Planning Commission

REGULAR MEETING MINUTES PLACERVILLE PLANNING COMMISSION TUESDAY, January 4, 2022, 6:00 P.M. TOWN HALL, 549 MAIN STREET, PLACERVILLE, CALIFORNIA CLOSED SESSION: None Scheduled 6:00 P.M. OPEN SESSION 1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE TO THE FLAG: Chair Lepper called the meeting to order at 6:00 p.m. and the Pledge of Allegiance to the Flag was recited. 2. ROLL CALL: Frenn; Vice Chair Gotberg; Kiehne; Chair Lepper; List Members Present: Frenn; Vice Chair Gotberg; Kiehne; Chair Lepper; List Members Absent: None Staff Present: City Manager Morris; City Engineer Neves; Development Services Director Rivas; I.T. Director Tanger 3. CLOSED SESSION REPORT None scheduled 4. ADOPTION OF AGENDA Motion: In a single motion Commissioner Kiehne, second by Vice Chair Gotberg, moved to approve the Agenda and Consent Calendar. Motion carried 5-0 vote. 5. CONSENT CALENDAR 5.1 Approve the Minutes of the Regular Planning Commission Meeting of December 21, 2021 Motion: In a single motion Commissioner Kiehne, second by Vice Chair Gotberg, moved to approve the Agenda and Consent Calendar. Motion carried 5-0 vote. 6. ITEMS PULLED FROM CONSENT CALENDAR No items were pulled from the Consent Calendar. 7. ITEMS OF INTEREST TO THE PUBLIC (PUBLIC COMMENT) - ITEMS NOT ON THE AGENDA None received 8. WRITTEN COMMUNICATIONS – ITEMS NOT ON THE AGENDA None received Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 1 of 17 9. PRESENTATION AND EDUCATIONAL WORKSHOP SESSIONS None 10. ENVIRONMENTAL ASSESSMENTS/PUBLIC HEARINGS None 11. CONTINUED ITEMS 11.1 3001 Jacquier Road – Site Plan Review 21-03, Variance 21-01 & Variance 21-02, and Environmental Assessment 21-01 (Continued from December 21, 2022): Consideration of a Site Plan Review and Variance requests by Apple Hill Hospitality LLC, Applicant, and Brett Miller – Eat.Drink.Sleep, Developer. • Site Plan Review for a 106 room hotel including: meeting facilities, guest dining, parking, landscaping and miscellaneous roadway improvements; • Variance request to allow an average building height of 46 feet 7 inches in lieu of 40 feet in a Highway Commercial Zone; and • Parking variance to allow a total of 44% compact parking stalls in lieu of 20%. The subject site is 3.01 acres generally located north of the intersection of Highway 50 and Point View Drive between Cardinal Drive and Smith Flat Road. Assessor’s Parcel Nos. 048- 290-042 (hotel) and -044 (parking); and 2821 Jacquier Road, Assessor’s Parcel No. 048-210- 038, a 13.71 acre site to contain a 6.6 acre storm water detention basin. Director Rivas presented the staff report dated December 21, 2021, the staff report dated January 4, 2022, and the Addendum to the staff report’s dated December 21, 2021 and January 4, 2022. Applicant Steve Smith and Brett Miller provided a project presentation and addressed the Commission. Written comments received from Maggie and Paul Bush, Madrona Vinyards; and Sue Taylor (email); and were distributed at the meeting. Public Speakers: Jody Franklin; Laurel Brent-Bumb; Barry Batchelor; Kara Sather; Leonard Grado; John Clerici; John Conforti; Janet Kelly; Russ Reyes. Motion by Kiehne seconded by List to make the findings and conditionally approve SPR 21-03, VAR 21-01 and VAR 21-02; as recommended in the staff report dated December 21, 2021, the staff report dated January 4, 2022, and the Addendum to the staff report’s dated December 21, 2021 and January 4, 2022; with the following modifications: (1) adding Condition 59 directing staff to forward the project to the Airport Land Use Commission determination; (2) adding Condition 60 requiring a reciprocal parking covenant; and (3) adding Condition A.1.v directing the applicant to consult with staff to reconfigure parking to meet the intent of City’s parking regulations, and bring back to the Planning Commissions the revised site plan for review and approval . Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 2 of 17  1. Make the following General Plan consistency Findings: A. This request is consistent with the Highway Commercial General Plan Land Use Designation that is designed to provide for the highway-oriented uses such as fast- food restaurants, gas stations, hotels and other uses that are convenient for the traveling public, in that a hotel is a highway-oriented use that would cater to travelers along Highway 50. B. The project provides for the development of Highway Commercial facilities concentrated in well-defined and well-designated areas and the project differentiates highway and travel-oriented uses from those in the downtown business district and other commercial areas. C. This request is consistent with General Plan Land Use Element Goal C that states, “To protect and provide for the expansion of Placerville’s commercial services sector to meet the needs of both Placerville area residents and visitors”; and Policy 9 that states, “The City’s planning for commercial areas shall be guided by the following principals: a) Contribute to the City’s objective to become a balanced community; b) Have a positive economic impact on the community; c) Provide for adequate parking and vehicular access; and, d) Be