Shoreline Communities Area Plan—Planning Commission Draft

Home , Cache Creek Wilderness, Sulphur Bank Mine

PREPARED BY:

THE LAKE COUNTY COMMUNITY DEVELOPMENT DEPARTMENT

ADOPTED: MONTH/DAY/YEAR Shoreline Communities Area Plan—Planning Commission Draft

Acknowledgements

Lake County Board of Supervisors

Jim Comstock District I Jeff Smith District II Denise Rushing Chair, District III Anthony Farrington Vice Chair, District IV Rob Brown District V Planning Commission

Michael van der Boon District I Gary Briggs Chair, District II Clelia Bauer Vice Chair, District III Cliff Swetnam District IV Gil Schoux District V

Lake County Community Development Department

Richard Coel Community Development Director Kevin M. Ingram Senior Planner/Project Coordinator Brian Horn Assistant Planner II Alan Flora Assistant Planner II Ted Elliot Assistant Resource Planner Michalyn DelValle Assistant Planner II

With the Assistance of the Shoreline Communities Area Planning Advisory Committee:

Judy Barnes Travis Lipscomb Donna Christopher Wanda Quitiquit Holly Harris Clay Shannon Diana Hershey William Tett Iris Hudson John Tomkins

Graphic Credits:

Graphics and maps produced by Lon Sharp, GIS Specialist & Alan Flora, Assistant Planner II. Shoreline Communities Area Plan—Public Draft

SHORELINE COMMUNITIES AREA PLAN

Table of Contents

1.0 EXECUTIVE SUMMARY 1-1

2.0 INTRODUCTION 2.1 The Planning Process 2-1 The Function of an Area Plan 2-1 Purpose 2-1 Methodology 2-5 Plan Preparation 2-5 Citizen Participation 2-6 Process 2-6 Relationship to Other Plans 2-6 2.2 Orientation to the Shoreline Communities 2-11 Climate 2-11 County Geography 2-12 Planning Area Geography 2-12 2.3 History and Development 2-13 Prehistoric 2-13 Historic 2-13 Present 2-14 Future 2-15 Assumptions 2-16 Major Planning Issues 2-17

3.0 NATURAL RESOURCES 3.1 Land 3-1 Planning Area Geology and Soils 3-1 3.2 Water 3-8 Surface Water 3-8 Ground Water 3-10 Water Quality 3-11 Water Reclamation 3-12 3.3 Vegetation and Wildlife 3-15 Vegetation 3-15 Plant Communities 3-17 Riparian Vegetation 3-19 Rare, Threatened and Endangered Plants 3-20 Wildlife 3-24 Rare, Threatened and Endangered Species 3-25 3.4 Resources 3-30 Development 3-30

Table of Contents i July 2009 Shoreline Communities Area Plan—Public Draft

Agriculture 3-30 High Valley Viticultural Area 3-31 Buffer Zones 3-32 Mineral and Aggregate Resources 3-36 Sulphur Bank Mine 3-41 Geothermal Resources 3-42 Conservation 3-45 Cultural and Historical Resources 3-45 Rattle Snake Island 3-46 Borax Lake 3-46 Patwin Village Site 3-46 Scenic Corridors 3-47 Critical Resources 3-55

4.0 PUBLIC SAFETY 4-1 4.1 Land 4-1 Paper Lots 4-1 Slope Instability 4-4 Expansive Soils 4-7 Seismic Hazards 4-7 Liquefaction 4-7 Volcanism 4-8 4.2 Water 4-10 Drainage 4-10 Flooding 4-11 Dam Inundation 4-12 Septic Tanks 4-13 Underground Fuel Storage 4-13 4.3 Wildfire 4-18 4.4 Air Quality 4-27 Air Quality 4-27 Noise 4-31

5.0 COMMUNITY DEVELOPMENT 5-1 5.1 Economy 5-1 Shoreline Development 5-2 Commercial 5-3 Agriculture 5-3 Code Enforcement Issues 5-4 Additional Economic Opportunities 5-5 5.2 Housing 5-11 5.3 Networks 5-17 Streets and Highways 5-17 Functional Classification 5-17 Arterials 5-18 Collectors 5-18

Table of Contents ii July 2009 Shoreline Communities Area Plan—Public Draft

Volumes 5-19 Flood Conditions 5-19 Level of Service 5-19 Future Growth 5-19 State Highway System 5-20 County Road System 5-21 Traffic Calming & Aesthetic Improvements 5-22 Transit 5-26 Bicycle and Pedestrian Facilities 5-28 5.4 Services 5-31 Utilities 5-32 Water 5-32 Wastewater Disposal 5-34 Wastewater Recycling System 5-36 Alternative Wastewater Reuse 5-37 Storm Water 5-41 Solid Waste 5-43 Communications and Energy Systems 5-45 Telephone, Television and Internet 5-45 Energy Systems 5-46 Parks and Recreational Facilities 5-47 Schools 5-50 Library 5-51 Miscellaneous Services 5-51 5.5 Land Use and Zoning Plans 5-52 Commercial 5-54 Residential 5-55 Agriculture and Rural Areas 5-63 Open Space 5-64 Special Zoning Recommendations 5-64

6.0 SPECIAL STUDY AREAS 6-1 6.1 “The Promenade” Lucerne 6-1 6.2 “The Strand” Lucerne 6-5 6.3 “The Plaza” Clearlake Oaks 6-9 6.4 “East Clearlake Oaks Commercial District” 6-14

7.0 DESIGN GUIDELINES 7-1 7.1 Commercial Development 7-1 7.2 Lucerne Community Area 7-2 7.3 Clearlake Oaks Community Area 7-7 7.4 Lakefront Residential Development 7-13

Table of Contents iii July 2009 Shoreline Communities Area Plan—Public Draft

List of Figures

Figure 2-1 Shoreline Communities Area 2-3 Figure 2-2 Community Areas 2-7 Figure 2-5 Population and Housing Unit Projections 2-16 Figure 3-1 Serpentine Soils 3-5 Figure 3-2 Rare, Threatened and Endangered Plants Potentially Occurring within the Planning Area 3-21 Figure 3-3 Rare, Threatened and Endangered Animals Potentially Occurring within the Planning Area 3-26 Figure 3-4 Important Farmland in the Planning Area 3-33 Figure 3-5 Existing & Potential Quarry Sites 3-39 Figure 3-6 Geothermal Setback in the Planning Area 3-43 Figure 3-7 Potential Scenic Routes 3-51 Figure 3-8 Critical Resource Areas 3-57 Figure 4-1 Slope Map 4-5 Figure 4-2 Flood Hazard Map 4-15 Figure 4-3 Fire Hazard Map 4-21 Figure 4-4 Fire District Boundaries 4-23 Figure 5-1 Planning Area Employment Characteristics 5-1 Figure 5-2 Population and Housing Characteristics 5-13 Figure 5-3 Functional Road Classification 5-17 Figure 5-4 Summary by Land Use 5-53 Figure 5-5 Lucerne Community Area 5-59 Figure 5-6 Clearlake Oaks Community Area 5-61 Figure 5-7 B5 Combining District 5-66 Figure 6-1 Special Study Area No. 1—“The Promenade” Lucerne 6-4 Figure 6-2 Special Study Area No. 2—“The Strand” Lucerne 6-8 Figure 6-3 Special Study Area No. 3—“The Plaza” Clearlake Oaks 6-11 Figure 6-4 Special Study Area No. 4—“Short Street Clearlake Oaks 6-14 Figure 6-5 Special Study Area No. 5—“East Clearlake Oaks Commercial District 6-17

Table of Contents iv July 2009 ROCK WALL ALONG THE CLEAR LAKE SHORELINE Source: Eric Seely/Alan Flora

EXECUTIVEEXECUTIVE SUMMARYSUMMARY SHORELINE COMMUNITIES AREA PLAN Shoreline Communities Area Plan—Planning Commission Draft

1.0 EXECUTIVE SUMMARY

The Shoreline Communities Area Plan is a guide for long-term growth and development in the planning area and is a complement to the Lake County General Plan. It is a planning tool that will facilitate refined planning decisions based on community values and priorities of the residents of the planning area. The relationship between the General Plan and an Area Plan must be mutually complementary and consistent. Policies in the Area Plan should supplement general plan policies, yet more precisely reflect the characteristics found in the planning area. The higher level of policy accountability for this plan ensures the residents of the future that the vision of the citizens in 2009 is carried out as adopted. County landowners and residents seek assurances that the use of a neighbor’s property will be compatible with the health, safety, welfare and preservation of property values, the economy and the County’s rural character. Therefore, facilitating land development and land use must balance a property owner’s right of reasonable use and the impact of that use on neighboring property owners.

A long-range plan should provide adequate land use allocations to meet the community’s needs while also protecting vital natural resources. This plan includes five special study areas (The Promenade in Lucerne, The Strand in Lucerne, The Plaza in Clearlake Oaks, Short Street in Clearlake Oaks and the East Clearlake Oaks Commercial District). Land use designations have been amended where necessary to reduce potential land use impacts. Environmental concerns have been identified and policies developed to protect the unique natural features of the area. Several of the benefits of this plan are as follows: Plan policies and guidelines include fire protection measures. Plan policies and guidelines include measures aimed at providing an adequate framework for the development of town centers in the community areas. This plan establishes general design guidelines for lakefront residential development aimed at preserving the unique scenic qualities of Clear Lake. Plan policies and guidelines require utilization of buffer areas between incompatible uses. Plan policies and guidelines provide opportunities for the protection and use of existing resort and recreational opportunities along the shoreline of Clear Lake. This plan recognizes that agriculture is an important aspect of the rural and economic character of the area. Properties in areas with safety and environmental constraints, including identified fault zones, landslide areas, steep slopes and areas of high erosion potential have been designated “RR”, Rural Residential or “RL”, Rural Lands to limit development to lower densities in these potentially hazardous areas. The inclusion of the “SOS”, Substandard Older Subdivision standards to existing paper subdivision lots located outside of the community area boundaries are included as a means to ensure proper infrastructure is put in place prior to the development of these substandard legal nonconforming lots. Future development will be directed away from areas of known environmental concern, including wetlands, through the use of low land use densities, and through conservation districts. Community areas have been developed within which additional development may be appropriate, dependent upon environmental constraints, health and safety concerns and the

Executive Summary 1-1 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

need for additional housing. The 2008 General Plan Update has identified these as Community Growth Boundaries. Higher density residential development outside of these Boundaries is not appropriate due to existing infrastructure and safety constraints, and the desire to maintain open areas between communities. Riparian corridors along existing creeks will be protected from the impacts of future development through the use of the “FF”, Floodway Fringe and “WW”, Waterway combining districts. Publicly owned parcels have been designated as Open Space. The “U”, Unclassified zoning district has been eliminated within the planning area.

To the extent possible, parcels containing land uses inconsistent with existing zoning districts have been rezoned to be consistent with the land use. The major recommendations within the four special study areas are:

“The Promenade” in Lucerne – Provide a viable commercial downtown center along the lakefront of Lucerne. Develop multiple public lake access points and gathering spaces along the shoreline. Encourage multi-family housing along the north side of Highway 20 which takes advantage of lake views and the pedestrian features. Commercial development should be diversified and be focused towards 13th Avenue (The Strand). Development efforts should compliment plans by the Redevelopment Agency created with the support of local citizens. Design guidelines are detailed in Section 7 of this plan.

“The Strand” in Lucerne – Measures should be taken to enhance the economic viability of the area. Commercial development should be diversified. Development efforts should compliment plans by the Redevelopment Agency created with the support of local citizens. Design guidelines are detailed in Section 7 of this plan.

“The Plaza” in Clearlake Oaks – Commercial development should be diversified in this area. This area is designated for commercial development intended to support residents and tourists. Design and layout should focus on pedestrian access and include a comprehensive parking plan encompassing the entire area. No heavy commercial or industrial uses should be permitted. Mixed use development, with residences above the commercial uses should be considered. Tourist supporting commercial development should be maintained and encouraged for the “Short Street” area located directly across Highway 20 from “The Plaza.” The provisions of the “CR” zoning district should be strictly enforced for lodging facilities in the area around “Short Street.” Design guidelines are detailed in Section 7 of this plan.

East Clearlake Oaks Commercial District – Measures should be taken to enhance the economic viability of the area. Commercial development should be diversified in this area, including “C3” Service Commercial Uses. Warehousing and storage uses should be located to the north, away from Highway 20. Design guidelines are detailed in Section 7 of this plan.

The recommendations in each of the basic land uses are as follows:

Executive Summary 1-2 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Commercial – The Resort Commercial designation has been applied to existing resorts and lodging facilities. All new commercial development should be subject to the Design Review Guidelines in the appendices of this plan. Planned Development Commercial is provided for the four special study areas discussed in Chapter 6 of this plan (The Strand in Lucerne, The Plaza in Clearlake Oaks, Short Street in Clearlake Oaks and the East Clearlake Oaks Commercial District). The Planned Development Commercial land use designation is also been provided for the Utopia Mine Site in Lucerne and the environmentally sensitive land lying between the Keys and Orchard Shores subdivisions in Clearlake Oaks. Service Commercial designated parcels are located adjacent to the existing self storage facility, north of Highway 20, in the eastern portion of Clearlake Oaks. In addition, Service Commercial is provided north of the City limits of Clearlake, near Old Highway 53.

Industrial – The Shoreline Communities Area Plan contains no areas designated as Industrial. The availability of public water and sewer, in addition to transportation constraints, in the planning area act as limiting factors for the development of industrial and manufacturing land uses.

Residential – Future residential development should be directed to infill sites within the existing subdivisions and Community Growth Boundaries. Additional land within the community growth boundaries has been designated for low density residential development of one dwelling unit per one to five gross acres. Pedestrian walkways and trails, including the development of a future ridgeline trails system, that connect residential areas with the lake and commercial areas should be encouraged. The topography of the area limits the size of the Community Growth Boundaries and limits density in the rural areas such as the Clearlake Park to Windflower Point area. There are few sites identified for future high-density residential development within the community areas with approximately 40 acres in Lucerne and approximately 120 acres in Clearlake Oaks.

Agriculture – The primary areas within the planning area designated as agriculture include High Valley, Long Valley, and properties with active Williamson Act (Agricultural Preserve) contracts. These areas typically contain prime agricultural soils (Class I-IV). Lands that have limitations, including steep slopes or non-prime soils have been designated Rural Residential or Rural Lands. Crops of Mediterranean origin, such as wine grapes, grow very well within the planning area on lands that are not identified as “prime”, including the hillsides east of Clearlake Oaks, along the north side of Highway 20 and lands along Highway 53 north of the City of Clearlake. Lands in rural and agricultural areas that are currently developed with vineyards, but do not contain prime soils, are typically zoned and designated Rural Lands in order to allow their continued agricultural use without encroachment of incompatible uses. Agricultural resources are discussed further in Chapter 3 of this Plan.

Open Space/Resource Conservation/Public Facilities – All publicly owned land has been designated as Resource Conservation or Public Facilities and zoned Open Space. Lands designated Resource Conservation includes the lands of the BLM, National Forest Service, State and County. Watercourses and wetlands have also been included within the Resource Conservation designation. Lands designated Public Facilities includes the lands of schools, fire districts and those that contain water treatment plants.

Executive Summary 1-3 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Environmental Impacts

The potential significant effects of the Shoreline Communities Area Plan identified by the Environmental Impact Report prepared for this plan are:

Wildland Fires Agricultural Uses and Possible Conflicts with Non-Agricultural Uses Impacts to Water, including Erosion, Flooding and Sedimentation entering Clear Lake Infrastructure Impacts, including Traffic, capacity for public water and sewer, and Recreational Facilities Wetlands, Vegetation and Wildlife Historical, Cultural and Archaeological Resources Increased Development Impacts, including Air Quality, Noise, Scenic Resources, Aesthetics, Light and Glare

The area plan provides mitigation for potential impacts from future development through use of policies and implementation measures.

Both residents and visitors value the county’s varied landscape. Both the County’s character and economy fundamentally depend on the land, air, water, soil and physical and ecological processes that together sustain the County’s human, plant and animal communities. Therefore, land stewardship is the basis of both conservation and development. Accepted practices of stewardship vary among different land uses. Whether these are agricultural uses, residential developments, timber harvesting, mining, wildlife habitat protection or recreational uses, stewardship is an important aspect of land use and protection. With proper attention to environmental concerns and impacts, the growth that is expected over the next twenty years can enhance the quality of life in the county without degrading the natural environment. The Shoreline Communities Area Plan provides a guide for this growth that will help ensure that the quality of life experienced by area residents will not be compromised.

INTRODUCTIONINTRODUCTION

2.1 THE PLANNING PROCESS

2.2 ORIENTATION TO THE SHORELINE COMMUNITIES

2.3 HISTORY & DEVELOPMENT Shoreline Communities Area Plan—Planning Commission Draft

2.0 INTRODUCTION

This section discusses the purpose of the Shoreline Communities Area Plan and how it relates to the Lake County General Plan. Plan organization, area history, population data and community participation are also covered in this section.

The Lake County General Plan provides long-term guidance with regard to the values, goals, and future development of the entire county and its population. Lake County’s diverse communities create unique planning areas, each with their own distinct character. The General Plan distinguishes eight community planning areas within the county. A community planning area is not necessarily an area designated for residential growth and development. Each area plan addresses specific planning issues within that area, since community concerns, opportunities and development objectives vary between distinct regions of the county. Area plans serve to enhance the County General Plan by identifying land use issues and planning policies specific to their planning areas.

At the policy level, area plans are developed specifically to reflect community values and priorities. A planning area’s character and values are generally reflected in the character of its land use classifications. The residents of the planning area would like to not only maintain their quality of life, but also nurture and enhance it. Priorities on quality of life and the rural character of the area are carried throughout this plan’s goals, policies and implementation programs. The recommendations of this plan are designed to define, nurture and enhance the quality of life in the planning area and county-wide.

Throughout the western United States, use of the term “smart growth” is increasing. The 2001- 2002 California Legislature initiated laws designed to ensure that local jurisdictions utilized smart growth planning concepts as a prerequisite to obtaining certain grants from the State. Smart growth principles focus on reducing urban sprawl, which creates patterns of suburbanization that undermine rural character. Lake County is subject to urban growth pressures from development in Sonoma, Napa and Mendocino Counties and the northerly extension of the Bay Area. This plan utilizes smart growth principles through the use of identified community growth areas within which high density may be appropriate, and a range of lower densities outside those areas. This plan further encourages commercial development within the planning area that will provide jobs to its residents. 2.1 The Planning Process The Function of an Area Plan Purpose The purpose of the Shoreline Communities Area Plan is to provide guidance for the long-term growth and development of the Shoreline Communities area over the next twenty years. Policies of the County General Plan require detailed plans to be prepared for the unincorporated areas to facilitate refined planning decisions.1 The General Plan recommends that the area plans be adopted

1 Lake County General Plan (September 2008) 2-1.

Introduction 2-1 July 2009 162

LAKE COUNTY

LAKE PILLSBURY

GLENN COUNTY

COLUSA COUNTY

UPPER 20 LAKE

IN SHORELINE DIAN VALLEY RESERVOIR NICE COMMUNITIES 29 PLANNING AREA

LUCERNE

SPRING 29 VALLEY 20 LAKEPORT CLEAR 20 CLEARLAKE OAKS

KELSEYVILLE 175 LAKE 20 29 16 53 175

RIVIERAS 16 281 CLEARLAKE

175

29 LOWER LAKE YOLO COUNTY

128 175

MENDICINO COUNTY SONOMA COUNTY 29

COYOTE COBB VALLEY 128 175 101

MIDDLETOWN

101 128 29

NTY COU NAPA

128 REGIONAL & LOCATION MAP Miles 01234 FIGURE 2-1 29 Shoreline Communities Area Plan—Planning Commission Draft as supplements to the County General Plan. The Shoreline Communities Area Plan is the last in a series of eight area plans to be adopted. Figure 2-1 illustrates the boundaries of the Shoreline Communities Area Plan.

The Introduction section of the Lake County General Plan describes how area plans tie into the implementation of measures contained throughout the entire General Plan document. An implementation measure is a specific measure, program, procedure, or technique that carries out plan policies. Following the presentation of goals and policies for each general plan element, a table is provided that shows the implementation measures for that element. General plans do not directly regulate land use and development practices. By law, these plans must be implemented by other actions and measures. The development of specific plans such as this area plan is an example of a regulatory action and program designed to implement specific General Plan components.

Implementation of the Shoreline Communities Area Plan should follow the programs described in the General Plan. However, because of the specific nature of an area plan, other supplemental implementation measures need to be developed that are not contained in existing County regulations. The implementation programs are outlined with each related policy in this area plan. Each program is identified by a short description, along with the responsible agencies, funding considerations, proposed priorities and timeframe. The implementation programs are designed to implement the Shoreline Communities Area Plan, however, it should be noted that implementation will ultimately depend upon available funds and personnel. Assuming available funding, it is the County’s goal to implement the recommended programs. The following priority designations were determined during the public review process by the Planning Commission and the Board of Supervisors:

High - High Priority, most important Moderate - Medium or middle priority Low - Low Priority, least important

The following timeframe designations were also determined during the public review process by the Planning Commission and the Board of Supervisors: Continuous - Ongoing throughout the duration of the 20-year plan Immediate - Within one year Short-term - One to three years Medium - Three to five years Long-term- Five to ten years Methodology Plan Preparation

The plan was prepared using a team approach. The project coordinator’s role was to first obtain and review all relevant information related to the planning area, including data such as population, endangered species and natural hazard areas. The coordinator then prepared a draft of the area plan document for review by the Area Plan Advisory Committee and the public. Specialists within the County, as well as other local, state and public agencies contributed various items to this plan.

Introduction 2-5 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Citizen participation was an essential component in the creation and direction of this plan.

Citizen Participation Public input is fundamental for the planning process to be successful in the preparation of a useful planning tool that reflects community values. Local residents provide valuable insights to specific issues, needs and opportunities in their area. Furthermore, plans formulated with public involvement are more likely to be supported by the community and be successful in the long term. In 2000, the Lake County Board of Supervisors appointed 14 local residents to serve as members of the Shoreline Communities Area Plan Advisory Committee (APAC). These members attended public meetings and advised Community Development staff of important issues to the community, analyzed other reports and presented ideas for consideration and consolidation into the plan. A new APAC was appointed by the Board of Supervisors in January 2008 to complete the review of the Draft Area Plan document and land use mapping. These members were chosen to represent a cross- section of the residents of the Shoreline Communities planning area. The Redevelopment Agency provided the committee with valuable information from current and previous studies and programs throughout the entire planning process. Process The process for the writing of the Shoreline Communities Area Plan started with the appointment of an Area Plan Advisory Committee (APAC) in 2000 and a revised appointment in 2008. The Community Development Department presented materials to the APAC on topics such as zoning, land use, redevelopment, public services and recreation. From the questions and discussions at these committee meetings, a list of issues important to the community was formulated. The identified issues guided the preparation of this Plan. The conclusions and recommendations from this analysis were used to formulate the objectives, policies and implementation measures for this plan. Following the preparation of the plan by staff and committee review and input, the plan will be scheduled for town hall discussions in both the communities of Lucerne and Clearlake Oaks. Once this is completed the plan can be scheduled for public hearings and reviewed by the Planning Commission and ultimately approved by the Board of Supervisors.

Relationship to Other Plans 2008 County of Lake General Plan

The General Plan and an area plan must be mutually complementary and consistent.2 Policies in the Shoreline Communities Area Plan supplement General Plan policies, and more precisely reflect the characteristics found in the planning area. The Shoreline Communities Area Plan also includes zone change recommendations that, when approved, will help implement the goals, objectives, policies and implementation measures of the plan. Staff ensured that all aspects of this plan are consistent with the County General Plan. All General Plan elements were reviewed for goals and policies applicable to the Shoreline Communities Area. Local planning issues, drawn from the General Plan, and the collective experiences and lifestyle expectations of the APAC, were debated and discussed, and integrated into the objectives and policies of this Area Plan. The objectives and

2 Government Code Section 65300.5

Introduction 2-6 July 2009 UPPER LAKE / NICE PLANNING AREA

BARTLETT SPRINGS RD.

MENDICINO CLEARLAKE OAKS NATIONAL 20

FOREST INDIAN VALLEY Foothill

RESERVOIR

20 COLUSA COUNTY C 20 o u n tr y C NEW LONG VALLEY RD. lu b

LUCERNE

SPRING VALLEY RD.

SPRING

HIGH VALLEY RD. VALLEY

20 CLEAR LAKE

CLEARLAKE OAKS 20

SODA BAY RD. 20 LUCERNE Legend 53 Planning Area Boundry Community Growth Boundry

RIVIERAS 16 PLANNING AREA CITY OF CLEARLAKE

281 Cache Creek Miles LOWER LAKE 29 PLANNING AREA 01234

175 FIGURE 2-2 FIGURE 53 YOLO COUNTY COMMUNITY GROWTH BOUNDRIES Shoreline Communities Area Plan—Planning Commission Draft policies of the Shoreline Communities Area Plan act as an area-specific supplement to the County General Plan.

Regional Transportation Plan

The most recent Lake County Regional Transportation Plan was adopted in October 2005. The Plan addresses the local roadway system, the State highway system, transit services, bikeways and pedestrian facilities, aviation and the tribal transportation system. The Plan assesses the issues, problems and challenges of the existing circulation system, presents action programs and discusses environmental considerations. The Plan identifies the adopted highway system with the proposed expansion of the Principal Arterial Corridor to a four-lane freeway/expressway. In Lake County, the Principal Arterial Corridor includes portions of Highways 20 and 29, and all of Highway 53. The local roadway system includes roads within the Cities of Clearlake and Lakeport and the unincorporated area of Lake County. Roads range from fully improved arterials and collectors to single-lane, dirt roads. Roads within the system are primarily two-lane roadways. Land use planning is fundamentally related to transportation. Transportation is discussed in further detail in Chapter 5 of this Area Plan.

Aggregate Resources Management Plan

The Lake County Aggregate Resources Management Plan was adopted in November of 1992 as an element in the County General Plan. This was done because there were significant issues associated with the mining of aggregate in Lake County. These include potential adverse impacts to vegetation and wildlife, hydrology, geology and soils, air quality, noise, circulation, land use, public services, aesthetics, socio-economics and cultural resources. The most controversial issues are the impacts of in-channel mining on groundwater levels and creek bed and bank erosion. The environmental and social impacts must be weighed against the needs for aggregate by growth and development industries.3 This Area Plan must be consistent with the Aggregate Resource Management Plan, as it is an element of the General Plan. These resources are further discussed in the Mineral and Aggregate Resources section in Chapter 3 of this plan.

County of Lake Housing Element

Housing is a required element of any General Plan, but it is governed by special legislation that requires it to contain specific data and analysis and to be updated normally every 5 years. The Housing Element is published as a separate document from the rest of the Lake County General Plan. It is, therefore, not covered in depth in any of the Area Plans. For additional information, refer to the Housing subsection of the Community Development section of this plan.

2008 Lake County Transit Development Plan

The Transit Development Plan (TDP) study was commissioned by the Lake County/City Area Planning Council to ensure that future improvements in public transit services will reasonably meet

3 Lake County Aggregate Resource Management Plan (November 1992).

Introduction 2-9 July 2009 Shoreline Communities Area Plan—Planning Commission Draft the needs of area residents and visitors. The study is based upon a detailed analysis of transit demand and existing public transportation services in the County. This analysis was used as the basis of an extensive series of alternatives, which were in turn used to develop the financially- constrained short-range transit plan. Lake Transit will use this TDP as a guide to implement the recommended improvements over the course of the next five years.

2006 Lake County Regional Bikeway Plan

The Lake County/City Area Planning Council prepared the 2006 Lake County Regional Bikeway Plan to meet the provisions of the California Bicycle Transportation Act, found in the Streets and Highways Code Sections 890 – 894.2. The Bikeway Plan includes all existing and proposed bike routes throughout the County, including the two incorporated cities of Lakeport and Clearlake. It includes non-motorized transportation policies, maps and descriptions of existing and proposed routes and an implementation plan. There are routes included within the Shoreline Communities planning area. These routes are discussed in greater detail in the Networks section of Chapter 5 of this plan.

Upper Lake - Nice Area Plan

The Upper Lake—Nice Area Plan, adopted in 2002, covers approximately 468 square miles of the north end of the county stretching from the Mendocino County line to an area approximately one mile east of the community of Nice. It includes the communities of Upper Lake, Nice, Blue Lakes and Lake Pillsbury. It also incorporates the Reclamation Area, the northern portion of Scotts Valley and a majority of the Mendocino National Forest contained in Lake County. The organization of the plan is similar to other area plans. The plan is divided into five sections, including: 1) Executive Summary, 2) Introduction, 3) The Area Plan, 4) Special Study Areas and, 5) Appendices. The Area Plan section combines the topics of concern into three Super Elements. 1) Natural Resources covers land, water, life and resources. 2) Public Safety covers land, water, life and human resources. 3) Community Development covers economic development, housing, networks, services and land use.

Lower Lake Area Plan

The Lower Lake Area Plan, adopted in 1988, is adjacent to the Shoreline Communities on the southwest and covers approximately 108 square miles of the southeast portion of Lake County. The organization of the plan is similar to the other area plans, including an introductory framework, planning elements and policies, and land use and zoning maps. The major planning issues identified in the plan are: agricultural land preservation, restoration of historic downtown Lower Lake, installation of improved public services and facilities, coordination of new growth with the provision of public services, affordable housing for seniors, the need for multifamily housing and a housing rehabilitation program, and the planning and implementation of economic diversification in the Lower Lake area.

City of Clearlake General Plan and Sphere of Influence

The City of Clearlake encompasses an area of 10.6 square miles that was incorporated in 1980. The 2000 U.S. Census reported the population of the City to be 13,142. The City’s 1983 General Plan

Introduction 2-10 July 2009 Shoreline Communities Area Plan—Planning Commission Draft stresses the importance of maintaining the rural character of the area, encourages tourist-related development and includes design and redevelopment guidelines for both new and outdated structures.

The Local Agency Formation Commission (LAFCO) was established in 1972 and was given the power to determine spheres of influence for all local governmental agencies. A sphere of influence is a planning boundary outside of an agency’s legal boundary (such as the city limit line) that designates the agency’s probable future boundary and service area. Factors considered in a sphere of influence review focus on the current and future land use, the current and future need and capacity for service, and any relevant communities of interest. With the passage of the Cortese-Knox- Hertzberg Local Government Reorganization Act of 2000 (CKH Act), spheres for all cities and special districts are reviewed every five years.

Local governmental agencies, such as incorporated cities and public sewer districts, demarcate spheres of influence outside their boundaries. The purpose of the sphere of influence is to ensure the provision of efficient services while discouraging urban sprawl and the premature conversion of agricultural and open space lands by preventing overlapping jurisdictions and duplication of services.

Commissions cannot tell agencies what their planning goals should be. Rather, on a regional level, LAFCOs coordinate the orderly development of a community through reconciling differences between agency plans so that the most efficient urban service arrangements are created for the benefit of area residents and property owners.

2.2 Orientation to the Shoreline Communities Area Climate

The Shoreline Communities planning area has a Mediterranean climate, with cool intermittently wet winters and hot dry summers. The average rainfall for this planning area varies by elevation. The average annual precipitation along the Highway 20 corridor from the eastern county line to Clearlake Oaks is 24 to 28 inches.4 Along the Clear Lake shoreline from Clearlake Oaks to Lucerne, the average rainfall is 24 inches in Clearlake Oaks and increases to 32 inches in Lucerne. The topography of the remaining portion of the planning area is mountainous and contains the Mendocino National Forest. Average rainfall in this area ranges from 28 inches to 45 inches annually, with rainfall increasing in the higher elevations. Snowfall in the higher elevation, mountainous regions occurs annually.

4 Soil Survey of Lake County, California. May, 1989. United States Department of Agriculture, Soil Conservation Service.

Introduction 2-11 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

County Geography

Lake County has a land area of about 806,976 acres or 1,261 square miles. Out of this total land area roughly 31 percent is in the Mendocino National Forest and another 17 percent is either Federal or State administered lands. The county is predominantly mountainous with a few broad flat valleys and several smaller valleys distributed throughout. The county is highly dissected with perennial and intermittent streams. Clear Lake, with a surface area of 68 square miles, is the largest natural lake that is located entirely within California.

Lake County is within the Coast Ranges Geomorphic Province, which includes the mountainous area between the Sacramento-San Joaquin Valley and the Pacific Ocean. The Coast Ranges have been greatly affected by tectonic processes associated with movement along the North American and Pacific plate boundaries. The prevailing structural pattern within the North Coast Range has a northwesterly alignment controlled by faulting occurring during the late Tertiary period between five to seven million years ago. In general, topography of the Coast Ranges is rugged and mountainous, with deeply incised, youthful stream valleys bounded by moderately steep-sided slopes. Planning Area Geography

The planning area includes the land area north and east of Clear Lake, between Bartlett Springs Road just west of Lucerne and all that land north of Cache Creek between the City of Clearlake and the town of Lower Lake, and continuing to the eastern county line with Colusa (See Figure 2-1). The planning area is made up of four general areas of geomorphic terrain5. The land along Clear Lake from Lucerne to the city of Clearlake and stretching almost to Spring Valley, and in addition, the land on the extreme eastern edge of the planning area from north to south is characterized as Broad Valleys and Rolling Foothills. The narrow valleys were locally filled by lake deposits, volcanic flows and alluvium. Associated erosion of adjacent ridges has developed an overall rolling foothill and valley topography. North of Lucerne and Spring Valley and stretching nearly east to Indian Valley Reservoir is characterized as Rugged Mountainous Terrain. This land consists of Jurassic and Cretaceous rocks that support youthful topography with rugged mountains, sharp ridges and peaks, and deep narrow canyons. Land-sliding has locally modified the general physiographic pattern and has resulted in undulating, relatively gentle slopes and relatively broad canyon bottoms. The remaining area which lies from the city of Clearlake, east to an approximate southeasterly line from Indian Valley Reservoir and south beyond Cache Creek is characterized as Semi-Badlands. These areas have formed in areas underlain by the Cache Formation. Apparently, thick sedimentary deposits accumulated in an ancestral basin. These sediments filled in topographically low-lying areas creating a broad sediment-filled basin. Below these sediments is volcanic rock that form deep, steep-sided gullies and rounded ridges. The planning area has a varied topography, with Windy Point at 4,804 feet high to the Clear Lake shoreline being approximately 1,330 feet above sea level.

5 Geologic and Seismic Technical Background Report for Seismic Safety Element and Geologic Hazards Portion of the Safety Element General Plan Lake County, California. (December 15, 1976) VII-I

Introduction 2-12 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

2.3 History and Development Prehistoric

Pomo history within Lake County extends back many thousands of years, at least 6000 BC.6 The planning area consisted of three tribes or groups: Southeastern Pomo, Eastern Pomo and Patwin Wintun. The Southeastern Pomo lived along the shores of Kono Tayee and south to Clearlake. The Eastern Pomo lived along the shores, south of the planning area of Lucerne and north to Kono Tayee.7 The shores were densely populated because of the numerous foods in Clear Lake and its oak covered shores. Each tribal group or band lived within a small territory near either one or two creeks and watersheds. Each band had plenty of food and it was not necessary for tribal groups to travel far.8 Among the mountainous regions east of Clear Lake, south of Stony Creek lived the Hill Patwin Wintun tribelets, who bordered the Pomo. They were less material rich than their neighbors, the Pomo. Historic

In 1811, the Russo-American Fur Company established a port at Bodega Bay and a few years later at Fort Ross in what is today Sonoma County.9 Sometime prior to 1841, before the post was abandoned, the first white men who saw Clear Lake were likely fur hunters who expanded their operations. The first habitation built by white men was probably built by a party of hunters who were traveling to the settlements at Bodega Bay and Fort Ross. They found that the posts were abandoned and had to spend the winter at Clear Lake.10

The Spanish were the County’s first temporary settlers. Captains Vallejo and Corrillo led an expedition into Clear Lake in 1835. Vallejo took formal possession of the valley around 1840. He transported herds of cattle, which multiplied in numbers. Vallejo applied for a grant encompassing a large portion of land, which was denied. In 1848, California became part of the United States. In 1849, Stone and Kelsey took over the cattle operations of Vallejo.11 The first wagon train to arrive in Lake County was in 1854.

Mr. Veatch, a scientific explorer discovered Borax Lake in 1856.12 That same year the California Borax Company was formed in Eastlake. Using largely Chinese labor, the company began mineral extraction in 1864. The Sulphur Bank Mining Company began operation in 1865. After removal of two million pounds of refined sulphur, it shut down in 1870. The removal of the sulphur revealed the rich veins of quicksilver and mining recommenced in 1873. In 1875, the Quicksilver Mining Company was organized. The area known today as Clearlake Park and Clearlake Oaks were important places that served the needs of the mine. Clearlake Park was known as Jack’s Landing.

6 Brown, Vinson. The Indians of California and their neighbors. (Happy Camp: Naturegraph Publishers, Inc., 1969) 9. 7 Brown 12. 8 Brown 8. 9 History of Lake County 1881. (Fresno: World Dancer Press, 1995) 48. 10 History of Lake County 47. 11 History of Lake County 49. 12 History of Lake County 69.

Introduction 2-13 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

The landing was used to haul wood by barge to the Sulphur Bank Mine.13 Clearlake Oaks was known as Stubbs, named after Charles Stubbs. Stubbs owned 300 acres of ranchland. He was responsible for supplying fresh meat to the Sulphur Bank Quicksilver Mining Company.14

Numerous springs dot the Lake County landscape. The later portion of the 1800’s saw the development of resorts near the springs in the planning area. The springs became well known for their healing capabilities. The springs brought health seekers as well as vacationers. In 1870, Greene Bartlett and L. Tharp discovered mineral springs and patented 160 acres and immediately began construction of Bartlett Springs Resort. The Resort consisted of hundreds of mineral springs. The resort was able to accommodate 1,000 guests with five hotels and 350 cabins. It employed a staff of over 250. They also had contracts with The Kennedy’s, who homesteaded Long Valley, and they supplied the dairy and meat products to Bartlett Springs.15 As these hot and mineral springs became more popular other resorts were also established. Allen Springs Resort was founded by George and Vale Anderson in 1871. Located southeast of Bartlett Springs it too had a hotel and cottages. In 1940, the resort was abandoned.16 East of Allen Springs was Hough Springs. Hough Springs was purchased in 1880 by John Hugh Stratford. The resort could accommodate 150 guests. It was abandoned in the 1930’s.17 The development of springs were influential in the implementation of roads for the traveling public. During the 1880’s, Indian Valley, High Valley and Long Valley were homesteaded, used as ranches and used as stage stations for travelers en route to Bartlett Springs.18 Chinese laborers built the Clear Lake Bartlett Springs toll road in 1892.19 The depression of the 1930’s brought hard times to the resorts many resorts suffered major fires or were abandoned. Bartlett Springs burned in 1934.20 Present

Subdivisions within the planning area began in the 1920’s. In 1922, Mr. Ruddock opened Clearlake Park subdivision, which was previously known as Jack's Landing. In 1923, Penn Phillips began subdividing the Clearlake Highlands today known as the City of Clearlake. During that same year, Stubbs began subdividing what it now known as Clearlake Oaks. In 1923-24, the Clearlake Beach Company began subdividing Lucerne, creating hundreds of smaller lots without modern services.21

With the recorded data available, determining the population data for the planning area was challenging. Population counts reported by the U.S. Census Bureau in the 2000 Census Blocks do not follow the County’s community boundaries. As a result, the planning area population numbers are generalized estimates and not an exact population count. Population characteristics of the Shoreline Communities planning area compared to the County as a whole are shown in Figure 2-3.

13 Feltman 74, 75. 14 Feltman, Erving R. California’s Lake County: Places and Postal History. (Oregon: The Depot, 1993) 78. 15 Feltman 95. 16 Feltman 90-91. 17 Feltman 92. 18 Feltman 80, 95. 19 Feltman 119. 20 Feltman 84-89. 21 Feltman 71, 74, 82.

Introduction 2-14 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Future

Population projections are routinely used in land use planning, economic development and infrastructure planning, and are a useful tool to help municipalities plan for the future. With any method of population analysis, there are limitations to the accuracy of the data, primarily based on the accuracy of the base data and the assumptions at the core of the analysis. There may be an infinite number of projections for a given population since the parameters may be infinitely variable. Therefore, it is important to remember the limitations of population projections. Projections are intended to be approximate forecasts that demonstrate general trends. They should not to be interpreted as exact targets or as absolute predictions of what will occur. Projections are based on certain assumptions that can be significantly impacted by external factors. Unforeseen changes in economic, social and demographic conditions and events could substantially alter the actual future population of a given area.

The 1981 County General Plan developed population statistics based on the 1980 Census data. Population with low and high growth factors was projected to 1985, 1990 and 2000, estimating a low of 72,048 and a high of 84,327 people by 2000. Census 2000 reported the population of Lake County as 58,309.22 Historical population and the current employment trends were analyzed to prepare the projections. Actual population figures between the 1970 and 1980 Census demonstrated an 86% surge in the Lake County population. This growth has been attributed to development of the geothermal industry and the steady increase of senior citizens moving to Lake County. Lake County population growth was not as vigorous between 1980 and 2000. The 2000 population projection was overestimated based on the dramatic population increase between 1970 and 1980. The Business Outreach and Response Team (BORT) estimates that the countywide population will be approximately 69,259 in 2010, 79,676 in 2020 and 89,638 in 2030.23

The estimated population in Lake County in 2008 was approximately 68,500, including both incorporated cities. The 2008 Lake County General Plan estimates an average annual growth rate of 2 percent inside Community Growth Boundaries, and a 0.75 percent annual growth rate in the rural areas through year 2030. The population is projected to increase to 101,557 by the year 2030.

Projecting population growth is a difficult task. Historic trends are part of the process; however, recent changes in Sonoma, Napa and Mendocino Counties and throughout the Northern Bay Area have the potential of applying growth pressures on Lake County previously unseen. Current growth in Sonoma County is driving suburbanization of southern Mendocino and Lake Counties. Continued pressure from commuters to Sonoma County greatly affects the cost of living throughout the County, as Sonoma County wages are substantially higher than those of Lake County. Figure 2- 3 illustrates the projected population and household totals for the Shoreline Communities area from 2008 through the year 2030 utilizing an annual 2.0% growth rate within established communities and a 0.75% growth rate within the rural portions of the planning area. Expected increases in the number of housing units within the planning area are based off of the increase in population divided by the respective average household size for each location. Housing unit estimates are based on the number of occupied units and do not take into consideration units which are vacant. All population

22 U.S. Census Bureau website, Lake County, California. 23 Lake County Business Outreach and Response Team website (2006).

Introduction 2-15 July 2009 Shoreline Communities Area Plan—Planning Commission Draft and housing unit estimates are based off data obtained from the 2000 census. The population and household projections represent a key planning component to the Shoreline Communities Area Plan. The projections illustrate how many new dwellings should be developed to meet the need for the expected growth to the year 2030.

Figure 2-3 Population and Housing Unit Projections SHORELINE COMMUNITIES PLANNING AREA Population and Housing Unit Projections Year 2000 2008 2010 2015 2020 2025 2030 Clearlake Oaks

Population 2,402 2,814 2,928 3,233 3,569 3,941 4,351 (2% annual increase) Housing Units 1,194 1,400 1,457 1,608 1,776 1,961 2,165 (2.01) Lucerne

Population 2,870 3,363 3,499 3,863 4,265 4,709 5,199 (2% annual increase) Housing Units 1,314 1,557 1,620 1,788 1,975 2,180 2,407 (2.16) Rural Areas Population (.75% annual 1,980 2,101 2,134 2,215 2,299 2,387 2,478 increase) Housing Units 897 906 920 955 991 1,029 1,068 (2.32) Totals Population 7,252 8,278 8,561 9,311 10,133 11,037 12,028 Housing Units 3,405 3,863 3,996 4,352 4,741 5,170 5,640 Source: 2000 Census, United States Census Bureau Number in Housing Units (ex. 2.01) is the Average Household size in that area Rural Areas is defined by ALL areas in the Shoreline Area, NOT including Clearlake Oaks & Lucerne

According to Figure 2-3 377 buildings will be needed for each 5 year increment through the 2000- 2030 planning period. This will be accomplished via new building or utilization of currently vacant buildings. As economic forces throughout northern California change, the economy of Lake County will be impacted and the population projections may need to be revised. Assumptions

General assumptions about future planning conditions have been incorporated into the preparation of the Shoreline Communities Area Plan. These assumptions help provide a consistent long-term planning framework. If the basis for an assumption were to dramatically vary, then related planning decisions could become inconsistent and result in internal conflicts within the plan. The basic assumptions used during preparation of this plan are:

Introduction 2-16 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Funding sources will be limited due to federal, state and local budget constraints. Increased reliance on efficient use of locally generated revenues will occur throughout the planning period. There is a potential for wastewater treatment options beyond the current practice of on-site sewage disposal for future and existing development. The automobile will continue to be the primary source of transportation in the Shoreline Communities Planning Area and traffic will continue to increase throughout the planning period. Conflicts between agricultural and non-agricultural land uses will intensify. The area will feel pressure to develop housing projects. There will be continued pressure to develop steeper and more remote lands, as view sites are taken. Home development will continue to be the primary development in the planning area. People will continue moving to the planning area full-time, decreasing the vacancy rate. A small percentage of the available lots will be developed. Many may be unbuildable on their own, despite the allowance of engineered septic systems. As property values increase, private funding sources increase.

Major Planning Issues

The Shoreline Communities Area Planning Advisory Committee developed the following summary of major issues facing the Shoreline Communities Planning Area. These issues helped to guide and focus development of this plan. This plan’s analysis and policy development incorporates the committee’s concerns.

Public Safety Issues: Wildfire is a threat to safety that is aggravated by inadequate access, lack of fuel breaks and heavy fuel loads. Flooding and flood-related contamination of properties, sewer and septic systems, and water systems is a problem along the lakeshore. Many drainage systems are inadequate and lead to localized flooding. Development on steep slopes may increase soil stability problems and landslide hazards. Seismic hazards must be considered for all development.

Natural Resource Issues: The Clear Lake shoreline, creeks, and other sensitive open space and plant and animal habitats are critical areas for continued health of the natural environment. Erosion is causing degradation and sedimentation in Clear Lake. The views of night skies should be protected from light intrusion – protective lighting standards for new development are necessary.

Agriculture Issues: Agricultural resources in the Shoreline Communities Planning Area are important as agriculture is one of the leading economic bases for Lake County.

Introduction 2-17 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Conflicts between agricultural and nearby non-agricultural land uses jeopardize the continuation of agriculture. Buffer zones should be included in all development projects adjacent to dissimilar uses. A better definition of what is allowed within buffer zones is needed, i.e. open space, fire roads, native vegetation, wildlife corridors, etc.

Circulation Issues: Roadways within older subdivisions are not adequate to serve existing or anticipated development. Pedestrian facilities are lacking throughout the entire planning area, especially adjacent to Clear Lake and along Highway 20. Narrow road widths limit opportunities for pedestrian and bicycle usage of County roads. Safety improvements and traffic calming measures are necessary along Highway 20, specifically in the town centers. Existing infrastructure in the entire planning area is poor.

