THE DRAFT TED AREA PLAN IS NOW AVAILABLE!
On February 27, 2026, El Dorado County published the Public Review Draft TED Area Plan. The County is seeking feedback from the public on the plan. Below are links to the various chapters and appendices that make up the Public Review Draft TED Area Plan, along with a report describing the land use strategy. This page also provides a comment feature at the bottom to submit your comments directly to the County staff working on the Area Plan.
PUBLIC REVIEW DRAFT TED AREA PLAN
• Public Review Draft TED Area Plan (Complete Document) (38 MB)
• Cover and Table of Contents (700 KB)
• Chapter 1: Introduction (4 MB)
• Chapter 2: Land Use Element (7 MB)
• Chapter 3: Transportation Element (5 MB)
• Chapter 4: Environmental Conservation Element (8 MB)
• Chapter 5: Recreation Element (9 MB)
• Chapter 6: Public Facilities & Services Element (4 MB)
• Chapter 7: Community-Specific Policies (1 MB)
• Chapter 8: References (1 MB)
• Appendix A: Development & Design Standards (6 MB)
• Appendix B: Land and Commodities Policy (To be provided in subsequent draft)
• Cover and Table of Contents (700 KB)
• Chapter 1: Introduction (4 MB)
• Chapter 2: Land Use Element (7 MB)
• Chapter 3: Transportation Element (5 MB)
• Chapter 4: Environmental Conservation Element (8 MB)
• Chapter 5: Recreation Element (9 MB)
• Chapter 6: Public Facilities & Services Element (4 MB)
• Chapter 7: Community-Specific Policies (1 MB)
• Chapter 8: References (1 MB)
• Appendix A: Development & Design Standards (6 MB)
• Appendix B: Land and Commodities Policy (To be provided in subsequent draft)
PROPOSED LAND USE STRATEGY
The Proposed Land Use Strategy (2 MB) describes El Dorado County’s approach to facilitating affordable, moderate, and achievable housing in the Draft TED Area Plan. This approach is a partial opt-in of the TRPA Phase 2 Housing Amendments adopted by TRPA in 2023 to make deed-restricted housing more financially viable in town centers and areas zoned for multi-family housing. The Proposed Land Use Strategy has five components, described in more detail below:
Strategy 1: Tahoma Village Center
The Tahoma Village Center is envisioned as a pedestrian-oriented, mixed-use community center that will serve as the heart of Tahoma. By designating Tahoma as a village center under the TRPA Regional Plan framework, the area becomes eligible for regulatory incentives available in town centers that support affordable, moderate, and achievable workforce housing. However, unlike larger town centers in the region, the Tahoma Village Center is intentionally designed with development standards that reflect the smaller scale and intimate character of the Tahoma community.
Strategy 1: Tahoma Village Center
The Tahoma Village Center is envisioned as a pedestrian-oriented, mixed-use community center that will serve as the heart of Tahoma. By designating Tahoma as a village center under the TRPA Regional Plan framework, the area becomes eligible for regulatory incentives available in town centers that support affordable, moderate, and achievable workforce housing. However, unlike larger town centers in the region, the Tahoma Village Center is intentionally designed with development standards that reflect the smaller scale and intimate character of the Tahoma community.
Artist Rendering of Envisioned Village Center. This rendering illustrates a potential future vision for Tahoma Village Center, featuring compact, pedestrian-friendly, mixed-use development with neighborhood-serving shops and services at street level and residential units above.
Disclaimer: This image is an illustrative concept intended to convey planning ideas. It is not a proposed or approved development project.
Disclaimer: This image is an illustrative concept intended to convey planning ideas. It is not a proposed or approved development project.
Strategy 2: Meyers Town Center
The Meyers Town Center is envisioned as the mixed-use heart of Meyers, serving as a vibrant community hub for both residents and visitors. The County proposes to allow increased capacity for affordable housing within the Meyers Town Center. This would be achieved by expanding the footprint of the Meyers Town Center to include additional opportunity sites for housing and allowing an increase in height above what is currently allowed in the Meyers Area Plan (MAP) but less than the height allowed in town centers under the TRPA Phase 2 Amendments.
