HomeMy WebLinkAbout4.7 Inspiration Drive Memory Care Project (PLPA-2020-00044)STAFF REPORT
CITY COUNCIL
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Agenda Item 4.7
DATE:June 7, 2022
TO:Honorable Mayor and City Councilmembers
FROM:Linda Smith, City Manager
SUBJECT:Inspiration Drive Memory Care Project (PLPA-2020-00044) Prepared by:Amy Million,Principal Planner
EXECUTIVE SUMMARY:On May 17, 2022, the City Council held a Public Hearing to consider the Inspiration Drive Memory Care project consisting of a 55-bed memory care facility on Parcel 2 of the Valley Christian Center property. Requested approvals included a Planned Development Rezone with a Stage 1 and Stage 2 Development Plan, an Amendment to Planned Development Ordinance No. 07-03 for the Valley Christian Center, a Site Development Review Permit, a Street Vacation, and a Purchase and Sale Agreement for the unused street right-of-way. The City Council waived the first reading and introduced the Planned Development Ordinances and adopted Resolutions approving the Site Development Review Permit, a Street Vacation, and a Purchase and Sale Agreement. The City Council will hold a second reading of Ordinances approving the Planned Development Rezone for the project and amending Planned Development Ordinance No. 07-03 for the Valley Christian Center.
STAFF RECOMMENDATION:Waive the reading and:1) adopt the Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District With a Related Stage 1 and Stage 2 Development Plan for the Inspiration Drive Memory Care Project;and 2) adopt the Ordinance Approving an Amendment to Planned Development Ordinance No. 07-03 for the Valley Christian Center.
FINANCIAL IMPACT:The costs associated with processing the proposed projects are borne by the Applicant.
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DESCRIPTION:The project site is 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. The property has a General Plan land use designation of Public/Semi-Public. The property is subject to Planned Development (PD)Zoning (Ordinance No. 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. Figure 1. Project Location
The Applicant proposes to construct the Inspiration Drive Memory Care project, consisting of a 55-bed memory care facility, on Parcel 2 of the Valley Christian Center property. Requested approval include a Planned Development Rezone with a Stage 1 and Stage 2 Development Plan, an Amendment to Planned Development Ordinance No. 07-03 for the Valley Christian Center, a Site Development Review Permit, a Street Vacation, and a Purchase and Sale Agreement for the unused street right-of-way. On May 17, 2022, the City Council waived the first reading and introduced the Ordinances amending the zoning map and approving the Planned Development Zoning District with the Stage 1 and Stage 2 Development Plan for the project and amending Planned Development Ordinance No. 07-03 for the Valley Christian Center. The City Council also adopted Resolutions approving the Site Development Review Permit, a Street Vacation, and a Purchase and Sale Agreement. A copy of the staff report for the May 17, 2022 meeting, without attachments,is included as Attachment 3. The City Council is being asked to hold a second reading and adopt the Ordinances. The Ordinance for the Inspiration Drive Memory Care project is included as Attachment 1 and the Ordinance
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amending Planned Development Ordinance No. 07-03 for the Valley Christian Center is included as Attachment 2.
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 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. 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 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.
STRATEGIC PLAN INITIATIVE:None.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:The City Council Agenda was posted.
ATTACHMENTS:1) Ordinance 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 Project2) Ordinance Approving an Amendment to Planned Development Ordinance No. 07-03 for the Valley Christian Center3) City Council May 17, 2022 Staff Report, without attachments
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ORDINANCE NO. XX – 22
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING
DISTRICT WITH A STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR THE
INSPIRATION DRIVE MEMORY CARE PROJECT
(PLPA-2020-00044)
(APN 941-0022-005-00)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A.The Applicant, Steve Ring of Fulcrum Development, is proposing to develop a 55-bed
memory care facility on Parcel 2 of the Valley Christian Center Property located at 7500
Inspiration Drive. Requested approvals include a Planned Development Rezone with a
related Stage 1 and Stage 2 Development Plan, Site Development Review Permit, and
Street Vacation. These planning and implementing actions are collectively known as the
“Inspiration Drive Memory Care Project” or the “Project.”
B.The Project site is approximately 1.6 acres located on the northwest corner of Inspiration
Drive and Dublin Boulevard (APN 941-0022-005-00).
C.The existing General Plan land use designation for the project site is Public/Semi-Public.
D.The Project site is located within the A (Agricultural) zoning district as stated in Planned
Development Ordinance No. 07-03.
