Memorandum
Date: April 14, 2026
To: The Honorable Lake County Board of Supervisors
From: Mireya G. Turner, Community Development Director
Mary Claybon, Senior Planner
Subject: 10:00 A.M. - Consideration of an Ordinance adopting Zoning Map Amendment (PL-25-101) to bring three parcels into compliance with the existing Industrial General Plan Designation, Kelseyville Area Plan, and Airport Land Use Compatibility Plan; located at 4325, 4375, and 4425 Highland Springs Road, Lakeport (APNs 008-031-17, 20, and 44)
Executive Summary
The proposed zoning map amendment has been initiated by the Community Development Department for property owners Donald and Diane Deuchar and Timothy Cooper amending the zoning map for properties located at 4325, 4375, and 4425 Highland Springs Road, Lakeport (APNs 008-031-20, 008-031-44, and 008-031-17). The General Plan land use designations for the parcels were updated to Industrial “I” within the 2008 General Plan. However, the zoning map was not amended at that time, and the current zoning designation is listed as Agriculture “A”. The purpose of the proposed zoning map amendment is to correct the zoning district of the parcels to reflect the “PDC” Planned Development Commercial base zoning consistent with the 2008 General Plan “I” Industrial land use designation. There is no proposed development associated with this zoning map amendment.
On February 12, 2026, the item was heard by the Lake County Planning Commission. At the hearing, the Planning Commission chose to advance the item to the Board of Supervisors without a formal recommendation. The Planning Commission Staff Report and related attachments, including public comments received for the February 12 hearing, are included in Exhibit A. The Planning Commission meeting may be viewed online at: <https://lakecounty.granicus.com/player/clip/822?view_id=1&redirect=true>
The Draft Ordinance for Board consideration is included in Exhibit B.
Attachments:
1. Exhibit A February 12, 2026 Staff Report and attachments
2. Exhibit B Draft Ordinance
Staff Analysis
The February 12, 2026, Planning Commission Staff Report (Exhibit A) contains a full analysis of the Project’s consistency with the General Plan, Kelseyville Area Plan, Lake County Airport Land Use Compatibility Plan, and County of Lake Zoning Code. A summary of the analysis is provided below.
2008 General Plan. Land immediately adjacent to Lampson Field Airport (such as the project parcel) has been designated Heavy Commercial/Industrial and has been zoned “C3” Service Commercial and “PDC” Planned Development Commercial in the 2008 General Plan. The General Plan Land Use Element contains several goals and policies that are aimed at growth and development, industrial development, and economic development. As previously indicated, the current land use map accurately reflects the “I” Industrial land use designation from the 2008 General Plan but does not accurately reflect the “PDC” Planned Development Commercial base zoning district. Consistent with the above noted goals and policies, the Industrial land use zoning designation (and associated “PDC” zoning designation) allow for a variety of commercial and industrial uses with approval of a use permit, further enhancing economic development opportunities in the area. The land use designation is consistent with adjacent designations and the vision of the Lampson Field area described in the General Plan. The land use designation was found to be in compliance with the General Plan at the time of its adoption, and the purpose of the zoning map amendment is to correct the base zoning district of the parcels in conformance with the 2008 General Plan.
Kelseyville Area Plan. The General Plan and Area Plan must be mutually complementary and consistent. Policies in the Area Plan should supplement General Plan policies, yet more precisely reflect the characteristics found in the planning area. The adoption of the zoning map does not interfere with existing uses and does not conflict with goals and policies contained within the Kelseyville Area Plan.
Lake County Airport Land Use Compatibility Plan. The project parcels are located within Zone C of the Lake County Airport Land Use Compatibility Plan (2007), which is characterized by a low level of risk and intermittent noise exposure. The zoning designation of “PDC” aligns with the standards set forth in the Lake County Airport Land Use Compatibility Plan. Future development would be reviewed for compatibility with the Airport Land Use Compatibility Plan, as applicable.
