Title
HEARING - Planning and Building Department, Planning Division, and Department of Transportation recommending the Board consider the following regarding TM-C25-0001/Carson Creek Village 11, submitted by Lennar Homes of California, LLC, to amend Conditions of Approval 53 and 56 for Final Maps for Units 11 A through D for Heritage at Carson Creek (TM20-0001) to modify the timing of construction of the required offsite improvements including extension of Royal Oaks Drive and the traffic signal at Latrobe Road/Royal Oaks Drive, identified by Assessor’s Parcel Numbers 117-570-018, 117-810-001 through -033, 117-820-001 through -069, 117-820-074, 117-830-001 through -032, 117-840-001 through 117-840-069; 117-850-001 through 117-850-053, and 117-860-001 through 117-860-100 (Attachment C) located within the Carson Creek Specific Plan, approximately 600 ft west of the intersection of Robert J. Mathews Parkway and Investment Boulevard, in the El Dorado Hills area:
1) Consider the Addendum to the project’s adopted Environmental Impact Report (EIR) and determine that pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15162, there is no substantial evidence requiring the preparation of a Subsequent EIR; and
2) Approve the proposed amendments to Condition of Approvals 53 and 56 for TM-C25-0001 (Attachment N), based on the Findings (Attachment O) as presented.
(District 2)
FUNDING: Developer Funded
Body
DISCUSSION / BACKGROUND
The applicant is requesting to amend Conditions of Approval (COAs) 53 and 56 for Final Maps for Units 11 A through D for the Heritage at Carson Creek age-restricted community, within the Carson Creek Specific Plan to modify the timing of construction of the required offsite improvements including extension of Royal Oaks Drive and the traffic signal at Latrobe Road/Royal Oaks Drive. The Tentative Subdivision Map (TM20-0001, Attachment D) for 410 developable residential lots, a Local Convenience Commercial site, and associated roadway, landscaping, and open space lots was originally approved by the Board on August 10, 2021, along with a Specific Plan Amendment (SP-R20-0001) to the Carson Creek Specific Plan and Development Agreement (DA20-0001) (Legistar file 21-1182) which is set to expire in September 2041 or otherwise terminated as specified in the agreement. The final conditions of approval have been included as Attachment E.
Since approval of the Tentative Subdivision Map, three (3) final maps including 323 of the developable residential lots have been approved by the Board and have been recorded: Unit 11A (TM-F23-0002) on August 22, 2023, comprised of 113 residential lots and a community facility site (Legistar file 23-1519 and Attachment F); Unit 11B on May 21, 2024, comprised of 111 residential lots (Legistar file 24-0884 and Attachment G); and Unit 11C (TM-F24-1964) on December 10, 2024, comprised of 98 residential lots (Legistar file 24-1964 and Attachment H). Approximately 205 residences have occupancy and another 72 residential building permits have been issued for a total of 277 homes. Roadway improvements that have been constructed include the primary connection to Investment Boulevard, the internal roadway network, and a temporary off-site emergency vehicle access (EVA) connecting to Wetzel-Oviatt to the south and providing secondary emergency access to the project.
The Final Map for the last unit in the subdivision, Unit 11D, is currently in process, and the remaining conditions of approval, COAs 53 and 56, require off-site improvements. The applicant has been actively working to fulfill these requirements and has taken substantial steps toward compliance. However, certain actions, such as obtaining environmental permits, have been more time-consuming than anticipated, delaying the overall timeline. Under the current conditions, the applicant must construct an extension of Royal Oaks Drive as a secondary access prior to issuance of the 333rd building permit and signalize the Latrobe Road/Royal Oaks Drive intersection once the extension is open to full vehicular access. To date, the applicant has secured approval of the grading plans, approval of the off-site improvement plans, the off-site road improvement agreement has been executed, and the required bonds have been provided to DOT. To expedite progress and avoid unnecessary delays, the proposal seeks to modify the COAs to permit concurrent construction of off-site improvements concurrently with the home buildout, ensuring timely completion while maintaining compliance with safety and access requirements. The temporary off-site EVA will be removed once the secondary access has been constructed.
The applicant is requesting to amend COAs 53 and 56 to require a bid-ready package for construction of the full access connection to Latrobe Road and the Royal Oaks Drive intersection and the Latrobe Road/Royal Oaks Drive traffic signal, and post security in a form acceptable to the county to ensure completion of the construction within 24 months of improvement plan approval and issuance of requisite environmental permits thus allowing for the construction of the remainder of the project (87 residential units and seven miscellaneous lots) concurrently with the construction of the offsite improvements. A Staff Memo dated January 26, 2026 (Attachment A) provides additional details regarding the applicant’s request, associated traffic analysis supporting the request, and a brief overview of the CEQA addendum prepared by staff. The revised conditions ensure construction of the full-access connection and the Latrobe Road/Royal Oaks Drive traffic signal within 24 months of the County's complete approval and the issuance of all required environmental permits.
The initial traffic analysis for this project assumed that the nearby Creekside Village project would also be under construction and building homes, affecting the Latrobe Road/Royal Oaks Drive intersection. A Signal Warrant Check Memorandum submitted by the applicant, excluding the Creekside Project, shows that neither current conditions nor the construction of the remaining lots in Unit 11D triggers the need for the off-site improvements. Therefore, modifying COAs 53 and 56 as proposed to delay the timing of the improvements does not impact traffic conditions beyond what was anticipated and all required CEQA, General Plan, Specific Plan, Zoning and Subdivision Ordinance findings can be made (Attachment M).
ALTERNATIVES
The Board may deny the application. A denial action may need to be continued to a date certain so that staff can prepare Findings for Denial. A denial would not change the current Conditions of Approval. At the issuance of the 333rd building permit, no new homes could be constructed in Heritage at Carson Creek until such time as construction and improvements to Latrobe Road/Royal Oaks Drive are completed. The developer currently anticipates reaching 333 permits in early 2026.
PRIOR BOARD ACTION
See Discussion/Background above.
OTHER DEPARTMENT / AGENCY INVOLVEMENT
Department of Transportation and County Counsel
CAO RECOMMENDATION / COMMENTS
FINANCIAL IMPACT
There is no Net County Cost associated with processing this item. If the request is denied, no new homes will be constructed in Heritage at Carson Creek after the 333rd building permit is issued. This is one of the most active subdivisions in the County and a delay in building permits would likely last several months, resulting in lost permit and developer impact fees to the County and other agencies, as well as a loss of property tax from the conversion of unimproved to improved lots. Furthermore, there would be a disruption to construction jobs associated with the new homes. This gap of fees and construction job activity would likely last several months and take additional time to resume to the current pace, resulting in negative impacts to anticipated County revenue.
CLERK OF THE BOARD FOLLOW UP ACTIONS
N/A
STRATEGIC PLAN COMPONENT
N/A
CONTACT
Rob Peters, Deputy Director of Planning
Planning and Building Department
Adam Bane, County Engineer
Department of Transportation