements include: installation of
sprinklers in all high‐rise buildings; the establishment of fire resistance standards for fire doors,
building materials, and particular types of construction; and the clearance of debris and
vegetation within a prescribed distance from occupied structures in wildlife hazard areas.
California Government Code Sections 65995 to 65998 (School Facilities)
California Government Code Section 65996 exists to offset the impacts of certain types of
development on school facilities by requiring payment of fees to the associated school district
prior to receiving a building permit. The school district is therefore responsible for
implementing specific methods for mitigating school impacts under the Government Code.
Pursuant to California Government Code Section 65995, payment of school impact fees is
considered to be full mitigation for reducing impacts on school facilities that would result from
implementation of a project.
Local Regulations
City of Dublin General Plan
Chapter 3 of the Land Use Element outlines policies and programs to provide open space both
within and apart from development projects, which relate to the provision of park facilities in
the City. Those policies are listed in Section 15, Recreation.
Section 8.3.2 of the City of Dublin outlines the following policies and programs related to fire
hazards and fire protection:
Guiding Policy 8.3.2.1.A.1. Require special precautions against fire as a condition of
development approval in the western hills and elsewhere in the Extended planning
Areas where proposed development would interface with open space.
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Implementing Policy 8.3.2.1.B.1. Continue to enforce the City’s wild land urban
interface regulations.
Section 4.2 of the City of Dublin outlines the following policies and programs related to public
schools:
Guiding Policy 4.2.1.A.1. Cooperate with the Dublin Unified School District to ensure
preservation of surplus sites compatible with surrounding land uses and Housing
Element objectives.
Guiding Policy 4.2.1.A.2. Cooperate with the Dublin Unified School District to ensure
provision of school facilities in the Extended Planning Areas.
Implementing Policy 4.2.1.B.1. Initiate preparation of site plans or specific plans jointly
with the Dublin Unified School District prior to sale of surplus sites.
Implementing Policy 4.2.1.B.2. As a condition of project approval in the Extended
Planning Area, it is required that logical and buildable school sites be offered for
dedication according to the State’s Board of Education guidelines and acceptable to the
Dublin Unified School District. This type of cooperation will achieve harmonious
relationships between new development and existing residential areas and new park
sites (See Open Space Element).
Previous CEQA Documents
VCC EIRThe VCC EIR determined that impacts related to fire and police protection services
would be less than significant. However, a potentially significant impact related to schools was
identified, as the proposed multi‐family residential development originally proposed on Parcel 2
would generate an estimated two new elementary school students, one middle school student
and four high school students, which had not been planned for the Dublin Unified School
District. Mitigation Measure 4.11‐1 (schools) was identified to reduce this impact to a less‐than‐
significant level.
Mitigation Measure 4.11‐1 (schools): Prior to issuance of the first residential building
permit, the project applicant shall enter into a school mitigation program with the
Dublin Unified School District to ensure that a fair share fee towards off‐setting costs to
provide educational services to the District is provided.
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2018 Supplemental IS/MNDNo significant impacts related to public services were identified in
the 2018 Supplemental IS/MND.
Project Impacts and Mitigation Measures
(a) Fire protection
No New Impact. The construction of a 55‐bed memory care facility on Parcel 2 and an 84‐bed
assisted living facility on Parcel 3 would serve approximately 139 elderly individuals and result
in 77 additional staff at the project site. Development of the existing vacant site with an
institutional use could incrementally increase demand for fire protection services. However, the
proposed project is required to adhere to the CBC, the California Fire Code and City of Dublin
codes, ordinance and regulations to minimize fire hazards, including fire prevention and
suppression measures; fire hydrants and sprinkler systems; emergency access; and other similar
requirements. ACFD would continue to provide services to the project site and would not
require additional firefighters to serve the proposed project. The demand for fire protection
services resulting from the proposed project would not require the construction of new or
alteration of existing fire protection facilities to maintain an adequate level of fire protection
service. No physical impacts associated with the provision of fire protection services would
occur. Therefore, the proposed project would not result in new significant or substantially more
severe significant impacts related to fire protection than were analyzed and described in the
prior environmental documents. No additional analysis is required.
(b) Police protection, police, schools, parks and other public facilities
No New Impact. The construction of a 55‐bed memory care facility on Parcel 2 and an 84‐bed
assisted living facility on Parcel 3 would serve approximately 139 elderly individuals and result
in 77 additional staff at the project site. Development of the existing vacant site with an
institutional use could incrementally increase demand for police protection services. However,
the proposed project would incorporate safety features such as setbacks from the street and
well‐lit exterior spaces with visual exposure, would have a continual presence of staff members
24 hours per day, and would have a steady presence of residents and visitors during daytime
hours. The increased demand for police protection services resulting from the proposed project
would not be substantial compared to existing conditions, and would not require the
construction of new or alteration of existing police protection facilities to maintain an adequate
level of police protection service. No physical impacts associated with the provision of police
protection services would occur. Therefore, the proposed project would not result in new
significant or substantially more severe significant impacts related to police protection than
were analyzed and described in the prior environmental documents. No additional analysis is
required.
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(c) Schools
No New Impact. The proposed project would develop a memory care facility and assisted living
facility for senior citizens and would not generate additional students in the Dublin Unified
School District. Additionally, as previously discussed, it is expected that new jobs that would be
created by the proposed project would be filled by existing residents in the area. Appropriate
developer impact fees, as required by State law, would be assessed and paid by the project
applicant to offset any impact to school facilities, consistent with Mitigation Measure 4.11‐1
identified in the VCC EIR. Therefore, the proposed project would not result in new significant or
substantially more severe significant impacts related to schools than were analyzed and
described in the prior environmental documents. No additional analysis is required.
(d) Parks
No New Impact. The construction of a 55‐bed memory care facility on Parcel 2 and an 84‐bed
assisted living facility on Parcel 3 would serve approximately 139 elderly individuals and result
in 77 additional staff at the project site. The assisted living and memory care facilities would
provide amenities for patients and staff, including courtyards with turf area, patio, plantings
and a fountain; and walkways around the perimeter of the facilities, which would allow for
secure outdoor recreational activities for the residents. The proposed project would not
contribute to a substantial increase in the population necessitating either construction of new
or alteration of existing park facilities to maintain an adequate level of service. No physical
impacts associated with the provision of park services would occur. Therefore, the proposed
project would not result in new significant or substantially more severe significant impacts
related to parks than were analyzed and described in the prior environmental documents. No
additional analysis is required.
(e) Other public facilities
No New Impact. A portion of the patients and staff served by the proposed project would likely
patronize public facilities such as local library branches operated by the Alameda County
Library. However, as described above patients and staff are likely to come from within the City
and surrounding communities; therefore, the proposed project is not anticipated to increase
the number of library patrons utilizing public facilities. Therefore, the proposed project would
not result in new significant or substantially more severe significant impacts related to other
public facilities than were analyzed and described in the prior environmental documents. No
additional analysis is required.
Source(s)
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
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City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
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Recreation
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No New
Impact
15. RECREATION. Would the project:
a. Increase the use of existing neighborhood and regional
parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be
accelerated?
X
b. Include recreational facilities or require the construction
or expansion of recreational facilities which might have an
adverse physical effect on the environment?
X
Environmental Setting
The City of Dublin has a variety of recreational facilities including neighborhood parks,
community parks, community facilities, a senior center, open space areas and a series of trail
networks. According to the City of Dublin Parks and Recreation Master Plan, the City of Dublin
currently has 18 parks, five deeded park sites, and six school parks and City‐owned open space
areas that account for nearly 233 acres of dedicated open space and developed park land. In
addition, the City has over 59 acres of undeveloped parkland that has either been offered for
dedication by landowners or acquired by the City. In addition, the East Bay Regional Park
District (EBRPD) operates the Dublin Hills Regional Park, a large open space park with regional
trail connections. The Iron Horse Trail runs along the Union Pacific/Southern Pacific Railroad
right‐of‐way, connecting Dublin, the Dublin/Pleasanton BART station and the City of
Pleasanton.
Regulatory Framework
Local Regulations
City of Dublin General Plan
Chapter 3 of the Land Use Element outlines policies and programs to provide open space both
within and apart from development projects. The following goals and policies related to parks
and recreation that are applicable to the proposed project:
Guiding Policy 3.4.1.A.1. Expand park area throughout the Primary and Extended
Planning Areas to serve new development.
Guiding Policy 3.4.1.A.3. Restrict structures on the hillsides that appear to project above
major ridgelines. The present undisturbed natural ridgelines as seen from the Primary
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Planning Area and key travel corridors are an essential component of Dublin’s
appearance as a freestanding city ringed by open hills.
Implementing Policy 3.4.1.B.1. Acquire and improve parklands in conformance with the
standards and policies in the City’s Parks and Recreation Master Plan.
Implementing Policy 3.4.1B.2. Continue to maintain and periodically update the
Citywide Parks and Recreation Master Plan. The Master Plan shall provide specific
standards for acquiring parkland to support growth planned in the Land Use Element.
Implementing Policy 3.4.1.B.3. The policies set forth below, as implemented through
the Parks and Recreation Master Plan and development approvals, constitute the action
program for preserving and providing open space for outdoor recreation.
Guiding Policy 3.4.3.A.1. Provide a north‐south trail link across the Planning Area, as
part of a regional trail network.
Guiding Policy 3.4.3.A.2. Create a local trail network, which links large areas of
permanent open space, while providing convenient access from nearby residential
areas. Maximize visual exposure to open space, and provide multiple local physical
access points to increase public enjoyment of open space.
Implementing Policy 3.4.3.B.1. In conjunction with development approvals, promote
land dedication or reservation, and improvements for a ridgeline regional trail and other
trail links.
Previous CEQA Documents
VCC EIR
The VCC EIR determined that impacts related to parks and recreation would be less than
significant. No mitigation measure were identified for this environmental topic.
2018 Supplemental IS/MND
No significant impacts related to recreation were identified in the 2018 Supplemental IS/MND.
Project Impacts and Mitigation Measures
(a) Increase the use of existing recreation facilities causing deterioration
No New Impact. As discussed in Section 14.d, implementation of the proposed project, which
would provide 139 beds for senior citizen residents, would not substantially increase the
demand for park and recreation facilities. Similarly, the proposed project would not increase
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the use of existing neighborhood and regional parks or other recreational facilities such that
substantial physical deterioration of the facilities would occur or be accelerated. Therefore, no
new significant or substantially more severe significant impacts related to existing recreation
facilities would result from the proposed project. No additional analysis is required.
(b) Propose, require new facilities that cause physical effect
No New Impact. The proposed project would not include construction of recreational facilities
nor is it required to construct or expand recreational facilities. As shown on Figures 7 and 8, the
proposed facilities would include private courtyards for the exclusive use of future residents.
The courtyards would be provided at the ground level, in the central portion of each of the
proposed buildings. The courtyard for the memory care facility would include an artificial turf
area, plantings and a patio with a water feature. The courtyard for the assisted living facility
would include a patio area with seating. The physical impacts resulting from the construction of
these facilities have been evaluated in this Initial Study checklist. No new significant or
substantially more severe significant impacts related to new recreation facilities would result
from the proposed project. No additional analysis is required.
Source(s)
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
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Transportation
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
16. TRANSPORTATION/TRAFFIC. Would the project:
a. Conflict with a program, plan, ordinance or policy
addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?
X
b. Would the project conflict or be inconsistent with CEQA
Guidelines section 15064.3, subdivision (b)? X
c. Substantially increase hazards due to a geometric design
feature (e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
X
d. Result in inadequate emergency access? X
Environmental Setting
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 facility 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.
Peak‐hour traffic volume data were collected on Tuesday, February 2, 2021, and adjusted to
approximate non‐pandemic conditions (see Traffic Analysis in Appendix F). Table P summarizes
the results of the Existing a.m. and p.m. peak‐hour level of service (LOS) analysis for the study
area intersections. Table P indicates that all study area intersections operate at acceptable LOS
(LOS D or better) in the a.m. and p.m. peak hours.
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Table P: 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
Source: LSA 2021
LOS = level of service
sec = seconds
Table Q 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 Q indicates that all study area
intersections operate at acceptable LOS (LOS D or better) in the a.m. and p.m. peak hours.
Table Q: 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
Source: LSA 2021
LOS = level of service
sec = seconds
Regulatory Framework
Regional and Local Regulations
Metropolitan Transportation Commission
The Metropolitan Transportation Commission (MTC) conducts transportation planning,
financing, and coordination for the San Francisco Bay Area, including Alameda County. MTC
periodically updates the Regional Transportation Plan, which plans for the development of
mass transit, highway, airport, seaport, railroad, bike, and pedestrian facilities. The most
current Regional Transportation Plan, Transportation 2035, budgets funding for transportation‐
related projects. In addition, MTC and ABAG adopted Plan Bay Area 2040 in 2017, which is a
State‐mandated transportation and land use plan. The Sustainable Communities Strategy
outlines a sustainable communities strategy for the region, which aims to integrate
transportation, land use, and housing to meet GHG reduction targets established by the
California Air Resources Board.
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Alameda County Congestion Management Program
The Alameda County Transportation Commission (Alameda CTC) is an independent special
district that aims to provide sustainable, accessible, and community‐focused transportation
opportunities. The Alameda CTC is the county’s congestion management agency, providing
countywide transportation planning, design and construction of specific highway, pedestrian,
and bicycle improvement projects, as well as the promotion of transit‐oriented development. In
accordance with California Statute, Government code 65088, the Alameda CTC prepares the
Alameda County Congestion Management Program (CMP), which measures the performance of
the county’s multi‐modal transportation system, addresses roadway congestion, and connects
transportation and land use. Alameda CTC also maintains a countywide travel mode in
compliance with Plan Bay Area 2040 and CMP legislation.
The Alameda County CMP contains the following five mandatory elements: (1) level of service
monitoring; (2) performance; (3) travel demand management; (4) land use analysis program;
and (5) capital improvements. The Alameda CTC has also developed information related to
Senate Bill 743 and tools for measuring and reducing vehicle miles travelled.
City of Dublin General Plan
Chapter 5.0, Land Use and Circulation: Circulation and Scenic Highways Element, identifies the
City’s transportation and roadway policies. As described in the City of Dublin General Plan, the
City aims to provide a comprehensive circulation network that supports multiple modes of
transportation including private vehicles, transit, cycling, and walking. The proposed project
would be accessed by existing roadways in the project area and would not modify any existing
roadways. The following policies from the City of Dublin General Plan relate to the proposed
project:
Implementing Policy 5.2.2.B.2. Design and construct all roads in the City’s circulation
network as defined in Figure 5‐1 as well as bicycle and pedestrian networks as defined in
the City of Dublin Bicycle and Pedestrian Master Plan.
Guiding Policy 5.2.3.A.1. Provide an integrated multi‐modal circulation system that
provides efficient vehicular circulation while providing a design that allows safe and
convenient travel along and across streets for all users, including pedestrians, bicyclists,
persons with disabilities, seniors, children, youth, and families; and encourages
pedestrian, bicycle, transit, and other non‐automobile transportation alternatives.
Guiding Policy 5.4.3.A.1. Plan for all users by creating and maintaining Complete Streets
that provide safe, comfortable, and convenient travel along and across streets (including
streets, roads, highways, bridges, and other portions of the transportation system)
through a comprehensive, integrated transportation network that meets the
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requirements of currently adopted transportation plans and serves all categories of
users.
Guiding Policy 5.5.1.A.1. Provide safe, continuous, comfortable and convenient
bikeways throughout the City.
Guiding Policy 5.5.1.A.2. Improve and maintain bikeways and pedestrian facilities and
support facilities in conformance with the recommendations in the Dublin Bicycle and
Pedestrian Master Plan.
Guiding Policy 5.5.1.A.4. Provide comfortable, safe, and convenient walking routes
throughout the City and, in particular, to key destinations such as Downtown Dublin, the
BART Stations, schools, parks, and commercial centers.
Implementing Policy 5.5.1.B.1. Complete the bikeways systems illustrated on Figures 5‐
3a and 5‐3b (in the General Plan).
Implementing Policy 5.5.1.B.2. Improve bikeways, bicycle support facilities, and
pedestrian facilities in accordance with the Dublin Bicycle and Pedestrian Master Plan in
conjunction with development proposals.
Implementing Policy 5.5.1.B.3. Ensure on‐going maintenance of bikeways, bicycle
support facilities and pedestrian facilities that are intended for public use and located
on private property in conjunction with development proposals.
Implementing Policy 5.75.1.B.2. Implement the Eastern Dublin Scenic Corridors Policies
and Standards for projects within the Eastern Extended Planning Area.
City of Dublin Bicycle and Pedestrian Master Plan
The City of Dublin Bicycle and Pedestrian Master Plan provides policies, network plans,
prioritized project lists, support programs, and best practice design guidelines for bicycling and
walking in Dublin. As shown in Figure 5‐2 of the Plan, Dublin Existing & Proposed Bikeways,
Class IIA Bicycle Lanes are proposed along Dublin Boulevard adjacent to the project site.
However, Dublin Boulevard currently consists of approximately 30‐feet of paved roadway with
12‐foot travel lanes; therefore, there is limited available width within the existing right‐of‐way
to accommodate bicycle lanes in both directions.
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Previous CEQA Documents
VCC EIR
The VCC EIR identified potentially significant impacts related to increased traffic associated with
implementation of the VCC expansion project, including impacts to intersections, local
roadway, and cumulative traffic impacts. Mitigation measures were identified to reduce these
transportation impacts to a less than significant level. No impacts related to parking or transit
service were identified. The following mitigation measures were included in the VCC EIR:
Mitigation Measure 4.10‐1 (intersection impacts) The project sponsor shall contribute a
fair‐share contribution to the funding of traffic signals at the Dublin
Boulevard/Silvergate Drive and Dublin Boulevard/Inspiration Drive.
Mitigation Measure 4.10‐2 (local street impacts). Monitoring of the peak hour turning
movements at project driveways be conducted on one typical school day every six
months following the completion of the school expansion and reported to the City, to
demonstrate that the expansion does not increase the rate of vehicles violating these
restrictions. If the number of violators increases after the expansion, more stringent
enforcement or other measures may be required by the school administration to limit
the number of vehicles accessing the project site to or from Bay Laurel Street, as
determined by the City of Dublin Public Works Director.
Mitigation Measure 4.10‐3 (cumulative traffic). The project sponsor shall make a fair
share contribution toward the funding of the future widening of Dublin Boulevard
between Hansen Drive and Silvergate Drive from two to four lanes.
These mitigation measures have already been implemented as part of the VCC Project
approvals and, as described further below, the proposed project would not result in
transportation impacts to intersections or roadways in the project vicinity. Therefore,
Mitigation Measures 4.10‐1 through 4.10‐3 would not apply to the proposed project.
2018 Supplemental IS/MND
The 2018 Supplemental IS/MND identified potentially significant impacts associated with an
increase in cut‐through traffic from school operations and insufficient parking supply for the
proposed football stadium. Mitigation Measures TRA‐1 and TRA‐2 were identified to reduce
these transportation impacts to a less‐than‐significant level. Neither of these mitigation
measures would apply to the proposed project, as the proposed project would not generate
significant vehicle trips that would increase cut‐through traffic or result in inadequate parking
supply. All other transportation impacts were determined to be less than significant.
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Project Impacts and Mitigation Measures
(a) Conflict with applicable transportation plans standards, including bicycle and pedestrian
facilities
No New Impact. The consistency of the proposed project with applicable transportation plan
standards, including bicycle and pedestrian facilities is described below.
Roadways and Intersections. A Traffic Analysis was prepared to review the trip generation and
trip distribution of the proposed project to local area roadways. The Traffic Analysis is included
as Appendix F of this IS/MND and its findings are summarized below.
Trip generation represents the amount of traffic that is attracted to and produced by a
development project. 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 R. As Table R
indicates, the proposed 55‐bed memory care facility would generate 111 trips per day,
including four trips (two inbound and two outbound) in the a.m. peak hour and 10 (six inbound
and four 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 six outbound)
in the a.m. peak hour and 22 (eight 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 eight outbound) in the a.m. peak hour and 32 trips (14 inbound and 17
outbound) in the p.m. peak hour. This trip generation is higher than the previously analyzed trip
generation for these development areas as identified in the VCC EIR, which was 15 trips in the
a.m. peak hour (2 inbound and 13 outbound) and 19 trips in the p.m. peak hour (13 inbound
and 6 outbound).
