Rivieras Area Plan

Prepared by the Lake County Community Development Department

With the assistance of the Rivieras Area Planning Advisory Committee

Adopted January 9, 2007 Rivieras Area Plan

RIVIERAS 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 Purpose Focus Organization Methodology 2-5 Plan Preparation Citizen Participation Process Relationship to Other Plans 2-6 2.2 Orientation to the Rivieras Area 2-8 Climate County Geography Planning Area Geography 2.3 History and Development 2-9 Present Future

3.0 NATURAL RESOURCES 3.1 Land 3-1 Planning Area Geology and Soils 3-1 3.2 Water 3-3 Ground Water 3-4 Surface Water 3-5 Clear Lake Thurston Creek and Thurston Lake Water-Induced Erosion 3-7 Water Reclamation 3-8 3.3 Vegetation and Wildlife 3-11 Vegetation 3-11 Oak Woodlands 3-11 Mount Konocti 3-13 Thurston Creek 3-14 Black Forest 3-14 Riparian Vegetation 3-15 Rare, Threatened and Endangered Plants 3-17

Rivieras Area Plan

Wildlife 3-22 Rare, Threatened and Endangered Species 3-22

3.4 Resources 3-26 Development Agriculture 3-26 Buffer Zones 3-29 Mineral and Aggregate Resources 3-31 Geothermal Resources 3-33 Conservation Cultural and Historical Resources 3-34 Scenic Views 3-36

4.0 PUBLIC SAFETY 4-1 4.1 Land 4-1 Slope Instability 4-1 Expansive Soils 4-3 Liquefaction 4-5 Volcanism 4-5 Seismic Activity 4-5 4.2 Water 4-7 4.3 Wildfire 4-10 4.4 Air Quality 4-14

5.0 COMMUNITY DEVELOPMENT 5-1 5.1 Economy 5-1 5.2 Housing 5-4 Future Housing Needs 5-6 5.3 Networks 5-9 Streets and Highways 5-9 Future Growth 5-13 Transit 5-16 Bicycle and Pedestrian 5-17 Utilities 5-20 Water 5-20 Wastewater 5-22 Storm Drainage 5-24 Solid Waste 5-24 Communications and Energy Systems 5-24 Telephone, Television and Internet 5-24 Power 5-25 5.4 Services 5-25 Parks and Recreational Facilities 5-26 Schools 5-28 Public Safety 5-29 Rivieras Area Plan

Fire 5-29 Law Enforcement 5-29 5.5 Land Use and Zoning Plans 5-30 Commercial 5-32 Golf Courses 5-32 Residential 5-37 Agriculture and Rural Areas 5-42 Open Space 5-42 Special Zoning Recommendations 5-43

6.0 COMMERCIAL DESIGN GUIDELINES 6-1

List of Figures

Figure 2-1 Rivieras Planning Area 2-2 Figure 2-2 Community Areas – Overview 2-3 Figure 2-3 Planning Area Population Characteristics 2-11 Figure 2-4 Population and Housing Unit Projections 2-12 Figure 3-1 Rare, Threatened and Endangered Plants Potentially Occurring within the Planning Area 3-19 Figure 3-2 Rare, Threatened and Endangered Animals Potentially Occurring within the Planning Area 3-22 Figure 3-3 Important Farmland in the Planning Area 3-28 Figure 3-4 Geothermal Setback in the Planning Area 3-34 Figure 3-5 Scenic Routes 3-39 Figure 4-1 Slopes of the Rivieras Planning Area 4-2 Figure 4-2 Shrink-Swell Potential in the Planning Area 4-4 Figure 4-3 Flood and Earthquake Hazards in the Planning Area 4-9 Figure 4-4 Fire District Boundaries 4-12 Figure 5-1 Functional Road Classification 5-9 Figure 5- 2 Traffic Volumes on State Highways 5-10 Figure 5-3 Traffic Volumes on County Roads 5-11 Figure 5-4 Acreage of Existing and Proposed General Plan Designations 5-31 Figure 5-5 Acreage of Existing and Proposed Zoning Designations 5-31 Figure 5-6 Buckingham Golf Course General Plan of Development 5-34 Figure 5-7 Riviera Hills Golf Course General Plan of Development 5-35 Figure 5-8 Soda Bay Community Area 5-40 Figure 5-9 Clear Lake Riviera Community Area 5-41 Rivieras Area Plan

Acknowledgements

Lake County Board of Supervisors

Ed Robey Vice Chair, District I Jeff Smith Chair, District II Denise Rushing District III Anthony Farrington District IV Rob Brown District V

Planning Commission

Frieda Camotta District I Gary Briggs Chair, District II Marvin Butler District III Cliff Swetnam Vice Chair, District IV Gil Schoux District V

Lake County Community Development Department

Richard Coel Community Development Director Emily Minton Senior Planner/Project Coordinator

With the Assistance of the Rivieras Area Planning Advisory Committee:

Curtis Winchester, Chair Kit Larsen Ed Calkins, Vice Chairman Robert Morse Monte Black Russ Patterson Tony Braito Eric Seely Michael Fowler Angela Siegel Michael Friel Rob Suenram

Graphic Credits:

All graphics and maps produced by Lon Sharp, GIS Specialist. All other photos by Emily Minton, unless otherwise noted.

Rivieras Area Plan

1.0 EXECUTIVE SUMMARY

The Rivieras 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 2006 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 two special study areas (Soda Bay and Clear Lake Riviera Community Areas). 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: ƒ Plan policies and guidelines include fire protection measures. ƒ Plan policies and guidelines require utilization of buffer areas between incompatible uses. ƒ Plan policies and guidelines provide opportunities for the protection and use of existing resort and recreational opportunities along the shoreline of Clear Lake. ƒ This plan recognizes that agriculture is an important aspect of the rural character of the area. ƒ 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. ƒ 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. ƒ Community areas have been developed within which additional development may be appropriate, dependent upon environmental constraints, health and safety concerns and the need for additional housing. The General Plan Update has identified these as community growth boundaries. Higher density residential development outside of these community growth boundaries is not appropriate due to existing infrastructure and safety constraints. ƒ 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. ƒ Publicly owned parcels have been designated as Open Space. ƒ The “U”, Unclassified zoning district has been eliminated within the planning area.

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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 two special study areas are:

Soda Bay Commercial Area – Measures should be taken to enhance the economic viability of the area. Commercial development should be diversified in this area. Design guidelines are detailed in Section 6 of this plan.

Clear Lake Riviera Commercial Area – Commercial development should be diversified in this area. The existing design guidelines established by the Clear Lake Riviera CC&R’s should be sustained. This area is designated for commercial development intended to support residents and tourists. No heavy commercial or industrial uses should be permitted. Mixed use development, with residences above the commercial uses should be considered. Guidelines are detailed in Section 6 of this plan.

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

Commercial – The Resort Commercial designation will be applied to existing resorts. All new commercial development should be subject to the Design Review Guidelines in the appendices of this plan. Planned Development Commercial is maintained for the marina in Buckingham, which accommodates boat storage and related watercraft services. Additional Service Commercial land use designations are provided adjacent to the existing self storage facility, along the south side of Highway 29, west of the intersection with Highway 281.

Industrial – Industrial and manufacturing sites are not provided in this planning area due to the lack of a public sewer system and lack of appropriate sites.

Residential – Future residential development should be directed to infill sites within the existing subdivisions. Additional lands within the community growth boundaries are designated for low density residential development of one dwelling unit per one to three gross acres, due to infrastructure restraints, including the lack of a public sewer system. These areas should be developed by clustering residential development and recreation areas should be included utilizing the planned development process. Pedestrian walkways and trails that connect residential areas with the lake, commercial areas and with the public school should be encouraged. The level of services available and topography of the area will not support high- density residential development at this time.

Agriculture – There is one small area of land that is considering prime agricultural soils (Class I-IV) that is zoned and designated Agriculture. 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”. 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.

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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, 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.

Environmental Impacts

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

ƒ Wildland Fires ƒ Agricultural Uses and Possible Conflicts with Non-Agricultural Uses ƒ Impacts to Water, including Erosion, Sedimentation and Algae Blooms ƒ Infrastructure Impacts, including Traffic, Lack of Water, Wastewater Treatment and Recreational Facilities ƒ Wetlands, Vegetation and Wildlife ƒ Historical, Cultural and Archaeological Resources ƒ Increased Development Impacts, including Air Quality, Noise, 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 Rivieras 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.

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2.0 INTRODUCTION

This introductory section discusses the purpose of this plan and how it relates to the 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 Rivieras Area Plan is to provide guidance for the long-term growth and development of the Rivieras 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 as supplements to the

1 Lake County General Plan (November 1981) VI-39.

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County General Plan. The Rivieras Area Plan is the seventh in a series of eight area plans to be adopted. Figure 2-1 illustrates the boundaries of the Rivieras Area Plan.

Figure 2-1 – Rivieras Planning Area

Focus The Rivieras Planning Area encompasses approximately 27½ square miles of Lake County stretching from Clear Lake State Park east to include Jago Bay and a portion of Sunrise Shore and south to include State Highway 281 and a small portion of Red Hills Road (see Figure 2-1). There are two community areas within the planning area that are discussed in further detail in Chapter 5 of this plan. Figure 2-2 illustrates these special study areas. special study areas that the Plan addresses in more detail.

Organization

The Rivieras Area Plan is divided into the following sections: (1) Executive Summary, (2) Introduction, (3) Natural Resources, (4) Public Safety, (5) Community Development and (6) Commercial Design Guidelines. The Natural Resources section includes discussions of development limitations due to land, water and biological resources. The Public Safety section addresses geologic hazards, wildfire and air quality constraints. The Community Development section covers economic development, housing, road networks, public and private services and land use issues. The sections covering Land Use, Public Safety and Community Development are organized to first present the information related to the topic, followed by an objective that sets a course of action to resolve the problems identified. The objective is followed by specific policies that address direction of action in more detail as it relates to the individual Objectives.

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Figure 2-2

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The Implementation chapter of the Lake County General Plan (Chapter VI) describes various ways the General Plan and the area plans are to be implemented. General plans do not directly regulate land use and development practices. By law, these plans must be implemented by other actions and measures. Chapter VI describes various regulatory actions and programs to be undertaken to implement the General Plan and its components, including: Zoning and Subdivision Consistency (Page VI-1)

Zoning Activities (Page VI-2)

Subdivision Requirements (Page VI-9)

Land Capacity/Capability Implementation Policy (Page IV-11)

Building Codes (Page VI-17)

Specific Plans (Page VI-17)

Chapter VI of the Lake County General Plan also describes how procedures such as the California Environmental Quality Act (CEQA) implement the General Plan. Other planning implementation tools include General Plan consistency findings for public works projects and review procedures for cultural heritage resources. The County’s open space action plan is described beginning on page VI-25. Chapter VI also describes discretionary and special-purpose financing programs that are utilized by the County while implementing the General Plan.

Implementation of the Rivieras Area Plan should follow the programs described in Chapter VI of 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 Rivieras 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

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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. 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 December of 2003, the Lake County Board of Supervisors appointed 13 local residents to serve as members of the Rivieras Area Planning Advisory Committee (APAC). These committee members were chosen to represent a cross-section of the residents of the Rivieras area. APAC members were asked to provide input and advice to Planning Division staff as the Area Plan was developed. The committee and staff held meetings where facts and ideas were presented for consideration and consolidation into the plan. There were three guest speakers that spoke to three of the central issues within the planning area. The guest speakers were James Crabtree from the California Department of Forestry, who discussed fire safety, and Todd Mansell and Pamela Francis from the Department of Public Works, who discussed road and trail networks.

Process The process for the writing of the Rivieras Area Plan started with the appointment of the APAC. The project coordinator presented materials to the APAC on topics such as zoning, land use, 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 must go through public hearings and ultimately be reviewed and approved by the Lake County Board of Supervisors.

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Relationship to Other Plans 1981 County of Lake General Plan

The General Plan and an area plan must be mutually complementary and consistent.2 Policies in the Rivieras Area Plan supplement General Plan policies, and more precisely reflect the characteristics found in the planning area. The Rivieras 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 Rivieras Area. The 1981 General Plan designated a small area south of Clear Lake Riviera for a Performing Arts Center that was proposed at the time. The center was never constructed and there has been no interest expressed by the current owner or the community for its creation. This is the only divergence of this Area Plan from the 1981 General Plan. 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 policies of the Rivieras 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 portion of Highway 29 in the planning area is within this area of anticipated expansion. 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. Although the 1981 General Plan only called for two special elements – Clear Lake and Geothermal Resources – the Board of Supervisors deemed the County’s aggregate resources important enough to warrant a separate special element. 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

2 Government Code Section 65300.5

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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. The Aggregate Resources Management Plan does not identify any aggregate sites within the planning area. However, a rock quarry and processing plant was recently established just east of Manning Flat. There are two quarries just outside of the planning area, as well. S Bar S quarry is situated on Highway 29, southwest of the intersection of Highway 29 and Red Hills Road. The Point Lakeview Quarry is to the east of the planning area on Point Lakeview Road. Additionally, the remnants of the Bell Mine are visible on the south flank of Mount Konocti, and Little Borax Lake was once excavated for borax. 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.

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 Rivieras planning area. These routes are discussed in greater detail in the Networks section of Chapter 5 of this plan.

Kelseyville Area Plan

The Kelseyville Area Plan, adopted in August 1995, covers approximately 64 square miles of Lake County west of the Rivieras. It includes the communities of Kelseyville and Finley and the Big Valley agricultural area. The plan is divided into the following three major sections: general background and introduction, planning elements and policies, and land use and zoning maps, along with implementation of the plan. The introduction identifies major issues and assumptions, as well as population projections that influence the text, policies, land use and zoning. The planning elements and policies provide background and guidelines for the area’s natural resources, public safety and community development. The final section of the plan includes a description of the land use and zoning maps and how they will be implemented.

3 Lake County Aggregate Resource Management Plan (November 1992) 2.

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Cobb Mountain Area Plan

The Cobb Mountain Area Plan, adopted in March 1989, covers approximately 73.5 square miles south of the Rivieras planning area. It includes the communities of Cobb, Loch Lomond and Whispering Pines. Cobb Mountain is a rural area that does not have centralized community or commercial areas. The commercial base of that planning area includes resorts and activities for visitors and locals such as golf courses and nature trails. 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. Some of the major planning issues are the preservation of open space and wildlife areas, view shed protection, utilization of conservation easements, development of geothermal resources, and control of erosion resulting from poor road construction and maintenance practices.

Lower Lake Area Plan

The Lower Lake Area Plan, adopted in 1988, is adjacent to the Rivieras 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. 2.2 Orientation to the Rivieras Area Climate

The Rivieras Planning Area has a Mediterranean climate, with cool, intermittently wet winters and hot summers. Rainfall averages 24 inches at lake level to 34 inches in the higher elevations within the planning area.4 Most of this rainfall occurs between November and April. Temperatures in the area range from cool winters with frosts to hot summers, with day time temperatures typically exceeding 90 degrees. Snowfalls throughout the planning area are infrequent and are not annual occurrences, other than Mount Konocti, which receives snowfall annually. County Geography

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

4 California Department of Water Resources, Line of Average Yearly Precipitation in the Central Valley (April 1966).

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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 is dominated by the presence of Mount Konocti and stunning views of Clear Lake. The planning area is made up of volcanic terrain that was formed from volcanic flows, domes, pyroclastic deposits and cinder cones.5 These materials and their mode of occurrence have formed the prominent rounded shape of Mount Konocti, a composite volcanic cone. Lava which flowed away from Mount Konocti and other points of eruption have developed elongated rounded ridges. Similarly, volcanic domes and cinder cones also have formed rounded, hilly shapes. The planning area has varied topography, with Mount Konocti at 4,299 feet high and the Clear Lake shoreline being 1,330 feet above sea level within the planning area. 2.3 History and Development

There is evidence that people have inhabited Lake County since at least 6000 B.C. Ethnographically, the planning area is situated on a divide between two Native American linguistic groups: the Wappo and the Southeastern Pomo. The Lileek, or Lil-la-a-ak, group of the Wappo primarily lived on about five square miles near Mount Konocti. They arrived in Lake County from Napa County during the early 1800’s, as a result of Euroamerican settlement in the Napa Valley. They followed an annual subsistence cycle similar to other groups, and most recorded traditions suggest close communication and interaction with the nearby Pomo. The Southeastern Pomo occupied most of the territory surrounding the southern end of Clear Lake. They are a group of people speaking one of seven related languages. Collectively, these languages are called Pomoan, and were spoken by several tribes, extending from the Clear Lake region, west to the Pacific Ocean. These languages are as close linguistically as German, English and Dutch. Therefore, the term Pomo does not accurately describe a specific cultural entity. The Pomo were divided into several territories referred to as the Northern, Northeastern, Central, Eastern, Southeastern and Southern Pomo territories. The Southeastern Pomo lived in village communities composed of circular, tule- reed houses constructed around a central ceremonial house and sweathouse. They too followed an annual subsistence cycle adapted to their local environment. The Southeastern Pomo probably also had villages on islands in Clear Lake. Clear Lake was an important resource for prehistoric people. It was called Hok-has-ha, or Lup-yomi, by the local Native people.6 Native American population estimates range between three and five thousand people inhabiting the Clear Lake region at the time that the first Euroamerican settlers started to arrive. The 2000 U.S. Census reported 1,749 Native Americans residing in Lake County.

5 Lake County Geologic and Seismic Technical Background Report for Seismic Safety Element and Geologic Hazards Portion of Safety Element General Plan Lake County, California. (December 15, 1976) VII-I. 6 Slocum, Bowen & Co. History of Napa and Lake Counties, California. (San Francisco: Slocum, Bowen & Co., 1881). Separate reprinting of the History of Lake County with Addendum and Index by Valley Publishers (Fresno, 1974).

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The first Europeans to see Clear Lake were probably fur traders from either Fort Ross or the Hudson Bay Company. There is a published account of a party of American trappers from the Hudson Bay Company passing through Clear Lake in 1832 or 1833. In 1836, an expedition of Mexican forces organized by General M.G. Vallejo, and overseen by Captains Salvador Vallejo and Ramon Corrillo, was sent to explore the Clear Lake area. Salvador Vallejo later applied for a grant encompassing Big, Scotts, Upper Lake and Bachelor Valleys, which was not granted. Nevertheless, he took possession of the lands around 1840 and established a large cattle ranch in Big Valley. Vallejo sold his ranch to Andrew Kelsey and Charles Stone who became the first permanent Euroamerican settlers in the County.7

In 1855, Clear Lake Township was organized within Napa County. In 1861, the County of Lake was established and Lakeport was chosen as the county seat, although there was no town there at the time. In 1870, Father Luciano Osuna purchased 160 acres of land in Big Valley. He founded the Saint Turibus Mission and converted and baptized numerous natives. Also in 1870, came a native ceremony called the Ghost Dance that was based on the belief that the whites would be killed by a natural disaster, which would be followed by a revitalization of the traditional life ways of the Native Americans. The ceremony lasted about two years.

Mount Konocti was called Uncle Sam Mountain by the early Euroamericans. The post office was called Uncle Sam, but was changed to Kelseyville in 1879. Gradually settlers became aware of the Indian name for the peak and public sentiment leaned towards the Indian name: “Uncle Sam is an ugly name, and we will henceforth call it with the Indians Konoctikanu (the big mountain)”, stated an 1881 publication.8

Ely, or Elys, was a settlement that included a two-story hotel, a store and a school approximately seven miles east of Kelseyville, near the current intersection of Highways 29 and 281.9 A post office was opened in 1887 and was discontinued in 1890. It was not considered a town, but had enough population around it, or going through it, to have a brief need for a post office. Present

Existing development within the planning area is primarily residential. The larger subdivision lots of Buckingham were recorded in the 1920s, whereas the 1960s and early 1970s saw the recordation of smaller subdivision lots through Clear Lake Riviera, Riviera West and Riviera Heights. The Bay Cliff subdivision was created in the late 1920s, Sunrise Shore was recorded in 1958 and the Jago Bay subdivision was established in 1966.

