[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6607204,"mediaKeyId","2954049-c67de45ad25704f906b2e79136f2efc9","parentId",2954049,"title","Planning Commission approves Ivy at Granite Bay assisted‑living and memory‑care project with parking and setback waivers","audioSeconds",2185,"startMs",7637000,"endMs",9822000,"viewUrl","/Search/View?dp=1&key=2954049-c67de45ad25704f906b2e79136f2efc9&start=7637&end=9822","thumbnailUrl","https://assets.pipeline.soar.com/2954049-c67de45ad25704f906b2e79136f2efc9/thumbnail_7637000.jpg","articleUrl","/articles/6607204/Placer-County/California/Planning-Commission-approves-Ivy-at-Granite-Bay-assistedliving-and-memorycare-project-with-parking-and-setback-waivers","mediaUrl","https://secure.pipeline.soar.com/6607204-137d7c87ec093c0495569e9cc8e0a153/orig.mp4?Expires=1771138674&Signature=mtICDHM13f0iFlpBnbfDnDD-W5avCcVat7cxcmVtbhhI1HmSWDLbtPENFqrH~Xw2AoewBP7lQ1f8l1aO3fV0lMrcE7~TRlaTyPEMGa~Nh4WKyiNgvwxQIwx1EuiKgLGUlY0sYW7VWXm20UWqXnjdyt14K3zs6a83x8wI6aBO1~DQosZafYGCNyznJ37KnOKaQx9rdVs7RPSXLIjT6TITVeDW52qEmddsK8YEH8pKWzXEMiq3BjSRlqk5qvODHgsyNvMeYO1J-4zGf4ZnQXEpNpgCR2a8G25W5VKdm2q-aXQn4aoU4abB4gUWv~9zqge8RRJsTDAPFTeNPOb0Rdy~Vw__&Key-Pair-Id=KUT5TJCACFTXG","author","Placer County CA","date","2025-04-11T00:23:02.667Z","article","The Placer County Planning Commission approved entitlements for the Ivy at Granite Bay, a proposed 93‑unit senior living community that would provide 65 assisted‑living units and 28 memory‑care units. Actions taken included adoption of the recirculated mitigated negative declaration (MND) and mitigation monitoring and reporting plan, approval of a minor use permit and design/site‑review agreement, and approval of two development‑standard waivers under state density bonus law to allow a porte‑cochere to encroach into the Douglas Boulevard front setback and to reduce off‑street parking requirements.

Project basics and site context

The project site at 5620 Douglas Boulevard sits adjacent to the Quarry Pond Shopping Center and Quarry Pond. The proposed building would be approximately 99,109 square feet, two stories, and include common dining and courtyard spaces, a boardwalk at the rear to allow resident access while minimizing vegetation impacts, and landscaping that includes about 104 native trees. The applicant proposes 66 on‑site parking spaces; county code would otherwise require one parking space per bed (109 spaces) under the medical services/hospital/extended care definition used for this facility.

Environmental review and mitigation

Planning staff recirculated an initial study and MND after minor design revisions and technical corrections; the public review periods and comment letters are recorded in the staff report. County and applicant teams coordinated with regulatory agencies (California Department of Fish and Wildlife, Regional Water Quality Control Board, Army Corps of Engineers) through the Placer County Conservation Program (PCCP) process. The applicant reduced initial riparian/clearing impacts from roughly 10,000 square feet to about 4,075 square feet and incorporated mitigation measures for cultural resources, geology, hydrology, noise and biological resources. Lake and streambed alteration (CDFW) and related 401/404 permits were described as ready to be completed once the county files the Notice of Determination.

Waivers requested and findings

- Front‑setback waiver: The applicant requested a waiver from the Granite Bay Community Plan design element (75‑foot Douglas Boulevard setback) to allow the main entry porte‑cochere to extend 7 feet, 3 inches into the setback. The remainder of the building remains outside the setback.

- Parking reduction: The applicant requested a reduction from 109 required off‑street spaces (one per bed) to 66 spaces. A parking study submitted by the applicant concluded peak parking demand at a comparable facility was well below the code requirement; staff included a condition requiring employee parking on site.