E.The California Environmental Quality Act (CEQA), together with the CEQA Guidelines and
City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed
for environmental impacts and that environmental documents be prepared.
F.In 2003, the City Council adopted a Resolution certifying an Environmental Impact Report
(EIR) and adopted findings and a Mitigation Monitoring and Reporting Program for the
Valley Christian Center Expansion/Master Plan project (Resolution No. 92-03, incorporated
herein by reference).
G.In 2018, the City adopted a Supplemental Mitigated Negative Declaration supported by an
Initial Study (2018 Supplemental IS/MND) to evaluate proposed changes to the Valley
Christian Center Expansion Program, including conversion of the softball field to a football
athletic field, expansion of an existing athletic field to accommodate the relocated softball
field, construction of a central plaza, and associated parking and landscape improvements.
H.The City prepared an Initial Study to determine whether supplemental environmental
review was required for the proposed Project under CEQA standards. The Initial Study
examined whether there were substantial changes to the proposed development,
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
Attachment 1
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and 2018 Supplemental IS/MND or whether any other standards for supplemental
environmental review were met.
I.Upon completion of the Initial Study it was determined that there were new potentially
significant impacts associated with the project related to aesthetics, air quality, biological
resources, cultural resources, geology and soils, hydrology and water quality, and noise
and, therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze
those impacts and identify mitigation measures to reduce the impacts to less than
significant.
J.The Supplemental Mitigated Negative Declaration/Initial Study was circulated for public
review from November 18, 2021 - December 17, 2021.
K.The City of Dublin received no comment letters during the public review period.
L.The Planning Commission held a properly noticed public hearing on the Project, on April
26, 2022, at which time all interested parties had the opportunity to be heard.
M.On April 26, 2022, the Planning Commission adopted Resolution No. 22-04 recommending
that the City Council adopt the Supplemental Mitigated Negative Declaration and approve
amendments to the Zoning Map, a Planned Development Rezone with a related Stage 1
and Stage 2 Development Plan, a Site Development Review Permit, and a Street Vacation
for the Inspiration Drive Memory Care Project, which resolution is incorporated herein by
reference and available for review at City Hall during normal business hours.
N.On May 17, 2022, the City Council held a properly noticed public hearing on the project
and the Supplemental Mitigated Negative Declaration at which time all interested parties
had the opportunity to be heard.
O.A Staff Report dated May 17, 2022, and incorporated herein by reference, described and
analyzed the project, including the amendment to the Planned Development Zoning
District, Site Development Review Permit, and Supplemental Mitigated Negative
Declaration for the City Council.
P.The City Council considered the Supplemental Mitigated Negative Declaration, as well as
the prior Valley Christian Center EIR, the 2018 Supplemental IS/MND to the Valley
Christian Center EIR and all above-referenced reports, recommendations, and testimony
before taking any action on the Project.
Q. The City Council did hear and use independent judgment and considered all said reports,
recommendations, and testimony hereinabove set forth.
SECTION 2: FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
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
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by virtue of the layout and design of the site plan. The Project is planned
comprehensively and will follow development standards tailored to the specific needs
of the site. These standards will address issues such as building setbacks, architecture,
landscaping and grading. The proposed development will blend with the natural
features unique to the site through the use of design and planning.
2. Development of the Project under the Planned Development zoning will be harmonious
and compatible with existing residential and semi-public development in the
surrounding area in that the site will provide a residential care facility for the senior
population from Dublin and surrounding areas.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows.
1. The Planned Development zoning for the Project will be harmonious and compatible
with existing and potential development in the surrounding area in that the proposed
site plan has taken into account adjacent land uses and will provide a wide range of
amenities to and for the community within the development and the surrounding
neighborhoods. The Project is consistent with the surrounding land uses and has been
approved for development in the Stage I Planned Development.
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 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:
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SECTION 4. APPROVAL OF STAGE 1 AND STAGE 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenance of the Property are set
forth in the following Stage 1 and Stage 2 Development Plan for the 1.6-acre property,which is
hereby approved. Any amendments to the Stage 1 and Stage 2 Development Plan shall be in
accordance with Section 8.32.080 of the Dublin Municipal Code (DMC) or its successors.
Stage 1 and Stage 2 Development Plan
This is a Stage 1 and Stage 2 Development Plan pursuant to DMC Chapter 8.32. This
Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan
and is adopted as part of the Planned Development Rezone for the Inspiration Drive Memory
Care Project (PLPA-2020-00044).
