Lake County
General Plan
Goals & Policies Report
D r a f t
prepared by
Matrix Design Group
Mintier & Associates
in association with
URS
ADE
TJKM
VWA
November 2006
Please see the next page.
November 2006 Goals and Policies Report Page i
TABLE OF CONTENTS
1. Introduction .................................................................................................... 1- 1
1.1 Lake County ............................................................................ 1- 1
1.2 General Plans in California....................................................... 1- 1
1.3 Lake County General Plan ....................................................... 1- 3
1.4 Environmental Analysis ............................................................ 1- 6
1.5 Using the General Plan ............................................................ 1- 7
2. Lake County Community Profiles ..................................................................... 2- 1
2.1 Introduction ............................................................................ 2- 1
2.2 Community Descriptions ......................................................... 2- 1
2.3 City Descriptions ................................................................... 2- 11
3. Land Use ......................................................................................................... 3- 1
3.1 Land Use Diagram and Standards ............................................ 3- 3
3.2 Land Use Designations ............................................................ 3- 7
3.3 General Plan / Zoning and Entitlement Consistency ............... 3- 13
3.4 Growth and Development ..................................................... 3- 14
3.5 Urban / Rural Boundary......................................................... 3- 15
3.6 Residential Development....................................................... 3- 29
3.7 Commercial Development..................................................... 3- 31
3.8 Industrial Development ......................................................... 3- 32
3.9 Economic Development ........................................................ 3- 34
3.10 Community Design................................................................ 3- 36
3.11 Administration / Implementation............................................ 3- 38
3.12 Implementation Measures...................................................... 3- 39
4. Housing........................................................................................................... 4- 1
4.1 New Construction.................................................................... 4- 3
4.2 Maintaining Affordable Housing............................................... 4- 5
4.3 Neighborhood Preservation / Rehabilitation ............................. 4- 6
4.4 Special Needs.......................................................................... 4- 7
4.5 Housing Discrimination ........................................................... 4- 8
4.6 Energy Conservation and Production ....................................... 4- 9
4.7 Jobs / Housing Balance ............................................................ 4- 9
4.8 Implementation Programs...................................................... 4- 10
4.9 Quantified Objectives............................................................ 4- 18
5. Public Facilities and Services ............................................................................ 5- 1
5.1 General ................................................................................... 5- 2
5.2 Water Supply .......................................................................... 5- 3
5.3 Wastewater ............................................................................. 5- 4
5.4 Stormwater Drainage............................................................... 5- 5
5.5 Solid Waste ............................................................................. 5- 5
Lake County General Plan Draft
Page ii Goals and Policies Report November 2006
5.6 Public Utilities ......................................................................... 5- 6
5.7 Communications Systems ........................................................ 5- 7
5.8 Fire Protection and Law Enforcement ...................................... 5- 7
5.9 Community Facilities ............................................................... 5- 8
5.10 Implementation Measures........................................................ 5- 9
6. Transportation and Circulation......................................................................... 6- 1
6.1 Roads and Highways ............................................................... 6- 2
6.2 Public Transportation............................................................... 6- 6
6.3 Aviation................................................................................... 6- 7
6.4 Bicycles and Trails ................................................................... 6- 8
6.5 Transmission Lines and Pipelines ............................................. 6- 9
6.6 Boating.................................................................................. 6- 10
6.7 Implementation Measures...................................................... 6- 10
7. Safety .............................................................................................................. 7- 1
7.1 General ................................................................................... 7- 3
7.2 Geologic and Seismic Hazards ................................................. 7- 4
7.3 Air Quality............................................................................... 7- 6
7.4 Airport Hazards ....................................................................... 7- 8
7.5 Hazardous Materials ................................................................ 7- 8
7.6 Flood Hazards ......................................................................... 7- 9
7.7 Urban and Wildland Fire Hazards.......................................... 7- 11
7.8 Emergency Response ............................................................. 7- 12
7.9 Implementation Measures...................................................... 7- 13
8. Noise............................................................................................................... 8- 1
8.1 Noise....................................................................................... 8- 2
8.2 Implementation Measures........................................................ 8- 6
9. Open Space, Conservation, and Recreation ..................................................... 9- 1
9.1 Biological Resources ................................................................ 9- 4
9.2 Scenic Resources ..................................................................... 9- 5
9.3 Agricultural Resources.............................................................. 9- 8
9.4 Mineral Resources ................................................................. 9- 10
9.5 Energy Resources................................................................... 9- 10
9.6 Recreation and Open Space Resources.................................. 9- 11
9.7 Cultural Resources................................................................. 9- 13
9.8 Implementation Measures...................................................... 9- 14
10. Geothermal Resources................................................................................. 10- 1
10.1 Research and Development................................................... 10- 2
10.2 Environmental Protection....................................................... 10- 3
10.3 Resource Utilization............................................................... 10- 7
10.4 Collaboration and Public Outreach........................................ 10- 8
10.5 Implementation Measures...................................................... 10- 9
Draft Table of Contents
November 2006 Goals and Policies Report Page iii
11. Water Resources.......................................................................................... 11- 1
11.1 Groundwater Protection ........................................................ 11- 6
11.2 Water Quality........................................................................ 11- 8
11.3 Water Resource Sustainability ................................................ 11- 9
11.4 Watershed Management........................................................ 11- 9
11.5 Conservation and Reuse ...................................................... 11- 11
11.6 Implementation Measures.................................................... 11- 12
List of Figures
Figure 1- 1 Lake County .................................................................... 1- 2
Figure 2- 1 Lake County Communities............................................... 2- 2
Figure 3- 1 Land Use Diagram ........................................................... 3- 5
Figure 3- 2 Clearlake Oaks Community Growth Boundary............... 3- 17
Figure 3- 3 Clearlake Riviera Community Growth Boundary ............ 3- 18
Figure 3- 4 Coyote Valley Community Growth Boundary................. 3- 19
Figure 3- 5 Kelseyville Community Growth Boundary ...................... 3- 20
Figure 3- 6 Lower Lake Community Growth Boundary .................... 3- 21
Figure 3- 7 Lucerne Community Growth Boundary.......................... 3- 22
Figure 3- 8 Middletown Community Growth Boundary ................... 3- 23
Figure 3- 9 Nice Community Growth Boundary............................... 3- 24
Figure 3- 10 North Lakeport Community Growth Boundary............... 3- 25
Figure 3- 11 Soda Bay Community Growth Boundary........................ 3- 26
Figure 3- 12 South Lakeport Community Growth Boundary............... 3- 27
Figure 3- 13 Upper Lake Community Growth Boundary .................... 3- 28
Figure 6- 1 Circulation Diagram......................................................... 6- 3
Figure 10- 1 Primary Geothermal Resource Areas .............................. 10- 4
List of Tables
Table 3- 1 General Plan Land Use Density/ Intensity Standards............... 3- 7
Table 3- 2 Relationship Between General and Community Plan
Land Use Designations ......................................................... 3- 8
Table 3- 3 Land Use Implementation Measures ................................... 3- 39
Table 3- 4 Area Plan Structure............................................................. 3- 44
Table 4- 1 Housing Implementation Program ...................................... 4- 10
Table 4- 2 Summary of Quantified Objectives ..................................... 4- 18
Table 5- 1 Public Facilities and Services Implementation Measures ...... 5- 10
Lake County General Plan Draft
Page iv Goals and Policies Report November 2006
Table 6- 1 Lake County Road Standards ................................................ 6- 5
Table 6- 2 Transportation and Circulation
Implementation Measures .................................................. 6- 11
Table 7- 1 Scale of Acceptable Seismic Risks ......................................... 7- 5
Table 7- 2 Health and Safety Implementation Measures ...................... 7- 14
Table 8- 1 Maximum Allowable Noise Exposure by Land Use................ 8- 3
Table 8- 2 Noise Implementation Measures........................................... 8- 6
Table 9- 1 Open Space, Conservation, and Recreation
Implementation Measures .................................................. 9- 14
Table 10- 1 Geothermal Resources Implementation Measures............... 10- 9
Table 11- 1 Water Resources Implementation Measures...................... 11- 12
November 2006 Goals and Policies Report Page 1- 1
1. INTRODUCTION
1.1 Lake County
Lake County lies within the Pacific Coastal ranges approximately 100 miles
north of San Francisco, 90 miles northwest of Sacramento, and 35 miles east
of the Pacific Ocean. Lake County is bounded by Mendocino County to the
west, Yolo, Colusa, and Glenn Counties to the east, and Sonoma and Napa
counties to the south. The major roadways that traverse the County include
State Route 20, which joins up with Highway 101 and Interstate 5, and State
Routes 29, 53, and 175 ( see Figure 1- 1 for location details).
1.2 General Plans in California
State law requires each county and city to prepare and adopt a
comprehensive and long- range general plan for its physical development
( Government Code Section 65300). This general plan must address the
seven topics ( referred to as “ elements”) of land use, circulation, housing,
open space, conservation, safety, and noise as identified in state law
( Government Code Section 65302), to the extent that the topics are locally
relevant. It may also include other topics of local interest, as chosen by the
jurisdiction ( Government Code Section 65303).
Together, the seven mandated elements of a general plan form a
comprehensive set of planning policies. In general terms, the state mandated
elements accomplish the following.
􀂃 The land use element designates the general distribution,
intensity, and ranges of appropriate land uses within the Planning
Area.
􀂃 The circulation element identifies the general location and extent
of existing and proposed transportation facilities and utilities.
􀂃 The housing element is a comprehensive assessment of current
and future housing needs for all segments of the County
population, as well as a program for meeting those needs.
􀂃 The open- space element describes measures for the preservation
of open space for the protection of natural resources, the
integrated management of natural resources and for public health
and safety.
0 1.5 3 6 9 Lake County Figure 1- 1
Miles
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Clear Lake
City of
Clearlake
Middletown
Coyote Valley
Clear Lake
Riviera
Nice
Upper Lake
Lucerne
Glenhaven
Clearlake Oaks
Lower Lake
Kelseyville
Cobb
Blue
Lakes
Spring
Valley Lake
Cache Creek
Eel River
!( 20
!( 175
tu101
!( 175
!( 128 !( 29
!( 20
!( 16
City of
Lakeport
°
Key Map
C o l u s a C o u n t y
G l e n
C o u n t y
M e n d o c i n o
C o u n t y
N a p a
C o u n t y
S o n o m a
C o u n t y
!( 20
!( 53
!( 29
Soda Bay
Legend
!(
Lake/ Reservoir
River/ Creek
Community
Highway
Incorporated City
High : 7,057 feet
Low : 616 feet
Draft 1. Introduction
November 2006 Goals and Policies Report Page 1- 3
􀂃 The conservation element addresses the integrated planning,
management, conservation, and sustainable utilization of natural
resources.
􀂃 The safety element establishes policies to protect the people and
resources of the County from risks associated with natural and
man- made hazards such as seismic, geologic, flooding, wildfire
hazards, acts of terrorism, and air quality.
􀂃 The noise element identifies major noise sources and contains
policies intended to protect the community from exposure to
excessive noise levels.
A comprehensive general plan provides the County with a consistent
framework for the sustainable management of natural and man made
infrastructure, as well as decision making associated with those resources and
land use. The general plan has been called the “ constitution” for land use
development and management to emphasize its importance to land use
decisions. Once a general plan is adopted, its maps, diagrams, and policies
form the basis for County zoning, discretionary entitlements, subdivision,
resource management, and public works actions. Under California law, no
area plan, zoning, subdivision map, nor public works project may be
approved unless the County finds that it is consistent with the adopted
General Plan.
The County may adopt a general plan in the format that best fits its unique
circumstances ( Government Code Section 65300.5). In doing so, the County
must ensure that the general plan and its component parts comprise an
integrated, internally consistent, and compatible statement of development
and resource management policies. Lake County has chosen to adopt a
General Plan that consolidates some of the mandatory elements and
integrates background information, goals and policies, and environmental
analysis, as described below.
1.3 Lake County General Plan
General Plan Documents
The Lake County General Plan update includes the preparation of a number
of major documents. These documents can be divided into two sets:
Adopted General Plan documents and General Plan supporting documents.
Lake County General Plan Draft
Page 1- 4 Goals and Policies Report November 2006
Adopted General Plan Documents
The Goals and Policies Report is the essence of the General Plan. It
contains the goals and policies that will guide future development and
resource utilization and protection within the County. It also identifies a full
set of implementation measures that will ensure the policies of the General
Plan are carried out. This document is the General Plan documents adopted
by the Board of Supervisors.
General Plan Supporting Documents
General Plan Supporting Documents are used to assist in the decision making
process, but are not part of the adopted General Plan. There are four key
documents prepared as part of the General Plan program that support the
Goals and Policies Report.
