Project Snapshot
On-Site Habitat Bank
After regional mitigation banks proved infeasible, the project uses its open-space lots as an on-site mitigation bank for elderberry shrubs (Valley Elderberry Longhorn Beetle habitat). The preserve occupies the central, steep, and view-sensitive terrain—permanently protecting oak woodland, chaparral, rock outcrops, and drainage features while framing the homes as a low-density enclave around a private 10-acre natural reserve.
Preserve Features
Approvals & Entitlement Status
Vista Lake Estates was originally approved by the Placer County Planning Commission on July 14, 2016, with a Mitigated Negative Declaration adopted at the same time. The project has since received multiple extensions keeping the vesting map and CUP in effect through July 26, 2028.
Original Approval
Vesting Tentative Map + CUP approved; MND adopted
1st Extension
Conditions updated to current standards
2nd Extension
Fees and conditions updated
24-Month Extension Considered
County found no changes requiring additional environmental review
VerifiedCurrent Expiration
Vesting map and CUP remain in effect
Vesting Advantage
Combined planned development density allows exactly 15 lots as approved. Conditions of Approval updated in 2019, 2023, and 2025 to reflect current standards, fees, and the new expiration date.
CEQA Clearance
Value & Market Position
Vista Lake Estates is differentiated by lot sizes 2–10 times larger than most new Granite Bay subdivisions (1.15–2.14 acres vs 0.16–0.8 acres), very low density (~0.44 units/acre), and direct adjacency to Folsom Lake State Recreation Area and the Los Lagos equestrian environment.
2–10x Larger Lots
1.15–2.14 acres vs 0.16–0.8 at competing projects
10.49-Acre Preserve
Common open space with trails to Folsom Lake
Los Lagos Adjacency
Wraps equestrian center; gated environment
Fully Vested
Defined scope reduces entitlement risk
Granite Bay 2025 Market
Expected Sale Tiers
Construction Scope
The Conditions of Approval and Initial Study define a finite horizontal scope. Current engineering and cost analysis supports an all-in development budget of approximately $5.5–7.0M to deliver 15 finished estate lots with full infrastructure, trails, and habitat preserve.
Mass Grading
Infrastructure Requirements
- Roads: Two private cul-de-sac streets to County Plate R-3 standards plus Boulder Road frontage widening to 24-foot paved width
- Emergency Access: Gated connection to Barcelona Court in Los Lagos for emergency use only
- Water: PCWA mains and services
- Sewer: SMD-2 gravity mains and laterals
- Drainage: Grass-lined swales and small water-quality basins using LID/BMPs
- Trail: Multi-purpose trail behind equestrian facility connecting to Folsom Lake SRA trails; old trail segments abandoned and restored
- Preserve: Oak replacement plantings and elderberry transplants per MMIPs; long-term monitoring through Mitigation Monitoring Implementation Program
Cost to Finished Lots (2025/26 Benchmarks)
Total Development Cost
Current Owner / Development Partner
Recent Project
Brookwood Estates - 17 semi-custom gated homes in Roseville. Full-service design-build from land development to personalized finishes.