HomeMy WebLinkAbout3.1 Inspiration Drive Memory Care and Assisted LivingSTAFF REPORT
CITY COUNCIL
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Agenda Item 3.1
DATE:April 5, 2022
TO:Honorable Mayor and City Councilmembers
FROM:Linda Smith, City Manager
SUBJECT:Study Session: Inspiration Drive Memory Care and Assisted Living (PLPA-2020-00044 & PLPA-2020-00045)Prepared by:Amy Million,Principal Planner
EXECUTIVE SUMMARY:The City Council will receive a presentation on the Inspiration Drive Memory Care and Assisted Living projects proposed by Fulcrum Development. The two projects include the development of a 55-bed memory care facility and an 84-bed assisted living facility on the Valley Christian Center property. Requested approvals for the projects include a General Plan Amendment, Planned Development Zoning with Stage 1 and Stage 2 Development Plans, Site Development Review Permits, a Street Vacation,Tentative Parcel Map, Development Agreement,and adoption of a Supplemental Mitigated Negative Declaration to the Valley Christian Center Environmental Impact Report.
STAFF RECOMMENDATION:Receive a presentation on the proposed project and provide feedback.
FINANCIAL IMPACT:All costs associated with processing the Planning Applications are borne by the Applicant.A fiscal impact analysis was prepared for the proposed General Plan Amendment for the Assisted Living project. The analysis evaluated similar facilities and average calls for service. Using this methodology, the facility could impact the City’s General Fund by $230,000 per year.As part of the Development Agreement, the Applicant has offered a community benefit of $250,000 towards the construction of outdoor bocce ball courts at the Dublin Senior Center and a one-time cash contribution of $20,000 for the purchase of ten new laptop computers for use by attendees of the Dublin Senior Center.
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DESCRIPTION:BackgroundThe Valley Christian Center is on approximately 51 acres located at 7500 Inspiration Drive in the westerly portion of Dublin. The property has two General Plan land use designations: Public/Semi-Public and Open Space. The property is also subject to Planned Development (PD) Zoning (Ordinance 07-03),which was approved as part of the original Valley Christian expansion program in 2003. The PD has been amended over time to reflect the changing needs for church facilities. The Valley Christian Center property includes four separate parcels as shown in Figure 1and Table 1. Figure 1. Project Location
Table 1: 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 Open Space
The Applicant, Fulcrum Development, proposes to construct a 55-bed memory care facility on Parcel 2 and an 84-bed assisted living facility on Parcel 3. Parcel 3 is designated Open Space and would be subject to a General Plan Amendment to allow the proposed use.
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On November 19, 2019, the City Council considered initiating a General Plan Amendment Studyfor the Assisted Living project. The City Council continued the item to December 3, 2019, to allow for additional consideration regarding open space. On December 3, 2019, the City Council initiated a General Plan Amendment Study to evaluate changing the land use designation on Parcel 3 from Open Space to Public/Semi-Public. In addition, the City Council requested that General Plan Amendment Study evaluate and include the following:
Changing the land use designation on a portion of Parcel 1 from Public/Semi-Public to Open Space to off-set for the loss of open space on Parcel 3.
Providing a community benefit; most likely in the form of a contribution to the Dublin Senior Center as suggested by the Applicant.
Photo simulations of the building elevations that provide context to the proposed location.
Installing story poles on site to illustrate the proposed building massing.
Applicant to conduct additional community engagement beyond the City’s processThe Applicant has submitted separate applications for the two projects which together are referred to as the Inspiration Drive Memory Care and Assisted Living projects. The following is a discussion of the two proposed projects.Memory Care Facility (PLPA-2020-00044)The requested entitlements associated with the proposed memory care facility include: 1) Planned Development Rezone with a related Stage 1 and 2 Development Plan; 2) Site Development Review Permit; 3) Street Vacation; 4) a Lot Line Adjustment; and 5) Development Agreement.The proposed memory care facility is a two-story, approximately 35,000-square-foot building. A total of 51 private units and two shared units (a total of 55 beds) would be provided. In addition to the memory care units, the first and second floor of the facility would provide a range of amenities and support facilities for residents and staff, including a courtyard, kitchen, lobby area, offices, medical facilities, living area, TV room, activity area, dining room, and reception area. The proposed facility is anticipated to require 36 staff, who would be present throughout the dayspread over six shifts. The proposed use is consistent with the existing General Plan Land Use Designation of Public/Semi-Public.The request also includes an adjustment to the northern and southern property lines. The northern property line between Parcel 1 and Parcel 2 would be adjusted to create a parcel boundary between the memory care facility and a small area of riparian woodland associated with an ephemeral stream near the northwestern corner of the property. The adjustment to the southern property line is for the incorporation of an unused portion of the Dublin Boulevard right-of-way. Figure 2 shows the proposed site plan, with the property line adjustments incorporated. A Lot Line Adjustment application will be submitted subsequent to approval of the Site Development Review Permit and Street Vacation. Figure 2. Memory CareFacilitySite Plan
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Planned Development RezoneThe site has existing Planned Development Zoning which allows agricultural uses. Toaccommodate the proposed project, the application includes a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan. The proposed Planned Development Rezone will establish a detailed Development Plan which specifies the overall development density and intensity (e.g., FAR, building heights, setbacks) for the site, and design guidelines. A “Community Care Facility, Large” as defined by the Dublin Zoning Ordinance, would be the only use allowed by the Planned Development. The proposed memory care facility is consistent with this use type. Site Development Review 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 single driveway and sidewalk off Inspiration Drive. The driveway leads to the parking area which is situated along the north side of the building terminating in the northwest area of the property at the location of the trash enclosure. The proposed building is located on the southern portion of the property along Dublin Boulevard in line with the adjacent residential buildings of California Highlands. Adjacent to the building’s front entry near Inspiration Drive is a large, covered canopy that allows for resident and