The Rivieras planning area recently began experiencing a housing boom. Previously, many of the homes in the area were second homes that were used only seasonally. As the home prices began to increase in the larger community areas of the county, more families and full time residents began moving to the Rivieras. The effects of this can be seen in the increased traffic on the roads within the planning area. There are limited employment opportunities within the area, though. Most

7 Kyle, Douglas E. Historic Spots in California. (Stanford: Stanford University Press, 1990) 136. 8 Slocum, Bowen & Co. 92. 9 California Gen Web project website (2006).

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people that live in the area work outside of it. Therefore, additional development may exacerbate traffic congestion problems, especially along Highway 29 and at the intersection of Highways 29 and 281 during commuting hours. A high percentage of this in-migration may continue to locate in or near the Rivieras due to the availability of relatively low land prices.

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 Rivieras planning area compared to the County as a whole are shown in Figure 2-3.

Figure 2-3 Planning Area Population Characteristics RIVIERAS PLANNING AREA Population Characteristics

Rivieras Planning Area County Median Age of Household 46.7 years 42.7 years Total Housing Units 3,232 32,528 Occupied Housing Units 2,082 23, 974 Housing Units Occupied by Owner (by Renter) 1,643 (439) 16,914 (7,060) Average Household Population 2.27 2.32 Vacancy Rate 37% 26.3% Total Population 4,872 58,309

Source: 2000 Census, United States Census Bureau

Countywide, new single-family residence building permits in 2005 supported a growth rate of 2.25%. A total of 676 new homes were constructed throughout the county in 2005, for a total of approximately 1,615 people, assuming full occupancy. This is calculated utilizing the most recent figures from the State Department of Finance of 2.39 people per household in Lake County. 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.

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The County General Plan developed population statistics based on 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 58,309.10 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 2030.11

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- 4 illustrates the projected population and household totals for the Rivieras area from 2006 through the year 2026 utilizing an annual 1.5% growth rate. The population and household projections represent a key planning component to the Rivieras Area Plan. The projections illustrate how many new dwellings should be developed to meet the need for the expected growth to the year 2026.

Figure 2-4 Population and Housing Unit Projections

RIVIERAS PLANNING AREA Population and Housing Unit Projections

Year Population Housing Units 2000 4,872 3,232

2005 5,248 3,475

2010 5,654 3,744

2015 6,091 4,034

2020 6,562 4,345

2025 7,069 4,681

10 U.S. Census Bureau website, Lake County, California. 11 Lake County Business Outreach and Response Team website (2006).

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The numbers in Table 2-4 average out to 241 new dwellings for each five-year increment through the 2006-2026 planning period. 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 Rivieras 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: ƒ 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.

ƒ There is a potential for wastewater treatment options beyond the current practice of on-site sewage disposal for future and existing development.

ƒ The automobile will continue to be the primary source of transportation in the Rivieras Planning Area and traffic will continue to increase throughout the planning period.

ƒ Conflicts between agricultural and non-agricultural land uses will intensify.

ƒ The area will feel pressure to develop housing projects.

ƒ There will be continued pressure to develop steeper and more remote lands, as view sites are taken.

ƒ Home development will continue to be the primary development in the planning area.

ƒ People will continue moving to the planning area full-time, decreasing the vacancy rate.

ƒ A small percentage of the available lots within the Clear Lake Riviera, Riviera West and Riviera Heights will not be developed. Many may be unbuildable on their own, despite the allowance of engineered septic systems.

ƒ As property values increase, private funding sources increase.

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Major Planning Issues

The Rivieras Area Planning Advisory Committee developed the following summary of major issues facing the Rivieras 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: ƒ Wildfire is a threat to safety that is aggravated by inadequate access, lack of fuel breaks and heavy fuel loads. ƒ Development on steep slopes may increase soil stability problems and landslide hazards. ƒ Seismic hazards must be considered for all development.

Natural Resource Issues: ƒ 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. ƒ Erosion is causing degradation and sedimentation in Clear Lake. ƒ The views of night skies should be protected from light intrusion – protective lighting standards for new development are necessary.

Agriculture Issues: ƒ Agricultural resources in the Rivieras Planning Area are important as agriculture is one of the leading economic bases for Lake County. ƒ 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: ƒ Roadways are not adequate to serve existing or anticipated development. ƒ Pedestrian facilities are lacking throughout the entire planning area, especially adjacent to commercial uses. ƒ Narrow road widths limit opportunities for pedestrian and bicycle usage of County roads, particularly Soda Bay Road and Point Lakeview Road. ƒ Safety improvements, traffic control and signs along Highway 281 and Soda Bay Road are needed. ƒ Circulation is poor in commercial areas.

Economic Development Issues: ƒ Local employment opportunities are limited due to the lack of businesses within the planning area. ƒ The existing commercial base suffers from a lack of diversity and a lack of entertainment opportunities.

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Infrastructure Issues: ƒ Public sewerage is not available in the planning area. ƒ Future water supplies for both household use and fire protection must be considered in the planning process.

Scenic and Aesthetic Issues: ƒ There is inadequate protection of scenic view sheds along scenic highways and roads. ƒ Overhead utility lines detract from the scenic view sheds in the planning area. ƒ Commercial design standards that promote community character but that are not homogeneous are needed.

Land Use Issues: ƒ Lack of recreational opportunities and amenities, such as trails and community parks. ƒ Public access to Clear Lake within the planning area is not adequately addressed.

Maintenance of the Rural Character of the Planning Area: ƒ The community desires to maintain the rural character of the planning area. ƒ 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.

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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

Mount Konocti towers above the planning area at 4,299 feet high and forms the largest edifice within the Clear Lake volcanic field. The Clear Lake volcanic field is the northernmost in a line of northwesterly younging volcanic fields in the Coast Ranges. Eruptive loci have migrated northward forming the volcanic fields through the last 2.1 million years.1 Northwest trending fault zones of the San Andreas transform fault system dominate the geologic structure of the Clear Lake region. The Clear Lake volcanic field and Clear Lake are located within a fault-bounded, locally extensional basin. Volcanism appears to be related to extension in the pull-apart basin and does not appear to be directly related to subduction, which ceased off the California coast at this latitude around three million years ago.2 The Clear Lake basin is volcano-tectonic in origin, but Clear Lake is not a caldera lake. It is likely that Clear Lake came into existence some tens of centuries ago, prior to some, if not all, of the more recent volcanic activity.3

Past volcanism within the Clear Lake volcanic field was largely non-explosive and encompassed four eruptive episodes that were characterized by different compositional ranges and separated by time gaps of 0.15 - 0.2 million years.4 The Clear Lake volcanics range from basalt through rhyolite in composition; however, dacite is the most prevalent. According to the United States Geological Survey (USGS), the majority of the soils underlying Buckingham Park, Riviera West, Riviera Heights, Soda Bay and Clear Lake Riviera are comprised of young pyroclastic deposits from the Holocene (8,000 years ago to present) and Pleistocene (1.8 million to 8,000 years ago) epochs.5 These are described as well-bedded ash and tuff, with abundant blocks and bombs that weather to a dark orange color. The eastern portion of the planning area, including the Luebow Point and Thurston Lake areas, is composed of dacite that was formed during the Pleistocene. USGS scientists report that this area is composed of two or possibly three coalesced flows and minor pyroclastic deposits of moderately porphyritic dacite. Feldspar phenocrysts that are one centimeter or larger in diameter are found in most specimens from this area. Total erupted

1 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. 2 Wood and Kienle, 226-229, 354. 3 Bulletin of the Geological Society of America, Vol. 47:629-664 (New York, 1936). 4 Wood and Kienle, 226-229, 354. 5 United States Geological Survey, Geologic Map and Structure Sections of the Clear Lake Volcanics, Northern California (1995).

Natural Resources 3-1 Rivieras Area Plan

volume probably exceeds 70 cubic kilometers. As a result of the past volcanic activity, the planning area contains many large boulders that can make excavation problematic.

Little Borax Lake occupies a shallow crater at the base of Buckingham Peak. Scientists believe the crater formed as the result of a phreatic explosion (a volcanic eruption caused by the rapid and violent conversion of groundwater to steam, possibly as a result of contact between water and a source of magmatic heat, e.g. lava).6 There is no active hot spring action.

Soil erosion can cause significant loss or damage to property value, agricultural productivity, wildlife habitat and revenue from tourism. Much of the planning area is very steep with 30% to 60% slopes and considerable erosion potential. The Safety Element of the Lake County General Plan identifies the majority of the planning area as a slope stability study area. This means that throughout much of the area, there is a possibility that soils may be unstable and subject to ground failure (landslides). Development on hillsides also has the potential of increasing erosion and sedimentation to Clear Lake, as water flows down hillsides to the lake and naturally takes loose materials with it. Development within the steeper portions of the planning area should be limited to ensure public safety. Engineering and special erosion control measures may be necessary in these steeper areas, as well. Additional soil constraints found in the planning area include shallow soils on steep slopes poorly suited for use as septic tank absorption fields. The public safety aspects of instable soils are discussed in further detail in Chapter Four of this plan.

Several decades ago, a channel was opened through Manning Flat that drains north to Thurston Lake, with the result that the Flat is being continually eroded.7 The soil of the Flat is composed of volcanic ash, which does not settle once it reaches the lake. The proposed widening of Highway 29 through this area, and associated drainage improvements, should improve the drainage throughout the area and alleviate the continuous down cutting of the drainage channel. Further information on the proposed widening of Highway 29 can be found in Section 5.3 of this plan.

Serpentine is a major rock-forming mineral that is found as a constituent in many metamorphic and weathered igneous rocks. Rocks that contain serpentine are typically green. Natural asbestos, which is a known cancer causing agent when inhaled, is found in some forms of serpentine.8 Although serpentine soils are widespread throughout Lake County, there have not been any identified within the planning area. Objective 3.1.1a Implementation of appropriate erosion control measures that reduce soil stability problems and landslide hazards. 3.1.1b Discourage development of steep slopes that may increase erosion and sedimentation.

6 Averill, Charles V. Mines and Mineral Resources of Lake County, California. California Journal of Mines and Geology. Vol. 43:15-40. Department of Natural Resources, Division of Mines, San Francisco. 7 Natural Areas of Lake County handbook (1977) 8 Wolfram Research Website, Asbestos Information (2005).

Natural Resources 3-2 Rivieras Area Plan

Policies 3.1.1a Development should be focused in areas of low to moderate erosion potential. Substantial development on hillsides or other areas with high erosion potential is discouraged. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Utilize the “RR” and “RL” zoning Community Funding Source None districts in areas of high erosion Development potential. Department Priority High Timeframe Continuous

3.1.1b New development on hillsides or other areas with high erosion potential, including Mount Konocti, shall be designed, constructed and maintained so that: ƒ Development does not cause or worsen natural hazards such as erosion, sedimentation, fire or water quality concerns; ƒ Erosion and sediment control measures, including temporary vegetation sufficient to stabilize disturbed areas, shall be included; ƒ Risk to life and property from slope failure, landslides and flooding is minimized; and ƒ The character and visual quality of the hillside is maintained.

Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require that erosion prevention Community Funding Source None and control methods are included Development Priority High in new development in areas of Department high erosion potential. Timeframe Continuous

3.2 Water

Water resources policies of the General Plan call for protection of the County’s water supplies and quality. The availability of water resources is an important planning component in the Rivieras planning area. Water supply concerns affect all growth and development in the County, including within the agricultural sector.

Precipitation levels and climate significantly influence surface and ground water availability and demand. Mean annual precipitation in Lake County ranges from 22 inches per year near Clear Lake to over 80 inches per year in the higher elevations of the Mayacamas Mountains along the southwest border of the County. Due to the relatively mild winter conditions in Lake County, there is no appreciable storage of water in the form of snow pack. Water demand varies according to seasonal climatic changes. The most obvious demand change is the result of irrigation activities during the agricultural growing season. Domestic water demand also increases in response to seasonal climatic changes. This increase is related to domestic irrigation of gardens and landscaping and is not as significant as commercial agricultural demands.

Natural Resources 3-3 Rivieras Area Plan

Climate influences the water demand of agricultural activities in two ways. The first influence is in the length of the crop growing season, which influences the type and location of crops. According to the Lake County Resource Management Plan, on average, Lake County experiences approximately 140 to 200 days between heavy frosts that act to define the local growing season.9 The second influence that climate has is on the evapotranspiration rate of crops, surface water bodies and exposed soils. The Resource Management Plan calculates the average evaporation of water from Clear Lake to be approximately 40 inches per year. The evapotranspiration rate of agricultural crops varies according to the crop, but ranges from 30 acre-feet per year for irrigated pasture to 1.2 acre-feet per year for wine grapes.10 The Resource Management Plan averages domestic water demand at approximately 0.145 acre-feet per year per capita.

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.11 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.

Most of the planning area is within the Clear Lake Volcanics Groundwater Source Area. There is limited information on this, and many basins, throughout the county. Groundwater movement, quality and surface subsidence information is currently unavailable. The County (Department of Public Works) developed a comprehensive groundwater management plan that was adopted April 12, 2005. This plan should be used in concert with planning documents, including this area plan, to determine water availability for future development. The County General Plan update also includes a water resources element with numerous policies aimed at groundwater protection.

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

9 Ott Water Engineers, Inc., Lake County Resource Management Plan Update (1987), p. 14. 10 Ott Water Engineers, Inc., p. 15. 11 Ott Water Engineers, Inc., p. 39.

Natural Resources 3-4 Rivieras Area Plan

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.

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).12 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.

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

12 California Environmental Protection Agency, State Water Resources Control Board, Division of Water Rights, Information Pertaining to Water Rights in California (Sacramento: 2000) p. 2. 13 Ott Water Engineers, Inc., p. 34.

Natural Resources 3-5 Rivieras Area Plan

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.

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.

Thurston Creek and Thurston Lake

Although numerous gullies and small surface drainage channels occur in the area, Thurston Creek and its tributaries comprise Thurston Lake’s primary inflow. The creek originates approximately 2.5 miles south of the lake and flows through Ely Flat, three miles west of the lake. Thurston Lake is located in a basin that is approximately 18 square miles in size and the lake has an average surface area of approximately 354 acres.14 The drainage that traverses Manning Flat is a tributary to Thurston Creek. Lightweight volcanic sediments eroding from Manning Flat maintain the turbidity of Thurston Lake. A number of basins have been formed by volcanic damming in this area. The ridge Point Lakeview Road traverses is a large lava flow that has dammed Thurston Creek, creating the lake.15 It is likely that the lake remains small because the lava flow is porous, which allows the water to drain.16 There are areas along the creek that are recognized as wetlands, including Ely Flat, between Highway 281 and Highway 29 and upstream of Highway 29. Wetlands and other important habitats are further discussed later in this Chapter in Section 3.3, Vegetation and Wildlife.

14 VTN Consolidated, Inc. Final Environmental Impact Report, Union Oil Company, Thurston Lake Exploratory Project. November 1976. 15 Richerson, Scott and Pete, Putah and Cache Website (2001). 16 Richerson, Scott and Pete, Putah and Cache Website (2001).

Natural Resources 3-6 Rivieras Area Plan

Water-Induced Erosion

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.17 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. Springs have been identified in the Jago Bay area.

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 the area of ground disturbance to a minimal level.18,19 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, and the County Grading and Stormwater Ordinances.

17 Soilerosion.net Website (2006). 18 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. 19 Department of Public Works Memorandum, September 26, 2006.

Natural Resources 3-7 Rivieras Area Plan

A major source of erosion in the Rivieras Planning Area is from home site development, road and driveway construction and poor maintenance. New subdivisions invariably involve road construction and can cause erosion problems if not properly managed. This plan designates lands that have a high potential for erosion, primarily those lands that have an average of 30% cross slope or more, with the Rural Residential or Rural Lands zoning and land use designation in order to minimize environmental, health and safety impacts by encouraging low density development in those areas. Areas of low erosion potential (and that have few environmental constraints) are designated Suburban Reserve and Suburban Residential Reserve to allow higher density development.

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 secondary treatment providing filtration and the removal of nitrogen may be required.

The CWRCB actively promotes water recycling through both regulatory and financial assistance programs. In 2004, the CWRCB 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 CWRCB 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.

Recycled water has been in use in California since the late 1800s.20 Public health restrictions have been in effect since the early 1900s. The CWRCB maintains information on wastewater reclamation and the reuse of reclaimed water by various agencies throughout California. According to the CWRCB, 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

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

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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. There are preliminary discussions about constructing a pipeline along Soda Bay Road from Kelseyville through the planning area, although no specific plans have been prepared. This would require the construction of a treatment facility and a public sewer system within the planning area. 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 six years. The County should continue to be open to and encourage alternative methods of water conservation. Objective 3.2.1 Protect and preserve the surface and ground water resources so that all residents, both now and in the future, have reasonable assurances that an adequate quantity and quality of water exists. Policies 3.2.1a The density of new residential subdivisions shall take into account the impacts of full build- out on water supply, fire protection and maintaining adequate area-wide water quality. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Information on water supply shall Community Funding Source None be required for large Development developments. Department, Priority High Department of Public Timeframe Continuous Works & Environmental Health Division 3.2.1b New development should be designed to conserve water through the use of drought resistant vegetation, low flow plumbing fixtures, water reclamation and other conservation measures. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Develop educational brochures, Community Funding Source None flyers & pamphlets. Require low Development flow plumbing fixtures. Department Priority Moderate Timeframe Continuous Design guidelines shall require native, fire resistant or drought resistant landscaping.

Alternative water conservation methods, such as recycling, should be encouraged.

Natural Resources 3-9 Rivieras Area Plan

Objective 3.2.2 Protection of waterways and Clear Lake from erosion resulting from development. Policies 3.2.2 Projects shall implement appropriate erosion control measures that reduce soil stability problems and landslide hazards, especially as it effects waterway and lake infiltration, utilizing the following principles: ƒ Selecting land where drainage patterns, topography and soils are favorable for the intended use. ƒ Development shall be fitted to the site and provide erosion control in the site development plan. ƒ Those areas that are not well-suited for development shall be designated for open space, recreation, wildlife corridors or other low impact use. ƒ Larger projects should be developed in small, workable units on which construction can be completed in a timeframe so that large areas are not left bare and exposed for long periods. ƒ Grading and vegetation removal shall be kept to a minimum, wherever possible. ƒ Runoff shall be controlled so that it will not erode the land or cause off-site damage or pollution. ƒ Critical areas shall be protected during construction with mulch or temporary cover crops and with mechanical measures, such as diversions, prepared outlets and other Best Management Practices (BMPs). ƒ Sediment basins may be utilized during and after construction to detain runoff and trap sediment. ƒ Provide for safe, off-site disposal of runoff, including the increased runoff resulting from construction. ƒ Establishing permanent vegetation and installing erosion control structures as soon as possible. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require the utilization of Best Community Funding Source None Management Practices and Development Priority High engineered plans that mitigate all Department & possible erosion impacts shall be Department of Public Timeframe Continuous required for projects proposed in Works areas of high erosion potential.

Natural Resources 3-10 Rivieras Area Plan

3.3 Vegetation and Wildlife Vegetation

The major vegetation types supported by the soils found in Lake County are brush, conifer and hardwood forest, oak woodlands, seasonal grasses and freshwater marsh. Natural vegetation is valuable for wildlife habitat, scenic enjoyment and recreation. Subdivisions in undeveloped, rural areas have impacts on wildlife, including the elimination of habitat, disturbance of territories and migration corridors by fencing and other structures, disturbance and harassment of wildlife by humans and domestic animals, reduction (and sometimes elimination) of available water when tapped for residential use, and the elimination of oak trees (a major food source for many wildlife species) during land clearing and for firewood. The protection of endangered, rare and sensitive plant and animal species, including riparian environments, should be an important factor in reviewing new development proposals. The loss of native plants and wildlife habitat, regardless of their regulatory status, should be considered when reviewing new development proposals and developers should be encouraged to present opportunities for wildlife habitat improvement and connectivity.