The Planned Development zoning district and this Stage 1 and Stage 2 Development Plan
provides flexibility to encourage innovative development while ensuring that the goals, policies,
and action programs of the General Plan and provisions of DMC Chapter 8.32 are satisfied.
1.Statement of Uses.
Permitted Uses (as defined by the Zoning Ordinance):
Community Care Facility/Large
Similar and related uses as determined by the Director of Community Development
Conditional Uses:
None
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Accessory Uses:
Uses which are necessarily and customarily associated with, and are appropriate,
incidental, and subordinate to the principal uses as determined by the Director of
Community Development
2. Stage 1 and Stage 2 Site Plan.
The site plan is shown below.
3. Site area, proposed densities, and development regulations.
Maximum Beds 55
Maximum Faculty and Staff 18 (on-site at one time)
Maximum Floor Area Ratio .50
Maximum Building Height:35 feet
Maximum Lot Coverage 50 %
Parking Spaces 1 per 3 employees on largest shift, plus 1 per 3 beds
Parking Stall Dimensions
Standards
Per Chapter 8.76 Off-Street Parking and Loading
Regulations of the Dublin Zoning Ordinance
Minimum Setbacks 20’ front yard
10’ street side yard
10’ Interior side yard
15’ rear yard (building)
5’ rear yard (fence)
Signage Pursuant to an approved Master Sign Program
4. Phasing Plan.
The project site will be graded, improved, and constructed as a whole in one phase.
5. General Plan Consistency.
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The project is consistent with the General Plan land use designation of Public/Semi-Public,
which includes senior centers, special needs program facilities and other similar services
that provide benefits to the community. The Public/Semi-Public land use designation also
permits a floor area ratio of .50.
6. Inclusionary Zoning Regulations.
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 governed by the R-
M (Multi-Family Residential) zoning district provisions pursuant to DMC Section
8.32.060.C. No development shall occur on this property until a Site Development Review
Permit has been approved.
SECTION 5: SEVERABILITY
The provisions of this Ordinance are severable and if any provision, clause, sentence, word or
part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances,
such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the
remaining provisions, clauses, sentences, sections, words or parts thereof of the ordinance or
their applicability to other persons or circumstances.
SECTION 6. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three public
spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
SECTION 7. EFFECTIVE DATE
This Ordinance shall take effect 30 days following its adoption.
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PASSED, APPROVED AND ADOPTED this 7th day of June 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk
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ORDINANCE NO. XX – 22
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING AN AMENDMENT TO PLANNED DEVELOPMENT ORDINANCE NO. 07-03
FOR THE VALLEY CHRISTIAN CENTER
PLPA 2020-00044 and PLPA-2020-00045
(APNs 941-0022-005-000, 941-0022-006-00 and 941-0022-004-00)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A.The Applicant, Steve Ring of Fulcrum Development, is proposing to develop a 55-bed
memory care facility on Parcel 2 and an 81-bed assisted living facility on Parcel 3 of the
Valley Christian Center Property located at 7500 Inspiration Drive. Requested approvals
include a Planned Development Rezone with Stage 1 and Stage 2 Development Plans,
Site Development Review Permits, a Street Vacation, and Tentative Parcel Map No.
11241. These planning and implementing actions are collectively known as the
“Inspiration Drive Memory Care Project and Inspiration Drive Assisted Living Project” or
the “Projects.”
B.The Project sites are approximately 1.6 acres located on the northwest corner of
Inspiration Drive and Dublin Boulevard (Parcel 2; APN 941-0022-005-00) and
approximately 4.68 acres located on the northwest corner of Inspiration Drive and Dublin
Boulevard (Parcel 3; APN 941-0022-006-00).
C.The existing General Plan land use designation for the project site is Public/Semi-Public.
D.Parcels 1 and 3 of the Valley Christian Center are located within Planned Development
Zoning District Ordinance No. 07-03 and Parcel 2 is located within the A (Agricultural)
zoning district as stated in Planned Development Zoning District Ordinance No. 07-03.
E.The Inspiration Drive Memory Care and Inspiration Drive Assisted Living projects on
Parcel 2 and Parcel 3, respectively, include Planned Development Rezones that will
supersede their respective existing zoning designations.
F.Minor amendments to Planned Development Zoning District Ordinance No. 07-03 to
remove reference to Parcel 2 and modify the reference to Parcel 3, is necessary for
consistency and ease of implementation.