Economic Development Issues: The commercial town centers are in poor physical condition and the lack of a uniform design standard for buildings and signs has created a chaotic and unattractive commercial environment. Absentee and resident property owners often allow their properties to become deteriorated. Tenants likewise are discouraged from keeping their rented homes and businesses well- maintained. The area lacks services for residents and visitors, including restaurants, automotive services, medical clinics, pharmacies, banks and hardware stores. Lack of parking in the town centers detracts the motoring public from stopping. Local employment opportunities are limited due to the lack of stable businesses.

Infrastructure Issues: Insufficient public services such as water and sewer is inhibiting growth and may be affecting water quality in the lake. Overhead utility lines detract from the scenic view sheds in the planning area.

Scenic and Aesthetic Issues: Billboards and dilapidated signs detract from the views of the lake and scenic resources along Highway 20. There is inadequate protection of scenic view sheds along scenic highways and roads. The area lacks design standards that promote attractive and compatible development.

Land Use Issues: Incompatible land uses detract from the community centers by limiting the concentration of activity that would foster viable commercial and public services. Increased build-out of paper subdivision lots behind Lucerne and Clearlake Oaks may lead to development that is inappropriate or incompatible with existing development. Problems include potential soil erosion and drainage impacts. Consolidation of lots may reduce some problems. Lack of recreational opportunities and amenities, such as trails and community parks. Public access to Clear Lake within the planning area needs to be improved and increased.

Introduction 2-18 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Public Service Issues: Public transportation with connections to Clearlake and Lakeport for medical services and shopping is lacking. A centralized community center is needed in Clearlake Oaks for children during after-school hours. Parks and public access adjacent to the lake is inadequate for the needs of both residents and visitors. There are no community parks large enough for recreational facilities such as ballfields, etc.

Housing Issues: Much of the existing housing stock is substandard or deteriorating due to age and lack of maintenance. Quality affordable housing is limited.

Maintenance of the Rural Character of the Planning Area: The community desires to maintain the rural character of the planning area. Maintenance and enhancement of current quality of life, including air quality, night sky views and open space.

There is no single definition of “rural character.” It is a term which has different meanings to different people. The goals, policies, and implementation measures contained within this Plan effectively define “rural character” as the ultimate result of carrying out these programs.

Introduction 2-19 July 2009 A VIEW OF KONO TAYEE AND CLEARLAKE OAKS Source: Holly Harris

NATURALNATURAL RESOURCESRESOURCES

3.1 LAND

3.2 WATER

3.3 VEGETATION & WILDLIFE

3.4 RESOURCES Shoreline Communities Area Plan—Planning Commission Draft

3.0 NATURAL RESOURCES 3.1 Land

This section discusses geology, hydrology, soil resources, mineral resources, vegetation, wildlife, cultural resources and scenic resources. This section includes recommendations, objectives and policies with respect to these resources to guide development. Planning Area Geology and Soils

Clear Lake was created as an alluviated valley of the North Coast Ranges that was formed as part of the Mesozoic Franciscan Formation. The northern and western parts of the county were formed by the mostly-sedimentary soils of the Franciscan Formation. This complex includes deformed and metamorphosed sandstone conglomerate, shale and chert. Small amounts of limestone, greenstone, bluechist and amphibolite also occur. Most of the land on the south and east sides of the lake within the planning area was produced by volcanic activity during the more recent Pleistocene and Holocene Epochs1. Minerals extruded from volcanoes include andesite, dacite and basalt. Several cinder deposit sites in the vicinity of Clearlake Oaks are currently being mined commercially.

To the east, Lake County is separated from Colusa County by Board Camp Ridge. The area east of the City of Clearlake contains soils created as part of the Cache Formation2. The Cache Formation consists of uplifted and dissected sedimentary soils that once formed the bottom of a large freshwater lake. The sediments were pushed up to create the hills separating Clear Lake from the Central Valley. These soils are highly erodable, as evidenced by the slips and slumping that can be seen on slopes that are heavily grazed as well as areas visible from Highway 20.

Low areas along the lakeshore as well as the larger creeks and contiguous valleys are composed of fluvial and lacustrine deposits (sediments deposited by streams and lakes). Soils comprised of such deposits often contain clay and have a high shrink-swell capacity and slow permeability.

Much of the planning area’s topography consists of slopes greater than 30%. Most of this area, especially north of Clearlake Oaks, is considered geologically unstable due to the combination of slope, soils and precipitation3. This area is less appropriate for intensive development because of issues related to cost and safety.

High Valley and Round Mountain

High Valley is in a rare east-west transverse in the Californian Coastal Range. High Valley's mountain ridges first formed along a small east-west fault line. During Lake County's volcanic period, Round Mountain rose as an active volcanic cone at the gorge's eastern end. Round Mountain was once an active volcanic cinder cone rising 400 feet above the northern valley floor. Over time, Round Mountain's lava flows built up the eastern side of the canyon. This

1 Alt, David D. and Donald W. Hyndman, Roadside Geology of Northern California, 1975. 2 USDA Soil Conservation Service, Soil Survey of Lake County, California, 1989. 3 Lake County General Plan, 2008.

Natural Resources 3-1 July 2009 Shoreline Communities Area Plan—Planning Commission Draft sealed off a preexisting creek and formed a lake west of the volcano. The lake eventually crested at Schindler's Creek and drained into Clear Lake. Round Mountain's volcanic activity produced unique soil types within High Valley. The distinct watershed boundaries mean that soils found within the High Valley area are derived only from parent material found within the basin4.

Quackenbush Mountain

Quackenbush Mountain is located east of the City of Clearlake and is irregularly shaped constituting approximately 200-300 acres. The top of the mountain is a broad, flat to gently sloping area that reaches a maximum elevation of approximately 2,100 feet. The rock unit which caps Quackenbush Mountain is a basalt flow of the Clearlake Volcanics. More than one flow may be present. The estimated maximum flow thickness is 60 to 70 feet, and the base of the flow rests on the unconsolidated sands, gravels, and silt-clays of the Cache Formation. Where exposed, basalt is mostly gray in color, slightly to moderately weathered, hard to very hard, and widely fractured. Unconsolidated surface deposits consist of residual and colluvial soils which have been developed on the surface of the basalt to a maximum thickness of 5 feet. At the center of the mountain top, the soils are thicker, perhaps as much as 10 feet5. Currently, the East Lake Landfill and South Lake Recycling Center is operating near the top of the mountain.

Borax Lake

Located entirely within the City of Clearlake, Borax Lake is renowned for the deposits of borax, or biborate of soda, that occur beneath its waters. The lake is shallow, with an average depth of 3 feet, and comprises approximately 100 surface acres that varies widely from season to season. Analysis of the water in 1863 showed that it contained approximately 535 grains of crystallized borax to the gallon. The crystallized borax falls to the mud at the bottom of the lake and has been found in crystals ranging from microscopic size to three inches across. The process of precipitating borax is rapid and still ongoing in the lake, which is evident by the coating of crystals that forms on sticks of wood that have been immersed in the water for only a short period of time6. This borax was used historically for making soap.

Chalk Mountain

Chalk Mountain is located in the community of Spring Valley, east of the center of Clearlake Oaks. It was given its name from the white appearance of the mountain, which is a result of extensive sulphur deposits. The rocks at Chalk Mountain are extensively fissured and decomposed by the action of steam and acid vapor, which produces the chalky appearance. The sulphur deposits are quite extensive and carbonated springs have been found associated with the mountain that extend to areas surrounding the mountain7.

4 Shannon Ridge Winery website 5 Lake County Aggregate Resource Management Plan, 1992 6 The Natural Wealth of California. By Titus Fey Cronise. H.H. Bancroft and Company. 1868 7 The Natural Wealth of California. 1868

Natural Resources 3-2 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Soils

In general, soil erosion and sedimentation is associated with significant loss or damage to property value, agricultural productivity, wildlife habitat and revenue from tourism. In recent studies by the State Water Resources Control Board, erosion problems of highest concern in Lake County include rill and sheet erosion (rain runoff) from other than urban land (55%), erosion from stream channels and gullies (19%), and runoff from roads (15%). Preventing and controlling erosion is a concern of the East Lake and West Lake Resource Conservation Districts (RCDs) and the County, and is being implemented in various erosion-control programs. The County and two Cities developed the Storm Water Management Plan in 2003, however the partnership between the County and the two Cities was dissolved in 2008. However the partnership between the County and the two Cities was dissolved in 2008. The Storm Water Management Plan describes the Lake County Clean Water Program’s approach to reducing storm water pollution and serves as the basis for the National Pollutant Discharge Elimination System (NPDES) permit application to the Central Valley Regional Water Quality Control Board.

Great differences in soil properties can occur within short distances. Some soils are dry and well drained; others are seasonally wet or subject to flooding. Some are shallow to bedrock. Some are stable building sites while others are too unstable to be used as a foundation for buildings or roads. A high water table makes a soil poorly suited for basements and other underground installations. Additional soil constraints found in certain locations within the planning area are clay or wet soils poorly suited for use as septic tank absorption fields. Other soil limitations include soil depth, slope, permeability, water table, soil drainage, and overflow or flooding hazards. Soils with a high shrink- swell factor change in volume as a direct effect of moisture content influenced by the kind and amount of clay in the soil. On-site sewage disposal systems may need to be specially designed for these types of soil. Shrink-swell behavior can also have a significant effect on building foundations and roadways. Liquefaction occurs when loosely packed sandy soils that have been fully saturated and then are affected by earth movement or vibration and become fluid, like quicksand. Structures on unstable soils may sink or float during such events.

Most of the planning area is characterized by steep slope conditions. Other than in Spring Valley, High Valley and along the lakeshore, slopes of 30-75% predominate and are associated with moderate to severe erosion potential, particularly when disturbed or saturated. Human-caused erosion in the planning area is usually the result of grading for roads, driveways and removal of vegetation for agricultural purposes. This is of particular concern on the steep hillsides east of the shoreline communities. Implementation of erosion control measures and paving or revegetating cleared areas can reduce this type of erosion. Grazing practices that do not concentrate grazing animals in one area also can reduce hillside erosion and topsoil loss.

A large area east of Indian Valley Reservoir contains serpentine soils. Soils containing serpentine rock may also contain the mineral crysotile, a source of naturally-occurring asbestos. Asbestos is a known hazard to humans if inhaled. For a map of serpentine soils and soils with high shrink-swell potential in the planning area, see Figure 3-1.

One of the major creeks in the Clearlake Oaks area is Schindler Creek. Schindler Creek has experienced significant erosion and sedimentation problems in recent years that has contributed to property loss and loss of fish habitat. A Coordinated Resource Management Plan (CRMP), under the direction of the East Lake Resource Conservation District (ELRCD), had been developed to

Natural Resources 3-3 July 2009 Shoreline Communities Area Plan—Planning Commission Draft study and correct these problems on the creek. However, the group has been inactive for the last several years. It is hoped that the group will be reorganized in the near future to continue addressing the issues within the Schindler Creek watershed.

Additionally, a new watershed group, the Lucerne Watershed Council, has established a CRMP for a series of creeks, the largest of which is Morrison Creek, which encompasses the greater Lucerne area. Goals outlined in the CRMP include identifying the boundaries of the watershed and the creeks contained within, minimizing erosion and contamination, and eradicating invasive, non- native plants8.

8 Lucerne Watershed Council Memorandum of Understanding

Natural Resources 3-4 July 2009 UPPER LAKE / NICE PLANNING AREA Legend

Serpentine Soils Planning Area Boundry N. Fork Cache Creek Sources: -Division of Mines and Geography Bartlett Creek BARTLETT SPRINGS RD. -Soil Survey Geographic Data -USDA NRCS

MENDICINO NATIONAL 20

FOREST INDIAN VALLEY

RESERVOIR

20 COLUSA COUNTY

NEW LONG VALLEY RD.

LUCERNE

SPRING VALLEY RD.

SPRING N.Fork Cache Creek HIGH VALLEY RD. VALLEY

Long Valley Creek 20

Schindler Creek 20 CLEAR LAKE Grizzly Creek

CLEARLAKE OAKS 20 Indian Creek

SODA BAY RD. 20

RIVIERAS 16 PLANNING AREA CITY OF CLEARLAKE

281 Cache Creek Cache Creek Miles LOWER LAKE 29 PLANNING AREA 01234

175 FIGURE 3-1 FIGURE 53 YOLO COUNTY SERPENTINE SOILS SERPENTINE Shoreline Communities Area Plan—Planning Commission Draft

Objective 3.1.1 Encourage programs that limit or reduce damage from soil erosion and sedimentation, and limit development within areas with expansive or serpentine soils. Policies 3.1.1a Employ appropriate erosion control measures during and after construction of new subdivisions, roads, and other activities involving movement of earth. Implementation Responsible Impact on County Training Costs Programs/Strategies Agency/Agencies Budget Inter-agency cooperation in Community Funding Source General Fund education on erosion control. Development Priority High Require permanent erosion Department control measures for substantial Timeframe Continuous grading projects. 3.1.1b Focus development in areas of low to moderate erosion potential. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Erosion potential should be Community Funding Source None examined through the Development Priority High environmental review process Department Timeframe Continuous for new subdivision proposals. 3.1.1c Conduct site-specific soils analyses of lands identified as having moderate to high shrink-swell characteristics before new development is allowed to ensure that foundations are designed to withstand expansive soils. Implementation Responsible Impact on County Mapping costs Programs/Strategies Agency/Agencies Budget Require soil/site analyses on Community Funding Source General Fund soils with shrink-swell potential. Development Priority High Department, Timeframe Continuous 3.1.1d Encourage the widespread use of erosion control programs and techniques, especially in areas with significant soil constraints and unstable slopes, in cooperation with the East Lake Resource Conservation District (ELRCD). Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require additional review of ELRCD, Funding Source None grading proposals in areas of Community Priority High potentially unstable slopes. Development Timeframe Long-term Develop and distribute Department educational materials to farmers Resource concerning erosion control Conservation methods. District, Continue to work to reestablish CRMP for Schindler Creek.

Natural Resources 3-7 July 2009 Shoreline Communities Area Plan—Planning Commission Draft 3.2 Water

All of the Shoreline Communities planning area is within the Cache Creek watershed, one of three major watersheds that drain the county. Approximately forty percent of the county’s drainage area is located in this watershed9, which includes Clear Lake. Cache Creek is the only present-day outlet for Clear Lake. The creek’s main arm runs east-west along the southern boundary of the planning area; the north fork extends north to Indian Valley Reservoir. Major tributaries to Cache Creek include Bartlett, Spanish, Indian and Long Valley Creeks which supply the north fork, and Rocky Creek which supplies the main creek. Most of the water used for domestic and agricultural purposes in the planning area is surface water, which includes wells that tap into creek- and lake-waters. As there is little intensive agriculture or residential development in areas away from the lakeshore, supplies of water for domestic and agricultural use currently exceed demand. However, as development increases, so will the demand on limited water resources.

Surface Water

Riparian rights are not specifically defined by any California statute, but a modification of the common law doctrine of riparian rights has been established by court decisions and confirmed by provisions of the California Constitution (Section 3, Article XIV).10 According to the State Water Resources Control Board, a riparian right exists by reason of ownership of land abutting upon the natural watercourse of a stream or body of water. Each property owner may have a right to share in the reasonable, beneficial use of the natural flow of water, which passes their land. No permit is required for such use. If there is insufficient water for the reasonable, beneficial use of all riparian owners, they must share the available supply. Apportionment is governed by various factors, including each owner’s reasonable requirements and uses. If mutual agreement cannot be reached among property owners, a court determination may be necessary.

As discussed earlier, excessive surface water flow can contribute to soil erosion. There are three major types of erosion: gully, rill and sheet. During periods of extended rainfall soils may become saturated and surface runoff may occur. When this runoff becomes concentrated, rill (small channels) or gully (large channel) erosion may result, depending on the topography. Heavy precipitation on steep slopes, especially those that have been subjected to heavy grazing or removal of native vegetation, may trigger severe sheet erosion. Erosion may also occur when sloping land is cleared for agricultural purposes and erosion control measures are not installed prior to the rainy season.

Indian Valley Reservoir Little Indian Valley consists of Quaternary stream terrace deposits and is surrounded by Mesozoic lower Cretaceous marine sedimentary rocks and the Knoxville Formation. The valley

9 Ott Water Engineers, Inc., Lake County 1987 Resource Management Plan Update. Prepared for Lake County Flood Control and Water Conservation District, January 1987. 10 California Environmental Protection Agency, State Water Resources Control Board, Division of Water Rights, Information Pertaining to Water Rights in California (Sacramento: 2000) p. 2.

Natural Resources 3-8 July 2009 Shoreline Communities Area Plan—Planning Commission Draft trends north to south and is transversed by the North Fork Cache Creek11. In 1975 the Yolo County Flood Control and Water Conservation District completed a dam of the creek creating the Indian Valley Reservoir that supplies water to agricultural lands within Yolo County and power via a hydroelectric plant. The reservoir is six miles long and one mile across and is located on lands owned by the Bureau of Land Management. It has a storage capacity of over 300,000 acre feet. It is also a popular spot for fishing and boating12. The North Fork Cache Creek continues below the dam and travels through Spring Valley where it is dammed again, forming Spring Valley Lake, before joining the main fork of Cache Creek south of Highway 20 in the Cache Creek Management Area.

Clear Lake

Water rights to Clear Lake have evolved over the past 100 years through the issuance of a series of appropriative permits and court decrees. The major water rights to Clear Lake currently in place are the result of three separate court actions. These consist of the Gopcevic and Solano decrees and the decree on Clear Lake Water Company versus Highlands Water Company. These established water rights directly influence the potential for utilization of water from Clear Lake.

The Gopcevic decree had two primary conclusions. The first is that no excavation or deepening of the Clear Lake outlet may occur to any depth below -4 on the Rumsey gauge. The second finding of the court was that the Yolo Water and Power Company (succeeded by the Clear Lake Water Company, who was then succeeded by the Yolo County Flood Control and Water Conservation District) had the right to water stored in Clear Lake between the level of 0 and 7.56 on the Rumsey gauge, or approximately 320,000 acre-feet.13 A maximum drawdown rate on Clear Lake of two feet per month, inclusive of evaporative and other losses, was imposed. The Bemmerly Decree of 1940 further prohibits any alteration of the Clear Lake outlet which would widen, deepen or enlarge the outlet to increase the flow of water from Clear Lake into Cache Creek.

In the case of Clear Lake Water Company versus Highlands Water Company in 1965, the court decreed that the Clear Lake Water Company (now the Yolo County Flood Control and Water Conservation District) has a right to store, release and use all water lying within the elevation range limits of the Gopcevic decree together with the right to use all natural flows from Clear Lake into Cache Creek up to a maximum diversion of 6,000 cubic-feet-per-second. Additionally, the court decreed that there are no waters available for appropriation from Clear Lake on a firm annual basis after satisfaction of the rights held by the Clear Lake Water Company. The court further found that neither the Gopcevic Decree or the Bemmerly judgment determined or intended to adjudicate that any waters in Clear Lake were available for appropriation which may limit the right of the Clear Lake Water Company as set forth in the Gopcevic decree. The court, however, did acknowledge that the Highlands Water Company had a riparian right in common with other riparian users on Clear Lake, Cache Creek and its tributaries. This right allows the diversion of water at any elevation, subject to littoral (shoreline) riparian rights regulations, the purpose of which are to allow the utilization of surface water while maintaining the level of the lake for recreation and navigation purposes.

11 California’s Groundwater Bulletin 118 Department of Water Resources, updated 2/27/01 12 Yolo County Flood Control and Water Conservation District website 7/24/07 13 Ott Water Engineers, Inc., p. 34.

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The Solano Decree of 1978, which was modified in 1995, further specifies the amount of water available each irrigation season to the Yolo County Flood Control and Water Conservation District (FCWCD). When Clear Lake is full (7.56 Rumsey) on May 1st, adjusted for April releases, 150,000 acre-feet may be drawn from Clear Lake. If the lake reaches 3.22 Rumsey on May 1st, no water is available to the Yolo County FCWCD. The Solano Decree also specifies the maximum percentage of water that may be drawn from Clear Lake each month. When Clear Lake is full, the Yolo County FCWCD may not draw below 1.25 Rumsey, regardless of local riparian use or evaporation.

Some agricultural areas in Lake County have use of Clear Lake under riparian water rights and several domestic water distribution systems buy water from Yolo County FCWCD. These utilities are discussed in Chapter Five of this plan. Surface waters in Lake County have high concentrations of algae, boron, coliform organisms and other microbiological contaminants. Natural erosion, urban storm water runoff, agricultural runoff and inadequate septic systems contribute to the water quality conditions of Clear Lake. To meet Federal and State standards, water taken from Clear Lake for domestic purposes must go through treatment, which includes chlorination.

Ground Water

Throughout Lake County, groundwater sources have water quality limitations, including high turbidity, high coliform, hydrogen sulfide and methane gas, and high total dissolved solids, boron, barium, iron and manganese.14 Wells constructed with sealing and gravel packing typically do not have problems with coliform or turbidity. Water quality limitations are often due to a combination of unsuitable soil conditions, high water tables and contamination from septic systems. The agricultural operations and some smaller subdivisions in the planning area that are not adjacent to Clear Lake utilize groundwater. Monitoring of groundwater levels should be encouraged. If it is found that the water table is dropping, efforts should be made to reduce water consumption. Any new water conservation techniques should be utilized to the greatest extent possible. It is also important to note that while irrigated agricultural lands consume water, they also provide recharge areas. Few substantial aquifers have been identified in the planning area. Three groundwater sources that have been identified are the North Fork Cache Creek, Long Valley and High Valley Groundwater Basins. These basins supply residential and agricultural water needs.15

The State Water Resources Control Board (SWRCB) has jurisdiction over the utilization of “subterranean streams flowing through known and definite channels” (California Water Code, Section 1200). Groundwater not flowing in a known subterranean stream, such as water percolating through a groundwater basin, is not subject to the SWRCB jurisdiction. Owners of land overlying a groundwater basin or other common water supply source have the first right to withdraw water for reasonable, beneficial use on their overlying lands. The right of each owner is equal to the right of all other owners similarly situated. If there is insufficient water for the reasonable, beneficial use of all owners, the available water supply must be equitably apportioned. The groundwater supply may be appropriated for use on non-overlying lands, so long as the surplus water is withdrawn without creating an overdraft on the groundwater supply. When groundwater has been appropriated, every person who digs, bores, drills, deepens, or re-perforates a water well must first file a notice of intent with the California Department of Water Resources, and then a report of completion.

14 Ott Water Engineers, Inc., p. 39. 15 California’s Groundwater Bulletin 118 Department of Water Resources, updated 2/27/01

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Water Quality

The water quality of the lake has a direct effect on the economics of the county and the aesthetics of the lake and surrounding communities. Deterioration of water quality has been perceived as a primary concern by county residents and visitors for decades. Growth of blue-green algae, which occurs naturally in the lake, is exacerbated by a combination of high nutrient load, warm temperatures and sunlight penetration of the water. During certain years warm temperatures and low lake levels lead to massive blue-green algae blooms, causing lake waters to appear murky and produce odors. During the most affected years, large mats of dead algae may appear on the surface of the water.

Erosion’s cumulative impacts over time can be severe. Soil erosion occurs both incrementally, as a result of many small rainfall events, and more dramatically, as a result of large but relatively rare storms. Generally, there are two situations that lead to water runoff during rain events: (1) During periods of extended rainfall, soils can become saturated and water will no longer soak into the soil, or alternatively, (2) water can also run off soils during high intensity rains when water arrives too quickly for it to infiltrate into the soil.16 When runoff becomes concentrated, rill (small channels) or gully (larger channels, too big to be removed by tillage) erosion occurs, depending on the topography. Heavy precipitation on steep slopes that have been subjected to heavy grazing or vegetation removal may also trigger severe sheet erosion (the removal of thin, relatively uniform layers of soil). Another form of water-induced erosion that occurs within the planning area is a result of natural springs that have the potential of creating landslides. There are also a series of hot springs associated with the Burns Valley fault near Sulphur Bank Mine.

Erosion has long-term impacts both on and off the site on which it occurs. The main on-site impacts of erosion are reduced water-holding capacity and reduced soil quality that results from the loss of the nutrient-rich upper layers. Eroded soils become depleted of their finest constituents over time which often reduces their water-holding capacity. Increased use of fertilizers may, to an extent, and for a time, compensate for erosion-induced loss of soil quality. This is not a feasible long-term solution. Movement of sediment and associated agricultural and household pollutants into watercourses is the major off-site impact resulting from erosion. Rates of erosion do not have to be high for significant quantities of agricultural pollutants to be transported off-site. The finest constituents of eroded soil tend to be transported furthest. Erosion can lead to sedimentation in watercourses and lakes, disruption of ecosystems, and contamination of drinking water. Excess nutrients in Clear Lake can cause algae blooms. When algae die, they sink to the bottom and decompose in a process that removes oxygen from the water. Fish and other aquatic organisms can’t exist in water with low dissolved oxygen levels. Contaminated drinking water has obvious health risks and increases drinking water treatment costs. In some cases, increased runoff that occurs as a result of a reduced capacity of eroded soil to absorb water can lead to downstream flooding and local property damage.

Erosion and sedimentation during construction can be controlled effectively, and at a reasonable cost, if certain principles are followed in the use and treatment of land. These principles are (1) using soils that are suited for development, (2) leaving the soil bare for the shortest time possible, (3) reducing the velocity and controlling the flow of runoff (4) detaining runoff on the site to trap sediment, (5) releasing runoff safely to downstream areas and (6) phased development to reduce

16 Soilerosion.net Website (2006).

Natural Resources 3-11 July 2009 Shoreline Communities Area Plan—Planning Commission Draft the area of ground disturbance to a minimal level.17,18 Erosion control should be provided in the development plans and Best Management Practices, as prescribed by the California Stormwater Quality Association, should always be employed, as required by the Environmental Protection Agency, State laws, Lake County Stormwater Management Plan, and the County Grading and Stormwater Ordinances.

Because of the configuration of the shoreline and the prevailing winds, some of the shoreline communities on the southeast side of the lake have been affected by poor water quality more than others. Aesthetic problems are particularly notable in the Clearlake Keys, a relatively recent (1960s) development that created residential lots on numerous manmade navigable channels. Water quality problems related to algae can be controlled by maintenance of the channels, including periodic dredging and flushing or mixing of stagnant water. The county government does not provide maintenance because the channels are privately owned, so these responsibilities must be assumed by the affected property owners.

Point source (direct) pollution discharged into waters of the United States, which includes Clear Lake, is regulated through the National Pollutant Discharge Elimination Program (NPDES). The program, which is administered for the Environmental Protection Agency (EPA) by the state’s Regional Water Quality Control Board, is designed to reduce discharge from stormwater and runoff and may require a permit from parties discharging to lakes, streams and other water bodies.

Water Reclamation

Efficient use of water is critical to maintain the economy and quality of life in California. A goal of the State Water Resources Control Board (SWRCB) is to encourage balanced and efficient use of water through water transfers, recycling and conservation. One of the ways we can stretch our available water supplies is to recycle treated wastewater. Water recycling, also known as water reclamation, involves treating wastewater to protect public health for re-use. Water reclamation projects use advanced technologies that provide outside treatment well in excess of that typically provided for tap water. The uses for recycled water can include practically the entire spectrum of water uses, from irrigating crops and landscaping, re-injection into groundwater, geothermal uses to feeding cooling towers in power plants. In order to re-inject treated effluent into groundwater basins, an advanced method of tertiary treatment providing filtration and the removal of nitrogen may be required.

The SWRCB actively promotes water recycling through both regulatory and financial assistance programs. In 2004, the SWRCB approved the Water Recycling Funding Program Guidelines, which include the requirements and criteria for the administration of approximately $42 million in construction grant funding provided by the Water Security, Clean Drinking Water, Coastal and Beach Protection Act (Proposition 50). They maintain the Water Recycling Construction Program and the Water Recycling Facilities Planning Grant Program that provide funds to local public agencies to plan, design and construct water recycling facilities. Through the Division of Financial Assistance, the SWRCB provides financial assistance for water recycling projects in the form of low-interest loans and/or grants for project construction and grants for project planning.

17 Agricultural Information Bulletin of the U.S. Department of Agriculture, Soil Conservation Service, Controlling Erosion on Construction Sites Vol. 347 (Washington, D.C., 1970) 9. 18 Department of Public Works Memorandum, September 26, 2006.

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Recycled water has been in use in California since the late 1800s.19 Public health restrictions have been in effect since the early 1900s. The SWRCB maintains information on wastewater reclamation and the reuse of reclaimed water by various agencies throughout California. According to the SWRCB, the following nearby areas utilize recycled water: the Cities of Willits, Santa Rosa and St. Helena use it for agricultural irrigation, the Meadowwood Resort Hotel in Napa County uses it for landscaping and the City of Arcata utilizes recycled water for wildlife habitat. Lake County has also taken steps to reuse treated wastewater. The first phase was the Southeast Geysers Effluent Pipeline project, which transports recycled water from Clearlake, Lower Lake and Middletown to the Geysers for injection into the geothermal reservoir. The second phase of the project is referred to as Clear Lake Basin 2000 and it connected the Clearlake Oaks Wastewater Treatment Plant and all the north shore communities served by the Northwest Regional Wastewater Treatment Plant into the Phase 1 pipeline. The Full Circle project is the third phase which will connect the Kelseyville Wastewater Treatment Plant and the City of Lakeport Wastewater Treatment Plant into the system. A portion of recycled wastewater from the Kelseyville Wastewater Treatment Facility has been used to irrigate wine grapes on the southwest slopes of Mount Konocti for the last eleven years. The County should continue to encourage and support alternative methods of water conservation and recharge.

Objective 3.2.1. Protect and preserve the quality and quantity of water resources for the long-term development and sustainability of the planning area. Policies 3.2.1a Encourage new water storage facilities that do not result in significant adverse environmental impacts. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Inter-agency cooperation Water Districts & Funding Source None Community Priority Moderate Development Timeframe Continuous Department 3.2.1b Design new development to conserve water using drought-resistant vegetation, low- flow plumbing fixtures, grey water systems and other conservation measures. Implementation Responsible Impact on County Printing Programs/Strategies Agency/Agencies Budget Develop educational brochures, Community Funding Source General Fund flyers & pamphlets. Require Development Priority Moderate low flow plumbing fixtures. Department, State Timeframe Short-term Encourage use of grey water Department of Water systems. Resources

19 California Environmental Protection Agency, State Water Resources Control Board, Water Recycling Programs Website (2006).

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3.2.1c Design new development to reduce off-site runoff to the greatest extent possible. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Condition new development Community Funding Source None projects to provide drainage Development Priority High plans and improvements. Department, Timeframe Continuous Department of Public Encourage alternative drainage Works, features such as pervious Redevelopment pavement and bioswales. Agency

Provide educational materials for use by the general public. 3.2.1d Provide assistance to the local agricultural community and new large agricultural projects to increase water supplies and implement conservation techniques for the use and reuse of irrigation water. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Research available water Community Funding Source None conservation techniques and Development Priority Moderate practices and develop Department, Water Timeframe Continuous educational materials for Resources Division, distribution to water users. Agricultural Commissioner 3.2.1e Encourage public and private projects that seek to improve water clarity, reduce excessive algae and control invasive species along the shoreline through prevention or treatment. Encourage natural growth of vegetation such as tules. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Provide information on water Board of Funding Source None pollution control and prevention Supervisors, Priority Moderate and available clean water Department of Timeframe Continuous programs. Public Works 3.2.1f Promote the establishment of districts to provide maintenance of the channels in the Clearlake Keys and other private channels. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Provide a mechanism for the Board of Funding Source None establishment of assessment Supervisors Priority Moderate district(s) in areas subject to Timeframe Continuous excessive algae.

Develop strategies aimed at controlling invasive water plants and algae.

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3.2.1g Investigate and encourage wetland (natural & engineered) wastewater treatment and reclamation systems. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Promote the use of natural and Community Funding Source None engineered wastewater treatment Development Priority Moderate and reclamation systems as a Department & Timeframe Continuous component of new Special Districts developments. 3.2.1h The County should continue to work with the Clearlake Keys Homeowner’s Association in the maintenance and monitoring of the channels that make up the Clearlake Keys. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Continue to support the efforts of Board of Funding Source None the Clearlake Keys Home Supervisors & Priority Moderate Owners Association in Redevelopment Timeframe Continuous establishing long-term Agency maintenance and monitoring plans for the channels that make up the Clearlake Keys.

3.3 Vegetation and Wildlife A diversity of plant and wildlife habitats exists in the Shoreline Communities planning area. The presence of a plant community is determined by several factors, including the amount of water available, soil depth and chemistry, slope, aspect (angle of the terrain with regard to direct sunlight) and climate. Each plant community supports a unique variety of wildlife species whose existence may be dependent upon that particular plant community or habitat. Vegetation

The major vegetation types supported by the soils found in the county are brush, conifer and hardwood forest, oak-grass, annual grass and freshwater marsh. These vegetation types occur in soil complexes of varying percentage and acreage, and occur in the following plant communities: montane-hardwood, mixed chaparral, valley foothill hardwood-conifer, valley foothill hardwood, valley foothill riparian woodland, riverine, lacustrine and fresh emergent wetland. Many variations can result due to the inter-mixing of other soils that work toward modifying or influencing the vegetation types. Only about 5% of the acreage in the county, primarily in and adjacent to valleys and lowlands, is cultivated for crops and pastures.

Buffers are necessary to separate any type of urban development from habitat areas, particularly sensitive areas such as stream corridors, wetlands, sensitive species habitats and old growth forests. Land altering aspects of development itself, and/or the secondary effects of development (for instance, runoff from pavement carrying pollutants, air pollution emissions, traffic, noise, glare and increased pedestrian access) can degrade habitat areas. The “WW”, Waterway zoning

Natural Resources 3-15 July 2009 Shoreline Communities Area Plan—Planning Commission Draft combining district requires a minimum setback of thirty feet from the top of a perennial stream bank, and twenty feet from the top of the bank of an intermittent stream. The purpose of the “W”, Wetland zoning combining district is to preserve and protect environmentally sensitive wetlands valuable for their plant and animal habitat and water cleaning capabilities. Both the Waterway and Wetland zoning combining districts are utilized by this area plan to facilitate the protection of these resources. The Resource Conservation land use designation is also applied to sensitive areas, the purpose of which is to assure the maintenance of natural resources.

Much of the sediment being deposited in Clear Lake was once naturally filtered out by vegetation, marshes and natural creek-bank structures. Changing the courses of streams and altering vegetation along their banks has resulted in long-term environmental impacts. Mining gravel from a streambed changes the groundwater recharge properties of the stream. It is extremely important to keep streams in their natural state for the well-being of the area’s interdependent ecosystems.

Oak Woodlands

More than 300 plant and animal species depend on oak woodlands for food and shelter, including California poppies, hawks, eagles, owls, mountain lions, deer, fox and rabbit. Efforts should be made to preserve individual oak trees and oak woodlands, defined as oaks clustered together with 10% or more canopy cover per parcel, but a balance must be found so that the presence of oak trees does not prevent the development process from proceeding. When reviewing development proposals in areas with oak woodland habitat, the County should encourage clustering development away from sensitive areas.

Oaks are distinctive among plants in that they have evolved mechanisms to survive periodic burning. Oaks suffer little long-term damage from the burning of their foliage during low-intensity and moderate fires.20 In fact, if fire occurs early in the growing season, oaks may actually grow new leaves before autumn and by the end of the year it may be difficult to tell which trees were scorched in the fire. If fires occur in the summer, oaks usually will not produce a complete crop of new leaves until the following spring. Following such fires, the trees can appear dead, because all leaves are brown and brittle and the trunks may be blackened. Many of these trees will survive, which is important for landowners to understand since some may want to cut these trees down, believing they will not recover.

Conservation easements are a tool that can be utilized to preserve and protect oak woodlands in the planning area and throughout California. California defines a conservation easement as an interest in real property voluntarily created, for the purpose of retaining land predominantly in its natural, scenic, historical, agricultural, forested, or open-space condition in perpetuity (California Civil Code 815.1 & 815.2). The specific characteristics of a conservation easement are specified in the deed, will or other instrument creating or transferring the easement. Conservation easements are binding upon successive owners of land. California Code only allows the following entities to acquire and hold conservation easements (California Civil Code 815.3): Qualified tax-exempt nonprofit organizations whose primary purpose is the preservation, protection, or enhancement of land in its natural, scenic, historical, agricultural, forested or open-space condition or use.

20 McCreary, Douglas D., Fire In California’s Oak Woodlands, University of California Cooperative Extension (June 2004).

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Government entities authorized to acquire and hold title to real property, if the conservation easement is voluntarily conveyed. No local governmental entity may condition the issuance of an entitlement for use on the applicant's granting of a conservation easement.

The Oak Woodlands Conservation Act (California Fish and Game Code Sections 1360-1372) created a fund in the State Treasury that is designated for the preservation and restoration of oak woodlands. Money from the fund may be used for the following: Grants for the purchase of oak woodlands conservation easements by qualified entities. Grants for land improvement. Cost-sharing incentive payments to private landowners who enter into long-term conservation agreements. Public education and outreach to identify and communicate the social, economic, agricultural and biological benefits of strategies to conserve oak woodlands and promote the economic sustainability of farming and ranching operations. Assistance to local governments, park and open-space districts, resource conservation districts and nonprofit organizations for the development and implementation of oak conservation elements in the local general plan. Technical assistance consistent with the purpose of preserving oak woodlands.

The California Environmental Quality Act (CEQA) requires counties to determine whether projects may result in conversion of oak woodlands that will have a significant effect on the environment (Section 21083.4). If a county determines that there may be a significant effect to oak woodlands, the county can require one or more of the following mitigation alternatives: Conserve oak woodlands, through the use of conservation easements. Plant an appropriate number of trees or restore former oak woodlands, and maintain them for at least seven years. Contribute funds to the Oak Woodlands Conservation Fund. Other mitigation measures developed by the county.

Projects that are exempt from this CEQA requirement include certain affordable housing projects for lower income households and agricultural land that is used to produce or process plant and animal products for commercial purposes. Furthermore, despite this regulation, California Civil Code 815.3(b) precludes local governmental entities from conditioning the issuance of an entitlement for use on the applicant's granting of a conservation easement. The creation of a conservation easement may be a mitigation measure that can be considered for the purposes of CEQA, but the conservation easement must be voluntarily entered into by the property owner and cannot be required by the County.

Plant Communities

The Shoreline Communities Planning Area supports numerous distinct plant communities. The locations of these communities are based primarily on the slope and elevation of the land and the availability of water. The communities include the following, which are described based on habitat communities developed by the Department of Fish and Game as referenced in the county Aggregate

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Management Resource Plan: Fresh Emergent Wetland: These communities are characterized by erect, rooted herbaceous hydrophytes (soft, non-woody, water loving plants) such as sedge (Cyperus), common cattail (Typha latifolia) and tule (Scirpus acutus). All emergent wetlands are flooded frequently or permanently (as along Clear Lake). Vegetation height may reach up to six feet. Mixed Chaparral: This community usually exists as a brushland, dominated by shrubs with thick, stiff, evergreen leaves. At maturity, mixed chaparral is dense and nearly impenetrable. The canopy height ranges from 3 to 13 feet. It is dominated by several species of Buckbrush e.g. Ceanothis, Manzanita (Aretostaphylos) and Shrub Oak (Quercus wislizenii). Most of the east and south parts of the planning area are chaparral. Chamise Chaparral: The mature community tends to lack ground cover. Shrub canopies overlap producing interwoven branches. The cover (area shading the ground) exceeds 80% with a height of 3 to 6-1/2 feet. The community intergrades with mixed chaparral. Distinctions between these communities can be subjective. Chamise Chaparral often exists as pure stands of chamise, Adenostoma fasciculatum. Valley-Foothill Hardwood Conifer: The community is diverse in structure, both vertically and horizontally, with a mix of hardwoods, conifers and shrubs. The shrub component is typically composed of several species that tend to be clumped, with interspersed patches of annual grassland. Canopy cover ranges from 10 to 59% percent. It is dominated by Blue Oak (Quercus douglasii) and Grey Pine (Pinus sabiniana). These species are typically found on south-facing slopes and on poorer soils. Valley-Foothill Riparian: Most of the trees in this community are winter deciduous with a canopy height to 98 feet. These trees have a well developed sub-canopy tree layer and an understory shrub layer. Dominant trees are Fremont Cottonwood ( Populous fremontii) and Valley Oak (Quercus lobata). Montane Hardwood-Conifer: The community consists of both hardwood and conifer, and often exists as a closed (completely shaded) forest. It frequently occurs in a mosaic-like pattern of hardwood stands and conifer stands. The upper canopy may consist of conifers up to 200 feet tall, with a lower canopy of hardwoods 30 to 100 feet tall. Most conifers are evergreen. There is often little shrub layer under these dense canopies. Tree species can include Ponderosa Pine (Pinus ponderosa), Douglas Fir (Pseudotsuga menziesii), California Black Oak (Quercus kelloggii), Pacific Madrone (Arbutus menziesii). This community can be found in the higher elevations of Bartlett Mountain. Closed-Cone Pine/Cypress: Cypress habitats may reach heights of 33 to 66 feet with a well-developed understory (shrub layer) of chaparral. The community is common to serpentine soils. It is often dominated by one of the closed cone pines e.g. Knob Cone Pine (Pinus attentuata), Macnab Cypress (Cupressus macnabiana), or Sargent Cypress (Cupressus sargentii). The serpentine soils north of Indian Valley Reservoir support this type of plant community. Annual Grassland: This is open grassland dominated by introduced annual grasses. The species composition is highly variable but includes wild oats (Avena garbata), Soft Chess (Bromus mollis) and Ripgut Brome (Bromus rigidus). Star Thistle (Centaurea solstitialis) is very common and frequently dominant. High Valley consisted of grassland and oak woodland prior to being developed in agriculture uses.

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Riparian Vegetation

Riparian vegetation is vegetation on land that directly influences, is influenced by or adjoins a body of water. Riparian vegetation limits erosion, protects water quality and provides valuable wildlife habitat. Riparian vegetation buffers water temperature, provides shade and constantly deposits fine organic materials and woody debris in the waterway, which provides food and important habitat for invertebrates and fish. They also provide food, shelter and wildlife corridors for terrestrial animals. Game species such as deer, rabbit and quail, and non-game species, including migratory birds, make use of riparian areas for their food and safety. Studies show greater numbers of fish and more species live in areas with ample riparian vegetation.21

Vegetation that grows along streams, rivers or reservoirs acts as a protective buffer between the land and the water. Riparian zones act as a filter for sediments, debris, nitrogen, phosphorus, pesticides and other pollutants, which improves the quality of water entering watercourses. This is especially important along smaller watercourses that feed into Clear Lake. Vegetation protects watercourses from excessive sedimentation, and the roots of riparian vegetation stabilize creek beds and banks, bind soil and protect against erosion and slumping. They slow floodwaters, thereby helping to maintain stable stream banks and protect downstream property. Slowing floodwaters allows the riparian zone to function as a site of sediment deposition, trapping sediments that build stream banks that would otherwise degrade watercourses. By slowing down floodwaters and rainwater runoff, the riparian vegetation allows water to soak in to the ground and recharge groundwater.

Riparian areas along watercourses and adjacent to Clear Lake should be managed to maintain the health of existing native vegetation. Areas where vegetation has been removed should be rehabilitated by replanting or allowing natural regeneration. Riparian vegetation can be degraded as a direct consequence of clearing for agricultural purposes, such as crop planting or unlimited livestock access during grazing, or gravel extraction. On grazing lands, controlling livestock access is very important to riparian vegetation management. This may involve limiting access to certain areas or providing alternative watering points. The amount of riparian vegetation that should be maintained depends on the particular location. Each location should be individually assessed. Management strategies that will enhance the benefits of riparian vegetation, and are supported by landholders, should be developed.

Degraded riparian buffers reduce water quality, reduce wildlife and fish populations and can cause serious property damage (bank erosion). Removal of riparian vegetation results in increased water temperatures and decreased dissolved oxygen. The loss of shade exposes soils to drying out by wind and sunlight and reduces the water storage capacity of the riparian area. Eroding stream banks contribute to sedimentation and lead to a wide, shallow stream with little habitat value. On a large scale, changes in flow regimes can affect riparian vegetation either directly by drowning, or indirectly through erosion and bank slumping. These factors result in significant reductions in aquatic stream life.

21 New South Wales (Australia) Department of Primary Industries website, January 2006.

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Recommended riparian management practices include:

Protect or establish native shrubs, trees and other vegetation along streams to help prevent bank erosion, trap sediment and filter other pollutants. Manage livestock grazing in riparian areas to avoid damage to existing plants and allow revegetation in areas that are degraded. Plan developments, mining activities and other land disturbing activities to protect riparian zones. The following practices should be avoided:

Altering the flow of watercourses. Removing streamside shrubs, trees and other vegetation. Farming up to the edge of a watercourse. Allowing livestock access to riparian areas. Operating heavy equipment in the riparian zone.

Much of the sediments being deposited in Clear Lake were once naturally filtered out by vegetation, marshes and creek-bank structures. Changing the course of streams and altering vegetation along their banks has resulted in long-term environmental impacts. Altering riparian vegetation and in- stream mining also changes the groundwater recharge properties of the stream. Keeping streams in their natural state is extremely important both for the maintenance of adequate groundwater and to the well-being of the county’s interdependent ecosystems. State regulations to protect streamside vegetation are limited in scope. The California Department of Fish and Game only gets involved when the stream bed is to be altered. The California Department of Forestry can control cutting through the Timber Harvest Plan process. The Lake County Zoning Ordinance offers streams protection from encroachment of structures, through the implementation of the “WW”, Waterway zoning combining district. Furthermore, the Lake County Grading Ordinance requires water course setbacks based on the erosion hazard rating of the soil and the classification of the water course involved. The County has the responsibility to preserve natural resources, including native trees, plant communities and wildlife habitats. That responsibility extends especially to unique or endangered species. Guidelines for the preservation of these resources should be developed that can be integrated into new development projects whenever possible.

Rare, Threatened and Endangered Plants

Most of Lake County's rare, threatened and endangered plants occur in one of three habitats: wetlands, vernal pools (a form of seasonal wetland) and serpentine soils (sterile to toxic soils high in magnesium and low in calcium). The California Native Plant Society (CNPS) is a non-profit group dedicated to preserving the state’s native flora. They have developed a list of plants of special concern in California. They list approximately 100 special-status plant species that occur within Lake County. The determination as to whether a site may or may not contain a rare, threatened or endangered plant species should be made by a qualified biologist during a field survey. Figure 3-2 lists rare, threatened and endangered plants potentially occurring within the planning area, as listed by the United States Fish and Wildlife Service, the California Department of Fish and Game and the CNPS. Other rare species may be identified in the future, especially in the areas containing

Natural Resources 3-20 July 2009 Shoreline Communities Area Plan—Planning Commission Draft serpentinite soils. Climatic range has not been considered in the compilation of this list, therefore, some of these species may not be able to survive in the planning area. Site-specific surveys should be conducted by qualified professionals to determine the presence or likelihood of occurrence of each potential species.