Table R: 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
Source: LSA 2021
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
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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.
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. This analysis assumes the
operation of the 55‐bed memory care facility and 84‐bed assisted living facility during Non‐
Pandemic (Modified Existing) conditions.
Table S summarizes the results of the estimated Non‐Pandemic Existing Plus Project peak‐hour
LOS analysis for the three study area intersections. Table S 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. The proposed project would not result in new significant or
substantially more severe impacts related to traffic beyond those analyzed in the prior
environmental documents. No additional analysis is required.
Table S: 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
Source: LSA 2021
LOS = level of service
sec = seconds
Transit, Bicycle and Pedestrian Facilities.Transit service in Dublin and throughout the Tri‐Valley
area is provided by the Livermore/Amador Valley Transit Authority (LAVTA). At present, no
LAVTA bus routes provide service to the project site. School Route 503 provides service along
Dublin Boulevard from Schafer Ranch Park to Dublin High School and Wells Middle School.
As described above, sidewalks are provided on the western side of Inspiration Drive and on the
northern side of Dublin Boulevard. No bicycle facilities are currently provided. According to the
City of Dublin Bicycle and Pedestrian Master Plan, Class IIA Bicycle Lanes are proposed along
Dublin Boulevard adjacent to the project site. However, as described above, Dublin Boulevard
currently consists of approximately 30‐feet of paved roadway with 12‐foot travel lanes;
therefore, there is limited available width within the existing right‐of‐way to accommodate
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bicycle lanes in both directions. Dublin Boulevard would likely need to be widened to provide
the eventual bicycle lanes with adequate separation given the roadway speed on Dublin
Boulevard. Completion of the proposed project would not affect existing conditions on Dublin
Boulevard.
The proposed project would not interfere with existing transit, bicycle or pedestrian facilities.
The proposed project would maintain existing sidewalks along Dublin Boulevard and Inspiration
Drive and install new sidewalk along the project frontage of Parcel 3 on the east side of
Inspiration Drive. Pathways within the project site would provide pedestrian connections to
existing sidewalk. Both facilities would provide long‐ and short‐term bicycle parking. Impacts to
bicyclists, pedestrians, and transit service providers resulting from implementation of the
proposed project would remain less than significant and the proposed project would not result
in new significant or substantially more severe impacts related to alternative forms of
transportation beyond those analyzed in the prior environmental documents. No additional
analysis is required.
(b) Conflict with CEQA Section 15064.3 (b)
No New Impact. The topic of the project’s contribution to vehicle miles traveled (VMT) was not
analyzed in the VCC EIR or 2018 Supplemental IS/MND. This impact is not required to be
analyzed unless it constitutes new information of substantial importance that was not known
and could not have been known at the time the previous environmental documents were
certified as complete (Public Resources Code Section 21166 and CEQA Guidelines Section 15162
and 15163). VMT was known at the time of the certification of these prior CEQA documents and
could have been analyzed. A change in regulations for impact analysis under CEQA is not a
trigger for further environmental review under supplemental review standards. The impact of
increased traffic was analyzed using other methods (LOS) at the time of certification of the VCC
EIR and 2018 Supplemental IS/MND. Under CEQA standards, it is not considered new
information that requires analysis in a Supplemental EIR or negative declaration. Therefore, no
supplemental environmental analysis of the project’s impacts on this issue is required under
CEQA.
(c) Substantially increase hazards due to a design feature
No New Impact. Access to the memory care and assisted living facilities would be provided via
two new driveways off of Inspiration Drive. Proposed vehicular access would not change the
layout of the roadways in the project vicinity. As described in the Traffic Analysis, the design,
construction, and maintenance of project site access locations would be in compliance with the
City’s Municipal Code. Therefore, the proposed project would not result in new significant or
substantially more severe significant impacts beyond those already analyzed in the prior
environmental documents. No additional analysis is required.
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(d) Result in inadequate emergency access
No New Impact. The proposed project would not result in inadequate emergency access.
Emergency vehicle access to the project site would continue to be provided via Inspiration Drive
and Dublin Boulevard. The design, construction, and maintenance of project site access
locations would be in compliance with the City’s Municipal Code and would be required to
meet all emergency access standards. In addition, through Site Development Review,
emergency services would review proposed plans to ensure that emergency vehicle access and
circulation is adequate. Therefore, the proposed project would not result in new significant or
substantially more severe significant impacts beyond those already analyzed in the prior
environmental documents. No additional analysis is required.
Source(s)
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
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Tribal Cultural Resources
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
17. TRIBAL CULTURAL RESOURCES. Would the project cause a substantial adverse change in the significance
of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature,
place, cultural landscape that is geographically defined in terms of the size and scope of the landscape,
sacred place, or object with cultural value to a California Native American tribe, and that is:
a. Listed or eligible for listing in the California Register of
Historical Resources, or in a local register of historical
resources as defined in Public Resources Code section
5020.1(k), or
X
b. A resource determined by the lead agency, in its discretion
and supported by substantial evidence, to be significant
pursuant to criteria set forth in subdivision (c) of Public
Resources Code Section 5024.1. In applying the criteria set
forth in subdivision (c) of Public Resource Code Section
5024.1, the lead agency shall consider the significance of
the resource to a California Native American tribe.
X
Environmental Setting
Assembly Bill 52, which became law on January 1, 2015, provides for consultation with
California Native American tribes during the CEQA environmental review process, and equates
significant impacts to “tribal cultural resources” with significant environmental impacts. Public
Resources Code (PRC) Section 21074 states that “tribal cultural resources” are:
Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to
a California Native American tribe and are one of the following:
Included or determined to be eligible for inclusion in the California Register of Historical
Resources.
Included in a local register of historical resources as defined in subdivision (k) of PRC
Section 5020.1.
A resource determined by the lead agency, in its discretion and supported by substantial
evidence, to be significant pursuant to criteria set forth in subdivision (c) of PRC Section
5024.1. In applying the criteria set forth in subdivision (c) of PRC Section 5024.1, the
lead agency shall consider the significance of the resource to a California Native
American tribe.
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A “historical resource” (PRC Section 21084.1), a “unique archaeological resource” (PRC Section
21083.2(g)), or a “nonunique archaeological resource” (PRC Section 21083.2 (h)) may also be a
tribal cultural resource if it is included or determined to be eligible for inclusion in the California
Register.
The consultation provisions of the law require that a public agency consult with local Native
American tribes that have requested placement on that agency’s notification list for CEQA
projects. Within 14 days of determining that a project application is complete, or a decision by a
public agency to undertake a project, the lead agency must notify tribes of the opportunity to
consult on the project, should a tribe have previously requested to be on the agency’s
notification list. California Native American tribes must be recognized by the California Native
American Heritage Commission as traditionally and culturally affiliated with the project site and
must have previously requested that the lead agency notify them of projects. Tribes have 30
days following notification of a project to request consultation with the lead agency.
The purpose of consultation is to inform the lead agency in its identification and determination
of the significance of tribal cultural resources. If a project is determined to result in a significant
impact on an identified tribal cultural resource, the consultation process must occur and
conclude prior to adoption of a Negative Declaration or Mitigated Negative Declaration, or
certification of an Environmental Impact Report (PRC Sections 21080.3.1, 21080.3.2, 21082.3).
In January 2021, the City provided formal notification to the California Native American tribe
that has requested notification under Assembly Bill 52 and under Senate Bill 18 related to the
proposed General Plan Amendment. In response to the notifications, two responses were
received. Ms. Katherine Perez, Chairperson of the Northern Valley Yokut/Ohlone/Bay Mewuk
Tribe, responded via email on January 27, 2021, requesting additional information related to
the proposed project. Corrina Gould, Chairperson of the Confederated Villages of Lisjan Tribe
requested information on the Sacred Lands Files and requested to be kept informed with any
new details as it pertains to the Confederated Villages of Lisjan Tribe. No formal tribal
consultation was requested.
Regulatory Framework
Federal and State Regulations
Native American Heritage Commission
In 1976, the California State Government passed AB 4239, creating the Native American
Heritage Commission (NAHC). The NAHC is responsible for identifying and categorizing Native
American cultural resources as well as preventing damages to designated sacred sites and
associated artifacts and remains. Legislation passed in 1982 authorized the NAHC to identify a
Most Likely Descendant (MLD) when Native American remains are found outside of any place
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other than a designated cemetery. A MLD has the authority to make recommendations
regarding the treatment and disposition of the discovered remains.
The Native American Historic Resource Protection Act
The Native American Historic Resource Protection Act, or Assembly Bill (AB 52) defines
guidelines for reducing conflicts between Native Americans and development projects and
activities. Projects are subject to AB 52 if a notice of preparation for an EIR is filed or a notice of
intent to adopt a Negative or Mitigated Negative Declaration is filed on or after July 1, 2016.
“Tribal cultural resources” (TCR) are protected under CEQA and are defined as a site, feature,
place, cultural landscape (must include the size and scope of landscape), sacred place, and
object with a cultural value to a California Native American tribe that is either included or
eligible for inclusion in the California Register, or included in a local register of historical
resources. At the lead agency’s discretion, a resource can be treated as a TCR if a Native
American Tribe provides substantial evidence. Additionally, AB 52 allows tribes to engage in
consultation with lead agencies and sets guidelines for such consultation.
Health and Safety Code Section 7050.5
Section 7050.5 of the California Health and Safety Code protects Native American burials,
remains, and associated grave artifacts in the event that they are discovered in any location
other than a designated cemetery. The Code mandates the immediate suspension of excavation
in the site as well as any adjacent or overlying area where the remains or associated item is
found, and provides for the sensitive disposition of those remains. Should remains be
discovered, the County Coroner must determine that the remains are not subject to the
provisions of Section 27491 of the Government Code or any other related provisions of law
concerning investigation of the circumstances, manner and cause of any death, and the
recommendations concerning the treatment and disposition of the human remains have been
made to the person responsible for the excavation, or designee, in the manner provided in
Section 5097.98 of the Public Resources Code. The County Coroner shall make the
determination within two working days from the time the person responsible for the
excavation, or designee, notifies the County Coroner of the discovery or recognition of the
human remains. If the County Coroner identifies the remains to be of Native American origin, or
has reason to believe that the remains are those of Native American origin, the County Coroner
must contact the California NAHC within 24 hours. The NAHC representative will then alert a
Native American MLD to conduct an inspection of the site and to determine the following
course of treatment and action. Additionally, State CEQA Guidelines Section 15064.5 sets forth
a procedure if human remains are found on land outside of federal jurisdiction.
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Local Regulations
City of Dublin General Plan
The City of Dublin General Plan establishes the following guiding policy associated with cultural
resources that is relevant to the proposed project:
Guiding Policy 7.7.1.A.2: Follow State regulations as set forth in Public Resources Code
Section 21083.2 regarding discovery of archaeological sites, and Historical Resources, as
defined in Section 5020.1 of the Public Resources Code.
Previous CEQA Documents
The topic of the project’s potential impacts to tribal cultural resources was not specifically
analyzed in the VCC EIR or the 2018 Supplemental IS/MND. Since certification of the VCC EIR,
the topic of Tribal Cultural Resources has been added as a new category in the CEQA checklist.
However, the VCC EIR and the 2018 Supplemental IS/MND analyzed prehistoric and historic
resources and included mitigation measures related to historical and archaeological resources
and human remains. These measures are listed in the cultural resources section of this Initial
Study Checklist.
Because the VCC EIR has been certified, the determination of whether tribal cultural resources
need to be analyzed for this proposed project is governed by the law on supplemental or
subsequent EIRs (Public Resources Code section 21166 and CEQA Guidelines, Sections 15162
and 15163). Tribal cultural resources are not required to be analyzed under those standards
unless it constitutes "new information of substantial importance, which was not known and
could not have been known at the time the previous EIR was certified as complete” (CEQA
Guidelines Sec. 15162 (a) (3)).
Project Impacts and Mitigation Measures
(a) Listed or eligible for listing in the California Register of Historical Resources
No New Impact. Native American consultation was conducted in compliance with Senate Bill
18, which requires tribal consultation for a proposed General Plan amendment. As described
above, one tribal contact requested consultation regarding the proposed project; however, no
information regarding specific known tribal cultural resources within the project site was
provided by the tribe.
Parcels 2 and 3, which are proposed for development, are currently undeveloped; therefore, no
built historic resources are located on the project site. As described in the prior environmental
documents, a known archaeological deposit was identified south of the project site and there is
a moderate potential for finding Native American sites in the project area, which could include
tribal cultural resources that are eligible for listing in the California Register. If encountered
during project‐related ground disturbing activities, the proposed project could result in the
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demolition, destruction, or alteration of unknown buried tribal cultural resources, which would
result in a substantial adverse change in the significance of these resources. If such resources
are encountered, implementation of Mitigation Measure 4.4‐1, identified in the VCC EIR would
reduce any potential impacts to archaeological and/or Native American resources to a less‐
than‐significant level. With implementation of Mitigation Measure 4.4‐1, as identified in Section
5, Cultural Resources, the project would not substantially increase the severity of the previously
identified tribal cultural resource impacts, nor result in new significant impacts. No additional
analysis is required.
(b) Significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section
5024.1
No New Impact. As described above, no archaeological resources were identified on the site in
the prior environmental documents. Therefore, the City, in its role as lead agency, has
determined that the project site is not a resource significant to a California Native American
tribe.
As described in the prior environmental documents and in Section 5, Cultural Resources, the
proposed project could result in the demolition, destruction, or alteration of unknown buried
tribal cultural resources. If such resources are encountered, implementation of Mitigation
Measure 4.4‐1, identified in the VCC EIR, would reduce any potential impacts to archaeological
and/or Native American resources to a less‐than‐significant level. With implementation of
Mitigation Measure 4.4‐1, as identified in Section 5, Cultural Resources, the project would not
substantially increase the severity of the previously identified tribal cultural resource impacts,
nor result in new significant impacts. No additional analysis is required.
Source(s)
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
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Utilities and Service Systems
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
18. UTILITIES AND SERVICE SYSTEMS. Would the project:
a. Require or result in the relocation or construction of new or
expanded water, wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities the construction or relocation
of which could cause significant environmental effects?
X
b. Have sufficient water supplies available to serve the project
and reasonably foreseeable future development during
normal, dry and multiple dry years?
X
c. Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capacity to serve the project projected demand
in addition to the provider’s existing commitments?
X
d. Generate solid waste in excess of State or local standards,
or in excess of the capacity of local infrastructure, or
otherwise impair the attainment of solid waste reduction
goals?
X
e. Comply with federal, state, and local statutes and
regulations related to solid waste? X
Environmental Setting
A variety of local and regional providers in this area operate and maintain utility and service
system facilities associated with electricity, water, stormwater, wastewater, solid waste,
communications and natural gas.
Water
The Dublin San Ramon Services District (DSRSD) provides water service at the project site.
DSRSD is responsible for providing both potable and recycled water to the City of Dublin, and
the Dougherty Valley area of the City of San Ramon in Contra Costa County. DSRSD’s water
service area also includes Camp Parks, the Federal Correctional Institution (FCI), and Alameda
County’s Santa Rita Jail. Zone 7 supplies treated potable water to DSRSD. Treated potable water
enters DSRSD’s distribution system from five metered turnouts from the Zone 7 transmission
system.
To reduce the demand for potable water, DSRSD promotes water recycling and is a member of
the WaterReuse Association. In 1995, DSRSD and EBMUD, through a joint powers agreement,
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formed the DSRSD‐EBMUD Recycled Water Authority (DERWA). DERWA serves as a wholesaler
to deliver recycled water to DSRSD and EBMUD, who in turn deliver the recycled water to their
respective service areas. DERWA’s San Ramon Valley Recycled Water Project (SRVRWP)
provides a backbone distribution system that delivers recycled water to both DSRSD and
EBMUD distribution systems. DSRSD’s recycled water treatment facilities delivers recycled
water to the SRVRWP. Recycled water is produced at DSRSD’s wastewater treatment plant at
the Recycled Water Treatment Facility (RWTF). The RWTF produces recycled water that meets
the California Title 22 requirements for unrestricted reuse.
Wastewater
Wastewater collection and treatment services are also provided by DSRSD for the City of
Dublin, City of Pleasanton, Camp Parks, FCI, Santa Rita Jail, and the southern portion of San
Ramon. DSRSD owns and operates a wastewater treatment plant in Pleasanton that has a
capacity of 17 million gallons per day (MGD). The existing wastewater service area
encompasses approximately 13,340 acres, or 20.85 square miles. Within the wastewater
service area there are currently 207 miles of gravity mains, one permanent lift station, and one
temporary lift station. The permanent lift station has 26 feet of force main.
Stormwater
Drainage and flood control in the Eastern Dublin area is the responsibility of the City of Dublin
and Zone 7. Zone 7 is responsible for master planning, overseeing construction coordination
and maintaining major storm drain channels and culverts in Eastern Dublin. The City has
jurisdiction and maintenance responsibility for local storm drains that discharge to the Zone 7
flood control system. Runoff from the project area drains to underground pipes and open
culverts to Dublin Creek, south of the project site. Dublin Creek ultimately discharges into Las
Positas Creek and flows south to San Francisco Bay.
Electricity
The East Bay Community Energy provides electricity to Dublin over PG&E’s distribution system.
PG&E provides natural gas service to the San Francisco Bay region and serves the project site.
Solid Waste
The City of Dublin has a Collection Services Agreement with a private solid waste collection
company for residential and commercial garbage collection. The City also has comprehensive
recycling and organics collection programs. All single‐family residences are provided with three
stream collection containers (landfill, recycle, organics) and most commercial and multi‐family
residences subscribe to three‐stream collection service. Beginning January 1, 2022, all service
accounts (with a few exceptions) will be required to subscribe to three‐stream collection
services due to State legislation (SB 1383).
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Solid waste generated within the City is deposited at the Altamont Landfill which has a total
estimated permitted capacity of 62 million cubic yards. The Altamont Landfill is approximately
26 percent full and is estimated to reach capacity in January 2029.
Regulatory Framework
Federal and State Regulations
California Urban Water Management Planning Act
Under the California Water Code and Urban Water Management Planning Act of 1983, all
California urban water suppliers are required to prepare and adopt an Urban Water
Management Plan (UWMP) every five years, which promotes water conservation and efficiency
measures. Urban water suppliers that serve more than 3,000 customers or are supplying more
than 3,000 acre‐feet of water annually are subject to this Act. This Act requires that the total
project water use be compared to water supply sources over the next 20 years in five‐year
increments. Planning must occur for all drought years and must include a water recycling
analysis that incorporates a description of the wastewater collection and treatment system,
outlining existing and potential recycled water uses. In September 2014, the Act was amended
by SB 1420, which now requires urban water suppliers to provide descriptions of their water
demand management measures and similar information.
Water Conservation Act of 2009
The Water Conservation Act of 2009 (SB X7‐7) requires all water suppliers to increase water use
efficiency by reducing per capita urban water use by 20 percent by December 31, 2020. This bill
also set a goal for the state of reducing per capita water use by at least 10 percent by December
31, 2015.
California Integrated Waste Management Act (AB 939)
AB 939 established the California Integrated Waste Management Board under CalRecycle,
which required all counties within California to prepare integrated waste management plans.
Additionally, it changed the focus of solid waste management from landfill to diversion
strategies (e.g., source reduction, recycling, and composting), and required all municipalities to
divert 25 percent of their solid waste from landfill disposal by January 1, 1995, and 5 percent by
the year 2000.
California Mandatory Commercial Recycling Law (AB 341)
AB 341 was enacted to help meet California’s recycling goal of 75 percent by the year 2020. AB
341 requires all commercial businesses and public entities that generate four cubic yards or
more of waste per week to have a recycling program in place. In addition, multi‐family
apartments with five or more units are also required to form a recycling program. In addition,
each local government jurisdiction will implement a commercial solid waste recycling program
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that consists of education, outreach and monitoring of businesses, designed to divert
commercial solid waste from businesses. Each jurisdiction will report the progress achieved in
implementing its commercial recycling program, including education, outreach and monitoring,
and if applicable, enforcement efforts and exemptions, by providing updates in its electronic
annual report. CalRecycle will review each jurisdiction’s commercial recycling program that
consists of education, outreach and monitoring.
