Planning and Building  
Department  
County of El Dorado  
2850 Fairlane Court  
Placerville CA 95667  
www.edcgov.us  
Minutes - Draft  
phone:530-621-5355  
fax:530-642-0508  
Planning Commission  
Bob Williams, Chair, District 2  
Patrick J. Frega, First Vice-Chair, District 5  
Jeff Hansen, Second Vice- Chair, District 3  
David Spaur, District 1  
Tim Costello, District 4  
Rhiannon Guilford, Clerk of the Planning Commission  
Karen L. Garner, Executive Secretary  
Wednesday, September 10, 2025  
9:00 AM  
https://edcgov-us.zoom.us/j/87181974856  
PUBLIC PARTICIPATION INSTRUCTIONS: The Planning Commission meeting room will be  
open to the public. The meeting will continue to be live-streamed via Zoom.  
Although the County strives to offer remote participation, be advised that remote Zoom  
participation is provided for convenience only. In the event of a technological malfunction, the only  
assurance of live comments being received by the Commission is to attend in person. Except for  
a noticed teleconference meeting, the Planning Commission reserves the right to conduct the  
meeting without remote access if there is a malfunction.  
Members of the public may address the Commission in-person or via Zoom to make a public  
comment. Seating is limited and available on a first-come, first-served basis. The public should  
call into 530-621-7603 or 530-621-7610. The Meeting ID is 871 8197 4856. Please note you will  
not be able to join the live-stream until the posted meeting start time. To observe the live stream  
of the Planning Commission meeting go to: https://edcgov-us.zoom.us/j/87181974856  
If you are joining the meeting via Zoom and wish to make a comment on an item, press the "raise  
a hand" button. If you are joining the meeting by phone, press *9 to indicate a desire to make a  
comment. Speakers will be limited to 3 minutes.  
By participating in this meeting, you acknowledge that you are being recorded. If you choose not  
to observe the Planning Commission meeting but wish to make a comment on a specific agenda  
item, please submit your comments to the Clerk of the Planning Commission at  
planning@edcgov.us. Planning Services cannot guarantee that any public comment received the  
day of the Commission meeting will be delivered to the Commission prior to any action.  
The Clerk and Planning staff is here to assist you, please call 530-621-5355 if you need any  
assistance with the instructions to access the meeting.  
Planning Commission video recordings, agendas, staff reports, supplemental materials and  
meeting minutes are available on the internet at: http://eldorado.legistar.com/Calendar.aspx  
The County of El Dorado is committed to ensuring that persons with disabilities are provided the  
resources to participate in its public meetings. If you require accommodation, please contact the  
Clerk of the Planning Commission at 530-621-5355 or via e-mail, planning@edcgov.us,  
preferably no less than 24 hours in advance of the meeting.  
The Planning Commission is concerned that written information submitted to the Planning  
Commission the day of the Commission meeting may not receive the attention it deserves. The  
Clerk of the Planning Commission cannot guarantee that any FAX, email, or mail received the  
day of the meeting will be delivered to the Commission prior to action on the subject matter.  
For purposes of the Brown Act, Section 54954.2(a), the numbered items on this agenda give a  
brief description of each item to be discussed. Recommendations of the staff, as shown, do not  
prevent the Commission from taking other action.  
Materials related to an item on this agenda submitted to the Planning Commission after  
distribution of the agenda packet are available for inspection during normal business hours in  
Planning Services located at 2850 Fairlane Court, Placerville, CA. Such documents are also  
available on the Commission’s Meeting Agenda webpage subject to staff’s ability to post the  
documents before the meeting.  
PROTOCOLS FOR PUBLIC COMMENT:  
Public comment will be received at designated periods as called by the Commission Chair.  
Except with the consent of the Commission, individuals shall be allowed to speak to an item only  
once.  
Matters not on the agenda may be addressed by the general public during Public Forum/Public  
Comment. Comments during Public Forum/Public Comment are limited to three minutes per  
person. The Commission reserves the right to waive said rules by a majority vote. Public  
Forum/Public Comment is for comment only. No action will be taken on these items unless they  
are scheduled on a future agenda.  
Public testimony will be received on each agenda item as it is called. Individuals will have three  
minutes to address the Commission. At the discretion of the Commission, time to speak on an  
item may be extended or shortened for all speakers.  
Upon completion of public comment on an agenda item, the matter shall be returned to the  
Commission for deliberation. Members of the public shall not be entitled to participate in that  
deliberation, or be present at the podium during such deliberation, except at the invitation of the  
Commission for a point of clarification or question by the Commission.  
