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Town and Country Village El Dorado NOP DEIR and Scoping Meetings

Two scoping meetings scheduled for August 8, and 9, 2023

El Dorado County has issued a Notice of Preparation of a Draft Environmental Impact Report for the proposed Town and Country Village El Dorado development project. The project site is located north of Highway 50 east of Bass Lake Road and south of Country Club Drive.

The Project Development Area consists of the northernmost and southernmost 30.3 acres of the project site, and would be developed with two hotels, retail services, two restaurants, a museum, an event center, associated parking, 56 residential cottages for employee housing, and an additional 56 residential cottages that may be rented on a daily or extended stay basis, which may require a conditional use permit.

A second project site of the development is “the Program Study Area” – this site consists of the central and easternmost 30.2 acres of the project site, and may include further development in the future such as additional hotels, medical facilities, senior housing, townhomes and cottages, and other uses allowed by the proposed zoning districts.

The project seeks the following entitlements:

General Plan Amendment

The General Plan Land Use Designation for the project site is Adopted Plan (AP). The General Plan designates the portion of the project site north of Country Club Drive as within the El Dorado Hills Community Region, and the area south of Country Club Drive as within the Rural Region. The proposed General Plan Amendment would modify the Community Region boundary to include the entire project site within the El Dorado Hills Community Region

Bass Lake Hills Specific Plan Amendment

The existing BLHSP land use designations for the project site are L.7-PD and L.2-PD. The BLHSP designates the portion of the project site north of Country Club Drive as L.7-PD [maximum allowable density of 0.7 dwelling units per acre (du/ac)], and the portion south of Country Club Drive is designated L.2-PD (maximum allowable density of 0.2 du/ac). The requested BLHSP Amendment would establish three new land use designations for the specific plan: Commercial (C), Multi-Family Residential (MFR), and Open Space (OS). Application of these proposed new land use designations would be limited the project site. These land use designations would be allocated to the project site as follows: 26.2 acres of C, 23.0 acres of MFR, and 7.6 acres of OS. In addition to changing the land use designations of the project site, the BLHSP Amendment would include content revisions to the BLHSP itself to accommodate the proposed project. As part of the BLHSP Amendment, a Fiscal Impact Analysis and update to the Bass Lake Hills Specific Plan Public Facilities Financing Plan (PFFP) would be completed. The PFFP sets forth a strategy to finance the backbone infrastructure and other public facilities required to serve the proposed land uses in the BLHSP.


The current zoning designation for the entire project site is RE-10. The proposed project would require the approval of a Rezone from RE-10 to the following El Dorado County zoning districts: Community Commercial (CC), Multi-Unit Residential (RM), and Open Space (OS). Additionally, as required by the BLHSP, the Planned Development Combining District (-PD) suffix would be added to all the zoning district designations listed above.

Buildout of the Project Development Area of the project site would include two 150-room hotels, 112 residential cottages, retail uses, restaurants, an event center/museum, recreational amenities, and parking lots (see Figure 3).

Additionally, the Project Development Area would be developed with internal roadways and a new Class I Bicycle Path. Development within the Program Study Area of the project site is not currently proposed to occur concurrently with development of the Project Development Area; however, a maximum buildout scenario is included for program level analysis in the EIR.

Two Scoping Meeting dates:

Two scoping meetings – both open to agencies, organizations, and individuals – will be held to receive public comments and suggestions on the scope of environmental issues to be studied in the EIR. The scoping meetings will be held as follows:

In-Person Tue Aug 8, 2023 6PM
An in-person scoping meeting will be held: Date: Tuesday, August 8, 2023 Time: 6:00 PM Location: El Dorado Hills Fire Department Community Room 1050 Wilson Boulevard El Dorado Hills, CA 95762

Virtual Wed Aug 9, 2023 11AM
A virtual scoping meeting will be held: Date: Wednesday, August 9, 2023 Time: 11:00 AM Link: Call In Phone #’s: 530-621-7603 or 530-621-7610 Webinar ID: 865 2121 1649

EDH APAC encourages residents to attend one or both of the planned Scoping Meetings to provide comments, questions, and concerns. Comments will be addressed as required by law in the California Environmental Quality Act (CEQA) and included in the Final Environmental Impact Report.

Project Documents

Project Documents and links are available on the EDH APAC project Document page:

Notice of Public Hearing Feb 23, 2021 Carson Creek Village Specific Plan Conceptual Review

J6 Conceptual Review at the Board of Supervisors

The County of El Dorado Board of Supervisors will hold a public hearing in the Supervisors Meeting Room, 330 Fair Lane, Placerville, CA 95667 on February 23, 2021, at 1:00 p.m., to consider Pre-Application PA20-0002/Carson Creek Village Specific Plan Conceptual Review submitted by ANDREA MATARAZZO/PIONEER LAW GROUP for an Initiation Hearing (Conceptual Review) of a proposed Specific Plan that would allow medium- and high density attached and detached residential development with a potential build-out of 600 to 800 dwelling units, approximately 110,000 square feet of new commercial floor area, approximately 8.5 acres for a park and paseo site, and approximately 26.5 acres of open space. The property consisting of 98 acres, is located within the central portion of the existing El Dorado Hills Business Park, along the west side of Latrobe Road, north of the intersection with Golden Foothill Parkway

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El Dorado Hills APAC Project Document Page

El Dorado Hills APAC November Meeting Video Posted Online

The El Dorado Hills Area Planning Advisory Committee has posted the video recording of the November 13, 2019 Meeting online.