Mandatory Organics Recycling AB 1826
In October 2014, Governor Brown signed AB 1826, requiring businesses to recycle their organic
waste on and after April 1, 2016, depending on the amount of waste they generate per week.
This law also requires that on and after January 1, 2016, local jurisdictions across the state
implement an organic waste recycling program to divert organic waste generated by
businesses, including multifamily residential dwellings that consist of five or more units. Organic
waste means food waste, green waste, landscape and pruning waste, nonhazardous wood
waste, and food‐soiled paper waste that is mixed in with food waste. This law phases in the
mandatory recycling of commercial organics over time, while also offering an exemption
process for rural counties. In particular, the minimum threshold of organic waste generation by
businesses decreases over time, which means an increasingly greater proportion of the
commercial sector will be required to comply.
CALGreen Building Code
CALGreen requires mandatory green standards that all buildings in California must abide by,
including: reducing indoor water use, reducing wastewater, recycling and/or salvaging
nonhazardous construction and demolition debris, and providing readily accessible areas for
recycling by the occupant. The code includes different categories such as energy, water,
material, and resource efficiency. These standards include a mandatory set of minimum
guidelines, as well as more stringent voluntary measures for new construction projects that
local communities can opt into.
Local Regulations
2015 Urban Water Management Plan (UWMP)
Water is provided to the project site by DSRSD. The DSRSD adopted a UWMP in 2016 as per SB
X7‐7 and the Urban Water Management Planning Act (Section 10610 of Division 6 of the
California Water Code). These plans are prepared every five years and must address the
reliability of water sources within the following 20 years as well as other demand management
measures and water shortage contingency plans. Additionally, the UWMP identifies strategies
to meet requirements under SB X7‐7 by reporting on progress towards meeting a 20 percent
reduction for per‐capita urban water use by the year 2020. The UWMP also plans for
emergencies and times of water shortage. DSRSD is currently in the process of updating the
UWMP.
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City of Dublin General Plan
Chapter 4.0, Land Use and Circulation: Schools, Public Lands, and Utilities Element, identifies
the City’s policies related to the provision of public services and utilities in the City. The
following policies from the City of Dublin General Plan relate to the proposed project:
Guiding Policy 4.4.1.A.1. Ensure that adequate solid waste disposal capacity is available,
to avoid constraining development, consistent with the Dublin General Plan.
Implementing Policy 4.4.1.B.3. Prior to project approval, the applicant shall
demonstrate that capacity will exist in solid waste disposal facilities for their project
prior to the issuance of building permits.
Guiding Policy 4.5.1.A.1. Expand sewage treatment and disposal capacity to avoid
constraining development consistent with the Dublin General Plan.
Implementing Policy 4.5.1.B.1. Prior to project approval, developers shall demonstrate
that adequate capacity will exist in sewage treatment and disposal facilities for their
projects prior to the issuance of building permits.
Guiding Policy 4.6.1.A.1. Base General Plan proposals on the assumption that water
supplies will be sufficient and that local wells could be used to supplement imported
water if necessary.
Implementing Policy 4.6.1.B.1. Consider obtaining water service from the East Bay
Municipal Utility District and other sources.
Previous CEQA Documents
VCC EIR
The VCC EIR determined that approval of the VCC Expansion Project would increase demand for
water, wastewater, solid waste disposal, electrical power and natural gas. However, impacts
related to utilities and service systems were determined to be less than significant, as existing
service providers could meet anticipated demand. No mitigation measure were identified for
this environmental topic.
2018 Supplemental IS/MND
No significant impacts related to utilities and service systems were identified in the 2018
Supplemental IS/MND.
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Project Impacts and Mitigation Measures
(a) Require relocation or construction of new or expanded water, wastewater treatment or
storm water drainage, electric power, natural gas or telecommunications facilities
No New Impact. The nature and scope of the proposed project would not require or result in
the relocation or construction of new or expanded water, wastewater treatment or storm
water drainage, electric power, natural gas, or telecommunication facilities. While the
proposed project would likely generate greater demand for utility services than the multi‐family
residential development proposed as part of the VCC Expansion Project and evaluated in the
VCC EIR, the increased demand associated with the memory care and assisted living facilities
would not be substantial in the context of current demand and capacity, as described further
below.
DSRSD maintains existing sanitary sewer lines within the vicinity of the project site, including
the existing sanitary sewer main located within Dublin Boulevard, just south of the project site.
As outlined in the Project Description, the proposed project would install new lines within the
project site and would tie into the existing sanitary sewer main. A new sanitary sewer manhole
would be installed within Dublin Boulevard at the sewer main connection. The new sanitary
sewer lines installed within the project site would be constructed in conformance with City and
DSRSD standards, and their construction would not cause significant environmental effects.
As described below, DSRSD provides potable water to the project site through an existing water
main in Inspiration Drive. DSRSD’s 2020 Urban Water Management Plan (UWMP) describes the
existing and planned sources of water available in the water system service area through the
year 2040. The UWMP has determined that water supplies would be adequate during normal
year, single‐dry year, and multiple‐dry year scenarios through 2040 based on the development
of the land uses within the DSRSD’s service area, including the City of Dublin. The proposed
project would not substantially increase demand for water and would therefore not exceed the
capacity of existing water treatment facilities. The proposed project would not require the
construction of new water treatment facilities, or the expansion of existing facilities, other than
those already planned as part of the UWMP. The proposed project would include the
installation of new water lines connecting to the existing water line located within Inspiration
Drive. The proposed project would connect directly to existing mains, which have sufficient
capacity to accommodate the proposed project.
The proposed storm water drainage system on the project site would be composed of catch
basins and storm drains throughout the project site, which would connect and convey storm
water to proposed bioretention basins on the project site and existing stormwater pipelines.
The bioretention basins would be developed to accommodate approximately 4,600 square feet
of water, which exceeds the estimated amount of storm water the proposed project would
generate. The bioretention basins would provide appropriate vegetation and water quality
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treatment to prevent discharge of untreated storm water from the project site. In addition, on‐
site drainage systems would be designed to be consistent with the Alameda County National
Pollutant Discharge Elimination System (NPDES) C.3 requirements for Low Impact Development
(LID).
The proposed project would include connections to the existing electricity and natural gas lines
that run adjacent to the project site, which could include the lines within Dublin Boulevard and
Inspiration Drive. These connections would not be considered “major” lines because these
improvements would be made as additions to the existing infrastructure. Further, these
connections would be conducted in accordance with each utility purveyor’s specification and
accordance with City guidelines.
On‐site utility infrastructure necessary to serve the proposed project—including water, sanitary
sewer, drainage, water quality treatment, and dry utilities (e.g., electricity, natural gas, cable)—
would be installed within the project site and would connect to the existing utility lines within
the adjacent roadways. No new or expanded utility lines or facilities are required off‐site,
except as needed for the utility connections.
Therefore, no new significant or substantially more severe significant impacts related to
expanded water, wastewater, stormwater, electric power natural gas, or telecommunication
facilities would occur beyond those analyzed in the prior environmental documents. No
additional analysis is required.
(b) Sufficient water supply
No New Impact. The senior assisted living and memory care facilities and associated
improvements would provide 139 beds and accommodate approximately 77 employees. The
proposed project would connect to existing water mains that are serviced by the DSRSD, the
water service provider for the City. Based on the DSRSD’s 2020 Urban Water Management Plan
(UWMP), which reported a baseline water use of 211 gallons per capita per day (GPCD) and a
target of 169 GPCD in 2020. Based on an estimated 211 GPCD, water demand for the proposed
project would be approximately 45,576 GPCD or 51 acre feet per year (afy). Under normal
conditions, the 2020 UWMP predicts total water demand of 11,993 afy in 2025 and 13,820 in
2040. The estimated water demand for the senior assisted living and memory care would be
nominal compared to the projected supply (95 gallons per minute and 160 gallon per minute at
peak times, respectively); therefore, the DSRSD would have enough water supply to serve the
project site. Additionally, consistent with the DSRSD District Code, the project applicant would
be required obtain a certificate of capacity rights from DSRSD, prior to issuance of a building
permit. The certificate of capacity rights, which is part of the entitlement review process,
ensures the DSRSD can adequately serve the proposed project.
Currently, DSRSD’s primary water supply source is purchased potable water from Zone 7,
augmented by recycled water produced at DSRSD’s RWTF. DSRSD also has a groundwater
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pumping quota (GPQ) from the local groundwater basin, pumped on its behalf by Zone 7, the
local groundwater basin manager. Imported water from the State Water Project, which is
owned and operated by the Department of Water Resources, is by far Zone 7’s largest water
source, providing approximately 90 percent of the treated water supplied to its customers on
an annual average basis. The proposed project would be served by these systems. DSRSD
anticipates the same water supply mix to be available through 2040. With the projects and
programs implemented by DSRSD and Zone 7, water supplies are projected to meet demands.
The senior assisted living and memory care facilities would use a relatively nominal percentage
of the projected water supply available to DSRSD in future year scenarios. The proposed project
would be consistent with the type and intensity of development assumed for the project site in
in the City’s General Plan and accounted for in the UWMP. As stated in the UWMP, DSRSD can
meet its water demand under multiple dry years with diversified supply and conservation
measures. Therefore, potential impacts associated with water supplies available to serve the
project and reasonably foreseeable future development during normal, dry, and multiple dry
years would be less than significant. Therefore, the proposed project would not result in any
new significant or substantially more severe significant impacts as compared to those impacts
analyzed in the prior environmental documents. No additional analysis is required.
(c) Sufficient wastewater capacity
No New Impact. Wastewater generated by the senior assisted living and memory care facilities
would be treated at DSRSD’s Regional Wastewater Treatment Facility located at 7399 Johnson
Drive in the City of Pleasanton. The wastewater treatment facilities have a capacity of
approximately 17.0 million gallons per day (MGD), and the current average dry weather flow is
approximately 9.7 MGD. The development at the project site would generate a nominal
number of gallons of wastewater per day and would be within the average daily capacity
amount of wastewater treated by DSRSD’s Regional Wastewater Treatment Facility. Further,
the proposed project would be consistent with the type and intensity of development assumed
for the project site in the City’s General Plan and accounted for in DSRSD’s Wastewater
Collection System Master Plan. Therefore, the proposed project would not result in any new
significant or substantially more severe significant impacts as compared to those impacts
analyzed in the prior environmental documents. No additional analysis is required.
(d‐e) Adequate landfill and compliance
No New Impact. Operation of the proposed project is not anticipated to generate a significant
amount of solid waste. The senior assisted living and memory care facility development would
provide a total of 139 beds, resulting in an estimated 139 patients and 77 employees at the
project site. The proposed project is estimated to generate approximately 127 tons of solid
waste per year (0.35 tons per day) based on the CalEEMod data. Solid waste would be collected
by Amador Valley Industries (AVI) and transferred to Altamont Landfill. According to Cal
Recycle, Altamont Landfill (01‐AA‐0009), has a max permitted capacity of 11,150 tons per day.
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The waste the senior assisted living and memory care facilities would generate would be
nominal would not be significant in the context of the Landfill’s operating permit. Disposal of
solid waste would be required to comply with all federal state, and local statutes and regulations
associated with solid waste. This would include providing receptacles for green waste, recyclables,
and garbage. Therefore, the proposed project would not result in any new significant or
substantially more severe significant impacts as compared to those impacts analyzed in the
prior environmental documents. No additional analysis is required.
Source(s)
CalRecycle, 2019. Facility/Site Summary Details: Altamont Landfill and Resource Recovery (01‐
AA‐0009). Website: www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/7?siteID=7
(accessed August 23, 2021).
Cal Recycle. 2021. 2019 State of Disposal and Recycling and Exports in California. February.
Available online at: www2.calrecycle.ca.gov/Publications/Details/1697 (accessed August
23, 2021)
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
West Yost. 2019. 2017 Wastewater Collection System Master Plan. December. Available online
at: www.dsrsd.com/about‐us/library/plans‐studies (accessed August 23, 2021).
West Yost. 2021. 2020 Urban Water Management Plan. June. Available online at:
www.dsrsd.com/about‐us/library/plans‐studies (accessed August 23, 2021).
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Wildfire
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
18. WILDFIRE. If located in or near state responsibility areas or lands classified as very high fire hazard
severity zones, would the project:
a. Substantially impair an adopted emergency response plan
or emergency evacuation plan? X
b. Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose project
occupants to, pollutant concentrations from a wildfire or
the uncontrolled spread of a wildfire?
X
c. Require the installation or maintenance of associated
infrastructure (such as roads, fuel breaks, emergency water
sources, power lines or other utilities) that may exacerbate
fire risk or that may result in temporary or ongoing impacts
to the environment?
X
d. Expose people or structures to significant risks, including
downslope or downstream flooding or landslides, as a
result of runoff, post‐fire slope instability, or drainage
changes?
X
Existing Setting
As described in Section 8, Hazards and Hazardous Materials, the project site is located in a
largely urbanized area. It is not identified as an area of moderate, high, or very high fire hazard
severity for the Local Responsibility Area, nor is it identified as an area of moderate, high, or
very high fire hazard severity for the State Responsibility Area, as mapped by the California
Department of Forestry and Fire Protection (CAL FIRE).
Regulatory Framework
Federal and State Regulations
California Department of Forestry and Fire Protection
CALFIRE publishes maps that predict the threat of fire for each county within the State. Local
Responsibility Areas and State or Federal Responsibility Areas are classified as either very high
fire hazard severity zones (VHFHSZ) or non‐VHFHSZ based on factors including fuel availability,
topography, fire history, and climate. The 2012 Strategic Fire Plan for California was generated
by CALFIRE to provide guidelines and objectives in order to account for associated fire impacts.
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California Fire Code
Chapter 17.12 of the City of San José Municipal Code adopts the California Fire Code by
reference, which is updated every three years. The California Fire Code includes regulations for
emergency planning, fire service features, fire protection systems, hazardous materials, fire
flow requirements, and fire hydrant locations and distribution. Several fire safety requirements
include: installation of sprinklers in all high‐rise buildings; the establishment of fire resistance
standards for fire doors, building materials, and particular types of construction; and the
clearance of debris and vegetation within a prescribed distance from occupied structures in
wildlife hazard areas.
California Emergency Management Agency
CalEMA was consolidated as part of the Governor’s Office on January 1, 2009, merging the
former Governor’s Office of Emergency Services with the existing Governor’s Office of
Homeland Security. CalEMA coordinates all State agency response to major disasters to provide
support and hazard mitigation efforts for local governments. The agency also ensures the State
has the appropriate resources and plans in order to respond in the event of all natural and
human‐induced emergencies and disasters.
Executive Order N‐05‐19
On January 9, 2019, Governor Gavin Newsom announced an Executive Order that requires
CALFIRE and other State agencies to compile policy and regulatory recommendations
concerning wildfire mitigation, emphasizing environmental sustainability and public health. The
Executive Order requires the incorporation of socioeconomic analysis when conducting risk
management of wildfires and mandates that agencies identify geographic areas with
populations that are more vulnerable to the impacts of wildfires.
Local Regulations
City of Dublin General Plan
Section 8.3.2 of the City of Dublin outlines the following policies and programs related to fire
hazards and fire protection:
Guiding Policy 8.3.2.1.A.1. Require special precautions against fire as a condition of
development approval in the western hills and elsewhere in the Extended planning
Areas where proposed development would interface with open space.
Implementing Policy 8.3.2.1.B.1. Continue to enforce the City’s wild land urban
interface regulations.
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City of Dublin Wildfire Management Plan
The City of Dublin has adopted a Wildfire Management Plan to reduce the risk of open land
wildfire to the lowest practical level consistent with reasonable protection of wildlife habitat
and other open space values. The Wildfire Management Plan is implemented in conjunction
with Chapter 7.32 of the City of Dublin Municipal Code, “Materials and Construction Methods
for Exterior Wildfire Exposure,” which provides for acceptable methods of compliance
inspection and documentation for vegetation management. The Wildfire Management Plan
requires compliance with State defensible space guidelines and brush control in designated
wildland‐urban interface fire areas.
Previous CEQA Documents
The previous CEQA documents did not specifically analyze impacts for wildfires as it was not a
separate topic for analysis when the VCC EIR and Supplemental IS/MND were completed. Public
services impacts and mitigation measures, some of which relate to the provision of fire services
pertain to wildfires, were identified and are discussed in the public services section.
Project Impacts and Mitigation Measures
(a) Impair emergency response plan
No New Impact. As described above, the project site is located outside of a very high fire
hazard severity (VHFHS) zone as identified by CALFIRE. The nearest VHFHS zone is located
approximately 2.2 miles south of the project site. The proposed project would be designed to
provide adequate access to the site for fire/police/emergency medical service personnel in the
event of an emergency at the project site. In the event of an emergency on the site, employees
and residents could exit the site via proposed site driveways connecting to Inspiration Drive.
Once off the project site, employees and residents could exit the area via Dublin Boulevard and
accessing I‐580 to exit the City and region. As the proposed project would be site specific with
no improvements occurring to the local roadway system, it would not substantially impair an
adopted emergency response plan or emergency evacuation plan. Therefore, there would be
no new or substantially more severe significant impacts to emergency response plan or
emergency evacuation plan beyond what has been analyzed in the previous environmental
documents. No additional analysis is required.
(b) Pollutants or uncontrolled spread
No New Impact. The proposed project is located in an area of Dublin that is predominantly
occupied by residential and public/semi‐public uses. The parcels proposed for development are
bordered by existing residential development to the west and east, by the existing VCC campus
to the north and I‐580 to the south. As described in Section 6, Geology and Soils, portions of the
project site are steeply sloped; however, the project design would include retaining walls to
manage slopes on site. Prevailing winds are typically from the west between February and
312
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING FACILITY PROJECT
Initial Study | Page 171
November and from the north from November to February in the City. Finally, the proposed
project would not include any design features that would increase the potential for a wildfire.
The proposed project would not exacerbate wildfire risks and thereby expose project occupants
to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire. Therefore,
the project would not result in any pollutant concentrations or wildfire risk as a result of slope,
prevailing winds, or other factors that exacerbate wildfire risks beyond what was analyzed in
the prior environmental documents. No additional analysis is required.
(c) Infrastructure
No New Impact. As discussed above, the project site is located outside of a VHFHS zone as
identified by CALFIRE. All proposed project components including infrastructure, would be
located within the boundaries of the project site and impacts associated with the development
of the proposed project within the project site have been analyzed herein. Additionally, through
Site Development Review, emergency services would review proposed plans to ensure that
emergency vehicle access and circulation is adequate. With adherence to applicable regulatory
requirements, there would be no new or substantially more severe significant impacts to
installation or maintenance of infrastructure beyond what has been analyzed in the prior
environmental documents. No additional analysis is required.
(d) Slope instability resulting in post‐fire slope instability
No New Impact. As described in Section 6, Geology and Soils, portions of the project site are
steeply sloped; however, the project design would include retaining walls to manage slopes on
site. In addition, Implementation of Mitigation Measure 4.5‐1, identified in the VCC EIR, which
requires the preparation and implementation of a site‐specific geotechnical investigation for
each building constructed at the project site, would ensure impacts related to slopes would be
reduced to a less than significant level. Further, as discussed in Section 9, Hydrology and Water
Quality, the project would be required to implement erosion control measures during and post‐
construction. The proposed on‐site detention basins would limit the release of stormwater
from the site; therefore, the project site would not expose people to flooding or landslides as a
result of runoff, post‐fire slope instability or drainage changes. With adherence to required
mitigation measures and applicable regulatory requirements, there would be no new or
substantially more severe significant impacts to exposure of people or structures to flooding or
landslides beyond what has been analyzed in the prior environmental documents. No additional
analysis is required.
Source(s)
CAL FIRE. 2020. California Fire Hazard Severity Zone Viewer. Website: egis.fire.ca.gov/FHSZ/
(accessed June 25, 2021).
City of Dublin. 1985. City of Dublin General Plan. February 11. (Amended November 21, 2017).
313
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING FACILITY PROJECT
Initial Study | Page 172
City of Dublin. 2003. Final Environmental Impact Report Valley Christian Center Expansion
Project, State Clearinghouse Number 200212070. March.
City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration/
Initial Study, Planning Application Number: PLPA‐2014‐00052. June 8.
