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HomeMy WebLinkAboutPC Reso 22-07 PLPA-2021-00042 Dublin Senior LivingReso. No. 22-07, Item 6.1, Adopted 05/10/2022 Page 1 of 3 RESOLUTION NO. 22-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL CONSIDER AN ADDENDUM TO THE EASTERN DUBLIN GENERAL PLAN AMENDMENT AND SPECIFIC PLAN ENVIRONMENTAL IMPACT REPORT AND APPROVE AN AMENDMENT TO THE ZONING MAP, A PLANNED DEVELOPMENT ZONING DISTRICT WITH A RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN AND A SITE DEVELOPMENT REVIEW PERMIT FOR THE DUBLIN SENIOR LIVING PROJECT PLPA 2021-00042 (APN 986-0014-013-00) WHEREAS, the Applicant, South Bay Partners, LLC., proposes to develop a community care facility located at 5751 Arnold Road. The proposed project consists of a two-story, 155,517-square-foot building with 152 units, including 114 assisted living units, 38 memory care units and a total of 174 beds. Common space amenity areas, and associated site, frontage and landscape improvements are also proposed. Requested approvals include a Planned Development Rezon ing with a related Stage 1 and Stage 2 Development Plan and Site Development Review Permit. These planning and implementing actions are collectively known as the “Dublin Senior Living Project” or the “Project;” and WHEREAS, the Project site is approximately 5.74 acres located on the east side of Arnold Road, north of Central Parkway; and WHEREAS, the project site has a General Plan land use designation of Campus Office and is located in a Planned Development Zoning District (Ordinance No. 30-98); and WHEREAS, the proposed community care facility is consistent with the Campus Office land use designation but requires amendments to the Planned Development Zoning; and WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the Project site is located in the General Plan Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, for which the City Council certified an Environmental Impact Report and an addendum on August 22, 1994 (1993 GPA/SP EIR), which identified impacts from development of the Eastern Dublin Specific Reso. No. 22-07, Item 6.1, Adopted 05/10/2022 Page 2 of 3 Plan. The City Council adopted mitigation measures, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution No. 53-93, incorporated herein by reference); and WHEREAS, the City prepared an Initial Study to determine whether supplemental environmental review was required for the proposed Project under CEQA standards. The Initial Study examined whether there were substantial changes to the proposed development, substantial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than previously analyzed in the 1993 GPA/SP EIR, or whether any standards for supplemental environmental review were met; and WHEREAS, upon completion of the Initial Study, it was determined that there were no new potentially significant impacts associated with the Project and, therefore, an Addendum to the 1993 EIR was prepared; and WHEREAS, a Staff Report, dated May 10, 2022, and incorporated herein by reference, described and analyzed the Project, including the Planned Development Rezone with related Stage 1 and Stage 2 Development Plan, Site Development Review Permit, and Addendum to the 1993 GPA/SP EIR; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, on May 10, 2022, at which time all interested parties had the opportunity to be heard; and NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council adopt an Ordinance attached as Exhibit A considering the CEQA Addendum and approving a Planned Development Zoning District with a related Stage 1 and Stage 2 Development Plan based on findings, as set forth in Exhibit A. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council approve the Resolution attached as Exhibit B approving the Site Development Review Permit, based on the findings and conditions of approval, as set forth in Exhibit B. PASSED, APPROVED, AND ADOPTED this 10th day of May 2022 by the following vote: AYES: Benson, Grier, Thalblum NOES: Tyler, Wright ABSENT: Reso. No. 22-07, Item 6.1, Adopted 05/10/2022 Page 3 of 3 ABSTAIN: ______________________________ Planning Commission Chair ATTEST: ____________________________ Assistant Community Development Director 5101209.1 Attachment 2 Page 1 of 9 ORDINANCE NO. XX – 22 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * CONSIDERING THE CEQA ADDENDUM, AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH A RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR THE DUBLIN SENIOR LIVING PROJECT PLPA 2021-00042 (APN 986-0014-013-00) The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, South Bay Partners, LLC., proposes to develop a community care facility located at 5751 Arnold Road. The proposed project consists of a two-story, 155,517-square-foot building with 152 units, including 114 assisted living units, 38 memory care units and a total of 174 beds. Common space amenity areas, and associated site, frontage and landscape improvements are also proposed. Requested approvals include a Planned Development Rezoning with a related Stage 1 and Stage 2 Development Plan and Site Development Review Permit. These planning and implementing actions are collectively known as the “Dublin Senior Living Project” or the “Project”. B. The Project site is approximately 5.74 acres located on the east side of Arnold Road, north of Central Parkway (APN 986-0014-013-00). C. The Project site has a General Plan land use designation of Campus Office and is located in a Planned Development Zoning District (Ordinance No. 30-98). D. The community care facility is consistent with the Campus Office land use designation but requires amendments to the Planned Development Zoning District. 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. The Project site is located in the Eastern Dublin Specific Plan area, for which the City Council certified an Environmental Impact Report and an addendum on August 22, 1994 (1993 GPA/SP EIR), which identified impacts from development of the Eastern Dublin Specific Plan area. The City Council adopted mitigation measures, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution No. 53-93, incorporated herein by reference). 22 Attachment 2 Page 2 of 9 G. 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 previously analyzed in the 1993 GPA/SP EIR, or whether any standards for supplemental environmental review were met. H. Upon completion of the Initial Study, it was determined that there were no new potentially significant impacts associated with the Project and, therefore, an Addendum to the 1993 GPA/SP EIR was prepared. I. Following a properly noticed public hearing on May 10, 2022, the Planning Commission adopted Resolution No. 22-xx recommending that the City Council consider the CEQA Addendum, and approve of a Zoning Map Amendment, a Planned Development Rezone with a related Stage 1 and 2 Development Plan and a Site Development Review Permit for the Dublin Senior Living Project, which resolution is incorporated herein by reference and available at City Hall during normal business hours. J. A Staff Report, dated ________and incorporated herein by reference, described and analyzed the Project, including the CEQA Addendum, Zoning Map Amendment, Planned Development Rezoning and Site Development Review Permit for the City Council. K. On ______, the City Council held a properly noticed public hearing on the Project, including the Zoning Map Amendment, Planned Development Rezoning and Site Development Review Permit at which time all interested parties had the opportunity to be heard. L. The City Council considered the Addendum to the 1993 GPA/SP EIR, as well as the prior 1993 GPA/SP EIR and all above-referenced reports, recommendations, and testimony before taking any action on the Project. M. 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 (DMC), the City Council finds as follows. 1. The Dublin Senior Living Project (“the Project”) PD-Planned Development Zoning meets the purpose and intent of DMC Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site 23 Attachment 2 Page 3 of 9 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 facility will blend with the natural features unique to the site through the use of design and planning. The Applicant proposes internal common space areas and landscape amenity areas around the building, which are consistent with the provisions and regulations for development set forth therein. 2. Development of the Project under the PD-Planned Development Zoning will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide for a new community care facility, which as a commercial service use type will be similar to other nearby uses, which include a mix of commercial, office, residential (single-family and multifamily), institutional, and civic uses. B. Pursuant to DMC Sections 8.120.050 A and B, the City Council finds as follows. 1. The PD-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 for residents of the facility. The Project will allow for elderly residents of surrounding neighborhoods to continue to reside in Dublin and will provide employment opportunities. The proposed site plan has considered a land use type and density that is compatible with the adjacent area and densities. 2. The Project site is physically suitable for the type and intensity of the zoning district being proposed in that the site is flat with access provided from Arnold Road and is served by existing public utilities. The Project site conditions are documented in the Addendum to the 1993 GPA/SP EIR and prior certified 1993 GPA/SP EIR, and the Project will implement all adopted mitigation measures, as applicable. There are no site conditions that have been identified that will present an impediment to development of the site for the proposed community care facility. 3. The PD-Planned Development Zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the Project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures, as applicable. In order to ensure adequate emergency vehicle access to all portions of the site, access is provided to the site from Arnold Road. 4. The PD-Planned Development Zoning is consistent with and in conformance with the Dublin General Plan and the Eastern Dublin Specific Plan, in that the proposed use as a community care facility is consistent with the existing Campus Office land use designation for the site, which allows commercial service uses. The Project complies with this designation as it will provide for an attractive, campus-like 24 Attachment 2 Page 4 of 9 setting for a non-retail commercial use that will not generate nuisances related to emissions, noise, odors, or glare. Section 3: Zoning Map Amendment Pursuant to Dublin Municipal Code Chapter 8.32,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 zoning (Resolution No. 30- 98): 5.74 acres located on the east side of Arnold Road, north of Central Parkway (Assessor Parcel Number 986-0014-013-00)(“the Property”). A map of the rezoning area is shown below: Section 4. Approval of Stage 1 and Stage 2 Development Plan The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1 and Stage 2 Development Plan for the 5.74-acre project area, which is hereby approved. Any amendments to the Stage 1 and Stage 2 Development Plan shall be in accordance with DMC Section 8.32.080 or its successors. Stage 1 and Stage 2 Development Plan This is a Stage 1 and Stage 2 Development Plan pursuant to DMC Chapter 8.32. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan and is adopted as part of the PD-Planned Development Zoning for the Dublin Senior Living Project (PLPA-2021-00042). 25 Attachment 2 Page 5 of 9 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 Proposed 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 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 Stage 1 and Stage 2 Site Plan is shown below. 26 Attachment 2 Page 6 of 9 3. Site Area, Proposed Densities and Development Regulations Maximum Beds 174 Maximum Faculty and Staff 42 (on-site at one time) Floor Area Ratio 0.62 Maximum Building Height: 2 stories/28 feet Maximum lot coverage 32% 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 (along Arnold Road) 10’ side (along north and south property lines) 10’ rear (along east property line) Signage Pursuant to Chapter 8.84 Sign Regulations of the Dublin Zoning Ordinance 4. Phasing Plan. The Project is not subject to a phasing plan as it will be built in one phase, first beginning with site preparation, and followed by grading, building construction, paving and architectural coating. 5. General Plan and Specific Plan Consistency. The Project is consistent with the General Plan and Eastern Dublin Specific Plan land use designation of Campus Office, which allows commercial service uses, such as community care facilities. in addition, the proposed use will provide for an attractive, campus-like setting for a non-retail commercial use that will not generate nuisances related to emissions, noise, odors, or glare and is consistent with the floor area ratio of 0.25. to 0.80 allowed in the Campus Office land use designation. 6. Inclusionary Zoning Regulations. The proposed project is a commercial use type and is not subject to the Inclusionary Zoning Regulations (DMC Chapter 8.68) for the provision of affordable housing because the regulations apply only to residential development projects of 20 units or more. 7. Architectural Standards. The Project’s architectural style utilizes a contemporary design approach, which has been designed to be complementary to the nearby residential development within the Dublin Crossing Specific Plan. The architectural design of the Project shall reflect the following standards: 27 Attachment 2 Page 7 of 9 Incorporate features such as different wall planes, heights, wall textures, low slope/flat roof construction, light fixtures, and landscaping to enhance the building detail at the pedestrian level. Use high quality modern materials including engineered wood-look panel veneer, smooth stucco finish, cultured stone veneer, and provide for stucco clad framed elements to break down the building form into more human scale volumes. Colors shall be neutral in nature, while bright/harsh primary colors shall be avoided. Windows shall provide for a modern style and vary in size and configuration, while being free of decorative mullions. Where appropriate, given the orientation of the building to the sun, modern metal canopies shall be provided above windows to employ shade to respective units. Provide functional outdoor spaces for residents, which allows for gathering and socializing, with landscaping, outdoor seating, enhanced paving treatment, and other features to provide an appropriate urban scale for the development. 8. Preliminary Landscaping Plan. The conceptual landscape design of the Project shall reflect the following standards: Create a park-like environment that is utilized by the residents. Provide plentiful green space and natural habitat that utilizes a native and climate-adaptive planting palette to Dublin, and is considered moderate or low water use. Provide a generous landscape buffer along Arnold Road that softens the main street frontage. Preserve existing trees where possible along the site perimeter to further enhance the landscape buffer and better integrate the new development into the surrounding community. Utilize plants that provide a year-round vegetated landscape with seasonality, color, and interest for an attractive visual environment. 28 Attachment 2 Page 8 of 9 9.Aerial Photo. 10.Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and Stage 2 Development Plan, the use, development, improvement, and maintenance of the property shall be subject to the regulations of the closest comparable zoning district as determined by the Community Development Director and the Dublin Zoning Ordinance. No development shall occur on this property until a Site Development Review Permit has been approved. Section 5. Effective Date.This Ordinance shall take effect and be enforced thirty (30) days following its final adoption. Section 6.Posting. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED BY this _________ day of _____________ 2022, by the following vote: AYES: NOES: Project Location COMMERCIA L RESIDENTIAL COMMERCIAL COMMERCIAL RESIDENTIAL 29 Attachment 2 Page 9 of 9 ABSENT: ABSTAIN: _____________________________ Mayor ATTEST: _____________________________ City Clerk 30 Attachment 3 Page 1 of 43 RESOLUTION NO. xx – 22 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR THE DUBLIN SENIOR LIVING PROJECT PLPA 2021-00042 (APN 986-0014-013-00) WHEREAS, the Applicant, South Bay Partners, LLC., proposes to develop a community care facility located at 5751 Arnold Road. The proposed project consists of a two-story, 155,829-square-foot facility with 152 units, including 114 assisted living units, 38 memory care units and a total of 174 beds. Common space amenity areas, and associated site, frontage, and landscape improvements are also proposed. Requested approvals include a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan and Site Development Review Permit. These planning and implementing actions are collectively known as the “Dublin Senior Living Project” or the “Project;” and WHEREAS, the Project site is approximately 5.74 acres located on the east side of Arnold Road, north of Central Parkway (APN 986-0014-013-00); and WHEREAS,the existing General Plan land use designation for the project site is Campus Office; and WHEREAS,the Project site is located within Planned Development Ordinance No. 30-98; and WHEREAS,the Project is a departure from the original intent and vision of the previously adopted zoning (Resolution No. 30-98), and thus necessitates a Planned Development Rezoning; and WHEREAS,the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the Project site is located in the Eastern Dublin Specific Plan area, for which the City Council certified an Environmental Impact Report and an addendum on August 22, 1994 (1993 GPA/SP EIR), which identified impacts from development of the Eastern Dublin Specific Plan area. Upon approval of the Eastern Dublin General Plan Amendment and Specific Plan, the City Council adopted mitigation measures, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution No. 53- 93, incorporated herein by reference); and 31 Attachment 3 Page 2 of 43 WHEREAS,the City prepared an Initial Study to determine whether supplemental environmental review was required for the proposed Project under CEQA standards. The Initial Study examined whether there were substantial changes to the proposed development, substantial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior 1993 GPA/SP EIR, or whether any standards for supplemental environmental review were met; and WHEREAS,upon completion of the Initial Study, it was determined that there were no new potentially significant impacts associated with the Project and, therefore, an Addendum to the 1993 GPA/SP EIR was prepared; and WHEREAS,following a properly noticed public hearing on May 10, 2022, the Planning Commission adopted Resolution No. 22-xx recommending that the City Council consider the CEQA Addendum, and approve a Zoning Map Amendment, a Planned Development Rezoning with a related Stage 1 and Stage 2 Development Plan, and a Site Development Review Permit for the Project; and WHEREAS, a Staff Report, dated ________and incorporated herein by reference, described and analyzed the Project, including the CEQA Addendum, Zoning Map Amendment, Planned Development Rezone and Site Development Review Permit for the City Council; and WHEREAS, on ______, the City Council held a properly noticed public hearing on the project and the Addendum to the 1993 GPA/SP EIR at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council held a properly noticed public hearing on the Project, including the Zoning Map Amendment, Planned Development Rezoning and Site Development Review Permit at which time all interested parties had an opportunity to be heard; and WHEREAS,the City Council did review and consider the Initial Study and CEQA Addendum incorporated herein by reference; and WHEREAS, the City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does hereby make the following findings and determinations regarding the Site Development Review Permit for the Dublin Senior Living Project: A.The proposal is consistent with the purposes of Chapter 8.104 (Site Development Review) of the Zoning Ordinance, with the General Plan, and any applicable Specific Plans and design guidelines because: 1) the proposed Project is consistent with the General Plan land use designation of Campus Office as it will 32 Attachment 3 Page 3 of 43 provide for an attractive, campus-like setting for a non-retail commercial use that will not generate nuisances related to emissions, noise, odors, or glare; 2) the proposed Project gives thoughtful consideration to the adjacent residential development through setbacks, height and a consistent architectural design; and 3) the proposed Project will conform to the allowable uses and development standards as stated in the Stage 1 and Stage 2 Development Plan. B.The proposal is consistent with the provisions of Title 8, Zoning Ordinance because:1) the Planned Development Zoning provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan; and 2) development of the Project under the Planned Development Zoning will be harmonious and compatible with existing and future development in the surrounding area, in that the site will provide new care facility for senior residents. C.The design of the Project is appropriate to the City, the vicinity, surrounding properties, and the lot(s) in which the Project is proposed because:1) the project site is adjacent to Medium-High Density Residential and Campus Office uses; 2) the proposed development will consist of a community care facility for the senior population and will serve the Dublin community and surrounding areas; and 3) the design of the Project has taken into account sensitive adjacencies and will provide a community care facility for senior residents. D.The subject site is suitable for the type and intensity of the approved development because:1) the Project site is relatively flat with improved public streets and utilities; and 2) development intensity is similar to adjacent properties. E.Impacts to existing slopes and topographic features are addressed because: 1) the Project site is relatively flat; 2) the roadway and utility infrastructure to serve the site already exist; and 3) future approval of grading and improvement plans will enable the site to be modified to suit the Project, which will be developed for the site in accordance with City policies and regulations. F.Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because:1) the building has been designed to be consistent with the quality and standards of the adjacent residential community (The Boulevard); 2) the site layout provides for a re-aligned intersection at Arnold Road and Horizon Parkway that easily connects the Project to the adjacent community, and the Project will concentrate activity internally to the site with the front entrance adequately setback from the street and continued access provided to adjacent properties; and 3) the proposed Project includes a landscape buffer between the Project and Arnold Road that softens the main street frontage. 33 Attachment 3 Page 4 of 43 G.Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because:1) the plant species will provide for plentiful green space and natural habitat that utilizes a native and climate-adaptive planting palette to Dublin, which is drought tolerant and compatible with the existing plant species in the area; 2) the Project includes internal courtyard gathering spaces as well as external walkways, seating area and activity space that surround the building, thereby creating a park-like environment for residents; and 3) Project landscaping conforms to the requirements of the City’s Water Efficient Landscape Ordinance. H.The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because:1) access to the site is provided from a singular driveway off Arnold Road; 2) all infrastructure including, pathways, sidewalks, and lighting have been reviewed for conformance with City policies, regulations, and best practices and have been designed with multi-modal travel in mind; and 3) the Project has been reviewed by the Public Works Department and Fire Department and adequate access and circulation has been provided on-site. BE IT FURTHER RESOLVED that the Dublin City Council does hereby approve the Site Development Review Permit for the Dublin Senior Living Project subject to the conditions included below, and other plans, and text relating to this Site Development Review Permit. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. CONDITION TEXT RESPON . AGENCY WHEN REQUIRED Prior to: PLANNING –GENERAL 1.Approval. This approval is for the Dublin Senior Living Project (PLPA-2021-00042). This approval shall be as generally depicted and indicated on the Project Plans prepared by Smithgroup, dated March 25, 2022, attached as Exhibit A and other PL On-going 34 Attachment 3 Page 5 of 43 plans, text, and diagrams relating to this project, and as specified as the following Conditions of Approval for this project. 2.Effective Date. This Site Development Review Permit approval becomes effective once the Planned Development Rezone has been approved by City Council and is effective. PL On-going 3.Permit Expiration. Construction or use shall commence within one (1) year of Permit approval or the Site Development Review Permit shall lapse and become null and void. If there is a dispute as to whether the Site Development Review Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If the Site Development Review Permit expires, a new application must be made and processed according to the requirements of the Zoning Ordinance. PL One Year After Effective Date 4.Time Extension.The Director of Community Development may, upon the Applicant’s written request for an extension of approval prior to expiration, and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed 12 months. The Director of Community Development may grant a maximum of two extensions of approval, and additional extensions may be granted by the original decision maker. PL Prior to Expiration Date 5.Compliance. The Applicant/Property Owner shall operate this use in compliance with the Conditions of Approval of this Site Development Review Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. PL On-going 6.Modifications. Modifications or changes to this Site Development Review Permit approval may be considered by the Community Development Director if the modifications or changes proposed comply with Dublin Municipal Code (DMC) Section 8.104.100. PL On-going 7.Revocation of Permit. The Site Development Review Permit approval shall be revocable for PL On-going 35 Attachment 3 Page 6 of 43 cause in accordance with DMC Section 8.96.020.I. Any violation of the terms or conditions of this permit shall be subject to citation. 8.Requirements and Standard Conditions. The Applicant/Developer shall comply with applicable City of Dublin Fire Prevention Bureau, Dublin Public Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Applicant/Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. Various Building Permit Issuance 9.Required Permits. The Applicant/Developer shall obtain all permits required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Wildlife, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. PW Building Permit Issuance and Grading Permit Issuance 10.Fees. The Applicant/Developer shall pay all applicable fees in effect at the time of building permit issuance, including, but not limited to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. Various Building Permit Issuance 11.Indemnification. The Applicant/Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, ADM On-going 36 Attachment 3 Page 7 of 43 Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Applicant’s/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 12.Clarification of Conditions.In the event that there needs to be clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Applicant/Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts to this project. PL, PW On-going 13.Clean-up. The Applicant/Developer shall be responsible for clean-up and disposal of project related trash to maintain a safe, clean and litter-free site. PL On-going 14.Construction Trailer.The Applicant/Developer shall obtain a Temporary Use Permit prior to the establishment of any construction trailer, storage shed, or container units on the Project site. PL Establishme nt of the Temporary Use 15.Equipment Screening. All electrical equipment, fire risers, and/or mechanical equipment shall be screened from public view by landscaping and/or architectural features and that electrical transformers are either underground or architecturally screened. Any roof-mounted equipment shall be completely screened from adjacent street view by materials architecturally compatible with the building and to the satisfaction of the Community Development Director. The Building Permit plans shall show the location of all equipment and screening for review PL Building Permit Issuance 37 Attachment 3 Page 8 of 43 and approval by the Community Development Director. PLANNING –PROJECT SPECIFIC CONDITIONS 16.Public Art. The project is required to comply with DMC Sections 8.58.05A and 8.58.05D of Chapter 8.58 (Public Art Program). The project will make a monetary contribution in-lieu of acquiring and installing a public art project on the property, as provided by the DMC Section 8.58.050D. The in- lieu contribution shall be as provided in the DMC Chapter 8.58. PL Building Permit Issuance 17.Mitigation Monitoring Program.The Applicant/Developer shall comply with the applicable mitigation measures of the 1993 Eastern Dublin General Plan Amendment and Specific Plan Environmental Impact Report 1993 (1993 GPA/SP EIR) certified by Resolution No. 51-93, including any applicable action programs and implementation measures contained in Resolution No. 53-93. PL Ongoing 18.Final Landscape and Irrigation Plan. Plans shall comply with DMC Chapter 8.72 and be generally consistent with the project plans attached to this Resolution as Exhibit A Final Landscape and Irrigation Plan prepared and stamped by a State licensed landscape architect or registered engineer shall be submitted for review and approval by the Community Development Director. PL Building Permit Issuance 19.Water Efficient Landscaping Regulations. The Applicant/Developer shall meet all requirements of the City of Dublin's Water-Efficient Landscaping Regulations contained in DMC Chapter 8.88 and submit written documentation to the Public Works Department (in the form of a Landscape Documentation Package and other required documents) that the development conforms to the City’s Water Efficient Landscaping Ordinance. PL Building Permit Issuance 20.Landscape Edges. Concrete curbs or bands shall be used at the edges of all planters and paving surfaces, unless otherwise defined differently. The design width and depth of the concrete edge shall be to the satisfaction of the Community Development Director and City Engineer. PL Building Permit Issuance 21.Backflow Prevention Devices. The Landscape Plan shall show the location of all backflow prevention devises. The location and screening of PL Building Permit Issuance 38 Attachment 3 Page 9 of 43 the backflow prevention devices shall be reviewed and approved by City staff. 22.Maintenance of Landscape. All landscape areas on the site shall be enhanced and properly maintained at all times. Any proposed or modified landscaping to the site, including the removal or replacement of trees, shall require prior review and written approval from the Community Development Director. PL On-going 23.Arborist Report.Plans submitted for a building permit shall include an updated arborist report and site plan with matching tree numbers. PL Building Permit Issuance 24.Distance Between Light Poles and Tree Trunks. A minimum distance of 15 feet shall be provided between light poles and tree trunks. PL Building Permit Issuance BUILDING AND SAFETY 25.Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit. B Through Completion 26.Construction Drawings. Construction plans shall be fully dimensioned (including building elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. B Issuance of Building Permits 27.Building Permits. To apply for building permits, Applicant/Developer shall submit electronic drawings for plan check. An annotated copy of the Conditions of Approval shall be included with the submittal. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. B Issuance of Building Permits 28.As-Built Drawings.All revisions made to the building plans during the project shall be incorporated into an “As Built” electronic file and submitted prior to the issuance of the final occupancy. B Occupancy 39 Attachment 3 Page 10 of 43 29.Addressing. a.Provide a site plan with the City of Dublin’s address grid overlaid on the plans (1 to 30 scale). Highlight all exterior door openings on plans (front, rear, garage, etc.). The site plan shall include a single large format page showing the entire project and individual sheets for each neighborhood. Application and required plans shall be submitted electronically. b.Address signage shall be provided as per the Dublin Commercial Security Code. c.Address will be required on all doors leading to the exterior of the building. Addresses shall be illuminated and be able to be seen from the street, four inches in height minimum. B Prior to Release of Addresses Prior to Permitting Prior to Occupancy 30.Engineer Observation. The Engineer of Record shall be retained to provide observation services for all components of the lateral and vertical design of the building, including nailing, hold-downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. B Prior to Scheduling the Final Frame Inspection 31.60-Foot No Build Covenant. Pursuant to DMC Section 7.32.130, the owner shall file with the Building Official a Covenant and Agreement Regarding Maintenance of Yards for an Oversized Building binding such owner, his heirs, and assignees, to set aside a 60-foot required yard as unobstructed space having no improvements. After execution by the owner and Building Official, such covenant shall be recorded in the Alameda County Recorder’s Office, and shall continue in effect so long as an oversized building remains or unless otherwise released by authority of the Chief Building Official. B Prior to Permitting 32.Foundation. Geotechnical Engineer for the soils report shall review and approve the foundation design. A letter shall be submitted to the Building Division on the approval. B Prior to Permit Issuance 33.CASp Reports. The Applicant/Developer shall obtain the services of a Certified Access Specialist for the review of the construction drawings and inspections for the building interior and site exterior. A written report shall be submitted to the City prior to approval of the permit application. Additionally, B Prior to Permitting and Occupancy 40 Attachment 3 Page 11 of 43 a written report shall be submitted to the City Building Inspector prior to scheduling the final inspection. 