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. Important and sensitive habitat types in the planning area include coastal and valley freshwater marsh, Great Valley mixed riparian forest, oak woodlands and Clear Lake drainage resident trout streams. The “WW”, Waterway zoning 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.

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. Maintenance of these habitats are important to humans so that large animals, such as bears and lions, have adequate habitat and food so that they do not enter into neighborhoods. Efforts should be made to preserve individual Valley Oaks 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.

Natural Resources 3-11 Rivieras Area Plan

Although Clear Lake State Park is managed for recreation, portions of the park preserve natural communities, including freshwater marsh, grassland habitats and substantial oak woodland habitat. The Park is identified in the Lake County General Plan as a Natural Area. According to the Plan, 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. The Park receives high levels of public use, which requires special management attention to human impacts on oak woodland resources. These practices include trail management, interpretive programs and regular evaluation and management to prevent hazards.

Oaks are distinctive among conifers 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.21 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): ƒ 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. ƒ 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: ƒ Grants for the purchase of oak woodlands conservation easements by qualified entities. ƒ Grants for land improvement. ƒ Cost-sharing incentive payments to private landowners who enter into long-term conservation agreements.

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

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ƒ 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. ƒ 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. ƒ 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: ƒ Conserve oak woodlands, through the use of conservation easements. ƒ Plant an appropriate number of trees or restore former oak woodlands, and maintain them for at least seven years. ƒ Contribute funds to the Oak Woodlands Conservation Fund. ƒ 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.

Mount Konocti

Mount Konocti is identified by the Lake County General Plan as a Natural Area because it is home to several plant communities, including chaparral, mixed conifer and oak forests. The conifers include Douglas fir (Pseudotsuga menziesii) and ponderosa pine (Pinus ponderosa). There are also stands of canyon oak (Quercus chrysolepis) and the narrow endemic, Konocti manzanita (Arctostaphylos elegans) is abundant on the mountain.22 The old Bell Hill Mine site on the south side of Mount Konocti is now slowly being colonized by Sonoma manzanita (Arctostaphylos canescens var sonomensis). Both Konocti and Sonoma manzanita are 1B listed plants (plants that are rare, threatened or endangered in California, but more common elsewhere), according to the California Native Plant Society. While the List 1B designation lacks state or federal regulatory status, it is considered by most regulatory agencies to qualify a species as sensitive under CEQA. Most local jurisdictions, including the County of Lake, require List 1B plants to be addressed and mitigated during the CEQA review process.

22 List of Natural Areas in Lake County, (February, 1977) 171376 AD.

Natural Resources 3-13 Rivieras Area Plan

Thurston Creek

Thurston Creek contains important riparian communities, including the sedge series, which is a wetland community that contains a mix of sedge and rush species.23 Species that can be found in this series include tall flat sedge (Cyperus eragrostis), least spike rush (Eleocharis acicularis var acicularis), clustered field sedge (Carex praegracilis), soft rush (Juncus effuses var. pacificus), tule (Scirpus acutus var occidentalis) and broad-leaved cattail (Typha latifolia). The entire length of Thurston Creek is designated with the “WW”, Waterway zoning combining district. Areas that have been identified as wetland and riparian areas have been designated with the “W”, Wetland zoning combining district. These zoning combining districts will help to protect these resources from encroachment so that these areas can continue to function naturally.

Black Forest

The Black Forest encompasses approximately 255 acres of old growth Douglas fir on the northeast slopes of Mount Konocti. The area is known locally as the Black Forest due to the density of the trees and large moss-covered boulders. The area is cherished by many for its open space, wildlife habitat and erosion control. Until recently, the area was privately owned, which left open the possibility of logging. The Lake County Land Trust was instrumental in the acquisition of the Black Forest. The Land Trust was formed in 1993 as a non-profit organization that works cooperatively with land owners, private groups and governmental agencies to promote the conservation of important natural areas throughout Lake County.24 The Trust worked with the Bureau of Land Management, the State Wildlife Conservation Board, the County and concerned members of the public to secure funding to purchase the forest. The Bureau of Land Management now holds title to the land, which will be dedicated to open space and wildlife habitat.

23 Biological Assessment, Mulvaney Property Thurston Lake, Lake County, California. Kjeldsen Biological Consulting (June 8, 2001). 24 Lake County Land Trust Website (2005).

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Photograph of the Black Forest courtesy of the Lake County Land Trust.

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.25

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.

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

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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.

Recommended riparian management practices include:

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

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

Natural Resources 3-16 Rivieras Area Plan

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. As previously discussed, the “WW” 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 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

Many of the rare, threatened and endangered plants in the planning area occur in vernal pools or 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.”26 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 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.27 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.28 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

26 United States, Environmental Laboratory, Corps of Engineers Wetlands Delineation Manual (on-line edition: 1987), 9-23. 27 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. 28 California Department of Fish and Game Website, Holland Vernal Pool Classifications (2006).

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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.”29

This wetland is on Maya Road in Clear Lake Riviera.

Manning Flat, on the eastern end of the planning area, is underlain by an impermeable basalt flow which gives rise to scattered northern basalt flow vernal pools throughout the swales and depressions of the valley floor.30 Several sensitive plant species associated with vernal pool habitats are mapped in this area, according to the California Natural Diversity Database.31 These include Lake County stonecrop (Parvisedum leiocarpum), Burke’s goldfields (Lasthenia burkei) and Bolander’s horkelia (Horkelia bolanderi). Blue elderberry (Sambucus mexicanus) is also prevalent in portions of the mixed oak woodland along the eastern edge of Manning Flat. While not a sensitive plant, the U.S. Fish and Wildlife Service requires protection for this species because it provides potential habitat for the Valley elderberry longhorn beetle (Desmocerus californicus

29 California Department of Fish and Game Website, Holland Vernal Pool Classifications (2006). 30 California Department of Fish and Game, Significant Natural Areas of California, 1992 Annual Summary (March 23, 1992). 31 California Department of Fish and Game Website (2005).

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dimorphus), which is listed as a threatened species under the federal Endangered Species Act. Drainage improvements and erosion control that will be a part of the Highway 29 improvements may help restore northern basalt flow vernal pools. Future improvements to Highway 29 are discussed in more detail in the Networks Section of Chapter 5 of this plan.

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 3-1 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. 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 3-1 Rare, Threatened and Endangered Plants Potentially Occurring within the Planning Area SCIENTIFIC COMMON CNPS NAME NAME STATUS LISTING

Arctostaphylos Konocti None 1B manzanita ssp. manzanita elegans

Arctostaphylos Sonoma manzanita None 1B canescens var sonomensis

Arctostaphylos Hopland SC 1B standordiana ssp. (=Raiche’s) raichei manzanita

Astragalus breweri Brewer’s milk- None 4 vetch

Ceanothus confusus Rincon Ridge None 1B ceanothus

Ceanothus divergens Calistoga ceanothus None 1B

Eriastrum Brandegee’s wooly SC 1B brandegeae star (=eriastrum)

Natural Resources 3-19 Rivieras Area Plan

SCIENTIFIC COMMON STATUS CNPS NAME NAME LISTING

Eryngium constancei Loch Lomond FE/CE 1B coyote-thistle (=button-celery)

Erythronium helenae St. Helena fawn lily None 4 Gilia Sinistra ssp. Pinnate-leaved gilia None 4 pinnatisecta

Gratiola heterosepala Boggs Lake hedge- CE 1B hyssop

Hesperolinon Glandular dwarf- SC 1B adenophyllum flax (=western flax) Hesperolinon Two-carpeled SC 1B bicarpellatum dwarf-flax (=western flax)

Hesperolinon Lake County CE 1B didymocarpum dwarf-flax (=western flax) Hesperolinon Napa western flax SC 1B serpentinum

Horkelia bolanderi Bolander’s horkelia SC 1B

Lasthenia burkei Burke’s goldfields FE/CE 1B

Layia septentrionalis Colusa layia SLC 1B (=Colusa tidytips) Legenere limosa Legenere SC 1B Linanthus jepsonii Jepson’s linanthus None 1B

Lomatium hooveri Hoover’s lomatium None 4

Natural Resources 3-20 Rivieras Area Plan

SCIENTIFIC COMMON STATUS CNPS NAME NAME LISTING

Lupinus sericatus Cobb Mountain SLC 1B lupine Madia hallii Hall’s madia SC (=Harmonia hallii) (=Hall’s harmonia)

Navarretia Baker’s navarretia SC 1B leucocephala ssp. bakeri Navarretia Few-flowered FE/CT 1B leucocephala ssp. navarretia pauciflora

Navarretia Many-flowered FE/CE 1B leucocephala navarretia ssp.plieantha

Orcuttia tenuis Slender Orcutt FT 1B grass

Orobanche valida Howell’s None 4 ssp. howellii broomrape Parvisedum Lake County FE 1B leiocarpum (=Sedella stonecrop leiocarpa) Potamogeton Eel-grass None 2 zosteriformis pondweed

Streptanthus breweri Green (=serpentine) SLC 1B var hesperidis (=S. jewel-flower hesperidi) Tortella alpicola N/A (moss) None 2

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

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(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 (4) Plants of limited distribution – a watch list, according to the California Native Plant Society Source: U.S. Fish and Wildlife Service, August 11, 2005 and California Native Plant Society website, December 1, 2005. Wildlife

Wildlife species generally common to California’s interior north coastal foothill region are found throughout the Rivieras planning area. Large mammals, including blacktail deer, mountain lion, coyote, bobcat and grey fox are present. Small mammals common in the area include western grey squirrel, California ground squirrel, black-tailed jackrabbit, bush rabbit and other rodents such as mice. The planning area also contains suitable habitat for numerous birds and raptors, including Cooper’s hawk, red-tailed hawk, peregrine falcon and American crow. Many waterfowl frequent Clear Lake State Park. Riparian and wetland vegetation communities support the greatest number and diversity of mammals, reptiles, birds and amphibians, including numerous species of nesting birds. During the summer dry season, these communities become extremely important sources of food and water for wildlife. Some of the planning area’s most clearly defined wildlife corridors are associated with intermittent water courses which lead to riparian and wetland areas. The establishment and maintenance of interconnected open spaces is very important for the protection of native vegetation and wildlife and to maintain safe distances between wild animals and residential communities. Connectivity in the natural landscape should be examined by qualified professionals during the review process and ensured when approving development proposals to maintain the wildlife population and human safety.

Rare, Threatened and Endangered Species

A field survey may not identify a rare or endangered species since occupancy of a site by a particular wildlife species may be seasonal, and individuals may move from one location within a habitat to another or from one habitat to another. Except on rare occasions (such as locating a peregrine falcon nest) locations can only be identified 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. Figure 3-2 provides a list of threatened, rare or endangered wildlife, which may be found in each of the plant communities potentially occurring in the Rivieras Planning Area. Site-specific surveys should be conducted by qualified professionals to determine the presence or likelihood of occurrence of each potential species.

Natural Resources 3-22 Rivieras Area Plan

Figure 3-2 Rare, Threatened and Endangered Animals Potentially Occurring within the Planning Area SCIENTIFIC NAME COMMON NAME STATUS Agelaius tricolor Tricolored blackbird SC

Amphispiza belli belli Bell’s sage sparrow SC

Archoplites interruptus Sacramento perch SC

Baeolophus inornatus Oak titmouse SLC

Carduelis lawrencei Lawrence’s goldfinch SC

Chaetura vauxi Vaux’s swift SC

Clemmys marmorata marmorata Northwestern pond turtle SC Western yellow-billed Coccyzus americanus occidentalis C cuckoo Corynorhinus (=Plecotus) townsendii Pacific western big-eared bat SC townsendii Valley elderberry longhorn Desmocerus californicus dimorphus T beetle Brownish dubiraphian riffle Dubiraphia brunnescens SC beetle White-tailed (=black Elanus leucurus SC shouldered) kite

Empidonax traillii brewsteri Little willow flycatcher CA

Eumops perotis californicus Greater western mastiff-bat SC

Falco peregrinus anatum American peregrine falcon D

Haliaeetus leucocephalus Bald eagle T

Lanius ludovicianus Loggerhead shrike SC

Lavinia exilicauda chi Clear Lake Hitch SC

Natural Resources 3-23 Rivieras Area Plan

SCIENTIFIC NAME COMMON NAME STATUS Melanerpes lewis Lewis woodpecker SC

Myotis evotis Long-eared myotis bat SC

Myotis thysanodes Fringed myotis bat SC

Myotis volans Long-legged myotis bat SC

Myotis yumanensis Yuma myotis bat SC

Numenius americanus Long-billed curlew SC

Pogonichthys macrolepidotus Sacramento splittail SC

Rana boylii Foothill yellow-legged frog SC

Selasphorus rufus Rufous hummingbird SC

Selasphorus sasin Allen’s hummingbird SC

Spea hammondii Western spadefoot toad SC

Spirinchus thaleichthys Longfin smelt SC

Strix occidentalis caurina Northern spotted owl T

Toxostoma redivivum California thrasher SC Key: (C) Candidate – Candidate to become a proposed 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 (SC) Species of Concern (SLC) Species of Local Concern Source: U.S. Fish and Wildlife Service, August 11, 2005 and California Natural Diversity Database, Department of Fish and Game, August 31, 2006.

Natural Resources 3-24 Rivieras Area Plan

Objectives 3.3.1a Provide for a balance between wildlife habitat protection and enhancement and the need to manage and use agricultural resources. 3.3.1b To establish and maintain interconnected open spaces for the protection of native vegetation and wildlife and the safety of residential developments. Policies 3.3.1a Migratory corridors to allow wildlife to move between areas of suitable habitat shall be required around developed and developing areas. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require wildlife corridors to be Community Funding Source None incorporated into new Development Priority High development where appropriate. Department & California Department Timeframe Continuous of Fish and Game 3.3.1b Riparian and wetland habitat shall 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. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Designate creeks and wetlands Community Funding Source None Resource Conservation. Development Priority High Department, Require newly identified Department of Public Timeframe Continuous wetlands & riparian areas to be Works, Water rezoned “W” and/or “WW”. Resources Division & U.S. Army Corps of Engineers 3.3.1c The natural flow and appearance of creeks shall be preserved. The maintenance and restoration of streambank vegetation and bank structures along creeks shall be encouraged. 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 & stream Department & bank structures on substantial Department of Public Timeframe Continuous development projects. Works Department, Water Resources Division

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3.3.1d The preservation of native trees shall be incorporated into new 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 on new development Development Priority High projects. Building envelopes Department may be required for new Timeframe Continuous subdivisions.

Utilize the “PDR” zoning district to establish open space in which native trees can be preserved. 3.3.1e 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 Encourage conservation Community Funding Source None easements or similar equity Development Priority High transfer documents for all unique Department & County Timeframe Continuous vegetation & wildlife habitats on Counsel’s Office new projects. 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 defines agricultural lands as those having soil capability ratings of Class I - IV, based on the Lake County Soil Survey. 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

Natural Resources 3-26 Rivieras Area Plan

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.

Only a very small portion of lands in the planning area are identified as prime agricultural soils, as defined by the United States Natural Resource Conservation Service. This plan designates this land, which is about 10 acres, with the “A”, Agriculture zoning and land use designation. The area that contains prime agricultural soils is part of a much larger parcel. These parcels are owned by a vineyard development company and most of it has been cleared in preparation for a vineyard. The remainder of this land has been designated Rural Lands in order to maintain its large parcel size and agricultural use. The Plan also maintains “A”, Agriculture zoning for lands that are south of State Highway 29 that are currently in agricultural production.

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.32 This number increased to approximately 5,000 acres in 1999 and 8,000 in 2000.33 Approximately 500 acres within the Rivieras planning area have been developed with vineyards or have been approved for development and will likely be developed by the end of 2006. 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.

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 20 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 20 to 40 acres, the State Subdivision Map Act recognizes existing underlying legal lots of record through the certificate of compliance process.

32 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. 33 Giusti, Gregory A., p. 4.

Natural Resources 3-27 Rivieras Area Plan

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.

Figure 3-3 Important Farmland in the Rivieras Planning Area

The map of Important Farmland within the Rivieras Planning Area in Figure 3-1 was obtained from the California Department of Conservation, Division of Land Resource Protection, Farmland Mapping and Monitoring Program. The Important Farmland maps were compiled utilizing USDA- NRCS (United States Department of Agriculture – Natural Resource Conservation Service) Soil Surveys and current land use information. The minimum mapping unit is 10 acres. Units of land smaller than 10 acres are incorporated into the surrounding map categories.

Natural Resources 3-28 Rivieras Area Plan

Buffer Zones

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. Objectives 3.4.1a Recognition by residents that preservation of agricultural lands provides privately maintained open-space and facilitates a rural lifestyle. 3.4.1b Protection of agricultural lands and operations from conflicting uses. Policies 3.4.1a Buffer zones shall be incorporated into new projects adjoining dissimilar uses to reduce land use conflicts. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require buffer areas between Community Funding Source None disparate development. Development Priority High Department Timeframe Continuous

3.4.1b Lands adjacent to agricultural lands shall be designated for low density use, wherever feasible, to serve as buffer areas between agricultural operations and suburban and higher density uses. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget

Utilize the “RR” & “RL” zoning Community Funding Source None districts to provide buffer areas Development Priority Moderate between intensive agricultural Department operations and residential and Timeframe Continuous commercial development.

Natural Resources 3-29 Rivieras Area Plan

3.4.1c Prohibit new non-agricultural uses in agricultural areas that can interfere with any normal agricultural operations or its necessary accessory uses. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Review development proposals in Community Funding Source None the context of the surrounding Development Priority Moderate uses. Disallow conflicting uses Department adjacent to each other, where Timeframe Continuous feasible. 3.4.1d Limit residential uses and subdivisions adjacent to lands that are in agricultural production, unless the Planned Development Residential zoning is applied to mitigate potential impacts. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require “PDR” zoning for all Community Funding Source None proposed subdivisions adjacent to Development Priority Moderate agricultural lands. Department Timeframe Continuous 3.4.1e Rezoning or division of lands that have historically been in agricultural production for non- agricultural purposes should be prohibited, except in special situations where all of the following criteria can be met: 1) Sewage disposal, water and adequate access exists. 2) Utilization of the site for non-agricultural uses will not significantly impact adjacent agricultural uses. 3) Development of the site is for a tourist related use that is consistent with the goals and objectives of the Lake County General Plan and Rivieras Area Plan in promoting recreational activities on the shoreline of Clear Lake, or provides in-fill residential development at densities consistent with surrounding development. 4) Development being proposed is clustered to maximize open space and provide buffer areas. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget

Follow these criteria when Agricultural Funding Source None reviewing any future development Commissioner, Priority Moderate proposals for conversion of Community property out of agricultural use. Development Timeframe Continuous Department, Planning Commission & Board of Supervisors

Natural Resources 3-30 Rivieras Area Plan

3.4.1f Cooperation between the Community Development Department, Agricultural Commissioner, Farm Bureau and appointed and elected officials should be encouraged during the review of development proposals adjacent to agricultural lands. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Inter-agency coordination during Community Funding Source None the review of development Development Priority Moderate proposals adjacent to agricultural Department, Farm uses and lands. Buerau, Agricultural Timeframe Continuous Commissioner, Planning Commission & Board of Supervisors

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.34 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 wood or adobe. Notable examples of construction from that time include the brick school house and stone jail in Lower Lake 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.