Lake County Zoning Code. The project is consistent with the Lake County Zoning Code and meets all requirements noted in Article 47.21 for Rezones. No development is proposed, but in accordance with the proposed Planned Development Commercial “PDC” zoning district, future development would be reviewed through the Use Permit process to ensure compatibility with surrounding uses, the Zoning Code and Airport Land Use Compatibility Plan.
Environmental Review. The County prepared an Environmental Impact Report (EIR) for the 2008 General Plan update, in accordance with the California Environmental Quality Act (CEQA). The EIR notes that it will be used as a first-tier environmental document for subsequent environmental reviews of community plans, infrastructure improvements, General Plan and Zoning amendments, impact fees, and other local development proposals and actions. Chapter 3, Land Use, of the EIR analyzes land use changes and compatibility with surrounding designations. Chapter 6, Transportation and Circulation, analyzed impacts related to the transportation system, including the airport. The General Plan is a “self-mitigating” document and the EIR incorporated policies and implementation measures to address potential impacts.
Specifically, Policies T-3.2 and T-3.6 pertains to land located north of Lampson Airport, with additional references to industrial uses found in various other policies within the EIR. The proposed rezone is consistent with what was analyzed in the EIR and the above noted implementation policies. This zoning map correction is based on the information contained within the EIR, in accordance with Title 14, Division 6, Article 11, Section 15162 of the California Code of Regulations. No development is proposed as a part of this project; future development would be subject to additional CEQA review.
Recommended Action:
Staff recommends that the Board of Supervisors take the following actions:
A. Determine that the proposed zoning map amendment was fully analyzed in the 2008 General Plan EIR with the following findings:
1. The County prepared an Environmental Impact Report (EIR) for the 2008 General Plan update.
2. Chapter 3, Land Use, of the EIR analyzes land use changes and compatibility with surrounding designations.
3. The proposed rezoning of the parcels north of the airport to Planned Development Commercial “PDC” is consistent with what was analyzed in the EIR.
4. This zoning map amendment is based on the information contained within the EIR, in accordance with Title 14, Division 6, Article 11, Section 15162 of the California Code of Regulations and no further environmental review is required.
B. Adopt the Zoning Map Amendment PL-25-101 with the following findings:
1. The Community Development Department has proposed the zoning map amendment to correct the zoning district of the parcels to reflect the “PDC” Planned Development Commercial base zoning consistent with the 2008 General Plan “I” Industrial land use designation.
2. This zoning map amendment is consistent with the Lake County General Plan, Kelseyville Area Plan, Lake County Airport Land Use Compatibility Plan, and the Lake County Zoning Ordinance.
3. That the zoning map amendment is consistent with the area’s zoning designations and in accordance with the proposed “PDC” zoning district, and future development would be reviewed through the Use Permit process for zoning consistency.
4. That the zoning map amendment does not constitute ‘spot zoning’ based on adjacent zoning and existing land uses in the vicinity.
5. That a zoning map amendment for the properties 4325, 4375, and 4425 Highland Springs Road, Lakeport (APNs 008-031-20, 008-031-44, and 008-031-17) from “A” Agriculture to “PDC” Planned Development Commercial will not be detrimental to the County of Lake.
Sample Motions:
Environmental determination
I move that the Board of Supervisors determine that the rezoning map amendment PL-25-101 will not result in any significant adverse environmental impact based on the adopted 2008 General Plan EIR, and that no further environmental review is required.
Rezone (PL-25-101)
I move that the Board of Supervisors approve the first reading of the Draft Ordinance Amending Section 21-3.7 of Chapter 21 of the Ordinance of the Municipal Code of the County of Lake by Adopting a Sectional District Zoning Map No. 3.7(B) 1.__ Rezoning (PL-25-101) the lands of 4325, 4375, and 4425 Highland Springs Road, Lakeport (APNs 008-031-20, 008-031-44, and 008-031-17), based on the findings in the memorandum dated April 14, 2026, and advance the Ordinance to the second reading.