G.The California Environmental Quality Act (CEQA), together with the CEQA Guidelines and
City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed
for environmental impacts and that environmental documents be prepared.
H.In 2003, the City Council adopted a Resolution certifying an Environmental Impact Report
(EIR) and adopted findings and a Mitigation Monitoring and Reporting Program for the
Valley Christian Center Expansion/Master Plan project (Resolution No. 92-03,
incorporated herein by reference).
Attachment 2
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I.In 2018, the City adopted a Supplemental Mitigated Negative Declaration supported by
an Initial Study (2018 Supplemental IS/MND) to evaluate proposed changes to the Valley
Christian Center Expansion Program, including conversion of the softball field to a football
athletic field, expansion of an existing athletic field to accommodate the relocated softball
field, construction of a central plaza, and associated parking and landscape
improvements.
J.The City prepared a Initial Study to determine whether supplemental environmental review
was required for the proposed Project under CEQA standards. The Initial Study examined
whether there were substantial changes to the proposed development, substantial
changes in circumstances, or new information, any of which would result in new or more
severe significant impacts than analyzed in the prior Valley Christian Center EIR and 2018
Supplemental MND or whether any other standards for supplemental environmental
review were met.
K.Upon completion of the Initial Study, it was determined that there were new potentially
significant impacts associated with the project related to aesthetics, air quality, biological
resources, cultural resources, geology and soils, hydrology and water quality, and noise
and, therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze
those impacts and identify mitigation measures to reduce the impacts to less than
significant.
L.The Supplemental Mitigated Negative Declaration/Initial Study was circulated for public
review from November 18, 2021 - December 17, 2021.
M.The City of Dublin received no comment letters during the public review period.
N.The Planning Commission held a properly noticed public hearing on the Project, on April
26, 2022, at which time all interested parties had the opportunity to be heard.
O.On April 26, 2022, the Planning Commission adopted Resolution No. 22-04
recommending that the City Council adopt the Supplemental Mitigated Negative
Declaration and approve amendments to the Zoning Map, a Planned Development
Rezone with a related Stage 1 and Stage 2 Development Plan, a Site Development
Review Permit, and a Street Vacation for the Inspiration Drive Memory Care Project, which
resolution is incorporated herein by reference and available for review at City Hall during
normal business hours.
P.On April 26, 2022, the Planning Commission adopted Resolution No. 22-05
recommending that the City Council adopt the Supplemental Mitigated Negative
Declaration and approve amendments to the Zoning Map, an amendment to Planned
Development Zoning Ordinance No. 07-03, a Planned Development Rezone with a
related Stage 1 and Stage 2 Development Plan, a Site Development Review Permit, and
Tentative Parcel Map No. 11241 for the Inspiration Drive Assisted Living Project, which
resolution is incorporated herein by reference and available for review at City Hall during
normal business hours.
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Q.On May 17, 2022, the City Council held a properly noticed public hearing on the Project,
including the Supplemental Mitigated Negative Declaration at which time all interested
parties had the opportunity to be heard.
R.A Staff Report dated May 17, 2022, and incorporated herein by reference, described and
analyzed the Project, including the amendment to Planned Development Zoning District
Ordinance No. 07-03, Planned Development Rezone with related Stage 1 and Stage 2
Development Plan, Site Development Review Permit, Tentative Parcel Map No. 11241
and Supplemental Mitigated Negative Declaration, for the City Council.
S.On May 17, 2022, the City Council adopted Resolution No. 50-22 adopting the
Supplemental Mitigated Negative Declaration and Mitigation and Monitoring Reporting
Program for the project, and the City Council considered the Supplemental Mitigated
Negative Declaration as well as the prior Valley Christian Center EIR, 2018 Supplemental
Mitigated Negative Declaration to the Valley Christian Center EIR and all above-referenced
reports, recommendations, and testimony to evaluate the Project.
T.The City Council did hear and use independent judgment and considered all said reports,
recommendations, and testimony hereinabove set forth.
SECTION 2. AMENDMENTS TO EXISTING STAGE 1 DEVELOPMENT PLAN
Amendments to the PD Stage 1 Development Plan are provided in redline below with text to be
removed in strikeout and text to be added underlined. Sections and subsections of the Stage 1
Development Plan with no amendments are excluded from this Ordinance and remained
unchanged. There are no changes to the Stage 2 Development Plan.