Other technical and operational points

The applicant testified the operation will be run by Oakmont Management Group (operator) in partnership with ONI Development and Welltower (capital partner), and that Oakmont already operates several communities in the region. The project team said they coordinated an agreement with the Quarry Pond property owner to address reciprocal‑parking concerns and added ten parking stalls through design adjustments. The operator estimated 45–60 staff (part‑time and full‑time) overall with 15–20 associates on the busiest shift.

Public comment and local advisory committee

Public comment was mixed. Some nearby residents said the vacant parcel has been attracting trespass and dumping and welcomed development. The Granite Bay Municipal Advisory Council (MAC) recommended denial at its November meeting (vote 4–2), citing concerns about traffic, sewer capacity and appropriateness for the site; staff and the applicant said those topics were studied and addressed in the recirculated MND and technical reports.

Commission action and safeguards

The commission approved the MND, the minor use permit, the design review agreement, and the two waivers in separate motions and roll-call votes (Alves: yes; Watts: yes; Johnson: yes; Renting: yes; Jewell: yes; Dahlgren: yes). Commissioner Beckler recused themself because of proximity. Conditions added require employee parking on site, PCCP preconstruction surveys and mitigation, CDFW lake/streambed permits, and participation in a proposed community facilities district (CFD) to provide new ongoing fire/EMS funding tied to the project.

Why this matters

The county found that the project, as revised, will not cause new significant environmental effects beyond those addressed in the recirculated MND once mitigation measures are implemented, and that the requested development‑standard waivers are supportable under state density bonus law for senior housing. The project will add senior housing capacity in Granite Bay at a time county and industry data show rising demand for assisted‑living and memory‑care beds.

Next steps

The commission’s decision is appealable to the Board of Supervisors within 10 days; appeal fee $752. The applicant may proceed with permit finalization, agency approvals (CDFW, RWQCB, Corps) and building permits once conditions are satisfied and required fees paid.

","mediaType","Video","parentTitle","Planning Commission - 04/10/2025","oneSentenceSummary","The Planning Commission approved the Ivy at Granite Bay, a 93‑unit assisted‑living and memory‑care facility at 5620 Douglas Boulevard, adopting a recirculated mitigated negative declaration and approving two development‑standard waivers for a setback encroachment and a parking reduction.","taxTitle","Placer County, California","taxId",3666,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6607208,"Commission approves correction removing 30% slope restriction on Winchester Lot 296 after on‑site survey; unpermitted grading previously halted",1426,4816000,6242000,"/Search/View?dp=1&key=2954049-c67de45ad25704f906b2e79136f2efc9&start=4816&end=6242","https://assets.pipeline.soar.com/2954049-c67de45ad25704f906b2e79136f2efc9/thumbnail_4816000.jpg","/articles/6607208/Placer-County/California/Commission-approves-correction-removing-30-slope-restriction-on-Winchester-Lot-296-after-onsite-survey-unpermitted-grading-previously-halted","https://secure.pipeline.soar.com/6607208-0f8ab845be234770ab34cd055e7d7fa4/orig.mp4?Expires=1771138674&Signature=Zostoaylacb4DP9DuLIaAxAgjr1Hk6hgoAdlkkbVyiAKF4dtOSbh02g9i0a86nAUF10MN0CdkHUIIPwwQzMSohMrpgATMzX6en6uoKZMiYG2VwzXr1JTbyn2qNewk-XbSJlAsobZA8puA4tMUt9Jp0p1ahSgo6yfCmhw59sUyzzu87cCvE0jK9l57B0AJZdXDAntRdEQ2uCHBIPeS5v~3M5aYa96UkJWdHXk9mGvxmkAaj~dCWxPNHi1MbB4JYd3hl6f4k-wrpziuu-hiK3WRCusijFXKWR~5XT-BGNrji6JPTRHUxFl1scQ1sNvuvtLyTDMDHAaSX1J5fmlhnIDeg__&Key-Pair-Id=KUT5TJCACFTXG","The Placer County Planning Commission approved a map correction to Winchester Phase 6 Lot 296 that removes a previously mapped 30 percent slope (an unbuildable designation) after the applicant submitted a licensed on‑the‑ground topographic survey showing slopes between about 21.11% and 25.9%.

Assistant planner Joe Plumley told commissioners the 1999 aerial-derived slope mapping used on the subdivision final map can misidentify steep areas where dense tree or brush cover affected the aerial elevation model. The applicant provided a stamped topo map dated December 17, 2024, that satisfied the subdivision note requiring an on‑site survey to revise a 30% slope designation.

