Title
HEARING - To consider the recommendation of the Planning Commission on the Town & Country Village El Dorado project (General Plan Amendment GPA22-0003/Specific Plan Revision SP-R21-0002/Rezone Z21-0013/Planned Development Permit PD21-0005/Tentative Subdivision Map TM22-0005/Conditional Use Permit CUP23-0008), submitted by Josh Pane. The project consists of the following:
1) A General Plan Amendment to modify the existing Community Region Boundary;
2) A Revision to the Bass Lake Hills Specific Plan (BLHSP) to establish:
a) Three (3) new land use designations, including Commercial (C), Multi-Family Residential (MFR), and Open Space (OS); and
b) A Revision to the BLHSP Public Facilities Financing Plan (PFFP) and BLHSP PFFP Capital Improvement Plan;
3) A Rezone from Residential Estate-10 acres (RE-10) to:
a) Community Commercial (CC), Multi-Unit Residential (RM), and Open Space (OS); and
b) Add Planned Development (-PD) overlay to the Project Development Area and the Program Study Area or alternatively only the Project Development Area;
4) A Planned Development Permit to approve the conceptual site plan and building elevations and allow the maximum building height to be increased from 50 feet to 64 feet for the two (2) proposed hotels and event center/museum within the Project Development Area;
5) A Tentative Subdivision Map to subdivide the project consisting of three (3) existing parcels into 16 lots: Parcels 1 and 2 would be designated for residential development; Parcels 3 through 5 would remain open space; Parcels 12 through 14 would be developed with commercial uses; and the remaining parcels are within the Program Study Area and are not proposed for development at this time; and
6) A Conditional Use Permit for authorizing 56 residential units to be used as lodging facilities in the proposed RM zone. The property, identified by Assessor’s Parcel Numbers 119-080-021, 119-080-025, and 119-080-027, consisting of 57.01 acres, is located to the north of U.S. Highway 50 (US 50), east of Bass Lake Road, in the El Dorado Hills area.
The Planning Commission recommending the Board take the following actions:
1) Authorize the Chair to sign Resolution 156-2025 (Attachment B), certifying the Final Environmental Impact Report (EIR) (SCH: 2023070297) (Attachment Q, Exhibit O) and adopting the California Environmental Quality Act (CEQA) Findings of Fact, Statement of Overriding Considerations (Attachment R, Exhibit P), and the Mitigation Monitoring and Reporting Program (Attachment S, Exhibit Q);
2) Authorize the Chair to sign Ordinance 5245 (Attachment C), adopting the Revised BLHSP (SP-R21-0002) (Attachment L, Exhibit F);
3) Authorize the Chair to sign Ordinance 5246 (Attachment D) or 5247 (Attachment E), approving Rezone Z21-0013;
4) Authorize the Chair to sign Resolution 157-2025 (Attachment F), adopting an amendment to the General Plan (GPA22-0003), Planned Development Permit (PD21-0005), Tentative Subdivision Map (TM22-0005), and Conditional Use Permit (CUP23-0008); and
5) Authorize the Chair to sign Resolution 158-2025 (Attachment U), revising the BLHSP PFFP and adopting an updated BLHSP Capital Improvement Plan (CIP).
(District 1)
FUNDING: Developer Funded (100%).
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DISCUSSION /BACKGROUND
Request to consider the recommendation of the Planning Commission on the Town & Country Village El Dorado project (General Plan Amendment GPA22-0003/Specific Plan Revision SP-R21-0002/Rezone Z21-0013/Planned Development Permit PD21-0005/Tentative Subdivision Map TM22-0005/Conditional Use Permit CUP23-0008) to create a 26.6-acre Project Development Area and 30.41-acre Program Study Area. The proposed General Plan Amendment (GPA22-0003) would modify the Community Region boundary to remove the existing Rural Region designation on the two (2) southern parcels that comprise the project site and include the whole project site in the Community Region designation. The requested BLHSP Revision (SP-R21-0002) would amend the Specific Plan Land Use Designations for the project site from L.2-PD and L.7-PD to the three (3) newly established land use designations for the BLHSP: C, MFR, and OS. The proposed project would require the approval of a Rezone from RE-10 to the following zoning districts: CC-PD, RM-PD, and OS-PD (Z21-0013). Alternatively, the project would also include zoning districts without the -PD overlay: CC, RM, and OS for the Program Study Area. With a separate action, the BLHSP PFFP would be amended to reflect the land use changes and development potential, and to establish a new fee (to be brought by Resolution at a future meeting). Additionally, the proposed project would require the approval of a Tentative Subdivision Map (TM22-0005) to subdivide the project site into 16 lots, a Planned Development Permit (PD21-0005) to allow an increase in the maximum building height of 14 feet, and a Conditional Use Permit (CUP23-0008) for the use of 56 residential units as lodging facilities (i.e., available for short-term rent on a daily or extended stay basis) in the El Dorado Hills area, submitted by Moe Mohanna, the property owner.
At the September 10, 2025 public hearing, (Legistar file 25-1503), the Planning Commission recommended to the Board of Supervisors the following actions: 1) Certify the EIR and adopt CEQA Findings of Fact, Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program; 2) Adopt the Revision to the BLHSP PFFP including finding that revisions to the CIP within the BLHSP PFFP are consistent with the General Plan; and 3) Approve General Plan Amendment GPA22-0003, Specific Plan Revision SP-R21-0002, Rezone Z21-0013, Planned Development PD21-0005, Tentative Subdivision Map TM22-0005, and Conditional Use Permit CUP23-0008 with the following considerations:
1) That the total project connects to public sewer upon its commencement and use of on-site septic be prohibited; and
2) That future development within the Program Study Area shall not exceed the land use totals studied for the Program Study Area in the EIR, as presented in Table 3-1 of the Draft EIR.
The motion for CEQA certification passed with a 4-1 vote, the motion for adoption of the revision to the BLHSP and the revision to the BLHSP PFFP passed with a 3-2 vote, and the motions for General Plan Amendment, Specific Plan Revision, Rezone, Planned Development Permit, Tentative Subdivision Map, and Conditional Use Permit requests passed with a 3-2 vote.
A staff memo (Attachment G) has been included based on project activity subsequent to the September 10, 2025, Planning Commission public hearing, with further discussion about the recommended considerations listed above. A staff memo (Attachment V) discussing the revision to the BLHSP PFFP has also been included.
ALTERNATIVES
The Board may elect to continue the item to a date certain for additional information and future action; Continue the item off-calendar, which would require a new public notice for future consideration and action; Deny the project; or approve the CEQA action, only.
PRIOR BOARD ACTION
On October 19, 2021 (Legistar file 21-1552), the Board received a General Plan Amendment Initiation Hearing, as required by Board Policy J-6, for Pre-Application PA21-0013, Town and Country Village El Dorado.
OTHER DEPARTMENT/AGENCY INVOLVEMENT
County Counsel
FINANCIAL IMPACT
The development of two (2) hotels, an event center, museum, employee and creation of sixteen (16) parcels that would allow for the future development of 814 residential units would generate Transient Occupancy Tax (TOT) and provide additional property tax revenue for the County.
CLERK OF THE BOARD FOLLOW UP ACTIONS
1) The Clerk of the Board will obtain the Chair’s signature on three (3) Resolutions (XXX-2025, XXX-2025, and XXX-2025) and two (2) Ordinances (XXXX and XXXX or XXXX).
2) The Clerk of the Board will send fully executed Resolutions and Ordinances to Planning and Building Department, attention Jennifer Morris.
STRATEGIC PLAN COMPONENT
N/A
CONTACT
Ande Flower, Planning Manager
Planning and Building Department