KLSY COV - Lake County

KELSEYVILLE AREA PLAN
Prepared by the Lake County Community Development Department
Kim Seidler
Community Development Director
Mark Phillips
Principal Planner
Steve Zalusky
Environmental Officer
Mark Dellinger
Energy and Resource Manager
Phil Dow
Lake County Area Planning Council
Lon Sharp
GIS Specialist
With the Assistance of the Kelseyville Community Planning Advisory Committee
Pamela Garcia
Marilyn Holdenried
Michael Lampson
Cheryl Ann O'Neil
Edwin A. Rohner
Carol Robertson
Pat Sayers
Wally Holbrook
Laura Hodgkinson
Walter G. Lyon
Mildred Pickersgill
Howard J. Strickler
Robert Borghesani
1.0
GENERAL BACKGROUND
1.1
Purpose of the Area Plan
The purpose of the Kelseyville Area Plan is to provide guidance regarding the long-term growth
and development of the Kelseyville, Finley and Big Valley areas and other surrounding rural lands. The
Area Plan is a tool by which greater planning detail is provided for the Kelseyville area.
The policies of the County's General Plan call for more detailed plans to be prepared for the
unincorporated communities. It is recommended that they take the form of area plans which can be
adopted as part of the Lake County General Plan. The Kelseyville planning area is one of ten
geographically distinct subregions within Lake County for which area plans are to be prepared. Figure
1 on the following page shows the relationship of the Kelseyville planning area to Lake County. The
Area Plan will focus on specific community and rural issues and needs. Participation by local residents
is an extremely important component of preparing an Area Plan.
Relationship to General Plan
The General Plan and an Area Plan must be mutually complementary and consistent. Policies in
the Area Plan should supplement General Plan policies, yet more precisely reflect the characteristics
found in the planning area. Upon adoption, the Area Plan and the General Plan must be internally
consistent. The Kelseyville Area Plan also includes a zoning map which corresponds to the land use
designations of the plan. This Area Plan and zoning map must be consistent with all applicable
provisions of the General Plan.
1.2
Community Participation
Public input is an essential ingredient in local planning. A successful planning program must
provide opportunities for public participation in decisions that affect their lives and the future of their
communities. Local residents provide valuable insights to the planning program with regard to issues,
needs and opportunities in their areas. Plans formulated with a significant degree of public involvement
are more likely to be supported by the community and be successful in the long term.
On October 10, 1989, the Lake County Board of Supervisors appointed eighteen local
residents to serve as members of the Kelseyville Planning Advisory Committee (PAC). PAC members
were asked to provide input and advice to Planning Department staff in developing the draft Kelseyville
Area Plan. The committee and staff held meetings during this period, evaluating numerous ideas and
recommendations.
Besides defining planning issues, the PAC provided comments and
recommendations on the Kelseyville Area Plan.
1-1
1.3
Organization of the Area Plan
The Kelseyville Area Plan is divided into three major sections, including: 1) an introductory
framework, 2) planning elements and policies, and 3) land use and zoning maps, along with
implementation of the plan.
The introduction includes major issues and assumptions, as well as population projections that
influence the text, policies and the land use and zoning maps. The second section, including Chapters 3
through 5, provides background and policies for planning for the area's natural resources, public safety
and community development. The third section includes a detailed description of the land use and
zoning maps, and how the plan will be implemented.
1-2
1-3
1-4
2.0
ISSUES AND ASSUMPTIONS
2.1
Major Planning Issues
A summary of major issues facing the Kelseyville Planning Area was developed by the
Community Planning Advisory Committee. These issues, identified below, helped to guide and focus
development of the plan. CPAC concerns have been incorporated into the plan's analysis and policy
development.
Natural Resource Issues:
1.
Protection of the Clear Lake shoreline, creeks, and other sensitive open space and wildlife
areas.
2.
Long-term water supplies in light of the competing demands of agricultural, residential,
commercial, and industrial uses.
Agriculture Issues:
1.
Preservation of agricultural resources in the Kelseyville Planning Area.
2.
Conflicts between agricultural and nearby non-agricultural land uses.
3.
Supply of farm labor housing adequate to meet demand.
4.
Need for erosion control.
Public Safety Issues:
1.
Fire safety, including adequate access, water, fuel load management, and controlled burning.
2.
Flooding within the planning area.
3.
Poor lighting along Konocti Road.
4.
Soil stability and landslide hazard in steep areas.
Circulation Issues:
1.
Roadways and bridges adequate to serve existing and anticipated development.
2.
Greater traffic safety on Main Street in Kelseyville.
3.
Narrow right-of-way on Konocti Road, poor lighting, lack of alternate access.
2-1
4.
Need for safe north-south crossing over Highway 29 at Kelseyville.
Housing Issues:
1.
Need for a variety of housing opportunities.
Economic Development Issues:
1.
Increased local employment opportunities.
2.
Protection of Main Street as business center.
Cultural Resource Issues:
1.
Historic preservation efforts in the planning area.
2.
Protection of archaeological resources.
Public Service Issues:
1.
Need for a larger post office in central location.
2.
Need for a community auditorium.
3.
Need for continued maintenance of county parks.
Scenic and Aesthetic Issues:
1.
Protection of scenic viewsheds, particularly along county-designated scenic roads and
highways.
2.
Undergrounding of utilities.
3.
Design standards that retain the small town "country" atmosphere of the community.
Air Quality/Noise Issues:
1.
Smoke from woodstoves and backyard burning and agricultural burning.
2.
Dust from unpaved roads.
3.
Agricultural noise.
4.
Aircraft noise.
5.
Highway noise.
2-2
2.2
Assumptions
General assumptions about future planning conditions have been incorporated into the
preparation of the Kelseyville Area Plan. These assumptions help provide a consistent long-term
planning framework. If the basis for an assumption were to dramatically vary, then related planning
decisions could become inconsistent and could result in internal conflicts within the plan. State planning
law requires that the county's general plan be internally consistent throughout.
The Kelseyville Planning Advisory Committee helped to define the basic assumptions to be used
during preparation of the area plan. These assumptions are listed below.
1.
Funding sources will be limited due to federal, state, and local budget constraints. Increasing
reliance on efficient use of locally generated revenues will occur throughout the planning period.
2.
Local septic standards will remain in effect. Federal, state, and local public health and safety
standards will not change significantly.
3.
The automobile will continue to be the primary source of transportation in the Kelseyville
Planning Area.
4.
Traffic will continue to increase throughout the planning period.
5.
Agriculture will continue to be the predominant economic activity within the Kelseyville Planning
Area.
6.
Conflicts between agricultural and non-agricultural land uses will persist, as will the pressure to
convert agricultural land to other uses.
7.
There will be increased competition for water between agricultural and non-agricultural land
uses.
8.
Tourism will increase substantially throughout the planning period, due primarily to increased use
of Clear Lake State Park and possible future parkland acquisitions and/or public access to
Mount Konocti.
9.
Flooding will occur within the planning area at some point during the planning period.
10.
There will be continued pressure to develop steeper and more remote lands.
2-3
2.3
Population Data
According to the 1990 census, the community of Kelseyville had a population of 2,931 and
2.54 persons per household. (These figures differ from the estimates on Table 2 as the community area
boundary and the census designated place (CDP) differ). The following table shows a comparison of
the CDP and the county for various census statistics.
TABLE 1
Kelseyville CDP
Median Age
Percent Caucasian
Hispanic Population
Mean Income
Occupied Housing Units
Mean Housing Value
34.5
85%
414 (14% of total)
$25,637
93.8%
$86,365
County
40.7
96%
3,654 (7%)
$28,193
72.2%
$111,443
The Lake County Housing Condition Survey in 1988 showed that 12% of the homes in
Kelseyville were in need of moderate to substantial rehabilitation, and that 3% were dilapidated. The
total number of housing units in the CDP is 1,187. 881 of the units, or 88%, are single family detached
dwellings, including mobilehomes. Approximately 33% of the housing units are occupied by renters.
Housing types and conditions in the rural portion of the area vary dramatically, from dilapidated
farm labor quarters and dwellings in the rancheria, to opulent homes on Clear Lake and in the hills
looking down on the valley.
2.4
Population and Growth Projections
Countywide population growth projections have been developed by the Lake County General
Plan to the year 2000. In preparing these projections, historical population and employment trends
were analyzed. Between 1970 and 1980 the County experienced very rapid growth, averaging 6.5%
annually, or 86% over the decade. This growth was consistent with the high estimates of the General
Plan.