Single Topic Meeting

The November 13, 2019 meeting was focused on the proposed Central El Dorado Hills Specific Plan. A review of the plan, and it’s latest changes was provided by representatives from Serrano Associates, including Director of Government Affairs Kirk Bone, and Principal Planner Andrea Howard. Addressing the project’s traffic impacts and mitigation was Senior Associate David Robinson of Fehr & Peers Transportation Consultants.

The CEDHSP presentation at APAC was made in advance of the first of four hearings before the County of El Dorado Planning Commission. The first hearing being held November 14th in Placerville, CA. The second hearing is scheduled for December 12th in Placerville, CA at 8:30AM. The third hearing will be held in El Dorado Hills, in the evening, in January 2020, at a time and place to be determined. The fourth and final hearing before the Planning Commission will be held in January-February in Placerville, CA, in the Planning Commission Building C Hearing Room, at a date to be determined.

The meeting presentation materials/slides
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August 2018: Eleven Updated El Dorado Hills Development Projects

A review of project documents available on El Dorado County’s TRAKiT online project/permit tracking system indicates eleven projects with updated documents and or event dates for review or public hearings.

PD-R18-0003 Sienna Ridge Revision PD07-0008R

Sienna Ridge Retail Center – sign package modification

TM-F18-0010 Carson Creek Unit 2B Phase 1 TM06-1428

Carson Creek Unit 2B Phase 1 – 178 single-family residential lots, 8 lettered lots, and 1 large lot

TM-F18-0011 Carson Creek Unit 2B Phase 2 TM06-1428

Carson Creek Unit 2B Phase 2 – 143 single-family residential lots and 4 lettered lots

P18-0005 White Rock Village

One single-family detached parcel and three open space parcels

P18-0007 CSS Properties Parcel Map

4921 & 4925 Robert J. Mathews Parkway. Proposed division of an existing parcel into two (2) new parcels

P18-0008 CSS Properties Parcel Map

4980 & 4990 Hillsdale Circle. Proposed division of an existing parcel into two (2) new parcels

P18-0010 1165 Investment Boulevard

5130, 5140 & 5160 Robert J. Mathews Parkway. Proposed division of an existing parcel into four (4) new parcels

Sandstone Business Park PROJ18-0002 Z18-0005 PD18-0004 P18-0009

Create 3 lots, ranging in size from 5000sf to 6000sf

TUP18-0014 Oakmont Temporary Marketing Trailer

Temporary Information Trailer to answer questions regarding the units and amenities within a new senior living facility while it is being built at 2020 Town Center West Way, El Dorado Hills

Quantum Care Place CUP18-0005

64,444 square foot senior assisted living facility on 4.11 acres of CC-OS zoned parcel. Public Hearing September 27, 2018

TM-E-18-0001 Serrano Village C2

Planned Development Permit for proposed 50 lot subdivision. Public Hearing September 27, 2018

Planning Commission To Hold Hearings on THREE El Dorado Hills Projects Dec 14 2017

The El Dorado County Planning Commission has scheduled to hold hearings on three significant projects impacting El Dorado Hills, on December 14 2017, starting at 8:30AM in Placerville. The order of the hearings has not been determined. Public Comment NEEDS TO BE RECEIVED no later than December 13 2017.

Event details HERE

El Dorado Hills Apartments at Town Center East APAC FILES HERE
The project applicant is seeking four distinct entitlements:
(1) General Plan Amendment adding a new policy under Objective 2.2.6 (Site Specific Policy Section) increasing the maximum residential density allowed in the General Plan from 24 dwelling units/acre to a maximum of 47 dwelling units/acre for the 4.565-acre site within the Town Center East Planned Development area identified as Assessor’s Parcel Numbers 121-290-60, 121-290-61, and 121-290-62;
(2) El Dorado Hills Specific Plan Amendment incorporating multifamily residential use, density, and related standards for the apartment project. The project site would be designated as “Urban Infill Residential” within the Village T area of the El Dorado Hills Specific Plan;
(3) Rezone of project site from General Commercial-Planned Development (CG-PD) to  multifamily Residential-Planned Development (RM-PD) and revisions to the Multifamily Residential zone district development standards applicable to the proposed 214-unit apartment complex; and
(4) Revisions to the approved Town Center East Development Plan incorporating multifamily residential use, density, and related design and development standards for the proposed 214-unit apartment complex within Planning Area 2 of the Town Center East Development Plan.
The proposed apartment complex would be contained in two 4-story, 60-foot-tall buildings and a 5-level, 60-foot-tall parking garage and other on-site amenities. The property, identified by Assessor’s Parcel Numbers 121-290-60, 121-290-61, and 121-290-62, consisting of 4.56 acres, is located on the northwest corner of Town Center Blvd. and Vine Street, within the Town Center East Planned Commercial Center, in the El Dorado Hills area, Supervisorial District 1. (County Planner: Mel Pabalinas) (Environmental Impact Report prepared, State Clearinghouse No. 201704217)

