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Generations at Green Valley Public Scoping Meeting March 12, 2024 5:30PM

Scoping meeting to be held March 12 5:30PM at EDH Fire Station 85

Notice of Preparation of Draft Environmental Impact Report and Notice of Public Scoping Meeting for the Generations at Green Valley Project (General Plan Amendment GPA22-0001, Rezone Z22-0001, Tentative Subdivision Map TM220001, Development Agreement DA24-0001) Review Period: February 26, 2024 to March 26, 2024 The County of El Dorado (acting as the Lead Agency) is releasing this Notice of Preparation (NOP) on February 26, 2024, for the preparation of an Environmental Impact Report (EIR) for the proposed Generations at Green Valley Project (project) located in unincorporated El Dorado County (County). The NOP initiates the environmental scoping process in accordance with the California Environmental Quality Act (CEQA) (Public Resources Code Section 21080.4) and CEQA Guidelines (14 California Code of Regulations (CCR) Section 15082). The purpose of an NOP is to provide sufficient information about the proposed project and its potential environmental effects to allow public agencies, organizations, tribes, and interested members of the public the opportunity to provide a meaningful response related to the scope and content of the EIR, including feasible mitigation measures and project alternatives that should be considered in the EIR (CEQA Guidelines, 14 CCR Section 15082(b)). The proposed project and location are briefly described below. PROVIDING COMMENTS El Dorado County is soliciting written comments from public agencies, organizations, tribes, and individuals regarding the scope and content of the environmental document. Because of time limits mandated by State law, comments should be provided at the earliest possible date, but no later than 5:00 p.m. on March 26, 2024. Please send all comments to: Bianca Dinkler, Senior Planner County of El Dorado Planning Department 2850 Fairlane Court, Building C Placerville, CA 95667 Email: generationsatgreenvalley@edcgov.us

Agencies that are responsible agencies or trustee agencies will need to use the EIR when considering permits or other approvals for the project. Such agencies should provide the name of a contact person, phone number, and email address in their comment. Comments provided by email should include “Generations at Green Valley Project NOP Comment” in the subject line, and the name and physical address of the commenter in the body of the email.

PROJECT LOCATION The project site is located in an unincorporated area of El Dorado County (Figure 1). Existing land uses in the project area consist of single-family residences and rural residential areas. The project site encompasses approximately 280 acres located on five current parcels, Assessor’s Parcel Numbers (APN) 126-020-001, 126-020-002, 126-020-003, 126-020-004, and 126-150-023. The majority of the site is located south of Green Valley Road, with the exception of northern tip of the site that is north of Green Valley Road (portion of APN 126-150-023). This portion of the project is being removed as part of Boundary Line Adjustment that is being processed under a separate application to the County. The project also includes two proposed access roadway connections to Green Valley Road (C-Drive and A-Drive) that would use existing easements to access Green Valley Road.

PROJECT DESCRIPTION The El Dorado County General Plan land use designations for the site are Low Density Residential (LDR), with approximately 1.4 acres designated Open Space (OS) associated with an existing Sacramento Municipal Utility District (SMUD) utility easement. Zoning on the site consists primarily of Residential Estate, Ten-Acre (RE-10), with the SMUD easement zoned as Recreational Facilities, Low Intensity (RF-L). The proposed C-Drive extension area is zoned RE-5, while the proposed A-Drive extension area is zoned RE-10. The Generations at Green Valley Project proposes to amend the General Plan land use designations to High Density Residential (HDR), Low Density Residential (LDR), and Public Facilities (PF). The project would also rezone the site to Residential, Single-unit (R1), Open Space (OS), Recreational Facilities, High Intensity (RF-H), and Residential Estate, Five-Acre (RE-5) (Figure 2). The proposed development area of the project would be within the General Plan designated El Dorado Hills Community Region boundary. The project proposes a Tentative Subdivision Map that would subdivide the project site into 379 residential lots, clubhouse lot, park site lot, thirteen landscape lots, nine (9) open space lots, and three (3) lots for project roadways. Age restrictions would apply to 214 of the residential lots in the project. Proposed residential lot sizes would range from 6,000 square feet up to 5.7 acres. Roadway access to the project would be provided through two (2) main connections with Green Valley Road and three (3) emergency access roads connecting to existing roadways along the project’s boundary. The project also anticipates constructing improvements and adding additional lanes to segments of Green Valley Road. The proposed park site would be 4.0 acres and would be proposed for dedication to the El Dorado Hills Community Services District (CSD). The design of the park site would be determined by the El Dorado Hills CSD, but may include a baseball diamond, tot lot, parking lot, and a restroom. The clubhouse site would be owned and maintained by the homeowners association (HOA) and may include community building, pool, barbeque facilities, bocci courts, and a pickle ball court. The open space would be owned and maintained by the HOA.