314
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING FACILITY PROJECT
Initial Study | Page 173
Mandatory Findings of Significance
ENVIRONMENTAL IMPACTS
Issues
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
New
Impact
18. MANDATORY FINDINGS OF SIGNIFICANCE. Does the project:
a. Have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop
below self‐sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of California
history or prehistory?
X
b. Have impacts that are individually limited, but cumulatively
considerable? ("Cumulatively considerable" means that the
incremental effects of a project are considerable when
viewed in connection with the effects of the past projects,
the effects of other current projects, and the effects of
probable future projects.)
X
c. Have environmental effects which will cause substantial
adverse effects on human beings, either directly or
indirectly?
X
Significant Impacts
No New Impact. Construction and operation of the proposed project would not substantially
degrade the quality of the environment; reduce the habitat, population, or range of a plant or
animal species; or eliminate important examples of California history or prehistory. Potential
impacts to biological and cultural resources, including special‐status species, sensitive habitat,
riparian areas and wetlands, nesting birds, historic and pre‐historic resources were analyzed in
the VCC EIR and the 2018 Supplemental IS/MND and are described herein. Implementation of
Mitigation Measure 4.4‐1, identified in the VCC EIR would ensure that potential impacts to
historic, archaeological, tribal, and paleontological resources that could be uncovered during
construction activities would be reduced to a less than significant level. Implementation of
Mitigation Measures BIO‐1 through BIO‐4 would ensure that potential impacts to nesting
birds, coast live oak trees, Congdon’s tarplant and CRLF are reduced to a less than significant
level. With implementation of these mitigation measures, no new impacts or substantially more
severe significant impacts to the quality of the environment would occur. No additional analysis
is required.
315
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING FACILITY PROJECT
Initial Study | Page 174
Cumulative Impacts
No New Impact. Cumulative impacts associated with implementation of the proposed project
were considered and evaluated in the VCC EIR and the 2018 Supplemental IS/MND. No new
cumulative impacts or substantially more severe significant cumulative impacts were identified
as a result of implementing the proposed project.
Substantial Adverse Effects on Human Beings
No New Impact. As described herein, environmental impacts (including those that may have a
direct or indirect adverse effect on humans [i.e., air quality, noise]) that are associated with the
proposed project can be reduced to less than significant through implementation of mitigation
measures identified in the prior environmental documents or project‐specific measures
recommended in this document. Therefore, the proposed project would not result in
environmental effects that would cause a substantial adverse effect on human beings either
directly or indirectly. Therefore, implementation of the proposed project would not result in
any new impacts or increase the severity of a previously identified significant impact as
previously analyzed. No additional analysis is required.
316
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 andAssisted Living Facility ProjectRegional Location
Project Site
Project Location
0 500 1000
FEET
317
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Parcel 3
(APN 941-0022-006)
Parcel 2
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Parcel 1-A
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Parcel 1
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Project Site Boundary
Parcel BoundariesFEET
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
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Aerial Photograph of Project Site and Surrounding Land Uses
318
7500 InspiraƟonDriveDUBLIN BOULEVARDI-580Parcel 3:Assisted Living`VALLEY CHRISTIAN CENTERPROPERTYParcel 2: Memory CarePARCEL 3 (ConservationEasement)PARCEL 1:Valley ChrisƟan ChurchPARCEL 1-ANew Conservation Easement BoundaryNOT TO SCALESOURCE: xxxP:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 3.ai (1/8/2021)FIGURE 3InspiraƟon Drive Memory Care and Assisted Living Facility Project Proposed Parcel Layout319
FEET60030SOURCES: Lenity Architecture, Inc.; FULCRM, 2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 4.ai (7/27/2021)FIGURE 4InspiraƟon Drive Memory Care andAssisted Living Facility ProjectMemory Care Facility - Proposed Site Plan320
ELEVATION (EAST)ELEVATION (NORTH)ELEVATION (NORTHWEST)31'-7" ±2ND FLOORPLATE1ST FLOORPLATE2ND FLOORTOP OF ROOF1ST FLOOR31'-7" ±2ND FLOORPLATE1ST FLOORPLATE2ND FLOORTOP OF ROOF1ST FLOOR31'-7" ±2ND FLOORPLATE1ST FLOORPLATE2ND FLOORTOP OF ROOF1ST FLOORKEY PLANFABDECABCNOT TO SCALESOURCE: Lenity Architecture, Inc.; FULCRUM, 2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 5.ai (7/28/2021)FIGURE 5InspiraƟon Drive Memory Care andAssisted Living Facility ProjectMemory Care Facility - Proposed ElevaƟons321
ELEVATION (NORTHWEST)31'-7" ±10'-6"10'-6"2ND FLOORPLATE1ST FLOORPLATE2ND FLOORTOP OF ROOF1ST FLOORELEVATION(NORTH)31'-7" ±2ND FLOORPLATE1ST FLOORPLATE2ND FLOORTOP OF ROOF1ST FLOORELEVATION (EAST)31'-7" ±2ND FLOORPLATE1ST FLOORPLATE2ND FLOORTOP OF ROOF1ST FLOORDEFKEY PLANFABDECNOT TO SCALESOURCE: Lenity Architecture, Inc.; FULCRUM, 2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 6.ai (7/28/2021)FIGURE 6InspiraƟon Drive Memory Care andAssisted Living Facility ProjectMemory Care Facility - Proposed ElevaƟons322
60030FEETSOURCES: Lenity Architecture, Inc.; FULCRUM, 2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 7.ai (8/31/2021)FIGURE 7InspiraƟon Drive Memory Care andAssisted Living Facility ProjectMemory Care Facility - Proposed Landscape Plan323
FEET90045SOURCES: Lenity Architecture, Inc.; FULCRUM, 2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 8.ai (7/27/2021)FIGURE 8InspiraƟon Drive Memory Care andAssisted Living Facility ProjectAssisted Living Facility - Proposed Site Plan324
2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"TOP OF PARAPET 40'-0"MATCH LINE2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"TOP OF PARAPET 40'-0"2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"TOP OF PARAPET 40'-0"MATCH LINEAELEVATION (WEST)BELEVATION - CONT. (SOUTH)BELEVATION - CONT. (SOUTH)NOT TO SCALEKEY PLANBACDESOURCE: Lenity Architecture, Inc.; FULCRUM, 2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 9a.ai (7/27/2021)FIGURE 9aInspiraƟon Drive Memory Care andAssisted Living Facility ProjectAssisted Living Facility - Proposed ElevaƟons325
MATCH LINE2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"TOP OF PARAPET 40'-0"MATCH LINE2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"TOP OF PARAPET 40'-0"2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"TOP OF PARAPET 40'-0"ELEVATION CELEVATION (EAST)DELEVATION - CONT.CNOT TO SCALEKEY PLANBACDESOURCE: Lenity Architecture, Inc.; FULCRUM, 2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 9b.ai (7/27/2021)FIGURE 9bInspiraƟon Drive Memory Care andAssisted Living Facility ProjectAssisted Living Facility - Proposed ElevaƟons326
2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"MATCH LINETOP OF PARAPET 40'-0"2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"MATCH LINETOP OF PARAPET 40'-0"ELEVATION (NORTH)EELEVATION - CONT. (NORTH)ENOT TO SCALEKEY PLANBACDESOURCE: Lenity Architecture, Inc.; FULCRUM, 2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 9c.ai (7/27/2021)FIGURE 9cInspiraƟon Drive Memory Care andAssisted Living Facility ProjectAssisted Living Facility - Proposed ElevaƟons327
100204060EXISTING STREET TREETO BE PRESERVEDTYPICAL1298 sfPARKING / MANEUVERING AREA15,803 sf106 sf140 sf63 sf375 sf245 sfINSPIRATION DRIVEVANPOOL/LOWEMISSIONEVREADYEVREADYVANPOOL/LOWEMISSION114 sf239 sfTRANSFORMERBIKEPARKINGPROJECT SIGNFLAGPOLEEXISTING CONCRETEDRAINAGE SWALEMATCHLINE- SEE FIGURE 10b
MA TC HL INE- SE
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FEET60030Parking Lot Area- PARKING LOT LANDSCAPING:20,759 sq. ft. 15% Parking Area 3114 sq. ft. Landscape Requirement- Parking Area 3239 sq. ft. (15.6%) Landscape provided- Trees Required (1 / 4 stalls) 9 trees 37 stalls / 4= 9 trees Shade trees provided-PLANTING LEGEND:STREETSCAPE PLANTINGBOTANICAL / COMMON NAMESCistus 'Sunset'Magenta RockroseSHRUBSPhormium 'Sea Jade'Sea Jade New Zealand FlaxRosa rugosa 'Alba'White Rugosa RosePennisetum alopecuroides 'Little Bunny'Little Bunny Fountain GrassRosmarinus officinalis 'Prostratus'RosemaryGRASSES / GROUND COVERS / PERENNIALSCoreopsis lanceolata 'Early Sunrise'Double Flowered Yellow TickseedCeanothus gloriosis 'Anchor Bay'Point Reyes Wild LilacLiriope muscariBig Blue Lily TurfDietes vegetaFortnight LilySalvia greggii (Salmon)Autumn SageGRASSES / PERENNIALSGROUND COVERWestringia fruticosa 'Blue Gem'Blue Gem Coast RosemaryMyoporum parvifoliumCreeping MyoporumLavandula angustifolia 'Munstead'Dwarf English LavenderTulbaghia violaceaSociety GarlicHakonechloa macra 'Aureola'Japanese Forest GrassArtificial Turf- Dog Relief Area & CourtyardDuPont Forever Lawn or equalCalamagrostis x acutifolia 'Karl Foerster'Feather Reed GrassSarcococca hookeriana humilisSweet SarcococcaBACKGROUND / TALL SHRUBSMahonia eurybracteata 'Soft Caress'Soft Caress MahoniaRhaphiolepis indica 'Pinkie'India HawthornSHRUBSEleagnus pungensSilverberryRhus integrifoliaLemonade BerryEuonymus japonica 'Microphyllus Variegatus'Variegated Box-leaf EuonymusPittosporum tobira 'Dwarf Variegata'Dwarf Variegated TobiraMyrsine africanaAfrican BoxwoodGardenia jasminoides 'August Beauty'August Beauty GardeniaRosa x 'Noaschnee'White Flower Carpet RoseSHADE TREEDECIDUOUS / ORNAMENTAL TREESArbutus 'Marina'Marina Strawberry TreeEVERGREEN TREESCallistemon citrinusLemon BottlebrushGleditsia tricanthos inermis 'Shademaster'Shademaster Honey LocustPROJECT SITE PLANTINGBOTANICAL / COMMON NAMESLagerstroemia indica x fauriei 'Muskogee'Muskogee Hybrid Crape MyrtleQuercus agrifoliaCoast Live OakPistacia chinensis 'Keith Davey'Chinese PistacheAesculus californicaCalifornia BuckeyeCercis occidentalisWestern RedbudSOURCES: Lenity Architecture, Inc.; FULCRUM, 6/4/2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 10a.ai (8/25/2021)FIGURE 10aInspiraƟon Drive Memory Care andAssisted Living Facility ProjectAssisted Living Facility - Proposed Landscape Plan328
PARKING / MANEUVERING AREA15,803 sf106 sf140 sfCOURTYARDBUILDINGTERRACEDRETAINING WALLSASSISTED LIVING FACILITY3-STORY114 sf239 sf751 sf283 sfDRIVEWAY / FIRE LANEDRIVEWAY / FIRE LANEPARKING / MANEUVERING AREA4956 sfFENCED DOGRELIEF AREAGENERATORBIKEPARKINGFLAGPOLESENSORY GARDENPLANTERBENCHESINSPIRATION DRIVEEXISTING CONCRETEDRAINAGE SWALESEXISTING CONCRETEDRAINAGE SWALEBIKEPARKINGNOTE- REFER TO SHEET L1.2 FOR PLANTING LEGEND AND WATER BUDGET CALCULATIONSParking Lot Area- PARKING LOT LANDSCAPING:20,759 sq. ft. 15% Parking Area 3114 sq. ft. Landscape Requirement- Parking Area 3239 sq. ft. (15.6%) Landscape provided- Trees Required (1 / 4 stalls) 9 trees 37 stalls / 4=9 trees Shade trees provided-100204060MATCHLINE- SEE FIGURE 10a
MATC H LINE-
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FEET60030SOURCES: Lenity Architecture, Inc.; FULCRUM, 6/4/2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 10b.ai (8/25/2021)FIGURE 10bInspiraƟon Drive Memory Care andAssisted Living Facility ProjectAssisted Living Facility - Proposed Landscape Plan329
Existing view from eastbound I-580 looking northeast
Visual simulation of proposed project
FIGURE 11
SOURCE: Environmental Vision, 09/10/2021
P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 11.ai (10/25/2021)
InspiraƟon Drive Memory Care and
Assisted Living Facility Project
Visual SimulaƟon - Eastbound I-580
330
Existing view from westbound I-580 looking northwest
Visual simulation of proposed project
FIGURE 12
SOURCE: Environmental Vision, 9/10/2021
P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 12.ai (10/25/2021)
InspiraƟon Drive Memory Care and
Assisted Living Facility Project
Visual SimulaƟon - Westbound I-580
331
SOURCE: Environmental Vision, 2021.P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 13.ai (10/25/2021)FIGURE 13InspiraƟon Drive Memory Care andAssisted Living Facility ProjectExisƟng Viewpoint From Downtown Dublin332
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R EADY INSPIRATION DRIVEMEMORY CARE FACILITY53 UNITS (55 BED)DUBLIN BLVD.3.52.41.53.62.92.31.72.12.13.22.82.21.94.13.63.23.13.23.13.64.24.85.55.14.23.53.94.65.15.35.75.84.94.44.22.74.54.54.65.66.15.95.74.84.24.64.84.95.15.86.06.94.65.35.15.35.55.85.97.25.45.05.96.45.95.75.48.45.45.65.96.05.14.45.75.75.95.75.64.521.36.16.05.95.46.712.16.05.85.512.35.95.35.36.210.911.711.98.46.15.34.85.46.26.16.56.15.34.45.45.85.95.04.05.35.45.34.84.63.95.24.64.63.03.72.22.527.326.423.926.928.429.327.920.726.027.326.526.919.524.726.217.721.923.013.510.319.022.511.619.121.924.323.414.021.78.015.422.313.417.316.318.06.25.0 5.35.0 5.34.5 4.33.93.5 3.73.44.0 4.44.5 4.44.4 4.64.7 5.45.4 5.86.9 7.610.1 13.621.220.24.55.1 4.83.12.23.33.73.84.44.74.64.94.64.24.54.23.73.68.45.8 4.1 4.03.13.73.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.10.00.00.10.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.03.17.92.9 3.52.011.33.517.212.511.8 8.4 6.06.5 4.95.25.5 5.8 5.4 4.5 3.82.01.83.52.14.42.91.51.11.5StatisticsDescription SymbolAvgMax Min Max/MinAvg/MinBike Parking 2.4 fc 4.4 fc 1.1 fc 4.0:1 2.2:1Entry 1 6.2 fc 6.2 fc 6.2 fc 1.0:1 1.0:1Entry 1 (+6) 12.1 fc 12.1 fc 12.1 fc 1.0:1 1.0:1Entry 2 5.2 fc 6.3 fc 4.5 fc 1.4:1 1.2:1Entry 2 (+6)13.1 fc 37.9 fc 4.3 fc 8.8:1 3.0:1Entry 33.3 fc 3.7 fc 3.1 fc 1.2:1 1.1:1Entry 3 (+6)18.2 fc 29.8 fc 5.5 fc 5.4:13.3:1Loading Area25.0 fc 29.3 fc 17.7 fc 1.7:11.4:1Loading Area (+6)28.2 fc 41.6 fc 15.2 fc 2.7:1 1.9:1Main Entry 17.3 fc 24.3 fc 8.0 fc 3.0:1 2.2:1Main Entry (+6) 22.3 fc 37.1 fc 7.1 fc 5.2:1 3.1:1Parking and Drive 5.3 fc 21.3 fc 1.5 fc 14.2:1 3.5:1Side Walk 1 6.8 fc 17.2 fc 1.8 fc 9.6:1 3.8:1Side Walk 1 (+6) 9.4 fc 28.1 fc 1.7 fc 16.5:1 5.5:1Sidewalk 2 6.6 fc 21.2 fc 3.4 fc 6.2:1 1.9:1Sidewalk 2 (+6) 8.3 fc 39.9 fc 2.3 fc 17.3:1 3.6:1Sidewalk 3 4.3 fc 8.4 fc 2.2 fc 3.8:1 2.0:1Sidewalk 3 (+6) 9.1 fc 46.1 fc 2.7 fc 17.1:1 3.4:1Spill Light 0.0 fc 0.1 fc 0.0 fc N/A N/ATrash Enclosure 4.9 fc 11.3 fc 2.0 fc 5.7:1 2.5:1NOTE:+6' LIGHT LEVELS NOT SHOWN ON SITE PLAN FOR PURPOSES OF CLARITY.FEET60030SOURCES: Lenity Architecture, Inc.; FULCRUM, 2020P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 14a.ai (11/4/2021)FIGURE 14aInspiraƟon Drive Memory Care andAssisted Living Facility ProjectMemory Care Facility - Photometric Analysis333
FEET90045SOURCES: Lenity Architecture, Inc.; FULCRUM, 2020P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 14b.ai (11/4/2021)FIGURE 14bInspiraƟon Drive Memory Care andAssisted Living Facility ProjectAssisted Living Facility - Photometric Analysis334
Las Palmas WayLas Palmas Way Br
i
gadoon WayDublin BlvdDublin Blvd
Glengarry LnGlengarry Ln
McPeak LnMcPeak Ln
B a y L a u r el St
InspiraƟon Circle
Hansen Dr
InspiraƟon Drive
InspiraƟon Drive Las Palmas Way Br
i
gadoon WayDublin Blvd
Glengarry Ln
McPeak Ln
B a y L a u r el St
InspiraƟon Circle
Hansen Dr
580
Parcel 2
(APN 941-0022-005)
Parcel 1
(APN 941-0022-004)
Parcel 3
(APN 941-0022-006)
Parcel 1-A
(APN 941-0022-003)
ST-1
LT-1 ST-2
LT-2
4000 200
FEET
Short-term Noise Monitoring LocaƟon
(15 minutes)
Long-term Noise Monitoring LocaƟon
(24 hours)
ST#
LT#
Project Site Boundary
Parcel Boundaries
FIGURE 15
SOURCES: Google Earth, 2/10/2020; LSA, 2021
P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 15.ai (11/4/2021)
InspiraƟon Drive Memory Care and
Assisted Living Facility Project
Noise Monitoring LocaƟons
335
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING
Initial Study | Appendices
Appendix A
VCC EIR Mitigation Monitoring and Reporting Program
336
Inspiration_MMRP.docx (11/11/2021) Inspiration Drive Memory Care and Assisted Living Facility Project Mitigation Monitoring or Reporting Program Date November 11, 2021 Project Name Inspiration Drive Memory Care and Assisted Living Facility Project (PLPA‐2020‐00044 and PLPA‐2020‐00045) Project Location The project site is located at 7500 Inspiration Drive (APNs 941‐0022‐003, 941‐0022‐004, 941‐0022‐005 and 941‐0022‐006) in the City of Dublin. Project Applicant Steven Ring Fulcrum Real Estate Development State Clearinghouse Number NUMBER Contact Amy Million Principal Planner City of Dublin Community Development Department 100 Civic Plaza Dublin, CA 94568 Phone: 925/833‐6610 amy.million@dublin.ca.gov 337
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 2 Inspiration_MMRP.docx (11/11/2021) 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 Community Development Department. 338
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 3 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials Aesthetics During Site Development Review Mitigation Measure 4.1‐1 (aesthetics and views): 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 339
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 4 Inspiration_MMRP.docx (11/11/2021) 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 340
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 5 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials d. Pave, apply water three times daily, or apply (non‐toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites; e. Sweep daily (preferably with water sweepers) all paved access road, parking areas and staging areas at construction sites; f. Sweep streets daily (preferably with water sweepers) if visible soil material is carried onto adjacent public streets; g. Hydroseed or apply non‐toxic soil stabilizers to inactive construction areas h. Enclose, cover, water twice daily or apply non‐toxic soil binders to exposed stockpiles (dirt, sand, etc.); i. Limit traffic speeds on unpaved roads to 15 mph; j. Install sandbags or other erosion control measures to prevent silt runoff to public roadways; k. Replant vegetation in disturbed areas as quickly as possible. 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 341
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 6 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials forth in the May 2017 BAAQMD CEQA Guidelines, or as may be amended in the future and in effect at time of issuance of grading permit. 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 342
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 7 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials No more than 14 days prior to ground disturbance occurring between February 1 and August 31 Mitigation Measure BIO‐1. No more than 14 days prior to ground disturbance and vegetation removal during the nesting season (February 1‐August 31), the project Applicant shall retain a qualified biologist to perform pre‐construction breeding bird surveys. If nests are found, they shall be flagged and protected with a suitable buffer. 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 long‐term 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 343
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 8 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials (June to November) accordance with agency protocols. The survey shall 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 shall follow standard protocols for rare plant surveys, which may require multiple site visits and checking a reference site(s) where the species is known to occur. The survey shall include Parcels 2 and 3 as well as the entire conservation easement portion of Parcel 3. Impacts to special‐status plants shall be avoided to the fullest extent feasible and habitat that supports special‐status 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 344
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 9 Inspiration_MMRP.docx (11/11/2021) 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 special‐status 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 345
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 10 Inspiration_MMRP.docx (11/11/2021) 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, 346
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 11 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials provisions for maintaining a viable population of Condon’s tarplant in the conservation easement after the five year monitoring period shall be included in the plan.A mitigation plan identifying appropriate mitigation ratios shall be developed in consultation with, and approved by, the CDFW and the City prior to the commencement of any activities that would impact any special status plants. 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 on‐site 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 347
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 12 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials throughout the construction period individuals are found, work shall 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. The survey shall be completed no more than 30 days prior to work within 200 feet of potential wetland/wet areas on the site. If no species are found, no mitigation shall be required. 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 348
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 13 Inspiration_MMRP.docx (11/11/2021) 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 349