The Development Plan consists of:
1. A Stage 1 Development Plan for a portion of Parcel 3.
2. A Stage 1 and 2 Development Plan for Parcel 1.
3. Parcel 2, as shown on the Project plans, is not subject to this Planned Development Rezoning
and Development Plan, and will remain zoned as A Agricultural District.
STAGE 1 DEVELOPMENT PLAN
1. Zoning
A.Parcel 1 shall be zoned PD - Community Facility.
B.Parcel 2 shall remain zoned A Agricultural District, and not subject to the Stage 1
Rezoning and Development Plan.
C. Parcel 3 shall be zoned PD - Future Development Area Conservation Easement.
D.Except as specifically modified by the provisions of this PD District/Development
Plan, the use, development, improvement and maintenance of property within this
PD District/Development Plan shall be subject to the provisions of the 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:
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Parcel 2. A- Agricultural District is deleted in its entirety
Parcel 3. PD – Future Study Area is amended as follows:
Parcel 3. PD – Conversation Easement
Permitted Uses:
No uses shall be permitted until established by a future Stage 2 Planned
Development Rezoning approved by the City Council.
Conservation Easement: A portion of The property shall be maintained as open
space under a Conservation Easement, or other deed restriction acceptable to the
Community Development Director, City Engineer and City Attorney that precludes
development on the northern and eastern portion of Parcel 3 adjacent to the homes
on Las Palmas Way. The deed restriction shall not preclude landscaping.
Conditional Uses:
No conditional uses shall be permitted until established by a future Stage 2 Planned
Development Rezoning approved by the City Council.
Accessory Uses:
No accessory uses shall be permitted until established by a future Stage 2 Planned
Development Rezoning approved by the City Council.
3. Stage 1 Site Plan
The Stage 1 Site Plan consists of Sheet 1 and S-1 of the project plans dated February 5,
2003, and "received April 16, 2003" (hereafter, project plans) and amended to exclude the
residential units and excluding all references to residential type uses on Parcel 2 and the
Future Study Area on Parcel 3.
4. Site area, proposed densities, size and new area, Phase Plan
Parcel 2 (1.4 acres) is deleted in its entirety
Parcel 3 (12.71 acres) is amended as follows:
Parcel 3 (8.03 acres)
Phase
Number
Use Number of
Dwelling Units
Acres Maximum
Density
3 Conservation
Easement
N/A 8.03 N/A
Conservation Easement: A portion of the property shall be maintained as open space under
a Conservation Easement, or other deed restriction acceptable to the Community
Development Director, City Engineer and City Attorney, that precludes development on the
northern and eastern portion of Parcel 3 adjacent to the homes on Las Palmas Way (see
project plans). The deed restriction shall not preclude landscaping.
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6. General Plan consistency
Parcel 1. The proposed PD- Community Facility development of Parcel 1 is consistent with
the Public/Semi-Public designation of the Dublin General Plan.
Parcel 2. The existing zoning of A Agricultural District for Parcel 2 is consistent with the
Public/Semi-Public designation of the Dublin General Plan. No development plans are
proposed.
Parcel 3. Future Development Area. No development plans are proposed; therefore,
General Plan consistency is not an issue. A Conservation or Open Space Easement will
cover a portion of the parcel as shown on the project plans.
SECTION 3. SEVERABILITY
The provisions of this Ordinance are severable and if any provision, clause, sentence, word or
part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances,
such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the
remaining provisions, clauses, sentences, sections, words or parts thereof of the ordinance or
their applicability to other persons or circumstances.
SECTION 4. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three public
spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
SECTION 5. EFFECTIVE DATE
This Ordinance shall take effect 30 days following its adoption.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 7th day of June
2022, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
_____________________________
City Clerk
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STAFF REPORT
CITY COUNCIL
Page 1 of 15
Agenda Item 6.1
DATE: May 17, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
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 City Council will consider 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:
Conduct the public hearing, deliberate and: 1) adopt the Resolution Adopting a Supplemental
Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the
Inspiration Drive Memory Care and Assisted Living Projects; 2) waive the reading and
INTRODUCE the Ordinance 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; 3) adopt the Resolution Approving a Site Development Review
Permit for the Inspiration Drive Memory Care Project; 4) adopt the Resolution Summarily
Vacating Unused Right-of-Way on Dublin Boulevard and Reservation of a Public Service
Easement; 5) adopt the Resolution Approving a Purchase and Sale Agreement with Valley
Christian Center for Exempt Surplus Former Right-of-Way on Dublin Boulevard; 6) waive the
reading and INTRODUCE the Ordinance 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; 7) waive the reading and INTRODUCE the Ordinance Approving
an Amendment to Planned Development Ordinance No. 07-03 for the Valley Christian Center;
Attachment 3
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and 8) adopt the Resolution Approving a Site Development Review Permit and Tentative
Parcel Map No. 11241 for the Inspiration Drive Assisted Living Project.