Proposed offsite transportation improvements

  • Optimize traffic signal coordination on El Dorado Hills Boulevard/Latrobe Road from White Rock Road to Saratoga Way (North).
  • Modify traffic signal phasing and hardware for the Silva Valley Parkway and Harvard Way intersection to provide a southbound right-turn overlap.

The project would construct improvements to Green Valley Road at the project proposed access points with C-Drive and A-Drive that would provide left- and right-turn pockets to promote safe traffic flow.

Water and utilities

With the exception of proposed onsite wastewater systems for the RE-5 lots and park site, the project would obtain water and wastewater service from El Dorado Irrigation District (EID) and would involve the following offsite water and wastewater improvements

Offsite Water Supply Improvements:

  • Connection to an existing 8-inch water distribution pipeline within Lima Way on the project’s western boundary.
  • Construction of a new water distribution pipeline from the project’s southern boundary to an existing 10-inch pipeline located in Greenview Drive.
  • Construction of a new water distribution pipeline from the project’s eastern boundary along Green Valley Road to an existing 12-inch pipeline west of Pleasant Grove Middle School. Offsite Wastewater Conveyance Improvements:
  • Connection to an existing 8-inch gravity wastewater conveyance pipeline within Lima Way on the project’s western boundary.
  • Upsizing of approximately 1,600 linear feet of existing gravity wastewater pipeline upstream of the Highland Hills Lift Station.
  • Construction of approximately 8,500-linear foot force main from the Highland Hills Lift Station to an existing 15-inch gravity wastewater pipeline that flows to the St. Andrews Lift Station.

Other utility improvements for the project would include the following:

  • Construction of eight (8) onsite detention/water quality basins
  • Improvement of existing electrical cable facilities and addition of new electrical cable along Sangiovese Drive, Appian Way (new trenching anticipated along Appian Way), and Lima Way
  • Improvements to the existing electrical facilities along eastern portion of the project site.

In addition to the General Plan Amendment, Rezone, and Tentative Subdivision Map entitlement requests, the project is also requesting that the El Dorado Local Agency Formation Commission (LAFCO) approve the annexations of the site into the following districts:

  • El Dorado Hills Fire Department (also known at the El Dorado Hills County Water District/Fire Protection District) for fire protection services
  • El Dorado Hills CSD for parks, recreation, and other community services
  • EID for water and wastewater services.

SCOPING MEETING

El Dorado County will hold a public scoping meeting to receive verbal comments regarding the scope and content of the environmental document and answer general questions regarding the environmental process. The meeting will be held in-person with a remote option via Zoom on Tuesday, March 12, 2024 from 5:30 p.m. to 7:30 p.m. at the El Dorado Hills Fire Station, Station 85, located at 1050 Wilson Boulevard, El Dorado Hills, CA 95762. Here is the Zoom link: https://us06web.zoom.us/j/83062366195

Written comments regarding the scope and content of the environmental document may be submitted throughout the scoping period, which closes at 5:00 p.m. on March 26, 2024.

The County of El Dorado is committed to ensuring that persons with disabilities are provided the resources to participate in its public meetings. If you require accommodation, please contact Planning Services at 530-621-5355 or via e-mail, planning@edcgov.us.

EDH APAC Project Documents Page

EDC Board of Supervisors Adopt updated Annual Residential and Employment Growth Rate

BOS Receives Staff Presentation at January 9, 2024 Meeting.

At the January 9, 2024 Board of Supervisors Meeting, the Department of Transportation provided a El Dorado Countywide Housing and Employment Projections, 2018 – 2045 Memorandum and Presentation pertaining to the 2024 Major Update of the Traffic Impact Fee (TIF) Program, recommending that the Board adopt an annual residential growth rate of 0.62% and an annual employment growth rate of 0.62% through 2045.

The annual residential and employment growth rates impacts the TIF formula, that helps to set the fee schedule for development fees for impacts to the El Dorado County Road Network.

This is the first time that a more detailed set of historical data for both residential growth, and employment growth has guided the analysis for the determination of the County-wide growth rate(s) – the data is based on Community Regions (El Dorado Hills, Cameron Park, Shingle Springs Diamond Springs/El Dorado, and Placerville Community Regions), and also incorporates Rural regions as “Balance of West Slope”. Key data points for Residential Growth indicated the following actual growth rates:

El Dorado Hills 3.30%
Cameron Park 0.44%
Shingle Springs 1.06%
Diamond Springs 0.23%
Placerville 0.10%
Balance of West Slope 0.62%

A PDF version of the Staff Presentation is located at the end of this article.