􀂃 General Plan Summary. This document provides an overview of
the General Plan and its component documents. It describes the
Planning Area, summarizes the General Plan’s goals and policies,
provides an overview of existing conditions, summarizes the issues
raised during the preparation of the General Plan, and identifies
the environmental impacts associated with implementation of the
General Plan.
􀂃 Background Report. The Background Report provides a detailed
description of the conditions that existed within the Planning Area
prior to adoption of the General Plan. A draft of this document
has already been circulated for public review and will be revised
as part of the final General Plan package.
􀂃 Issues and Alternatives Report. This report discusses the major
planning issues facing the County and alternative approaches to
address these issues. The report distills the input of advisory
committees, members of the Lake County Planning Commission
and Board of Supervisors, County staff, and the public.
􀂃 Environmental Impact Report ( EIR). The environmental impact
report ( EIR) prepared for the General Plan meets the requirements
of the California Environmental Quality Act ( CEQA). The Planning
Commission and Board of Supervisors will use the EIR during the
process of considering the draft General Plan in order to
understand the potential environmental implications associated
with implementation of the General Plan.
Draft 1. Introduction
November 2006 Goals and Policies Report Page 1- 5
Elements Included in the Lake County General Plan
The Lake County General Plan contains nine elements. The following
paragraphs display the name of each element, the section that the element
can be found in this General Plan and a discussion on the contents and
purpose of each element.
In each element, goals and policies are numbered according to the topic they
address. In the following discussion, a one-, two-, or three- letter acronym
will be given for each element. This acronym is used to identify all goals and
policies in a given element, and is used to identify which policy and
implementation measures go together. For example, goals and policies for
Land Use have the acronym “ LU”.
LU
Land Use Element
Section 3
This element establishes goals, policies, and implementation
measures for residential, commercial, industrial, and other land
uses in the County.
HE
Housing Element
Section 4
This element complies with the housing element requirements of
state law in identifying housing needs and providing programs to
meet these needs.
PFS
Public Facilities and
Services Element
Section 5
This element presents the goals, policies, and implementation
measures as they apply to water, solid waste, wastewater,
electricity and gas, fire protection, communications, law
enforcement, and schools.
T
Transportation and
Circulation Element
Section 6
This element identifies the goals, policies, and implementation
measures needed to ensure an adequate and functional
transportation and circulation system. This element addresses
automobile travel ( roads and highways), public transit, aviation,
and trails for bicyclists and pedestrians.
HS
Health and Safety Element
Section 7
This element identifies the goals, policies, and implementation
measures needed to ensure the public health, safety, and
welfare related to both natural and man- made hazards.
N
Noise Element
Section 8
This element identifies and appraises noise problems within the
community and forms the basis for distributing new noise-sensitive
land uses.
Lake County General Plan Draft
Page 1- 6 Goals and Policies Report November 2006
OSC
Open Space,
Conservation, and
Recreation Element
Section 9
This element identifies the goals, policies, and implementation
measures needed to ensure the appropriate use, enjoyment, and
protection of natural resources within the County.
GR
Geothermal Resources
Element
Section 10
This element identifies the goals, policies and implementation
programs for the use, protection, public promotion and
education pertaining to geothermal resources within the County.
WR
Water Resources Element
Section 11
The water resources element addresses the integrated planning,
management, conservation and sustainable utilization of natural
resources.
Table 1- 1 illustrates how the elements of the Lake County General Plan relate
to the seven mandatory elements set out in state law. A solid square ( 􀂄 )
indicates that the issues identified in a state- mandated element are covered
in the County element identified in the left column.
Table 1- 1. Relationship Between Lake County General Plan Elements and the State- Mandated Elements
State- Mandated Elements
Land Use Circulation Housing
Conserva-tion
Open
Space Noise Safety
Land Use 􀂄
Housing 􀂄
Public Facilities
and Services 􀂄
Transportation
and Circulation 􀂄
Health and
Safety 􀂄
Noise 􀂄
Open Space and
Conservation 􀂄 􀂄 􀂄
Geothermal
Resources 􀂄
Water Resources 􀂄
1.4 Environmental Analysis
As required under the California Environmental Quality Act ( CEQA, Public
Resources Code Section 21000, et seq.), the Planning Commission and Board
Draft 1. Introduction
November 2006 Goals and Policies Report Page 1- 7
of Supervisors will consider the findings of an environmental impact report
( EIR) prior to adopting the General Plan. In order to minimize redundancy,
the General Plan and EIR will be prepared as a combined document, as
allowed under Section 15166 of the State CEQA Guidelines.
Linking the General Plan documents using a common organization and
section numbering will carry over to the EIR as well. The General Plan
Documents, when taken together, will meet the CEQA requirements for EIR
content and analysis.
􀂃 The Background Report will provide the environmental setting.
􀂃 The Goals and Policies Report will embody the project description
and environmental mitigation.
􀂃 The General Plan Summary will provide an executive summary of the
EIR.
􀂃 The EIR will include the remaining components required by CEQA.
All mitigation measures recommended to reduce the potential environmental
impacts of the General Plan below a level of significance will be integrated
into the policies of the General Plan. Mitigation monitoring, as required
under CEQA, will be done by compliance with the General Plan and through
annual reports to the Planning Commission and Board of Supervisors on the
status of General Plan implementation.
1.5 Using The General Plan
As stated above, this General Plan includes eight elements, many of which
are further divided into related topic areas. To make the elements easier to
use and reference, each element is set up with the same structure.
Goal
Each element contains the goals and policies that will be used by the County
to guide future land use decisions, local and regional resource management
decisions, and input into other appropriate venues. In general terms, a goal
is a statement that describes in general terms a desired future condition or
“ end” state. A goal serves as a general direction- setter.
In this General Plan, goal statements will be formatted like the following
example. In the black box is the goal’s reference number: “ PFS” refers to
the Public Facilities and Services Element and the “ 1” means this is the first
goal. Each topic area in an element will have one or more goals.
Goal
PFS- 1
To establish and maintain sustainable and safe levels of service, minimize costs,
and provide criteria for determining the location, capacity and timing of future
public facilities and services. [ Modified Existing Land Use Goal 6]
Lake County General Plan Draft
Page 1- 8 Goals and Policies Report November 2006
For each goal, the information in the brackets shows if this goal is a
modification of a goal from the existing General Plan or if this is a new goal.
Policy
A policy is a statement that guides a specific course of action for decision-makers
to use to achieve a desired goal. A policy must be clear and
unambiguous; it indicates a commitment of the local legislative body to a
particular course of action.
The example below shows what a policy statement looks like. In this General
Plan, every goal has one or more policies associated with it. The letters and
first number ( e. g., “ PFS- 1”) shows what goal this policy supports. The final
number in the identifier ( e. g., “. 3”), shows that this is the third policy that
supports Goal PFS- 1.
Policy PFS- 1.3 Maintain Existing Levels of Services
The County shall ensure that proposed developments do not create
significant adverse impacts on existing natural or man made infrastructure
of the County and that the necessary man made infrastructure will be in
place, bonded for, or other guarantee acceptable to the Community
Development Director, prior to the issuance of building permits. [ New
Policy]
Implementation Measures
In order to ensure that appropriate actions are taken to implement the
General Plan, a set of implementation measures are provided. An
implementation measure is a specific measure, program, procedure, or
technique that carries out plan policies. Following the presentation of goals
and policies for each element, a table is provided that shows the
implementation measures for that element. This table lists the
implementation, states which policy( ies) this implementation supports, states
what County departments or outside agencies are responsible to see this
implementation is carried out, and provides a timeline for when this
implementation will be done.
Table 5- 1. Public Facilities and Services Implementation Measures
Timeframe
Implementation Measure Policy
Who is
Responsible
2007-
2008
2008-
2010
2010-
2015
2015-
2024
On-going
2.0
The County shall identify damaged and/ or
deficient storm drainage facilities and
acquire funding to restore or upgrade these
facilities. [ New Program]
PFS- 4.1
Public Works
Department,
Community
Development
Department
􀂄
November 2006 Goals and Policies Report Page 2- 1
2. COMMUNITY PROFILES
2.1 Introduction
Lake County is made up of a group of communities each with their own
unique characteristics. Some have their roots in agriculture, some in resorts
and lakefront living, some are rural mountain communities, and others are
more urbanized communities near existing cities or moving towards a
complete city of their own. This broad range in community types is an
important factor that contributes to determining the overall direction of the
General Plan and the fabric of the County that the General Plan is focused on
maintaining.
The following pages provide an overview of the 14 major communities and
two cities that make up Lake County ( see Figure 2- 1). For each community
and city, a brief overview is provided. Demographic information based on
the 2000 U. S. Census, and a listing of major public facilities and points of
interest in and near each community is provided. Due to the small size of
some communities, demographic data is only provided when available.
Additional information on water costs and water quality and supply
constraints ( if applicable) can be referenced in the Lake County Water
Inventory and Analysis, 2006.
2.2 Community Descriptions
Blue Lakes
The Blue Lakes community is named after the two lakes located within a
narrow valley adjacent to Highway 20. The community contains resort-residential
development and limited commercial development that supports
the resorts and recreational activities at the Lakes. The area has a limited
permanent population.
2000 Population: Not available
0 1.5 3 6 9 Lake County Communities & Planning Area Figure 2- 1
Miles
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Clear Lake
City of
Clearlake
Upper Lake/
Nice
Shoreline
Communities
Middletown
Lower Lake
Kelseyville
Lakeport
Cobb
Mountain
Middletown
Coyote Valley
Clear Lake
Riviera
Nice
Upper Lake
Lucerne
Glenhaven
Clearlake Oaks
Lower Lake
Kelseyville
Cobb
Blue
Lakes
Spring
Valley Lake
Rivieras
Cache Creek
Eel River
!( 20
!( 175
tu101
!( 175
!( 128 !( 29
!( 20
!( 16
City of
Lakeport
Legend
!
Incorporated City
Lake/ Reservoir
River/ Creek
Community
°
Highway
Community Planning Areas
Key Map
C o l u s a C o u n t y
G l e n
C o u n t y
M e n d o c i n o
C o u n t y
N a p a
C o u n t y
S o n o m a
C o u n t y
!( 20
!( 53
!( 29
Soda Bay
Draft 2. Lake County Community Profiles
November 2006 Goals and Policies Report Page 2- 3
Public Facilities and
Services:
Blue Lakes is served by the Upper Lake
Elementary School District, which operates an
elementary school, middle school, and day
school, and the Upper Lake Union High School
District, which operates one high school, one
day school, and one continuation school in the
adjacent community of Upper Lake.
Wastewater service is provided by individual
septic systems. Water is provided by the Blue
Lakes Water Company. Groundwater is the
primary source of supply for both domestic and
agricultural water users. Blue Lakes is within
the Scotts Creek Water Inventory Unit.
Points of Interest: Blue Lakes is located adjacent to two lakes
( Blue Lakes), which offer abundant recreational
opportunities, including fishing, swimming, and
boating.
Clearlake Oaks
Clearlake Oaks, which began as a lakefront subdivision in the 1920s, is
located on the east shore of Clear Lake, adjacent to Highway 20. The
community contains a variety of single family housing, lodging, restaurants,
and retail shops. The community also has a County park ( Clearlake Oaks
Beach County Park), and two campgrounds at nearby Stubbs Island.
2000 Population: 2,402
Public Facilities and
Services:
Clearlake Oaks Beach County Park ( offers
picnicking, swimming and a boat launch
facility). Educational services are provided by
Konocti Unified School District, which operates
nine public schools including four elementary
schools, one middle school, and three
alternative schools. One elementary school is
located within the community. The Clearlake
Oaks County Oaks Water District provides
municipal water services within the community.
Water sources include a combination of
groundwater and surface water supplies from
Clear Lake and its tributaries. Clearlake Oaks is
within the Shoreline Water Inventory Unit.
Points of Interest: Clearlake Oaks Beach County Park, Sulphur
Bank Mine ( inactive).
Lake County General Plan Draft
Page 2- 4 Goals and Policies Report November 2006
Clear Lake Riviera
The Clear Lake Riviera community area is located east of Kelseyville on
Highway 281 north of its intersection with Highway 29. Originally
developed in the 1960s, Clear Lake Riviera is now the fastest growing
subdivision in the Rivieras planning area. The area is primarily residential,
but its commercial area is developing to provide services, including groceries,
restaurants and real estate offices. The area provides only limited public lake
access through a small restaurant and RV park on Konocti Bay. Clearlake
Riviera is located within the Thurston Lake Water Inventory Unit.
2005 Population: Approximately 3,100
Public Facilities and
Services:
Clear Lake Riviera is served by the Kelseyville
Unified School District, which operates an
elementary school in the community.
