Mendocino County zoning administrator approves six administrative permits including cannabis cultivations, temporary RV use, events and Verizon upgrade

The Mendocino County Zoning Administrator approved six administrative permits at a July 10 hearing, including multiple cannabis cultivation proposals, a temporary RV occupancy for an on‑site construction project, a pair of temporary-event dates at Gateway Mendocino in Hopland, and an equipment upgrade to an existing Verizon wireless tower.

Jamie Henry, the staff planner who presented each item, recommended approval in every case “subject to the proposed conditions of approval,” and the zoning administrator said he had reviewed the staff reports and would approve each project “subject to the findings and conditions contained within the resolution.” There were no members of the public in the room or on Zoom during the hearing.

The approvals covered sites in Timberland Production Zone (TPZ) and other county zoning designations and included standard conditions intended to address fire safety, building‑permit compliance, archaeological discovery, and traffic or pedestrian safety where relevant. Several cannabis proposals were required to regularize previously permitted structures or expired permits before commercial operations may begin.

Cannabis cultivation approvals

The zoning administrator approved four cultivation permits, each on parcels designated forest lands and located in timberland production zones. Key staff findings across the applications were that the proposed cultivation areas are sited within previously disturbed or cleared areas, meet the county’s setback requirements, and qualify for categorical exemptions under the California Environmental Quality Act (CEQA) where noted.

- Case AP2019‑0106 (applicant identified as Matthew, last name redacted; agent Javier Rau): The proposed cultivation would use an existing clearing on the southern portion of the parcel and employ an existing greenhouse, two water storage tanks and a 3,700‑square‑foot drying and processing facility. The parcel contains a residence and two accessory structures. Staff noted an active Mendocino County code enforcement case (BI2022‑0220) involving several unpermitted structures related to cannabis cultivation; the resolution includes a condition requiring the applicant to legalize or remove those structures within 180 days and schedule a site inspection within 90 days of permit approval.

- Case AP2024‑0023 (applicant Michael Adams Jr., agent listed as Lisa Lise): The proposal calls for cultivation inside 14 hoop houses (each 20 by 50 feet), with a total mature canopy area reported as 8,750 square feet and an additional area for immature plants. The building division required that expired hoop‑house building permits (BU20212‑2272 through BU20212‑2285) be reinstated or reapplied for and finalized before any commercial cannabis use. The site lies in a state responsibility area and will be subject to CAL FIRE requirements for fire safe access and vegetation clearance. Staff indicated CEQA categorical exemption under Guideline section 15304 (minor land alterations).

- Case P2025‑0010 (owner Timothy Toner; applicant Mendo Greens LLC): The project site is a 160‑acre parcel sited about 2.9 miles southeast of Percy. The proposal would locate cultivation within ten 20‑by‑50‑foot greenhouses on a previously disturbed bench, with supporting structures that include a 30‑by‑50‑foot metal drying/storage building and five agricultural storage sheds. Water would come from an existing permitted on‑site well with a solar pump and backup generator. Several hoop‑house permits previously associated with the site expired in January 2022 and must be resubmitted under current building codes before construction; the parcel is in a high fire hazard severity zone and is subject to Public Resources Code sections 4290 and 4291 fire‑safety standards.

- (Fourth cultivation item referenced by staff and approved in the hearing: staff presentation and the zoning administrator’s approval were recorded; the applicant was not present and no additional public testimony was given.)

Temporary RV occupancy for residential construction

The zoning administrator approved P2025‑0008 for owner Dawn Banks to permit temporary occupancy of an RV for the duration of an active building permit (BU2024‑0110) for a new manufactured home. Staff reported the RV would be fully self‑contained and occupancy would not exceed two years; the parcel (0.17 acre) is zoned C1 (limited commercial) with a general plan designation of commercial. The parcel is served by Brooktrails Community Services District for water, sewer and fire protection. The Department of Transportation requested, and staff included, conditions requiring a field entrance and driveway approach meeting county standards and an encroachment permit for work in the county right‑of‑way. The Sherwood Valley Band of Pomo Indians asked to be contacted in the event of an inadvertent discovery of cultural resources; staff included the standard archaeological discovery clause.

Temporary events at Gateway Mendocino

The zoning administrator approved an administrative permit (P2025‑0011) allowing two temporary, community‑oriented event weekends at Gateway Mendocino, 13771 U.S. Highway 101 in Hopland, with overflow parking on a nearby private parcel at 140 McMilan (McMylan) Drive. Staff noted the primary event site is partly within a FEMA AE floodway but said the event layout is designed to avoid flood‑prone areas. The Hopland Municipal Advisory Council raised pedestrian‑safety concerns—particularly the lack of marked crosswalks and proximity to Chanel Valley Academy—and staff included a condition requiring a traffic control and pedestrian safety plan with trained personnel to manage crossings and coordinate traffic for each event.

Verizon wireless facility equipment replacement

The zoning administrator also approved P2025‑0013, an administrative permit for equipment replacement on an existing telecommunications tower on property owned by James and Gloria McCutcheon. Verizon Wireless, represented by Crown Castle USA Inc. (agent listed as Billy Shaundy), proposed removing and installing antennas and ancillary equipment within the tower’s existing footprint and previously developed lease area; no increase in tower height or ground lease area was proposed. Staff found the work categorically exempt under CEQA Guideline section 15301 (existing facilities) and recommended approval with conditions already in the resolution.

Votes at a glance

- AP2019‑0106 (Matthew [last name redacted]; agent Javier Rau) — Approved. Conditions require legalization or removal of unpermitted structures related to enforcement case BI2022‑0220 within 180 days and a site inspection within 90 days. - AP2024‑0023 (Michael Adams Jr.; agent Lisa Lise) — Approved. Condition: reinstate or reapply and finalize expired hoop‑house building permits (BU20212‑2272 through BU20212‑2285) prior to any commercial cannabis use; subject to CAL FIRE requirements. - P2025‑0010 (Timothy Toner; applicant Mendo Greens LLC) — Approved. Condition: obtain and finalize building permits for proposed structures; comply with Public Resources Code sections 4290 and 4291 fire standards. - (Fourth cultivation permit listed and approved in staff reports) — Approved. Key conditions and permit ID in staff resolution. - P2025‑0008 (Dawn Banks) — Approved. Temporary RV occupancy limited to the construction period (not to exceed two years); DOT‑required driveway/encroachment permits; standard archaeological discovery clause. - P2025‑0011 (Gateway Mendocino / 4013771 Hotland LLC) — Approved. Permit valid for one year by code; condition requires traffic control and pedestrian safety plan for each event. - P2025‑0013 (Verizon Wireless / Crown Castle USA Inc.) — Approved. Equipment replacement within existing lease area; CEQA exemption applied (Guideline 15301).

Each item was approved by the zoning administrator after the staff presentation; no public testimony was received at the hearing and no vote tallies or roll‑call votes were recorded in the transcript beyond the zoning administrator’s approval statements.

Context and next steps

Staff noted recurring implementation tasks for several approvals: applicants must obtain or finalize building permits for hoop houses and support structures, satisfy code‑enforcement deadlines where cited, and comply with CAL FIRE and county driveway/encroachment standards as applicable. Where archaeological or cultural resources concerns exist, staff included the standard discovery clause and a requirement to contact the Sherman Valley (Sherwood) Band of Pomo Indians in the event of inadvertent discovery. The zoning administrator adjourned the hearing at 1:49 p.m.

(Reporting note: all factual details—permit numbers, building‑permit references, enforcement case numbers and quoted staff recommendations—reflect the hearing transcript.)