EDH APAC voted 7-0 non-support for this project in August 2017

Public comments can be submitted on the project by December 13, 2017
Address public comments to :
County Planner Mel Pabalinas [ ]
Please be certain to cc:
As well as the Clerk of the Planning Commission, Char Tim [ ]


Saratoga Retail (previously The Shops at El Dorado Hills) APAC FILES HERE
The Planning Commission is considering an application for a Design Review Revision- to add one building and reduce square footage by 6,907 square feet from Design Review DR08-0003/The Shops at El Dorado Hills, that was originally approved by the Planning Commission in 2009 with 3 buildings totaling 30,628 square feet. Phase 1 has been constructed as a Walgreens (13,263 square feet). Phase 2 is proposed to be 3 buildings totaling 10,458 square feet consisting of: one 2,800 square foot restaurant with a drive-thru lane; one 3,000 square foot retail commercial building; and one 4,658 square foot restaurant with a drive-thru lane. The property, identified by Assessor’s Parcel Numbers 120-690-07 and 120-690-08, consisting of 1.71 acres, is located on the west side of El Dorado Hills Boulevard, south of the intersection with Saratoga Way, in the El Dorado Hills area, Supervisorial District 1. (County Planner: Efren Sanchez) (Negative Declaration prepared)*

*This is a notice of intent to adopt the negative declaration or mitigated negative declaration that has been prepared for this project and which may be reviewed and/or obtained in the County of El Dorado Planning and Building Department, 2850 Fairlane Court, Placerville, CA 95667, during normal business hours or online at A negative declaration or mitigated negative declaration is a document filed to satisfy CEQA (California Environmental Quality Act). This document states that there are no significant environmental effects resulting from the project, or that conditions have been proposed which would mitigate or reduce potential negative effects to an insignificant level.

EDH APAC sent this letter to El Dorado County Community Development Agency / Development Services Department, Planning Division on August 31 2017 – no response has been received.

November 9 2017 Proposed Negative Declaration and Initial Study DR08-0003-R (506 pages)

Public comments can be submitted on the project by December 13, 2017
Address public comments to :
County Planner Efren Sanchez [ ]
Please be certain to cc:
As well as the Clerk of the Planning Commission, Char Tim [ ]


El Dorado Hills Memory Care (The Pavilions) APAC FILES HERE
The County of El Dorado Planning Commission will hold a public hearing to consider Planned Development PD16-0003/El Dorado Hills Memory Care (The Pavilions) submitted by FAMILY REAL PROPERTY for a Planned Development permit to allow the construction and operation of a 64-bed, single-story, 38,784 square-foot memory care facility. The project includes a maximum of 42 parking stalls (including 12 reserve stalls), landscaping, and three monument signs. The facility will be accessed from Francisco Drive and Cambria Way. The property, identified by Assessor’s Parcel Number 124-140-33, consisting of 6.85 acres, is located on the southwest corner of Green Valley Road and Francisco Drive, in the El Dorado Hills area, Supervisorial District 1. (County Planner: Mel Pabalinas) (Mitigated Negative Declaration prepared)*
The draft mitigated negative declaration for the PD16-0003 project addresses environmental issues including Aesthetic/Visual, Air Quality, Biological Resources, Drainage/Absorption, Flood Plain/Flooding, Forest Land/Fire Hazard, Geologic/Seismic, Noise, Public Services/Facilities, Traffic/Circulation, Vegetation, Water Quality, Wetland/Riparian, and Land Use. No hazardous waste sites are located within the vicinity of the project. Mitigation has been identified which would reduce potentially significant impacts to a level of insignificance.

*This is a notice of intent to adopt the negative declaration or mitigated negative declaration that has been prepared for this project and which may be reviewed and/or obtained in the County of El Dorado Planning and Building Department, 2850 Fairlane Court, Placerville, CA 95667, during normal business hours or online at A negative declaration or mitigated negative declaration is a document filed to satisfy CEQA (California Environmental Quality Act). This document states that there are no significant environmental effects resulting from the project, or that conditions have been proposed which would mitigate or reduce potential negative effects to an insignificant level. The public review period for the negative declaration or mitigated negative declaration set forth in CEQA for this project is thirty days, beginning November 14, 2017, and ending December 13, 2017.