Borax occurs naturally in evaporite deposits produced by the repeated evaporation of seasonal lakes. It is widely used in detergents, water softeners, soaps, disinfectants and in strenghtening pottery and ceramics. Borax was discovered in Lake County in 1856.35 Borax was initially mined from Borax Lake, in the Clearlake Park area, from 1864 through 1868.36 Borax was then mined from Little Borax Lake on the Buckingham peninsula between 1867 and 1873.37 Borax mining in Lake County ceased with the discovery of borax in the California and Nevada deserts.

The mine on the south side of Mount Konocti has been mined intermittently for quicksilver (mercury, Hg), cinnabar (mercury sulfide, HgS, ore mineral of mercury associated with volcanic activity), kaolinized rock (rock containing clay minerals produced by a hydrothermal process) and

34 Lake County Aggregate Resource Management Plan, adopted November 19, 1992. 35 History of Lake County website (2006). 36 History of Lake County website (2006). 37 History of Lake County website (2006).

Natural Resources 3-31 Rivieras Area Plan

dacite (a volcanic rock mineralogically similar to granite). The mine has gone by the names of the Uncle Sam Mine, Lucitta Mine, Konocti Mine and Bell Mine. The mine was first claimed in 1876. The affidavit of labor for that claim specified there were three tunnels (the longest being 203 feet 6 inches), one shaft and various cuts. The first record of production was not until 1902, with a few flasks of quicksilver. The mine was then idle until John Jago and Charles Macheboeuf claimed it in 1928 and filed affidavits of labor for at least eight years. Jago claimed improvements valued in excess of $1,000. The State Mineralogist reported that a few flasks were produced in 1932. About 1935, prospectors built a 90 foot incline shaft and obtained some 50 tons of ore, which filled about seven flasks of quicksilver. The State Mineralogist noted that “hundreds of feet of bulldozer cuts have been made recently… in a search for cinnabar, but the mine was idle in 1945.”38 Two hundred fifty tons of white kaolinized rock was extracted in the mid to late 1940s. Dacite was also commercially mined on the property in the 1960s. The mine is abandoned and chaparral and manzanita are slowly filling in the area, but the exposed white rock remains an eyesore.

On the east side of Manning Flat, a rock, sand, gravel and fill dirt mining operation was recently established. The mining operation encompasses 20 acres of an approximately 300 acre parcel and was approved for a period of twenty years. The permit will expire in the year 2023, and the operation is subject to monitoring inspections by permitting agencies, as required by law and deemed necessary.

Substantial impacts have resulted from past in-stream gravel extraction operations, including bank erosion, localized flooding, general stream degradation, loss of riparian vegetation and increased sedimentation to Clear Lake. Nutrients bound to sediment is thought to have been one of the primary causes of algae blooms and the resulting pollution of the lake.39 For these reasons the use of quarries for aggregate is more desirable than in-stream extraction. Policies in the Aggregate Resource Management Plan limits development of new in-stream mining operations in the planning area.

The Lake County Aggregate Resources Management Plan does not identify any potential new quarry sites within the planning area. However, should any be identified in the future, policies of the Lake County General Plan urge the protection, management and development of mineral resources. A major goal of these policies is to minimize land use conflicts between mineral extraction activities and other uses. It is important that gravel deposits do not become unobtainable as a result of unplanned growth into resource areas. Residential uses are incompatible with mining operations. Mining operations should be protected from encroachment by dissimilar uses.

38 Averill, 15-40. 39 The Causes and Control of Algae Bloom in Clear Lake. University of California, Davis, Division of Environmental Studies for Lake County Flood Control and Water Conservation District, California State Water Resources Control Board and United States Environmental Protection Agency, 1994.

Natural Resources 3-32 Rivieras Area Plan

Objective 3.4.2 To encourage development of mineral and aggregate resources in a manner which provides short-term and long-term benefits to the Rivieras Planning Area, while preserving environmental resources and the public health and safety. Policy 3.4.2a Aggregate mining shall be encouraged in environmentally acceptable locations, where visually protected by local topography. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Use permits to mine should be Community Funding Source None granted where environmental Development Priority Moderate impacts, including visual impacts, Department can be mitigated to insignificant Timeframe Continuous levels.

3.4.2b Once identified by an approved plan or permit, promising aggregate and mining sites in environmentally acceptable locations shall be protected from the encroachment of incompatible uses. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Dissimilar uses should not be Community Funding Source None allowed contiguous to mining Development Priority Moderate operations. Department Timeframe Continuous

Geothermal Resources

The planning area has not seen any geothermal development. The Planning Commission certified an Environmental Impact Report (EIR) and issued a permit in 1976 to allow three exploratory wells near Thurston Lake. Two wells were drilled, but it appears that nothing further was completed.

In 2004, the Lake County Board of Supervisors approved a geothermal setback area around Clear Lake, within which no geothermal development is permitted. The majority of planning area is within the setback area, as shown in Figure 3-2. The Geothermal Resources Element of the Lake County General Plan was reviewed by a citizen’s advisory committee, 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 Rivieras Planning Area.

Natural Resources 3-33 Rivieras Area Plan

Figure 3-4 Geothermal setback in the Rivieras Planning Area

Conservation

Cultural and Historical Resources

There are no California Registered historical landmarks within the planning area.40 However, there are structures in the planning area that have historic value and that may be eligible for inclusion on the National or California Register of Historic Places. The historic Ely Stage Stop is currently located on Highway 29 just west of its intersection with Highway 281. The building will be relocated to a property on Highway 281 where Beckstoffer donated five acres for the Ely Stage Stop Museum that will house antique farming implements, among other things.

This area has been inhabited by people for thousands of years. Consequently, proposed development sites should be thoroughly investigated and evaluated for cultural resources prior to construction. A more detailed discussion of the history of the area can be found in Chapter 2 of this plan.

40 National Register of Historic Places Website (2006).

Natural Resources 3-34 Rivieras Area Plan

Objective 3.4.3 To protect and preserve archaeological and historical resources for the long-term benefit of residents, tourists, scientists and future generations. Policies 3.4.3a The County shall assist in efforts to identify and protect historic structures and sites by: 1) Working with economic development interests, citizens’ groups, the Heritage Commission, local Native American tribes, archaeologists, and other researchers in preparing plans and grant applications for the protection of historic buildings and cultural sites. 2) Designating identified structures and sites in the Rivieras Planning Area as historic preservation sites. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies County Budget

Require appropriate studies if Community Funding Source None projects could impact unique or Development Priority Moderate significant historical or cultural Department, State resources. When cultural Office of Historic Timeframe Continuous resources are found, effective Preservation, State mitigation measures shall be Office of Planning enforced. & Research, County Heritage Consult with local Native Commission & American tribes during the review Local Tribes process of all proposed new development. 3.4.3b Prior to approval of discretionary projects within areas of known sensitivity to archaeological resources, local Native American representatives shall be consulted concerning potential impacts to cultural resources. Implementation Responsible Impact on County None Programs/Stategies Agency/Agencies Budget Local Native American Community Funding Source None representatives should be included Development Priority High

Natural Resources 3-35 Rivieras Area Plan

in preliminary project reviews. Department Timeframe Continuous Their comments should be solicited early in the project review process.

Whenever possible, identified historical and unique archaeological resources as defined by Section 15064.5 of the California Environmental Quality Act, should be avoided through project design. Protection of the site by the most recently recognized accepted means should be employed. Inventories will ensure that all cultural resources are identified, and that artifacts are not destroyed by project activities.

Scenic Views

Scenic resources are one of Lake County’s greatest assets that contribute to its overall rural character and its tourism base. The County’s scenic resources include its forested ridges, grasslands and rolling hills, agricultural landscapes, impressive views of Clear Lake, Mount Konocti and Mount Hannah, and the historic character of some of its towns. Scenic views and corridors make major contributions to the quality of life enjoyed by the residents of Lake County. The development of community pride, the enhancement of property values and the protection of aesthetically pleasing open spaces are all ways in which scenic corridors are valuable to County residents and reflect their preference for a rural lifestyle. In order to maintain the quality of life and the rural character of the planning area, scenic resources should be preserved and enhanced.

A view shed is the area within view from a defined observation point, road or corridor from land or water. Billboards, overhead power lines, poorly maintained structures or unscreened mining operations can spoil views. The value and continued enjoyment of scenery is dependent upon the knowledge that views and view sheds can change over time. Unregulated development can diminish this resource. Commercial design standards that promote the community’s identity are needed. Design guidelines can preserve or enhance the scenic quality of a commercial area. 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, visual screening and roadway setbacks. To maintain the quality of view sheds, off-site commercial signs and billboards should be prohibited in designated scenic corridors. Additionally, there should be building height and maximum occupancy frontage limitations imposed on new lakeshore developments that provide views of the lake, particularly along Soda Bay Road.

General plan policies encourage the protection and enhancement of Lake County's scenic highways and resources in order to promote the county's recreation-based economy, and provide scenic value to both residents and visitors alike. The planning area features spectacular views of Clear Lake

Natural Resources 3-36 Rivieras Area Plan

from Soda Bay Road, State Highway 281, Point Lakeview Road, Mount Konocti and numerous other points. Scenic roads and their associated corridors also strengthen the tourist industry of Lake County. For many visitors, highway corridors will provide their only experience of Lake County. Enhancement and protection of these corridors ensures that the tourist experience is a positive one, and, consequently, provides support for the tourist-related activities of the County’s economy.

Development on steep slopes that is visible from great distances, such as on hillsides adjacent to Clear Lake have the potential to be aesthetically unpleasing. This plan zones and designates those properties Rural Residential and Rural Lands to encourage low density development of these areas that will not result in substantial grading and visually unappealing development. Possible additional impacts of the development of steep lands, including erosion and sediment infiltration to Clear Lake, are discussed earlier in this chapter and in the Public Safety section in Chapter 4 of this plan.

Another cherished visual quality of the planning area (and all of Lake County) is the view of the night sky. This quality can be protected through the enforcement of commercial and residential design standards. The Lake County Zoning Ordinance regulates glare by requiring all exterior lighting to be hooded, shielded or opaque and all light to remain on the site of its origin.41 This should be enforced through the design guidelines of this plan.

Characteristics of Scenic Corridors

Section 34.2 of the Lake County Zoning Ordinance states that when applying the “SC” Scenic Corridor Combining District, at least two of the following characteristics should be present: ƒ Varied topographical features including uniquely shaped rocks, dominant hills, mountains or canyons. ƒ Vegetative features including significant stands of trees, colorful variety of wildflowers or plants. ƒ Water features including views of Clear Lake, creeks, streams or waterfalls. ƒ Pastoral features such as farms, pastures, vineyards or orchards. ƒ Historical buildings or districts which characterize period architecture or are indicative of past lifestyles. ƒ Provide convenient visual access from a state highway, county roadway, bikeway or trail. ƒ Allow features to remain in view of the traveling public for a reasonable length of time for lasting views or impressions.

Potential Scenic Corridors

The Lake County General Plan identifies Highway 29 as a potential scenic highway from the intersection of Highway 20 at Upper Lake south to the Napa County line. The portion traversing the planning area offers views of the surrounding mountains and rolling hills. Highway 29 is also eligible for California Scenic Highway status through the California Department of Transportation (Caltrans). 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

41 Lake County Zoning Ordinance (2003) 41-2.

Natural Resources 3-37 Rivieras Area Plan

State's scenic resources.42 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:43 ƒ Disallow land uses such as junkyards, dumps, rendering plants and gravel pits that may detract from the scenic nature of the highway. ƒ 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. ƒ Make development more compatible with the environment by requiring building siting, height, colors and materials that are harmonious with the surroundings. ƒ Regulate grading to prevent erosion and cause minimal alteration of existing contours, and preserve important vegetative features along the highway. ƒ Protect the hillsides by allowing only low density development on steep slopes and along ridge lines. ƒ 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 additional roads within the planning area have the potential to become designated as county scenic roads: ƒ The entire length of Highway 281 from Highway 29 to its end, just north of the Clear Lake Rivera subdivision. This highway provides panoramic views of Clear Lake and Mount Konocti. However, overhead utility lines detract from these views. ƒ All that portion of Soda Bay Road within the planning area. This road provides views of Clear Lake and winds through the Black Forest. ƒ All that portion of Point Lakeview Road within the planning area. This road provides outstanding views of Clear Lake.

42 California Streets and Highways Code Section 260. 43 California Department of Transportation Website, California Scenic Highway Program (2005).

Natural Resources 3-38 Rivieras Area Plan

Figure 3-5 Scenic Routes

Objectives 3.5.2a To take measures to protect and enhance scenic resources in the Rivieras Planning Area and promote a visually appealing environment. 3.5.2b To maintain the rural character of the planning area. Policies 3.5.2a The County shall encourage utility lines to be installed underground wherever possible. Where installing utilities underground is not practical, lines shall be sited in a manner that minimizes their visual intrusion. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require all new utilities to be Community Funding Source None installed underground, where Development Priority Moderate feasible. Establish underground Department, utility districts to bury existing Department of Timeframe Continuous utilities. Public Works, Caltrans & PG&E

Natural Resources 3-39 Rivieras Area Plan

3.5.2b The siting of structures must not only reflect appropriate setbacks, but also consider the rural vista. Buildings should complement and not block views. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require all new construction to Community Funding Source None meet site-specific setbacks and Development Priority Moderate design standards that complement Department the character of the site. Timeframe Continuous

Objective 3.5.2c Protect the natural scenery along scenic highways and roads from new development that would diminish the aesthetic value of the scenic corridor. Policy 3.5.2c New development along scenic corridors should be designed to relate to the dominant character of the corridor or of a particular segment of the corridor. Relationships shall be achieved in part through regulations concerning building form, site location and density of new development. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require all new construction to Community Funding Source None meet site-specific setbacks and Development Priority Moderate design standards that complement Department the character of the site. Timeframe Continuous Rezone areas on scenic roadways “SC” (Scenic combining district).

Objective 3.5.2d To establish and enforce design standards which will give the County, private property owners and developers a tool to achieve the highest architectural, functional, cost- effective and environmental quality. Policy 3.5.2d To protect the value and scenic character of scenic corridors dominated by the natural environment, the following provisions, along with County development standards, shall govern new development: ƒ Regulations of building form, material, and color as outlined in Appendix A. ƒ Minimizing grading and cut and fill activities. ƒ Requiring use of adequate erosion and sediment control programs. ƒ Siting of new structures to minimize visual impacts from scenic roads and highways ƒ Regulation of the type, size, design, and placement of advertising signs within a corridor to be compatible with the visual character of the immediate surroundings.

Natural Resources 3-40 Rivieras Area Plan

ƒ Building height and maximum occupancy frontage limitations shall be imposed on new lakeshore development to provide for a minimum amount of lake view, particularly along Soda Bay Road. ƒ Utility lines shall be underground wherever possible; where underground installation is not practical, lines should be sited in a manner which minimizes their visual intrusion. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require all new construction to Community Funding Source None meet the design standards of this Development Priority Moderate plan and complement the natural Department character of the site. Timeframe Continuous

Objective 3.5.2e To encourage well designed retail and service uses that will attract both tourists and local patrons. Policy 3.5.2e Commercial development shall be consistent with the design guidelines of this plan to provide attractive and compatible development complimentary in theme to existing development. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Develop & enforce design review Community Funding Source None guidelines for all commercial Development Priority Moderate development. Department Require visual screening, setbacks, Timeframe Continuous and drought resistant and indigenous vegetation.

Objective 3.5.2f To limit aesthetically unpleasing development on steep, highly visible slopes. Policy 3.5.3f Low density development of steep areas that will not result in substantial grading and visually unappealing development is encouraged. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Designate steep, highly visible Community Funding Source None slopes Rural Residential and Rural Development Priority High Lands. Department Timeframe Continuous

Natural Resources 3-41 Rivieras Area Plan

Objective 3.5.2g Protect night skies from light pollution. Policy 3.5.3g Protection of night skies from light pollution from new commercial and residential development. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require lighting in new Community Funding Source None developments, whether Development Priority Moderate commercial or residential, to be Department shielded and of a composition that Timeframe Continuous does not create substantial glare. New subdivision CC&Rs should include lighting regulations that minimize light pollution.

Natural Resources 3-42 Rivieras Area Plan

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 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 Rivieras Area Plan does not cover emergency situations because 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 Land Soils and slope conditions in the planning area vary widely in their potential for land uses. Geologic hazards in the planning area include slope instability and landslides, expansive soils, liquefaction, volcanism and seismic activity.

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 with slopes averaging 30 percent or more are not suitable for significant levels of development due to the risk of ground failure, the difficulty in providing infrastructure in rugged terrain, the risk of wildfire 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. The slopes of Mount Konocti are well over 30 percent and have moderate to severe erosion potential, particularly when disturbed. The lakefront lands between Konocti Bay and Luebow Point are also very steep. 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. The slopes within the planning area are shown in Figure 4-1.

Public Safety 4-1 Rivieras Area Plan

Figure 4-1 Slopes of the Rivieras Planning Area

Public Safety 4-2 Rivieras Area Plan

This photo of Wheeler Point on the east side of Clear Lake Riviera demonstrates the severity of some slopes adjacent to Clear Lake. Expansive Soils

Unstable soils are also found in the form of expansive soils, which expand during wet periods and shrink when they dry. 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 as it dries, reducing the stabilizing support. 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.

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).

Public Safety 4-3 Rivieras Area Plan

Figure 4-2 Shrink-Swell Potential in the Rivieras Planning Area

Public Safety 4-4 Rivieras Area Plan

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 areas that are underlain by relatively recent unconsolidated alluvium that contains saturated silt, sand or gravel where the water table is near the surface. Lands west of Highway 281 between Highway 29 and Clear Lake Riviera have been identified as areas with liquefaction potential. 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.2 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.3 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.4 It is believed that this magma chamber provides the heat source for the Geysers, the world's largest producing geothermal field, which is to the south of the planning area.5 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.6 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. 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.

Seismic Activity

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.7 The Konocti Bay Fault Zone runs northwesterly through the planning area. The State of California and the USGS have monitored seismic activity in Lake County for the last 25 years. Geologists believe that

2 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. 3 Wright and Pierson, Living With Volcanoes, The U.S. Geological Survey's Volcano Hazards Program,USGS Circular 1073 (1992). 4 Wood and Kienle, 226-229, 354. 5 Smithsonian Institution Website, Global Volcanism Program (2004). 6 Chesterman, C.W., Volcanism in California: California Division of Mines and Geology, California Geology, v. 24, n. 8 (1971) 139-147. 7 Wood and Kienle, 226-229, 354.

Public Safety 4-5 Rivieras Area Plan

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. Figure 4-3 shows the Earthquake Fault Zones identified by the State Geologist through implementation of the Alquist-Priolo Fault Zoning Act.

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.

Objective 4.1.1 To lessen risks to life and property from earthquakes, ground failure and other known geologic hazards. Policies 4.1.1a Land division and commercial development should be strongly 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 development projects in areas determined to have existing or potential landslide or seismic hazards. Such studies shall provide sufficient information to determine the extent of any landslide or seismic hazard and recommend mitigation. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require appropriate studies for Community Funding Source None land division and commercial Development Priority High development of land with slopes Department averaging 30 percent or more, or in Timeframe Continuous known landslide, liquefaction & seismic activity areas. Require studies consistent with the Alquist-Priolo Fault Zoning Act. Areas with slopes averaging over 30% that are not already developed should be zoned and designated Rural Residential or Rural Lands in order to direct higher density development to areas that will be safer for the public.

