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EDH 52 Development

EDH52 – Costco Commercial Center NOP Draft EIR and EDH APAC Response to Virtual Scoping Meeting

El Dorado County issues Notice of Preparation of DEIR and Virtual Scoping Meeting Scheduled for September 8, 2021 at 6PM

On August 23, 2021 El Dorado County Planning Department published a Notice of Preparation of a Draft Environmental Impact Report for the proposed EDH52 Commercial Center, featuring a Costco Membership Warehouse to be located at Silva Valley Parkway and US50, near Tong Road. The NOP also included a notice for a Public Scoping Meeting, which will be held virtually on September 6, 2021 at 6PM. To attend the Scoping Meeting, residents must register in advance.

The NOP and a subsequent corrected notice of the Public Scoping Meeting are shown below.

Notice of Preparation of Draft Environmental Impact Report

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Corrected Notice of Public Scoping Meeting

EDH APAC Submits letter seeking an in-person Scoping Meeting

El Dorado Area Planning Advisory Committee Officers believe that a project of this prominence, and generating interest among hundreds of El Dorado Hills residents merits an in-person public meeting. EDH APAC has heard from many community members with numerous questions, concerns, and comments about the project. The August 11, 2021 EDH APAC meeting held at El Dorado Hills Fire Department’s Station 85 Meeting room drew over 60 attendees in person to hear from the project applicants a presentation, and for the opportunity to ask questions. The meeting was also live streamed to over 68 virtual attendees.

EDH APAC Officers believe that a virtual scoping meeting diminishes the opportunity for the project applicants to meet with residents, and to directly hear, and answer questions that may result in a project that better benefits the El Dorado Hills Community, as well as the applicants.

EDH APAC Letter Regarding The Virtual Scoping Meeting

El Dorado County Issues Fact Sheet For Proposed El Dorado Hills Costco Project

Following several ‘Stakeholder’ meeting sessions with representatives of the property owner, and Costco, El Dorado County has released the following Fact Sheet regarding a proposed Costco location in El Dorado Hills.

The location selected by Costco is on the east side of Silva Valley Parkway, north of the Highway 50/Silva Valley Pkwy interchange- just north of Tong Road, and south of Oak Meadow Elementary School, and the proposed alignment of the future extension of Country Club Drive. The project is expected to be developed in conjunction with, and as a component of the proposed EDH 52 project. This property is already zoned for Commercial Regional (CR) and by rights, is zoned for big-box commercial development, which makes a proposed Costco facility a compatible land use for the zoning. In terms of mitigating traffic impacts, Commercial Regional is best suited along major highway interchanges, removing traffic impacts from interior roadways.

Costco representatives revealed that an El Dorado County location is desired to help relieve the current over impacted Folsom location. They shared that there are other California Costco locations within 3 miles of each other, as the current Folsom and proposed El Dorado Hills locations will be. As a membership store, Costco has direct knowledge of where their members are located – from the identified target area in El Dorado County around El Dorado Hills, excluding the existing Folsom Costco members, there are currently 40,000 Costco Members, so the customer base already exists.

Costco seeks to be near highway interchanges for their stores, and many locations in El Dorado County have been evaluated for a site. Out of all highway interchanges in El Dorado County, only Silva Valley Parkway has the necessary capacity for the addition of a Costco Facility, as it currently measures a Level of Service (LOS) A. It already has the necessary road and highway capacity to meet this use. Questions were asked about other El Dorado County locations, but representatives indicated that El Dorado Hills Blvd/Latrobe Road at HWY50, to Town Center West, or to the Business Park, is currently at too poor a LOS level (C, D, and E, depending upon the time of day), and with the existing and planned developments in the area are physically too constrained to add more capacity. Other County locations, including interchanges such as Missouri Flat Rd, are also too limited by poor LOS levels, and the inability to add additional capacity, as existing development prevents adding more road space. Interchanges such as Cambridge Road, Cameron Park Dr, and Ponderosa Rd also lack the capacity for additional traffic volume, and are facing challenges in terms of costs just to increase capacity to meet existing needs. The Cameron Park Dr at HWY 50 interchange, as an example, is facing a $70 million dollar improvement to meet current needs, and isn’t projected to be completed for 10 years, if funding can be found. Even with these proposed improvements, the interchange would still fall short of required capacity to adequately mitigate the impacts of a project of the scope of the proposed Costco Project. Since Silva Valley Pkwy is currently an A-Rated interchange, Coscto would be mitigating impacts from their project, and would not need to fund a complete overhaul of a highway interchange, which would be prohibitively costly.

