Development

Generations has over 40 years of experience developing Senior Living Communities that Enhance Lives and Celebrate the Excitement of Living! Each project is unique and tailored to unique needs of the local community, surrounding environment and the residents we will serve. Working together with our highly experienced community operations management team we strive to refine our designs to be timeless, beautiful and efficient. Generations projects are built with quality and integrity and with an eye toward both our current and future resident’s needs.

Upcoming Community

Carmichael Commons

Carmichael, CA

Carmichael Commons is a proposed new senior housing community located on approximately 16 acres at the corner of Winding Way and Hackberry. The community includes 198 Independent Living 55+ Apartments, 20 Independent Living Villas, 7 Independent Living Micro-Homes, 93 Assisted Living Apartments, and 50 Memory Care Beds.​ This community is designed to enhance the surrounding area and provide inter-generational opportunities for living well and learning with the adjacent school. Central to the project is the Community Village Square which is open to the public with a restaurant, cafe, fitness center, indoor pool, and other wellness amenities. We invite you to explore the images and FAQ’s below for further information.

Frequently Asked Questions

Select a category and question to learn more:

Project Information

What is Carmichael Commons?

Carmichael Commons is a proposed new senior housing community located on approximately 16 acres at the corner of Winding Way and Hackberry.

How many housing units will be available for seniors?

The community includes 224 of Independent Living 55+ apartments, 20 Independent Living Villas, 7 Independent Living Micro-Homes, 93 Assisted living apartments, and 50 Memory Care Beds.

Who is Generations LLC?

Generations LLC is a 75 year old privately owned Senior Housing Developer and Operator based in Portland, Oregon with communities in California, Oregon, Washington and Utah. Please visit www.generationsllc.com for more information.

Has this project been approved by the county?

No, the project is currently under review by the county for compliance with local zoning ordinances and both state and federal environmental impact regulations

When do you expect to start construction?

Project review by the county, environmental reports and approvals are expected to take 12-18 months. Typically, grading and building permits are finalized within 6 months. This would put a tentative construction start date about 2 years away in the Spring of 2021.

How long will construction last?

Our communities typically take 24-30 months to build with some units becoming available sooner as parts of the project are completed.

How can I make sure to receive up-to-date information on the status of the project?

Notifications regarding public hearings and project updates at your community meetings will be sent out by mail to those living within 500 feet of the project site. If you would like to be sure to receive notifications, or think you might live outside the notification area, please email us at: CarmichaelCommons@generationsllc.com to be added to our contact list.

Who can I contact if I have questions or concerns?

Sacramento County Planning Dept at: MejiaM@saccounty.net

Generations LLC at: CarmichaelCommons@generationsllc.com

Why are so many units being proposed?

The senior housing model we operate is based on decades of experience providing a quality of life experience to those looking for an safe, close knit, wellness based community in their later years. The amenities offered at our communities require that there be enough residents to support the expense of those operations. In an effort to mitigate the density of this proposed project we have positioned the buildings toward the center of the site and not along the property lines. We have also minimized the height of the buildings closest to the existing single family homes to 1 or 2 stories. The project increases in height has it gets closer to Winding Way and allows for the majority of the more independent residents to live nearest the main activity core of the community.

Traffic/Roads/Parking

What impact will this project have on my daily commute?

As the vast majority of our residents don’t commute to jobs their daily trips will occur during off-peak hours. Shift changes in staff are anticipated to occur also during off-peak commute times

What is the developer doing to address the impact to traffic in the neighborhood?

The impact on traffic from a Senior community is unique due to the nature of a Residential Care Facility and both the activity level of our residents and the shift changes of the employees. None of the assisted living residents will have their own cars and while many of our independent residents will want to bring their vehicles, most do not use them daily due to the level of activity programming and amenities we provide onsite.

Every community is unique, but our goal is to minimize our impact to our neighbors. The traffic impact is addressed both through design and operations.

  • Design
    • Site plan has been designed to include 3 access options, including direct access to Winding Way.
    • The drive aisle with the least traffic impact is located across from Carmichael Estates
    • The main drive aisle is across from the farm and not the single family homes
    • There is a drive aisle provided on Winding way for Independent Living resident access which will be the part of our community with the most vehicular use
    • Developer is providing more parking spaces than is required by the county to be able to accommodate all employee and resident parking onsite.
  • Operations
    • This community anticipates offering amenities similar to our other communities
    • Concierge Service to assist with accessing offsite services reducing trips
    • Community Bus for excursions of larger groups
    • Community Use Vehicle for those not needing a vehicle everyday
    • Employee RideShare/Public Transit use incentives
    • Shift changes curing non-peak traffic times
Where will all the residents and staff park?