Additional schools are nearby in the town of
Kelseyville, approximately 15 miles from Clear
Lake Riviera. Water is provided within the
Clear Lake Riviera subdivision by the Mount
Konocti Mutual Water Company. Outside of
the subdivision, water is obtained either directly
from the lake or from individual wells.
Wastewater service is provided by individual
septic systems.
Points of Interest: The Konocti Hills Golf Course loops through the
eastern side of the subdivision. Konocti Harbor
Resort and Spa is also nearby.
Cobb
Cobb is located in a small valley at the foot of Cobb Mountain, northwest of
Middletown along Highway 175. The community of Cobb is known for its
pine- covered slopes, hot springs, and mountain resort- residential
development.
2000 Population: 1,628
Public Facilities and
Services:
Cobb is served by both the Kelseyville and
Middletown Unified School Districts. The
Kelseyville Unified School District operates
three elementary schools, one middle school
and two high schools. The Middletown Unified
School District operates four elementary
schools, one middle school, and two high
schools. Water is provided by Cobb Area
County Water District using a series of five
groundwater wells. Cobb is within the Big
Valley Water Inventory Unit. Wastewater
service is provided by individual septic systems.
Draft 2. Lake County Community Profiles
November 2006 Goals and Policies Report Page 2- 5
Points of Interest: The Cobb Mountain area is a predominantly
rural area dominated by forests. Mountain
resorts and hot springs exist throughout the
area. Geothermal steamfields exist in the Cobb
Mountain Planning Area.
Coyote Valley
Coyote Valley is located just northeast of Middletown on Highway 29. Most
of the population in Coyote Valley resides in the Hidden Valley Lake area, a
master- planned community started in 1968. This area is located adjacent to a
man- made lake ( Hidden Valley Lake) that offers boating, fishing, and
swimming activities. The Hidden Valley Lake Golf Course is also within the
community. The Coyote Valley community is dominated by single family
housing, but does contain some commercial and light industrial uses.
2000 Population: 7,800 ( 2005 estimate)
Public Facilities and
Services:
Coyote Valley is served by the Middletown
Unified School District, which has four
elementary schools, one middle school, and
two high schools. Water supply is derived from
two community wells provided by the Hidden
Valley Lake Community Services District, which
also provides wastewater service to Hidden
Valley Lake Subdivision. Parcels outside the
subdivision utilize septic and wells, although
larger developments in the area can typically be
annexed into the CSD. Groundwater is the
primary source of supply for both urban and
agricultural water users. Coyote Valley is within
the Upper Putah Water Inventory Unit.
Points of Interest: Stone House museum ( California Registered
Landmark), Hidden Valley Lake, Hidden Valley
Lake Golf Course
Glenhaven
Glenhaven is located on the east shore of Clear Lake, just northwest of
Clearlake Oaks along Highway 20. The community contains several resorts,
motels, and campgrounds, and nearby Glenhaven Beach for Lake County
visitors.
Lake County General Plan Draft
Page 2- 6 Goals and Policies Report November 2006
2000 Population: Not available
Public Facilities and
Services:
Water service is provided by the Glenhaven
Mutual Water Company. Groundwater serves
as the primary water source. Glenhaven is
within the Shoreline Water Inventory Unit.
Public sewer is not available, so on- site septic
systems are utilized. The Glenhaven community
is served by the Konocti Unified School District
which operates three elementary schools, one
middle school and two high schools
Points of Interest: Glenhaven Beach
Kelseyville
Kelseyville, located between Highway 29 and Clear Lake, is a key agricultural
center in Lake County. Once known as the “ Pear Capital of the World,” the
area is also known for walnuts and wine grapes. The community contains
numerous retail shops and is in close proximity to Clear Lake State Park,
which includes a visitor’s center, camping, boating, hiking, and swimming
facilities.
2000 Population: 2,928
Public Facilities and
Services:
With administrative offices in Kelseyville, the
Kelseyville Unified School District provides
educational services within the community. The
district operates three elementary schools, one
middle school, and two high schools. There are
two elementary schools, one middle school,
and one high school located within Kelseyville.
Water is provided by the Kelseyville County
Waterworks District No. 3 through its two wells.
Groundwater provides the primary water source
for both municipal and agricultural water users.
Kelseyville is within the Big Valley Water
Inventory Unit. Wastewater service is also
provided by the Kelseyville County Water
Works District, with its treatment facility located
just north of the community.
Points of Interest: Historic Downtown Clear Lake State Park
nearby
Lower Lake
Lower Lake is located at the intersection of Highways 29 and 53 near the
south shore of Clear Lake. This community contains some of the County’s
prime historic structures along its Main Street and other areas within the
community. It is also located in close proximity to the Anderson Marsh State
Draft 2. Lake County Community Profiles
November 2006 Goals and Policies Report Page 2- 7
Historic Park, which has historic structures and over 1,000 acres of natural
open space that includes a 540- acre wildlife sanctuary.
2000 Population: 1,755
Public Facilities and
Services:
The community is served by the Konocti
Unified School District. The district operates
four elementary schools, one middle school,
one high school, and three alternative schools.
One elementary school and two high schools
are located within Lower Lake. Water is
provided by the Lower Lake County
Waterworks District No. 1. Groundwater is the
primary source of supply for both residential
and agricultural water users. Wastewater service
is provided by the Lake County Sanitation
District ( LCSD), which connects to a regional
wastewater treatment plant in Clearlake.
Points of Interest: Main Street, Lower Lake Historical Schoolhouse
Museum, Anderson Marsh State Historic Park
Lucerne
Lucerne, named after the city in Switzerland with a similar geographic setting,
is actually a planned community dating back to the 1920s. Due to the
depression and financial difficulties the planned aspects were set aside and
the community developed in a relatively haphazard fashion leading it to a
blighted condition. The County, and its Redevelopment Agency, has taken
on the challenge of revitalizing the community by bringing it back in line with
its original planned concepts which call for a lakefront promenade, town
center on the Strand ( 13th Avenue) and town park along the creek between
8th & 9th Avenues. Part of the effort includes incorporating a Swiss or Alpine
architectural theme as indicated by its name. Its beautiful geographic setting
between the lake and hills, and easy access along Highway 20 make it an
ideal location for tourism. Capitalizing on existing parks along the lake, the
County and Redevelopment Agency are focusing effort on the establishment
of the Promenade to stimulate the tourist economy.
2000 Population: 2,870
Public Facilities and
Services:
Lucerne is served by the Lucerne Elementary
School District ( one elementary school), and the
Upper Lake School Districts for middle and high
school. The Upper Lake Union Elementary
District operates one elementary school, one
middle school, and one day school. The Upper
Lake Union High School District operates one
high school and one continuation school. Water
is provided by the Lucerne Water Company.
Water is supplied via a combination of
Lake County General Plan Draft
Page 2- 8 Goals and Policies Report November 2006
groundwater and surface water supplies from
Clear Lake and its tributaries. Lucerne is within
the Shoreline Water Inventory Unit.
Wastewater service is provided by the Lake
County Sanitation District which operates a
treatment facility north of Lakeport.
Points of Interest: Alpine County Park, Lucerne Clubhouse Park,
Lucerne Harbor boat launch
Middletown
Middletown received its name for being located midway between Lower
Lake and Calistoga. Middletown developed during the late 1800s as a
destination for Bay Area visitors, primarily due to the presence of mineral
springs in the area and mining activities ( mercury). In the early 1900s, a fire
destroyed most of the original town. The town is developed with numerous
small shops fronting along Highway 29. For the most part, the community is
surrounded by livestock ranches and vineyards. The Geysers Geothermal
Fields are located to the west.
2000 Population: 1,020
Public Facilities and
Services:
The community is served by the Middletown
Unified School District which operates three
elementary schools, one middle school, one
high school, one community day school, and
one continuation school. Within the
community, there is one public elementary
school, one middle school, one high school,
and a charter school. Water is provided by the
Callayomi County Water District, which
operates a two main domestic water supply
wells and one standby well. Groundwater
serves as the primary source of water from the
community. Middletown is located in Upper
Putah Water Inventory Unit. Wastewater service
is provided by the Lake County Sanitation
District ( LACOSAN), which operates a small
treatment facility in Middletown.
Points of Interest: Downtown, nearby mineral springs, Central
Park, Geysers Geothermal Fields and Visitors
Center
Draft 2. Lake County Community Profiles
November 2006 Goals and Policies Report Page 2- 9
Nice
Nice, located on the north shore Clear Lake, was originally named Clear Lake
Villas after its first subdivision was built in 1922. The community was later
named Nice, after the city located on the French Riviera. Today, in addition
to its residential development, Nice has retail shops, RV parks, and
campgrounds. The community also has three parks, the H. V. Keeling Park,
Hinman Park, and the Nice Community Beach.
2000 Population: 2,509
Public Facilities and
Services:
H. V. Keeling Park, Hinman Park, and Nice
Community Beach. Nice is served by the
Upper Lake Elementary School District ( one
community day school, one elementary school,
and one middle school) and the Upper Lake
Union High School District ( one high school
and one continuation school). The majority of
the community’s water service is provided by
the Nice Mutual Water Company. Municipal
water sources include a combination of
groundwater and surface water supplies. Nice
is located within the Shoreline Water Inventory
Unit. Wastewater service is provided by the
Lake County Sanitation District, which operates
a treatment facility north of Lakeport.
Points of Interest: H. V. Keeling Park, Hinman Park, and the Nice
Community Beach
Soda Bay
The community of Soda Bay is located on the south side of Clear Lake,
between Kelseyville and Clearlake Riviera on Soda Bay Road. In the late
1800s, Soda Bay’s mineral springs were so popular that large resorts were
constructed to provide lodging for the hundreds of thousands of visitors that
were drawn for their touted healing qualities. Subdivisions were recorded in
Soda Bay in the 1920s, as electricity became more widely available and roads
throughout the County were improved. The community is currently mostly
made up of single family homes. There are also RV parks and campgrounds
and limited commercial development along Soda Bay Road provides
restaurants and a general store.
2000 Population: 700 ( Approximately)
Public Facilities and
Services:
Soda Bay is served by the Kelseyville Unified
School District, which has three elementary,
one middle and two high schools in the nearby
town. A County Service Area administers the
water system in the area. Municipal water
sources are provided by surface water supplies.
Lake County General Plan Draft
Page 2- 10 Goals and Policies Report November 2006
Wastewater service is provided by individual
septic systems.
Points of Interest: Soda Bay offers small resorts, campgrounds and
RV parks and is minutes from Clear Lake State
Park. All these facilities are on Clear Lake,
which offers abundant recreational
opportunities, including fishing, swimming and
boating.
Spring Valley Lake
Spring Valley Lake is located in a mountain valley ( Long Valley) east of Clear
Lake. The residential subdivision that makes up Spring Valley Lake is located
near three creeks and a private lake ( Spring Valley Lake). These areas
provide recreational activities, such as fishing, for both residents and guests.
2000 Population: Not available
Public Facilities and
Services:
A County Service Area provides water service.
Water is provided using a combination of
surface and groundwater. Spring Valley Lake is
located within Cache Creek Water Inventory
Unit.
Points of Interest: Spring Valley Lake
Upper Lake
Upper Lake, named for its location along the upper arm of Clear Lake, was
established in the 1860s. In 1924, most of its downtown was destroyed by a
fire. In the 1930s, most of the Clear Lake arm near Upper Lake was drained
for agricultural land.
Since the fire in 1924, a small downtown area was rebuilt. Today, this
downtown area is being revitalized and targeted at community commercial
and tourism- oriented commercial uses. It contains a number of historic
buildings. Upper Lake is the main access point into the Mendocino National
Forest, which starts approximately 3.5 miles north of the community. In
addition, the community contains Upper Lake Park, which is approximately
five acres in size.
2000 Population: 989
Public Facilities and
Services:
Upper Lake Park ( ball fields and picnic areas).
Educational services are provided by the Upper
Lake Union Elementary School District and the
Upper Lake Union High School District. The
Upper Lake Union Elementary School District
operates one elementary school, one middle
school, and one day school. The Upper Lake
Union High School District operates one high
Draft 2. Lake County Community Profiles
November 2006 Goals and Policies Report Page 2- 11
school and one continuation school. Water
service is provided by the Upper Lake County
Water District through the operation of two
groundwater wells. Upper Lake is within the
Middle Creek Water Inventory Unit.
Wastewater service is provided by the
Northwest Regional Wastewater System, which
operates a treatment facility north of Lakeport.
Points of Interest: Downtown, historic buildings, Mendocino
National Forest, Upper Lake Park
2.3 City Descriptions
Lake County contains two incorporated cities, Clearlake and Lakeport.
