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 es- tablishments 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 inter- est 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

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