Figure 3-2 Rare, Threatened and Endangered Plants Potentially Occurring within the Planning Area SCIENTIFIC NAME COMMON CNPS NAME STATUS LISTING Amsinckia lunaris Bent-flowered None 1B fiddleneck

Arctostaphylos canescens var Sonoma manzanita None 1B sonomensis Arctostaphylos manzanita ssp. Konocti manzanita None 1B elegans Arctostaphylos manzanita ssp. Konocti manzanita None 1B elegans Astragalus rattanii var. Jepson’s milk-vetch None 1B jepsonianus Balsamorhiza macrolepis var. Big-scale balsamroot None 1B macrolepis Brodiaea coronaria ssp. rosea Indian Valley brodiaea CE 1B California macrophyllum Round-leaved filaree None 1B

Calycadenia micrantha Small-flowered None 1B calycadenia Calystegia collina ssp. Coast range bindweed None 1B tridactylosa Carex hysterincina Bottlebrush sedge None 2 Castilleja rubicundula ssp. Pink creamsacs None 1B rubicundula Ceanothus confusus Rincon Ridge ceanothus None 1B Centromadia parryi ssp. parryi Pappose tarplant None 1B

SCIENTIFIC NAME COMMON CNPS NAME STATUS LISTING Chorogalum pomeridianum var. Dwarf soaproot None 1B minus

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Didymodon norrisii Norris’ beard-moss None 2 Eriastrum brandeegeae Brandegee’s eriastrum None 1B Erigeron angustatus Narrow-leaved daisy None 1B Eriogonum luteolem var. caninum Tiburon buckwheat None 3

Eriogonum nervulosum Snow Mountain None 1B buckwheat Eryngium constancei Loch Lomond button- FE/CE 1B celery Fritillaria pluriflora Adobe-lily None 1B

Harmonia hallii Hall’s harmonia None 1B Hesperolinon adenophyllum Glandular western flax None 1B Hesperolinon bicarpellatum Two-carpeled western None 1B flax Hesperolinon drymarioides Drymaria-like western None 1B flax Hesperolinon sp. nov. Napa western flax SC 1B serpentinum Horkelia bolanderi Bolander’s horkelia None 1B

Imperata brevifolia California satintail None 2

Lasthenia burkei Burke’s goldfields FE/CE 1B

Layia septentrionalis Colusa layia None 1B Lupinus antoninus Anthony Peak lupine None 1B Lupinus milo-bakeri Milo Baker’s lupine CT 1B

Lupinus sericatus Cobb Mountain lupine None 1B

Micropus amphibolus Mt. Diablo cottonweed None 3

Navarretia leucocephala ssp. Baker’s navarretia None 1B bakeri SCIENTIFIC NAME COMMON CNPS NAME STATUS LISTING Navarretia leucocephala ssp. Few-flowered navarretia FE/CT 1B pauciflora

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Navarretia leucocephala Many-flowered FE/CE 1B ssp.plieantha navarretia Potamogeton zosteriformis Eel-grass None 2 pondweed Sedella leiocarpa Lake County stonecrop FE/CE 1B Streptanthus breweri var Green jewel-flower None 1B hesperidis

Key: (CE) State-listed Endangered – Listed in the State Register as being in danger of extinction (CT) State-listed Threatened – Listed as likely to become endangered within the foreseeable future (FE) Federally-listed Endangered – Listed in the Federal Register as being in danger of extinction (FT) Federally-listed Threatened – Listed in the Federal Register as likely to become endangered within the foreseeable future (SC) Species of Concern (SLC) Species of Local Concern (1B) Plants that are rare, threatened or endangered in California, but more common elsewhere according to the California Native Plant Society (2) Threatened or endangered in California, but more common elsewhere, according to the California Native Plant Society (3) (4) Plants of limited distribution – a watch list, according to the California Native Plant Society Source: California Natural Diversity Database, Department of Fish and Game, January 30, 2007. and California Native Plant Society website, January 30, 2007.

Wetlands

The U.S. Army Corps of Engineers and the Environmental Protection Agency jointly define wetlands as: “Those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas.”22 Wetlands can be identified by their distinct vegetation, soils and hydrology. Wetland vegetation may consist of more than one plant community, but the prevalent vegetation consists of hydrophytic (adapted to grow in water) species that have the ability to grow in anaerobic (the absence of atmospheric oxygen) soil conditions. Wetland soils are classified as hydric (characterized by considerable moisture), and they often possess characteristics that are associated with reducing soil conditions. Wetlands are inundated either permanently or periodically at mean water depths less than or equal to 6.6 feet, or the soil is saturated to the surface, at some time during the growing season of the prevalent vegetation. The

22 United States, Environmental Laboratory, Corps of Engineers Wetlands Delineation Manual (on-line edition: 1987), 9-23.

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presence of water has a dominant influence on wetland hydrology, evidenced by its affect on vegetation and soils. The Lake County General Plan and the United States Army Corps of Engineers identify much of the Clear Lake shoreline in the planning area as wetland areas. The “W”, Wetland combining district has been included in those areas in order to preserve and protect this natural filter for Clear Lake.

Vernal pools are a type of wetland that result from a combination of soil conditions, a dry, summer Mediterranean climate, topography and hydrology and support a specialized biota, typically including threatened and endangered species.23 They form in depressions underlain by a subsurface that limits drainage, resulting in seasonal flooding. Vernal pools may occur singly or in complexes of numerous pools in close proximity. The California Department of Fish and Game categorizes vernal pools using the Holland Vernal Pool Classification. Using this classification scheme, vernal pools in the planning area are primarily categorized as Northern Basalt Flow Vernal Pools. According to Holland, these pools provide for a “very low, open mixture of amphibious annual herbs and grasses. Growth begins following fall rains and continues even while plants are submerged until standing water is evaporated in spring. Plant growth is abruptly terminated by warm spring weather. Pools typically are small, covering under about 50 square meters. These vernal pools occur in small depressions on tops of massive basalt flows. These pools fill and empty many times during the winter, and have extremely thin soils over the solid bedrock that prevents downward rainwater percolation.”24

Serpentine

Serpentine soils provide a harsh environment for plant growth, however, serpentine soils host a variety of rare species as well as producing unique growth habits for more widely dispersed species. Several factors contribute to the inhospitability of serpentine soils to plant growth 1) a low calcium/magnesium ratio, 2) lack of essential nutrients such as nitrogen, potassium, and phosphorous, and 3) high concentrations of heavy metals. Despite the harsh conditions, many species are able to grow and thrive in serpentine soils with some having adapted to grow only in serpentine. It has been thought that the lack of competition in the serpentine environment has allowed weak competitor species to flourish where they would otherwise be outcompeted25. Therefore, many of the species found within serpentine soil environments are rare such as Astragalus rattanii var. jepsonianus (Jepson’s Milk Vetch) and Brodiaea coronaria ssp. rosea (Indian Valley Brodiaea). There are several common species that are also found in serpentine habitats such as Pinus sabiniana (Gray Pine), Heteromeles arbutifolia (Toyon), and Quercus chrysolepis (Canyon Live Oak).

Wildlife

Wildlife species generally common to California’s interior north coastal foothill region are found throughout the Shoreline Communities planning area. While field surveys are used to identify sensitive plant species, a field survey may not identify a rare or endangered animal species since occupancy of a site by a particular species may be seasonal, and individuals may move from one

23 Holland, R.F. and S.K. Jain. 1988. Vernal pools. In Barbour, M.J. and J. Major, Terrestrial Vegetation of California. California Native Plant Society Publication No. 9, p. 515-531. 24 California Department of Fish and Game Website, Holland Vernal Pool Classifications (2006). 25 Recovery Plan for Serpentine Soil Species of the San Francisco Bay Area, US Fish and Wildlife Service, 1998.

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location within a habitat to another or from one habitat to another. Except on rare occasions (such as locating a peregrine falcon nest, for example), specific sites or locations can be identified only as potentially suitable habitat for a given species. It is generally not necessary to observe a particular species in the habitat to determine that the site is suitable or unsuitable, as long as the type of habitat required by that species is known.

A herd of Tule Elk in the vicinity of Cache Creek has been observed to inhabit a large area around the junction of Highways 16 and 20 within Lake and Colusa Counties; much of the range is currently owned by the Bureau of Land Management (BLM). Studies prepared for public agencies in the 1980’s determined that the total number of animals ranges to well over 10026; more than eight hundred were reported throughout the state in the late 1970s. Three distinct subherds were studied and found to occupy both oak woodland and chaparral plant habitats27.

To varying degrees, the subherds were relatively undisturbed by human activities such as motor vehicles, fences and occasional poaching, even along parts of Highway 20, but subsequent creek gravel extraction activities in the vicinity may have had more of an impact. A tule elk management plan prepared by BLM recommended a number of measures to increase or sustain the herd, including vegetation management, protection of existing habitat and restricting cattle access in habitat areas. At least one reservoir was constructed to water elk during drought years.

Other large mammals commonly found in the planning area include the blacktail deer, mountain lion and black bear. The planning area also sees coyote, bobcat and grey fox. Small mammals include the grey squirrel, California ground squirrel and other rodents such as mice. The abundant chaparral communities provide habitat for various kinds of lizards and snakes. Where chaparral meets woodlands deer and jackrabbits are numerous, with quail, raccoons and skunks inhabiting the more wooded areas. Bald eagles are known to nest in the Wilson Valley area.

Some of the planning area’s more clearly defined wildlife corridors are associated with intermittent water courses leading to riparian and wetland areas. Riparian and wetland vegetation communities support the greatest diversity of mammals, reptiles, birds and amphibians, including numerous species of nesting and overwintering birds. Animals in wetland areas including the shoreline include ducks, herons, grebes, egrets, ospreys and fur-bearing mammals. Large populations of catfish, crappies, largemouth bass, carp and hitch may be found in Clear Lake. During the long summer dry season, riparian and wetland communities become extremely important sources of food and water for resident wildlife.

Rare, Threatened and Endangered Wildlife

Figure 3-3 provides a list of threatened, rare or endangered wildlife which may be found in the various plant communities occurring in the Shoreline Communities Planning Area. The CNDDB has mapped areas containing habitat for the Northern Spotted Owl and Townsend’s Western Big- Eared Bat, although individual animals may not yet have been located and other sensitive species may be identified in the future. The Yellow-Legged Frog, a sensitive species, has been found in

26 U.S. Department of the Interior, Bureau of Land Management, Cache Creek Tule Elk Management Plan, September 1985.

27 Tule Elk Ecology at Cache Creek, California. Final Report to the California Department of Fish and Game, April 1, 1986.

Natural Resources 3-25 July 2009 Shoreline Communities Area Plan—Planning Commission Draft local creek drainages. The US Fish and Wildlife Service also lists the California Red-Legged Frog, a federally threatened species, as potentially occurring within the planning area although the species has not been recorded in Lake County. Surveys for this species are still required for federally funded projects.

Figure 3-3 Rare, Threatened and Endangered Wildlife Potentially Occurring within the Planning Area SCIENTIFIC NAME COMMON NAME STATUS Accipiter cooperii Cooper’s hawk SC

Agelaius tricolor Tricolored blackbird SC

Antrozous pallidus Pallid bat SC

Aquila chrysaetos Golden eagle SC

Archoplites interruptus Sacramento perch SC

Clemmys marmorata marmorata Northwestern pond turtle SC Western yellow-billed Coccyzus americanus occidentalis C/E cuckoo Corynorhinus (=Plecotus) Townsend’s big-eared bat SC townsendii townsendii Valley elderberry longhorn Desmocerus californicus dimorphus T beetle Empidonax traillii brewsteri Little willow flycatcher SE

Falco mexicanus Prairie falcon SC

Falco peregrinus anatum American peregrine falcon D

Gulo gulo California wolverine ST

Haliaeetus leucocephalus Bald eagle D/SE

Lasionycteris noctivagans Silver-haired bat SC

Lasiurus cinereus Hoary bat SC

Lasiurus blossevillii Western red bat SC

Lavinia exilicauda chi Clear Lake Hitch SC

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SCIENTIFIC NAME COMMON NAME STATUS Martes Americana humboldtensis Humboldt marten SC

Martes pennanti (pacifica) Pacific fisher C/SC

Myotis evotis Long-eared myotis bat SC

Myotis thysanodes Fringed myotis bat SC

Pandion haliaetus Osprey SC

Phalacrocorax auritus Double-crested cormorant SC

Progne subis Purple martin SC

Rana boylii Foothill yellow-legged frog SC

Rana aurora draytonii California red-legged frog T/SC

Strix occidentalis caurina Northern spotted owl T

Syncaris pacifica California freshwater shrimp E/SE

Taxidea taxus American badger SC Key: (C) Candidate – Candidate to become a listed species (D) Delisted – Species will be monitored for five years (E) Endangered – Listed (in the Federal Register) as being in danger of extinction (T) Threatened – Listed as likely to become endangered within the foreseeable future (ST) State Threatened (SE) State Endangered (SC) Species of Concern (SLC) Species of Local Concern Source: California Department of Fish and Game State and Federally Listed Endangered and Threatened Animals of California, October 2006 and California Natural Diversity Database, Department of Fish and Game, January 30, 2007.

Natural Resources 3-27 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Objective 3.3.1 Promote practices that ensure the protection of the diverse vegetation and wildlife within the Shoreline Communities Planning Area.

Policies 3.3.1a Riparian and wetland habitat should be designated Resource Conservation and shall be protected to the greatest extent possible. The Waterway “WW” and Wetland “W” combining districts shall be utilized where appropriate. Any permitted disturbances or removal of riparian vegetation, including tules, shall require replacement at a minimum ratio of 2 to 1. Implementation Responsible Impact on County Survey and Programs/Strategies Agency/Agencies Budget Mapping costs Designate wetlands and Community Funding Source Fees and riparian areas as Resource Development General Fund Conservation. Apply corridor Department, Priority High protection overlay districts to Department of Public Timeframe Continuous creeks and waterways. Works, Army Corps Require riparian & wetlands of Engineers minimum replacement ratio of 2 to 1 on all discretionary projects. Survey suspected but undesignated wetlands. Require newly identified wetlands & riparian areas to be zoned “W” or “WW”. 3.3.1b Preserve the natural flow and appearance of creeks. The maintenance and restoration of stream bank vegetation and bank structures along creeks shall be encouraged or required. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require restoration & Community Funding Source None maintenance of streams, Development Priority High streamside vegetation & Department & Timeframe Continuous stream bank structures on Department of Public mining & development Works projects that impact creeks. 3.3.1c Incorporate the preservation of native trees and vegetation into development projects to the extent practical. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require preservation of native Community Funding Source None trees as a condition of approval Development Priority High on new development projects. Department Timeframe Continuous

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3.3.1d The County shall recognize and accept measures to protect and maintain unique vegetation and/or wildlife habitat through conservation easements or similar transferable development rights. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Allow the use of conservation Community Funding Source None easements or similar equity Development Priority High transfer documents for Department & County Timeframe Continuous protection of unique vegetation Counsel’s Office & wildlife habitats on new project sites. 3.3.1e Preservation of oak woodlands (defined as 10% or more tree canopy coverage) shall be incorporated into the design of new subdivision and parcel maps. Subdivisions containing oak woodlands should be conditioned to require building envelopes that establish development sites outside the canopy of existing oak trees. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Establish building envelopes Community Funding Source None for new subdivisions, Development Priority High excluding areas where there is Department Timeframe Continuous 10% or greater tree canopy of oak woodlands. Minimize construction impact on oaks.

3.3.1f Promote the establishment of no-wake zones in specified areas identified as environmentally sensitive or areas which are primarily used for non-motorized recreation such as: swimming, kayaking, bird watching, etc. Implementation Responsible Impact on Budget None Programs/Strategies Agency/Agencies Establish no-wake zones for State Lands Funding Source None environmentally sensitive Commission & Lake areas along the shoreline of County Sheriff Clear Lake and its major Priority Moderate tributaries. Additionally, extend no wake zones to Timeframe Long-term include these areas which are commonly used for non- motorized recreation.

Natural Resources 3-29 July 2009 Shoreline Communities Area Plan—Planning Commission Draft 3.4 Resources

Development

Agriculture

Agricultural lands are a major contributor to the economic base and beauty of Lake County. The County’s agricultural potential is largely determined by the availability of soils with few natural limitations on their use, but also depends on topography, availability of water, climate, market conditions, and the technical expertise of the grower. The United States Natural Resource Conservation Service has developed a classification system that groups soils into eight classes, based on their agricultural potential. The eight classes are designated by Roman numerals I through VIII. Class I and II soils have few limitations, the widest range of use, and the least risk of soil deterioration. These soils are highly conducive to agricultural production because they require little or no special treatment other than normal, good soil management. The remaining soil classifications have progressively greater natural limitations. Class III is suitable for cultivated crops, but requires additional attention to offset the soil’s natural limitations. Class IV soils are considered suitable for limited cultivation. The majority of Class I-IV soils occur in valleys, floodplains, and other areas with relatively flat topography. The Lake County General Plan designates most lands having soil capability ratings of Class I - IV, (based on the Lake County Soil Survey) as Agriculture, and these areas are considered Farmland of Local Importance. Class V, VI and VII soils are best adapted to range and woodland plants. Soil Classes V and VI are marginal for intensified agricultural uses but capable of some agricultural uses such as livestock grazing, tree farming, habitat protection or similar uses. Generally, Class VII and VIII lands have severe restrictions for typical agricultural crops, such as very shallow, stony soils, extremely rocky areas or exceedingly steep slopes that preclude commercial use of the land.

Despite the classification guidelines developed by the United States Natural Resource Conservation Service, crops of Mediterranean origin, such as wine grapes and olives, can grow well on soil Classes V through VIII. Therefore, these crops can be grown in areas that were not traditionally farmed in Lake County. In 1995, commercial vineyards in Lake County covered 3,327 acres.28 This number increased to approximately 5,000 acres in 1999 and 8,000 in 2000.29 Approximately 600 acres within the Shoreline Communities planning area have been developed with vineyards or have been approved for development and will likely be developed in the next several years. Lake County is also experiencing an increase in olive cultivation. Wine grapes and olives thrive in Lake County due to its Mediterranean climate. Grapes and olives can be dry-farmed, although most commercial farmers irrigate during the summer months. There are many areas that are suitable for growing wine grapes and olives in the planning area. As these can be very specialized crops, the amount of acreage needed can be less than necessary for typical agricultural operations to realize a profit. The Rural Lands designation that provides for average lots sizes of 20 to 40 acres is appropriate for these areas.

28 Giusti, Gregory A. Five-Year Assessment of the Programs Affecting Oak Woodlands in Lake County, California. U.C. Integrated Hardwood Range Management Program (December 2001), p. 4. 29 Giusti, Gregory A., p. 4.

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The Lake County Important Farmland 2006 Map prepared by the California Department of Conservation and NRCS shows only a small amount of “important agricultural lands” within the planning area. The minimum mapping unit is 10 acres. North and south of Highway 20 east of Clearlake Oaks are some areas of Unique Farmland, which are usually not on prime soils but can support grazing and grapes. There are also isolated areas in Long Valley south of Long Valley Road classified as Farmland of Statewide Importance. These lands are typically irrigated and have a good combination of physical characteristics. This map is based on actual agricultural use and potential use, and identifies considerably less ideal agricultural land in the planning area than the suitable agricultural lands described in the general plan.

Lands capable of agricultural production should be preserved with the minimum parcel size limited to existing parcels or, if allowed to be subdivided, no less than 40 acres in size. Adjacent rural lands that can not be developed with economically viable agricultural uses should be maintained as buffers to the more intensive agriculturally productive lands. Efforts to preserve productive agricultural lands include tax incentives through the California Land Conservation Act of 1965, also known as the Williamson Act. This law allows farmers to pay reduced taxes as long as the land is developed with agricultural uses.

The concentration of agricultural lands and their distribution in the County is a major contributing element to its rural character and scenic quality. However, because many of the historically grown crops are not currently economically viable, there is pressure to subdivide agricultural lands to allow residential ranchettes with little commercial agricultural use or value. Although the zoning does not typically allow minimum parcel sizes less than 40 acres, the State Subdivision Map Act recognizes existing underlying legal lots of record through the certificate of compliance process. Many of today’s large agricultural parcels were assembled through the acquisition of smaller properties over time. Although the large property today may show on the Assessor Parcel rolls as a single piece, it may actually consist of a number of historically created smaller legal parcels. Property owners have the ability to seek a Certificate of Compliance in order to recognize those historic legal parcels, even though they may not conform to current zoning regulations. This results in the creation of much smaller parcels that may not be suitable for agricultural operations. By law, the County must recognize legal lots of record created in the past.

High Valley Viticultural Area

The 14,000-acre High Valley viticultural area became a federally-recognized appellation on August 1, 2005.30 Viticultural areas are distinct, grape-growing regions that have defined boundaries distinguishable by geographic features. High Valley is located in the mountains north of Clearlake Oaks and is approximately 8.5 miles east-to-west and 3 miles north-to-south with elevations between 1,600 and about 3,000 feet above sea level. Vineyards are mostly planted between 1,800 and 2,200 foot elevations.31 Compared with other northern California viticultural areas, High Valley soils contain high levels of calcium and potassium and low levels of phosphorous and magnesium, which bestow a distinct character to the wine grapes. Due to its topography, High Valley also enjoys cooler temperatures than other wine grape growing areas of Lake County. Like much of Lake County, High Valley was cultivated with wine grapes prior to Prohibition. Following

30 United States. Federal Register. Vol. 70, No. 126. July 1, 2005: 37998-38001. 31 Wine appellations of America website: wine.appellationamerica.com.

Natural Resources 3-31 July 2009 Shoreline Communities Area Plan—Planning Commission Draft the institution of Prohibition, other crops, including walnuts, prunes and green beans became more common in the area. Approximately 25 very old “centennial vines” still exist on the southeast ridge above the valley. 32

Buffer Zones

Most of the new agricultural uses in the planning area, whether on prime soils or not, consist of vineyard development. Several vineyard projects have recently been proposed or constructed on the hills east of Clearlake Oaks. Some of these projects are on properties currently under contract as agricultural preserves, or new contracts are being requested. Vineyard developments on previously untilled or grazed lands near residential areas have the potential for causing land use conflicts due to their more intensive use. The rise in prices for grapes has resulted in conversions all over the county from low-intensity uses to high-maintenance vineyards. The problem is exacerbated in areas where residential development has been allowed to encroach into areas historically used for farming.

Conflict between agriculture and residential uses jeopardizes the viability of the Lake County agricultural industry. Agricultural operations create noise, odor, dust, seasonal truck traffic and often involve hazardous materials incompatible with residential uses. In order to reduce this conflict, buffer areas have been used ranging in size from 150 to 300 feet. It has become apparent that much larger buffers, of 1,000 feet and more may be necessary to result in any significant reduction in land use conflict. The size of the buffer necessary is dependent on factors such as topography, prevailing winds, vegetation and the type of crop being cultivated. New residential development proposed near agricultural uses should utilize the “PDR”, Planned Development Residential zoning district. This district can allow properties to be developed at their maximum density with the flexibility to allow smaller parcel sizes and buffer or conservation areas to separate dissimilar uses.

Productive agricultural soils should be preserved for current and future agricultural use with the minimum parcel size limited to the size of the existing parcels or, if such parcels are allowed to be subdivided, to no less than 40 acres in size. Adjacent rural lands that do not possess prime agricultural soils should be maintained as buffers between the more intensive agriculturally productive lands and other types of development.

32 Shannon Ridge Winery website: www.shannonridge.com.

Natural Resources 3-32 July 2009 UPPER LAKE / NICE Legend PLANNING AREA Planning Area Boundry Prime Farmland Farmland of Statewide Importance N. Fork Cache Creek Unique Farmland Bartlett Creek BARTLETT SPRINGS RD. Farmland of Local Importance Grazing Land MENDICINO Urban and Built-Up Land NATIONAL Other Land 20 Water FOREST INDIAN VALLEY Farmland of Local Potential

RESERVOIR Irrigated Farmland 20 COLUSA COUNTY Nonirrigated Farmland

NEW LONG VALLEY RD. Not Surveyed

LUCERNE Source: California Department of Conservation - 2006 SPRING VALLEY RD.

SPRING N.Fork Cache Creek HIGH VALLEY RD. VALLEY

Long Valley Creek 20

Schindler Creek 20 CLEAR LAKE Grizzly Creek

CLEARLAKE OAKS 20 Indian Creek

SODA BAY RD. 20

RIVIERAS 16 PLANNING AREA CITY OF CLEARLAKE

281 Cache Creek Cache Creek Miles LOWER LAKE 29 PLANNING AREA 01234

175 FIGURE 3-4 FIGURE 53 YOLO COUNTY IMPORTANT FARMLAND Shoreline Communities Area Plan—Planning Commission Draft

Objective 3.4.1 Promote a mixed land use pattern with adequate acreage that provides for the orderly and efficient development of the community areas, thereby reducing development pressure on prime agricultural areas. Policies 3.4.1a Encourage land use planning decisions that provide for efficient and cost-effective development of public services in areas targeted for future development. Implementation Responsible Impact on County Staff time for Programs/Strategies Agency/Agencies Budget conducting analyses Conduct land use analysis to Community Funding Source General Fund determine efficient provision of Development Priority Moderate public services in developing Department & Timeframe Continuous parts of the planning area. Public Works Department 3.4.1b Encourage development within existing Community Growth Boundaries and away from prime agricultural lands. Implementation Responsible Impact on County Staff time, Programs/Strategies Agency/Agencies Budget mapping costs Maintain accurate soils maps & Community Funding Source General Fund maps showing developed & Development Priority Moderate vacant parcels in study area. Department & Timeframe Continuous Avoid creating lots less than 5 Natural Resource acres in size outside of CGB’s. Conservation Service 3.4.1c Preserve lands for agricultural production. Implementation Responsible Impact on County Staff time for Programs/Strategies Agency/Agencies Budget mapping Designate larger parcels Community Funding Source General Fund containing agricultural soils as Development Priority Moderate Agriculture on the County Land Department, Timeframe Medium Use Map & preserve it through Agricultural zoning and conservation and Commissioner open space easements. Implementation Responsible Impact on County Staff time for Programs/Strategies Agency/Agencies Budget mapping Map prime agricultural land & Community Funding Source General Fund zone it for exclusive agriculture. Development Priority Moderate Department Timeframe Continuous

Natural Resources 3-35 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

3.4.1d Promote the development and maintenance of buffers between agricultural and non- agricultural lands. Further division of rural residential lands that serve as a buffer shall be discouraged. Implementation Responsible Impact on County Staff time for Programs/Strategies Agency/Agencies Budget mapping Designate lands bordering Community Funding Source General Fund productive agricultural land as Development Priority Moderate Rural Residential or Rural lands Department Timeframe Medium on the County Land Use Map. 3.4.1e Encourage the use of preferential property tax assessments through the California Land Conservation Act of 1965 (Williamson Act) and the Agricultural Land Stewardship Program for productive agricultural lands within the planning area. Implementation Responsible Impact on County Printing costs Programs/Strategies Agency/Agencies Budget Educate farmers on advantages Board of Funding Source Fees of Williamson Act contracts and Supervisors, Priority Moderate agricultural easements. Community Timeframe Continuous Encourage the BOS to approve Development Williamson Act contracts and Department, promote easements for intensive resource agricultural operations. conservation districts 3.4.1f The rezoning or division of prime agricultural lands for non-agricultural purposes shall be strongly discouraged. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget The County should not support Community Funding Source None the rezoning or division of prime Development Priority Moderate agricultural land unless it is Department, Timeframe Continuous already located with a Planning Community Growth Boundary Commission & or the rezone is necessary to Board of allow development that Supervisors supplements the on-site agricultural use.

Mineral and Aggregate Resources The principal use of aggregate in this county and elsewhere is in building and road construction. Large-scale use of aggregate for road paving in Lake County began in the mid 1920’s, with the paving of Main Street in Lakeport and Highway 29 between Lower Lake and Kelseyville.33 This paving consisted of an aggregate base coated with a layer of asphalt binder. Prior to the 1870s, the vast majority of buildings in this county were constructed with brick, stone or adobe. Notable examples of construction from that time include the brick school house and stone jail in Lower Lake

33 Lake County Aggregate Resource Management Plan, adopted November 19, 1992.

Natural Resources 3-36 July 2009 Shoreline Communities Area Plan—Planning Commission Draft and the old courthouse in Lakeport. Most of the masonry buildings along Main Street in Lakeport appear to have been constructed between the 1870s and the early 1900s. While local rock was undoubtedly used in the construction of stone buildings, brick was most likely imported from the San Francisco Bay area. All of these structures would have used sand from local creeks for the manufacture of mortar. Large-scale use of aggregate for the construction of buildings (for concrete foundations) began in the mid 1930s. The evolution of large, centralized aggregate mining operations followed the development of efficient transportation. To this day, transport remains the principal cost of aggregate.

Sand and gravel extraction makes up the major portion of the county’s mining activity. Sand and gravel are components of aggregate, which is an essential resource for development. Aggregate is used chiefly in the construction and paving industries. As a bulky, heavy product, the material is expensive to transport, thus a deposit of sand and gravel close to a developing area is a valuable asset. Most of the active and inactive gravel mining operations in the planning area have been located along the North Fork of Cache Creek near Highway 20. Despite the mining activities, riparian vegetation on this creek has increased in extent and density with the construction of Indian Valley Reservoir, which changed the creek flow from seasonal to perennial.

Sand and gravel historically have been mined mostly from deposits of Cache formation (well- consolidated older alluvium) material within the channels and in the floodplains of creeks. Excessive in-channel mining on the North Fork of Cache Creek caused extreme degradation of the creek and lead to a moratorium on in-channel mining at that location. An alternative mining technique – terrace/pond mining – allows gravel to be taken from pits constructed in ancient terraces outside of the floodplain and active channel. Revegetation of old terrace pits excavated below the groundwater level has successfully produced pond habitats that now support a wide variety of riparian plant and animal species. There is currently only one active terrace mining operation in the planning area.

Volcanic cinder deposits are mined as red rock near Clearlake Oaks. Two currently operating quarries occupy opposite sides of a cinder cone just east of the community. Red rock is used in the manufacture of concrete blocks, in road surfacing materials and for decorative rock. Two other hard rock quarries in the vicinity are idle. Existing and potential future quarry sites have been identified in the Lake County Aggregate Resource Management Plan and are shown in Figure 3-3.

Policies should be put in place to ensure that gravel deposits and other important mineral resources do not become unobtainable because of unplanned residential or commercial growth into resource areas. Residential uses are incompatible with mining operations because of the noise, dust and heavy traffic associated with mines and quarries. Agricultural operations are also incompatible with in-channel gravel extraction that results in the lowering of groundwater. Moratoriums on in-channel mining in the county have often been precipitated by actions of the agricultural community.

Natural Resources 3-37 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Sulphur Bank Mine

The Sulphur Bank Mine is a 220-acre inactive mine property located on the Clear Lake shoreline, adjacent to the Elem Indian Colony. The site was initially mined for sulphur for the production of gunpowder from 1865 to 1871. The mine was discovered to be a source of mercury, which was used at the time to process gold in California. Mercury ore was mined intermittently from 1873 to 1957. The mine was one of the largest producers of mercury in California up to its closure in 1957. The Sulphur Bank Mine is now listed as a California Historic Landmark (#428). Mine tailings and waste rock remain on the site, as well as a 23-acre flooded open pit (called the Herman Impoundment or Pit) which reaches a depth of 90 feet. Studies found mercury, arsenic and antimony in the mine tailings and waste rock. Mercury was found to be present in the groundwater discharging from the mine property, and is present in the bottom sediment of Clear Lake. Mercury has bio-concentrated into the food web of Clear Lake. The Sulphur Bank Mercury Mine was declared a Superfund site in 1991. The Superfund program is the Environmental Protection Agency’s (EPA) program to identify, investigate and clean up uncontrolled or abandoned hazardous waste sites. There are a variety of threats to human health and the environment, and a variety of contaminants of concerns associated with the site. The mine waste piles and soils at the mine property are contaminated with high levels of mercury, arsenic and antimony that pose threats to human health from direct contact. The mine waste piles and contaminated soils also contain high levels of boron that are toxic to plant life and pose threats to the environment. In the early 1970’s the Bureau of Indian Affairs (BIA) used contaminated mine wastes as construction materials to build housing pads and paved and gravel roadways at the adjacent Elem Indian Colony, contaminating the residential area. Mine wastes were also used to maintain roadways in the residential area to the south of the mine property along Sulphur Bank Mine Road. Surface water and groundwater that discharge from the mine property contain high levels of mercury and arsenic and contaminate the natural wetlands to the north of the mine property and the sediments of Clear Lake. The groundwater discharge from the mine property also contains high levels of boron and other constituents that are natural components of the hydrothermal system that discharges through geologic faults located beneath the mine property into the Herman Pit and then flow as groundwater to Clear Lake. These natural hydrothermal constituents degrade the surface water quality of Clear Lake and complicate cleanup planning efforts. Flooding in 1995 caused the Herman Pit to overflow into the lake and caused the mercury levels in Clear Lake to rise. Researchers from UC Davis confirmed the likelihood that the bulk of the mercury had came from the mine. A number of “Response Actions” have been initiated since the EPA’s oversight in 1991. In 1992 the EPA cut back the slope of the mine waste pile located along the shore of Clear Lake and then reseeded the area to control erosion of mine wastes into Clear Lake. In 1996, after the flood, the EPA constructed surface water controls at the Herman Pit as a temporary flood control measure. In 1997 the EPA removed up to 18 inches of contaminated soil from 17 residential yards at the Elem Indian Colony; the contaminated soil was disposed at a secure area on the Sulphur Bank Mine property. From 1999-2000 the EPA constructed several surface water diversions on the mine site to prevent contaminated water from flowing into Clear Lake. In late 2000 and early 2001, the EPA investigated a number of geothermal wells that were drilled in the area in the 1970’s. Three of the wells had not been properly abandoned and were subsequently re-sealed by the EPA. Based on further studies, in 2006 additional soil and roadway removal and

Natural Resources 3-41 July 2009 Shoreline Communities Area Plan—Planning Commission Draft replacement were done at the Elem Indian Colony. All mine wastes were excavated and removed from the residential yards, and from the paved and gravel roadways at the Elem Indian Colony residential area. Clean fill was placed in the residential yards and the roadways were rebuilt. Several homes were completely replaced and a number were cleaned and refurbished to assure that they were contaminant free. In 2007, the EPA removed waste rock and mine tailings used to maintain roads near residences to the south of the mine property along Sulphur Bank Mine Road. There are still ongoing studies to develop cleanup plans for the sources of contaminant discharges at the mine property. A feasibility study is near completion that will address the remediation of the contaminant sources at the mine, including the Herman Pit. EPA is also continuing to study the contaminated sediments of Clear Lake and the wetland to the north of the mine property.

Geothermal Resources

Lake County is one of the world’s foremost geothermal resource areas. The 2008 Lake County General Plan outlines a Primary Geothermal Resource Area. This area is commonly referred to as “The Geysers” and has over 600 geothermal wells, 80 of which serve Lake County power plants. No portion of the Primary Geothermal Resource Area intersects the Shoreline Community Area. However, there are geothermal resources that could be tapped in the planning area in the future.

Geothermal activity in the region of high heat flow near the City of Clearlake includes hot springs, fumeroles, vents, and areas of hydrothermal alteration. These are a result of Quaternary longitudinal NNW-trending faults of the San Andreas systems, and the transverse Burns Valley fault. Offshore, an additional control is arcuate graben-forming faults. The city is bracketed by three hydrothermal 'hot spots,' which are Sulphur Bank hot spring, resurgences in Burns Valley, and the Oak Cove hot spot. All three are associated with sharp 'spikes' in the isotherms and locally enhanced heat flow34.

In 2004, the Lake County Board of Supervisors approved a geothermal setback area around Clear Lake, within which no geothermal development is permitted. A large portion of the planning area is within the setback area, as shown in Figure 3-6. This type of development is referenced in the 2008 Lake County General Plan as “Binary Systems”. Policy GR-2.3 deals with the siting of these kinds of facilities. However, Policy GR-1.5 encourages feasible “direct use” geothermal development projects. “Direct use” geothermal development involves the use of low-temperature geothermal fluid for direct heating and cooling purposes, including, but not limited to space heating, water heating, heat pumps, refrigeration, and industrial and agricultural processing. These types of “direct use” projects can be sited in the Geothermal Setback Area outlined in Figure 3-6.

The Geothermal Resources Element of the Lake County General Plan was reviewed by a citizen’s advisory committee that was comprised of experts in the geothermal field and concerned citizens. Due to the substantial area encompassed with the geothermal setback, and the discussion and policies included in the Lake County General Plan, it is not necessary to include policies specific to the Shoreline Communities Planning Area.

Natural Resources 3-42 July 2009 UPPER LAKE / NICE PLANNING AREA

Legend

N. Fork Cache Creek Planning Area Boundry

Bartlett Creek BARTLETT SPRINGS RD. Geothermal Setback

MENDICINO NATIONAL 20

I FOREST NDIA

N VALLEY

RESERVOIR

20 COLUSA COUNTY

NEW LONG VALLEY RD.

LUCERNE

SPRING VALLEY RD.

SPRING N.Fork Cache Creek HIGH VALLEY RD. VALLEY

Long Valley Creek 20

Schindler Creek 20 CLEAR LAKE Grizzly Creek

CLEARLAKE OAKS

20 Indian Creek

SODA BAY RD. 20

RIVIERAS 16 PLANNING AREA CITY OF CLEARLAKE

281 he Creek Cache Cree Cac Miles LOWER LAKE k 29 PLANNING AREA 01234

175 FIGURE 3-6 53 YOLO COUNTY GEOTHERMAL SETBACK AREA Shoreline Communities Area Plan—Planning Commission Draft

Objective 3.4.2 Encourage the development of mineral resources in a manner that provides short- term and long-term benefits to the Shoreline Communities Area Plan while preserving environmental resources and the public health and safety. Policies 3.4.2a Aggregate and streambank mining shall be encouraged in locations that are environmentally acceptable for red rock and gravel quarries and where visually protected by local topography. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Approve new mining proposals Community Funding Source None that are consistent with the Development Priority Moderate policies of the Aggregate Department, Timeframe Continuous Resource Management Plan. Planning Policies in the Aggregate Commission Management Resource Plan shall be applied to all new mining projects.

Conservation

Cultural and Historical Resources

The Clear Lake Basin is considered to be one of California’s most important regions for cultural resources. A wide variety of sites occur in the region ranging from long-term village sites to short- term special use sites such as hunting camps and food processing stations35. The Clear Lake Basin has been well studied by archeologists because of its old and complex prehistory. The earliest known inhabitants were nomadic hunters and fishers who lived in small groups. Studies of projectile points, using a technique known as obsidian hydration dating, suggest ages of 10,000- 6,000 B.C. for this cultural period. The appearance of handstones and milling slabs, 6,000-3,000 B.C., suggests a switch to seed resources as the climate became warmer and drier. The bowl mortar and pestle appeared in about 3,000 B.C., indicating that acorns had become a dominant food resource. The culture that existed at the time of Euro-American contact began about 500 AD. This culture differed from its predecessors in using the bow and arrow in place of the throwing stick for hunting, and the bedrock mortar instead of the bowl mortar for grinding acorns36. It is important to preserve the Shoreline Area’s cultural and historical resources which serve to maintain community character and connections to the past. Protections for these resources should include site-specific assessment prior to site development, mapping of sites, placement of Historic

35 Lake County Aggregate Resource Management Plan 36 Bramlette, A. and D.A. Fredrickson, 1987. Prehistoric archaeology of the Knoxville locality. Report to Homestake Mining Company.

Natural Resources 3-45 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Preservation zoning districts for identified sites, and pursuit of Certified Local Government status for qualifying sites. The County should partner with interested agencies to further the preservation of cultural and historical resources within the planning area.

Rattlesnake Island The largest island on Clear Lake, Rattlesnake Island, lies approximately 800 feet west of the present day Elem Indian Colony in Clearlake Oaks. The island contains 6 recorded archaeological sites. The largest of the sites represents the ethno-historic 19th century village of Elem. Rattlesnake Island is considered by some within the Elem community as their ancestral place of origin and sacred land37. Rattlesnake Island was determined eligible for the National Register of Historical Places (National Register). As a result of being determined eligible for the National Register, this property has been listed in the California Register of Historical Resources.

Borax Lake – Hodges Archaeological Site One of the earliest documented archaeological sites in Lake County is the Borax Lake Site (LAK- 36) which is located on the northern border between the City of Clearlake and Clearlake Oaks off Sulphur Bank Drive. This site was added to the National Register of Historic Places in 1991. Activity at this site dates back to the period from 11,000 – 13,000 BC38. Numerous fluted projectile points were recovered in 1948 which is considered typical of the Paleoindian Period in the area. These sites are found throughout California in association with Pleistocene Lakes and indicate the importance of lake resources to the hunter-gatherers39.

Patwin Village Site Like the Clear Lake area, the upper watershed of Cache Creek has seen humans for at least ten thousand years. As white settlers moved into the area to the west and into the Capay Valley to the southeast, the upper reaches of Cache Creek were some of the last places in either watershed where native peoples could take refuge and live as they always had. With the exception of scattered homesteads and mercury mines, the land has remained sparsely settled. Throughout the Wilson Valley area are several important archaeological sites of the Hill Patwin who lived in this area. One village site, Kuy-kuy, consists of the ruins of a ceremonial house and several small dwelling houses located in the midst of oak grasslands on a bluff overlooking Cache Creek. Archaeologists estimate that the village is 200-300 years old40. This site has been on the National Register of Historic Places since 1972.

37 Nomination Application for National Register of Historic Places; prepared by Dr. John and Cheyanne Parker; January 21, 2005. 38 National Register of Historic Places website 39 Lake County Aggregate Resource Management Plan 40 The Putah-Cache Bioregion Project; by Robert Thayer; bioregion.ucdavis.edu/where/circumuw.html

Natural Resources 3-46 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Objective 3.4.3 Protect and preserve the archaeological and historical resources within the Shoreline Communities Planning Area for the long-term benefit of residents, tourists, archaeologists and historians, and future generations.

Policies 3.4.3a The County shall assist in efforts to identify and protect historic structures and sites by: 1) Designating selected structures and sites in the Shoreline Communities Planning Area as historic preservation sites and adopting the appropriate zoning combining districts. 2) Working with local tribes, economic development interests, citizens groups, the Heritage Committee, archaeologists, and other researchers in preparing plans and grant applications for the protection of historic buildings. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies County Budget Require archaeological studies if Community Funding Source None projects could impact unique or Development Priority Moderate significant cultural resources. Set Department, State Timeframe Continuous criteria, designate selected sites Office of Historic & structures in study area as Preservation & Historic preservation sites, use County Heritage “HP” Combining District, pursue Commission historic preservation grants 3.4.3b Certified Local Government status shall be pursued through the State Office of Historic Preservation for the purpose of identifying, preserving, and marking significant historic architectural and archaeological resources. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Pursue Certified Local Community Funding Source None Government status for qualifying Development Priority High resources. Department & State Timeframe Short-term Office of Historic Preservation

Scenic Corridors

One of Lake County’s greatest assets is its scenic beauty. Publications have touted the county’s diverse aesthetic qualities for over 100 years. General plan policies encourage the protection and enhancement of Lake County's scenic highways, county roads and other scenic resources. The major purpose of these policies is to promote the county's recreation-based economy and provide a high level of scenic quality to both residents and visitors. There are numerous panoramic views and scenic highway viewsheds within the Shoreline Communities Planning Area. Attractive views include mountain and hillside vistas as well as lake views. Some scenic resources are also critical resources discussed in the following section.

Natural Resources 3-47 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

A viewshed is the area within view from a defined observation point, road or corridor. Views can be spoiled by such things as billboards, overhead power lines, poorly maintained structures or unscreened outdoor storage. Not all areas along a particular route are equally scenic; commercial and industrial properties have been excluded from the Scenic combining district.

Mountain viewsheds in the planning area include Pinnacle Rock north of Bartlett Springs Road, and Mount Konocti. Several ridges can also be seen from Bartlett Springs Road, which runs along Bartlett Creek in many places. Bear Valley and the Central Valley are visible from Walker Ridge Road, which is partly within Lake County and partly in Colusa County. High Valley Road provides a wide view of Clearlake Oaks and leads to an unexpected pastoral view of High Valley as well as Clear Lake and Mount Konocti. Many of the best views of Clear Lake and Mount Konocti are from Highway 20 between Lucerne and Clearlake Oaks.

The continued enjoyment of these visual amenities is dependent upon the awareness that views and viewsheds can change over time. To maintain the quality of viewsheds, off-site commercial signs and billboards should be prohibited in designated scenic corridors. Increasing development, if not properly regulated, can also diminish this resource.

A method of preserving or enhancing the scenic quality of an urban area is to adopt design review guidelines for commercial projects. This is particularly effective when the area is only partially built up and there is an opportunity to change the overall visual impression of the area through consistency, uniformity of future structures, visual screening and roadway setbacks. Design guidelines for the communities of Lucerne and Clearlake Oaks have been adopted as part of this plan.

Efforts to preserve and enhance the area’s scenic resources will also help preserve the quality of life of the residents within the planning area while enhancing the experiences of the traveling public. Although much of the shoreline has been developed, preserving views of Clear Lake along the Highway 20 corridor is a priority and can be achieved by imposing building height and maximum occupancy frontage limitations on new lakeshore developments. Modified side yard setbacks can also provide wider visual corridors through which to view the lake by requiring that new structures be set closer to one of the side property lines and grouped together.

The Shoreline Communities Advisory Committee emphasized the importance of addressing the unique challenges in maintaining scenic views of Clear Lake from roadways, public spaces and existing homes due to overdevelopment of lakefront residential parcels. Chapter 6 of this area plan proposes guidelines for the development of a “shorezone” zoning combining district that will specialize in preserving views of Clear Lake for the public. This new district would have to be adopted separately from this area plan.

Characteristics of Scenic Corridors Section 34.2 of the County of Lake Zoning Ordinance states that when applying the Scenic Corridor Combining District (“SC”), at least two of the following characteristics should be present: Varied topographic features including uniquely shaped rocks, dominant hills, mountains or canyons.

Natural Resources 3-48 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Vegetative features including significant stands of trees, colorful variety of wildflowers or plants. Water features including views of Clear Lake, creeks, streams or waterfalls. Pastoral features such as farms, pastures, vineyards or orchards. Historical buildings or districts which characterize period architecture or are indicative of past lifestyles. Provide convenient visual access from a state highway, county roadway, bikeway or trail. Allow features to remain in view of the traveling public for a reasonable length of time for lasting views or impressions.

Potential Scenic Corridors – Highways The intent of the California Scenic Highway Program is to protect and enhance California's natural scenic beauty and to protect the social and economic values provided by the State's scenic resources.41 In order for a highway to be officially designated as a state scenic highway, the local jurisdiction must first adopt a scenic corridor protection program. A corridor protection program must encourage quality development that does not degrade the scenic value of the corridor. According to Caltrans, a properly enforced program can:42 Disallow land uses such as junkyards, dumps, rendering plants and gravel pits that may detract from the scenic nature of the highway. Mitigate uses that detract from scenic values by proper siting, landscaping or screening. Prohibit billboards and regulate on-site signs so that they do not detract from scenic views. Make development more compatible with the environment by requiring building siting, height, colors and materials that are harmonious with the surroundings. Regulate grading to prevent erosion and cause minimal alteration of existing contours, and preserve important vegetative features along the highway. Protect the hillsides by allowing only low density development on steep slopes and along ridge lines. Prevent the need for noise barriers (sound walls) by requiring a minimum setback for residential development adjacent to a scenic highway.

After adoption of a scenic corridor protection program, the County must apply to Caltrans for scenic highway approval. If accepted, Caltrans provides documentation and signage that the highway has been designated as a Scenic Highway. Many, if not all, of the goals of the scenic corridor protection program can be accomplished through the design standards and zoning of this plan. If state Scenic Highway designation is desired, though, the scenic corridor protection program must be adopted separately from this area plan.

