Planning Commission — Thursday, October 25, 2018

..Title ..Body MEMORANDUM TO: FROM: DATE: SUBJECT: EXECUTIVE SUMMARY: FISCAL IMPACT: __ None __Budgeted __Non-Budgeted Estimated Cost: Amount Budgeted: Additional Requested: Annual Cost (if planned for future years): FISCAL IMPACT (Narrative): STAFFING IMPACT (if applicable): ..Recommended Action RECOMMENDED ACTION:

..Title ..Body MEMORANDUM TO: Planning Commission FROM: Michalyn DelValle, Community Development Director Byron Turner, Principal planner DATE: October 25, 2018 SUBJECT: Lower Lake Methodist Church Use Permit Application, UP 18-02, Initial Study, IS 18-07 Supervisor District 1 ATTACHMENTS: 1. Proposed Conditions 2. Initial Study, IS 18-07 3. Site Plans & Elevations 4. Comment Letter 5. Agency Comments EXECUTIVE SUMMARY: The scope of work for this Project includes new construction and subsequent use of a 2,840 square foot church located at 16264 Main Street in Lower Lake, CA (Lot A, APN 024-281-07). This Project replaces the church which was destroyed by the Valley Fire in September 2015. The former church built in the late 1800s was located on 16255 Second Street (Lot B, APN 024-281-28). Lot A has a lot area of approximately 0.15 acres and a zoning designation of C2. Lot B has a lot area of 0.48 acres and a zoning designation of R1. Both parcels are generally flat. Lot A is fronted to the south by Main Street and to the north by Frederickson Drive. Lot B is fronted to the south by Frederickson Drive and to the north by Second Street. The new Church will be served by public water (Lower Lake County Water Works District), public sewer (Southeast Regional Wastewater System of the Lake County Sanitation District), the Konocti Unified School District, and the South Lake Fire Protection District. The new power supply will be provided by Pacific Gas & Electric via the existing underground service along Main Street. The structure will be protected by a fire-sprinkler system and will be constructed with Wildland-Urban-Interface (WUI) compliant exterior materials and finishes. The new Church (Lot A) will include a Sanctuary space with fixed seating for 72 attendees. There will be an ADA-accessible raised platform for the alter area and where the choir and musicians perform. There is an adjacent storage room at the raised level which contains electrical and audio-visual equipment. There is access to the Church from Main Street (from the south) via a small gathering space and garden on both sides. The proposed site plan includes an electronic monument sign on the east side of the gathering space which will display Church service times and additional information such as special events and announcements. On the west side of the property facing Main Street will be a monument which displays the original Church bell which was retrieved from the fire's ashes. The adjacent gardens will be planted with drought-tolerant Western red-buds and French lavender. Main Street has diagonal street parking and a 5' wide sidewalk. The Entry Patio will be flanked by gardens on the east and west side of Lot A, which will be landscaped with drought-tolerant Valley Oak trees with rosemary and asters. The main Church Entry Hall will provide access to the Sanctuary, Pastor's Office, Church Office, Men's and Women's Restrooms, two small Meeting Rooms with closet storage, and bulletin displays. It is anticipated that the Church will be utilized for private events such as weddings, funerals and other ceremonies as well as public events such as various church services, community meetings and emergency preparedness trainings. Vehicle access to the new Church from the north side is via Frederickson Drive with four parking spaces (two are ADA-compliant with a shared loading zone). RECOMMENDED ACTION: Mitigated Negative Declaration I move that the Planning Commission find on the basis of the Initial Study No. IS 18-07 prepared by the Planning Division and the mitigation measures which have been added to the project, that the Use Permit as applied for by Lower Lake Methodist Church not have a significant effect on the environment and therefore a mitigated negative declaration shall be approved with the findings listed in the staff report dated October 25, 2018. Use Permit I move that the Planning Commission find that the Use Permit (UP 18-02) applied for Lower Lake Methodist Church on property located 16264 Main Street in Lower Lake, CA does meet the requirements of Section 51.4 of the Lake County Zoning Ordinance and that the Planning Commission has reviewed and considered the Mitigated Negative Declaration which was adopted for this project and the Use Permit be granted subject to the conditions and with the findings listed in the staff report dated October 25, 2018

