Planning Commission — Thursday, June 11, 2026

Action Requested: Consideration of Initial Study / Mitigated Negative Declaration (IS/MND) as amended and approve Major Use Permit (PL-25-394 for UP 24-16) US-CA-7286, North Lakeport, Applicant: Assurance Development, T-Mobile. This proposal is to construct a 150' tall monopine cell tower with ancillary facilities, located at 5017 Terrace Avenue, Lakeport (APN 029-031-18). Project Overview: The applicant proposes a cell tower designed to look like a monopine or pine tree and supporting infrastructure on +14.68 acres of land zoned "SR-W-WW" - Suburban Reserve, Wetlands, Waterway. Site infrastructure includes a 150' tall monopine cell tower with a 10' tall lightning rod. Ancillary structures include up to 18 anchor antennas, a microwave antenna, two ground mounted radio cabinets with potential for additional radio cabinets in the future as other companies co-locate in the facility, and a step-down transformer to power the tower through PG&E. The tower will leave areas for future co-location inside the 40-foot by 40-foot lease area with equipment needed to support the tower. The lease area will be enclosed by a 6' tall perimeter chain link fence. This tower is proposed as an unmanned facility.

Based on the analysis provided herein and also within the draft IS/MND, Staff finds the project consistent with all applicable codes and requirements. As such, Staff recommends approval of the IS/MND and project. Sample motions are provided below. Staff recommends the Planning Commission: A. Planning Commission find that the potential impacts associated with this project (PL-25-394 for UP 24-16) applied for by Assurance Development, T-Mobile can be mitigated to 'less than significant' through the implementation of the Mitigated Negative Declaration for the property located at 5017 Terrace Avenue, Lakeport (APN: 029-031-18) will not have a significant effect on the environment, and that the Planning Commission adopt Initial Study (PL-25-394 for UP 24-16), as amended, with the findings listed in the Staff Report dated June 11, 2026 B. Planning Commission find that the Major Use Permit (PL-25-394 for UP 24-16), applied for by Assurance Development, T-Mobile, for the property located at 5017 Terrace Avenue, Lakeport (APN: 029-031-18) does meet the requirements of the Lake County Zoning Ordinance Article 27 and Article 71, and that the Major Use Permit be granted based on the findings listed in the Staff Report and subject to Conditions of Approval dated June 11, 2026.

Action Requested: The Planning Commission will consider adopting a Mitigated Negative Declaration (MND) and approving a Major Use Permit PL-26-115 (UP 21-17) for no more than 130,680 sf of outdoor commercial cannabis cultivation and a Type 13, Distribution, self-transport license at 11615 and 11625 Seigler Springs North Road, Kelseyville (APNs 115-007-03 and 115-007-06). Project Overview and Background: The proposed project was presented to the Planning Commission on October 26, 2023, and during the hearing, the Commission raised the following three concerns. 1. A Tree Mitigation Plan should be submitted to address the removal of trees. 2. The Grading Plans were not uploaded as an attachment to the Staff Report. 3. the Commission was informed that there could potentially be Tribal Cultural Resources on the property and requested that Staff should work with the applicant and local Tribe(s) to address this matter. Due to these issues, the public hearing was continued to a date and time uncertain. The October 26, 2023, Planning Commission Staff Report and related documents may be accessed online at: https://countyoflake.legistar.com/View.ashx?M=A&ID=1161643&GUID=B39BBCAF-C9AE-44DD-A082-39D56BCA63FB. All public comments received for the hearing are included in Attachment 13.[MI1] As summarized below, Staff has worked with the applicant to address the Commission's concerns that were raised on October 26, 2023. * The applicant has conducted a tree study and submitted an Oak Mitigation Plan (Attachment 8). Refer to the Tree Removal Summary below for more information. * Staff contacted the local Tribe(s) and Tribal Consultation took place with the Middletown Rancheria on February 28, 2024. As a part of consultation, a site visit was conducted, and Tribal Cultural Resources were found within the vicinity. Staff amended the existing mitigation measures in the MND to further protect the resources (Attachment 5). The mitigation measures were provided to the Tribe and the applicant agreed to enter into a Tribal Monitoring Agreement with Middletown Rancheria. Tribal consultation was concluded on April 9, 2024. * The applicant has reduced the proposal from 174,240 sf to 130,680 sf of commercial cannabis cultivation canopy. * The applicant provided revised Grading Plans to reflect the reduction in project scope on May 4, 2026 (Attachment 2).