The following routes in the County within the Shoreline Communities planning area have been identified as potential scenic highways: 1. Highway 20 – the entire length through the County from the Mendocino County line on the west to the Colusa County line on the east. The entire route of the highway within the planning

41 California Streets and Highways Code Section 260. 42 California Department of Transportation Website, California Scenic Highway Program (2005).

Natural Resources 3-49 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

area is a potential scenic highway. Highway 20 to the east provides the eastern entrance to the county. Views from the highway vary from rolling hills to small valleys and the Clear Lake shoreline. Most of the existing commercial and residential development in the planning area is on or near the Highway 20 corridor, which may affect the ability of the highway to be considered for Scenic Highway status.

2. Highway 53 – from the intersection with Highway 20 to the intersection with Highway 29 at Lower Lake. Views of Clear Lake with Mt. Konocti in the distance and rugged landforms near Highway 20 make this an enjoyable drive.

Potential Scenic Corridors – County Roads In addition to eligible State routes, several county roads that have been designated in the general plan as being potential scenic routes within the planning area include: 1. High Valley Road between Bartlett Springs Road to Clear Lake Oaks, including the High Valley Road extension to Highway 20. 2. Bartlett Springs Road from Highway 20 to the Colusa County Line.

The following are other county roads that should be considered for scenic route status based on their aesthetic qualities: 1. Walker Ridge Road from Bartlett Springs Road to Highway 20. The road travels through mostly chaparral, but offers views of ridges and valleys at numerous locations. 2. Sulphur Bank Drive from Highway 20 to the city limits of Clearlake. This road offers views of Clear Lake and the historic Sulphur Bank Mercury Mine. 3. Long Valley Road from Highway 20 to its terminus. This road offers views of surrounding hillsides from the valley floor along with pastoral and agricultural views.

Natural Resources 3-50 July 2009 UPPER LAKE / NICE PLANNING AREA Legend

Scenic Routes Planning Area Boundry

N. Fork Cache Creek

Bartlett Creek BARTLETT SPRINGS RD.

MENDICINO 20 NATIONAL

I NDIA

FOREST N VALLEY

RESERVOIR

20 COLUSA COUNTY

NEW LONG VALLEY RD.

LUCERNE

SPRING VALLEY RD.

SPRING N.Fork Cache Creek HIGH VALLEY RD. VALLEY

Long Valley Creek 20

Schindler Creek 20 CLEAR LAKE Grizzly Creek

CLEARLAKE OAKS 20 Indian Creek

SODA BAY RD. 20

RIVIERAS 16 PLANNING AREA CITY OF CLEARLAKE

281 he Creek Cache Cree Cac Miles LOWER LAKE k 29 PLANNING AREA 01234

175 FIGURE 3-7 53 YOLO COUNTY SCENIC ROUTES SCENIC Shoreline Communities Area Plan—Planning Commission Draft

Objective 3.4.4 Protect and enhance the recreation-based economy in the Shoreline Communities Planning Area by preserving scenic resources. Policies 3.4.4a Scenic viewsheds within the planning area shall be protected to the greatest extent possible. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Rezone areas on Scenic Routes Community Funding Source None to include “SC”, Scenic Development Priority Immediate combining district Department, Timeframe Continuous Redevelopment Agency 3.4.4b Promote the visual enhancement of major streets within the community areas. Street tree plantings, sign size limitations and storm drainage systems shall be considered in implementing this policy. The use of drought-resistant and indigenous vegetation shall be promoted. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Enforce historic preservation Community Funding Source None policies, promote street tree Development Priority Immediate planting and limit sign size in Department, Timeframe Continuous community areas. Redevelopment Agency 3.4.4c The County shall encourage the undergrounding of utilities along the entire length of Highway 20 within the communities. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Underground all new utilities Community Funding Source None and establish underground utility Development Priority Immediate districts to bury existing utilities. Department, Timeframe Continuous Develop and implement Design Department of Review Guidelines. Public Works 3.4.4d Minimize the visual impact of wireless communication towers and antennae where feasible. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Encourage the co-location of Community Funding None wireless communication facilities. Development Source Site facilities away from Department Priority Moderate residential, open space areas and ridge tops. Integrate facilities into Timeframe Continuous existing landscapes through alternative design and coloring.

Natural Resources 3-53 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

3.4.4e Commercial development on Highway 20 in Lucerne, Glenhaven and Clearlake Oaks shall be consistent with the design review guidelines of this plan to help promote attractive and compatible development. Strip commercial development shall be discouraged. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Develop & enforce Design Community Funding Source None Review Guidelines for Development Priority High commercial development within Department Timeframe Continuous communities. 3.4.4f Appropriate visual screening and roadway setbacks shall be required for industrial and service commercial uses. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require visual screening through Community Funding Source None setbacks and drought resistant or Development Priority High indigenous vegetation on Department Timeframe Continuous development projects. 3.4.4g Design criteria and special setbacks shall be developed for residential construction along the lake within the community areas. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Develop and enforce design Community Funding Source None criteria along the lakeshore. Development Priority High Establish citizen appointed Department Timeframe Continuous design committee 3.4.4h Enforce zoning and nuisance abatement ordinances with regard to signs, billboards and shoreline protection structures. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require removal of dilapidated Community Funding Source None structures and signs on shoreline Development Priority High through abatement procedures. Department, Timeframe Continuous Lakebed Management 3.4.4i Pursue State Scenic Highway status for the Highway 20 corridor. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Consider development of a Local Community Funding Source None scenic corridor protection Development Priority Moderate program and apply to Caltrans Department, Timeframe Continuous for scenic highway approval. Board of Supervisors

Natural Resources 3-54 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Objective 3.4.5 Provide opportunities for bicyclists, pedestrians, automobiles and boaters from both land and water to enjoy scenic resources.

Policy 3.4.5 Trails, turnouts and public open spaces should be provided wherever possible along the lakeshore. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Property should be developed Community Funding Source None with trails, turnouts, etc., as it Development Priority Immediate becomes available to County or Department, Public Timeframe Continuous as a condition of project Services approval. Department, Implement and maintain signs Department of identifying public access. Public Works

Critical Resources

The Lake County General Plan describes a number of critical resource areas in the county that contain unique natural areas. These areas are environmentally sensitive and include mountain regions, forestlands, valleys, streams and lakes. They provide habitat for a variety of plant and animal species, including some that are listed as rare and endangered.

Critical resource and conservation areas identified in the general plan include riparian corridors along Cache Creek from the North Fork to the county line, and the North Fork of Cache Creek north and south of Indian Valley Reservoir. Wetlands exist in some areas along the shoreline of Clear Lake south of Clearlake Oaks and on Windflower Point.

Protection and management of the planning area’s critical and unique natural resources can be achieved through a combination of general plan and area plan policies and programs, land use designations, zoning and conservation easements.

In 1977, the California Natural Area Coordinating Council completed an inventory of the biological, geological and paleontological features of the county and selected 33 areas of special environmental significance. Six of these areas are located within the Shoreline Communities Planning Area and should be considered for preservation. These areas are shown in Figure 3-6 and are described as follows:

Wilson Valley This area, located on the south fork of Cache Creek, is an oak savanna habitat that supports populations of a number of large mammals, including black bear, Cache Creek (tule) elk and bobcat. There have been sightings of bald eagles in the area. This area is still mostly untouched and is mostly within the Cache Creek Wilderness Area. This area was created by the United States Congress in 2006 and is managed by the Bureau of Land Management.

Natural Resources 3-55 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Complexion Springs This is a privately owned mineral spring area on the northeast side of Indian Valley Reservoir. Most of the surrounding area is publicly owned.

Indian Valley This natural area virtually surrounds the north side of Indian Valley Reservoir. The majority of the property is public lands with some privately owned land. Several plant communities make up this area, notably valley oak, riparian woodland, serpentine barrens and chaparral. A large area of serpentinite soils extends along the north and east sides of the reservoir. Vegetation within this large area includes leather oak, valley oak, grey pine, ponderosa pine, Sargent cypress and Macnab cypress. Several threatened or endangered plants that are associated with serpentine have been identified in this area. These plants are Purdy’s Fritillary, Drymara-like Dwarf Flax and Indian Valley Brodiaea. The area is mostly undisturbed.

Walker Ridge The Walker Ridge area is located southeast of Indian Valley Reservoir along the Lake County- Colusa County line. The plant communities present are serpentine, chaparral and unique mixed evergreen. The chaparral community is dominated by chamise, buck brush, leather oak, whiteleaf manzanita and Macnab cypress. Plant species within the evergreen forest include knobcone pine, canyon oak and California nutmeg. Several rare, threatened or endangered species are also present: Cleveland’s Butterweed, Cleveland’s Milk Vetch, Swamp Larkspur and Purdy’s Fritillary. There are several mines within the area in Colusa County.

Gilbert Creek Basin The natural area is located on mostly private property that is on either side of Bartlett Springs Road south of Pinnacle Rock. This area contains a mix of conifers and chaparral as well as ponderosa pine and Douglas fir. One Species of Special Concern – Hesperolinon adenoplyllum – has been identified in several locations within the area. Some of the area has been disturbed by recent activities and improvements.

Sulphur Bank Mine This site is located in a volcanic area adjacent to Clear Lake and contains a hot spring. The land is privately owned and part of a federal clean-up effort of the old mercury mine. This site is mostly one of historic and geological interest.

In addition to the areas listed above, wetlands and riparian areas can be found along the lakeshore and along creeks. These areas provide fish and wildlife habitat, as well as scenic beauty. Habitat that supports state or federally listed rare and endangered animal or plant species, which includes wetland habitat, is also considered a critical natural resource. These areas frequently provide important wildlife habitat and spawning grounds. They may also provide scenic qualities, especially where bird habitats are found. Wetland areas occur in the planning area along some parts of the lakeshore of Clear Lake, especially north of Sulphur Bank.

Natural Resources 3-56 July 2009 UPPER LAKE / NICE PLANNING AREA

Legend

N. Fork Cache Creek Planning Area Boundry

Bartlett Creek BARTLETT SPRINGS RD. Critical Resource Areas

MENDICINO NATIONAL 20

I FOREST NDIA

N VALLEY

RESERVOIR

20 COLUSA COUNTY

NEW LONG VALLEY RD.

LUCERNE

SPRING VALLEY RD.

SPRING N.Fork Cache Creek HIGH VALLEY RD. VALLEY

Long Valley Creek 20

Schindler Creek 20 CLEAR LAKE Grizzly Creek

CLEARLAKE OAKS

20 Indian Creek

SODA BAY RD. 20

RIVIERAS 16 PLANNING AREA CITY OF CLEARLAKE

281 he Creek Cache Cree Cac Miles LOWER LAKE k 29 PLANNING AREA 01234

175 FIGURE 3-8 53 YOLO COUNTY CRITICAL RESOURCE AREAS Shoreline Communities Area Plan—Planning Commission Draft

Riparian lands usually border bodies of water such as creeks and lakes. Due to the rich growing environment provided by proximity to wetlands, these areas possess a diversity of plant and animal life. The planning area’s larger streams and creeks such as Cache Creek and Wolf Creek, as well as parts of Rattlesnake Island, provide valuable riparian habitat. Plants commonly found in riparian corridors include cottonwoods, willows and tules.

Rattlesnake Island, which is approximately 58 acres in size at low water, supports diverse plant communities ranging from riparian to oak woodland to grassland. There are several other smaller islands within the planning area. These are Beakbane Island near the City of Clearlake, Monitor Island and the two parts of Windflower Island. Beakbane Island is a small island near the City of Clearlake used by the Highlands Mutual Water Company as a station for its water intake structure. Monitor Island is another small island located south of Pirates Cove off Monitor Point. It is approximately two acres in size at low water and covered mostly by tules and willows. Windflower Island is composed of two peaks that appear to be separate islands except at times of very low water on Clear Lake. Two residences have been constructed on this island. All of these islands, which are partially submerged when the lake is full, provide habitat for fish, birds and small mammals.

Objective 3.4.6 Promote land use patterns within the Shoreline Communities Planning Area that maintain and preserve the area's critical resources and unique natural areas. Policies 3.4.6a Provide special protection of natural areas through such methods as base zoning, special combining districts, public purchase, conservation or open space easements, or other applicable legal instruments for land designated for resource conservation purposes. Implementation Responsible Impact on County Possible income Programs/Strategies Agency/Agencies Budget Identify areas of unique critical Community Funding Source None resources within the planning Development Priority Moderate area, set thresholds for maximum Department Timeframe Long-term impacts & procedures for implementation 3.4.6b Encourage state and federal land and wildlife management agencies to purchase outright or obtain conservation easements for privately owned critical resource areas. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget As ownership of resource areas Community Funding Source Grants, state and is identified, seek funds from Development federal funds state and federal agencies or Department, Board Priority Moderate county land trust to obtain the of Supervisors Timeframe Continuous properties.

Natural Resources 3-59 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

3.4.6c Encourage privately initiated restoration projects for critical resources and conservation areas, including riparian corridors and wetlands. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Provide information on Community Funding Source None restoration, best management Development Priority Moderate practices and funding sources for Department, Board Timeframe Continuous private parties. of Supervisors

Natural Resources 3-60 July 2009 NORTHSHORE FIRE PROTECTION Source: Northshore Fire Protection District

PUBLICPUBLIC SAFETYSAFETY

4.1 LAND

4.2 WATER

4.3 WILDFIRE

4.4 AIR QUALITY Shoreline Communities Area Plan—Planning Commission Draft

4.0 PUBLIC SAFETY

The Public Safety section covers potential safety issues related to land, life and emergency planning. Lake County is susceptible to wilderness fires, urban/wilderness interface fires, earthquakes, flooding, landslides and possible volcanic activity.

Disasters are defined as events that cause significant human and economic loss and demand multiple agency response. While it may be devastating, an emergency is an event that did not or will not result in a request for state or federal assistance. The Lake County Public Services Department coordinates emergency responses under an Emergency Operations Plan (EOP). The EOP provides guidance for preparation, management and recovery from emergencies including natural disasters, technological incidents and nuclear defense operations for both war and peacetime. 4 . 1 L a n d

Soils and slope conditions in the planning area vary widely in their potential for land uses. Lands consisting of uplifted and dissected hills are generally limited to watershed, wildlife habitat, light grazing and resource-related activities. Uses of land consisting of valley and basin soils may differ according to their ability to drain and the availability of water supplies. If poor drainage exists or water is limited, then valley and basin soils are best utilized for seasonal grazing and wildlife habitat. When water is available, these soils are suitable for cultivated crops, including orchards and vineyards, and residential development.

Geologic hazards in the planning area include slope instability and landslides, expansive soils, liquefaction, volcanism and seismic activity. Geological hazards may result from steep slopes, ground failure and unstable soils. Seismic activity also poses hazards due to ground displacement and ground failures. Most of the planning area north of Spring and High Valleys has been classified as geologically unstable in the general plan based on slope and soil types.

In the 1990’s a large potential landslide was discovered above a steep canyon on the North Fork of Cache Creek approximately two miles north of Spring Valley Lakes Subdivision. The initial concern was that a large moving landmass would slide as a unit into the creek creating a dam. The dam would block the southern flow of the creek until a breach occurred, flooding Spring Valley below. It has since been hypothesized that the earth movement so far has been an incremental, slow slipping of debris into the creek. Three monitoring sites have been put in place: one at the base of Indian Valley Reservoir, one just above the slide and one near the Spring Valley Lakes Subdivision water treatment plant.

Paper Lots

Within the Shorelines Communities area on the steep terrain located above Lucerne and Clearlake Oaks exists hundreds of inadequately sized lots commonly referred to as paper subdivisions which were created in the early 20th century by land speculators without providing proper infrastructure to

Public Safety 4-1 July 2009 Shoreline Communities Area Plan—Planning Commission Draft support development and often on land that was geographically unsuitable for development. The resulting lots created by these paper subdivisions with geographic and infrastructure limitations remain undeveloped and problematic from many stand points. Many owners of these lots likely have no idea where their lots are located since most of these lots were never surveyed and contain no property markers. In many cases these lots were either inherited from family members or purchased sight unseen for speculation or with the eventual intention of constructing a vacation or retirement home with lake views. Often, once an owner realizes that their lot is situated on a steep slope with no access or adequate public services rendering it undevelopable the lot ends up being sold or goes into tax default to eventually be auctioned off, only for the cycle to begin again. With the current proliferation of land for sale on the internet, it is likely that the rate in which these lots change hands will increase, magnifying the importance of developing procedures to adequately guide their development.

With the majority of these lot owners being absentee or unaware of the actual location of their lots, trespassing has become a major issue in these areas. The trespassing of most concern is illegal dumping and off highway vehicle (OHV) use. These activities lead to a multitude of environmental issues, such as, increased fire risk in areas that are considered high or very high wildfire risk that do not have adequate emergency facilities or access, increased pollutants running into the lake through illegal dumping, and increased erosion and landslide risk in areas of already moderate to high erosion potential. Erosion is exacerbated by OHVs creating vehicle trails resulting in the degradation of topsoil and destroying vegetation on steep slopes. These sources contribute to increased sedimentation into Clear Lake which promotes excess phosphorous blooms of blue-green algae. The eventual death and decay of blue-green algae creates low dissolved oxygen conditions in Clear Lake which can adversely impact aquatic life and lower water quality.

For these reasons, it is important to limit human activity and development in these areas as much as possible. The Redevelopment Agency has developed some preliminary proposals to address issues related to paper subdivisions:

Install Gates: Install gates on major roads leading into the paper subdivisions to make access difficult for illegal dumping and OHVs. This would require installation of approximately 18 to 21 gates to effectively close off paper subdivisions. Notice would need to be given to all owners of properties that would be affected. The gates would be a temporary measure to limit access which should help to decrease erosion and improve water quality.

Purchase, compile and sell the parcels: This would accomplish the goal of consolidating these undersize lots so that in the future they may be developable in densities of 15 to 30 acres which would be more appropriate for the steep geography and lack of public services. The Redevelopment Agency is still researching the feasibility of this program.

Public Safety 4-2 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Objective

4.1.1 The County should take a proactive role to implement programs that reduce environmental impacts associated with substandard paper subdivision lots on steep slopes and develop strategies to combat the continual resale of these substandard lots. Policies

4.1.1a Encourage the consolidation of substandard lots within paper subdivisions. Implementation Responsible Impact on Staffing Programs/Strategies Agency/Agencies Budget Paper subdivision lots that are in tax Redevelopment Funding Source None default should be considered for use Agency & Priority Moderate as open space, trail access or Community watershed protection and held by an Development Timeframe Immediate appropriate entity for that purpose. Department Continuous If determined not to be feasible, then Board of Supervisors alternatively the County shall encourage consolidation of paper lots into large developable parcels. Identify substandard paper subdivision lots characterized by steep slopes and lack of public services and overlay with “SOS” zoning combining district to ensure that future development will be consistent with current standards.

4.1.1b Restrict access and limit development in paper subdivisions on steep slopes to minimize environmental impacts. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Development shall be discouraged Redevelopment Funding Source General Fund on steep slopes in areas with Agency & Priority Moderate inadequate infrastructure. Community Development Adopt programs limiting access to Timeframe Immediate Department paper subdivisions to minimize trespassing, illegal dumping and Board of Supervisors OHV use.

Public Safety 4-3 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Slope Instability

Slope instability and failure (landslides) in steeper areas are a major geologic hazard in the planning area. Slope failure may be quick and at high velocities or very slow, with changes only noticeable over a period of years. Slope instability and landslides often result from soils saturated from heavy rain, seismic shaking, excavation, grading and/or wildfire. Earthquakes can also trigger landslides and other types of slope failures. During and immediately following an earthquake, considerable fracturing of earth materials can take place in hillside areas. When these materials later become saturated during heavy rainfall, additional slides and mudflows can also occur.

Lands having a slope averaging 30 percent or greater, as occurs in much of the planning area, are not suitable for most development. This is due to the difficulty in providing infrastructure in rugged terrain, the risk of wildfire, the increased erosion and landslide risk to people and structures that are down slope, and the increased risk of erosion that can cause sedimentation to Clear Lake. The majority of the terrain in the planning area is rugged and steep. Slopes of 30-75 percent dominate the area north of Lucerne and Clearlake Oaks and have moderate to severe erosion potential, particularly when disturbed. Sites with landslide debris have been mapped in several places in the planning area, all of it in steep areas. Any development in these steep areas has the potential to induce erosion and sedimentation to Clear Lake. Development should be limited in these areas and commercial development on these steep slopes should be discouraged. Development should not be allowed in areas where landslides have previously occurred. Application of the “B” combining districts, which regulate lot size and/or density, may be used to allow limited development in these designated areas. The slopes within the planning area are shown in Figure 4-1.

The conflict between development and slope instability is magnified with regards to the hundreds of vacant paper subdivision lots traversing the steep ridges outside of the Lucerne and Clearlake Oaks community areas. These paper subdivision lots consist of inadequately sized lots on steep slopes with little or no access to basic public services. The county should create and enforce policies which encourage the consolidation of these lots into larger parcels of adequate size for development. Additionally, the County should incorporate the Substandard Older Subdivision or “SOS” combining district sets standards and policies along with base zoning district in these areas in order to ensure that development in this area does not contribute to the existing soil instability problems. The inclusion of the “SOS” combining district sets standards policies aimed at addressing the issues of mitigating geologic stability concerns for these older subdivisions.

A particular area of concern exists between the Indian Valley Reservoir and Spring Valley Lake. This area should be continued to be monitored for landslide activity, specifically further movement of existing slides. This existing slide has the potential for creating a debris flow in the North Fork of Cache Creek similar to the flow from a catastrophic failure of the dam and the Indian Valley Reservoir.

Public Safety 4-4 July 2009 UPPER LAKE / NICE PLANNING AREA Legend Percent Slope 0 - 10%

N. Fork Cache Creek 10% - 20%

Bartlett Creek BARTLETT SPRINGS RD. 20% - 30% greater than 30% Planning Area Boundry

I NDIA

N VALLEY

RESERVOIR

20 COLUSA COUNTY

NEW LONG VALLEY RD.

LUCERNE

SPRING VALLEY RD.

SPRING N.Fork Cache Creek HIGH VALLEY RD. VALLEY

Long Valley Creek 20

Schindler Creek 20 CLEAR LAKE Grizzly Creek

CLEARLAKE OAKS

20 Indian Creek

SODA BAY RD. 20

RIVIERAS 16 PLANNING AREA CITY OF CLEARLAKE

281 he Creek Cache Cree Cac Miles LOWER LAKE k 29 PLANNING AREA 01234

175 FIGURE 4-1 53 YOLO COUNTY PERCENT SLOPE Shoreline Communities Area Plan—Planning Commission Draft

Expansive Soils

Unstable soils are also found in the form of expansive soils, which expand during wet periods and shrink during the process of drying. Structures built on expansive soils may sustain extensive damage as the soil exerts pressure during the wet expansion period and then shrinks away from the structure, reducing the stabilizing support. Up to one-half of the land within the county has some shrink-swell potential. Additionally, where expansive soils occur on slopes, the soils are subject to soil creep. In areas of soil creep there is slow, permanent deformation and downhill movement of earth material.1 Expansive soils should be accounted for during construction to prevent structural damage. Lands within the planning area with shrink-swell characteristics are shown in Figure 4-2.

Seismic Hazards

There are no major earthquake faults that have been identified in the planning area or the county, although there are several potentially active faults and numerous small faults and fractures. There are no records of major earthquakes centered within the County, and only four large earthquakes have been instrumentally recorded in the County. The most significant structural damage resulted from earthquakes centered outside of the County. The “Great San Francisco Earthquake of 1906” severely shook Lake County, especially in areas of unconsolidated alluvium in the City of Lakeport and town of Upper Lake. Several three-story buildings were partially damaged and most of the chimneys in Lakeport fell or were badly twisted. Areas of consolidated rock experienced less shaking with no building damage. Few of the existing east lake communities were very populated at that time.

Earthquakes can also result in liquefaction. Liquefaction can cause a loss of support under foundations or failure of slopes. The potential for liquefaction is greatest where the water table is near the surface, or in alluvial deposits of saturated silt, sand or gravel. Areas of potential liquefaction include most of the valleys, lowlands and wetland areas in the planning area.

The planning area lies in a tectonically active, complex geologic setting within the San Andreas transform fault system in the northern Coast Ranges of California.2 The State of California and the USGS have monitored seismic activity in Lake County for the last 25 years. Geologists believe that earthquakes are the result of the release of cumulated strain energy by rupture, and the resulting movement along faults. The direct effects of this movement include ground shaking and possible displacement or rupture of the ground surface along the trace of the fault. Other results of seismic activity include landslides due to slope failure, liquefaction, seiche and fire due to damaged utility lines.

Liquefaction

Liquefaction is a process in which unconsolidated water-saturated sediments behave like a fluid, usually as a result of seismic ground shaking. The potential for liquefaction is greatest in those

1 Slosson and Associates in cooperation with Sociotechnical Systems, Geologic and Seismic Technical Background Report for Seismic Safety Element and Geologic Hazards portion of Safety Element, General Plan, Lake County, California (1976). 2 Wood and Kienle, 226-229, 354.

Public Safety 4-7 July 2009 Shoreline Communities Area Plan—Planning Commission Draft areas that are underlain by relatively recent unconsolidated alluvium that contains saturated silt, sand or gravel where the water table is near the surface. Any development proposals in these areas should be evaluated for potential liquefaction hazards.

Volcanism

The Clear Lake volcanic field has experienced a complex and cyclic eruptive history. Mount Konocti is currently the largest volcanic feature in the field and stands 4,299 feet high. Mount Konocti is the most recently active volcano in the County, although there are numerous smaller volcanic centers around it. The volcanic field has eruptive units that can be grouped into four major episodes of activity, the first around 2.1 million years ago and the most recent about 10,000 years ago. Geologic evidence suggests that the episodes were approximately 150,000 to 200,000 years apart, and were largely non-explosive.3 The Clear Lake magmatic system is not extinct, as evidenced by the presence of hot springs, fumaroles (gas vents) and long-period seismicity, all of which suggest ‘active’ status.4 Many scientists believe that a large magma body about 14 kilometers in diameter lies some 7 kilometers below the surface in the Clear Lake volcanic area.5 It is believed that this magma chamber provides the heat source for the Geysers, the world's largest producing geothermal field, which is in the south county.6 Although the USGS does not monitor volcanic activity in Lake County, the southern half of the County is one of sixteen areas in California identified as the most probable areas for future volcanic eruptions.7 However, it is likely that residents will have adequate warning prior to any future volcanic episodes, such as increased seismicity and the visible release of gases. In the planning area, future volcanism may occur along the eastern arm of the lake and near Chalk Mountain and High Valley. Based on the geologic evidence of the episodic nature of the Clear Lake volcanic field and the recency of volcanic activity, it does not appear necessary to be greatly concerned with potential volcanic hazards in the time frame of this plan. While not considered to be an urgent concern, volcanic eruptions are among the most destructive geological events.

3 Wood and Kienle, with contribution by Julie M. Donnelly-Nolan, Volcanoes of North America: United States and Canada (Cambridge University Press: 1990) 226-229, 354. 4 Wright and Pierson, Living With Volcanoes, The U.S. Geological Survey's Volcano Hazards Program,USGS Circular 1073 (1992). 5 Wood and Kienle, 226-229, 354. 6 Smithsonian Institution Website, Global Volcanism Program (2004). 7 Chesterman, C.W., Volcanism in California: California Division of Mines and Geology, California Geology, v. 24, n. 8 (1971) 139-147.

Public Safety 4-8 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Objective 4.1.2 To lessen risks to life and property from earthquakes, ground failure and other known geologic hazards.

Policies 4.1.2a Maintain updated mapping of existing and potential landslide areas, areas of potential liquefaction and other geologic hazards for the Shoreline Communities Planning Area by cooperative efforts between local, state and federal agencies. Implementation Responsible Impact on County Matching Programs/Strategies Agency/Agencies Budget funds (if grant avail.) Inter-agency cooperation in Community Funding Source Community geological hazards mapping efforts. Development Svcs. Grant, Department General Fund Priority Immediate Timeframe Long-term

4.1.2b Land division and commercial development should be discouraged on lands with slopes averaging 30 percent or more, in landslide areas and areas of unstable slopes and soils as designated by the State Department of Mines and Geology and the United States Geological Survey. Geotechnical studies prepared by engineering geologists or other qualified professionals shall be required for all development projects in areas determined to have existing or potential geologic hazards. Such studies shall provide sufficient information to determine the extent of any hazard, as well as recommend mitigation, if feasible. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require appropriate studies for Community Funding Source None development in known areas of Development Priority Moderate geologic hazards. Department Timeframe Long-term Maintain a collection of all pertinent geologic studies prepared by public or private agencies. 4.1.2c Require re-vegetation for slope stabilization for new development projects when necessary to prevent landslides. Development of substandard lots in areas where slopes average 30% or more shall be discouraged. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require revegetation & other soil Community Funding Source None stabilization techniques and Development Priority Moderate engineered foundations for Department Timeframe Long-term development in known landslide areas.

Public Safety 4-9 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

4.1.2d Take precautions to ensure that hazardous materials are not released during seismic events. Hazardous material storage facilities should be located away from fault lines and other environmentally sensitive areas. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Site all hazardous material storage Community Funding Source None away from faults/fractures and other Development Priority Moderate environmentally sensitive areas. Department, Health Timeframe Continuous Department 4.1.2e Continue to monitor hazards related to landslide near Spring Valley subdivision. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Maintain water stage gages which Lake County Office Funding Source None provide warning to residents. of Emergency Priority High Services Timeframe Continuous 4.2 Water

Flooding is a major concern in the planning area, mostly along the shoreline of Clear Lake. Additionally, while not shown on the Federal Flood Insurance Rate Maps, localized flooding occurs in several areas when drainage facilities are inundated. Most of the affected areas are within the developed communities at the base of the hills along Clear Lake. Many of the problems occur where the ground flattens rapidly at the base of the hills. Sediment accumulation and inadequate drainage facilities are the cause of the majority of the drainage problems. Flooding and flood damage can be expected to increase as more development occurs in flood-prone areas.

Drainage

Because of lack of drainage design standards in the past and the piecemeal development of the existing facilities, many drainage facilities are inadequate to carry design flows: normally 0-year to 100-year flood events, depending on the facility. Drainage facilities have also been constructed in such a manner that obstruction by debris and/or sediment occurs frequently, blocking normal stormwater flows. Master drainage plans would analyze and propose adequate drainage facilities for a large area, but have not been developed for any of the communities in this area.

Regular maintenance is needed to prevent and/or remove obstructions, such as sediment and debris, from blocking flow and causing flooding. Maintenance is especially important where the flatter topography does not provide sufficient flow velocities for drainage facilities to be self-cleaning. Many drainage facilities on private property are not maintained by a public agency. Maintenance of drainage facilities located on private property is the responsibility of the property owner. Many of these privately owned drainage facilities receive little or no maintenance. Drainage facilities that are part of the county-maintained road system, such as road ditches and cross-culverts, are maintained by the County Department of Public Works.

Inadequately designed, constructed and/or maintained drainage facilities result in localized flooding in the planning area. Flooding occurs on streets, lots, and some buildings. The mixture of public

Public Safety 4-10 July 2009 Shoreline Communities Area Plan—Planning Commission Draft and private facilities makes correction of the deficiencies in the drainage system difficult. Morrison Creek, Schindler Creek and other creeks running into Clear Lake have been filling with debris and gravel, aggravating local flood problems. Erosion control measures that prevent sedimentation into creeks and drainages can provide some mitigation for flooding from this source.

New development subject to discretionary permits must provide mitigation for increases in runoff. Development often requires improvements to on-site and affected downstream drainage facilities. However, these improvements may not resolve existing area-wide flooding issues. Properly designed drainage system improvements require a plan for the entire drainage system. Drainage system designs can also include “green infrastructure” systems. These systems include a variety of paving surfaces such as pavers, permeable asphalt, permeable concrete, etc. These surfaces can be used for parking areas, roads, curbs and sidewalks. This technology allows storm water to filter into the ground and recharge underground aquifers instead of becoming runoff, effectively decreasing flooding. These surfaces are best coupled with “rain gardens” or islands in parking areas and along streets which allow runoff into the vegetation that can then be filtered and dispersed rather than running along curbs. They are constructed either below the grade of the sidewalk, street, or parking area, or include curb-cuts which allow the runoff to enter the island. These systems have even been found to be more effective in winter applications in reducing flooding and icing problems, than conventional paving surfaces. Rain water can effectively drain thru the surface, even when it is frozen. The systems can be designed to control a flood event in the sub-grade base.

Flooding

Portions of the communities along the lakeshore of Clear Lake are subject to flooding from high lake levels as well as damage caused by wave action. Areas along the lakeshore are also subject to potential seiche inundation, which is a temporary rising of lake level due to seismic activity or other sudden earth movement. There is no data or evidence of seiches in the past on Clear Lake.

Flooding on Clear Lake occurs because the lake’s only natural outlet, Cache Creek, is too small to allow floodwater to leave the lake as fast as water enters from precipitation and runoff. Contrary to popular belief, operation of the Clear Lake Dam does not cause Clear Lake to flood. The dam can actually release water much faster than Cache Creek can flow. The narrow, shallow Cache Creek channel and a riffle upstream of the dam slows the release of water from Clear Lake during heavy rain events, which in turn causes the lake to rise rapidly and then to lower slowly after the rains have stopped.

Policies of the Lake County General Plan (page V-40) call for restrictions on development within designated floodway and floodway fringe areas and recommend the following guidelines: Critical facilities (those facilities which should be open and accessible during emergencies) should not be permitted. Passive recreational activities (those requiring no or non-intensive development such as hiking, horseback riding and picnicking) are permissible. Pedestrian access along the lakeshore is consistent with this guideline. Commercial, industrial and residential uses should only be permitted if all standards regarding elevation, anchoring and floodproofing have been satisfied.

Public Safety 4-11 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Additionally, projects proposed within potential dam and seiche inundation zones should be reviewed by the Department of Public Works and checked against evacuation plans on file for the area. If a project presents a direct threat to human life, appropriate mitigatory actions should be taken, including restriction of development in the subject area.

Substantial development encroaches into areas designated as a 100-year floodplain, particularly in the area of the Clearlake Keys subdivision. Most of this development occurred prior to current regulations for development within the 100-year floodplain. This development is considered to be legal-nonconforming, but not conforming with today's standards. Current building codes require new residential structures to be constructed with the lowest floor level at least one foot above the 100-year base flood elevation. Additional elevation may be needed to prevent damage from wave action, which occurs with high water and high winds. This requirement also applies to residential replacements and substantial repairs and additions to existing structures.

The 100-year floodplain maps are part of the Federal Insurance Administration’s Flood Insurance Study for Lake County. The purpose of the study was to designate areas located in floodways and floodway fringes. These areas are subject to inundation during a flood event that has a 1% probability of occurrence each year. Structures located within floodways and floodway fringes are subject to the requirements of the National Flood Insurance Program (NFIP). The NFIP requires that all mortgaged structures located in these areas maintain flood insurance. New construction and substantial improvements in flood zones must be constructed to standards that reduce the risk of future flood damage.

The Army Corps of Engineers has evaluated a number of proposals to reduce flood damage around Clear Lake. These projects include construction of upstream reservoirs, enlargement of Cache Creek, construction of a bypass to supplement the flow in Cache Creek, and non-structural measures, such as elevating buildings subject to lake flooding. The last option may be the most cost-effective, according to a 1992 study.

Dam Inundation

The areas along Cache Creek and the North Fork of Cache Creek are subject to potential inundation from dam failure from Indian Valley Dam and Clear Lake Dam. The affected inundation area stretches from the Indian Valley dam along the path of the North Fork of Cache Creek and into the Spring Valley Subdivision. The potential affected area of the subdivision includes that entire portion of the valley east of River View Road and includes the area between Wolf Creek Road and the upper portion of Spring Valley Roads along Wolf Creek. The inundation zone continues south of the subdivision along the North Fork of Cache Creek running parallel with New Long Valley Road and continues east along with the creek parallel with Highway 20 until it reaches the Cache Creek Recreation area where it juts away from Highway 20 and follows Cache Creek out to the Yolo County line. Future development in this hazard area should be analyzed against any evacuation plans on file for the area. Projects that pose harm to property and humans should be denied. Potential dam inundation areas are shown in Figure 4-2.

Public Safety 4-12 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Septic Tanks

Another flood-related issue on the lakeshore is the potential for leakage of septic tanks or sewer system overflows into the lake. Floodwaters have infiltrated the sewer system in Clearlake Oaks during past floods. An additional related concern is the impact a flooded Clear Lake has on public and private water systems, which can become contaminated by the floodwaters. This occurred in the Clearlake Keys subdivision during the floods of 1997/98 and lead to evacuations of residents. Any new water systems or new septic system should be located well above the flood elevation.

Underground Fuel Tanks

If not properly maintained, underground fuel tanks can harm human health and the environment by leaking or allowing spills or overflows into the soil, groundwater or surface water. The State Water Quality Control Board keeps a list of the locations of underground fuel tanks in this planning area and the entire county. The Lake County Environmental Health Division has local responsibility of monitoring these underground tanks for leaks and organizing appropriate clean-up if a spill is detected. Approximately 10-15 of these sites are located in the planning area excluding those located within the City of Clearlake (http://www.geotracker.waterboards.ca.gov/search/). This issue is of particular concern to the overall water quality of Clear Lake as a majority of both the current and historical underground fuel tanks are located on State Highway 20 and in some instances right on the shoreline in conjunction with a lakefront resort. The county should continue to monitor these underground fuel sites on a regular basis and contact appropriate state agencies immediately if a leak is suspected.

Public Safety 4-13 July 2009 UPPER LAKE / NICE PLANNING AREA

BARTLETT SPRINGS RD. CLEARLAKE OAKS

MENDICINO 20 NATIONAL

I NDIA Foo FOREST N VALLEY thi ll

RESERVOIR

20 COLUSA COUNTY

C NEW LONG VALLEY RD. 20 o u n t ry C lu LUCERNE b SPRING VALLEY RD.

SPRING

HIGH VALLEY RD. VALLEY

20 LUCERNE

20 CLEAR LAKE

CLEARLAKE OAKS 20 Legend

20 SODA BAY RD. Dam Failure Inundation Area Areas of 100 yr. Flood 53 Planning Area Boundry

RIVIERAS 16 PLANNING AREA CITY OF CLEARLAKE

281 he Creek Cac Miles LOWER LAKE 29 PLANNING AREA 01234

175 FIGURE 4-2 53 YOLO COUNTY FLOOD HAZARDS Shoreline Communities Area Plan—Planning Commission Draft

Objective

4.2.1 Take steps to reduce flood hazards throughout the planning area by providing guidance for development within areas subject to flooding. Policies 4.2.1a Apply floodplain management practices in all designated 100-year floodplains. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Adhere to existing Floodplain Community Funding Source None Management Ordinance & Uniform Development Priority Immediate Building Code requirements. Department, Water Timeframe Long-term Resources Division 4.2.1b Encourage federal flood insurance maps to be updated whenever new information is available. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Update and maintain federal flood FEMA, Water Funding Source insurance map in planning area. Resources Division Priority High Timeframe Short-term 4.2.1c Discourage additional commercial, industrial and residential uses in flood-prone areas unless proposed development is properly safeguarded against flooding and flooding impacts to adjacent properties are not increased by the development. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Use appropriate land use Community Funding Source None designations to minimize future Development Priority High development within flood-prone Department, Water Timeframe Long-term areas. Apply “FF” combining district Resources Division to properties within the 100-year floodplain. 4.2.1d Proposed developments shall mitigate off-site, downstream drainage impacts that would result from the development. Engineered drainage plans and erosion control plans shall be required where appropriate. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Developers must submit engineered Community Funding Source None drainage plans for review prior to Development Priority Moderate issuance of permits for developments Department, Water Timeframe Continuous that impact drainage. Resources Division

Public Safety 4-17 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

4.2.1e Prepare master drainage plans for the communities of Lucerne, Glenhaven and Clearlake Oaks. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Seek funding for the preparation of Water Resources Funding Source None master drainage plans. Division, Board of Priority Immediate Supervisors Timeframe Long-term 4.2.1f Monitor underground fuel storage tanks in flood-prone areas near Clear Lake. Implementation Responsible Impact on County Minor Programs/Strategies Agency/Agencies Budget Check underground tanks for leakage Environmental Funding Source General on regular basis. Health Fund Priority High Timeframe Continuous 4.2.1g Give priority to all public storm drainage facilities in known areas of seasonal flooding for maintenance and improvements. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies County Budget Construct new and maintain existing Dept. of Public Funding Source Stormwater public storm drainage facilities in Works, Water Assessment known flood-prone areas first. Resources Division Priority Immediate Replace undersized culverts. Timeframe Short-term Priority High Timeframe Long-term 4.2.1h New development should be encouraged to use “green infrastructure” systems that control flooding, runoff, water reclamation, and enhance water quality. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Development of educational Community Funding Source None resources available to project Development Priority Moderate developers aimed at promoting the Department, Timeframe Ongoing use of green infrastructure. Environmental Health 4.3 Wildfire

The mountain range along the northshore of Clear Lake abuts the shoreline leaving very little flat developable land for the majority of the planning area. This combined with limited access, a long dry season, areas of dense brush and the proximity of development to wildland areas makes the Shoreline Communities planning area extremely vulnerable to fire. The large Fork Fire in 1996 burned more than 77,000 acres of land from north of Upper Lake to east of Indian Valley Reservoir. The California Department of Forestry and Fire Protection (CALFIRE) classifies fire hazard severity zones based on vegetation, climate and slope. The majority of the planning area has a high to extremely high fire hazard rating, as depicted in Figure 4-3. Development on properties with average cross slopes of greater than 30 percent is not uncommon in many of the rural outlying areas.

Public Safety 4-18 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Wildland fire hazards generally do not prohibit development, yet they do require that development meet safety standards commensurate with the degree of risk. In planning for wildland fire protection, adequate access and circulation, vegetation management and water availability must all be integrated into the project design. The State of California has adopted minimum fire safety standards, known as Fire Safe Regulations (Public Resources Code 4290) that are administered by CALFIRE. Additionally, Building Codes require the use of non-flammable exterior building materials in fire hazard areas.

All development applications, including residential building permits and land divisions, within the SRA must be reviewed by CALFIRE for compliance with the Fire Safe Regulations prior to issuance of County permits. Additionally, Lake County development standards for new land divisions address access, road widths, bridges, hydrant placement and water availability that meet or exceed the State's standards. The Lake County Code and General Plan both contain provisions for maintenance of fuel breaks and the reduction of fuel loading through measures such as thinning and conducting controlled burns. Reducing residential density in remote areas promotes minimum exposure of persons and property to wildland fires.

Emergency access is critical in high fire severity areas. Private roads and driveways often have locked gates that hinder the ability of emergency services to reach remote areas. The Northshore Fire Protection District and CALFIRE promote the use of Knox Boxes on gates that are kept locked. State Highway 20 is the only direct way in and out of the planning area, thus a large fire or other emergency event which closes down the highway has a significant effect on evacuations and the provision of vital services to local residents. Efforts should be made by local fire districts and community members to develop a comprehensive emergency evacuation plan for the region through the creation of safe zones or gathering places within the communities. This can be facilitated through the establishment of local fire safe councils or other similar means. Once evacuation routes and safe zones have been established, they can be incorporated into the County Emergency Response Plan. Continued efforts should be made to complete and implement elements of the Lake County Community Wildfire Protection Plan, which is currently in the final stages of preparation.

To improve public safety, large development proposals must incorporate looped road systems with multiple access points and bridges with adequate structural strength to support emergency response equipment. The Fire Safe Regulations require all-weather surfaces capable of supporting a 40,000- pound load for roads and driveways. The regulations also include on-site water storage requirements in areas that do not have community water systems and hydrants. The Northshore Fire Protection District and CALFIRE require that water storage systems for new developments be provided with gated valves that allow tapping with fire hoses.

Steep, rugged terrain and thick vegetation increase the chance of fire spreading rapidly. Fire hazard increases with steep topography, as steep slopes cause fires to burn faster. Steep, winding roads also increase travel time for emergency equipment. Limiting residential density in areas with steep terrain will lessen the exposure of people to wildland fires and reduce the risk of increased human activity that can lead to the start of a fire. The majority of the existing subdivisions in the planning area are bounded by vegetation, increasing the chance of fire spreading quickly. Fuel breaks should be encouraged around existing development. High Valley and Spring Valley, and to a lesser extent Double Eagle Ranch, are most likely to be affected by wildland fires. These communities are

Public Safety 4-19 July 2009 Shoreline Communities Area Plan—Planning Commission Draft remote, surrounded by brushy vegetation and rugged terrain, and have limited access and water supply. Improving access and water supply and clearing brush around structures would help to minimize impacts from wildfires. Spring Valley has a reservoir that can provide a source of water for fire suppression. However, siltation into the reservoir is reducing its capacity and the community has had a difficult time in their efforts at dredging or cleaning the lake. Further assessment is needed in these areas to determine the severity of fire risk and what measures can be taken to reduce this risk.

Most of the planning area is within the jurisdiction of the Northshore Fire Protection District. The District encompasses over 350 square miles and responds to emergencies in Lucerne, Glenhaven, Clearlake Oaks and Spring Valley. A small portion of the planning area located immediately north of the City Limits of Clearlake is served by the Lake County Fire Protection District, which also provides emergency services to the communities of Clearlake and Lower Lake. See section 5.4 for additional information regarding fire protection. The U.S. Forest Service land receives fire protection mostly from that agency. Figure 4-4 shows the fire district and sphere-of-influence boundaries.

Fire hazards can be reduced by vegetation fuel modification such as thinning or pruning, adding incombustible or irrigated buffers and maintaining fuel breaks. A source of on-site water storage for firefighting can be reserved in extra water tanks, ponds, swimming pools, or private reservoirs and stock ponds. CALFIRE and local fire agencies now require that water storage systems for new developments be provided with gated valves that allow tapping with fire hoses. Discouraging and limiting residential development in remote areas that are susceptible to wildland fires can substantially reduce the exposure of people and property to the risk of fire. This also reduces the risk of increased human activity that can lead to the start of a fire. Development in high fire hazard zones should be constructed with non-flammable roofing and siding materials.

As population growth in the area continues, fire districts must improve facilities and equipment to continue providing efficient and effective service. In addition to providing all necessary on-site fire safety improvements, new development will continue to be subject to fire mitigation fees collected by the local fire protection districts. These fees help to offset the cost of obtaining new equipment.

Public Safety 4-20 July 2009 UPPER LAKE / NICE PLANNING AREA Legend Fire Hazard Severity Zones Very High High N. Fork Cache Creek Medium Bartlett Creek BARTLETT SPRINGS RD. Local Responsibility Area Planning Area Boundry MENDICINO 20 NATIONAL

I NDIA

FOREST N VALLEY

RESERVOIR

20 COLUSA COUNTY

NEW LONG VALLEY RD.

LUCERNE

SPRING VALLEY RD.

SPRING N.Fork Cache Creek HIGH VALLEY RD. VALLEY

Long Valley Creek 20

Schindler Creek 20 CLEAR LAKE Grizzly Creek

CLEARLAKE OAKS 20 Indian Creek

SODA BAY RD. 20

RIVIERAS 16 PLANNING AREA CITY OF CLEARLAKE

281 he Creek Cache Cree Cac Miles LOWER LAKE k 29 PLANNING AREA 01234

175 FIGURE 4-3 53 YOLO COUNTY FIRE HAZARD ZONES UPPER LAKE / NICE PLANNING AREA Legend Lake County Fire Protection District Northshore Fire Authority Planning Area Boundry N. Fork Cache Creek

Bartlett Creek BARTLETT SPRINGS RD.