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guest pickup and drop-off without the need to navigate the length of the parking area. At the western end of the parking area, just north of the building near the rear entrance, is a loading area for deliveries separating commercial vehicle loading from guest and employee parking areas. An existing sidewalk extends along the property frontage on both Dublin Boulevard and Inspirative Drive. As part of the project, the existing curb ramps at the corner of Inspiration Drive and Dublin Boulevard will be reconstructed to meet current standards. Architecture: The architecture of the building is guided by the architecture of the adjacent California Highlands residential development. Per the 2016 settlement agreement between the Valley Christian Center and California Highlands, the development of the subject property should“be of a quality and a standard that is consistent with the California Highlands development.” The two-story building is accented with changes in exterior cladding and colors, multi-pane windows, and a series of front gables with decorative brackets. The main entry is highlighted through a large canopy providing cover for vehicle pickup and drop-off. The building is finished with a variety of materials including stone veneer, fiber cement Hardie board, stucco, and a tile roof. The proposed paint colors are a range of grey with blue and white trim to provide a neutral backdrop for the finish materials. The color and materials are shown in the Project Plans on Sheet A5.3 and A5.4 in Attachment 1. Photo simulations which show the proposed building from I-580 are included as Attachment 3. Vacate Un-used Dublin Boulevard Right-of-WayAs part of the proposed project, the property owner, Valley Christian Center, in concert with the Applicant, has requested a vacation of approximately 8,118 square feet of unused right-of-way adjacent to Dublin Boulevard. The property owner proposes to purchase the property for development. Figure 3 shows the unused right-of-way in blue.
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Figure 3. Dublin Boulevard Right-of-Way Vacation Area
This I-580 freeway frontage road was relinquished from the State of California to Alameda 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. Assisted Living Facility (PLPA-2020-00045)The requested entitlements associated with the proposed Assisted Living Facility include: 1) General Plan Amendment; 2) Planned Development Rezone with a related Stage 1 and 2 Development Plan; 3) Site Development Review Permit; 3) Parcel Map; and 4) Development Agreement.The proposed assisted living facility is three stories, approximately 40 feet tall and approximately 75,112 square feet in size. The facility includes 84 beds consisting of studios and one-bedroomunits. 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 4shows the proposed site plan. In addition to the 84 beds, the proposed assisted living facility is anticipated to require up to 43 staff, who would be present at the site throughout the day spread over six shifts. Figure 4. Assisted Living Facility Site Plan
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General Plan AmendmentTo accommodate the proposed project, the Applicant proposes a General Plan Amendment to change the existing Open Space land use designation to Public/Semi Public. The Applicant’s proposal limits the request on Parcel 3 to changing only approximately two acres of developable area from Open Space to Public/Semi-Public. To address the City Council’s request to offset the loss of Open Space, the proposal also includes changing approximately five acres of land designated Public/Semi-Public to Open Space on Parcel 1. This proposal effectively mitigates the requested loss of Open Space at a ratio of 2.5-to-1 acre. Figure 5 below shows the existing and proposed General Plan land use designations. Figure 5. General Plan Amendment
EXISTING PROPOSED
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The property owner has agreed to place a permanent conservation easement on the newly designated Open Space areas as well as the southern portion of the existing Open Space that is not currently under a conservation easement (approximately seven acres). This new conservation easement is in addition to the existing eight-acre conservation easement on the northern portion of Parcel 3. The locations of the existing and proposed conservation easements are shown in green in Figure 6. Planned Development 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.”To accommodate the proposed project,theapplication includes a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan. The proposed Planned Development zoning will supersede the existing Planned Development for 4.68 acres of Parcel 3. The proposed Planned Development will establish a detailed Development Plan which specifies the overall development density and intensity (e.g.,FAR, building heights, setbacks) for the site, and design guidelines. A “Community Care Facility, Large” as defined by the Dublin Zoning Ordinance, would be the only use allowed by the Planned Development. The proposed Assisted Living Facility is consistent with this use type. The proposed Planned Development will allow for a Conservation Easement as a permitted use to be consistent with what was previously approved. Although this is not required to be listed as a permitted use, it provides an additional tool to ensure knowledge of the conservation easement and guide future development.Planned Development AmendmentAmendments to the existing Valley Christian Center Planned Development (Ordinance No. 07-03) would be necessary for consistency and include the following:
Remove Parcel 2 and the southern portion of Parcel 3 as they are no longer a part of the Valley Christian Center Planned Development.
Add “Conservation Easement”as a permitted use for Parcel 1. Site Development Review PermitThe following is a summary of the key components of the project associated with the Site Development Review Permit.
