Planning Commission — Thursday, April 9, 2020

Memorandum STAFF REPORT TO: Planning Commission FROM: Scott DeLeon, Interim Community Development Director Mark Roberts, Principal Planner DATE: February 24, 2020 SUBJECT: Major Use Permit, UP 18-47 Design Review, DR 18-11 (incorporated into the Use Permit review process) Initial Study, IS 18-70 Supervisor District One (1) ATTACHMENTS: 1. Vicinity Map 2. Project Description Packet 3. Proposed Architectural/Grading Plans 4. Proposed Conditions of Approval 5. Initial Study, IS 18-70 6. Agency Comments/Concerns 7. Public Comments/Concerns I. EXECUTIVE SUMMARY The applicant proposes the installation of a natural style 18-hole golf course and the operation of a private airport at the existing landing strip, formerly used as the Crazy Creek Glider Port. The golf course would be mostly membership based, with limited public access. The private airport would be used by golfing guests and friends. (Please note: The future golf lodging, noted on the site plan, is not included in this project. When lodging occurs in the near future, the applicant shall obtain all necessary Federal, State and local agencies permits) Recommended Action: MITIGATED NEGATIVE DECLARATION I move that the Planning Commission find on the basis of the Initial Study No. 18-70 prepared by the Planning Division and the mitigation measures which have been added to the project, that the Major Use Permit, UP 18-47 as applied for by Brambles Development, LLC., will not have a significant effect on the environment and therefore a mitigated negative declaration shall be issued with the findings listed in the Staff Report dated February 24, 2020. MAJOR USE PERMIT I move that the Planning Commission find that the Major Use Permit, UP 18-47 applied by Brambles Development, LLC., on property located at 19970 S. State Highway 29, Middletown, CA 95461, APN: 014-280-18 does meet the requirements of Section 51.4 of the Lake County Zoning Ordinance and grant the Major Use Permit subject to the conditions and with the findings listed in the Staff Report dated February 24, 2020. 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 a disagreement with the Planning Commission, 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 Commission's final determination

Memorandum TO: Planning Commission FROM: Scott DeLeon, Interim Community Development Director Mark Roberts, Principal Planner DATE: February 24, 2020 SUBJECT: Major Use Permit, UP 19-05 Initial Study, IS 19-09 Supervisor District Five (5) ATTACHMENTS: 1. Vicinity Map 2. Project Description Packet 3. Proposed Site Plans and Conditions of Approval 4. Initial Study, IS 19-09 5. Agency Comments/Concerns 6. Public Comments/Concerns I. PROJECT SUMMARY The applicant is requesting approval of a Major Use Permit to allow for the development of a small-scale bioenergy production facility using the Artis System. This system has no open flame components and is a sealed system which uses programmable electric heaters to achieve optimal temperatures. Once the biomass enters the system, the biomass is then heated to a level that reduces the biomass to a gas known as Syngas and a solid byproduct known as Biochar. The core of the system is the proprietary hybrid pyrolysis and gasification unit that includes a configurable system controller, feed delivery management, feed lock hopper and gas management. The system is able to be programmed to introduce a controlled amount of steam depending on the moisture content of the Syngas or the moisture content of the feedstock. Steam may be employed to assist in the conversion of Biochar to Syngas if the user prefers more Syngas and less, or no Biochar. The Syngas is processed through a series of heat exchangers, hydrocarbon crackers and particulate filters before being delivered to the generator. The proposed use would occur within a 2,000-square enclosed structure on a 40' x 50' six-inch thick concrete pad. The sides of the metal building will be 10' high and there will be two 18'-wide roll-up doors and one pedestrian entrance. The roll-up doors will be located on the west and east sides of the building; the pedestrian entrance on the east side. An "A" frame metal roof with a centerline apex of 16' will cover the building and pad. The roof will be supported by steel pillars. In additional to the proposed structure above, there would be a storage area approximately 28,000 square feet in size. The storage area functions will be to process and house the production plant's feedstock. The surface of the storage area will be a 6" pad of wood chips. This is intended to ensure that soil erosion will not occur in the winter season as well as ensuring that rock and related material will not be carried to the production plant. The plant will operate 24 hours per day, seven days per week except when it is shut down for scheduled maintenance on average one day per week. The operation is highly automated with system safeguards in place to shut the operation down in the event of a malfunction. The plan calls for a full-time employee working 5.5 hours per day, seven days a week on a split-shift schedule. The operator will be responsible for chipping feedstock, feeding the hopper, packaging biochar and monitoring the plant's operation. Construction is estimated to take approximately 8-12 weeks. Recommended Action: Mitigated Negative Declaration I move that the Planning Commission find on the basis of the Initial Study No. 19-09, prepared by the Planning Division, that the Major Use Permit, UP 19-05, as applied for by Scotts Valley Band of Pomo Indians, will not have a significant effect on the environment and therefore a mitigated negative declaration shall be issued with the findings listed in the Staff Report dated February 24, 2020. Major Use Permit I move that the Planning Commission find that the Major Use Permit, UP 19-05 applied for by Scotts Valley Band of Pomo Indians, on property located at 7130 Red Hills Road, Kelseyville, CA 95451, APN: 009-021-07 does meet the requirements of Section 51.4 of the Lake County Zoning Ordinance and grant the Major Use Permit subject to the conditions and with the findings listed in the Staff Report dated February 24, 2020. 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 a disagreement with the Planning Commission, 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 Commission's final determination