MENDICINO 20 NATIONAL

I NDIA

FOREST N VALLEY

RESERVOIR

20 COLUSA COUNTY

NEW LONG VALLEY RD.

LUCERNE

SPRING VALLEY RD.

SPRING N.Fork Cache Creek HIGH VALLEY RD. VALLEY

Long Valley Creek 20

Schindler Creek 20 CLEAR LAKE Grizzly Creek

CLEARLAKE OAKS 20 Indian Creek

SODA BAY RD. 20

RIVIERAS 16 PLANNING AREA CITY OF CLEARLAKE

281 he Creek Cache Cree Cac Miles LOWER LAKE k 29 PLANNING AREA 01234

175 FIGURE 4-4 53 YOLO COUNTY FIRE DISTRICTS Shoreline Communities Area Plan—Planning Commission Draft

Objective 4.3.1 Reduce the threat to life and property from structural and wildland fires. Policies

4.3.1a Residential development in high and very high fire hazard areas shall meet the following fire protection standards unless adequate fire suppression facilities are already available: Adequate fuel breaks and fuel reduction shall be created and maintained. Adequate water storage shall be provided and maintained. Private access roads and driveways to new residential development shall be improved with all-weather surfaces. Residential access roads shall not exceed slopes that allow safe passage by fully loaded fire equipment, and shall be maintained. Roads and driveways shall meet California Department of Forestry standards and be either looped or double-access to provide escape routes in the event of wildland fire emergencies. Development shall be clustered where appropriate to take advantage of fuel breaks and improved access to reduce fire danger.

Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Use the most recent criteria Community Funding Source None from CALFIRE & local fire Development Priority High protection districts in Department, Timeframe Continuous conditions of approval for new CALFIRE, local fire development. Adhere to protection districts CALFIRE Fire Safe Regulations and the Lake County Subdivision Ordinance.

Require fuel breaks, fuel reduction, water storage tanks, roads & driveways accessible to heavy fire trucks, multiple access roads & encourage clustering of development in appropriate areas. Green belts are encouraged.

4.3.1c Require that locked gates on private roads be accessible to emergency personnel. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Property owners should install Fire agencies Funding Source None “Knox Boxes” on locked gates Priority High and provide keys to fire Timeframe Long-term personnel.

Public Safety 4-25 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

4.3.1e Provide alternatives to controlled burns in high fire hazard areas. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Encourage new developments Community Funding Source None to design parks, open space, Development Priority High roads and utility corridors as Department Timeframe Long-term fuel breaks.

Require fuel reduction as a condition of use permit and subdivision approval. Require weed and brush abatement if consistent with riparian habitat enhancement/erosion control program.

Support community chipping or portable chipping programs.

4.3.1b Homeowner’s associations are encouraged to work with the California Department of Forestry, local fire protection districts, the Lake County Sheriff and adjacent property owners to initiate and maintain programs that establish fuel breaks around the existing subdivisions in efforts to reduce fuel loading. All new development shall be required to incorporate fire safety measures, such as fuel breaks. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require fuel breaks, fuel reduction, Community Funding Source None water storage tanks, roads & Development Priority High driveways accessible to heavy fire Department & local trucks & encourage clustering of fire protection Timeframe Continuous development in appropriate areas for districts new development. Encourage existing developments to establish fuel maintenance programs.

4.3.1c The County shall establish emergency management plans for the planning area and encourage a program of collection and dissemination of basic data concerning natural hazards and emergency management plans. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Encourage inter-agency cooperation Community Funding Source None to develop emergency plans. Development Priority High

Public Safety 4-26 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Establish evacuation points, safe Department, Public Timeframe Long-term areas and supplies Services Department & local fire districts

4.4 Air Quality and Noise

Air Quality

Air pollution is any air contaminant that is present in the atmosphere in sufficient quantities to be harmful or injurious to the public welfare, health of human, plant or animal life, or property. Some pollutants can have severely damaging effects on health and property.

The Lake County Air Basin is a relatively small air basin that lies within the Coast Range Mountains. It is the only air basin in the state that is completely contained within one county. Lake County is currently an air attainment area where the ambient (overall) air quality is better than the adopted State and Federal air quality standards. However, as the population in the county increases, air quality is likely to decrease as a result of additional motor vehicle emissions and possibly new industrial uses. The county does not participate in the state’s Vehicle Inspection (smog) program because Lake County is an air attainment area. However, should the attainment status change, the program may be required in Lake County as well.

The county’s air basin is composed of complex topography that consists of numerous mountain ranges and small valleys surrounding Clear Lake. The topography of the Shoreline Communities Planning Area consists of steep hills and ridges as well as small valleys and canyons, with the majority of the communities lying within the Clear Lake basin. The mountainous terrain within the planning area prevents the dispersion of trapped pollutants during inversion periods, when a layer of cold air is trapped near the ground by an overlying layer of warm air. During an inversion, contaminated air is spread horizontally instead of rising and being carried away. This is most noticeable when an inversion traps smoke from wildfires or wood stove fires within the basin.

The diverse mix of land uses within the planning area requires careful management of air resources by regulating air emissions from the various sources to maintain acceptable levels. Best Available Control Technology (BACT) should be required when approving non-residential projects. Industrial and commercial uses such as heavy manufacturing, auto body repair and paint shops, and mining activities have the potential to emit toxic, hazardous or nuisance air contaminants. Toxic or hazardous air contaminants include any chemical constituent listed for review and study by the U.S. Environmental Protection Agency or the California Air Resources Board.

The siting of any significant air pollution source within the planning area will require the monitoring of air quality to establish the compliance of the area with the State Ambient Air Quality Standards. Potential sources of air pollution should be sited at safe distances from schools,

Public Safety 4-27 July 2009 Shoreline Communities Area Plan—Planning Commission Draft hospitals, parks and other public uses. Prevailing wind direction should also be considered when siting significant generators of air emissions. Baseline quantities for pollutants should be established as soon as possible through a monitoring program to assist county agencies in controlling emissions from current and future sources. The Lake County Air Quality Management District (LCAQMD) monitors for various pollutants and is charged with seeking to prevent any further degradation of the ambient air quality within the county and in the two incorporated cities. The district applies air pollution rules and regulations to all major stationary sources located in its district.

It is anticipated that air quality will eventually decline as a result of additional growth and development in the planning area communities. Concentrated residential development results in smoke from wood stoves and burning of leaves and other vegetation. Providing sources for residential heating to replace wood stoves – or outright prohibitions on wood stoves in new construction – and further regulating residential yard burning will help maintain pollutants generated by residential sources at acceptable levels.

Burning of vegetation in conjunction with agricultural operations can add a major local source of air pollutants at certain times of the year. The generation of dust and smoke from agricultural activities, construction activities, and unpaved driveways and roads also affects air quality. While many agricultural activities are exempt from regulation and therefore difficult sources to control, residential and commercial development can be required to implement dust suppressing construction techniques and to provide dust-free surfaces for parking areas and driveways.

Serpentine Soils

As discussed in Chapter 3, serpentine soils have been identified in portions of the planning area. Serpentine rock and soils can contain asbestos, which has been linked to lung cancer in humans. Fortunately, most of the places having large amounts of serpentine rock and soils are in less developed parts of the planning area, notably north and east of Indian Valley Reservoir with isolated outcroppings along the eastern boundary of the county. New development proposals in these areas shall be reviewed for potential exposure of humans to serpentine dust, which can occur during construction activities or as a result of vehicles or equipment traveling on unpaved roads. Serpentine soils should not be used as a wear surface and should be covered with paving or nonserpentine gravel when roads are constructed. Where soils contain more than 0.25% asbestos, a serpentine dust mitigation plan should be required for approval by the Air Quality Management District prior to construction or earth movement. Dust mitigation plans usually require that the soil be somewhat wet during construction or grading as a way to reduce airborne serpentine dust.

Objective 4.4.1 Protect the health and safety of residents in the Shoreline Communities Planning Area from poor or diminished air quality, and maintain good air quality for the area’s unique natural features and viewsheds.

Public Safety 4-28 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Policies 4.4.1a Industrial and commercial activities with the potential to emit toxic, hazardous or nuisance air contaminants shall be located at safe distances and oriented away from concentrated residential areas, schools, health care facilities, parks and other sensitive receptors. Such activities shall be located in areas with good air dispersion and direct export of emitted materials, and shall be subject to Best Available Control Technology (BACT). Alternatives or improvements to combustion of wastes should be encouraged. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Review new development Community Funding Source None projects with the potential to Development Priority High cause air emissions with regard Department, Air Timeframe Immediate to proximity to sensitive Quality receptors. Require the use of Management Best Available Control District Technology (BACT) for industrial and commercial activities.

4.4.1b Require new development to comply with adopted energy standards. Encourage particulate control measures by promoting the use of heat pumps, energy efficient- designed facilities or other alternative clean heating to limit the generation of additional air pollution. Wood burning devices shall be discouraged. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require low-emission heating Community Funding Source None units on new construction. Development Priority High Department, Air Timeframe Continuous Require energy efficient design Quality and building orientation on new Management housing and commercial District developments. 4.4.1c Promote alternatives to open burning and disposal of vegetative waste, including chipping, mulching and composting. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Provide educational materials on Air Quality Funding Source Permit Fees alternatives to vegetation Management Priority Moderate burning. Distribute with for-fee District, Timeframe Medium burn permits. Community Development Department

Public Safety 4-29 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

4.4.1d Require dust suppression measures to be implemented during and after construction. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Condition discretionary permits Community Funding Source None and maps to use dust suppression Development Priority Moderate methods appropriate to the Department, Timeframe Continuous specific site. Planning Commission Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require roads subject to Community Funding Source None vehicular traffic near sensitive Development Priority Moderate receptors to be chip sealed, Department, Timeframe Continuous paved or maintained with an Planning approved dust palliative. Commission 4.4.1e Conduct air quality monitoring to determine existing air quality baselines for use when large air contaminant sources locate in the planning area. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Determine air quality baseline Air Quality Funding Source EPA Grant from sample monitoring during Management Priority High the review process for large District, EPA, Timeframe Immediate commercial or industrial Community developments that propose uses Development considered to be significant air Department polluters. 4.4.1f Apply the following minimum standards to development proposals within areas of serpentine soils: * Utilize watering or dust palliatives on all grading projects. * Surface roads and driveways with a minimum chip seal surface. * Serpentine-bearing soil and rock shall not be utilized as a mechanical wear surface. * Use erosion control methods on all excavated cuts and fills containing serpentine-bearing materials, such as seeding and mulching or covering with nonserpentine soils. * To the extent practical, excavation of serpentine soils shall be reduced through the use of alternative design methods or avoided where parcel size and additional access options provide alternative construction sites.

Public Safety 4-30 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Coordinate review of Community Funding Source None development proposals in areas Development Priority High known to contain serpentine Department, Air Timeframe Continuous soils with the Lake County Air Quality Quality Management District. Management District

Noise

Residences are the most noise sensitive land use in the planning area. Noise impacts in the area generally come from vehicle traffic on Highway 20, boats and other watercraft on Clear Lake, and to a lesser extent from agricultural activities (frost protection wind machines, leaf blowers, zon guns). A considerable amount of noise affecting the lakeshore communities comes from tractor- trailer traffic on the highway. Highway 20 runs through and effectively divides the communities of Clearlake Oaks, Glenhaven and Lucerne. Since the perception of noise is subjective, the setting in which the sound is generated is a critical factor. Sound from man-made sources may be considered as intrusive noise by some because much of the planning area is sparsely populated. Some common types of residential noise are barking dogs, vehicle traffic and heating and air conditioning equipment. The noise from these sources is magnified in dense small-lot residential subdivisions, particularly as in-fill development occurs.

The California Department of Transportation (Caltrans) identifies the Route 20 Principal Arterial Corridor project as a High Emphasis Focus Route in California in the Interregional Transportation Strategic Plan (June 1998). When constructed, through traffic on Highway 20 will be redirected to Highway 29 to run south of Clear Lake to Highway 53, east of Clear Lake to connect back up with Highway 20 east of Clearlake Oaks. When completed, this project should substantially lessen noise and other community impacts on the north shore Highway 20 route, while providing a safer, quicker route for through traffic. The Route 20 Principal Arterial Corridor project is discussed in further detail in Chapter 5 of this plan under the Networks section. Other potential traffic calming is also discussed in further detail in Chapter 5 of this plan in the Networks section.

Chapter 5 also discusses a commitment to creating “Complete Streets”. This practice incorporates the equal availability of all methods of transportation on a community’s streets. Studies show that residents are 65% more likely to walk in a neighborhood with sidewalks. Another study shows a 23% increase in bicycle traffic after the installation of a bicycle lane. These measures can result in a significant reduction in the number of automobiles on the road and therefore a decrease in noise levels.

Due to the topography of the planning area, with hillside residential development situated above Clear Lake, noise from boats and other watercraft impact residents of the planning area. There are only speed limits near the shoreline and speed boats can be very loud. Noise pollution can affect the quality of life and enjoyment of both users of Clear Lake and nearby residents. Jurisdictions similar to Lake County have created noise ordinances that limit excessive noise to a specified decibel level

Public Safety 4-31 July 2009 Shoreline Communities Area Plan—Planning Commission Draft and have fines for exceeding that level. Boats can be equipped with mufflers or underwater exhaust systems to reduce sound levels. The Society of Automotive Engineers (SAE) has established procedures that can be used for measuring the sound level of recreational motorboats.

Commercial truck traffic associated with aggregate and gravel mining has periodically spurred concerns about noise from these sources. The aggregate mines adjacent to Highway 20 contribute a relatively small amount of commercial truck traffic that is absorbed into the other highway traffic. However, there have been gravel mining activities over the years near the community of Spring Valley Lakes that have resulted in noise complaints from residents. Much of the 1960s-era subdivision lies adjacent to or not far from the North Fork of Cache Creek in a valley, and mining operations on the creek have the potential to cause noise from extraction operations and truck traffic. The county’s Aggregate Resource Management Plan (ARMP), which was approved in the 1990s, contains policies discouraging the location of new residential or other incompatible developments near known sources of gravel or aggregate. However, mineral sources are limited and cannot be relocated. Additionally, because of the bulk of the material and the cost to transport, sorting and some processing usually occurs at the site of the mine. For existing land uses such as Spring Valley Lakes, mitigations for noise impacts from mining operations must be required through conditions on use permits.

Objective 4.4.2 Protect the general public from unnecessary and harmful noise levels and provide extra protection from noise-sensitive receptors. Policies 4.4.2a New multi-family residential subdivisions proposed within the 55 and above dBA contours along Highway 20 shall be required to complete acoustical analysis and utilize noise mitigating construction techniques adequate to meet general plan noise standards. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require new residential Community Funding Source None developments to undergo Development Priority Moderate acoustical analyses. Mitigate Department Timeframe Continuous noise impacts through location of development, earthern berms, etc.

Public Safety 4-32 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

4.4.2b Noise-generating uses adjacent to residences, parks, schools, health care facilities and similar uses shall comply with the county’s noise compatibility criteria stipulated in the general plan and the zoning ordinance. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Evaluate new noise-generating Community Funding Source None uses using the criteria set forth in Development Priority Moderate the general plan. Department Timeframe Continuous Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Review and modify the design Community Funding Source None and location of noise-generating Development Priority Moderate mechanical equipment to reduce Department Timeframe Continuous conflicts. 4.4.2c The County shall support efforts to divert commercial through-traffic away from the Highway 20 corridor. County shall diligently work with Caltrans to work with nighttime truck traffic. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Coordinate with Caltrans to Community Funding Source None redirect commercial truck traffic Development Priority High to Highways 53 and 29. Department, Timeframe Moderate Caltrans, Area Planning Council 4.4.2d The County shall support efforts to reduce speeds and discourage the use of “jake brakes” within the communities of Clearlake Oaks, Glenhaven and Lucerne. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Coordinate with Caltrans, the Community Funding Source None CHP and the communities to Development Priority Moderate design regulations discouraging Department, Timeframe Moderate or banning the use of “jake Caltrans, CHP, brakes” in these areas, and in Board of modifying speed limits. Supervisors 4.4.2e Require buffer zones between incompatible land uses to minimize noise conflicts. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require lower densities and Community Funding Source None building envelopes to separate Development Priority Moderate sensitive receptors from noise Department Timeframe Long-term sources.

Public Safety 4-33 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

4.4.2f The County shall review the locations of new development proposals for proximity to mines and quarries and for potential noise conflicts. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Apply policies of the ARMP to Community Funding Source None new developments proposed Development Priority High near gravel or aggregate Department Timeframe Continuous resources.

4.4.2g Support the development of night-time speed limits on Clear Lake. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Review noise as it relates to State Lands Funding Source None boating on the lake to establish a Commission & Lake Priority Moderate night-time speed limit which County Sheriff, complies with the County’s noise Board of Supervisors Timeframe Long-term compatibility criteria stipulated in the General Plan & Zoning Ordinance.

4.4.2h Provide for the strict enforcement of noise violations on Clear Lake. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Explore alternative noise State Lands Funding None parameters aimed at providing law Commission & Lake Source enforcement with better usable County Sheriff Priority Moderate enforcement mechanisms for excessive noise related boating Timeframe Long-term activities such as: loud engines, music, etc Research feasibility of establishing State Lands Funding None appropriate noise levels for night Commission & Lake Source time boating activities. County Sheriff Priority Moderate Timeframe Long-term

Public Safety 4-34 July 2009 NYLANDER PARK, CLEARLAKE OAKS Source: Brian Horn

COMMUNITYCOMMUNITY DEVELOPMENTDEVELOPMENT

5.1 ECONOMY

5.2 HOUSING

5.3 NETWORKS

5.4 SERVICES

5.5 LAND USE & ZONING Shoreline Communities Area Plan—Planning Commission Draft

5.0 COMMUNITY DEVELOPMENT

The Community Development section discusses economic development, housing, networks such as transportation and utilities, and land use. The objectives and policies related to community development will help guide future development and planning programs within the Shoreline Communities Planning Area. These objectives and policies should be utilized in conjunction with applicable policies presented in Sections 3 and 4 of this plan, as well as those of the Lake County General Plan. 5.1 Economy

A high priority should be placed on increasing local opportunities for employment. The economic vitality of the planning area is largely affected by tourism and to a lesser degree agriculture. Therefore, plan policies promote increased activities and support services for tourism, and the protection of agriculture lands from sprawling development. The local economy is focused on services to support the existing population and the influx of tourists who visit the area. As a result, jobs in service sectors such as retail trade, restaurant and resort services outnumber jobs in industries such as manufacturing and agriculture. Adequate amounts of land should be designated commercial to accommodate future growth while at the same time protecting vital natural resources. Figure 5-1 provides basic information regarding the number of people in the planning area within the labor force and general data on commute times. This figure also provides some comparative nationwide, state and local data.

Figure 5-1 Planning Area Employment Characteristics SHORELINE COMMUNITIES PLANNING AREA Employment Characteristics of People 16 years of age and over Clearlake City of United Oaks Lucerne Clearlake County California States Population (16 years and older) 1,994 2,361 10,176 45,977 25,596,144 217,168,077 Employed 622 995 4,020 23,062 15,977,879 138,820,935 % in labor force 31.2% 42.1% 39.5% 50.2% 62.4% 63.9% Commuting to work 507 853 3,206 19,886 14,525,322 128,279,228 % in labor force commuting 81.5% 85.7% 79.8% 86.2% 90.9% 92.4% Mean travel time to work (minutes) 38.4 27.8 27.5 29.1 27.7 25.5 Median household income (dollars) $24,449 $24,969 $19,863 $29,627 $47,493 $41,994 Source: 2000 Census, United States Census Bureau

A critical tool for the continued economic development of the planning area involves the efforts and activities of the Redevelopment Agency and the Northshore Redevelopment Project. The Redevelopment Agency was formed in 1999 to aid in the redevelopment, rehabilitation and revitalization of the Northshore Communities. The Northshore Redevelopment Plan was adopted in 2001. The Project Area includes four sub-areas along the Northshore of Clearlake, two of which are located within the planning area: Glenhaven/Clearlake Oaks and Lucerne.

Community Development 5-1 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

The communities in the planning area were originally established as resort areas. Their physical make-up is now centered on residential uses, with commercial activities establishing as an after thought, mostly along the Highway 20 corridor. In order to promote an environment conducive to economic growth in the planning area continued efforts need to be made to establish town centers in each community. This will aid in the development of an economy of scale allowing commercial ventures to survive while at the same time enhancing community identity and civic pride. This has been a main tenet over the past several years of the Redevelopment Agency’s activities. Complimentary to this effort is the elimination of blighting influences, the assembly of existing lands into parcels suitable for modern development, and the installation of needed site improvements necessary for the stimulation of economic growth.1

Shoreline Development

Perhaps the largest economic asset to the planning area is its proximity to Clear Lake. Many private residences have been developed along the shores of Clear Lake. Commercial development that provides access to Clear Lake is encouraged. This Plan designates many parcels adjacent to Clear Lake as Commercial Resort to allow development that will create a wide range of recreational opportunities for the public. Additional Commercial Resort development adjacent to Clear Lake should be supported both within the planning area on lands that are appropriate in size and location for the proposed use, where adequate infrastructure and parking is available, and where no sensitive natural resources will be negatively impacted. As the area’s population continues to grow, commercial development and diversity of uses are expected to increase. The development of uses that attract tourists and recreational users is dependent upon creating a safe and clean atmosphere throughout the planning area. Section 7 of this plan addresses commercial design guidelines that should be promoted to enhance the overall character of the planning area, further develop distinct community identities, and stimulate economic development.

A primary goal for shoreline development within the planning area should focus on providing public waterfront access. The Redevelopment Agency has been actively engaged in purchasing vacant and underutilized lakefront lots within and near the community centers. These efforts should continue to be supported with a focus on combining small lots into usable lakefront access available for both active and passive activities. The Redevelopment Agency should continue to involve the general public in its decision making process. Development along the shoreline of Clearlake needs to strike a delicate balance between the need to attract and promote tourism while preserving the quality of life for lakeshore residents and other members of the community.

Another goal within the planning area is to improve blighted areas and enforce the removal of blighted vacant structures which block and obstruct access and views to the lake. Creation of new lake front residential lots should be discouraged. Where new residential construction and additions to residences are allowed by right, strict adherence to the Zoning Ordinance provisions, specifically those of the “SC” Scenic Combining district, should be enforced with regard to height, setbacks and lot coverage. The Shoreline Communities Area Plan also recommends adoption of lakefront residential development guidelines aimed at preserving views of Clear Lake. Commercial services and resorts near the waterfront should be encouraged to provide lakefront amenities that are available for the general public. New commercial structures and development are subject to the

1 Redevelopment Plan for the Northshore Development Project, 2.

Community Development 5-2 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Design Review process and applicants should be required to locate structures so that existing lake views can be maintained to the greatest extent possible.

Commercial

In addition to provisions for new development, further efforts and monies should be directed towards improving the aesthetic quality of existing commercial development in the planning area, particularly lodging. Marketing studies have demonstrated that during the peak season there is a large need for lodging, yet many of the existing lodging facilities in the planning area maintain high vacancy rates throughout the entire year. Incentives and other forms of assistance should be provided when possible to aid owners of these facilities to make façade improvements and modernize their facilities to better attract tourists.

Highway 20 presents both a lifeline and a formidable barrier to activities in the planning area. The development of pedestrian and bicycle friendly facilities in town centers and around other public access points is a high priority. In order to promote retail and tourist related commercial development in the planning area, continued effort and priority should be given to improving pedestrian and vehicular circulation. The county should continue to support Redevelopment Agency and Caltrans plans for traffic calming and pedestrian enhancement improvements along State Highway 20. Public parking areas near town centers and lake access points are also needed. Many of the parcels available for commercial development in the town centers are not of adequate size to allow for all parking needs to be contained on-site. The County should work towards creating a comprehensive parking plan for both of the designated town centers. This includes the promotion of alternative parking standards allowed by the “P” Parking zoning combining district.

Agriculture

Agriculture is a vital component of the County’s economy and quality of life. With emerging competitive worldwide sources and markets, Lake County agriculture is changing. However, there is a growing movement where Americans have become more concerned with the food they eat, its origins and sustainable farming practices. With the growing popularity of organic, locally produced and specialty foods comes a potentially great opportunity for Lake County agriculture. Many people will pay more for locally grown produce and livestock. This in turn provides opportunities for local farmers and ranchers to maintain a competitive edge.

A wide range of agricultural tourism should be encouraged and supported. Marketing programs designed to promote Lake County agricultural products and agri-tourism venues to both residents and markets outside of Lake County should be explored. Farms that offer visitors a chance to harvest their own produce or attend cooking or history demonstrations can benefit the planning area. The County General Plan includes numerous goals and policies aimed at preserving and maintaining a viable and diverse agricultural industry within Lake County. Therefore, this area plan does not duplicate those policies.

The existing vineyards and agricultural establishments within the planning area also provide commercial opportunities. The continued development of wineries associated with existing vineyards would bring more tourists to the area and provide increased local employment. Wineries can also provide a venue for special events for community groups and tourists. The development of

Community Development 5-3 July 2009 Shoreline Communities Area Plan—Planning Commission Draft on-site wineries may also help alleviate truck traffic during the harvest season and keep monies generated from sales of local products in the county. The County should establish criteria allowing for the development of agricultural tourism on sites in agricultural production, so long as the tourism related uses are compatible with and do not present significant impacts to on-going agricultural operations on adjacent lands.

Code Enforcement Issues

A particular issue of concern to the citizens residing within the Shoreline Communities planning area revolves around the enforcement of local ordinances and codes involving property maintenance and community appearance. This includes residential, vacant and commercial lands. The Lake County Code Enforcement Division of the Community Development Department is responsible for the investigation, management and abatement of citizen complaints. Citizen complaints involve but are not limited to the following types of violations and nuisances: abandoned vehicles, open and outdoor storage, illegal dumping, illegal land uses, and signage. The goal of the Code Enforcement Division is to resolve violations with property owners through voluntary compliance; however, the Division does have the ability to levy fines through Notices of Violation and is able to abate violations through action and approval of the Lake County Board of Supervisors.

The Code Enforcement Division moved its headquarters from the courthouse in Lakeport to Lucerne in the fall of 2008. This move has allowed the Division to provide better service to the planning area where the majority of code violation cases in Lake County are located. The Code Enforcement Division is also actively involved in education programs around the county as a proactive means of reducing the total number of code violations.

A majority of violations in residential neighborhoods are related to the disorderly appearance of properties. A common residential violation is the open and outdoor storage of items. These items often include inoperable vehicles, scrap metal and wood, and garbage. Another common type of violation involves substandard structures and building without permits, as there are a high number of deteriorated and dilapidated buildings in many neighborhoods. A majority of the older housing tends to be small and thus a large number of violations occur as residents conduct repairs and construct additions to residences and accessory structures without permits.

Many of the older subdivisions in the planning area, including the Clear Lake Beach and Clear Lake Oaks Subdivisions, contain a number of undersized lots (typically 5,000 square feet or less) on steep slopes that do not have access to public utilities. These subdivisions are referred to as "paper subdivisions" because although they appear on recorded subdivision maps filed in the early to mid 1900’s infrastructure was never developed to support these lots. Many of the roads were rough graded; however, no development has occurred. Most of these small lots are owned by people who do not live in Lake County. This absentee property ownership, along with the presence of several dirt trails and numerous access points, has led to widespread illegal dumping in many areas. Off Highway Vehicle (OHV) use is also widespread in this area, which contributes to trespassing, noise and air quality nuisances in addition to contributing to erosion and water quality issues. See Section 4.1 for additional information and possible corrective actions. These lots are known to contribute to blight in the planning area.

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The small communities that make up the northshore area have a strong waterfront resort history. Some of these resorts from the 1940’s, 50’s and 60’s are still present today; unfortunately, many have been illegally converted to permanent residential housing. The County is actively promoting the revival of commercial resorts in this area. The revival of these resorts is essential to the economic success of this region of the county. The Community Development Department is an active participant in this project.

Additional Economic Opportunities

Other economic opportunities outside of the scope of tourism and agricultural use also exist in the planning area. The region currently contains a sizable permanent and seasonal retired population. The percentage of permanent residents in the communities of Lucerne and Clearlake Oaks over the age of 65 is 26% and 33% respectively.2 Many retirees moved to the area for the recreational opportunities and comparative affordability of the county. However, other niche development opportunities may exist in the area of health, medical, recreation and other retirement-related services.

A nationwide trend has developed over recent years in the desire for wellness and health oriented retreats/resorts. Lake County, and the Shoreline Communities Planning Area in particular is well situated to provide for development of wellness retreats or resorts that could attract residents from the Bay Area and Sacramento Valley. The serine and picturesque environment within the planning area combined with the cleanest air in the state provides an ideal setting for wellness and health related retreats. Furthermore, this type of service is befitting with historical uses of this region (i.e. Bartlett Springs and other resorts of the late 1800’s and early 1900’s).

Additional opportunities may exist in the area for providing passive recreational opportunities related to nature, particularly in the area of bird watching and amateur star gazing. Both of these activities are well suited towards existing conditions within the planning area. A site suited well for such activities is situated between the Keys and Orchard Shores Subdivisions in Clearlake Oaks. This large area includes a wetland, frontage to a channel that could provide lake access, and land that could be developed near the highway for recreational opportunities.

The development of industry such as manufacturing and wholesale trade in this planning area is hindered by the difficulty of transporting goods and materials in and out of the County. Public water systems are also operating at or near capacity, making it difficult to attract heavier commercial uses. Therefore, any effort to stimulate the local economy by developing light industrial and manufacturing enterprises must take into consideration public utility capacities and transportation problems for raw materials, in addition to the availability of skilled labor. Objective

5.1.1 Encourage comprehensive economic development efforts for the long-term benefit of the Shoreline Communities planning area aimed at increasing local employment opportunities.

2 U.S. Census Bureau website, Community Profile, 2000 Census.

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Policies

5.1.1a Strengthen commercial town centers within the communities of Lucerne and Clearlake Oaks by maintaining diverse zoning and encouraging the concentration of commercial uses to bolster the local economy and enhance community identity. Implementation Responsible Impact on Staffing Programs/Strategies Agency/Agencies Budget Continue to implement elements of Marketing and Funding Source Redevelop- the Northshore Redevelopment Plan Economic ment, General aimed at creating accessible and Development Fund clustered community commercial Department, Priority High uses in the Promenade region of Redevelopment Lucerne and the area near the Plaza Agency, Community Timeframe Continuous in Clearlake Oaks. Development Department

5.1.1b Priority should be given to providing service and employment opportunities locally. Implementation Responsible Impact on Staffing Programs/Strategies Agency/Agencies Budget Encourage a mixture of land uses to Redevelopment Funding Source General Fund promote diversification of the local Agency & Redevelop- economy. Coordinate efforts with the Community ment County Redevelopment Agency, Development Community Development Services Department Priority High and potential developers to locate Timeframe Immediate their businesses to the area. Provide workforce training and business Continuous incubation opportunities to help foster the employment and economic vitality of the planning area.

5.1.1c Pedestrian, bicycle and vehicular circulation should be improved in downtown commercial areas to facilitate local shopping. Implementation Responsible Impact on Staffing Programs/Strategies Agency/Agencies Budget Partner with Caltrans to implement Redevelopment Funding Source General traffic calming measures and better Agency Fund; Grants pedestrian and bicycle access along Community Priority High State Highway 20. Develop a Development comprehensive commercial parking Department Timeframe Continuous plan for the planning area and add the “P” Parking Combining District to the base zoning districts in the town centers to provide for alternative parking options.

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5.1.1d Commercial development shall be consistent with the design guidelines of this plan to provide attractive and compatible development, complimentary in theme to existing model development projects. Implementation Responsible Impact on Staffing Programs/Strategies Agency/Agencies Budget Adopt and enforce commercial Community Funding Source None design standards that enhance the Development Priority High visual character of the area, and Department & compliment existing development. Redevelopment Timeframe Continuous Agency

5.1.1e Cost/benefit analysis for major developments should be required to determine the fiscal impact of projects on public services and other community infrastructure. Implementation Responsible Impact on Staffing Programs/Strategies Agency/Agencies Budget Consider requiring cost/benefit Community Funding Source None analysis on major developments to Development Priority Moderate identify impacts on public services Department, and infrastructure as part of project Redevelopment Timeframe Continuous review. Develop incentives for infill developments.

5.1.1f Encourage development of appropriate medical, wellness, recreational and other retirement focused services. Implementation Responsible Impact on Staffing Programs/Strategies Agency/Agencies Budget The County should coordinate with Community Funding Source None public and private entities to identify Development Priority Moderate areas within community boundaries Department & suitable for the location of Redevelopment Timeframe Continuous community care facilities and Agency compatible retirement related Timeframe Continuous programs and facilities.

5.1.1g The portion of the Paradise Valley Ranch property below the elevation of 1400’, located on the north side of State Highway 20 directly across from the Paradise Valley Cove Subdivision, should be zoned as “PDR”, Planned Development Residential and designated Suburban Residential Reserve on the land use map. This site may be developed in the future through the planned development process allowing for a maximum of 65 residential lots. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Restrict future residential and Community Funding Source None roadway development on this Development Priority Low

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approximately 1060 acre ranch Department Timeframe Immediate property to lands below the 1400’ elevation line which make up the area commonly known as Paradise Valley. Overall density of this ranch site should not exceed 65 residential lots. The Planned Development process should be utilized to encourage clustered development and a variety of housing types with amenities.

5.1.1h The property situated between the Clearlake Oaks Keys Subdivision and the Orchard Shores Subdivision that is zoned “RL” and designated Resort Commercial on the General Plan Land Use Map may be developed in the future through the planned development process as a low intensity mixed use resort and residential project. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Amend general plan and zoning map Community Funding Source None to provide option for the Development Priority Low development of a low intensity Department mixed use resort and residential Timeframe Continuous project, subject to approval through the Planned Development process. Assure potential development is consistent with General Plan and Area Plan policies regarding flooding potential.

Objective

5.1.2 Encourage commercial development and community enhancement projects aimed at drawing tourists and special events to the planning area. Policies

5.1.2a Support the creation and expansion of commercial facilities and events that attract tourists to the area, where appropriate. Implementation Responsible Impact on Staffing Programs/Strategies Agency/Agencies Budget Support the development of Community Funding Source None commercially zoned parcels in a way Development Priority Moderate that maximizes their use. Department & Provide for necessary permits for Redevelopment Timeframe Continuous special events, where appropriate. Agency

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Enforce the use of “CR” zoned Community Funding Source Staffing properties for transient uses. Hotels Development and motels in the planning area Department & Tax Priority High should not be used as permanent Collector Timeframe Continuous living facilities.

5.1.2b Encourage the development of agricultural tourism that supports maintaining sites in agricultural production, as long as the agricultural tourism uses do not negatively impact ongoing agricultural operations on adjacent lands.

Implementation Responsible Impact on Staffing Programs/Strategies Agency/Agencies Budget Support the development of wineries Community Funding Source None and agri-tourism related uses. Development Priority Moderate Develop revisions to the Zoning Department, Ordinance to allow farm-stay Agricultural Timeframe Continuous development on appropriate Commissioner & agricultural sites. Farm Bureau Provide for necessary permits for special events, where appropriate.

5.1.2c Designate portions of the Clear Lake shoreline for uses that encourage both visual and/or physical access. Implementation Responsible Impact on Unknown Programs/Strategies Agency/Agencies Budget Continue to support the efforts of the Community Funding Source Redevelop- Redevelopment Agency in acquiring Development ment, and developing properties along the Department, Transient shoreline of Clear Lake for the Redevelopment Occupancy Promenade in Lucerne. Agency & Public Taxes, Grants Services Department & General Maintain an inventory and Fund implement signage programs for identifying public access areas. Priority High The County shall consider Timeframe Continuous developing incentives that encourage substantial lakefront development to provide for or expand public lake access.

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5.1.2d Support programs that will enhance Lake County’s image as a unique tourist destination. Implementation Responsible Impact on Staffing Programs/Strategies Agency/Agencies Budget Explore the feasibility of installing Community Funding Source None Electric Vehicle recharge stations in Development Priority Moderate community areas and parks along the Department, Public Highway 20 corridor and support Services, & Timeframe Continuous additional innovative programs as Redevelopment they are developed. Support Agency development of a ridgeline trails system.

Objective

5.1.3 To encourage continued efforts to reduce blight in the planning area and raise awareness of the negative impacts of blight on a community. Policy

5.1.3a The County should continue to engage in educational outreach programs within the shoreline communities. Implementation Responsible Impact on Staffing Programs/Strategies Agency/Agencies Budget Continue to host community Community Funding Source General Fund workshops, publish and distribute Development Priority Moderate informational materials to the public Department, and work with local media for public Marketing and Timeframe Continuous service announcements. Economic Development Department, Redevelopment Agency

5.1.3b Work towards the elimination of blight and blighting influences. Implementation Responsible Impact on Staffing Programs/Strategies Agency/Agencies Budget Work with the Code Enforcement Community Funding Source Transient Division to ensure that code Development Occupancy violations are addressed in a timely Department, Lake Taxes & fashion and in a manner that keeps County Taskforce & General Fund violations from retuning. Redevelopment Priority High Agency Timeframe Continuous

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5.1.3c The County should promote the revitalization and rehabilitation of existing lakefront lodging directly visible from Highway 20. Implementation Responsible Impact on Staffing Programs/Strategies Agency/Agencies Budget Actively inform existing resort Community Funding Source General Fund owners of assistance and financial Development Priority High support available for the Department, rehabilitation and revitalization of Marketing and Timeframe Continuous their existing commercial Economic establishments. Provide assistance to Development, resort owners in obtaining economic Redevelopment assistance grants aimed at improving Agency the appearance and quality of existing lodging.

5.1.3d Provide additional protection aimed at preserving the view-shed along the shoreline of Clear Lake and views of ridgelines. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Develop a view-shed protection Redevelopment Funding Source None ordinance aimed at preserving the Agency & Priority High scenic quality both for visitors to the Community County and its residents by ensuring Development Timeframe Short-term that new development does not Department significantly impact lake views, ridgelines or other unique geologic features. Amend Zoning Ordinance provisions Redevelopment Funding Source None to establish additional standards for Agency & Priority High new residential development and Community replacement of smaller existing Development Timeframe Short-term structures with larger ones on the Department shoreline of Clear Lake. These standards should be aimed at preserving public views from both the land and the lake. Develop and enforce a shoreline development review process.

5.2 Housing One of the required components of a general plan is the housing element. The Lake County Housing Element sets overall housing goals, policies and programs for five-year time periods. State planning law requires that local governments revise and update their housing elements every five years, with exceptions.

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State law requires that a housing element address the following statewide housing goals: 1. To assist in the development of housing for all income groups, particularly low and moderate income households. 2. To provide adequate and sufficient sites for the development of all types of housing, particularly multi-family rentals and housing for the homeless. 3. To conserve and improve the existing housing supply. 4. To remove local government constraints to housing maintenance, improvement and development. 5. To promote fair housing opportunities for all citizens regardless of age, sex, race, religion and/or disability.

The County housing element includes a “Regional Housing Needs Plan” prepared by the State of California. The housing element also contains a housing market analysis along with discussions on housing development potential, housing programs and a five-year action plan.

The three major communities along the lakeshore – Lucerne, Glenhaven and Clearlake Oaks – contain the majority of the housing within the planning area. The existing housing ranges from “sound” to a large percentage of “deteriorated” or “blighted” structures. The large subdivision at Spring Valley Lakes which has been in continued development since the 1960s experiences fewer problems with housing quality. A study prepared in July 2000 for the Northshore Redevelopment Plan found that 66% of all residential units in the project area (which included Upper Lake, Nice and Lucerne; Glenhaven and Clearlake Oaks were surveyed together) needed some form of rehabilitation. Approximately 14 percent of these units suffered from excessive neglect and needed demolition or minimum major rehabilitation. Only 34 percent of the total housing stock in this area was found to be sound.3

The study found that in Lucerne, repairs were needed to 75% of the residential units, with most of the repairs needed being moderate to substantial. Only 34% of the units in the entire project area and 25% of the units in Lucerne were considered to be “sound”. Of the four community areas surveyed, Glenhaven/Clearlake Oaks had the most units in need of some type of repair. Parameters and criteria used to determine quality of housing was outlined by the Community Development Block Grant obtained to conduct the survey and included: defects related to additions and/or out buildings that do not appear to be built to code, structures requiring substantial window repairs, defective electrical conditions, lack of proper lighting and ventilation, etc. The housing conditions study also looked at the condition of sites, including size of the lot, curb and sidewalk improvements, lot coverage, building setbacks, landscaping, unpaved access, lack of covered parking and overall neatness of the property.

One reason for the need for residential rehabilitation in the project area, and in the county as a whole, is the large number of older mobile homes, many of which were installed without permanent foundations on very small lots. Most of the mobile homes (71%) surveyed in the four-community redevelopment project area were constructed prior to 1976, at which time construction standards adopted by the state were implemented for mobile homes in California. The survey found that 46.9% of mobile homes in Glenhaven/Clearlake Oaks and 71.8% of mobile homes in Lucerne

3 Connerly and Associates, Northshore Area Housing Conditions Survey, July 2000.

Community Development 5-12 July 2009 Shoreline Communities Area Plan—Planning Commission Draft needed substantial repairs or were dilapidated. Significant repairs for older mobile homes are often more costly than replacement of the unit.

County efforts within the planning area should focus on rehabilitation and/or replacement of dilapidated structures. Rehabilitation can be funded in several ways. For several years, the County has overseen a housing rehabilitation program that provides low-interest loans to qualified applicants for home repairs. In the year 2000, the County adopted a version of the International Property Maintenance Code. This code allows public agencies to require noncompliant property owners to either repair or remove structures needing substantial repairs and which constitute a health and safety hazard. The cost of the repair or removal is placed on the property owner. Figure 5-2 shows general information pertaining to housing in the planning area and how this information compares with national, state and other local data.

Figure 5-2 Planning Area Population and Housing Characteristics

SHORELINE COMMUNITIES PLANNING AREA Population and Housing Characteristics Clearlake City of Oaks Lucerne Clearlake County California United States Total Housing Units 1,950 1,814 7,605 32,528 12,214,549 115,904,641 Occupied 1,194 1,325 5,532 23,974 11,502,870 105,480,101 Vacant 756 489 2,073 8,554 711,679 10,424,540 Vacant Housing Units for SRO Use 399 293 1,075 5,479 236,857 2,298,919 % of Vacant Units 38.8% 27.0% 27.3% 26.3% 5.8% 9.0% % of Vacant Units for SRO Use 52.8% 59.9% 51.9% 64.1% 33.3% 22.1% % of Total Units for SRO Use 20.5% 16.2% 14.1% 16.8% 1.9% 2.0% Vacant Housing not for SRO Use 357 196 998 3,075 474,822 8,125,621 % of Vacant Units not for SRO Use 18.3% 10.8% 13.1% 9.5% 3.9% 7.0% Housing Unit occupied by Owner 890 928 3,490 16,914 5,527,618 55,212,108 Renter 304 397 2,042 7,060 4,921,581 35,199,502 % Owner Occupied 74.5% 70.0% 63.1% 70.6% 48.1% 52.3%

Median Age of Housing 55.2 47.3 41.1 42.7 30.0 31.0 Average Household Size 2.01 2.16 2.35 2.32 2.87 2.59

Total Population 2,402 2,870 13,142 58,309 33,871,648 281,421,906 Source: 2000 Census, United States Census Bureau SRO Use is Seasonal, Recreational or Occasional Use as defined by the US Census Bureau

A portion of the housing stock in the planning area is provided by former vacation homes and resort cabins that have been converted to permanent residential use. These conversions were usually done

Community Development 5-13 July 2009 Shoreline Communities Area Plan—Planning Commission Draft without permits and many of the old resort structures are dilapidated. Water supply systems and on- site sewage disposal systems are also often outdated and inadequate. Fortunately, most of the resorts along the lakeshore in Lucerne and Clearlake Oaks are on public sewer.

There are limited opportunities for development of suitable multiple-family, senior and low-income housing in the area. The aforementioned housing survey found that within the survey area, 99 percent of all housing was single-family residential. Efforts must be made to set aside suitable sites within these communities for other types of housing to accommodate the changing ages and needs of the local population. Properties adjacent to community centers should be considered for medium and high density residential uses. Development of mixed use, housing above businesses in central commercial districts should be encouraged. In addition to providing appropriate areas for future development to meet these specific housing needs, multi-family development can provide a transition between commercial areas and single-family residential development.

The 2000 Census shows only minor changes in population in the two “census designated places” (as defined by the U.S. Census Bureau) within the planning area – Clearlake Oaks and Lucerne. While the overall official population count for Lake County increased from 50,631 in 1990 to 58,309 in 2000, the population of Clearlake Oaks dropped slightly from 2,419 in 1990 to 2,402 in 2000. The population of the Town of Lucerne increased between 1990 and 2000 from 2,011 to 2,870. County- wide, population growth slowed in the 1990s due to an overall slow economy, and new construction declined significantly until approximately 1998. Very little of the construction activity during the 1990s consisted of new residential or commercial construction. Due to limited sewer capacity, in the ten year period between 1991 and January 2000, there were only approximately 17 new single- family residences built or manufactured homes installed in the Clearlake Oaks area. Approximately 51 new homes were built in Lucerne (including manufactured homes) during that time frame.

Relatively low incomes within the county and the planning area have in the past kept land and housing prices low compared with prices in neighboring counties. This has had the effect of making “affordable” housing difficult to finance for area residents because the affordability regulations require units to be below the already-low average housing cost in this area. As a result, most of the government-financed housing goes to the lowest-income families, leaving low-to- moderate income families without the opportunity to purchase a home. County policy should encourage programs and projects that create mixed income housing, rather than concentrating government-sponsored housing projects in one or several areas.

Mixed income projects should provide between 70 and 80% of housing units that are priced at market rate, with the balance being affordable units. Mixed income projects can be promoted with density bonuses and other incentives. Most of the parcels located within the Clearlake Oaks and Lucerne community growth boundaries have access to infrastructure including sewer, water and roads. Multi-family construction, including townhouses and condominiums, should be encouraged on larger lots when compatible with surrounding uses and preferably adjacent to or near schools.

The County has several housing programs including the First Time Home Buyers Program, the Section 8 Rental Assistance Program and the Housing Rehabilitation Program for both renters and landlords that rent to low income individuals. These housing programs are administered by the Lake County Department of Social Services with funding provided by the Federal Community Development Block Grant (CDBG), HOME Program, Housing & Urban Development (HUD), and

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Lake County Redevelopment Agency.

HUD defines low income as 80% or less of the county median income. However, because HUD also establishes a minimum subsistence income level, two-thirds of Lake County’s households are classified as low income. Within the communities of Lucerne and Clearlake Oaks, 51% of the residents are at 80% or below the county median income. Programs described in the County General Plan’s Housing Element and recommended in the Housing Conditions Survey should be utilized to improve housing conditions. There is also a homeless population in the county, but a lack of homeless housing facilities. Several programs offered by the county provide a limited amount of relief. However, there is not currently enough information to determine the scope of the need for homeless housing or shelter.