The Meyers Town Center is envisioned as the mixed-use heart of Meyers, serving as a vibrant community hub for both residents and visitors. The County proposes to allow increased capacity for affordable housing within the Meyers Town Center. This would be achieved by expanding the footprint of the Meyers Town Center to include additional opportunity sites for housing and allowing an increase in height above what is currently allowed in the Meyers Area Plan (MAP) but less than the height allowed in town centers under the TRPA Phase 2 Amendments.
Building Height Limits for Affordable Housing in Meyers Town Center. Currently, the Meyers Area Plan establishes a maximum building height of 42 feet in the Town Center. Under updated TRPA incentives for town centers, projects that include deed-restricted affordable housing may build up to 65 feet. The TED Area Plan proposes a maximum height of 56 feet for developments that provide affordable housing -- offering an incentive for affordability while maintaining a scale that fits the Meyers community context.
Disclaimer: These images are illustrative concepts intended to convey planning ideas. They are not from a proposed or approved development project.
Disclaimer: These images are illustrative concepts intended to convey planning ideas. They are not from a proposed or approved development project.
Strategy 3: Multi-Plex Residential Zone
The County proposes a new Multi-Plex Residential (MPR) zone designed to enable missing middle housing types—including duplexes, triplexes, and fourplexes—in traditionally single-family neighborhoods.
The County proposes a new Multi-Plex Residential (MPR) zone designed to enable missing middle housing types—including duplexes, triplexes, and fourplexes—in traditionally single-family neighborhoods.
What is Missing Middle Housing? Within the MPR zone, the same building size could be designed different ways. It could be one large single-family home, or it could be divided into up to four smaller homes within the same overall footprint. This flexibility allows the building’s size and shape to stay consistent with the neighborhood, while providing more choices for how the space is used.
Disclaimer: These images are illustrative concepts intended to convey planning ideas. They are not from a proposed or approved development project.
Disclaimer: These images are illustrative concepts intended to convey planning ideas. They are not from a proposed or approved development project.
Strategy 4: Rezone Sites for Multi-Unit Residential
The Draft TED Area Plan includes a new Multi-Family Residential zone (MFR) and Flexible Mixed-Use (FMU) zone that both allow multi-family housing at up to 15 dwelling units per acre in order to expand overall capacity for affordable, moderate, and achievable housing within the TED plan area.
The Draft TED Area Plan includes a new Multi-Family Residential zone (MFR) and Flexible Mixed-Use (FMU) zone that both allow multi-family housing at up to 15 dwelling units per acre in order to expand overall capacity for affordable, moderate, and achievable housing within the TED plan area.
Strategy 5: Commodities and Land Incentives
The County is exploring additional incentives to pair with the land use strategies described above to facilitate deed-restricted affordable, moderate, and achievable housing. Potential incentives include:
The County is exploring additional incentives to pair with the land use strategies described above to facilitate deed-restricted affordable, moderate, and achievable housing. Potential incentives include:
- Provide County-owned Potential Residential Units of Use (PRUUs)
- Convert Commercial Floor Area (CFA)
- Provide County-owned Lands to Facilitate Housing
- Provide County-banked Coverage
SHARE YOUR PHOTOS WITH USWe’re inviting community members to help tell the story of the TED Area by sharing photos that capture the unique communities throughout the Plan Area.
Your photos may be featured in the TED Area Plan, including on the project website, in public presentations, or in the final plan document. We’re looking for images that reflect neighborhood streets and gathering places, local businesses, parks and trails, scenic views, community events or public spaces, and the unique character of the area. |
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PROVIDE YOUR FEEDBACK ON THE DRAFT AREA PLANYou can also email your feedback to [email protected]
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