Public Safety 4-6 Rivieras Area Plan

4.1.1b Require site specific soils analysis of lands identified as having shrink-swell characteristics before development is allowed to determine which soils can adequately support structures and that foundations are designed to withstand expansive soils. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require soil/site analysis on sites Community Funding Source None with shrink-swell problem Development Priority Moderate potentials. Department Timeframe Continuous 4.2 Water

The majority of the Rivieras planning area is well out of any potential flood area, due to its mountainous character. However, lands along the Clear Lake shoreline are subject to flooding. There is existing development that encroaches into the designated 100-year floodplain along the Clear Lake shoreline throughout the planning area. The floodplain maps prepared by the U.S. Army Corps of Engineers in the early 1970s are part of the Federal Insurance Administration’s Flood Insurance Study for Lake County. The purpose of that study was to identify areas subject to inundation during a 100-year flood event. By definition, a 100-year flood event has a 1 in 100 chance of occurring each year. Lake County Code requires new residential structures to be constructed at least one foot above the 100-year base flood elevation. This requirement also applies to residential replacements and substantial repairs and additions. Figure 4-3 shows the flood hazards that have been documented on the Federal Flood Insurance Rate Maps (FIRM) within the planning area.

Clear Lake floods when water entering the lake exceeds its output through its only natural outlet, Cache Creek. The Cache Creek channel is narrow and shallow with limited flow capacity, which slows the release of water from Clear Lake during heavy, prolonged rainstorms. This leads to rising waters along the shoreline and flooding of structures that are within the floodplain. The U.S. Army Corps of Engineers have evaluated numerous projects to reduce flood damage around Clear Lake. These alternatives include construction of upstream reservoirs, enlargement of Cache Creek, and construction of a bypass to supplement the flow in Cache Creek. The latest study in 1992 identified non-structural measures, such as elevating structures that are subject to flooding, as the only alternative that provides more than one dollar of benefit for each dollar expended on the project.

While not listed on the FIRM, localized flooding also occurs in portions of the Clear Lake Riviera subdivision during heavy rain events due to inadequate drainage facilities. Additionally, there are numerous terminal basins within the planning area, particularly in and around Clear Lake Riviera.8 Terminal basins form where water drains from higher elevations and sits in areas of lower topography that do not drain quickly. Portions of Thurston Creek on both sides of Highway 281, south of Clear Lake Riviera experience localized flooding in wetland areas. Appropriate setbacks from areas that flood should be included in all new development proposals.

8 Smythe, Tom, Water Resources Engineer, Lake County Department of Public Works. Personal interview. September 20, 2005.

Public Safety 4-7 Rivieras Area Plan

The Lake County General Plan includes the following guidelines for development within designated floodway and floodway fringe areas: ƒ Critical facilities (those facilities that should be open and accessible during emergencies) should not be permitted. ƒ Passive recreational activities (those requiring no or non-intensive development, such as hiking, horseback riding and picnicking) are permissible. ƒ Commercial, industrial and residential uses should only be permitted if all flood standards regarding elevation and anchoring can be satisfied.

Objective 4.2.1 To take steps to reduce flood hazards throughout the planning area by providing guidance for development within areas subject to flooding. Policies 4.2.1a Proposed developments that involve riparian areas, wetlands and wet meadows subject to possible local flooding or seasonal inundation shall include appropriate setbacks from such wet areas. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require additional setbacks from Community Funding Source None wetlands, riparian areas and Development Priority Moderate floodways. Department Timeframe Continuous 4.2.1b Floodplain management practices shall be applied in all designated 100-year floodplains. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Adherence to existing Floodplain Community Funding Source None Management Ordinance and Development Priority Moderate Uniform Building Code Department, requirements. Department of Timeframe Continuous Public Works & FEMA

Public Safety 4-8 Rivieras Area Plan

Figure 4-3 Flood and Earthquake Hazards in the Rivieras Planning Area Flood Zone AE with BFE: Areas of 100-year flood; base flood elevations and flood hazard factors not determined. Flood Zone AE – 1331: Areas of 100-year flood; base flood elevation 1,331 feet. Flood Zone X, 0.2%: Areas between limits of the 100-year flood and 500-year flood; or certain areas subject to 100 year flooding with average depths less than one foot or where the contributing drainage area is less than one square mile or areas protected by levees from the base flood. Flood Zone X: Areas of minimal flooding – not in a special flood hazard area. Flood Zone D: Areas of undetermined, but possible, flood hazards.

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4.3 Wildfire

The dense brush, steep slopes, limited access, long dry season, and the proximity of development to wildland areas all make the Rivieras planning area extremely vulnerable to fire. The California Department of Forestry and Fire Protection (CDF) classifies the majority of the planning area as a high to extremely high fire hazard area. 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 CDF. The entire planning area is within the State Responsibility Area. All development applications, including residential building permits and land divisions, within the SRA must be reviewed by CDF 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 County Community Development Department is currently compiling the County Fire Safe Plan. The elementary school, the golf courses and lands adjacent to Clear Lake are fire safe zones in the planning area.

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 local fire districts and CDF promote the use of Knox Boxes on gates that are kept locked, with keys available to the appropriate fire district and CDF. To improve public safety, new 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. On-site water storage includes tanks, ponds or pools where water is accessible for fire protection purposes. CDF and the local fire districts require that water storage systems for new developments be provided with gated valves that allow tapping with fire hoses. CDF, local fire districts and the Lake County Subdivision Ordinance require the establishment and maintenance of fuel breaks. CDF and local fire districts additionally encourage the reduction of fuel loading through measures such as thinning.

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. Increased travel time for emergency equipment typically results from steep, winding roads. 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 dense vegetation, increasing the chance of fire spreading quickly. Fuel breaks should be encouraged around existing development. Both golf courses provide fuel breaks and defensible areas in the event of a fire.

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

Public Safety 4-10 Rivieras Area Plan

by the local fire protection districts. These fees help to offset the cost of obtaining new equipment. County Ordinance Number 2114, adopted in October of 1992, established the Lake County Capital Fire Facility and Equipment Plan and authorizes collection of these fees.

The Kelseyville Fire Protection District operates two fire stations within the planning area. There is a station in Clear Lake Riviera that is equipped with two fire engines and one hazardous materials (hazmat) vehicle. There is a station in Riviera Heights that has one fire engine. There is not typically an ambulance at either of these stations, however, when there is a large event at Konocti Harbor Resort and Spa, an ambulance is kept at one of these stations. At some time in the future, as funds become available either through building mitigation fees or grants, there will most likely be an ambulance permanently at one of these stations. The main station in downtown Kelseyville has five ambulances, one hazmat vehicle, two fire engines, one water tender and one squad that carries extrication tools, generators, lights and other emergency tools. These vehicles are available to respond to emergencies within the planning area.

A portion of the planning area is within the response area of the Lake County Fire Protection District. This district responds to emergencies within the planning area from stations in Clearlake, Lower Lake and a satellite station on Anderson Road. The building on Anderson Road is not staffed, but has a fire engine available in the event of an emergency. The station in Lower Lake is currently manned for eight hours a day in the summer months, and has two fire engines and one hazmat vehicle. The station in the City of Clearlake is equipped with three fire engines, one water tender, one squad and three ambulances that are available to respond to an emergency within the planning area when needed.

The Kelsey-Cobb CDF station is just outside the planning area on Highway 175, near its intersection with Red Hills Road. In the summer months, that station is equipped with two fire engines that are available to respond to fire emergencies in the planning area. CDF has jurisdiction throughout the planning area. Figure 4-4 shows the local fire district boundaries.

Public Safety 4-11 Rivieras Area Plan

Figure 4-4 Fire District Boundaries

Objective 4.3.1 To apply measures which protect life and property from fires and reduce the potential for 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: ƒ Adequate fuel breaks and fuel reduction shall be created and maintained. ƒ Adequate water storage shall be provided and maintained. ƒ 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. ƒ Development shall be clustered where appropriate to take advantage of fuel breaks and improved access to reduce fire danger.

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Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Use the most recent criteria from Community Funding Source None CDF & local fire protection districts Development Priority High in conditions of approval for new Department, CDF & development. local fire protection Timeframe Continuous districts Adherence to CDF 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. Continue to require review by CDF & local fire protection districts prior to permit issuance.

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, CDF & trucks & encourage clustering of local 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 should endeavor to 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

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Department, Public Timeframe Long-term Services Department, CDF & local fire districts

4.4 Air Quality

Automobile emissions are the main contributor to air pollution in Lake County. Other contributors to diminished air quality are serpentine soils, residential development and agricultural operations. The Lake County Air Quality Management District (AQMD) applies air pollution regulations to all major stationary pollution sources and monitors air quality. The Lake County Air Basin is in attainment with both state and federal air quality standards, and the air is relatively low in pollutants in comparison with much of the state. However, air pollution can be amplified by inversion. The Lake County Air Basin lies entirely within the Coast Range Mountains and constitutes one of the major inter-mountain basins of the region. Isolated valleys can prevent the dispersion of trapped pollutants during inversion periods. Inversion is an atmospheric condition where a layer of cold air is trapped near the ground by an overlying layer of warm air. The warm air prevents the cooler air from rising and dispersing any accumulated pollutants. Instead, the contaminated air is spread horizontally, exacerbating the situation.

The Rivieras Planning Area contains a mixture of agricultural and residential land uses, with a limited amount of commercial development, as the geography, road network and level of services available are not conducive to many types of commercial or industrial uses. As residential development intensifies, but the number of available employment opportunities does not grow comparatively, the air pollution potential multiplies due to increased vehicle trips. Concentrated residential development can also lead to localized diminished air quality. Smoke from wood burning stoves often lingers throughout the planning area during the winter months. There is a federal program to regulate manufacturers of wood stoves that may help alleviate additional impacts, but should be evaluated in the future.

Open residential burning in the planning area is the primary source of localized nuisance smoke and fire hazard, according to the Lake County Air Quality Management District. Large, prescribed vegetation management and agricultural burns also have the potential to impact a large area if not carefully conducted and managed. Additionally, clearing of subdivision lots for development often involves the burning of vegetation. Chipping of vegetative materials should be encouraged in both residential development and agricultural operations. Burning conducted near Clear Lake and large fires in the Clear Lake watershed can also add excessive nutrients to the lake and contribute to algae growth. As the population continues to grow, air pollution is a major concern and the need to address fire safety issues and alternatives for the management of fire hazards increases.

According to the Air Quality Management District, agricultural operations are also major sources of particulate air pollution in Lake County. Dust from agricultural tillage and burning, the use of fertilizers and chemical sprays, unpaved driveways and roads and other related agricultural activities can conflict with residential uses. There are ways to reduce this air pollution, such as changing the alignment of furrows and timing burns in relation to wind directions and strengths. Separation

Public Safety 4-14 Rivieras Area Plan between conflicting land uses is also critical for public safety. The use of buffers between incompatible uses to minimize disturbance to agricultural uses from urban or suburban uses should be required of new development. Policy 5.5.4 of this plan requires the development of buffer areas adjacent to agricultural uses to provide a site-specific setback to avoid land use conflicts between agricultural and non-agricultural uses.

An air pollutant and known cancer causing agent (when inhaled) is natural asbestos, which is found in some forms of serpentine.9 Serpentine is a major rock-forming mineral that is a constituent in many metamorphic and weathered igneous rocks. Although serpentine soils are widespread throughout Lake County, none have been found within the planning area. Objective 4.4.1 To protect the health of residents of the Rivieras Planning Area from poor or diminished air quality. Policy 4.4.1 Land use patterns that reduce air quality problems related to local geography, terrain and air flow patterns shall be promoted. New development that adjoins conflicting existing uses shall establish and maintain site-specific buffer zones to reduce air quality impacts. Implementation Responsible Impact on County None Programs/Strategies Agency/Agencies Budget Require buffer zones for new Community Funding Source None development adjoining conflicting Development Priority Moderate existing uses. Buffer zones shall be Department & Lake site-specific, taking into account air County Agricultural Timeframe Continuous flow patterns. Commissioner

Objective 4.4.2 To maintain clear visibility for the area’s view sheds. Policy 4.4.2 Alternatives to open burning of vegetative waste such as chipping or composting should be promoted. Implementation Responsible Impact on County Printing Programs/Strategies Agency/Agencies Budget costs Distribute education material on Community Funding Source None alternatives to open burning for green Development Priority Moderate waste disposal. Department & Lake County Air Quality Timeframe Continuous Management District

9 Wolfram Research Website, Asbestos Information (2005).

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Public Safety 4-16 Rivieras Area Plan

5.0 COMMUNITY DEVELOPMENT

The Community Development section discusses economic development, housing, networks, public services and land use. The objectives and policies of this section should be utilized to guide future development and planning programs, in conjunction with applicable policies found in Sections 3 and 4 of this plan, as well as those of the Lake County General Plan.

5.1 Economy

Existing commercial development in the Rivieras Planning Area is limited and includes services such as markets, coffee shops, restaurants and lodging. Like the rest of the county, the economic vitality of the planning area is largely affected by tourism and, to a lesser degree, by agriculture. Therefore, plan policies promote increased activities and support services for tourism, and the protection of agricultural lands from sprawling development. This plan also encourages eco- tourism, including hiking, biking, equestrian, kayaking and other outdoor activities. The development of basic industry throughout the County is hindered by the difficulty of transporting goods and materials into and out of the County. Additionally, much of the terrain in the planning area is rugged or contains earthquake faults, making it unsuitable for extensive development. Therefore, jobs in the service sectors such as retail trade, restaurant and resort services outnumber jobs in other industries, such as manufacturing. In spite of this, resorts, entertainment venues and restaurants in the Rivieras planning area are limited. There are no industrial uses in the planning area, and no industrial zoning is proposed by this plan due to a lack of public sewer.

A high priority should be placed on increasing local opportunities for employment. The resorts in the planning area provide employment, but could be better utilized. Konocti Harbor Resort and Spa is the largest resort in the planning area and the county, and employs between 250 and 750 people on a seasonal basis.1 The resort includes both an outdoor and indoor venue that hosts events such as musical concerts, comedians and lake-related competitions, and also has a miniature golf course. The two golf courses in the planning area attract both tourists and residents. Both courses are open to the public and occasionally host events such as the Celebrity Quarterback Shootout held annually at Buckingham and classic car shows at Riviera Hills. Both courses also have restaurants. Expansion of these existing facilities is encouraged in order to increase employment opportunities, and events that draw tourists to the area should be promoted. As the area’s population continues to grow, increased commercial development and diversity are expected to follow. Section 6 of this plan addresses commercial design guidelines that should be promoted to enhance the overall character of the planning area and stimulate economic development.

The existing vineyards within the planning area also provide commercial opportunities. The establishment of wineries at those existing vineyards would bring more tourists to the area and provide a source of employment. Wineries also provide a venue for special events for both

1 Lake County Business Outreach and Response Team, Demographic Database, updated March 14, 2005.

5-1 Rivieras Area Plan residents and tourists. The development of on-site wineries may also help to alleviate truck traffic during harvest and keep money from local products in the county. The development of wineries at existing vineyards should be encouraged where impacts, such as traffic, can be mitigated.

The planning area is centrally located within the county and provides dramatic views of Clear Lake and Mount Konocti. Long-term economic development advantages include improved and expanded retail commercial centers and opportunities to serve both tourists and residents. The constraints to economic development in the Rivieras planning area include:

ƒ The distance from the County’s employment centers. ƒ Cumulative impacts on the area’s view sheds and areas that are currently undeveloped open space. ƒ The lack of suitable sites for heavy commercial and industrial development. ƒ Cumulative impacts on community water systems. ƒ Cumulative impacts on roads. ƒ The potential need for a sewer system if cumulative impacts from septic systems lead to water quality problems. Objective 5.1.1 Well-designed retail and service uses, which would attract both tourists and local patrons and conveniently serve residential areas, are encouraged. Policies 5.1.1a Community commercial development should be focused and encouraged in locations that conveniently serve residential areas and foster and support the creation of community centers. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Community Commercial land use Community Funding None designation and zoning shall be Development Source established in areas central to the Department Priority Moderate existing communities. The localized themes and design Timeframe Continuous guidelines of this plan shall support the creation of community centers.

5-2 Rivieras Area Plan

5.1.1b Commercial development shall be consistent with the design guidelines of this plan to provide attractive and compatible development, complimentary in theme to existing development. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Adopt and enforce commercial Community Funding None design standards that enhance the Development Source visual character of the area and that Department Priority High compliment existing development. Timeframe Continuous Objective 5.1.2 Encourage commercial development that increases local employment opportunities and draws tourists to the area, particularly for existing underutilized facilities. 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 None Programs/Strategies Agency/Agencies Budget Support the development of Community Funding None commercially zoned parcels in a Development Source way that maximizes their use. Department Priority Moderate Provide for necessary permits for special events, where appropriate. Timeframe Continuous 5.1.2b The County should consider actions that will streamline the permit process for development of wineries at existing vineyards. In addition, bed and breakfast inns and special events at wineries should be encouraged. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Support the development of Community Funding None wineries and agri-tourism related Development Source uses. Department Priority Moderate Provide for necessary permits for special events, where appropriate. Timeframe Continuous

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5.1.2c The approximately 55-acre site across from Konocti Harbor Resort that is designated Commercial Resort should be developed using the planned development process. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Designate the approximately 55- Community Funding None acre parcel Commercial Resort and Development Source require approval of a rezone to Department Priority Moderate “PDC”, Planned Development Commercial and approval of Timeframe Continuous general and specific plans of development prior to commercial development of the property.

5.2 Housing

Economic trends over the past decade, and a nationwide migration to the west, have contributed to increased demand for land and housing. As a result, land and housing costs have increased significantly in the planning area, and all of Lake County. These cost increases have been moderated somewhat by lower costs for borrowing and moderate inflation. The overall impact, though, is that low- and moderate-income households find it more difficult to purchase or rent housing in the planning area compared to a decade ago.

The Lake County Housing Element sets overall housing goals, policies and programs for five- year time periods. State planning law requires counties and cities to revise and update their housing elements every five years. A “Regional Housing Needs Allocation” that was prepared by the Lake County – City Area Planning Council is incorporated into the Lake County Housing Element. This plan identifies housing needs for the unincorporated areas of the County. The Housing Element also contains a Housing Market Analysis, and sections on Housing Needs, Housing Development Potential and Housing Programs. The Element outlines a five-year action plan with goals, objectives, policies, implementation strategies and projected time frames. The next required update of the Lake County Housing Element will be in 2010. State law requires that Lake County address the following statewide housing goals: ƒ To assist in the development of housing for all income groups, particularly low and moderate income households. ƒ To provide adequate and sufficient sites for the development of all types of housing, particularly multi-family rentals and housing for the homeless. ƒ To conserve and improve the existing housing supply. ƒ To remove local government constraints to housing maintenance, improvement and development. ƒ To promote fair housing opportunities for all citizens regardless of age, sex, race, religion and/or disability.

Lake 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 who rent to low income segments of the population. The Department of Housing

5-4 Rivieras Area Plan

and Urban Development (HUD) defines low income as 80% or less of the county median income. However, because HUD also establishes a minimum subsistence income level for the entire state, two-thirds of Lake County’s households are classified as low income. The other programs outlined in the Housing Element of the general plan should be utilized to improve housing conditions.

The overwhelming majority of housing available in the planning area is single family housing. The Rivieras area has historically had a high rate of second home development, typically used on a seasonal basis. However, beginning in 2002, many more full-time residents are establishing homes in the Rivieras. This trend can be seen throughout Lake County and across California. Although the planning area does not currently have a great deal of commercial development or services available to its residents, it is centrally located within the county. People are able to live in the planning area and work and shop outside of it. Many residents are commuting to Sonoma and Mendocino Counties for employment. Therefore, additional limited residential development is appropriate within the planning area in areas that do not have public safety and geologic hazards, including slopes over 30%, earthquake faults and landslides. In-fill of existing subdivisions that already have services in place should be encouraged prior to creating subdivisions.