designed and landscaped in a manner sensitive to Placerville’s character”, in that the project has been designed in a foothill theme, has adequate parking and vehicle access, and will have a positive impact on the community through sales and transient occupancy taxes. D. This request is consistent with Goal A of the Transportation Element that states, “To provide a circulation system that is correlated and adequate to support existing and proposed land uses, thereby providing for the efficient movement of goods and services within and through Placerville.” E. This project is consistent with General Plan Transportation Element Goal ‘E’ that states: “To provide a safe and secure bicycle route system,” in that the project provides a bicycle route; and Policy 3, which states, “The City shall limit on-street bicycle routes to those streets where the available roadway width and traffic volumes permit safe coexistence of bicycle and motor vehicle traffic”; and Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 3 of 17  Policy 5, which states, “The City shall promote the development of bicycle routes in major development areas and along railroad rights-of-way.” F. This project is consistent with the General Plan Transportation Element Goal ‘F’ that states, “To promote convenient and safe pedestrian circulation”; and Policy 3, which states, “In approving development projects, the City shall continue to require the construction of sidewalks connecting major pedestrian destinations, such as schools, hospitals, and government centers,” inasmuch as this project accommodates pedestrian circulation both on- and off-site and provides a connection to the El Dorado Trail. G. The proposed Jacquier Road extension meets the intent of the General Plan’s “Master Street Plan,” in that the road’s location and alignment is consistent with the Plan. 2. Make the following findings in accordance with CEQA Section 15162 that the use of the previously prepared Negative Declaration for the Gateway Hotel and Gas Station Project Addendum dated May 11, 2004 used for the Hampton Inn and Suites Project approved January 17, 2017 is appropriate based on the following findings as supported by evidence in the record: (1) No substantial changes are proposed in the project with respect to the previously approved Holiday Inn Express project and the Hampton Inn and Suites project, which will require major revisions of the previous negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. (2) No substantial changes would occur with respect to the circumstances under which the project is undertaken, which will require major revisions of the previous negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. (3) No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous negative declaration was adopted, shows any of the following: (A) The project will not have one or more significant effects not discussed in the previous negative declaration. (B) No significant effects previously examined will be substantially more severe than shown in the previous MND. Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 4 of 17  (C) No identified mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative. (D) No mitigation measures or alternatives, which are considerably different from those analyzed in the previous MND would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. 3. Make the following findings for Site Plan Review 21-03: A. The project design is consistent, as conditional, with the objectives and criteria set forth in the Site Plan Review Ordinance and supporting Development Guide in that the building design meets the intent of providing ‘Foothill/Mountain’ architectural features and is consistent with development features including signage, landscaping and lighting. 4. Make the following findings for Variance 21-01 (building height): A. The project is designated on the General Plan Land Use Map as Highway Commercial. B. The Project is zoned HWC (Highway Commercial Zone) and AO (Airport Overlay). C. Due to existing site constraints of topography there are unique physical characteristics specific to the project site, therefore, the granting of the variance allowing for an average building height of 46 feet 7 inches and a maximum of 53 feet in lieu of 40 feet maximum height does not constitute a special privilege not enjoyed by others in the vicinity or in the same zone as the project. 5. Make the following findings for Variance 21-02 (compact parking spaces): A. The project is designated on the General Plan Land Use Map as Highway Commercial. B. The Project is zoned HWC (Highway Commercial Zone) and AO (Airport Overlay). C. Due to existing site constraints of topography there are unique physical characteristics specific to the project site, therefore, the granting of the variance allowing for 37% parking spaces to be compact in lieu of a maximum of 20% does Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 5 of 17  not constitute a special privilege not enjoyed by others in the vicinity or in the same zone as the project. 