..Title ..Body MEMORANDUM TO: Planning Commission FROM: Michalyn DelValle, Community Development Director Mark Roberts, Associate Planner DATE: October 12, 2018 SUBJECT: Major Use Permit, UP 17-04, Variance, VR 18-03 and Initial Study, IS 17-12. Supervisor District 4 ATTACHMENTS: 1. Vicinity Map 2. Proposed Project Packet (plans included) 3. Applicants Response to Variance Questionnaire 4. Letter of Support - Lake County Sheriff Office 5. Initial Study, IS 17-12 6. Agency Comments 7. General Public Comments 8. Proposed Conditions of Approval EXECUTIVE SUMMARY: The project proposes to construct, operate and an unmanned 70 foot tall green mono-pine wireless telecommunication tower. Ancillary facilities for the tower would include outdoor equipment structures and/or cabinets, a 30-kilowat backup diesel generator, and 132 gallon diesel fuel tank which would be placed on a 6 ft. X 13 ft. (78 square foot) concrete pad. The tower and ancillary facilities would be enclosed within a 30 ft. X 40 ft. (1,200 square foot) leased area. The leased area would be enclosed with an eight (8) foot chain-link fence. The tower would include three (3) sectors, each containing four (antennas), designed for co-location of other carriers, which would eliminate the need for several towers in separate locations. The proposed tower would offer additional coverage, from approximately the Lakeshore Blvd area to State Highway 29. The utilities would be routed underground approximately 480 feet northeast, west, and then north from the existing utility pole (located on the west end of Worley Drive) to the accessory equipment within the leased area. The open trench would be approximately two (2) feet wide by three (3) feet deep and would use special trenching techniques (hand tools, boring, etc.) to the extent practical. Little to no grading is anticipated since the site is generally flat. The site would be accessible from an existing fifteen (15) foot wide access easement connecting to an existing paved road, known as Worley Drive from Lakeshore Boulevard, a County maintained Road. Access for Communication Towers is required to be a minimum of twenty (20) foot wide and improved to a width of at least ten (10) in width with a dust free, all weather surface for the entire length pursuant to Article 71, Section 71.8(#13) of the Lake County Code. However, prior to the applicant submitting the Major Use Permit Application to the Community Development Department, the applicant was in negotiations with Special Districts regarding the proposed project since the site is located on the grounds of a water treatment plant, currently owned by the County of Lake Special Districts, North Lakeport Water Treatment County Service Area (CSA) #21. The project site is developed with a treatment plant building, asphalt and gravel, detention ponds, water tanks, and other ancillary equipment associated with water treatment facility, including an existing fifteen (15) wide access easement of Worley Drive. The applicant originally proposed a twenty (20) foot wide access easement that would have complied with Article 71, Section 71.8(#13) of the Lake County Zoning Ordinance but due to the lot configuration, existing development and the future expansion of the facility, special districts is unable to accommodate for the required 20 foot wide access easement. Therefore, the applicant has applied for a Variance pursuant to Article 52, Section 52.5 of the Lake County Zoning Ordinance requesting a reduction from the required twenty (20) foot wide easement to the existing fifteen (15) foot wide access easement. The proposed fifteen (15) foot wide access easement shall be improved to a width of at least ten (10) in width with a dust free, all weather surface for the entire length. According to the applicant a technician would conduct a site visit approximately twice a month to ensure the facility is in working order and perform any necessary repairs/maintenance. Additionally, in the event that power outage and/or natural disaster were to occur, the standby generator would ensure and maintained quality coverage. The stand-by generator would run for approximately fifteen (15) minutes per week for maintenance purpose and during power outages and/or natural disasters. According to the applicant, once construction begin, it takes approximately two (2) months to complete. The construction crew size would range from approximately two (2) to ten (10) individuals. Staff Recommends approval of Major Use Permit, UP 17-04 and Variance, VR 18-03. RECOMMENDED ACTION: Mitigated Negative Declaration I move that the Planning Commission find on the basis of the Initial Study No. 17-12 prepared by the Planning Division and the mitigation measures which have been added to the project, that the Use Permit, UP 17-04 and Variance, VR 18-03 as applied for by Epic Wireless Group (Verizon Wireless) 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 October 25, 2018. Major Use Permit I