Planning Commission — Thursday, February 13, 2025

On December 12, 2024, this item was brought before the Planning Commission, having been continued from the initial hearing date of October 10, 2024. During the hearing, public comments were introduced into the administrative record, which provided new information relevant to a potential violation of Chapter 30, Lake County Grading Ordinance. A continuation of the project was scheduled to a date and time certain of February 13, 2025, at 9:05 a.m. to allow staff to address public concerns specific to grading without a permit which is further discussed within the Points of Interest section below. The applicant, 17870 Little High Valley, LLC/Mark MCDonald is requesting discretionary approval from the County of Lake for a Major Use Permit (UP 21-07) Little High Valley for a proposed outdoor commercial cannabis cultivation operation located at 17870 Little High Valley Road, Lower Lake (APN: 012-061-03). The Project Parcel is located in a rural area of southwestern Lake County approximately 2.5 miles southeast of the community of Lower Lake and is accessed via deeded easements on Little High Valley Road to Spruce Grove Road, a county-maintained road. The operation would include two (2) A - Type 3 "Medium Outdoor" commercial cannabis cultivation license consisting of 87,120 sf of canopy area one within 90,620 sf cultivation area, and one (1) Type 13 "Self-Distribution: Transport Only" license, and a 3,500-sf building (50'x70'x14') for processing, drying, and storage of cannabis. The subject parcel is zoned "RL" Rural Lands, is approximately 78.38 acres in size. Historical uses of the site include agricultural operations and cattle grazing.

Staff recommends the Planning Commission take the following actions: A. Adopt Initial Study and Mitigated Negative Declaration (IS 21-07) for Major Use Permit (UP 21-07) with the following findings: 1. Potential environmental impacts related to Aesthetics can be mitigated to less than significant levels by mitigation measure AES-1. 2. Potential environmental impacts related to Air Quality can be mitigated to less than significant levels by mitigation measures AQ-1 through AQ-6. 3. Potential environmental impacts related to Biological Resources can be mitigated to less than significant levels by mitigation measures BIO-1 through BIO-5. 4. Potential environmental impacts related to Cultural Resources can be mitigated to less than significant levels by mitigation measures CUL-1 and CUL-2. 5. Potential environmental impacts related to Hazards and Hazardous Materials can be mitigated to less than significant levels by mitigation measures HAZ-1 through HAZ-8. 6. Potential environmental impacts related to Hydrology and Water Quality can be mitigated to less than significant levels by mitigation measures HYD-1 and HYD-2. 7. Potential environmental impacts related to noise can be mitigated to less than significant levels by mitigation measures NOI-1 and NOI-2.

The applicant, Morgan Valley Wind Farm, LLC, is proposing Major Use Permit (UP 24-14) to amend Major Use Permit (UP 22-06), to allow for a 6-year extension to continue collecting wind data from four 197' tall 'temporary' Meteorological (MET) on two parcels (APNs 012-014-02 and 012-014-08). With exception of two of the MET towers, all construction proposed in Major Use Permit UP 22-06 was completed in 2023. Confirmation was received from the Applicant on November 21, 2024, that the other two MET towers will not be constructed. The original use permit was approved by the Planning Commission on August 25, 2022, and a Notice of Exemption was filed on June 23, 2022 (Categorical Exemption [CE 22-12]). Construction of the MET towers was completed in 2023. Per the conditions of approval for Major Use Permit UP 22-06, the permit expired on August 25, 2024. The applicant timely filed an application in accordance with Section 60.33 of the Lake County Zoning Code, requesting an amendment Major Use Permit to extend the total life of the permit by six years (2024-2030). No modification to the approved plans or permit are otherwise requested.

Staff recommends that the Planning Commission approve the project with the following findings: A. Approve of Major Use Permit UP 24-14 with the following findings: 1. That the establishment, maintenance, or operation of the use applied for will not under the circumstances of the particular case, be detrimental to the health, safety, morals, comfort and general welfare of the persons residing or working in the neighborhood of such proposed use or be detrimental to property and improvements in the neighborhood or the general welfare of the County. 2. That the site for the project is adequate in size, shape, location, and physical characteristics to accommodate the type of use and level of development proposed. 3. That the streets, highways and pedestrian facilities are reasonably adequate to safely accommodate the specific proposed use. 4. That there are adequate public or private services, including but not limited to fire protection, water supply, sewage disposal, and police protection to serve the project. 5. That the project is in conformance with the applicable provisions and policies of this Code, the General Plan and any approved zoning or land use plan. 6. That no violation of Chapters 5, 17, 21, 23 or 26 of the Lake County Code currently exists on the property.

The Lake County Public Services Department proposes a remodel/ expansion of the National Guard Armory to the Lake County Sheriff Administration Facility at 1431 Hoyt Avenue in Lakeport. The project is funded by the Community Project Funding secured by Representative Mike Thompson. The project aims to enhance public safety by converting the underutilized military facility into a community-oriented center with office space, a law enforcement training center, and public assistance services. The remodel/ expansion involves upgrading the 20,323 square foot building with a 578-square-foot expansion, totaling 20,901 square feet. Planned improvements include a new second floor, elevator access, seismic and fire safety upgrades, Americans with Disabilities Act (ADA)- infrastructure, and expanded parking with 166 spaces, including 8 ADA-compliant spots and 4 EV charging stations. Pursuant to the California Environmental Quality Act (CEQA), the project qualifies for a categorical exemption under the California Code of Regulations, Title 14, Division 6, Chapter 3, Article 19, Section 15301 "Existing Facilities", Class 1 (e)(1), as the additions to the existing facility do not exceed 2,500 square feet. The project aligns with the Lake County General Plan and Zoning Ordinance, with no significant environmental impacts expected. Staff requests the Lake County Planning Commission assess the project's conformity with the General Plan, required under Government Code Section 65402, before proceeding with permits and construction, which aims to enhance public safety infrastructure and improve law enforcement services for the community.

Staff recommends the Planning Commission find that the remodel/ expansion of the National Guard Armory to Sheriff Administration Facility, located at 1431 Hoyt Ave., Lakeport, is in conformance with the County of Lake General Plan pursuant to California Government Code Section 65402, and is exempt from CEQA under the California Code of Regulations Title 14, Division 6, Chapter 3, Article 19, Section 15301 "Existing Facilities", Class 1 (e)(1).