City of Clearlake
The City of Clearlake, which was incorporated in 1980, is the largest city in
Lake County. The City is located along the southeast shore of Clear Lake just
north of Cache Creek. Given its proximity to Clear Lake, the City offers
abundant recreational opportunities, such as boating and other watersport
activities. The City has a total of three lakefront parks, Redbud Park, Austin
Park, and Highlands Park, which provide ample recreational opportunities.
In addition, the City is adjacent to Anderson Marsh State Historical Park,
which includes a 540- acre wildlife sanctuary and provides visitors with bird
watching, hiking, and picnicking opportunities.
2000 Population: 13,142
Public Facilities and
Services:
Clearlake is served by the Konocti Unified
School District, which has three elementary
schools, and one middle school and two high
schools located in Lower Lake. Yuba
Community College is also located in Clearlake.
Wastewater service is provided by LACOSAN.
Water service is provided by three separate
entities. These municipal systems use a
combination of groundwater and surface water
supplies from Clear Lake and its tributaries.
Clear Lake is within the Shoreline Water
Inventory Unit.
Points of Interest: Anderson Marsh State Historic Park and Borax
Lake ( national archaeological site for borax
deposits)
Lake County General Plan Draft
Page 2- 12 Goals and Policies Report November 2006
City of Lakeport
The City of Lakeport, which is the county seat for Lake County, is located on
the west shore of Clear Lake. The City, which was incorporated in 1888, still
contains many of the historic buildings from the turn of the century. The
City’s Library Park, which is located at the Clear Lake shoreline, is the site of
many annual events ( e. g., fishing tournament and boat races). The City also
is home to the Lake County Fairgrounds, which hosts the annual Lake County
Fair and County Rodeo.
2000 Population: 4, 820
Public Facilities and
Services:
The Lakeport Unified School District has two
elementary schools, one middle school, and
one high school. The City is located two miles
from the Lampson Field Airport. Water supply
and wastewater service is provided by the City
of Lakeport Municipal water sources include a
combination of groundwater and surface water.
Lakeport is within the Big Valley Water
Inventory Unit.
Points of Interest: Lake County Museum, Library Park, Lake
County Fairgrounds and Speedway.
November 2006 Goals and Policies Report Page 3- 1
3. LAND USE ELEMENT
Introduction
This chapter outlines proposed patterns of land use and policies and
standards for future development and redevelopment. This element is
divided into the following sections:
􀂃 Land Use Diagram and Standards ( Section 3.1),
􀂃 Land Use Designations ( Section 3.2)
􀂃 General Plan / Zoning and Entitlement Consistency ( Section 3.3),
􀂃 Growth and Development ( Section 3.4),
􀂃 Urban/ Rural Boundary ( Section 3.5),
􀂃 Residential Development ( Section 3.6),
􀂃 Commercial Development ( Section 3.7),
􀂃 Industrial Development ( Section 3.8),
􀂃 Economic Development ( Section 3.9),
􀂃 Community Design ( Section 3.10),
􀂃 Administration/ Implementation ( Section 3.11), and
􀂃 Implementation Measures ( Section 3.12).
Key Terms
Adaptive Reuse. The conversion of obsolescent or historic buildings from
their original or most recent use to a new use. For example, the conversion of
former hospital or school buildings to residential use, or the conversion of an
historic single- family home to office use.
Buffer. An area of land separating two distinct land uses that acts to soften or
mitigate the effects of one land use on the other.
Clustered Development. Development in which a number of dwelling units
are placed in closer proximity than usual, or are attached, with the purpose
of retaining an open- space area.
Community Growth Boundary. An officially adopted and mapped line
dividing land to be developed from land to be protected for natural or rural
uses. Community Growth Boundaries ( also referred to as urban limit lines
and urban growth boundaries) are regulatory tools, often designated for long
periods of time ( 20 or more years) to provide greater certainty for both
development and conservation goals.
Floor Area Ratio ( FAR). A floor area ratio is often used to describe the
intensity of commercial, office, and industrial land usage. The FAR is a ratio
Lake County General Plan Draft
Page 3- 2 Goals and Policies Report November 2006
created by dividing the total square footage of the building by the net square
footage of the lot.
Formula Retail Business. Any type of sales activity or sales establishment that
is operated directly by, under contract with, or other arrangements with, a
manufacturer, distributor, or retailer of merchandise offered for sale therein,
and required to adopt or maintain a standardized (“ formula”) array of
services and/ or merchandise , trademark, logo, service mark, symbol, layout,
décor, architecture, uniforms, signage, exterior design or similar standardized
features in which there are already ten ( 10) or more such retail
establishments regardless of location or ownership.
Mixed Use. Properties on which various uses such as office, commercial,
institutional, and residential are combined in a single building or on a single
site in an integrated development project with significant functional
interrelationships and a coherent physical design. A “ single site” may include
contiguous properties.
Paper Lots/ Subdivision. Preexisting nonconforming parcels created during
the 1920s. The lots are typically small and irregularly shaped in multiple
ownership with a lack of infrastructure. Most of Lake County’s paper lots are
located in Nice and Lucerne.
Redevelop. To demolish existing buildings; or to increase the overall floor
area existing on a property; or both; irrespective of whether a change occurs
in land use.
Setback. The required minimum horizontal distance between a structure and
the front, side, and/ or rear property line or another structure.
Smart Growth. Using comprehensive planning to guide, design, develop,
revitalize and build communities for all that: have a unique sense of
community and place; preserve and enhance valuable natural and cultural
resources; equitably distribute the costs and benefits of development; expand
the range of transportation, employment and housing choices in a fiscally
responsible manner; value long- range, regional considerations of
sustainability over short term incremental geographically isolated actions; and
promote public health and healthy communities. Compact, transit accessible,
pedestrian- oriented, mixed use development patterns and land reuse
epitomize the application of the principles of smart growth.
Urban Development. Urban development is generally characterized by
moderate and higher density residential development ( i. e., three or more
dwelling units per acre), community oriented commercial development and
the availability of public services required for that development, specifically
central water and sewer, an extensive road network, public transit, and other
such services ( e. g., safety and emergency response). Development not
providing such services may be “ non- urban” or “ rural.”
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 3
Zoning. Zoning is the principal tool for implementing the general plan; it
translates general plan land use recommendations and standards directly into
enforceable regulations. In its most elementary form, zoning is the division of
a community into districts and the specification of allowable uses and
development standards for each of the districts. Typically, the zoning
ordinance consists of text and a map delineating districts for such basic land
uses as residential, commercial, and industrial and establishing special
regulations for parking, floodplains, and other specific concerns. For each of
the basic land uses, the zoning ordinance text typically includes an
explanation of the purpose of the zoning district; a list of principal permitted
uses; a list of uses allowed by conditional use permit; and standards for
minimum lot size, animal density, height, lot coverage, and setback.
3.1 Land Use Diagram and Standards
The most familiar part of any general plan is the map, or land use diagram,
showing the types and locations of existing and future development that the
plan envisions. In order to accurately interpret the development implications
of the various designations shown on the diagram, the reader must
understand the intent and standards for each designation. The following sub-sections
first describe how the standards are expressed generally, and then
outline the standards for each of the designations shown on Lake County’s
General Plan Land Use Diagram.
Land Use Diagram
The General Plan Land Use Diagram graphically depicts the major land use
relationships of the General Plan. The policies contained in the General Plan,
to the extent they can be graphically depicted ( e. g., location of schools and
parks, residential areas, commercial areas, and so forth), are illustrated on the
General Plan Land Use Diagram. The Land Use Diagram shows 14 land use
designations that cover agricultural, open space, residential, commercial,
office, industrial, and public uses.
The Land Use Diagram designates land uses for the entire Planning Area.
State planning law requires that the general plan cover all territory within the
boundaries of the adopting city or county as well as “ any land outside its
boundary which in the planning agency’s judgment bears relation to its
planning” ( Government Code Section 65300). To carry out this directive,
most counties formally delineate a “ planning area” boundary in their general
plans. For the purposes of the Lake County General Plan, the Planning Area
has been defined as the entire unincorporated area of the county. With the
countywide planning area, there are eight community plan areas including:
Cobb Mountain, Kelseyville, Lakeport, Lower Lake, Middletown, Rivieras,
Shoreline Communities, and Upper Lake- Nice.
Figure 3- 1 shows the Lake County General Plan Land Use Diagram. A full-scale
copy of the map is available at the Lake County Community
Development Department.
Lake County General Plan Draft
Page 3- 4 Goals and Policies Report November 2006
Land Use Density / Intensity Standards
State planning law requires general plans to establish “ standards of
population density and building intensity” for the various land use
designations in the plan ( Government Code Section 65302( a)). To satisfy this
requirement, the General Plan includes such standards for each land use
designation appearing on the Land Use Diagram. These standards are stated
differently for residential and non- residential development.
Residential Uses
Standards of development density for residential uses are stated as the
allowable range of dwelling units ( DU) per gross acre. The term “ gross acre”
includes all land ( including streets and rights- of- way) designated for a
particular residential use, while net acreage excludes streets and rights- of-way.
Gross acreage is more commonly used in general plan designations
while net acreage ( lot area) is the standard typically used in zoning. In urban
areas, net acreage is normally 20 to 25 percent less for a given area than
gross acreage. In rural areas and open space areas, the difference between
net and gross can be as low as five percent.
Non- Residential Uses
Standards of building intensity for non- residential uses, such as commercial
and industrial development, are stated as maximum floor- area ratios ( FARs).
A floor- area ratio is the ratio of the gross building square footage on a lot to
the net square footage of the lot ( or parcel).
For example, on a lot with 10,000 net square feet of land area, an FAR of
1.00 will allow 10,000 square feet of gross building floor area to be built,
regardless of the number of stories in the building ( e. g., 5,000 square feet per
floor on two floors or
10,000 square feet on
one floor). On the
same 10,000- square-foot
lot, an FAR of
0.50 would allow
5,000 square feet of
floor area, and an FAR
of 0.25 would allow
2,500 square feet. The
diagram to the right
shows graphically how
various building
configurations
representing an FAR of
1.00 could cover a lot.
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 5
Figure 3- 1. Land Use Diagram
11 x 17 color
Lake County General Plan Draft
Page 3- 6 Goals and Policies Report November 2006
Back side of Figure 3- 1 ( discard)
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 7
3.2 Land Use Designations
The General Plan Land Use Diagram includes 13 residential, commercial,
industrial, and other land use designations that depict the types of land uses
that will be allowed throughout the County. For each designation, a
description of typical uses allowed in that designation is provided. This is not
intended to be an exhaustive list, but rather an illustration of the land use
types that are allowed. Table 3- 1 provides a listing of each of the land use
designations used in the General Plan along with the density/ intensity
standards for each designation.
Table 3- 1. General Plan Land Use Density / Intensity Standards
Land Use Designation
Label
Minimum Lot
Size
Residential
Density –
Dwelling Units
Per Acre
Non- Residential
Intensity – Floor
Area Ratio ( FAR)
Located
Inside/ Outside
Community
Development
Boundary**
Residential
Agriculture A 40 acres 1 DU/ 40 Acres Outside
Rural Lands RL 20 – 60 acres 1 DU/ 20 - 60
Acres
0.2 – 0.4 FAR Outside
Rural Residential RR 5 – 10 acres 1 DU/ 5- 10 Acres 0.2 – 0.4 FAR Inside/ Outside
Suburban Residential Reserve SR 1 - 3 acres 1 DU/ 1- 3 Acres 0.2 FAR Inside/ Outside
Low Density Residential LDR 6,000 s. f. 1- 5 DU/ Acre -- Inside
Medium Density Residential MDR 8,000 s. f. 6- 9 DU/ Acre -- Inside
High Density Residential HDR 10,000 s. f. 10- 19 DU/ Acre -- Inside
Commercial
Local Commercial CL 8,000 s. f -- 0.2 – 0.5 FAR Inside
Community Commercial CC 10,000 s. f 10- 19 DU/ Acre 0.5 – 2.0 FAR Inside
Service Commercial CS 20,000 s. f -- 0.2 – 1.2 FAR Inside/ Outside
Resort Commercial CR 10,000 s. f -- 0.1 – 1.0 FAR Inside/ Outside
Industrial
Industrial I 20,000 s. f.,
1 acre*
-- 0.1 – 1.5 FAR Inside/ Outside
Resource
Resource Conservation RC None Specified 1 DU/ 20 - 40
Acres
0.1 – 0.2 FAR Inside/ Outside
Public/ Institutional
Public Facilities PF None Specified -- 0.5 – 2.0 FAR Inside/ Outside
* 20,000 sq. ft. ( in areas with public water and sewer), 1 acre minimum ( in areas lacking public water and/ or sewer)
** See Policy LU- 2.6 for definition of Community Growth Boundaries
Table 3- 2 show the land use designation compared to the 1981 countywide
land use designations and existing area plan land use designations. As the
area plans are updated, their land use designations will eventually conform to
the current countywide designations.