However, the General Plan has recognized that limiting factors, such as new job creation and
the ability of local government to provide such public services as roads, water, wastewater management
and schools, would slow the County's growth rate from that of the 1970's. Between 1980 and 1990,
the growth rate dropped to an average of 3.5% per year, or 39% over the decade. Between 1990 and
1995, population estimates show that average annual growth has dropped below 3%.
2-4
The community and rural areas of Kelseyville experienced a slower growth rate between 1980
and 1990 than the overall county growth, averaging 1.8% annually for a total 10 year increase of
20.2%. Growth in the Kelseyville area is expected to continue to be limited by physical factors such as
topography, prime agricultural soils, and commuting distance to urban areas. Therefore, the population
growth is not expected to exceed 2% annually over the twenty year life of this plan within the designated
community area, and 1% annually in the rural area. Table 2 shows the projected population growth for
the community and rural areas to the year 2010.
TABLE 2
POPULATION PROJECTIONS
Community Area
Rural Area
Total
1980
2493
2594
5087
1990
3013
3162
6175
1995
3327
3223
6550
2000
3673
3493
7166
2005
4055
3671
7726
2010
4477
3858
8335
These population projections are a very important planning component to the Kelseyville Area
Plan. Most importantly, they are utilized in determining the amount of land that will be needed to
accommodate expected growth in the planning area.
2-5
3.0
NATURAL RESOURCES
3.1
Regional Geology
The planning area consists of several physiographic features which are prominent. This includes
the Big Valley, a structural basin that is part of the larger Clear Lake Basin. This valley is bounded by
the Mayacamas on the southwest, Mount Konocti on the east and southeast, and by Clear Lake on the
north. The valley covers about 31 square miles attaining a maximum length and width of 7 miles.
Elevations on the valley floor range between 1,330 and 1,440 feet. The surrounding mountains rise to
heights of 2,550 feet to 4,300 feet above sea level. Mt. Konocti dominates the topography rising
abruptly to nearly 2,900 feet above the valley floor. The geology of the area is complex. Figure 1
shows the regional geology and structure which creates the mountain and basin character of the area. In
addition, this figure shows regional compression directions which cause the elongated shape of the
basin. The Coast Ranges have been greatly affected by tectonic processes associated with movement
along the North American and Pacific plate boundaries. This movement is strike-slip in nature meaning
that movement occurs in a northwest-southeast direction. The rocks underlying the basin are two
distinctive units called the Franciscan Formation and the Great Valley sequence. Overlying these units
are the Clear Lake Volcanics which interfinger with the Kelseyville member of the Cache Formation.
3.2
Planning Area Geology
Geologic Units
Rocks of the Franciscan Formation bound the valley on the southwest and are mostly outside of
the planning area. However several outcrops of this formation show up and include mostly hard
sandstones called graywackes. This is especially true of the Highland Springs area and the bench lands
above upper Adobe Creek. The Clear Lake volcanic rocks form the eastern and southeastern portions
of the planning area. Several volcanic features in addition to Mt. Konocti can be seen on the southeast
skyline. Benson Ridge and Camel Back Ridge are flows from the vents associated with Mt. Konocti
and Mt. Hannah. Rocks of the Great Valley sequence form the western and northwestern skyline as
well as the western edge of the planning area.
Franciscan Complex
The Mayacamas Mountains west of Big Valley are composed of this complex which also
underlie the basin at depth. The age of the rocks range from 70 to 180 million years old and they
consist of deformed and metamorphosed sandstone, conglomerate and argillite with lesser amounts of
greenstone and chert. Small amounts of limestone, blueschist and amphibolite also occur. These
varying rocks occur together in a melange matrix. This matrix contains a variety of sizes of fragments in
a sheared and folded manner resulting from the tectonic activity discussed earlier. West and southwest
of the valleys, these rocks have a general northwest structural trend which is shown by a large band of
greenstone west of the West Margin fault, and by a northwest trending zone of serpentinite,
approximately centered between the Big Valley fault and the West Margin fault. The serpentinite rocks
occur in different sized outcrops. From an air quality and public health
3-1
perspective, there is concern with these particular rocks because they contain the mineral crysotile, a
primary source of naturally-occurring asbestos.
Clear Lake Volcanics
These rocks are as old as 1 to 2 million years and as young as 8,000 to 10,000 years. They
range in composition from basalt to rhyolite, all of which were extruded onto the ground surface. Basalt
and andesite occur as flows, cinder cones, and maar deposits (broad, low-relief crater formed by
shallow explosive eruptions). Dacite occurs as rubbly to massive domes and thick flows. Rhyolite is
seen in domes, large flows, and as fragmented pumice-rich tuffs and agglomerate (disrupted solid crust
or plug of lava), which were deposited through air-fall or mud flows.
Kelseyville Formation
This young formation is sometimes referred to as a member of the Cache Formation due to its
similar composition and age. More recent research indicates it may be more appropriate to refer to it as
a distinct formation. The age of these lacustrine and fluvial sediments ranges from 300,000 to 600,000
years old. They were deposited in the intermontane basins of the planning area and to the south
primarily in the form of lake deposits. The rock is typically composed of about 96% sandstone
interbedded with about 3% conglomerate and 1% tuff. The tuff was deposited by volcanic vent
eruptions. The sandstone composition ranges from a well-cemented "wacke" (dirty) to a well-cemented
"arenite" (clean) unit. The conglomerate is composed of pebbles and granules derived from the
Franciscan Formation and is found in the planning area on a limited basis. The tuff mentioned earlier is
about 3 to 5 feet in thickness and consists mostly of cinders. This is sometimes called the "aquifer ash"
because it often contains groundwater in large volumes under artesian pressure. This is commonly the
case in wells drilled south of the Big Valley fault. This tuff is used as a marker on well drilling logs due
to it's distinctive character.
Alluvium
The lowlands in the northern and western areas of Big Valley are covered with sands, gravels,
silts and clays of flood plain, channel, deltaic, lacustrine and fan deposits. These rocks are less than
300,000 years old and overlie the Kelseyville Formation.
HYDROLOGY
The planning area's hydrology is dominated by Big Valley, which is a basin containing five
separate hydrologic sub-units. Each of the sub-units is characterized by varying surface and subsurface
water supplies, permeable materials, structural controls and topographic setting. Communication
between sub-units is highly variable, depending on structural relationships, recharge characteristics, and
the rock contained in each aquifer unit.
Surface runoff is generally northward toward Clear Lake. The major streams in Big Valley are
Cole, Kelsey, Adobe, Manning, and Highland Creeks. Flows in the creeks vary
3-2
considerably between winter and summer months. In years of normal rainfall only Kelsey Creek
maintains a flow throughout the year, and only along the stretch south of Highway 29.
Percolation of stream flow through channel gravels in the major creeks provides the principal
recharge to the valley groundwater supply. Additional recharge is provided in part for some of the
hydrologic sub-units by precipitation falling on the valley floor and subsurface flow from Clear Lake.
The northern half of Big Valley is hydrologically separated from the southern part due to the
"dip" of the aquifer to the north and presence of overlying clay layers (lacustrine deposits) near the lake.
Aquifers in the north part of the valley are generally confined by these near-surface clay layers.
Artesian wells are common in this part of the valley. The central and southern part of the valley
generally contains unconfined aquifers except for the "aquifer ash". Most groundwater in the southern
uplands of the valley is withdrawn from the "aquifer ash".
Studies over the years have failed to find economical, good surface water reservoir locations to
provide summer surface water supplies. Some agricultural water is pumped directly from Clear Lake;
however, high boron content and the high cost of pumping to areas away from the lake have limited its
use. Therefore, the primary agricultural, municipal and domestic water source in the planning area is
groundwater.
The groundwater basins in the planning area have limited storage capacity and rely on annual
recharge to replenish the basins. Full replenishment occurs in normal and wet years, however, during
drought years, the aquifers are not filled. Continued groundwater pumping lowers groundwater levels
resulting in dry wells and water shortages in some areas. Ground subsidence due to over-pumping has
been identified in several locations within the planning area. Therefore, future groundwater development
should be carefully considered in the planning area. Management of the creeks and recharge areas
should consider the limited groundwater supply and improve the recharge possibilities.