Proposed Mitigated Negative Declaration and Initial Study_PD16-0003
Proposed Mitigated Negative Declaration and Initial Study_Attachments A-O_PD16-0003
Proposed Mitigated Negative Declaration and Initial Study_Attachments P-S_PD16-0003
Proposed Mitigated Negative Declaration and Initial Study_Attachment T_PD16-0003

Public comments can be submitted on the project by December 13, 2017
Address public comments to :
County Planner Mel Pabalinas [ ]
Please be certain to cc:
As well as the Clerk of the Planning Commission, Char Tim [ ]

El Dorado County Board of Supervisors Oct 24 2017 Meeting

The Agenda for the regular meeting of the El Dorado County Board of Supervisors on September 19, 2017 is now available online (Legistar Calendar)

PDF Link

Several important items of note to El Dorado Hills residents:

Agenda Item 17:
File No: 12-1113
Community Development Services, Department of Transportation, recommending the Board approve and authorize the Chair to sign the Amended Cooperative Agreement A-1 to Cooperative Agreement 12-53501 with the El Dorado Hills Community Services District to extend the expiration date of the Agreement by two years to December 13, 2019, thereby allowing additional time to complete construction of the New York Creek Trail East Project – Phase 2, CIP 72308, as the Class 1 Bike Path improvements will not be completed by the end of the current term. 

Agenda Item 21:
File No: 15-0761
Community Development Services, Planning and Building Department, submitting for approval the Final Map (TM06-1428-F-1) for Carson Creek Unit 2A, Phase 1 Subdivision, creating a total of 186 lots consisting of 170 residential lots, 10 lettered lots, 6 large lots, and Investment Boulevard on property identified as Assessor’s Parcel Numbers 117-570-14, 117-570-15, and 117-570-20, located on the south side of Carson Crossing Drive, approximately 0.45 mile west of the Golden Foothills Parkway and Latrobe Road intersection, in the El Dorado Hills area, and recommending the Board consider the following: 1) Approve the Final Map (TM06-1428-F-1) for the Carson Creek Unit 2A, Phase 1 Subdivision; and 2) Approve and authorize the Chair to sign the Agreement to Make Subdivision Improvements

Agenda Item 32:
File No: 17-1114
HEARING – Community Development Services, Planning and Building Department, and County Counsel recommending the Board take the following action directed in the Peremptory Writ of Mandate dated September 1, 2017, in Alliance For Responsible Planning v. El Dorado County Board of Supervisors, et al. (Case PC20160346) adopt and authorize the Chair to sign Resolution 159-2017 approving the Court-ordered actions to strike out text of the Measure E amendments in the Transportation and Circulation Element, Policies TC-Xa 3, TC-Xa 4, TC-Xa 6, and TC-Xf, restoring those policies to the language in effect immediately prior to the July 29, 2016, effective date of Measure E, and add the identified Measure E “Implementation Statements.”

Agenda Item 34:
File No: 12-1203
LIMITED HEARING – To consider the Planning Commission’s recommendation and receive public comment only on the proposed modifications to General Plan Measure CO-K and the modifications to the proposed Oak Resources Conservation Ordinance that were considered by the Planning Commission on September 28, 2017, as directed by the Board of Supervisors on October 10, 2017. (The public hearing on the overall Project was closed on July 18, 2017 and remains closed.) After the close of the limited public hearing, staff recommends the Board consider the recommendation of the Planning Commission and then consider certification of the Environmental Impact Report and approval of the overall Project. Community Development Services, Planning and Building Department, recommending the Board consider the General Plan Biological Resources Policy Update, Oak Resources Management Plan, and Oak Resources Conservation Ordinance, collectively the proposed Project, consisting of specific revisions to biological resources objectives, policies, and implementation measures

Agenda Item 35:
File No: 17-1023
Community Development Services, Planning and Building Department, forwarding a request from True Life Companies for an Initiation Hearing, a conceptual review for discussion purposes only, for a General Plan Amendment from Low-Density Residential to Medium- and High-Density Residential (Pre-Application PA17-0002/Generations at Green Valley); the proposed project would require future Rezone and 439-residential lot Tentative Subdivision Map discretionary approvals, for property identified by Assessor’s Parcel Numbers 126-020-01, 126-020-02, 126-020-03, 126-020-04, and 126-150-23, consisting of 280 acres located in the El Dorado Hills area. (Supervisorial District 4) 

Vineyards At El Dorado Hills Scoping Meeting Oct 26 2017

APAC Project Documents


DATE: October 11, 2017

TO: Interested Parties

FROM: Rommel (Mel) Pabalinas, Senior Planner, County of El Dorado

The County of El Dorado (County) will be the lead agency under the California Environmental Quality Act (CEQA) for preparation of an Environmental Impact Report (EIR) for the proposed Vineyards at El Dorado Hills (Project) in El Dorado County. This Notice of Preparation (NOP) and notice of publicscoping meeting has been issued to solicit comments from responsible and trustee agencies and other interested parties regarding the scope and content of the environmental information and analyses that should be included in the Draft EIR. The location, project description, project entitlement requests, and potentialenvironmental effects of the proposed project are summarized below.

