Planning Commission — Thursday, February 12, 2026

The proposed zoning map amendment has been initiated by the Community Development Department for property owners Donald and Diane Deuchar and Timothy Cooper amending the zoning map for properties located at 4325, 4375, and 4425 Highland Springs Road, Lakeport (APNs 008-031-20, 008-031-44, and 008-031-17). The General Plan land use designations for the parcels were updated to Industrial "I" within the 2008 General Plan. However, the zoning map was not amended at that time, and the current zoning designation is listed as Agriculture "A". The purpose of the proposed zoning map amendment is to correct the zoning district of the parcels to reflect the "PDC" Planned Development Commercial base zoning consistent with the 2008 General Plan "I" Industrial land use designation. There is no proposed development associated with this zoning map amendment.

Staff recommends that the Planning Commission take the following actions: A. Determine that the proposed zoning map amendment was fully analyzed in the 2008 General Plan FEIR with the following findings: 1. The County prepared an Environmental Impact Report (EIR) for the 2008 General Plan update. 2. Chapter 3, Land Use, of the EIR analyzes land use changes and compatibility with surrounding designations. 3. The proposed rezoning of the parcels north of the airport to Planned Development Commercial "PDC" is consistent with what was analyzed in the EIR. 4. This zoning map amendment is based on the information contained within the EIR, in accordance with Title 14, Division 6, Article 11, Section 15162 of the California Code of Regulations and no further environmental review is required. B. Recommend that the Board of Supervisors adopt the Zoning Map Amendment PL-25-101 with the following findings: 1. The Community Development Department has proposed the zoning map amendment to correct the zoning district of the parcels to reflect the "PDC" Planned Development Commercial base zoning consistent with the 2008 General Plan "I" Industrial land use designation. 2. This zoning map amendment is consistent with the Lake County General Plan, Kelseyville Area Plan, Lake County Airport Land Use Compatibility Plan, and the Lake County Zoning Ordinance. 3. That the zoning map amendment is consistent with the area's zoning designations and in accordance with the proposed "PDC" zoning district, future development would be reviewed through the Use Permit process for zoning consistency. 4. That the zoning map amendment does not constitute 'spot zoning' based on adjacent zoning and existing land uses in the vicinity. 5. That a zoning map amendment for the properties 4325, 4375, and 4425 Highland Springs Road, Lakeport (APNs 008-031-20, 008-031-44, and 008-031-17) from "A" Agriculture to "PDC" Planned Development Commercial will not be detrimental to the County of Lake. Sample Motions: Environmental determination I move that the Planning Commission determine that the rezoning map amendment PL-25-101 will not result in any significant adverse environmental impact based on the adopted 2008 General Plan EIR and that no further environmental review is required. Rezone (PL-25-101) I move that the Planning Commission recommends the Board of Supervisors adopt the zoning map amendment PL-25-101 for properties located at 4325, 4375, and 4425 Highland Springs Road, Lakeport, CA (APNs 008-031-20, 008-031-44, and 008-031-17) based on the findings in the memorandum dated February 12, 2026.

The Applicant, Harbin Hot Springs, is seeking discretionary approval from Lake County for a Major Use Permit to change the use of 15 existing recreational vehicles (RVs) from temporary staff housing to permanent commercial guest short-term rentals (Creekside Caravans Project). The RVs are situated on a previously disturbed site that already possess essential utility infrastructure, including septic, sewer, water, and electricity. The RV area was initially approved for temporary staff dwellings following the Valley Fire rebuild efforts under Zoning Permit (ZP 18-17). The proposed use is classified as an 'RV Park' in the Lake County Zoning Ordinance and require a Major Use Permit in accordance with the County's Zoning Ordinance. While the local jurisdiction is responsible for the land use approval, the completed project, once authorized, would operate under the regulatory oversight of the California Department of Housing and Community Development (HCD).

Staff recommends the Planning Commission take the following actions: A. Find that the Major Use Permit (UP 24-17/ PL-25-51) for Creekside Caravans is categorically exempt from CEQA under the California Code of Regulations Title 14, Division 6, Chapter 3, Article 19, Section 15301, Class 1, Existing Facilities with the following findings: 1. Operation of Existing Facilities: The project consists of the continued operation of existing RV units currently located on-site. As these units are already in place, the request represents a standard permitting of an existing land use rather than the introduction of a new environmental stressor. 2. No Expansion of Use: The proposal involves no expansion of the existing use beyond that which currently exists. There are no additional units, increased floor area, or physical extension of the project boundaries proposed that would result in new environmental footprints. 3. Existing Infrastructure: All necessary supporting infrastructure, including utilities and access ways, is already installed and currently serving the site. No new construction of significant ground-disturbing activities are required to maintain the current level of service. 4. No Significant Impacts: Based on the current site conditions and the "as-is" nature of the application, there is no reasonable possibility that the activity will have a significant effect on the environment. The project does not involve any of the "exceptions" to categorical exemptions (such as cumulative impacts or sensitive locations) defined in CEQA Section 15300.2. B. Approve Major Use Permit UP PL-25-51, Harbin Hot Springs with the following findings: 1. That the establishment, maintenance, or operation of the use applied for would 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, location, 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. Sample Motions Environmental Review A. I move that the Planning Commission find the Major Use Permit (UP 24-17/ PL-25-51) located at 18424 Harbin Springs Road, Middletown (APN 013-009-24) is categorically exempt from CEQA under the California Code of Regulations Title 14, Division 6, Chapter 3, Article 19, Section 15301, Class 1, Existing Facilities with the findings in the staff report dated February 12, 2026. Major Use Permit (UP 24-17/ PL-25-51) B. I move that the Planning Commission find that the Major Use Permit (UP 24-17/ PL-25-51) by Harbin Hot Springs for property located at 18424 Harbin Springs Road, Middletown (APN 013-009-24) does meet the requirements of Section 51.4 and Articles 15, 41, 43, and 53 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 February 12, 2026. NOTE: The applicant or any interested person is reminded that the Zoning Ordinance provides for a seven (7) calendar day appeal period. If there is disagreement with the Planning Commission's decision, an appeal to the Board of Supervisors may be filed. The appropriate forms and applicable fee must be submitted prior to 5:00 p.m. on or before the seventh calendar day following the Planning Commission's final determination.