GEOTHERMAL RESOURCES
Many geothermal resources can be economically developed because they are controlled by
faults. They are the major conduits for the movement of thermal fluids toward the surface. This is
typical of the Geysers Steamfield. The permeable warm water aquifers of the Big Valley may be
similarly recharged. An investigation by the California Division of Mines and Geology indicates that
segments of the major faults underlying the valley provide ascending pathways for heated water from
depth to flow into moderately shallow permeable aquifers. Faults may restrict the lateral movement of
thermal waters. Between 15 and 30 low temperature geothermal wells were sampled. The recorded
temperatures range from 68o F to 115o F. The location of these resources is roughly equally distributed
among the rock units of alluvium, Kelseyville Formation and the Clear Lake Volcanics. Based on the
well data, it appears that the warmest water capable of development for space heating and processing
from shallow to moderately shallow wells is found in units of the Clear Lake Volcanics east and
southeast of the Big Valley. Almost all
3-3
of the warm water wells and springs in the Big Valley are south of the Big Valley fault. Apparently, the
fault is a barrier to the northward lateral movement of geothermal fluids at shallow to moderate depths.
HISTORIC RECORDS OF GEOTHERMAL SPRINGS
The planning area historically contained mineral springs, some of which were the sites of summer
resorts and health spas. Others were less commercially developed. Warm water (68o) issued from a
great many of these springs. In the Big Valley area warm springs occurred both on land and under the
waters of Clear Lake.
The Highland Springs were discovered in the southwest section of Big Valley in the late 1860's.
Early development included a cabin and a tunnel dug into the bank of Adobe Creek to improve the
springs. A larger commercial enterprise was established at Highland Springs with the completion of a
hotel in 1875. By 1910, a large frame hotel and a half-dozen cottages along Adobe Creek could
provide accommodations for up to 200 guests at the springs (Waring, 1915).
Warm and cold water issued from several seeps and springs along the banks of Adobe Creek
primarily from what Waring (1915) called "crushed sandstone and shale", but along the northern bank,
the springs flowed from "slickensided serpentinized material". Apparently most of the springs contained
gaseous carbon-dioxide. Some of the larger springs were given individual names such as "Neptune",
"Diana", and "Magic". Early recorded temperatures, general description, and chemical analyses for
these springs can be found in Anderson (1890) and Waring (1915). The Highland Springs site is now
covered by a man-made reservoir. Warm water can no longer be found flowing at the surface in the
immediate area.
GAS HILL WELL
The use of this methane well has resulted in a colorful portion of the planning area's history. The
following is from a summary by Youngs (1983). In 1868, a well was hand-dug into a small knoll in
eastern Kelseyville. The driller complained of "feeling queer". A doctor lit a match to test for the
presence of gas and almost singed every hair off of his head and chin. The gas (methane) was present in
such large quantities that anyone boring a hole about 3 feet to 16 feet deep anywhere on the knoll found
gas to burn. Even today, gas bubbles can be seen rising in puddles of standing water after is rains.
Another remarkable property of wells drilled into the knoll is related below (Anonymous, 1881):
"... One time a hole was bored by John Kelsey, a former proprietor, thinking to find out
what kind of water there was in such a place as this. Reaching the required depth, he
put in a pump, with the ordinary iron pipe extending to the bottom of the hole... In the
course of a week or so he wished to use the pump elsewhere, and took the pipe out of
the hole. When he had put it in, it was rusty, and when he took it out it shone just like a
mirror. He remembered that the water had been slightly acid, and he imagined that the
3-4
oxyd of iron had been eaten off by the acid, and the surface left bright, but great was his
surprise to find that this shining surface was only a species of electroplating as it were, and some
substance, looking much like quicksilver (mercury), had been deposited on the surface of the
pipe, in a very thin, but perfect coat..."
Anderson (1890) reported that in 1888 a well was drilled to a depth of 157 feet into the knoll
when a large volume of warm water and gas was struck and forcibly ejected into the air to a height of
39 feet. The eruptions continued producing 6,000 gal/hr at a temperature of 75oF. The actions of this
well became quite famous and within a year it was estimated that over 5,000 people had visited this
"natural wonder".
Over the years, methane developed from wells at Gas Hill was used for a variety of purposes
including heating chicken brooders, for fruit drying operations, and for street lighting in Kelseyville. One
house, located just southeast of the knoll, was reportedly heated with this methane as recently as 1973.
This house was destroyed by fire in the late 1980's. The wellhead is visible today and the gas can be
smelled periodically when atmospheric conditions allow. There is some disagreement over whether the
warm water mentioned above is the result of a typical low temperature geothermal resource or
decomposition of organic matter which is generating the gas and heat.
SOILS AND SLOPE
Soils and slope conditions in the planning area vary widely in their potential for major land uses.
Lands which consist of uplifted and dissected hills or uplands of volcanic origin are generally limited to
watershed, wildlife habitat, light grazing and resource-related activities. Uses of land consisting of valley
and basin soils may differ according to their ability to drain and availability to water supplies. However,
most of Big Valley contains soils of high quality. If poor drainage exists or water is limited, then valley
and basis soils are best utilized for seasonal grazing and wildlife habitat. When water is available, then
valley and basin soils are suitable for cultivated crops, including orchards and vineyards.
As mentioned earlier, the Mayacamas Mountains belong to the Franciscan assemblage, which
consists of a complex including sandstone, shale, chert, greenstone and various metamorphic rocks,
including serpentinite. Soils in the western portion of the area are developed from parent materials of
the Franciscan assemblage, which result in poorly drained and often steep soil conditions. Generally,
soils formed from the Franciscan formation are characterized by poor soil and mineral quality. Areas to
the east are generally influenced by soils of volcanic origins.
Soils in the Mt. Konocti area result from volcanic parent materials which overlay the Franciscan
assemblage. This area consists of well-drained soils with gently sloping to very steep soils. Soils in the
southeast and eastern portions are formed from volcanic
3-5
parent materials, including ash deposits attributed to the Clear Lake volcanics. In general, soils of
volcanic origins are of much better quality than Franciscan soils. Where slopes are not excessive, many
of the area's volcanic soils are classified as Class III or, more typically, Class IV.
Some of the planning area is characterized by relatively steep to very steep slope conditions
with a moderate to severe erosion potential. The Franciscan formation is generally associated with the
planning area's steeper and most erosive soil areas. Slopes of 30 percent to 60 percent predominate in
the Mayacamas Mountains, and are associated with moderate to severe erosion potential, particularly
when disturbed.
3.3
Vegetation and Wildlife
The Kelseyville Planning Area supports a wide range of plant and wildlife species. These occur
in distinct communities that are given descriptive names based on the largest and/or most prevalent
plants within them. Each of these communities provides habitat for a unique assemblage of wildlife.
FIGURE 3
As shown in Figure 3, the Kelseyville Planning Area supports at least nine distinct plant
communities. The location of these communities is based primarily on the slope and elevation of the
land and the amount of available water1. This is illustrated in Figure 1 which shows a south to north
cross-section of the Kelseyville Planning Area. The communities shown in Figure 3 are described as
follows:2
1
Other factors include soil depth, soil chemistry, and
aspect (northern or eastern vs. southern or western
exposure to sun)
2
Wildlife lists and descriptions of plant communities are
derived from the Department of Fish and Game,
Wildlife
Habitat
Relations
Software
and
Guide
3-6
A.
Plant Communities and Wildlife Habitat
Lacustrine: This term refers to open water habitats and is used here in reference to Clear
Lake. Clear Lake is the largest freshwater lake entirely within California. With an age estimated at
2,500,000 years (Lerhman, 1991), Clear Lake may be the oldest lake in North America.
Table 3
NATIVE AND INTRODUCED FISH OF CLEAR LAKE
SCIENTIFIC NAME
COMMON NAME
STATUS
Lampetra tridentata
Salmo trutta
Salmo gairdneri
Cyprinus carpio
Carassius auratus
Notemigonus crysoleucas
Orthodon microlepidotus
Mylopharodon conocephalus
Lavinia exilicauda
Ptychocheilus grandis
Gila crassicauda
Pogonichthys ciscoides
Hesperoleucus symmetricus
Pimephales promelas
Catostomus occidentalis
Ictalurus punctatus
Ictalurus catus
Ictalurus nebulosus
Gambusia affinis
Menidia audens
Gasterosteus aculeatus
Archoplites interruptus
Pomoxis nigromaculatus
Pomoxis annularis
Lepomis cyanellus
Lepomis macrochirus
Lepomis microlophus
Micropterus salmoides
Microterus dolomieui
pacific lamprey
brown trout
rainbow trout
carp
NE
I
N
I
N: native I: introduced
goldfish
I
golden shiner
Sacramento blackfish
hardhead
N
hitch
Sacramento squawfish
thicktail chub
Clear Lake splittail
California roach
N
fathead minnow
Sacramento sucker
channel catfish
white catfish
brown bullhead
mosquitofish
Mississippi silverside
threespine stickleback
Sacramento perch
black crappie
white crappie
green sunfish
bluegill
redear sunfish
largemouth bass
smallmouth bass
R: rare
I
N
N
N
NE
NR
I
N
I
I
I
I
I
NR
NR
I
I
I
I
E: extinct
(Mayer, et al 1988)
3-7
I
I
IE
Fish in Clear Lake were originally able to mix with populations in the Sacramento Valley. This
mixing was eliminated approximately 100,000 years ago when uplifting in the Coast Range raised the
lake above the elevation of the Sacramento Valley. The resultant isolation of Clear Lake's native fish
populations has given rise to a number of "separate species or subspecies: Clear Lake splittail, Clear
Lake hitch, Clear Lake tule perch and, possibly, Clear Lake prickly sculpin (Hopkirk, 1973; from
Moyle, 1976). Thirteen native fish species occur within Clear Lake and its tributaries. An additional 16
species have been introduced in recent times, bringing the total number of fish species in Clear Lake to
29 (Moyle 1976). These are listed in Table 3.
