Placerville planning panel sends housing-opportunity overlay amendment for two Green Valley Road parcels to City Council
May 06, 2026 | Placerville, El Dorado County, California
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The Placerville Planning Commission voted unanimously to recommend that the City Council adopt a mitigated negative declaration and approve a general-plan amendment (GPA 26-02) and zone change (ZC 26-02) to apply the city's Housing Opportunity (HO) overlay to two parcels totaling about 3.27 acres on Green Valley Road.
Planning staff told the commission the hearing was a legislative map amendment only and that no site-specific development is proposed or approved this evening. "Applying the housing opportunity overlay to the site is a direct and important step towards maintaining our housing element compliance and avoiding potential consequences such as loss of funding, eligibility, or other state enforcement actions," Planning staffer Ms. Kendrick said during her presentation.
The HO overlay, incorporated in the Placerville Municipal Code (Section 10-5-24), provides a ministerial, by-right pathway for multifamily residential development at densities of about 20 to 24 dwelling units per acre under objective design standards. Staff said the overlay includes a 40-foot height limit, a 60% maximum lot coverage standard, a 1.5 parking-space-per-unit requirement, and an affordability requirement that at least half of units on a project site be restricted (minimum shares: 30% very low-income and 20% low-income).
Dr. Candace Rapp, who identified herself as the owner of 7446 and 7460 Green Valley Road, urged the commission to preserve her ability to develop a veterinary hospital at the site. She disputed the traffic finding in the initial study, saying earlier approvals for her veterinary project had required turn lanes and possibly a signal. "When I read the report ... it said there was no traffic impact, only a 5.6% increase, which I disagree with," she said, asking the city to preserve her future project option and allow further review.
Staff responded that any future project'whether commercial or housing'would be reviewed by the city engineer for circulation and mitigation and that appeals may be filed only after City Council action. Ms. Kendrick noted the item was scheduled to go to City Council for first reading on May 26 with a second reading and final action expected in June.
A commissioner moved to recommend adoption of the mitigated negative declaration, approval of the general plan amendment and introduction and waiver of first reading of the zone-change ordinance; a second was recorded and the motion passed 3'0to'00. The Planning Commission record shows the recommendation will be transmitted to the City Council for final action. The commission and staff reminded the public that appeals of planning decisions may be filed after council action.
Next steps: the item proceeds to City Council for consideration and final decision, at which time appeal rights and formal project-level environmental review for any future development will be available.
Planning staff told the commission the hearing was a legislative map amendment only and that no site-specific development is proposed or approved this evening. "Applying the housing opportunity overlay to the site is a direct and important step towards maintaining our housing element compliance and avoiding potential consequences such as loss of funding, eligibility, or other state enforcement actions," Planning staffer Ms. Kendrick said during her presentation.
The HO overlay, incorporated in the Placerville Municipal Code (Section 10-5-24), provides a ministerial, by-right pathway for multifamily residential development at densities of about 20 to 24 dwelling units per acre under objective design standards. Staff said the overlay includes a 40-foot height limit, a 60% maximum lot coverage standard, a 1.5 parking-space-per-unit requirement, and an affordability requirement that at least half of units on a project site be restricted (minimum shares: 30% very low-income and 20% low-income).
Dr. Candace Rapp, who identified herself as the owner of 7446 and 7460 Green Valley Road, urged the commission to preserve her ability to develop a veterinary hospital at the site. She disputed the traffic finding in the initial study, saying earlier approvals for her veterinary project had required turn lanes and possibly a signal. "When I read the report ... it said there was no traffic impact, only a 5.6% increase, which I disagree with," she said, asking the city to preserve her future project option and allow further review.
Staff responded that any future project'whether commercial or housing'would be reviewed by the city engineer for circulation and mitigation and that appeals may be filed only after City Council action. Ms. Kendrick noted the item was scheduled to go to City Council for first reading on May 26 with a second reading and final action expected in June.
A commissioner moved to recommend adoption of the mitigated negative declaration, approval of the general plan amendment and introduction and waiver of first reading of the zone-change ordinance; a second was recorded and the motion passed 3'0to'00. The Planning Commission record shows the recommendation will be transmitted to the City Council for final action. The commission and staff reminded the public that appeals of planning decisions may be filed after council action.
Next steps: the item proceeds to City Council for consideration and final decision, at which time appeal rights and formal project-level environmental review for any future development will be available.
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