City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 08/09/2022
Subject: Bethany Home - The Terraces at Bethany (UP21-70) RECOMMENDED ACTION:
Should the City Council agree with the Planning Commission and Staff’s recommendation, the following motion would be appropriate:
“The City Council adopts the Mitigated Negative Declaration (PEA21-15) and approves The Terraces at Bethany Conditional Use Permit (UP21-70) and Planned Unit Overlay District (PUD21-79) based on the findings and subject to the conditions in the staff report.”
DISCUSSION:
The request is to construct a 106,894 square foot, three (3) story residential care facility on two adjacent parcels totaling approximately 2.73 acres in the C1 (Neighborhood Commercial) district, located at 816 W. Main Street and 200 Vera Avenue. The proposed project would include the demolition of four existing structures (vacant dental office, vacant doctor’s office and the old Christian school house building with associated storage building).
The project would require the following entitlements:
Approval of a Conditional Use Permit
Approval of a Planned Unit Overlay District
Approval of a Lot Merger (condition of approval)
Adoption of the required CEQA compliance documents
The proposed 3-story 106,894 square foot building features 82 residential senior housing units (3 studio apartments, 46 1-bedroom apartments and 33 2-bedroom apartments). The residential units range from 475 square feet to 1,250 square feet in size, and all units enjoy their own outdoor balcony space. Indoor amenities include a lobby, a formal dining room, a café/bistro, library, fitness/wellness center, a media room, a craft room, multipurpose meeting and event hall rooms, a salon and support centers. Outdoor amenities include landscaped gardens and courtyards, outdoor dining areas, and a pet area. The facility offers resort-like services, such as meal plans up to 45 meals per month and housekeeping included in the monthly rent.
The exterior of the building is a mix of white stucco and red brick to match the architectural style of downtown Ripon. The roof is a combination of flat roof to hide all the mechanical equipment with accents of hipped roof areas around the facility to give it a residential feel.
The main entrance to the building will be off of Vera Avenue and will be adorned with a porte-cochere for resident/guest pick-up and drop-off. Other architectural features of the building include exterior balconies with metal railings for every apartment, metal canopies, and exterior seating areas with wood pergolas.
The project includes a paved covered off-street parking facility which exceeds the City standards. It will include 82 total stalls (46 standard and 36 compact), one space for every unit. The ITE (Institute of Transportation Engineers) Parking Generation Manual calls for approx. 50 spaces for a facility of this size. All parking stalls meet the City’s standards, which include ten (10) foot wide parking stalls for standard stalls or eight and one-half (8 ½) foot wide stalls for compact stalls. Additionally there is a service loading/unloading area indicated on the site in the north-east vicinity of the site.
Access to the parking areas will be provided by two new commercial driveway approaches, one off of Vera Avenue located at the south-west corner of the parcel and another access located on W. Main Street near the existing entrance to Ripon Grace Church. The entrance on W. Main Street will be modified and relocated further west, away from the Maple Avenue/W. Main Street intersection. This driveway entrance will be reconfigured as a shared driveway access for both Ripon Grace Church and Bethany Home’s proposed project.
The driveway will be constructed as a right-in only driveway. Any traffic proposing to exit at this end of the site will be required to turn right, travel in front of Ripon Grace Church and exit onto Main Street near the mortuary. Bethany’s design team has worked with Ripon Grace Church on the driveway reconfiguration for the shared access. Reciprocal access agreements will be put into place for both parcels as a condition of approval for the project.
Although no lighting has been indicated on the plans, there will be lighting provided which will have to meet City of Ripon standards. Once submitted, the lighting plans will be reviewed in more detail by the Ripon Police Department and Planning Department to ensure adequate site lighting for security around the building and the site, and to ensure that all lighting is appropriately shielded from adjacent properties.