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 14 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials push through the fencing. Wooden cover board shall 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 shall be inspected daily, and any needed repairs shall be made immediately. A minimum buffer zone of 150 feet shall be maintained around CRLF aquatic habitat during construction. No staging, parking, material storage or ground disturbance shall be allowed in the buffer zone. 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 red‐350
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 15 Inspiration_MMRP.docx (11/11/2021) 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 351
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 16 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials 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 shall occur within 24 hours of the rain event. 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 352
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 17 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials The report(s) shall address the potential for extension of the Dublin fault on the site, expansive soils and the potential for future landslides on the site. Specific measures to reduce seismic hazards, expansive soils and landslide hazards to a less‐than‐significant level shall be included in the report(s). 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 353
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 18 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials prevent the buildup of large, potentially erosive stormwater flows; d. Specific measures should be implemented to control erosion from stockpiled earth and exposed soil; e. Runoff should be directed away from all areas disturbed by construction; f. Sediment ponds or siltation basins should be used to trap eroded soils before runoff is discharged into on‐site or offsite drainage culverts and channels; g. To the extent possible, major site development work involving excavation and earth moving shall be scheduled during the dry season. 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 354
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 19 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials runoff from the site, estimated future quantities of runoff, and the ability of downstream facilities to accommodate increased stormwater quantities. The report shall also identify needed downstream improvements needed to accommodate increased storm flows and the applicant's financial participation in funding needed improvements, if required. Project Applicant/Project Contractor Noise and Vibration During project construction Mitigation Measure 4.8‐1 (construction noise impacts): 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 355
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 20 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials from neighbors and take appropriate measures to reduce noise. 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 356
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 21 Inspiration_MMRP.docx (11/11/2021) 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. 357
City of Dublin Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program Page 22 Inspiration_MMRP.docx (11/11/2021) Timing Project Design Feature / Condition of Approval / Mitigation Measure Responsible for Approval / Monitoring / Implementation Completion Date Initials f. Select demolition method to minimize vibration, where possible (e.g. sawing masonry into sections rather than demolishing it by pavement breakers). g. The construction contractor shall limit all on‐site noise producing construction activities, including deliveries and warming up of equipment, to the daytime hours of 7:30 am to 5:00 pm, Monday through Friday (excluding holidays) unless otherwise approved by the City Engineer. 358
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING
Initial Study | Appendices
Appendix B
CalEEMod Output Sheets
359
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)Precipitation Freq (Days)2.2 64
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Pacific Gas & Electric Company
2023Operational Year
CO2 Intensity
(lb/MWhr)
310 0.029CH4 Intensity
(lb/MWhr)
0.006N2O Intensity
(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
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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 7.4400e-
003
0.5923 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 3.8600e-
003
0.1203 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 7.4400e-
003
0.5923 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 7.4400e-
003
0.3712 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 3.8600e-
003
0.1203 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 7.4400e-
003
0.3712 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
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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 9.3000e-
004
0.0689 0.0689 0.0689 0.0689 6.3370 4.2900 10.6269 0.0118 4.2000e-
004
11.0460
Energy 6.4800e-
003
0.0553 0.0236 3.5000e-
004
4.4700e-
003
4.4700e-
003
4.4700e-
003
4.4700e-
003
0.0000 145.9941 145.9941 8.8900e-
003
2.7600e-
003
147.0389
Mobile 0.0749 0.3318 0.8511 3.1700e-
003
0.2832 2.5900e-
003
0.2857 0.0760 2.4200e-
003
0.0784 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 7.2000e-
003
24.2345
Total 0.9444 0.4064 2.3492 4.4500e-
003
0.2832 0.0759 0.3591 0.0760 0.0757 0.1517 35.0205 452.9401 487.9606 1.8524 0.0104 537.3604
Unmitigated Operational
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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 9.0000e-
005
6.1000e-
003
6.1000e-
003
6.1000e-
003
6.1000e-
003
0.0000 7.2399 7.2399 1.7300e-
003
1.0000e-
004
7.3135
Energy 5.2400e-
003
0.0448 0.0191 2.9000e-
004
3.6200e-
003
3.6200e-
003
3.6200e-
003
3.6200e-
003
0.0000 131.8382 131.8382 8.4700e-
003
2.5000e-
003
132.7947
Mobile 0.0744 0.3286 0.8386 3.1100e-
003
0.2775 2.5500e-
003
0.2800 0.0745 2.3800e-
003
0.0769 0.0000 285.4653 285.4653 9.9500e-
003
0.0000 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 7.2000e-
003
24.2345
Total 0.6225 0.3901 1.8927 3.4900e-
003
0.2775 0.0123 0.2898 0.0745 0.0121 0.0866 9.3258 436.3550 445.6807 0.6977 9.8000e-
003
466.0428
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
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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
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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
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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
Fugitive Dust 0.2710 0.0000 0.2710 0.1490 0.0000 0.1490 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0476 0.4963 0.2955 5.7000e-
004
0.0242 0.0242 0.0223 0.0223 0.0000 50.1591 50.1591 0.0162 0.0000 50.5647
Total 0.0476 0.4963 0.2955 5.7000e-
004
0.2710 0.0242 0.2952 0.1490 0.0223 0.1712 0.0000 50.1591 50.1591 0.0162 0.0000 50.5647
Unmitigated Construction On-Site
3.1 Mitigation Measures Construction
Use Cleaner Engines for Construction Equipment
Water Exposed Area
Reduce Vehicle Speed on Unpaved Roads
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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 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 7.7000e-
004
5.1000e-
004
5.5700e-
003
2.0000e-
005
2.1300e-
003
1.0000e-
005
2.1500e-
003
5.7000e-
004
1.0000e-
005
5.8000e-
004
0.0000 1.7375 1.7375 4.0000e-
005
0.0000 1.7384
Total 7.7000e-
004
5.1000e-
004
5.5700e-
003
2.0000e-
005
2.1300e-
003
1.0000e-
005
2.1500e-
003
5.7000e-
004
1.0000e-
005
5.8000e-
004
0.0000 1.7375 1.7375 4.0000e-
005
0.0000 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 5.7000e-
004
0.0142 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 5.7000e-
004
0.1220 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 Date: 11/9/2021 2:51 PMPage 11 of 34
Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
370
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 7.7000e-
004
5.1000e-
004
5.5700e-
003
2.0000e-
005
2.1300e-
003
1.0000e-
005
2.1500e-
003
5.7000e-
004
1.0000e-
005
5.8000e-
004
0.0000 1.7375 1.7375 4.0000e-
005
0.0000 1.7384
Total 7.7000e-
004
5.1000e-
004
5.5700e-
003
2.0000e-
005
2.1300e-
003
1.0000e-
005
2.1500e-
003
5.7000e-
004
1.0000e-
005
5.8000e-
004
0.0000 1.7375 1.7375 4.0000e-
005
0.0000 1.7384
Mitigated Construction Off-Site
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 9.3000e-
004
0.0245 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 9.3000e-
004
0.1310 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 Date: 11/9/2021 2:51 PMPage 12 of 34
Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
371
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 7.2400e-
003
0.2418 0.0550 7.5000e-
004
0.0165 7.0000e-
004
0.0172 4.5300e-
003
6.7000e-
004
5.2000e-
003
0.0000 72.7584 72.7584 3.6800e-
003
0.0000 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 8.6000e-
004
5.7000e-
004
6.1800e-
003
2.0000e-
005
2.3700e-
003
2.0000e-
005
2.3900e-
003
6.3000e-
004
1.0000e-
005
6.4000e-
004
0.0000 1.9305 1.9305 4.0000e-
005
0.0000 1.9315
Total 8.1000e-
003
0.2424 0.0612 7.7000e-
004
0.0188 7.2000e-
004
0.0196 5.1600e-
003
6.8000e-
004
5.8400e-
003
0.0000 74.6889 74.6889 3.7200e-
003
0.0000 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 9.3000e-
004
0.0200 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 9.3000e-
004
0.0589 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 Date: 11/9/2021 2:51 PMPage 13 of 34
Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
372
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 7.2400e-
003
0.2418 0.0550 7.5000e-
004
0.0165 7.0000e-
004
0.0172 4.5300e-
003
6.7000e-
004
5.2000e-
003
0.0000 72.7584 72.7584 3.6800e-
003
0.0000 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 8.6000e-
004
5.7000e-
004
6.1800e-
003
2.0000e-
005
2.3700e-
003
2.0000e-
005
2.3900e-
003
6.3000e-
004
1.0000e-
005
6.4000e-
004
0.0000 1.9305 1.9305 4.0000e-
005
0.0000 1.9315
Total 8.1000e-
003
0.2424 0.0612 7.7000e-
004
0.0188 7.2000e-
004
0.0196 5.1600e-
003
6.8000e-
004
5.8400e-
003
0.0000 74.6889 74.6889 3.7200e-
003
0.0000 74.7818
Mitigated Construction Off-Site
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 2.6900e-
003
0.0809 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 2.6900e-
003
0.0809 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 Date: 11/9/2021 2:51 PMPage 14 of 34
Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
373
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 1.2000e-
003
0.0295 8.9000e-
004
0.0304 8.5400e-
003
8.5000e-
004
9.3800e-
003
0.0000 115.5604 115.5604 5.4800e-
003
0.0000 115.6975
Worker 0.0506 0.0336 0.3648 1.2600e-
003
0.1399 8.9000e-
004
0.1408 0.0372 8.2000e-
004
0.0380 0.0000 113.8996 113.8996 2.3800e-
003
0.0000 113.9590
Total 0.0640 0.4787 0.4751 2.4600e-
003
0.1694 1.7800e-
003
0.1712 0.0458 1.6700e-
003
0.0474 0.0000 229.4600 229.4600 7.8600e-
003
0.0000 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 2.6900e-
003
0.0904 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 2.6900e-
003
0.0904 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 Date: 11/9/2021 2:51 PMPage 15 of 34
Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
374
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 1.2000e-
003
0.0295 8.9000e-
004
0.0304 8.5400e-
003
8.5000e-
004
9.3800e-
003
0.0000 115.5604 115.5604 5.4800e-
003
0.0000 115.6975
Worker 0.0506 0.0336 0.3648 1.2600e-
003
0.1399 8.9000e-
004
0.1408 0.0372 8.2000e-
004
0.0380 0.0000 113.8996 113.8996 2.3800e-
003
0.0000 113.9590
Total 0.0640 0.4787 0.4751 2.4600e-
003
0.1694 1.7800e-
003
0.1712 0.0458 1.6700e-
003
0.0474 0.0000 229.4600 229.4600 7.8600e-
003
0.0000 229.6565
Mitigated Construction Off-Site
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 1.8200e-
003
0.0472 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 1.8200e-
003
0.0472 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 Date: 11/9/2021 2:51 PMPage 16 of 34
Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
375
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 6.7500e-
003
0.2317 0.0667 7.9000e-
004
0.0199 2.7000e-
004
0.0202 5.7600e-
003
2.5000e-
004
6.0200e-
003
0.0000 75.8172 75.8172 3.1500e-
003
0.0000 75.8961
Worker 0.0320 0.0204 0.2265 8.2000e-
004
0.0944 5.9000e-
004
0.0950 0.0251 5.4000e-
004
0.0257 0.0000 73.9378 73.9378 1.4400e-
003
0.0000 73.9738
Total 0.0387 0.2521 0.2932 1.6100e-
003
0.1143 8.6000e-
004
0.1152 0.0309 7.9000e-
004
0.0317 0.0000 149.7550 149.7550 4.5900e-
003
0.0000 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 1.8200e-
003
0.0610 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 1.8200e-
003
0.0610 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 Date: 11/9/2021 2:51 PMPage 17 of 34
Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
376
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 6.7500e-
003
0.2317 0.0667 7.9000e-
004
0.0199 2.7000e-
004
0.0202 5.7600e-
003
2.5000e-
004
6.0200e-
003
0.0000 75.8172 75.8172 3.1500e-
003
0.0000 75.8961
Worker 0.0320 0.0204 0.2265 8.2000e-
004
0.0944 5.9000e-
004
0.0950 0.0251 5.4000e-
004
0.0257 0.0000 73.9378 73.9378 1.4400e-
003
0.0000 73.9738
Total 0.0387 0.2521 0.2932 1.6100e-
003
0.1143 8.6000e-
004
0.1152 0.0309 7.9000e-
004
0.0317 0.0000 149.7550 149.7550 4.5900e-
003
0.0000 149.8699
Mitigated Construction Off-Site
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 3.4000e-
004
7.6500e-
003
7.6500e-
003
7.0400e-
003
7.0400e-
003
0.0000 30.0403 30.0403 9.7200e-
003
0.0000 30.2832
Paving 7.3000e-
004
0.0000 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 3.4000e-
004
7.6500e-
003
7.6500e-
003
7.0400e-
003
7.0400e-
003
0.0000 30.0403 30.0403 9.7200e-
003
0.0000 30.2832
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 11/9/2021 2:51 PMPage 18 of 34
Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
377
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 6.0000e-
004
3.8000e-
004
4.2700e-
003
2.0000e-
005
1.7800e-
003
1.0000e-
005
1.7900e-
003
4.7000e-
004
1.0000e-
005
4.8000e-
004
0.0000 1.3924 1.3924 3.0000e-
005
0.0000 1.3931
Total 6.0000e-
004
3.8000e-
004
4.2700e-
003
2.0000e-
005
1.7800e-
003
1.0000e-
005
1.7900e-
003
4.7000e-
004
1.0000e-
005
4.8000e-
004
0.0000 1.3924 1.3924 3.0000e-
005
0.0000 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 3.4000e-
004
0.0100 0.0100 0.0100 0.0100 0.0000 30.0403 30.0403 9.7200e-
003
0.0000 30.2832
Paving 7.3000e-
004
0.0000 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 3.4000e-
004
0.0100 0.0100 0.0100 0.0100 0.0000 30.0403 30.0403 9.7200e-
003
0.0000 30.2832
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 11/9/2021 2:51 PMPage 19 of 34
Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
378
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 6.0000e-
004
3.8000e-
004
4.2700e-
003
2.0000e-
005
1.7800e-
003
1.0000e-
005
1.7900e-
003
4.7000e-
004
1.0000e-
005
4.8000e-
004
0.0000 1.3924 1.3924 3.0000e-
005
0.0000 1.3931
Total 6.0000e-
004
3.8000e-
004
4.2700e-
003
2.0000e-
005
1.7800e-
003
1.0000e-
005
1.7900e-
003
4.7000e-
004
1.0000e-
005
4.8000e-
004
0.0000 1.3924 1.3924 3.0000e-
005
0.0000 1.3931
Mitigated Construction Off-Site
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
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 2.8700e-
003
0.0195 0.0272 4.0000e-
005
1.0600e-
003
1.0600e-
003
1.0600e-
003
1.0600e-
003
0.0000 3.8299 3.8299 2.3000e-
004
0.0000 3.8356
Total 0.7832 0.0195 0.0272 4.0000e-
005
1.0600e-
003
1.0600e-
003
1.0600e-
003
1.0600e-
003
0.0000 3.8299 3.8299 2.3000e-
004
0.0000 3.8356
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 11/9/2021 2:51 PMPage 20 of 34
Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
379
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 1.4000e-
003
9.0000e-
004
9.9500e-
003
4.0000e-
005
4.1500e-
003
3.0000e-
005
4.1700e-
003
1.1000e-
003
2.0000e-
005
1.1300e-
003
0.0000 3.2490 3.2490 6.0000e-
005
0.0000 3.2506
Total 1.4000e-
003
9.0000e-
004
9.9500e-
003
4.0000e-
005
4.1500e-
003
3.0000e-
005
4.1700e-
003
1.1000e-
003
2.0000e-
005
1.1300e-
003
0.0000 3.2490 3.2490 6.0000e-
005
0.0000 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 1.7100e-
003
0.0353 0.0275 4.0000e-
005
1.4300e-
003
1.4300e-
003
1.4300e-
003
1.4300e-
003
0.0000 3.8299 3.8299 2.3000e-
004
0.0000 3.8356
Total 0.7820 0.0353 0.0275 4.0000e-
005
1.4300e-
003
1.4300e-
003
1.4300e-
003
1.4300e-
003
0.0000 3.8299 3.8299 2.3000e-
004
0.0000 3.8356
Mitigated Construction On-Site
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380
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 1.4000e-
003
9.0000e-
004
9.9500e-
003
4.0000e-
005
4.1500e-
003
3.0000e-
005
4.1700e-
003
1.1000e-
003
2.0000e-
005
1.1300e-
003
0.0000 3.2490 3.2490 6.0000e-
005
0.0000 3.2506
Total 1.4000e-
003
9.0000e-
004
9.9500e-
003
4.0000e-
005
4.1500e-
003
3.0000e-
005
4.1700e-
003
1.1000e-
003
2.0000e-
005
1.1300e-
003
0.0000 3.2490 3.2490 6.0000e-
005
0.0000 3.2506
Mitigated Construction Off-Site
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Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
381
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 3.1100e-
003
0.2775 2.5500e-
003
0.2800 0.0745 2.3800e-
003
0.0769 0.0000 285.4653 285.4653 9.9500e-
003
0.0000 285.7141
Unmitigated 0.0749 0.3318 0.8511 3.1700e-
003
0.2832 2.5900e-
003
0.2857 0.0760 2.4200e-
003
0.0784 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
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Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
382
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 7.4800e-
003
1.5500e-
003
80.6071
Electricity
Unmitigated
0.0000 0.0000 0.0000 0.0000 0.0000 81.9104 81.9104 7.6600e-
003
1.5900e-
003
82.5744
NaturalGas
Mitigated
5.2400e-
003
0.0448 0.0191 2.9000e-
004
3.6200e-
003
3.6200e-
003
3.6200e-
003
3.6200e-
003
0.0000 51.8793 51.8793 9.9000e-
004
9.5000e-
004
52.1876
NaturalGas
Unmitigated
6.4800e-
003
0.0553 0.0236 3.5000e-
004
4.4700e-
003
4.4700e-
003
4.4700e-
003
4.4700e-
003
0.0000 64.0837 64.0837 1.2300e-
003
1.1700e-
003
64.4645
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
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383
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 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)
1.20088e
+006
6.4800e-
003
0.0553 0.0236 3.5000e-
004
4.4700e-
003
4.4700e-
003
4.4700e-
003
4.4700e-
003
0.0000 64.0837 64.0837 1.2300e-
003
1.1700e-
003
64.4645
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 6.4800e-
003
0.0553 0.0236 3.5000e-
004
4.4700e-
003
4.4700e-
003
4.4700e-
003
4.4700e-
003
0.0000 64.0837 64.0837 1.2300e-
003
1.1700e-
003
64.4645
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 5.2400e-
003
0.0448 0.0191 2.9000e-
004
3.6200e-
003
3.6200e-
003
3.6200e-
003
3.6200e-
003
0.0000 51.8793 51.8793 9.9000e-
004
9.5000e-
004
52.1876
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 5.2400e-
003
0.0448 0.0191 2.9000e-
004
3.6200e-
003
3.6200e-
003
3.6200e-
003
3.6200e-
003
0.0000 51.8793 51.8793 9.9000e-
004
9.5000e-
004
52.1876
Mitigated
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Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
384
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 7.5500e-
003
1.5600e-
003
81.3439
Parking Lot 8680 1.2205 1.1000e-
004
2.0000e-
005
1.2304
Total 81.9104 7.6600e-
003
1.5800e-
003
82.5744
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 7.3700e-
003
1.5200e-
003
79.3767
Parking Lot 8680 1.2205 1.1000e-
004
2.0000e-
005
1.2304
Total 79.9589 7.4800e-
003
1.5400e-
003
80.6071
Mitigated
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Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
385
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 9.0000e-
005
6.1000e-
003
6.1000e-
003
6.1000e-
003
6.1000e-
003
0.0000 7.2399 7.2399 1.7300e-
003
1.0000e-
004
7.3135
Unmitigated 0.8630 0.0193 1.4746 9.3000e-
004
0.0689 0.0689 0.0689 0.0689 6.3370 4.2900 10.6269 0.0118 4.2000e-
004
11.0460
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386
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 7.3800e-
003
0.4416 8.8000e-
004
0.0631 0.0631 0.0631 0.0631 6.3370 2.6029 8.9399 0.0102 4.2000e-
004
9.3183
Landscaping 0.0312 0.0119 1.0329 5.0000e-
005
5.7200e-
003
5.7200e-
003
5.7200e-
003
5.7200e-
003
0.0000 1.6871 1.6871 1.6200e-
003
0.0000 1.7277
Total 0.8630 0.0193 1.4746 9.3000e-
004
0.0689 0.0689 0.0689 0.0689 6.3370 4.2900 10.6269 0.0118 4.2000e-
004
11.0460
Unmitigated
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Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
387
7.1 Mitigation Measures Water
7.0 Water Detail
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 5.6000e-
004
4.7900e-
003
2.0400e-
003
3.0000e-
005
3.9000e-
004
3.9000e-
004
3.9000e-
004
3.9000e-
004
0.0000 5.5529 5.5529 1.1000e-
004
1.0000e-
004
5.5859
Landscaping 0.0312 0.0119 1.0329 5.0000e-
005
5.7200e-
003
5.7200e-
003
5.7200e-
003
5.7200e-
003
0.0000 1.6871 1.6871 1.6200e-
003
0.0000 1.7277
Total 0.5429 0.0167 1.0350 8.0000e-
005
6.1100e-
003
6.1100e-
003
6.1100e-
003
6.1100e-
003
0.0000 7.2399 7.2399 1.7300e-
003
1.0000e-
004
7.3135
Mitigated
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388
Total CO2 CH4 N2O CO2e
Category MT/yr
Mitigated 14.6847 0.2962 7.2000e-
003
24.2345
Unmitigated 14.6847 0.2962 7.2000e-
003
24.2345
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 2.0000e-
004
4.0000e-
005
2.1281
Congregate Care
(Assisted Living)
9.05641 /
5.70948
12.5738 0.2960 7.1600e-
003
22.1064
Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000
Total 14.6847 0.2962 7.2000e-
003
24.2345
Unmitigated
