Planning Services

1996 LAND USE

OBJECTIVE 2.2.1: LAND USE DESIGNATIONS
An appropriate range of land use designations that will distribute growth and development in a manner that maintains the rural character of the County, utilizes infrastructure in an efficient, cost- effective manner, and further the implementation of the Community Region, Rural Center, and Rural Region concept areas.

Policy 2.2.1.1
The matrix contained in Table 2-1 provides for the relationship and consistency between the General Plan planning concept areas and the land use designations.

TABLE 2-1
PLANNING CONCEPT AREAS AND LAND USE DESIGNATION CONSISTENCY MATRIX

LAND USE DESIGNATIONS	CONCEPT AREAS
	Community Regions	Rural Centers	Rural Regions
Multi-Family Residential*	X	X
High-Density Residential*	X	X
Medium-Density Residential*	X	X
Low-Density Residential	X	X	X
Rural Residential			X
Natural Resource			X
Commercial*	X	X
Research & Development	X	X
Industrial	X	X	X
Open Space	X	X	X
Public Facilities	X	X	X
Tourist Recreational	X	X	X
* May be applied in Rural Regions to reflect existing development when combined with the Platted Lands (-PL) overlay land use designation.

Policy 2.2.1.2
To provide for an appropriate range of land use types and densities within the County, the following General Plan land use designations are established and defined.

Multi-Family Residential (MFR): This land use designation identifies those areas suitable for high density, multifamily structures such as apartments, single-family attached dwelling units (i.e., air-space condominiums, townhouses) and multiplexes. Mobile home parks, as well as existing and proposed manufactured home parks, shall also be permitted under this designation. Lands identified as MFR shall be in locations with the highest degree of access to transportation facilities, shopping and services, employment, recreation, and other public facilities. The minimum allowable density is five dwelling units per acre, with a maximum density of 24 dwelling units per acre. The provision of single-family attached dwelling units in the MFR land use designation is subject to the use of planned development design concepts which may result in zipper-lot zero-lot line, cottage-type, or comparable developments. Except as provided in Policy 2.2.2.3, this designation is considered appropriate only within Community Regions and Rural Centers.

High-Density Residential (HDR): This land use designation identifies those areas suitable for intensive single-family residential development at densities from one to five dwelling units per acre. Allowable residential structure types include single-family attached (i.e., air-space condominiums, townhouses) and detached dwellings and manufactured homes. Except as provided in Policy 2.2.2.3, this designation is considered appropriate only within Community Regions and Rural Centers. Standard residential subdivisions shall maintain a density range from one to two dwelling units per acre. Residential subdivisions utilizing the planned development concept shall maintain a density range from one to five dwelling units per acre. Residential development of single-family attached dwelling units are to be designed to satisfy the upper range of the allowable density under this designation. Proponents of single-family detached or manufactured home projects consistent with the HDR designation shall not be subject to the Planned Development combining zone if their projects meet the criteria set forth in Policy 2.2.5.4. (Res. No. 298-98; 12/8/98)

Medium-Density Residential (MDR): This land use designation establishes areas suitable for detached single-family residences with larger lot sizes which will enable limited agricultural land management activities. This designation shall be applied where the character of an area is single-family residences; where the absence or reduced level of infrastructure including roads, water lines, and sewer lines does not justify higher densities; where the topography poses a constraint to higher densities; and as a transitional land use between the more highly developed and the more rural areas of the County. The maximum allowable density shall be one dwelling unit per 1.0 acre. Parcel sizes shall range from 1.00 to 5.00 acres. Except as provided in Policy 2.2.2.3, this designation is considered appropriate only within Community Regions and Rural Centers.

Low-Density Residential (LDR): This land use designation establishes areas for single-family residential development in a rural setting. In Rural Regions, this designation shall provide a transition from Community Regions and Rural Centers into the agricultural, timber, and more rural areas of the County and shall be applied to those areas where infrastructure such as arterial roadways, public water, and public sewer are generally not available. This land use designation is also appropriate within Community Regions and Rural Centers where higher density serving infrastructure is not yet available. The maximum allowable density shall be one dwelling unit per 5.0 acres. Parcel size shall range from 5.0 to 10.0 acres. Within Community Regions and Rural Centers, the LDR designation shall remain in effect until a specific project is proposed that applies the appropriate level of analysis and planning and yields the necessary expansion of infrastructure.

Rural Residential (RR): This land use designation establishes areas for residential and agricultural development. These lands will typically have limited infrastructure and public services and will remain for the most part in their natural state. This category is appropriate for lands that are characterized by steeper topography, high fire hazards, and limited or substandard access as well as "choice" agricultural soils. The RR designation shall be used as a transition between LDR and the Natural Resource (NR) designation. Clustering of residential units under allowable densities is encouraged as a means of preserving large areas in their natural state or for agricultural production. Typical uses include single-family residences, agricultural support structures, a full range of agricultural production uses, recreation, and mineral development activities. The allowable density for this designation is one dwelling unit per 10 to 160 acres. This designation is considered appropriate only in the Rural Regions.