Staff also documented that unpermitted grading and retaining-wall work occurred on Lot 296 before a grading permit was issued; county code enforcement issued a stop‑work order and the applicant complied. Staff recommended approval because the survey evidence met the map-note standards and the grading had been halted; returning the lot to a pre‑graded condition was judged infeasible.

Why it matters: The map correction removes a restriction that would have prevented building on the lot. County staff relied on the subdivision note that permits correction when an on‑site licensed survey demonstrates an aerial-derived slope designation was inaccurate. The county cited the CEQA “common-sense” exemption (Guidelines §15061(b)(3)) for the map change.

Key points and timeline

- Existing map and detection: Winchester Phase 6 final map included a cross‑hatched 30% slope area that covered multiple lots; the underlying aerial imagery was taken in 1999 and the mapping interpolated steep areas that later proved inaccurate in some places.

- Applicant survey and submission: On December 17, 2024, the applicant provided a licensed topographic survey showing the slope in the disputed area ranged from about 21.11% to 25.9%. Placer County Engineering and Surveying (ESD) accepted those findings.

- Unpermitted work and enforcement: Staff observed extensive grading on the parcel during a January 13, 2025 site visit and documented grading and retaining‑wall construction within the mapped 30% area. County code enforcement issued a stop‑work order; the Winchester Community Association filed a formal complaint. The applicant complied with the order and performed erosion control measures.

- Commission action: Staff recommended, and the Planning Commission approved, a map modification to remove the 30% slope designation and directed the county surveyor to record a certificate of correction. The commission’s decision may be appealed to the Board of Supervisors within 10 days; appeal fee $752.

Public comment and association concerns

A Winchester Community Association representative had notified the owner and filed a complaint after seeing unpermitted work. A resident spoke at the hearing saying approval could set a precedent but staff and the applicant explained the subdivision’s note explicitly allows corrections based on an on‑site licensed survey and that other lots may have similar mapping anomalies from older aerial data.

Vote and follow-up

The commission approved the staff recommendation by roll-call vote (Alves: yes; Johnson: yes; Watts: yes; Beckler: yes; Renting: yes; Jewell: yes; Dahlgren: yes). Staff will direct the county surveyor to record the certificate of correction and continue to coordinate code‑enforcement follow-up on the prior unpermitted grading.

","The Planning Commission approved a map modification removing a 30% slope (unbuildable) designation from Winchester Subdivision Lot 296 after a licensed on‑the‑ground topographic survey found slopes between roughly 21.11% and 25.9%.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6607213,"Planning Commission approves modifications to Placer Ranch conditions for parks, recycled-water and Sunset Boulevard timing",1765,1643000,3408000,"/Search/View?dp=1&key=2954049-c67de45ad25704f906b2e79136f2efc9&start=1643&end=3408","https://assets.pipeline.soar.com/2954049-c67de45ad25704f906b2e79136f2efc9/thumbnail_1643000.jpg","/articles/6607213/Placer-County/California/Planning-Commission-approves-modifications-to-Placer-Ranch-conditions-for-parks-recycled-water-and-Sunset-Boulevard-timing","https://secure.pipeline.soar.com/6607213-16c032736d76e2e8761ffb35d3b830e4/orig.mp4?Expires=1771138674&Signature=fziEyAQ4WPInU~BczZMquKVqH20DF-8spsU-66~1UVNhfKvMTAjUM4F4adiqXB2esxpViEbA6O~0P6ScR275WTBmPsevzGYbl0BN87GFc0CW1ERV5Aar1QTNAxWDthAZZetWylsBzJ74bKWB2-6aWWPAt0sMYuF5rWnme~uW7wcW8~rFHu-17kbr2Bjoysy5lZYhFtjYKVURjmaymmRQO2QYeb-Ccv30MKefvQu7qUCVzz05yra-RvrW4h1j9KkPPgZyUdym1Oo1LfJ8x6tm1qdweHm0ZcZizMsEyw~CN1nNueBrhqgr~wBGjPrXU1oD0HsBVGpgMVvfRc6kMV7jEg__&Key-Pair-Id=KUT5TJCACFTXG","The Placer County Planning Commission voted unanimously to approve modifications to conditions of approval for the Placer Ranch specific plan phases 1A, 1B and 1C, removing a proposed groundwater well from one public facility site, adjusting the construction timing for neighborhood park PR 105, and adding a requirement to widen part of Sunset Boulevard when specified development thresholds are reached.