FINANCIAL IMPACT:
The costs associated with processing the proposed projects are borne by the Applicant. As part
of the Inspiration Drive Memory Care project, a summary vacation of unused right-of-way on
Dublin Boulevard is requested. Staff is recommending a sale price of $14.83/square foot for a
total of $120,390. The recommended sale price was based on a comparable sale of a vacant
property zoned for commercial use with similar improvements, and the proposed Memory
Care Facility at 5751 Arnold Road property’s 2021-22 assessed value.
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 is subject to Planned Development (PD) Zoning (Ordinance No. 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 project
sites are surrounded by the Valley Christian Center, open space, and residential land uses as
shown in Table 2 and Table 3.
Figure 1. Project Location
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Table 1: Valley Christian Center Parcel Sizes and Land Uses
Parcel
No.
Current Use of the
Property
Proposed Use of the
Property
Parcel
Size
Existing General
Plan Land Use
1 Valley Christian Center
Campus
No change –
Church/School
33.3 Public/Semi-Public
1A Valley Christian Center
Campus
No change –
Church/School
3.7 Public/Semi-Public
2 Vacant Memory Care Facility 1.6 Public/Semi-Public
3 Vacant / Conservation
Easement (northern 8
acres)
Assisted Living Facility
/Conservation
Easement
12.7 Public Semi-Public
Table 2: Memory Care Facility Surrounding Land Uses
Location Zoning General Plan Land
Use
Current Use of the
Property
North PD (Planned Development) Public/Semi-Public Valley Christian Center
Campus
South N/A N/A Dublin Boulevard / I-580
East PD (Planned Development) Public/Semi-Public Vacant
West PD (Planned Development) Medium/High
Density Residential
Condominiums
Table 3: Assisted Living Facility Surrounding Land Uses
Location Zoning General Plan Land
Use
Current Use of the
Property
North PD (Planned Development) Public/Semi-Pubic &
Low-Density Single
Family
Valley Christian Center
Campus and Single-
Family Homes
South N/A N/A Dublin Boulevard / I-580
East R-1 (Single Family
Residential)
Single Family
Residential
Single Family Homes
West PD (Planned Development) Public/Semi-Public Vacant
Proposed Projects
The 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 City Council is requested to approve the two
proposed projects.
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Analysis
Memory Care Facility (PLPA-2020-00044)
The requested entitlements associated with the proposed memory care facility include a: 1) a
Planned Development Rezone 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.
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 for Staff
approval will be submitted subsequent to project approval.
Figure 2. Memory Care Facility Site Plan
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Planned Development Rezone
The 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 Rezone with a related Stage 1 and Stage 2 Development Plan. The proposed PD
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 PD. 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.
Table 4. Development Standards – Memory Care Facility
Maximum Beds 55
Maximum Faculty and Staff 18 at one time
Maximum Floor Area Ratio .50
Maximum Building Height: 35 feet
Maximum Lot Coverage 50%
Parking Spaces 1 per 3 employees on largest shift, plus 1 per 3 beds
Parking Stall Dimensions
Standards
Per Chapter 8.76 Off-Street Parking and Loading
Regulations of the Dublin Zoning Ordinance
Minimum Setbacks 20’ front yard
10’ street side yard
10’ Interior side yard
15’ rear yard (building)
5’ rear yard (fence)
Signage Pursuant to an approved Master Sign Program
The draft Ordinance providing the details of the proposed zoning is included as Attachment 3.
Site Development Review Permit
In 2016, Valley Christian Center and California Highlands entered into a private settlement
agreement, which set terms for development of Parcel 2, including setbacks and design
considerations. The following is a summary of the key components of the project associated
with the Site Development Review Permit, including those aspects which are driven by the
settlement agreement.
Site Design and Access: The project site is accessed from a new 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
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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
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.
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.
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
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would be provided to prevent intrusion into the riparian area associated with the ephemeral
stream in the northwestern portion of the project site.