6. Approve SPR 21-03, VAR 21-01 and VAR 21-02 subject to the Conditions of Approval provided as follows: A. Development Services Department Conditions of Approval: 1. Submit revised plans to staff for review and approval by the Planning Commission to include: i. The “Site Details” plan shall show the method of physical materials and landscape screening for all exterior mechanical equipment, and indicate location and method of screening of proposed propane tank(s). ii. The “Site Details” plan shall be modified to comply with AB 1383 requiring a dedicated food waste collection bin. The proposed trash enclosures shall be subject to the review of El Dorado Disposal. iii. The Landscape Plan shall be modified as directed by staff, subject to final approval by the Planning Commission and parking lot tree plantings to provide 50% shading at 15 years. iv. Applicant shall submit a Landscape Maintenance Agreement in accordance with Code to staff for recordation prior to issuance of a Certificate of Occupancy. v. Applicant shall consult with staff and submit a revised site plan showing all proposed parking stalls meeting the intent of the City’s parking regulations subject to final approval of the Planning Commission. 2. Submit revised plans to staff subject to the review and approval of the Planning Commission to include: i. A revised sign plan meeting the sign regulations per City Code Section 10-4-17 and the Chapter XIII of the Placerville Development Guide. ii. An exterior lighting plan meeting the exterior lighting regulations per City Code Section 10-4-16 and Chapter XI of the Placerville Development Guide. 3. Submit three complete construction copies of the proposed building projects. The building should be designed to meet all the 2019 California Building, Plumbing, Mechanical, and Fire Codes. The existing site will need to be reviewed by the project soils engineer in conjunction with the project engineer. 4. The existing foundation will need to be removed or reviewed by project engineer if it is to be used, whole or partial. A demolition permit will be Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 6 of 17  required if removed to include a waste management program for the disposal of the concrete and structural steel. 5. This Site Development project shall comply with all applicable City Ordinances and City standard street cross-section details available at the office of the City Engineer. All remaining Development Services and Engineering Department improvements, except for sewer and water, will be designed in accordance with the County of El Dorado Design and Improvement Standards Manual, as revised May 18, 1990; the County of El Dorado Drainage Manual, dated March 14, 1995; and the 2010 State of California Department of Transportation (Caltrans) Standard Plans and Standard Specifications. Sewer service will be provided by the City and shall be designed and constructed in accordance with El Dorado Irrigation District (EID) Design and Construction Standards, dated July 1999, except when otherwise directed by the City Engineer. Water distribution is within the EID service area and shall comply with EID standards and conditions of approval as follows: i. An updated Facilities Improvement Letter (FIL) is required including a current Fire Flow Letter from the Fire District. ii. Layouts of waterlines are conceptual until improvement plans are approved by EID. Review by EID to be done concurrently with the City and the Fire District. Locations of fire hydrants and FDC are subject to the Fire District review and approval. iii. Applicant shall open an EID Development Services project subject to fees. Applicant shall provide direct submittals to EID. iv. Applicant shall adhere to the comments submitted for this project dated November 29, 2021. 6. The Applicant shall reimburse the City for associated project costs incurred by the City for any outside consultants, City staff time, and other expenses for special design needs above and beyond normal items covered by the City’s fee schedule. 7. Appropriate land rights shall be obtained from the affected property owners as necessary to allow any required grading and/or facilities to be installed outside the site plan boundaries. A copy of the written authorization(s) shall be included with the final improvement plan submittal. Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 7 of 17  8. An encroachment permit shall be obtained from the City Engineering Division prior to beginning any work on this development within a public right-of-way or easement. 9. All Capital and Impact Fees are to be calculated and paid at time of Building Permit issuance. i. The Traffic Impact Mitigation Fee (TIM) will be based on the minor commercial rate at the time the plan check submittal is deemed complete, less credits for previous payments for this development. ii. Sewer connection fees will be calculated using a rate of 0.6 EDU per room for the hotel. City records indicate that $82,750 was paid previously in Sewer Connection Fees. iii. Water connection fees will be calculated by and paid directly to EID iv. The School District and Fire District shall be consulted for submittal review processes and any fees related to their services. 