Site Development Packet

LakeLake CountyCounty REDEVELOPMENT A GENCY

Site Development Book Potential Commercial, Resort & Mixed Use Development Sites

Table of Contents Table of Contents

Lake County ...... 3 Lake County Redevelopment Areas ...... 5 Traffic Counts ...... 6 Site Location Map ...... 7

Upper Lake ...... 8 Site 1: Upper Lake Potential Business Park ...... 11

Nice ...... 13 Site 2: Nice Town Square ...... 16 Site 3: Holiday Harbor Development...... 18 Site 4: Potential Lake Side Development...... 21 Site 5: Potential Lake Side Development...... 23 Site 6: Potential Lake Side Development...... 25 Site 7: Potential Lake Side Development...... 27

Lucerne ...... 29 Site 8: Promenade Resort/Hotel Site ...... 32 Site 9: Lucerne Town Center ...... 34 Site 10: Lucerne Promenade North Area ...... 36 Site 11: Lucerne Promenade Center Area ...... 39 Site 12: Lucerne Promenade South Area...... 40 Site 13: Promenade Resort/Hotel Site ...... 41

Clearlake Oaks ...... 43 Site 14: Clearlake Oaks Downtown Development ...... 46

Appendix ...... 48 3-D Relief Map Upper Lake Zoning and Land-use Designation Maps Nice Zoning and Land-use Designation Maps Lucerne Zoning and Proposed Zoning Maps Lucerne Land-Use and Proposed Land-use Maps Clearlake Oaks Zoning and Proposed Zoning Maps Clearlake Oaks Land-Use and Proposed Land-use Maps

Lake County, California Development Opportunity Sites2 •222222 222 Lake County Lake County

ake County is located about 110 driving miles west of Sacramento and about 110 driving miles north of San Francisco. It is bordered by the counties of Mendocino, Glenn, Colusa, Yolo, Napa, and Sonoma. Almost centered in the county is Clear Lake, California's largest natural freshwater lake, which is famous for its excellent Lfishing. The Konocti Hills surround the lake, with Mount Konocti providing a stunning back- ground. Lake County has a population of approximately 65,933 people with the City of Clearlake and the City of Lakeport being the largest communities, with a population base of 14,877 and 5,234 respectively. Redding, California is 150 miles to the North and the Pacific Coast is 70 miles to the West. With beautiful Clear Lake and the surrounding Konocti Hills, the area’s inherent scenic beauty continues to foster a thriving tourism industry and has made the northshore of Clear Lake a favor- ite vacation destination for residents of the San Francisco Bay Area and Greater Sacramento Val- ley. Demand continues to grow for upscale lodging (lakeside resorts, charming bed and breakfast inns, hotels, motels, RV parks, campgrounds) and additional visitor activities and attractions (ranch tours, wineries, fishing-related services, water sports equipment rentals, spas, etc.)

Lake County, California Development Opportunity Sites3 •333333 333 Lake County Lake County The area’s climate continues to attract visitors as well. Average annual highs are 72° F, and average annual lows are 41° F. Annual rain fall averages are between 25-30 inches in the redevelopment area. Relative humidity levels are generally low and comfortable, averaging below 35 per- cent during the summer. Average water temperature for Clear Lake ranges from 48° F in Decem- ber to 75° F in August. Lake County has also been rated the “cleanest air in the State” for 17 years running by the Air Resources Board. Lake County is just beginning to be dis- covered by the rest of the country. With its lovely pastoral setting, vine- yards, sunshine, clean air, and wealth of recreational activities, the county has just about everything one could ask for. Clear Lake is the centerpiece of the county, and offers world class fishing, boating, and other watersports. Additional outdoor activities include golf, hiking, bicycling, bird watching, and gliding.

The towns of Lake County are friendly and charming. The small town atmos- phere is a refreshing change from the hustle and bustle of high-traffic cities. There is room to move, room to breath, and room to grow in Lake County. Housing is affordable, and new neighbors are always welcome.

Lake County, California Development Opportunity Sites4 •444444 444 Lake County Redevelopment Areas Lake County Redevelopment Areas

The Lake County Redevelopment Agency was formed in November of 1999 with the Board of Supervisors serving as the Agency's Board of Directors. The Northshore Redevelopment Pro- ject Area Plan was adopted in 2001. The Northshore Project Area consists of the communities of Upper Lake, Nice, Lucerne, Glenhaven and Clearlake Oaks as shown in the map below.

Redevelopment for Upper Lake is focused on Main Street. Addi- tionally, there will be efforts to improve and expand retail establishments on Highway 20 frontage. The Agency will also work with property owners and Caltrans to improve the appear- ance of the scenic corridor and slow traffic on Highway 20.