The site plan indicates that the site will contain approximately 16,618 square feet or 14% of landscaping, which exceeds the City’s standard of 10% for the C1 (Neighborhood Commercial) district. The applicant has submitted conceptual landscape plans for the project which include conceptual perimeter landscaping, outdoor dining areas adorned with low hedges, a meditation garden, a social courtyard, a community garden area and an off-leash pet area. Detailed landscaping and irrigation plans will be required to be submitted to the Public Works Department and Planning Department for final approval for design and irrigation, and shall show compliance with the latest State of California Model Water Efficient Landscape Ordinance. The landscaping on site will be required to hook into the City’s non-potable water system for irrigation purposes.
Also indicated on the site plan is a trash enclosure located near the south-east corner of the building. The trash enclosure will be required to be covered pursuant to City standards and the design and construction of the enclosure and associated roof system will be required to be architecturally compatible with the main building on-site. Additionally, there is an emergency generator indicated on the site plan. The emergency generator is located in the south-east corner of the site. The generator will be placed within a structure and designed to attenuate any noise to below required noise levels for the site and adjacent residential properties.
The project is subject to CEQA and a detailed CEQA analysis was undertaken for the project.
Areas of concern that arose during the initial study on the project requiring further review included the following:
Traffic, both vehicle and pedestrian
Project aesthetics within the context of the existing surrounding neighborhoods Cultural resources within the context of historical significance Detailed studies were undertaken for each of the above mentioned areas with no significant findings of any concern, after certain mitigation measures as outlined in the Mitigated Negative Declaration. The Mitigated Negative Declaration (CEQA document) and the associated studies have been attached to this staff report for further information.
On July 6, 2022, a meeting was held with the project proponent and project review committee to review the project and discuss concerns and conditions of approval. Comments received at the meeting and those received through the mail and or phone calls have been incorporated in the Conditions of Approval, where appropriate.
PLANNING COMMISSION ACTION:
The Planning Commission held a public hearing on July 18, 2022 to review the attached material and provide the public an opportunity to comment on the proposed project. At that meeting only one resident came forward in favor of the project and requested that the applicant consider adding parking for golf carts and electric vehicles on the site. No one wished to speak in opposition of the project.
Subsequently, the Planning Commission took action, with a 5-0 vote, to recommend the City Council approve the proposed project and adopt the mitigated negative declaration for the project.
Findings:
1. Consistency Finding - That the proposed use is consistent with the goals, policies, standards, and maps of the General Plan, any applicable Master Plan, Specific Plan, any Specific Purpose Plan, and any other applicable plan adopted by the City of Ripon. Staff believes this finding can be made because the proposed use accomplishes the following General Plan Goals:
oLand Use and Growth Accommodations – Goal C
oCirculation and Transportation – Goal A, Goal B and Goal C oCommunity Health and Safety – Goal B, Goal D, Goal E and Goal J o Open Space and Conservation – Goal E
o Housing – Goal A, Goal B, Goal D and Goal E
oEconomic Development – Goal C and Goal D
2. Improvement Finding – Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed roadways. Staff believes this finding can be made because the project incorporates all of the utility, roadway, water supply and other necessary infrastructure as identified in the City of Ripon’s General Plan and Master Plans.
3. Site Suitability Finding - That the site is physically suitable for the type of use. Staff believes this finding can be made because the site meets or exceeds all parking, landscaping, setbacks, and related development standards as outlined with the Ripon Municipal Code.
4. Issuance Not Detrimental Finding - That the approval of the request and issuance of the permit will not be detrimental to the health, comfort, or welfare of persons residing or working in the neighborhood of the proposed use nor will it be contrary to the general public welfare.
Staff believes this finding can be made because the project is consistent with all General Plan and development standards, and because the application referral process and the CEQA process has yielded no evidence that the project would be detrimental to the adjacent neighborhood or to the general public welfare.
5. Compatibility Finding - That the use is compatible with adjoining land uses. Staff believes this finding can be made based upon the visual analysis report and the visual simulations created for the project.