The large subdivisions in the planning area are Riviera West, Buckingham Park, Riviera Heights, and Clear Lake Riviera. These subdivisions contain over 4,500 residential lots, with approximately 2,200 of these being vacant as of December 2005. Local community associations maintain records of development within their respective communities. The Riviera West subdivision currently contains approximately 250 homes and about 270 undeveloped lots. The Buckingham Park subdivision contains approximately 425 homes and about 100 vacant lots. The Riviera Heights subdivision is currently developed with approximately 270 homes and 10 duplexes. There are approximately 370 vacant lots in that subdivision. The Clear Lake Riviera subdivision is the largest in the planning area. Its residential area is developed with about 1,325 single-family homes, 13 duplexes and four apartments and has roughly 1,515 undeveloped lots. Smaller subdivisions, including Jago Bay, Soda Bay, Bay Cliff and a portion of Sunrise Shore also provide lots for higher density housing (typically three to six dwelling units per acre) within the planning area. These subdivisions are primarily developed with site-built, detached single- family dwellings. These communities are served by public or mutual water companies and each individual lot is improved with a septic system. There are additional single-family homes scattered throughout the planning area on larger parcels.

There are also a number of mobile home parks in the planning area. The Westwind Mobilehome Park is located near the lake on the east side of the Clear Lake Riviera subdivision and contains 42 mobile home spaces. Rogers Reel-Inn Mobilehome Park is on the west side of Clear Lake Riviera on Konocti Bay and includes 59 spaces. The Bayshore Marina and Mobilehome Park contains 13 mobile home spaces near the intersection of Konocti Bay Road and Soda Bay Road. Ford’s Acres Mobilehome Park is on Soda Bay Road and contains 29 spaces, 16 of which are on the lake side of the road. Bayview Mobilehome Park is a large park that lies on both sides of Soda Bay Road and has a total of 98 spaces, 82 of which are on the lake side. There are approximately 130 additional mobile home spaces in four smaller parks along Soda Bay Road and in the community of Soda Bay. The need for affordable housing in the planning area is primarily filled by these mobile home parks. They provide the highest density housing within

5-5 Rivieras Area Plan

the planning area, with an average of over five units per acre. These parks have been zoned “R2”, Two-Family Residential and designated with the Medium Density Residential land use designation which allows six to nine units per acre. This land use designation is consistent with the existing density of the mobile home parks and may allow some expansion of the affordable units. Conversion of the parks to multi-family projects may be supported in the future if community water and sewage disposal systems can be developed. Alternatively, the conversion of lakefront mobile home parks to resort commercial uses may be considered to increase tourism and public access to Clear Lake, as many commercial uses place fewer demands on infrastructure when compared with high density housing.

The necessary infrastructure to support high density housing (up to twenty units per acre), including public transit and sewerage, is not available in the planning area. Additionally, much of the area is both topographically and geographically unsuited for it. At this time, these factors make it inappropriate to support high density land use that is necessary for promotion of affordable housing within the existing neighborhoods or anywhere in the planning area, with the exception of the existing mobile home parks. This plan does not include any high density residential land use designations. Larger lots within the existing subdivisions that have average slopes less than 30% and access to community water systems have been zoned “R2”, Two- Family Residential to allow the construction of duplexes. High-density housing has been directed to other areas of the county that have the necessary services available to serve those developments, including sewer, water and public transit. The Lake County Housing Element lists specific sites that are designated for high density housing.

Infill development should maintain or enhance the positive qualities of the surrounding neighborhoods. Parcel sizes larger than the minimum size established for the land use classification may be required in order to maintain compatibility with adjoining land uses. Residential in-fill development is further discussed in this chapter under the Land Use and Zoning Plan, section 5.5.

Mixed use development is a concept where living areas are provided above or behind commercial uses. This is a tool to provide affordable housing and create a more vibrant commercial area. Although the commercial areas in this planning area are limited, housing is encouraged in the commercial areas. Future Housing Needs

The population of the planning area in 2000 was 4,872 with 3,232 housing units, 2,082 of which were occupied as primary residences. This Plan projects that the population of the entire planning area will be 7,069 in the year 2025 (population projections are discussed in chapter 2).

There are approximately 2,870 residential lots in the existing Clear Lake Riviera subdivision. As of December 2005, there were 1,355 housing units within the subdivision. It is estimated that approximately 300 lots within the Clear Lake Riviera subdivision may not be buildable due to steep topography. The Clear Lake Riviera community area includes the subdivision, and an additional 240 acres that can be developed at densities of up to one dwelling unit per acre. Therefore, the Clear Lake Riviera community area will accommodate up to 2,810 homes. There are also many vacant lots within the existing large subdivisions in the planning area that provide

5-6 Rivieras Area Plan

area for additional infill housing development. As of December 2005, there were approximately 270 undeveloped lots in the Riviera West Subdivision, 370 vacant lots in Riviera Heights and 100 vacant lots in Buckingham.

The 2000 Census reported that the average household size in the planning area was 2.27 people per dwelling unit. Therefore, the Clear Lake Riviera community area and the existing subdivisions will house up to 8,058 people. Furthermore, it is evident that more people are living full-time in the planning area and countywide. Current state figures indicate that throughout Lake County the average household size is 2.39 people per dwelling unit. Using this figure, the area could house 8,484 people. The existing subdivisions and the Clear Lake Riviera community area will provide area for more housing units than are projected to be needed during the twenty year horizon of this plan. There should be no reason to convert lands outside of the designated community areas for additional residential development other than designated by this Area Plan. Objective 5.2.1a Provide for orderly growth of the planning area corresponding to available infrastructure. 5.2.1b Ensure that new development does not conflict with existing development. Policies 5.2.1a High density housing, such as apartments, should not be developed within the Rivieras planning area until appropriate infrastructure is available for the residents of those developments, including sewer, water and public transit. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Utilize the “R2” zoning district and Community Funding None the Medium Density Residential Development Source land use designation for existing Department Priority Moderate mobile home parks. Discourage developments that can Timeframe Continuous not be adequately sustained by existing infrastructure. Discourage high density development (more than six units per acre) until appropriate infrastructure is available.

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5.2.1b Infill development shall maintain or enhance the positive qualities of the surrounding neighborhoods. Parcel sizes larger than the minimum size established for the land use classification may be required in order to maintain compatibility with surrounding lot sizes. Alternatively, the “PDR”, Planned Development Residential process may be considered to allow for clustered residential developments that provide for trails, parks, open space buffers in exchange for reduced lot sizes. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Encourage infill development to be Community Funding None consistent with surrounding Development Source development. Department Priority High Timeframe Continuous 5.2.1c When parcels on the fringe of existing subdivisions are subdivided, height restrictions shall be considered through the review process. Views from adjacent lots shall be considered. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget In reviewing land divisions, lake Community Funding None and mountain viewsheds as seen Development Source from adjoining properties shall be Department Priority Moderate considered and maintained. Timeframe Continuous 5.2.1d Mixed use development should be encouraged in commercial areas. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Establish a mixed use combining Community Funding None district to overlay the county’s Development Source commercial areas. Department Priority Moderate Timeframe Continuous

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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.

Streets and Highways Functional Classification

Roadways have the two functions of providing 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: ƒ Principal or Minor Arterials: In California, Arterials primarily link cities and towns both within and outside the state. ƒ 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. ƒ 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. 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.

Figure 5-1 Functional Road Classification FUNCTION NUMBER NAME LIMITS Principal SR 29 State Route 29 Highway 53 (Lower Lake) – SR 20 (Upper Arterial Lake)

Major SR 281 State Route 281 Highway 29 – Konocti Bay Road Collector CR 502 Soda Bay Road South Main Street (Lakeport) – Konocti Bay Road CR 219 Point Lakeview Highway 281 – Highway 29 Road

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Rural Minor CR 517E Red Hills Road Highway 175 – Highway 29 Collector

Note: All other roads not listed are Functionally Classified as Local.

Arterial

State Highway 29 is the only Principal Arterial within the planning area. It links the communities of Upper Lake, Lakeport, Kelseyville and Lower Lake. Highway 29 also connects with Highways 20, 175 and 53, thereby linking the planning area with the rest of the county.

Collector

State Highway 281 is three miles in length and provides access to much of the planning area from State Highway 29. At its intersection with Konocti Bay Road, between the Clear Lake Riviera and Riviera West subdivisions, State Highway 281 becomes Soda Bay Road. This road then follows the Clear Lake shoreline to Clear Lake State Park, then moves slightly inland and eventually ends up merging into South Main Street south of Lakeport. These roads connect the outlying, residential areas of the planning area with Highway 29, Lakeport and Kelseyville.

Point Lakeview Road runs between State Highway 281 in the Clear Lake Riviera Subdivision and Highway 29 west of Lower Lake. Point Lakeview Road provides access to the northeastern portion of the planning area, including the subdivisions of Sunrise Shore, Jago Bay and Bay Cliff.

Although only a short segment lies within the planning area, Red Hills Road provides access from State Highway 29 and the planning area to State Highway 175.

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, safety, convenience, comfort and economy are 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 29 between Lakeport and Highway 281 currently operates as low as an “E” level of service, and Highway 29 between Highway 281 and Lower Lake operates at a “D” level of service or better.2

2 Dow & Associates. Lake County Regional Transportation Plan (October 2005), page 22.

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Volumes

The Lake County Department of Public Works and the California Department of Transportation (Caltrans) monitor traffic volumes at various locations throughout the Rivieras Planning Area. The highest traffic volumes in the planning area occur on State Highway 29. The 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. Figure 5- 2 Traffic Volumes on State Highways Peak Month Annual Average Daily Average Highway Monitoring Location Traffic Daily Traffic Route 29 Junction Highway 281 8,000 7,300

Route 281 Begin State Highway (near 2,900 2,600 Konocti Bay Road) Junction Point Lakeview Road 5,800 5,200

Source: 2004 Traffic Volumes, updated 05/16/2005, Caltrans website.

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Figure 5-3 Traffic Volumes on County Roads Average Daily Road Monitoring Location Traffic Eastlake Drive 0.5 miles north of Little Borax Road 360 (December, 1997)

Fairway Drive 75 feet east of Highway 281 (September, 1,550 1999) 200 feet west of Highway 281 1,240 (September, 1999) 920 300 feet west of Sierra Drive (March, 2003) 150 feet north of Sunset Ridge Road 300 (April, 2003) Konocti Bay 0.3 miles south of Soda Bay Road 170 Road (September, 1997)

Little Borax 0.3 miles east of Soda Bay Road 420 Lake Road (December, 1997)

Point Lakeview 0.1 mile east of Highway 281 (January, 1,480 Road 1998) 150 feet east of Highway 281 (July, 1998) 2,920 500 yards south of Fairway Drive (August, 2001) 1,000

PM 3.54, 980 feet east of Anderson Road 590 (June, 2001)

Red Hills Road 100 feet south of Highway 29 (July, 1999) 1,080

Riviera Heights 75 feet north of Soda Bay Road 490 Drive (November, 1997) North of fire station (July, 1999) 850

20 feet south of Shoreline Drive 450 (September, 1999) Riviera West 20 feet south of Shoreline Drive 450 Drive (September, 1999) Source: Lake County Traffic Counts, Lake County Department of Public Works, updated 04/12/2004.

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Accidents

Accident rates for road segments are measured by accidents per million vehicle miles (acc/mvm), while rates for intersections are measured by accidents per million vehicles entered (acc/mve). The average accident rate for a two-lane rural highway varies from 0.80 to 1.75 acc/mvm, according to the Lake Countywide Roadway Needs Study (December 2000). The study recognizes the intersection of Highways 29 and 281 as a high accident location. The 29/281 intersection has a 0.82 acc/mve. The calculated accident rate for the entire length of Soda Bay Road was 0.86 acc/mvm in March of 1999. The accident rate for the entire length of Red Hills Road was 0.35 acc/mvm in July of 1997. The accident rate for the entire length of Point Lakeview Road was 2.34 acc/mvm in August of 1997. Sections of Point Lakeview Road have recently been improved. Future statistics will reveal whether these improvements reduce the accident rate.

Future Growth

State Highway System

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. The impact of new 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. The Study projected an increase in volume of approximately 24% for the portion of Point Lakeview Road within the planning area, and an increase in volume of 44% on Highway 281. Caltrans has also developed growth factors, based in part on Department of Finance projections, to plan for the impact of population increases on the state highway system. This plan keeps the focus of maintaining and enhancing service levels as part of its vision.

The highest priority improvements to the state 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 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. This corridor is identified by Caltrans as a High Emphasis Focus Route in California in the Interregional Transportation Strategic Plan (June 1998). 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 are necessary. The Principal Arterial Corridor takes advantage of relatively unconstrained right-of-way and existing four-lane segments while avoiding topographical and environmental constraints, as well as community impacts on the north shore Highway 20 route. The Corridor provides a safer, quicker route for through traffic, including truck traffic.

The primary corridor improvements within Lake County over the next ten years will be the implementation of a four-lane freeway/expressway on segments of Highway 29 that are on the Route 20 Principal Arterial Corridor between Lakeport and Lower Lake. For improvement planning purposes, the section of Highway 29 through the planning area is partitioned into two

5-13 Rivieras Area Plan segments. The first segment is between Diener Drive and Highway 281, and the second runs between Highways 281 and 175. Caltrans plans to construct a four-lane freeway/expressway through the area. The first segment received $3.5 million of State Interregional Improvement Program funds in 1998 for environmental studies. Caltrans estimates that this segment improvement will cost approximately $39 million.3 $2.8 million were programmed in 1998 for environmental studies and engineering for the second segment. An additional $10 million has been reserved for future construction work on this project. Caltrans’ most recent estimate for this segment improvement was approximately $28 million. Frontage roads will be built to collect traffic entering and exiting the highway to certain points. For the purpose of environmental evaluation and project development, the two segments have been combined. Construction on the freeway/expressway is scheduled to begin in 2010. Caltrans recently completed a rise correction to State Highway 29 just east of its intersection with State Highway 281. Prior to the completion of the freeway/expressway through the planning area, the County and Caltrans are planning the installation of a stoplight at the intersections of Highways 29 and 281 through a joint funding effort. 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.

County Road System

The 2000 Lake County Roadway Needs Study identified roads and intersections that warrant improvements. Within the Rivieras Planning Area, the study identified a capacity problem on Point Lakeview Road for the 1.2-mile segment between Highway 281 and Wheeler Drive. The study concluded that the road should be widened to provide 12-foot wide travel lanes and four- foot wide shoulders and resurfaced. The study identifies these improvements as priority #44 out of 48 needed road improvements (realignments, widening, resurfacing, etc.) in the County.

Soda Bay Road provides a key link between Kelseyville and Lakeport and the Rivieras planning area. After the State highway system, Soda Bay Road receives the highest traffic volumes within the planning area. The 2000 study identifies the portion of Soda Bay Road between Little Borax Road and Madrone Lane in the Buckingham area as needing to be realigned and widened for safety and accident reduction. The study states that the road should be widened to provide 12- foot wide travel lanes and two-foot wide shoulders for the 0.25-mile segment. The study identifies these improvements as twenty-second on the list of priorities.

Lake County’s unincorporated area includes approximately 500 miles of maintained paved roads.4 465 miles of these roads were inventoried in the last ten years 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 51 on a 100-point scale. Over 50% of the county roads are either in very poor or poor condition. With only $200,000 annual funding anticipated for rehabilitation to roads in the unincorporated areas of the county, the PCI

3 Dow & Associates, page 30. 4 Dow & Associates, page 40.

5-14 Rivieras Area Plan is expected to decrease from 51 to 39 by the year 2009 and deferred maintenance costs will increase from $12.1 million in 2005 to $21.9 million in 2009.5

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 expand upon and improve traffic safety of the highway system. Encourage Caltrans to consider the installation of wildlife underpasses. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Encourage inter-agency cooperation Community Funding State/Fed. in planning highway improvements. Development Source Gas Tax Department, Support the construction of a four Priority High Department of lane expressway through the Public Works & planning area. Timeframe Continuous Caltrans 5.3.1b Improve traffic safety of various road segments and intersections. Implementation Responsible Impact on Unknown Programs/Strategies Agency/Agencies Budget Prioritize improvements by level of Department of Funding State/Fed. Gas importance, conduct engineering, Public Works Source Tax, grants and secure funding for Priority High improvements. Timeframe Continuous 5.3.1c The impact of new development on existing roads shall be considered during the review process. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget The County may consider developer Community Funding None impact fees on a pro-rata basis. Development Source Department, Priority Moderate Department of Public Works & Timeframe Continuous Caltrans

5 Dow & Associates, page 40.

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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 planning area. Lake Transit currently operates three bus routes that serve the planning area. One provides service along Highway 53 and Highway 29 between Clearlake, Lower Lake, Kit’s Corner, Kelseyville and Lakeport. This service operates between the hours of 6 a.m. and 8 p.m with seven westbound and eight eastbound trips per day. The second route travels Soda Bay Road between Kit’s Corner and Lakeport with stops in Soda Bay and Kelseyville with three westbound and four eastbound trips between the hours of 9 a.m. and 6 p.m. The third route provides service between Kit’s Corner and Middletown via Cobb Mountain. This service operates between the hours of 7 a.m. and 7 p.m. with three trips a day in each direction.

Each year the transit authority is required to conduct an assessment of unmet 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. Objective 5.3.2 Provide for the transit needs of the residents of the Planning Area. Policy

5.3.2a 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 criteria for residential and Community Funding None commercial development related to Development Source transit compatibility within the Department, Lake Priority Moderate planning area. Transit Authority & Department of Public Timeframe Continuous Works

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5.3.2b 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 None services within the planning area. Development Source Department, Lake Encourage Lake Transit Authority Priority Moderate Transit Authority & to build bus stops/shelters and place Department of Public signs. Timeframe Continuous Works

Bicycle and Pedestrian

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: ƒ 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. ƒ 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. ƒ 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 Rivieras 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 2006 Lake County Regional Bikeway Plan identifies the following routes in the planning area as potential Class II bike routes: ƒ Point Lakeview Road from Highway 281 to Highway 29 ƒ Soda Bay Road from Clear Lake State Park to Highway 281

The 2006 Lake County Regional Bikeway Plan identifies the following routes in the planning area as potential Class III bike routes: ƒ Fairway Drive from Highway 281 to Point Lakeview Road ƒ Red Hills Road from Highway 175 to Highway 29 ƒ Konocti Bay Road from Point Lakeview Road to Highway 281

Sidewalks or alternative travel lanes are needed along Soda Bay Road, Highway 281, Fairway Drive, Point Lakeview Road, Buckingham Drive, Little Borax Road and Greenway Drive within the community areas to improve pedestrian and bicycle safety. Multipurpose and pedestrian trails are needed along high use corridors, such as routes to the school and commercial areas.

5-17 Rivieras Area Plan

The segment of Highway 281 within the Clear Lake Riviera subdivision is especially dangerous because motorists are traveling at high speeds through a community area where pedestrians are often present. The County and the community should work with Caltrans to improve safety, traffic control & signage along Highway 281 in order to increase vehicle and pedestrian safety. New residential development should include sidewalks or alternative travel lanes in their design.

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. Many of the right-of-ways contain steep embankments adjacent to the travel way. This is particularly apparent on segments of Point Lakeview Road where there is not currently enough physical space to construct any additional improvements. In this case, substantial grading will be necessary in order to provide any alternative travel lanes. Other 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 Lake County/City Area Planning Council provides limited funding for pedestrian improvements. This has been the only regular source of funding available, although funding from Proposition 116 has been available for certain pedestrian improvements associated with transit routes and routes to school. If new county roads are built or upgraded, pedestrian and bicycle needs should be considered. The County should create a program for developing pedestrian and bicycle paths to connect the school, residential and commercial areas. 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. Objective 5.3.3 Provide adequate public access for motor vehicles, bicycles and pedestrians to public roadways. Policies 5.3.3a 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 Unknown Programs/Strategies Agency/Agencies Budget Develop bikeway & biking facilities Community Funding Grants, in accordance with the Lake County Development Source matching Regional Bikeway Plan. Department & funds Department of Require all new collector & arterial Priority Moderate

5-18 Rivieras Area Plan

streets to include pedestrian & Public Works Timeframe Continuous bicycle facilities when conditions warrant. Require circulation plans that provide for a mix of automobile, bike & pedestrian traffic.