Objective 5.2.1 Encourage the implementation of a variety of housing programs within the Shoreline Communities Planning Area that follow the applicable policies and programs of the Lake County Housing Element of the General Plan. Policies 5.2.1a Encourage the county housing program to continue to seek all available funding sources such as Community Development Block Grants for housing rehabilitation programs. Implementation Responsible Impact on County Minor or none Programs/Strategies Agency/Agencies Budget Utilize grant sources to fund Redevelopment Funding Source Grants housing rehabilitation. Agency, Housing Priority High Authority, Timeframe Continuous Administration Department 5.2.1b Encourage medium-density and high-density residential development on larger lots where such development is compatible with neighborhood character and has access to public services and utilities. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Provide zoning for medium and Community Funding Source None high-density residential projects Development Priority Moderate on larger lots in appropriate Department Timeframe Immediate areas. 5.2.1c Encourage a full-range of housing types and prices within the community areas and within some neighborhoods, including affordable housing and mixed-uses. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Provide for a variety of Community Funding Source None residential land uses through Development Priority Moderate

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land use designations/zoning. Department Timeframe Long-term Encourage the use of the density bonus provision of the County General Plan.

5.2.1d Provide more housing for independent seniors and those needing care. Implementation Responsible Impact on County Minor or none Programs/Strategies Agency/Agencies Budget Provide housing incentives Community Funding Source Non-profit through density bonus, etc. to Development Groups, encourage development of Department, Redevelopment various assisted living care Redevelopment Priority High facilities Agency Timeframe Continuous

Objective 5.2.2 Improve the appearance of existing housing within the planning area. 5.2.2a Encourage the replacement of older substandard mobile homes with newer manufactured or stick-built homes. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Increase awareness of Redevelopment Funding Source Grants, government-assisted financing Agency, Marketing Homeowner for the replacement of and Economic Loans dilapidated structures. Development Priority Moderate Department Timeframe Continuous 5.2.2b Require repair or removal of existing residences needing substantial repairs. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Implement International Community Funding Source Assessments, Property Maintenance Code and Development Homeowners Housing Rehabilitation Department Loans Program for mandatory and Priority Moderate voluntary home rehabilitation Timeframe Continuous and repair.

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5.3 Networks

Planning for circulation and transportation facilities must be correlated with the land use patterns of the General Plan and area plans. This consistency is necessary so that a rational relationship between land uses and the capacity, location and circulation characteristics of roads are assured as an area develops over time. Networks include transportation, communications systems and utilities.

Streets and Highways

Functional Classification

Roadways provide two functions: mobility and circulation and providing property access. While high and constant speeds are desirable for mobility, low speeds are more desirable for property access. Functional classification of roadways is useful in the development of new road construction projects and in establishing road maintenance priorities. Highways, roads and streets are functionally classified as one of the following: Principal or Minor Arterials: In California, Arterials primarily link cities and towns both within and outside the state. Rural Major or Rural Minor Collectors: Collector roads provide access between Local streets and Arterials. Rural Minor Collectors link smaller urban areas and other places of interest that are not served by the Arterial system. As their name implies, Rural Minor Collectors collect traffic from the Local Streets and distribute it to the Arterial system or to the smaller urban areas that they directly serve. Rural Major Collectors provide circulation between neighborhoods. Local Roads and Streets: Local roads and streets primarily provide traffic movement within communities and are generally low speed, low volume roads. Traffic movement is of secondary importance on the Local system. Figure 5-3 Functional Road Classification FUNCTION NUMBER NAME LIMITS COMMUNITIES

Principal SR 53 State Route 53 SR 29 (Lower Lake) – SR 20 South of Clearlake Arterial Oaks to Southern SR 20 State Route 20 SR 29 – Lake/Mendocino County area boundary. Line & SR 53 – Lake/Colusa County Line Highway 20/53 Junction to Eastern County Line. Minor SR 20 State Route 20 SR 53 – SR 29 Lucerne, Glenhaven Arterial and Clearlake Oaks. Major 307A Country Club Drive Foothill Blvd. – SR 20 Lucerne Collector 206 Crestview Drive Lakeshore Dr. – North Dr. Clearlake Park

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SR 20 – Country Club Dr.

307AC Foothill Drive Clearlake City Limit – Crestview Lucerne Drive 205 Lakeshore Drive Clearlake Park SR 20 – Spring Valley Road Spring 221 New Long Valley Road Crestview Dr. – Sulphur Bank Dr. Valley

209 North Drive North Dr. – SR 20 Clearlake Park Clearlake 216 Sulphur Bank Drive Park

Rural Minor 216 Sulphur Bank Drive Clearlake City Limits – North Clearlake park Collector Drive

Note: All other roads not listed are Functionally Classified as Local. Source: Dow & Associates. Lake County Regional Transportation Plan (October 2005), page 22 and Lake County Department of Public Works and Caltrans, 2007.

Traffic movement should be provided in increasing levels of efficiency – Arterials should be the most efficient at moving traffic and Local Roads should be the least efficient in order to provide safe property access.

Arterials

State Highways 20 and 53 are the only Arterials within the planning area. Highway 20 is classified as a Minor Arterial between Upper Lake and Clearlake Oaks, and as a Principal Arterial for its remaining portions within Lake County. Highway 20 links the communities of Upper Lake, Lucerne, Glenhaven and Clearlake Oaks and also accommodates substantial statewide and interstate travel and movement of goods. Principal Arterial Route 53 provides a connection between Highway 29 and Highway 20, thereby linking the north shore communities with the southeastern area of the County.

Collectors

There are seven roads classified as Collectors in the planning area. Country Club Drive in Lucerne runs mostly parallel to Highway 20 and provides access to local streets within the town. Foothill Drive, also within Lucerne, extends from Highway 20 to and beyond Country Club Drive, then turns south along the foothills. The lots adjacent to the east side of Foothill Drive closely delimit the actual development within the community as the slope increases dramatically beyond that point.

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Within Clearlake Oaks, Sulphur Bank Drive connects with Highway 20 just southeast of the community and along with Crestview, Lakeshore and North Drives extend into the City of Clearlake. The Elem Indian Colony, Sulphur Bank Mine and neighborhoods of Clearlake Park are accessed directly off of this road. In the eastern part of the planning area New Long Valley Road provides access from Highway 20 to some of the local streets in the Spring Valley Lakes Subdivision and into Long Valley.

Volumes

The Lake County Department of Public Works and the California Department of Transportation (Caltrans) monitor traffic volumes at various locations throughout the County. Annual average daily traffic is calculated by dividing the total traffic volumes for the year by 365 days. Peak month average daily traffic is the average daily traffic for the month of heaviest traffic flow. July typically experiences the heaviest traffic flow in Lake County due to the influx of tourists to the area.

Flood Conditions

Due to the number of lakes and creeks in Lake County, some roadways within the planning area are prone to flooding. Within the Shoreline Communities planning area, Lakeshore Drive along the County-maintained portions floods when Clear Lake is at flood stages, leaving few detours.4 Additionally, Lucerne residents report that during heavy rain events, local streets flood as the runoff from the hills cannot be contained within existing creek beds. Unfortunately, the subdivisions in Lucerne were established prior to environmental regulations and without adequate concern for drainage. The County should work with Lucerne and Clearlake Oaks residents to identify the overflow areas, construct appropriate drainage structures, and implement maintenance programs.

Level of Service

Level of service is a quantitative measure of the conditions on a highway that is based on travel time for through movements along the road. Conditions such as road configuration, traffic volume, speed, considered. Level of service is rated from a high of “A” to a low of “F”. Levels “A” and “B” represent excellent to very good service, “C” and “D” represent good to adequate service, and “E” and “F” represent poor to very poor service. A roadway designed for a certain level of service often operates at different levels throughout the day. All county roads in the planning area operate at a “C” level of service or better. However, Highway 53 currently operates as low as a “D” level of service and Highway 20 operates at a level of service “E” or better.5

Future Growth

Road improvement and maintenance are significant issues in the planning area. Growth in the area will increase traffic volume and put demands on the road system. Updates to the Lake Countywide Needs Study and Regional Transportation Plan are currently in process. The impact of new

4 Dow & Associates, page E-1. 5 Dow & Associates. Lake County Regional Transportation Plan (October 2005), page 22.

Community Development 5-19 July 2009 Shoreline Communities Area Plan—Planning Commission Draft development on existing roads should be considered during the review process. The Lake Countywide Roadway Needs Study (December 2000) addressed expected traffic increases to the year 2020. A revised model of the California Department of Finance population projections were utilized in determining future average daily traffic on County roads, which contemplates a 2020 Lake County population of 85,100. This plan keeps the focus of maintaining and enhancing service levels as part of its vision.

State Highway System

The California Department of Transportation (Caltrans) is the responsible government agency for the California State Highway systems. Within the planning area this includes State Highway 20 and State Highway 53. In planning for improvement related projects Caltrans develops growth factors, based in part on Department of Finance projections, to plan for the impact of population increases on the state highway system. The highest priority improvements to the highway system in Lake County are those included in the development of the Route 20 Principal Arterial Corridor. When constructed, through traffic on Highway 20 will be redirected east of Clearlake Oaks and west of Upper Lake to run south of Clear Lake via Highways 29 and 53. The Corridor provides a connection between I-5 in the Sacramento Valley and U.S. 101 in Mendocino County, as well as providing links between most of the population centers of Lake County. In 2000, the Lake County/City Area Planning Council, in conjunction with Caltrans District 1, prepared the Route 20 Corridor Study to assess the route concept and determine what improvements would be necessary. The Corridor provides a safer, quicker route for through traffic, including truck traffic. This project will include a new interchange of Highway 20 and 53 to direct through traffic, especially truck traffic, southerly.

Caltrans typically has the sole responsibility for maintenance and improvements to the highway system, but has a cooperative role in the development of improvement projects. The county should work cooperatively with the state to assess safety and aesthetic needs on the highways, including providing for signage, appropriate speeds, street trees and sidewalks. The Roadway Needs Study completed in 2000 identified several needed improvement projects at intersections between state highways and county roads. These intersections are listed below.

Highway 20 at Highway 53, Clearlake Oaks Bartlett Springs Road at Highway 20, Lucerne Island Drive at Highway 20, Clearlake Oaks High Valley Road at Highway 20, Clearlake Oaks Foothill Drive at Highway 20, Lucerne Hillside Lane at Highway 20, Clearlake Oaks Country Club Drive at Highway 20, Lucerne Highway 53 on the north side of the City of Clearlake, Clearlake

Prior to the construction of improvements, for the above listed intersections, further traffic analysis and study will need to be conducted for each individual site. A wide assortment of intersection

Community Development 5-20 July 2009 Shoreline Communities Area Plan—Planning Commission Draft improvements should be considered with the ultimate priority being focused on improving safety for both pedestrian and motor vehicles. Potential improvements include: turn lane channelization, sight distance improvement, intersection widening, traffic signalization, roundabouts and other reasonable circulation improvement method. The county should work closely with Caltrans to ensure that intersection improvements will benefit circulation for both state and county maintained roadways.

The physical and environmental setting of Highway 20 through the planning area presents numerous safety issues for vehicular traffic traveling through the planning area as well as traffic entering and exiting the highway to local road networks. This includes not only intersections but private driveways which directly adjoin the state highway. In many locations the area existing between Clear Lake and steep hillsides make physical roadway improvements next to impossible. In these instances both Caltrans and the County should work together to find alternative safety improvements, such as, signage or other viable options designed to improve safety and overall circulation. Improvements to the Highway 20 corridor should be coordinated with the goals and policies set forth in the Highway 20 Traffic Calming and Beautification Plan. Special attention should be given to improving pedestrian access in areas near community town centers, schools, community gathering areas and designated lake access points.

County Road System

The 2000 Lake County Roadway Needs Study identified County roads and intersections that warrant improvements. Within the Shoreline Communities Planning Area, the study identified the 300 foot long segment of High Valley Road between Highway 20 and Lakeview Drive as needing improvements. This portion of the road runs adjacent to and provides access to East Lake Elementary School and currently consists of two ten-foot wide travel lanes with no shoulder or pedestrian facilities. The study recommends widening the road to accommodate two twelve-foot wide travel lanes with a pedestrian path or sidewalks and channelization for buses turning onto the highway.

Lake County’s unincorporated area includes approximately 610 miles of County maintained roads. The paved roads were inspected in 2008 as a result of the Pavement Management System. Pavement conditions were surveyed and Pavement Condition Index (PCI) calculations formulated. The average PCI for the county is 32 on a 100-point scale. Only 12.1% of the County’s pavement area is in the “good” or “excellent” condition category, while approximately three fourths of the pavement area falls in “poor” or below. The County has a budget of approximately $300,000 per year for road maintenance. At this level of funding, it is estimated the County road network will continue to deteriorate to a PCI of 12 by 2017 and the deferred maintenance backlog will increase to $588 million.6

Pervious road surfaces are benefiting from ongoing research and are becoming more viable. Pervious surfaces include, but are not limited to, pavers, pervious asphalt and pervious concrete. They are generally not suited for high volume areas or uses which have moderate to steep slopes. They do show substantial benefit in storm water management, decreased runoff volume, decreased

6 Nichols Consulting Engineers, Pavement Management Program Update Executive Summary (June 2008), pages 4-6.

Community Development 5-21 July 2009 Shoreline Communities Area Plan—Planning Commission Draft pollutant runoff, increase in underground aquifer regeneration, and if installed properly, an increase in longevity and lower maintenance costs. These types of surfaces could be a viable option for county roads (particularly in urbanized areas), local streets, sidewalks, parking areas, etc. Pervious paving systems tend to cost 20-25% more for installation than a traditionally paved system. The money saved in needed conventional storm water management systems often more than offsets the extra cost. The long-term maintenance and replacement savings make pervious systems financially feasible. The majority of the county soil types are generally considered suitable for a well drained sub-surface needed in these applications.

Lake County/City Area Planning Council

The Lake County/City Area Planning Council (APC) is the Regional Transportation Planning Agency (RTPA) for the Lake County Regions. The APC is an essential component for planning, prioritizing and funding transportation projects in Lake County. The essential duties of the RTPA is to ensure appropriate local transportation choices are made with the ¼ cent of State sales tax monies and the administration of the local State Transportation Improvement Program (STIP). The STIP is a five-year list of transportation projects which is approved by the California Transportation Commission (CTC). The APC is a primary stakeholder in transportation matters within the planning area and the entire county.

Traffic Calming and Aesthetic Improvements

Since sections of Highway 20 serve as the main street for the communities of Lucerne, Glenhaven and Clearlake Oaks, its safety, appearance and functionality is extremely important. The northshore communities are experiencing escalating traffic impacts as a result of demographic changes and population growth in Northern California. As Caltrans has improved the level of service (moving heavier volumes of traffic more quickly and smoothly) on Highway 20, the traffic impact on the northshore communities has increased. To cope with increased traffic volumes, Caltrans and the Regional Transportation Planning Agency widened sections of Highway 20 through the northshore communities to include a center turn lane. The traffic volume and speeds on Highway 20, particularly the heavy trucks, lead to a high number of accidents, often involving pedestrians, and lowers the quality of life in the northshore communities. Additionally, some of Caltrans’ traffic solutions have worsened local traffic safety. While the continuous left turn lanes have reduced the incidents of rear-ender accidents and improved the level of service, there have been negative unintended consequences. There is street parking, but it is dangerous to park because the travel lanes are too close to the parked cars. There are crosswalks, but through traffic is moving quickly and does not stop for pedestrians. The left turn lanes are also illegally utilized as passing lanes, which creates hazardous conditions for both motorists and pedestrians. The fast-moving traffic also adversely impacts businesses and economic development.

A solution being studied involves the idea “Complete Streets”. “Complete Streets” policies are springing up across the country. “Complete Streets” refer to creating or restructuring our streets to ensure equal access to all forms of transportation (vehicles, pedestrians, cyclists, children, and the disabled). The result is considered safer and more effective transportation systems that encourage healthier lifestyles and help to ease environmental woes associated with congestion. The end result is a more complete approach to attempts at creating a “walkable community” as determined to be a

Community Development 5-22 July 2009 Shoreline Communities Area Plan—Planning Commission Draft priority of the proposed Highway 20 Traffic Calming and Beautification Plan, described in greater detail below.

A “walkable community” is one where it is easy and safe to walk to goods and services (i.e., grocery stores, post offices, health clinics, etc.). Walkable communities encourage pedestrian activity, expand transportation options, and have safe and inviting streets that serve people with different ranges of mobility. A number of cities across the nation have implemented their own policies for “Complete Streets”. At this time, both California and the United States legislatures are considering bills to create state and federal “Complete Streets” policies. These bills are designed to create a consistency in how state and federal funding are spend on “Complete Streets”. Both of these concepts are essential to the development of viable community centers within the planning area.

A number of benefits are associated with the comprehensive approach to street planning. The implementation measures include design methods which have long been a part of traffic calming policies. Traffic calming is a system of features on and along a street or highway designed to slow traffic and create a more “walkable” environment. Drivers react to the way they perceive the roadway. If roads seem wide and empty they tend to drive faster. In contrast, if roads seem narrow or crowded, drivers tend to slow down. Features that are utilized in traffic calming include sidewalks, rumble strips, accent paving, landscaping, bulbouts, medians and street trees.

The Highway 20 Traffic Calming and Beautification Plan was prepared for the Lake County/City Area Planning Council by RRM Design Group and W-Trans. The Plan was put together with the help of a Community Advisory Committee and a series of public workshops to hear from the public their perceptions of the problems in what techniques they thought would best help to resolve them. The Plan includes recommendations for improvements in the northshore communities and suggests phasing improvements over time based on effectiveness and cost. Improvement plans for the Highway 20 Corridor includes attractive streetscapes, public spaces or plazas, pedestrian-friendly design and a mix of uses and transportation modes. The Plan focuses on improving the overall appearance of the corridor, as well as establishing a variety of traffic calming measures to create a more pedestrian-friendly "Main Street" feeling rather than a thoroughfare. In Clearlake Oaks, the Plan recommends a gateway near Keys Boulevard that includes monument signage, decorative paving which will create a rumble strip effect and a roundabout. Landscaped medians to replace the center left turn lane and bike path improvements are also included. Recommended highway improvements in Lucerne include a six-foot wide continuous sidewalk through the length of town on the north side of the highway with street trees and lighting, a roundabout at Thirteenth Avenue, and in-pavement crosswalk lights at Sixteenth Avenue to enhance pedestrian visibility for the nearest pedestrian crossing to the elementary school.

Traffic calming on Highway 20 will be a costly and long-term effort and will require residents to let decision-makers know how they feel about the various proposed projects. Caltrans’ Route 20 Principal Arterial Corridor that will divert heavy truck traffic around the south shore of Clear Lake will result in a reduction in the volume of traffic along the north shore and will help to make the communities safer and more pedestrian friendly.

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Objective 5.3.1 Improve the operation and safety of both the State Highway and County Road Systems within the planning area. Policies 5.3.1a Support efforts by Caltrans to re-route through truck traffic via the Route 20 Principal Arterial Corridor project. Support efforts by Caltrans to expand upon and improve traffic safety of the highway system. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Complete the construction of California Department Funding Source State, Federal new interchanges of Highway of Transportation Gas Tax 20 with Highways 29 and 53. Priority High Encourage inter-agency Timeframe Immediate cooperation in planning highway improvements.

5.3.1b Improve traffic safety at major intersections with Highways 20 and 53. Improve traffic safety of various road segments and intersections. Implementation Responsible Impact on County Minor Programs/Strategies Agency/Agencies Budget Coordinate efforts between the California Department Funding Source Grants, County Department of Public of Transportation, Matching Funds Works and the State Department of Public Priority High Department of Transportation Works Timeframe Long-term to identify intersections that warrant safety upgrades and provide improvements. Prioritize improvements by level of importance, conduct engineering, and secure funding for improvements. 5.3.1c Improve traffic safety on existing County roads and intersections. Implementation Responsible Impact on County Unknown Programs/Strategies Agency/Agencies Budget Prioritize improvements by level Public Works Funding Source State/Federal of importance, conduct Department, Board Gas Tax engineering and secure funding of Supervisors Priority High for improvements. Timeframe Long-term Make safety improvements a high priority, especially near public facilities.

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5.3.1d The impact of new development on existing roads shall be considered during the review process. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget The County should consider Community Funding Source None developer impact fess on a Development Priority Moderate pro-rata basis. Department, Timeframe Continuous Department of Public Works, Board of Supervisors 5.3.1e Maintain cooperative relationships between the County and the State to provide specific safety and aesthetic improvements on the highways. Implementation Responsible Impact on County Minor Programs/Strategies Agency/Agencies Budget Continue to work with California Department Funding Source Grants, Caltrans and the local of Transportation, Matching Funds community to establish needed Department of Public Priority Moderate improvements and prioritize Works Timeframe Continuous them. Town hall meetings should be held on a regular basis to allow for the continuous review and public input for all proposals.

5.3.1f Investigate existing problems with walking/bicycling conditions in the Shoreline neighborhoods. Implement needed safety measures to make the communities more “walkable”.

Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Create an advisory panel to Department of Public Funding Source Grants & survey traffic related hazards. Works Matching Funds Make pedestrian safety Redevelopment Priority Moderate improvement measures a Agency Timeframe Continuous priority, particularly around high traffic areas and commercial/business centers.

5.3.1g Encourage the investigation and use of permeable surface systems for county maintained roads, parking lots, sidewalks, curbs, etc.

Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Use “green infrastructure” and Redevelopment Funding Source Grants & permeable paving systems in Agency, Department Matching Funds new government initiated of Public Works Priority Moderate projects whenever possible. Timeframe Continuous

Community Development 5-25 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Transit

For many years, public transportation in Lake County consisted of demand-responsive services in the cities of Lakeport and Clearlake and a countywide system for the elderly and handicapped. The public system was complemented in the private sector by limited bus service, a taxi service in the City of Clearlake, and a transit service for the developmentally disabled. In January of 1995, an extensive effort to provide improved and expanded transit services to citizens of Lake County began. In September 1995, the Area Planning Council approved a new transit plan based on this effort. New and expanded transit services became available on July 1, 1996.

The Lake Transit Authority contracts with a private transportation provider to provide service to the County. Services provided include dial-a-ride and fixed/flex route service. All of the buses are equipped with wheelchair lifts and bicycle racks. Within the past couple of years, transit service has greatly expanded within the County to provide linked access throughout Lake County and services to neighboring counties. The primary route operating within the planning area is the North Shore Route, which provides service between Lakeport and Clearlake with stops in Upper Lake, Nice, Lucerne, Glenhaven and Clearlake Oaks. The route includes six eastbound trips and seven westbound trips between the hours of 6 a.m. and 7 p.m. Approximately 25% of the county’s rural users (not in Lakeport or Clearlake) are in the Shoreline Planning Area. There are two routes that provide looped service within the City of Clearlake. Lake Transit also provides access to Napa Valley from the City of Clearlake with a route that runs through Lower Lake, Hidden Valley, Middletown and Calistoga to Deer Park (St. Helena Hospital). Transit patrons can also travel to Ukiah by utilizing connections in Nice, Upper Lake and Lakeport.

The Transit Passenger Facilities Development Plan for Lake County was prepared in 2006 for the Lake County/City Area Planning Council. This Plan identifies needed transit improvements based on alternatives presented in the Highway 20 Traffic Calming and Beautification Plan that was prepared in 2005. Recommended improvements in Clearlake Oaks include the following:

One new shelter and bus landing pad in front of the shopping center and Post Office on the north side of Highway 20 at Keys Boulevard west of the shopping center driveway.

Two new shelters and bus landing pads in the vicinity of East Lake Elementary School on both the north and south sides of Highway 20.

Two new bus shelters and bus landing pads at Lake Street to accommodate both eastbound and westbound passengers.

One new shelter and bus landing pad at Tower Mart.

In Lucerne, the North Shore Transit Route currently travels Country Club Drive eastbound. However, in order to be consistent with the improved streetscape elements presented in the Traffic Calming Plan, the Transit Passenger Facilities Development Plan recommends that the route be relocated to Highway 20 following the placement of the traffic calming improvements. The precise location of each bus stop will then be determined upon completion of the Calming Plan elements and will correlate with both the crosswalk locations as well as the existing bus stops on Highway 20. The Plan estimates that an additional six to eight bus stop locations will require the installation

Community Development 5-26 July 2009 Shoreline Communities Area Plan—Planning Commission Draft of a shelter, a bus pad, and a bus stop sign.

The 2008 Lake County Transit Development Plan Study was prepared by the LSC Transportation Consultants. This study additionally outlined extending two commuter routes and adding an additional round-trip run. The costs associated with this improvement require they be worked into a 5-year plan. This change would increase ridership by 13,060 passenger-trips per year. A variety of flexible route alternatives are also outlined, including the potential for adding Sunday service.

Each year the Transit Authority is required to conduct an assessment of un-met needs that can reasonably be met. Necessary changes determined by the assessment should be incorporated into the Transit Authority’s long-range plans. Transit funds are limited and improvements are implemented incrementally as funding becomes available. The County should consider public transit needs during the review of large development proposals to ensure that minors and other transit-dependent segments of the population are adequately served. Consideration should also be given to providing access to less centralized areas, such as the Spring Valley Lakes Subdivision.

The survey conducted by LSC Transportation Consultants shows that 70% of passengers walked to the bus stop, with 55% walking more than 2 blocks. Over half of the surveyed riders use the transit service 4-5 days a week and 27% use it 2-3 days a week. Only a fifth of the rides had a car available to them. Lake Transit has been growing at an average rate of 15.5% a year over the last decade, and grew at 20.4% in the fiscal year 2006-2007. The projected increase in transit demand is 2.5% per year. Any comprehensive look at the public transit system must include a close scrutiny of the pedestrian and bicycle networks and connections. A community is more walkable with a strong public transit element and a public transit service is more accessible if the user feels safe and comfortable entering and exiting a bus.

Personal Services, Inc. is another significant provider of transit services throughout Lake County. They specialize in transit, education, training and advocacy for people with disabilities. Their transit program operates only scheduled routes and serves around 120 of its members monthly.

Objective 5.3.3 Provide for the transit needs of the planning area residents.

Policies 5.3.3a Consider transit access and compatibility during the review and approval process for commercial and residential development in the planning area. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Develop and apply criteria for Community Funding Source None residential, commercial and Development Priority Moderate industrial development related to Department, Lake transit compatibility within the Transit Authority & Timeframe Continuous planning area. Department of Public Works

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5.3.3b Encourage bus stops near population centers in the planning area to facilitate public transit use. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Support development of transit Community Funding Source None services within the planning area. Development Priority Moderate Encourage Lake Transit Authority to Department, Lake build bus stops/shelters and place Transit Authority & Timeframe Continuous signs. Department of Public Works

Bicycle and Pedestrian Facilities

The California Streets and Highways Code establishes the following three categories of bikeways based on the needs and the physical conditions of the right-of-ways: Class I Bikeway – Bike Path or Bike Trail: These facilities provide a completely separated right- of-way for the exclusive use of bicycles and pedestrians with cross flows of motorists minimized. The state standard for minimum paved width of a two-way bike path is eight feet. Class II Bikeway – Bike Lane: A restricted right-of-way for the exclusive use of bicycles with vehicle parking and cross flow by pedestrians and motorists permitted. Bike lanes are normally striped within paved areas of highways and are one-directional with a minimum standard width of five feet. Class III Bikeway – Bike Route: A route for bicyclists designated by signs or other markings and shared with pedestrians and motorists. Bike routes are typically designated to provide linkages to the Bikeway systems where Class I or II Bikeways cannot be provided.

Many of the roads in the Shoreline Communities Planning Area are not adequate to safely accommodate bicycles or pedestrians. Roadways are typically narrow, without shoulders and are lacking the physical improvements necessary to facilitate safe and efficient alternative transportation. The Lake County/City Area Planning Council adopted the 2006 Lake County Regional Bikeway Plan that addresses needed bicycle routes for the county and the two incorporated cities. It is designed to meet the requirements of the California Bicycle Transportation Act and assist the three jurisdictions in qualifying for funding for bike facilities. The Bikeway Plan identifies the following potential bike routes in the planning area (no potential Class I or II bike routes within the planning area):

Potential Class III bike routes:

Country Club Drive to Foothill and Highway 20 (1.19 miles)

Foothill Drive to Country Club and Highway 20 (0.53 mile)

Thirteenth Street, Lucerne from Highway 20 to Country Club Drive (0.20 mile)

Keys Boulevard for its entire length (1.10 miles)

Community Development 5-28 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Konocti View Drive from Lakeland Street to Keys Boulevard (0.11 mile)

Lake Street from Lakeland to Highway 20 (0.50 mile)

Lakeland Street from Konocti View Drive to Lake Street (0.09 mile)

Sulphur Bank Road from Clearlake city limits to Highway 20 (4.13 miles)

The creation of bicycle facilities in the county was first made possible on a broad scale through Proposition 116. Today, there are several revenue sources for bike and pedestrian facilities, many administered by the Lake County/City Area Planning Council. SAFETEA-LU (Safe, Accountable, Flexible, and Efficient Transportation Equity Act - Legacy for Users) provides Transportation Enhancement funds for safety-related improvements. The Safe Routes to School Program was enacted in 1999 to provide grants for planning, design and construction of infrastructure that will substantially improve walking and bicycling routes to schools. If new county roads are built or upgraded, pedestrian and bicycle needs should be considered. Pedestrian improvements should be required as a condition of new residential and commercial development. Multipurpose trails would also be helpful in the development of the tourism industry. Trails should be encouraged in scenic areas.

Few pedestrian improvements have been formally provided along road rights-of-way in Lake County. Outside of the residential developments within the communities, most roads were constructed for motor vehicles with little or no consideration for non-motorized traffic. Additionally, most of the older subdivisions lack sidewalks and pedestrians and bicyclists must share travel-ways with motor vehicles. One notable exception is Thirteenth Street, also known as the Strand, in Lucerne. This is an exceptionally wide street with raised concrete sidewalks on both sides between Highway 20 and Country Club Drive. Many of the existing right-of-ways are large enough to accommodate bike and multipurpose trails; however there are physical constraints to widening some of these roads. In some cases, physical obstructions such as fences and walls have also been established within some rights-of-way. The County should make an effort to create shoulders on existing roadways sufficient to enhance pedestrian and bicycle use in the planning area. The County and the community should work with Caltrans to improve safety, traffic control & signage along Highway 20 in order to increase vehicle and pedestrian safety.

Sidewalks can promote a neighborhood quality by giving definition to the street. By giving the appearance of a narrow street, they can help to slow down vehicle traffic. Streets with sidewalks, especially near public facilities, should be designed to accommodate on-street parking. Continuous sidewalks should be installed where they are lacking in residential areas and adjacent to properties zoned for local or community commercial uses. Installation of crosswalks is also an important pedestrian safety measure, particularly near or in commercial areas, and other high use corridors such as school routes, near county parks, and near senior and other community centers. Raised sidewalks may not be appropriate in all residential developments, and some people consider that installing sidewalks in older subdivisions has the potential of altering the rural character of the area. The installation of sidewalks and existing subdivisions is dependent upon the size of the lots, the width of the improved streets, the width of the right-of-way, existing and needed drainage improvements and the amount of traffic.

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The Lucerne and Clearlake Oaks Design Guidelines propose some pedestrian facilities in those communities. In Clearlake Oaks, a pedestrian boardwalk is proposed extending from Short Street along the water to Clark’s Island. The boardwalk would provide access as well as a focal point along the waterfront. Pedestrian paths are proposed within and adjacent to the Plaza. A promenade is proposed along the entire lakeshore within Lucerne. The Redevelopment Plan’s design guidelines for Lucerne propose that eventually most of the existing development in the community between the highway and the lake will be replaced by open space and recreation-based businesses. A pedestrian path with crossings and vegetation rehabilitation is also planned along Lucerne Creek.

Objective 5.3.4 Provide “Complete Streets”. (Adequate public access for motor vehicles, bicycles and pedestrians to public roadways)

Policies 5.3.4a Provide a safe network for pedestrian and bicycle facilities. Develop bikeway facilities in accordance with the Lake County Regional Bikeway Plan. Separate facilities should be provided where conditions warrant. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies County Budget Develop bikeway facilities in Community Funding Source Grants, matching accordance with the Lake Development funds County Regional Bikeway Plan. Department, Priority Moderate Require circulation plans that Department of Timeframe Continuous provide for a mix of automobile, Public Works bike & pedestrian traffic.

5.3.4b Encourage bicycle, pedestrian or multipurpose trails in scenic areas. Implementation Responsible Impact on Minor Programs/Strategies Agency/Agencies County Budget Pursue funding to build bicycle, Community Funding Source Grants, TOT pedestrian and multipurpose Development Priority Moderate trails in scenic areas. Department, Timeframe Continuous Department of Public Works, Caltrans

5.3.4c Arterials and Rural Minor Collectors serving the planning area should be constructed with sufficient shoulder width to accommodate pedestrian and bicycle use. Implementation Responsible Impact on Unknown-perhaps Programs/Strategies Agency/Agencies County Budget matching funds Develop new collector and Community Funding Source TOT, Grants, arterial roads to include Development matching funds pedestrian and bicycle facilities Department, Priority Moderate

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where needed and where safe. Department of Timeframe Long-term Separate facilities should be Public Works considered where warranted.

5.3.4d Pursue funding to eliminate gaps in the existing sidewalk/pathway network and upgrade other pedestrian facilities within the communities to improve pedestrian safety. Initial priorities should be given to facilities along Highway 20, along school routes and facilities that link residential areas with commercial centers. Implementation Responsible Impact on Unknown-perhaps Programs/Strategies Agency/Agencies County Budget matching funds Pursue and obtain funding for Community Funding Source Grants, TOT pedestrian and bicycle facilities. Development Priority Moderate Encourage Caltrans to Department, Timeframe Long-term construct/reconstruct continuous Department of sidewalks or separated Public Works pedestrian walkways along Caltrans Highway 20 within the community boundaries of Lucerne and Clearlake Oaks. Install additional crosswalks or other crossing controls where necessary.

5.3.4e Provide pedestrian facilities as recommended by the Design Guidelines developed for Lucerne and Clearlake Oaks. Implementation Responsible Impact on County Unknown Programs/Strategies Agency/Agencies Budget Design and install recommended Community Funding Source Grants, Developer improvements as funding becomes Development Fees available. Review discretionary Department, Priority Moderate projects in these areas to determine Redevelopment Timeframe Long-term if they should contribute to the Agency improvements.

5.3.4f Develop a “Complete Streets” Best Practices program Implementation Responsible Impact on County Training Costs Programs/Strategies Agency/Agencies Budget Adopt a county “Complete Streets” Community Funding Source None policy Development Priority Low Re-write design manuals Department, Timeframe Continuous Create new data collection Redevelopment procedures Agency, Dept. of Public Works 5.4 Services

An essential component to accommodating growth in the planning area is the ability to provide necessary services. Public services such as recreational facilities, schools, and public safety are provided in the county mostly by public agencies. Various special districts oversee such services as

Community Development 5-31 July 2009 Shoreline Communities Area Plan—Planning Commission Draft street lighting, flood control, storm drainage, cemeteries, water and sewer. Availability of public services is vitally important to the physical development patterns and economic development of the planning area. Public service capacities should keep pace with development proposals. Capital improvement plans are a good means of facilitating these projects. Special districts and other governmental agencies are required by state law to obtain a report as to General Plan consistency when planning service improvements.

Utilities

Public water and sewer systems are limited within the Shoreline Communities Planning Area. Many of the existing water systems obtain water directly from the lake, which must then be treated to make it potable. Some of these water systems as well as some parts of the sewer systems have become inundated during high lake levels in the past, leading to closure of the facilities.

Water

Potable water within the planning area is supplied from various sources including private wells, municipal or district wells, springs and surface water from Clear Lake. Most of the communities on the lakeshore are serviced by public and private water systems that draw water either directly from the lake or from wells. Inland communities use community or private wells or stream water. The County Special Districts office manages several community systems throughout the County, including those for Kono Tayee, Spring Valley and Paradise Valley within the planning area.

County Service Area #13 (CSA#13) provides water to residents of the Kono Tayee subdivisions. The system includes two wells and five water storage tanks. The current water system has been upgraded from the original much smaller community water system, with better materials and design. The water wells and distribution system are currently operating as efficiently as possible and providing water to customers in compliance with all applicable water quality standards. However, many portions of the original water system were constructed with less than ideal materials and, according to Special Districts, the system is a maintenance challenge. As of February 2009, the system had 143 connections.7

County Service Area #16 provides water service to the residents of Paradise Valley from wells. Originally, water was provided from one well through a mutual water company that was formed by a developer of the subdivision. The developer requested that the County form a County Service Area to oversee the water system, and in 1982 CSA #16 was formed. Well water is disinfected, filtered and stored in a 100,000 gallon tank prior to distribution. This water system is for domestic use and residents utilize water from Clear Lake for irrigation. As of February 2009, there were 74 connections. Water supply has been an issue in the past and may be a concern for this system in the future.

County Service Area #2 provides 493 water connections within the Spring Valley Lakes Subdivision.8 The water source is at the confluence of Cache and Wolf Creek. Beginning in July

7 Special Districts website (2009). 8 Special Districts website (2009).

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2006, there were water shortages in the area that resulted in the system being unable to meet ordinary water demands. On September 5, 2006, the Lake County Board of Supervisors implemented an Urgency Ordinance adopting emergency water conservation restrictions, including a moratorium on new water connections. The District is looking into options for expansion of the water treatment facility. The selected alternative to provide additional capacity and lift the moratorium is a new water well field that will be connected into the distribution system. The well field is located on the west slopes of Long Valley.

The California Water Service Company (formerly known as the Lucerne Water Company) provides approximately 1,350 water connections to the Lucerne community. The Water Company utilizes water from Clear Lake as its sole supply source. On November 7, 2006, the California Department of Health Services issued a Compliance Order that disallows additional water connections until the Company demonstrates that it has adequate treatment capacities to serve its existing customers. The Order was lifted on December 5, 2008 after the company completed the installation of a new treatment plant and additional storage capacity of 300,000 gallons, for a total capacity of over 900,000 gallons. The district can support approximately 10% growth (120-130 taps) for new water connections located within their existing service area.

The Clearlake Oaks County Water District provides 1,715 water connections to the community of Clearlake Oaks, serving over 3,400 people. The water company utilizes water from Clear Lake with the capability of treating 850 gallons per minute (GPM), though the average intake is approximately 450 GPM. The company has seven tanks on six sites with a total storage capacity of 850,000 gallons of potable water.9

The Glenhaven Mutual Water Company was established in the 1950’s and provides 128 water service hook-ups. The system consists of two wells located between Clear Lake and Highway 20. The wells extend to a depth below the bottom of Clear Lake, so they do not use lake water. The water is pumped up a hill behind Glenhaven to three tanks with an 83,000 gallon total capacity and then distributed by gravity to the community. The water company pumps on average 27,500,000 gallons per year with July being the month of highest water usage at about 4,000,000 gallons.10

The Konocti County Water District and the Highlands Water Company service areas are located completely within the city limits of Clearlake.

Small water systems are numerous in the planning area and the county as a whole. The California Department of Public Health is responsible for the enforcement of the Federal and State Safe Drinking Water Acts and the regulatory oversight of approximately 7,500 water systems with five or more service connections.11 Systems with fewer than 5 connections are not regulated by the California Department of Health but are subject to Environmental Health regulation locally.

Most of the subdivisions in the planning area were recorded prior to adoption of the County’s

9 McCosker, Darin. General Manager, Clearlake Oaks County Water District. Personal communication. March 25, 2008. 10 Dana Obermeyer , Certified Water Treatment/Distribution Operator, Glenhaven Mutual Water 11 California Department of Health Services website (2008).

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Subdivision Ordinance in 1971. As a result, most of the area’s subdivisions do not contain full subdivision improvements as called for in the current ordinance. Many of these community water systems and their fire flows are in need of substantial improvements. Continued development in these areas should not be allowed to further burden inadequate systems.

Planning for growth and new development in the Shoreline Communities area should be provided in consideration of local water resource needs. Downstream water needs should not be adversely affected by residential and agricultural uses of local groundwater. Unfortunately, one major constraint to developing effective water-use regulations is the lack of available information related to the location, amount and origin of groundwater resources. Funding sources for mapping of groundwater resources should be sought. The State of California offers numerous loans and grants for water conservation, agricultural water recycling, groundwater management, water quality and supply, and studies and activities to enhance local water supply reliability. All funding sources should be explored to ensure future water availability and quality.

Wastewater Disposal

Growth pressures in the 1980s led to the need for treatment and disposal upgrades to local wastewater systems. At the same time, the region's geothermal industry began to experience productivity declines in the Geysers steamfield. Approximately seven percent of California's electricity has been generated at the Geysers since the 1970s, but power plant steam usage was exceeding the steamfield's natural recharge rate and steam production was falling. The geothermal heat source remained constant, but injection of additional water was needed to convey the geothermal heat to steam production wells. A survey was conducted in 1990-91 of potential injection water sources available in the region, including surface water, groundwater, and wastewater. That survey concluded that surface and groundwater supplies were already committed to other uses, but that wastewater could achieve two critical objectives at once: first, as a continuous supply of steamfield recharge water that could help mitigate Geysers productivity declines; and second, as an effluent disposal method that would be environmentally- superior to conventional surface water discharge or land irrigation methods. Construction of the pipeline began in 1995, with extension of the pipeline from the Southeast Treatment Plant and the Clearlake Oaks' treatment plant beginning in 1999.

Three public sewer systems – the Northwest Regional Wastewater System, Southeast Regional Wastewater System, and Clearlake Oaks County Water District – serve most of the large communities adjacent to Clear Lake in the planning area. The exception is Glenhaven, which despite its proximity to the lake and other sewered communities still uses septic systems. Spring Valley Lakes Subdivision also uses individual septic systems but is located a long distance from any public sewer system.

The Northwest Regional Wastewater System provides sewage disposal to the community of Lucerne, the Kono Tayee and Paradise Valley subdivisions and utilizes aerated lagoons for treatment.12 The Northwest Regional Wastewater System also provides sewage disposal services to Nice, Upper Lake and north Lakeport and has a total of 4,714 connections (February 2009). As of

12 Special Districts website (2007).

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February 2009, the Lucerne system (Assessment District 3-2) accommodated 1,454 connections. Assessment District 3-3 provides 131 connections within Kono Tayee and 72 connections to Paradise Valley. Many portions of the collection system were constructed 25-30 years ago when materials, construction techniques and inspections were not as comprehensive as they are today. Due to the age of the collection system, the close proximity to the lake, and seasonal high lake levels, Inflow and infiltration of freshwater is common, and contributes a large percentage of winter flows. The high seasonal flows force lift stations to operate for extended periods of time and almost continuously during multi-day storm events. The District frequently hires emergency pumper trucks and crews to avoid or minimize spills. Treated wastewater is recycled at the Geysers steamfield for electricity production. According to the Master Plan (December 2005), the service area has a potential capacity for 7,379 connections. All projects greater in size than three single family dwelling equivalents are required to utilize an established hydraulic model that identifies the areas within the collection system where infrastructure improvements are necessary to accommodate the development, capacity mitigation and costs, and shared costs for infrastructure replacement based on percentage of use.

The Southeast Regional Wastewater System collects and treats wastewater from Pirates Cove to Lower Lake, including the City of Clearlake. As of February 2009, the system had 7,438 service connections (9,218 single family dwelling equivalents) and over 100 miles of collection system piping within the collection system.13 Like the Northwest Regional Wastewater System, portions of this system were constructed over 30 years ago. Due to the proximity to the lake and seasonal high water table, a significant amount of groundwater intrusion occurs within the system during the winter. Also like the Northwest System, winter rains contribute to inflow and infiltration and the increased flows in the winter requires the lift stations to operate more frequently, and almost continuously during multi-day storm events. During more intensive storm events, the District typically hires emergency pumper truck services to maintain collection system operations. All treated wastewater is recycled at the Geysers. According to the Master Plan (December 2005), the service area has a potential capacity of 14,641 connections. All projects greater in size than three single family dwelling equivalents are required to utilize an established hydraulic model to determine necessary upgrades that will result from the proposed development. From the city limits to Pirate’s Cove is on public sewer, but the areas north and west of Pirate’s Cove are not. Serious consideration should be given to extending the sewer to the rest of the point – at least along the lakeshore – to reduce the risk of leakage into the lake from septic systems.

The Clearlake Oaks County Water District operates a wastewater treatment plant in the community of Clearlake Oaks. The District's sewage collection system experiences substantial inflow and infiltration, which in the past have resulted in discharges of treated effluent to Clear Lake, which violates the state's waste discharge requirements. The Clearlake Oaks County Water District was operating under a moratorium that was imposed in 2001 prohibiting any new sewer connections until additional capacity was provided when the system was connected to the Geysers pipeline as part of the Basin 2000 project. The agency continues to repair local pipeline systems to correct inflow and infiltration problems.

Virtually all of the rural part of the planning area utilizes on-site methods of sewage disposal. Away from Clear Lake these systems do not appear to have had a significant impact on water quality

13 Special Districts website (2007).

Community Development 5-35 July 2009 Shoreline Communities Area Plan—Planning Commission Draft because most of the rural area is sparsely populated. Existing regulatory programs for controlling septic density include the county’s on-site septic disposal ordinance and the density standards found in the Zoning Ordinance. The lack of sewer in Glenhaven is particularly problematic because much of the development in the community is relatively old. Older failing septic systems can and do leak directly into the lake. Existing residential lots are small by today’s zoning standards. The current Zoning Ordinance recognizes that a lot having both on-site sewage disposal and a well should not be less than one acre in size in order to meet modern health and safety requirements and avoid creating long-term water quality problems. Although there are no immediate plans to connect Glenhaven to a public sewer system, every effort should be made to find funding to eventually connect this community to one of the existing sewer systems and eliminate on-site sewage disposal.

There are several funding methods for infrastructure. In 1990, the Legislature adopted the Infrastructure Financing District Act (Senate Bill 308, Seymour, 1990), which can be found in Government Code §53395, et seq. This Act allows cities and counties to create Infrastructure Financing Districts (IFDs) to pay for regional scale public works. IFDs can divert property tax increment revenues for 30 years to finance highways, transit, water systems, sewer projects, flood control, child care facilities, libraries, parks, and solid waste facilities. IFDs can not pay for maintenance, repairs, operating costs, and services. To qualify, the area must be mostly undeveloped and not within a Redevelopment Area (Windflower Point is not within the Northshore Redevelopment Area). Unlike a redevelopment district, this type of district requires approval by two-thirds of the registered voters within the district. The Mello-Roos Community Facilities Act of 1982 (Government Code §53311-53368.3) was created to provide a method of financing needed improvements and services when no other source of funding is available. The Act allows any county, city, special district, school district or joint powers authority to establish a Mello-Roos Community Facilities District which allows for financing of public improvements and services, including streets, sewer systems and other basic infrastructure, police protection, fire protection, ambulance services, schools, parks, libraries, museums and other cultural facilities. The formation of this type of district requires a two-thirds majority vote of residents living within the proposed boundary, and once approved, a Special Tax is collected every year. The California Technology, Trade and Commerce Agency also administers the Infrastructure Financing Bank that finances infrastructure projects with low-cost loans to public agencies or through the issuance of tax-exempt bonds. There are many more financing options from state and federal sources that could potentially be utilized for infrastructure improvements in the planning area.