In addition to fish, Clear Lake supports wildlife. This includes amphibians, reptiles, aquatic
mammals (muscrat, mink, otter, etc.) wading birds (egrets, herons) and water fowl.
Fresh Emergent Wetland: This community occurs along the shores of Clear Lake and is
found in a few low, periodically flooded areas within the Kelseyville Planning Area. The community is
defined as having one or more of the following characteristics: seasonal flooding, seasonally or
continually saturated soils, and plants which require saturated (hydric) soils (tules, cattails, rushes).
Wetlands are known for their exceptionally high productivity (annual production of plants and
animals) and for their diverse wildlife populations. Wetland habitat along the shores of Clear Lake is the
nursery for the Lake's game fish. Unfortunately, 85 percent of this habitat has been lost to residential
development and conversions to agriculture. Much of the remaining wetland occurs within the portion
of the Lake included in the Kelseyville Planning Area. This area, known as the "Big Valley Marsh", is
listed by the Department of Fish and Game as an area of regional significance (Hoshovsky, 1990).
Riverine: Drainage from the planning area is carried by four creek systems each of which
eventually enters Clear Lake. Adobe Creek and its major tributary, Highland Creek, originate in the
Mayacamas Mountains as a myriad of minor tributaries draining steep-sided valleys and canyons.
Along with the headwaters portion of Manning Creek along Highway 175, the Adobe Creek system
drains the entire western half of the planning area. The remaining area is drained by McGaugh Slough,
which originates within the Big Valley, and by Kelsey and Cole Creeks, which originate in the Cobb
Mountain Area.
The Valley portions of all four creeks are ephemeral (dry during summer and fall) with only
occasional pools persisting throughout the year. The mouths of these creeks support the same fish
species present within Clear Lake (Table 3). Further upstream, but still within the valley portion of
these creeks, the number of fish species drops significantly. The species expected to occur here include
Hitch, Sacramento Perch, Green Sunfish and Brown Bullhead Catfish. The colder headwater portions
of these creeks include both brown and rainbow trout. In addition to fish, the riverine habitat provided
by these
creeks supports 94 wildlife species.
3-8
Valley-Foothill Riparian: For much of their length, the four creeks draining the planning area
support a rich and well developed riparian (creek bank) forest. This forest can be up to 100 feet high
with trees shading 80 percent of the forest floor. The upper levels (canopy) of the forest consist of
cottonwoods and valley oaks. A second and lower level within the forest is made up of boxelder,
oregon ash and black walnut. Less shaded portions of the forest support a layer of shrubby plants
which include wild grape, blackberry, wild rose and elderberry. Depending on the level of disturbance
by residential development or agriculture, one or more of these levels may be missing.
While not as productive as wetlands in terms of sheer mass of plants and wildlife produced, the
riparian habitat is clearly the most diverse habitat in the planning area. As many as 220 wildlife species
may be expected to occur within this habitat.
Much of the riparian forest has been lost to agricultural conversion and to attempts to stabilize
property boundaries along creeks within the Big Valley Area. Riparian forest grows on rich deep soils
which are ideal for agriculture. Since the mid 1800's these forests have been removed to provide arable
land. In addition to this direct loss, the health of many of these forests has declined as a result of efforts
to stabilize this naturally unstable habitat.
New forest is created on freshly deposited sediment on the inside edges of curves in the creek
channel. At the same time the creek is depositing this material on the inside of curves, it tends to cut the
outer edges of curves eliminating portions of older forests (and farm or residential lands). The riparian
forest has evolved in conjunction with this dynamic environment and is now dependant on it to produce
a healthy regenerating forest. This natural process is not consistent with the concept of fixed property
boundaries and as a result, creek banks have been stabilized, eliminating the process necessary for the
regeneration of new riparian forest.
This channel stabilization is almost certainly responsible for some of the decline in groundwater
levels within the Big Valley. When creeks are prevented from picking up silt, sand and gravel (bed
load) from their banks, they pick it up from the channel bottom. This results in channel down-cutting
and a lowering of the groundwater table. This process is visible throughout the Big Valley. Stretches
along the valley portions of Adobe and Kelsey Creeks have become deeply entrenched, flowing in deep
narrow channels. These stretches characteristically occur where bank stabilization has been done.
The need to allow natural meander in creeks has been recognized on a statewide level. Where
practical, creeks are now managed within "meander zones". These are buffer areas along creeks where
the channel is allowed to meander. The benefits are a reduction in channel down-cutting and the
regeneration of new healthy forest.
3-9
Valley-Foothill Hardwood: Within the Big Valley, this community consists primarily of valley
oaks and is referred to as valley oak woodland. It varies from open savannah, where trees are
scattered over wide areas of grassland, to dense impenetrable woodland. Where a shrub layer exists, it
consists of poison oak, toyon and, in damper areas, blackberry. As with the riparian woodland with
which it frequently intergrades, this community provides excellent habitat for wildlife.
Most of the Big Valley area may once have been covered by valley oak woodland, either in the
form of woodland or savannah. Valley oaks have long been known as indicators of deep rich soils and
have therefore served to identify good farm land. While most of the community has been replaced by
orchards and vineyards, two remnant stands of valley oak woodland remain within the Big Valley.
These consist of a 90 acre stand of woodland adjacent to Clear Lake State Park, and a smaller stand
situated between Finley Road and Loasa Road.
Annual Grassland: Annual grassland occurs throughout the planning area. It may occur as a
distinct community or in association with savannah and other plant communities. As the name implies,
the community consists of annual grasses which set seed and then die in the early summer months.
Local surveys (Zalusky 1991) indicate that up to 80 percent of the local grasslands consist of these
introduced annual grasses. This community has supplanted California's original perennial grasslands
which provided a green landscape throughout the year.
Common species of the annual grassland include wild oats, soft chess, ripgut brome, red brome,
wild barley, and foxtail fescue" (Mayer and Laudenslayer, 1988). The annual grassland provides habitat
for 158 wildlife species.
Valley-Foothill Hardwood-Conifer: The structure and composition of this community is
highly variable within the planning area. In the higher elevations of the Mayacamas Mountains and the
lower elevations of Mt. Konocti, it is dominated by digger pine with scattered blue oaks. In the low
foothills of the Mayacamas Mountains the community is dominated by blue oak with scattered digger
pine and interior live oak. A remnant stand of this community in the Big Valley (off Staheli Dr.) consists
almost exclusively of interior live oak and is referred to as interior live oak woodland. Interior live oak
dominated communities occur where the soil is rocky and would otherwise support blue oak. It is the
only example of an interior live oak woodland within the planning area. It is apparently uncommon
within the County as a whole.
As with the other tree dominated habitats existing within the planning area, the valley-foothill
hardwood-conifer community provides habitat for a wide range of wildlife species.
Mixed Chaparral: This shrub dominated community is adapted for dry shallow soils.
Dominant species include scrub oak, several species of ceanothus (including buck brush), chamise and
several species of manzanita. This community supports 170 species of wildlife.
3-10
Mixed chaparral is common throughout the Mayacamas Mountains. Aspect (slope and
exposure to sunlight) is very important in determining where it occurs. South and west facing slopes of
the Mayacamas Mountains are covered almost exclusively by this community. These slopes tend to be
subjected to direct sunlight most of the day. Plants growing here are adapted to deal with high
transpiration rates (high water loss through leaves) and consequently have thick leathery foliage.
