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W17 AUG I 6 AH IQ: ~ I
REC EIVED PLAW-llNG DEF>ARTHENT
FILE # PA n-ooo-L..
EL DORADO COUNTY PLANNING SERVICES
PRE-APPLICATION AND CONCEPTUAL REVIEW PROCESS
ASSESSOR'S PARCEL NUMBER(S} 12.Ca· ()"2.0 . Ol -\-o &:\ -=\" rz..<a . l5o . 2~ PROJECT NAME/REQUEST (Describe proposed use and use separate sheet if necessary):
Genex~~OY\6 £ci;- 6(e..ex"\ j reci\Je.6fln3 CL qen.e<"oJ Y\rtto..--\i.cl\ hec...t; be.--b< e.. 6xir crf' e..\J
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IF SUBDIVISION/PARCEL MAP: Create -:J..:.J-1 ~iots, ranging in size from ~S~ to .S. 04.. . acre(s)/square feet
IFZONECHANGE:From f\~~ f'2,.~· \0) ...\ f\~L to f{\/\lA,&3A.,&.-51C>.5
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IF GENERAL PLAN AMENDMENT: From L.D<l / o6 to H-t>l?.1 ©Di..
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APPLICANT/AGENT ~ ~ac,,het\. Mailing Address
P.O. Box or Street City ZIP
Phone FAX --------- - -----
PROPERTY OWNER E£.e,. a:l\J.cheO Mailing Address
P.O. Box or Street City ZIP
Phone FAX ---------------LIST ADDITIONAL PROPERTY OWNERS ON SEPARATE SHEET IF APPLICABLE
ENGINEER/ARCHITECT See. (b~c\ Mailing Address
P.O. Box or Street City ZIP
Phone FAX ----- -----------.,..,....,-_,~~..,,....-- side of G( e e,A
N/E/W/S LOCATION: The property is located on the
in the PROPERTY SIZE
x / Date owner or authorized agent
Date ~~ t<o- 1] Fee $ ~G>o FOR OFFICE USE ONLY
Receipt# 3oSof Rec'd by RI'( Census
Zoning {<E ( /µ ·/() 4>'fo5 Supervisor
I .z ""( Tto p. ff
GPO District Sec Twn Rng I
Pre-application completed by: Date completed:
PROPERTY OWNERS: 126-020-01
Kimberly S. Dixon Amanda R. Pena Robert N. Pena 3200 Verde Valle Lane El Dorado Hills, CA 95762 Contact: Kim Dixon 916-752-4986
126-020-02 126-020-03 126-020-04 126-150-23
Fay Louie 2001 Living Trust, etal. Post Office Box 14485 Fremont, CA 94539 505-510-1660
APPLICANT/AGENT: The True Life Companies 110 Blue Ravine Road, Suite 209 Folsom, CA 95630 Contact: Aidan Barry 916-945-9719
ENGINEER: CTA Engineering & Surveying 3233 Monier Circle Rancho Cordova, CA 95742 Contact: Brian Allen 916-638-0919
ZOi l AUG ! 6 AM IO: 4 I -~. ~ ~ ... . - • I \ I F D r i ~.:... L,. ::_ ·i ,.:: ·
Pl A. ~ HIN G DEP .~ R THENT
Overview
Generations at Green Valley Project Summary
August 2017 ZOi l iWG 16 AM 10: 42
Generations at Green Valley is a transitional, smart-growth residential community that will serve El Dorado County's increasing need for a variety of housing types without disrupting the wonderful quality of life we are accustomed to. When approved, the surrounding community will enjoy a wealth of benefits including critical safety and traffic improvements for Green Valley Road, enhanced fire safety, new park and trail amenities and increased revenue from fees, while ensuring fiscal neutrality for on-going civic services.
The True Life Companies is a local development team committed to smart and appropriate sized growth for the property. The El Dorado Hills community will fully participate in the process from start to finish to ensure that the project will be a beautiful addition to the neighborhood, improving the quality of life for neighbors and minimizing impacts. This land will undoubtedly be developed, but today we have the opportunity to proceed with a sensible plan that adheres to the community's standards. To further illustrate our investment in the El Dorado Hills community, we are proposing to focus the funds generated by this development on critical local needs that existed before our project was proposed. Specifically, we propose that project funds should be committed to improve ongoing concerns relating to traffic and safety along Green Valley Road.
Generations is already immersed in the outreach process, and our innovative design is being thoughtfully guided by valuable input from neighbors, residents and civic leaders. At an overall density of 1.6 homes per acre, the community of 439 homes will feature 63 acres, or 22% of the property, dedicated to open space, landscape corridors, parks and walking trails. In addition, the plan calls for 3-acre and 4-acre lots to be developed along the perimeter of the property which abuts the rural region to create an expansive buffer on our property from the neighboring communities. Towards the core of the development, we plan to build a combination of beautiful hillside residences for families of all ages as well as a specified area for an age restricted product. In the center - the heart of Generations - we'll create a vibrant community center and clubhouse for all residents to enjoy.