Natural Resource (NR): The purpose of the Natural Resource (NR) designation is to identify areas that contain economically viable natural resources and to protect the economic viability of those resources and those engaged in harvesting/processing of those resources including water resources development from interests that are in opposition to the managed conservation and economic, beneficial use of those resources. The important natural resources of the County include forested areas, mineral resources, important watershed, lakes and ponds, river corridors, grazing lands, and areas where the encroachment of development would compromise these natural resource values. Land under both public and private ownership that contain these resources are included in this category. This designation shall be applied to those lands which are 40 acres or larger in size and contain one or more important natural resource. Compatible uses may include agriculture, rangeland, forestry, wildlife management, recreation, water resources development, and support single-family dwellings. The maximum allowable density for this designation is one dwelling unit per 160 acres or larger outside the National Forest Service lands and within "timber production" areas and one dwelling unit per 40 acres within river canyons outside of the "timber production" areas. This designation is considered appropriate only in the Rural Regions. Isolated parcels outside the National Forest Service lands and below 3,000 feet elevation may be exempt from the one dwelling unit per 160 acre parcel size. If it is determined that such lands are unsuitable for "timber production," one dwelling unit per 40 acres maximum density can be considered. Any modifications of this land use designation shall require one of the following findings: 1. No important natural resource exists on the property; or 2. If a project is proposed, it will significantly enhance the long- term production and preservation of the on- site resources through the application of development strategies such as fuels management plans, timber management plans, self imposed setbacks buffers, and open space.

Commercial (C): The purpose of this land use category is to provide a full range of commercial retail, office, and service uses to serve the residents, businesses, and visitors of El Dorado County. Mixed use development of commercial lands within Community Regions and Rural Centers which combine commercial and residential uses shall be permitted provided the commercial activity is the primary and dominant use of the parcel. The residential component of the project shall only be implemented following or concurrent with the commercial component. Except for Community Care Facilities described in Objective 4.1.2, developments in which residential usage is the sole or primary use shall be prohibited on commercially designated lands. Numerous zone districts shall be utilized to direct specific categories of commercial uses to the appropriate areas of the County. Except as provided in Policy 2.2.2.3, this designation is considered appropriate only within Community Regions and Rural Centers.

Research & Development (R&D): The purpose of this land use designation is to provide areas for the location of high technology, non-polluting manufacturing plants, research and development facilities, corporate/industrial offices, and support service facilities in a rural or campus-like setting which ensures a high quality, aesthetic environment. This designation is highly appropriate for the business park/employment center concept. Lands designated as R&D can be located in Community Regions and in Rural Centers.

Industrial (I): The purpose of this land use category is to provide for a full range of light and heavy industrial uses. Types of uses that would be permitted include manufacturing, processing, distribution, and storage. Incompatible, non-industrial uses, excluding support services, shall be prohibited. Industrial uses shall be restricted to industrial lands within, or in close proximity to, Community Regions, and Rural Centers. Industrial lands in Rural Regions shall be constrained to uses which support on-site agriculture, timber resource production, mineral extraction, or other resource utilization. This designation is considered appropriate within Community Regions, Rural Centers and Rural Regions.

Open Space (OS): This land use category can be used to designate public lands under governmental title (County, State Parks, BLM, U.S. Bureau of Reclamation, U.S. Forest Service, etc.), where no development other than that specifically needed for government-related open space uses is desired. This land use includes State parks, ecological preserves, and public lands acquired specifically for open space uses. It may also be used on private lands to maintain natural features within clustered development where a General Plan amendment is processed. This designation is considered appropriate within Community Regions, Rural Centers, and Rural Regions.

Public Facilities (PF): This land use category includes only publicly-owned lands used for public facilities such as sanitary landfills, storage and maintenance yards, regional parks and recreation facilities, fire stations, schools, community parks and recreation facilities, libraries, administration and support buildings, hospitals (including non-profit), airports, transit facilities, water and sewer treatment facilities, etc. This designation is considered appropriate within Community Regions, Rural Centers, and Rural Regions.

Adopted Plan (AP): This land use category recognizes areas for which specific land use plans have been prepared and adopted. These plans (e.g., specific plan or community plan) are accepted and incorporated by this reference, and the respective land use map associated with each such plan is hereby adopted as the General Plan map for each such area. The plans recognized by the AP category do not include the now-superseded Area Plans that comprised the County's General Plan prior to the adoption of this General Plan.

Tourist Recreational (TR): This land use designation is to provide areas for tourist and resident serving recreational uses, transit and seasonal lodging facilities, and supporting commercial activities. The land use category would have differing intensities of use based on the location. In the Community Regions and Rural Centers where infrastructure exists or can be extended, the uses permitted would be more intense and commercial in nature. In the Rural Regions, uses will be encouraged and defined that are compatible with the rural residential nature of those regions. Types of uses would include campgrounds, golf courses, ski areas, snow parks, riding stables, trail heads, museums, and other similar recreational and sight seeing activities. Lodging uses would include RV parks and other appropriate transit lodging. Tourist recreational activities, facilities, and industries shall be allowed throughout the County; however, specific activities and facilities shall be identified through zoning and permitted by right or special use permit, as appropriate.