Lake County General Plan Draft
Page 3- 8 Goals and Policies Report November 2006
Table 3- 2. Relationship Between General and Community Plan Land Use Designations
Generalized Land
Use Category
1981 General Plan Land Use
Designations
Current General Plan Land Use
Designations
Existing Area Plan Land Use
Designations
Urban Residential
Medium Density Residential Medium Density Residential Medium Density Residential
High Density Residential High Density Residential
High Density Residential
Suburban Residential Low Density Residential Suburban Residential
Urban
Suburban Residential Reserve Suburban Residential Reserve Suburban Residential Reserve
Rural Residential Rural Residential
Rural Residential
Rural Lands Agriculture Rural Lands
Rural Residential
& Agriculture
Agriculture
Intensive Agriculture
Agriculture Agriculture
Local Commercial
Local Commercial
Local Commercial
Resort Commercial Resort Commercial Resort Commercial
Community Commercial Community Commercial Community Commercial
Commercial
Service Commercial Service Commercial Service Commercial
Other Special Use Urban
Industrial Industrial
Industrial/ Heavy Commercial Heavy Commercial
Industrial/ Heavy Commercial
Mixed Light/ Heavy Commercial Mixed Light/ Heavy Commercial
Industrial
Resource Industrial
Industrial
n/ a
Resource Conservation and Open Space
Protection,
Greenbelt, Open
Space, and
Recreation
Resource Conservation
Resource Conservation Resource Conservation
Public Public Lands and Facilities
Public Lands
Public Facilities
Public Facilities Public Facilities
Public Lands
Residential Land Use Designations
Agriculture
This land use category includes areas with prime farmland, vineyard soils and
grazing lands, along with areas characterized by steep slopes and limited
services. One purpose of this land use category is to protect the County's
valuable agricultural resources and to prevent development that would
preclude its future use in agriculture. These lands are actively or potentially
engaged in crop production, including horticulture, tree crops, row and field
crops, and related activities. Wineries and the processing of local agricultural
products such as pears and walnuts are encouraged within this designation.
These lands also provide important groundwater recharge functions. As
watershed lands, these lands function to collect precipitation and provide for
important filtering of water to improve water quality. They are generally
supportive to the management of the natural infrastructure of the watersheds.
Density/ Intensity: 1 DU/ 40 Acres
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 9
Rural Lands
The purpose of this land use category is to allow rural development in areas
that are primarily in their natural state, although some agricultural
production, especially vineyards, can occur on these lands. The category is
appropriate for areas that are remote, or characterized by steep topography,
fire hazards, and limited access. Typical uses permitted by right include, but
are not limited to, animal raising, crop production, transmission facilities,
single family residences, game preserves and fisheries. Other typical uses
permitted conditionally include, but are not limited to, recreational facilities,
manufacturing and processing operations, mining, and airfields. These lands
also provide important groundwater recharge functions. As watershed lands,
these lands function to collect precipitation and provide for important
filtering of water to improve water quality. They are generally supportive to
the management of the natural infrastructure of the watersheds, and are
located outside of Community Growth Boundaries.
Density/ Intensity 1 DU/ 20- 60 acres
• Densities or parcel sizes ( except via
cluster policy), shall be increased when
the average slope of the property
increases, as follows:
• 40 acre minimum density if average
slope exceeds 29%.
• 60 acre minimum density if average
slope exceeds 39%.
Rural Residential
This land use category is designed to provide single- family residential
development in a semi- rural setting. Large lot residential development with
small- scale agricultural activities is appropriate. These areas are intended to
act as a buffer area between the urban residential development and the
agricultural areas of the County. Building intensity should be greater where
public services such as major roads, community water systems, or public
sewerage are available. However, most of the lands designated for this land
use category would have wells and septic systems. These lands provide
important ground water recharge functions. As watershed lands these lands
function to collect precipitation and provide for important filtering of water to
improve water quality. They are generally supportive to the management of
the natural infrastructure of the watersheds.
Typical uses permitted by right include single family residences; crop
production; raising of poultry, rabbits, and other small animals for domestic
use; raising of bovine animals, horses, sheep, and goats for domestic use; and
sale of crops produced on the premises. Typical uses permitted conditionally
include agricultural- related services and recreational facilities. This
designation is primarily located outside of Community Growth Boundaries,
but some areas will be appropriate inside these boundaries as well.
Lake County General Plan Draft
Page 3- 10 Goals and Policies Report November 2006
Density/ Intensity: 1- DU/ 5 Acres if average cross slope is less
than 30%
1- DU/ 10 Acres if average cross slope is 30%
or greater
Suburban Residential Reserve
This land use category serves as a transitional designation between rural
residential and urban residential uses, but due to soil and slope
characteristics, lots generally larger than one acre minimum are necessary.
This designation would necessitate using a land capacity/ capability or soil
slope ordinance to allow flexibility during implementation. Where found in
mountain areas, this designation would temporarily serve to limit densities
until the establishment of appropriate infrastructure to support higher
densities. This designation is primarily located inside of Community Growth
Boundaries, but some will exist outside these areas.
Density/ Intensity: 1 DU/ Acre
1 DU/ 2 Acres if the area is identified as primary
recharge areas for a community’s water
system, acreage minimums should not be
below 2acres.
1 DU/ 3 Acres if the area has 30% or higher average
cross slopes, acreage minimums in excess of
3 gross acres will be required.
Low Density Residential
This land use category is designed to establish areas suitable for single family
residences at relatively low densities. Typical uses permitted by right include
single family homes – both attached and detached. It is appropriate where
the traditional neighborhood character of single- family units prevail and
where the level of services including roads, shopping, and recreation do not
justify higher densities. This designation is only located within Community
Growth Boundaries.
Density/ Intensity: 1 – 5 DU/ Acre
Medium Density Residential
This land use category is designed to provide areas for residential
developments such as duplexes, triplexes, and mobile home parks. This
designation is appropriate only where the level of development is compatible
with the overall character of the neighborhood and adequate public facilities,
such as potable water and waste systems, roadways, and other public services
are available. This designation is only located inside of Community Growth
Boundaries.
Density/ Intensity: 6 - 9 DU/ Acre
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 11
High Density Residential
This land use category is designed to provide for areas of multi- family
residential uses that include a wide range of living accommodations,
including duplexes, townhouses, and apartments. This designation is
appropriate in community areas where a full range of urban services are
available ( including public water and sewer, adequate circulation facilities,
and adequate public services) and where the level of development is
compatible with the surrounding neighborhood. This designation is only
located within Community Growth Boundaries.
Density/ Intensity: 10 - 19 DU/ Acre
Commercial Land Use Designations
Local Commercial
The purpose of this land use category is to establish areas for small, localized
retail, recreational, and service businesses which provide goods and
merchandise to the immediate surrounding land uses. Convenience facilities
may include eating and drinking establishments; food and beverage retail
sales; limited personal, medical, professional, and repair services; and retail
sales. Such facilities may range from a single use to a cluster of uses. This
designation is only located within Community Growth Boundaries.
Density/ Intensity: 0.2 – 0.5 FAR
Community Commercial
The purpose of this land use category is to provide a full range commercial
retail and service commercial establishments serving multiple neighborhoods
or the entire community. These districts should provide a variety of
convenience and shopping opportunities. Typical uses that would be
permitted include gasoline service stations, hardware stores, eating and
drinking establishments, food and beverage sales, public buildings, general
merchandise stores, professional offices, and finance offices. Multi- family
residential uses are permitted as secondary uses on upper floors of multi- story
buildings.
This land use designation would be appropriate in resort/ recreation areas.
This designation would also be appropriate in agricultural areas where they
would include agricultural supply and commodities sales, farm equipment
repair, and other agricultural- related services, as well as those permitted uses
identified above. This designation is only located within Community Growth
Boundaries.
Density/ Intensity: 0.2 – 1.2 FAR ( Mixed Use Commercial development
allowed maximum FAR of 2.0)
10 - 19 DU/ Acre ( residential)
Lake County General Plan Draft
Page 3- 12 Goals and Policies Report November 2006
Service Commercial
The purpose of this land use category is to provide areas suitable for heavier
commercial uses within developed areas. Typical uses that would be
permitted include automotive- related or heavy equipment sales and services,
building maintenance services, construction sales and services, and
warehousing. This designation is located both inside and outside of
Community Growth Boundaries.
Density/ Intensity: 0.5 – 1.2 FAR
Resort Commercial
This land use category provides for a mix of commercial uses oriented toward
tourists and other visitors to the community. Typical uses that would be
permitted include recreation activities ( e. g., golf courses), dining,
entertainment services, destination- resort hotels, motels, “ dude ranches,”
wineries, spas, and on- site residential uses. Residential uses are only allowed
if secondary and subordinate to resort uses. This designation is located both
inside and outside of Community Growth Boundaries.
Density/ Intensity: 0.1 – 1.0 FAR
Industrial Land Use Designation
Industrial
This land use category provides for a range of manufacturing, the processing
of natural resources, and “ heavy” commercial activities. The intent is to
encourage sound industrial/ heavy commercial development by designating
appropriate areas for such uses including geothermal service yards,
warehouses, asphalt batch plants, mills, lumber yards, boat building, welding
and fabrication shops. This designation is located both inside and outside of
Community Growth Boundaries.
Density/ Intensity: 0.1 – 1.5 FAR
Resource Land Use Designation
Resource Conservation
The purpose of this land use category is to assure the maintenance or
sustained production of natural resources within the County. The highest
priority for these lands is to provide for the management of the County’s
natural infrastructure. This management should include, but is not limited to,
functioning as watershed lands which collect precipitation and provide for
the important filtering of water to improve water quality. In addition, these
lands provide important ground water recharge which is critical to the
maintenance of a sustainable ground water supply for the County. This
category would include public and private areas of: significant plant or
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 13
animal habitats; forest lands in Timberland Preserve Zones; agricultural lands
within the Williamson Act; grazing; watersheds; outdoor parks and
recreation; retreats; mining areas which require special attention because of
hazardous or special conditions; publicly- owned land ( e. g., U. S. Forest
Service, BLM land, State, and County); and open space activities. Uses
allowed in this designation are uses related to resource utilization and
resource conservation activities. Resource utilization operations and facilities
will require a conditional use permit. This designation is located both inside
and outside of Community Growth Boundaries.
Density/ Intensity: One dwelling unit per legal lot of record
Public/ Institutional Land Use Designation
Public Facilities
This land use category establishes areas for services and facilities which are
necessary to maintain the welfare of the community. Typical uses include
parks, schools, civic centers, hospitals, liquid and solid waste disposal sites,
cemeteries, and public utility facilities. This designation does not preclude
future facilities from being located outside noted locations. This designation
is located both inside and outside of Community Growth Boundaries.
Density/ Intensity: None Specified
3.3 General Plan / Zoning and Entitlement Consistency
Zoning, along with other discretionary entitlements, are the principal tools for
implementing the general plan. These tools translate general plan land use
recommendations and standards directly into enforceable regulations. The
land use recommendations and standards also reflect the incorporation of
important goals and policies from throughout the General Plan which
represent the County’s intentions in providing for the sustainable
management, conservation, and utilization of its natural resources.
In its most elementary form zoning provides for the division of a geographic
area into districts as well as the specifications of allowable uses and
development standards for each of the districts and the specification of
allowable uses and development standards for each district. Typically, the
zoning ordinance consists of text and a map delineating districts for such
basic land uses as residential, commercial, and industrial and establishing
special regulations for parking, floodplains, and other specific concerns. For
each of the basic land uses, the zoning ordinance text typically includes an
explanation of the purpose of the zoning district; a list of principal permitted
uses; a list of uses allowed by conditional use permit; and standards for
minimum lot size, density, height, lot coverage, and setback.
Lake County General Plan Draft
Page 3- 14 Goals and Policies Report November 2006
The General Plan provides guidance for the consistent and reasonable
application of additional policies of the County which relate specifically to
the sustainable management, utilization and conservation of the natural
infrastructure of the Planning Area. Those policies are considered in the
application of zoning districts and the issuance of discretionary entitlements
to assure land development and resource conservation are carried out in a
sustainable manner.
State law requires that zoning ordinances be consistent with the general plan.
A zoning ordinance is consistent with an adopted general plan only if the
various land uses authorized by the zoning ordinance “ are compatible with
the objectives, policies, and general land uses and programs specified in such
a plan” ( Government Code Section 65860[ a]). State law also provides that in
the event that a zoning ordinance becomes inconsistent with a general plan
by reason of amendment to such a plan, the zoning ordinance must be
amended within a reasonable time so that it is consistent with the general
plan as amended ( Government Code Section 65860 [ a]).
