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

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.