Comments and suggestions are requested during the 30-day public comment period for the NOP regarding the environmental issues that will be analyzed in the EIR. Agencies and interested parties may provide the County with written comments on topics to be addressed in the EIR for the project. Because of time limitsmandated by State law, comments should be provided no later than 5:00 PM on November 13, 2017. Keep in mind that there will be another opportunity to submit detailed comments when the Draft EIR is released for public review. Please mail, email, or fax your comments to:

Rommel (Mel) Pabalinas, Senior Planner

El Dorado County Development Services Department, Planning Division 2850 Fair Lane Court, Building C

Placerville, CA 95667


Fax: (530) 642-0508

The County will hold a public scoping meeting to provide additional information about the Project and to receive verbal and written comments.

Date: Thursday, October 26, 2017

Time: 6:00 PM to 8:00 PM

Where: El Dorado Hills Fire Department Station No. 85, 1050Wilson Boulevard, El Dorado Hills, CA 95762

The scoping meeting format will be an open house; interested parties may arrive at any time during the 2-hour window to receive information on the Project or provide comments.



The proposed Vineyards at El Dorado Hills (project) is located east of El Dorado Hills, California, an unincorporated area of El Dorado County (County) that is approximately 23 miles east of Sacramento and 20 miles west of Placerville (see Figure 1). The project site is located in a rural area with existing rural and single-familyresidential uses located in the vicinity. Malcolm Dixon Road is located along the southern project boundary (see Figure 2). The project site is identified by Assessor’s Parcel Number (APN) 126-100-24. Most of the site is characterized by gentle to moderate slopes (see Figure 3), with scattered individual oak trees with majority of theoak woodlands concentrated in the northwest corner of the project (see Figure 4). Six existing structures are located in the southern portion of the project site near Malcolm Dixon Road. These structures include a schoolhouse, barn, pumphouse, and associated outbuildings located in the southwest area of the site, and aresidence and outbuildings in the southeast area of the site. The surrounding land uses include oak woodlands and rural residential uses to the north, Malcolm Dixon Road, low density residential uses, and Green Valley Road to the south, Arroyo Vista Way, oak woodlands, and rural residential uses to the east, and oakwoodlands, Salmon Falls Road, and rural residential uses to the west.


The project site is approximately 114.03 acres (4,967,147 square feet) of largely undeveloped nonnative grassland and oak woodland and ranges in elevation from approximately 687 to 879 feet above sea level sloping gently east to west. The County General Plan designates the project site as Low Density Residential (LDR) (seeFigure 5). The County’s zoning code designates the project site as Estate Residential – 5-acre (RE-5) (see Figure 5).

Project Characteristics

1. Site Design

The proposed project includes development of 42 single-family residential lots on a total of

42.23 acres (see Figures 6 and 7). The remaining approximately 71.8 acres would include one 6.22-acre roadway lot and five open space lots totaling 65.58 acres.

The 42 residential lots are a minimum of one acre in size, ranging from 43,560 square feet to a 46,562 square feet.

The project is requesting a density bonus, as provided by General Plan Policy and Zoning Ordinance Section 130.28.060. General Plan Policy provides for a density bonus of 1.5 dwelling units, in addition to the number of base units allowed, for each unit of developable land set aside as open space. Section130.28.060 of the County Code has similar provisions, providing for density bonuses where a new minimum of 30 percent of the land area within a residential development project is set aside for commonly owned or publicly dedicated open space, as defined in Article 8 of the Code. The proposed project includes 65.58 acresof open space uses, 65.1 acres of which would count towards the minimum open space requirement. These open space areas would make up 57.1 percent of the project site. The density bonus calculation for the project is as follows:

Base Units Permitted Under the General Plan

114.03 acres developable land x 0.2 dwelling units per acre (Low Density Residential) = 22.8 base units

Density Bonus Unit

65.1 acres developable open space x 0.2 dwelling units per acre (Low Density Residential) x

1.5 density bonus = 19.53 density bonus units

Total Allowed Units = 42.33 units (22.8 base units + 19.53 density bonus units)

The five open space lots, totaling 65.58 acres, have been designed to include the existing schoolhouse and to preserve portions of oak woodlands and the majority of the identified wetlands and other waters on the project site.

The proposed project may include a small-scale vineyard that will be planted within the open space lots and managed by the Home Owners’ Association (HOA) or its designee. No production or distribution facilities are proposed on the project site. The project may include restoration of existing structures, including the schoolhouse,or construction of new structures to facilitate vineyard operations and events.