10. Applicant is required to submit for review and pay appropriate fees as required by EID. Water system work must be approved by EID prior to the start of construction. 11. The required water system, including all fire hydrants, shall be installed and accepted by EID and the El Dorado County Fire Protection District prior to any combustible building material being placed on site. 12. Improvements shall comply with Fire District requirements, including locations and spacing of fire hydrants, building sprinkler requirements, fire flows, and traffic and emergency circulation. 13. Compliance with EID project conditions is required. 14. City records indicate that the water system has been installed and is connected to the EID system in Jacquier Road west of approximately Sta. 20+50. There is no indication on plans or city records showing water line work east of that point as required on the original design plans. All work required by EID that requires trenching into existing pavement will require a full pavement overlay and new striping in any areas where a final lift of new pavement was constructed by the City Point View Drive construction project will require a full Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 8 of 17  width 2” grind and 2” pavement overlay and new thermoplastic striping. The limits requiring a full width 2” grind and 2” pavement overlay is anticipated to be between Smith Flat Road (west) and Smith Flat Road (east). 15. A meter award letter or similar document from EID shall be provided by the applicant prior to receiving a building permit. 16. A grease interceptor system is required for the sewer system leaving all kitchen or food prep areas; location, type, and installation shall meet City and EID standards or as directed by the City Engineer and Building Official. Review of the grease interceptor shall be at plan check. 17. Portions of the planned sewer main from its connection to the 10” line in Smith Flat Road (west) upstream to its planned termination at Sta. 17+09 were installed as part of this developments original design and construction. A CCTV survey of this line and an air test are required before this main will be accepted into the City collection system. Any portions of the line that do not pass inspection or have not been completed must be constructed to City standards. The City will accept the sewer main into the City maintained system after this work is completed to the satisfaction of the City Engineer. 18. Perform a CCTV survey of the two sewer laterals previously constructed to serve the hotel and the gas station. These are private laterals, but must be constructed (or proven to have been constructed) to City standards prior to being utilized. 19. Provide sewer backwater valve installation per EID standards or protect with other method as approved by the City Engineer. 20. The City’s sewer master plan study completed in 2006 identifies potential capacity concerns located downstream between Wiltse Road and the Spanish Ravine-Main Street intersection. The City completed the sewer improvements for 500 feet of the 2,000 foot section of pipeline as part of the Blairs Lane Bridge project in 2016, leaving 1,500 feet remaining. The City is planning to construct sewer capacity improvements from 1244 Broadway to Mosquito Road-Main Street as part of an upcoming City project. The applicant shall enter into an agreement with the City where this project’s sewer connection fees would be considered their fair share of those capacity improvements that allow for construction of the remaining 1,500 feet of sewer. Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 9 of 17  21. Prior to final design of storm drainage systems for the project, a copy of the prior approved project Drainage Report shall be submitted to the City Engineer for review. The plans and prior approved Drainage Report shall match in content and intent to include all aspects of drainage as discussed herein. The approved Drainage Report will serve as a design guide for the projects drainage system(s) and reflected in the improvement plans. 22. Drainage facilities shall be designed and included in the final improvement plan submittal. Drainage and detention facilities shall be designed and constructed to keep post-development flows leaving the site at or below pre- development levels, including increased drainage from public roadway construction. Drainage calculations will be required to show that these conditions are being met. Changes to historical and existing drainage patterns will not be allowed without specific City approval. All areas of concentrated drainage flow shall be contained in a pipeline or improved channel to a City- approved discharge point. Plans for the original development, as well as application materials and correspondence with the Army Corps of Engineers indicate the original developer’s intent to develop an off-site drainage retention system that would meet the requirement of keeping post- development flows in Hangtown Creek at or below pre-development levels. City records and development plans do not indicate that plans for this system were ever fully calculated or developed. This development’s drainage calculations and plan shall account for drainage from the adjacent “gas station/country market” parcel as proposed in the original development plan and environmental document for these parcels. 