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):

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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

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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

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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

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COUNTY OF EL DORADO AUGUST, 2017

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SCALE r = 250'

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PROPOSED ZONING

GENERATIONS AT GREEN VALLEY COUNTY OF EL DORADO AUGUST, 2017 STATE OF CALIFORNIA

LEGEND

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FIGURE2