Individual Commission members may ask clarifying questions but will not engage in substantive  
dialogue with persons providing input to the Commission.  
If a person providing input to the Commission creates a disruption by refusing to follow  
Commission guidelines, the Chair of the Commission may take the following actions:  
Step 1. Request the person adhere to the Commission guidelines. If the person refuses, the  
Chair may ask the Clerk to turn off the speaker’s microphone.  
Step 2. If the disruption continues, the Chair may order a recess of the Commission meeting.  
Step 3. If the disruption continues, the Chair may order the removal of the person from the  
Commission meeting.  
9:00 A.M.  
CALL TO ORDER / ROLL CALL  
Chair Williams called the meeting to order at 9:00 A.M.  
5 -  
Present:  
Commissioner Frega, Commissioner Spaur, Commissioner Williams, Commissioner  
Hansen and Costello  
PLEDGE OF ALLEGIANCE TO THE FLAG  
ADOPTION OF AGENDA AND APPROVAL OF THE CONSENT CALENDAR  
All items on the Consent Calendar are to be approved by one motion unless a  
Commission member requests an item be removed from the Consent Calendar for  
discussion and a separate Commission action.  
Public Comment: S. Taylor  
A motion was made by Commissioner Frega, seconded by Commissioner  
Hansen, to Adopt the Agenda and Approve the Consent Calendar with no  
changes.  
5 -  
Yes:  
Commissioner Frega, Commissioner Spaur, Commissioner Williams, Commissioner  
Hansen and Costello  
CONSENT CALENDAR  
25-1484  
1.  
Clerk of the Planning Commission recommending the Commission  
approve the MINUTES of the regular meeting of August 14, 2025.  
This item was approved on the Consent Calendar.  
END OF CONSENT CALENDAR  
PUBLIC FORUM / PUBLIC COMMENT  
Public Comment: D. Getz  
Public Forum/Public Comment will be heard after the consent calendar. If there are a large  
number of public participants, the public comment portion may be continued and conclude in a  
later portion of the meeting.  
AGENDA ITEMS  
Hearing to consider Town & Country Village El Dorado General Plan  
Amendment (GPA22-0003), Specific Plan Revision (SP-R21-0002), Rezone  
(Z21-0013), Planned Development Permit (PD21-0005), Tentative Subdivision  
Map (TM22-0005), Conditional Use Permit (CUP23-0008) request for  
1) A General Plan Amendment (GPA) to modify the existing Community  
Region Boundary;  
25-1503  
2.  
2) A Revision to the Bass Lake Hills Specific Plan (BLHSP) (SP-R) to  
establish:  
a. Three (3) new land use designations, including Commercial (C),  
Multi-Family Residential (MFR), and Open Space (OS);  
b. A Revision to the BLHSP Public Facilities Financing Plan (PFFP);  
and  
3) A Rezone (Z) from Residential Estate-10 acres (RE-10) to:  
a. Community Commercial (CC), Multi-Unit Residential (RM), and  
Open Space (OS); and  
b. Add Planned Development (-PD) overlay to the requested rezoned  
areas;  
4) A Planned Development Permit (PD) to:  
a. Establish -PD overlay over the Project Development Area and the  
Program Study Area to comply with BLHSP implementation  
requirements and to approve the conceptual site plan and building  
elevations; and  
b. Allow the maximum building height to be increased from 50 feet to  
64 feet for the two (2) proposed hotels and event center/museum  
within the Project Development Area;  
5) A Tentative Subdivision Map (TM) to subdivide the project consisting of three  
(3) existing parcels into 16 lots: Parcels 1 and 2 would be designated for  
residential development; Parcels 3 through 5 would remain open space;  
Parcels 12 through 14 would be developed with commercial uses; the  
remaining parcels are within the Program Study Area and are not proposed for  
development at this time; and  
6) A Conditional Use Permit (CUP) for authorizing 56 residential units to be  
used as lodging facilities in the proposed RM zone.  
The property, identified by Assessor’s Parcel Numbers 119-080-021,  
119-080-025, and 119-080-027, consisting of 57.01 acres, is located to the  
north of U.S. Highway 50 (US 50), east of Bass Lake Road, in the El Dorado  
Hills area. Submitted by Josh Pane.  
