Planning Commission
Regular MeetingPlacerville, CA · May 5, 2026
Minutes
PLACERVILLE PLANNING COMMISSION
Regular Meeting
Tuesday, April 7, 2026
6:00 PM
Town Hall
549 Main Street, Placerville, CA 95667
Planning Commission Members
Kris Kiehne, Chair
Amy Lepper, Vice Chair
Alyssa Stratton
Catherine Silvester
Kirk Smith
MINUTES
1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE TO THE FLAG
2. ROLL CALL: Present: Chair Kiehne, Vice Chair Lepper, Commissioner Silvester, and Commissioner Stratton
3. CLOSED SESSION REPORT: NONE
4. DISCUSSION/ACTION ITEMS
4.1. Motion for the Planning Commission to Adjourn the Meeting Sine-Die and Appoint the Director of
Development Services as the Temporary Chairperson - Recommendation to adjourn the meeting Sine-Die
and to appoint the Director of Development Services as Temporary Chairperson. Chair Kiehne will give the
gavel to the Director of Development Services. At this time, the Director of Development Services will call
the meeting to order and request nominations from the Council for the election of the Chair. Any Planning
Commissioner may make or second nomination. A roll-call vote will be taken. Following a majority vote by
the Planning Commission, The Director of Development Services will pass the gavel to the newly elected
Chair. Once seated, the Chair will call for nominations for Vice Chair. The Chair term\s of office will be for
one year.
Director of Development Services, Carole Kendrick was passed the gavel by Chair Kiehne. Ms. Kendrick
called the meeting to order, and requested nominations from the Council for the election of Chair
Commissioner Lepper made a motion for Kris Kiehne for Chair seconded by Commissioner Stratton. The
motion was passed by voice vote:
Ayes: 4 Chair Kiehne, Commissioner Lepper, Commissioner Stratton, Commissioner
Noes: 0
Absent: 1 Silvester Commissioner Smith
4.2. The Chair Calls for Nominations for Vice-Chair – The newly elected Chair will call for a motion and a
second to nominate candidate(s) within the Planning Commission for the position of Vice-Chair. The Vice-
Chair will serve a one-year term. A roll call vote will be taken and following a majority vote for the election
of Vice-Chair, the regular order of business will resume.
Planning Commission Minutes
April 7, 2026
Page 1 of 3
Carole Kendrick, Director of Development Services passed the gavel back to Chair Kiehne who then took
nominations for Vice-Chair of the Planning Commission
Commissioner Silvester nominated Commissioner Lepper which was seconded by Commissioner Stratton.
Chair Kiehne called a voice vote:
Ayes: 4 Chair Kiehne, Vice-Chair Lepper, Commissioner Stratton, Commissioner Silvester
Noes: 0
Absent: 1 Commissioner Smith
5. CONSENT CALENDAR
All matters listed under the Consent Calendar are considered routine and will be enacted by general consent, unless
any Commissioner requests a roll call vote, or unless any member of the Commission or Staff or audience wishes
to remove an item for discussion.
5.1. Approve the Minutes of the Regular Planning Commission Meeting of March 3, 2026
The Minutes from March 3, 2026, were pulled by Commissioner Stratton
6. ITEMS PULLED FROM CONSENT CALENDAR (if applicable)
Commissioner Stratton asked if the election held at the previous meeting need to be addressed in the minutes.
Ms. Kendrick indicated that a note will be added to see the April 7, 2026, minutes.
7. ITEMS OF INTEREST TO THE PUBLIC/PUBLIC COMMENT– NON-AGENDA ITEMS - NONE
This portion of the meeting is reserved for people wishing to address the Commission on any matter not on the
agenda and the subject matter is within the jurisdiction of the Planning Commission. State law prohibits the
Commission from acting on items not listed on the agenda except by special action of the Planning Commission
under specified circumstances.
8. WRITTEN COMMUNICATIONS – NON-AGENDA ITEMS - NONE
Written comments received on non-agenda items pertaining to business within the jurisdiction of the Planning
Commission. These are not items for discussion but can be referred to staff for consideration.
9. PRESENTATIONS AND EDUCATIONAL WORKSHOP SESSIONS: NONE
10. ENVIRONMENTAL ASSESSMENTS / PUBLIC HEARINGS - NONE
11. CONTINUED ITEMS:
11.1. Site Plan Review (SPR) 83-05-R – Taco Bell
Item 11.1 Attachment A Development Plan
Item 11.1 Attachment B SPR 85-03-R Draft COAs
Item 11.1 Attachment C March 3, 2026, PC Staff Report
Item 11.1 was presented by the Director of Development Services, Carole Kendrick.
Public Comment: Phillip Moss, Architect for project
Planning Commission Minutes
April 7, 2026
Page 2 of 3
A motion was made by Vice-Chair Lepper and seconded by Commissioner Silvester to adopt the Staff Report
and Taco Bell’s Queue Management Program and approved with the revised Conditions, SPR 83-05-R request
for the remodeling of the restaurant at 1240 Broadway in Placerville.