1
The Generations development will feature an emerging and essential technique called Livable Design. The concept is to create homes that incorporate inclusive design standards for all stages of life. Design elements include a stepless entry on every home, structural enhancements to allow for the future addition of elevators or lifts. In addition to first floor bedrooms and full bathrooms the homes will include expansive hallways and doorways to accommodate assistive devices, strollers and other large items with ease. Reinforced walls in bathrooms will allow for the future addition of support bars, and the flexible kitchen design will accommodate every life stage. Livable Design ensures that all people, regardless of age or mobility, can live in a home that is beautiful, adaptable and flexible.
For residents already approaching their golden years, Generations offers an active adult community with special amenities and a 10% affordable housing component for moderate income earners. This integrated affordable housing offering is the first of its kind in El Dorado Hills and all associated costs will be absorbed by the developer. It will meet a critical need for affordable senior housing in our county, where this age group makes up the largest and fastest growing segment of the population as 33% are 55 and above.
Project Details
Generations is a gated housing community that will span 280 acres just south
of Green Valley Road. The development will feature 439 units that are
categorized into three design plans and lot sizes, in addition to one 5-acre lot
for an existing residence:
(1} 222 single family homes on an average lot size of 15,000 s.f.
(2} 200 active adult homes on an average lot size of 7,900 s.f.
(3} 16 estates on 3-4 acre lots, forming an expansive buffer around the
perimeter transitioning to the neighboring 5-acre lots
Multi-generational living, an appealing concept for many residents, is at the
heart of this community and inspired the development of special amenities.
These will include opportunities for outdoor exploration such as meandering trails
for walking and riding, a community garden, public and private parks along with
sports fields and courts for basketball, tennis, pickle ball, bocce ball, soccer and
softball. For social opportunities, the Generations clubhouse will feature a wide
range of activities along with BBQ gatherings and game nights. 2
The clubhouse, which will be centrally located to feature the best views will
also include a business center with computers, printers and Wi-Fi, along with
amenities such as pools, tennis courts, pickle ball courts and fitness facilities.
Generations will also mitigate traffic and environmental impacts by offering
shuttle services to city centers, health providers and El Dorado County retail and
dining establishments along with Dial-A-Ride service for seniors. To further
enhance and help simplify life for our residents, we will offer hospitality services
and a concierge connecting them with local resources and vetted service
provider listings for housekeepers, gardeners, electricians, financial advisors and
legal consultants.
The security and safety of our residents is our top priority, and Generations
will feature gated access to the community and a roving security service to
address this objective. For emergency vehicle access, we developed a plan and
pathway after careful consideration and consultation with local emergency
personnel, providing essential additional emergency access to the existing
neighborhoods on the east, south and west.
Summary
To meet the growing demand for housing and a critical need for affordable options for older adults, Generations provides a smart-growth approach in a transitional setting that engages the local community to ensure critical priorities are met. We are presenting a development that carefully considers and values the input of neighbors, residents and community leaders, and we look forward to continuing that dialogue as this proposal is considered.
3
Generations at Green Valley General Plan Amendment Initiation Policy J-6 Summary
August 2017
Project Description
?Oi7 AUG I 6 AM 10: 4
Generations at Green Valley would subdivide approximately 280 acres, creating 439 residential lots. A total of 200 of these units would be age-restricted to older adults. Ten percent of the age-restricted units (20 units) would be affordable to moderate income households and these units would be uniformly spread throughout the age-restricted area of the project. The project includes approximately 63 acres of open space, including native open spaces, parks, walking trails, and landscape corridors as well as the Generations clubhouse. The project includes on-site and off-site infrastructure to serve the development. Required project approvals would include: a General Plan Amendment; Zone Change; Tentative Map; Development Agreement; annexation into the El Dorado Irrigation District; annexation into the El Dorado Hills Community Services District; annexation into the El Dorado Hills County Water District (El Dorado Hills Fire Department).
General Plan Amendment and Zoning Changes
The General Plan depicts the project site as being entirely within the
established urban limit line of the El Dorado Hills Community Region, which
demarcates where urban and suburban land use development will occur.
However, the current General Plan land use designations for the project site are
Low Density Residential (LDR) and Open Space (OS) only. The project would
amend the General Plan land use for the project site to include High Density
Residential (HDR) and Medium Density Residential (MDR) with the LDR and OS
designations.
The existing zoning of the project site includes Residential Estate-Five (RE-5)
Residential Estate-Ten (RE-10), and Recreational Facilities, Low Intensity (RFL).
The project would rezone to the following base zones:
Single-unit Residential (Rl)
One-acre Residential (RlA)
Three-acre Residential (R3A) I
Residential Estate-Five (RE-5)
Recreational Facilities, High Intensity (RFH)
Open Space (OS)
Figure 1 shows the proposed change in General Plan land use designation and
the acreage associated with each designation. Figure 2 shows the proposed
change in zoning and the acreage associated with each zone.