The changes were presented by Kara Conklin, senior planner, and discussed with Planning Director Chris Poehling and Michelle Kingsbury of the county executive office. Commissioners asked about park sequencing, water supply and how the enhanced infrastructure financing district (EIFD) and community facilities district (CFD) relate to project funding and long-term maintenance.

Why it matters: The modifications align the conditions with updated engineering, water-agency testing and builder sequencing so park construction and recycled-water infrastructure better match homebuilding schedules and water-supply realities. The commission found no new or substantially greater environmental impacts beyond the certified Sunset Area Plan/Placer Ranch EIR and subsequently adopted addenda and approved the condition revisions.

Approved changes and key details

- Groundwater well removal: Placer County Water Agency (PCWA) testing found the originally proposed well at public facility site PR 97 did not meet potable water quality requirements. The approved change removes the specific well requirement from condition language and requires a recycled-water master plan addendum demonstrating that City of Roseville storage tank and booster capacity can serve parks and landscape irrigation.

- Park timing (PR 105): Staff described how phases 1A–1C will ultimately provide about 37 acres of parks serving an estimated 4,435 residents. Developers requested later triggers for submitting improvement plans and building PR 105 so construction aligns with homebuilding and the funds available for park maintenance. The amended condition requires PR 105 improvement plans before site improvement plan approval for Village 12 or 13 (whichever occurs first) and approval of PR 105 plans before first occupancy for Village 13, with a construction-complete deadline linked to the village buildout or 18 months after plan approval, whichever occurs first.

- Sunset Boulevard widening trigger: Because a previously planned Foothills Boulevard/Duluth Avenue extension was pushed back, traffic modeling identified the need to widen Sunset Boulevard at Cincinnati Avenue earlier in the buildout. The commission added a condition (61B10) requiring substantial completion of the Sunset Boulevard widening (to a three-lane section where feasible) between the project boundary and east of Cincinnati Avenue prior to occupancy of the 1,000th single-family residential unit and 35,000 square feet of office space in the specific plan area, unless Public Works approves an alternate schedule.

Discussion highlights and public comment

Commissioners pressed staff on whether recycled water and potable supplies were adequate without the well and whether the deleted well related to landfill impacts. Michelle Kingsbury (CEO's office) and PCWA staff explained PCWA will supply potable surface water allocations; the abandoned well was to serve as a redundant backup and the recycled-water supply for parks is planned through Roseville’s Pleasant Grove recycled-water source and onsite distribution improvements. Kyle Smith (principal parks planner) explained park maintenance funding comes from the project CFD and is dedicated to the geographic area; commissioners asked that park delivery triggers be carefully tied to population so parks open when residents arrive.

Public commenters urged broader transportation planning and raised concerns about the adequacy of long-range transportation funding; one speaker asked that the Planning Commission and county consider a bigger strategy beyond project-level mitigation.

Formal action and appeal rights

The commission approved both the phase 1B/1C and the phase 1A condition modifications in combined motions and roll-call votes (Alves: yes; Johnson: yes; Watts: yes; Beckler: yes; Renting: yes; Jewell: yes; Dahlgren: yes). The decision is final but may be appealed to the Board of Supervisors within 10 days; the appeal fee is $752.

What happens next

The approved changes require the developer to submit the recycled-water master plan addendum and updated park improvement plans per the revised timing. County staff will track those submittals; the county’s Public Works and PCWA will carry out technical reviews required before construction of infrastructure or parks.

","The Placer County Planning Commission voted unanimously to approve revisions to conditions of approval for Placer Ranch phases 1A, 1B and 1C, removing a proposed groundwater well, changing the timing for construction of neighborhood park PR 105, and adding a Sunset Boulevard widening trigger tied to project buildout.","actionData","errors"]

Article not found

Planning Commission approves Ivy at Granite Bay assisted‑living and memory‑care project with parking and setback waivers

Commission approves correction removing 30% slope restriction on Winchester Lot 296 after on‑site survey; unpermitted grading previously halted

Planning Commission approves modifications to Placer Ranch conditions for parks, recycled-water and Sunset Boulevard timing