6. That the Ripon Municipal Code expressly allows for such use under certain conditions, and the project meets those conditions.
Based upon the reasoning set forth in findings 1-5 above, Staff believes this finding can be made.
Conditions of Approval:
Building Department – Todd Hatch (209-599-0284)
1. Demolition, construction and placement of all structures on the site will be as approved and in compliance with all applicable building, electrical and plumbing codes, and that any changes to the plans as approved, will be submitted to the Planning and Building Departments for further review and approval.
2. Proponents shall submit appropriate building plans and obtain all necessary building permits for any and all construction on site.
3. Proponent shall provide and install all necessary water meters and backflow prevention devices per City of Ripon Standard Specifications and Standard Details.
4. Proponent shall provide and indicate on the plans an ADA path of travel from the existing R.O.W. to the proposed facility to meet ADA requirements.
Engineering Department – Kevin Werner (209-599-0235)
5. Proponent shall submit all civil improvement plans to the City Engineering Department for review and approval prior to starting the work. All improvements shall be constructed to the latest City of Ripon Standards and City Master Plans in effect at the time of construction plan approval. The General Contractor shall obtain an encroachment permit through the Engineering Department prior to starting any work within the City right-of-way and pay associated fees. All restoration work on pavers must be completed by an Interlocking Concrete Paver Institute (ICPI) certified contractor.
6. Detailed landscape and irrigation plans for on-site landscape improvements shall be submitted to the City Engineer and Director of Planning for review and approval.
Landscaping and irrigation shall comply with the provisions of Ripon Municipal Code Chapter 13.06 (Water Efficient Landscape), and all landscaping shall be required to hooked up to the City of Ripon’s non-potable water system.
7. Proponent shall develop the site in accordance with the current version of the City of Ripon Storm Water Development Standards and submit the necessary documentation to the Engineering Department. The City will charge associated fees for each PostConstruction Storm Water Development Standards review.
Link to Storm Water Development Standards, bottom right hand side of page:
http://www.cityofripon.org/city_hall/departments/engineering Media filters are not allowed in the City and shall not be installed. Drywells are not allowed within San Joaquin County limits.
8. Contractor performing work shall complete and submit an Erosion and Sediment Control Plan to the Engineering Department prior to beginning the work unless required to complete a Storm Water Pollution Prevention Plan per the Contractor General Permit with the State.
9. Proponent shall comply with the City Survey Monument Preservation Policy.
10. Proponent shall install/replace any existing and new curb, gutter, sidewalk and associated handicap ramps if necessary that are damaged, cracked or lifted along the perimeter of the site. This includes damaged, cracked or lifted concrete that could have occurred prior to construction, as well as during construction.
11. Proponent shall be required to underground all overhead utilities across the project frontage on Vera Avenue as approved by the City Engineer, prior to receiving a final on the project.
12. Proponent shall design and construct a trash enclosure in accordance with City of Ripon Standard Specifications and Standard Details and shall be required to be covered with a roof structure to comply with storm water requirements. Such trash enclosure shall be designed to match the architecture of the main building on-site.
Proponent shall provide a detailed plan for the trash enclosure to the Engineering Department and Planning Department for review and approval.
13. Proponent shall submit a signage and striping plan for Vera Avenue to the City Engineer for review and approval to satisfy mitigation measures TRANS-1 and TRANS-2 as outlined in the mitigated negative declaration for the project.
Public Works Department – James Pease (209-599-0225)
14. Proponent shall submit detailed landscape and irrigation plans to the Public Works Director for all off-site landscape improvements/modifications necessary for the Main Street driveway relocation/modification, such plans be submitted for review and approval prior to starting the work.