2. Access, Circulation, and Parking

Malcolm Dixon Road, a two-lane roadway, is located along the southern project boundary. The project site is currently accessed via a private road off of Malcolm Dixon Road. This existing access would be improved as part of the proposed project. A secondary project access would be constructed along Malcolm Dixon Road,west of the existing access. Internal roadways would also be constructed, including local and cul-de-sac streets. The proposed circulation system, including access points, is shown on Figure 6.

A variety of pedestrian circulation amenities would be included in the project, including pedestrian paths along most streets and a series of multi-use trails within the project site. A multi-use trail through the project may connect from Malcolm Dixon Road to the future developments to the north and through the development.

3. Improvements and Infrastructure

Water Service

Water service would be provided by El Dorado Irrigation District (EID). The project site is not within the EID service boundary and will require annexation before service can be obtained. EID has facilities located near the northern project boundary, including an 18-inch water line and the Salmon Falls Tank. An eight-inch waterline is located south of the property in Alta Vista Court. Additionally, a 12-inch water line is located in Green Valley Road. The project would provide on-site water infrastructure improvements including a booster station.

Sewer Service

Each of the residential lots would be served by an on-site septic system.

Stormwater Drainage

The project site is located within the New York Creek watershed. Runoff from the southeast corner of the project site flows into the uppermost reaches of Dutch Ravine, which is confluent with New York Creek approximately 0.85 miles to the west. The majority of the site currently drains from east to west into lesser, unnamedtributaries that join the main New York Creek channel less than 0.4 miles west of the site. There are few existing drainage structures affected by site runoff.

Proposed site grading will maintain existing drainage patterns to the maximum extent practicable. The majority of the lots would drain to the rear. The project includes an on-site detention basin located in Lot C, north of Lots 21 and 22 and southwest of Lot 34. The proposed storm drainage system would be designed to ensurethat post-construction runoff volumes do not exceed pre-development conditions. In addition to mitigating post-development runoff, the project will be required to capture and treat the 85th percentile 24-hour storm event per current Phase II municipal separate storm sewer systems (MS4) Permit and El Dorado County WestSlope Development and Redevelopment Standards and Post Construction Storm Water Plan Requirements.

Other Utilities

Electrical, gas, phone, cable and related internet services would be extended to all portions of the project site from existing facilities located along Malcolm Dixon Road, or other utility systems in the project area.

4. Public Services

Law enforcement services would be provided by the El Dorado County Sheriff’s Department. Fire protection and emergency medical services would be provided by the El Dorado Hills Fire Department (EDH Fire). The project site is not within the El Dorado County Water District (EDH Fire) service boundary and will requireannexation before structural fire protection and emergency medical services can be obtained. The project site is located within the Rescue Union School District and the El Dorado Union High School District. Solid waste services would be provided by El Dorado Disposal.

5. Phasing

A tentative subdivision map for the project has been submitted as part of the project application. The tentative subdivision map includes a circulation and phasing plan for the project. The project would be developed in four phases. Phase I would include development of lots 9 through 16, and lots 41 and 42; Phase II would includedevelopment of lots 1 through 8; Phase III would include development of lots 17 through 27; Phase IV would include development of lots 28 through 40.


In October 2009, El Dorado County certified a Mitigated Negative Declaration and approved a Tentative Subdivision Map, known as Diamante Estates, for the project site. The Diamante Estates project included 19 single family lots, ranging in size from 5.0 to 9.9 acres, and one 2.2-acre open space lot. As part of the DiamanteEstates approval, the project site was rezoned from Exclusive Agriculture (AE) to Estate Residential 5-acre. The Diamante Estates project included public water service from EID and individual septic systems. The Diamante Estates project required El Dorado County Local Agency Formation Commission (LAFCO) approval ofannexation of the project site into both the EID and EDH Fire boundaries.

In August 2014, LAFCO conditionally approved the Diamante Estates Reorganization into the EID and EDH Fire boundaries. Outstanding LAFCO conditions include US Bureau of Reclamation (USBR) authorization for inclusion into EID’s service area and payment of State Board of Equalization fees. In January 2016, EIDapproved the annexation of the project site into its service area and sent the inclusion application to USBR. In 2015, LAFCO approved a one-year extension for the reorganization request and, in June 2016, LAFCO approved a two-year extension for the project site’s reorganization into the EID and EDH Fire boundarieswhich extended the deadline to August 27, 2018. In the event that all LAFCO conditions are not completed by this deadline, the project proponent may be required to reapply to LAFCO for annexation into EID and EDH Fire.


This NOP and Initial Study evaluate the potential environmental impacts associated with the approval of the Vineyards at El Dorado Hills project. Approvals from the County and other jurisdictional agencies and service providers are necessary.