move that the Planning Commission find that the Use Permit, UP 17-04 applied by Epic Wireless Group (Verizon Wireless) on property located at 25 and 55 Worley Drive, Lakeport, CA 95453 further described as APN: 029-141-31 (Project Site) and 29-141-33 (access point only; within Worley Drive Right-of-Way) 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 October 12, 2018. Variance I move that the Planning Commission find that the Variance, VR 18-03 applied by Epic Wireless Group (Verizon Wireless) on property located at 25 and 55 Worley Drive, Lakeport, CA 95453 further described as APN: 029-141-31 (Project Site) and 29-141-33 (access point only; within Worley Drive Right-of-Way) does meet the requirements of Section 52.5 of the Lake County Zoning Ordinance and grant the Variance subject to the conditions and with the findings listed in the Staff Report dated October 12, 2018. Wireless Communication Facility Approval I move that the Planning Commission find that the Wireless Communication facility applied for by Epic Wireless Group (Verizon Wireless) on property located at 25 and 55 Worley Drive, Lakeport, CA 95453 further described as APN: 029-141-31 (Project Site) and 29-141-33 (access point only; within Worley Drive Right-of-Way) does meet the requirements of Section 71.13 of the Lake County Zoning Ordinance and that the Planning Commission has reviewed and considered the Mitigated Negative Declaration which was adopted for this project and the Wireless Communication Facility be granted subject to the conditions and with the findings listed in the staff report dated October 12, 2018. 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

..Title ..Body MEMORANDUM TO: Planning Commission FROM: Michalyn DelValle, Community Development Director Mark Roberts, Associate Planner DATE: October 12, 2018 SUBJECT: Benmore Valley Ranch, LLC. Major Use Permit Application, UP 18-09; Commercial Cannabis Cultivation; Early Activation, EA 18-05 and Categorical Exemption, CE 18-79. Supervisor District 4 ATTACHMENTS: 1. Vicinity Map 2. Existing and Proposed Plans 3. Property Management Plan (available upon request) 4. Agency Comments 5. Site Inspection Photographs - August 22, 2018 6. Early Activation, EA 18-05 Conditions of Approval 7. Proposed Use Permit Conditions of Approval EXECUTIVE SUMMARY: The applicant is requesting approval of a Major Use Permit for Commercial Cannabis Cultivation A-Type 3 Outdoor License (which includes the planting, growing, harvesting, drying, curing, grading, trimming, and/or any combination of those activities, including processing) within a previously graded, and/or disturbed area once used for a commercial agricultural crop (vineyard/cattle; according to the applicant the project parcel has been used continuously for cattle and/or vineyards since the mid 1980's. The agriculture use still continues today on a much smaller scale). The Commercial Cannabis Cultivation A-Type 3 Outdoor License allows up to 43,560 square feet of Canopy Area, (cannabis cultivation site in square feet) and up to 65,000 square feet of Cannabis Cultivation Area, which is the designated area(s) at a licensed premises, except nurseries, that will contain mature plants at any point in time, as follows: * Canopy shall be calculated in square feet and measured using clearly identifiable boundaries of all area(s) that will contain mature plants at any point in time, including all of the space(s) within the boundaries. * Canopy may be noncontiguous but each unique area included in the total canopy calculation shall be separated by an identifiable boundary that includes, but is not limited to, interior walls, shelves, greenhouse walls, garden benches, hedgerows, fencing, garden beds, or garden plots and of mature plants are being cultivated using a shelving system, the surface area of each level shall be included in the total canopy calculation. According to the Site Plan dated August 30, 2018, the proposed use would be operated within a fenced in area (Refer to Attachment 2 - Existing & Proposed Conditions for details). The fence would be approximately six (6) feet height, and constructed with heavy gaged wire with gated access. There would be a minimum of two (2) security cameras at opposite ends of the fence to ensure the Cannabis Cultivation Area would be completely monitored 24 hours a day, 7 days a week. The proposed security system is able to be accessed remotely. Additionally, the applicant is proposing an Operation Area within the fenced-in area. According to the applicants Property Management Plan the unused area known as the Operational Area would allow the applicant and/or the employee's adequate space for the ongoing maintenance of the cannabis cultivation area. According to the applicant there would be a minimum of four (4) employees (the number of employees and/or shifts may vary depending on