An 81-unit senior assisted living facility was approved to be constructed south of the Evanshire Mansion.
At Monday’s Ceres Planning Commission meeting, the panel voted 3-0 to approve a Conditional Use Permit (CUP) and Tentative Parcel Map for a new commercial park at the northwest corner of Mitchell Road and Roeding Road.
In the first item, the commission voted 4-0 to approve Evanshire Senior Living LLC rezoning a two-acre site at 1748 Evans Road from Administrative Professional (AP) to High Density Residential (HDR). Community Development Director Lea Simvoulakis noted that the General Plan pegs the site for high density residential but it was zoned AP, which she said is an uncommon mismatch. So, the applicant sought to rezone the rear half of the five acres to match the existing land use designation.
The project is planned to be constructed south of the French colonial style Evanshire Mansion, once the home of Valley medical pioneer Dr. Clairborne W. Evans (1859-1937). The 4,000-square-foot mansion was built in 1902 and with its gardens is now an event center. It will be left with the AP zoning designation.
One resident in the vicinity of Stone Haven Court – currently a dead-end but planned to be the main entrance to the senior complex – protested the project. He said his “quiet way of living” will be opened up to a “monster” that will bring traffic and “destroy our area.”
Scottie Payne of Stone Cress Court complained about existing loud music from mansion parties and asked the city to do away with its use.
Simvoulakis argued that Stone Haven Way was always made to give access to the Evanshire property and the city has no legal right to deny that access. She also noted that high density zoning would allow 253 units of regular apartment units so the senior complex is much smaller and will generate far less traffic. Simvoulakis also opined that making the main access from Evans Road doesn’t make sense but it will be a gated access for emergency vehicles only.
She also noted that there was no hue and cry from neighbors against the project at a Feb. 11 community meeting. Of the two neighbors who turned out, one was in favor and the other not.
“I don’t want fearmongering of what could be to really detract from what is – it’s a senior living center with people who don’t drive … you’re not going to see this volume,” she said.
Commissioner Gary Condit suggested a gate at the Stone Haven Way entrance but Simvoulakis felt it would have little value.
“I think this is a noble project,” said Condit who noted senior living projects are needed.
Commissioner Dave Johnson agreed, saying the waiting lists to get into similar places are long
The project developer is using the state’s density bonus since the units are entirely for seniors, meaning that the developer may build 35% more units than normally allowed.
The allowable density of a project in HDR zone is 20-30 dwelling units per acre, or 63 units. The density bonus allows 81 units.
Simvoulakis said the developer could have developed up to 150 units on the entire five acres.
“While a larger senior project would have been great for the city, it’s still exciting to be able to have new senior units …. and still keep an active business in town,” Simvoulakis said. “The dual use of the site is essentially a form of horizontal mixed use that benefits the city as a whole by providing jobs and residential units all on one parcel.”
The applicant is also able to use waivers to modify a development standard when the reduction or modification of a standard would otherwise physically preclude the construction of the project. The project applicant is waiving the current R-5 height restriction of three stories or 40 feet (whichever is less) and aiming to build four-story units as high as 50 feet.
“Staff is aware that a taller building can be imposing on a neighborhood,” said Simvoulakis, “however, the applicant has worked with staff to site the project as considerately as possible.” She said only two residential backyards would be immediately affected by the structure but the developer plans to use a generous landscaped screen where the project abuts to the rear yards where El Rosal and El Monte avenues come together at the western edge. The Stanislaus County Behavioral Health campus is to the south of the project site. The front of the project at the eastern boundary faces Stone Haven Way and is over 50 feet away from the nearest homes, she said which significantly minimizes the impact of the building’s height.
There will be fewer parking stalls than an ordinary apartment complex since residents in the 55-plus-year-old community would own fewer cars.
Commercial project okayed
Commissioners voted 3-0 to approve changes to a previously approved Mitchell and Roeding Commercial Park.
Condit abstained due to a conflict of interest and Commissioner Dorie Perez was absent.
The changes were asked to add a Starbucks drive-thru and relocate a car wash on a previously approved project site that contained a gas station, convenience store, and fast-food restaurant on a 3.59-acre parcel at the southwest corner of Mitchell and Roeding roads.
The applicant requested a Conditional Use Permit Amendment to add a Starbucks drive-thru to the project site, and to move the location of a previously approved car wash.
The applicant won approval to subdivide the parcel into three separate parcels.
Parcel one will include the 4,500-square-foot convenience store, a 2,200-square-foot quick serve restaurant and drive thru, and the fuel canopy.
Parcel 2 will include a 1,200-square-foot fast food restaurant and drive-thru.
Parcel 3 will include a 5,500-square-foot car wash with vacuum equipment and parking.
Plans now call for the car wash to be pushed to the back of the site away from Mitchell Road with Starbucks built in its original planned site.
The original project was approved on December 6, 2021. At the time it was planned for a convenience store with a gas station, a car wash facility, and two future retail pads for the 3.59 acre site.
The project was delayed because the applicant was asked to do a sewer study after the entitlement was granted. That approval would have expired in December 2023. Then Community Development Director Christopher Hoem determined that the application was not expired at the time the applicant decided to amend the project. As such, there is the current project amendment that changes the location of the car wash and adds a Starbucks drive-through restaurant. The applicant did not apply for a map at that time. The amended CUP includes the new Tentative Parcel Map.
Resident John Warren complained about Mitchell Road already having two Starbucks and Ceres having multiple gas stations and car washes.