34.Air Conditioning Units. Air conditioning units and ventilation ducts shall be screened from public view with materials compatible to the main building. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Chief Building Official and Director of Community Development. B Occupancy of Building 35.Plumbing Fixture Count. The plumbing fixture count (e.g., water closets, lavatories, urinals, drinking fountains) shall meet the minimum requirements for the use as regulated by the CA Plumbing Code. B Prior to Permitting 36.Solar Zone –CA Energy Code. Show the location of the Solar Zone on the site plan. Detail the orientation of the Solar Zone. This condition of approval will be waived if the project meets the exceptions provided in the CA Energy Code. B Through Completion 37.Accessible Parking. The required number of parking stalls, the design and location of the accessible parking stalls shall be as required by the CA Building Code, Chapter 11-B. B Through Completion 38.Green Parking. The design and number of clean air/ EV ready stalls shall be as required by the CA Green Building Standards Code. B Through Completion 39.Accessory Structures. Building permits are required for all trash enclosures and associated amenities / structures and are required to meet the accessibility and building codes. B Through Completion 40.Temporary Fencing. Temporary construction fencing shall be installed along perimeter of all work under construction B Through Completion 41.Construction Trailer. Due to size and nature of the development, the Applicant/Developer shall provide a construction trailer with all hook ups for use by City Inspection personnel during the time of construction as determined necessary by the Chief Building Official. In the event that the City has their own construction trailer, the Applicant/Developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The Applicant/Developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Chief B Prior to Permit Issuance 41 Attachment 3 Page 12 of 43 Building Official at the Applicant/Developer’s expense. 42.Copies of Approved Plans. The Applicant/Developer shall provide City with one reduced (1/2 size) copy of the City of Dublin stamped approved plan. B 30 Days After Permit and Each Revision Issuance 43.Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit. B Through Completion 44.Construction Drawings. Construction plans shall be fully dimensioned (including building elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. B Issuance of Building Permits 45.Building Permits. To apply for building permits, Applicant/Developer shall submit electronic drawings for plan check. An annotated copy of the Conditions of Approval shall be included with the submittal. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. B Issuance of Building Permits FIRE PREVENTION 46.No fire service lines shall pass beneath buildings.F Approval of Improvemen t Plans 47.Final hydrant locations as required by CA Fire Code to be determined in the final improvement plans. F Approval of Improvemen t Plans 48.Sheet C9.0 shows the emergency vehicle access (EVA) exiting through the adjacent parcel (Parcel Map No. 8502). An emergency vehicle access easement deed shall be filed and deeded to the subject parcel. F Approval of Improvemen t Plans 49.Fire apparatus access roadways must extend to within 200 feet of the most remote first floor exterior wall of any building. F Occupancy 42 Attachment 3 Page 13 of 43 50.New Fire Sprinkler System and Monitoring Requirements. In accordance with the Dublin Fire Code, fire sprinklers shall be installed in the building. The system shall be in accordance with the NFPA 13, the CA Fire Code and CA Building Code. Plans and specifications showing detailed mechanical design, cut sheets, listing sheets and hydraulic calculations shall be submitted to the Fire Department for approval and permit prior to installation. This may be a deferred submittal. a.Sprinkler Plans. (Deferred Submittal Item). Submit detailed mechanical drawings of all sprinkler modifications, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit prior to installation. b.All sprinkler system components shall remain in compliance with the applicable N.F.P.A. 13 Standard, the CA Fire Code and the CA Building Code. c.Underground Plans. (Deferred Submittal Item). Submit detailed shop drawings for the fire water supply system, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit prior to installation. All underground and fire water supply system components shall be in compliance with the applicable N.F.P.A. 13, 24, 20, 22 Standards, the CA Fire Code and the CA Building Code. The system shall be hydrostatically tested and inspected prior to being covered. Prior to the system being connected to any fire protection system, a system flush shall be witnessed by the Fire Department. d.Central Station Monitoring. Automatic fire extinguishing systems installed within buildings shall have all control valves and flow devices electrically supervised and maintained by an approved central alarm station. Zoning and annunciation of central station alarm signals shall be submitted to the Fire Department for approval. e.Fire Protection Equipment shall be identified with approved signs constructed of durable materials, permanently installed and readily visible. F Building Permit Issuance 43 Attachment 3 Page 14 of 43 51.Fire Access During Construction. a.Fire Access. Access roads, turnaround, pullouts, and fire operation areas are fire lanes and shall be maintained clear and free of obstructions, including the parking of vehicles. b.Entrances.Entrances to job sites shall not be blocked, including after hours, other than by approved gates/barriers that provide for emergency access. c.Site Utilities.Site utilities that would require the access road to be dug up or made impassible shall be installed prior to construction commencing. d.Entrance flare, angle of departure, width, turning radii, grades, turnaround, vertical clearances, road surface, bridges/crossings, gates/key-switch, within a 150-foot distance to Fire Lane shall be maintained. e.Personnel Access. Route width, slope, surface and obstructions must be considered for the approved route to furthermost portion of the exterior wall. f.All-weather access. Fire access is required to be all-weather access. Show on the plans the location of the all-weather access and a description of the construction. Access roads must be designed to support the imposed loads of fire apparatus. F During Construction 52.Fire Alarm (Detection) System Required. A Fire Alarm-Detection System shall be installed throughout the building so as to provide full property protection, including combustible concealed spaces, as required by NFPA 72. The system shall be installed in accordance with NFPA 72, CA Fire, Building, Electrical, and Mechanical Codes. If the system is intended to serve as an evacuation system, compliance with the horn/strobe requirements for the entire building must also be met. All automatic fire extinguishing systems shall be interconnected to the fire alarm system so as to activate an alarm if activated and to monitor control valves. Delayed egress locks shall meet requirements of C.F.C. a.Fire Alarm Plans. (Deferred Submittal Item). Submit detailed drawings of the fire alarm system, including floor plan showing all rooms, F Occupancy 44 Attachment 3 Page 15 of 43 device locations, ceiling height and construction, cut sheets, listing sheets and battery and voltage drop calculations to the Fire Department for review and permit prior to the installation. Where employee work area’s have audible alarm coverage, circuits shall be initially designed with a minimum 20 percent spare capacity for adding appliances to accommodate hearing impaired employee’s. b.Central Station Monitored Account. Automatic fire alarm systems shall be monitored by an approved central alarm station. Zoning and annunciation of central station alarm signals shall be approved by the Fire Department. c.Qualified Personnel.The system shall be installed, inspected, tested, and maintained in accordance with the provisions of NFPA 72. Only qualified and experienced persons shall perform this work. Examples of qualified individuals are those who have been factory trained and certified or are NICET Fire Alarm Certified. d.Inspection and Testing Documentation. Performance testing of all initiating and notification devices in the presence of the Fire Inspector shall occur prior to final of the system. Upon this inspection, proof that the specific account is UL Certificated must be provided to the Fire Inspector. 53.Fire Extinguishers. Extinguishers shall be visible and unobstructed. Signage shall be provided to indicate fire extinguisher locations. The number and location of extinguishers shall be shown on the plans. Additional fire extinguishers maybe required by the fire inspector. Fire extinguisher shall meet a minimum classification of 2A 10BC. Extinguishers weighing 40 pounds or less shall be mounted no higher than five feet above the floor measured to the top of the extinguisher. Extinguishers shall be inspected monthly and serviced by a licensed concern annually. F Occupancy 54.FD Building Key Box. A Fire Department key box shall be installed at the main entrance to the building. Note these locations on the plans. The key F Occupancy 45 Attachment 3 Page 16 of 43 box should be installed approximately 5.5 feet above grade. The box shall be sized to hold the master key to the facility as well as keys for rooms not accessible by the master key. Specialty keys, such as the fire alarm control box key and elevator control keys shall also be installed in the box. The key box door and necessary keys are to be provided to the Fire Inspector upon the final inspection. The inspector will then lock the keys into the box. 55.Means of Egress. Exit signs shall be visible and illuminated with emergency lighting when building is occupied. F Occupancy 56.Main Entrance Hardware Exception. It is recommended that all doors be provided with exit hardware that allows exiting from the egress side even when the door is in the locked condition. However, an exception for A-3, B, F, M, S occupancies and all churches does allow key- locking hardware (no thumb-turns) on the main exit when the main exit consists of a single door or pair of doors. When unlocked the single door or both leaves of a pair of doors must be free to swing without operation of any latching device. A readily visible, durable sign on or just above the door stating “This door to remain unlocked whenever the building is occupied” shall be provided. The sign shall be in letters not less than one inch high on a contrasting background. This use of this exception may be revoked for cause. F Occupancy 57.Maximum Occupant Load. Posting of room capacity is required for any occupant load of 50 or more persons. Submittal of a seating plan on 8.5- inch by 11-inch paper is required prior to final occupancy. F Occupancy 58.Interior Finish. Wall and ceiling interior finish material shall meet the requirements of Chapter 8 of the California Fire Code. Interior finishes will be field verified upon final inspection. If the product is not field marked and the marking visible for inspection, maintain the products cut-sheets and packaging that show proof of the products flammability and flame-spread ratings. Decorative materials shall be fire retardant. F Occupancy 59.General Inspection. Upon inspection of the work for which this submittal was provided, a general F Occupancy 46 Attachment 3 Page 17 of 43 inspection of the business and site will be conducted. 60.Addressing. Addressing shall be illuminated or in an illuminated area. The address characters shall be contrasting to their background. If address is placed on glass, the numbers shall be on the exterior of the glass and a contrasting background placed behind the numbers. Building Address.The building shall be provided with all addresses or the assigned address range so as to be clearly visible from either direction of travel on the street the address references. The address characters shall not be less than five inches in height by one-inch stroke. Larger sizes may be necessary depending on the setbacks and visibility. F Occupancy 61.Fire Safety During Construction and Demolition. a.Clearance to combustibles from temporary heating devices shall be maintained. Devices shall be fixed in place and protected from damage, dislodgement or overturning in accordance with the manufacturer’s instructions. b.Smoking shall be prohibited except in approved areas. Signs shall be posted “NO SMOKING” in a conspicuous location in each structure or location in which smoking is prohibited. c.Combustible debris, rubbish and waste material shall be removed from buildings at the end of each shift of work. d.Flammable and combustible liquid storage areas shall be maintained clear of combustible vegetation and waste materials. F Ongoing During Construction and Demolition PUBLIC WORKS –GENERAL CONDITIONS 62.Conditions of Approval. The Applicant/Developer shall comply with the City of Dublin Public Works Standard Conditions of Approval contained below (“Standard Condition”) unless specifically modified by Project Specific Conditions of Approval below. PW On-going 63.Compliance. The Applicant/Developer shall comply with the City of Dublin Zoning Ordinances, City of Dublin Title 7 Public Works Ordinance, which includes the Grading Ordinance, the City of PW On-going 47 Attachment 3 Page 18 of 43 Dublin Public Works Standards and Policies, the most current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. 64.Clarifications and Changes to the Conditions. In the event that there needs to be clarification to these Conditions of Approval, the City Engineer has the authority to clarify the intent of these Conditions of Approval to the Applicant/Developer without going to a public hearing. The City Engineer also has the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts of this project. PW On-going 65.Hold Harmless/Indemnification.The Applicant/ Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law: provided, however, that the Applicant/Developer’s duty to so defend, indemnify, and hold harmless shall be submitted to the City’s promptly notifying or proceeding and the City’s full cooperation in the defense of such actions or proceedings. PW On-going 66.Fees. The Applicant/Developer shall pay all applicable fees in effect at the time of building permit issuance, including, but not limited to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. Approved Development Agreement supersedes where applicable. Various Depts Building Permit Issuance 48 Attachment 3 Page 19 of 43 67.Zone 7 Impervious Surface Fees. The Applicant/Developer shall complete a “Zone 7 Impervious Surface Fee Application” and submit an accompanying exhibit for review by the Public Works Department. Fees generated by this application will be due at issuance of building permit. PW Grading Permit or Building Permit Issuance PUBLIC WORKS –AGREEMENTS 68.Stormwater Management Maintenance Agreement. Property Owner shall enter into an Agreement with the City of Dublin that guarantees the property owner’s perpetual maintenance obligation for all stormwater management measures installed as part of the project, including those on-site and within the public Rights of Way. In addition to stormwater management measures, drainage v-ditches, mitigation areas, and existing wetlands shall be included for reference, as applicable. Said Agreement is required pursuant to Provision C.3 and C.10 of the Municipal Regional Stormwater NPDES Permit, Order No. R2-2009- 0074. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the land. PW Grading/Site work Permit Issuance PUBLIC WORKS –PERMITS AND BONDS 69.Encroachment Permit. The Applicant/Developer shall obtain an Encroachment Permit from the Public Works Department for all construction activity within the public right-of-way. PW Permit Issuance 70.Grading/Sitework Permit. The Applicant/Developer shall obtain a Grading or Sitework Permit from the Public Works Department for all grading and site improvements. PW Permit Issuance 71.Security.The Applicant/Developer shall provide faithful performance security to guarantee the improvements, as well as payment security, as determined by the City Engineer. (Note: The performance security shall remain in effect until one year after final inspection). PW Permit Issuance 72.Permits from Other Agencies.The Applicant/Developer shall obtain all permits and/or approvals required by other agencies as may be applicable, including, but not limited to: Army Corps of Engineers PW Permit Issuance 49 Attachment 3 Page 20 of 43 US Fish and Wildlife Regional Water Quality Control Board Federal Emergency Management Agency California Department of Fish and Wildlife California Dept. of Transportation (Caltrans) Bay Area Rapid Transit (BART) Livermore-Amador Valley Transit Authority (LAVTA) Tri-Valley-San Joaquin Valley Regional Rail Authority Dublin San Ramon Services District (DSRSD) Alameda County Flood Control and Water Conservation District Zone 7 (Zone 7) PUBLIC WORKS –SUBMITTALS 73.Improvement Plan Submittal Requirements.All submittals of plans shall comply with the requirements of the “City of Dublin Public Works Department Improvement Plan Submittal Requirements”, the “City of Dublin Improvement Plan Review Check List,” and current Public Works and industry standards. A complete submittal of improvement plans shall include all civil improvements, joint trench, street lighting and on- site safety lighting, landscape plans, and all associated documents as required. Applicant/Developer shall not piecemeal the submittal by submitting various components separately. PW Grading /Sitework Permit Issuance 74.Improvement Plan Requirements from Other Agencies. The Applicant/Developer will be responsible for submittals and reviews to obtain the approvals of all participating non-City agencies, including but not limited to: the Alameda County Fire Department and the Dublin San Ramon Services District. These agencies shall approve and sign the Improvement Plans. PW Grading /Sitework Permit Issuance 75.Composite Exhibit. Construction plan set shall include a Composite Exhibit showing all site improvements, utilities, landscaping improvements and trees, etc. to be constructed to ensure that there are no conflicts among the proposed and existing improvements. PW Grading /Sitework Permit Issuance 76.Geotechnical Report. The Applicant/Developer shall submit a Design Level Geotechnical Report, which includes but are not limited to street pavement sections, grading and additional PW Grading /Sitework 50 Attachment 3 Page 21 of 43 information and/or clarifications as determined by the City Engineer. Permit Issuance 77.Building Pads, Slopes and Walls. The Applicant/ Developer shall provide the Public Works Department with a letter from a registered civil engineer or surveyor stating that the building pads have been graded to within 0.1 feet of the grades shown on the approved Grading Plans, and that the top and toe of banks and retaining walls are at the locations shown on the approved Grading Plans. PW Certificate of Occupancy 78.Hydrology and Hydraulic Calculations. Hydrology and Hydraulic calculations for the entire parcel including undeveloped areas shall be submitted for approval to the City Engineer. Alameda County published an updated version of the Alameda County Hydrology & Hydraulics Manual. The H&H Manual includes updates to calculating runoff and should be used as the basis for your hydrology and hydraulics design of flood control facilities in Alameda County. The manual is available for download at: acfloodcontrol.org/hh- manual. PW Grading/ Sitework Permit Issuance 79.Stormwater Management Plan. A final Stormwater Management Plan shall be submitted for review and approval by the City Engineer. Approval is subject to the Applicant/Developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards issued by the San Francisco Bay Regional Water Quality Control Board and Alameda Countywide Clean Water Program. Landscape Based Stormwater Management Measures shall be irrigated and meet WELO requirements. PW Grading/ Sitework Permit Issuance 80.Onsite and Offsite Signing and Striping Plan. A Traffic Signing and Striping Plan showing all proposed signing and striping within on-site parking lots, drive aisles, along the public street, and the nearest intersection shall be submitted for review and approval by the City Engineer. Striping plans shall distinguish between existing striping to be removed and new striping to be installed. All striping in the public street shall be thermoplastic. PW Grading/ Sitework Permit Issuance 81.SB 1383 Compliance Reporting. To comply with SB 1383, applicant shall provide to the Public Works Department records indicating where SB PW Certificate of Occupancy 51 Attachment 3 Page 22 of 43 1383 compliant mulch or compost was applied in the project, the source and type of product, quantity of each product, and invoices demonstrating procurement. 82.Photometric Plan. The Applicant/Developer shall prepare a photometric plan for the site lighting to demonstrate that the minimum 1.0 foot candle lighting level is provided in accordance with the City of Dublin’s requirements, or as otherwise approved by the City Engineer. The photometric plan shall show lighting levels which take into consideration poles, low walls and other obstructions. Exterior lighting shall be provided within the surface parking lots and on buildings and shall be of a design and placement so as not to cause glare onto adjoining properties, businesses or to vehicular traffic. Lighting used after daylight hours shall be adequate to provide for security needs. The parking lot lights shall be designed to eliminate any pockets of high and low illuminated areas. PW Grading/ Sitework Permit Issuance 83.Photometrics. The Applicant/Developer shall provide a complete photometrics plan for both onsite and frontage roadways. Include the complete data on photometrics, including the High, Average and Minimum values for illuminance and uniformity ratio. PW Grading/ Sitework Permit Issuance 84.Erosion Control Plan. A detailed Erosion and Sediment Control Plan shall be included with the Grading Plan submittal. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. The plan shall also address site housekeeping best management practices. PW Grading/ Sitework Permit Issuance 85.Demolition Plan. The Applicant/Developer’s Civil Engineer shall prepare a demolition plan for the project, which shall be submitted concurrent with the improvement plan package. The demolition plan shall address the following: Pavement demolition, including streetlights and landscaped median islands. Landscaping and irrigation Fencing to be removed and fencing to remain Any items to be saved in place and or protected, such as trees, water meters, sewer cleanouts, drainage inlets or backflow prevention devices. PW Grading/ Sitework Permit Issuance 52 Attachment 3 Page 23 of 43 86.Approved Plan Files. The Applicant/Developer shall provide the Public Works Department a PDF format file of approved site plans, including grading, improvement, landscaping and irrigation, joint trench and lighting. PW Grading/ Sitework Permit Issuance 87.Master Files. The Applicant/Developer shall provide the Public Works Department a digital vectorized file of the “master” files for the project, in a format acceptable to the City Engineer. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. PW Certificate of Occupancy 88.Environmental Services Files. The Applicant/ Developer shall provide to the Public Works Department GIS shape files, provided in a format acceptable to the City, all MRP Provision C.3 stormwater features, trash capture devices, mitigation measures, wetlands, v-ditches and public waste containers. PW Certificate of Occupancy PUBLIC WORKS –PARCEL MAP, EASEMENTS AND ACCESS RIGHTS 89.Dedications. All rights-of-way and easement dedications required by these conditions or determined necessary by the City Engineer shall be dedicated by separate instrument PW Sitework Permit or Building Permit Issuance 90.Emergency Vehicle Access Easements. The Applicant/Developer shall dedicate Emergency Vehicle Access Easements (EVAE) over the clear pavement width of all drive aisles as required by the Alameda County Fire Department and City Engineer. PW Sitework Permit or Building Permit Issuance 91.Abandonment of Easements. The Applicant/Developer shall obtain abandonment from all applicable public agencies of existing easements within the project site that will no longer be used. Prior to completion of abandonment, the improvement plans may be approved if the Applicant/Developer can demonstrate to the satisfaction of the City Engineer that the abandonment process has been initiated. PW Sitework Permit or Building Permit Issuance 92.Acquisition of Easements. The Applicant/Developer shall be responsible for PW Sitework Permit or 53 Attachment 3 Page 24 of 43 obtaining all onsite and offsite easements, and/or obtain rights-of-entry from the adjacent property owners for any improvements not located on their property. The Applicant/Developer shall prepare all required documentation for dedication of all easements on-site and off-site. The easements and/or rights-of-entry shall be in writing and copies furnished to the Public Works Department. Building Permit Issuance 93.Approval by Others. The Applicant/Developer will be responsible for submittals and reviews to obtain the approvals of all applicable non-City agencies. PW Sitework Permit or Building Permit Issuance 94.Encroachment of Structures within Proposed and Existing Easements.Project entry monument signs, lighting standards, walls, C.3 treatment facilities, or any other encroachments within a proposed or existing easement shall not be permitted unless otherwise approved by the City Engineer or easement holder. Any encroachment allowed to be located in an easement is subject to removal and replacement at the expense of the property owner when the easement rights are exercised by the easement holder. PW Grading/Site work Permit Issuance 54 Attachment 3 Page 25 of 43 PUBLIC WORKS -GRADING 95.Grading Plan. The Grading Plan shall be in conformance with the recommendation of the Geotechnical Report, the approved Site Development Review Permit, and the City design standards and ordinances. In case of conflict between the soil engineer’s recommendation and the City ordinances, the City Engineer shall determine which shall apply. PW Grading/ Sitework Permit Issuance 96.Geotechnical Engineer Review and Approval. The Project Geotechnical Engineer shall be retained to review all final grading plans and specifications. The Project Geotechnical Engineer shall approve all grading plans prior to City approval. PW Grading/ Sitework Permit Issuance 97.Grading Off-Haul.The disposal site and haul truck route for any off-haul dirt materials shall be subject to the review and approval by the City Engineer prior to the issuance of a Grading Permit. If the Appplicant/Developer does not own the parcel on which the proposed disposal site is located, the Applicant/Developer shall provide the City with a Letter of Consent signed by the current owner, approving the placement of off-haul material on their parcel. A Grading Plan may be required for the placement of the off-haul material. PW Grading/ Sitework Permit Issuance PUBLIC WORKS –STORM DRAINAGE AND OTHER UTILITIES 98.On-site Storm Drain System. Storm drainage for the 10-year storm event shall be collected on-site and conveyed through storm drains to the public storm drain system. Show the size and location of existing and proposed storm drains and catch basins on the site plan. Show the size and location of public storm drain lines and the points of connection for the on-site storm drain system. PW Grading/ Sitework Permit Issuance 99.Overland Release. Grading and drainage shall be designed so that surplus drainage (above and beyond that of the 10-year storm event) not collected in site catch basins, is directed overland so as not to cause flooding of existing or proposed buildings. PW Grading/ Sitework Permit Issuance 100.Storm Drain Easements. Private storm drain easements and maintenance roads shall be provided for all private storm drains or ditches that are located on private property. The Applicant/Developer shall be responsible for the PW Grading/ Sitework Permit Issuance 55 Attachment 3 Page 26 of 43 acquisition of all storm drain easements from offsite property owners which are required for the connection and maintenance of all offsite storm drainage improvements. 101.Storm Drain Inlet Markers. All public and private storm drain inlets must be marked with storm drain markers that read: “No dumping, drains to creek,” and a note shall be shown on the improvement plans. The markers may be purchased from the Public Work Department. PW Grading/ Sitework Permit Issuance 102.Fire Hydrants. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector blue traffic marker shall be installed in the street opposite each hydrant, and shown on the signing and striping plan. PW Certificate of Occupancy 103.Dry Utilities. The Applicant/Developer shall construct gas, electric, telephone, cable TV, and communication improvements within the fronting streets and as necessary to serve the project and the future adjacent parcels as approved by the City Engineer and the various Public Utility agencies. PW Grading/ Sitework Permit Issuance 104.Dry Utility Locations. All electric, telephone, cable TV, and communications utilities, shall be placed underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements or public services easements and sized to meet utility company standards. PW Grading/ Sitework Permit Issuance 105.Utility Vaults and Boxes. All utility vaults, boxes, and structures, unless specifically approved otherwise by the City Engineer, shall be underground and placed in landscaped areas and screened from public view. Landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes, and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be submitted along with the grading and/or improvement plans. PW Certificate of Occupancy PUBLIC WORKS –STREET IMPROVEMENTS 106.Public Improvements. The public improvements shall be constructed generally as shown on the Site Development Review Permit. However, the approval of the Site Development Review is not an approval of the specific design of the drainage, traffic circulation, parking, stormwater treatment, sidewalks and street improvements. PW Grading/ Sitework Permit Issuance 56 Attachment 3 Page 27 of 43 107.Public Improvement Conformance. All public improvements shall conform to the City of Dublin Standard Plans, current practices, and design requirements and as approved by the City Engineer. PW Grading/ Sitework Permit Issuance 108.Decorative Pavement. Any decorative pavers/paving installed within City right-of-way shall be done to the satisfaction of the City Engineer. Where decorative paving is installed at signalized intersections, pre-formed traffic signal loops shall be put under the decorative pavement. Decorative pavements shall not interfere with the placement of traffic control devices, including pavement markings. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or colored pavers to the satisfaction of the City Engineer. Maintenance costs of the decorative paving shall be the responsibility of the Applicant/Developer or future property owner. PW Grading/ Sitework Permit Issuance 109.Curb, Gutter and Sidewalk. The Applicant/Developer shall remove and replace damaged, hazardous, or nonstandard curb, gutter and sidewalk along the project frontage. Contact the Public Works Department to mark the existing curb, gutter and sidewalk that will need to be removed and replaced. Sidewalks shall be minimum five-foot-wide, ADA-compliant, unless existing is higher, otherwise maintain current sidewalk width. PW Grading/ Sitework Permit Issuance Curb Ramps. City standard curb ramps are required at all intersections. All curb ramps shall include truncated domes, and meet the most current City and ADA design standards. Show curb ramp locations on the plans. Please note that all curb returns on public streets shall have directional or dual ADA ramps – one for each crosswalk and oriented to align parallel with the crosswalk. PW Grading/ Sitework Permit Issuance 110.Traffic Signing and Striping. The Applicant/Developer shall install all traffic signage, striping, and pavement markings as required by the City Engineer. Signing plans shall show street name and stop signs and any other regulatory signage appropriate for the project. Striping plans shall show stop bars, lane lines and channelization as necessary. Striping plans shall distinguish between existing striping to be removed and new PW Grading/ Sitework Permit Issuance 57 Attachment 3 Page 28 of 43 striping to be installed. All striping shall be thermoplastic. 