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Site Design and Access: The project site is accessed from a new single driveway and sidewalk off Inspiration Drive. Inspiration Drive is a steep two-lane road that wraps the west and north of the subject site. The driveway, which slopes down from Inspiration Drive into the property, leads directly to the building’s front entrance and the parking area located to the west of the building. The site has a significant grade change from Inspiration Drive which is addressed through a series of 12‐foot-tall, terraced retaining walls along the north side of the building to retain the existing slope. As Inspiration Drive ascends the hill, the proposed building nestles into the hillside and becomes less visible from Inspiration Drive. Adjacent to the building’s front entry is a large, covered canopy which allows for resident and guest pickup and drop-off without the need to navigate the length of the parking area. At the eastern end of the parking area, near the building’s rear entrance, is a loading area for deliveries, the trash enclosure, generator enclosure, and four additional parking spaces. There is currently no sidewalk along the east side of Inspiration Drive. As part of the project, a new sidewalk will be installed from the project driveway to Dublin Boulevard. In addition, the existing curb ramps at the corner of Inspiration Drive and Dublin Boulevard will be reconstructed to meet current standards and match up with the improvements made as part of the memory care project. Architecture: The architecture of the building is residential in nature and uses varying planes, materials, and colors to break up the mass. The three-story building is accented with changes in exterior cladding and colors, multi-pane windows, awnings, and a multiple-level, flat roof. The third story is set back to reduce the building mass as viewed from I-580 and to provide a large open patio providing unobstructed views to the south of the Tri-Valley. The main entry is highlighted through a large canopy providing cover for vehicle pickup and drop-off. The building is finished with a variety of materials including stone veneer, fiber cement Hardie board, stucco,and a tile roof. The proposed paint colors are a range of grey with blue and white trim to provide a neutral backdrop for the finish materials. The color and materials are shown in the Project Plans on Sheet A3.1, A5.3 and A5.5 in Attachment 2. Photo simulations which show the proposed building from I-580 are included as Attachment 3. Fiscal Analysis Conducted by the CityTo evaluate the fiscal impact of the proposed General Plan Amendment to permit the assisted living facility, the City engaged the services of Keyser Marston Associates (KMA) to prepare a Fiscal Analysis of the project. The Fiscal Analysis focuses on an assessment of the key recurring annual net new revenues and service costs the General Fund that will be generated by the proposed Assisted Living Facility. The key new revenue impacts to the City relate to property tax revenues and property tax revenues in-lieu of motor vehicle license fee revenues. The key service cost impacts relate to the cost of responding to emergency medical calls.The Fiscal Analysis shows the project would result in a net annual deficit to the City’s General Fund. The City’s cost to respond to emergency medical calls will exceed the amount of tax revenue to be generated by the assisted living facility. The Fiscal Analysis estimates the assisted living facility will generate approximately $53,000 of new property tax revenues (based on its tax rate area) per year and cost approximately $298,000 per year to respond to emergency medical
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services calls. The result is an estimated net annual deficit to the City’s General Fund ofapproximately $230,000 per year. The Fiscal Analysis is attached to this report as Attachment 4. Staff will note that any assisted living facility on this scale would have a similar impact to the General Fund. Development AgreementDevelopment Agreements are a way to provide certainty to the developer that the City will not change its zoning, land use designation, and other laws applicable to the project for five years. Additionally, it is a mechanism for the City to obtain commitments from the developer that the City might not otherwise be able to obtain. Following up on the Applicant’s commitment to a partnership with Dublin Senior Center, a Development Agreement has been prepared for the proposed project and includes a one-time cash contribution of $250,000 to the City for the futuredesign and construction of bocce ball facilities in the outdoor space at the Dublin Senior Center and a one-time cash contribution of $20,000 for the purchase of ten new laptop computers for use by attendees of the Dublin Senior Center. In addition, it includes the Applicant has requested that both projects be included in the Development Agreement.
ENVIRONMENTAL DETERMINATION:The City Council is holding a Study Session on the proposed Inspiration Drive Memory Care and Assisted Living projects and no formal action will be taken at this time. The Study Session is not subject to the requirements of the California Environmental Quality Act (CEQA) as it does not have the potential to result in a direct physical change in the environment or a reasonably foreseeable indirect change in the environment and, thus, does not meet the definition of a project under CEQA Guidelines Section 15378. However, the proposed Assisted Living and Memory Care projects are subject to CEQA prior to the Planning Commission and City Council taking formal action on the requested entitlements. Development on the project site was previously addressed in the Environmental Impact Report (EIR) for the Valley Christian Center Expansion Program (State Clearinghouse No. 200212070). On May 20, 2003, the City Council adopted Resolution No. 92-03 certifying an EIR for the Valley Christian Center.An Initial Study has been prepared for the proposed Inspiration Drive Memory Care and Assisted Living projects, which determined that there were new potentially significant impacts associated with the project related to aesthetics, air quality, biological resources, cultural resources, geology and soils, hydrology and water quality, and noise; therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze the impacts and identify mitigation measures for those impacts. The Supplemental Mitigated Negative Declaration/Initial Study was circulated for a public review period from November 18, 2021, to December 17, 2021. No comments were provided.
STRATEGIC PLAN INITIATIVE:None.