Actions to be taken by the County in approving the project include, but are not limited to:

Rezone (Z16-0002) of subject property adding a Planned Development (-PD) overlay zone to the underlying zoning of Estate Residential, 5-acre minimum (RE-5) resulting in a new zoning of Estate Residential, 5-acre-Planned Development (RE-5-PD)

Tentative Subdivision Map  (TM16-1528) of  114.03-acre property creating a total of 42 residential lots, with lots ranging from a minimum of 43,560 square feet to a maximum of 46,562 square feet, 1 roadway lot, and 5 open space lots; and

Planned Development Permit (PD16-0001) establishing an official development plan for the Vineyards at El Dorado Hills project. The proposed development is consistent with the existing land use and zoning designations for the project site.

Permits that the project has obtained or will be required to obtain include, but are not limited to:

Central Valley Regional Water Quality Control Board (CVRWQCB) – Storm Water  Pollution Prevention Plan (SWPPP) approval prior to construction activities pursuant to the Clean Water Act;

El Dorado Irrigation District – Facility Plan Report;

El Dorado Hills Fire District – Plan review and approval; and

El Dorado County Air Quality Management District (AQMD) – Approval of construction- related air quality permits.

Additional project information, including the Initial Study, can be accessed via the following web link:



Based on a preliminary environmental analysis of the project, the County has determined that the range of issues identified in the CEQA Guidelines, listed below, shall be addressed in the EIR.

·         Aesthetics

·         Air Quality

·         Biological Resources

·     Cultural and Tribal Cultural Resources

·         Geology and Soils

·         Greenhouse Gas Emissions

·         Hazards and Hazardous Materials

·         Hydrology and Water Quality

·         Noise and Vibration

·         Public Services and Utilities

·         Traffic and Circulation

·         Tribal Cultural Resources

In addition to the above areas, the Draft EIR will also evaluate the potential cumulative and growth inducing effects of the project, as required by CEQA. Reasonably foreseeable future projects in the project vicinity will be considered in this analysis.

Comments and suggestions are requested during the 30-day public comment period for the NOP regarding the environmental issues that will be analyzed in the EIR.


In accordance with Section 15126.6 of the State CEQA Guidelines, an EIR must “describe a range of reasonable alternatives to the Project, or to the location of the Project, which would feasibly attain most of the basic objectives of the Project, but would avoid or substantially lessen any of the significant effects of the Project,and evaluate the comparative merits of the alternatives.” As required by CEQA, the EIR will evaluate a No Project Alternative. Aside from the No Project Alternative, the County has not yet determined what additional alternatives to the project will be evaluated in the EIR. These will be identified during the environmentalreview process. Once selected, the  alternatives  will  be analyzed  at  a  qualitative level  of  detail  in the  Draft  EIR  for comparison against the impacts identified for the proposed project, consistent with the requirements of CEQA.


The County will hold a public scoping meeting to provide additional information about the project and to receive verbal and written input. The public scoping meeting will be held on October 26, 2017 from 6:00 to 8:00 PM at the El Dorado Hills Fire Department Station No.85, located at 1050 Wilson Boulevard, El DoradoHills, CA 95762. The scoping meeting format will be an open house; interested parties may arrive at any time during the 2-hour window to receive information on the project or provide input.


If you have any questions, please contact Rommel (Mel) Pabalinas at the County of El Dorado, Community Development Agency, Development Services Division – Planning, 2850 Fair Lane Court, Building C, Placerville, CA 95667, by telephone at (530) 621-5363,or by email to

Notice of Public Hearing Southpointe Meadows

The County of El Dorado Planning Commission will hold a public hearing in the Building C Hearing Room, 2850 Fairlane Court, Placerville, CA 95667 on October 26, 2017, at 8:30 a.m.,
to consider Tentative Subdivision Map TM16-1529/Southpointe Meadows submitted by HAMDI KANAAN and ZAINA ALMASRI (Agent: CNA Engineering) to create a subdivision of seven single family residential lots ranging in size from 1 to 1.3 acres. The property, identified by Assessor’s Parcel Number 110-450-07, consisting of 8.04 acres, is located on the east side of Castec Way, approximately 1,200 feet east of the intersection with Lakehills Drive, in the El Dorado Hills area, Supervisor District 1. (County Planner: Evan Mattes) (Mitigated Negative Declaration prepared)*

Staff Reports are available two weeks prior at All persons interested are invited to attend and be heard or to write their comments to the Planning Commission. If you challenge the application in court, you may be limited to raising only those items you or someone else raised at the public hearing described in this notice, or in
written correspondence delivered to the Commission at, or prior to, the public hearing. Any written correspondence should be directed to the County of El Dorado Planning and Building
Department, 2850 Fairlane Court, Placerville, CA 95667 or via e-mail:

*This is a notice of intent to adopt the negative declaration or mitigated negative declaration that has been prepared for this project and which may be reviewed and/or obtained in the County of
El Dorado Planning and Building Department, 2850 Fairlane Court, Placerville, CA 95667, during normal business hours or online at
A negative declaration or mitigated negative declaration is a document filed to satisfy CEQA (California Environmental Quality Act). This document states that there are no significant
environmental effects resulting from the project, or that conditions have been proposed which would mitigate or reduce potential negative effects to an insignificant level. The public review period for the negative declaration or mitigated negative declaration set forth in CEQA for this project is thirty days, beginning September 26, 2017, and ending October 25, 2017. To ensure delivery to the Commission prior to the hearing, written information from the public is encouraged to be submitted by Thursday the week prior to the meeting. Planning Services cannot guarantee that any FAX or mail received the day of the Commission meeting will be delivered to the Commission prior to any action.

