Planning Commission — Thursday, May 14, 2026

Action Requested: The Planning Commission will consider a request for Lakebed Encroachment Permit and Variance from the County's Shoreline Ordinance for the Spina Floating Dock Project. The Project proposes the removal of the existing floating dock and gangway, replaced with a 3 ft x 18 ft gangway and an 8 ft x 48 ft floating dock, which requires a Lakebed Encroachment Permit from the County of Lake Water Resources Department, in accordance with Chapter 23, Clear Lake Shoreline Ordinance, of the Lake County Municipal Code ("Shoreline Ordinance"). The current existing structure is a deck, gangway, and a 10 ft x 40 ft floating dock secured by two wooden pilings. Section 23-6.2(B) requires 10 ft offsets from the property lines to the lakebed structures. The structure is non-conforming because there are not adequate property line offsets. To support the continued use of an existing floating dock, the applicant seeks a Variance from the following section of the Shoreline Ordinance. Please refer to the Project Description and Staff Analysis portions of this Staff Report for more information. Application materials are included in Attachment 1. Per Section 23-4.6(C) of the Shoreline Ordinance, Planning Commission Review, the Planning Commission is the discretionary approval body for Lakebed Encroachment Permits where an applicant requests a variance. Project Overview and Background: The project site is developed with a single-family home and dock. The parcel is similar to a 'flag lot', meaning that it is located along Palace Drive, and not directly adjacent to the lake. However, there is a 10 ft wide strip of land that goes from the main part of the property to the lake. The current existing structure consists of a deck, gangway, and 10x40 ft floating dock secured by two wooden pilings that are on the property lines with a zero (0) to one (1) ft setback. There is no permit history or inventory of the lakebed structure. However, the lakebed maps are annotated with "83" indicating that the structure has been in place since around 1983. Section 23-6.2(A) requires 10 ft offsets from lakebed structures to property lines. Portions of the Shoreline Ordinance was originally adopted in 1976 and the entire code was amended in 1983. The portion of the Ordinance regulation the noted setback was adopted in 1999 and amended in 2003. As such, because the existing dock was constructed prior to 1999 it is considered an existing nonconforming structure.

A. Find that the Spina Floating Dock Project (PL-25-294) can be categorically exempt from further CEQA review pursuant to the California Code of Regulations, Title 14, Division 6, Chapter 3, Section 15303, Replacement or Reconstruction with the following findings: 1. Consistent with the criteria within this exemption, the project includes construction (replacement) of a small accessory structure (dock) to the single-family residence that is developed on the parcel. 2. The project was routed to departments and agencies (including local tribes) with jurisdiction or interest over the project, and no adverse comments were received. All regulatory permits will be obtained. 3. Construction would be temporary and performed from the water, avoiding impacts to the shoreline and vegetation. 4. In accordance with CDFW and Water Resources Department regulations, all work would be performed outside of the 'Hitch Window', unless otherwise authorized by CDFW. 5. The project and site do not contain any of the exceptions listed in Section 15300.2 of the CEQA Guidelines that would result in the project qualifying for Categorical Exemption. B. Approve the Spina Floating Dock Project (PL-25-294) which includes the Lakebed Encroachment Permit and Variance allowing relief from the setbacks noted in Section 6.2(A) of Chapter 23, "Shoreline Ordinance", of the Lake County Code, with the following findings. The Project would: 1. Further a general statewide interest; and 2. Be consistent with the public rights of commerce, navigation, fishery, recreation and preservation of the project site in its natural state; and 3. Not result in substantial interference with public use of the lake's navigable waters; and 4. Not violate any other provision of law. C. Approve Lakebed Encroachment Permit for the Spina Project (PL-25-294), in accordance with Sections 5.1 and 5.2 of the Shoreline Ordinance, based on the following findings: 1. That the project would not cause significant harm to: A. The water quality of the lake, including but not limited to its clarity, temperature, color, taste and odor. B. The nearshore and foreshore. C. The land underlying the lake. D. Fish and other aquatic forms of life, their habitats, their breeding and spawning grounds. E. The natural beauty of the area. F. Navigation, safety, or health. G. The long-term preservation of the project site in its natural condition. H. Archeological or historical resources of state-wide significance. I. The wetlands. 2. That the project would: A. Be in furtherance of general statewide interest. B. Not be inconsistent with the public rights of commerce, navigation, fishery, recreation, and preservation of the project site in its natural state. C. Not result in substantial interference with public use of the lake's navigable waters. D. Be supported by sufficient accessory uses to accommodate the proposed construction or use. E. Not violate any other provision of law. F. Not be incompatible with existing nearshore and foreshore uses or structures on or in the immediate vicinity of the littoral parcel.

Action Requested: Staff recommends the Planning Commission adopt a Mitigated Negative Declaration (MND) and approve Major Use Permit PL-25-120 (UP 24-15. This approval is for a multi-staged development for commercial cannabis cultivation consisting of no more than 130,680 square feet (sf) of outdoor cultivation, which will then convert to Stage II of development, consisting of no more than 87,120 sf of outdoor and 20,736 sf of mixed-light canopy areas and a Type 13, Distribution, Self-transport license 1780 CA State Highway 53, Clearlake (APN 010-055-24). Project Overview: Stage I of development includes the establishment of three acres of outdoor cultivation area along with the initial irrigation storage and distribution infrastructure. Stage II of development consist of a reduction of the outdoor cultivation area to two acres of canopy and the development of 20,736 square feet of mixed-light cultivation greenhouses. The site will utilize a drip irrigation system supplied by an existing groundwater well, consisting of water storage tanks, PVC piping, and black polyvinyl flexible tubes with drip emitters to distribute water and organic nutrients.

A. Planning Commission find that potential impacts associated with this project applied for by Global Interactive Solutions LLC/ Heidi Jamra can be mitigated to 'less than significant' through the implementation of the Mitigated Negative Declaration for the property located at 1780 CA State Hwy 53, Clearlake (APN: 010-055-24) will not have a significant effect on the environment, and that the Planning Commission adopt Initial Study PL-25-1 (IS 24-11) with the findings listed in the Staff Report dated May 14, 2026. B. Planning Commission find that the Major Use Permit PL-25-120 (UP 24-15) applied for by Global Interactive Solutions LLC/ Heidi Jamra for the property located at 1780 CA State Hwy 53, Clearlake (APN: 010-055-24) does meet the requirements of the Lake County Zoning Ordinance Article 27 and Article 51.4 and that the Major Use Permit be granted based on the findings listed in the Staff Report and subject to Conditions of Approval dated May 14, 2026.

CDD and County Counsel will provide the Commission with a presentation and discussion of the Planning Commissioner Handbook - Chapter 7 - CEQA and Environmental Issues.

Receive the presentation and discussion. No formal action is requested.