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NOTICING REQUIREMENTS/PUBLIC OUTREACH:Two City-led Community Meetings were held on December 8 and 9, 2021, to provide Dublin residents with information about the proposed Inspiration Drive Memory Care and Assisted Living projects. In addition to Staff and the Applicant, four community members attended the first meeting, and eight members attended the second meeting. Questions were asked about accessing project information, project timing, and the City’s role in the infrastructure improvements. In addition, the Applicant team held their own community outreach meetings. A total of six meetings were held with various parties including the Las Palmas Homeowner’s Association, Hansen Hills Neighborhood, California Highlands, Valley Christian Church members, and other adjacent residents. In response to the City Council’s request during the General Plan Amendment Study Initiation, the Applicant installed story poles showing the mass and scale of the proposed projects. The story poles were erected in early December 2021. The City Council Study Session Agenda was posted and information about the Study Session was provided through the City’s social media channels. The Applicant was provided a copy of this Staff Report.
ATTACHMENTS:1) Memory Care Facility Project Plans2) Assisted Living Facility Project Plans3) Photo Simulations4) Fiscal Impact Analysis
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FOOTHILL RDSAN RAMON RDSITENOT TO SCALEVICINITY MAPPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
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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
A3.2architecture, inc.Dublin, CAINSPIRATION MEMORY CAREDATE: 11/23/2021SITE DETAILSPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
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ARTIFICIAL TURFSENSORYPLANTERSENSORYPLANTER0-DEPTHFOUNTAINPATIOCOMPACTVANPOOL/LO:EMISSIONEMISSIONPROPOSEDBUILDIN*EXISTIN**RADELANDSCAPE :ALL:ITH FENCEF.F.E. 5.0PROPERTYLINE(E)RESIDENCELEMON BOTTLE BRUSH EST20'X15' SEE L11A5.5(E) RESIDENCEFENCE ' TALL MECH E4SHO:N DASHEDarchitecture, inc.DXEOLQ CAINSPIRATION MEMORY CAREAASCALE:KEY PLANNOT TO SCALEA5.5AASCALE:SECTION1/8" = 1'-0" AA2ND FLOOR PLATE1ST FLOOR PLATESCALE:ELEVATION(NORTH)1/8" = 1'-0" 131'-"
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BIO-RETENTION AREA1136 sfCOURTYARDBUILDING6 FT. HIGH EVERGREEN (OPAQUE) HEDGE"A" SCREEN- WEST BOUNDARYEVERGREEN TREES (20' x 15") @ 25' o.c.XXXXXXXXXXXXXXXXXXXXXXXXXARTIFICIAL TURFSENSORYPLANTERSENSORYPLANTER0-DEPTHFOUNTAINPATIOCOMPACTVANPOOL/LOWEMISSIONEVREADYVANPOOL/LOWEMISSIONEVREADYEVREADYEVREADYVANPOOL/LOWEMISSIONVANPOOL/LOWEMISSION154 sf154 sf117 sf130 sf180 sfINSPI
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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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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
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VANPOOL/
LOWEMISS
ION EVREADYVANPOOL/LOWEMISS
IONFUTUREEV EVREADYFUTUREEVFUTUREEVFUTUREEVVANPOOL/
LOWEMISS
ION
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
PR
O
P
E
R
T
Y
L
I
N
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'
R
E
A
R
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K 10' SIDE BUILDING SETBACK10'
10'
10'10'10'10' FRONT BUILDINGSET BACK10'
FRONT
BU
ILD
INGSET BACKPROJECTSIGN
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" 10'28
ABBBBBBBBCorridor R.R.THEATERLOBBYR.R.STO.LIBRARYBBBBBAABABBASTOSalonAAOUTMGR20x15MECH/FIREREC15X20BMailSALES / CONF.LOBBYLiving RmCafeR.R.STAFFServ.RRELEC.
SW
ITCH
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
29
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
30
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
31
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
32
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
33
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.34
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
35
DATE: 11/23/2021PRECEDENT IMAGERYarchitecture, inc.DXEOLQ CAINSPIRATION ASSISTED LI9INGA4.1PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
36
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGAPRELI0INAR< NOT )OR CONSTR8CTION DATE .E< PLANRENDERINGS%ASCALE RENDERINGNTSCSCALE RENDERINGNTSSCALE RENDERINGNTSA%CE)D37
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGADATE .E< PLANRENDERINGSESCALE RENDERINGNTSA%CE)SCALE RENDERINGNTSDSCALE RENDERINGNTS)DPRELI0INAR< NOT )OR CONSTR8CTION
38
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGADATE .E< PLANELEVATIONS%AC SIDING -A0ES +ARDIE ST<LE IRON GRA<SIDING .E< NOTES E;TERIOR 0ATERIALS COLORS STONE EL DORADO STONE ST<LE E8ROPEAN LEDGE, COLOR =INC TRI0 S: 0INERAL GRA<TRI0 ROO) TRESPA 0ATEON COLOR 0ONTR8E; A0%ER A:NING RAILING AL80A:OOD COLOR DESERT SANDA:NRAIL SIDING -A0ES +ARDIE ST<LE PEARL GRA< SIDING -A0ES +ARDIE ST<LE 0ONTERE< TA8PESIDING SIDING STONE A:NING RAILING AL80A:OOD COLOR SPANIS+ %RO:NA:NRAIL E;TERIOR VIN<L :INDO:S COLOR DAR. %RON=E:INDO:DOORS E;TERIOR STORE)RONT S<STE0 0)R .A:NEER COLOR DAR. %RON=E ANODI=ED ST8CCO S0OOT+ )INIS+ S: :+ITE SNO:ST8CCO ST8CCO ST8CCO SAND )INIS+ S: GRA< 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 39
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 740
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
TOP O) ROO)
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
41
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
42
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
43
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
44