3.4 Growth and Development
Goal
LU- 1
To encourage the overall economic and social growth of the County while
maintaining its quality of life standards. [ New Goal]
Policy LU- 1.1 Smart Growth
The County shall promote the principles of smart growth, including:
􀂃 creating walkable neighborhoods;
􀂃 creating a strong sense of place;
􀂃 mixing land uses;
􀂃 directing growth toward existing communities;
􀂃 taking advantage of compact building design;
􀂃 discourage sprawl;
􀂃 encourage infill;
􀂃 preserve open space; and,
􀂃 creating a range of housing opportunities and choices.
[ New Policy]
Policy LU- 1.2 Innovative Development
The County shall promote flexibility and innovation through the use of
planned unit developments, development agreements, specific plans,
mixed use projects, and other innovative development and planning
techniques. [ New Policy]
Policy LU- 1.3 Prevent Incompatible Uses
The County shall prevent the intrusion of new incompatible land uses
into existing community areas. [ New Policy]
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 15
Policy LU- 1.4 Communities
The County shall recognize each community as an important asset to the
County and seek to strengthen and revitalize all communities. [ New
Policy]
Policy LU- 1.5 Mixed Use Development
The County shall actively support the development of mixed use projects
as a means to reduce travel distances and create an alternative living
environment. [ Modified Land Use Policy 2.9]
Policy LU- 1.6 Paper Lot Consolidation
Where feasible, the County shall encourage consolidation of paper
parcels/ subdivisions, into developable lots, especially those lots with an
irregular shape, inadequate size for proper usefulness, and lack of
infrastructure. [ Issues and Alternatives Report Recommendation]
Policy LU- 1.7 Minimize Shoreline Development
The County should contain urban development along the Clear Lake
shoreline to infill sites or severely dilapidated properties in need of
rehabilitation. Otherwise, with the exception of commercial resort
development that is harmonious with the surrounding environment, the
County should limit new urbanization along the shoreline to preserve
and enhance the natural environment. [ Issues and Alternatives Report
Recommendation]
Policy LU- 1.8 Permitting Procedures and Regulations
The County shall continue to ensure that its permitting procedures and
regulations are consistent and efficient. [ New Policy]
Policy LU- 1.9 Coordination with Surrounding Jurisdictions
The County shall coordinate growth and development with surrounding
jurisdictions, the Local Agency Formation Commission ( LAFCO), and
other agencies as appropriate to maintain open space between
communities and promote common goals. [ New Policy]
3.5 Urban / Rural Boundary
Goal
LU- 2
To clearly differentiate between areas within Lake County appropriate for higher
intensity urban services and land uses ( i. e., high density residential, high density
commercial, and industrial) from areas where rural or resource use should be
emphasized. [ New Goal]
Policy LU- 2.1 Available Infrastructure
The County shall encourage residential growth to locate in existing urban
areas where infrastructure is available. The County shall ensure that
development does not occur unless adequate infrastructure is available
for that area. [ Issues and Alternatives Report Recommendation]
Lake County General Plan Draft
Page 3- 16 Goals and Policies Report November 2006
Policy LU- 2.2 Encourage Infill Development
The County shall encourage infill development to occur in community
growth boundaries where public services such as water and sewer
systems, schools, and roads already exist. [ Modified Existing Land Use
Policy 2.6]
Policy LU- 2.3 Maintain Urban Edge
The County shall maintain distinct urban edges for all unincorporated
communities, while creating a gradual transition between urban uses and
open space. [ New Policy]
Policy LU- 2.4 Agricultural/ Residential Buffer
The County shall require adequate setbacks between agricultural and
non- agricultural uses. Setbacks shall vary depending on type of
operation and chemicals used for spraying. Buffers shall consider several
factors including building orientation, planting of trees for screening, and
unique site conditions ( e. g., topography). [ New Policy]
Policy LU- 2.5 Rural Lands Densities
The County shall require acreage minimums of 40 acres if average slopes
are 30 percent or greater, and acreage minimums of 60 acres if average
slopes exceed 40 percent, especially in areas identified as being special
study zones in the Safety Element, or within a high wildland fire severity
area. [ Existing Policy]
Policy LU- 2.6 Community Growth Boundaries
The County shall limit urban development to the areas within designated
Community Growth Boundaries ( as defined on Figures 3- 2
through 3- 13). These Community Growth Boundaries are located in the
following communities: Clearlake Oaks, Clearlake Riviera, Coyote
Valley, Kelseyville, Lower Lake, Lucerne, Middletown, Nice, North
Lakeport, Soda Bay, South Lakeport, and Upper Lake. [ New Policy]
0 1,0002,000 4,000 6,000 Clearlake Oaks Urban Development Area Figure 3- 2
Feet
Legend
Lake/ Reservoir
Highway
°
C l e a r L a k e ! 20
Community Area /
Urban Development Area
0 5001,000 2,000 3,000 Clearlake Riviera Urban Development Area Figure 3- 3
Feet
Legend
Lake/ Reservoir
Highway
°
C l e a r L a k e
Soda Bay Road
Lakeview Road
Community Area /
Urban Development Area
0 7501,500 3,000 4,500 Coyote Valley Urban Development Area Figure 3- 4
Feet
Legend
Lake/ Reservoir
Highway
°
! 29
Hidden
Valley
Lake
Community Area /
Urban Development Area
0 500 1,000 2,000 3,000 Kelseyville Urban Development Area Figure 3- 5
Feet
Legend
Lake/ Reservoir
Highway
° ! 29
Community Area /
Urban Development Area
0 500 1,000 2,000 3,000 Lower Lake Urban Development Area Figure 3- 6
Feet
Legend
Lake/ Reservoir
Highway
°
! 53
! 29
! 29
Community Area /
Urban Development Area
0 5001,000 2,000 3,000 Lucerne Urban Development Area Figure 3- 7
Feet
Legend
Lake/ Reservoir
Highway
°
C l e a r L a k e
! 20
Community Area /
Urban Development Area
0 5001,000 2,000 3,000 Middletown Urban Development Area Figure 3- 8
Feet
Legend
Lake/ Reservoir
Highway
°
! 29
! 175
! 29
Community Area /
Urban Development Area
0 5001,000 2,000 3,000 Nice Urban Development Area Figure 3- 9
Feet
Legend
Lake/ Reservoir
Highway
°
C l e a r L a k e
! 20
Community Area /
Urban Development Area
0 1,000 2,000 4,000 6,000 North Lakeport Urban Development Area Figure 3- 10
Feet
Legend
Lake/ Reservoir
Highway
°
C l e a r L a k e
! 29
Community Area /
Urban Development Area
0 500 1,000 2,000 3,000 Soda Bay Urban Development Area Figure 3- 11
Feet
Legend
Lake/ Reservoir
Highway
°
C l e a r L a k e
Soda Bay Road
Community Area /
Urban Development Area
0 500 1,000 2,000 South Lakeport Urban Development Area Figure 3- 12
Feet
Legend
Lake/ Reservoir
Highway
°
! 175
! 29
Community Area /
Urban Development Area
0 500 1,000 2,000 Upper Lake Urban Development Area Figure 3- 13
Feet
Legend
Lake/ Reservoir
Highway
°
! 29
! 20
Community Area /
Urban Development Area
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 29
3.6 Residential Development
Goal
LU- 3
To provide adequate land in a range of residential densities to accommodate
the housing needs of all income groups expected to reside in the County, and
ensuring a high quality of development. [ New Goal]
Policy LU- 3.1 Residential Developments
The County shall encourage major new residential development to locate
in close proximity to existing infrastructure and opportunities for
employment, services, and recreation. [ Existing Land Use Policy 2.2]
Policy LU- 3.2 Rural Development
The County shall consider rural development intensity in rural areas
located outside of Community Growth Boundaries according to its ability
to support water and waste disposal needs, access, slope characteristics,
and the site’s susceptibility to natural hazards. [ Modified Land Use Policy
2.3]
Policy LU- 3.3 Clustering of Rural Development
The County shall encourage proposed development to be clustered onto
portions of the site that are more suitable to accommodating the
development, and shall require access either directly onto a public road
or via a privately maintained road designed to meet County road
standards. [ Modified Existing Land Use Policy 2.3]
Policy LU- 3.4 Residential Agriculture Uses
The County shall limit lands designated for agricultural use to only allow
single- family residences and quarters for farm laborers as secondary uses,
agricultural tourism related uses, and agricultural support services.
[ Modified Land Use Policy 2.4]
Policy LU- 3.5 High Density Residential Locations
The County shall encourage high density residential development ( greater
than 15 dwelling units per gross acre), in which apartments and
townhouses are appropriate, to locate along collector roadways and
transit routes, and in close proximity to public facilities ( e. g., schools),
shopping, recreation, and entertainment. [ Modified Existing Land Use
Policy 2.8]
Policy LU- 3.6 Higher Building Intensities
The County shall encourage higher building intensities ( at the high end of
the density range) adjacent to parks and other open spaces, along transit
routes, and near activity centers such as recreational facilities, libraries,
shopping centers, and entertainment areas. [ Modified Existing Land Use
Policy 2.7]
Policy LU- 3.7 Property Developments
The County shall permit existing legal lots of record with a lot size less
than the minimum area indicated by the designation on the Land Use
Lake County General Plan Draft
Page 3- 30 Goals and Policies Report November 2006
Plan to develop provided that the lots meet all building, safety, fire and
Health Department requirements. [ Modified Existing Land Use Policy 2.1]
Policy LU- 3.8 Rural Residential
The Rural Residential land use designation shall be subject to the
following requirements:
􀂃 Areas which qualify for densities greater than 1 unit per 10 acres
must meet the following characteristics ( unless cluster policy and a
land capacity ordinance is used):
- average slopes must be below a 30% grade; and,
- areas not identified as a moderate- to- high landslide hazard
area ( special study zones).
􀂃 Access to new development should be via an existing publicly
maintained road or via a new road improved consistent with
adopted county standards.
[ Modified Existing Policy]
Policy LU- 3.9 Suburban Residential Reserve
The Suburban Residential Reserve land use designation shall be
subject to the following requirements:
􀂃 Areas with 30 percent or greater slopes should have acreage
minimums in excess of three gross acres, and if identified as a
moderate- to- high landslide risk area, a five gross acre minimum.
􀂃 When reviewing land divisions, it must be shown that the sizes
and shapes of parcels/ lots will not compromise future land
divisions.
[ Modified Existing Policy]
Policy LU- 3.10 Allowable Uses on Resource Conservation District Land
The County shall allow uses ( not related to forest production) on lands
designated Resource Conservation in forestry production areas, provided
that the use or uses:
􀂃 are consistent with the Aggregate Resources Management Plan for
mining operations;
􀂃 are consistent with the Geothermal Resources Element for
geothermal activities;
􀂃 are compatible with sustainable forest practices and uses;
􀂃 are managed so that they do not interfere with forest practices;
􀂃 minimize forest site productivity losses; and,
􀂃 will meet standards relating to the availability of fire protection,
water supply, water quality, groundwater recharge and extraction,
watershed management or restoration programs, and waste
disposal.
[ Modified Existing Policy]
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 31
3.7 Commercial Development
Goal
LU- 4
To maintain economic vitality and promote the development of commercial
uses that are compatible with surrounding land uses and meet the present and
future needs of Lake County residents, the regional community, and visitors.
[ New Goal]
Policy LU- 4.1 Neighborhood Commercial Uses
The County shall encourage the development of small neighborhood
convenience facilities ( that do not exceed 15,000 total square feet of
floor space) to meet the everyday shopping and personal needs of
immediately surrounding residential land uses. [ Modified Land Use
Policy 3.1]
Policy LU- 4.2 Travel- Related Commercial Uses
The County shall encourage travel- related commercial services such as
gasoline service stations, food and beverage sales, eating and drinking
establishments, and lodging to locate along major collectors ( within ¼ -
mile from intersections), State Highways ( within ¼ - mile from
interchanges), and in resort areas as identified in the Land Use Plan.
[ Existing Land Use Policy 3.2]
Policy LU- 4.3 Visitor- Oriented Retail Recruitment
The County shall continue to recruit visitor- oriented retail businesses into
its pedestrian- friendly shopping districts, such as, Middletown, Lucerne,
Kelseyville, Lower Lake, and Upper Lake. [ Lake County EDSMP]
Policy LU- 4.4 Commercial Centers
The County shall encourage development of commercial centers within
urban growth boundaries that can serve the needs of the community and
visitors. [ Modified Land Use Policy 3.3]
Policy LU- 4.5 Commercial Center Guidelines
The County shall use the following guidelines for the proper
development and location of commercial centers:
􀂃 The market area should serve the community and surrounding
areas.
􀂃 Typical uses include eating and drinking establishments, food and
beverage sales, general personal services, entertainment services,
and retail sales. Other uses such as supermarkets, administrative
and professional offices, medical services, and financial,
insurance, and real estate services may be included.