Community Region Growth Residential ACTUAL vs Projected
Jobs to Housing Ratio

The Board of Supervisors voted 4 to 1 to approve the adopting of the updated residential and employment growth rates

DISCUSSION / BACKGROUND

This is the second workshop to discuss policy items, specifically data and information focused on growth rates and projections, related to the 2024 Major Update to the Traffic Impact Fee (TIF) Program.

On December 8, 2020 (Item 39, Legistar 20-1585), the Board of Supervisors adopted the 2020 Major Update to the TIF Program. That update made a number of changes to the program, including adjusting the Countywide residential growth rate from 1.03% to 0.70% annually; setting the anticipated level of grant funding to 10%; reducing the non-residential equivalent dwelling unit (EDU) shift from 65% to 62%; consolidating the TIF Zones across the unincorporated West Slope from 8 Zones to 3 Zones; prorating fees for residential single-family dwellings based upon square footage, as required by California Assembly Bill (AB) 602; adding Vehicle Miles Traveled as a traffic impact measure under the California Environmental Quality Act (CEQA), as required by California Senate Bill (SB) 743; upholding the use of reduced fees for age-restricted housing; and upholding the offset for affordable housing as outlined in Board Policy B-14.

The 2024 Major Update to the TIF Program will consider the projected growth throughout the County through the year 2045; allocate the growth to community regions, including updates to those regions based upon the 2020 US Census; and update the County’s Travel Demand Model (TDM) to reflect the projected growth patterns. The Board will also be asked to consider the grant funding and non-residential offsets, based upon anticipated funding opportunities and the effects of residential growth upon commercial development. Utilizing the updated TDM, a deficiency analysis will be performed to establish a nexus with any needed capital improvements resulting from the projected growth, which will be included in the Capital Improvement Program (CIP), and the anticipated improvement costs will be distributed across the number of permits anticipated to be issued over the next twenty years to update the TIF Program Fee Schedule.

The workshop, held on December 5, 2023, launched the 2024 Major Update with the analysis of growth projections across the Western Slope of El Dorado County (West Slope) through 2045. The El Dorado County Housing and Employment Projections, 2018 – 2045 Memorandum (Memorandum) has been prepared by the County’s consultant, BAE Urban Economics, Inc. (BAE) (Attachment A).

Following the December 5th workshop, Transportation staff and their consultants collected historical data and information requested by the Supervisors for presentation and discussion at this workshop.

Base Year Housing and Employment Estimates

At this time, the extended growth projections utilize the same 2018 base year housing and employment estimates as those used in the growth projections used in the 2020 Major Update, which cover only the West Slope of the County. Growth within the Lake Tahoe Basin is under the jurisdiction of the Tahoe Regional Planning Agency (TRPA).  BAE considered five sources of estimates for housing trends and four sources of estimates for jobs trends in the West Slope.  For purposes of the analysis, BAE has chosen to use the 2019 County estimates compiled by Kimley-Horn & Associates (KHA) that are based on the County’s Geographic Information System (GIS) mapping data, as they are the most current, localized estimates available.

KHA is currently developing updated baseline estimates of existing West Slope housing units and employment. BAE will incorporate the updated baseline estimates into a refined set of West Slope housing unit and employment growth projections, using the annual growth rates to be adopted by the Board as a result of this item. Community Region growth allocations will also be included at separate, subsequent Planning Commission and Board of Supervisor meetings in early 2024. While the starting point for the projections will move up from 2018 to 2023, the average annual rates of housing unit and employment growth are not expected to change significantly.

Residential (Housing) Growth Rates

As shown in the Population/Housing Units/Households section of Table 1 in Attachment A, four of five projections studied yielded average annual growth rates for the period ranging between 0.53 and 0.73 percent.  The fifth source (California Department of Finance Projections to 2045) yielded a negative average annual growth rate and is an anomaly within the data sources; as such, this outlier was not considered in estimating the County’s average annual residential growth rate. The current average annual residential growth rate adopted by the Board in 2020 is 0.70%.

Employment Growth Rates

In the Employment section of Table 1 in Attachment A, the 2018 to 2045 employment growth rates for three of the four sources range between 0.45 and 0.84 percent per year.  The fourth source (2010 to 2023 Caltrans Growth Trended to 2045) is an anomaly and yielded an average annual growth rate more than twice the next highest employment growth rate; this outlier was not considered in estimating the County’s likely employment growth rate. The current average annual employment growth rate adopted by the Board in 2020 is 0.67%.