111.Street Restoration. A pavement treatment, such as slurry seal or grind and overlay, will be required within the public streets fronting the site as determined by the Public Works Department. The type and limits of the pavement treatment shall be determined by the City Engineer based upon the number and proximity of trench cuts, extent of frontage and median improvements, extent of pavement striping and restriping, excessive wear and tear/damage due to construction traffic, etc. PW Grading/ Sitework Permit or Encroachment Permit Issuance 112.Street Lighting. Street light standards and luminaries shall be designed and installed or relocated as determined by the City Engineer. PW Grading/ Sitework Permit Issuance 113.Public Improvements. The public improvements shall be constructed generally as shown on the Site Development Review. However, the approval of the Site Development Review is not an approval of the specific design of the drainage, traffic circulation, parking, stormwater treatment, sidewalks and street improvements. PW Grading/ Sitework Permit Issuance PUBLIC WORKS –CONSTRUCTION 114.Erosion Control Implementation. The Erosion and Sediment Control Plan shall be implemented between October 1st and April 30th unless otherwise allowed in writing by the City Engineer. The Applicant/Developer will be responsible for maintaining erosion and sediment control measures for one year following the City’s acceptance of the improvements. PW Start of Construction and On-going 115.Archaeological Finds. If archaeological materials are encountered during construction, construction within 100 ft of these materials shall be halted until a professional Archaeologist certified by the Society of Calif. Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. PW Start of Construction and On-going 116.Construction Activities. Construction activities, including the idling, maintenance, and warming up of equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 6:00 p.m. except as otherwise approved by the City Engineer. Extended hours or PW Start of Construction and On-going 58 Attachment 3 Page 29 of 43 Saturday work will be considered by the City Engineer on a case-by-case basis. Note that the construction hours of operation within the public right-of-way are more restrictive. 117.Temporary Fencing. Temporary construction fencing shall be installed along the construction work perimeter to separate the construction area from the public. All construction activities shall be confined within the fenced area. Construction materials and/or equipment shall not be operated/stored outside of the fenced area or within the public right-of-way unless approved in advance by the City Engineer. PW Start of Construction and On-going 118.Construction Noise Management Plan.The Applicant/Developer shall prepare a construction noise management plan that identifies measures to minimize construction noise on surrounding developed properties. The plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. PW Start of Construction Implementatio n, and On- going 119.Traffic Control Plan. Closing of any existing pedestrian pathway and/or sidewalk during construction shall be implemented through a City- approved Traffic Control Plan and shall be done with the goal of minimizing the impact on pedestrian circulation. PW Start of Construction and On-going as needed 120.Construction Traffic Interface Plan. The Applicant/Developer shall prepare a plan for construction traffic interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific requirements by the City Engineer. PW Start of Construction; Implementatio n, and On- going 121.Pest Control. The Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. PW On-going 122.Lighting Inspection. Prior to occupancy, the Applicant/Developer shall request an inspection of the lighting levels throughout the site to determine if lighting is sufficient. If additional lights are required to be installed to meet the 1.0 foot-candle requirement, or for other safety or operational reasons, the Applicant/Developer shall do so prior to occupancy. PW Certificate of Occupancy 59 Attachment 3 Page 30 of 43 123.Construction Traffic and Parking. All construction-related parking shall be off-street in an area provided by the Applicant/Developer. Construction traffic and parking shall be provided in a manner approved by the City Engineer. PW Start of Construction and On-going 124.Dust Control/Street Sweeping. The Applicant/Developer shall provide adequate dust control measures at all times during the grading and hauling operations. All trucks hauling export and import materials shall be provided with tarp cover at all times. Spillage of haul materials and mud- tracking on the haul routes shall be prevented at all times. The Applicant/Developer shall be responsible for sweeping of streets within, surrounding and adjacent to the project if it is determined that the tracking or accumulation of material on the streets is due to its construction activities. PW Start of Construction and On-going 60 Attachment 3 Page 31 of 43 PUBLIC WORKS –EROSION CONTROL AND STORMWATER QUALITY 125.Stormwater Treatment. Consistent with Provision C.3 of the Municipal Regional Stormwater NPDES Permit (MRP) Order No. R2-2015-0049, the Applicant/Developer shall submit documentation including construction drawings demonstrating all stormwater treatment measures and hydromodification requirements as applicable are met. PW Grading/ Sitework Permit Issuance 126.Stormwater Requirements Checklist.The Applicant/Developer shall submit a “Stormwater Requirements Checklist for Development Projects (Major Projects)” and accompanying required documentation. The form can be downloaded from the following webpage, under Stormwater Design Submittal Forms; the applicable checklist should be filled out according to the project scope: http://dublin.ca.gov/1656/Development-Permits--- Stormwater-Require PW Grading/ Sitework Permit Issuance 127.Stormwater Source Control.All applicable structural and operational stormwater source controls shall be implemented. PW Grading/ Sitework Permit Issuance 128.Maintenance Access. The Applicant/Developer shall design and construct maintenance access to all stormwater management measures and mitigation swales, as appropriate. Maintenance access for equipment and personnel to overflow risers, cleanouts and other structures is required. The final number, location, width, and surfacing of maintenance access points from public or private streets is subject to the approval of the City Engineer and GHAD Engineer, as applicable. PW Grading/ Sitework Permit Issuance 129.Green Stormwater Infrastructure. The Applicant/ Developer shall incorporate Green Infrastructure facilities within the public rights-of-way of newly constructed or widened streets, subject to the review of the Public Works Department. Green Stormwater Infrastructure facilities include, but are not limited to: infiltration basins, bioretention facilities, pervious pavements, etc. PW Grading/ Sitework Permit or Encroachment Permit Issuance 130.NOI and SWPPP. Prior to any clearing or grading, Applicant/Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the PW Start of Any Construction Activities 61 Attachment 3 Page 32 of 43 Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 131.SWPPP. The Storm Water Pollution Prevention Plan (SWPPP) shall identify the Best Management Practices (BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion and sediment control measures in accordance with the regulations outlined in the most current version of the Association of Bay Area Governments (ABAG) Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. The Applicant/Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. PW SWPPP to be Prepared Prior to Grading Permit Issuance; Implementatio n Prior to Start of Construction and On-going as needed 132.Stormwater Management Plan (SWMP). The preliminary SWMP submitted for Site Development Review has been reviewed in concept. A final Stormwater Management Plan shall be submitted for review and approval by the City Engineer. Approval is subject to the Applicant/Developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards issued by the San Francisco Bay Regional Water Quality Control Board and Alameda Countywide Clean Water Program. Landscape Based Stormwater Management Measures shall be irrigated and meet WELO requirements. PW Grading/ Sitework Permit Issuance 133.Trash Capture. The project must include appropriate full trash capture devices for both private and public improvements. Specific details on the trash capture devices selected are required on the construction plan set demonstrating how MRP Provision C.10 (trash capture) requirements are met. A list of approved full trash capture devices may be found at the City’s website at the following link: insert here. Please note that lead time for trash capture device delivery can be substantial. The Applicant/Contractor shall plan accordingly. PW Grading/ Sitework Permit Issuance 134.Phased Construction and Stormwater Management Measures. Required stormwater treatment and trash capture devices shall be installed concurrent with construction of the phased PW Grading/ Sitework Permit Issuance 62 Attachment 3 Page 33 of 43 improvements. Temporary facilities are not permitted. 135.Structures Located within Stormwater Facilities. Structures such as light poles placed inside bio-retention areas, shall have deepened foundations. Note that the foundation located within the bio-retention area will reduce the effective bio- retention treatment area size. PW Grading/ Sitework Permit Issuance 136.ReScape Rated Landscape Design. All publicly owned landscape (e.g., parks, right of way, etc.) shall be designed and rated to meet ReScape Landscape standards. The Applicant/Developer is encouraged to design all other landscape areas according to Bay Friendly Landscape standards. PW Grading/ Sitework Permit Issuance 137.Plants in Bio-retention Areas.Plants within bio- retention areas shall be irrigated and selected from the pre-approved plant list provided in the Alameda County Clean Water Program C.3 Technical Guidance. PW Grading/ Sitework Permit Issuance 138.Clean Bay Blueprint.The Applicant/Developer shall add the “Clean Bay Blueprint” to the building plans which can be found on the City website at the link below under Construction Stormwater Best Management Practices (BMPs): http://dublin.ca.gov/1656/Development-Permits--- Stormwater-Require PW Grading/ Sitework Permit Issuance 139.Waste Enclosure. The waste enclosure shall meet all of the requirements set forth within the DMC Section 7.98, including but not limited to providing sewer and water hook-ups as applicable. The improvement plans and/or building permit plans shall show additional information demonstrating these requirements are met. A standard plan for the waste enclosure can be downloaded at https://dublin.ca.gov/341/Standard-Plans in the “Stormwater Measures” section. A pedestrian accessible path of travel shall be provided for employees from the building to the waste enclosure in conformance with current accessibility requirements. PW Grading/ Sitework Permit Issuance 140.Garbage Truck Access. The Applicant/Developer shall provide plans and details on anticipated garbage truck access and routes, in addition to example set-out diagrams for waste carts/bins placement on garbage day demonstrating PW Grading/ Sitework Permit Issuance 63 Attachment 3 Page 34 of 43 adequate space available for carts/bins. Carts and bins shall not block street or driveway access. 141.SB 1383 Compliance. To comply with SB 1383 procurement requirements, all mulch and compost used in stormwater management measures and general landscape areas shall meet SB 1383 procurement requirements. Specifically, compost must be produced at a permitted composting facility; digestate, biosolids, manure and mulch do not qualify as compost. Eligible mulch must be derived from organic materials and be produced at a permitted transfer station, landfill, or composting facility. Examples of allowed compost include arbor mulch and composted mulch. PW Grading/ Sitework Permit Issuance 64 Attachment 3 Page 35 of 43 PUBLIC WORKS –ONSITE IMPROVEMENTS 142.Surface Slopes. Pavement surface slopes in parking lots and drive aisles shall be a minimum of 0.5 percent and a maximum of five percent (unless otherwise required at parking spaces for the disabled and at ramps at the parking structure and loading dock). Exceptions may be considered by the City Engineer to account for unusual design conditions. PW Grading/ Sitework Permit Issuance 143.Drive Aisle Width. The parking lot aisles shall be a minimum of 24 feet wide to allow for adequate onsite vehicle circulation for cars, trucks, and emergency vehicles. PW Grading/ Sitework Permit Issuance 144.Vehicle Parking. All on-site vehicle parking spaces shall conform to the following: a. All parking spaces shall be double striped using four-inch white lines set two feet apart in accordance with City Standards and DMC 8.76.070.A.17. b. Standard Parking Stalls shall be nine feet by 20 feet. Compact stalls shall be eight feet be 17 feet and striped as “COMPACT” OR “C”. The size of the stencil for the letter “C” or “COMPACT” shall be eight-inch-tall and five- inch-wide letters. c. Twelve-inch-wide concrete step-out curbs shall be constructed at each parking space where one or both sides abut a landscaped area or planter. d. Where wheel stops are shown, individual six- foot-long wheel stops shall be provided within each parking space in accordance with City Standards. e. A minimum 20-foot radius shall be provided at curb returns and curb intersections where applicable. f. Parking stalls next to walls, fences and obstructions to vehicle door opening shall be an additional four feet in width per DMC 8.76.070.A.16. g. Landscaped strips adjacent to parking stalls shall be unobstructed in order to allow for a minimum two-foot vehicular overhang at front of vehicles. PW Grading/ Sitework Permit Issuance 145.Onsite Signing and Striping Plan. A Traffic Signing and Striping Plan showing all proposed PW Grading Permit or 65 Attachment 3 Page 36 of 43 signing and striping within on-site parking lots and drive aisles, shall be submitted for review and approval by the City Engineer. Encroachment Permit Issuance 146.Project Signs. All proposed project monument signs shall be placed on private property. Signs should be located outside of any easement areas unless specifically approved by the City Engineer. Any signage allowed to be located in an easement is subject to removal and replacement at the expense of the Developer/property owner if required by the easement holder. PW Grading/ Sitework Permit Issuance 147.Solid Waste Requirements.The project must comply with all requirements in DMC Chapter 7.98, including the following requirements: Install trash, recycling and organics collection containers in parks and community congregation areas. Install pet waste disposal stations within parks and along pedestrian trails. Construct solid waste enclosures at parks and community congregation areas. A solid waste enclosure checklist is required to accompany the submission of enclosure drawings. Install trash, recycling and organics collection containers along public and private sidewalks. PW Grading/ Sitework Permit Issuance 148.Waste Enclosure. The waste enclosure shall meet all of the requirements set forth within the DMC Section 7.98, including but not limited to providing sewer and water hook-ups as applicable. The improvement plans and/or building permit plans shall show additional information demonstrating these requirements are met. A standard plan for the waste enclosure can be downloaded at https://dublin.ca.gov/341/Standard-Plans in the “Stormwater Measures” section. A pedestrian accessible path of travel shall be provided for employees from the building to the waste enclosure in conformance with current accessibility requirements. PW Grading/ Sitework Permit Issuance 149.Garbage Truck Access. The Applicant/Developer shall provide plans and details on anticipated garbage truck access and routes, in addition to example set-out diagrams for waste carts/bins placement on garbage day demonstrating adequate space available for carts/bins. Carts and bins shall not block street or driveway access. PW Grading/ Sitework Permit Issuance 66 Attachment 3 Page 37 of 43 150.Public Litter Cans and Cigarette Butt Receptacles. Public litter cans are required on site to meet DMC 7.98.120. Cigarette butt receptacles and appropriate signage are required to be placed on-site for public and employee use. PW Grading/ Sitework Permit Issuance 151.Visibility Triangle. All improvements within the sight visibility triangle at all intersections, including but not limited to walls and landscaping, shall be a maximum height of 30 inches from the roadway surface elevation at the nearest lane. PW Grading/ Sitework Permit Issuance 152.Bicycle Parking. The Applicant/Developer shall install long term (bike lockers) and short term (bike