5.3.3b Alternative travel lanes, or sidewalks, should be constructed along Soda Bay Road, Fairway Drive, Point Lakeview Road, Buckingham Drive, Little Borax Road and Greenway Drive within the community areas to increase pedestrian safety. Implementation Responsible Impact on Unknown Programs/Strategies Agency/Agencies Budget Encourage Caltrans and the Community Funding Grants, Department of Public Works to Development Source matching construct sidewalks along these Department & funds identified routes. Department of Priority Moderate Public Works Encourage the Department of Public Works to create shoulders on Timeframe Continuous existing roadways. Encourage the Department of Public Works to construct sidewalks in commercial areas.

5.3.3c Bicycle and/or multipurpose trails are encouraged in scenic areas. Implementation Responsible Impact on Minor Programs/Strategies Agency/Agencies Budget Pursue grant funding to build bike Community Funding Grants, TOT paths & multipurpose trails. Development Source Department, Priority Moderate Department of Public Works & Timeframe Continuous California Department of Transportation

5.3.3d Alternative travel lanes or sidewalks should be incorporated into new residential and commercial development. Implementation Responsible Impact on Unknown Programs/Strategies Agency/Agencies Budget Require adequate pedestrian Community Funding None facilities to be a part of the design Development Source of new developments. Department & Priority Moderate Department of Public Works Timeframe Continuous

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Objective 5.3.4 Improve vehicle and pedestrian safety on Highway 281. Policy 5.3.4a The County should endeavor to improve safety, traffic control and signage along Highway 281. Traffic calming measures should be implemented. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Encourage inter-agency cooperation Community Funding None to improve pedestrian and vehicle Development Source safety. Department, Priority High Department of

Public Works & Timeframe Continuous Caltrans Utilities

Utilities and public services are essential for communities. Public services and utilities provide transport of water, wastewater, solid waste, emergency response and law enforcement services. Private utilities carry water and communications within the planning area. Facilities and services may be sited in all land use classifications with approval of a major use permit, to ensure due consideration for area-specific issues.

The planning area faces many of the same challenges as the rest of Lake County related to the delivery of infrastructure and community services. The County has limited abilities to provide public facilities and services. This is particularly true with delivery of domestic water and treatment of wastewater. As the planning area grows, the need for water for household use and fire protection increases. Large parcels, distance between developed areas, and terrain all contribute to very high costs associated with trying to develop public water and sewer systems for the area. Managing the area’s growth is one method of keeping population, and therefore, demand for such services in line with the level of services available. It is important to only allow development where adequate water for both household use and fire protection is available. Future water supplies are a major consideration in the planning process.

Water

County Service Area #20, Soda Bay Water, provides water service to Clear Lake State Park and the community area of Soda Bay, including the Riviera Heights subdivision. This system has 625 connections as of October 2006. The service area is equipped with six water storage tanks that hold a total of 600,000 gallons. The water system is regularly maintained, and it is possible that a large storage tank for backwash water will be added within the timeframe of this plan. Clear Lake is the water source for the Area. Special Districts completed a build-out analysis of the system in April 2006. The analysis determined that the current system capacity will allow approximately 157 additional connections.

5-20 Rivieras Area Plan

The Buckingham Park County Water District is a community water system that provides water to the residents of the Buckingham Park Subdivision. The District currently provides service to approximately 425 connections. Water is obtained from Clear Lake. The District owns and operates a complete surface water treatment plant with a production capacity of 300 gallons per minute. The District utilizes three water storage tanks that have a total capacity of 301,500 gallons. According to the California Department of Health Services, the Buckingham Park Water District does not currently have adequate water to serve the existing homes within the Buckingham Park Subdivision. On July 21, 2004, the California Department of Health Services issued a Compliance Order that disallows additional water connections until the District demonstrates that it has adequate treatment and storage capacities to serve its existing customers. At the time of preparation of this plan, the Order was still in effect.

The Riviera West Water Company provides water service to residents of the Riviera West Subdivision. The Company obtains their water from Clear Lake and has a storage capacity of 210,000 gallons. The Water Company is not currently allowing any additional water connections and plans two new tanks in order to meet future demands. As of October of 2005, the Riviera West Water Company had approximately 250 connections, and was under a self- imposed moratorium for new connections and plans two new tanks in order to upgrade the water system to meet future demands.

The Mt Konocti Mutual Water Company provides water service to residents of the Clear Lake Riviera Subdivision. As of March 2006, the Water Company was providing service to 1,450 connections. Water is obtained from Clear Lake. As of March 2006, there were nine water storage tanks, with a total of 1.08 million gallon capacities. An additional 500,000 gallon clarifying tank will also be constructed within by the end of 2007. The Water Company is continuously upgrading the system to accommodate existing homes and anticipated growth.

The Jago Bay area is serviced by three independent water companies. The Crescent Bay Improvement Company obtains water from Clear Lake and provides 26 water connections. They have four storage tanks with a total storage capacity of 18,500 gallons. This Company has been under boil water orders since 2000 and are striving the meet State Department of Health drinking water standards. They recently installed a new pump, but are still unable to meet state requirements. The majority of the homes served by this water company are vacation homes. Bay Cliff Water also serves the Jago Bay area, supplying 48 connections. They utilize ground water and currently have two tanks with a total storage capacity of 90,500 gallons. There are no planned improvements to this water system and they are not accepting any additional connections. The third system is Jago Bay Water that serves the area that originally was established with cabins as the Jago Bay Resort, but is now home to full-time residents. It is likely that this system has one or two tanks, similar to the other two water providers in the vicinity. The nearby residents of the Sunrise Shore subdivision receive their water from a 200- foot deep well via two-15,000 gallon storage tanks. There are 35 water connections in this subdivision.

The mobilehome parks in the planning area have their own self-contained water systems that, for the most part, obtain surface water from Clear Lake. The Clearwater Mutual Water Company also obtains surface water from Clear Lake to serve the Konocti Bay Estates subdivision on Soda

5-21 Rivieras Area Plan

Bay Road, south of Konocti Harbor Resort. This Water Company maintains a small storage tank and clarifying system on Osceola Avenue.

Future development should be required to include water conservation measures. The use of native plants, or drought resistant plants, for screening and landscaping should be encouraged.

Wastewater

Topography in conjunction with the distance between developed areas has made the development of central waste facilities economically impractical within the planning area. The only sewer system within the planning area is a private system that serves the Konocti Harbor Resort and Spa. The remainder of the area relies on individual septic tank and leach field systems for the treatment and disposal of wastewater. On-site septic systems are designed to meet the optimal carrying capacity of the individual site’s soils, subject to review and approval by the Environmental Health Division. Maintenance of individual septic systems in critical.

Lake County has undertaken an ambitious wastewater reuse program. The first phase was the Basin 2000 project, which constructed a pipeline to carry treated effluent from the north shore communities, through the City of Clearlake and Lower Lake to the geysers. Studies have shown that the injection of treated effluent increases steam flows from the power generation facilities. The geysers are one of the only steam fields that produce electricity in the world. Treated effluent is pumped to the geysers not only from Lake County, but also from Sonoma County. The Full Circle project is a long-range sewerage plan that proposes to construct an additional pipeline from Lakeport and Kelseyville that will carry treated effluent along Highway 29 to the existing pipeline south of Lower Lake before making the final trip to the geysers. There are preliminary discussions about constructing a pipeline along Soda Bay Road from Kelseyville through the planning area, although no specific plans have been prepared. This would require the construction of a treatment facility within the planning area.

Although there are many existing homes and septic systems adjacent to the lake, residents of the area feel that the introduction of a sewer system in the planning area will lead to increased growth that the area cannot support. The roads within the planning area are not adequate to serve a large increase in use, nor is there adequate developable area for commercial centers to provide jobs for large numbers of people. Both water and sewerage are infrastructure concerns of new development, but sewerage is the primary challenge in this area. While a sewer system is inevitable in the future, difficult terrain and high costs will likely prevent its development in the timeframe of this plan. It is the community’s desire that requests for future development be carefully investigated to ensure that sewerage planning is adequate and self-contained. The community prefers limiting development over the financial burden of a costly public sewer system.

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Objectives 5.3.5a Ensure the public health and safety is protected by development in scale with infrastructure.

5.3.5b Protection of surface and ground water resources so that all residents, both now and in the future, have reasonable assurances that an adequate quantity and quality of water exists. Policies

5.3.5a Development proposals shall be carefully investigated to ensure that sewerage planning is adequate and self-contained. The community prefers limiting development over the financial burden of a costly public sewer system. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget New development proposals shall Community Funding None be required to provide proof that Development Source waste disposal will be adequate and Department, Priority Moderate consistent will all applicable Environmental regulations. Health Division Timeframe Continuous

5.3.5b1The density of new residential subdivisions shall take into account the impacts of full build out on water supply, fire protection and maintaining adequate area-wide water quality. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget New development shall be required Community Funding None to submit proof of adequate water Development Source supply. Department Priority Moderate Hydrologic studies may be required to ensure that the project will not Timeframe Continuous have a significant effect on regional water quality and quantity.

5.3.5b2Any 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 None the review of all aspects of new Development Source development proposals. Department Priority Moderate Timeframe Continuous

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Storm Drainage

Generally, water percolates very well within the planning area. However, storm water drainage controls within the planning area are disconnected and inadequate to meet peak storm flows in some 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 5.3.6 Improve storm water drainage facilities. Policy

5.3.6 All new development shall provide adequate drainage facilities. Any development that will impact downstream storm drainage systems shall include mitigation of the impact. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Require projects impacting drainage Public Works Funding None to improve drainage facilities and/or Department Source pay pro-rata share of costs. Priority Moderate Timeframe Continuous

Solid Waste

South Lake Refuse provides curbside pickup of solid waste, yard waste and recyclables to most parts of the planning area. There is one landfill within the County, located east of the city limits of Clearlake. 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 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. Communications and Energy Systems

Telephone, Television and Internet Services

Telephone service is available throughout Lake County and the Rivieras 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-foot high tower on Mount Konocti. Plans for expansion are adequate to serve the timeframe of this plan.

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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. Power

The power to Lake County is supplied from the statewide grid system. Some of this energy is provided by the geothermal energy created at the geysers. Power companies are constantly improving local delivery systems, and they respond quickly to power outages in the planning area. At this time there are no anticipated problems with availability of electricity to serve future development.

Public utility easements that provide for the installation of utility lines are contained in the rights-of-way of public roads and highways. The need for infrastructure often outweighs many other concerns. Therefore, scenic roads can be developed with above ground utility lines, as is the case with the recent line installation along Highway 281, which detracts from the scenic quality of the area. Individual solar energy devices are becoming an increasingly accessible and popular alternative. Natural gas is not available within Lake County. Several private gas companies supply liquid propane gas.

5.4 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. Utilities can be private for profit, under Public Utility Commission (PUC) control or private non-profit, without PUC control. Many utility companies provide water, telephone, electricity, cable TV and solid waste collection, to name a few. The availability and delivery of public services is a vital component in the consideration of growth and long-range development patterns in the Rivieras 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.

Objective 5.4.1 Ensure that any proposed development is coordinated with public services capabilities.

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Policy

5.4.1 Coordinate intergovernmental consultation among the County and local agencies and special districts regarding the planning of public service improvements to be consistent with the Rivieras Area Plan. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Intergovernmental coordination in Community Funding None planning for new infrastructure. Development Source Department, Special Priority Moderate Districts, Department of Timeframe Continuous Public Works, Utility & Service Companies

Parks & Recreational Facilities

The community values recreational opportunities, however, the planning area is greatly lacking in them. The only park in the Rivieras is Clear Lake State Park on the northwestern boundary of the planning area. Clear Lake State Park has about 140,000 visitors per year.6 The park is popular for all kinds of recreation, including swimming, fishing, boating, water-skiing, camping, bird watching and hiking. The visitor center features displays about the area’s natural and cultural history. Currently, the Clear Lake State Park Interpretive Association, a non-profit organization that provides public education about the park, is raising funds to build an outdoor education pavilion near the existing visitor center at the park.

Public access to Clear Lake is extremely limited in the Rivieras planning area. Resorts and other commercial establishments provide the majority of public lake access. These facilities could be better utilized. Establishment of a public park, preferably with lake access, should be given priority to encourage tourism as well as to serve local residents. New parks in natural areas that also adequately preserve valuable natural resources should be encouraged. All opportunities for public lake access should be pursued. More public docks in high tourism areas should be encouraged.

New residential developments should include park areas, where appropriate. All available grant assistance should be utilized to create new parks. The Quimby Act funds should be used for parks and facilities. Multi-agency cooperation should be sought with hiking, biking and equestrian usage in mind. Connections and future routes should implement the adopted bikeway plans. Hiking, bicycling and equestrian trails should be developed along scenic roads where they can be safely provided without adversely increasing public health and safety needs. Annual events that draw tourists to the area should be encouraged.

6 Butts, Leona M., “Campaigning for the Pavilion,” Lake County Record-Bee 22 July 2005: A2.

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The County should look into acquiring property that will provide for active recreational opportunities like soccer, softball, tennis, basketball and possibly a skate park. Another option would be for the County to enter into a Memorandum of Understanding (MOU) with the Kelseyville Unified School District to help fund and maintain these types of facilities on school district property. This type of MOU is common practice in many communities because it provides recreation facilities for the school’s use during school hours and also makes them available to the general public during non school hours, and avoids costly duplication of construction and maintenance costs.

Although they are private facilities, the residents of Clear Lake Riviera and Buckingham value the golf courses in their neighborhoods for the recreational opportunities and open space they provide. If other uses are proposed on these lands, the loss of open space should be considered and appropriate mitigation measures developed. Objectives

5.4.2a Provisions for and maintenance of public access to open space and recreation resources, including Clear Lake, consistent with the need to protect these resources and the rights of private property owners.

5.4.2b Promote the maintenance, development and expansion of private recreational facilities and regional and community parks to provide recreational opportunities and amenities, such as trails, lake access, soccer and softball fields, and tennis and basketball courts to serve residents and visitors alike. Policies

5.4.2a Encourage and enhance public access to Clear Lake. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Include conditions of approval for Community Funding None substantial lakefront developments Development Source to include docks or other means of Department & Priority Moderate public lake access. Department of Public Works Timeframe Continuous

5.4.2b The County shall require the development of new recreational facilities as new residential development occurs, where appropriate. Implementation Responsible Impact on Minor Programs/Strategies Agency/Agencies Budget Require recreational facilities to be Community Funding Quimby Act, included in new residential Development Source General Fund development proposals. Department & Priority Moderate Public Services Department Timeframe Continuous

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5.4.2c Seek available state and federal parkland, park facility and open space assistance grants. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Seek all available assistance grants Public Services Funding Grants & for parks, open space & facilities. Department & State Source Matching grant funding Funds agencies Priority Moderate Timeframe Continuous

5.4.2d Support efforts by the County to establish areas that will provide for active recreational opportunities. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Public Services Funding Department Source Priority Moderate Timeframe Continuous

Schools

The Riviera Elementary School is the only school in the planning area. It is a part of the Kelseyville Unified School District. The school presently provides instruction for kindergarten through fifth grade and is operating near capacity with 319 students. The School District is considering an expansion to provide classes for sixth graders. This would require the installation of portable classrooms. The District should be encouraged to use grants and any other means available for funding solutions. Objective

5.4.3 The School District should be encouraged to plan for future growth. Policy

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

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Public Safety

Fire

Fire suppression units from the Kelseyville Fire Protection District, the Lake County Fire Protection District and the California Department of Forestry and Fire Protection (CDF) are responsible for fire protection within the planning area. Figure 4-4 in Chapter 4 of this plan shows the local fire district boundaries. The entire planning area is within the state responsibility area of the CDF. Future development should be subject to standards that reduce the potential for loss of life and property during wildland fires. New subdivisions should be required to be designed with adequate access and fuel breaks. Existing subdivisions should maintain existing fuel breaks. Adequate water systems should be required as conditions of approval to accommodate increased fire suppression demands generated by new development. Chapter 4 of this plan provides guidelines for development relative to fire safety.

Law Enforcement

The Lake County Sheriff's Department is the law enforcement provider in the planning area. The County Sheriff is responsible for the enforcement of state laws and county ordinances, crime prevention and apprehension of criminals in the unincorporated areas of the county. The Sheriff’s Department is headquartered in Lakeport. Deputies are dispatched on calls with response times ranging from a few minutes to a half-hour, depending on location and other activities. The desired response time is within 10-15 minutes. The Sheriff's Department also provides coroner services and investigations, staffing for the two jail facilities (Whalen Way and Hill Road, Lakeport), as well as the south shore and Middletown substations. The need for more law enforcement personnel will increase as new development occurs in the area. Efforts to decrease the response time to emergencies within the Rivieras Planning Area should be considered. This includes increasing staffing levels and considering providing a substation within the area.

The California Highway Patrol is responsible for traffic law enforcement on state highways and county roads in the planning area. Officers are also available for mutual aid calls from the Lake County Sheriff's Department.

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Objective 5.4.4 Law enforcement providers should be encouraged to plan for future growth within the planning area. Policy 5.4.4 The County should work with law enforcement agencies to plan for future needs. Implementation Responsible Impact on Staffing, Programs/Strategies Agency/Agencies Budget possible lease or purchase of land/building Work with law enforcement Community Funding General Fund agencies to identify appropriate Development Source site(s) for future expansion. Department & Priority Moderate Sheriff's Department Timeframe Continuous

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. Some zoning designations are not consistent with the land use designations, but instead support interim objectives. These transition zones are utilized within the Clear Lake Riviera community growth boundary. 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.

This 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 land use patterns 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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SUMMARY BY LAND USE Figure 5-4 Acreage of Existing and Proposed General Plan Designations Land Uses Existing Proposed by Plan Agriculture (including Intensive Agriculture) 830 326 Industrial 0 0 Heavy Commercial 0 0 Mixed Light/Heavy Commercial 9 0 Community Commercial 55 117 Local Commercial 0 3 Service Commercial 0 25 Resort Commercial 108 355 Public Facilities 7 6 Public Lands 1,666 1,824 Resource Conservation 0 1 Rural Lands 8,548 10,341 Rural Residential 1,449 1,717 Suburban Residential Reserve 990 665 Suburban Residential 3,954 2,157 High Density Residential 0 0 Medium Density Residential 0 79 Urban 0 0

Figure 5-5 Acreage of Existing and Proposed Zoning Designations Zoning Existing Proposed Agriculture 422 326 Agriculture Preserve 0 0 Timberland Preserve 0 0 Local Commercial 22 3 Community Commercial 12 54 Service Commercial 0 0 Highway Commercial 0 63 Resort Commercial 128 143 Commercial/Manufacturing 0 0 Heavy Industrial 0 0 Open Space 812 1,831 Planned Development 13 0 Planned Development Commercial 22 163 Planned Development Residential 0 0 Single-Family Residential 2,242 2,121 Two-Family Residential 256 142 Multi-Family Residential 1 0 Rural Lands 8,165 10,761 Rural Residential 993 1,707 Suburban Residential 329 302 Unclassified 4,199 0

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

Commercial

Highway-oriented commercial uses should be located at the intersection of Highways 29 and 281. This area can provide services to people traveling through the area, including lodging, dining, gas stations and convenience stores.