Planning Department – Ken Zuidervaart (209-599-0222)
15. Any signage for the facility will be under separate permit and in compliance with local sign regulations.
16. Proponent shall merge the two parcels (APN 259-180-17 and 259-180-16) prior to receiving a final on the building or the site. Proponent shall ensure that a new deed for the merged parcels is recorded and a copy of the new deed shall be submitted to the Planning Department. In addition the proponent shall comply with the City’s voluntary merger procedures set forth in Chapter 16.104 of the Ripon Municipal Code, to finalize the action of the Commission.
17. Proponent shall provide detailed plans for the emergency generator enclosure to the Building and Planning Department for review and approval. The emergency generator enclosure shall be designed to match the architecture of the main building on-site.
18. Proponent agrees to construct an eight (8) foot split faced masonry wall with cap along the southern property boundary pursuant to City Standards or an approved equal by the City of Ripon Planning Director and adjacent residential property owners.
Ripon Police Department – Ed Ormonde (209-599-0259)
19. Proponent shall provide a detailed lighting plan to the Chief of Police and the Planning Department for review and approval. Plan shall depict adequate lighting around the outside of the facility and site for security purposes. The lighting plan shall also include appropriate shielding as necessary in order to comply with the Ripon Municipal Code Chapter 16.156 pertaining to Lighting and Glare.
Ripon Consolidated Fire District – Dennis Bitters (209-599-4209)
20. That the proponent will comply with the standard conditions of the Ripon Consolidated Fire District, including but not limited to providing ‘knox box’ facilities (grand master keyed for all facilities), on-site hydrants, fire sprinklers for the buildings with an OSY assembly, separate control room for sprinkler controls, eight inch crash bollards, etc.
21. That the applicant will provide civil drawings (on-site improvement plans for hydrant placement, emergency accessibility, etc.) to the Ripon Consolidated Fire Department for review and approval. Plans shall include location of fire risers and panel rooms for all buildings.
22. Proponent shall provide appropriate access to the roof of the structure for public safety purposes. Such access shall be as approved by the Ripon Consolidated Fire Chief.
23. Proponent shall provide an AED (Automated External Defibrillator) on every floor of the facility as approved by the Ripon Consolidated Fire Chief.
24. Proponent shall provide in-service emergency evacuation training on the elevators Miscellaneous:
25. Proponent shall comply with the requested conditions as necessary in the attached letter dated December 16, 2021 from Pacific Gas and Electric Company.
26. Proponent shall comply with the requested conditions as necessary in the attached letter dated December 9, 2021 from the San Joaquin Valley Air Pollution Control District.
27. Proponent shall comply with the requested conditions as necessary in the attached letter dated October 18, 2021 from San Joaquin Council of Governments.
28. Proponent shall comply with the requested conditions as necessary in the attached letter dated October 25, 2021 from the San Joaquin County Environmental Health Department.
29. Proponent shall comply with the requested conditions as necessary in the attached letter dated October 21, 2021 from the South San Joaquin Irrigation District.
30. Proponent shall comply with all mitigation measures as identified in the Mitigated Negative Declaration (PEA21-15) for the project.
Environmental Analysis:
In accordance with the California Environmental Quality Act and the Guidelines, a Mitigated Negative Declaration (PEA21-15) has been prepared for this project.
General Application Information:
Owner/Applicant: Bethany Home / Bethany Home – Cindy Scheublein Application#: UP21-70 and PUD21-79
GP Designation: NC (Neighborhood Commercial)
Zoning: C1 (Neighborhood Commercial)
Attachments:
1. Vicinity Map
2. Development Plan Submittal Cover Sheet
3. Site Plan
4. The Terraces at Bethany Unit Floor Plans
5. The Terraces at Bethany Interior Renderings
6. Building Elevations and Materials
7. Project Condition Letter Packet
8. Conceptual Landscape Plans
9. CEQA Document - Mitigated Negative Declaration
10. Visual Analysis for the Project
11. Notice of Public Hearing
12. Public Notice for CEQA review
13. Notice to property owners
14. Planning Commission Minutes 7-18-22