Housing Unit Projections

The Housing section of Table 2 in Attachment A shows housing unit projections for the West Slope from 2018 to 2045 based on the growth rates identified in Table 1.  For planning purposes, BAE suggests that the County consider a growth projection that reflects the average of the residential projections, excluding the Department of Finance projection mentioned previously, shown in the Housing section of Table 2 in Attachment A.  This would yield 9,996 new residential units for a total of 64,917 residential units in the West Slope area by 2045, yielding a 0.62% annual average residential growth rate.  This is slightly higher than the County’s 2010 to 2018 growth estimates and the Sacramento Area Council of Governments (SACOG) 2040 projections, but less drastic than the growth rates suggested by the Department of Finance (DOF) and Caltrans.

Employment Projections

The Employment section of Table 2 in Attachment A shows a series of employment projections for the 2018 to 2045 period, drawing the potential employment growth rates from the Employment section of Table 1 in Attachment A and applying them to the County’s estimated 2018 West Slope base year jobs estimate.  As with the residential growth projections, BAE suggests that the County use an average of the projections shown in the Jobs section of Table 2 for the purposes of projecting West Slope job growth for the 2018 to 2045 period, excluding the Caltrans Trended Growth projection.  This yields an average annual employment growth rate of 0.62%, with 6,776 new jobs and a 2045 job total of 44,095. 

Summary

Based on the data and methodology described above, BAE and Transportation recommend the County use the West Slope housing unit and employment growth assumptions outlined on page 4 of Attachment A for planning purposes:

The figures in the table on page 4 of Attachment A provide the County with growth assumptions that fall within the middle range of the growth projections available from various sources and data available for this study.  Further, the recommended housing unit and employment growth rates suggest the County would be producing new housing at a rate that will correspond with the rate of new employment growth, meaning that the growth pattern would be balanced and the County’s jobs/housing balance would not deteriorate over time.

Assumption of too high of a growth rate could lead to unnecessary capital improvements and an overabundance of road capacity that surpasses county need, while too low of a growth rate would collect insufficient funds over time to cover the construction of projects required as a result of growth.

Next Steps

Based on input from the Board and direction from County staff, BAE will make any necessary refinements and finalize the West Slope growth projections. Then, BAE will analyze the pattern of growth within the West Slope and allocate the 2018 to 2045 housing unit and employment growth among Community Regions and the balance of the West Slope area. BAE will then review and discuss the refined projections and growth allocations with the Planning Commission and the Board to solicit input before finalizing the projections for the County’s planning purposes.

Staff is recommending that the Board adopt an annual residential growth rate of 0.62% and an annual employment growth rate of 0.62% for the period 2018 to 2045, and direct staff and BAE to commence allocation of the projected growth for presentation to the Planning Commission and Board of Supervisors.

ALTERNATIVES

The Board could choose a different annual growth projection within the ranges reflected in the analysis presented, or continue with the current annual rates of 0.70% for residential growth and 0.67% for non-residential growth.  Staff and their consultants would need to search for documentation to support a growth projection that is not included in Attachment A.

PRIOR BOARD ACTION

On December 8, 2020 (Item 39, Legistar 20-1585), the Board adopted the 2020 Major Update to the TIF Program.

On December 5, 2023 (Item 37, Legistar 23-2051), the Board received a presentation on the 2024 Major Update to the TIF Program, including data regarding growth projection options.

OTHER DEPARTMENT / AGENCY INVOLVEMENT

Planning and Building Department, Long Range Planning Unit

CAO RECOMMENDATION / COMMENTS

Approve as recommended.

FINANCIAL IMPACT

There is no change to Net County Cost associated with this agenda item as the Major Update and associated administrative costs are covered by TIF collected and are included in the CIP budget for FY23/24 and FY24/25. The adopted growth rates will affect the number of assumed projects developed over the next twenty years throughout the West Slope of the County and could potentially result in an increase/decrease to the traffic impact fees charged for both residential and non-residential building permits.

CLERK OF THE BOARD FOLLOW UP ACTIONS

N/A

STRATEGIC PLAN COMPONENT

The TIF Program is a major funding source for the CIP, which is a vital part of the Infrastructure component of the County Strategic Plan. Adequate infrastructure is necessary for the Economic Development component and is a requirement of the County General Plan. Safe roads are a crucial factor in the Public Safety component of the County Strategic Plan.

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EDH CSD Issues NOP of DEIR for Bass Lake Regional Park

Notice of Preparation of a Draft Environmental Impact Report (EIR) for the Bass Lake Park Project
Review Period Jan 3 – Feb 1 2024

The El Dorado Hills Community Services District provided a Notice or Preparation of a Draft Environmental Impact Report for the planned Bass Lake Regional Park on February 3, 2024. The initial review period begins January 3, 2024 and ends February 1, 2024.