Existing view from eastbound I-580 looking northeast
Visual simulation of proposed project
FIGURE 11
SOURCE: Environmental Vision, 09/10/2021
P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 11.ai (10/25/2021)
InspiraƟon Drive Memory Care and
Assisted Living Facility Project
Visual SimulaƟon - Eastbound I-580
45
Existing view from westbound I-580 looking northwest
Visual simulation of proposed project
FIGURE 12
SOURCE: Environmental Vision, 9/10/2021
P:\DUB1601.02 InspiraƟon Drive\PRODUCTS\Graphics\Figure 12.ai (10/25/2021)
InspiraƟon Drive Memory Care and
Assisted Living Facility Project
Visual SimulaƟon - Westbound I-580
46
2040 Bancroft Way, SUITE 302 Berkeley, CALIFORNIA 94704 PHONE: 415 398 3050 FAX: 415 397 5065
001-002.docx; jf
WWW.KEYSERMARSTON.COM 11982.014
ADVISORS IN:
REAL ESTATE
REDEVELOPMENT
AFFORDABLE HOUSING
ECONOMIC DEVELOPMENT
SAN FRANCISCO
A.JERRY KEYSER
TIMOTHY C. KELLY
DEBBIE M. KERN
DAVID DOEZEMA
LOS ANGELES
KATHLEEN H. HEAD
JAMES A. RABE
GREGORY D. SOO-HOO
KEVIN E. ENGSTROM
JULIE L. ROMEY
TIM BRETZ
SAN DIEGO
PAUL C. MARRA
MEMORANDUM
To:
From:
Date:
Subject:
Hazel Wetherford, Economic Development Director
City of Dublin
Keyser Marston Associates, Inc.
March 23, 2022
Fiscal Impact Analysis of Proposed Assisted Living Facility at
7500 Inspiration Drive
Introduction
Fulcrum Real Estate & Development, Inc. on behalf of Valley Christian Center has
submitted a request to the City of Dublin to change the General Plan land use
designation of 2 acres within a 4.26-acre development site at 7500 Inspiration Drive from
“Open Space” to “Public/Semi-Public” to permit the development of an 84-unit assisted
living facility. In exchange for the proposed amendment, Valley Christian Center has
agreed to change the land use designation of an adjacent 5 acres from Public/Semi-
Public to Open Space. With the proposed changes, the City will gain a net 3 acres of
land designated as Open Space.
As part of the General Plan Study Initiation, the City Council included evaluation of fiscal
impacts of the proposed change in land use designation. In accordance with that
request, the City has retained Keyser Marston Associates, Inc. (KMA) to evaluate the
fiscal impacts of the proposed assisted living project to the City of Dublin.
The location of the development site and adjacent property is shown in the following
map.
Attachment 4
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To: Hazel Wetherford March 23, 2022
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11982.014
Approach and Key Assumptions
The fiscal evaluation focuses on an assessment of the key recurring annual net new
revenues and service costs to be generated by the development to the General Fund of
the City of Dublin. The residents of assisted living facilities spend most of their time on-
site, with all meals and many services provided on-site. The key new revenue impacts to
the City are property tax revenues and property tax revenues in-lieu of motor vehicle
license fee revenues. The key service cost impacts relate to the cost of responding to
emergency medical calls.
The fiscal analysis is intended to provide order of magnitude estimates of the impacts of
the development upon build-out. The analysis does not include one-time revenues or
revenues that are sized and restricted to off-set service costs or impacts, such as
building permit revenues or impact fees. All impacts are expressed in current, 2022
dollars.
Key assumptions incorporated into the analysis are as follows:
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To: Hazel Wetherford March 23, 2022
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11982.014
Market Feasibility – It is assumed that the project will be successful and well-
received by the marketplace.
Assessed Value of Proposed Assisted Living Development Project – The
assessed value of the project will drive the amount of property tax revenues to be
generated by the Project. The assessed value has been estimated based on a
review of the assessed values of recently completed assisted living projects in
the Bay Area, the applicant’s estimate of the project’s construction costs and
recent land sale transactions in the Bay Area. Based on this analysis, it is
estimated that the project’s assessed value upon completion will total $33.87
million. The City of Dublin receives 15.81% of the annual property tax levy.
Based on these factors, it is estimated that the Project will annually generate
approximately $53,000 of new property tax revenues to the City of Dublin.
Emergency Medical Service Costs – The applicant has provided empirical data
on the rate of service calls generated by other similar assisted living facilities.
Descriptions of the comparable facilities are provided in Attachment A. Based on
their experience, the facilities generate, on average, two calls per week. The cost
to respond to each emergency medical call has been estimated by the City’s fire
department staff, based on the number of annual city-wide responses and the
department’s annual expenditures to respond to emergency medical calls. The
marginal cost to respond to each emergency medical call approximates $2,860.
Based on these factors, it is estimated that it will cost approximately $298,000
per year to respond to emergency medical service calls generated by the
proposed assisted living facility.
Order of Magnitude Fiscal Impacts
The analysis indicates that the cost to the City to respond to emergency medical calls
will significantly exceed the amount of tax revenue to be generated by the assisted living
facility. As shown in the table below, the net annual deficit is estimated to approximate
$230,000 per year.
