Planning Commission — Thursday, December 11, 2025

The applicant, Rancho Lake, LLC, is proposing a Major Use Permit PL-25-13 (UP 21-15), and Mitigated Negative Declaration (IS 21-16), for cultivation of 19.6 acres outdoor commercial cannabis canopy within a 34-acre cultivation area and a Type 13 Distribution, Self Transport only license located at 19955, 19986, 20110, and 22222 Grange Road, Middletown (APNs 014-290-08; 014-300-02, 014-300-03, & 014-300-04). The proposed cultivation would occur on APN 014-290-08 while additional parcels will be used for clustering.

Staff recommends the Planning Commission take the following actions: A. Adopt Mitigated Negative Declaration (IS 21-16) for Major Use Permit PL-25-13 (UP 21-15) with the following findings: 1. Potential environmental impacts related to Aesthetics can be mitigated to less than significant levels with the inclusion of mitigation measures AES-1 through AES-2. 2. Potential environmental impacts related to Air Quality can be mitigated to less than significant levels with the inclusion of mitigation measures AQ-1 through AQ-6. 3. Potential environmental impacts related to Biological Resources can be mitigated to less than significant levels with the inclusion of mitigation measures BIO-1 through BIO-5. 4. Potential environmental impacts related to Cultural Resources can be mitigated to less than significant levels with the inclusion of mitigation measures CUL-1 through CUL-2. 5. Potential environmental impacts related to Hazards and Hazardous Materials can be mitigated to less than significant levels with the inclusion of mitigation measures HAZ-1 through HAZ-8. 6. Potential environmental impacts related to Hydrology can be mitigated to less than significant levels with the inclusion of mitigation measures BIO-1 through BIO-3, HAZ-1 through HAZ-8, and HYD-1 through HYD-2. 7. Potential environmental impacts related to Noise can be mitigated to less than significant levels with the inclusion of mitigation measures NOI-1 through NOI-2. 8. Potential environmental impacts related to Tribal Cultural Resources can be mitigated to less than significant levels with the inclusion of mitigation measures CUL-1 through CUL-2, and TCR-1. 9. Potential environmental impacts related to Utilities can be mitigated to less than significant levels with the inclusion of mitigation measures HYD-1 and HYD-2. B. Approve Major Use Permit (UP 21-15) with the following findings: 1. That the establishment, maintenance, or operation of the use applied for will not under the circumstances, 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. The site is adequate in size, shape, locations, and physical characteristics to accommodate the type of use and level of development proposed. 3. The streets, highways and pedestrian facilities are reasonably adequate to safely accommodate the proposed use. 4. There are adequate services to serve the project. 5. This project is consistent with the Lake County General Plan, Middletown Area Plan, and Lake County Zoning Ordinance. 6. No violation of Chapter 5, 17, 21, 23 or 26 of the Lake County Code currently exists on this property, with a condition of approval implemented. 7. The proposed use complies with all development standards described in Chapter 21, Article 27, Section 1.i. 8. The applicant is qualified to make the application described in Chapter 21, Article 27, Section 1.ii.(g). 9. The application complies with the qualifications for a permit described in Chapter 21, Article 27, Section 1.ii.(i). Sample Motions: Mitigated Negative Declaration (IS 21-16) I move that the Planning Commission find that potential impacts associated with this project can be mitigated to 'less than significant' through the implementation of the Mitigated Negative Declaration (IS 21-16), prepared for Major Use Permit (UP 21-15), for commercial cannabis cultivation, located at 19955 Grange Road, Middletown (APNs 014-290-08; 014-300-02, 03, & 04), will not have a significant effect on the environment, and that the Planning Commission adopt Initial Study (IS 21-16) with the findings listed in the staff report dated December 11, 2025. Major Use Permit PL-25-13 (UP 21-15) I move that the Planning Commission find that the Major Use Permit PL-25-13 (UP 21-15) applied for by Rancho Lake, LLC, for the property located at 19955 Grange Road, Middletown (APNs 014-290-08; 014-300-02, 03, & 04) does meet the requirements of Section 51.4 and Article 27 of the Lake County Zoning Ordinance and that the Major Use Permit be granted based on the findings and subject to the conditions included in the staff report dated December 11, 2025.