23. Construction of the detention pond to be located off-site on Assessor’s Parcel Number 048-210-038 is subject to permitting through the County of El Dorado and subject to review and approval by the City Engineer. Said pond shall be permitted, constructed, and functional prior to issuance of the building permit. An easement or other legal obligation shall be recorded to retain the required volume of storm water detention in said pond in perpetuity and shall be provided to the City subject to review and approval by the City attorney and prior to the Certificate of Occupancy. 24. The Smith Flat Point View project was permitted by the Corps of Engineers at the project location on September 14, 2007. No further review or action by the Corps is required if the project stays within the limits of the original permit (SPK-2002-00319) as articulated in the December 13, 2021 comment letter from the Corps of Engineers, Sacramento District. Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 10 of 17  25. All parking lot and street drainage inlets shall be marked medallions or marker stating “Do not Dump – Flows to Creek” as approved by the City Engineer. 26. Interceptor ditches are required at the top of all slopes and retaining walls or as directed by the City Engineer. Water collected by this ditch shall be taken to a drainage system. 27. Drainage swales or concentrated lot drainage is not allowed to sheet flow across sidewalks. 28. Storm drain pipes shall be RCP, HDPE, or other materials as approved by the City Engineer. 29. The storm drain system designed in Jacquier Road appears by visual inspection to have been completed to the extent necessary to handle existing site and roadway drainage. Plans, city records, and visual inspection indicate that storm drainage systems shown on the off-site plans have been constructed in the existing full pavement areas west and east of the proposed development (everywhere except between Sta. 12 + 20 and Sta. 21 + 50). As status of the on-site drainage systems is unknown, the applicant shall fully investigate and substantiate the location and quality of the existing on site systems prior to submittal of improvement plans to the City. 30. All existing on-site and off-site storm drain systems constructed as part of the original project construction and planned to remain in use shall be inspected by CCTV survey to verify acceptability. Any problems identified shall be corrected to the satisfaction of the City Engineer. 31. As a required compliance measure to the City’s MS4 permit (§E.12), this development is required to implement the use of Low Impact Design Standards. A list of potential measures is provided in the latest update of the City’s Development Guide. 32. Electric, telephone, and cable TV shall be placed underground within the project boundary and where connections are made to existing overhead facilities. 33. City records and visual inspection suggest much of the dry utility systems mainline components are in place, and that PG&E power may be available at Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 11 of 17  the large utility box near Sta. 17+00. Utility companies must be contacted to confirm what additional design work needs to be completed prior to submittal of the final improvement plans to the City. A utility composite plan shall identify the utility work necessary to service this development and development of the adjacent parcel. 34. JACQUIER ROAD: Design and Construct Jacquier Road between Sta. 12 + 13 and Sta. 21 + 50 (approximate) to provide curbs and gutters, 4.5 foot sidewalk along project frontage, 4 foot HMA bike lanes in each direction, and an 11 foot travel lane in each direction. 35. From Sta. 21 + 50 (approx.) to Smith Flat Road (east) complete the roadway improvements on the south side including curb, gutter, sidewalk, and roadway widening to provide similar 11 foot through lanes, and bike lanes in both directions. A portion of this roadway construction area is under El Dorado County jurisdiction and requires plan submittal and review along with inspection. Similar plans from the previous project were reviewed and approved by El Dorado County DOT. 36. Roadway Improvements west of Sta. 12 + 13 and east of Sta. 24 (approx.) are considered by the City to be complete, and have been approved by Caltrans and El Dorado County. 37. The final structural section of Jacquier Road roadway shall be 4”HMA/13” AB (existing roadway structural section between Sta. 12 + 75 and Sta. 21 + 50 was constructed at 2”/13”, with the original developer planning to add the final 2” HMA lift at the end of construction). This project shall complete the 2” HMA overlay or enter into an agreement with the City to contribute an equivalent amount of the construction costs of the 2” HMA overlay should the City desire to make additional improvements. 