Montane Hardwood: North and east facing slopes of the Mayacamas Mountains are
dominated by montane hardwood. These slopes tend to be shaded. In consequence, the plants
growing here have lower transpiration rates and do not require the extreme adaptations found in
chaparral species. The community is dominated by canyon live oak, madrone and California-laurel and
may include some douglas fir and California black oak in cooler areas with better soil conditions. Trees
tend to be densely packed, shading out shrubs and ground cover. This community provides habitat for
194 wildlife species.
3-11
B.
Rare, Threatened and Endangered Species
Table 4
RARE, THREATENED AND ENDANGERED PLANTS OF LAKE COUNTY
SCIENTIFIC NAME
COMMON NAME
Allium fimbiratum var. prudyi
Amsinckia lunaris
Antirrhinum subcordatum
Antirrhinum virga
Arctostaphylos canescens var. sonomensis
Arctostaphylos stanfordiana ssp. raichei
Astragalus breweri
Astragalus clevelandii
Astragalus rattanii var. jepsonianus
Astragalus rattanii var. rattanii
Brodiaea coronaria ssp. rosea
Calamagrostis ophitidis
Calyptridium quadripetalum
Calystegia collina ssp. oxyphylla
Ceanothus confusus
Ceanothus divergens
Collomia diversifolia
Cordylanthus tenuis ssp. brunneus
Cryptantha excavata
Cuscuta howelliana
Delphinium uliginosum
Epilobium nivium
Eriastrum brandegeae
Eriogonum caninum
Eriogonum nerbulosum
Eryngium constancei
Fritillaria pluriflora
Fritillaria purdyi
Gratiola heterosepala
Hackelia amethystina
Heliathus exilis
Hemizonia calyculata
Hesperolinon adenophyllum
Hesperolinon bicarpellatum
Hesperolinon didymocarpum
Hesperolinon drymarioides
Horkelia bolanderi var. bolanderi
Lasthenia burkei
Legenere limosa
Lilium rubescens
Limnanthes floccosa var. floccosa
Linanthus rattanii
Lomatium ciliolatum var. hooveri
Lomatium repostum
Lupinus antoninus
Lupinus sericatus
Madia hallii
Malacothamnus helleri
Mimulus brachiatus
Mimulus nudatus
Monardella viridis ssp. viridis
Navarretia heterandra
Navarretia jepsonii
Navarretia pauciflora
Navarretia plieantha
Navarretia subuligera
Orcuttia tenuis
Purdy's Onion
Bent-flowered Fiddleneck
Dimorphic Snapdragon
Tall Snapdragon
Sonoma Manzanita
Hopland Manzanita
Brewer's Milk Vetch
Cleveland's Milk Vetch
Jepson's Milk Vetch
Rattan's Milk Vetch
Indian Valley Brodiaea
Serpentine Reed Grass
Four-petaled Pussypaws
Mt. St. Helena Morning-glory
Rincon Ridge Ceanothus
Calistoga Ceanothus
Serpentine Collomia
Serpentine Bird's Beak
Deep Scarred Cryptantha
Bogg's Lake Dodder
Swamp Larkspur
Snow Mt. Willowherb
Brandegee's Eriastrum
Tiburon Buckwheat
Snow Mt. Buckwheat
Constance's Coyote Thistle
Adobe Lily
Purdy's Fritillary
Bogg's Lake Hedge Hyssop
Amethyst Stickseed
Serpentine Sunflower
Mendocino Tarplant
Glandular Dwarf Flax
Two Carpellate Dwarf Flax
Lake County Dwarf Flax
Drymara-like Dwarf Flax
Bolander's Horkelia
burke's Goldfields
Legenere
Redwood Lily
Wolly Meadowfoam
Rattan's Linanthus
Hoover's Lomatium
Napa Lomatium
Anthony Peak Lupine
Cobb Mtn. Lupine
Hall's Madia
Heller's Bush Mallow
Serpentine Monkeyflower
Bare Monkeyflower
Green Monardella
Tehama Navarretia
Jepson's Navarretia
Few-flowered Navarretia
Many-flowered Navarretia
Awl-leaved Navarretia
Slender Orcutt Grass
3-12
STATUS
/C3c
CE/C2
/C2
/C2
/C2
/C3c
/C3c
CR/C2
/C3c
/C2
CE/FE
/C2
CE/C2
/C3c
/C3c
CE/C2
/C3c
CE/C2
/C2
/C2
/C3c
/C2
CE/C2
CE/C2
CE/C1
Table 4 (continued)
RARE, THREATENED AND ENDANGERED PLANTS OF LAKE COUNTY
SCIENTIFIC NAME
COMMON NAME
STATUS
Orcuttia tenuis
Orobanche valida ssp. howellii
Parvisedum leiocarpum
Penstemon newberryi ssp. sonomensis
Penstemon purpusii
Pityopus californicus
Plagiobothrys lithocaryus
Pleuropogon davyi
Pogogyne douglasii ssp. parviflora
Quercus lobata
Raillardella scabrida
Ribes divaricatum var. publiflorum
Senecio Clevelandii
Stipa lemmonnii var. pubescens
Streptanthus brachiatus
Strepthanthus morrisonii
Stylocline amhibola
Thelypodium brachycarpum
Tracylina rostrata
Slender Orcutt Grass
Howell's Broomrape
Lake County Stonecrop
Sonoma Beard Tongue
Snow Mt. Beardtongue
California Pinefoot
Mayacamas Popcornflower
Davy's Semaphore Grass
Douglas' Pogogyne
Valley Oak
Scabrid Raillardella
Straggly Gooseberry
Cleveland's Butterweed
Pubescent Needle Grass
Socrates Mine Jewelflower
Morrison's Jewelflower
Mt. Diablo Cottonweed
Short-podded Thelypoddium
Beaked Tracyina
CE/C1
CE
FE
=
=
California Endangered
Federally Endangered
C1
C2
C3b
C3c
=
=
=
=
Enough data are on file to support federal listing
Threat and/or distribution data are insufficient to support federal listing
Taxonomically invalid
Too widespread and/ or not threatened for federal listing
Source:
CE/C2
/C2
/C3c
/C3b
/C2
/C2
/C3c
/C2
Department of Fish and Game, Yountville
Plants: The map provided in Figure 2 shows the "general" (within a one mile radius) locations
of two populations of rare plants within the planning area. These are Brandegee's Eriastrum (Eriastrum
brandegeae) and Douglas' Pogogyne (Pogogyne douglasii). Both plants are rare but neither has been
listed by the state or federal government as threatened or endangered. While no other species have
been mapped and identified within the planning area, this is almost certainly due to a lack of proper
surveys.
Most of Lake County's rare, threatened and endangered plants occur in one of two habitats:
vernal pools (a form of seasonal wetland) and serpentine soils (sterile to toxic soils high in magnesium
and low in calcium). The determination as to whether a site may or may not contain a rare, threatened
or endangered plant species should be made by a qualified biologist during a field survey. Table 4
provides a list of all rare, threatened or endangered plants known to occur within Lake County. While
most of these species will not occur within the planning area, it is prudent to assume that several of these
species do.
Animals: A field survey may or may not provide proof that a rare and endangered wildlife
3-13
species makes use of a particular location. Use of a site by a particular wildlife species may be
seasonal, and individuals may move from one location within a habitat to another or from one habitat to
another. Except on rare occasions (such as locating a peregrine falcon nest etc.) locations can only be
identified as potentially suitable habitat for a given species. It is generally not necessary to observe a
particular species in the habitat to determine that the site is suitable or unsuitable. Table 5 is a list of
threatened, rare or endangered wildlife which may be found in each of the nine plant communities
occurring in the Kelseyville Planning Area.
3-14
3-15
Table 5
RARE, THREATENED AND ENDANGERED WILDLIFE OF THE KELSEYVILLE PLANNI
PLANT COMMUNITY/WILDLIFE HABITAT
SCIENTIFIC NAME
COMMON NAME
STATUS
Pandion haliaetus
osprey
FS
Elanus caeruleus
blackshouldered
kite
CP
Haliaeetus
leucocephalus
bald eagle
FE,CE,CP
Accipiter
gentilis
northern
goshawk
FS
Aquila
chrysaetos
golden
eagle
CP,FS
Falco
peregrinus
peregrine
falcon
FE,CE,CP
Falco
mexicanus
prairie
falcon
FS
Strix
occidentalis
spotted
owl
FS,FT
Dendragapus
obscurus
blue grouse
FS
Bassariscus
astutus
ringtail
CP
Status Definitions:
FE:
FT:
CE:
CT:
CP:
FS:
Federally Endangered
Federally Threatened
California Endangered
California Threatened
California Protected
Forest Service Sensitive
LACUSTRINE
FRESH
EMERGENT
WETLAND
*
*
RIVERINE
VALLEY
FOOTHILL
RIPARIAN
WOODLAND
ANNUAL
GRASSLAND
VALLEY
FOOTHILL
HARDWOOD
VALLEY
FOOTHILL
HARDWOOD
CONIFER
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
3-16
*
*
*
3.4
Agriculture
Agriculture lands are a major contributor to the economic base and beauty of Lake County.