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To: Hazel Wetherford March 23, 2022
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11982.014
Summary of Fiscal Impacts
I. Primary Annual Recurring General Fund Revenues
Net New Annual Property Tax Revenues $53,000
Net New Property Tax In-Lieu of VLF Revenues $14,000
Net New Annual GF Revenues $67,000
II. Primary Annual Recurring General Fund Expense
Emergency Medical Service Calls ($298,000)
Net New Annual GF Expenses ($298,000)
III. Net Annual GF Fiscal Impact ($231,000)
Supporting Financial Analysis
The analysis of fiscal impacts is presented in the attached supporting tables 1 through 9.
Table 1 Project Description
Table 2 Summary of Annual General Fund (GF) Fiscal Impacts to the City of Dublin
Table 3 Estimate of Annual Net New Property Tax Revenues to City Dublin
Table 4 Estimate of Annual City General Fund Property Tax In-Lieu of Vehicle License
Fee Revenues
Table 5 Estimate of Annual General Fund Emergency Medical Service Call Expenditures
Table 6 Estimate of Assessed Value of Completed Assisted Living Development
Table 7 Current Assessed Value of Development Site
Table 8 Tax Area Rate Allocation Factors Before and After ERAF
Table 9 Recent Land Sales
Attachment A Emergency Call Logs – Assisted Living and Memory Care Buildings
$67
-$298 -$231
-$400
-$300
-$200
-$100
$0
$100
ThousandsSummary of Annual Fiscal Impacts to City of Dublin
General Fund Revenues General Fund Expenses Net GF Fiscal Impact
50
Table 1
Project Description
Proposed Assisted Living Facility at 7500 Inspiration Drive
Dublin, CA
I. Assisted Living Development
Number of Units 84 Units
Number of Beds 84 Beds
Floor Area 67,462 Sq. Ft.
Gross Building Area 76,392 Sq. Ft.
Number of Parking Spaces 37 Spaces
Building Height Maximum 3 Stories
Development Site SF 185,566 SF
II. Development Site Breakdown of Land Use Change
from Open Space to Public/Semi Private
APN 941-0022-004-00
General Plan Land Use Open Space
Total Parcel Area (Acres)12.24 Acres
Total Parcel Area (SF)533,174 Sq. Ft.
Total Development Site (Acres)4.26 Acres
Development Site as a % of Total Parcel 35%
Total Development Site (Sq.Ft.)185,566 Sq. Ft.
Portion of Development Site to be rezoned A 2 Acres
Re-Zoned Development Site Area (Sq. Ft.)87,120 Sq. Ft.
III. Adjacent Site changed from Public/Semi Private
to Open Space
APN 941-0022-006-00
General Plan Land Use Public/Private Use
Total Area (Acres)33 Acres
Re-Zoned Adjacent Site Area (Acres)B 5 Acres
Re-Zoned Adjacent Site Area (Sq.Ft.)217,800 Sq. Ft.
IV. Net Gain (Loss) in Acreage from Swap/Land Use Change
Open Space B-A 3
Source: Applicant
March 17, 2022
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Table 2
Summary of Annual General Fund (GF) Fiscal Impacts to the City of Dublin
Proposed Assisted Living Facility at 7500 Inspiration Drive
Dublin, CA March 17, 2022
I. Primary Annual Recurring General Fund
Revenues
Net New Annual Property Tax Revenues Table 3 $53,000
Net New Property Tax In-Lieu of VLF
Revenues Table 4 $14,000
Net New Annual GF Revenues $67,000
II. Primary Annual Recurring General Fund Expense
Emergency Medical Service Calls Table 5 ($298,000)
Net New Annual GF Expenses ($298,000)
III. Net Annual GF Fiscal Impact ($231,000)
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Table 3
Estimate of Annual Net New Property Tax Revenues to City Dublin
Proposed Assisted Living Facility at 7500 Inspiration Drive
Dublin, CA
March 17, 2022
Net New Future Gross Assessed Value Table 6 $33,822,000
Base 1% Property Tax Levy $338,220
Annual Net New Property Tax Revenues to City Table 8 15.81%$53,000.00
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Table 4
Estimate of Annual City General Fund Property Tax In-Lieu of Vehicle License Fee Revenues
Proposed Assisted Living Facility at 7500 Inspiration Drive
Dublin, CA
March 17, 2022
2004-05 Vehicle License Fee Adjusted Amount1,2 $2,278,846
2004-05 Assessed Valuation1,2 $5,553,452,954
VLF per $1,000 in Assessed Valuation Growth $0.41
Project
Net Future Gross Assessed Value upon Buildout and Re-Zoning Table 6 $33,822,000
(Less): Current Assessed Land Value Table 7 ($145,057)
Total Estimated Net New Assessed Value upon Buildout $33,676,943
Estimate of Annual Property Tax In-Lieu of VLF Revenues $13,819
1.As per SB 1096, growth of property tax in lieu of VLF is proportional to growth in AV since 2004/05.
2.VLF distribution in 2004/05 per the California State Controller's Office.
