Commission approves correction removing 30% slope restriction on Winchester Lot 296 after on‑site survey; unpermitted grading previously halted

The Placer County Planning Commission approved a map correction to Winchester Phase 6 Lot 296 that removes a previously mapped 30 percent slope (an unbuildable designation) after the applicant submitted a licensed on‑the‑ground topographic survey showing slopes between about 21.11% and 25.9%.

Assistant planner Joe Plumley told commissioners the 1999 aerial-derived slope mapping used on the subdivision final map can misidentify steep areas where dense tree or brush cover affected the aerial elevation model. The applicant provided a stamped topo map dated December 17, 2024, that satisfied the subdivision note requiring an on‑site survey to revise a 30% slope designation.

Staff also documented that unpermitted grading and retaining-wall work occurred on Lot 296 before a grading permit was issued; county code enforcement issued a stop‑work order and the applicant complied. Staff recommended approval because the survey evidence met the map-note standards and the grading had been halted; returning the lot to a pre‑graded condition was judged infeasible.

Why it matters: The map correction removes a restriction that would have prevented building on the lot. County staff relied on the subdivision note that permits correction when an on‑site licensed survey demonstrates an aerial-derived slope designation was inaccurate. The county cited the CEQA “common-sense” exemption (Guidelines §15061(b)(3)) for the map change.

Key points and timeline

- Existing map and detection: Winchester Phase 6 final map included a cross‑hatched 30% slope area that covered multiple lots; the underlying aerial imagery was taken in 1999 and the mapping interpolated steep areas that later proved inaccurate in some places.

- Applicant survey and submission: On December 17, 2024, the applicant provided a licensed topographic survey showing the slope in the disputed area ranged from about 21.11% to 25.9%. Placer County Engineering and Surveying (ESD) accepted those findings.

- Unpermitted work and enforcement: Staff observed extensive grading on the parcel during a January 13, 2025 site visit and documented grading and retaining‑wall construction within the mapped 30% area. County code enforcement issued a stop‑work order; the Winchester Community Association filed a formal complaint. The applicant complied with the order and performed erosion control measures.

- Commission action: Staff recommended, and the Planning Commission approved, a map modification to remove the 30% slope designation and directed the county surveyor to record a certificate of correction. The commission’s decision may be appealed to the Board of Supervisors within 10 days; appeal fee $752.

Public comment and association concerns

A Winchester Community Association representative had notified the owner and filed a complaint after seeing unpermitted work. A resident spoke at the hearing saying approval could set a precedent but staff and the applicant explained the subdivision’s note explicitly allows corrections based on an on‑site licensed survey and that other lots may have similar mapping anomalies from older aerial data.

Vote and follow-up

The commission approved the staff recommendation by roll-call vote (Alves: yes; Johnson: yes; Watts: yes; Beckler: yes; Renting: yes; Jewell: yes; Dahlgren: yes). Staff will direct the county surveyor to record the certificate of correction and continue to coordinate code‑enforcement follow-up on the prior unpermitted grading.