Spring Lake Village
East Grove
PRJ14-019
225 Los Alamos Road,
5803 and 5815 Melita Road
May 12, 2026
Planning and Economic Development Monet Sheikhali
Supervising Planner
Project Description
Expansion of the Spring Lake Village Continuing Care Retirement Community located at 5555 Montgomery Drive to include parcels located at 225 Los Alamos Road, 5803 Melita Road, and 5815 Melita Road.
The proposal is for 32 independent senior living units, with a community building, outdoor common areas, parking facilities, and on-site and off-site improvements.
May 12, 2026 Spring Lake Village
East Grove
2 225 Los Alamos Road, 5803 and 5815 Melita Road
May 12, 2026 Spring Lake Village
East Grove
3 Project Location
Pursuant to Zoning Code Section 20-42.060, the Project would require a Minor Conditional Use Permit to accommodate the 32-unit community care facility.
The Code prohibits such uses from being located within 300 feet of another such facility, measured from any point on the exterior walls of both structures.
May 12, 2026 Spring Lake Village
East Grove
4Project Entitlements
Conditional Use Permit
Pursuant to Zoning Code Chapter 20-32, the Project requires a Major Hillside Development Permit.
This regulation applies to any proposed development on a site with a slope of 10 percent or greater and this project will alter parts of the lot with slopes exceeding 10 percent.
May 12, 2026 Spring Lake Village
East Grove
5Project Entitlements
Hillside Development Permit
The proposed project includes rezoning the parcel at 225 Los Alamos Road from RR-40-SR to PD- 0308-SR, the zoning district for the existing Spring Lake Village complex at 5555 Mongomery Drive, as well as a zoning text amendment to modify the policy statement for PD-0308.
May 12, 2026 Spring Lake Village
East Grove
6Project Entitlements
Rezoning
May 12, 2026 Spring Lake Village
East Grove
7 Project Aerial View
December 25, 2014 Planning applications submitted
May 11, 2016 Notice of Preparation (NOP) for EIR issued May 23, 2016 EIR Public Scoping meeting
August 30, 2017 Second NOP prepared for modified Project and City’s intent to prepare EIR June 1, 2021 Draft EIR released for public review
June 24, 2021 Planning Commission reviewed Draft EIR
May 16, 2024 Design Review Board reviewed Concept Design Review November 7, 2024 Design Review Board reviewed Policy Statement March 11, 2026 Final EIR released for public review
March 26, 2026 Planning Commission public hearing Meeting May 12, 2026 Spring Lake Village
East Grove
8 Background
May 12, 2026 Spring Lake Village
East Grove
9Project Plan 2025
Modified Alternative 2 – Maximum Avoidance
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East Grove
10California Environmental Quality Act (CEQA)
Environmental Impact Overview (EIR)
Draft EIR Overview
• Draft EIR (the highest level of environmental review under CEQA) circulated for public review in 2021 • Evaluated original proposed project and Alternative 2 • Public hearing comments from three members of the public and six Planning Commissioners • 28 written letters received (25 from public & 3 from agencies) May 12, 2026 Spring Lake Village
East Grove
11CEQA EIR
Overview of Impacts
Topics Requiring Mitigation
• Wildfire
• Noise
• Bicycle Safety
• Biological Resources
• Erosion Prevention
• Paleontological Resources
• Cultural Resources
• Tribal Cultural Resources
May 12, 2026 Spring Lake Village
East Grove
12CEQA EIR
Significant Unavoidable Impacts
Originally Proposed Project
• Three significant and unavoidable impacts with mitigation Alternative 2 – Currently Proposed Project
• No significant and unavoidable impacts with mitigation • Identified as Environmentally Superior Alternative
May 12, 2026 Spring Lake Village
East Grove
13CEQA EIR
What’s Changed in the Final EIR
• Refined version of Alternative 2 is now proposed
• Off-site transit improvements along Highway 12
• Changes to Los Alamos Road frontage from a PG&E project May 12, 2026 Spring Lake Village
East Grove
14CEQA EIR
Refined Project Design
What Changed
• Alternative 2 was identified as the best environmental option • Alternative 2 was refined to further reduce impacts
• Melita Road parcels were kept out of the development area • Design changes reduce environmental impacts
Off-site transit improvements along Highway 12 were incorporated, including relocating the westbound bus stop ahead of the Los Alamos Road intersection and extending the sidewalk to the eastbound stop to improve ADA access.
May 12, 2026 Spring Lake Village
East Grove
15CEQA EIR
Off-Site Transit Improvements (Hwy 12)
The change in the environmental setting along Los Alamos Road was evaluated to reflect PG&E utility work completed after release of the Draft EIR, including installation of a new utility vault, driveway, and utility lines.
May 12, 2026 Spring Lake Village
East Grove
16CEQA EIR
PG&E Utility Work on Los Alamos Road
May 12, 2026 Spring Lake Village
East Grove
17CEQA EIR
What the Final EIR Includes
Final EIR Includes:
• Copies of written comment letters
• Public & Planning Commission hearing summaries
• Responses to all public and agency comments
• 8 Master Responses
• Evaluation of revised project design
• Evaluation of off-site and right-of-way changes
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East Grove
18CEQA EIR
Why Recirculation Was Not Required
• Proposed project is a refinement of Alternative 2 evaluated in the EIR • No new significant impacts identified
• No substantial increase in impact severity
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East Grove
19CEQA EIR
Overall Summary
• Draft EIR evaluated the original project and Alternative 2 • Alternative 2 identified as environmentally superior
• Draft EIR circulated and comments received in 2021
• Project paused to evaluate and refine Alternative 2
• Refined version of Alternative 2 is now proposed
• Final EIR documents full CEQA record
Recommendation
May 12, 2026 Spring Lake Village
East Grove
20 The Planning Commission and the Planning and Economic Development Department recommend that the Council, by three resolutions and two ordinances:
1) Certify the Final Environmental Impact Report (FEIR) and adopt the CEQA findings of fact and Mitigation Monitoring and Reporting Program (MMRP)
2) Introduce an ordinance to amend the text of the Spring Lake Village Planned Development Policy Statement (PD-0308)
3) Introduce an ordinance to rezone the property located at 225 Los Alamos Road from Rural Residential-Scenic Road (RR-40-SR) to Planned Development-Scenic Road (PD-0308-SR), 4) Approve a Minor Conditional Use Permit for a 32-unit Community Care Facility 5) Approve a Hillside Development Permit
Questions?