Policy 2.2.1.3
The General Plan shall provide for the following range of population densities in the respective land use designation based upon the permitted range of dwelling units per acre and number of persons per acre as shown in Table 2-2.

TABLE 2-2
LAND USE DENSITIES AND RESIDENTIAL POPULATION RANGES

Land Use Designation	Units per Acre	Persons per Housing Unit1	Persons per Acre
Multi-Family Residential	5 - 24	2.3	11.5 - 55.2
High-Density Residential	1 - 5	2.8	2.8 - 19.6
Medium-Density Residential	1 - 0.2	2.8	2.8
Low-Density Residential	0.20 - 0.1	2.8	0.56 - 0.28
Rural Residential	0.1 - 0.025	2.8	0.28 - 0.07
Natural Resource	0.025 - 0.00625	2.8	0.07 - 0.0175
Commercial	10/42	2.8	28/11.2
Research & Development	10/42	2.8	28/11.2
Industrial
Open Space
Public Facilities
Tourist Recreational
1 1990 U.S. Census 2 Maximum of 10 units per acre in Community Regions; maximum of 4 units per acre in Rural Centers

Policy 2.2.1.4
The population densities described in Policy 2.2.1.3 are representative of land use designations permitting residential use which are considered permanent population. These population densities are not to be construed to apply to recreational facilities, campgrounds, or other transitory populations.

Policy 2.2.1.5
The General Plan shall provide for the following building intensities in each land use designation as shown in Table 2-3:

TABLE 2-3
BUILDING INTENSITIES

Land Use Designation	Floor Area Ratio*	Maximum Impervious Surface in %
Multi-Family Residential		75
High-Density Residential		75
Medium-Density Residential		60
Low-Density Residential		10
Rural Residential		10
Natural Resources		10
Commercial	.25	85
Research & Development	.25	50
Industrial	.25	85
Open Space
Public Facilities		85
Tourist Recreational
* Ratio of allowable floor area (square footage) to site area (square footage)

 

TABLE 2-4
GENERAL PLAN LAND USE DESIGNATION AND ZONING DISTRICT CONSISTENCY MATRIX

ZONING DISTRICTS*	MFR	HDR	MDR	LDR	RR	NR	C	R&D	I	OS	TR
RM & R2	•
MP	•	•
R1 & R20,000		•
R1A			•
R2A			•
R3A		o	•
RE-5	o	o	o	•
RE-10	o	o	o	•	•
RA-20			o	•	•
RA-40+			o	o	•	•
NS1	•	•	•
CH1							•				•
C							•
CPO, CP, CG							•
R&D								•	•
I									•
IR1					•	•			•
A & SA-10				•
PA				•	•
AE				•	•	•
TPZ					•	•
FR1					•	•
MR					•	•	•		•
RF	•	•	•	•	•	•	•			•	•
RT	•						•
CN				•	•					•
OS	•	•	•	•	•	•	•	•	•	•
TC	•	•	•	•	•	•	•	•	•	•	•
LEGEND:	•2 /o3 - Consistent					(blank) =Inconsistent
1Proposed new zone districts: CH - Highway Commercial; NS - Neighborhood Service; IR - Resource Industrial; and FR - Forest Resource 2Zone district intensity/density of permitted uses within acceptable range of land use designation 3Zone district intensity/density of permitted uses below the acceptable range of land use designation *See table below for land use designations and zoning districts

 

LAND USE DESIGNATIONS - ZONING DISTRICTS

Land Use Designations		Zone Districts
MFR	Multi-Family Residential	RM	Multifamily Residential
HDR	High-Density Residential	R2	Limited Multi-Family Residential
MDR	Medium-Density Residential	MP	Mobile Home Park
LDR	Low-Density Residential	R1	One-family Residential
RR	Rural Residential	R20,000	One-half Acre Residential
NR	Natural Resources	R1A	One-acre Residential
C	Commercial	R2A	Single-family Two-acre Residential
R&D	Research & Development	R3A	Single-family Three-acre Residential
I	Industrial	RE-5	Estate Residential Five-acre
OS	Open Space	RE-10	Estate Residential Ten-acre
TR	Tourist Recreational	RA-20	Residential Agricultural Twenty-Acre
		RA-40	Residential Agricultural Forty-Acre
		NS	Neighborhood Commercial
		CH	Highway Commercial
		C	Commercial
		CPO	Professional Office Commercial
		CP	Planned Commercial
		CG	General Commercial
		R&D	Research & Development
		I	Industrial
		IR	Resource Industrial
		A	Agricultural
		SA-10	Select Agricultural
		PA	Planned Agricultural
		AE	Exclusive Agricultural
		TPZ	Timberland Preserve Zone
		MR	Mineral Resources
		RF	Recreational Facilities
		RT	Tourist Residential
		CN	Conservation
		OS	Open Space
		TC	Transportation Corridor