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Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
389
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 2.0000e-
004
4.0000e-
005
2.1281
Congregate Care
(Assisted Living)
9.05641 /
5.70948
12.5738 0.2960 7.1600e-
003
22.1064
Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000
Total 14.6847 0.2962 7.2000e-
003
24.2345
Mitigated
8.0 Waste Detail
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Inspiration Drive Memory Care and Assisted Living Facility Project - Bay Area AQMD Air District, Annual
390
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 3.7200e-
003
0.0000 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
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391
8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
City Park 0.0775 0.0157 9.3000e-
004
0.0000 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
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392
11.0 Vegetation
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393
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)Precipitation Freq (Days)2.2 64
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Pacific Gas & Electric Company
2023Operational Year
CO2 Intensity
(lb/MWhr)
310 0.029CH4 Intensity
(lb/MWhr)
0.006N2O Intensity
(lb/MWhr)
Inspiration Drive Memory Care and Assisted Living Facility Project
Bay Area AQMD Air District, Summer
CalEEMod Version: CalEEMod.2016.3.2 Date: 11/9/2021 2:52 PMPage 1 of 28
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394
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
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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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396
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 Date: 11/9/2021 2:52 PMPage 4 of 28
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397
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
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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 1.9400e-
003
0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e-
003
7.1000e-
003
389.3698
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 6.1000e-
003
0.1331 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 1.5700e-
003
0.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e-
003
5.7400e-
003
315.2165
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
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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
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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
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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
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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
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 1.3800e-
003
0.1479 9.1000e-
004
0.1488 0.0392 8.4000e-
004
0.0401 137.3212 137.3212 2.8600e-
003
137.3927
Total 0.0539 0.0303 0.4074 1.3800e-
003
0.1479 9.1000e-
004
0.1488 0.0392 8.4000e-
004
0.0401 137.3212 137.3212 2.8600e-
003
137.3927
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
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403
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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
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 1.3800e-
003
0.1479 9.1000e-
004
0.1488 0.0392 8.4000e-
004
0.0401 137.3212 137.3212 2.8600e-
003
137.3927
Total 0.0539 0.0303 0.4074 1.3800e-
003
0.1479 9.1000e-
004
0.1488 0.0392 8.4000e-
004
0.0401 137.3212 137.3212 2.8600e-
003
137.3927
Mitigated Construction Off-Site
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
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404
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 1.5300e-
003
0.1643 1.0100e-
003
0.1653 0.0436 9.3000e-
004
0.0445 152.5791 152.5791 3.1800e-
003
152.6586
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
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405
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 1.5300e-
003
0.1643 1.0100e-
003
0.1653 0.0436 9.3000e-
004
0.0445 152.5791 152.5791 3.1800e-
003
152.6586
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
Mitigated Construction Off-Site
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
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406
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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
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 8.7300e-
003
0.3134 0.0877 8.3500e-
003
0.0960 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 8.9400e-
003
1.4630 0.3857 8.2300e-
003
0.3939 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
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407
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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
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 8.7300e-
003
0.3134 0.0877 8.3500e-
003
0.0960 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 8.9400e-
003
1.4630 0.3857 8.2300e-
003
0.3939 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
Mitigated Construction Off-Site
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
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408
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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
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 3.8800e-
003
0.3085 0.0877 3.7000e-
003
0.0914 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 8.7500e-
003
1.4628 0.3857 8.0600e-
003
0.3937 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
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409
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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
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 3.8800e-
003
0.3085 0.0877 3.7000e-
003
0.0914 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 8.7500e-
003
1.4628 0.3857 8.0600e-
003
0.3937 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
Mitigated Construction Off-Site
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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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 1.1000e-
003
0.1232 7.4000e-
004
0.1240 0.0327 6.8000e-
004
0.0334 110.0473 110.0473 2.1400e-
003
110.1009
Total 0.0419 0.0227 0.3131 1.1000e-
003
0.1232 7.4000e-
004
0.1240 0.0327 6.8000e-
004
0.0334 110.0473 110.0473 2.1400e-
003
110.1009
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
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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 0.0419 0.0227 0.3131 1.1000e-
003
0.1232 7.4000e-
004
0.1240 0.0327 6.8000e-
004
0.0334 110.0473 110.0473 2.1400e-
003
110.1009
Total 0.0419 0.0227 0.3131 1.1000e-
003
0.1232 7.4000e-
004
0.1240 0.0327 6.8000e-
004
0.0334 110.0473 110.0473 2.1400e-
003
110.1009
Mitigated Construction Off-Site
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 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690
Total 52.2115 1.3030 1.8111 2.9700e-
003
0.0708 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 0.0978 0.0531 0.7306 2.5700e-
003
0.2875 1.7300e-
003
0.2893 0.0763 1.5900e-
003
0.0779 256.7771 256.7771 5.0000e-
003
256.9020
Total 0.0978 0.0531 0.7306 2.5700e-
003
0.2875 1.7300e-
003
0.2893 0.0763 1.5900e-
003
0.0779 256.7771 256.7771 5.0000e-
003
256.9020
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 2.9700e-
003
0.0951 0.0951 0.0951 0.0951 0.0000 281.4481 281.4481 0.0168 281.8690
Total 52.1338 2.3524 1.8324 2.9700e-
003
0.0951 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 0.0978 0.0531 0.7306 2.5700e-
003
0.2875 1.7300e-
003
0.2893 0.0763 1.5900e-
003
0.0779 256.7771 256.7771 5.0000e-
003
256.9020
Total 0.0978 0.0531 0.7306 2.5700e-
003
0.2875 1.7300e-
003
0.2893 0.0763 1.5900e-
003
0.0779 256.7771 256.7771 5.0000e-
003
256.9020
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 0.4707 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
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
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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 1.5700e-
003
0.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e-
003
5.7400e-
003
315.2165
NaturalGas
Unmitigated
0.0355 0.3032 0.1290 1.9400e-
003
0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e-
003
7.1000e-
003
389.3698
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
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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 1.9400e-
003
0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e-
003
7.1000e-
003
389.3698
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 1.9400e-
003
0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e-
003
7.1000e-
003
389.3698
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 1.5700e-
003
0.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e-
003
5.7400e-
003
315.2165
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 1.5700e-
003
0.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e-
003
5.7400e-
003
315.2165
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 6.1000e-
003
0.1331 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
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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 6.1000e-
004
0.0635 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
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 0.1007 0.8608 0.3663 5.4900e-
003
0.0696 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 6.1000e-
004
0.0635 0.0635 0.0635 0.0635 20.6631 20.6631 0.0199 21.1605
Total 3.2478 0.9931 11.8432 6.1000e-
003
0.1331 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
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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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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)Precipitation Freq (Days)2.2 64
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Pacific Gas & Electric Company
2023Operational Year
CO2 Intensity
(lb/MWhr)
310 0.029CH4 Intensity
(lb/MWhr)
0.006N2O Intensity
(lb/MWhr)
Inspiration Drive Memory Care and Assisted Living Facility Project
Bay Area AQMD Air District, Winter
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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
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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 (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
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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
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
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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 1.9400e-
003
0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e-
003
7.1000e-
003
389.3698
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 6.1000e-
003
0.1331 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 1.5700e-
003
0.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e-
003
5.7400e-
003
315.2165
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
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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
93.94 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
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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
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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
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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
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 1.2700e-
003
0.1479 9.1000e-
004
0.1488 0.0392 8.4000e-
004
0.0401 126.5026 126.5026 2.6600e-
003
126.5691
Total 0.0572 0.0375 0.3796 1.2700e-
003
0.1479 9.1000e-
004
0.1488 0.0392 8.4000e-
004
0.0401 126.5026 126.5026 2.6600e-
003
126.5691
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
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431
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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
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 1.2700e-
003
0.1479 9.1000e-
004
0.1488 0.0392 8.4000e-
004
0.0401 126.5026 126.5026 2.6600e-
003
126.5691
Total 0.0572 0.0375 0.3796 1.2700e-
003
0.1479 9.1000e-
004
0.1488 0.0392 8.4000e-
004
0.0401 126.5026 126.5026 2.6600e-
003
126.5691
Mitigated Construction Off-Site
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
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432
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 1.4100e-
003
0.1643 1.0100e-
003
0.1653 0.0436 9.3000e-
004
0.0445 140.5584 140.5584 2.9600e-
003
140.6323
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
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433
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 1.4100e-
003
0.1643 1.0100e-
003
0.1653 0.0436 9.3000e-
004
0.0445 140.5584 140.5584 2.9600e-
003
140.6323
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
Mitigated Construction Off-Site
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
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434
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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
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 9.0500e-
003
0.3137 0.0877 8.6600e-
003
0.0964 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 8.9400e-
003
1.4630 0.3857 8.2300e-
003
0.3939 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
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435
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 9.0500e-
003
0.3137 0.0877 8.6600e-
003
0.0964 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 8.9400e-
003
1.4630 0.3857 8.2300e-
003
0.3939 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
Mitigated Construction Off-Site
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
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436
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 4.0500e-
003
0.3087 0.0877 3.8700e-
003
0.0916 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 8.7500e-
003
1.4628 0.3857 8.0600e-
003
0.3937 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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437
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 4.0500e-
003
0.3087 0.0877 3.8700e-
003
0.0916 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 8.7500e-
003
1.4628 0.3857 8.0600e-
003
0.3937 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
Mitigated Construction Off-Site
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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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 1.0200e-
003
0.1232 7.4000e-
004
0.1240 0.0327 6.8000e-
004
0.0334 101.3817 101.3817 1.9800e-
003
101.4313
Total 0.0447 0.0281 0.2905 1.0200e-
003
0.1232 7.4000e-
004
0.1240 0.0327 6.8000e-
004
0.0334 101.3817 101.3817 1.9800e-
003
101.4313
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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3.5 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 1.0200e-
003
0.1232 7.4000e-
004
0.1240 0.0327 6.8000e-
004
0.0334 101.3817 101.3817 1.9800e-
003
101.4313
Total 0.0447 0.0281 0.2905 1.0200e-
003
0.1232 7.4000e-
004
0.1240 0.0327 6.8000e-
004
0.0334 101.3817 101.3817 1.9800e-
003
101.4313
Mitigated Construction Off-Site
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 2.9700e-
003
0.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690
Total 52.2115 1.3030 1.8111 2.9700e-
003
0.0708 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 2.3700e-
003
0.2875 1.7300e-
003
0.2893 0.0763 1.5900e-
003
0.0779 236.5574 236.5574 4.6300e-
003
236.6731
Total 0.1042 0.0655 0.6779 2.3700e-
003
0.2875 1.7300e-
003
0.2893 0.0763 1.5900e-
003
0.0779 236.5574 236.5574 4.6300e-
003
236.6731
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 2.9700e-
003
0.0951 0.0951 0.0951 0.0951 0.0000 281.4481 281.4481 0.0168 281.8690
Total 52.1338 2.3524 1.8324 2.9700e-
003
0.0951 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 2.3700e-
003
0.2875 1.7300e-
003
0.2893 0.0763 1.5900e-
003
0.0779 236.5574 236.5574 4.6300e-
003
236.6731
Total 0.1042 0.0655 0.6779 2.3700e-
003
0.2875 1.7300e-
003
0.2893 0.0763 1.5900e-
003
0.0779 236.5574 236.5574 4.6300e-
003
236.6731
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
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
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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 1.5700e-
003
0.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e-
003
5.7400e-
003
315.2165
NaturalGas
Unmitigated
0.0355 0.3032 0.1290 1.9400e-
003
0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e-
003
7.1000e-
003
389.3698
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
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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 1.9400e-
003
0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e-
003
7.1000e-
003
389.3698
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 1.9400e-
003
0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e-
003
7.1000e-
003
389.3698
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 1.5700e-
003
0.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e-
003
5.7400e-
003
315.2165
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 1.5700e-
003
0.0199 0.0199 0.0199 0.0199 313.3544 313.3544 6.0100e-
003
5.7400e-
003
315.2165
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 6.1000e-
003
0.1331 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
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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 6.1000e-
004
0.0635 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
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 0.1007 0.8608 0.3663 5.4900e-
003
0.0696 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 6.1000e-
004
0.0635 0.0635 0.0635 0.0635 20.6631 20.6631 0.0199 21.1605
Total 3.2478 0.9931 11.8432 6.1000e-
003
0.1331 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
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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
450
Project Location
451
Sensitive Receptor Grid
Unmitigated Cancer Risk
452
Unmitigated Chronic Inhalation Hazard Index
Unmitigated PM2.5 Concentration
453
Mitigated Cancer Risk
Mitigated Chronic Inhalation Hazard Index
454
Mitigated PM2.5 Concentration
455
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING
Initial Study | Appendices
Appendix D
Biological Resources Analysis
456
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.
457
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).
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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).
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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.
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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.
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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.
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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
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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.
464
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 andAssisted Living Facility ProjectRegional Location
Project Site
Project Location
0 500 1000
FEET
465
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CHRISTIAN
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Parcel 3
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7000 350
Project Site Boundary
Parcel BoundariesFEET
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
466
7500 InspiraƟonDriveDUBLIN BOULEVARDI-580Parcel 3:Assisted Living`VALLEY CHRISTIAN CENTERPROPERTYParcel 2: Memory CarePARCEL 3 (ConservationEasement)PARCEL 1:Valley ChrisƟan ChurchPARCEL 1-ANew Conservation Easement BoundaryNOT TO SCALESOURCE: xxxP:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 3.ai (1/8/2021)FIGURE 3InspiraƟon Drive Memory Care and Assisted Living Facility Project Proposed Parcel Layout467
FEET60030SOURCES: Lenity Architecture, Inc.; FULCRM, 2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 4.ai (7/27/2021)FIGURE 4InspiraƟon Drive Memory Care andAssisted Living Facility ProjectMemory Care Facility - Proposed Site Plan468
FEET90045SOURCES: Lenity Architecture, Inc.; FULCRUM, 2021P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 8.ai (7/27/2021)FIGURE 5InspiraƟon Drive Memory Care andAssisted Living Facility ProjectAssisted Living Facility - Proposed Site Plan469
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING
Initial Study | Appendices
Appendix E
Noise Measurement Data
470
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:
471
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:
472
City of Dublin INSPIRATION DRIVE MEMORY CARE AND ASSISTED LIVING
Initial Study | Appendices
Appendix F
Traffic Analysis
473
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
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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.
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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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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.