Public Art Compliance: The applicant intends to satisfy the requirements of the City’s Public
Art Ordinance through the payment of in lieu fees. Condition of Approval No. 17 in the
Resolution approving the Site Development Review Permit captures this requirement
(Attachment 4).
The draft Resolution approving the Site Development Review Permit is included as Attachment
4. The Project Plans are included as Attachment 5.
Street Vacation of Dublin Boulevard
As part of the proposed project, the property owner, Valley Christian Center, in concert with
the Applicant, has requested a summary vacation of approximately 8,118 square feet of unused
Dublin Boulevard right-of-way as generally shown by the blue area in Figure 3 below. A plat
and legal description of the subject right-of-way is included as Exhibits A and B to Attachment
6. Once vacated as right-of-way, the City will continue to own the underlying fee parcel.
Figure 3. Dublin Boulevard Right-of-Way Vacation Area
Section 8331 of the California Streets and Highways Code et seq. provides the procedures for
vacating street right-of-way and allows for a summary vacation if:
a. Right-of-way is in excess of a street not required for street purposes.
b. For a period of five consecutive years, the street or highway has been impassable for
vehicular traffic.
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c. No public money was expended for maintenance on the street during such period.
The subject right-of-way is part of the I-580 freeway frontage road that was relinquished from
the State of California to Alameda County in 1981 prior to the City’s incorporation. The
frontage road was annexed into the City of Dublin in 1990 and later improved as an extension
of Dublin Boulevard. The final roadway alignment of the Dublin Boulevard extension left
remnants of the annexed frontage road undeveloped. The subject right-of-way is currently
undeveloped, has been impassable to vehicular traffic, and no public money was expended for
its maintenance.
Through the years as development adjacent to Dublin Boulevard has occurred, portions of the
unimproved area of the right-of-way beyond the limits of the improved Dublin Boulevard have
been vacated to accommodate development.
On April 26, 2022, in accordance with Government Code Section 65402, the Planning
Commission made a finding of conformance with an adopted General Plan for a street
vacation and disposition of real property. 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 supportive housing for the senior community with special
needs. The finding of conformance with the Land Use and Circulation Element of the General
Plan is included in the Planning Commission’s Resolution, Attachment 9.
Subsection (a) of Section 8355 of the California Streets Highways Code allows the City to sell
the subject right-of-way in conjunction with its vacation. The City has prepared a Purchase and
Sale Agreement, which outlines the terms and conditions of the sale of the remnant parcel to
Valley Christian Center. Upon the City Council’s approval of the street vacation and Purchase
and Sale Agreement, Valley Christian Center will merge the remnant parcel with Parcel 2 to
accommodate the development of the memory care facility.
The Resolution approving the vacation of unused right-of-way on Dublin Boulevard is included
as Attachment 6. The Resolution approving a Purchase and Sale Agreement with the property
owner, Valley Christian Center, with the draft Purchase and Sale Agreement are included as
Attachments 7 and 8, respectively.
Assisted Living Facility (PLPA-2020-00045)
The requested entitlements associated with the proposed assisted living facility include a: 1)
Planned Development Rezone with a related Stage 1 and 2 Development Plan; 2) Planned
Development Zoning 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,
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and one-bedroom units. Like the memory care facility, the assisted living facility would also
provide communal spaces for the use of residents and staff, including a courtyard, kitchen,
lobby area, offices, medical facilities, living area, dining room, activity area, café, theater and
wellness spa/salon. Figure 4 shows the proposed site plan. In addition to the 84 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 Rezone
Pursuant to the Valley Christian Planned Development Zoning (Ordinance No. 07-03), Parcel 3
was designated as a “Future Study Area.” The PD states that “no uses shall be permitted until
established by a future Stage 2 Planned Development Rezone 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 would supersede
existing Planned Development Zoning Ordinance No. 07-03 for 4.68-acres of Parcel 3. The
applicant is proposing the PD 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 Project
Maximum Beds 84
Maximum Faculty and Staff 26 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
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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
The draft Ordinance providing the details of the proposed zoning is included as Attachment 10.
Planned Development Zoning Amendment
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 11.
Site Development Review
The 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.
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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 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.
Landscaping: The assisted living facility would provide approximately 118,087 square feet of
private open space on Parcel 3. A bioretention landscape buffer is located along the south side
of the parking area and driveway/fire lane.