racks) bicycle parking. Provide permanently anchored bicycle racks within 200 feet of the visitors’ entrance, readily visible to passers-by, for five percent of new visitor motorized vehicle parking spaces being added, with a minimum of one two- bike capacity rack. Bicycle racks shall generate two points of contact on the frame of the bicycle. Provide secure long term bicycle parking for five percent of the vehicular parking spaces with a minimum of one bicycle parking facility. Locations of the bicycle parking shall be subject to the review and approval of the City Engineer. PW Grading/ Sitework Permit Issuance 153.Circulation. Signage (e.g., Do Not Enter, No Left- Turn, etc.) shall be provided near the drop-off island indicating that the drop-off zone area is one-way travel. These warning signs would be for vehicles travelling south in the drive aisle. PW Grading/ Sitework Permit Issuance PUBLIC WORKS -SPECIAL CONDITIONS 154.Sidewalk Easement.A sidewalk easement shall be dedicated to the City by separate instrument for the proposed crosswalk created by the dual ramp crossing the project’s main entrance. Applicant/Developer, at their own expense, shall provide the plat map and legal description of the proposed easement for the City’s review and approval. PW Grading/ Sitework Permit Issuance 155.Traffic Signal Easement. A traffic signal easement shall be dedicated to the City by separate instrument for the installation of traffic loops and traffic signal facilities. The Applicant/Developer, at their own expense, shall provide the plat map and legal description of the proposed easement for the City’s review and approval. PW Grading/ Sitework Permit Issuance 67 Attachment 3 Page 38 of 43 156.Curb Ramps.An ADA compliant dual curb ramp shall be provided at the north leg of the Arnold Road and Horizon Parkway intersection crossing the property’s main entrance. Existing curb ramps shall be removed and replaced to meet ADA standards at the shared driveway to the south. PW Grading/ Sitework Permit Issuance 157.Existing Driveway Approach.The Applicant/ Developer shall remove the existing driveway approach north of Horizon Parkway and replaced with the City Standard curb, gutter and sidewalk. PW Grading/ Sitework Permit Issuance 158.Private Easements. The property owner shall be required to abide by and dedicate easements within the property that will facilitate reciprocal access of adjacent parcels and other rights consistent with the recorded Access Easement Agreement, Reciprocal Agreements, Declaration of Covenants and Grant of Easements for Hites Plaza and to quitclaim easements that will be abandoned. Recorded easements shall be amended and restated to accommodate the changes that result from this development. PW Grading/ Sitework Permit Issuance 159.On-site Lighting Standards. Parking lot light poles/foundation shall be placed in-line with the parking stall stripe or 2’ clear from the face of a curb to allow cars to overhang over the curb or install wheel stops to prevent vehicles from hitting the light poles. Be advised that installing wheel stops will shorten the length of the parking stall and consequently converting a standard stall to a compact stall. PW Grading/ Sitework Permit Issuance 160.Transportation Analysis. Comply with the findings and recommendations of the traffic operational analysis. PW Grading/ Sitework Permit Issuance 161.Intersection Improvements. The Applicant/Developer shall provide the following intersection modifications at Arnold Rd/Horizon Pkwy, including but not limited to: a. Traffic signal modifications: relocation of signal equipment at the northeast and southeast corners, as well as new equipment for the proposed driveway b. Lane geometry, including lane widths, as shown in the project plans dated January 2022 by Kier & Wright. PW Grading/ Sitework Permit Issuance 68 Attachment 3 Page 39 of 43 c. Two new ADA compliant curb ramps for each of the northeast and southeast corners. 162.Vehicle Turning Templates. The Applicant/Developer shall design the intersection of Arnold Road/Horizon Parkway to accommodate simultaneous turns with an SU-40 vehicle and a passenger vehicle on the eastbound and westbound approaches. PW Grading/ Sitework Permit Issuance DUBLIN SAN RAMON SERVICES DISTRICT 163.The regulations that apply to development projects are codified in the Dublin San Ramon Services District (DSRSD) Code; the DSRSD “Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities” as amended from time to time; all applicable DSRSD Master Plans and all DSRSD policies. Prior to issuance of any building permit, complete improvement plans shall be submitted to DSRSD that conform to the pertinent documents. DSRSD Building Permit Issuance 164.Planning and review fees, inspection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules and at time of payment as established in the DSRSD Code. Planning and review fees are due after the 1st submittal of plans. Construction Permit and Inspection Fees are due prior to the issuance of a Construction Permit. Capacity Reserve Fees are due before the water meter can be set or the connection to the sewer system. DSRSD Permit Submittal and Construction Permit Issuance 165.Prior to issuance of any building permit by the City; or any Building Permit or Construction Permit by the Dublin San Ramon Services District, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans for DSRSD facilities shall contain a signature block for the District Engineer indicating approval of the sanitary sewer and/or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer’s estimate of construction costs for the sewer and water systems, a faithful performance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 DSRSD Building Permit Issuance or Construction Permit Issuance 69 Attachment 3 Page 40 of 43 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 166.All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. Prior to approval by the City for Recordation, the Final Map shall be submitted to and approved by DSRSD for easement locations, widths, and restrictions. DSRSD Building Permit Issuance or Construction Permit Issuance 167.The Applicant/Developer will be required to enter into a Planning Services Agreement with DSRSD to conduct a Water and Sewer Services Analysis to adequately size the water and sewer facilities for the project. DSRSD Building Permit Issuance or Construction Permit Issuance 168.Planned District major infrastructure is planned through this project area to provide sufficient service for this project. The location and size of the District’s anticipated Major Infrastructure are shown in the District’s Master Plans. To provide timely service and minimize construction conflicts, the Applicant/Developer shall enter into an Area Wide Facility Agreement (AWFA) with the District for the installation of the major infrastructure through the project. DSRSD Building Permit Issuance or Construction Permit Issuance 169.Where the narrow width of a proposed alley or cul- de-sac is so restrictive that the standard separation requirements for water mains and sewer mains cannot be maintained, the water and sewer mains shall be installed within main thoroughfares, outside of alleyways or cul-de-sacs. Water and sewer mains may not be installed within courtyards. Water meters shall be installed around the outer perimeter of buildings. Installation of water lines from the meter to each unit shall be documented and submitted to the District. DSRSD Building Permit Issuance or Construction Permit Issuance 170.All mains shall be sized to provide sufficient capacity to accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. DSRSD Approval of Improvement Plans 171.Prior to approval by the City of a grading permit or a site development permit, the locations and widths of all proposed easement dedications for water and DSRSD Grading Permit Issuance 70 Attachment 3 Page 41 of 43 sewer lines shall be submitted to and approved by DSRSD. 172.Water and sewer mains shall be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then sewer or water easements must be established over the alignment of each sewer or water main in an off- street or private street location to provide access for future maintenance and/or replacement. DSRSD Approval of Improvement Plans 173.Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. DSRSD Approval of Improvement Plans 174.Sewers shall be designed to operate by gravity flow to DSRSD’s existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 30 year operations and maintenance costs as well as other conditions within a separate agreement with the Applicant/Developer for any project that requires a pumping station. DSRSD Approval of Improvement Plans 175.The District employs Advanced Metering Infrastructure (AMI), a fixed water meter reading system. The system uses radio communication between the individual water meter boxes or vaults and Tower Gateway Base Stations (TGBs) to transmit data on water consumption and meter readings. Due to the high density and tall profile of the buildings in this project, the buildings themselves may hinder effective communication between the individual meter boxes and the TGBs. Applicant shall fund an AMI Propagation Study provided by the District to determine if supplementary AMI communication equipment is required. If findings show that additional communication equipment is required, the Applicant/Developer shall be responsible for providing site and installation off supplementary DSRSD Building Permit Issuance or Construction Permit Issuance 71 Attachment 3 Page 42 of 43 - END – equipment specific to the District’s AMI system, as approved by both the City of Dublin and the District. 176.This project will be analyzed by DSRSD to determine if it represents additional water and/or sewer capacity demands on the District. The Applicant/Developer will be required to pay all incremental capacity reserve fees for water and sewer services as required by the project demands. All capacity reserve fees must be paid prior to installation of a water meter for water. If a water meter is not required, the capacity reserve fee shall be paid prior to issuance of a building permit. The District may not approve the building permit until capacity reserve fees are paid. DSRSD Building Permit Issuance or Construction Permit Issuance 177. No sewer line or waterline construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No. 165 have been satisfied. DSRSD Building Permit Issuance or Construction Permit Issuance 178.Above ground backflow prevention devices/double detector check valves shall be installed on fire protection systems connected to the DSRSD water main. The Applicant/Developer shall collaborate with the Fire Department and with DSRSD to size and configure its fire system. DSRSD Approval of Improvement Plans 179.Any proposed irrigation for this project shall be designed for and connected to potable water. Unless explicitly stated otherwise by DSRSD, recycled water irrigation is unavailable for use for this project per DERWA recycled water moratorium Resolution No. 19-3 dated 3/24/2019. DSRSD Approval of Improvement Plans 180.Development plans will not be approved until landscape plans are submitted and approved. DSRSD Approval of Improvement Plans 181.Improvement plans shall include recycled water improvements as required by DSRSD. Services for landscape irrigation shall connect to recycled water mains. The Applicant/Developer must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. Availability of Recycled Water to be determined by District. DSRSD Approval of Improvement Plans 72 Attachment 3 Page 43 of 43 PASSED, APPROVED, AND ADOPTED this day of , 2022 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ______________________________ Mayor ATTEST: ______________________________ City Clerk 73 PROJECT LOCATION RESIDENTIAL DEVELOPMENT RE S I D E N T I A L DE V E L O P M E N T COMMERCIAL DEVELOPMENT CO M M E R C I A L DE V E L O P M E N T CO M M E R C I A L DE V E L O P M E N T COMMERCIAL DEVELOPMENT Pl o t D a t e : ISSUE DATE: 4514 COLE AVENUE SUITE 1500 DALLAS, TX 75205 VOLUME I OF I ISSUED FOR: CITY OF DUBLIN, CA - PLANNING RESUBMITTAL 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com 3/ 2 5 / 2 0 2 2 4 : 2 4 : 2 3 P M DUBLIN SENIOR LIVING South Bay Partners Dublin Senior Living 03/25/2022 SOUTH BAY PARTNERS, LLC 13098 SCALE:NOT TO SCALE VICINITY MAP 20959 SF BUILDING III 27560 SF BUILDING II 27785 SF BUILDING I R-2.1 R-2.1 2 HR FW 2 HR FW 2 HR FW 2 HR FW2 HR FW2 HR FW 2 H R F W 2 HR FW 2 H R F W 2 H R F W STAIR STAIR STAIR STAIR 30378 SF BUILDING I 20835 SF BUILDING III 27563 SF BUILDING II NONSEPERATED A-3,R-2.1 2 HR FW 2 HR FW 2 HR FW 2 HR FW2 HR FW2 HR FW 2 H R F W 2 HR FW 2 H R F W 2 H R F W STAIR STAIR STAIR STAIR ALLOWABLE AREA CALCULATIONS [REFER TO AREA EQUATIONS ON THIS SHEET FOR EQUATIONS USED] OCCUPANCY TYPE: TABULAR ALLOWABLE AREA (At): TABULAR ALLOWABLE AREA (NS): AREA INCREASE FACTOR (If): ALLOWABLE AREA PER STORY (Aa): A-2/A-3 34,500 SF 11,500 SF 0.75 43,125 SF R-2.1 31,500 SF 10,500 SF 0.75 39,375 SF ALLOWABLE BUILDING HEIGHT: ACTUAL BUILDING HEIGHT: ALLOWABLE NUMBER OF STORIES: ACTUAL NUMBER OF STORIES: 50 FEET 29.5 FEET 2 2 50 FEET 28 FEET 3* 2 *Nonambulatory persons shall be limited to the first 2 stories BLDG I: SEPERATED OCCUPANCY CALCULATION LEVEL 1 LEVEL 2 17,684 43,125 [A-3] + 12,850 39,375 = AREA EQUATIONS (EQUATION 5-3) Aa = [At + (Ns * If)] MIXED-OCCUPANCY MULTISTORY BUILDING Aa = At = NS = IF = ALLOWABLE AREA (SQUARE FEET) TABULAR ALLOWABLE AREA FACTOR (NS, S1, OR S13R VALUE, AS APPLICABLE) TABULAR ALLOWABLE AREA FACTOR FOR NONSPRINKLERED BUILDING AREA FACTOR INCREASE DUE TO FRONTAGE (PERCENT) AS CALCULATED (EQUATION 5-5) If = [F / P -0.25] W / 30 If = F = P = W = AREA FACTOR INCREASE DUE TO FRONTAGE BUILDING PERIMETER THAT FRONTS ON A PUBLIC WAY OR OPEN SPACE HAVING MINIMUM DISTANCE OF 20 FEET PERIMETER OF ENTIRE BUILDING (FEET) WIDTH OF PUBLIC WAY OR OPEN SPACE (FEET) AREA MODIFICATIONS: [R-2.1] 0.74 BLDG II: 390 43,125 [A-3] + 27,173 39,375 = [R-2.1] 0.70 BLDG III: 1,038 43,125 [A-3] + 19,797 39,375 = [R-2.1] 0.52 2,227 43,125 [A-3] + 23,536 39,375 = [R-2.1] 0.65 27560 39,375 = [R-2.1] 0.69 20,959 39,375 = [R-2.1] 0.53 SEPERATED OCCUPANCY CALCULATION (PER STORY): [PER CBC SECTION 508.4.2] ACTUAL AREA OF OCCUPANCY ALLOWABLE AREA OF OCCUPANCY ≤1 ACTUAL AREA OF OCCUPANCY ALLOWABLE AREA OF OCCUPANCY ++...... 0.75 = [1877.3' / 1877.3' -0.25] 30 / 30 SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 3 7 : 2 5 P M PROJECT INFORMATION A0.0 Au t h o r 13098 NET FLOOR AREA NAME AREA AL LEVEL 1 BOH 197 SF CIRCULATION 10,689 SF COMMON SPACE 13,626 SF STAFF 1,330 SF UNIT 23,885 SF 49,728 SF LEVEL 2 BOH 273 SF CIRCULATION 1,305 SF COMMON SPACE 2,970 SF UNIT 56,125 SF 60,672 SF MEMORY CARE LEVEL 1 CIRCULATION 2,854 SF COMMON SPACE 4,805 SF STAFF 989 SF UNIT 13,642 SF 22,290 SF TOTAL NFA 132,690 SF GROSS BUILDING AREA NAME AREA LEVEL 1 AL AL CIRC/UTILITY 10,534 SF AL COMMON AREAS 17,041 SF AL UNITS 25,609 SF MC MC CIRC/UTILITY 4,520 SF MC COMMON AREAS 6,135 SF MC UNITS 14,898 SF 78,737 SF LEVEL 2 AL AL CIRC/UTILITY 13,241 SF AL COMMON AREAS 3,152 SF AL UNITS 60,388 SF 76,780 SF TOTAL GFA 155,517 SF ENTITLEMENT SHEET INDEX GENERAL G0.0 PROJECT COVER SHEET ARCHITECTURAL INFORMATION A0.0 PROJECT INFORMATION ARCHITECTURAL A1.0 SITE PLAN A1.1 PEDESTRIAN CIRCULATION PLAN A1.2 ARCHITECTURAL AXON A1.3 3D VIEW A1.4 3D ENTRY VIEW A2.1 LEVEL 1 PLAN A2.2 LEVEL 2 PLAN A2.3 ROOF PLAN A4.0 EXTERIOR BUILDING ELEVATIONS A4.1 AL COURTYARD ELEVATIONS A4.2 MC COURTYARD ELEVATIONS A4.3 ENLARGED ELEVATIONS A4.4 ENLARGED ELEVATIONS A7.1 ENLARGED PLANS CIVIL C1.0 CIVIL COVER SHEET C2.0 TOPOGRAPHIC SURVEY C3.0 EXISTING EASEMENTS DIAGRAM C4.0 SITE PLAN C4.1 PROPOSED EASEMENTS DIAGRAM C4.2 PRELIMINARY STRIPING PLAN C5.0 PRELIMINARY GRADING AND DRAINAGE PLAN C6.0 PRELIMINARY SECTIONS C7.0 PRELIMINARY UTILITY PLAN C8.0 PRELIMINARY STORM WATER QUALITY PLAN C9.0 PRELIMINARY FIRE TRUCK ROUTING PLAN C10.0 PRELIMINARY REFUSE TRUCK ROUTING PLAN C11.0 CLEAN BAY BLUE PRINT LANDSCAPE L000 TREE REMOVAL AND PROTECTION PLAN L100 ILLUSTRATIVE PLAN L101 LANDSCAPE SITE PLAN L200 SITE MATERIALS AND FURNISHINGS L300 PLANTING PLAN L400 PLANTING SCHEDULE L401 PLANTING IMAGES L402 PLANTING IMAGES L403 PLANTING IMAGES L500 SITE LIGHTING PLAN L501 PHOTOMETRIC PLAN SCALE:1" = 30'-0" BUILDING DIVISION DIAGRAM - LEVEL 2 SCALE:1" = 30'-0" BUILDING DIVSION DIAGRAM - LEVEL 1 503' - 10 5/8" 53 9 ' - 7 1 / 8 " 65 ' - 0 1 / 8 " 47 4 ' - 7 " AL COURTYARD: 13,086 SF MC COURTYARD: 6,187 SF 20' - 2 1/4" SE R V I C E Y A R D CO N C R E T E P A D 34' - 0" 21 9 ' - 7 1 / 4 " 59 ' - 1 1 1 / 2 " 161' - 3 7/8" 64 ' - 0 " 318' - 5" (N) FH NEW SITE ENTRY/EXIT TO ALIGN WITH HORIZON PKWY EXISTING SITE ENTRY TO BE ABANDONED AND INFILLED WITH NEW SIDEWALK AND LANDSCAPE EXISTING SITE ENTRY/EXIT TO REMAIN GE N E R A T O R TRASH ENCLOSURE 63' - 0"14 7 ' - 8 " 14 8 ' - 7 " 315' - 1 1/4" 180' - 1 3/8" MONUMENT SIGN 21' - 8" 8' - 0" 22' - 2 1/2" 24' - 9 1/4" PARKING 2 ADA 20' - 0" 9' - 0" 5' - 0" 9' - 0" RE C RE C RE C TR TR TR OR G OR G