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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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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
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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
480
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I NSPIRATION D RIVE M EMORY C ARE AND
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D UBLIN, C ALIFORNIA
\\PTR11\projects\DUB1601.02 Inspiration Drive\PRODUCTS\Traffic\Traffic Memo2.docx (04/29/21)
ATTACHMENT A
FIGURES
481
FIGURE 1
Project Location and
Study Area IntersectionsSOURCE: Bing Maps
FEET
5002500
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
482
SOURCE Google Earth, Lenity Architecture, Inc.:FEET120600NFIGURE 2Site PlanI:\DUB1601.02\G\Site Plan.cdr (4/12/2021)Inspiration Drive Assisted LivingINSPIRATION DRINSPIRATION DRDUBLIN BLVDDUBLIN BLVD580483
171 / 5197 / 166
35 / 9
117 / 214
1 Inspiration Dr/Dublin Blvd 2 Inspiration Dr/Memory Care Dwy 3 Inspiration Dr/Assisted Living Dwy
523 / 10197 / 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 / 11297 / 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 VolumesExistingEstimated Non PandemicProject TrafficExisting Plus Project27 / 7144 / 86433 / 178206 / 60171 / 936 / 13433 / 178 171 / 93206 / 60620 / 119620 / 11966 / 20367 / 1581 / 37 / 1410 / 867 / 23374 / 172439 / 1912 / 6433 / 17810 / 82 / 6630 / 127620 / 11910 / 8\\PTR11\projects\DUB1601.02 Inspiration Drive\PRODUCTS\Traffic\xls\Traffic Volume Figure.xlsx (4/30/2021)
484
SOURCE Google Earth, Lenity Architecture, Inc.:FEET120600NFIGURE 4Sight DistanceI:\DUB1601.02\G\Sight Distance.cdr (4/30/2021)Inspiration Drive Assisted LivingINSPIRATION DRINSPIRATION DRDUBLIN BLVDDUBLIN BLVD580280’280’143’143’205’205’280’280’240’240’485
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A PRIL 2021
I NSPIRATION D RIVE M EMORY C ARE AND
A SSISTED 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
486
National Data & Surveying ServicesIntersection Turning Movement CountLocation:Inspiration Dr & Dublin BlvdCity:DublinProject ID:Control:SignalizedDate:NS/EW Streets:0000010011000110NLNT NRNU SL ST SRSU ELET EREU WLWT WRWU TOTAL7:00 AM00002000215000960347:15 AM000050204110007200497:30 AM0000900032500011140627:45 AM0 0 0 0 14 0 1 0 8 23 0 0 0 22 35 01038:00 AM0 0 0 0 55 0 10 0 18 24 0 0 0 14 80 02018:15 AM0 0 0 0 55 0 14 0 6 36 0 0 0 31 30 01728:30 AM0 0 0 0 20 0 2 0 3 34 0 0 0 30 26 01158:45 AM000012030139000285088NLNT NRNU SL ST SRSU ELET EREU WLWT WRWU TOTALTOTAL VOLUMES :0 0 0 0 172 0 32 0 45 207 0 0 0 152 216 0 824APPROACH %'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 AM40TOTALPEAK HR VOL :0 0 0 0 144 0 27 0 35 117 0 0 0 97 171 0 591PEAK 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 0.000HeadersNBL NBT NBR NBU SBL SBT SBR SBU EBL EBT EBR EBU WBL WBT WBR WBU0000010011000110NLNT NRNU SL ST SRSU ELET EREU WLWT WRWU TOTAL4:00 PM0 0 0 0 24 0 1 0 1 59 0 0 0 35 14 01344:15 PM00001301014900046701174:30 PM0 0 0 0 23 0 4 0 2 57 0 0 0 38 18 01424:45 PM0 0 0 0 26 0 1 0 5 49 0 0 0 47 12 01405:00 PM0 0 0 0 15 0 3 0 1 42 0 0 0 43 11 01155:15 PM0 0 0 0 14 0 2 0 5 33 0 0 0 39 12 01055:30 PM0 0 0 0 12 0 3 0 4 34 0 0 0 41 10 01045:45 PM0 0 0 0 15 0 2 0 2 33 0 0 0 38 13 0103NLNT NRNU SL ST SRSU ELET EREU WLWT WRWU TOTALTOTAL VOLUMES :0 0 0 0 142 0 17 0 21 356 0 0 0 327 97 0 960APPROACH %'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 PM12:00 AMTOTALPEAK HR VOL :0000860709214000166510533PEAK 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 0.00004:00 PM - 05:00 PM0.9380.861 0.929 0.919PM NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND07:45 AM - 08:45 AM0.7350.620 0.905 0.713AM NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND21-080009-0012/2/2021Data - TotalInspiration Dr Inspiration Dr Dublin Blvd Dublin Blvd
487
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I NSPIRATION D RIVE M EMORY C ARE AND
A SSISTED 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
488
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.
489
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 NBTEBLn1 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 ----
490
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 -
491
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.
492
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 NBTEBLn1 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 ----
493
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 -
494
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.
495
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 NBTEBLn1 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 ----
496
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 -
497
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.
498
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 NBTEBLn1 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 ----
499
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 -
500
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.
501
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 NBTEBLn1 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 - -
502
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 -
503
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.
504
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 NBTEBLn1 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 - -
505
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 -
506
Attachment 13
@BCL@780BE53D.docx (4/19/2022)
Inspiration Drive Memory Care and Assisted Living Facility Project
Mitigation Monitoring or Reporting Program
Date January 12, 2022
Project Name Inspiration Drive Memory Care and Assisted Living Facility Project (PLPA-2020-
00044 and PLPA-2020-00045)
Project Location The project site is located at 7500 Inspiration Drive (APNs 941-0022-003, 941-
0022-004, 941-0022-005 and 941-0022-006) in the City of Dublin.
Project Applicant Steven Ring
Fulcrum Real Estate Development
State Clearinghouse
Number
2021110251
Contact Amy Million
Principal Planner
City of Dublin
Community Development Department
100 Civic Plaza
Dublin, CA 94568
Phone: 925/833-6610
amy.million@dublin.ca.gov
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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 identifiesthe followingfor eachMM:
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 federalagencieswithpermittingauthority overthe specificactivity.
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 isthe official who grantsthe permit or authorization calledfor in the performance.
Where more than one official is identified, permits or authorizationfrom all officialsshallberequired.
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 completedMMRP willbe kepton file at the City of Dublin CommunityDevelopment
Department.
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Aesthetics
During Site
Development
Review
Mitigation Measure 4.1-1 (aesthetics and views):
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.
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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;
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d. Pave, apply water three times daily, or apply (non-
toxic) soil stabilizers on all unpaved access roads,
parking areas and staging areas at construction sites;
e. Sweep daily (preferably with water sweepers) all
paved access road, parking areas and staging areas at
construction sites;
f. Sweep streets daily (preferably with water sweepers) if
visible soil material is carried onto adjacent public
streets;
g. Hydroseed or apply non-toxic soil stabilizers to inactive
construction areas
h. Enclose, cover, water twice daily or apply non-toxic soil
binders to exposed stockpiles (dirt, sand, etc.);
i.Limit traffic speeds on unpaved roads to 15 mph;
j.Install sandbags or other erosion control measures to
prevent silt runoff to public roadways;
k. Replant vegetation in disturbed areas as quickly as
possible.
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
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forth in the May 2017 BAAQMD CEQA Guidelines, or as
may be amended in the future and in effect at time of
issuance of grading permit.
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.
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No more than 14
days prior to
ground
disturbance
occurring
between
February 1 and
August 31
Mitigation Measure BIO-1.No more than 14 days prior to
ground disturbance and vegetation removal during the
nesting season (February 1-August 31), the project
Applicant shall retain a qualified biologist to perform pre-
construction breeding bird surveys. If nests are found,
they shall be flagged and protected with a suitable buffer.
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
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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 long-
term 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
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Division
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Botanist/Project
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(June to
November)
accordance with agency protocols. The survey shall 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 shall follow standard protocols for rare plant
surveys, which may require multiple site visits and
checking a reference site(s) where the species is known to
occur. The survey shall include Parcels 2 and 3 as well as
the entire conservation easement portion of Parcel 3.
Impacts to special-status plants shall be avoided to the
fullest extent feasible and habitat that supports special-
status 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
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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 special-
status 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
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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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provisions for maintaining a viable population of
Condon’s tarplant in the conservation easement after
the five year monitoring period shall be included in the
plan.A mitigation plan identifying appropriate
mitigation ratios shall be developed in consultation
with, and approved by, the CDFW and the City prior to
the commencement of any activities that would
impact any special status plants.
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 on-
site riparian areas, the project Applicant a qualified
biologist shall conduct pre-construction surveys for CRLF
species within 24 hours of initial ground disturbance. If
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throughout the
construction
period
individuals are found, work shall 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. The survey shall be completed
no more than 30 days prior to work within 200 feet of
potential wetland/wet areas on the site. If no species are
found, no mitigation shall be required.
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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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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push through the fencing. Wooden cover board shall
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 shall be inspected
daily, and any needed repairs shall be made
immediately. A minimum buffer zone of 150 feet shall
be maintained around CRLF aquatic habitat during
construction. No staging, parking, material storage or
ground disturbance shall be allowed in the buffer zone.
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 red-
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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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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 shall occur within 24 hours of
the rain event.
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.
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The report(s) shall address the potential for extension of
the Dublin fault on the site, expansive soils and the
potential for future landslides on the site. Specific
measures to reduce seismic hazards, expansive soils and
landslide hazards to a less-than-significant level shall be
included in the report(s).
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
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prevent the buildup of large, potentially erosive
stormwater flows;
d. Specific measures should be implemented to control
erosion from stockpiled earth and exposed soil;
e. Runoff should be directed away from all areas
disturbed by construction;
f. Sediment ponds or siltation basins should be used to
trap eroded soils before runoff is discharged into on-
site or offsite drainage culverts and channels;
g. To the extent possible, major site development work
involving excavation and earth moving shall be
scheduled during the dry season.
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
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runoff from the site, estimated future quantities of runoff,
and the ability of downstream facilities to accommodate
increased stormwater quantities. The report shall also
identify needed downstream improvements needed to
accommodate increased storm flows and the applicant's
financial participation in funding needed improvements, if
required.
Project
Applicant/Project
Contractor
Noise and Vibration
During project
construction
Mitigation Measure 4.8-1 (construction noise impacts):
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
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from neighbors and take appropriate measures to
reduce noise.
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
526
City of Dublin
Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program
Page 21
@BCL@780BE53D.docx (4/19/2022)
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.
527
City of Dublin
Inspiration Drive Memory Care and Assisted Living Facility Project: Mitigation Monitoring or Reporting Program
Page 22
@BCL@780BE53D.docx (4/19/2022)
Timing
Project Design Feature / Condition of Approval /
Mitigation Measure
Responsible for
Approval / Monitoring
/ Implementation
Completion
Date Initials
f. Select demolition method to minimize vibration,
where possible (e.g. sawing masonry into sections
rather than demolishing it by pavement breakers).
g. The construction contractor shall limit all on-site noise
producing construction activities, including deliveries
and warming up of equipment, to the daytime hours of
7:30 am to 5:00 pm, Monday through Friday (excluding
holidays) unless otherwise approved by the City
Engineer.
528
INSPIRATION SENIOR LIVING
COMMUNITY ENGAGEMENT
SUMMARY
529
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.
530
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
531
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.
532
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
533
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
534
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.
535
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
536
1
Amy Million
From:Amy Pao <amycpao@gmail.com>
Sent:Monday, May 10, 2021 8:33 PM
To:Amy Million
Subject:Opposition
Hi Amy,
I’m writing to oppose the proposed memory care and assisted living facilities on Inspiration Drive near Dublin Blvd. As a
resident of west Dublin, I’m concerned about the diminishing habitat for wildlife out here. We share this space with
deer, coyotes, squirrels and even mice. They’re part of our ecosystem and need a place to live as well.
Thank you for your time.
Amy Pao
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537
1
Amy Million
From:andyjenmay@comcast.net
Sent:Tuesday, January 11, 2022 10:07 PM
To:Amy Million
Subject:Memory care facility—Inspiration Drive
Hi Amy,
I am not sure if this is how I submit comment on the proposal for the memory care facility, so please let me know if it
should be sent elsewhere.
I would like to take a moment to voice my opposition to the project‐especially the building to be located on the corner
of Dublin Blvd and Inspiration.
The flags and poles indicate that this will be a monstrosity and an eyesore on what is a beautiful piece of land. It also is
very inconsistent with what the area from Silvergate Drive up through Dublin Blvd. currently has which is housing. A
residential care facility plopped in the middle of housing is extremely out of place and will not blend in.
I am a resident of Schaefer Ranch and just seeing how close the care facility would be to the townhomes at California
Highlands makes me frustrated for the residents of California Highlands. The townhomes that back up to the facility will
lose any daylight, views and privacy when they have a building blocking an entire side of their home. These losses will
definitely impact the investment they have in their homes should they look to sell them.
It is a poor site choice for a care facility and should not be approved.
Thank you,
Jennifer May
9909 Reimers Way
Dublin
Sent from my iPhone
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538
1
Amy Million
From:Roger Valci <rvalci@gmail.com>
Sent:Tuesday, January 18, 2022 6:35 PM
To:Amy Million
Subject:In support of the Inspiration Senior Living…
Dear Planning Department and City Council Members,
As a resident of Dublin and a family that lives on Inspiration Circle, I wish to show the support for the Inspiration Senior
Living project proposed at the corner of Dublin Blvd and Inspiration Drive.
Housing for the senior population is extremely important to this community. My parents are in their later years and I
hope to keep our family together in Dublin with housing like this.
Currently, the senior population is aging at a rate faster than the current and planned housing can support. The
location, adjacent to the Brave Church/VCC, is one that offers the ability to have interaction with the residents and the
members of the church, including activities and socialization to help keep the residents healthy and avoid loneliness.
Again, we strongly support this project and ask for your support.
Thank you supporting this important project for our city.
‐Roger
Sent from my iPhone
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539
1
Amy Million
From:Tara Adams <tara@bravechurch.org>
Sent:Monday, January 24, 2022 7:33 PM
To:Amy Million
Dear Planning Department and City Council Members,
I wish to show the support for the Inspiration Senior Living project proposed at the corner of Dublin Blvd and
Inspiration Drive.
Housing for the senior population is extremely important to this community. Currently, the senior population is
aging at a rate faster than the current and planned housing can support. The location, adjacent to the Brave
Church/VCC, is one that offers the ability to have interaction with the residents and the members of the church,
including activities and socialization to help keep the residents healthy and avoid loneliness.
Again, we strongly support this project and ask for your support.
‐‐
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540
1
Amy Million
From:Daryl Blair <dblair@valleychristianschools.org>
Sent:Tuesday, January 25, 2022 11:29 AM
To:Amy Million
Subject:Inspiration Senior Living Project
Dear Planning Department and City Council Members,
As a senior resident of Dublin, I wish to show the support for the Inspiration Senior Living project proposed at the corner
of Dublin Blvd and Inspiration Drive.
Housing for the senior population is extremely important to this community. Currently, the senior population is aging at
a rate faster than the current and planned housing can support. The location, adjacent to the Brave Church/VCC, is one
that offers the ability to have interaction with the residents and the members of the church, including activities and
socialization to help keep the residents healthy and avoid loneliness.
Again, we strongly support this project and ask for your support.
Thank you.
Daryl Blair
Valley Christian Schools
7500 Inspiration Drive, Dublin, CA 94568
(925) 560‐6292
https://ValleyChristianSchools.org
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541
1
Amy Million
From:Harold Hing <haroldhing@gmail.com>
Sent:Tuesday, January 25, 2022 12:00 PM
To:Amy Million
Subject:Dublin Inspiration Senior Living project
Dear Planning Department and City Council Members,
As a former resident of Dublin (now residing in Danville), Dublin holds a special place in my heart as it is the first place I
purchased my home and started my family there. My wife works in Dublin and our family visits at least 1‐2x a week. I
wish to show the support for the Inspiration Senior Living project proposed at the corner of Dublin Blvd and Inspiration
Drive.
Housing for the senior population is extremely important to this community. Currently, the senior population is aging at
a rate faster than the current and planned housing can support. The location, adjacent to the Brave Church/VCC, is one
that offers the ability to have interaction with the residents and the members of the church, including activities and
socialization to help keep the residents healthy and avoid loneliness.
Again, we strongly support this project and ask for your support.
Harold
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542
1
Amy Million
From:Marcy Laws <marcy@bravechurch.org>
Sent:Friday, January 28, 2022 10:28 PM
To:Amy Million
Subject:Inspiration Senior Living Project
Dear Planning Department and City Council Members,
As a resident of Dublin, I wish to show the support for the Inspiration Senior Living project
proposed at the corner of Dublin Blvd and Inspiration Drive.
Housing for the senior population is extremely important to this community. Currently, the
senior population is aging at a rate faster than the current and planned housing can
support. The location, adjacent to the Brave Church/VCC, is one that offers the ability to have
interaction with the residents and the members of the church, including activities and
socialization to help keep the residents healthy and avoid loneliness.
Again, we strongly support this project and ask for your support.
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
Marcy Laws
Central Kids Pastor
p. 415.770.4731
brave.church
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543
1
Amy Million
From:Samuel Laws <samuel@bravechurch.org>
Sent:Friday, January 28, 2022 10:22 PM
To:Amy Million
Subject:Inspiration Senior Living Project
Dear Planning Department and City Council Members,
As a resident of Dublin, I wish to show the support for the Inspiration Senior Living project proposed at the
corner of Dublin Blvd and Inspiration Drive.
Housing for the senior population is extremely important to this community. Currently, the senior population is
aging at a rate faster than the current and planned housing can support. The location, adjacent to the Brave
Church/VCC, is one that offers the ability to have interaction with the residents and the members of the
church, including activities and socialization to help keep the residents healthy and avoid loneliness.
Again, we strongly support this project and ask for your support.
-Samuel Laws
Sent from iPad
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544
1
Amy Million
From:Daniel Lorber <daniellorber@gmail.com>
Sent:Wednesday, February 2, 2022 3:44 PM
To:Amy Million
Subject:Senior living project Dublin x Inspiration
Dear Planning Department and City Council Members,
As a resident of Dublin, I wish to show the support for the Inspiration Senior Living project proposed at the
corner of Dublin Blvd and Inspiration Drive.
Housing for the senior population is extremely important to this community. Currently, the senior population is
aging at a rate faster than the current and planned housing can support. The location, adjacent to the Brave
Church/VCC, is one that offers the ability to have interaction with the residents and the members of the
church, including activities and socialization to help keep the residents healthy and avoid loneliness.
Again, I strongly support this project and ask for your support.
Daniel Lorber
Sent from my iPhone
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545
1
Amy Million
From:James Johnson <jsjsrj@comcast.net>
Sent:Friday, February 4, 2022 3:22 PM
To:Amy Million
Cc:James Johnson
Subject:Support of the Inspiration Senior Living Proposed Project, corner of Dublin Blvd and Inspiration Drive
Dear Planning Department and City Council Members,
As a resident of Pleasanton and a person in my 70s, I wish to show the support for the Inspiration Senior Living
project proposed at the corner of Dublin Blvd and Inspiration Drive. I have resided in Pleasanton, attended Valley
Christian Center (VCC) now Brave Church in Dublin for 44 plus years, and enjoy the friendship of many residents
and families in Dublin and the Tri Valley area. An obvious need we all are aware of is the lack of senior housing
conveniently located in Dublin to address the growing population of seniors in Dublin, Pleasanton, and the Tri
Valley.
Currently, the senior population is aging at a rate faster than the current and planned housing can support. The
location of this project on the corner of Dublin Blvd and Inspiration Drive, adjacent to the Brave Church/Valley
Christian School campus is convenient for easy access and one that offers the ability to have regular and
convenient interaction with the residents and the members of the church and school. These interactions could
include regular social visits, music, drama, games, crafts and other activities for regular social contact to help keep
the residents healthy, valued, appreciated and avoid loneliness.
Again, I and my Dublin friends strongly support this project and ask for your support.
James S. Johnson
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546
1
Amy Million
From:LARRY LOPEZ <jacqlar@comcast.net>
Sent:Monday, February 7, 2022 8:11 AM
To:Amy Million
Subject:Senior Living Project
Dear Planning Department and City Council Members,
As a resident of Dublin, I wish to show my support for the Inspiration Senior Living project proposed
at the corner of Dublin Blvd and Inspiration Drive.
Housing for the senior population is extremely important to this community. Currently, the senior
population is aging at a rate faster than the current and planned housing can support. The location,
adjacent to the Brave Church/VCC, is one that offers the ability to interact with the residents and the
members of the church, including activities and socialization to help keep the residents healthy and
avoid loneliness.
Again, I strongly support this project and ask for your support.
Larry Lopez
A resident of Dublin since 2010
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547
1
Amy Million
From:Alyssa Woody <alyssa@bravechurch.org>
Sent:Monday, February 7, 2022 6:09 PM
To:Amy Million
Subject:Community Development Department
Amy Million, Principal Planner
Community Development Department
100 Civic Plaza
Dublin, CA 94568
amy.million@dublin.ca.gov
Dear Planning Department and City Council Members,
As a resident of Dublin, I wish to show the support for the Inspiration Senior Living project proposed at the corner of
Dublin Blvd and Inspiration Drive.
Housing for the senior population is extremely important to this community. Currently, the senior population is aging at
a rate faster than the current and planned housing can support. The location, adjacent to the Brave Church/VCC, is one
that offers the ability to have interaction with the residents and the members of the church, including activities and
socialization to help keep the residents healthy and avoid loneliness.
Again, we strongly support this project and ask for your support.
Best regards,
Alyssa Woody
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
7500 Inspiration Drive
Dublin, CA 94568
O: 925 560 6227
"I can do all things through Christ who strengthens me." (Phil. 4:13)
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548
1
Amy Million
From:david co <davidco888@gmail.com>
Sent:Tuesday, February 8, 2022 10:59 AM
To:Amy Million
Subject:support for the Inspiration Senior Living project
Dear Planning Department and City Council Members,
As a resident of Dublin, I wish to show the support for the Inspiration Senior Living project proposed at the
corner of Dublin Blvd and Inspiration Drive.