􀂃 Where the surrounding area is an agricultural area, the center
should include goods and services that serve agricultural needs,
and should consider venues for marketing of local, value- added
agricultural products.
􀂃 The center should be located where it can be easily accessed
from at least one major local road. [ Existing Land Use Policy 3.3]
Lake County General Plan Draft
Page 3- 32 Goals and Policies Report November 2006
Policy LU- 4.6 Big Box Development
The County shall consider formulating changes to the zoning ordinance
to limit the size of retail businesses to no more than 40,000 square feet to
be consistent with the character of the area. Exceptions may be
considered through the Planned Development Commercial process.
[ New Policy]
Policy LU- 4.7 Commercial Service Locations
The County shall locate commercial service businesses such as
warehouses, repair services, business support and contractor’s
construction support services, furniture sales, and building materials sales
where they will not adversely affect surrounding properties, typically in
areas serving occasional needs rather than day- to- day needs. Criteria to
be used in siting commercial service areas are:
􀂃 provide good access to highways or major collectors;
􀂃 buffer existing or planned residential areas;
􀂃 develop in depth rather than in a strip fashion along the access
road to provide adequate room for parking, buffering, etc; and,
􀂃 encourage development as integrated planned areas in
conjunction with community commercial areas or with common
architectural and site development features.
[ Existing Land Use Policy 3.4]
Policy LU- 4.8 Travel Oriented Tourist Commercial Uses
The County shall require free- standing, travel oriented tourist commercial
uses ( e. g., entertainment, commercial recreation, lodging, fuel) to be
located in areas where traffic patterns are oriented to major arterials and
highways. Exceptions may be granted for resort or retreat related
developments that are sited based on unique natural features. [ New
Policy]
3.8 Industrial Development
Goal
LU- 5
To designate adequate land for, and promote development of, industrial uses to
meet the present and future needs of Lake County residents for jobs and to
maintain economic vitality. [ New Goal]
Policy LU- 5.1 Industrial Developments
The County shall encourage a wide range of industrial development
activities in appropriate locations to promote economic development,
employment opportunities, and provide a sound tax base. [ Modified
Existing Land Use Policy 4.3]
Policy LU- 5.2 Geothermal Resources
The County shall encourage industrial applications, which could directly
use geothermal resources as a heat source instead of fossil fuels, if
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 33
properly planned and compatible with surrounding land uses. [ Modified
Existing Land Use Policy 4.2]
􀁌 See also the policies in the Geothermal Resources Element ( Section 10)
Policy LU- 5.3 Industrial Park Developments
The County shall encourage the development of visually attractive,
carefully planned industrial parks and planned developments in areas
with suitable topography and adequate infrastructure. [ Modified Existing
Land Use Policy 4.4]
Policy LU- 5.4 Storage
The County shall require adequate screening of storage areas to minimize
visual impacts and enhance the quality of the environment. [ Modified
Existing Land Use Policy 4.5]
Policy LU- 5.5 Compatibility with Surrounding Land Use
The County shall ensure that appropriate industrial/ heavy commercial
sites will not result in significant harmful impacts to adjacent land uses. In
addition, sites should be designed to prevent the intrusion of
incompatible uses into industrial areas. Infilling of existing industrial areas
is highly desirable where feasible. [ New Policy]
Policy LU- 5.6 Access
The County shall locate industrial development where there is access
from collector or arterial roads, and where industrial/ heavy commercial
traffic is not routed through residential or other areas with uses not
compatible with such traffic. [ Existing Policy]
Policy LU- 5.7 Land Suitability
The County shall require that land be physically suited to industrial/ heavy
commercial activities, with average slopes not exceeding 20 percent.
Preferably, new industrial/ heavy commercial sites will be served by public
sewer and water facilities, and located within or near designated
community areas. All industrial/ heavy commercial uses, five acres or
more, shall be permitted under a planned process. [ Existing Policy]
Policy LU- 5.8 Industrial Use Buffer
The County shall restrict new industrial uses within 500 feet of schools,
hospitals, the high water line of Clear Lake or populated residential areas
( more than 10 dwelling units within a quarter mile diameter area).
[ Existing Policy]
Lake County General Plan Draft
Page 3- 34 Goals and Policies Report November 2006
Policy LU- 5.9 Industrial Uses Allowed on Resource Land
The County shall allow asphalt batch plants and similar processing
facilities that are directly associated with the development of a resource
to be located at the source of the resource under the following criteria:
􀂃 Any such site shall be developed under the use permit process.
􀂃 The use permit shall not permit any commercial or industrial uses
that are not related to the processing of the resource.
􀂃 The entitlements shall incorporate feasible mitigation for identified
significant impacts to surrounding land uses and the environment
and Clear Lake watersheds so as to reduce sediment yields and
protect surface and groundwater quality.
[ Existing Policy]
3.9 Economic Development
Goal
LU- 6
To maintain a healthy and diverse local economy that meets the present and
future employment, shopping, recreational, and service needs of Lake County
residents. [ New Goal]
Policy LU- 6.1 Diverse Economic Base
The County shall actively promote the development of a diversified
economic base by continuing to promote agriculture, recreation services,
and commerce, and by expanding its efforts to encourage industrial
development including the development of geothermal resources.
[ Existing Land Use Policy 4.1]
Policy LU- 6.2 Information Kiosks
The County shall promote the placement of informational kiosks at key
locations around the County to promote tourism and recreation activities.
[ Lake County EDSMP]
Policy LU- 6.3 Resort Uses
The County shall consider for- profit and non- profit, quasi- public, and
private developments, which have similar use characteristics, in resort
areas. [ Modified Land Use Policy 5.1]
Policy LU- 6.4 High Quality Development
The County shall encourage high quality development projects that will
entice visitors, businesses, and permanent residents to the area. [ Lake
County EDSMP]
Policy LU- 6.5 Pursue Upscale Development
The County shall pursue businesses such as upscale resorts and hotels,
wineries and tasting rooms, visitor- oriented retail businesses, and other
businesses that would attract high income and multi- day visitors to the
County. [ Issues and Alternatives Report Recommendation]
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 35
Policy LU- 6.6 Permit Process Evaluation
The County shall continue to evaluate its permitting procedures to ensure
certainty, consistency, timeliness, and cost- sensitivity in the permitting
process. [ Lake County EDSMP]
Policy LU- 6.7 Community Pride and Identification
The County shall encourage community and regional events ( e. g.,
outdoor concerts, art shows, farmer’s markets, and festivals) and
recreational activities to bolster community pride and identification.
[ Issues and Alternatives Report Recommendation]
Policy LU- 6.8 Promote Key Industries
The County shall promote agri- tourism, eco- tourism, and outdoor
recreation in Lake County to outside markets. [ Issues and Alternatives
Report Recommendation]
Policy LU- 6.9 Image Enhancement
The County shall strive to enhance its image to outsiders so as to meet or
exceed its potential for tourism. [ New Policy]
Policy LU- 6.10 Old Resort Revitalization
The County shall strive to revitalize old resorts in order to attract more
tourists. [ Issues and Alternatives Report Recommendation]
Policy LU- 6.11 Clear Lake Northshore
The County shall focus its development/ redevelopment efforts along the
Northshore of Clear Lake to make it more attractive as a tourist
destination. [ Issues and Alternatives Report Recommendation]
Policy LU- 6.12 Permitting for Mixed Use Resorts
The County shall encourage development of resorts while ensuring land
suitability and compatibility with surrounding land uses. Mixed use
resorts with subordinate residential components may be considered
within the Resort land use designation and also may be considered
outside of Community Growth Boundaries, provided that the primary
scope of the project is resort commercial. [ Modified Land Use Policy 5.2]
Policy LU- 6.13 Clustering
The County shall encourage clustering and smart growth concepts that
promote fewer vehicle access points and enhance visual and pedestrian
access, such as:.
􀂃 Residential clustering where dwelling units are grouped on a
portion of the available land, reserving a significant amount of the
site as protected open space
􀂃 Industrial and commercial clustering where uses are put into a
focal area to enhance opportunities for transit and proximity to
residential uses. [ Modified Land Use Policy 5.1]
Lake County General Plan Draft
Page 3- 36 Goals and Policies Report November 2006
3.10 Community Design
Goal
LU- 7
To preserve Lake County communities’ character and scale, including their
design heritage and historic character. [ New Goal]
Policy LU- 7.1 Adaptive Reuse
The County shall encourage and promote the adaptive reuse of all
historic structures in order to preserve the historic resources that are a
part of Lake County’s heritage. [ New Policy]
Policy LU- 7.2 Historic Buildings and Areas
The County shall preserve buildings and areas with special and
recognized historic, architectural, or aesthetic value. New development
should respect architecturally and historically significant buildings and
areas. [ New Policy]
Policy LU- 7.3 Historic Preservation
The County shall work with local preservation groups and community
property owners to improve building facades and exteriors consistent
with the historic and visual character of each area. [ New Policy]
􀁌 See also the policies in the Open Space and Conservation Element on
Cultural Resources ( Goal OSC- 8).
Policy LU- 7.4 Contextual and Compatible Design
The County shall ensure that new development respects Lake County’s
heritage by requiring that development respond to its context, be
compatible with the traditions and character of each community, and
develop in an orderly fashion which is compatible with the scale of
surrounding structures. [ New Policy]
Policy LU- 7.5 Distinctive Neighborhoods
The County shall encourage development of diverse and distinctive
neighborhoods that build on the patterns of the natural landscape and
are responsive in their location and context. [ New Policy]
Policy LU- 7.6 Gateways / Entrypoints
The County shall identify key entry points on the edges of the
communities and support programs and projects that enhance gateways
and transitional zones between communities to make each community
more distinct and inviting for residents and visitors. [ New Policy]
Policy LU- 7.7 Blight Removal Target Areas
The County shall eliminate or mitigate urban blight or factors that lead to
urban blight around Clear Lake, especially along the four redevelopment
project areas ( Upper Lake, Glenhaven/ Clearlake Oaks, Lucerne, and
Nice). [ Issues and Alternatives Report Recommendation]
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 37
Policy LU- 7.8 Building Abatement
The County shall continue its abatement program of assisting private
property owners who are looking to remove unsightly trailers, signage,
and trash. The County shall also focus on abatement of dilapidated
buildings and structures. [ Lake County EDSMP]
Policy LU- 7.9 Integrate Natural Features
The County shall emphasize each community’s natural features as the
visual framework for new development and redevelopment. [ New
Policy]
Policy LU- 7.10 Visual Access
The County shall maintain visual access to views of Clear Lake, hillsides,
creeks, and other distinctive natural areas by regulating building
orientation, height, and bulk. [ New Policy]
Policy LU- 7.11 Promenade
The County shall continue to support the development of a promenade
in the community of Lucerne. [ Lake County EDSMP]
Policy LU- 7.12 Pedestrian- Friendly Streets
The County shall encourage new streets to be designed and constructed
to not only accommodate traffic, but also serve as comfortable pedestrian
environments. These should include, but not be limited to:
􀂃 Street tree planting adjacent to curb and between the street and
sidewalk to provide a buffer between the pedestrian and the
automobile, where appropriate;
􀂃 Minimum curb cuts along streets;
􀂃 Sidewalks on both sides of streets, where feasible; and,
􀂃 Traffic calming devices such as roundabouts, bulbouts at
intersections, traffic tables, etc. [ New Policy]
Policy LU- 7.13 Crime Deterrence through Design
The County shall design open space areas, bicycle and pedestrian
systems, and housing projects so that there is as much informal
surveillance by people as possible to deter crime. [ New Policy]
Policy LU- 7.14 Community Image Enhancement
The County shall enhance the community image by identifying significant
built and natural landmarks and recreational features. [ Issues and
Alternatives Report Recommendation]
Policy LU- 7.15 Streetscape Continuity
The County shall ensure that streetscape elements ( e. g., street signs,
trees, and furniture) maintain a visual continuity, and follow a common
image for each community in the county. [ New Policy]
Lake County General Plan Draft
Page 3- 38 Goals and Policies Report November 2006
Policy LU- 7.16 Screening
The County shall require landscaping to adequately screen new industrial
uses to minimize visual impacts. [ New Policy]
Policy LU- 7.17 Parking Location
The County shall encourage automobile- oriented uses to locate parking
in areas less visible from the street ( e. g., reverse frontage commercial
centers). [ New Policy]
3.11 Administration / Implementation
Goal
LU- 8
To provide for the ongoing administration and implementation of the General
Plan. [ New Goal]
Policy LU- 8.1 Annual General Plan Review
The Community Development Department shall review and report to the
Planning Commission and Board of Supervisors on the status of
implementation of the General Plan annually as required by State law.