LANDS OF TODA AMERICA, INC PARCEL 1 PARCEL MAP 8520 (282 M 69-73)LA N D S O F CR E E K S I D E B U S I N E S S P A R K O W N E R L L C . LANDS OF ROSS DRESS FOR LESS INC. A1.0 2 TYP COMPACT (E) 13 PARKING C C C C C C C C C C C C C LITTER AND PET WASTE RECEPTACLES, TYP 20' - 0" 4 PARKING 14' - 0" 3 PARKING TYP 18' - 0" TYP 2' - 0" TYP 9' - 0" 3 PARKING 5' - 0" 3 PARKING 4' - 0" EVA READY 4 PARKING 5' - 0" EVA READY 3 PARKING 5' - 0" EVA READY 3 PARKING 5' - 0" EVA READY 4 PARKING 5' - 0" EVA READY 3 PARKING 5' - 0" CLEAN AIR 3 PARKING 5' - 0" CLEAN AIR 4 PARKING 4' - 0" (VAN PARKING) 2 ADA 4' - 0" CLEAN AIR 3 PARKING 5' - 0" CLEAN AIR 4 PARKING 5' - 0" 5 PARKING 5' - 0" 4 PARKING 25' - 0" 25' - 3 3/8" EVA READY 2 PARKING 4' - 0" EVA READY 4 PARKING 13' - 0" EVA READY 3 PARKING 12' - 9" 55' - 0" 12' - 3" C SPACES TO BE STRIPED AND MARKED "NO PARKING" TO ALLOW FOR CARS TO TURN AROUND IN THIS DRIVE AISLE C C C C C (6 COMPACT) 10 PARKING STANDARD 9' - 0" TYP. COMPACT 8' - 0" TYP. STANDARD 18' - 0" TYP. OVERHANG 2' - 0" PEDESTRIAN PATH 4' - 0" MIN 2' - 8" 4" 2' - 0" 4" COMPACT 15' - 0" TYP. OVERHANG 2' - 0" STAMPED COLORED CONCRETE (COLOR AND PATTERN TBD) STANDARD PAVING TRASH, RECYCLING, AND ORGANICS PUBLIC LITTER CONTAINERS PET WASTE PUBLIC LITTER CONTAINERSPW 0 SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : 20'40'60' GRAPHIC SCALE: 1" = 20' -0" DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 4/ 6 / 2 0 2 2 3 : 1 0 : 5 5 P M SITE PLAN A1.0 Au t h o r 13098 TOTAL PARCEL AREA: 249,898 SF BUILDING AREA:155,517 SF(FAR: 0.62) COMMUNITY CARE FACILITY USE TYPE PARKING REQUIREMENT IS 1 PER 3 EMPLOYEES ON LARGEST SHIFT, PLUS 1 PER 3 BEDS. AT PEAK TIMES AND FULL OCCUPANCY, THERE WILL BE 42 STAFF ON SITE (14 REQUIRED STALLS); THE PROPOSED FACILITY HAS 152 TOTAL UNITS INCLUDING 22 TWO-BEDROOM UNITS FOR A TOTAL OF 174 POSSIBLE BEDS (58 REQUIRED STALLS) MC COURTYARD: 6,187 SF AL COURTYARD: 13,099 SF OPEN SPACE AREA: 152,224 SF TOTAL OPEN SPACE: 171,497 SF (69%) EXISTING PARKING:13 (COMPACT) NEW PARKING:72 NEW ADA PARKING: 4 (2 VAN ACCESSIBLE STALLS) COMPACT PARKING:19 (13 EXISTING, 6 NEW, 21% OF TOTAL PARKING) TOTAL PARKING:89 (72 REQUIRED STALLS) CLEAN AIR PARKING:12 WILL BE PROVIDED EV READY PARKING:24 WILL BE PROVIDED (27%) EV CHARGER PARKING:3 WILL BE PROVIDED (3%) SHORT TERM BIKE:5 RACKS TO BE LOCATED NEAR BUILDING ENTRANCES (5%) LONG TERM BIKE:5 LOCKERS TO BE LOCATED NEAR BUILDING ENTRANCES (5%) TRUE NORTH SCALE:1/4" = 1'-0"2 TYPICAL PARKING STRIPING DETAIL SCALE:1/8" = 1'-0" SITE PLAN LEGEND 6' - 0 " 6' - 0" 5' - 2 1 / 2 " 10' - 0" 8' - 3" 6' - 0"6' - 0" 6' - 0 " 6' - 0 " 6' - 0" 6' - 0 " 6' - 0" 6' - 0" 6 ' - 0 " 7' - 6" 6' - 0 " 8' - 0 3 / 4 " 9' - 2 1/4" 8' - 0" 9' - 0 " 6' - 1 1/4" 8' - 1 3/4" ACCESSIBLE PATH OF TRAVEL 4' - 0 " M I N 0 SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : 30'60'90' GRAPHIC SCALE: 1" = 30' -0" DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 5 7 : 2 8 P M PEDESTRIAN CIRCULATION PLAN A1.1 Au t h o r 13098 TRUE NORTH SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 2 2 : 3 0 P M ARCHITECTURAL AXON A1.2 Au t h o r 13098 SCALE:1 SOUTHWEST AXON 1 SCALE:2 NORTHWEST AXON 1 SCALE:3 SOUTHEAST AXON 1 SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 2 2 : 3 1 P M 3D VIEW A1.3 Au t h o r 13098 ENERGINEERED PANELS CULTURED STONE MAIN SITE ENTRY AT ARNOLD ROAD AND HORIZON PARKWAY INTERSECTION SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 2 2 : 3 2 P M 3D ENTRY VIEW A1.4 Au t h o r 13098 BUILDING ENTRY AND RESIDENT DROP-OFF AREA AL - 1E AL - SB AL - 1E AL - SB AL - 1EAL - 1E ELEVATOR AL - 1E AL - 2E GOLF SIM. AL - 1E AL - 1CdAL - 2F AL - 2Dd AL - 2D LIVING AL - 1E AL - 1E LOBBY AL - SC AL - 1Cd AL - 1E ACTIVITY AL - 1E AL - 1E ADMIN AL - 1D STAIR AL - 1D AL - SBAL - SB AL - 1E MAIL RECEPTION ELEVATORELEV. MECH KITCHEN 59' - 11 1/2" 85' - 3 1/8"33' - 9" 42' - 3 3/4" GENERIC ELEVATOR STOR. DISC. CTR. TLT PO R T E C O C H E R E AB O V E ASSISTED LIVING COURTYARD MEMORY CARE GARDEN LOADING AND RECEIVING STAFF 26' - 9" 6' - 10" 115' - 0" EMERGENCY VEHICLE ACCESS 318' - 5" TLT OFFICE COPY OFFICE HR OFFICE ELEV. MECH ACTIVITY LIVINGLIVING DININGDINING OFFICE STAIR AL - 2D LOBBY STAIR EMPLOYEE AL - 1D MCMCMCMCMCMCMCMCMCMCMCMC MC MC MC MC MC MC MC MC MC MC MC MC MC MC MC MC MC MC MC MC MCMCMCMC AL - 1D AL - 1A AL - 1E MAINTENANCE STAIR ACTIVITY AL - SA+ AL - 2D ELEV. MECH OFFICE RECEIVING NURSE MEDSMEDS NURSE CORRIDOR MC JAN. AL - 1E AL - 1E TOILET DINING POOL FITNESS SALON TOILET STOR. MASSAGE CORRIDOR CORRIDOR CAFE MC-S MC-S OFFICE TOILET MAIL PACKAGES CONV. STORE SERVERY SERVERY 46' - 1" 30' - 0" 44' - 6 1/2" 9' - 6" 26' - 9" 31' - 4" 26' - 3" 7' - 6" 111' - 0" 33' - 9" 183' - 10" 26' - 3" 7' - 6" 113' - 11" 8' - 10" 62' - 1 3/4" 57' - 6" 28' - 3" 6' - 6" 28' - 3" 219' - 7 1/4" 62' - 7" 20' - 7 1/2" 96' - 11" 63' - 10" 68' - 6" A7.1 1 16' - 3 1/4" A7.1 6 0 SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : 20'40'60' GRAPHIC SCALE: 1" = 20' -0" DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 2 2 : 3 9 P M LEVEL 1 PLAN A2.1 Au t h o r 13098 TRUE NORTH AL - 1E AL - 1D MEP MEP AL - 2B AL - 1AAL - 1A AL - 2E STORAGE AL - SC AL - 1E AL - 2E AL - 1E AL - SB+ AL - 1Cd AL - SC AL - 1E AL - SC AL - 1E AL - 1Cd AL - 1E AL - 1A AL - 1E AL - 1E ELEVATOR ELEVATOR AL - 1E 88' - 7" 158' - 3 7/8" 148' - 7" AL - SB+ GAME ELEVATOR AL - SB+AL - SB+AL - 1EAL - 1E AL - 1E AL - 2Dd AL - 2DAL - 1E AL - 1E STAIRAL - SB+AL - SB+AL - 1E AL - 1E AL - 1E AL - 1CdAL - 2FAL - 1E AL - 1Cd 26' - 6" PO R T E C O C H E R E COURTYARD BELOW COURTYARD BELOW ROOF OVER POOL AL - 1D STAIR AL - 1D AL - 1E AL - 2A AL - 1C AL - 1C AL - SB AL - 1C AL - 1C AL - 1C AL - 2B AL - 2A AL - 1A AL - SA AL - 1B AL - 1B AL - SB STAIR STAIR AL - 1A AL - 1AAL - 2A AL - 1A AL - 2A AL - 2A AL - SA AL - 1B AL - 1B AL - 1A AL - 2AAL - 2C AL - 1A LAUNDRY IDF STORAGEIDF STORAGE AL - SA+ AL - 2D AL - 2D STORAGE AL - 1C AL - 1C AL - 1CAL - 1C JANITOR STORAGE THEATER AL - SB AL - SB CORRIDOR 43' - 0 1/2" 26' - 11 7/8" 29' - 5 1/8" 26' - 5" SUNROOM SUNROOM 96' - 11" 3' - 3" 57' - 4" 3' - 3" 184' - 11 1/2" 26' - 3" 7' - 6" 123' - 2" 59' - 0" 8' - 10" 62' - 1 3/4" 63' - 0" 219' - 7 1/4" 26' - 8 1/2" 6' - 6" 28' - 3" 318' - 5" 28' - 3" 6' - 10" 115' - 0" 44' - 2" 31' - 11 7/8" 6' - 6" 7' - 0" 27' - 9" 7' - 6" 138' - 11" 0 SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : 20'40'60' GRAPHIC SCALE: 1" = 20' -0" DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 2 2 : 4 6 P M LEVEL 2 PLAN A2.2 Au t h o r 13098 TRUE NORTH POTENTIAL MECHANICAL UNITS (NOT VISIBLE ABOVE PARAPET) POTENTIAL MECHANICAL UNITS (NOT VISIBLE ABOVE PARAPET) PO T E N T I A L M E C H A N I C A L U N I T S (N O T V I S I B L E A B O V E P A R A P E T ) PO T E N T I A L M E C H A N I C A L U N I T S (N O T V I S I B L E A B O V E P A R A P E T ) PO T E N T I A L M E C H A N I C A L U N I T S (N O T V I S I B L E A B O V E P A R A P E T ) PO T E N T I A L M E C H A N I C A L U N I T S (N O T V I S I B L E A B O V E P A R A P E T ) POTENTIAL MECHANICAL UNITS (NOT VISIBLE ABOVE PARAPET) 0 SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : 20'40'60' GRAPHIC SCALE: 1" = 20' -0" DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 2 2 : 5 0 P M ROOF PLAN A2.3 Au t h o r 13098 TRUE NORTH LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" T.O. HIGH PARAPET EL +28' -0" ROOF EL +25' -0" 14' - 0" 11' - 0" 403403402405404402405404401412409412408 LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" T.O. HIGH PARAPET EL +28' -0" ROOF EL +25' -0" 403402403404402403402405 401401406401410409405412 LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" T.O. HIGH PARAPET EL +28' -0" ROOF EL +25' -0" 401401402402402402403404404405405404402406406 406403 A4.3 2 A4.3 1 409 412 407413 413 EMERGENCY GENERATOR LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" T.O. HIGH PARAPET EL +28' -0" ROOF EL +25' -0" 402 404 405 401 403 402 404 401402401406406 A4.4 1 A4.4 2 410 409 413413 EXTERIOR FINISH MATERIAL LEGEND KEYNOTE NUMBER: 401 TYPE:CULTURED STONE VENEER MANUFACTURER: COLOR: KEYNOTE NUMBER: 403 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:WHITE KEYNOTE NUMBER: 402 TYPE:ENGINEERED WOOD-LOOK PANEL VENEER MANUFACTURER: COLOR: KEYNOTE NUMBER: 404 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:GRAY KEYNOTE NUMBER: 405 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:TAUPE KEYNOTE NUMBER: 406 TYPE:PAINT MANUFACTURER: COLOR:TAN SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 2 3 : 1 6 P M EXTERIOR BUILDING ELEVATIONS A4.0 Au t h o r 13098 SCALE:1/16" = 1'-0"1 EAST ELEVATION SCALE:1/16" = 1'-0"2 SOUTH ELEVATION SCALE:1/16" = 1'-0"4 NORTH ELEVATION SCALE:1/16" = 1'-0"3 WEST ELEVATION 401 CULTURED STONE VENEER 402 ENGINEERED WOOD-LOOK PANEL VENEER 403 INTEGRAL COLOR STUCCO 1 - WHITE 404 INTEGRAL COLOR STUCCO 2 - GRAY 405 INTEGRAL COLOR STUCCO 3 - TAUPE 406 PAINTED METAL TRIM 407 PLANTED TRELLIS SCREEN WALL 408 ALUMINUM STOREFRONT 409 ALUMINUM WINDOWS 410 ALUMINUM AWNINGS 412 ALUMINUM REVEAL 413 METAL PANEL SIDING LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" ROOF EL +25' -0" 401403402404 402 403406 401 409408 406 LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" ROOF EL +25' -0" 404 402 DINING AREA 406410409 412 LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" ROOF EL +25' -0" 404402 FITNESS POOL AREA BEYOND 403 406401401 409412 LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" ROOF EL +25' -0" 403402404406 401 412 409 EXTERIOR FINISH MATERIAL LEGEND KEYNOTE NUMBER: 401 TYPE:CULTURED STONE VENEER MANUFACTURER: COLOR: KEYNOTE NUMBER: 403 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:WHITE KEYNOTE NUMBER: 402 TYPE:ENGINEERED WOOD-LOOK PANEL VENEER MANUFACTURER: COLOR: KEYNOTE NUMBER: 404 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:GRAY KEYNOTE NUMBER: 405 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:TAUPE KEYNOTE NUMBER: 406 TYPE:PAINT MANUFACTURER: COLOR:TAN SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 2 3 : 2 8 P M AL COURTYARD ELEVATIONS A4.1 Au t h o r 13098 SCALE:3/16" = 1'-0"1 AL COURTYARD EAST SCALE:3/16" = 1'-0"2 AL COURTYARD NORTH SCALE:3/16" = 1'-0"3 AL COURTYARD SOUTH SCALE:3/16" = 1'-0"4 AL COURTYARD WEST 401 CULTURED STONE VENEER 402 ENGINEERED WOOD-LOOK PANEL VENEER 403 INTEGRAL COLOR STUCCO 1 - WHITE 404 INTEGRAL COLOR STUCCO 2 - GRAY 406 PAINTED METAL TRIM 408 ALUMINUM STOREFRONT 409 ALUMINUM WINDOWS 410 ALUMINUM AWNINGS 412 ALUMINUM REVEAL LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" ROOF EL +25' -0" 404403402406409412 LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" ROOF EL +25' -0" 404402 406 403409408412 LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" ROOF EL +25' -0" 402 403406 404 412 408409 LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" ROOF EL +25' -0" 404402406403 408408409412 EXTERIOR FINISH MATERIAL LEGEND KEYNOTE NUMBER: 401 TYPE:CULTURED STONE VENEER MANUFACTURER: COLOR: KEYNOTE NUMBER: 403 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:WHITE KEYNOTE NUMBER: 402 TYPE:ENGINEERED WOOD-LOOK PANEL VENEER MANUFACTURER: COLOR: KEYNOTE NUMBER: 404 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:GRAY KEYNOTE NUMBER: 405 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:TAUPE KEYNOTE NUMBER: 406 TYPE:PAINT MANUFACTURER: COLOR:TAN SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 2 3 : 3 9 P M MC COURTYARD ELEVATIONS A4.2 Au t h o r 13098 SCALE:3/16" = 1'-0"1 MC COURTYARD EAST SCALE:3/16" = 1'-0"2 MC COURTYARD NORTH SCALE:3/16" = 1'-0"3 MC COURTYARD SOUTH SCALE:3/16" = 1'-0"4 MC COURTYARD WEST 402 ENGINEERED WOOD-LOOK PANEL VENEER 403 INTEGRAL COLOR STUCCO 1 - WHITE 404 INTEGRAL COLOR STUCCO 2 - GRAY 406 PAINTED METAL TRIM 408 ALUMINUM STOREFRONT 409 ALUMINUM WINDOWS 412 ALUMINUM REVEAL LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" T.O. HIGH PARAPET EL +28' -0" ROOF EL +25' -0" 405 406 406 403406 401402410402409408408 LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" T.O. HIGH PARAPET EL +28' -0" ROOF EL +25' -0" 406406 401402405 406 401413408409 EXTERIOR FINISH MATERIAL LEGEND KEYNOTE NUMBER: 401 TYPE:CULTURED STONE VENEER MANUFACTURER: COLOR: KEYNOTE NUMBER: 403 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:WHITE KEYNOTE NUMBER: 402 TYPE:ENGINEERED WOOD-LOOK PANEL VENEER MANUFACTURER: COLOR: KEYNOTE NUMBER: 404 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:GRAY KEYNOTE NUMBER: 405 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:TAUPE KEYNOTE NUMBER: 406 TYPE:PAINT MANUFACTURER: COLOR:TAN SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 2 3 : 4 8 P M ENLARGED ELEVATIONS A4.3 Au t h o r 13098 SCALE:1/4" = 1'-0"2 NORTH ELEVATION - ENLARGED 2 SCALE:1/4" = 1'-0"1 NORTH ELEVATION - ENLARGED 1 401 CULTURED STONE VENEER 402 ENGINEERED WOOD-LOOK PANEL VENEER 403 INTEGRAL COLOR STUCCO 1 - WHITE 405 INTEGRAL COLOR STUCCO 3 - TAUPE 406 PAINTED METAL TRIM 408 ALUMINUM STOREFRONT 409 ALUMINUM WINDOWS 410 ALUMINUM AWNINGS 413 METAL PANEL SIDING LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" T.O. HIGH PARAPET EL +28' -0" ROOF EL +25' -0" 403 404 410 406 402 401410413409 LEVEL 1 EL +0' -0" LEVEL 2 EL +14' -0" T.O. LOW PARAPET EL +26' -0" T.O. HIGH PARAPET EL +28' -0" ROOF EL +25' -0" 402 404401406 401406405 403410409406413413 EXTERIOR FINISH MATERIAL LEGEND KEYNOTE NUMBER: 401 TYPE:CULTURED STONE VENEER MANUFACTURER: COLOR: KEYNOTE NUMBER: 403 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:WHITE KEYNOTE NUMBER: 402 TYPE:ENGINEERED WOOD-LOOK PANEL VENEER MANUFACTURER: COLOR: KEYNOTE NUMBER: 404 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:GRAY KEYNOTE NUMBER: 405 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:TAUPE KEYNOTE NUMBER: 406 TYPE:PAINT MANUFACTURER: COLOR:TAN SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 2 4 : 0 9 P M ENLARGED ELEVATIONS A4.4 Au t h o r 13098 SCALE:1/4" = 1'-0"1 WEST ELEVATION - ENLARGED 1 SCALE:1/4" = 1'-0"2 WEST ELEVATION - ENLARGED 2 401 CULTURED STONE VENEER 402 ENGINEERED WOOD-LOOK PANEL VENEER 403 INTEGRAL COLOR STUCCO 1 - WHITE 404 INTEGRAL COLOR STUCCO 2 - GRAY 405 INTEGRAL COLOR STUCCO 3 - TAUPE 406 PAINTED METAL TRIM 409 ALUMINUM WINDOWS 410 ALUMINUM AWNINGS 413 METAL PANEL SIDING 1' - 6" 6"6" 3' PEDESTRIAN WALKWAY 6" PROTECTIVE CURB 11 5/8" SIDEWALK FLUSH CURB DRIVEWAY 26' - 9" 22' - 2 1/2" 6' - 6" 8' - 0" 2' - 0 1/4" 5' - 0" TR A S H 4 C U Y D S TR A S H TR A S H RE C Y C L E 4 C U Y D S OR G A N I C S 3 C U Y D S OR G A N I C S TYP 6' - 9" TYP 4' - 8" TYP 6' - 9" TYP 4' - 0" RE C Y C L E RE C Y C L E TYP 6' - 9" TYP 4' - 8" A7.1 4 A7.15 A7.1 3 A7.1 2 11' - 4" 11' - 4" SANITARY SEWER CONNECTION TO BE PROVIDED, WILL BE COORDINATED WITH PLUMBING AND CIVIL ENGINEER FOR SPECIFIC LOCATION, SIZE AND CONNECTION POINTS SLOPE SLOPE SLOPE TO DRAIN SL O P E TO D R A I N SL O P E TO D R A I N SLOPE TO DRAIN SLOPE SLOPEHOT AND COLD WATER HOSE BIB MAINTENANCE RECEPTACLE WALL PACK LIGHT FIXTURES LEVEL 1 EL +0' -0" 11' - 4" 404 406TRASH ENCLOSURE WALLS TO BE CONCRETE MASONRY WITH CEMENT PLASTER COATING, AND COATED METAL COPING, TYP. ROLL-UP OVERHEAD DOOR LEVEL 1 EL +0' -0" TRASH ENCLOSURE WALLS TO BE CONCRETE MASONRY WITH CEMENT PLASTER COATING, AND COATED METAL COPING, TYP. TRASH ENCLOSURE GATES 8' - 4" 24' - 9 3/8" 11' - 4" LEVEL 1 EL +0' -0" 404406TRASH ENCLOSURE WALLS TO BE CONCRETE MASONRY WITH CEMENT PLASTER COATING, AND COATED METAL COPING, TYP. PEDESTRIAN LIGHT POLE, SEE SITE LIGHTING PLANS LEVEL 1 EL +0' -0" OPEN TO TRASH ROOM 11' - 4" 8' - 0" 9' - 0" 404 406 TRASH ENCLOSURE WALLS TO BE CONCRETE MASONRY WITH CEMENT PLASTER COATING, AND COATED METAL COPING, TYP. ROLL-UP OVERHEAD DOOR A7.1 7 12' - 1" 1' - 1" LANDSCAPE AREA 2' - 0" 13' - 0" SIDEWALK LANDSCAPE AREA CONCRETE FOOTING AND BASE 401416 2" 2' - 10" 2" 12' - 0"6" EXTERIOR FINISH MATERIAL LEGEND KEYNOTE NUMBER: 401 TYPE:CULTURED STONE VENEER MANUFACTURER: COLOR: KEYNOTE NUMBER: 403 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:WHITE KEYNOTE NUMBER: 402 TYPE:ENGINEERED WOOD-LOOK PANEL VENEER MANUFACTURER: COLOR: KEYNOTE NUMBER: 404 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:GRAY KEYNOTE NUMBER: 405 TYPE:INTEGRAL COLOR STUCCO FINISH:FINE TEXTURE MANUFACTURER: COLOR:TAUPE KEYNOTE NUMBER: 406 TYPE:PAINT MANUFACTURER: COLOR:TAN SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N OT FO R C O NSTRUCTIO N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 3/ 2 5 / 2 0 2 2 4 : 2 4 : 1 8 P M ENLARGED PLANS A7.1 Au t h o r 13098 SCALE:1/4" = 1'-0"1 ENLARGED - TRASH ENCLOSURE SCALE:1/4" = 1'-0"3 TRASH ENCLOSURE - NORTH SCALE:1/4" = 1'-0"5 TRASH ENCLOSURE - SOUTH SCALE:1/4" = 1'-0"4 TRASH ENCLOSURE EAST SCALE:1/4" = 1'-0"2 TRASH ENCLOSURE WEST SCALE:1/2" = 1'-0"6 MONUMENT SIGN ENLARGED PLAN SCALE:1/2" = 1'-0"7 MONUMENT SIGN ELEVATION 401 CULTURED STONE VENEER 404 INTEGRAL COLOR STUCCO 2 - GRAY 406 PAINTED METAL TRIM 416 ALUMINUM CHANNEL LETTERS, BUILDING NAME TBD CE N T R A L P K W Y HO R I Z O N P K W Y ARNOLD ROAD C C C C C C C C C C C C C C 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS SOUTH BAY PARTNERS FOR DUBLIN SENIOR LIVING OF DUBLIN, CALIFORNIA VICINITY MAPVICINITY