Costco representatives indicated in the Stakeholder meetings that in the El Dorado Hills customer target area of their study, there are approximately 40,000 current Costco members. The El Dorado Hills location is supported by their internally defined demographic metrics – over 40,000 residents in El Dorado Hills, nearly 15,000 in Cameron Park, upwards of 5,000 in Shingle Springs, 2,500 in Rescue, and 11,000 new homes planned in the Folsom Ranch development south of HWY50 (over 20,000 new residents in the next 20-25 years) on the future White Rock Rd Capitol Southeast Connector, which will terminate at the Silva Valley Pkwy/HWY 50 interchange. Locations further east in El Dorado County, such as Placerville, with only 10,000 residents, lack the population to provide an adequate customer base to support developing a new Costco store location.

The next steps in the proposed project will be the President of Costco visiting the El Dorado Hills site later in March/early April. If the President of Costco makes the determination that the site fits their defined needs, along with the market demographics, they could decide as early as April 2019 to proceed with the project. If they do, it is expected to take 18 – 24 months to gain environmental approvals and permitting, along with a full Environmental Impact Report and the resultant traffic study. If the project gains these approvals, it is estimated that it would take another 12 months to begin and complete construction. As the approvals process and construction timeline would take at best a minimum of three years, the earliest possible opening date would be in 2022.

If the project proceeds, El Dorado Hills Area Planning Advisory Committee members will be studying the project over the next several years, evaluating the Draft Environmental Impact Report when it is released, and making recommendations on the project, and any proposed mitigation. Representatives from Costco have already proposed keeping close communication with EDH APAC, and have agreed to conduct public outreach via EDH APAC and other community agencies and organizations, to educate residents on their progress, and to get community feedback, to help improve the project. Costco representatives have indicated their willingness to present their project at EDH APAC meetings during the approvals process, and to foster and maintain an open dialog as the project proceeds.

A second Costco store was recently completed in Elk Grove CA. While the City of Elk Grove is a much more urban, and higher density area than anyplace in El Dorado County, some elements of that project involved its placement in proximity to both a highway and residential neighborhoods, and the steps required to mitigate those impacts. The project was proposed in 2015, and completed in September 2018.

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Development Application Submitted For EDH 52 At Silva Valley

An application has been submitted to El Dorado County, and posted on the project status page on October 13, 2017  by RSC Engineering Inc on behalf of EDH 52 GP for a commercial center consisting of a total of 290,000 square feet in the Silva Valley Parkway and Tong Road area. The plan provides details for components involving a hotel, restaurant with drive thrus, a grocery store and a self storage facility. The applicants seek three new entitlements to the project, which include a rezone, tentative parcel map, and conditional use permit.

The project description from the application:

The owner is requesting approval to construct two (2) new commercial centers (collectively, the “Project”) in El Dorado County on APN 122-720-15. The property is located north of Highway 50 and Tong Road, east of Old Silva Valley Parkway, and is bisected by Silva Valley Parkway. The northern portion of the property is approximately 17.07 acres (North Site) and the southern portion is approximately 15.73 acres (South Site), net of the right of way for roads. There is a 7.69-acre area on the North Site for the right of way associated with the future extension of Country Club Drive. There is a 1.3 8-acre open space area west of Old Silva Valley Road that will not be developed.

The County is reviewing the owner’s request as a single application and project for local entitlement and California Environmental Quality Act purposes. However, the owner views the North Site and the South Site as two distinct projects, and each constitutes a separate “integrated development” pursuant to El Dorado County Code Section 130.16.120. Accordingly, the owner will seek separate wetlands permits from the Army Corps of Engineers for each. The maximum building area for the South Site will be approximately 110,000 square feet and may include the following uses: hotel, drive through uses, gas station with car wash, grocery, pharmacy, retail, food uses, outdoor patio, medical office, surgery center, office, technical school, outdoor storage and outdoor sales. The maximum building area for the North Site will be approximately 180,000 square feet and may include self-storage, grocery, and other commercial uses.

The Project requires a Planned Development application because the property is zoned PD-CR. A rezone is proposed to PD-CC to allow more uses primarily seen in a shopping center setting and to allow a self-storage use with the approval of a conditional use permit. In addition, a design review permit will be required for signage and a tentative parcel map is proposed to subdivide the parcels further for purposes of sale, lease or financing of the property.