At the Board meeting on October 7, 2025, the Board received a presentation from Staff regarding the bifurcation of the cannabis regulation update into two portions. The first draft ordinance, included as Attachment A, would make certain amendments to Article 27, where the current cannabis regulations are located, in addition to many other commercial land uses. The future ordinance would create Article 73, a new chapter of the Zoning Code to include uses exclusive to cannabis. The table below lists the amendments to Article 27 for the following topics: * Setbacks from off-site residences * Maximum canopy * Applicant and Property Owner Identification and Background Checks * Operating Hours * 10-year Permit Duration and Renewal * Opt Out and Reduced Canopy Options * Exclusion Areas * Farmland Protection Zone - development standard * Riparian Setbacks * Annual Performance Review - Reports and Process * Other nonsubstantive amendments, including grammar corrections and removal of Community Development Department from Background Check Evaluation

Staff requests consideration of the draft ordinance with a public hearing, and a recommendation of approval to the Board of Supervisors.

The Lake County General Plan Housing Element (Sixth Cycle, 2019-2027), was approved by the Board on March 26, 2019, and found to be in substantial compliance with Housing Element Law by the California Department of Housing and Community Development (HCD) on September 16, 2020. The Housing Element contains numerous policies and programs to support housing development in the unincorporated areas of the county. Department Staff have been in ongoing contact with HCD regarding the implementation of a number of Housing Element policies and actions. On November 13, 2025, Staff brought a Draft Ordinance for the Planning Commission's recommendation to the Board of Supervisors regarding implementation of Policy HE-58. Staff is now requesting that the Planning Commission recommend approval of a Policy for HE-6 (Attachment 1) and a Draft Ordinance (Attachment 2) related to Housing Element Implementation Policies HE-38, 38, HE-59, HE-60, HE-61, HE-71, HE-72 and HE-73.

Staff requests that the Planning Commission recommend the Board 1)adopt the Draft Ordinance for implementation of HE-38, 38, HE-59, HE-60, HE-61, HE-71, HE-72 and HE-73 (Attachment 1); and 2) Adopt the internal CDD policy for implementation of HE-6 (Attachment 2).

To address the increasing need for parks, trails, and open space within Cobb and beyond, the County has identified the Cobb Community Park Project (Project) site, located at 16540 State Hwy 175, Cobb, for potential development of a park that would serve the local community. The Project is proposed as a phased project, as funding becomes available. Phase 1 would occur in the western portion of the site (primary recreation area) and includes a main parking lot, restroom, picnic and gathering areas, dog run, concrete paths and curbs, and reinforcement of the existing turnout. Phase 2 would include construction of a pedestrian bridge over Kelsey Creek and a retaining wall along the trail segment paralleling Golf Road in the northeastern portion of the site. It would also include natural surface trails north/east of Kelsey Creek, the northern trailhead furnishings, and signage installation. Phase 3 includes the pedestrian creek overlooks and removal of invasive species and restoration of native species along Kelsey Creek. Phase 4 would provide a secondary parking lot and adjacent concrete walk at the north corner of the site along Golf Road. Site Plans are included in Attachment 1. A Vicinity Map is included in Figure 1; a Map of the Primary Recreation Area is included in Figure 2, and a Phasing Plan is included in Figure 3 below. Construction activities are planned to begin in 2026. Project construction would be implemented in logical phases depending on the available grant funding. The Project has been designed to preserve the natural canopy and minimize tree removal. Any necessary tree removal for access, fire safety, or site features would comply with applicable protection and mitigation standards, Lake County's Resolution No. 95-211 (Oak Woodland Management Policy), and Chapter 30, Grading Ordinance, of the Municipal Code. Staff requests the Lake County Planning Commission assess the Project's conformity with the General Plan, required under Government Code Section 65402, and consider approval of the Initial Study and Mitigated Negative Declaration prepared for the Project.

Staff recommends the Planning Commission find that the proposed Cobb Community Park Project (PL-25-96) is in conformance with the County of Lake General Plan pursuant to California Government Code Section 65402, and adopt the Initial Study and Mitigated Negative Declaration with the Mitigation Monitoring Reporting Program prepared for the Project, in accordance with the California Environmental Quality Act (CEQA). SAMPLE MOTIONS Environmental Review A. I move that the Planning Commission adopt the Mitigated Negative Declaration and Mitigation Monitoring Reporting Program prepared for the Cobb Community Park Project (PL-25-96), proposed by the County of Lake, Public Services Department, located at 16540 State Hwy 175, Cobb (APN 013-056-04), based on the findings in the staff report dated December 11, 2025. General Plan Conformity Report B. I move that the Planning Commission finds that the Cobb Community Park Project, proposed by the County of Lake, Public Services Department, located at 16540 State Hwy 175, Cobb (APN 013-056-04), is in conformity with the Lake County General Plan as required under the California Code of Regulations Section 65402 with the findings in the staff report dated December 11, 2025.