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Table 5
Estimate of Annual General Fund Emergency Medical Service Call Expenditures
Proposed Assisted Living Facility at 7500 Inspiration Drive
Dublin, CA
FY 2020/21
City-wide Emergency Medical Services General Fund Expenditures1 $14,088,672
Estimate of Variable Medical Emergency Expenditures 75%$10,566,504
Annual Citywide Emergency Medical Services Calls1 3,692
Average Variable Cost per Emergency Medical Services Call in FY 20/211 $2,862
Emergency Medical Services Scenarios
Emergency Medical Services Calls per Week2 2
Emergency Medical Services Weekly Costs $5,724
Projected Annual Emergency Medical Service Call Expenditures $298,000
1. Actuals for FY 2021, provided by City staff
2. Estimate provided by applicant based on experience of other assisted living facilities operated by applicant
March 17, 2022
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Table 6
Estimate of Assessed Value of Completed Assisted Living Development
Proposed Assisted Living Facility at 7500 Inspiration Drive
Dublin, CA
I. Assessed Value of Comparable Assisted Living Developments
Unit Units Rentable Total Land AV Imp. AV Total Estimated
Year # of Size per acre Building Land Land AV Improvement AV Per SF Per SF AV per Market
Property Address City Built Stories Units Sq.Ftof Land Area Area (RBA)Area ($1,000s)AV ($1,000s)($1,000s)of RBA of RBA SF of RBA Value
3550 San Felipe Rd San Jose 2020 2 101 719 72,600 $7,990 $22,454 $30,444 $110 $309 $419 $428
740 Holmes St Livermore 2018 1 22 366 56 8,047 17,154 $392 $3,048 $3,441 $49 $379 $428 $453
5700 Pleasant Hill Rd Pleasanton 2017 2 82 779 32 63,895 110,642 $6,524 $21,340 $27,864 $102 $334 $436 $471
2400 Mariner Square Dr Alameda 2015 3 52 783 56 40,736 40,202 $2,498 $12,783 $15,281 $61 $314 $375 $421
Average 2018 2 64 662 48 46,320 55,999 $4,351 $14,906 $19,258 $81 $334 $415 $443
Median 2018 2 67 749 56 52,316 40,202 $4,511 $17,062 $21,573 $82 $324 $423 $440
II. Estimate of Assessed Value of Assisted Living Development Upon Completion
Building Area 76,392
$443
Estimated AV Upon Completion
Less Current AV of site -$50,486
Net New Assessed Value
Rounded
Source: CoStar, seniorlivingfacilities.net, seniorhousingnet.com,seniorshousingbusiness.com, retirementhomesnearme.net
March 17, 2022
FY 2021/22
$33,872,418
$33,821,932
$33,822,000
Assessed value per SF of building area
based on comparables
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Table 7
Current Assessed Value of Development Site
Proposed Assisted Living Facility at 7500 Inspiration Drive
Dublin, CA
March 17, 2022
I. Parcel Information Development Site
APN 941-0022-006-00
Zoning Open Space
Tax Area 26-002
Total Area (Acres)12.24
II. Current Assessed Land Value Summary
Current Land Value $145,057
Current Improvements Value $0
Current Fixtures Value $0
Current Total Real Property Value $145,057
Current Personal Property Value $0
Gross Assessed Value $145,057
(Less): Other Exemption W (99%)$0
FY21-22 Taxable Assessed Value, Entire Property $145,057
Acreage Subject ot Transaction 4.26
Portion of Property Subject to Transacttion 35%
Existing Assessed Value of Development Site $50,486
Source: Alameda County Assessor's Office Property Assessment Information
1.See Table 11 for City of Dublin General Fund's portion of Base 1% Property Tax (Post-ERAF) calculation
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Table 8
Tax Area Rate Allocation Factors Before and After ERAF
Proposed Assisted Living Facility at 7500 Inspiration Drive
Dublin, CA
Tax TRA ERAF Allocation
Rate Allocation Contribution Net of
Area Class Agency Factor Percentages ERAF
26-002 A1005 COUNTY GENERAL 0.344905 48.49%17.77%
26-002 A3003 CHABOT-LAS POSITAS COMMUNITY COLLEGE 0.032396 3.24%
26-002 A3009 DUBLIN USD 0.295606 29.56%
26-002 A4006 COUNTY SUPT. EDUCATION T.M.R., EC 1887 0.001298 0.13%
26-002 A4007 COUNTY SUPT. EDUCATION PHYS. HDCP. PUPILS 0.004959 0.50%
26-002 A4008 COUNTY SUPT. T.M.R. & P.H. CAPITAL 0.000106 0.01%
26-002 A4009 COUNTY SUPT. T.M.R. & P.H. TUITION 0.000632 0.06%
26-002 A4010 COUNTY SUPT. EDUCATION INSTIT. PUPILS 0.002134 0.21%
26-002 A4011 COUNTY SUPT. JUVENILE HALL EDUCATION 0.000422 0.04%
26-002 A4012 COUNTY SUPT. SERVICE 0.001298 0.13%
Current AA4013 COUNTY SUPT. CAPITAL 0.001014 0.10%
26-002 A4015 COUNTY SUPT. DEVELOP. CENTER-HDCP. PUPILS 0.001219 0.12%
26-002 A4020 COUNTY SUPT. AUDIO-VISUAL CAPITAL 0.000244 0.02%
26-002 A7005 COUNTY LIBRARY 0.056954 51.73%2.75%
26-002 A7006 COUNTY LIBRARY SP. TAX ZONE 0.002006 28.41%0.14%
26-002 A7070 ALAMEDA CO. F.C. & W.C.0.002635 38.92%0.16%
26-002 A7106 ZONE 7 WATER AGENCY 0.026995 38.92%1.65%
26-002 A7115 BAY AREA AIR QUALITY MANAGEMENT 0.002664 0.27%
26-002 A7135 ALAMEDA CO. MOSQUITO ABATEMENT 0.001789 37.15%0.11%
26-002 A7165 SF-BART 0.007882 0.79%
26-002 A7180 EAST BAY REGIONAL PARK 0.037709 3.77%
26-002 A7375 ALAMEDA CO. RESOURCE CONSER 0.000353 16.60%0.03%
26-002 A9085 CITY OF DUBLIN 0.174784 9.52%15.81%
Source: Alameda County Auditor-Controller Agency
March 17, 2022
Prepared by: Keyser Marston Associates, Inc.