Wastewater Recycling System

The first phase of this system was initiated in the 1990’s and is termed the Southeast Geysers Effluent Pipeline Project. It includes 29 miles of pipeline four pump stations, and storage tank. The Middletown Wastewater Treatment Plant is also connected to this system. It has dual purposes; one, to eliminate wastewater overflows from the Southeast Treatment Plant effluent storage reservoir from entering Clear Lake, and two, to carry treated wastewater and Lake make-up water to the Geysers fro injection to replenish the steam supply used for power generation. Prior to the time Phase 1 was completed in 1997, the State Regional Water Board had issued a Cease and Desist Order and a moratorium had been placed on further connection to the wastewater collection system. Since that time, the geothermal steam supply has increased significantly.

Phase 2 of the system was initiated in 1998 and is referred to as the Basin 2000 Project. It was

Community Development 5-36 July 2009 Shoreline Communities Area Plan—Planning Commission Draft initiated with the connection of Clearlake Oaks Water District’s treated wastewater supply via a 3- 1/2 mile pipeline and one pump station to the Southeast Treatment Plant effluent storage reservoir. This was followed by the connection of the Northwest Treatment Plant to the conveyance system in 2000. It includes two pump stations and 20 miles of pipeline. Completion of this phase in 2002 allowed the lifting of a connection moratorium to the Northwest wastewater collection system.

This system has been instrumental in helping address many of the wastewater problems of the past and it protects the water quality of Clear Lake. Additionally, it provides sustainable community infrastructure to support planned growth in the County, while also extending the life of Geysers power generation which has significantly reduced carbon emission and improved air quality benefits compared to conventional sources of electricity.

Having the basic “plumbing” or recycled water distribution system can be helpful for future water supplies. As cost effective treatment technologies emerge in response to increasing demands for recycled water, this distribution system will be in place for a diversity of uses. Such uses may include aquifer recharge, greenbelt irrigation, and habitat restoration.

Alternative Waste Water Reuse

There are many available options of varying scales for wastewater reuse. The largest-scale technologies would be to use a “living system” that uses engineered and natural resources (such as wetlands) to treat wastewater. The water can be treated until it reaches a “potable” level, or more commonly can be used for irrigation or simply used as a method of recharging underground aquifers in accordance with State guidelines and requirements. These systems can be used in any scale from a single residential property to a complete municipal system. One small community in New Mexico is the only U.S. example that directly connects recycled wastewater to the local water system. The majority of systems use the recycled water to permeate the aquifer and then be reused indirectly. Public perception of a “toilet to tap” system is the biggest hurdle.14 There are also a variety of “graywater” systems. “Graywater” refers to wastewater generated from residential or other uses that does not include water from toilets. There are a number of systems available to recycle this water for irrigation, flushing of toilets, etc. Even the most simple system ($300), can save a homeowner thousands of gallons a year. California adopted a Graywater Ordinance in 1997. Any alternative waste water reuse strategy would need to comply with all applicable standards and requirements set forth in the adopted Basin Plan.

Objective 5.4.1 Ensure that development is coordinated with public service capabilities.

Policies 5.4.1a Evaluate public projects, including those for water and sewer services, for consistency with the county general plan to ensure the following: i. That the project is designed to serve development at the densities or intensities and locations depicted on the land use map; and

14 Toilet to Tap, Planetizen.com (May 29, 2008)

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ii. That the project substantially complies with other applicable general plan goals and policies. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Ensure consistency of proposed Community Funding Source None services with designated Development Priority Moderate densities and intensities. Department Timeframe Long-term Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Coordinate intergovernmental Community Funding Source None consultation between county and Development Priority Moderate local special districts in planning Department, Timeframe Continuous of public service improvements Special districts in the planning area. 5.4.1b Identify areas with a high water table for required connection to public sewer systems prior to approving additional discretionary projects. Implementation Responsible Impact on County Unknown Programs/Strategies Agency/Agencies Budget Survey areas known to have a Community Funding Source General Fund, high water table. Prioritize these Development Grants areas for connection to public Department, Enviro. Priority Moderate sewer. Health Timeframe Long-term 5.4.1c Upgrade substandard domestic water systems to ensure adequate fire flows. Implementation Responsible Impact on County Unknown Programs/Strategies Agency/Agencies Budget Encourage upgrade of water Water districts, Funding Source Grants, Fees projects and seek funding for Community Priority Moderate improvements, or reconnect to Development Timeframe Long-term larger systems. Pursue state and Department, Env. federal funding sources to help Health upgrade publicly managed Special Districts, community water systems in the Board of area. County service areas or Supervisors other similar public financing mechanisms shall be encouraged when engineering studies define upgrading of local water systems. 5.4.1d Require new residential subdivisions to provide adequate water for domestic and fire flow purposes and encourage developers to utilize existing nearby water systems. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require water supply Community Funding Source None information prior to project Development Priority High

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approval. Require connection to Department, Timeframe Continuous public water system if one is Environmental available. Health Hydrologic studies may be required to ensure that the project will not have a significant effect on regional water quality and quantity.

5.4.1e Any development requiring landscaping shall incorporate the use of native plants, fire resistant or drought resistant plants. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Water supply shall be considered in Community Funding Source None the review of all aspects of new Development Priority Moderate development proposals. Department Timeframe Continuous

Objective 5.4.2 Develop standards and programs for wastewater management that can assure that water quality standards are maintained over the long term in a cost-effective manner.

Policies 5.4.2a Encourage the creation or extension of community water or sewer systems in areas where water quality does not meet drinking water health standards due to the use of septic systems.

Implementation Responsible Impact on County Unknown for Programs/Strategies Agency/Agencies Budget studies Conduct water pollution Community Funding Source General Fund, investigations in areas suspected Development Grants of having a significant number of Department, Priority Moderate failing on-site sewage disposal Department of Timeframe Long-term systems. Designate these areas Public Works, for low-density development Environmental until public services are Health Division, available. Special Districts

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5.4.2b Encourage the formation of septic maintenance districts as an interim management practice if on-site septic systems are documented to have contributed to violations of water quality standards. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require new development Community Funding Source None proposals to set up such districts Development Priority High in these areas. Department, Timeframe Continuous Environmental Health Division, Special Districts 5.4.2c Development proposals shall be carefully reviewed to ensure that sewerage planning is adequate. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget New development proposals shall be Community Funding Source None required to provide proof that waste Development Priority Moderate disposal will be adequate and Department, consistent with all applicable Environmental Health Timeframe Continuous regulations. Division, Local Wastewater Disposal Districts

5.4.2d Support continued efforts to provide adequate future sewer capacity for the planning area. Implementation Responsible Impact on County Unknown Programs/Strategies Agency/Agencies Budget Identify all potential funding County of Lake, Funding Source Various sources and mechanisms for California Priority High infrastructure upgrades, Department of Timeframe Long-term including local, state and federal Health Services sources, private industry and redevelopment funding. Seek future inclusion of Glenhaven to the pipeline project. 5.4.2e Investigate the feasibility of “living systems” or constructed wetlands systems for future development or expansion of wastewater treatment. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Encourage the development of Special Districts & Funding Source None alternative wastewater treatment Environmental Priority Moderate systems compatible with the Health Division Timeframe Continuous surrounding natural environment.

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5.4.2f Encourage the implementation of a variety of “graywater” systems to recycle wastewater and thereby create additional wastewater treatment capacity. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Adopt a county-wide Department of Funding Source None “graywater” ordinance. Public Works & Priority Moderate Community Timeframe Continuous Development

Storm Water

As additional development has occurred over the years, impervious surfacing has increased and older drainage facilities are no longer large enough to handle the increased runoff. Unfortunately, improvements to these facilities have been piecemeal, often resulting from improvements required of private developers for specific projects. Information on locations and capacities of existing drainage facilities is sparse. Although the county is preparing a series of master drainage plans for specific areas of the county that would include this data, no master drainage plan is proposed to be prepared in the near future within the planning area. The Public Safety section of this document contains policies related to preparation of Master Drainage Plans. Until such a plan is completed, improvements will likely continue to be designed and constructed in piecemeal fashion, with no ability to analyze the overall impact.

As the planning area grows, improvements will have to be constructed along with new street facilities associated with housing, commercial and redevelopment projects. New drainage facilities should be constructed in accordance with applicable standards and acceptable design practices with capacity to accommodate the full build-out of proposed land uses within the drainage basin. In-fill development in areas where there are not adequate facilities may exacerbate already insufficient drainage. New drainage facilities should be required to be designed and constructed in accordance with the Lake County Hydrology Standards first adopted in June, 1999. The standards require facilities to be designed for a 10-year event if the drainage area is less than one square mile, a 25-year event if the drainage area is between one and four square miles and a 100 year event for drainage areas greater than four square miles. Exceptions include arterial and collector roads which have a minimum 25-year design standard and facilities crossing drainages within FEMA mapped 100-year floodplains that are designed for 100-year events.

All new development should provide drainage improvements not only within the development, but also contribute a pro-rata share to any necessary off-site improvements to facilitate area-wide drainage. Improvements such as curbs, gutters and sidewalks should only be used when they do not detract from the safety and efficiency of the overall drainage system and in accordance with Lake County Code.

There are many new technologies in storm water management. These improvements are recognized as “green infrastructure”. One of the most common elements is permeable paving surfaces, used for parking areas, roads and sidewalks. Pavers are often used, but permeable asphalt and concrete are also now available. This allows storm water to filter into the ground and recharge underground aquifers instead of becoming runoff. These surfaces are best coupled with “rain gardens” or islands

Community Development 5-41 July 2009 Shoreline Communities Area Plan—Planning Commission Draft in parking areas and along streets which allow runoff into the vegetation that can then be filtered and dispersed rather than running along curbs. They are constructed either below the grade of the sidewalk, street, or parking area or are constructed normally except they have regular curb-cuts which allow the runoff to enter the island. A comprehensive plan is effective in controlling, conserving and recycling storm water.

Storm water drainage controls within the planning area are disconnected and inadequate to meet peak storm flows in some areas, particularly within the Lucerne and Clearlake Oaks community areas. In-fill development in areas where there are not adequate facilities may exacerbate already insufficient drainage. All new development should provide drainage improvements not only within the development, but also contribute a pro-rata share to any necessary off-site improvements to facilitate area-wide drainage. Improvements such as curbs, gutters and sidewalks should only be used when they do not detract from the safety and efficiency of the overall drainage system and in accordance with Lake County Code.

Objective 5.4.3 Improve storm water management facilities within the planning area and make efforts to limit the amount of impermeable surfacing.

Policies 5.4.3a Construct new drainage facilities consistent with the Lake County Hydrology Standards at full build-out of the land uses allowed by the general plan. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require that new storm drainage Community Funding Source None facilities be designed in Development Priority High conformance with approved Department Timeframe Continuous drainage plans. 5.4.3b Require curbs and gutters for new development within Community Growth Boundaries to direct storm drainage when they are consistent with the overall drainage system. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require curb and gutter on new Community Funding Source Grants, state and development in planning area Development federal funds where appropriate for proposed Department & DPW Priority Moderate density and use. Give priority to Timeframe Continuous areas adjacent to existing improvements.

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5.4.3c Require development projects that may result in off-site drainage impacts to mitigate these impacts. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Condition projects to mitigate Community Funding Source Developer Fees through construction of Development Priority Moderate improvements and/or payment of Department, Water Timeframe Continuous pro-rata share of costs. Resources Div. Require projects impacting drainage to improve drainage facilities and/or pay pro-rata share of costs. 5.4.3d Give highest priority for drainage facility improvements to areas subject to lake and localized flooding. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Develop priority list of areas in DPW, FEMA Funding Source None planning area with the worst Priority High flooding potential. Timeframe Immediate 5.4.3e Encourage the use of “green infrastructure” practices (permeable paving surfaces, on-site water retention, bioswales, rain gardens, etc.) as an alternative to off-site drainage impact fees in new construction, in-fill and revitalization projects where appropriate. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Support use of alternative Community Funding Source None techniques and technologies for Development Priority Moderate the reduction of surface runoff. Department & Timeframe Continous Water Resources 5.4.3f Implement a clean out program to ensure existing storm drainage systems remain clear to prevent pollution and flooding. Implementation Responsible Impact on County Staffing Programs/Strategies Agency/Agencies Budget County should implement an Department of Funding Source None annual cleanup program. Public Works Priority High Develop an Adopt-a-Drain Timeframe Continuous program similar to Oakland, CA.

Solid Waste

South Lake Refuse provides curbside pickup of solid waste, yard waste and single stream recycling to most parts of the planning area. There is one landfill within the County, located east of the city limits of Clearlake. The landfill site is projected to have landfill capacity through the year 2019 assuming a growth rate of 2% countywide. Additionally, there is a transfer station that serves the greater Lakeport area. Solid waste dropped-off by self-haulers and disposal companies at the transfer station is compacted in trailers and hauled to the landfill. Improper disposal of vegetation

Community Development 5-43 July 2009 Shoreline Communities Area Plan—Planning Commission Draft and household solid waste occurs within the planning area. Desirable options and alternatives such as composting, chipping at community green waste disposal locations and other possible solutions are encouraged.

The California Integrated Waste Management Board is responsible for the enforcement of Public Resources Code Section 41780 which requires the county to divert 50% of all solid waste from landfills through source reduction, recycling and composting materials. As of 2008, Lake County has approximately a 40% diversion rate. In order to best facilitate the achievement of this 50% diversion rate the County should promote further diversion of solid waste through an educational program designed to encourage local residents of waste reduction methods including recycling and composting.

There is a problem in the planning area with illegal dumping on remote property and roadways in addition to the accumulation of illegal open and outdoor storage of trash on private properties. The community feels that part of the problem could be alleviated through the scheduling of free or reduced rate special collection days within the planning area allowing residents to bring large items and other debris which are otherwise to large for normal weekly curbside pick-up, a couple times a year. The location of the Code Enforcement Division within the planning area should also aid in reducing illegal dumping and the accumulation of open and outdoor storage of trash and other debris on private property in the planning area.

Objective

5.4.4 Ensure the availability of safe and efficient disposal or recycling of solid wastes.

Policies

5.4.4a Encourage compliance with and enforcement of County codes for open and outdoor storage, abandoned vehicle and illegal dumping. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Enforce compliance with County Community Funding Source None codes to abate illegal open and Development Priority Moderate outdoor storage. Department Continue the abandoned vehicle Timeframe Continuous abatement program. Support cleanup efforts by private property owners to remove illegal dump sites on their properties, and assist them in obtaining grant funding when available, especially when hazardous materials may be involved.

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5.4.4b Support yard waste recycling and disposal programs. Implementation Responsible Impact on Minor Programs/Strategies Agency/Agencies Budget Provide support materials and AQMD, Public Funding Source distribute information about Services Priority Moderate chipping, composting, recycling and Community other alternatives to dumping or organizations and fire Timeframe Continuous burning. safe counsels. Provide community chipping or portable chipping programs.

5.4.4c Encourage the development of free or reduced rate collection days located in the Planning Area. Implementation Responsible Impact on Programs/Strategies Agency/Agencies Budget Promote and facilitate local Public Services Funding Source collection days for larger items and Department, South Priority other debris which are otherwise to Lake County Refuse large for normal weekly curbside Timeframe pick-up.

Communications and Energy Systems

Telephone, Television and Internet Services

Telephone service is available throughout Lake County and the Shoreline Communities Planning Area. Once dominated by Pacific Bell and AT&T, telephone service is now available from numerous providers. There are a number of telecommunications towers throughout the county, including a 140-high tower on Mount Konocti, two towers in Clearlake Oaks, a tower just north of the City of Clearlake adjacent to Highway 53 and a tower just west of the planning area in Nice. These provide only limited cell phone coverage to the Shoreline Communities planning area. Co- location by other servers is encouraged on existing towers. Additional towers or relay stations that increase the reception area should be supported. Satellite television and dial-up internet services are available by subscription throughout most of the planning area. Cable television and high speed internet service are not available in many areas. Internet nodes and wireless services should be supported. While Lake County Television provides local television broadcasts, it is only available to cable television subscribers.

There is a lack of local news information in the Planning Area. Local television news is not available to many parts of the planning area. Printed news is available from the Clearlake Observer and the Record Bee in Lakeport. Both the printed newspapers and Lake County News provide local news online. Local news and emergency broadcasting is available on five radio stations: 1270 AM (KXBX), 98.3 FM (KXBX), 99.5 FM (KNTI), 88.5 FM (KPFZ) and 105.9 FM (KQPM).

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Cable television, high speed internet and dial-up internet services are available by subscription throughout the majority of Lake County and the entire planning area. Lake County Television also provides television service in the planning area by means of a 125-foot high tower on Mount Konocti.

Energy Systems

Electricity in Lake County is supplied from the statewide grid system. Some of this energy is provided by the geothermal energy created at the geysers. Although numerous power generation facilities exist within the county in the form of the geothermal facilities in the Geysers, state-wide shortages of electricity have affected the county in the form of higher prices and temporary blackouts. Should blackouts and shortages result in negative impacts to the state economy as a whole, it can be expected that the county’s economy will suffer as well. No new major transmission lines are proposed in the planning area at this time. Natural gas is not available within Lake County. Several private gas companies supply liquid propane gas to residential and commercial customers.

Additionally, efforts should be made in the area of promoting energy conservation in residential, commercial and industrial uses within the planning area both existing and new developments. This includes the development of renewable energy devices and systems. There is a small but growing number of private solar arrays, and occasionally wind turbines, as additional power sources. Objective

5.4.5 Ensure the orderly development of communication and energy systems in order to increase economic competitiveness, keep the public informed, and improve personal convenience for both residences and businesses. Policies

5.4.5a Provide reliable and cost effective telecommunications services within the planning area. Implementation Responsible Impact on Programs/Strategies Agency/Agencies Budget None Work with service providers to Redevelopment & Funding Source None ensure that residents and businesses Community Priority Moderate have adequate quality and cost Development competitive access to Department Timeframe Continuous telecommunication services including broadband internet service.

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5.4.5b Encourage the use of renewable energy devices and systems in both existing and new developments. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Promote the use of renewable energy Community Funding Source None systems such as solar, wind and Development Priority Moderate geothermal (private use) and other Department similar sources for residential, Timeframe Continuous commercial and industrial uses.

Parks and Recreational Facilities

There are several small County parks along the shoreline of Clear Lake and downtown centers within the Planning Area that are operated by the Public Services Department. Recent community surveys have identified the development of parks and creation of more recreational opportunities along the lake frontage as a top priority. The Lake County Redevelopment Agency and Public Services Department have actively been improving and expanding existing parks facilities and seeking to acquire additional lands along the shoreline.

The largest focus for the creation of additional park lands within the community of Lucerne involves the continuous efforts being made to develop “The Promenade.” The purpose of The Promenade is to highlight the natural beauty of Lucerne, and to create a visible Town Center with gathering spots for community members and tourists alike. The original subdivision plans for Lucerne called for the lakefront to be a pedestrian friendly open area with public parks, beaches, and picnic areas tied together with a boardwalk. The county is seeking to revive this original design through incremental development around existing public spaces in this vicinity. Some of these existing and proposed sites include Alpine Park, Third Avenue Park, Lucerne Harbor, Lucerne Clubhouse and Lucerne Creek Park. In addition the County is actively seeking additional grants to purchase additional waterfront property in the vicinity.

The County currently maintains three parks in the Clearlake Oaks community area. Clearlake Oaks Beach is a one acre parcel located on the waterfront on Island Drive. It has public restrooms and a picnic area. Clearlake Oaks Boat Launch is one of the few areas that have public lake access, with a pier, boat launch, and swimming area. The County also maintains Triangle Park near Highway 20. TThe County is actively pursuing the acquisition of nearby properties to expand the public’s access to the lake and recreational opportunities. A recent acquisition included the purchase of nearby Clark’s Island. Nylander Park, located at the intersection of Highway 20, Pine and Foothill in downtown was recently completed and contains picnic areas, footpaths, children’s playground and public restrooms. Future development at this site will include a visitor’s center. The Plaza was a former park that was converted to parking. Public Services and Redevelopment Agency are actively re-converting this site back to a public park and community gathering area. The Plaza will have landscaping, parking, gazebo for events, and a landscaped labyrinth. The Plaza will link with Nylander Park, and the development efforts of the neighboring Live Oaks Senior Center and United Methodist Community Church. In addition to these currently maintained parks the County is actively pursuing other parcels in the downtown area along the lakeshore, such as a small parcel of

Community Development 5-47 July 2009 Shoreline Communities Area Plan—Planning Commission Draft land on Short Street which includes a boat launch and parking facility previously owned by the Clearlake Oaks Community Beach Association which disbanded in the 1980’s. Continued efforts should be made to identify locations suitable for the development of a regional park facility within the Clearlake Oaks Community Area.

The Konocti Regional Trails system is a proposed network of trails primarily along ridgelines around Clear Lake that will highlight the region’s outstanding scenic beauty, diverse wildlife, natural landscapes, and cultural history. The trail system is being designed to enhance the visitor experience by providing an opportunity for recreation and appreciation of the areas unique natural assets. It is believed that the trail system will promote community health and economic vitality throughout the region. The Shoreline planning area includes both water and land trails along the Highway 20 corridor, encompassing the redevelopment areas in Upper Lake, Nice, Lucerne and Clearlake Oaks. Connectivity to other significant regional recreational destinations will be integrated into the trails system, as opportunities arise.

The Mendocino National Forest and lands owned by the Bureau of Land Management incorporates a large portion of the northern and eastern portions of this Planning Area. They provide many recreational opportunities to the local population and tourists, including hiking, backpacking, camping, fishing, hunting, boating, off-road vehicle use and horseback riding. In 2005, 31 miles of Cache Creek in Yolo and Lake Counties, including areas located within the Shoreline Communities Planning Area, were designated as a state wild, scenic and recreational river. This legislation also included large portions of the North Fork of Cache Creek making special grants available for plant and wildlife preservation and conservation activities available. In addition to these available recreational opportunities the County should continue to support and provide resources where available to interested citizenry and local property owners working towards the development of a ridge top hiking trail along the Northshore of Clear Lake.

Many parks provide natural areas suited to be a part of an overall “green” storm/waste water management plan. Using methods such as “green infrastructure” in the management of storm water and “graywater” systems or “living systems” in the management of wastewater can become more feasible if integrated into new or existing parks, wetlands and other natural areas.

Facility maintenance and expansion should be given priority to encourage tourism as well as to serve local residents. All available grant assistance should be utilized to expand or create new parks. Funding for new facilities is usually through grants, state bonds, and Quimby Park Fees. New parks in natural areas that also adequately preserve valuable natural resources should be encouraged. Multi-agency cooperation should be sought with hiking, biking and equestrian usage in mind. New parks should also link into existing and proposed trail systems and implement policies described in the County’s adopted bikeway plans. Priority should be given to adding public access to Clear Lake. Annual events that draw tourists to the area should be encouraged.

Community Development 5-48 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Objective

5.4.6 Upgrade and expand parks and recreation facilities to encourage more public use and enhance recreational opportunities.

Policies

5.4.6a The development of improved access and recreational opportunities on existing County lands should be encouraged. Implementation Responsible Impact on None Strategies/Program Agencies Budget Develop Parks Master Plan for Public Services General Fund parks within the Shoreline Department Grants Communities Area. Encourage the Redevelopment Funding Source Quimby Fees placement of recreational facilities Agency Priority High near town and population centers. Encourage varying recreational opportunities within the park Timeframe system. Short Term 5.4.6b Federal and state park land, park facility and open space assistance grants should be applied for whenever available for park development and maintenance. Implementation Responsible Impact on Budget None Strategies/Program Agencies Utilize grant sources to fund park Public Services Grants land, park facilities, and open Department Funding Source spaces. Develop parks within Redevelopment Priority High sensitive natural areas for open Agency space preservation. Timeframe Continuous

5.4.6c Promote Lake County’s Recreational Opportunities by marketing it through various media. Implementation Responsible Impact on Budget None Strategies/Program Agencies Provide informational pamphlets Public Relations TOT and maps detailing parks, facilities Lake County Funding Source and events; advertise on website, Visitor’s Center Priority County magazines, and other local High and regional media outlets. Timeframe Continous

Community Development 5-49 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

5.4.6e Locate trails, where feasible, along the ridgelines to enhance scenic viewpoints of Clear Lake and Mt. Konocti. Link communities to ridgeline trials through incorporating local parks and hubs into the trial system.

Implementation Responsible Impact on None Strategies/Program Agencies Budget Cooperate and coordinate with Redevelopment Redevelopment local property owners and county, Agency Funding Source state and federal agencies in Department of Priority providing a multi-functional and Public Works, Moderate accessible ridgeline trail system Public Services Timeframe along the Northshore of Clearlake. Continous

5.4.6f Develop nature and water trials, including non-motorized boating, along the shoreline. Implementation Responsible Impact on Strategies/Program Agencies Budget Cooperate and coordinate with Redevelopment Redevelopment local property owners and county, Agency Funding Source state and federal agencies in Department of Priority providing a multi-functional and Public Works, Moderate accessible shoreline water trials Trails system. Public Services Continual maintenance of public Timeframe launch and marina facilities to ensure easy and efficient access by the public. Continous

Schools

The Planning Area is served by two elementary schools. East Lake Elementary School, located in Clearlake Oaks, is within the Konocti Unified School District and provides instruction for kindergarten through eighth grade. There were approximately 213 students enrolled at East Lake Elementary School in the 2008-09 school year and the school was expanded to serve eighth graders. The school has recently completed significant building improvements including a new library, modernized classrooms and a complete refurbishment of the multi-purpose room. High school students are served by facilities in Lower Lake.

The second school site, Lucerne Elementary, is located in Lucerne and provides instruction for kindergarten through the eighth grade. As of 2008 the school has approximately 265 students and expects its enrollment numbers to remain stable. The Lucerne school district has future plans to replace portable classrooms with permanent facilities and construct a shared use community gymnasium. High school instruction is provided through the Upper Lake Unified School District with facilities located in downtown Upper Lake. Both School Districts within this planning area should be encouraged to use grants and any other means available for funding solutions.

Community Development 5-50 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Objective

5.4.6 Encourage the School Districts to plan for future growth. Policy

5.4.6a The County should work with the Lucerne and Konocti Unified School Districts to plan for future growth, as needed. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Work with the Upper Lake & Community Funding Source None Konocti Unified School Districts to Development Priority Moderate ensure that adequate area and Department, Lucerne infrastructure is available for future & Konocti Unified Timeframe Continuous expansion. School Districts

Library

Lake County provides and maintains four regional libraries. County library branches are located in Upper Lake, Clearlake, Middletown and the main library in Lakeport. There is no public library within the planning area other than Redbud Library in the City of Clearlake. Miscellaneous Services

Public services in Lake County include such agencies as the Assessor, Auditor, Sheriff-Coroner, District Attorney and Treasurer/Tax Collector. Various special districts oversee such services as street lighting, flood control, storm drainage, cemeteries, water and sewer. Public service capacities should keep pace with development proposals. Capital improvement plans are a good means of facilitating these projects. Special Districts and other governmental agencies are required by state law to obtain a report as to General Plan consistency when planning service improvements.

Community Development 5-51 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Objective 5.4.8 Ensure that any proposed development is coordinated with public services capabilities. Policies

5.4.8 Coordinate intergovernmental consultation among the County and local agencies and special districts regarding the planning of public service improvements to be consistent with the Shoreline Communities Area Plan.

Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget The County should coordinate with Community Funding Source None various service-providing agencies in Development Priority Moderate planning for new infrastructure. Department, Special Districts, Department Timeframe Continuous of Public Works

5.5 Land Use and Zoning Plans

This section contains a description of the land use designations proposed by the Area Plan and a summary of the recommendations by land use type. Special zoning recommendations are also discussed. In certain circumstances within the planning area zoning designations are not consistent with the land use designations, but instead support short term or interim objectives. This is necessary in areas where transition zones will be utilized, such as the downtown community centers. While the zoning proposed by this plan for these areas may only be in effect for five years or less, based on the availability of existing infrastructure, the general plan land use designations reflect the goals of a 20-year plan. Proposals to amend the land use designations to increase density must meet certain requirements, such as proper soils, infrastructure availability, buffer areas from agricultural operations and other critical resources while not promoting spot zoning.

The Shoreline Communities Area Plan generally seeks to locate land uses adjacent to one another that are compatible, related, mutually supportive, and similar in the amount of traffic they generate and types of transportation facilities they need. In some cases though, existing land use or circulation patterns, the timing of development on properties with different owners, environmental constraints or other factors prevent new development from providing a gradation of uses to ensure compatibility and thus necessitate the use of other tools. One of the most commonly used and effective means of minimizing conflicts between potentially incompatible land uses is to provide a buffer zone between the uses. The exact dimensions and characteristics of buffer zones and allowed uses are site-specific or project-specific and are determined through the review process. Buffer zones should be reserved and guaranteed in perpetuity through conservation easements, deed restrictions or similar mechanisms, with the developer providing any necessary funding.

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Figure 5-4 SUMMARY BY LAND USE Acreage of Existing and Proposed General Plan Designations Land Uses Existing Proposed by Plan Agriculture 4,365 11,537 Community Commercial 78 76 Local Commercial 8 16 Commercial Resort 178 99 Service Commercial 54 337 High Density Residential 15 169 Industrial 52 0 Low Density Residential 2,264 1,378 Medium Density Residential 29 68 Public Facilities 327 111,612 Public Lands 102,510 0 Resource Conservation 1,367 194 Rural Lands 58,182 50,354 Rural Residential 9,437 4,104 Suburban Residential Reserve 2,286 1,287

Acreage of Existing and Proposed Zoning Designations Zoning Existing Proposed Agriculture 29,923 1,609 Agriculture Preserve 12,142 9,930 Timberland Preserve 1,092 766 Local Commercial 27 12 Community Commercial 70 15 Service Commercial 46 39 Highway Commercial 116 2 Commercial Resort 1,498 92 Commercial/Manufacturing 10 4 Heavy Industrial 0 0 Open Space 97,428 111,703 Planned Development 1,528 0 Planned Development Commercial 466 357 Planned Development Residential 0 90 Single-Family Residential 3,489 1,451 Two-Family Residential 148 34 Multi-Family Residential 81 113 Rural Lands 7,830 49,647 Rural Residential 16,337 4,139 Suburban Residential 33 1,214 Unclassified 8,937 0

Community Development 5-53 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

The following summarizes the recommendations of the Shoreline Communities Area Plan in each of the basic land uses.

Commercial

Highway oriented commercial should be located within the established Community Area Boundaries. The focus of commercial development should be concentrated within designated town centers, specifically along 13th Avenue “The Strand” in Lucerne, and properties within the immediate vicinity of “The Plaza” in Clearlake Oaks. An adequate amount of commercially zoned property has been designated to provide for development of additional services to residents and people traveling through the area, including lodging, dining, retail fuel sales and convenience stores. Parcels with existing general retail sales uses remain designated as Community Commercial.

The overall success of commercial activity within the planning area is dependent upon some common factors, such as: 1) establishment of comprehensive parking plans for the town centers; 2) traffic calming and beautification measures along State Highway 20; 3) elimination of blighting influences (i.e. unsafe buildings, small and irregular lot sizes, etc.); and, 4) the encouragement of existing business owners to improve their properties. Many of these issues are outlined within the Redevelopment Plan for the Northshore Redevelopment Project. All of these factors and other similar issues play an important role in fostering a positive environment for area residents, potential consumers and prospective business operators.

It is not likely that a large regional commercial service area will be warranted within the life of this plan. Limited capacity of existing public water and sewer are the main hindrance to the development of intensive commercial services within the planning area. Adequate zoning for Service Commercial uses has been made available at the eastern end of the community of Clearlake Oaks.

Another vital component of commercial services within the planning area concerns the development and maintenance of Resort Commercial along the shoreline of Clear Lake. A major portion of the economy of the planning area is based upon tourism. The provision of clean and convenient lodging near recreational opportunities is vital to the health of the region. Existing resorts should continue to upgrade their facilities to meet the needs of today’s traveler and new resort uses should be encouraged. Other resort uses related to health, nature and agriculture should also be supported. Commercial design guidelines can be found in Section 7 of this Plan.

Objective 5.5.1 Encourage orderly growth and development within the planning area by focusing higher intensity development within the identified Community Growth Boundaries. The land use map shall designate sufficient lands to accommodate a balance of land uses subject to environmental and public service constraints.

Community Development 5-54 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Policies 5.5.1a Approve heavy commercial and light industrial uses in locations compatible with neighboring residential, retail, commercial or agricultural land uses. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Review zoning map for conflicts Community Funding Source None between heavy commercial/ light Development Priority Moderate industrial and residential/retail, Department Agricultural and commercial and Timeframe Long-term modify accordingly.

5.5.2b Work closely with potential developers to guide projects to locations that are adequate with regard to land use compatibility and available infrastructure. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Continue to encourage potential Community Funding Source None developers to attend pre- Development Priority Moderate development Department meetings and work closely with Timeframe Long-term appropriate public agencies.

Residential

The Shoreline Communities Area Plan in conjunction with the 2008 General Plan establishes Community Growth Boundaries as appropriate areas for future residential development and to minimize rural, sprawl type development. One of the purposes of Community Growth Boundaries is to protect natural resources outside the boundaries, such as wetland and water recharge areas and lands suitable for agriculture, which are valuable to sustainable development and the quality of life in the planning area. Another purpose of Community Growth Boundaries is to direct development away from natural hazard areas, including geologic and wildfire hazards. These boundaries are also designed to include suitable areas where smart growth principles can be readily implemented. For the most part, these Boundaries coincide with existing development patterns where public water, sewer and other essential infrastructure are currently available.

A considerable amount of future growth can be accommodated as in-fill development within the established subdivisions and community growth boundaries. In-fill development should be encouraged whenever possible to reduce pressure of extending public services and to reduce human interface with natural hazards including wildfire, erosion and landslides. Incentives for merging lots to increase parcel size to correct site constraints such as, inadequate parcel size, steep slopes, presence of shallow soils and decrease density should be established. The County’s Redevelopment Agency could play a role by assisting with the acquisition and merging of parcels.

The main limiting factor to both new and in-fill type residential use within the planning area is the availability of public water. Each community within the planning area is experiencing some form

Community Development 5-55 July 2009 Shoreline Communities Area Plan—Planning Commission Draft of limitation in its ability to provide additional public water connections within the established district boundaries. These include limitations to both storage and treatment capacity. Public infrastructure providers should be encouraged to expand their existing water system capacity to provide additional services within their current established district thus making in-fill development more feasible and reducing the pressure for additional development outside of the community areas.

Development outside of the Community Growth Boundaries should be at lower densities which are compatible and harmonious with nature. Proposed minor land divisions should protect environmentally sensitive areas such as oak woodlands and waterways through the use of designated building envelopes or the use of non-buildable areas. Where appropriate the “B5” combining district should be allowed to encourage the clustering of smaller developable parcels for better access and sharing of services while at the same time freezing the remaining larger areas from future development.

Continued effort should be made to promote the construction of affordable housing within the planning area. The County provides incentives in a number of different ways including density bonuses, planned development zoning providing flexible standards encouraging innovative design, and new smart growth principles encouraging mixed commercial and residential projects within the Community Growth Boundaries. The County should pursue available federal, state and local funds to assist in the development of needed affordable and low-income housing. County policies should shy away from the clustering together of low-income housing projects rather balancing them with other types of development. The Shoreline Communities Area Plan has designated suitable amounts of High and Medium Density Residential lands and has attempted to locate them near commercial centers and major transportation corridors where better access to employment may be obtained. The Lake County Housing Element also contains a comprehensive listing of vacant and underutilized residential parcels within the county.

Objective 5.5.2 Ensure that amendments to land use designations are in the overall best public interest of the community. Policy

5.5.2(a)Evaluate proposals to amend the land use maps that increase the acreage of land designated Rural Residential, Suburban Residential Reserve, and Low Density Residential by the following criteria: a. Adequate water with suitable quality must be available and capable of being provided for each potential parcel. b. Soils must be suitable for on-site waste disposal systems. c. Adequate access, fire fuel breaks, water storage or equivalent measures for rural fire protection must be provided. d. Adequate access must be available or proposed to safely accommodate the potential increase in traffic without adversely impacting the existing circulation system. e. Proposals must not adversely affect adjacent land uses. f. The proposal must not impact a significant or unique natural resource.

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g. The supply of existing parcels with the same designation as that proposed should be insufficient to accommodate projected growth in the planning area through the 20- year planning period. h. Proposals to amend the land use map should include provisions for a logical buffer between suburban densities and agricultural or more remote, incompatible land uses. i. The area should be adjacent to existing land designated with the same land use classification as proposed and should not result in a “spot” designation or be incompatible with residential densities in the vicinity. j. Slope stability and steepness should be properly analyzed through the review of topographic and landslide risk maps. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Carefully review any proposed Community Funding Source None changes to land use maps adopted as Development Priority High part of the Shoreline Communities Department Area Plan. Use the above criteria in Timeframe Continuous determining appropriateness of amendments to land use map.

5.5.2(b) Lot coverage for lakefront parcels shall be calculated from the buildable portion of the parcel landward of 7.79 Rumsey. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Amend Lake County Zoning Community Funding Source None Ordinance to include a provision that Development Priority High would exclude land lakeward of 7.79 Department rumsey from being used in the Timeframe Continuous calculation of lot coverage.

Community Development 5-57 July 2009 HWY 20

GROVE ST HIGHLAND AV E

FOOTHILL DR GROVE ST

HIGHLAND AVE

FIRST AVE LAKE ST DIXIE RD

SECOND AVE ROAD KENSINGTON WAY ROBINSON RD THIRD AVE

FOURTH AVE FIFTH AVE COUNTRY CLUB DR SIXTH AVE

SEVENTH AVE

NINTH AVE HOTEL RD TENTH AVE

ELEVENTH AVE LOGAN DR TWELFTH AVE

THIRTEENTH AVE

FOURTEENTH AVE

FIFTEENTH AVE

SIXTEENTH AVE

SEVENTEENTH AVE

OGDEN RD

ATHOLL RD

LAKESHORE BLVD

O VISTA DR RANCH

FRONTAGE RD

VIRGINIA DR

BRUSTER DR

OAK CREST AVE

HENDRICKS DR

FRONTAGEROSEMONT RD EXT DR PANORAMIC DR Legend

Community Growth Boundry

Miles 0 0.1 0.2 0.3 0.4

LUCERNE COMMUNITY AREA FIGURE 5-5 HIGH VALLEY RD

CERRITO DR

VISTA DR OAK GROVE AVE ALTA SHAUL ST

FIRST ST FIRST ST SECOND ST HWY 20 LAKE ST THIRD ST THIRD ST FOURTH ST MARINA VI BUTLER ST OAK ST ISLAND DR LAKEVIEW DR SHOREVIEW DR MESA DR STUBBS RD SCHINDLER ST F IFTH ST ANCHOR VILLAGELLAGE PLAZA FIFTH ST SIXTH ST

LAKELAND ST DRIFTWOOD VILLAGE MESA CT PINE ST EBBTIDE VILLAGE KONOCTI DR MANZANITA CT HORT ST S LAKEVIEW CT VENUS VILLAGE BERYL WY SHADY LN WIDGEON WY

HILLSIDE LN KEYS BLVD BASS LN RD RANCH MORINE ISLAND DR PEBBLE WAY ISLAND CIR HICKORY LN

HILLSIDE LN

SURF LN

SPINNAKER CT

ORCHARD SHORE DRAPPLE LN

WALNUT WAY

CAT HO LIC CHU RC

SULPHUR BANK DR H R D

Legend

Community Growth Boundry

Miles E RD 0 0.1 0.2 0.3 0.4 FIGURE 5-6 SULPHUR BANK MIN CLEARLAKE OAKS - COMMUNITY AREA - COMMUNITY OAKS CLEARLAKE Shoreline Communities Area Plan—Planning Commission Draft

Agriculture & Rural Areas

Agricultural uses such as vineyards are thriving in many portions of the planning area. However, pressure to convert agricultural lands into small ranchettes is felt by more and more property owners each year. New residential development proposals should be discouraged in areas designated as Agriculture on the land use map, including those properties within the recognized High Valley viticultural region. With the exception of allowable resort, support commercial uses, agricultural industry, and farmworker housing, non-agricultural development should be directed to appropriate areas within the Community Growth boundaries of the planning area. Land within designated Primary Agricultural Areas should not to be divided into units too small to support viable agricultural operation. Further, rural development should be allowed only if the area is able to support water and waste disposal needs, access, slope characteristics, protection of sensitive natural resources and the site’s susceptibility to natural hazards. Development in rural or agricultural areas should be clustered onto portions of parcels that area best suited to accommodate the development to help maintain the viability of agriculture.

Buffer areas that separate urban uses from rural/agricultural uses should be encouraged, where feasible. Noise from machinery, dust, the use of fertilizers and chemical sprays, and other related agricultural activities could create a nuisance for nearby residential uses. Buffers also minimize disturbance to rural/agricultural uses from urban or suburban uses, including trespassing by residents and domestic animals. Projects proposed adjacent to incompatible uses should include site-specific buffer areas. These buffer areas can provide fuel breaks for fire safety, wildlife corridors, or some other beneficial use, dependent upon the site, the project and the environmental issues involved. Conflict between agriculture and residential uses jeopardizes the viability of the Lake County agricultural industry. Policies requiring buffer zones are included in chapter 3 of this plan. Objective 5.5.3 To promote development of agricultural uses and support the continued viability of Lake County’s agricultural economy. Policy 5.5.3a Development adjacent to incompatible uses shall be designed to provide a buffer in the form of a setback of sufficient distance to avoid land use conflicts between the agricultural use and the non-agricultural use. Such setback or buffer areas shall be established by recorded easement or other instrument that reserves it in perpetuity. A method and mechanism (for example, a homeowner’s association or easement dedication to a non-profit organization or public entity) for guaranteeing the maintenance of that area in a safe and orderly manner shall be established, if necessary. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Require permanent buffer zones Community Funding Source None between incompatible uses. Development Priority High Department Timeframe Continuous

Community Development 5-63 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

5.5.3b Preserve areas containing prime agricultural soils or demonstrating unique characteristics that allow for viable economic opportunities for the agricultural industry. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Review California Farmlands of Community Funding Source None Importance Mapping and U.S.G.S. Development Priority Moderate soil survey report for Lake County in Department, considering requests to change the Planning Timeframe Long term land use designation to or from Commission & agricultural. Board of Supervisors

Open Space

Land under conservation easement and land owned by the Mendocino National Forest, Bureau of Land Management, the State or the County is zoned “O”, Open Space.

Objective 5.5.4 To enhance and protect the recreational opportunities for the future residents and visitors of Lake County. Policy

5.5.4 Areas acquired by the County should be preserved for recreational purposes and protected from intrusive development. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Rezone future parks to “O” Open Community General Fund Space upon purchase of the property. Development Funding Source Department Priority Moderate

Timeframe Continuous

SPECIAL ZONING RECOMMENDATIONS

The Shoreline Communities Area Plan contains five categories of special zoning recommendations: (1) zoning designations to be eliminated, (2) parcels inconsistent with their zoning (3) scenic corridors, (4) design review combining district and (5) the substandard older subdivision zoning district.

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Zoning designations to be eliminated The “MH” Mobilehome combing district, which reduces the minimum residential standards to allow single-wide manufactured homes on residential zoning. The “U” Unclassified district which represents 9,230 acres within the planning area must be removed and is one of the reasons the County is conducting area plans to comply with the Lescher judgment. The “PD Planned Development district which became obsolete in 1986, and was replaced by “PDC Planned Development Commercial and “PDR” Planned Development Residential.

Parcels Inconsistent with Zoning Where practical, parcels within the planning area that contain land uses inconsistent with the existing zoning are recommended to be changed to be consistent with their actual land use.

Scenic Corridors General Plan policies encourage the protection and enhancement of Lake County’s scenic highways and resources. The major purpose of this objective is to promote the county’s recreation-based economy and provide a high level of scenic quality to residents and visitors alike. State Highway 20 are designated “SC”, Scenic to protect their scenic qualities.

An additional method of preserving or enhancing the scenic quality of an area is to adopt design review guidelines. This is particularly effective when the area is only partially built up and there is an opportunity to change the overall visual impression of the area through consistency, uniformity of future structures, visual screening and roadway setbacks. Billboards, overhead power lines, poorly maintained structures or unscreened mining operations can spoil views. Section 7 of this plan includes design guidelines for the communities of Lucerne and Clearlake and recommends design criteria residential development along the Clear Lake Shoreline.

Design Review Combining District The purpose of the Design Review or “DR” Combining District is to insure aesthetic compatibility between uses, protect and enhance property values, protect scenic corridors, and promote community character through the use community design manuals. Section 7 of this plan includes design guidelines for the community areas of Lucerne and Clearlake Oaks. This combining district should be applied to the commercial areas in the community centers and along scenic routes within the planning area. The adoption of community design standards in conjunction with the incorporation of this combining district will aid in: Establishing individual identities for each of the communities Improving the physical appearances of the downtown areas Eliminating blight and foster economic well-being Reestablishing community pride

Substandard Older Subdivision Combining District The incorporation of the Substandard Older Subdivision or “SOS” combining district is intended to set minimum public health and safety standards to provide basic access and fire protection for older subdivided lands and to ensure geologic stability. The “SOS” district is applied to undersized subdivision lots in the planning area with no access to public services such as water, sewer, roads

Community Development 5-65 July 2009 Shoreline Communities Area Plan—Planning Commission Draft and power. These areas are concentrated in the paper subdivision lots traversing the steep ridges outside of the Lucerne and Clearlake Oaks community areas. Prior to obtaining a building permit in a "paper subdivision" that includes the “SOS” zoning district, a property owner may be asked to improve access to the property, fire protection facilities or public water and/or sewer systems.

B-5 Combining District—cluster development This combining district provides for specified minimum lot sizes, promotes open space, and protects sensitive resources by clustering development, usually along an existing roadway. All uses of land in this combining district must also conform with the regulations of the base zoning district. This district is utilized primarily in rural areas prone to extreme fire hazard, steep slopes and/or limited access for fire and emergency response. Figure 5-6 provides a visual representation of the B-5 combining district.

Figure 5-7 – B5 Combining District

Community Development 5-66 July 2009 THE STRAND, LUCERNE Source: Lake County Redevelopment Agency

SPECIALSPECIAL STUDYSTUDY AREASAREAS

6.1 THE PROMENADE, LUCERNE

6.2 THE STRAND, LUCERNE

6.3 THE PLAZA, CLEARLAKE OAKS

6.4 EAST CLEARLAKE OAKS COMMERCIAL DISTRICT Shoreline Communities Area Plan—Planning Commission Draft 6.0 SPECIAL STUDY AREAS

6.1 Special Study Area No.1—“The Promenade” Lucerne

The town of Lucerne, originally planned in the 1880’s, had a focus on the development of the waterfront or “promenade” stretching across the community along State Highway 20. The Redevelopment Agency with the assistance of local residents adopted the Lucerne Promenade Master Plan in April 2005. The enhancement and increase of the waterfront in Lucerne for the enjoyment of Clear Lake is the main focus of the master plan. The goals of the Promenade plan includes development of usable waterfront access, support for business, links to the community, creation of gathering places, and the establishment of traffic calming measures. The development of the promenade will be done incrementally through a combination of Redevelopment special grant monies and proposed projects by private parties. This special study area is designed to implement the basic land use designations for the flexible and incremental development of “The Promenade” consistent with the goals and policies adopted by the residents of Lucerne.

For land use purposes the physical boundaries of “The Promenade” consists of property stretching from the West Gateway (located on shoreline side of Highway 20 near Foothill Drive) to the Eastern Gateway (located along the shoreline between Sixteenth and Seventh Avenue). This area includes both the lots located along the shoreline and those properties directly fronting State Highway 20. Highway traffic calming improvements and beautification measures in this identified zone are also part of the Lucerne Promenade Master Plan.