Public Scoping Meeting Tuesday January 23, 2024 6:00PM at the EDH CSD Norm Rowett Pavilion 1021 Harvard Way

A scoping meeting will be held:
Date: Tuesday, January 23, 2024 Time: 6:00 PM
Location: El Dorado Hills Community Services District
Norm Rowett Pavilion
1020 Harvard Way
El Dorado Hills, CA 95762
The scoping meeting is the time when the District solicits input from the public and agencies on specific topics they believe should be addressed in the environmental analysis. The scoping process is designed to enable the District to determine the scope and content of the EIR and identify potentially significant environmental effects, alternatives, and mitigation measures to be analyzed in the EIR.

Project Location and Existing Conditions From the January 3, 2024 NOP:

PROJECT LOCATION AND EXISTING CONDITIONS: The approximately 211-acre project site consists of six parcels located adjacent to Bass Lake Road and Serrano Parkway, approximately 1.5 miles due north of United States Highway 50 (US-50) in El Dorado County (Assessor’s Parcel Numbers [APNs] 123-740-001, 115-400-025, 115-400-026, 115-400-021, 115-030-018, and 115-400-002)
The project site is undeveloped, with the exception of the existing Sellwood Field on the northwest portion of the project site; the existing fenced El Dorado Irrigation District (EID) maintenance yard, which is immediately west of Bass Lake; and some existing trails throughout the site. Bass Lake is centrally located and surrounded by grassland, oak woodland, and chaparral. More than 700 trees are located on site. The tree canopies are most dense in the west and north, but scattered tree stands are located on the east side of the site.

The site supports various wetland and riparian habitats, including the overflow pond northeast of Bass Lake and the spillway ditch southwest of Bass Lake.
The proposed park site is bounded on the west by Serrano Parkway, beyond which are single-family residences. To the north are single-family residences and residential estate parcels (5 acres; Green Springs Development), and to the east are residential uses (Woodridge and Bridlewood Canyon developments) and Bass Lake Road. Bass Lake Road provides the southern boundary to the proposed project area, beyond which is land developed with commercial uses and single-family residences.

Notice of Preparation

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AKT and UC Davis Health Proposes 8000 Unit Master Plan Healthy Living Community

Development would be equally split between Sacramento County and El Dorado Hills

AKT Development and UC Davis Health submitted a proposal to both El Dorado County and the City of Folsom on Friday December 22, 2023 for a project described as a “Community for Health and Independence” that would provide a residential development for healthy senior communities, and residential housing for disabled residents. The project proposes 4000 residential housing units in Sacramento County, and 4000 residential housing units in El Dorado Hills. Parks, Schools, and commercial development would also occur in both counties – with El Dorado Hills initially planned for one Elementary/Middle School site, which would appear to be inside the boundaries of the tiny Latrobe Union School District.

The project would also feature A 200-acre UC Davis teaching, research and health complex planned as the centerpiece of the community.

The Project seeks annexation into the city of Folsom for parcels south of the Folsom City limit in Sacramento County along the Sacramento and El Dorado County lines south of White Rock Road and the future Empire Ranch Rd US50 interchange. Parcels for the in El Dorado Hills are primarily located west and south of the EDH Business Park, and the Four Seasons and Heritage residential villages. The project would also construct a roadway system that would extend from the future Empire Ranch Rd extension to White Rock Road in Sacramento County, and provide a connector road/beltway from White Rock Rd in Sacramento County south and east to Latrobe Road in El Dorado County

In El Dorado Hills, the County zoning designations for the majority of the parcels and adjacent parcels are:

  • AG-40 – Agricultutral Grazing (40 acre minimum)
  • IL – Industrial Light
  • RL-80 – Rural Lands (80 acre minimum)
  • RL-40 – Rural Lands (40 acre minimum)
  • PA-40 – Planned Agricultural (40 acre minimum)
  • LA-40 – Limited Agricultural (40 acre minimum)
  • RE-10 – Residential Estate (10 acre minimum)
EDC Parcel Zoning in East Plan Area

Project documents have not yet been posted on the El Dorado County Planning Department website, or the County ETRAKiT website.

Rough overlay image – not to scale

The City of Folsom has posted the project proposal on their website. A copy of the City of Folsom Proposal packet is also posted here on the EDH APAC website. The parcel list for the project in both Sacramento County and El Dorado County is also posted here on the EDH APAC website.