Housing for the senior population is extremely important to this community. Currently, the senior population is
aging at a rate faster than the current and planned housing can support. The location, adjacent to the Brave
Church/VCC, is one that offers the ability to have interaction with the residents and the members of the
church, including activities and socialization to help keep the residents healthy and avoid loneliness.
Again, we strongly support this project and ask for your support.
David Co
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549
1
Amy Million
From:DHIRU PATEL <dpatel1942@sbcglobal.net>
Sent:Tuesday, April 19, 2022 9:00 PM
To:Amy Million
Subject:Care center
Hi
Please do not approve construction of care center on Inspiration Drive This will increase traffic on Dublin Blvd with 2
lane only We have number of care center constructed in Dublin and Pleasanton area to meet demand Please investigate
how many care center occupied Thanks Dhiru Patel Dublin Resident
Sent from my iPhone
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550
April 26, 2022
SB 343
Senate Bill 343 mandates supplemental materials that
have been received by the Community Development
Department that relate to an agenda item after the agenda
packets have been distributed to the Planning
Commission be available to the public.
The attached documents were received in the Community
Development Department’s Office after distribution of the
April 26, 2022, Planning Commission meeting agenda
packet.
551
1
Amy Million
From:somaban@gmail.com
Sent:Friday, April 22, 2022 6:40 PM
To:Amy Million
Subject:Memory care and assisted living
Hi,
We do not support building Memory Care and Assisted Living on Inspiration Drive as Dublin Blvd and Inspiration Drive
are single‐lane. There is already a lot of traffic on the road during Valley Christian High School hours. During commute
hours, freeway drivers also avoid the freeway and drive on Dublin Blvd past Inspiration Drive. With so many seniors
living in Memory Care and Assisted Living, the probability of emergency vehicles rushing in and out of the area with
sirens blaring will make the traffic situation on the road worse, potentially also stopping school and commute hour
traffic.
Thanks,
‐ Soma Roy
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552
1
Amy Million
From:Mahua Kundu <kundu.mahua@gmail.com>
Sent:Friday, April 22, 2022 7:23 PM
To:Amy Million
Subject:We Do not Support Memory Care Facility Plan
Hello,
I am a resident in Inspiration Circle.
We do not support building Memory Care and Assisted Living on Inspiration Drive as Dublin Blvd and Inspiration Drive
are single‐lane roads. There is already a lot of traffic on the road during Valley Christian High School hours. During
commute hours, freeway drivers also avoid the freeway and drive on Dublin Blvd past Inspiration Drive. With so many
seniors living in Memory Care and Assisted Living, the probability of emergency vehicles rushing in and out of the area
with sirens blaring will make the traffic situation on the road worse, potentially also stopping school and commute hour
traffic.
Thank you
Mahua Kundu
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553
1
Amy Million
From:Shailly Goyal <shaillygl@yahoo.com>
Sent:Friday, April 22, 2022 8:31 PM
To:Amy Million
Subject:Memory Care
Hi,
We do not support building Memory Care and Assisted Living on Inspiration Drive as
Dublin Blvd and Inspiration Drive are single-lane roads. There is already a lot of traffic on
the road during Valley Christian High School hours. During commute hours, freeway
drivers also avoid the freeway and drive on Dublin Blvd past Inspiration Drive. With so
many seniors living in Memory Care and Assisted Living, the probability of emergency
vehicles rushing in and out of the area with sirens blaring will make the traffic situation on
the road worse, potentially also stopping school and commute hour traffic.
Shailly Goyal
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554
1
Amy Million
From:DP Singh <dilpreet.singh@gmail.com>
Sent:Friday, April 22, 2022 8:42 PM
To:Amy Million
Subject:Inspiration Drive - please avoid the fiasco
Hello Amy,
I will keep it short. The constructions
on inspiration circle will creat chaos and friction among the community due to high traffic in ‘single lane road (dublin
blvd/inspiration drive’ on top of a School in the same lane. There have been enough accidents with pedestrians in that
zone(including a recent fatality). It would be very irresponsible and negligent of the administration to allow a building in
such a congested corner.
Please do the right thing!
Thanks!
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555
1
Amy Million
From:Anisa Kundu <kundu.anisa@gmail.com>
Sent:Saturday, April 23, 2022 11:48 AM
To:Amy Million
Subject:Opposition to Memory Care and Assisted Living
Hi Amy,
We do not support building Memory Care and Assisted Living on Inspiration Drive as Dublin Blvd and Inspiration Drive
are single‐lane roads. There is already a lot of traffic on the road during Valley Christian High School hours. During
commute hours, freeway drivers also avoid the freeway and drive on Dublin Blvd past Inspiration Drive. With so many
seniors living in Memory Care and Assisted Living, the probability of emergency vehicles rushing in and out of the area
with sirens blaring will make the traffic situation on the road worse, potentially also stopping school and commute hour
traffic.
Regards,
Anisa Kundu
Sent from my iPhone
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Amy Million
From:balraj chahal <chahalbalraj@hotmail.com>
Sent:Saturday, April 23, 2022 12:32 PM
To:Amy Million
“We do not support building Memory Care and Assisted Living on Inspiration Drive as Dublin Blvd and Inspiration Drive
are single‐lane roads. There is already a lot of traffic on the road during Valley Christian High School hours. During
commute hours, freeway drivers also avoid the freeway and drive on Dublin Blvd past Inspiration Drive. With so many
seniors living in Memory Care and Assisted Living, the probability of emergency vehicles rushing in and out of the area
with sirens blaring will make the traffic situation on the road worse, potentially also stopping school and commute hour
traffic.”
Sincerely,
Balraj Singh Chahal
Gurinder Kaur Chahal
7785 Georgian Oaks Court
Dublin, CA 94568
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Amy Million
From:Amy Pao <amycpao@gmail.com>
Sent:Saturday, April 23, 2022 4:49 PM
To:Cathy Wells; Amy Million
Subject:Inspiration Drive Memory Care
To whom it may concern:
I oppose the memory care plan on Inspiration Drive. As a resident of West Dublin, I do not think this is a prudent place to
build a memory care facility. The two lane road leading up to the proposed facility is already congested (since it is often
used as a detour when there is traffic on 580) and the steep hill leads to speeding cars that are hazardous to anyone
suffering cognitive decline.
The wildlife in this area will also suffer as a result of the construction. Wildlife is already coming into west Dublin Blvd
homes, so I ask, “How will Valley Christian or the city of Dublin aid existing residents in wildlife management?” Invariably
it will be put on HOA which means higher HOA fees for surrounding residents so wildlife can be relocated or
“addressed.” California wildlife and residents have suffered enough with the drought, the pandemic, and urban
expansion.
Please DO NOT approve the memory care and assisted living center on Inspiration Drive. PLEASE consider adaptive reuse
instead.
Thank you,
Amy Pao
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Amy Million
From:Lisa Stevens <stevenstl@comcast.net>
Sent:Saturday, April 23, 2022 7:30 PM
To:Amy Million; Cathy Wells
Cc:Jessica Correa
Subject:Objections & Concerns for Inspiration Drive Memory Care Facility & Assisted Living developments
PLPA-2020-00044;00045
Dear Amy and Cathy,
The purpose of this email is to voice our objections to the proposed Inspiration Drive Memory Care and Assisted Living
Facilities (PLPA‐2020‐00044 & PLPA‐2020‐00045).
We have many concerns over this proposal; several are listed below:
1) Traffic on Dublin Blvd. Since the development of the Schaefer Ranch area, Dublin Blvd has become very busy. The
extra traffic that this memory care unit would produce will become too much for such a narrow road, one which cannot
be widened. Already, Dublin Blvd absorbs some traffic from I‐580. A memory care unit would further increase the
burden on Dublin Blvd, and potentially create issues with emergency services’ ability to access the areas west of the
proposed memory care facility, to say nothing of extra commute times.
2) Visibility on Inspiration Drive. Inspiration Drive is a steep, narrow, winding street. We have witnessed accidents and
near‐accidents from vehicles descending that street with its curve and difficult visibility. The entrance from the street
into the Memory Care Unit would be unsafe in the location where it would need to be, right at the curve of the street.
3) Environmental impact. Added to unease over potential damage/pollution of the wetlands in the northwest corner of
the property, we are also worried about the construction noise, mess, dust, truck exhaust, extra traffic, and general
disruption during the building process. Furthermore, once the building is in place, will the facility be a good
neighbor? Light pollution, extra noise and disruption from emergency vehicles, staff shift changes late at night, and
other unforeseen commotion may be a reality if this proposal is approved. In these past 5 months, the “story poles”
and orange flags have been an eyesore to those who live among the beautiful hills of west Dublin. The flags have faded
and ripped, and pieces of plastic are lying all over the hills surrounding the property. All of this increases our
apprehension over our potential new neighbors.
4) Potential decrease in property values. This is a consideration for all California Highlands homeowners, and is
especially unsettling for the residents who live directly along the property line (Croy Lane, Glengarry Lane, and McPeak
Lane).
As long‐time Dublin homeowners and taxpayers, we strongly urge you to reject this proposal and business plan.
Sincerely,
Tim & Lisa Stevens
7323 Croy Lane
Dublin, CA 94568
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Amy Million
From:Arindam Kundu <kundu_ari@yahoo.com>
Sent:Sunday, April 24, 2022 12:19 PM
To:Amy Million
Subject:do not support building Memory Care and Assisted Living on Inspiration Drive
Hello,
I am a resident of Inspiration Cir.
We do not support building Memory Care and Assisted Living on Inspiration Drive as Dublin Blvd and
Inspiration Drive are single-lane roads. There is already a lot of traffic on the road during Valley
Christian High School hours. During commute hours, freeway drivers also avoid the freeway and
drive on Dublin Blvd past Inspiration Drive. With so many seniors living in Memory Care and Assisted
Living, the probability of emergency vehicles rushing in and out of the area with sirens blaring will
make the traffic situation on the road worse, potentially also impacting school and commute hour
traffic.
thanks for your consideration,
Arindam
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Amy Million
From:K Khaira <khaira.ksk@gmail.com>
Sent:Sunday, April 24, 2022 10:57 PM
To:Amy Million
Cc:Taz Khaira
Subject:Construction - Inspiration Drive
Dear Amy,
We are concerned by the construction work planned on Inspiration Drive, as Dublin Blvd and Inspiration Drive are single
lane roads. There is already a lot of traffic during school hours and during work commute hours, when many drivers
avoid the freeway. In the morning, parents/residents can be seen rushing around between getting their children to
school on time whilst trying to be at work on time also. There are many factors that only residents in the area would be
impacted by and need to be considered. Has this been taken into account from the residents’ point of view? This
proposed construction will only make things worse, including road and pedestrian safety, for both residents and those
attending the memory care facility.
There have also been some burglaries in the area, which have unsettled the community, so having more unrecognized
vehicles and people brings further risk to the community. What are you doing to bring residents’ reassurance and
protection from this?
Have you also considered the impact to property prices in the area as a result of this construction or the hidden impact
to the community who I often see taking daily walks in the area?
Thank you for considering the above.
Mr & Mrs Khaira
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From:keval khichadia
To:Cathy Wells
Subject:Inspiration Drive Memory Center
Date:Sunday, April 24, 2022 4:45:45 PM
Hi Cathy,
I live in the townhomes right behind where the memory care center is going to be be built. We are very concerned as
we have kids and there will be constant noise and pollution from the construction for possibly years. It will also
affect if we want to sell or rent our home in the coming years. What other steps can we take to voice our concerns?
Thanks,
Keval
Sent from my iPhone
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From:Harsha D Khichadia
To:Cathy Wells
Subject:Stop Inspiration Drive Memory Care and Assisted Living.
Date:Monday, April 25, 2022 10:31:27 PM
Hi
I am writing in regards to the project of inspiration drive memory care center. We live
within fifteen feet of the site where memory care is being planned to build. We have the
following concerns.
This construction will create noise, dust, and traffic.
This construction will block the view of the hills from our house forever.
This construction will create a huge disruption for residents who live next to the construction
site as we will not be able to open our windows due to dust or use the back yard due to dust.
Our kids will not be able to use the backyard for the entire time the construction will go on.
There are many birds, deer, rabbits, turkeys, migratory birds etc that we have seen over the
years on these hills. Doing construction here will disturb the ecosystem.
People take frequent walks and we will lose a great walking place.
We would like our voice to be heard and that they consider putting a Memory Care and
Assisted Living center somewhere else.
Sincerely
Harsha Khichadia
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Amy Million
From:Cathy Wells
Sent:Monday, April 25, 2022 5:06 PM
To:Amy Million
Subject:FW: STOP: Inspiration Drive Memory Care and Assisted Living
From: Anna Kazaryan <annyutka@yahoo.com>
Sent: Monday, April 25, 2022 1:46 PM
To: Cathy Wells <Cathy.Wells@dublin.ca.gov>
Subject: STOP: Inspiration Drive Memory Care and Assisted Living
Hi Cathy,
I can't attend the meeting tomorrow. However, I believe that the location of the Memory care and assisted living facility
can't be worse for the current residents and the future occupants of the facility.
There is no infrastructure to support such development and there is no easy access for the emergency cars to the area.
The traffic is already heavy around end of school classes.
Only some elderly living in this facility will have a view. There is no space for them to take a walk. They'll prisoners with a
view in that facility.
Hopefully, there is a better location to accommodate such facility.
Kind regards,
Anna Kazaryan
Hansen Ranch resident
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Amy Million
From:Cathy Wells
Sent:Tuesday, April 26, 2022 11:05 AM
To:Amy Million
Subject:FW: Stop Inspiration Drive Memory Care
See message below.
Thank you,
Cathy Wells
Senior Office Assistant – Community Development Department
City of Dublin
100 Civic Plaza, Dublin, CA 94568
(925) 833-6610 | (925) 833-6628 FAX
cathy.wells@dublin.ca.gov | www.dublin.ca.gov
Mission Statement: The City of Dublin promotes and supports a high quality of life, ensures a safe and secure
environment, fosters new opportunities, provides equity across all programs, and champion a culture of diversity and
inclusion.
From: Luciana Imai <l_imai@hotmail.com>
Sent: Tuesday, April 26, 2022 6:45 AM
To: Cathy Wells <Cathy.Wells@dublin.ca.gov>
Subject: Stop Inspiration Drive Memory Care
Hi Cathy, how are you?
My family and I are against this project or any other project that will disturb the environment.
Thank you
Imai Family
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Amy Million
From:Cathy Wells
Sent:Tuesday, April 26, 2022 11:26 AM
To:Amy Million
Subject:FW: stop: inspiration drive memory care and assisted living
Amy,
Please see email below.
Thank you,
Cathy Wells
Senior Office Assistant – Community Development Department
City of Dublin
100 Civic Plaza, Dublin, CA 94568
(925) 833-6610 | (925) 833-6628 FAX
cathy.wells@dublin.ca.gov | www.dublin.ca.gov
Mission Statement: The City of Dublin promotes and supports a high quality of life, ensures a safe and secure
environment, fosters new opportunities, provides equity across all programs, and champion a culture of diversity and
inclusion.
From: laiyurong@yahoo.com <laiyurong@yahoo.com>
Sent: Monday, April 25, 2022 11:22 PM
To: Cathy Wells <Cathy.Wells@dublin.ca.gov>
Cc: laiyurong@yahoo.com
Subject: stop: inspiration drive memory care and assisted living
Dear city planner,
Please stop project of inspiration drive memory and assisted living. The project has no plan to expand the existing roads
with heavy traffic for the school and local residency. The use of existing senior homes in Dublin are only 50% capacity,
there is no need to build more. The construction brings eco‐system issues and local residency disruption, and many
more negative impacts.
Please stop the project.
The resident of Dublin,
Rock Lai,
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Amy Million
From:Cathy Wells
Sent:Tuesday, April 26, 2022 1:32 PM
To:Amy Million
Subject:FW: Public Hearing Notice - Inspiration Drive Memory Care and Assisted Living (PLPA-2020-00044
and PLPA-2020-00045)
Hi Amy,
See email below.
Thank you,
Cathy Wells
Senior Office Assistant – Community Development Department
City of Dublin
100 Civic Plaza, Dublin, CA 94568
(925) 833-6610 | (925) 833-6628 FAX
cathy.wells@dublin.ca.gov | www.dublin.ca.gov
Mission Statement: The City of Dublin promotes and supports a high quality of life, ensures a safe and secure
environment, fosters new opportunities, provides equity across all programs, and champion a culture of diversity and
inclusion.
From: Raman Narayanan <ramanhk@yahoo.com>
Sent: Tuesday, April 26, 2022 10:31 AM
To: Cathy Wells <Cathy.Wells@dublin.ca.gov>
Subject: Re: Public Hearing Notice ‐ Inspiration Drive Memory Care and Assisted Living (PLPA‐2020‐00044 and PLPA‐
2020‐00045)
Hello Cathy,
Here are the points I want to put in writing:
No plan to expand the existing roads I assume.
Noise for multiple years to come
More traffic with relatives of patients coming in and not patients as such.
School time traffic with ambulance in/out
Will drive entire migratory birds and deer, complete eco‐system balance will be gone
A great walking place is gone.
Full view of the hills will be gone forever, imagine a building out on the hills.
Cell phones, even now is an issue, water, electricity, etc?
Check the existing senior homes in Dublin, they are at 50% capacity, why do we need
another one here? Need to know the occupancy rates
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Residence will go through huge disruption (dust/sound, traffic of construction work) for
multiple years
Do you want all creatures to rupture and come to your home?
Peaceful place is just disrupted, with another building on the hills
Outreach to just people living within 300 meters, is that a norm.
Environmental impact.
What is the fundamental of construction here, when others have so much capacity?
Warm Regards,
Raman
Cell: 408‐242‐7411
From: Cathy Wells <Cathy.Wells@dublin.ca.gov>
Date: Friday, April 15, 2022 at 1:21 PM
To: Cathy Wells <Cathy.Wells@dublin.ca.gov>
Subject: Public Hearing Notice ‐ Inspiration Drive Memory Care and Assisted Living (PLPA‐2020‐00044 and
PLPA‐2020‐00045)
City of Dublin
NOTICE OF PUBLIC HEARING
Planning Commission
Tuesday, April 26, 2022 at 7:00 p.m.
Council Chambers, 100 Civic Plaza, Dublin
Project Name: Inspiration Drive Memory Care and Assisted Living (PLPA‐2020‐00044 & PLPA‐2020‐00045)
Project Description: The Applicant, Steve Ring of Fulcrum Development, is proposing to develop a 55‐bed memory care facility
and an 84‐bed assisted living facility on Parcels 2 and 3 of the Valley Christian Center Property. Requested approvals for the two
projects include Planned Development Zoning with Stage 1 and Stage 2 Development Plans, Site Development Review Permits,
a Street Vacation, and Tentative Parcel Map. The Planning Commission will consider and make a recommendation to the City
Council regarding the Inspiration Drive Memory Care and Assisted Living projects, including a Supplemental Mitigated Negative
Declaration to the Valley Christian Center Environmental Impact Report.
Project Location: Adjacent to 7500 Inspiration Drive; APNs 941‐0022‐005‐00, 941‐0022‐006‐00 and 941‐0022‐004‐00
You are invited to attend this meeting in‐person and provide feedback regarding the project. Members of the public who wish
to participate in the meeting electronically have the option of giving public comment electronically by filling out an online
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speaker slip. Online speaker slips will be available at https://dublin.ca.gov/83/Planning‐Commission beginning at 10:00 a.m. on
April 26, 2022, and the public will be able to call in using a computer or smart phone via a link that will be provided following
submission of a speaker slip. A telephonic option will also be available. If you challenge the final action in court, you may be
limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written
correspondence delivered at or prior to this public hearing.
Additional Resources
www.dublin.ca.gov/dev
Staff Report for this item will be available on the City’s website on the Friday prior to this hearing:
www.dublin.ca.gov
Amy Million, Principal Planner
(925) 833‐6610
amy.million@dublin.ca.gov
Thank you,
Cathy Wells
Senior Office Assistant – Community Development Department
City of Dublin
100 Civic Plaza, Dublin, CA 94568
(925) 833-6610 | (925) 833-6628 FAX
cathy.wells@dublin.ca.gov | www.dublin.ca.gov
Mission Statement: The City of Dublin promotes and supports a high quality of life, ensures a safe and secure
environment, fosters new opportunities, provides equity across all programs, and champion a culture of diversity and
inclusion.
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