12. NEW BUSINESS: NONE
13. MATTERS FROM COMMISSIONERS AND STAFF
13.1. Staff Reports:
This item is for staff to update those in attendance of the status of upcoming meetings; recent actions taken
by City Council on items previously considered by the Commission; the status or completion of City and
community projects; of community-wide activities and events (e.g. National Night Out, Wagon Train, etc.).
13.2. Planning Commission Matters:
For Commission Members this time is for updating other Members of sub-committee work (when
applicable); of updating other Members of topics and issues learned at land use and planning conferences,
workshops, webinars; general comments regarding planning and land use within Placerville, or other items
which may be within the purview of the Planning Commission.
13.2.1 Historic Design Guidelines
Discussion was had amongst the Commissioners for item 13.2.1
ADJOURNMENT
The Planning Commission normally ends its meetings by 10:00 pm. Items remaining on the agenda after 10:00
PM will be continued to the next Planning Commission Meeting. The Commission meets regularly on the first and
third Tuesday of each month at Town Hall in the City Council Chambers; additional meetings may be scheduled
as needed.
The meeting was called to adjourn by Chair Kiehne at 6:39 p.m.
Planning Commission Minutes
April 7, 2026
Page 3 of 3
Agenda
PLACERVILLE PLANNING COMMISSION
Regular Meeting
Tuesday, May 5, 2026
6:00 PM
Town Hall
549 Main Street, Placerville, CA 95667
Planning Commission Members
Kris Kiehne, Chair
Amy Lepper, Vice Chair
Alyssa Stratton
Catherine Silvester
Kirk Smith
AGENDA
1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE TO THE FLAG
2. ROLL CALL: Chair Kiehne, Vice Chair Lepper, Commissioner Silvester, Commissioner Smith, and
Commissioner Stratton
3. CLOSED SESSION REPORT: None
4. CONSENT CALENDAR
All matters listed under the Consent Calendar are considered routine and will be enacted by general consent,
unless any Commissioner requests a roll call vote, or unless any member of the Commission or Staff or audience
wishes to remove an item for discussion.
4.1. Approve the Minutes of the Regular Planning Commission Meeting of April 7, 2026
5. ITEMS PULLED FROM CONSENT CALENDAR (if applicable)
6. ITEMS OF INTEREST TO THE PUBLIC/PUBLIC COMMENT– NON-AGENDA ITEMS
This portion of the meeting is reserved for people wishing to address the Commission on any matter not on the
agenda and the subject matter is within the jurisdiction of the Planning Commission. State law prohibits the
Commission from acting on items not listed on the agenda except by special action of the Planning Commission
under specified circumstances.
7. WRITTEN COMMUNICATIONS – NON-AGENDA ITEMS
Written comments received on non-agenda items pertaining to business within the jurisdiction of the Planning
Commission. These are not items for discussion but can be referred to staff for consideration.
None
Planning Commission Agenda
May 5, 2026
Page 1 of 4
8. PRESENTATIONS AND EDUCATIONAL WORKSHOP SESSIONS: None.
9. ENVIRONMENTAL ASSESSMENTS / PUBLIC HEARINGS
9.1. General Plan Amendment GPA 26-02 and Zone Change ZC 26-02 to Apply the Housing Opportunity
(HO) Overlay to 7444 and 7460 Green Valley Road (APNs 325-160-008 and 323-120-030); and
Recommendation to Adopt a Mitigated Negative Declaration (MND).
9.1.1 Attachment A: Draft Resolution
9.1.2 Attachment B: Ex & Prop GPA & ZC
9.1.3 Attachment C: ISMND
9.1.4 Attachment D: NOI to Adopt MND
9.1.5 Attachment E: Housing Element Program A-3
9.1.6 Attachment F: HCD HE Cert Letter
9.1.7 Attachment G: HCD-LOI-120325
9.1.8 Attachment H: DS Response to 12.3.23 HCD LOI
9.1.9 Attachment I: Kraus Letter
9.1.10 Attachment J: DTSC Letter
9.2. Conditional Use Permit CUP26-01, Variances VAR 26-01 and 26-02 Sequoia Mansion at 643 Bee Street
(APNs 001 111 034, 032, and 027); Categorically Exemption from environmental review pursuant to
CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption) and Section 15301 (Existing
Facilities).
9.2.1 Attachment A: Public Comment: Cecchettini 4.27.26
9.2.2 Attachment B: Public Comment: Musker 4.29.26
9.3. Zoning Ordinance ZOA 26-02 amending Title 10 (Zoning) Chapter 3 (Administration), Chapter 4
(General Regulations), Chapter 7 (Subdivision Regulations) and Chapter 8 (Parcel Maps) of the
Placerville City Code to modify entitlement sections and add new sections to Chapter 3 for General
Plan Amendments and Zone Changes; and exempt from the California Environmental Quality Act
(CEQA) pursuant to California Code of Regulations, Title 14, Chapter 3, Section 15060(c)(2) and (3).