In keeping with one of the princi- pal goals of the Northshore Re- development Plan, to provide each of the communities with its own town center, the community of Nice is taking a special interest in Hinman Park.

The Town Center goal is particularly important for Nice. This roadside community has a mix- ture of houses and businesses, but no "Downtown." During discussions at the community out- reach meetings, held as part of the redevelopment plan adoption process, there was a sug- gestion for a town square based on Hinman Park. Given its ideal location and size, the idea had obvious merit. The concept is to design Hinman Park to be a town square with multiple entrances, extensive landscaping, and a centerpiece feature. Surrounding parcels will be re- developed as a retail center.

The primary features of the plans for Lucerne include the Promenade along the Lake and Highway 20, from approximately First Street to Fourteenth Street, and a town center of retail, service and residential on Thirteenth Street. The Promenade has gained prominence in our plans, both for redevelopment and as part of the County's strategic marketing plan. The County and the Redevelopment Agency have purchased several properties to add to Alpine and Lucerne Harbor Parks, which eventually will become part of the Promenade.

The redevelopment concept for Clearlake Oaks focuses on the redevelopment of specific areas within the core downtown area of Clearlake Oaks. Specific areas include: restoration and reconstruction of The Plaza, Clark’s Island and the areas to the immediate east and west of the downtown area along Highway 20. Traffic calming measures and streetscape elements along Highway 20 from Lakepoint Lodge to Island Drive are also being pursued.

Lake County, California Development Opportunity Sites5 •555555 555 Traffic Counts Traffic Counts

Annual average daily traffic is the total volume for 10,400 Average Annual Daily the year divided by 365 8,700 Traffic Counts days. Traffic counting is generally performed by 8,800 11,500 electronic counting instru- 9,700 ments moved from location to location in a pro- 8,900 gram of continuous traffic 15,100 count sampling. The highest traffic counts are 5,600 6,100 naturally centered at the 14,200 County’s two largest communities—Clearlake and 17,000 10,500 Lakeport. These also 9,300 happen to be the only to incorporated communities in the county. 17,000

11,400 Peak Month Daily 10,500 Traffic Counts 10,000 10,700 13,300 10,500 10,900 10,200 16,400 The peak month traffic counts are the average 6,900 daily traffic for the month of 7,000 14,700 heaviest traffic flow, in Lake County this is most 18,500 likely either July or August. 11,200 9,900 The traffic flow around the incorporated cities of Clear- lake and Lakeport is rela- 18,200 tively stable with an increase of about 8% during the peak flow month. For the communities along the North Shore of Clearlake 10,600 the traffic flow is a more volatile with an increase of between 14% and 20% during the peak flow 11,600 month. Source: Caltrans

Lake County, California Development Opportunity Sites6 •666666 666 Site Location Map Site Location Map A number of prime commercial, business, and mixed-use development opportu- Upper Lake nity sites have been identified throughout the redevelopment area of Lake Site 1 County. They are in geographical sequence from north to south and are num- bered for easy reference.

First, a description of each of the four communities in the redevelopment area is given. Maps, demographic information and traffic counts for each Nice of the four sub-areas have been included. Demographic informa- Sites 2-7 tion is based on the 2000 United States Census. Additional demographic information may be ob- tained from the Lake County Redevelop- ment Agency offices.

Lucerne After the description of each commu- Sites 7-13 nity, a brief summary of the sites in that community are provided. The site descriptions detail some of the amenities which make the site specifically attractive; and include the assessed values, an aerial photograph, the property boundary out- line, and zoning description .

Clearlake Oaks Site 14

Lake County, California Development Opportunity Sites7 •777777 777 Sub-Sub -areaarea # 1 SubSub --area # 1 Upper Lake Upper Lake, home to approximately 1,350 people, is the gateway to the Mendocino National Forest and the Snow Mountain wil- derness area, where camping, hunting, and backpacking are among the popular activities. Horse trails and camps are found throughout the area. Fishing for trout and steel head, boating, and swimming are en- joyed on Lake Pillsbury, a beautiful mountain lake in the heart of the National Forest. Residences and businesses in the Upper Lake community have preserved the area’s historical flavor with wooden facades and Western decor. The Town has recently seen extensive private investment with the remodel of a bou- tique hotel, organic food grocery store, cof- fee shop, church and historic red barn as seen to the left. Construction of the town’s new streetscape will begin in Spring 2008 and will include new sidewalks, streetlights, landscaping and gateway arch.