time of year, crop production/amount of work) and up to, two (2) shifts depending the season. The Cultivation Season occurs from April 1st to November 1st and the cultivation area would be in fallow (plowed/harrowed) soil from November 1st to March 31st. During cultivation operations, the hours would be 9:00AM to 7:00PM Monday through Saturday and 12:00PM to 7:00PM on Sundays. The hours of operation for all deliveries and/or pickups would be Monday through Saturday from 7:00AM to 7:00PM and Sunday from 12:00pm to 5:00pm. According to the applicants Property Management Plan, approximately two (2) employees would be needed to maintain all cannabis plants on an ongoing basis and during peak season there may be up to twenty (20) employees. However, the majority of employees would be housed onsite in permitted single-family dwellings on other parcels throughout the Benmore Valley Ranch, limiting the daily trips to less than twenty (20) during peak season and less than eight (8) during normal operations. During peak season, Box Trucks would be used to pick up and/or ship bulk cannabis, resulting in less than eight (8) trips per year. However, there may additional small deliveries and/or pick-ups in order to complete day to day operations. According to the applicant there will be approximately sixteen (16) parking spaces (12 existing & 4 proposed). The parking spaces are located adjacent and/or in front of the Cannabis Cultivation Area. The project is using an existing irrigation system (previously used for a vineyard) which uses water from the North Lake Reservoir located on the property. The water is gravity fed from the lake, to four (4) storage tanks (2 - 5,000 gallon and 2 - 3,000 gallon tanks) located approximately 1,100 feet to the southeast of the cannabis cultivation area. The water is then pumped to the site using a two (2) horse-pump and distributed through existing underground irrigation tubing. The site is also developed with a Nutrient Automated Mixing Feeder, which distributes the nutrients/fertilizers to the cannabis plants through the existing underground irrigation system. On May 25, 2018 the applicant was issued Early Activation, EA 18-05 of the use for Commercial Cannabis Cultivation. Staff Recommends approval of Major Use Permit, UP 18-09. RECOMMENDED ACTION: Categorical Exemption I move that the Planning Commission find that the Use Permit, UP 18-09 applied by Caitlin Stouvenot on property located at 3303 Benmore Valley Road, Lakeport, CA 95453 further described as APN: 007-001-34 is exempt from CEQA because it falls within Categorical Exemption Class 4 set forth in the Staff Report dated October 12, 2018. Major Use Permit I move that the Planning Commission find that the Use Permit, UP 18-09 applied by Caitlin Stouvenot on property located at 3303 Benmore Valley Road, Lakeport, CA further described as APN: 007-001-34 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 October 12, 2018. 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

..Title ..Body MEMORANDUM TO: Planning Commission FROM: Michalyn DelValle, Community Development Director Mark Roberts, Associate Planner DATE: October 12, 2018 SUBJECT: Benmore Valley Ranch, LLC. Major Use Permit Application, UP 18-07; Commercial Cannabis Cultivation; Early Activation, EA 18-03 and Categorical Exemption, CE 18-76. Supervisor District 4 ATTACHMENTS: 1. Vicinity Map 2. Existing and Proposed Plans 3. Property Management Plan (available upon request) 4. Agency Comments 5. Site Inspection Photographs - August 22, 2018 6. Early Activation, EA 18-05 Conditions of Approval 7. Proposed Use Permit Conditions of Approval EXECUTIVE SUMMARY: The applicant is requesting approval of a Major Use Permit for Commercial Cannabis Cultivation A-Type 3 Outdoor License (which includes the planting, growing, harvesting, drying, curing, grading, trimming, and/or any combination of those activities, including processing) within a previously graded, and/or disturbed area once used for a commercial agricultural crop (vineyard/cattle; according to the applicant the project parcel has been used continuously for cattle and/or vineyards since the mid 1980's. The agriculture use still continues today on a much smaller scale). The Commercial Cannabis Cultivation A-Type 3 Outdoor License allows up to 43,560 square feet of Canopy Area, (cannabis cultivation site in square feet) and up to 65,000 square feet of Cannabis Cultivation Area, which is the designated area(s) at a licensed premises, except nurseries, that will contain mature plants at any point in time, as follows: * Canopy shall be calculated in square feet and measured using clearly identifiable boundaries of all area(s) that will contain mature plants at any point in time, including all of the space(s) within the boundaries. * Canopy may be noncontiguous but each unique area included in the