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Planning commission approves Harbin Hot Springs request to convert 15 RVs to short‑term rentals
Summary
The commission found the Harbin Hot Springs Creekside Caravans project categorically exempt from CEQA (Class 1) and granted a major use permit to convert 15 existing RVs to short‑term guest units at the Middletown resort, with conditions and a seven‑day appeal period.
The Lake County Planning Commission on Feb. 12 approved Use Permit UP‑24‑17 / PL‑25‑51 to allow 15 existing recreational vehicles at Harbin Hot Springs to operate as short‑term guest rental units. Staff recommended a categorical exemption under CEQA (CCR Title 14, Division 6, Chapter 3, Section 15301, Class 1 — existing facilities) on the basis that no new development or expansion is proposed and utilities and infrastructure already serve the site.
Staff described the site at 18424 Harbin Springs Road, Middletown (APN 013‑009‑24) as previously disturbed, with septic, sewer, water and electricity in place. The presentation noted the resort’s ongoing rebuild after the Valley Fire and said the conversion would retain the existing RVs and not increase the physical project footprint.
Applicant representative Leah Jennings told the commission Harbin is focused on fire safety and local employment. "We are very aware of the fire risk," Jennings said, and added that the resort uses grazing as a fuel‑reduction method: "We graze 600 to 800 sheep a year to help with the surrounding area." Staff also noted coordination with the South Lake County Fire Protection District on water mains, hydrants and evacuation planning.
Commissioners asked whether as‑built utility plans and professional stamps were in place. Staff said those detailed plans are a requirement to be completed under building and state oversight as part of permit finalization; codes and standards staff (letter referenced from Gary Wright) require two sets of as‑built plans stamped by a licensed professional prior to building permit final.
A motion to find the project categorically exempt from CEQA and to approve the major use permit with the conditions listed in the staff report carried on the record. The commission reminded applicants and interested parties of a seven‑calendar‑day appeal period to the Board of Supervisors and said appeal forms and fees are due before 5 p.m. on the day before the seventh calendar day following the commission’s final determination.
The staff report noted economic and employment benefits, stating the resort estimates around 108 employees and that the applicant reported 100% of those employees reside in Lake County; staff recommended carrying forward applicable prior conditions from the resort’s 2016 permit where still relevant.
The commission’s approval does not relieve the applicant of subsequent building and county or state permit requirements; state inspections and as‑built documentation are required before final occupancy or building permit finalization.