Developer is providing more parking spaces than is required by the county to be able to accommodate all employee and resident parking onsite. The county requires 299 spaces based on the project type and number of units. Developer is providing 342 spaces with more than 100 of these spaces being covered parking.

What improvements are being made to the streets?
  • The intersection of Winding Way and Hackberry Lane will be revised to include:
    • Improved accessible curb ramps and crosswalk striping on three corners
    • Updated traffic signaling
  • Winding Way will be improved as follows:
    • Road will be widened by 10′ to comply with county standards
    • Sidewalk from the entrance of Sacramento Adventist Academy to the corner will be completed
    • Street Trees will be added per county regulations
    • A new bus stop turnout near the intersection will be added
  • Hackberry Lane will be improved as follows:
    • The existing road is considered a half street improvement, therefore the road will be widened by 20-30 feet to comply with county standards as a full street improvement along the west side from Kiva Dr to Winding Way.
    • New sidewalk will be constructed from the existing sidewalk near the corner of Kiva Dr south to Winding Way
    • Street Trees will be added per county regulations
    • Additional right turn lane from Hackberry to Winding Way
Will Hackberry Lane be widened?

Yes, Hackberry Lane will be widened across the entire frontage of the site,  The new road width will be similar in width as the lot at the SW corner of Hackberry and Kiva, including an deceleration/turn pocket at the intersection of Winding Way.  We will also construct a 5’ wide separated sidewalk along the entire frontage.

Will Winding Way be widened?

Yes, Winding Way will be widened across the entire frontage of the site,  It will be a four lane road including an acceleration pocket at the intersection of Hackberry Lane.  We will also construct a 5’ wide separated sidewalk along the entire frontage.

Will Hackberry Lane be extended over the creek?

The project does not currently propose to extend Hackberry over the creek, only widen it from Kiva to Winding Way. The county has not asked for any additional improvements to Hackberry Lane at this stage of our application.

Noise

What additional noises should I expect from this development?

Noise concerns about our communities stem primarily from the construction phase, but there are also concerns about noise during the course of normal operations from delivery trucks to emergency response vehicles. Typically, however, senior communities are quiet in comparison to a non-age restricted multifamily development and other project types.

What is being done to mitigate the noise during construction?

Sacramento County will require that construction hours be limited to between 6am and 8pm weekdays and 7am and 8pm on the weekends. Construction on the weekends will be limited and due to the relationship with the Northern California Conference of Seventh-day Adventists and Sacramento Adventist Academy, there will be no construction work on Saturdays (the day Seventh-day Adventists view as the Sabbath).

With this many seniors in one location, will there be ambulances every day?

While caring for our senior residents is our highest priority, we also recognize the concern about the frequency of visits by emergency vehicles. None of our other communities of similar size and scale have daily visits from emergency vehicles. Most 911 calls from senior communities are non-life threatening and when the emergency vehicles arrive with personnel to assist they typically do not activate their sirens.

Will there be other service vehicles coming and going late at night?

No, most deliveries and all non-emergency services occur throughout the day during normal business hours.

Jobs

How many jobs will be created at Carmichael Commons?

A community the size of Carmichael Commons typically will have around 150-180 employees with about 125 full time.

What types of jobs will be available?

In California working with seniors is looked at as a privilege and a responsibility just like working with children or the disabled. This means there are strict requirements, background checks, and extensive training to be able to work the residents. We anticipate  that approximately 50% of the jobs will be direct care, service, activities and will earn between $15 – $20 hour .level. The remaining jobs are more skilled and leadership positions with highe wage scales We take great pride in having the opportunity to offer many individuals their first job and providing career paths to better their lives.. At other Generations community’s the majority of the staff come from the local neighborhood and we offer incentives for those who walk or bike to work.

Stormwater/Drainage

Will this development increase the potential for flooding in my neighborhood?

No, any project, including this one, built in Sacramento County, must comply with stringent storm water treatment and retention guidelines to eliminate the risk of downstream impact. This involves an in depth drainage analysis of the existing condition both on and off site. The drainage system will be engineered and then reviewed and approved by the Sacramento County drainage department.

What will happen with all that stormwater that was previously absorbed by the open space?

Onsite stormwater will be directed via swales, drains and pipes to a large detention basin on the North side of the project. The size of this basin is calculated based on a 100 year storm event and is designed to control and limit downstream water flow to be equal to, or better than the existing condition. In addition, the water will be treated for contaminants from parking and sidewalk areas prior to entering the public storm water system.

