County staff review backcountry-structure standards; focus on removing permanent fuel sources and clarifying appliance rules

Lake County planning staff used a work session to walk the planning commission and county commissioners through the history, purpose and technical standards for backcountry zoning and the newly defined "backcountry structure" use.

Staff recounted that the backcountry zoning district, adopted in 2022 after an extensive public process, was intended to create a low-density, low-impact conservation zoning overlay for private parcels adjacent to public lands. The district requires site-plan review for any development, additional setbacks from wetlands and trails, a tree-removal plan, a fire-mitigation plan approved by Lake County Fire Rescue, referral to public-land partners and limits on built footprints.

Under current code, a single-family dwelling in backcountry is capped at 1,100 square feet; backcountry structures are a separate, temporary use limited to 600 square feet and 20 feet in height that may not function as primary residences. Backcountry structures have occupancy limits in the septic regulations and development code: no more than 90 consecutive days and no more than 180 days per year. The county requires an alternative sanitary method and records approvals on title to preserve those limitations at resale.

Staff raised two standards for clarification. The first concerns fuel-fired equipment and portable tanks: the code language previously stated broadly "no fuel-fired equipment except removable cooking appliances having portable tanks," which staff and commissioners flagged as ambiguous. Commissioners and staff discussed risks from permanent propane or fuel storage (leak, fire, difficulty of delivery to remote sites) and the enforcement challenge of multiple small tanks. Participants coalesced around the principle that no permanent onsite fuel storage or permanent gas piping should be allowed for backcountry structures and that portable fuel containers (propane, gasoline, diesel) should be removed from the property when the structure is not occupied. The planning team said it would reword the standard to prohibit gas-fired equipment that is permanently plumbed while allowing removable, portable tanks and appliances that are taken off-site when not in use. Tank size thresholds (for example, 20‑pound propane bottles versus larger fixed tanks) were discussed as an enforcement indicator; staff noted 20‑pound tanks are readily movable while 50‑pound or 100‑gallon tanks are effectively permanent.

The second clarification focused on heating and ventilation: staff recommended retaining approval of heating stoves when installed to manufacturer specifications but clarifying that "no gas-fired equipment" language apply to permanent gas systems while permitting approved, removable appliances. Staff also discussed battery-operated smoke alarms and covering interior foam/plastics to reduce toxic smoke risk.

Other items covered included review by a third-party inspector (the county requires applicants to provide an inspector’s resume for remote sites), enforcement of county trash/ordinance requirements, discouraging ground-mounted solar unless low-voltage and portable, and a suggestion to change accessory dwelling unit (ADU) review from conditional use to administrative review to support housing goals while retaining parking, ownership and primary-license restrictions for short-term rentals.

Staff said it will prepare code amendments that tighten wording on gas-fired equipment and fuel storage and bring draft language back to the commission; no formal code amendments were adopted at the work session.