The City of Folsom website has the following description of the project, and some initial details:

Conceptual Annexation Proposal
On December 22, 2023, the City of Folsom received a conceptual annexation and development proposal from AKT and UC Davis for their “Community for Healthy Living and Independence” project. The proposed project includes land in both Sacramento and El Dorado counties. The western portion of the project, located adjacent to Folsom in unincorporated Sacramento County, includes 1,416 acres and the proposed development of 4,511 housing units along with commercial, office, and medical research uses. City staff will review the proposal and present their analysis and findings to the City Council for discussion and further direction in the next two to three months.

The proposed development area is located south of White Rock Road and adjacent to the Sacramento County border with El Dorado County. Any proposed annexation that involves a change to the City’s boundaries is subject to the review and approval of Sacramento County’s Local Agency Formation Commission (LAFCo) in addition to approval by the Folsom City Council.

The details on the City of Folsom website further goes on to describe the tentative schedule:

It is anticipated that the review of the proposal will take approximately 2 to 3 months.  At the conclusion of staff analysis, an item will be brought forward to the City Council for consideration and direction to staff. A more detailed schedule will be provided in the near future.

Residential Densities

The residential housing densities proposed in the concept document vary from Low Density residential single family homes to High Density Multifamily.

Commercial, Business, Retail

The Project narrative submitted to the City of Folsom includes descriptions of development areas for work, business, and shopping.

  • Village Mixed Use | Mixed-use (MU)designated sites include retail, office, services (0.5 FAR), and residential uses (9-30du/ac)
  • Commercial + Research | The Plan includes General Commercial (GC) and Regional Commercial (RC) areas for neighborhood retail and a Lifestyle Center, as well as Industrial/Office Park (IND/OP) areas intended for Research and Development.
  • UC Davis Site/Complex | The Plan includes a large complex for UC Davis (IND/OP) that is proposed to serve as a center for the study of aging and longevity.
  • Schools | Elementary schools and a middle school (PQP) are sited within neighborhoods and will provide an employment opportunity within the community.
  • Civic Safety| Law enforcement and fire protection services are planned in the MU Village area

Transportation Plan in El Dorado County

The project envisions a new connector road from White Rock Road in Sacramento County that is identified as “Village Parkway” that would roughly travel north to south through the project area. In El Dorado County a connector road from “Village Parkway” identified as “Latrobe Connector” would cross over from Sacramento County to El Dorado County in a west to east direction providing a connection to Latrobe Road south of the EDH Business Park and the Heritage and Blackstone Villages. Another connector road, further to the south, would extend from Village Parkway eastward into El Dorado County, and is identified as “Rural Parkway”.

Plan Areas

Since the project spans across municipalities in two counties, the Sacramento County side of the project is referred to as the “West Plan Area” in the Project Narrative document, and the El Dorado County side of the project is referred to as the “East Plan Area”.

East Plan Area Land Use

The residential land use in El Dorado County proposes:

  • 295 Single Family units over 105 acres
  • 2157 Single Family High Density units over 490 acres
  • 337 Multi-Family Low Density units over 46 acres
  • 232 Multi-Family Medium Density units over 19 acres
  • 311 Multi-Family High Density units over 19 acres

The Age-Target Residential land use proposes

  • 526 Age Targeted Single Family High Density units over 119 acres
  • 144 Age Targeted Multi-Family Low Density units over 20 acres
  • 160 Age Targeted Multi-Family High Density units over 10 acres

Mixed Use land use proposes

  • 144 Mixed Use Village residential units over 32 acres

Commercial, Employment and Civic land use proposes

  • 10 acres of General Commercial use
  • 100 acres of industrial/Office Park UC Davis Health Complex
  • 15 acres of Industrial/Office Park Research
  • 10 acres for public or quasi public Schools

Timeline

This project envisions 8000 housing units over 4000 acres in two counties. The applicants seek an annexation of the property in Sacramento County to the City of Folsom, requiring approval of Sacramento County LAFCO.

It would also require extensive analysis in El Dorado County for a General Plan Amendment, parcel rezones, and likely a Specific Plan, and Planned Development entitlement. The complexity is frankly very ambitious, and is expected to take several years to review and process.

As official project documents are made public in El Dorado County, EDH APAC will post and link them on a documents page for the project on the EDH APAC website.

