LAKEPORT, Calif. – A popular Kelseyville restaurant’s plans to move to a Lakeport facility have hit a snag, with the county’s top planning official reporting that the new location doesn’t have the proper zoning or permits.
As Lake County News reported earlier this week, Jan Mezoui, owner of Zino’s Ristorante, closed her Soda Bay location Dec. 30, and planned to have a grand reopening on Thursday, Feb. 14, at Rancho de la Fuente, located at 2290 Soda Bay Road.
Mezoui said she planned to hold dinners at Rancho de la Fuente three days a week.
Community Development Director Rick Coel got back to work Wednesday morning after a bout of the flu to find out about the plans, with Rancho de la Fuente’s neighbors complaining to the agency of the restaurant plan.
Coel said Rancho de la Fuente, owned by Frank Perez, is zoned agriculture. While Perez has a number of permits for a variety of uses – including a winery, bed and breakfast, farm labor camp, produce stand, cottage industry for food preparation and liquor sales permit, and can hold up to 24 special events a year – that doesn’t include weekly restaurant-style dinners.
Nobody had bothered to check with planning before announcing the Zino’s opening, said Coel.
Mezoui said she already has 60 reservations for the Valentine’s Day dinner, and Coel said he gave her clearance for that event, which will count toward the 24 events Perez is allowed to have during the year.
On Wednesday, Coel gave Perez a two-page letter explaining that the restaurant use wasn’t permitted, and that it would not be in compliance with his agricultural zoning or existing land use permits.
“Please be advised that enforcement action, including possible revocation of existing use permits, will be taken if it is determined that a Restaurant does begin operating at this location,” Coel said.
The letter also indicated that Coel spoke to Lake County Environmental Health staff, who said Perez did not have the correct permits from their agency for a restaurant.
On Wednesday, Mezoui told Lake County News that she should not have announced that she was reopening the restaurant, but that she was switching gears to do special events and catering at Rancho de la Fuente.
Separately, Perez – who also explained that they should not have called the new endeavor a “restaurant” – said he still planned to have Mezoui do three weekly dinners in connection with his winery tasting room.
His previous caterer recently retired and he said he felt working with Mezoui was a great fit.
“This all kind of happened spontaneously,” said Perez, noting that they hadn’t had time to think through everything and that they’re “working into this slowly.”
Coel, however, maintained that three dinners a week aren’t allowed under Perez’s existing permits. Three dinners a week would equate to 156 special events a year, well more than the permitted 24.
While he wishes Mezoui all the best in terms of her business, it can’t be at Rancho de la Fuente, Coel said, noting the entire situation has become confusing.
Perez said he picked up an application on Wednesday to modify his winery permit because he wants to pursue unlimited pairing dinners in conjunction with his winery tasting room, which he intends to be separate from the 24 special annual events. He said he plans to file the permit Thursday.
Coel confirmed that Perez asked for – and Coel handed him – an application form for a minor modification to his minor use permit. He said he also told Perez that it would need to be scheduled for a hearing before the Lake County Planning Commission.
Coel said Perez has a winery permit “in title only.”
“I also told him that the zoning ordinance changes stipulate that he has to have an actual winery and 10 acres of planted vineyard to qualify for the wine and winery related special events,” said Coel.
Coel said the Community Development Department would not be able to support the request, “but Mr. Perez has the right to apply for it.”
If the permit is to be amended, “we would need to review the cumulative impacts of new additional events on top of the 24 events he is permitted for under a different use permit,” Coel said.
The issues that arose with Zino’s are the latest in a series of land use disagreements centered on Rancho de la Fuente, which has been the source of ongoing neighbor complaints and concerns from county planners.
Over the years neighbors of the property have voiced concerns at planning hearings about Perez trying to build an “event center” in the middle of an agricultural area.
Coel said he and Perez have different interpretations of how the Lake County Zoning Ordinance applies to Perez’s property.
Perez acknowledged that he and the county haven’t seen eye to eye on his projects.
“I’ve been down this road with the county before,” he said.
Coel said Perez has done a beautiful job with the property, but there have been repeated land use violations.
If it keeps up, Coel said he’s prepared to go to the Lake County Planning Commission to revocation of Perez’s minor use permit. “We’ve had too many problems over the years.”
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