The County's agricultural potential is largely determined by the availability of soils with few natural
limitations on their use, but also depends on topography, availability of water, climate market conditions,
and the technical know-how of the grower. The Lake County General Plan defines agricultural lands as
those having soil capability ratings of Class I - IV, based on the Lake County soil survey. Areas of
Class I - IV soils are shown in Figure 4.
Big Valley, within the Kelseyville Planning Area, contains over 48% of the county's agricultural
land. The most predominate crops are pears, walnuts and wine grapes. Livestock ranching also occurs
within the planning area. There is a range of approximately 300-500 head of cattle and 200 ewes and
200-400 lambs being raised for commercial purposes. Many other residents keep farm animals for
personal use within the planning area. There are no slaughterhouses in the county, but the local butcher
shop in the grocery store is one of the few locations in the county that offers butchering of locally raised
cattle. Minor crops include prunes, table grapes, kiwi, peaches and apples.
Agriculture is the dominant industry in the planning area, providing farm labor employment and
secondary employment. There is one winery, six fruit packing sheds, one fruit drying plant, various
walnut dryers and a ladder manufacturing business in the planning area, as well as various mechanics,
well drillers, irrigation suppliers and others who are semi-dependent on agriculture.
The planning area also contains many areas suitable for the growing of wine grapes. Wine
grapes can grow well in areas that do not possess prime agriculture soils, but on soil Classes V through
VII, provided that there is adequate soil depth, drainage and water available. As wine grapes can be a
very specialized crop, the amount of acreage needed can be less than for typical agricultural operations
to realize a profit. The Rural Lands designation that provides for average lot sizes of 40 acres would be
appropriate for these areas.
A continuing concern with the viability of agriculture is the conflict with residential uses.
Agriculture operations create noise, odor, dust, seasonal truck traffic and often involve hazardous
materials incompatible with residential uses. In order to reduce this conflict, buffer areas have been
used ranging in size from 150-300'. It has become apparent that much larger buffers, of 1,000' and
more may be necessary to result in any significant reduction in conflict. The size of the buffer that would
be necessary is dependent on factors such as topography, prevailing winds, and existing vegetation.
This type of mitigation can be used on proposals for new development, but do not work on existing
parcels in the valley. A related impact of allowing dwellings in agricultural areas has to do with
economics. Most of the agriculture operations in the valley are on several parcels, usually contiguous,
few of which contain 40 acres or more. As separate units, it
3-17
3-18
is more difficult to run a viable agriculture operation. Should the farmer wish to retire and sell the land,
the value of the land is increased if a residence can be placed on it. This increase in value often makes it
less attractive for another farmer to purchase the land and keep it in production. Should this trend
continue, much of Big Valley will become developed with residential ranchettes with little commercial
agricultural use.
One method of slowing this trend is to include the "AI" Agricultural/Industrial zoning district on
much of the productive land in the valley. This combining district would not allow a dwelling on the
property as a permitted use by right, but would require that it be found that dwelling is necessary to
support the farming operation and will not adversely affect adjacent agriculture operations before a
house could be built.
3.6
Cultural Resources
A.
Ethnographic Groups
The area around Kelseyville was inhabited primarily by the Eastern Pomo, but there was a small
area in Big Valley occupied by the Wappo. The Pomo lived in villages that were developed in a linear
fashion along the creeks. The largest village, Xabenapho, was located south of where Kelseyville is
today, and extended for approximately 2 miles along Kelsey Creek. The population of the Eastern
Pomo prior to European settlement is estimated at between 1,200 and 2,200 persons. The tribe
subsisted on fish and waterfowl, as well as a wide variety of vegetation. Some evidence exists that the
Big Valley area was occupied as long as 10,000 years ago.
Western Europeans first appeared in the area in the 1830's on trapping expeditions. In 1841,
Salvador Vallejo established a large cattle ranch in Big Valley that was taken over by Andrew Kelsey
and Charles Stone. Kelsey and Stone mistreated and abused the local Indians, and were subsequently
killed by them in 1849. In retribution, the U.S. Army was dispatched to the region and ultimately
massacred a large number of Indians at what is now known as Bloody Island.
As more white settlers moved into the area, European diseases were introduced which began to
devastate the Indian population. In 1870, a mission, Saint Turibus, was constructed that began to house
and convert the Indians from their native beliefs. In 1912, the mission was abandoned and the Big
Valley Rancheria was established. There are fewer than 200 Indians living in the area today.
3.7
Scenic Resources
One objective of the general plan is to protect and enhance Lake County's scenic highways and
resources. The major purpose of this objective is to assist the County's recreation-based economy and
provide a high level of scenic quality to residents of the County. The Kelseyville area contains many
panoramic views and scenic highway
3-19
viewsheds, including mountainous and hillside landscapes, agricultural and pastoral settings, and riparian
and natural resource areas. In addition, very few signs are visible from the main roadways in this
planning area.
Important mountain viewsheds include those of Mt. Konocti and Mount Hannah.
Mayacamas Mountains provide a backdrop for all of the planning area to the west.
The
The Lake County General Plan has identified the following routes as potential scenic and county
scenic highways:
o
State Route 29
o
Soda Bay Road
In addition, several other roads should be included as county scenic routes, including State
Route 175, Gaddy Lane, Highland Springs Road, Adobe Creek Road, and Kelsey Creek Drive.
Figure 5 shows areas along these highways and roads which are to be protected for their scenic views.
A general description of each highway is provided below.
o
State Route 29 and Soda Bay Road through the entire planning area, and Gaddy Lane from
Soda Bay Road to the community area boundary:
This highway and county road provides pastoral agricultural vistas with a mountain backdrop by
the Mayacamas and Mt. Konocti.
o
State Route 175 through the entire planning area:
State Route 175 provides panoramic lake and mountain viewsheds as it traverses the planning
area. Spectacular views of most of the Clear Lake Basin and Mt. Konocti are afforded along
this route. This viewshed should be protected by reducing development on ridge lines when
practicable. The county should also consider pursuing state scenic highway status for this state
highway.
o
Highland Springs Road through the entire planning area:
This route provides agricultural vistas, and remote mountain and canyon views as it winds along
Highland Creek.
o
Kelsey Creek Drive - Adobe Creek Road to Highland Springs:
This route travels through large parcels with views varying from dense tree cover to open
pastures, typifying the rural residential lifestyle of the planning area.
3-20
3-21
NATURAL RESOURCE POLICIES
Soils and Slope
Objective
3.2:
To encourage programs which reduce and limit the potential for soil erosion.
Policies
3.2a: Appropriate erosion control measures shall be employed during and after construction of new
subdivisions, roads, and other activities involving movement of earth.
3.2b: Whenever soil erosion and conservation is a potential issue, development proposals and
divisions of land shall be referred to the local resource conservation district for review and
recommendation.
3.2c: Development should be focused in areas of low to moderate erosion potential where feasible.
Water Resources
Objective
3.3:
To protect and preserve the quality and quantity of water resources for the long-term
development of the Kelseyville area.
Policies
3.3a: New water storage facilities that do not result in significant adverse environmental impacts
should be encouraged.
3.3b: New development should be designed to conserve water usage through the use of drought
resistent vegetation, water flow restrictors and other conservation measures.
3.3c: New development should be designed to maximize groundwater recharge and reduce off-site
runoff to the greatest extent possible.
3.3d: New proposals to remove water in bulk or for bottling should be required to conduct detailed
hydrologic analyses to ensure that adequate water supplies remain available to downstream area
habitat and users.
3-22
Vegetation and Wildlife
Objective
3.4:
To promote practices that ensure the protection of the Kelseyville area's diverse vegetation and
wildlife.
Policies
3.4a: Riparian and wetland habitat shall be protected to the greatest extent possible. Any necessary
disturbances or removal shall require replacement.
3.4b: The natural flow and appearance of creeks shall be preserved. The maintenance and
restoration of streamside vegetation and bank structure along blue line creeks shall be
encouraged.