The promenade will incorporate a mix of different land use types. Commercial resort type uses are encouraged throughout the area but will mainly be focused along the West and East Gateway. The shoreline will include multiple public gathering spaces and a plethora of public lake access. The shoreline will also include a mix of retail, parking and public marinas. The main focus of commercial use in this area will be near “The Strand” at the end of Thirteenth Street and will be designed to include restaurants and mixed retail. This master plan seeks to focus commercial services closer together rather than continuing to sprawl out along the highway corridor. Land use designations will encourage this pattern and allow for higher density residential to occur along the north side of Highway 20. Established commercial businesses along the north side of Highway 20 will have a designation of “CH” Commercial Highway. The pedestrian nature of the promenade development is ideal for the incorporation of multi-family dwelling projects with views out towards the lake and plazas. The incorporation a comprehensive parking plan is essential to the viability of this development.

Due to the undersized nature of many of the existing lots in this area alternative setbacks and residential performance standards should be considered to promote creative designs aimed at maximizing available use areas. Appropriate residential designs would incorporate elements consistent with “smart growth” principles. Where necessary, lots should be merged in order to facilitate the best use of available space.

Special Study Areas 6 - 1 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Objective

6.1.1 Support development of a mix of retail, dining, resort commercial, multi-family residential and open space along the shoreline (Promenade) of Clear Lake in Lucerne. Policies

6.1.1a Enhance community identity and bolster the local economy of Lucerne through the promotion and improvement of public access to Clear Lake and the clustering of commercial development in a pedestrian friendly setting. Implementation Programs/Strategies Responsible Impact on Staffing Agency/Agencies Budget Continue to implement elements of the Marketing, Funding Source Redevelop- Northshore Redevelopment Plan and Redevelopment ment, General Lucerne Promenade Master Plan aimed Agency, Community Fund at creating accessible and clustered Development Priority High community commercial uses along the Department waterfront in Lucerne. Timeframe Continuous Promote the clustering of commercial development along the Promenade towards “The Strand”

6.1.1b Develop a comprehensive parking plan for “The Promenade”. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Develop a special fund paid into by Marketing, Funding Source Redevelop- new commercial development for the Redevelopment ment, General acquisition and establishment of public Agency, Community Fund parking. Encourage the development of Development Priority High public parking lots throughout the Department vicinity to better facilitate pedestrian Timeframe Continuous use and maximize the usable area of parcels for commercial and public lake access use.

6.1.1c Encourage the development of multi-family residential units along the north side of Highway 20 which promote views of the lake and community gathering areas. Implementation Programs/Strategies Responsible Impact on Staffing Agency/Agencies Budget Promote the conversion of existing Marketing, Funding Source Redevelop- single-family residential uses to higher Redevelopment ment, General density residential uses which take Agency, Community Fund advantage of the pedestrian oriented Development Priority High

Special Study Areas 6 - 2 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

nature of “The Promenade”. Department Timeframe Continuous Implement revised design and performance standards for multi-family residential units to encourage the maximum use of small existing lots and allow for the utilization of public open space and parking in lieu of on- site requirements.

Special Study Areas 6 - 3 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Figure 6.1—Promenade Map

Special Study Areas 6 - 4 July 2009 Shoreline Communities Area Plan—Planning Commission Draft 6.2 Special Study Area No.2—“The Strand” Lucerne

The following shall serve as the General Plan of Development for the Lucerne Strand—Town Square:

The town of Lucerne, originally planned in the 1880’s, had a focus on the development of the waterfront or “promenade” stretching across the community along State Highway 20. The Redevelopment Agency with the assistance of local residents adopted the Lucerne Promenade Master Plan in April 2005. The central focus for commercial development within the Promenade plan is the redevelopment of 13th Avenue, known as “The Strand”, into a viable town center with a mix of retail, dining, essential services and some residential above and behind shop fronts. The development of this town center will be done incrementally through a combination of Redevelopment special grant monies and proposed projects by private parties. This general plan of development is designed to implement the basic land use foundation for the flexible and incremental development of “The Strand”.

For land use purposes the physical boundaries of “The Strand” consist of all that property located to the east of Twelfth Avenue and west of Fourteenth Avenue between State Highway 20 and the outline created by Hotel Road, Foothill Drive and Fourteenth Avenue. The area also consists of those lots fronting the north side of State Highway 20 from the east side of Eleventh Avenue.

The entire area described above shall have a zoning designation of “PDC” Planned Development Commercial. The General Plan Designation for the entire site will be Community Commercial except for 100 feet lying nearest to Country Club Drive. This area will be designated as Local Commercial acting as a natural transition zone between the residential uses to the north and commercial uses to the south. This land use designation will allow for a diverse variety of commercial activities aimed at serving both tourists and local residents. Uses should include: retail, dining, professional and personal services, banks and other similar uses. Limited residential uses should also be encouraged above and behind shops consistent with “smart growth” principles.

The area in “The Strand” northeast of Country Club Drive is occupied by “The Castle”. This property has recently been made available for sale and could be a major attraction in “The Strand” area. The site is ideally suited for a diverse mix of uses. Uses should include: educational, conference facilities, professional offices, art studios, limited retail shops, and residential uses such as lodging and/or senior housing.

Streetscape and building design and location should promote a pedestrian friendly atmosphere through the promotion of “complete streets” and “walkable community” principles. A comprehensive parking plan should be developed for the entire project so as to encourage people to leave their vehicles and travel storefronts on foot. Special attention should be paid to ensure comfortable pedestrian access achieved from “The Castle” area to the town center core of “The Strand.” Parking areas should be tastefully landscaped and maintained so as to compliment the town center atmosphere without detracting from nearby residences. A comprehensive landscaping plan for “The Strand” should also be considered which includes street trees, planter areas, sidewalks, lighting, frequent benches and areas for gathering.

Lots within “The Strand” are small and narrow. Building design should be concentrated on the maximum use of space. This should include the location of building near sidewalks and side

Special Study Areas 6 - 5 July 2009 Shoreline Communities Area Plan—Planning Commission Draft property boundaries. Where necessary, lots should be merged in order to facilitate the best use of available space. Two-story buildings should be encouraged. The creation of a comprehensive parking plan for the entire town center is essential to achieving these goals. All new construction and signage will be required to meet the design criteria set forth in Chapter 6 of this area plan.

Objective

6.2.1 Support development of a concentrated, vibrant town center in Lucerne along 13th Avenue “The Strand” that provides services to local residents and tourists. Policies

6.2.1a Provide framework for a mix of commercial services and high density residential uses to create a vibrant town center. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Continue to implement elements of the Marketing and Funding Source Redevelop- Lucerne Promenade Master Plan. Economic ment, General Promote retail, dining, professional and Development Fund personal services, banks and other Department, Priority High similar uses. Encourage compatible Redevelopment residential uses above storefronts. Agency, Community Timeframe Continuous Development along “The Strand” Development should transition from higher intensity Department uses to local commercial oriented uses in areas near single.

6.2.1b Develop a comprehensive parking plan for “The Strand”. The parking plan should compliment and tie into master plan for the Promenade. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Develop a special fund paid into by Marketing, Funding Source Redevelop- new commercial development for the Redevelopment ment, General acquisition and establishment of public Agency, Community Fund parking. Incorporate the use of the “P” Development Priority High Parking Combining District. Department Encourage the development of public Timeframe Continuous parking lots throughout the vicinity to better facilitate pedestrian use and maximize the usability of parcels for commercial use.

Special Study Areas 6 - 6 July 2009 Shoreline Communities Area Plan—Planning Commission Draft 6.2.1c Devise a set of sample business building plans for perspective developers to “The Strand” which incorporate desired design characteristics and address common building constraints. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Create sample elevations and building Marketing, Funding Source Redevelop- designs aimed at maximizing usable Redevelopment ment, General area and addressing common Agency, Community Fund constraints typical of lots in “The Development Priority High Strand”. Department Timeframe Continuous

6.2.1d Work closely with potential developers of “The Castle” to ensure the highest and best use of the property. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Encourage a diverse mix of uses be Marketing, Funding Source Redevelop- developed on “The Castle” site. Redevelopment ment, General Promote educational, conference Agency, Community Fund facilities, professional offices, art Development Priority High studios, limited retail shops, and Department residential uses such as lodging Timeframe Continuous and/or senior housing.

Special Study Areas 6 - 7 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

LOOMIS NICE

LAKEPORT 7TH BOND LUCERNE 8TH COUNTRY CLUB GPD AREA

VICTORIA 9TH

HOTEL 10TH

11TH

12TH LOGAN

THE PROMENADE I 13TH

HWY 20 14TH

FOOTHILL 15TH

16TH

OGDEN

17TH

THE STRAND - GPD AREA

Figure 6-2—The Strand

Special Study Areas 6 - 8 July 2009 Shoreline Communities Area Plan—Planning Commission Draft 6.3 Special Study Area No. 3—“The Plaza” Clearlake Oaks The following shall serve as the General Plan of Development for The Plaza in Clearlake Oaks:

The development of the “The Plaza” as a community gathering place and town center was identified by community members developing the Northshore Redevelopment Plan as a top priority for Clearlake Oaks. The Redevelopment and Public Services Department have recently completed the Nylander Park project located between the Plaza and State Highway 20. The conversion of the central area of the Plaza into a community gathering place began in the Fall of 2008 and is quickly progressing with the construction of sidewalks, landscaping and other positive streetscaping features. This Special Study Area also includes development across the highway along Short Street. Short Street is a horseshoe shaped road that connects to Highway 20 at either end and is bordered on the south side by Stubbs Canal. This is a unique locale within the planning area as it lies within walking distance to the town center and has access to Clear Lake. Development at this site will need to address issues such as pedestrian access across Highway 20, flooding and existing residential uses present in the immediate vicinity. This general plan of development is designed to implement the basic land use foundation for the flexible and incremental development of properties surrounding “The Plaza”. The development of this town center will be done incrementally through a combination of Redevelopment special grant monies and proposed projects by private parties.

For land use purposes the physical boundaries of this General Plan of Development shall consist of all that property fronting “The Plaza”. This includes all of that property situated on Foothill Boulevard between Pine Street to the south and Oak and Acorn Streets to the north and those properties situated along the Plaza until its junction with Pine and Oak Streets to the west. The Special Study Area shall also consist of all that property with property boundaries lying adjacent to Short Street.

The entire area described above shall have a zoning designation of “PDC” Planned Development Commercial. The General Plan Designation for the entire site is Community Commercial. This land use designation will allow for a diverse variety of commercial activities aimed at serving both tourists and local residents. Uses should include: retail, dining, professional and personal services, banks, limited lodging and other similar uses. Residential uses should also be encouraged above and behind shops consistent with “smart growth” principles. Uses along Short Street should incorporate the benefits of having waterfront access and build on existing uses in the nearby locale including the attractive wine tasting room, deli and small scale lodging. Other potential options should include the construction of a boardwalk along Stubbs canal and the development of additional lodging, dining and boutique retail.

Development of “The Plaza” and surrounding vicinity should focus on creating a viable town center and community gathering space with a mix of retail, dining, essential services and some residential above and behind shop fronts. Streetscape and building design and location should promote a pedestrian friendly atmosphere through the promotion of “complete streets” and “walkable community” principles. A comprehensive parking plan should be developed for the entire project so as to encourage people to leave their vehicles and travel storefronts and the Plaza on foot. Parking areas should be tastefully landscaped and maintained so as to compliment the town center atmosphere without detracting from nearby residences. A comprehensive landscaping plan for the Plaza should also be considered which includes street trees, planter areas, sidewalks, lighting, and frequent benches.

Special Study Areas 6 - 9 July 2009 Shoreline Communities Area Plan—Planning Commission Draft Lots within the Plaza are small and narrow. Building design should be concentrated on the maximum use of space. This should include the location of building near sidewalks and side property boundaries. Where necessary, lots should be merged in order to facilitate the best use of available space. Two-story buildings should be encouraged. The creation of a comprehensive parking plan for the entire town center is essential to achieving these goals. All new construction and signage will be required to meet the design criteria set forth in Chapter 6 of this area plan.

Development of the Short Street area should be done in conjunction with traffic calming and pedestrian improvements to Highway 20. Commercial uses along Short Street should be pedestrian oriented thus a comprehensive parking plan for the whole area would need to be completed to ensure the maximum utilization of available storefront area. This would also advance the aesthetic quality of the downtown area making for attractive views of Clear Lake and increase the likelihood that passing motorists will stop in Clearlake Oaks improving the total economic viability of this area.

Objective

6.3.1 Support development of a concentrated, vibrant town center in Clearlake Oaks in conjunction with “The Plaza” which provides services to local residents and tourists. Policies

6.3.1a Provide framework for a mix of commercial activities aimed at serving both tourists and local residents. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Support the continued efforts of the Marketing, Funding Source Redevelop- Redevelopment Agency. Promote Redevelopment ment, General retail, dining, professional and personal Agency, Fund services, banks and other similar uses. Community Priority High Projects should be designed to include Development features that create a pedestrian mall Department Timeframe Continuous linking development with “The Plaza” and community gathering spaces.

6.3.1b Develop a comprehensive parking plan for “The Plaza” and other areas within the downtown Clearlake Oaks business district. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Develop a special fund paid into by new Marketing, Funding Source Redevelop- commercial development for the Redevelopment ment, General acquisition and establishment of public Agency, Fund parking. Incorporate Community Priority High

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the use of the “P” Parking Combining Development Timeframe Continuous District. Encourage the Department development of public parking lots throughout the vicinity to better facilitate pedestrian use and maximize the usability of parcels for commercial use.

6.3.1c Devise a set of sample business building plans for perspective developers to “The Plaza” which incorporate desired design characteristics and address common building constraints. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Create sample elevations and building Marketing, Funding Source Redevelop- designs aimed at maximizing usable area Redevelopment ment, General and addressing common constraints Agency, Fund typical of lots in “The Plaza”. Community Priority High Development Department Timeframe Continuous

Objective

6.3.2 Encourage the development of small scale retail hub that compliments “The Plaza” focused on serving a pedestrian clientele and utilizing the benefits of water frontage. Policies

6.3.2a Land use designations for “Short Street” should promote an environment conducive to small scale retail, dining and resort uses. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Rezone properties along Short Street to Marketing, Funding Source Redevelop- “PDC” with a general plan designation Redevelopment ment, General of Community Commercial. Agency, Community Fund Development Support the continued efforts of the Priority High Department Redevelopment Agency. Strictly enforce 30-day stay limits for Timeframe Continuous hotel and resort uses in the vicinity.

6.3.2b Streetscape and building design for “Short Street” should promote a pedestrian friendly environment. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Projects should be designed to include Marketing, Funding Source Redevelop- features, such as boardwalks, sidewalks Redevelopment ment, General and other similar pedestrian features Agency, Community Fund that create a comprehensive pedestrian Development Priority High

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mall linking development together. Department Timeframe Continuous Highway 20 safety and beautification efforts should promote complete street elements linking Short Street development with The Plaza.

6.3.2c Incorporate “Short Street” into a comprehensive parking district which includes “The Plaza” and downtown community district. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Parking areas should be considered on Marketing, Funding Source Redevelop- properties not suitable for commercial Redevelopment ment, General development, such as areas prone to Agency, Community Fund flooding. Development Priority High Provide directional signs to public Department parking areas in the vicinity. Timeframe Continuous

Special Study Areas 6 - 12 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Figure 6-3—The Plaza

Special Study Areas 6 - 13 July 2009 Shoreline Communities Area Plan—Planning Commission Draft 6.4 Special Study Area No. 4—East Clearlake Oaks Commercial District

The following shall serve as the General Plan of Development for the Eastern Clearlake Oaks Commercial District:

Existing commercial uses in the Clearlake Oaks are currently split between the area near the Plaza and other commercial uses that have concentrated in strip mall type development at the eastern end of the community along Highway 20. Critical to the development of a town center at “The Plaza” is the creation of an adequate land use strategy that will ensure that other commercial development in the community will not detract from the overall viability of the Plaza. Rather, the intent is to compliment the town center by providing the types of commercial services not well suited to the proposed town center. Additionally, this area is unique as it acts as a visual gateway to the community of Clearlake Oaks and Lake County as a whole. This general plan of development is designed to implement basic land use criteria aimed at maintaining a positive image of the planning area.

For land use purposes the physical boundaries of this commercial area shall consist of all that property lying north of State Highway 20 between East Lake Elementary School to the west and Round Mountain Road to the east and as further depicted in Figure 6-5.

The entire area described above shall have a zoning designation of “PDC” Planned Development Commercial. The General Plan Designation for the entire site will be Community Commercial for the first 150 to 200 feet lying nearest to State Highway 20 with Service Commercial located behind. Future development in this area should concentrate on providing commercial retail oriented businesses along the highway frontage allowing for separation from more intensive commercial service oriented uses located at the rear of this site. Medical offices, professional commercial services and other services not well suited for “The Plaza” should be encouraged. Uses such as mini-storage, contractor’s yards and other similar uses should be discouraged along the highway frontage and be located behind other lower intensity uses. A wide variety of uses should be encouraged in this Service Commercial area as it represents the only heavy commercially designated land in the community. Large “box” stores should be prohibited.

The screening of parking areas through tasteful landscaping and street tree plantings to create a visual break between the highway and commercial uses should be required. Comprehensive sign programs should be developed for this entire area aimed at concentrating on-site advertising to building frontages and marquee signs containing several businesses along highway 20. Large individual advertising signs along the highway frontage should be avoided. Offsite billboard type advertising should also be prohibited. All new construction and signage will be required to meet the design criteria set forth in Chapter 6 of this area plan.

Special Study Areas 6 - 14 July 2009 Shoreline Communities Area Plan—Planning Commission Draft Objective

6.4.1 Focus more intensive commercial development on the north side of Highway 20 at the eastern end of Clearlake Oaks. Policies

6.4.1a Future intensive commercial development should be focused on the north side of Highway 20 at the eastern end of Clearlake Oaks. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Establish “PDC” Planned Development Community Funding Source None Commercial Zoning for lands located Development Priority High north of Highway 20 between East Lake Department Elementary School and Round Timeframe Continuous Mountain Road. The General Plan Designation for the entire first 150 to 200 feet will be Community Commercial with the remaining lands designated Service Commercial.

6.4.1b Develop a comprehensive sign program and prohibit off-site outdoor advertising signs in the East Clearlake Oaks Commercial District. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Comprehensive sign programs should Community Funding Source None be developed for this entire area aimed Development Priority High at concentrating on-site advertising to Department building frontages and marquee signs Timeframe Continuous containing several businesses along highway 20. Large individual advertising signs along the highway frontage should be avoided. Offsite billboard type advertising should also be prohibited.

6.4.1c Provide a visual break by using streetscape and landscape features between Highway 20 and commercial parking areas. Implementation Programs/Strategies Responsible Impact on None Agency/Agencies Budget Promote landscape criteria aimed at Community Funding Source None providing screening of parking areas to Development Priority Low create a visual break between highway Department and commercial uses. Timeframe Continuous

Special Study Areas 6 - 15 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Figure 6-4—East Clearlake Oaks Commercial District

Special Study Areas 6 - 16 July 2009 LAKE COUNTY VISITOR’S CENTER, LUCERNE Source: Ted Elliott

DESIGN GUIDELINES

7.1 COMMERCIAL DEVELOPMENT

7.2 LUCERNE COMMUNITY AREA

7.3 CLEARLAKE OAKS COMMUNITY AREA

7.4 SHOREZONE RESIDENTIAL DEVELOPMENT Shoreline Communities Area Plan—Planning Commission Draft

7.0 DESIGN GUIDELINES

This chapter should be utilized as a guide for development within the shoreline community area with an emphasis on establishing community identity and preservation of lake views for the public. It is divided into two main categories; guidelines for commercial development within the Community Growth Boundaries of Lucerne and Clearlake Oaks, and the lakefront residential development along Clear Lake, which includes recommendations for development standards aimed at preserving and enhancing views of Clear Lake for the general public.

Design guidelines are a series of recommendations which will help each community retain its uniqueness and discourage incompatible construction. Guidelines will not, by themselves guarantee good design. An important goal of these Design Guidelines is to present positive solutions to design problems that developers may encounter. These guidelines should be viewed as a starting point for new or replacement buildings. 7.1 Commercial Development

Overview

People who live or vacation in the Northshore Communities area typically enjoy the mountain and lake landscapes and the rural character of the area. Commercial development should complement the natural features that provide that attraction. Buildings and landscaping should reflect the values of a community, enhance its visual character, attract business activity and project community pride. Retail and tourist trade in an area like the Northshore Communities area can be greatly enhanced by the projection of a positive community image to the traveler.

The Lake County Redevelopment Agency has sponsored downtown design guidelines for four of its communities flanking the north shore of the lake. These are the towns of Upper Lake, Nice, Lucerne, and Glenhaven/Clearlake Oaks. The purpose of these guidelines is several fold:

To establish and maintain individual identities for each of the communities To improve the physical appearance of downtown areas To eliminate blight and foster economic well-being To reestablish community pride

Revitalization of the Northshore Communities is a process that will occur over time. The core strategies for this process center around the basic concept that growth and change in these communities should occur in a planned way, as much as is reasonable and possible. Past development of these communities has occurred in sporadic and random fashion, with little if any thought placed upon how each community could be made better by each increment of its development.

One of the fundamental ways of improving downtowns is to begin by improving its buildings, incrementally. When combined with the continued implementation of public sector improvements such as: new tree plantings, sidewalks, curb and gutter construction, undergrounding of utilities, and streetscape amenities (such as lighting, benches and community

Community Design Guidelines 7- 1 July 2009 Shoreline Communities Area Plan—Planning Commission Draft signage) the result is a downtown commercial center which looks vastly different and much more conducive to commerce.

7.2 Lucerne Community Area Design Guidelines

The growth of commercial services in the community center of Lucerne is expected to continue over time. A majority of development in the towns’ center will take the form of infill on vacant property or replacement of existing structures. The following design guidelines are a series of recommendations which are aimed at helping Lucerne retain its uniqueness and discourage incompatible construction. The following elements are written to help the commercial areas with new infill, renovation and replacement building type projects.

A. Façade Improvements Lucerne has advertised itself as “the Switzerland of America.” This moniker implies a Bavarian or northern Italian architectural style, in keeping with the Swiss theme. Creating a false sense of style for new buildings and façade makeovers that would pick up on the Swiss themes, runs the risk of becoming kitschy and tacky. New infill buildings and renovated facades should respond to the context in which they exist and reflect the styles which are prevalent for their place in time and region. It is recommended that façade revitalization designs use more subtle references to “Switzerland” via several techniques:

Consistent use of certain materials, such as stone facing, smaller paned windows, and restrained half-timbering of facades would be effective. Creation of towers and gabled roof shapes that recall northern Italian styles are appropriate. Color treatment throughout the commercial district should shift from current blue-grey palette to warmer tones, as is typical of Switzerland and northern Italy.

Façade treatments do not need be elaborate in order to provide a much more positive image for the community. Often just the removal of poorly designed, out-of-scale signs and repainting of the façade is sufficient to accomplish a remarkable makeover.

B. Windows & Doors There are two design issues related to the openings in a building’s façade. The first is the overall proportion, spacing, size and shape of these openings. The second is the level of detail or division within the openings, particularly with regard to commercial storefront display windows.

Observations: 5 Lucerne’s commercial building facades contain a variety of opening sizes and proportions. However, with one exception, all of the window openings are horizontal. 5 Very few buildings in Lucerne contain windows or doors that have detail—that is, division of the glazed areas into smaller panes of glass, or division of doors with multiple solid or glazed panels, or by trim pieces.

Community Design Guidelines 7- 2 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Guidelines: New one-story construction should be encouraged to have horizontal window openings, matching the predominant appearance of its neighbors. Rectangular openings should be encouraged. Round, triangular or irregular openings should be discouraged, as they do not appear in any of the existing buildings. When appropriate to the style and era of existing buildings, window openings for retail facades should be divided into smaller panes of glass by mullions. False mullions should be discouraged. True divided light glazing is preferred, compared to snap-on interior mullions or thin mullion strips sandwiched between layers of glass. New buildings should include window and door openings that maintain the predominant proportion and spacing of openings of existing buildings.

C. Horizontal Rhythms This design element concerns the use of horizontal bands on facades, such as cornices, awnings, or projecting bands that divide the first floor from the second. Use of these design elements should be encouraged whenever practical. The exception is when horizontal features, such as a strong, heavy awning obscures the individuality of neighboring facades.

Observations: 5 Lucerne does not have any predominant horizontal façade elements that carry over from building to building, to create a theme or rhythm to the commercial district. 5 Individual buildings in Lucerne have horizontal elements, and when new construction occurs next to these buildings, the horizontal elements should be recognized in the new construction.

Guidelines: New buildings and façade remodels should respect the horizontal elements of neighboring buildings where those existing elements are original to the faces and not added on appendages. New infill buildings should include horizontal bands, such as string courses, parapet cornices, top friezes and similar elements – that will also align with those elements on its immediately adjacent neighbors.

D. Materials This guideline concerns the choice of material which will predominate the façade. In many instances, the façade material becomes a strong character-defining element.

Observations: 5 Lucerne has stucco, wood, and brick facades, with no single material predominating.

Guidelines: Where a material is predominant on one façade, the use of that same material for new adjacent buildings should be strongly encouraged. Natural materials, of the best quality affordable, should be used. Fake material (plastic rock, fake brick, etc.) should be strongly discouraged. Glazing should not be reflective, but clear or lightly tinted.

Community Design Guidelines 7- 3 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Natural stained wood cladding should be discouraged—it does not exist to any significant degree in Lucerne. Painted wood should be used. Brick and stone can be used where there is not otherwise predominate material in use.

E. Color Often the source of heated community debate, color guidelines are definable.

Observations: 5 Lucerne has a strong predominance of light colored building facades, and dark colored roof edges. 5 A similar tonal pallet should be encouraged, although the use of warmer tones than now exists in Lucerne would be preferred.

Guidelines: Bright primary colors, often associated with national chain stores, should be discouraged. Warm colors, which relate to the natural materials used on some buildings, should be encouraged. More intense contrasting, should be limited to details. Buildings should have colors that coordinate, not match, its neighbors. Color pallets on facades should be kept simple: two or three colors is usually sufficient to accent detail and provide variety.

F. Signs Signs can strengthen building appearance, or easily detract from it.

Observations: 5 Lucerne has generally poor signage. The signs are often too large, too high, and usually out- of-scale with the building.

Guidelines: Abandoned signs should be removed as soon as possible. Plastic faced, back illuminated signs, which project perpendicularly from the building façade should be strongly discouraged. Backlit signs with a light colored field and dark lettering should be discouraged. Roof parapet mounted signs should be discouraged. Signs that obscure the roof line should be discouraged. Signs that appear as large as the building should be discouraged. Tall signs should be discouraged. Flush mounted signs, located below the parapet are encouraged. Sign graphics on cloth canopies should be encouraged. Hanging signs, in pedestrian oriented areas should be used wherever possible. Window signs, which are small and simple should be encouraged. Highly graphic or iconographic, symbolic signs (such as donut for a bakery, or a book for a bookstore) should be strongly encouraged. Signs which are lit from an external source can be used.

Community Design Guidelines 7- 4 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

G. Landscaping The use of plant and hardscape materials in front of a building is an important design element.

Observations: 5 Lucerne has an underdeveloped strip of paving or dirt in front of most of its businesses, mostly located within the CALTRANS right-of-way. 5 Individual property owners should enhance their public frontage with landscaping and paving materials.

Guidelines: Decorative paving should be encouraged. Plant materials should be coordinated with a community tree planting program, so as to complement, not compete with community tree selections. Plant selections should be low maintenance, and not fragile to pedestrian usage. Non-native plants should be generally discouraged. Street furnishings (benches, light poles, trash receptacles, etc.), if provided by individual property owners should be coordinated with the efforts of other property owners to minimize a scattered, hodgepodge appearance. Fencing to block unsightly areas should be encouraged. (Typically side yards.) Fencing should match the building material wherever possible. If non-matching materials are used, fencing should have colors that blend with the predominant building material.

H. Roof Shape Commercial buildings tend to have horizontal roof lines. Sloping, hipped, or gable end roofs are common in residential structures. The shape of the roof, its parapet line, and its decorative details are all important in defining the characteristics of a district.

Observations: 5 Lucerne has a wide variety of roof forms, ranging from traditional commercial roofs (horizontal and stepped parapets), to sloping residential style roofs, to mansard roofs.

Guidelines: New buildings should have a roof form that is appropriate to their commercial nature. That is, sloping, exposed roofs, especially hip roofs facing the street should be discouraged. An exception would be to create a gabled or hipped roof for a portion of the building, where that portion signified something important about its location, such as at an entry point to the building. Sloping parapets can be introduced in remodels or new construction in order to break up the monotony of only horizontal roof forms. Mansard roofs should be discouraged. This roof type is generally associated with national commercial chains, and is not in keeping with the unique characteristics of these communities.

I. Awnings & Canopies

Community Design Guidelines 7- 5 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Horizontal, projecting awnings and canopies can be very effective design elements. They can also predominate a façade in a way that detracts from the façade’s unique character. Awnings and canopies are a good location for signage, stenciled on the front edge of the awning.

Observations: 5 Lucerne has few awnings; however roof overhangs are somewhat prevalent.

Guidelines: Cloth awnings and canopies should be encouraged. Canopies can provide pedestrian scale, color and sign graphics. Their overall appearance and impact upon the building façade should be considered. Wood or metal awnings should be discouraged, unless they truly appear integral to the design of the building façade and do not appear as a false appendage.

J. Setback Setback distance is measured from the property line to the building. Side setbacks may also need to be considered where there is a uniform pattern near the location of a new building.

Observations: 5 Lucerne has typical setbacks of 10 to 20 feet from the road edge.

Guidelines: In locations where the setback is readily discernible and uniform, new infill construction should respect and follow this pattern of development.] In locations where setbacks are more distant from the roadway, but have a perceivable degree of uniformity, new buildings should also be required to adhere to the same setbacks. In locations where there is not any uniformity, setbacks for infill development should be considered in the context of how the new development will visually impact surrounding uses. Location of new buildings directly adjacent to a road edge, where neighboring buildings are set further back, is not necessarily adverse – it depends upon the new building’s use, scale, width and height. Strand Area: Zero setback from the front property line should be encouraged wherever possible to create an urban character to the street.

K. Height Lucerne is predominated by one-story structures.

Observations: 5 The Promenade area has a limited number of two-story buildings including the Visitor’s Center and Tower Mart. 5 The remainder of Lucerne’s commercial buildings are one-story.

Community Design Guidelines 7- 6 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Taller structures should not be discouraged, but a greater setback of the taller portion of the structure should be considered, where adjacent buildings are separated or recessed from the property line. Strand Area: Two story buildings should be encouraged to create a strong urban neighborhood.

L. Width The width of a building lot facing the street is a very strong design feature. In many communities this lot width is relatively uniform.

Observations: 5 There is no perceptible rhythm of lot width, as some structures take up more than a single lot, and many lots are vacant.

Guidelines: In locations where there is a strong repeating rhythm of lot width, created by uniformity, new construction should follow this width. Where new buildings take up two or more lots, adjacent to uniformly wide existing structures, the new building facades should be divided in a pattern that repeats the widths of its neighbors, if possible. Where new buildings are placed on empty lots between existing buildings that have differing widths, the new buildings should be rhythmically divided to repeat its predominant neighbor.

In addition to the above listed design guidelines new infill, façade improvements and building replacement type projects should continue to formulate projects that are compatible with design oriented plans such as the Promenade Master Plan, Highway 20 Traffic Calming and Beautification Plans and other related efforts of the Redevelopment Agency. Together these programs and guidelines will ensure the continued growth and viability of commercial businesses in the Community of Lucerne.

7.3 Clearlake Oaks Community Area Design Guidelines The growth of commercial services in the community center of Clearlake Oaks is expected to continue over time. A majority of development in the towns’ center will take the form of infill on vacant property or replacement of existing structures. The following design guidelines are a series of recommendations which are aimed at helping Clearlake Oaks establish a design style befitting of this rural waterfront community. The following elements are written to help the commercial areas with new infill, renovation and replacement building type projects.

A. Façade Improvements

Clearlake Oaks does not have a defining theme that links architecture from building to building in a recognizable style. In order to create a cohesive downtown commercial district, new commercial development should follow a single architectural style. A community opinion survey, conducted in 2007, indicated that a majority of the population of Clearlake Oaks wished to evoke a small town, rural feel to their community. New construction, renovation of existing buildings and infill development within the community reflect the rural charm of resort

Community Design Guidelines 7- 7 July 2009 Shoreline Communities Area Plan—Planning Commission Draft development along the Northshore in the first half of the 20th Century. Façade treatments need not be elaborate in order to provide a much more positive image for the community. Often just the removal of poorly designed, out-of-scale signs and repainting of the façade is sufficient to accomplish a remarkable makeover. Incorporate where feasible and appropriate rock features into façade works similar to those found at Nylander Park and the Civilian Conservation Corps 1930’s rock walls along Highway 20 in the community area.

Observations: 5 Clearlake Oak’s building facades contain a variety of opening sizes and proportions. 5 Very few buildings contain windows or doors that have detail – that is, division of the glazed areas into smaller panes of glass, or division of doors with multiple solid or glazed panels, or by trim pieces.

Guidelines: New one-story construction should be encouraged to have horizontal window openings, matching the predominant appearance of its neighbors. Rectangular openings should be encouraged. Round, triangular or irregular openings should be discouraged, as they do not appear in any existing buildings. When appropriate to the style and era of existing buildings, window openings for retail facades, should be divided into smaller panes of glass by mullions False mullions should be discouraged. True divided-lite glazing is preferred, compared to snap-on interior mullions or thin mullion strips sandwiched between layers of glass. New buildings should be encouraged to provide window and door openings that maintain the predominant proportion and spacing of openings of existing buildings.

C. Horizontal Rhythms This design element concerns the use of horizontal band on facades, such as cornices, awnings, or projecting bands that divide the first floor form the second. Usually, respect for these design elements should be encouraged. The exception is when horizontal features, such as a strong, heavy awning obscures the individuality of neighboring facades.

Observations: 5 Clearlake Oaks does not have any predominant horizontal façade elements that carry over from building to building, creating a theme or rhythm to the commercial district. 5 Individual buildings in Clearlake Oaks have horizontal elements, which if build next to, should be recognized in new construction.

Guidelines: New buildings and façade remodels should respect the horizontal elements of neighboring buildings where those existing elements are original to the faces and not added on appendages.

Community Design Guidelines 7- 8 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

New infill buildings should include horizontal bands, such as string courses, parapet cornices, top friezes and similar elements – that will also align with those elements on its immediately adjacent neighbors.

D. Materials This guideline concerns the choice of materials which will predominate the façade. In many instances, the façade material becomes a strong character-defining element.

Observations: 5 Clearlake Oaks has stucco, wood, and brick facades, with no single material predominating.

Guidelines: Where a material is predominant on one façade, the use of that same material for new adjacent buildings should be strongly encouraged. Real materials, of the best quality affordable, should be used. Fake materials (plastic rock, fake brick, etc.) should be strongly discouraged. Glazing should not be reflective, but clear or lightly tinted. Natural stained wood cladding should be discouraged – it does not exist to any significant degree. Painted wood should be used. Brick and stone can be used where there is not an otherwise predominant material in use. Stone: As a theme tying various buildings together in the community, the use of stone as a wainscot should be encouraged.

E. Color Often the source of heated community debate, color guidelines are definable.

Observations: 5 Clearlake Oaks has a strong predominance of light colored building facades, and dark colored roof edges. 5 A similar tonal pallet should be encouraged, although the use of warmer tones than now exists in Clearlake Oaks would be preferable.

Guidelines: Bright primary colors, often associated with national chain stores, should be discouraged. Warm colors, which relate to the natural materials used on some building should be encouraged. More intense, contrasting colors should be limited to details. Buildings should have colors that coordinate, not match, its neighbors. Color pallets on facades should be kept simple: two or three colors is usually sufficient to accent detail and provide variety.

F. Signs Signs can strengthen a buildings appearance, or easily detract from it.

Observations:

Community Design Guidelines 7- 9 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

5 Clearlake Oaks has generally poor signage. The signs are often too large, too high, and usually out-of-scale with the building.

Guidelines: Abandoned signs should be removed as soon as possible. Plastic faced, back illuminated signs, which project perpendicularly from the building façade should be strongly discouraged. Backlit signs with a light colored field and dark lettering should be discouraged. Roof or parapet mounted signs should be discouraged. Signs that obscure the roof line should be discouraged. Flush mounted signs, located below the parapet are encouraged. Signs that appear as large as the building should be discouraged. Tall signs should be discouraged. Sign graphics on cloth canopies should be encouraged. Hanging signs, which are small and simple should be encouraged. Window signs, which are small and simple should be encouraged. Highly graphic or iconographic, symbolic signs (such as a donut for a bakery, or a book for a bookstore) should be strongly encouraged. Signs which are lit from an external source can be used.

G. Landscaping The use of plant and hardscape materials in front of a building is an important design element.

Observations: 5 Some area of Clearlake Oaks has an underdeveloped strip of paving or dirt in front of most of its businesses. 5 Individual property owners should enhance their public frontage with landscaping and paving materials.

Guidelines: Decorative paving should be encouraged. Plant materials should be coordinated with a community tree planting program, so as to complement, not compete with community tree selections. Plant selections should be low maintenance, and not fragile to pedestrian usage. Non-native plants should be generally discouraged. Street furnishings (benches, light poles, trash receptacles, etc.), if not provided by individual property owners should be coordinated with the efforts of other property owners to minimize a scattered, hodgepodge appearance. Fencing to block unsightly areas should be encouraged. (Typically side yards). Fencing should match the building material wherever possible. If non-matching materials are used, fencing should have colors that blend with the predominant building material.

Community Design Guidelines 7-10 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

H. Roof Shape Commercial building tend to have horizontal roof lines. Sloping, hipped, or gable end roofs are more common in residential structures. The shape of the roof, its parapet line, and its decorative details are all important in defining the characteristics of a district.

Observations: 5 Clearlake Oaks has a wide variety of roof forms, ranging from traditional commercial roofs (horizontal and stepped parapets), to sloping residential style roofs, to mansard roofs.

Guidelines: New buildings should have a roof form that is appropriate to their commercial nature. That is, sloping, exposed roofs, especially hip roofs facing the street should be discouraged. An exception would be to create a gable or hipped roof for a portion of the building, where that portion signified something important about its location, such as at an entry point to the building. Sloping parapets can be introduced in remodels or new construction in order to break up the monotony of only horizontal roof forms. Mansard roofs should be discouraged. This roof type is generally associated with national commercial chains, and is not in keeping with the unique characteristics of these communities.

I. Awnings & Canopies Horizontal, projecting awnings and canopies can be very effective design elements. They can also predominate a façade in a way that detracts from the façade’s unique character. Awnings and canopies are a good location for signage, stenciled on the front edge of the awning.

Observations: 5 Clearlake Oaks has few awnings; however roof overhangs are somewhat prevalent. 5 The Red and White Market has a strong overhanging awning that should be preserved.

Guidelines: Cloth awnings and canopies should be encouraged. Canopies can provide scale, color and sign graphics in positive ways. Their overall appearance and impact upon the building façade should be considered. Wood or metal awnings should not be encouraged, unless they truly appear integral to the design of the building façade and do not appear as a false appendage.

J. Setback Setback distance is measured from the property line to the building. Side setbacks may also need to be considered where there is a uniform pattern near the location of a new building.

Observations: 5 Clearlake Oaks has typical setbacks of 10 to 20 feet from the road edge.

Community Design Guidelines 7-11 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

Guidelines: In locations where the setback is readily discernible and uniform, new infill construction should respect and follow this pattern of development. In locations where setbacks are more distant from the roadway, but have a perceivable degree of uniformity, new building should also use the same setbacks. In locations where they is not any uniformity, setbacks for infill development should be considered as to how they will visually impact surrounding uses. Location of a new building directly adjacent to a road edge, where neighboring building are set further back is not necessarily adverse – it depends upon the new building’s use, scale, width and height.

K. Height With few exceptions each community is predominated by one-story structures.

Observations: 5 Clearlake Oaks’ core has a limited number of two-story buildings. 5 The remainder of buildings in Clearlake Oaks are one-story.

Guidelines: New buildings should respect the predominant height of the surrounding buildings – they should match (or nearly so) the height of neighboring, adjacent structures, where the new building has a similar setback to its road, or curbline, compared to its neighbors. Taller structures should not be discouraged, but a greater setback of the taller portion of the structure should be considered, where adjacent buildings are separated or recessed from the property line. Two story buildings should be encouraged to create a strong presence in the town center.

L. Width The width of a building lot facing the street is a very strong design feature. In Clearlake Oaks lot width is relatively uniform.

Observations: 5 Clearlake Oaks has generally uniform lot widths along the lake side of the highway and a variety of widths along the other side of the highway. 5 There is no perceptible rhythm of lot width, as some structures take up more than a single lot, and many lots are vacant.

Where new buildings are placed on empty lots between existing buildings that have differing widths, the new buildings should be rhythmically divided to repeat its predominant neighbor.

Community Design Guidelines 7-12 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

In addition to the above listed design guidelines new infill, façade improvements and building replacement type projects should continue to formulate projects that are compatible with design oriented plans such as the continued development of plans for “The Plaza” and “Short Street”, Highway 20 Traffic Calming and Beautification Plans and other related efforts of the Redevelopment Agency. Together these programs and guidelines will ensure the continued growth and viability of commercial businesses in the Community of Clearlake Oaks.

7.4 Lakefront Residential Development

People are attracted to Lake County for many reasons, but perhaps the most striking and definable characteristic is Clear Lake itself. As development along the shoreline of Clear Lake increases it will be important to establish design guidelines and a review process that will work to preserve the unique scenic qualities of Clear Lake. The Scenic Combining District, (Chapter 34 of the Lake County Zoning Ordinance) is currently utilized as an overlay zone for areas determined to have scenic qualities, such as lake views, mountain views or other topographic features, vegetative features such as trees, pastoral features such as farms and other views that are deemed to qualify for scenic protection. The protection of views of Clear Lake from the continued development of the shoreline presents unique issues inherent to lake front residential development. Many of the parcels that have the potential to be developed or expanded with residences, located between Highway 20 and the shoreline are undersized. Any development in these areas will likely reduce viewsheds from public spaces and roads, neighboring properties, and when viewed from Clear Lake. The establishment of design standards for Lakefront Residential Development aims to provide a more specialized review process and set of guidelines to account for issues related to lake view preservation.

A significant sector of Lake County's economy relies on recreation-based tourism associated with Clear Lake. The appearance and aesthetic features of Clear Lake take on an economic importance for the County as well as for properties and areas with existing lake views. These design guidelines are intended to create and maintain settings that are visually attractive, preserving lake views to both visitors and residents. An important goal of these Design Guidelines is to present positive solutions to design problems that developers may encounter. These guidelines represent a series of recommendations which will help preserve lake views which are essential to the economy of Lake County. Guidelines will not, by themselves guarantee good design. These guidelines should be viewed as a starting point for residential construction along the shoreline including: development of vacant lots, rebuilding and replacement of old structures and for additions to existing residences.

Objectives

Create design standards for Lakefront Residential Development specific to residential construction and preservation of lake viewsheds from public areas, adjacent properties, Highway 20 and Clear Lake. The purpose of establishing Lakefront Residential Development standards is not to prevent residential development along the lakeshore, but to create guidelines for development that balances the needs of the property owner and the public so that the lake will remain a prime attraction for years to come. The proposal to establish a Lakefront Residential Development district would create a process for residential design review utilizing a review

Community Design Guidelines 7-13 July 2009 Shoreline Communities Area Plan—Planning Commission Draft committee consisting of a mix of community members and design professionals along with Community Development Department staff that would review projects based on their spatial context and conformance with design guidelines. These Lakefront Residential design guidelines are presented to provide a base, which will be more narrowly defined with the adoption of zoning standards for residential development along the shoreline of Clear Lake.

Lakefront Residential Design Guidelines 1. General Guidelines

A. Desirable Characteristics

Facades viewed from the public should be designed at a human scale, avoid the use of a single material or large blank walls, limit areas of paving and use alternate materials such as pavers for driveways. Relate the size and proportions of new structures to the scale of adjacent buildings and/or existing natural features. A building’s mass, roof form, decks and projecting elements should be designed so as to minimize the visual impact of the building to existing lake views. Roof lines should be designed in ways that minimize interference with lake views from neighboring properties, Highway 20 and public spaces. Buildings should not occupy more than 70 percent of the lineal frontage of the site and the remaining 30 percent of lineal frontage shall be maintained as one contiguous view corridor. Any fencing across the view corridor shall be visually permeable and any landscaping in this area shall include only low-growing species that will not obscure Clear lake views. Existing natural vegetation may remain. Accessory structures should be screened from view and out of view corridors.

B. Undesirable Characteristics Residential buildings that are inconsistent with the height, width or massing of other buildings or natural features in the vicinity Highly reflective surfaces Large, blank monotonous exteriors Construction that excessively blocks views of Clear Lake Square, box-like buildings Unscreened storage and utility areas.

2. Site Design

New residences, remodels, additions, replacements greater than 50% and accessory structures should be designed to fit into the existing landscape in such a way that it leaves the natural features of the site intact and functional. Existing natural features on a site should be retained and incorporated into the site design to the greatest extent feasible. New development and additions to existing structures should be designed to avoid disturbance to rock outcrops, to minimize vegetation removal, maintain the natural slope of the property and preserve lake views. Lot coverage for lakefront parcels shall be calculated from the buildable portion of the parcel landward of 7.79 Rumsey.

Community Design Guidelines 7-14 July 2009 Shoreline Communities Area Plan—Planning Commission Draft

A. Site Analysis Every project, proposing construction of a new dwelling, replacement, or additions to existing dwellings, no matter the size, shall prepare a site analysis. The analysis is a method to evaluate the existing conditions on or near a site proposed for development. At a minimum, the analysis should identify the location and type of the following: Slope of the land and drainage Access Vegetation Views both onto the site and from the site Natural features Aspect and orientation (sun/shadow patterns) Location of utilities Location of property boundaries and any required yard setbacks and required landscaping Contextual setting (Adjacent land uses and building styles, height, mass, form of neighboring structures when such development is consistent with design guidelines, topography and vegetation)

B. Incorporate Natural Features and Existing Topography into the Site Design For instance, construct a building, deck or driveway around a mature tree or large boulder rather than removing them. Buildings designed for sloping topography should conform to the natural topography rather than alter it to accommodate the structure. In areas of sloped topography, stepped foundations can be utilized in order to avoid grading necessary for slab foundations. The form, mass and profile of individual buildings and architectural features should be designed to blend with the natural terrain, maintain public views of the lake and preserve the character and profile of the site as much as possible.

C. Design for Views Views can range from a filtered view of the lake through natural trees to a panoramic view of the lake with few visual obstructions. It is important to consider both views from the site and views of the site from the road, surrounding properties and Clear Lake (where applicable). The siting, scale and massing of new residences should be subordinate to the areas scenic features. The project should minimize obstruction of scenic views of Clear Lake.

D. Site Preparation Site grading should minimize disturbance to existing terrain and drainage patterns. Large cut slopes and abrupt transitions should be avoided. Fills should be contoured. Site designs that retain existing trees are encouraged. Revegetation of disturbed areas should be completed as quickly as possible

Community Design Guidelines 7-15 July 2009