Project Narrative Document posted to City of Folsom website

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Creekside Village Specific Plan Scoping Meeting September 26, 2023

El Dorado County Planning and Building Department issues Notice of Second Scoping meeting and early consultation with public for Draft EIR

The El Dorado County Planning Department has provided a Notice of a second Public Scoping Meeting for the proposed Creekside Village development located along Latrobe Road in El Dorado Hills. The first Public Scoping meeting was held virtually on November 19, 2020 regarding the proposed 208 acre site that would feature up to 918 units of low and medium density single family residential development. Following that November 2020 Scoping meeting, the County held a 30 day public comment period, with the expectation that the Draft Environmental Impact Report analysis would begin. However in October 2021 the applicants requested that the project application be placed on hold. Following this, Dermody Development sought to purchase the project site for the proposed Project Frontier 4-plus million square foot distribution center. With the withdrawal of the Project Frontier application, the property owner has engaged in discussions with multiple area Home Owners Associations to gather feedback regarding their previous residential project. Those discussions have led the property owner to reactivate their Creekside Village residential project.

The Scoping meeting is scheduled for September 26th from 6:00PM to 7:00PM at El Dorado Hills Fire Station 85, located at 1050 Wilson Blvd in El Dorado Hills.
Additionally, residents may attend the meeting virtually via Zoom – https://us06web.zoom.us/j/85750667220.
A phone-in option is also available: 1-530-621-7603 or 1-530-621-7610 (Webinar ID: 857 5066 7220).

From the Public Notice of the Second Scoping Meeting

The previously issued Notice of Preparation, including a description of the Project, maps showing the location of the Project south of Highway 50, west of Latrobe Road, and south of Investment Boulevard in the El Dorado Hills area (APN 117-010-032 and a portion of APN 117-010-031; previously numbered APN 117-010-012), and probable environmental effects of the
Project, is available at: https://www.edcgov.us/planning. The project applicant proposes to develop a 918-unit residential community located on an approximately 208-acre site. The Project remains consistent with the description in the Notice of preparation with minor revisions, including the addition of an approximately 1.8-acre neighborhood commercial area in response to requests from the community to add a small neighborhood commercial component and the removal of 8
proposed units. The project would include 115.8 acres of single-family low-density residential development, 20.8 acres of single-family medium-density residential development, 13.6 acres of parks, 44.8 acres of open space preserves and buffers, 1.8 acre of neighborhood commercial, and 11.1 acres of roadways.

At the second scoping meeting and early public consultation, El Dorado County will receive verbal comments regarding the Project and scope and content of the Draft Environmental Impact Report and answer general questions regarding the environmental process. Written comments may also be provided no later than 5:00 PM on Thursday, October 12, 2023, and
should include “Creekside Village NOP Comment” in the subject line. Written comments may be sent to:

Anna Leanza, Senior Planner
County of El Dorado Planning Division
2850 Fairlane Court
Placerville, CA 95667
Email: creeksidevillagesp@edcgov.us

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Project Documents

Project Documents can be found in El Dorado County’s TRAKiT permit tracking website, accessible with a required FREE user account at https://edc-trk.aspgov.com/etrakit/Search/project.aspx?activityNo=PROJ23-0001

Copies of the available project documents can be found on the EDH APAC Project Documents page: https://edhapac.org/documents/pa19-0001-creekside-village/

El Dorado Transit Workshop Monday September 11, 2023 in EDH

El Dorado Transit will host two workshops on Monday September 11th. A workshop Monday Morning in Placerville, and the second workshop will be in El Dorado Hills at the CSD Pavilion 6:30PM – 8:00PM

El Dorado Transit will be hosting 2 workshops for the public to provide input on their short-range transit plan update.

Details:

Please help the El Dorado Transit District shape its future services, routes, and schedules in western El Dorado County and Folsom. 

Opportunities to provide input:

In Person Workshops on Monday September 11th:

  • 10:00a – 11:30a Placerville Library, 345 Fair Lane
  • 6:30p – 8:00p El Dorado Hills CSD Pavilion, 1201 Harvard Way

For more information or if you have any questions, please reach out to Lucy Crocker at LucyC@LucyCompanyPR.com or 916-491-3161.

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.

Rezone

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: https://us06web.zoom.us/j/86521211649 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:
https://edhapac.org/documents/town-and-country-village-el-dorado-pa21-0013/

El Dorado Transit Workshop May 3, 2023 in EDH

El Dorado Transit will host two workshops on May 3rd. The second workshop will be in El Dorado Hills at the CSD Pavilion 6:30PM – 8:30PM

El Dorado Transit will be hosting 2 workshops and a listening session this week for the public to provide input on their short-range transit master plan.

Details:

Please help the El Dorado Transit District shape its future services, routes, and schedules in western El Dorado County and Folsom. 

Opportunities to provide input:

In Person Workshops on May 3rd:

  • 9:30a – 11:00a Placerville Town Hall (549 Main Street)
  • 6:30p – 8:30p El Dorado Hills CSD Pavilion (1201 Harvard Way)

VIRTUAL Listening Session scheduled for May 4th

Virtual Listening Session on May 4thPlease use this link to RSVP

For more information or if you have any questions, please reach out to Lucy Crocker at LucyC@LucyCompanyPR.com or 916-491-3161.