What assurances do I have that the stormwater systems will be maintained properly?

The county will require the developer to implement a drainage maintenance program to ensure that the system operates properly all year round.

Utilities

Will there be enough water pressure to support this project?

Based on initial research, yes.  We will have to conduct a detailed engineering analysis to confirm the adequacy of the water system when we draw up the engineering plans.

How will the existing Utility structures be able to handle this project? Ie: sewer, electrical, gas, etc?

The county will require studies to determine the existing capacity of each utility and the developer will be required to design system upgrades and improvements as needed to ensure service is not diminished to any existing residents.

Community/Amenities

What amenities do you offer that would be available to the community at large?

Use of the restaurant, café, vitality center, indoor pool, community board room and theater are all anticipated to be made available for use by the community. Though our residential areas are secure, we have an open part of our community that we call our Village Square and welcome the public, especially our close neighbors, to take advantage of the amenities available.

Trees

What is happening to the existing trees onsite?

Most of the trees onsite are being removed as part of this development. While there are several large heritage size trees, the vast majority are smaller trees grouped in clusters toward the North end of the site. Some do not qualify as a protected species or size. A few are also already in poor condition. To mitigate the removal of these trees the developer will be planting hundreds of trees in a variety of native species as part of a replacement effort onsite and the county also requires a mitigation fee for every inch of trunk diameter removed. Based on our tree study, we expect to pay a mitigation fee of between $1.2 – 1.6 million.

Will any Heritage Oaks be preserved?

We have selected four of the heritage oaks onsite to be protected and preserved and incorporated into the site. During construction these trees will undergo monitoring and be blocked off from construction access. In addition, the site work surrounding the trees will follow the county standards and recommendations of an arborist to ensure the long term survival of these community assets.

Performing Arts

What size is the Performing Arts building?

While still being designed, it is anticipated that the Performing Arts building will seat approximately 400 and be between 15,000 – 20,000 sq ft.

What will the Performing Arts building be used for?

The Performing Arts building will be used to show films for our residents, banquets, and school functions such as musical performances and assemblies.

Where will visitors to the Performing Arts building park?

A new parking area will be constructed to the West of the main entrance of Sacramento Adventist Academy to accommodate additional visitor parking for events.

Economics

Will the project be exempt from paying Property Taxes?

No, this project will not be exempt from paying Property Taxes

What impact will this project have on the local economy?

This project will provide jobs and additional revenue from property and sales taxes. Additionally, we find that the majority of our new residents come from within 5 miles of our projects and we expect that to be similar at Carmichael Commons. This will allow additional seniors from the area to remain here or seniors might move here to be closer to family. This added group of residents will help support local businesses and services.

Sacramento Adventist Academy

Is the school contributing funds to the Carmichael Commons development?

No. The school’s contribution consists of use of its unused land.

What is the school's relationship with this project?

The school would provide use of the land for the project. It would be a joint-venture through the owner of the land, the Northern California Conference of Seventh-day Adventists, which is a non-profit religious organization operated by the Seventh-day Adventist Church of North America.

 

Why has the school decided to let this land be developed?

The land is largely unused. As a private school founded in the 1950s, the school receives no government aid and is funded by tuition and voluntary church support. The project will help ensure the long term viability of the school and also help with tuition assistance. The project would beautify the campus and provide student employment and inter-generational service opportunities. Generations communities promote the Seventh-day Adventist lifestyle and worldwide mission which is consistent with the mission of the school. The school believes a Generations community would be a good neighbor.

Why is the school willing to forgo its open space?

The school community, parents, students, board of directors, legal team and administration carefully vetted this project for two years, holding numerous meetings to obtain valuable input. The school concluded it would receive greater benefits for long term viability from using its limited resources through the project as opposed to the status quo. The project’s renderings are designed to create sufficient space between the project and the school.

Is the school selling the land?

No. The school will retain the land and lease it long-term.

Has the school considered alternatives for the land besides a senior housing community?

Yes. The school considered selling the land, but rejected that idea. The school was approached by a developer to build apartment buildings on the vacant land but also rejected that proposal. Other ideas considered but not viable included: student housing for American River College, a golf course/driving range, a solar farm, recreational vehicle storage, and an equestrian park.

Where can I find additional information about the school and their activities?
Who do I contact at the school if I have concerns?

You may contact principal Matthew Jakobsons at (916) 481-2300 or mjakobsons@sacaa.org

Reach Us Online

Please contact us online with any questions and/or to receive the latest updates on Carmichael Commons!