MAP SITE MAP NO R T H R Callbefore you dig. below.Know what's LEGEND BENCHMARK: BASIS OF BEARINGS: SHEET INDEX SHEET DESCRIPTION CIVIL C1.0 COVER SHEET C2.0 TOPOGRAPHIC SURVEY C3.0 EXISTING EASMENTS DIAGRAM C4.0 SITE PLAN C4.1 PROPOSED EASEMENTS DIAGRAM C4.2 PRELIMINARY STRIPING PLAN C5.0 PRELIMINARY GRADING & DRAINAGE PLAN C6.0 PRELIMINARY SECTIONS C7.0 PRELIMINARY UTILITY PLAN C8.0 PRELIMINARY STORM WATER QUALITY CONTROL PLAN C9.0 PRELIMINARY FIRE TRUCK ROUTING PLAN C10.0 PRELIMINARY REFUSE TRUCK ROUTING PLAN C11.0 PRELIMINARY ARNOLD LEFT TURN PLAN C12.0 CLEAN BAY BLUE PRINT PRELIMINARY SITE IMPROVEMENT PLANS C1.0 COVER SHEET N SITE PARCEL 2 PARCEL MAP 8502 (282 M 69-73) ARNOLD ROAD CE N T R A L P A R K W A Y HORIZON PKWY 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS C2.0 TOPOGRAPHIC SURVEY TOPOGRAPHIC SURVEY CERTIFICATION NO R T H NOTES LEGEND GL E A S O N D R I V E ABBREVIATIONS PARCEL 2 PARCEL MAP 8502 (282 M 69-73) ARNOLD ROAD HO R I Z O N P K W Y CE N T R A L P K W Y 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS LEGEND C3.0 EXISTING EASEMENTS DIAGRAM NO R T H PARCEL 2 PARCEL MAP 8502 (282 M 69-73) C C C C C C C C C C C C C C 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS C4.0 SITE PLAN NO R T H TYPICAL PARKING STRIPING DETAIL 1 HO R I Z O N PK W Y ARNOLD ROAD ARNOLD ROAD HO R I Z O N P K W Y CE N T R A L P K W Y C C C C C C C C C C C C C C 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS LEGEND C4.1 PROPOSED EASEMENTS DIAGRAM N O R T H 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS C4.2 PRELIMINARY STRIPING PLAN NO R T H HO R I Z O N P K W Y ARNOLD ROAD C C C C C C C C C C C C C C CE N T R A L P K W Y HO R I Z O N P K W Y ARNOLD ROAD ARNOLD ROAD HO R I Z O N P K W Y 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS LEGEND ARNOLD ROAD AND HORIZON PARKWAY INTERSECTION NOTE SEE INTERSECTION BLOW-UP RIGHT NO R T H C5.0 PRELIMINARY GRADING AND DRAINAGE PLAN 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS C6.0 PRELIMINARY SECTIONS BSECTION CSECTION DSECTION ASECTION ARNOLD ROAD HO R I Z O N P K W Y C C C C C C C C C C C C C C CE N T R A L P K W Y 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS LEGEND C7.0 PRELIMINARY UTILITY PLAN NOTE N O R T H ARNOLD ROAD HO R I Z O N P K W Y CE N T R A L P K W Y DMA 1 DMA 2 DMA 3 DMA 5 DMA 4 DMA 14 DMA 13 DMA 12 DMA 10 DMA 9DMA 8 DMA 6 DMA 7 DM A 1 5 DMA 11 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS PRELIMINARY STORM WATER QUALITY PLAN LEGEND NOTE: BIO-RETENTION DETAILS NOTE C8.0 DMA NO R T H 4 ARNOLD ROAD HO R I Z O N P K W Y CE N T R A L P K W Y C C C C C C C C C C C C C C EX. FH FDC FH FH FH FH EX. FH EX. FH EX. FH DDCV 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS LEGEND C9.0 PRELIMINARY FIRE TRUCK ROUTING PLAN NO R T H NOTE ARNOLD ROAD HO R I Z O N P K W Y CE N T R A L P K W Y C C C C C C C C C C C C C C 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS C10.0 PRELIMINARY REFUSE TRUCK ROUTING PLAN NO R T H HO R I Z O N P K W Y 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS C11.0 PRELIMINARY ARNOLD LEFT TURN PLAN NO R T H HO R I Z O N P K W Y 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS C12.0 PRELIMINARY ARNOLD LEFT TRUCK TURN PLAN NO R T H HO R I Z O N P K W Y 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS C13.0 PRELIMINARY ARNOLD LEFT TRUCK TURN PLAN NO R T H 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com DUBLIN, NO.REVISION BY BYREVISIONNO. DUBLIN SENIOR LIVING CALIFORNIA JAN, 2022 OF _ SHEETS SHEET DATE SCALE DESIGNER JOB NO.A20131-2 AV DRAWN BY STAFF AS SHOWN FOR SOUTH BAY PARTNERS C12.0 CLEAN BAY BLUE PRINT ARNOLD DRIVE (WIDTH VARIES) ARNOLD DRIVE (WIDTH VARIES) ARNOLD ROAD (WIDTH VARIES) HO R I Z O N PK W Y SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N O T F O R C O N S T R U C T I O N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 13098 TRUE NORTH PROJECT NORTH TREE REMOVAL AND PROTECTION PLAN L000 SCALE: 1" = 30' 0'60'30'15' LEGEND REMOVE TREE PROTECT TREE NOTE: PROTECT ANY EXISTING TREES ADJACENT TO PROPERTY LINE THAT MAY BE IMPACTED BY CONSTRUCTION. MEMORY CARE COURTYARD ASSISTED LIVING COURTYARD ARNOLD ROAD MAIN ENTRY SERVICE AREA SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N O T F O R C O N S T R U C T I O N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 13098 TRUE NORTH PROJECT NORTH ILLUSTRATIVE PLAN L100 SCALE: 1" = 30' 0'60'30'15' LEGEND EXISTING TREE NEW SHADE TREE NEW FOCAL TREE NEW ORNAMENTAL TREE NEW SHRUB Conc. Walk Ra m p R a m p Ram p Ra m p Ra m p Ra m p Ra m p AD AD EB SLB SLB EB Grass Grass Grass EV ELEC PANEL TBT-27026 SLB 6 ' - 0 " 7'-6" 8'-0" 6'-0" 6' - 0 " 8'-0" 6'-0" 8'-0" 10'-0" 8'- 0 " 6' - 0 " 7'-6" SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N O T F O R C O N S T R U C T I O N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 13098 TRUE NORTH PROJECT NORTH LANDSCAPE SITE PLAN L101 SCALE: 1" = 30' 0'60'30'15' SHADE STRUCTURE WITH SEATING AREAS OUTDOOR PROGRAM IN THIS AREA TO POTENTIALLY INCLUDE: 1. ENCLOSED DOG RUN 2. SEATING AREAS ALL SIDEWALKS TO COMPLY WITH CITY STANDARDS DROP-OFF ISLAND WITH ENTRY SIGNAGE BENCH, TYP. MEMORY CARE COURTYARD ASSISTED LIVING COURTYARD PATIO, TYP. POTENTIAL ART POTENTIAL ART WALKING PATH WALKING PATH LANDSCAPE NOTES 1.REFER TO CIVIL DRAWINGS FOR BIORETENTION AREAS. 2.OVERALL PLAN WILL COMPLY WITH CALGREEN CODE REQUIREMENTS. TREES SHOWN ARE FOR ILLUSTRATIVE PURPOSES ONLY. SHADE CALCULATIONS TO BE COMPLETED WITH FINAL ENTITLEMENTS SUBMITTAL. PUTTING GREEN EXISTING HITES PLAZA SIGN LAWN ACTIVITY SPACE FENCE, TYP. SPECIAL PAVING AT DROP-OFF WITH FLUSH CURB, TRUNCATED DOMES, AND LIT BOLLARDS VEHICULAR LIGHT POLE, TYP. SEE SITE LIGHTING PLAN PEDESTRIAN LIGHT POLE, TYP. SEE SITE LIGHTING PLAN LANDSCAPE LIGHT, TYP. SEE SITE LIGHTING PLAN. PATHWAY BOLLARD LIGHT, TYP. SEE SITE LIGHTING PLAN LOW BOLLARD LIGHT, TYP. SEE SITE LIGHTING PLAN BIKE RACK, TYP. ARNOLD ROAD BIKE STORAGE LOCKER, TYP. STAMPED COLORED CONCRETE AT ENTRY DRIVE CROSSWALKS SITE VISIBILITY TRIANGLE, TYP. LEGEND EXISTING TREE NEW SHADE TREE NEW FOCAL TREE NEW ORNAMENTAL TREE SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N O T F O R C O N S T R U C T I O N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 13098 SITE MATERIALS AND FURNISHINGS L200 BENCH - FIXED - 69 IN. LENGTH1 BENCH - FIXED - 24 IN. LENGTH2 LITTER AND RECYCLING RECEPTACLE3 BIKE RACK4 MANUFACTURER: LANDSCAPE FORMS PRODUCT NAME: NEOLIVIANO BENCH, BACKED, 69-IN. LENGTH MANUFACTURER: LANDSCAPE FORMS PRODUCT NAME: NEOLIVIANO BENCH, BACKED, 24-IN. LENGTH MANUFACTURER: LANDSCAPE FORMS PRODUCT NAME: LAKESIDE LITTER MANUFACTURER: LANDSCAPE FORMS PRODUCT NAME: RIDE BIKE RACK DINING TABLE5 MANUFACTURER: JANUS ET CIE PRODUCT NAME: KOKO II JANUSWOOD DINING TABLE DINING CHAIR6 MANUFACTURER: JANUS ET CIE PRODUCT NAME: KOKO II STACKABLE PADDED SLING ARM CHAIR SHADE STRUCTURE (BASIS OF DESIGN)7 Conc. Walk Ra m p R a m p Ram p Ra m p Ra m p Ra m p Ra m p AD AD EB SLB SLB EB Grass Grass Grass EV ELEC PANEL TBT-27026 SLB SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N O T F O R C O N S T R U C T I O N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 13098 TRUE NORTH PROJECT NORTH PLANTING PLAN L300 SCALE: 1" = 30' 0'60'30'15' DROP-OFF ISLAND WITH ENTRY SIGNAGE, FOCAL POINT TREE, AND GROUNDCOVER WITH FLOWERS MEMORY CARE COURTYARD ASSISTED LIVING COURTYARD PROPOSED SHADE TREE, TYP. EXISTING TREE, TYP. PROPOSED FOCAL TREE, TYP. PROPOSED ORNAMENTAL TREE, TYP. SHRUB SCREENING AT BACKFLOW PREVENTERS LANDSCAPE NOTES 1.REFER TO CIVIL DRAWINGS FOR BIORETENTION AREAS. 2.OVERALL PLAN WILL COMPLY WITH CALGREEN CODE REQUIREMENTS. TREES SHOWN ARE FOR ILLUSTRATIVE PURPOSES ONLY. SHADE CALCULATIONS TO BE COMPLETED WITH FINAL ENTITLEMENTS SUBMITTAL. 3.ALL MULCH AND COMPOST USED ON SITE SHALL MEET SB 1383 REGULATORY REQUIREMENTS OUTLINED IN SECTION 18993.1. LAWN ACTIVITY SPACE 01 PC 02 QA 02 QL 01 QL 02 PH 02 PH 03 PH 04 QA 03 LG 02 QL 01 PC 01 PC 01 QL 03 OE 04 PH 08 PH 03 CO 03 LG 02 LG 01 PC 03 AM 03 QA 03 QL 03 QA01 PC 03 QA 03 LG 01 CO 01 CO 01 PC 01 OE 01 OE 04 PH 04 PH 01 TC 01 TC 02 AM 01 TC 03 TC 03 QA 01 TC 04 QA 04 TC 03 QA 01 TC BIORETENTION AREA, TYP. ARNOLD ROAD TREE PROTECTION FENCE, TYP. 02 QA SITE VISIBILITY TRIANGLE SITE VISIBILITY TRIANGLE 11 RC LEGEND EXISTING TREE NEW SHADE TREE NEW FOCAL TREE NEW ORNAMENTAL TREE SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N O T F O R C O N S T R U C T I O N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 13098 PLANTING SCHEDULE L400 Qty.Key Botanical Name Common Name Size Spacing Height Width Water Use Comments SHADE TREES PC Pistacia chinensis 'Keith Davey'Keith Davey Chinese Pistache 60" Box as shown 30-40'25-30'L well-matched PH Platanus x hispanica 'Columbia'London Plane Tree 36" Box as shown 60-80'50-60'M well-matched QA Quercus agrifolia Coast Live Oak 36" Box as shown 40-60'40-50'VL QL Quercus lobata Valley Oak 36" Box as shown 40-70'50'-90'L TC Tilia cordata Little Leaf Linden 36" Box as shown 50'30'M well-matched ORNAMENTAL TREES AM Arbutus 'Marina'Marina Strawberry Tree 36" Box as shown 20-30'20-30'L single stem CO Cercis occidentalis Western Redbud 36" Box as shown 5-15'5-10'VL multi-stem LG Lagerstroemia Crape Myrtle 36" Box as shown 15-20'10-15'L single stem OE Olea europaea 'Swan Hill'Swan Hill Olive 36" Box as shown 25-30'25-30'VL multi-stem SHRUBS PB Perovskia 'Blue Spire'Blue Spire Russian Sage 5 gal 3-4'2-3'L PT Pittosporum tenuifolium Kohuhu 15 gal 48" OC 15-25'10-15'M PA Plumbago auriculata Cape Plumbago 15 gal 6-8'8-12'L PM Podocarpus macrophyllus Yew Plum Pine 15 gal 60" OC 15-20'6-8'M RH Rhamnus californica Coffeeberry 15 gal 60" OC 6-8'6-8'L RC Rosa californica Wild California Rose 5 gal 3-6'3-6'L SL Salvia leucantha Mexican Bush Sage 5 gal 3-4'4-6'L FLOW-THROUGH PLANTER AND BIORETENTION ACM Achillea millefolium Common Yarrow 1 gal 18'' OC 18"1'L CAD Carex divulsa Berkeley Sedge 1 gal 24'' OC 12-18"2'L CHT Chondropetalum tectorum Cape Rush 5 gal 36'' OC 2-3'2-3'L IRD Iris douglasiana Douglas Iris 1 gal 18'' OC 18"2'L JUP Juncus patens California Gray Rush 5 gal 24' OC'1-2'1-2'L MUR Muhlenbergia rigens Deer Grass 5 gal 48'' OC 4-5'4-6'L PERENNIALS & GRASSES ANB Anigozanthos 'Bush Dawn'Yellow Kangaroo Paw 5 gal 24'' OC 2-6'1-2'L AST Asclepias tuberosa Butterfly Weed 1 gal 18'' OC 1-2'12-18"M CAD Carex divulsa Berkeley Sedge 1 gal 24'' OC 12-18"2'L CHL Chondropetalum elephantinum Large Cape Rush 5 gal 48'' OC 3-5'4-6'L ECP Echinacea purpurea Purple Coneflower 1 gal 12'' OC 2-3'1-2'L ESC Eschscholzia californica California Poppy 1 gal 18'' OC 12-18"12-18"VL HES Helictotrichon sempervirens Blue Oat Grass 1 gal 24'' OC 2-3'2-3'L HPP Heuchera x 'Plum Pudding'Plum Pudding Heuchera 1 gal 24'' OC 1-3'1-2'M LAP Lavandula x intermedia 'Provence'Provence French Lavender 1 gal 24" OC 1-2'1-2'L LOM Lomandra longifolia 'Breeze'Dwarf Mat Rush 1 gal 30" OC 2-3'2-4'L LUA Lupinus albifrons Silver Bush Lupine 5 gal 36'' OC 3-4'3-4'VL TCL Teucrium chamaedrys x lucidrys Germander 1 gal 24'' OC 1-2'2-3'L THM Thymus spp.Thyme 1 gal 12'' OC 6"-1'6"-1'L PLANTING SCHEDULE1 SHADE TREES Arbutus marina MARINA STRAWBERRY TREE Cercis occidentalis WESTERN REDBUD Plantanus x hispanica 'Columbia' LONDON PLANE TREE Quercus agrifolia COAST LIVE OAK Pistacia chinensis 'Keith Davey' KEITH DAVEY CHINESE PISTACHE Tilia cordata LITTLE LEAF LINDEN Quercus lobata VALLEY OAK ORNAMENTAL TREES Olea europaea 'Swan Hill' SWAN HILL OLIVE SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N O T F O R C O N S T R U C T I O N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 13098 PLANTING IMAGES L401 Lagerstroemia indica CREPE MYRTLE FLOW-THROUGH PLANTER AND BIORETENTION Achillea millefolium COMMON YARROW Carex divulsa BERKELEY SEDGE Iris douglasiana DOUGLAS IRIS Muhlenbergia rigens DEER GRASS Juncus patens CALIFORNIA GRAY RUSH Chondropetalum tectorum CAPE RUSH SHRUBS Rosa californica WILD CALIFORNIA ROSE Salvia leucantha MEXICAN BUSH SAGE Pittosporum tenuifolium KOHUHU Podocarpus macrophyllus YEW PLUM PINE Rhamnus californica COFFEEBERRY Plumbago auriculata CAPE PLUMBAGO SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N O T F O R C O N S T R U C T I O N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 13098 PLANTING IMAGES L402 Pervoskia 'Blue Spire' BLUE SPIRE RUSSIAN SAGE Asclepias tuberosa BUTTERFLY WEED Heuchera x 'Plum Pudding' CORAL BELLS Anigozanthos 'Bush Dawn' KANGAROO PAW Teucrium chamaedrys x lucidrys GERMANDER Lupinus albifrons SILVER BUSH LUPINE Lavandula x intermedia "Provence" LAVENDER PERENNIALS AND GRASSES Eschscholzia californica CALIFORNIA POPPY Helictotrichon sempervirens BLUE OAT GRASS Carex divulsa BERKELEY SEDGE Chondropetalum elephantinum LARGE CAPE RUSH Thymus spp. THYME Echinacea purpurea PURPLE CONEFLOWER Lomandra longifolia 'Breeze' DWARF MAT RUSH SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N O T F O R C O N S T R U C T I O N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 13098 PLANTING IMAGES L403 Conc. Walk Ra m p R a m p Ram p Ra m p Ra m p Ra m p Ra m p AD AD EB SLB SLB EB Grass Grass Grass EV ELEC PANEL TBT-27026 SLB SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N O T F O R C O N S T R U C T I O N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 13098 TRUE NORTH PROJECT NORTH SITE LIGHTING PLAN L500 SCALE: 1" = 30' 0'60'30'15' MEMORY CARE COURTYARD ASSISTED LIVING COURTYARD ARNOLD ROAD XL9 XL9 XL9 XL9 XL9XL9 XL9 XL9 XL6 XL6 XL10 XL3 XL3 XL3 XL3 XL1 XL3 XL3 XL5 XL5 XL5 XL5 XL5XL5 XL1 XL1 XL4 XL4 XL4 XL3 Tag: XL1 Manufacturer: Signify Product Name: PureForm LED Small Comfort P20 T4 Mounting Height: 18ft Tag: XL2 Manufacturer: Signify Product Name: PureForm LED Small Comfort P20 T4 Cobra Mounting Height: 18ft Tag: XL3 Manufacturer: Selux Product Name: ELO Column Mounting Height: 12ft Tag: XL4 Manufacturer: Selux Product Name: ELO Bollard Mounting Height: 4ft Tag: XL5 Manufacturer: USAI Product Name: BeveLED 2.2 Basic Mounting Height: 17ft Tag: XL6 Manufacturer: Led Linear Product Name: Venus TV IP67 Mounting Height: N/A Tag: XL7 Manufacturer: BK Lighting Product Name: Delta Star Mounting Height: Ground XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4XL4 XL9 XL9 XL7 (TYP.) XL9 XL9 XL9 XL9 XL9 XL6XL6 XL9 XL9 XL9XL9 XL9 XL7 (TYP.) XL7 (TYP) XL9 XL9 XL7 (TYP) XL7 (TYP.) XL7 (TYP.) XL4 XL4 XL4 XL4 Tag: XL8 Manufacturer: BEGA Product Name: 33514 Mounting Height: 8FT Tag: XL9 Manufacturer: BEGA Product Name: 77276 Mounting Height: Ground XL8 XL8 XL8XL8XL8XL8XL8 XL8 XL8 XL8 XL8 XL8 XL8 XL8 XL8 XL8 XL8 XL8 Tag: XL10 Manufacturer: TBD Product Name: Integrated Trellis Lighting Mounting Height: Canopy XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL8 XL8 XL8 XL8 XL4 XL4 XL4 EXISTING FIXTURE EXISTING FIXTURE EXISTING FIXTURE XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL11 XL11 Tag: EXISTING FIXTURE Manufacturer: N/A Product Name: IN/A Mounting Height: N/A Tag: XL11 Manufacturer: GARDCO Product Name: PUREFORM LED WALL SCONCE PWS Mounting Height: 10FT EXISTING FIXTURE XL9 XL9 XL9 XL9 XL9XL9 XL9 XL9 XL6 XL6 XL6 XL10 XL3 XL3 XL3 XL3 XL1 XL3 XL3 XL5 XL5 XL5 XL5 XL5XL5 XL1 XL1 XL4 XL4 XL4 XL3 Tag: XL1 Manufacturer: Signify Product Name: PureForm LED Small Comfort P20 T4 Mounting Height: 18ft Tag: XL2 Manufacturer: Signify Product Name: PureForm LED Small Comfort P20 T4 Cobra Mounting Height: 18ft Tag: XL3 Manufacturer: Selux Product Name: ELO Column Mounting Height: 12ft Tag: XL4 Manufacturer: Selux Product Name: ELO Bollard Mounting Height: 4ft Tag: XL5 Manufacturer: USAI Product Name: BeveLED 2.2 Basic Mounting Height: 17ft Tag: XL6 Manufacturer: Led Linear Product Name: Venus TV IP67 Mounting Height: N/A Tag: XL7 Manufacturer: BK Lighting Product Name: Delta Star Mounting Height: Ground XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4 XL4XL4 XL9 XL9 XL7 (TYP.) XL9 XL9 XL9 XL9 XL9 XL6XL6 XL9 XL9 XL9XL9 XL9 XL7 (TYP.) XL7 (TYP) XL9 XL9 XL7 (TYP) XL7 (TYP.) XL7 (TYP.) XL4 XL4 XL4 XL4 Tag: XL8 Manufacturer: BEGA Product Name: 33514 Mounting Height: 8FT Tag: XL9 Manufacturer: BEGA Product Name: 77276 Mounting Height: Ground XL8 XL8 XL8XL8XL8XL8XL8 XL8 XL8 XL8 XL8 XL8 XL8 XL8 XL8 XL8 XL8 Tag: XL10 Manufacturer: TBD Product Name: Integrated Trellis Lighting Mounting Height: Canopy XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL8 XL8 XL8 XL8 XL4 XL4 XL4 EXISTING FIXTURE EXISTING FIXTURE EXISTING FIXTURE XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL1 XL11 XL11 Tag: EXISTING FIXTURE Manufacturer: N/A Product Name: IN/A Mounting Height: N/A Tag: XL11 Manufacturer: GARDCO Product Name: PUREFORM LED WALL SCONCE PWS Mounting Height: 10FT EXISTING FIXTURE SHEET NUMBER PROJECT NUMBER SHEET TITLE SEALS AND SIGNATURES ISSUED FOR REV DATE 301 BATTERY STREET 7TH FLOOR SAN FRANCISCO, CA 94111 415.227.0100 smithgroup.com KIER + WRIGHT CIVIL ENGINEERING 2850 Collier Canyon Road Livermore, California 94551 (925) 245-8788 N O T F O R C O N S T R U C T I O N Pl o t D a t e : DUBLIN SENIOR LIVING 5751 Arnold Road Dublin, California, 94568 13098 TRUE NORTH PROJECT NORTH PHOTOMETRIC PLAN L501 SCALE: 1" = 20' 0'40'20'10' MEMORY CARE COURTYARD ASSISTED LIVING COURTYARD