EDH APAC Submits Initial Review Findings on Project Frontier. EDC Auditor Harn provides updates regarding project’s Sales Tax forecast

Subcommittee Reviews Center on project impact concerns, consistency with Zoning and Land Use

EDH APAC submitted a letter to the El Dorado County Planning Department and the Planning Commission that summarized EDH APAC’s volunteer subcommittees’ initial review findings regarding Project Frontier CUP22-0016 DR22-0003. The Subcommittee findings were presented to EDH APAC members and the El Dorado Hills Community at an overflow meeting at El Dorado Hills Fire Department Station 85 on April 19, 2023.

While the reviews are the initial findings, concerns and questions provided by EDH APAC volunteers, the project itself is awaiting a submission to El Dorado County of a CEQA Analysis, and peer review of the Applicant generated DRAFT Transportation Impact Analysis Report. Review of the project’s Conditional Use Permit (CUP) for a 106% height allowance over the County Ordinance stipulated 50 foot limit will come before the County Planning Commission. No Review Hearing Date has been scheduled yet.

EDH APAC April 28, 2023 Email to Planning Department & Planning Commission

EDH APAC April 26, 2023 Cover Letter to Planning Department & Planning Commission


EDH APAC Subcommittee Reviews Submitted to Planning Department & Planning Commission April 28, 2023

County Auditor Controller provides EDH APAC with an update regarding Project Frontier’s potential Sales Tax revenue to El Dorado County.

EDC Auditor Controller Joe Harn submitted the following update to EDH APAC regarding questions about Project Frontier’s projected Sales Tax revenue to El Dorado County

EDC Auditor Controller Harn April 28, 2023 Letter to EDH APAC

EDC Auditor Harn CDTFA Document to EDH APAC April 28, 2023

EDC Auditor Harn Sales Tax Consultant to County Newsletter


Auditor Harn previously provided an initial letter to EDH APAC regarding potential Sales Tax benefits to El Dorado County on March 14, 2023.

Additionally, Auditor Harn provided EDH APAC a copy of an updated Economic Impact Analysis Memorandum from consultants EPS on March 30, 2023. The updated Analysis was the result of a request from Auditor Harn for El Dorado County specific Sales and Property Tax estimates regarding Project Frontier.

To review all available Project Frontier public documents, visit the EDH APAC Project Document page for Project Frontier.

EDH APAC Comment Letter to Planning Commission About Latrobe Road CIP Item

Comment Letter submitted to Planning Commission recommending tabling Latrobe Road CIP Item.

El Dorado Hills APAC submitted a comment letter to the Planning Commission regarding Agenda Item #2 on their scheduled April 13, 2023 Planning Commission Hearing. EDH APAC members, and many El Dorado Hills residents have concerns regarding the timing of adding a Latrobe Road widening project back into the County’s Capital Improvement Program, just three years after removing the project (then – CIP Project No: 72LATROBE) due to a finding that it was unwarranted in 2019/2020.


The timing concerns center on the staff recommendations that the new CIP #36105055 item is due to “growth in the EDH Business Park.” EDH APAC Subcommittee members have observed that the only significant growth in the El Dorado Hills Business Park that might justify traffic improvements has been the expansion of the John Adams Academy private school. The school has been a success welcomed by EDH residents, and has generated a significant traffic impact in the area, however without a traffic analysis it is uncertain if that one development has triggered the need for the expansion of Latrobe Road. John Adams Academy opened in El Dorado Hills in 2017, so some of its traffic impacts should have been known in 2020 when CIP Project 72LATROBE was removed from the CIP list.

It appears that CIP #36105055 would mostly benefit the proposed Project Frontier, which EDH APAC Subcommittees are still reviewing. EDH APAC Subcommittees are concerned that adding CIP #36105055 into the CIP would expose El Dorado County Taxpayers to more costs by shifting the funding burden away from the full impacts of the proposed Project Frontier development before it has been adequately reviewed and analyzed.

CIP project #36105055 proposes to widen Latrobe Rd between Investment Blvd and Golden Foothills Pkwy (south)

The EDH APAC comments to the Planning Commission recommend:

EDH APAC would propose delaying this action before your Commission before a thorough review has been completed. Considering that CIP 36105055 was removed as “unwarranted” just in 2020, it is fair to ask if it was short-sighted to remove the project at that time. If so, it may also be short-sighted to add the project back into the CIP without a comprehensive analysis of the impacts of Project Frontier in 2023.

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April 11 2023 Comment Letter [185.87 KB]