The proposed landscaping includes various evergreen and ornamental trees, shrubs, grasses,
perennials, ground cover, and vines. A new sidewalk and street trees are proposed along
Inspiration Drive down to Dublin Boulevard.
A series of retaining walls is located along the north side of the building. The walls are
bordered with landscape along the bottom edge and along the top between the wall and
Inspiration Drive. The project site is surrounding by the natural hillside on the south, east and
north. The proposed landscape plan is shown in the Project Plans on Sheets L-1.1 and L1.2
The draft Resolution approving the Site Development Review Permit is included as Attachment
12. The Project Plans are included as Attachment 13.
Tentative Parcel Map
The 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
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supported by the City Engineer.
The draft Resolution approving the Site Development Review Permit and Tentative Parcel Map
No. 11241 is included as Attachment 12. The Project Plans are included as Attachment 13 and
Tentative Parcel Map No. 11241 is included as Attachment 14.
Public Art Compliance
The 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. 18 in the Resolution
approving the Site Development Review Permit captures this requirement (Attachment 12).
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The proposed memory care facility 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:
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 4) and the attached Resolution pertaining to
the Site Development Review Permit and Tentative Parcel Map for the Assisted Living Facility
(Attachment 12).
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
1 City of Dublin. 2018. Valley Christian Center Supplemental Mitigated Negative Declaration / Initial Study,
Planning Application Number: PLPA-2014-00052.
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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),
including Section 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
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 Resolution adopting the Supplemental Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program is included as Attachment 1. The Initial
Study/Supplemental Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program are included as Attachment 2.
PLANNING COMMISSION REVIEW:
On April 12, 2022, the Planning Commission held a study session on the proposed projects.
Staff and the Applicant provided presentations. The Planning Commission asked various
questions and made comments regarding emergency vehicle access, parking lot design and
grading, retaining walls, architectural features and articulation of the building facades,
landscaping and the potential for additional oak trees, and the layout of the interior spaces.
One member of the public addressed the Planning Commission and spoke in opposition to the
project.
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On April 26, 2022, the Planning Commission held a public hearing on the proposed projects. As
part of the public hearing, 19 members of the public provided comments regarding the
project. The public expressed concerns regarding short-term health impacts related to
construction, increase in traffic, impacts to views, and biological resources on the property.
The Planning Commission adopted Resolution No. 22-04 and Resolution No. 22-05
recommending approval of the Inspiration Drive Memory Care and Assisted Living Projects,
respectively (refer to Attachments 9 and 15).
STRATEGIC PLAN INITIATIVE:
None.
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 16.
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.
On April 26, 2022, a comment letter on behalf of East Bay Residents for Responsible
Development was submitted challenging the Supplemental Mitigated Negative Declaration.
Though not required by CEQA, the City prepared a response to the comment. A copy of this
letter along with all other written public comments received on the proposed project until the
publication of this report is included as Attachment 17. A copy of the City’s response is
included as Attachment 18.
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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) Resolution Adopting a Supplemental Mitigated Negative Declaration and Mitigation and
Monitoring Reporting Program for the Inspiration Drive Memory Care and Assisted Living
Projects (PLPA-2020-00044 and PLPA-2020-00045)
2) Exhibit A to the Resolution - Initial Study / Supplemental Mitigated Negative Declaration
3) Ordinance 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
4) Resolution Approving a Site Development Review Permit for the Inspiration Drive Memory
Care Project
5) Exhibit A to the Resolution - Memory Care Project Plans
6) Resolution Summarily Vacating Unused Right-of-Way on Dublin Boulevard and
Reservation of a Public Service Easement
7) Resolution Approving a Purchase and Sale Agreement with Valley Christian Center for
Exempt Surplus Former Right-of-Way on Dublin Boulevard
8) Exhibit A to the Resolution – Draft Purchase and Sale Agreement
9) Planning Commission Resolution No. 22-04
10) Ordinance 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
11) Ordinance Approving an Amendment to Planned Development Ordinance No. 07-03 for the
Valley Christian Center
12) Resolution Approving a Site Development Review Permit and Tentative Parcel Map No.
11241 for the Inspiration Drive Assisted Living Project
13) Exhibit A to the Resolution - Assisted Living Project Plans
14) Exhibit B to the Resolution - Tentative Parcel Map No. 11241
15) Planning Commission Resolution No. 22-05
16) Community Engagement Summary by Fulcrum Development
17) Public Comments
18) Response to Environmental Review Comments – May 2022
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