total canopy calculation shall be separated by an identifiable boundary that includes, but is not limited to, interior walls, shelves, greenhouse walls, garden benches, hedgerows, fencing, garden beds, or garden plots and of mature plants are being cultivated using a shelving system, the surface area of each level shall be included in the total canopy calculation. According to the Site Plan dated August 30, 2018, the proposed use would be operated within a fenced in area (Refer to Attachment 2 - Existing & Proposed Conditions for details). The fence would be approximately six (6) feet height, and constructed with heavy gaged wire with gated access. There would be a minimum of two (2) security cameras at opposite ends of the fence to ensure the Cannabis Cultivation Area would be completely monitored 24 hours a day, 7 days a week. The proposed security system is able to be accessed remotely. Additionally, the applicant is proposing an Operation Area within the fenced-in area. According to the applicants Property Management Plan the unused area known as the Operational Area would allow the applicant and/or the employee's adequate space for the ongoing maintenance of the cannabis cultivation area. According to the applicant there would be a minimum of four (4) employees (the number of employees and/or shifts may vary depending on time of year, crop production/amount of work) and up to, two (2) shifts depending the season. The Cultivation Season occurs from April 1st to November 1st and the cultivation area would be in fallow (plowed/harrowed) soil from November 1st to March 31st. During cultivation operations, the hours would be 9:00AM to 7:00PM Monday through Saturday and 12:00PM to 7:00PM on Sundays. The hours of operation for all deliveries and/or pickups would be Monday through Saturday from 7:00AM to 7:00PM and Sunday from 12:00pm to 5:00pm. According to the applicants Property Management Plan, approximately two (2) employees would be needed to maintain all cannabis plants on an ongoing basis and during peak season there may be up to twenty (20) employees. However, the majority of employees would be housed onsite in permitted single-family dwellings on other parcels throughout the Benmore Valley Ranch, limiting the daily trips to less than twenty (20) during peak season and less than eight (8) during normal operations. During peak season, Box Trucks would be used to pick up and/or ship bulk cannabis, resulting in less than eight (8) trips per year. However, there may additional small deliveries and/or pick-ups in order to complete day to day operations. According to the applicant there will be approximately sixteen (16) parking spaces (12 existing & 4 proposed). The parking spaces are located adjacent and/or in front of the Cannabis Cultivation Area. The project is using an existing irrigation system (previously used for a vineyard) which uses water from the North Lake Reservoir located on the property. The water is gravity fed from the lake, to four (4) storage tanks (2 - 5,000 gallon and 2 - 3,000 gallon tanks) located approximately 1,100 feet to the southeast of the cannabis cultivation area. The water is then pumped to the site using a two (2) horse-pump and distributed through existing underground irrigation tubing. The site is also developed with a Nutrient Automated Mixing Feeder, which distributes the nutrients/fertilizers to the cannabis plants through the existing underground irrigation system. On May 25, 2018 the applicant was issued Early Activation, EA 18-03 of the use for Commercial Cannabis Cultivation. Staff Recommends approval of Major Use Permit, UP 18-07. RECOMMENDED ACTION: Categorical Exemption I move that the Planning Commission find that the Use Permit, UP 18-07 applied by Steven Luu on property located at 3303 Benmore Valley Road, Lakeport, CA 95453 further described as APN: 007-001-34 is exempt from CEQA because it falls within Categorical Exemption Class 4 set forth in the Staff Report dated October 12, 2018. Major Use Permit I move that the Planning Commission find that the Use Permit, UP 18-07 applied by Steven Luu on property located at 3303 Benmore Valley Road, Lakeport, CA further described as APN: 007-001-34 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 October 12, 2018. 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