Based on the analysis provided herein and in the IS/MND, Staff finds the project consistent with all applicable codes and requirements. As such, Staff recommends approval of the IS/MND and project. Sample motions are provided below. A. Planning Commission find that potential impacts associated with this project applied for by Seigler Springs North LLC/ Forest Elie can be mitigated to 'less than significant' through the implementation of the Mitigated Negative Declaration for the property located at 11615 and 11625 Seigler Springs North Rd., Kelseyville (APNs 115-007-03 and 115-007-06) will not have a significant effect on the environment, and that the Planning Commission adopt Initial Study PL-26-115 (IS 21-18) with the findings listed in the Staff Report dated June 11, 2026. B Planning Commission find that the Major Use Permit PL-26-115 (UP 21-17) applied for by Seigler Springs North LLC/ Forest Elie for the property located at 11615 and 11625 Seigler Springs North Rd., Kelseyville (APNs 115-007-03 and 115-007-06) 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 June 11, 2026. [MI1]Double check that this includes the greensheets

Action Requested: Consideration of Mitigated Negative Declaration (MND) and Major Use Permit PL-25-71 Pasta 3 for a maximum of 30.11 acres of outdoor commercial cannabis canopy, Nursery, and Type 13 Distribution, Self-transport licenses located at project parcels 10750 and 10417 Seigler Springs North, 10800 and 10833 Diener Drive Kelseyville, (APNs 115-004-05; 115-004-01; 115-004-08; and 011-069-48) and associated clustering parcels. Applicant: 1833 DS, LLC / Peter Simon Project Overview: The applicant 1833 DS, LLC / Peter Simon proposes an amendment to an existing approved cannabis cultivation project (UP 20-11 and UP 22-31) to expand operations across multiple parcels totaling approximately 602.48 acres in the Kelseyville/Cobb Mountain Area. The project would expand existing cultivation from 20 acres to 30.11 acres of outdoor canopy and introduce an additional processing facility, Nursery facility, and infrastructure improvements. The site has historically supported agricultural uses, including vineyards and orchard operations.

Staff recommends the Planning Commission: A. I move that the Planning Commission find that potential impacts associated with this project applied for by 1833 DS, LLC / Peter Simon can be mitigated to 'less than significant' through the implementation of the Mitigated Negative Declaration for the property located at 10750 and 10417 Seigler Springs North, 10800 and 10833 Diener Drive Kelseyville, (APNs 115-004-05; 115-004-01; 115-004-08; and 011-069-48) will not have a significant effect on the environment, and that the Planning Commission adopt Initial Study PL-25-71 with the findings listed in the Staff Report dated June 11, 2026. B. I move that the Planning Commission find that the Major Use Permit PL-25-71 applied for by 1833 DS, LLC / Peter Simon for the property located at 10750 and 10417 Seigler Springs North, 10800 and 10833 Diener Drive Kelseyville, (APNs 115-004-05; 115-004-01; 115-004-08; and 011-069-48) 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 June 11, 2026.

Action Requested: The Planning Commission will consider adopting a Mitigated Negative Declaration (MND) and approving Major Use Permit PL-25-155 (UP 20-58). This project proposes no more than 205,800 sf of outdoor commercial cannabis cultivation and a Type 13, Distribution, self-transport license at 3417 and 3547 Hendricks Road, Lakeport (APNs: 005-006-07 and 005-013-01). Background and Compliance: This item is a continuation from the April 23, 2026, Planning Commission hearing, during which the Commission requested additional information regarding site access and odor mitigation. Staff has reviewed these items and provided the following information related to these topics. * Access and Traffic: The portion of Hendricks Road that travels north-south between the Scotts Valley Road connections is County-maintained public right-of-way (yellow highlighted portion in Figure 1 below). However, the portion of Hendricks Road that travels west to the project parcel (blue highlighted portion in Figure 1 below) is a privately maintained easement road and is not part of the County-maintained road system. As such, the applicant has no legal authority to improve or widen the roadway beyond the existing easement boundaries, as doing so would constitute an unauthorized encroachment on private property. However, the applicant is required to obtain an encroachment permit from the Department of Public Works for any work connecting to the public-right-of-way, and the applicant has committed to an arrangement with the neighbors to pave the first 40-to-60-feet from the County-maintained portion of Hendricks. Furthermore, because the access road is a privately maintained easement and not a public roadway, the County does not have the legal authority to establish or enforce a speed limit.

Based on the analysis provided herein and, in the IS,/MND, Staff finds the project consistent with all applicable codes and requirements. As such, Staff recommends approval of the IS/MND and the major use permit. Sample motions are provided below. A. I move that the Planning Commission find that potential impacts associated with this project applied for by Lake Coco Farms/ Juan Gamino can be mitigated to 'less than significant' through the implementation of the Mitigated Negative Declaration for the property located at 3417 and 3547 Hendricks Road, Lakeport (APNs: 005-006-07 and 005-013-01) will not have a significant effect on the environment, and that the Planning Commission adopt Initial Study PL-25-155 (IS 20-72) with the findings listed in the Staff Report dated June 11, 2026. B. I move that the Planning Commission find that the Major Use Permit PL-25-155 (UP 20-58) applied for by Lake Coco Farms/ Juan Gamino for the property located at 3417 and 3547 Hendricks Road, Lakeport (APNs: 005-006-07 and 005-013-01) 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 June 11, 2026.