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Table 9
Recent Land Sales
Proposed Assisted Living Facility at 7500 Inspiration Drive
Dublin, CA
March 17, 2022
Sales
Land Sales Price
Area Area Price Per
Property City Sale Date AC (Sq.FT)($1,000s)Sq.Ft.Proposed Use
500 Deerwood Rd San Ramon 11/5/2021 2.47 107,593 $9,750 $90.62 Commercial
495 Greenville Rd Livermore 7/27/2021 4.97 216,493 $4,650 $21.48 Industrial
3111 Fostoria Way San Ramon 7/2/2021 2.98 129,895 $11,400 $87.76 Office
4238 Las Positas Rd Livermore 7/1/2021 3.79 165,092 $3,580 $21.68 Auto Dealership, Day Care Center, Hotel, Retail
1 Bollinger Cyn San Ramon 6/2/2021 2.99 130,244 $9,996 $76.75
Bollinger Canyon Rd San Ramon 3/18/2021 3.13 136,343 $8,000 $58.68 Medical, Office
4884 Harrison St Pleasanton 0.36 15,682 $1,500 $95.65 Mixed Use
200 Southfront Rd Livermore 0.73 31,581 $995 $31.51 Bank, Fast Food, Retail
388 Oak Pleasanton 0.42 18,269 $659 $36.07
Average 7/4/2021 2.43 105,688 $5,614 $57.80
Average, weighed by parcel size $53.12
Median 7/1/2021 2.98 129,895 $4,650 $58.68
Source: CoStar
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Name of Community Address City Beds Assistance
Type
Time
Frame
Annual
Total # of
Calls
Annual
Calls Per
Bed
Calls per Year
for 84 beds (size
of Inspiration)
Calls per
Week for
84 beds
Notes
ASSISTED LIVING
Atria Valley View 1228 Rossmoor Pkwy Walnut Creek 124 AL 2021 186 1.5 126 2.4 Supplied Contra Costa Fire Dept
Sierra Highlands 501 King Drive Daly City 95 AL 2021 75 0.8 66 1.3 Supplied Vacaville Fire Dept
Conerstone Assisted Living
Vacaville
40 Orange Tree Circle Vacaville 107 AL 2021 146 1.4 115 2.2 Supplied Vacaville Fire Dept
Avg. Assisted Living 1.2 102 2.0
Est. for Inspiration Project
(based on average fro
assisted living facilities)
7500 Inspiration Drive Dublin 84 AL future 1.2 102 2.0
MEMORY CARE
CoGir Memory of San Rafael 111 Merrydale Rd San Rafael 70 MC 2020 87 1.2 104 2.0 Supplied by San Rafael FD
Brookdale North Fremont 38035 Marth Ave Fremont 40 MC 2021 42 1.1 88 1.7 Supplied by Fremont FD
The Elegance of Dublin 7601 Amador Valley Blvd*Dublin 40 AL/MC 2021 56 1.4 118 2.3 Received from Amy Noyes
Avg. Memory Care 1.2 103 2.0
*Elegance is 80 units, however over 50% full approximately. Adjustments were made accordingly.
Attachment A
EMERGENCY CALL LOGS ON ASSISTED LIVING AND MEMORY CARE BUILDINGS
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60
Inspiration Drive Memory Care and Assisted Living ProjectsStudy SessionCity CouncilApril 5, 202261
Proposed Projects•Memory Care – Parcel 2–55 bed/53 units–2-stories/ 35,000 sf•Assisted Living – Parcel 3–84 beds/units–3-stories /75,400 sf62
Memory Care – Parcel 2•Planned Development Stage 1/2•Site Development Review Permit•Street Vacation•Development Agreement•Lot Line Adjustment•Parcel Merger63
Assisted Living Facility – Parcel 3•General Plan Amendment•Planned Development Stage 1/2•Site Development Review Permit•Tentative Parcel Map•Development Agreement64
General Plan Amendment•Change Approx. 2 acres of Open Space to Public/Semi-Public•Change Approx. 5 acres of Public/Semi-Public to Open SpaceEXISTINGPROPOSEDPARCEL 3PARCEL 165
Approx. 5 acresApprox. 2 acresConservation EasementsEXISTINGCONSERVATIONEASEMENT BOUNDARYPROPOSEDCONSERVATIONEASEMENT EXISTINGCONSERVATIONEASEMENT 66
Development Agreement •Contribution of $250,000 to the City for the design andconstruction of bocce ball facilities at the Dublin Senior Center•Contribution of $20,000 for 10 new laptop computers for use byattendees at the Dublin Senior Center•5-year Initial Term–Option Extension(s)
67
Story Poles- Memory CareInspiration Drive looking westInspiration Drive looking south68
Story Poles-Assisted LivingInterior looking westInspiration Drive looking south69
Photo SimulationsI-580 looking northwest70
Photo SimulationsI-580 looking northeast71