3.4c: The preservation and maintenance of native trees shall be incorporated into new development
projects.
Agriculture
Objective
3.5:
To encourage agricultural activities and development in the Kelseyville Planning Area and limit
the intrusion of incompatible development into prime agricultural areas.
Policies
3.5a: Development shall be directed to areas which will minimize impacts to prime farmland.
3.5b: Division of those rural residential lands that serve as a buffer adjacent to agricultural lands shall
be discouraged. Development on these lands should be limited to residential and agricultural
uses.
3.5c: The "AI", Agricultural Industrial combining district should be utilized on all properties possessing
prime agricultural soils and are in groundwater recharge areas to discourage incompatible
development in agricultural areas and to increase the economic viability of agricultural
operations.
3.5d: The use of preferential property tax assessments through the Land Conservation Act should be
encouraged for productive agricultural lands in the Kelseyville Planning Area.
3-23
3.5e: The County should encourage the widespread use of erosion control programs and techniques
in erodible agricultural areas, in cooperation with the local Resource Conservation District.
3.5f:
The County should provide assistance to the local agricultural community in identifying ways to
increase supplies of and implement conservation techniques for quality irrigation water in the
Kelseyville Planning Area.
3.5g: The extension of domestic water and sewer lines into lands designated for agricultural uses shall
be strongly discouraged.
3.5h: The rezoning or division of prime agricultural lands shall be discouraged.
3.5i:
The development of adequate and safe housing for farm labor shall be encouraged in the
Kelseyville area.
3.5j:
The County should encourage best tillage and composting practices and alternate methods of
vegetation disposal in lieu of currently utilized agricultural burning practices to reduce adverse air
quality impacts.
Minerals
Objective
3.6:
To encourage the development of mineral resources in a manner which provides short-term and
long-term benefits to the Kelseyville Planning Area, while preserving environmental resources
and the public health and safety.
Policies
3.6a: Aggregate mining shall be encouraged in environmentally acceptable locations for hardrock
quarries, where visually protected by local topography.
3.6b: Once identified by an approved plan or permit, promising aggregate and mining sites in
environmentally acceptable locations shall be protected from the encroachment of incompatible
uses.
3.6c: Appropriate local, state and federal agencies should be encouraged to assist in identifying
potential hazards associated with mineral extraction in the Kelseyville Planning Area.
3.6d: All mining shall be conducted in a manner consistent with the goals and policies of the Lake
County Aggregate Resource Management Plan.
3.6e: All geothermal development shall conform to the policies and programs of the general plan and
geothermal element.
3-24
Critical Resource Areas
Objective
3.7:
To promote programs that ensure the conservation and protection of the Kelseyville Planning
Area's unique natural resources.
Policies
3.7a: The following sites shall be considered critical resource and conservation areas which require
special protection to ensure that environmental damage does not occur:
1.
2.
Clear Lake
Big Valley Marsh
3.7b: State and federal land and wildlife management agencies should be encouraged to purchase
outright or obtain conservation easements for privately owned critical and unique resource
areas.
3.7c: A program should be developed which encourages private landowners to voluntarily enter into
property tax reducing conservation easements, pursuant to Civil Code Section 815 et seq., for
the purpose of protecting wetlands, riparian areas, vernal pools, and other critical habitat and
resource areas.
3.7d: Privately initiated restoration projects for critical resource and conservation areas, riparian
corridors, and wetlands shall be encouraged.
3.7e: New high voltage electrical transmission lines shall not be located in a manner that may
potentially harm the critical habitat of any rare, endangered, threatened, or protected plant or
animal species. This policy includes species that are under consideration for inclusion in either
the state or federal rare and endangered lists.
Scenic Resources
Objective
3.8:
To protect important scenic resources, including viewsheds from principal highways and
roadways in the Kelseyville Planning Area.
Policies
3.8a: Scenic ("SC") combining zoning shall be adopted for qualifying properties lying along roadways
identified in Section 3.8 of this plan.
3.8b: Scenic viewsheds of Mt. Konocti shall be protected to the greatest extent possible.
3-25
3.8c: Strip commercial development, particularly outside of the Kelseyville Community Development
Area, shall be discouraged because of its adverse impacts to scenic resources, costly provision
of services, and negative economic impact to downtown Kelseyville.
3.8d: The visual enhancement of Kelseyville's major streets should be promoted, compatible with the
historic preservation policies of this plan. Street tree plantings and sign sizes shall be considered
in implementing this policy.
3.8e: The County shall encourage the undergrounding of utilities along the entire length of Main Street.
Commercial development in downtown Kelseyville and throughout the planning area shall be
consistent with the design review guidelines of this plan to help promote attractive and
compatible development.
3.8f:
Appropriate visual screening and roadway setbacks shall be required for industrial and service
commercial uses. The use of drought resistent and locally indigenous vegetation shall be
promoted.
3.8g: The County shall encourage curb, gutter and sidewalk improvements along both sides of Main
Street.
Cultural Resources
Objective
3.9:
To protect and preserve the Kelseyville area's archaeological and historical resources for the
long-term benefit of residents, tourists, scientists, and future generations.
Policies
3.9a: Archaeological studies shall be required in accordance with state law whenever new
development could potentially impact unique or significant cultural resources.
3.9b: The County shall assist in efforts to identify and protect historic structures and sites by:
a.
Designating selected structures and sites in the Kelseyville Planning Area as historic
preservation sites, and adopting Historic Preservation combining zoning where
appropriate.
b.
Working with economic development interests, citizens' groups, the Heritage
Committee, archaeologists, and other researchers in preparing plans and grant
applications for the protection of historic buildings.
3-26
3.9c: Certified Local Government status shall be pursued through the State Office of Historic
Preservation for the purpose of identifying, preserving, and marking significant historic,
architectural, and archaeological resources.
3-27
4.0
PUBLIC SAFETY
4.1
Fire Hazards
Planning for wildland fire protection involves integrating local circulation patterns, vegetation
management, and water storage and availability to increase fire safety. Emergency access can be
improved by constructing both looped road systems with multiple access points and bridges with
adequate structural strength to support fire fighting equipment. Vegetation management techniques are
intended to reduce fuel loading and include maintenance of firebreaks and fuel modification, such as
thinning and irrigated buffers. On-site water storage can include tanks, ponds, pools, or wells where
water is reserved for fire protection purposes. In undeveloped areas, small controlled burns can modify
wildland fuels. Reduced residential density in remote areas should be promoted to reduce the exposure
of persons and property to wildland fires, and to reduce the risk of increased human activity that can
lead to the start of a fire. As growth in the area occurs, it will become necessary for the fire districts to
grow to continue providing adequate service. In addition to all necessary on-site fire safety
improvements, new development should contribute a fair share to the appropriate district to help offset
the cost of obtaining new equipment to serve the growth.
4.2
Flood Hazards
Potential flooding is an important concern in the community if Kelseyville along Adobe, Kelsey,
and Cole Creeks, which are tributaries to Clear Lake. Floodflows from these streams aggravate flood
conditions along the lakeshore, which is also subject to flooding from high lake stages resulting from
flood runoff of other tributaries.
Localized flooding occurs in much of the community area due to inadequate drainage facilities.
Properties along these streams are primarily agricultural, and have been moderately damaged by floods
in the past, especially in 1955, 1958, and 1964-65. Floods larger than those of the past could occur in
the future. Accordingly, flooding and flood damage can still be expected.
Much of the Big Valley area, including the community of Finley, is within the area subject to
inundation in the event of dam failure at either Highland Springs or Adobe Creek reservoirs. Also, the
area along the lakeshore is subject to potential seiche inundation, which is a temporary rising of the lake
level due to seismic activity.
Policies of the Lake County General Plan call for restrictions on development within designated
floodway and floodway fringe areas and recommend the following guidelines:
1.
Critical facilities (those facilities which should be open and accessible during emergencies)
should not be permitted.
4-1
2.
Passive recreational activities (those requiring non-intensive development, such as hiking,
horseback riding, and picnicking) are permissible.
3.
Commercial, industrial and residential uses should only be permitted if all standards regarding
elevation, anchoring, and floodproofing have been satisfied.
4.
Projects proposed within potential dam and seiche inundation zones should be reviewed by the
Director of the County Flood Control and Water Conservation District and checked against
evacuation plans on file for the area. If a project presents a direct threat to human life,
appropriate mitigatory actions should be taken, including restriction of development in the
subject area.