9.3.1 Attachment A: Ordinance No. XX
9.3.2 Attachment B: PC Resolution Draft
9.3.3 Attachment C: Redline Comparison
9.4. Historic Design Review HDR26-01 2896 Clay Street Consideration of a Historic Design Review
application within the Single-Family Residential / Historic District Zone for modifications to an existing
single-family residence
9.4.1 Attachment A: Draft Conditions of Approval
9.4.2 Attachment B: Development Study
9.4.3 Attachment C: Zoning Map
9.4.4 Attachment D: General Plan Land Use Map
9.4.5 Attachment E: Bedford Ave - Clay St Historic District
9.4.6 Attachment F: Aerial Photograph
Planning Commission Agenda
May 5, 2026
Page 2 of 4
10. CONTINUED ITEMS: None
11. NEW BUSINESS: None
12. MATTERS FROM COMMISSIONERS AND STAFF
12.1. Staff Reports:
This item is for staff to update those in attendance of the status of upcoming meetings; recent actions taken
by City Council on items previously considered by the Commission; the status or completion of City and
community projects; of community-wide activities and events (e.g. National Night Out, Wagon Train, etc.).
12.2. Planning Commission Matters:
For Commission Members this time is for updating other Members of sub-committee work (when
applicable); of updating other Members of topics and issues learned at land use and planning conferences,
workshops, webinars; general comments regarding planning and land use within Placerville, or other items
which may be within the purview of the Planning Commission.
Planning Commission Agenda
May 5, 2026
Page 3 of 4
13. ADJOURNMENT
The Planning Commission normally ends its meetings by 10:00 pm. Items remaining on the agenda after 10:00
PM will be continued until the next Planning Commission Meeting. The Commission meets regularly on the first
and third Tuesday of each month at Town Hall in the City Council Chambers; additional meetings may be
scheduled as needed.
GOVERNING REGULATIONS AND RULES: The Commission conducts all meetings in accordance with the "Ralph
M. Brown Act" (California Government Code Sections 54950, et seq.), per the City's Committee, Commissions & Board
Policy Manual (City Council Resolution No. 7578), and the Planning Commission Bylaws.
MEETING ACCESS: The City of Placerville wishes to make all of its public meetings accessible to the public. Upon
request, this agenda will be made available in appropriate alternative formats to persons with disabilities, as required by 42
U.S.C. §12132 of the Americans with Disabilities Act of 1990. Any person with a disability who requires a modification or
accommodation in order to participate in a meeting should direct such request to the City Clerk (530) 642-5531 at least 72
hours before the meeting, if possible.
CELL PHONES: The Planning Commission appreciates your cooperation in turning off all cell phones.
AVAILABLE INFORMATION: Materials related to items on this Agenda are available for public review in the Develop-
ment Services Department at City Hall, 3101 Center Street, 2nd floor, during normal business hours. Agendas and Staff
Reports are also made available online at the Planning Commission Agenda webpage.
OPPORTUNITY TO APPEAL: Any aggrieved person or persons dissatisfied with a Planning Commission decision may
appeal that decision to the City Council within 10 calendar days per Government Code Section 65009. Appeals can be made
by any interested party by submittal of a written appeal request and appeal fee to the Placerville City Clerk, 3101 Center
Street, Placerville, California, 95667.
PUBLIC COMMENT: Speakers shall step up to the podium microphone to address the Commission and are limited to a
presentation of three (3) minutes, unless otherwise determined by the Chair. Groups or organizations are encouraged to
select a spokesperson to speak on their behalf.
WRITTEN COMMENT: You may submit your comments by e-mail to pv.planning@gmail.com, or in-person at the
Development Services Department, City Hall – 2nd Floor, 3101 Center Street, Placerville, CA 95667. Interested parties are
encouraged to provide written materials at least seven (7) days prior to the public hearing to allow distribution with the
Planning Commission’s agenda and provide adequate time for review by the Planning Commission. Written comments
received after the Tuesday prior to the public hearing will be provided to the members of the Planning Commission and will
be placed on the back table for public review as part of the full agenda packet.
CERTIFICATION OF AGENDA POSTING
I, declare that the foregoing Agenda for the May 5, 2026 Regular Meeting of the Placerville Planning Commission was
posted and available for review on April 30, 2026 at the City Hall of the City of Placerville, 3101 Center Street, Placerville
CA 95667, and Town Hall located at 549 Main Street, Placerville CA 95667. The agenda is also available on the City
website at www.cityofplacerville.org
Attest:
Deana Watkins-Howey
Development Technician
Planning Commission Agenda
May 5, 2026
Page 4 of 4
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