[ New Policy]
Policy LU- 8.2 General Plan Amendments
The County shall not amend the General Plan more than four times per
year except as allowed by State law. Each amendment, however, may
include multiple changes. Any amendment requires Planning
Commission and Board of Supervisors public hearings. [ New Policy]
Policy LU- 8.3 Major General Plan Review
The County should conduct a major review of the General Plan,
including the General Plan Goals and Policies Report and Background
Report, every ten years or as deemed necessary to reflect changing
conditions and needs in the County. [ New Policy]
Policy LU- 8.4 Zoning and General Plan Consistency
The County shall amend the zoning ordinance and other land use
regulations to make them consistent with the adopted or amended
General Plan.
[ New Policy]
Policy LU- 8.5 General Plan Update Funding
The County shall identify a mechanism, or combination of mechanisms,
to fund the next comprehensive General Plan Update. In order to
reduce duplicative efforts and costs, the County shall attempt to integrate
and coordinate multiple planning processes, including but not limited to:
General Plan, Integrated Resources Planning, Regional Planning as part of
the State Water Plan, Transportation Planning, Watershed Planning,
Forest Planning, and other appropriate Federal, State, and local planning
efforts. [ New Policy]
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 39
Policy LU- 8.6 Area Plans
The County shall continue to update and maintain all seven Area Plans.
The County shall require all area plans to contain the same basic form
and content. [ New Policy]
3.12 Implementation Measures
Table 3- 3, Land Use Implementation Measures, identifies the
implementation measures the County should take to implement the goals
and policies of this element. The table lists each specific implementation
measure, a reference to which General Plan policy it is implementing, who is
responsible to implement the program, and the timeframe for
implementation.
Table 3- 3. Land Use Implementation Measures
Timeframe
Implementation Measure Policy
Who is
Responsible
2007-
2008
2008-
2010
2010-
2015
2015-
2025
On-going
1.0
The County shall amend the Zoning
Ordinance and establish a “ smart growth”
overlay zone that encourages higher density
housing, transit- oriented development, and
mixed- use development. The new zone
shall establish “ smart growth” guidelines for
the development and redevelopment of
land use in these zones. [ Issues and
Alternatives Report Recommendation]
LU- 1.1
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
􀂄
2.0
The County will focus heavily on the
existing redevelopment areas in
implementing “ smart growth” practices.
[ Issues and Alternatives Report
Recommendation]
LU- 1.1
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
3.0
The County shall create a mixed use district
in the Zoning Ordinance. [ New Program]
LU- 1.1
LU- 1.5
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
􀂄
4.0
The County shall identify sites within the
urbanized communities appropriate for
mixed use development and zone those
sites as such. [ New Program]
LU- 1.5
Community
Development
Department
􀂄
Lake County General Plan Draft
Page 3- 40 Goals and Policies Report November 2006
Timeframe
Implementation Measure Policy
Who is
Responsible
2007-
2008
2008-
2010
2010-
2015
2015-
2025
On-going
5.0
The County shall work with property
owners to consolidate paper lots and
subdivisions during project applications.
The Redevelopment Agency should be
encouraged to take an active role in this
conversion, especially in Nice and Lucerne
to avoid development of parcels that are
characterized by steep slopes subject to soil
and geologic hazards.
[ Issues and Alternatives Report
Recommendation]
LU- 1.6
Community
Development
Department,
Redevelopment
Agency
􀂄
6.0
The County shall look into a voluntary
consolidation program for pre- Map Act
subdivisions.
LU- 1.6
Community
Development
Department
􀂄
7.0
The County shall work closely with the
Cities of Lakeport and Clearlake to
redevelop severely dilapidated sites along
shoreline property. [ Issues and Alternatives
Report Recommendation]
LU- 1.7
LU- 2.3
Community
Development
Department
􀂄
8.0
The County shall focus their redevelopment
efforts and funding sources ( e. g., low
interest loans) to help local hotels and
motels improve their facilities. [ Issues and
Alternatives Report Recommendation]
LU- 1.7 Redevelopment
Agency
􀂄
9.0
The County shall establish and maintain
urban/ community growth boundaries to
prevent urban sprawl and encroachment of
urban land uses into agricultural areas.
[ Issues and Alternatives Recommendation]
LU- 2.3
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
􀂄
10.0
The County shall amend the Zoning
Ordinance to establish adequate setbacks
between residential structures and
agricultural lands. Setbacks shall vary
depending on type of operation and
chemicals used for spraying. Several factors
shall be considered in determining the size
of the buffer including building orientation,
planting of trees, and unique site conditions
( e. g., topography). [ New Program]
LU- 2.4
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
􀂄
11.0
The County shall continue to develop a
variety of marketing materials that will
encourage desirable types of development
and investment in the county. [ Lake
County EDSMP]
LU- 4.3
County
Administrative
Officer
􀂄
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 41
Timeframe
Implementation Measure Policy
Who is
Responsible
2007-
2008
2008-
2010
2010-
2015
2015-
2025
On-going
12.0
The County shall continue to implement an
aggressive “ repositioning” program
including a multi- year image enhancement
program that includes new marketing focus,
logo, new printed and on- line marketing
materials, increased public relations effort
and a stronger advertising program. The
repositioning program will be designed to
attract new businesses and jobs, higher-income
visitors, and multi- day visitors who
will spend locally, and will support newly
recruited businesses. [ Lake County EDSMP]
LU- 6.1
County
Administrative
Officer
􀂄
13.0
The County shall place informational kiosks
at primary intersections around Lake
County to promote tourism and recreation
activities. [ Lake County EDSMP]
LU- 6.2
County
Administrative
Officer
􀂄
14.0
The County shall consider developing
standards for landscaped parking layouts,
streetscaping, transit, unified signage,
lighting, street furniture, buffering,
delivery/ unloading areas, and other features
that will improve the appearance and
function of commercial and office areas.
[ New Program]
LU- 6.6
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
􀂄
15.0
The County shall continue to actively
market and promote community and
regional events. [ Issues and Alternatives
Report Recommendation]
LU- 6.8
Community
Development
Department
􀂄
16.0
The County shall create and implement a
public- private wayfinding signage program
that will provide directional assistance to
lake access points, resort areas, attractions
( wineries, Calpine Visitors Center, shopping
districts, entertainment, dining venues), and
amenities ( public restrooms, parking areas).
[ Lake County EDSMP]
LU- 6.10
County
Administrative
Officer
􀂄
17.0
The County shall develop a long- term plan
and incentives to revitalize old resorts.
[ Issues and Alternatives Report
Recommendation] LU- 6.11
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
􀂄
18.0
The County shall continue to implement
the Northshore Redevelopment Plan to
eliminate blight in the Northshore area and
improve the town centers, community
buildings, lake frontage property, and
social, cultural, and recreation
opportunities in the area. [ Issues and
Alternatives Report Recommendation]
LU- 6.12
LU- 7.7
LU- 7.8
Redevelopment
Agency 􀂄
Lake County General Plan Draft
Page 3- 42 Goals and Policies Report November 2006
Timeframe
Implementation Measure Policy
Who is
Responsible
2007-
2008
2008-
2010
2010-
2015
2015-
2025
On-going
19.0
The County shall amend its Zoning
Ordinance to allow adaptive reuse of all
county historic resources in order to
preserve the historic resources that are a
part of Lake County’s heritage. [ New
Program]
LU- 7.1
LU- 7.2
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
􀂄
20.0
The County shall work with local
preservation groups and community
property owners to improve building
facades and exteriors consistent with the
historic and visual character of each area.
[ New Program]
LU- 7.5
Community
Development
Department,
Redevelopment
Agency
􀂄
21.0
The County shall update and enhance
county gateway/ entrance signs, including
adding additional signs ( e. g., Middletown).
[ New Program, Issues and Alternatives
Report]
LU- 7.6
County
Administrative
Officer
􀂄
22.0
The County should investigate the adoption
of a rental unit licensing fee for rental units
and boarding houses for purposes of
generating funds to support neighborhood
improvement programs in the areas where
rental units and boarding homes are
located. [ New Program]
LU- 7.7
Community
Development
Department
􀂄
23.0
The County shall amend the property
maintenance ordinance to address
abandoned buildings. [ Issues and
Alternatives Report Recommendation] LU- 7.8
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
􀂄
24.0
The County shall create design guidelines
to protect the Clear Lake viewshed,
including both the lake and the
surrounding hillsides. [ New Program]
LU- 7.10
LU- 7.11
LU- 7.12
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
25.0
The County shall revise its abatement
program to include buildings and
Structures. The County shall develop a
funding mechanism to assist private
property owners who are looking to
remove unsightly trailers, condemned
buildings, inoperable/ abandoned vehicles,
signage/ billboards, and trash. [ New
Program]
LU- 7.14
Community
Development
Department,
Board of
Supervisors
􀂄
26.0
The Redevelopment Agency shall issue an
RFP to qualified architects/ landscape
architects for the development of a
promenade on the shoreline in Lucerne.
[ New Program]
LU- 7.15
Redevelopment
Agency, Board
of Supervisors
􀂄
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 43
Timeframe
Implementation Measure Policy
Who is
Responsible
2007-
2008
2008-
2010
2010-
2015
2015-
2025
On-going
27.0
The County shall conduct a major review of
the General Plan, including the General
Plan Policy Document and Background
Report, every five years or revise it as
deemed necessary. [ New Program]
LU- 8.3
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
􀂄 􀂄
28.0
The County shall amend the zoning
ordinance and other land use regulations to
make them consistent with the adopted or
amended General Plan. [ New Program] LU- 8.4
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
􀂄
29.0
The County shall consider adopting an
ordinance to create a general plan
update/ maintenance fee collected through
the building permit process and based on a
percentage of the permit valuation. [ New
Program]
LU- 8.5
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
􀂄
30.0
The County shall require all Area Plans to
substantially conform in form and content
to the outline on Table 3- 4. [ New Program]
LU- 8.6
Community
Development
Department,
Planning
Commission,
Board of
Supervisors
􀂄
Lake County General Plan Draft
Page 3- 44 Goals and Policies Report November 2006
Table 3- 4. Area Plan Structure
I. EXECUTIVE SUMMARY
II. INTRODUCTION
The Planning Process
The Function of an Area Plan
Purpose
Focus
Organization
Methodology
Plan Preparation
Citizen Participation
Process
Relationship to Other Plans.
Orientation to the Planning Area
Climate and Geology
Climate
Regional Geology
Planning Area Geology
History and Development
Prehistoric
Historic
History of Planning Area
Present
Future
Population Characteristics
Population Projections
III. NATURAL RESOURCES
Land
Planning Area Geology
Soils
Water
Surface Water
Ground Water
Life
Vegetation
Wildlife
Rare, threatened and Endangered Plants and Animals
Resources
Development
Agriculture
Mineral
Conservation
Cultural
Scenic Corridors
Critical Resources
Draft 3. Land Use
November 2006 Goals and Policies Report Page 3- 45
IV. PUBLIC SAFETY
Land
Water
Flood Hazards/ Floodplain
Life
Wildfire
Seismic Safety
Human
Air Quality
Noise
V. COMMUNITY DEVELOPMENT
Economy
Housing
Networks
Streets and Highways
Functional Classification
State Highway System
County Road System.
Transit
Bicycle
Pedestrian
Utilities
Water
Waste Water
Storm Drainage
Solid Waste
Communications and Energy Systems
Telephone
Power
Undergrounding
Services
Parks & Recreational Facilities
Education Services
Schools
Public Safety
Fire
Law Enforcement
Cemeteries
Land Use and Zoning Plans
Summary By Land Use
Commercial
Residential
Agriculture
VI. SPECIAL STUDY AREAS
Lake County General Plan Draft
Page 3- 46 Goals and Policies Report November 2006
Please see the next page.
November 2006 Goals and Policies Report Page 4- 1
4. HOUSING
Introduction
Under California law, the housing element must include the community's
goals, policies, quantified objectives, and housing programs for the
maintenance, improvement, and development of housing.
This Housing Element includes eight goal statements. Under each goal
statement, the element sets out policies that amplify the goal statement.
Implementation programs are listed at the end of the corresponding policy or
group of policies and describe briefly the proposed action, the County
agencies or departments with primary responsibility for carrying out the
program, and the time frame for accomplishing the program. Several of the
implementation programs also list quantified objectives.
The following definitions describe the nature of the statements of goals,
policies, implementation programs, and quantified objectives as they are
used in the Housing Element Policy Document:
Goal: Ultimate purpose of an effort stated in a way that is general in
nature and immeasurable.
Policy: Specific statement guiding action and implying clear
commitment.
Implementation Program: An action, procedure, program, or
technique that carries out policy. Implementation programs also
specify primary responsibility for carrying out the action and an
estimated time frame for its accomplishment. The time frame
indicates the calendar year in which