..Title ..Body MEMORANDUM TO: Planning Commission FROM: Michalyn DelValle, Community Development Director Mark Roberts, Associate Planner DATE: October 12, 2018 SUBJECT: Benmore Valley Ranch, LLC. Major Use Permit Application, UP 18-08; Commercial Cannabis Cultivation; Early Activation, EA 18-04 and Categorical Exemption, CE 18-77. Supervisor District 4 ATTACHMENTS: 1. Vicinity Map 2. Existing and Proposed Plans 3. Property Management Plan (available upon request) 4. Agency Comments 5. Site Inspection Photographs - August 22, 2018 6. Early Activation, EA 18-05 Conditions of Approval 7. Proposed Use Permit Conditions of Approval EXECUTIVE SUMMARY: The applicant is requesting approval of a Major Use Permit for Commercial Cannabis Cultivation A-Type 3 Outdoor License (which includes the planting, growing, harvesting, drying, curing, grading, trimming, and/or any combination of those activities, including processing) within a previously graded, and/or disturbed area once used for a commercial agricultural crop (vineyard/cattle; according to the applicant the project parcel has been used continuously for cattle and/or vineyards since the mid 1980's. The agriculture use still continues today on a much smaller scale). The Commercial Cannabis Cultivation A-Type 3 Outdoor License allows up to 43,560 square feet of Canopy Area, (cannabis cultivation site in square feet) and up to 65,000 square feet of Cannabis Cultivation Area, which is the designated area(s) at a licensed premises, except nurseries, that will contain mature plants at any point in time, as follows: * Canopy shall be calculated in square feet and measured using clearly identifiable boundaries of all area(s) that will contain mature plants at any point in time, including all of the space(s) within the boundaries. * Canopy may be noncontiguous but each unique area included in the total canopy calculation shall be separated by an identifiable boundary that includes, but is not limited to, interior walls, shelves, greenhouse walls, garden benches, hedgerows, fencing, garden beds, or garden plots and of mature plants are being cultivated using a shelving system, the surface area of each level shall be included in the total canopy calculation. According to the Site Plan dated August 30, 2018, the proposed use would be operated within a fenced in area (Refer to Attachment 2 - Existing & Proposed Conditions for details). The fence would be approximately six (6) feet height, and constructed with heavy gaged wire with gated access. There would be a minimum of two (2) security cameras at opposite ends of the fence to ensure the Cannabis Cultivation Area would be completely monitored 24 hours a day, 7 days a week. The proposed security system is able to be accessed remotely. Additionally, the applicant is proposing an Operation Area within the fenced-in area. According to the applicants Property Management Plan the unused area known as the Operational Area would allow the applicant and/or the employee's adequate space for the ongoing maintenance of the cannabis cultivation area. According to the applicant there would be a minimum of four (4) employees (the number of employees and/or shifts may vary depending on time of year, crop production/amount of work) and up to, two (2) shifts depending the season. The Cultivation Season occurs from April 1st to November 1st and the cultivation area would be in fallow (plowed/harrowed) soil from November 1st to March 31st. During cultivation operations, the hours would be 9:00AM to 7:00PM Monday through Saturday and 12:00PM to 7:00PM on Sundays. The hours of operation for all deliveries and/or pickups would be Monday through Saturday from 7:00AM to 7:00PM and Sunday from 12:00pm to 5:00pm. According to the applicants Property Management Plan, approximately two (2) employees would be needed to maintain all cannabis plants on an ongoing basis and during peak season there may be up to twenty (20) employees. However, the majority of employees would be housed onsite in permitted single-family dwellings on other parcels throughout the Benmore Valley Ranch, limiting the daily trips to less than twenty (20) during peak season and less than eight (8) during normal operations. During peak season, Box Trucks would be used to pick up and/or ship bulk cannabis, resulting in less than eight (8) trips per year. However, there may additional small deliveries and/or pick-ups in order to complete day to day operations. According to the applicant there will be approximately sixteen (16) parking spaces (12 existing & 4 proposed). The parking spaces are located adjacent and/or in front of the Cannabis Cultivation Area. The project is using an existing irrigation system (previously used for a vineyard) which uses water from the North Lake Reservoir located on the property. The water is gravity fed from the lake, to four (4) storage tanks (2 - 5,000 gallon and 2 - 3,000 gallon tanks) located approximately 1,100 feet to the southeast of the cannabis cultivation area. The water is then pumped to the site using a two (2) horse-pump and distributed through existing underground irrigation tubing. The site is also developed with a Nutrient Automated Mixing Feeder, which distributes the nutrients/fertilizers to the cannabis plants through the existing underground irrigation system. On May 25, 2018 the applicant was issued Early Activation, EA 18-04 of the use for Commercial Cannabis Cultivation. Staff Recommends approval of Major Use Permit, UP 18-08. RECOMMENDED ACTION: Categorical Exemption I move that the Planning Commission find that the Use Permit, UP 18-08 applied by Victor Vincente on property located at 3303 Benmore Valley Road, Lakeport, CA 95453 further described as APN: 007-001-34 is exempt from CEQA because it falls within Categorical Exemption Class 4 set forth in the Staff Report dated October 12, 2018. Major Use Permit I move that the Planning Commission find that the Use Permit, UP 18-08 applied by Victor Vincente on property located at 3303 Benmore Valley Road, Lakeport, CA further described as APN: 007-001-34 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 October 12, 2018. 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

..Title ..Body MEMORANDUM TO: Planning Commission FROM: Michalyn DelValle, Community Development Director Mark Roberts, Associate Planner DATE: October 12, 2018 SUBJECT: Benmore Valley Ranch, LLC. Major Use Permit Application, UP 18-11; Commercial Cannabis Cultivation; Early Activation, EA 18-07 and Categorical Exemption, CE 18-78. Supervisor District 4 ATTACHMENTS: 1. Vicinity Map 2. Existing and Proposed Plans 3. Property Management Plan (available upon request) 4. Agency Comments 5. Site Inspection Photographs - August 22, 2018 6. Early Activation, EA 18-05 Conditions of Approval 7. Proposed Use Permit Conditions of Approval EXECUTIVE SUMMARY: The applicant is requesting approval of a Major Use Permit for Commercial Cannabis Cultivation A-Type 3 Outdoor License (which includes the planting, growing, harvesting, drying, curing, grading, trimming, and/or any combination of those activities, including processing) within a previously graded, and/or disturbed area once used for a commercial agricultural crop (vineyard/cattle; according to the applicant the project parcel has been used continuously for cattle and/or vineyards since the mid 1980's. The agriculture use still continues today on a much smaller scale). The Commercial Cannabis Cultivation A-Type 3 Outdoor License allows up to 43,560 square feet of Canopy Area, (cannabis cultivation site in square feet) and up to 65,000 square feet of Cannabis Cultivation Area, which is the designated area(s) at a licensed premises, except nurseries, that will contain mature plants at any point in time, as follows: * Canopy shall be calculated in square feet and measured using clearly identifiable boundaries of all area(s) that will contain mature plants at any point in time, including all of the space(s) within the boundaries. * Canopy may be noncontiguous but each unique area included in the total canopy calculation shall be separated by an identifiable boundary that includes, but is not limited to, interior walls, shelves, greenhouse walls, garden benches, hedgerows, fencing, garden beds, or garden plots and of mature plants are being cultivated using a shelving system, the surface area of each level shall be included in the total canopy calculation. According to the Site Plan dated August 30, 2018, the proposed use would be operated within a fenced in area (Refer to Attachment 2 - Existing & Proposed Conditions for details). The fence would be approximately six (6) feet height, and constructed with heavy gaged wire with gated access. There would be a minimum of two (2) security cameras at opposite ends of the fence to ensure the Cannabis Cultivation Area would be completely monitored 24 hours a day, 7 days a week. The proposed security system is able to be accessed remotely. Additionally, the applicant is proposing an Operation Area within the fenced-in area. According to the applicants Property Management Plan the unused area known as the Operational Area would allow the applicant and/or the employee's adequate space for the ongoing maintenance of the cannabis cultivation area. According to the applicant there would be a minimum of four (4) employees (the number of employees and/or shifts may vary depending on time of year, crop production/amount of work) and up to, two (2) shifts depending the season. The Cultivation Season occurs from April 1st to November 1st and the cultivation area would be in fallow (plowed/harrowed) soil from November 1st to March 31st. During cultivation operations, the hours would be 9:00AM to 7:00PM Monday through Saturday and 12:00PM to 7:00PM on Sundays. The hours of operation for all deliveries and/or pickups would be Monday through Saturday from 7:00AM to 7:00PM and Sunday from 12:00pm to 5:00pm. According to the applicants Property Management Plan, approximately two (2) employees would be needed to maintain all cannabis plants on an ongoing basis and during peak season there may be up to twenty (20) employees. However, the majority of employees would be housed onsite in permitted single-family dwellings on other parcels throughout the Benmore Valley Ranch, limiting the daily trips to less than twenty (20) during peak season and less than eight (8) during normal operations. During peak season, Box Trucks would be used to pick up and/or ship bulk cannabis, resulting in less than eight (8) trips per year. However, there may additional small deliveries and/or pick-ups in order to complete day to day operations. According to the applicant there will be approximately sixteen (16) parking spaces (12 existing & 4 proposed). The parking spaces are located adjacent and/or in front of the Cannabis Cultivation Area. The project is using an existing irrigation system (previously used for a vineyard) which uses water from the North Lake Reservoir located on the property. The water is gravity fed from the lake, to four (4) storage tanks (2 - 5,000 gallon and 2 - 3,000 gallon tanks) located approximately 1,100 feet to the southeast of the cannabis cultivation area. The water is then pumped to the site using a two (2) horse-pump and distributed through existing underground irrigation tubing. The site is also developed with a Nutrient Automated Mixing Feeder, which distributes the nutrients/fertilizers to the cannabis plants through the existing underground irrigation system. On May 25, 2018 the applicant was issued Early Activation, EA 18-07 of the use for Commercial Cannabis Cultivation. Staff Recommends approval of Major Use Permit, UP 18-11. RECOMMENDED ACTION: Categorical Exemption I move that the Planning Commission find that the Use Permit, UP 18-11 applied by Phillippe Stouvenot on property located at 3303 Benmore Valley Road, Lakeport, CA 95453 further described as APN: 007-001-34 is exempt from CEQA because it falls within Categorical Exemption Class 4 set forth in the Staff Report dated October 12, 2018. Major Use Permit I move that the Planning Commission find that the Use Permit, UP 18-11 applied by Phillippe Stouvenot on property located at 3303 Benmore Valley Road, Lakeport, CA further described as APN: 007-001-34 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 October 12, 2018. 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

..Title ..Body MEMORANDUM TO: Planning Commission FROM: Michalyn DelValle, Community Development Director Byron Turner, Principal Planner DATE: October 25, 2018 SUBJECT: Sweetwater Farms. Minor Use Permit Application, MUP 18-09, Commercial Cannabis Cultivation; Categorical Exemption, CE 18-25. Supervisor District 4 ATTACHMENTS: 1. Property Management Plan (upon request) 2. Proposed Conditions of Approval 3. Existing and Proposed Plans EXECUTIVE SUMMARY: The applicant is requesting approval of a Minor Use Permit for a Cannabis Cultivation License "A Type 1-C specialty cottage" which is defined as "Cultivation for adult use cannabis of 2,500 square feet or less of total canopy size for mixed light cultivation using light depravation and/or artificial lighting below a rate of 25 watts per square foot, up to 25 mature plants for outdoor cultivation without the use of light deprivation and/or artificial lighting in the canopy area at any point in time, or 500 square feet or less of total canopy size for indoor cultivation within a permanent structure using exclusively artificial light or within any type of structure using artificial light at a rate above twenty-five watts per square foot, on one premises. This project proposes 1,440 square feet of canopy area and 3,564 square feet of cultivation area. Canopy area is defined as the designated areas at a licensed premises, except nurseries, that will contain mature plants at any point in time. Cultivation area is defined as the area of a cannabis cultivation site in square feet. Cannabis cultivation site is a location where cannabis is planted, grown, harvested, dried, cured, graded, packaged, stored and/or trimmed. Staff Recommends approval of Minor Use Permit, MUP 18-09. RECOMMENDED ACTION: Categorical Exemption I move that the Planning Commission find this Minor Use Permit, MUP 18-09, applied by Lawrence Johnson on property located at 11322 Bottle Rock Road, Kelseyville, and further described as APN 011-068-067 is exempt from CEQA as it falls within Categorical Exemption Class 4 set forth in the Staff Report dated October 25, 2018. Minor Use Permit Approval I move that the Planning Commission find that the Minor Use Permit (MUP 18-09) applied for by Lawrence Johnson on property located at 11322 Bottle Rock Road, Kelseyville, and further described as APN 011-068-067 does meet the requirements of Section 50.4 of the Lake County Zoning Ordinance and that the Planning Commission has reviewed and considered the Categorical Exemption which was adopted for this project and the Minor Use Permit be granted subject to the conditions and findings listed in the staff report dated October 25, 2018. 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.