Lake County, California Development Opportunity Sites8 •888888 888 Upper Lake Upper Lake Population and Sex Employment by Sector Total % Total % Population 1345 100.0% Agriculture 40 7.1% Male 697 48.8% Mining 0 0.0% Female 727 50.9% Construction 65 11.5% Age Distribution Mfg: durables 1 0.2% Total % Mfg: non-durables 32 5.7% 0-4 87 6.1% Transportation 39 6.9% 5-9 112 7.8% Communications 5 0.9% 10-20 224 15.7% Wholesale trade 9 1.6% 21-29 105 7.3% Retail trade 123 21.8% 30-39 157 11.0% F.I.R.E. 20 3.5% 40-49 217 15.2% Business/Repair Services 34 6.0% 50-59 180 12.6% Pers Services 7 1.2% 60-64 62 4.3% Ent/Recreation Services 6 1.1% 65+ 280 19.6% Health Services 61 10.8% Salary Education Services 56 9.9% Total % Other Services 46 8.2% <$10 K 61 11.5% Public Administration 22 3.9% $10-$20K 84 15.8% $20-$30K 81 15.3% Labor Pool $30-$40K 52 9.8% Total % $40-$50K 83 15.7% Exec 47 8.3% $50-$60K 33 6.2% Professional 52 9.2% $60-$75K 34 6.4% Technicians 11 2.0% $75-$100K 49 9.2% Sales 58 10.3% > $100K 48 9.1% Clerical 67 11.9% Private Household Occupations 5 0.9% Education Total % Protective Services 29 5.1% Population Age 954 Services 92 16.3% < Gr 9 82 8.6% Primary 45 8.0% Gr 9-12 184 19.3% Production 99 17.6% High School 320 33.5% Operators 7 1.2% Some College 173 18.1% Materials 31 5.5% Assoc. Degree 76 8.0% Laborers 19 3.4% Bach. Degree 95 10.0% Grad. Degree 24 2.5%

Lake County, California Development Opportunity Sites9 •999999 999 Upper Lake Upper Lake

Consumer Expenditures

Total in per HH 000s

Apparel 2,208 1,170 Retail Sales (in 000s) Education 709 376 Lumber and Building Materials 609 Entertainment 2,110 1,118 Variety and Other General Merchandise 344 Food and Beverages 6,714 3,558 Grocery Stores 963 Health Care 2,466 1,307 Motor Vehicle Dealers 236 Household Furnishings and 1,622 860 Equipment Recreational Vehicle Dealers 613 Shelter 7,167 3,798 Apparel Stores 50 Household Operations 1,257 666 Furniture Stores 3,595 Miscellaneous Expenses 459 244 Appliances 321 Personal Care 678 359 Radio, TV, and Consumer Electronics 0

Reading 218 115 Restaurants 181 Tobacco 367 195 Sporting Goods and Bicycles 409 Transportation 8,493 4,501 Hobby, Toy, and Game Shops 232 Utilities 3,111 1,649 Other Retail Establishments 1,286 Gifts 1,226 650 Personal Insurance 482 255 Contributions 1,225 649

Businesses within a 22----MileMile Radius Distance: 2 miles agriculture 2

banking/finance 2 construction 3 government 10 real estate 2 retail trade 19 services 19 transportation 1 unclassified 2 utilities 1 wholesale trade 3

Lake County, California Development Opportunity10 101010101010 Sites • 101010 Site 1 Site 1

d : n n g a io e n -L t lu i a a e n n n c o la V i Z ig r P s d P g l e e S . a e s l g T in r D s a n E F t e i s e e S k N R . i n s s r P C Q x e s o s A A S E G U A F A 027-213-13 0.34 14,767 C2-DR Cc $ 229,206 Y$ 1,350,000 027-213-12 0.63 27,486 C2-DR Cc $ 56,233 Y with above 004-057-06 0.52 22,651 CH-DR Cc $ 43,069 004-057-07 2.29 99,752 CH-DR-WW Cc Rc $ 173,400 004-057-08 1.05 45,738 CH-DR Cc $ 88,209 004-057-09 1.11 48,352 CH-DR Cc $ 112,464 004-058-09 0.27 11,761 R3* HDR $ 33,823 004-058-19 0.21 9,148 R3* HDR $ 12,790 Y$ 200,000 004-058-25 1.37 59,677 R3-WW* HDR $ 103,467 *Potential Zoning Conflict

Description: Located on East State Highway 20 in a developing commercial area in Upper Lake, this prime business/commercial property just off Main Street, is next to a conven- ience store and across from service businesses and mixed-retail development. An attractive Super 8 Motel splits the potential development site parcels. Highway 29, which is the major highway that traverses the county from north to south, through Lakeport, is located approximately 1/4 mile to the west.

AA Site 1

Lake County, California Development Opportunity11 111111111111 Sites • 111111 Site 1 Site 1

B C A D E D

Currently on the Market Other parcels of interest

Lake County, California Development Opportunity12 121212121212 Sites • 121212