The maximum building area for the South Site will be approximately 110,000 square feet and may include the following uses: hotel, drive through uses, gas station with car wash, grocery,  pharmacy, retail, food uses, outdoor patio, medical office, surgery center, office, technical school, outdoor storage and outdoor sales. The maximum building area for the North Site will be approximately 180,000 square feet and may include self-storage, grocery, and other community serving commercial uses.

Signage

The owner is also requesting certain deviations from Chapter 130.16 of the County Code for the proposed monument signs, including a reduction in the minimum separation between monument signs, an increase in the maximum number of signs allowed per street frontage, an increase in the maximum allowed area, and an increase in the maximum allowed height. The developer is proposing six (6) 28 foot tenant monument signs allowing advertising from either commercial center. Each monument sign will have one (1) featured tenant panel and six (6) shop tenant panels. The proposed area for each monument sign is 242 square feet. The monument signs -3- will have a stone veneer base, fabricated aluminum panels, and texcote finish to compliment the color scheme of the commercial centers. Tenant names and logos will be routed out with acrylic push-through graphics and vinyl film overlays. Tenant names will be internally illuminated with white LED lights. Colors will comply with tenant specifications.
Building signs will be a part of a separate sign permit and are not proposed at this time.

Site Access

It is anticipated that the Project site will have multiple points of access. A traffic signal is proposed at the main driveway and Silva Valley Parkway to provide access to both the South Site and the North Site. A right in and right out access driveway is proposed on Silva Valley Parkway north of the signalized driveway and at the old Tong Road location to provide access to the North Site. Two full access driveways are proposed on Old Silva Valley Road to provide additional points of access to the South Site.

On Site Improvements

The Project is designed to allow either the North Site or the South Site to develop independent from the other. Mass grading of each site to accommodate future development will occur in the first phase of development, including filling of the permitted wetlands and permitted tree removal. In the event the South Site develops first, utility crossings under Silva Valley Parkway will be  constructed as part of the South Site infrastructure work to serve the North Site. In the event the North Site develops first, interim facilities will be constructed on the North Site.

The second phase will include construction of the parking, landscaping, lighting, utility infrastructure, and driveways designed to support the buildings. Site improvements will be constructed in various phases depending on the extent of development occurring at any given time. Buildings can be started once site improvements are sufficiently completed to allow construction and emergency fire access.

Off Site Improvements

A proposed traffic signal and appurtenant facilities will be located on Silva Valley
Parkway at the center of the Project to provide a connection to both the South Site and the North
Site.
A right in and right out access driveway is proposed on Silva Valley Parkway north of the signalized driveway and at the old Tong Road location to provide access to the North Site. Two full access driveways are proposed on Old Silva Valley Road to provide additional points of access to the South Site. A reservation for 7 .65 acres of future right of way is proposed along the outer boundary of the North Site.

The project seeks to be annexed into the El Dorado Irrigation District for water and sewer service.

The APAC  document page for the project can be found HERE

Some of the application design images and maps:


 

EDH 52 Development At Silva Valley HWY50 Tentative Parcel Map Filed Sep 20 2017

Application Packet P17-0004 was filed on September 20 2017 by RSC Engineering, Inc. of Roseville on behalf of property owner EDH 52 GP of Sacramento for a Parcel split of property located along Silva Valley Pkwy near Highway 50 and Tong Rd. in El Dorado Hills. The Application status can be viewed online. The single parcel was bisected by the re-aligned Silva Valley Pkwy interchange. The applicants seek to split the property into four parcels. The northern parcel will be subdivided into 3 parcels, one for the future Country Club Dr. extension and 2 additional parcels for finance purposes.

A Planned Development was filed in 2015 (PD15-0001) for EDH 52 Retail Shopping Center on 48 acres along Silva Valley Pkwy near Tong Rd. The current application status indicates:

PLANNED DEVELOPMENT FOR A NEW RETAIL CENTER AT 122-720-09 ON 48.14 ACRES THAT WILL BE BISCECTED BY THE FUTURE SILVA VALLEY PKWY INTERCHANGE AND ROAD REALIGNMENT. NORTH SIDE WOULD BE 24.77 ACRES AND SOUTH SIDE WOULD BE 16.21 ACRES. MAXIMUM BLDG AREA WOULD BE APPROX 350,000 SQ FT AND COULD INCLUDE HOTEL, DRIVE THRU, GAS STATION, GROCERY, PHARMACY, RETAIL AND FOOD USES. PD IS TO BE APPROVED BY THIS APPLICANT AND LIKELY SOLD TO SOMEONE ELSE TO DEVELOP. PROJECT WILL REQUIRE AN EIR.  

The APAC Document section for EDH 52 can be found HERE.

Additional area detail from the application: