DATE: October 20, 2026
To: The Honorable Lake County Board of Supervisors
FROM: Susan Parker, Community Development Interim Director
Trish Turner, Associate Planner
SUBJECT: 10:00 A.M. - Consideration of Appeal (PL-26-395) of Planning Commission’s Denial of Major Use Permit (PL-25-155/ UP 20-58) and Mitigated Negative Declaration for Lake Coco Farms. Applicant: Juan Gamino for property located at 3417 and 3547 Hendricks Road, Lakeport (APNs 005-006-07 and 005-013-01)
I. EXECUTIVE SUMMARY
2026 Planning Commission History
The proposed project Major Use Permit (PL-25-155/ UP 20-58) and the associated Mitigated Negative Declaration for commercial cannabis cultivation of no more than 205,800 sf and a Type-13, Distribution self-transport license located at 3417 and 3547 Hendricks Road, Lakeport (APNs 005-006-07 and 005-013-01) was scheduled for three hearings in 2026.
• April 23, 2026: The item was first heard, and the Planning Commission request additional information specifically regarding site access and odor mitigation. The project was continued to June 11, 2026.
• June 11, 2026: The Commissioners had to depart the meeting early, resulting in lack of quorum. The item continued to June 25, 2026, without being heard.
• June 25, 2026: During the June 25, 2026, hearing, three Commissioners were in attendance. Pursuant to the Planning Commission By-Laws (Exhibit C), a unanimous vote of the remaining quorum was required to pass any formal action rather than face another continuance the applicant requested the Commission issue a formal denial to allow an appeal to the Board of Supervisors. In response to the applicant's request, Commissioner Rosenthal made a motion to deny, which was seconded by Commissioner Fields. Commissioner Zoller also voted in favor of the motion. With a unanimous 3-0 vote, the motion to deny passed, formally denying the project. The June 25, 2026, Staff Report and attachments are included as Exhibit A. The Commission did not specify the reason for the denial in their formal motion; however, they noted access as an issue of concern during discussion.
II. SUMMARY OF PROJECT
The applicant, Lake Coco Farms/ Juan Gamino proposes up to 205,800 square feet of commercial cannabis canopy within two fenced outdoor cultivation areas totaling approximately 12 acres, new construction of appurtenant facilities and infrastructure improvements. The site has historically been used for agriculture.
The California Environmental Quality Act (CEQA) requires agencies to evaluate the environmental impacts of land use actions. A Draft Initial Study and Mitigated Negative Declaration (Exhibit A5) was prepared and circulated for public review from November 04, 2025, to December 09, 2025, pursuant to CEQA Guidelines §15063.The Initial Study found that the Project would result in potentially significant impacts to Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology & Soils, Hazards and Hazardous Materials, Hydrology/Water Quality, Noise, Tribal Cultural Resources and Wildfire. All impacts would be reduced to a less-than-significant level through incorporation of mitigation measures and compliance with existing regulations.
No significant and unavoidable impacts were identified. Therefore, preparation of an Environmental Impact Report is not required pursuant to CEQA Guidelines §15070.
III. BASIS FOR THE APPEAL
The appellant stated the basis for the appeal is the project as proposed meets all conditions of the Lake County Zoning Ordinance for Outdoor Cannabis Cultivation, the project is a flat field with a long history of agricultural use, and the project site is located away from a significant number of residences and is outside of a Farmlands Protection Zone.
IV. APPEAL ANALYSIS
The applicant/appellant proposes no more than 205,800 sf of commercial cannabis canopy within two fenced outdoor cultivation areas totaling approximately 12 acres on a combined + 228.77-acres of land zoned “APZ-WW” Agriculture Preserve Zone - Waterway Combining District’. Site infrastructure includes three - 3,000 sf greenhouses for immature plant propagation, two - 120 sf wooden storage sheds, a 9,600-sf metal building, an existing 5,138 sf metal barn, four - 5,000-gallon water storage tanks for cultivation purposes, one-25,000-gallon metal water storage tank dedicated to fire suppression. An imported organic soil mixture in above ground nursery pots will be used in the three proposed immature plant greenhouses. The growing medium of the proposed canopy areas will be native soil at or below grade, amended with compost and/or manure. No tree removal is proposed. The proposed project did have Early Activation in August 2020.
The parcel contains existing residential and agricultural flat fields/ valley floors that has been used for intensive agricultural activities. No vegetation clearing is needed and very minimal site preparation will be needed for the proposed buildings. Additionally, the field in which the proposed canopy areas would be established has been fully fenced, and trenched irrigation lines have been run throughout the field for past agricultural operations. The surrounding area contains rural residential land and open space areas that consist of ranches, grazing land, vineyards, and cannabis cultivation operations.
The portion of Hendricks Road that travels north-south between the Scotts Valley Road connections is County-maintained public right-of-way. However, the portion of Hendricks Road that travels west to the project parcel is a privately maintained easement road and is not part of the County-maintained road system. Because this segment is a private easement, any physical widening or structural improvements beyond the established historical easement boundaries fall outside of County jurisdiction and would require the authorization of the underlying property owner(s). The applicant is, however, 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 Road. The project as proposed meets all requirements set forth for commercial cannabis cultivation. The dedicated easement from 1908 is Exhibit E to the Staff’s Memorandum.
V. RECOMMENDATION
Staff recommends that the Board of Supervisors:
Uphold Appeal (PL-26-395), adopt the Initial Study/Mitigated Negative Declaration (PL-25-155/ IS 20-72) findings, and approve Use Permit (PL-25-155 / UP 20-58) for Lake Coco Farms for commercial cannabis cultivation of up to 205,800 square feet of outdoor canopy and appurtenant facilities at 3417 and 3547 Hendricks Road, Lakeport (APNs 005-006-07 and 005-013-01).
Sample Motion:
Uphold Appeal (PL-26-357)
I move that the Board of Supervisors uphold the Appeal PL-26-395, in concept, and direct County Counsel to prepare Draft Findings of Fact.
EXHIBITS
A. Staff Report from the June 25, 2026, Planning Commission hearing with the following attachments:
1. Site Plans
2. Draft Conditions of Approval
3. Property Management Plan
4. Draft Initial Study / Mitigated Negative Declaration
5. Hydrology Report and Drought Management Plan
6. Biological Assessments
7. Agency Comments
8. Public Comments
9. Public Comments from June 11, 2026, Planning Commission Hearing
B. Appeal Application (PL-26-359)
C. Lake County Planning Commission By-Laws
D. Easement Document
E. Amended Conditions of Approval