Reasons for General Plan Amendment
The existing LOR land use designation applies to areas within Community
Regions where higher density-serving infrastructure is not yet available. Within
Community Regions, the LOR designation remains in effect until a specific
project is proposed that applies the appropriate level of analysis and planning
and the necessary expansion of infrastructure.
Generations is a specific project intended to implement the General Plan by:
directing urban/suburban type development to the area within the Community
Region designated to receive such growth while respecting appropriate land use
transitions at the Community Region/Rural Region boundary interface; providing
for a range of housing types; providing housing affordable to moderate income
households; and protecting the highest quality natural features and resources of
the site.
The project would also improve emergency vehicle access and circulation in the
vicinity of the site.
Policy J-6 Criteria Compliance
Board of Supervisors Policy J-6, adopted 12/10/13 states Napplications shall be
evaluated to determine whether it complies with the following criteria:"
Criteria #1: "The proposed Application is consistent with the goals and objectives of
the General Plan"
The Generations project with appropriate mitigation measures, yet to be
determined during CEQA review, would be consistent with the goals and
objectives of the General Plan. Although not required, Generations will also
demonstrate a commitment to addressing existing traffic issues.
2
Criteria #2: "Public Infrastructure, facilities and services are available or can be
feasibly provided to serve the proposed project without adverse impact to existing or
approved development"
The applicant believes this to be a true statement with regard to the
Generations project.
Criteria #3: "The Application meets one or more of the following goals and
objectives:"
A. "Increases employment opportunities within El Dorado County."
While the project would create temporary jobs during initial
construction and a limited number of permanent jobs related to
ongoing project maintenance and service needs, and clubhouse
facility operation, the project is not expected to be a significant
contributor to long term permanent job growth in the County.
B. "Promotes the development of housing affordable to moderate income
households."
Ten percent of the age-restricted units (20 units} would be affordable to
moderate income households and these units would be uniformly
spread throughout the age-restricted area of the project.
C. "Provides additional opportunities to retain retail sales and sales tax
revenues within El Dorado County."
Though the project itself does not contain a commercial retail
component, the project is located in an area of El Dorado Hills which
is more conducive to retention of local retail sales when compared
to many other areas of the El Dorado Hills community. Available
retail exists to the west, east, and south of the project at locations
within the County that are closer to the project than similar
opportunities located within Sacramento County.
D. "Protects and enhances the agricultural and natural resource industries."
The project site is not designated by the General Plan as "choice
agricultural land". The project site is not designated by the Farmland
3
Mapping and Monitoring Program (FMMP) as Prime Farmland,
Unique Farmland, or Farmland of Statewide Importance.
The project implements the General Plan by providing
urban/suburban type development within lands designated as
Community Region in order to ensure the preservation of large
expanses of open space and agricultural lands within the County.
While the project does not necessarily create an increase to either
the agricultural and natural resource industries, it does help to
protect agricultural and natural resource lands elsewhere in the
County in accordance with the General Plan.
E. "Is necessary to comply with changes in state or federal law"
State law encourages smart growth concepts and higher density
developments. The project is located in an area where existing
surrounding land uses and transitional land use considerations limit the
extent to which such densities can be achieved while still maintaining a
project which fits into the existing neighborhood. Generations strikes an
appropriate balance between these competing interests in conformance
with the General Plan.
Criteria #4: "The application is consistent with any applicable Board adopted
community vision and implementation plan."
Not applicable.
4
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1017 AUG I 6 AH IQ: l+ 6
RECEIVE D PLANNING DEftARTHENT
EXISTING LAND USE
GENERATIONS AT GREEN VALLEY PROPOSED LAND USE
GENERATIONS AT GREEN VALLEY COUNTY OF EL DORADO AUGUST, 2017 ST ATE OF CALIFORNIA COUNTY OF EL DORADO AUGUST, 2017 STATE OF CALIFORNIA
LEGEND
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-:'-~~=--~ FIGURE 1
70!7 AUG I 6 AH IQ: 4 7
HEC EIYED PLANNING DEF.A~THENT
EXISTING ZONING
GENERATIONS AT GREEN VALLEY
LEGEND
---- """',,,_
CJ " D .... D ... D ,,_,
D ~-It
CJ " D 111.-IG
D "'
C ta §3 Englneerlng & Swveylng a.._ ..... .....,.,, .............
~-=-~=-~
COUNTY OF EL DORADO AUGUST, 2017
mnc
"'c
""'c
I.JI.IC
STATE OF CALIFORNIA
SCALE r = 250'
I I l l- --
~ I I ~ --
-··-L:J D D IZ2l D D c::::J c::J CJ
PROPOSED ZONING
GENERATIONS AT GREEN VALLEY COUNTY OF EL DORADO AUGUST, 2017 STATE OF CALIFORNIA
LEGEND
....,,,,,_ Jl:l..17.IC
" IUMIC
""' ... I.DI.IC
"' 57.M.IC
~-· "'c
111-10
" ~1.14 IC
lll·IG
- 11.!15.IC
FIGURE2