APAC Southpointe Meadows Document Page

3 Bass Lake Hills Specific Plan Projects Seek 10 Year TM Extension BOS Hearing Sep 19 2017

The El Dorado County Board of Supervisors will hold hearings at the September 19, 2017 BOS regular meeting, regarding ten year tentative map time extensions for the following projects in the Bass Lake Hills Specific Plan

Bell Woods

Bell Ranch

Hawk View

These projects are conditioned to provide road segment improvements in the area south of Hollow Oak Rd along Bass Lake Rd. Included is the realignment and signalization of Country Club Dr along the current City Lights Dr, as well as a Park and Ride facility, sidewalks, bike lane, and improvements to the Bass Lake Rd Highway 50 on and off ramps.

The hearings on these three tentative map time extension requests is scheduled to begin at 2:00PM in the Supervisors’ meeting room, 300 Fair Lane, Placerville CA 95667.

bass lake hills specific plan

APAC Meeting Coverage – Village Life

The El Dorado Hills Village Life has a new article regarding the August 9 2017 APAC meeting, focusing on the El Dorado Hills Apartments at Town Center East.

From the article:

A Stockton-based developer went back to the architectural drawing board to reduce the density of its original plans for the apartment complex proposed on a vacant 4.6-acre lot in the heart of El Dorado Hills Town Center.

Voting members of the Area Planning Advisory Committee, which studies land use projects and gives recommendations to the El Dorado County Planning Commission, voted against the project last Wednesday night and encouraged the Planning Commission to do the same. Planning commissioners received a project presentation last Thursday but did not vote.

The El Dorado County Board of Supervisors will ultimately vote to approve or deny the El Dorado Hills Apartments project, which needs a General Plan amendment since the project calls for 47 dwelling units per acre. The parcel’s current General Plan land use designation allows a maximum of 24. When the project was first proposed in 2014 developers designed it with 56 units per acre. The four-story luxury apartment complex is 15 percent less dense today, with 214 units, ranging from studio to one-bedroom and two-bedroom apartments.

Representatives from developer Spanos Corporation spoke at an APAC meeting last Wednesday night inside El Dorado Hills Fire Station 85 ahead of the vote. The project would consist of two, four-story apartment buildings, outdoor recreation areas and an informal open space area. There would also be a five-story parking structure that would house 411 enclosed parking spaces for residents, 22 motorcycle spaces and 54 guest spaces.

Spanos Corp. Division Manager Jeff Morgan said, “We went back to the drawing board. We believe in this project.” He described it as “Old World architecture,” blending in with Town Center’s aesthetics.

Morgan, citing a change in the market since 2014, declined to share expected rents, only saying, “Rents would be competitive.”

Three years ago Spanos Corp. officials said rents would range between $1,600 to $2,200 per month.

El Dorado Hills resident John Davey read a committee report of non-support written by El Dorado Hills Community Council members who extensively studied the project. The first concern was that the project would “nearly double the density under the General Plan,” Davey said. “This would set a precedent.”

Davey said the committee was also concerned about traffic. Several residents in the audience Wednesday night asked questions, uneasy that 54 guest spots wouldn’t be enough and would impact the already limited parking in Town Center.

Morgan said the development company “used historical data” to determine how many guest spaces are needed. “It’s a substantial number,” he added. “This parking ratio works well in our other communities.” When asked, Morgan said Spanos does not have a similar project in the greater Sacramento area but has many across the country.

Davey read the next concern, regarding whether the project would “revitalize” Town Center as a place where people would live, work and play. “We don’t buy the argument,” he said. “There is no job center here. People who live in the complex would most likely be commuting to Sacramento or somewhere else to work.”

Davey continued that the complex “doesn’t address our affordable housing issue” in El Dorado Hills, adding, “This isn’t it. Luxury and affordable are at odds.”

There were also concerns about noise and the potential loss of community events, such as the Santa Run, fireworks, concerts and farmers market.

“How will this benefit the community?” Davey read from the report. A hotel was once planned for the vacant lot, but with this plan, “Transient Occupancy Taxes would continue going to Folsom.”

While Davey, and then APAC members, thanked Spanos representatives for working on reducing density and for coming to the meeting, he ended by saying, “We don’t believe this project is the cure-all for the ails of Town Center.”

Voting members of APAC agreed. At the end of the meeting they voted 7-0 against approval of the project, citing traffic as their “biggest issue.”

Read the full article at the El Dorado Hills Village Life website