38. Between approximately Sta. 19 and Sta. 21 + 50 the south side of the existing structural section is failing and repair will be required. Provide geotechnical engineer review of this failed area with recommendations for repair for review and approval by the City Engineer prior to proceeding with any roadway work in this area. As per prior approvals, the development will be required to fulfill their commitment of a 2” HMA overlay or provide their share of repair equivalent to a 2” HMA overlay. Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 12 of 17  39. Some Keystone Retaining wall blocks are missing from the top of the Keystone Wall on the north/west side of Jacquier Road. This wall is part of the construction for this development and as such must be maintained throughout construction. The wall is required to be certified by a registered structural engineer that it was constructed in accordance with their plans and requirements and meets with their approval, otherwise an analysis of the existing structure shall be included in the required geotechnical report as discussed under “Grading” below. 40. A fall protection structure designed by a structural engineer is required at the top of the wall to protect vehicles and from going over the top of the wall. A structure has been designed previously, and revising to a different design must take the wall design and its tiebacks into consideration. The final design of the vehicle and/or bicyclist barrier will need to be reviewed and approved by the City Engineer. 41. Sidewalks shall be 5’ separated sidewalk to the greatest extent possible. Where the sidewalk must be adjacent to street curb and gutter due to site constraints the sidewalk width may be a minimum width of 4.5’. Sidewalks shall provide a continuous walkway between the existing sidewalk on the south side at Point View Drive, down to the Smith Flat Road (east) intersection. 42. Parking, accessible stalls, and Fire District turnaround shall comply with City of Placerville Standard Plans and must have Fire District approval. 43. Install a street light matching nearest adjacent public street lights at the Point View Drive/Jacquier Road intersection on Point View Drive where an existing grey conduit is seen sticking out of the ground. This conduit reportedly runs from a PG&E service box to this location. The intent of this light location is to light the Cardinal Drive/Point View Drive intersection area, which had lighting prior to earlier phases of this development project. 44. Install street lights at the Smith Flat Road (east) intersection as shown on the existing plans and as required by the County. 45. Provide signing and striping plans and install signing and striping for the project as required by the City Engineer. All off-site striping shall be thermoplastic. The applicant will be responsible for all costs. Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 13 of 17  46. BUS STOP: A bus stop shall be provided in accordance with EDCTA standards and requirements. A pullout will not be required. Contact the EDCTA for determination of location and type of shelter required. 47. A parcel map shall be filed to document final parcel boundaries that were created with previous lot line adjustments, records of survey, grant deeds, offers of dedication, and possibly other recorded documents that affect property line locations. Most, if not all, of the details of this required parcel map were contained in a draft Parcel Map submitted to the City dated August, 2007 by Carlton Engineering, and also submitted to El Dorado County Surveyor for plan checking, but final plan checking and filing of the map was not completed. Subsequently, offers of dedication were made and accepted by the City in 2010 as evidenced by City Offers of Dedication numbers 465 through 468 in City Engineering Files. 48. All grading shall conform to the City Grading Ordinance and to all other relevant laws, rules, and regulations governing grading in the City of Placerville. Mass grading has been completed. Prior to commencing any grading, which includes 50 or more cubic yards, the applicant shall obtain a grading permit from the Engineering Department. 49. All retaining walls shall be reviewed and approved by the City prior to construction, including material types, colors, and surface finishes. 50. Submit final geotechnical report for this development with recommendations for the construction of building pads, retaining walls, sub-drains and roadways. 51. The improvement plans shall include an erosion and sediment control plan, which incorporates standard erosion control practices and best management practices, subject to the approval of the City Engineer. The plan shall be prepared by a Registered Civil Engineer or Certified Professional Hydrologist in accordance with the High Sierra Resource Conservation and Development Council Guidelines for Erosion and Sediment Control, and shall be included in an agreement with the construction contractor prior to the issuance of a grading permit. The following measures shall be included: i. Any mass grading shall be restricted to dry weather periods between April 1 and October 31. ii. If other grading activity is to be undertaken in wet-weather months, permanent erosion and sediment controls shall be in place by October Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 14 of 17  15, and construction shall be limited to areas as approved by the City Engineer. A winterization plan must be submitted by September 15 and implemented by October 15. iii. In the event construction activity including clearing, grading, disturbances to the ground, such as stockpiling, or excavation result in soil disturbances of at least one acre of total land area, the applicant shall obtain and provide a Notice of Intent (NOI) from the Regional Water Quality Control Board (RWQCB). iv. Should a NOI be required, Storm Water Pollution Prevention Plan (SWPPP) shall be provided prior to issuing a construction permit in accordance with requirements set forth by the RWQCB. v. Project less than one acre are exempt from obtaining a NOI unless construction activity is expected to create soil disturbances that could cause significant water quality impairment. vi. The internet site for information and application on the NOI can be found at http://www.waterboards.ca.gov/stormwtr/docs/finalconstpermit.pdf vii. Sedimentation basins, traps, or similar BMP controls shall be installed prior to the start of grading. viii. Mulching, hydro seeding, or other suitable revegetation measures shall be implemented. Planting shall also occur on areas of cut and fill to reduce erosion and stabilize exposed areas of later construction phases. All disturbed areas with a slope greater than 5% shall receive erosion control. ix. Excavated materials shall not be deposited or stored where the materials could be washed away by storm water runoff. 52. The improvement plans shall include a dust control plan, which takes all necessary measures to control dust. This plan shall be implemented by the Developer during grading as required by the City and the El Dorado County Air Quality Management District (AQMD). A permit from AQMD shall be submitted to the Development Services Department prior to approval of the improvement plans. Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 15 of 17  53. Graded slopes shall be limited to a maximum steepness ratio of 2:1 (horizontal to vertical) unless otherwise approved by the geotechnical engineer. 54. Obtain proper permits prior to demolition or grading of any hazardous materials, underground storage tanks, mines, tunnels, shafts, septic systems, water wells, graves, or other existing underground utilities or unforeseen features. Requirement to obtain additional permits shall be clearly stated on the grading plans. 55. The proposed grading plan shows an import of fill material. Prior to obtaining a grading permit the applicant shall have obtained approval for the import location (borrow site) from the City Engineer. An Environmental Assessment shall be submitted to the Planning Division for approval and shall include the borrow site information. 56. City restrictions related to noise and work hours shall be clearly stated on the Cover Sheet for the final improvement and/or grading plans. 57. Existing trees to be protected and the protection measures to be installed or observed during site grading and trenching operations shall be clearly delineated on the final improvement plans. 58. The project is subject to the Mitigation Measures and the Mitigation Monitoring Plan contained in the previously adopted environmental document known as the “Gateway Hotel and Gas Station Project Addendum to the Mitigated Negative Declaration – City of Placerville,” dated May 11, 2004. 59. The Zoning Variance Request Application (VAR 21-01) to allow for increased height shall be referred to the El Dorado County Airport Land Use Commission for Land Use Action Review for determination of consistency with the 2012 Placerville ALUCP. The applicant shall record an avigation and noise easement prior to occupancy. 60. A reciprocal parking covenant for use of the parking lot area on the adjoining parcel, Assessor’s Parcel No. 048-290-042, shall be recorded prior to occupancy. B. Comply with El Dorado Irrigation District’s Conditions of Approval as stated in the attached letter dated November 29, 2021(Attachment 5) C. Comply with El Dorado County Air Quality Management District’s Conditions of Approval as stated in the attached letter dated December 2, 2021(Attachment 5) Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 16 of 17  D. Comply with the Corps of Engineer’s Conditions of Approval as stated in the attached letter dated December 13, 2021 E. Comply with the El Dorado County Environmental Management Department Conditions of Approval as stated in the attached letter dated December 13, 2021 (Attachment 5) Action: Motion approved 5-0 on roll call vote: Ayes: Frenn, Vice Chair Gotberg, Kiehne, Chair Lepper, List Nays: None NEW BUSINESS None MATTERS FROM COMMISSIONERS AND STAFF Director Rivas requested the email addresses of each Commissioner to update staff’s contact information. ADJOURNMENT Chair Lepper adjourned the meeting at 8:58 p.m. _________________________________ Pierre Rivas, Director Development Services Department Planning Commission Regular Meeting Minutes of January 4, 2022 Approved March 1, 2022 Page 17 of 17