Memorandum STAFF REPORT TO: Planning Commission FROM: Scott De Leon, Interim Community Development Director Victoria Kim, Assistant Planner DATE: March 16, 2020 SUBJECT: Valley Oaks Tentative Subdivision Map Extension SDX 19-02, SD 06-01, Final Environmental Impact Report (FEIR) based on IS 06-11, Supervisorial District 1 ATTACHMENTS: 1. Vicinity Map 2. Tentative Subdivision 06-01 Conditions 3. Tentative Map 4. FEIR Available Upon Request I. EXECUTIVE SUMMARY On January 25, 2018, the Planning Commission approved a tentative subdivision map for the division of approximately 150 acres to create 137 residential lots. Staff recommends that the Planning Commission make a recommendation of approval of a two-year extension to the Board of Supervisors. II. PROJECT DESCRIPTION Applicant: Valley Oaks Land and Development Inc. Location: 18196 and 18426 South State Highway 29, Middletown APNs: 014-260-36 & 51 General Plan: "O-FF-SC-FW-PDR-PDC" Open Space; Flood Fringe Combining; Scenic Combining; Floodway Combining; Planned Development Residential; Planned Development Commercial Districts Zoning: Agriculture, Resource Conservation, and Public Facilities Approval Date: January 25, 2018 Recommended Action: Reconsideration of Previously Approved Mitigated Negative Declaration I move that the Mitigated Negative Declaration, which was previously prepared for SD 06-01 does meet the requirements of Section 15162(a) of the CEQA Guidelines, and that no additional environmental review need be prepared with the findings listed in the staff report dated March 16, 2020. Time Extension I move that the Planning Commission recommend that the Board of Supervisors approve an extension of time for SD 06-01 for a period of two years, with the findings listed in the staff report dated March 16, 2020 NOTE: The applicant or any interested person is reminded that the subdivision ordinance provides for a fifteen (15) calendar day appeal period. If there is a disagreement with the Planning Commission, 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 fifteenth calendar day following the Commission's final determination.

Memorandum STAFF REPORT TO: Planning Commission FROM: Scott De Leon, Interim Community Development Director Victoria Kim, Assistant Planner RE: Odon LLC Subdivision Map Extension of Time; SDX 19-01 Supervisorial District 1 DATE: March 23, 2020 ATTACHMENTS: 1. Vicinity Map 2. Planning Commission Staff Report March 12, 2009 3. Approved Tentative Subdivision Map (SD 06-06) 4. Approved Tentative Subdivision Map Conditions (SD 06-06) I. EXECUTIVE SUMMARY The applicant is requesting an extension of an approved subdivision of approximately 53 acres to create 13 approximately one-acre residential lots and one remainder parcel. The Tentative Subdivision Map (SD 06-06) was approved by the Lake County Planning Commission on July 7, 2009 and extended for two years in 2011, 2013, and 2015. Pursuant to AB 1303, an automatic two (2) year extension was eligible and approved in 2017. Staff recommends that the Planning Commission recommend approval of a two-year time extension. II. PROJECT DESCRIPTION Applicant/Owner: Odon LLC, P O Box 509, Kelseyville CA 95451 Location: 8999 Miwok Way, Kelseyville A.P.N: 009-003-31 General Plan Designation: Rural Lands and Suburban Residential Reserve Zoning: "RL-SR" Rural Lands and Suburban Reserve Districts Approved Date: July 7, 2009 Recommended Action: Reconsideration of Previous Mitigated Negative Declaration: I move that the Mitigated Negative Declaration, which was previously prepared for SD 06-06 does meet the requirements of Section 15162(a) of the CEQA Guidelines, and that no additional environmental review need be prepared with the findings listed in the staff report dated March 23, 2020. Subdivision Map Time Extension: I move that the Planning Commission recommend that the Board of Supervisors approve an extension of time for SD 06-06 for a period of two years to April 9, 2022, with the findings listed in the staff report dated March 23, 2020.