Staff recommends the Planning Commission forward a recommendation to  
the Board of Supervisors to take the following actions:  
1) Certify the Final EIR (SCH#: 2023070297) and adopt the CEQA Findings of  
Fact, Statement of Overriding Considerations, and the Mitigation Monitoring  
and Reporting Program;  
2) Adopt the General Plan Amendment (GPA22-0003);  
3) Adopt the Revision to the BLHSP and the Revision to the BLHSP Public  
Facilities Financing Plan (SP-R21-0002); and  
4) Approve the Rezone (Z21-0013), Planned Development Permit  
(PD21-0005), Tentative Subdivision Map (TM22-0005), and Conditional Use  
Permit (CUP23-0008) based on the Findings and subject to the Conditions of  
Approval as presented herein.  
(Supervisorial District 1)  
Public Comment: L. Campbell; S. Ferry; P. Evenhuis; J. Albano; No Name Given; D.  
Muller; K. Mars; R. LaFrom; K. Payne; L. Hernandez; M. Mehrshahi; S. Taylor; L. Boeger;  
L. Brent-Bumb; T. Madsen; K. Staley; K. Lishman; E. Rodriguez; J. Davey  
Chair Williams opened the hearing. Commissioner Spaur disclosed that he met  
with applicant team; Commissioner Frega disclosed that he met with the project  
proponents and visited the project site; Commissioner Costello disclosed that he  
met with the applicant's staff on site and with the Department of Transportation  
(DOT); Chair Williams disclosed having met with the applicant many times over  
the past six (6) years; and Commissioner Hansen disclosed that he met with  
DOT.  
Upon hearing from staff and the public, Chair Williams closed the hearing.  
A motion was made by Commissioner Frega, seconded by Commissioner Spaur,  
to recommend that the Board of Supervisors certify the Final EIR (SCH#:  
2023070297) and adopt the CEQA Findings of Fact,  
Statement of Overriding Considerations, and the Mitigation Monitoring and  
Reporting  
Program, consistent with staff’s Recommendation #1.  
4 - Commissioner Frega, Commissioner Spaur, Commissioner Hansen and Costello  
1 - Commissioner Williams  
Yes:  
Noes:  
A motion was made by Commissioner Spaur, seconded by Commissioner  
Hansen, to recommend that the Board of Supervisors adopt the General Plan  
Amendment (GPA22-0003), consistent with staff’s Recommendation #2.  
3 - Commissioner Frega, Commissioner Spaur and Commissioner Hansen  
2 - Commissioner Williams and Costello  
Yes:  
Noes:  
A motion was made by Commissioner Hansen, seconded by Commissioner  
Spaur, to recommend that the Board of Supervisors Adopt the Revision to the  
BLHSP and the Revision to the BLHSP Public Facilities Financing Plan (PFFP)  
(SP-R21-0002) including finding that revisions to the Capital Improvement Plan  
(CIP) within the BLHSP PFFP are consistent with the General Plan, consistent  
with staff’s Recommendation #3.  
3 - Commissioner Frega, Commissioner Spaur and Commissioner Hansen  
2 - Commissioner Williams and Costello  
Yes:  
Noes:  
A motion was made by Commissioner Spaur, seconded by Commissioner  
Hansen, to recommend that the Board of Supervisors approve the Rezone  
(Z21-0013), Planned Development Permit (PD21-0005), Tentative  
Subdivision Map (TM22-0005), and Conditional Use Permit (CUP23-0008) based  
on the Findings and subject to the Conditions of Approval, consistent with staff’s  
Recommendation #4, with the additional conditions that: (1) the project not  
exceed the 814 residential dwelling units identified in the Proposed Land Use  
Summary in the Staff Report; and (2) the hotel be connected to El Dorado  
Irrigation District (EID) sewer and water service rather than septic.  
3 - Commissioner Frega, Commissioner Spaur and Commissioner Hansen  
2 - Commissioner Williams and Costello  
Yes:  
Noes:  
25-1610  
Consideration of Cancellation of the September 11, 2025, Regular  
Planning Commission Meeting.  
A motion was made by Commissioner Spaur, seconded by Commissioner  
Hansen, to cancel the September 11, 2025 Planning Commission Meeting.  
5 -  
Yes:  
Commissioner Frega, Commissioner Spaur, Commissioner Williams, Commissioner  
Hansen and Costello  
ADJOURNMENT  
Chair Williams adjourned the meeting at 3:59 P.M.  
All persons interested are invited to participate remotely (following instructions listed under  
the Public Participation Instructions in this agenda) and be heard or to write their comments to  
the Planning Commission. If you challenge the application in court, you may be limited to  
raising only those items you or someone else raised at the public hearing described in this  
notice, or in written correspondence delivered to the Commission at, or prior to, the public  
hearing. Any written correspondence should be directed to Planning Services; 2850 Fairlane  
Court; Placerville, CA 95667.