Located relatively centrally in the planning area, an appropriate place for a regional community commercial area appears to be within the Clear Lake Riviera subdivision adjacent to Highway 281. Existing community commercial uses include beauty shops, a restaurant, grocery store and real estate offices. The types of uses that would be expected to develop here are similar to the existing uses that would serve both residents and visitors, such as restaurants and personal services. Policies of this plan support the maintenance and growth of this commercial area. The Area Plan has also designated the Riviera Hills and Buckingham Country Clubs and Golf Courses “PDC”, Planned Development Commercial, consistent with their current use. This zoning could allow future expansion of the facility as a resort and will allow tourist-related activities.

This plan is designating the commercial area of Soda Bay along Soda Bay Road as “C2”, Community Commercial, consistent with the existing uses. The types of uses that would be expected to develop here are similar to the existing uses that would serve both residents and visitors, such as restaurants. The existing resorts in Soda Bay are designated Resort Commercial, consistent with their use. This will simplify any future expansion of these resorts.

The “C2”, Community Commercial zoning district allows a wide range of commercial uses, from hotels to medical clinics to automobile sales. The small commercial area within the Buckingham Park Subdivision is maintaining the “C2”, Community Commercial zoning. This will allow the restaurant and real estate office to be complimented by similar uses. Section 6 of this plan outlines the types of desired uses in the two community areas (Soda Bay and Clear Lake Riviera).

The existing self storage facility on Eagle’s Nest Court in the southeast of the planning area is currently designated Service Commercial. This plan recommends maintaining that designation and also designating the three adjacent parcels on the road Service Commercial. The parcels should be developed using the planned development process.

Commercial design guidelines can be found in Section 6 of this Plan.

Buckingham and Riviera Hills Golf Courses

The two golf courses in the planning area both provide stunning views and are utilized as tourist attractions. The continued maintenance of these golf courses supports the goals of the County of Lake Economic Development Strategic Marketing Plan. This Area Plan is zoning the two golf courses and their associated club houses and similar structures “PDC”, Planned Development Commercial with a land use designation of Commercial Resort. Commercial Resort allows

5-32 Rivieras Area Plan outdoor recreational facilities, such as golf courses, and is consistent with the use of these two facilities. As both facilities have been in existence for some time, this Plan will serve as their General Plan of Developments, as follows:

The following shall serve as the General Plan of Development for the Buckingham Country Club and Golf Course:

The Buckingham Country Club and Golf Course are composed of approximately 75 acres within the Buckingham Park Subdivision. The site consists of commercial buildings totaling approximately 6,100 square feet. The ambience of the course is dominated by views of Mount Konocti. The site is depicted in Figure 5-3. The course and restaurant are open to the public and attract both tourists and residents. In addition to hosting numerous amateur and junior golf tournaments, the Course also hosts special events including the Celebrity Quarterback Shootout and an annual Charity Wine Auction.

The golf course should be maintained as a golf course. Accessory buildings and structures, such as maintenance barns, shall be permitted, and maintenance and minor additions to existing structures are permitted. Improvement to the existing facilities is encouraged in order to increase employment opportunities, and events that draw tourists to the area should be promoted. Special events of the sort that currently take place in Buckingham are encouraged. Expansion of these existing facilities may be supported in the future to provide additional commercial development consistent with the existing neighborhood character and consistent with the residents’ desire to maintain open space within their neighborhood.

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Figure 5-6

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Figure 5-7

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The following shall serve as the General Plan of Development for the Riviera Hills Country Club and Golf Course:

The Riviera Hills Country Club and Golf Course is open to the public and includes a community pool and tennis court area, in addition to the golf course and restaurant. The site offers spectacular views of Clear Lake and surrounding mountains, including Mount Konocti. The course also provides a fuel break and wildlife corridor through the subdivision. The establishment hosts events, including classic car shows, and a weekly Sunday champagne brunch. It is comprised of seven separate parcels totaling approximately 50 acres. The golf course winds through a large portion of the Clear Lake Riviera subdivision. Clear Lake Riviera is a “Planned Development”, according to the original subdivision documents filed with the state Real Estate Board. The area is depicted in Figure 5-4.

The golf course should be maintained as a golf course, as was originally intended by the creators of the development. Accessory buildings and structures, such as maintenance barns, shall be permitted, and maintenance and minor additions to existing structures are permitted. The restaurant and community pool and tennis area should be maintained as they are. Expansion of these existing facilities may be supported in the future to provide additional commercial development consistent with the existing neighborhood character and consistent with the residents’ desire to maintain open space within their neighborhood. Objective 5.5.1 Encourage orderly growth and development within the planning area by focusing higher intensity development within the identified urban growth boundaries. The land use map shall designate sufficient lands to accommodate a balance of land uses subject to environmental and public service constraints. Policy

5.5.1a Support in-fill development of commercial areas in locations and with uses compatible with surrounding development and the policies of this plan. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Support new in-fill commercial Community Funding None development consistent with Development Source existing uses, and as outlined in Department Priority Low Section 6 of this plan. Timeframe Continuous

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5.5.1b The parcels on Eagle’s Nest Court shall be developed with Service Commercial uses through the planned development process. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Designate parcels on Eagle’s Nest Community Funding None Court Service Commercial and Development Source require approval of a rezone to Department Priority Moderate “PDC”, Planned Development Commercial and approval of Timeframe Continuous general and specific plans of development prior to development. 5.5.1c Expansion of the golf courses in the planning area shall be consistent with the General Plan of Development outlined in this Area Plan. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Designate both golf courses in the Community Funding None planning area Commercial Resort Development Source and zone them “PDC”, Planned Department Priority Moderate Development Commercial. Timeframe Continuous

Residential

A considerable amount of future growth can be accommodated as in-fill development within the existing subdivisions. There are approximately 2,200 vacant residential lots with “R1”, Single- Family Residential zoning in the planning area as of December 2005. However, some of these may need to be merged in order to be developed, due to site constraints such as steep slopes or shallow soils that lead to inadequate septic capacity. In-fill development should be encouraged whenever possible to reduce the pressure of extending public services and to reduce human interface with natural hazards, including geologic and wildfire.

The Soda Bay community growth boundary includes lands that are zoned and designated Suburban Residential. These lands are not designated for future high density development due to their steep slopes adjacent to Soda Bay Road and inadequate sight distance. Furthermore, as discussed above, the County Service Area that provides water to Soda Bay has limited additional capacity. These areas were included due to their location between the Riviera Heights subdivision and the residential development between Soda Bay Road and Clear Lake. This area is shown in Figure 5-3.

There are areas within the Clear Lake Riviera community growth boundary that this plan is zoning “RR”, Rural Residential with a land use designation of Suburban Residential Reserve. This plan is designating this land for higher density development due to its location adjacent to the existing residential subdivision, because it has less than 20% average cross slopes and because it is relatively free of the earthquake and landslide hazards that are prevalent throughout the majority of the planning area. These parcels may be developed at Rural Residential

5-37 Rivieras Area Plan densities, or at higher densities (up to one unit per one to three gross acres) using the planned development process (rezoning to “PDR”, Planned Development Residential). Planned development will allow parcels to be clustered, thereby providing the community with open space and will also allow the properties to be developed innovatively, using alternative design standards. Walkable communities that include parks and multi-use trails are encouraged when these areas are developed. These areas are shown in Figure 5-4. Additionally, there are two parcels within the Clear Lake Riviera community growth boundary that are zoned and designated Rural Residential. These lands are not designated for future high density development due to their severe slopes.

There are lands to the south of Clear Lake Riviera, on the east side of Highway 281 that are zoned Rural Lands with a land use designation of Rural Residential. If future subdivision of these lands is contemplated at Rural Residential densities, it should be through the planned development process through approval of a rezone to “PDR”, Planned Development Residential. Objective 5.5.2 Support the development of parcels within the Clear Lake Riviera community growth boundary at Suburban Residential Reserve densities (one dwelling unit per one to three gross acres) through the planned development process when needed housing can not be accommodated through infill development. Policy 5.5.2a Planned development projects within the Clear Lake Riviera community boundary as depicted in Figure 5-6 of this Plan should be supported, if there is adequate infrastructure to accommodate that development and fire breaks are included. A minimum of 75% of the developable existing subdivision lots within the community growth boundaries should be developed prior to approval of increases in density outside the community area boundary. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Encourage clustering of Community Funding None development within the community Development Source areas for more efficient land Department Priority Low utilization, slope avoidance and maintenance of safe distances Timeframe Continuous between humans, wildlife and wildland fire hazards. Support utilization of the “PDR” zoning district for specific properties designated Suburban Residential Reserve within the Clear Lake Riviera urban growth boundary. 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.

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Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Continue to encourage potential Community Funding None developers to attend pre- Development Source development meetings and work Department Priority Low closely with appropriate public agencies. Timeframe Long term Review zoning map for conflicts between residential, commercial, and agricultural land uses.

Objective 5.5.3 Ensure that amendments to land use designations are in the overall best public interest of the community. Policy

5.5.3 Evaluate proposals to amend the Rivieras Area land use maps that increases the acreage of land designated rural residential, suburban residential reserve, and suburban residential by the following criteria: 1. Adequate water with suitable quality must be available and capable of being provided for each potential parcel. 2. Soils must be suitable for on-site waste disposal systems. 3. Adequate access, fire fuel breaks, water storage or equivalent measures for rural fire protection must be provided. 4. Adequate access must be available or proposed to safely accommodate the potential increase in traffic without adversely impacting the existing circulation system. 5. Proposals must not adversely affect adjacent land uses. 6. The proposal must not impact a significant or unique natural resource. 7. 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. 8. Proposals to change to rural residential, suburban residential reserve or suburban residential should provide a logical buffer between suburban densities and agricultural or more remote rural, or incompatible land uses. 9. 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. Implementation Responsible Impact on None Programs/Strategies Agency/Agencies Budget Carefully review any proposed Community Funding None changes to Rivieras land use maps. Development Source Use the above criteria in Department Priority High

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determining appropriateness of Timeframe Continuous amendments to land use map.

Figure 5-8

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Figure 5-9

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Agriculture & Rural Areas

There are active agriculture uses such as vineyards and grazing operations in the planning area. The Plan recommends that the lands that are developed with agricultural operations south of State Highway 29 that are currently zoned “A”, Agriculture maintain that zoning. There is also a small area west of Sugarloaf that contains prime agricultural soils that this Plan is designating Agriculture. However, due to the lack of prime (Classes I-IV) agricultural soils, much of the agricultural areas of this planning area are designated Rural Lands. Rural Lands zoning is also utilized on lands with other development constraints such as steep slopes, landslide hazards or erosion potential.

Buffer areas that separate urban uses from 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 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.

Objective 5.5.4 To promote development of agricultural uses and support the continued viability of Lake County’s agricultural economy. Policy 5.5.4 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 None between incompatible uses. Development Source Department Priority High Timeframe Continuous

Open Space

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

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SPECIAL ZONING RECOMMENDATIONS

The Rivieras Area Plan contains three categories of special zoning recommendations: (1) zoning designations to be eliminated, (2) parcels inconsistent with their zoning and (3) scenic corridors.

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 4,199 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.

Parcels Inconsistent with Zoning Where practical, parcels within the planning area that are developed with land uses inconsistent with the existing zoning are recommended to be changed to be consistent with their actual 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. Soda Bay Road/State Highway 281 and a portion of Point Lakeview Road 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 6 of this plan includes design guidelines for the community areas of Clear Lake Riviera on Highway 281 and Soda Bay on Soda Bay Road.

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6.0 DESIGN GUIDELINES FOR COMMERCIAL DEVELOPMENT 6.1 Overview

People who live or vacation in the Rivieras 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 Rivieras can be greatly enhanced by the projection of a positive community image to the traveler.

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.

There is a general lack of commerce in the Rivieras planning area. There is much potential for development, though, because three of the commercial areas are centralized in the communities and the fourth is on a well-traveled highway. Commercial buildings in the planning area have great variety. There are four separate commercial areas within the Rivieras Planning Area: 1. The intersection of Highways 29 and 281 is currently developed with uses to serve the traveling public, including a gas station, convenience store, motel and visitor’s information center. There is also a mini storage facility in this area. Kit’s Corner is designed with an old western theme. This theme should be continued for new development in this area. 2. Within Clear Lake Riviera along Highway 281, Fairway Drive, Broadmoor Way and Point Lakeview Road. This area is currently developed with uses that serve both residents and visitors, including a market, restaurant, flower shop, video rentals and real estate offices. Clear Lake Riviera has commercial design guidelines that are implemented by an Architectural Control and Planning Committee. Their design guidelines include earth tones, tile roofs and large front yard setbacks. This design should be continued for consistency. 3. There is a small commercial area within the Buckingham subdivision along Eastlake Drive that contains a restaurant and a real estate office. Any new commercial development should be consistent with the guidelines outlined in this section and the requirements of the Buckingham Homes Association. 4. The community of Soda Bay contains an eclectic mix of commercial enterprises, including restaurants, inns and RV parks. Guidelines specific to Soda Bay are discussed at the end of this Appendix.

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6.2 Area-Wide Commercial Design Guidelines

1. General Guidelines

A. Desirable Characteristics 1. Attractive color schemes, employing earth tones with contrasting colors that accent architectural details such as trim, windows and entrances 2. Compatible size and style of buildings 3. Natural materials such as wood or stone 4. Prominent entries and windows 5. Facades with varying depths and corners 6. Relate the size and proportions of new commercial structures to the scale of adjacent buildings.

B. Undesirable Characteristics 1. Highly reflective surfaces 2. Large, blank monotonous exteriors 3. Unpainted concrete or corrugated metal siding 4. Square, box-like buildings 5. Unscreened storage and loading areas 6. Avoid commercial buildings that are inconsistent with the height, width or massing of other buildings in the vicinity.

2. Scenic Corridors and Areas

New commercial development in areas designated as scenic corridors by this Plan should not take away from the scenic character of the area. Uses that include open and outdoor storage may not be appropriate in scenic areas.

3. Site Design

New buildings and other structures should be designed to fit into the existing landscape in such a way that 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 should be designed to avoid disturbance to rock outcrops and to minimize vegetation removal and maintain the natural slope of the property.

A. Site Analysis Every project, no matter the size, should 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: 1. Slope of the land and drainage 2. Access 3. Vegetation 4. Views both onto the site and from the site 5. Natural features

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6. Aspect and orientation (sun/shadow patterns) 7. Location of utilities 8. Location of property boundaries and any required yard setbacks and required landscaping 9. Adjacent land uses and photos of building styles, height, mass and form of neighboring structures

B. Incorporate Natural Features and Existing Topography into the Site Design 1. For instance, construct a building, deck or driveway around a mature tree or large boulder rather than removing them. 2. 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. 3. The form, mass and profile of individual buildings and architectural features should be designed to blend with the natural terrain 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 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). How a commercial area looks from off the site is important in maintaining the scenic quality of the area.

D. Site Preparation 1. Site grading should minimize disturbance to existing terrain and drainage patterns. 2. Large cut slopes and abrupt transitions should be avoided. 3. Fills should be contoured. Site designs that retain existing trees are encouraged. 4. Revegetation of disturbed areas should be completed as quickly as possible.

4. Building Design

The planning and design of any new building, structure or addition should incorporate the following attributes:

A. Conceal Unattractive Features Exterior mechanical equipment, including roof-mounted accessories, satellite dishes, refuse and storage areas should be attractively screened from public view.

B. Provide Usable Outdoor Spaces, where applicable Building design and site planning should consider the types of outdoor spaces that will be created by a development. Where appropriate, based on the type of development proposed, buildings should be designed to create outdoor spaces that have their own

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identity and function, rather than being unused spaces. The incorporation of outdoor spaces should be considered in designing restaurants, resorts and similar uses.

C. Interesting Building Facades, Roof Shape and Materials 1. Long, flat facades are generally uninviting. Attractive facades can add visual variety and distinctiveness to commercial areas. The overall proportion, spacing, size and shape of windows and doors are also important design elements. 2. Commercial buildings often 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 commercial building. 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 building remodels or new construction in order to break up the monotony of horizontal roof forms. 3. Natural materials or high quality simulated materials should be used. Glazing should be clear or lightly tinted and not reflective.

D. Comprehensive Design Integrating All Structures All structures on a site should be designed with architectural and spatial relationships in mind. Accessory structures, such as refuse enclosures, vending machine areas, picnic tables and piers, should be integrated into the design of the development in order to create a pleasant appearance both on- and off-site. The same or complementary design, materials and colors should be utilized throughout a commercial site.

E. Signs Signs can strengthen a building’s appearance, or easily detract from it. Following is a list of general sign guidelines:

1. Signs should be a harmonious element of the overall building design, using complimentary materials and colors. Signs should not dominate building architecture through inappropriate sizes, colors or designs. 2. Signage should be incorporated into the design of the building. If a wall or roof sign is planned, the façade should be designed to accommodate signage so that a business will have advertising space without detracting from the appearance of the structure. Signs that obscure the roof line are discouraged. Flush mounted signs, located below the parapet are encouraged. 3. Roof or parapet mounted signs are discouraged. 4. Signs with a brief, succinct message are usually more attractive, simpler and easier to read. Cluttered, hard to read signs are discouraged. 5. Plastic faced, back illuminated signs, with a light colored field and dark lettering that project perpendicularly from the building facade are strongly discouraged. 6. Tall signs are discouraged. 7. Signs that appear as large as the building are discouraged. 8. Signs which are lit from an external source can be used.

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F. Color 1. Bright primary colors, often associated with national chain stores, should be discouraged. 2. Buildings should have colors that coordinate with, not exactly match, its neighbors. 3. Color pallets on facades should be kept simple: two or three colors are usually sufficient to accent detail and provide variety. 4. Warm colors that relate to the surrounding natural environment are encouraged. More intense, contrasting colors should be limited to details.

G. Landscaping and Hardscape The use of plant and hardscape materials is an important design element. Hardscape is the part of a building’s grounds consisting of structures, such as patios, retaining walls, and walkways, made with hard materials. The following general guidelines should be incorporated into commercial projects: 1. Existing trees and native vegetation should be retained to the greatest extent possible. 2. Decorative paving should be encouraged. 3. Landscaping should consist largely of plants native or well-adapted to the Rivieras area. Drought resistant vegetation is encouraged. 4. Grass, and other plants that require a lot of water, are discouraged. 5. Plant selections should be low maintenance and not fragile. 6. Decorative boulders and rocks are encouraged. 7. Parking areas should be landscaped, as topography allows.

H. Circulation and Parking Parking areas should be clearly separated from street frontages by landscaping and/or curbs as existing topography permits. Parking lot circulation should be clearly marked with defined points of ingress and egress.

I. Energy Conservation Buildings should be designed for energy efficiency consistent with an attractive public appearance. Where solar panels are proposed, it is encouraged that they be integrated into the roof design, flush with the roof slope. Frames should match the roof color. Solar equipment should be enclosed and screened from view when practical.

6.3 Soda Bay Community Area Design Guidelines

In the late 1800s, Soda Bay’s mineral springs were so popular that large resorts were constructed to provide lodging for the thousands of visitors that were drawn for their touted healing qualities. Unfortunately, most of those grand buildings were destroyed by fire. However, there are some remnants of the past resort use. Although the area is mostly developed with single family homes, there are also RV parks and campgrounds and limited commercial development along Soda Bay Road that provide dining and a general store. Soda Bay is also just minutes from Clear Lake State Park, which is an important resource and tourist attraction.

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The Soda Bay area contains many trees and significant stands of pine trees are visible on Mount Konocti. This attribute lends itself to an alpine resort feeling. New commercial development in Soda Bay should incorporate an alpine resort appearance, in addition to the other guidelines of this section. Typical elements supporting this image include steep roofs, large eaves, natural wood exteriors and dark, earth tones. The majority of commercial structures in Soda Bay exhibit warm earth tones. These natural colors should be continued.

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