The 100 year floodplain maps were prepared by the U.S. Army Corps of Engineers in the early
1970's as part of the Federal Insurance Administration's Flood Insurance Study for Lake County and
are shown in Figures 6A and 6B. The purpose of this study was to designate areas located in
floodways and floodway fringe subject to inundation during a flood event which can be expected to
occur once every 100 years.
In the Kelseyville Planning Area, substantial development has been permitted to encroach into
the designated 100 year floodway fringe area, particularly in the vicinity of the community of Kelseyville.
While additional commercial, industrial, and residential uses should be discouraged in most flood-prone
areas, all development along designated floodplains should be protected through the application of
floodway and floodway fringe zoning. Also, in light of increased development, areas with localized
flooding problems
should be considered for floodway or floodway fringe zoning.
4.3
Structure, Faulting and Seismic Hazards
Big Valley is a structural basin which was formed by vertical displacements along several
northwest and northeast trending faults. The fault blocks under the northern part of the valley are
downthrown relative to blocks under the south-central portion of the valley. The valley topography
reflects these vertical displacements.
The major faults currently mapped in the planning area include the Big Valley, Adobe Creek,
Wight Way, West Margin, and an unnamed fault which may be an extension of the Big Valley fault.
Vertical displacements along these faults range from about 160 to 330 feet. The vertical offset along the
Big Valley fault may be as much as 800 to 1000 feet which would make it the major structural feature
under Big Valley. The southeast extension of the Big Valley fault may lie in eastern Kelseyville not far
from "Gas Hill". The southeastern portion of the Big Valley fault is considered to be active and is
probably an offshoot of the Collayomi fault zone.
Geologic and seismic hazards in the Kelseyville Planning Area include unstable slopes and soils,
ground failure, soil liquefaction, expansive clay soils, volcanism and ground shaking resulting from
seismic activity. The eastern, southern, and southwestern portions
4-2
4-3
4-4
of the planning area exhibit the greatest degree of slope and soil instability. Evidence of landslides is
found particularly in the southern and western portions, which are characterized by steep slopes of the
Mayacamas Mountains. Soil and slope instability is the major contributor to the highly erosive nature of
the soils in the area.
The potential for ground failure in the planning area is not well documented; however, the
presence of landslides in sloping areas suggests that such events could have occurred during seismic
events or during wet seasons. Potentially active faults located in the planning area which could possibly
produce groundshaking are the Collayomi and Big Valley faults.
Geologic studies are often required in areas of high landslide potential of geologic instability
since development in these areas could result in a threat to health and safety. The use of building
envelopes in future subdivision activity also helps to assure proper siting of future development in a
subdivision.
Evidence now indicates a relationship between microseismic activity and geothermal production
in the Geysers. Some of these events have been noticed in the south portion of the planning area.
However, these studies indicate only an increase in microearthquakes of 3.0 or less on the Richter scale
which do not result in dangerous groundshaking. The subject of induced seismicity is addressed in the
Geothermal Resource and Transmission Element to the General Plan, adopted in May 1989.
4.4
Air Quality
The Lake County Air Basin lies entirely within the Coast Range Mountains, and constitutes one
of the major depressions of the region. Lake County is considered an air attainment area. Air quality in
the Lake County Air Basin is considered good in comparison with more urban counties. However, as
growth occurs in the Kelseyville Planning Area, a corresponding degradation of air quality may result.
The Air Quality Management District (AQMD) applies air pollution rules and regulations to all major
stationary sources located in its district.
The Kelseyville Planning Area contains a mixture of industrial, commercial, agricultural, and
residential land uses. This diverse mixture requires careful management of air resources by regulating air
emissions from various sources to acceptable levels. Combined with the natural drainage effects of the
surrounding hills and mountains, Big Valley including the community of Kelseyville is subject to localized
poor dispersion during portions of the year. Inversions trap the pollutants carried into the valley from
remote sources as well as stagnating the locally generated pollutants. These inversions occur more often
and last longer in the Kelseyville Planning Area than in the rest of the county due to its basin topography,
stagnant cold air and location on the windward side of Mt. Konocti. The high concentration of
development, and residential and agricultural burning activities are cause for increased particulate
concentrations and visibility reductions within this airshed sub-basin. This is of major concern as the
area continues to grow.
4-5
Air quality is also reduced from the generation of dust from agricultural activities, unpaved
driveways, and roads and construction. While agricultural activities are difficult to avoid, reduced air
emission practices are encouraged and future development should be required to implement dust
suppressing construction techniques and to provide dust free surfaces for vehicular traffic.
Air quality, as a result of future growth and development in the community of Kelseyville, would
be expected to decline due to increased industrial, commercial and residential sources unless natural gas
or other sources for residential heating become readily available and a change in the method of
disposing of combustible wastes is instituted. The siting of any significant air pollution source within the
Kelseyville area will require the monitoring of air quality to establish the compliance of the area with the
State Ambient Air Quality Standards (AAQS). Changes to the regulation of currently permitted on-site
burning practices are a policy issue which must be considered should standards be exceeded and/or a
desire for new industrial sources exist. The present federal program to regulate manufacturers of wood
stoves may prove inadequate in the Kelseyville area especially if other sources are not controlled. This
issue should continue to be evaluated in the future as growth occurs and heating and fuel technologies
develop.
4.5
Noise
In the Kelseyville Planning Area the primary noise-sensitive use is residential. Noise impacts are
expected in many locations throughout the planning area from stationary or vehicular sources often
associated with agricultural activities and aircraft.
Noise can be simply defined as any unwanted sound which annoys or disturbs humans or which
causes or tends to cause an adverse psychological or physiological effect on humans. Since the
perception of noise is subjective, the setting in which the sound is generated is a critical factor. Because
much of the planning area is sparsely populated, sound from other than natural sources may be
considered as intrusive noise by some of the population.
Noise associated with agriculture comes from sprayers, frost protection wind machines, leaf
blowers and bird-repelling "zon" guns. Aircraft noise includes the airplane takeoff and landings,
helicopters, and the testing of aircraft engines. These types of noise have not been considered a
significant area problem due to the sparseness of development in the areas where they occur, but can
create a significant localized problem. As activity at the airport increases and as new development
occurs closer to and in agriculture areas, it is anticipated that increased concern over this noise will arise.
Methods to reduce these types of noise are often not practical, and in the case of aircraft are
preempted by federal regulations. The best method of avoiding future conflicts is to not designate
significant amounts of residential land in areas where houses can be exposed to loud noise. Careful
development plan reviews prior to construction in areas of higher density occupation can identify and
reduce potential future noise conflicts through equipment specification, design and location. In a very
quiet area this becomes even more important.
Specific noise standards can be found in the general plan and zoning ordinance.
4-6
PUBLIC SAFETY POLICIES
Fire Hazards
Objective
4.1:
To apply reasonable and cost-effective measures and programs that reduce the threat to lives
and property from structural and wildland fires in the Kelseyville Planning Area.
Policies
4.1a: The most recent fire hazard criteria of the California Department of Forestry (CDF) shall be
considered for general plan and zoning purposes in the Kelseyville Planning Area.
4.1b: Recommendations of the CDF and the Kelseyville or Lakeport County Fire Protection Districts
shall be carefully considered and implemented where feasible during evaluation of development
proposals in the Kelseyville Planning Area.
4.1c: Rural residential development in high and very high fire hazard areas shall meet the following fire
protection standards unless adequate fire suppression facilities are already available:
a.
Adequate fuel breaks and fuel reduction shall be maintained.
b.
New storage tanks shall include a stand pipe equipped with 2.5 inch national hose
standard threads accessible to fire trucks.
c.
Residential access roads and driveways shall not exceed slopes which allow safe
passage by fully loaded fire equipment.
d.
Lots shall be clustered (using the "B5" combining district) where appropriate to take
advantage of fuel breaks and improved access to reduce fire danger.
4.1d: Access bridges to both rural and urban residential developments shall have adequate load
capacities and width to safely accommodate fully loaded fire safety equipment.
4.1e: Proposed divisions of land in high and very high fire hazard areas shall include provisions for
adequate water storage and looped and double-access road systems as escape routes for
wildland fire emergencies.
4.1f:
Controlled burning programs shall be supported in high and very high fire hazard areas as a
component of fuel modification, wildlife habitat enhancement, and water conservation.
4-7
4.1g: Weed and brush abatement programs shall be supported when consistent with erosion control
measures.
4.1h: The Fire Safety Guidelines adopted by the CDF shall be adhered to in areas subject to high and
very high fire hazards.
4.1i:
The County shall support programs to increase emergency water storage capacity and backup
electric power for wells in the community of Kelseyville.
Flood Hazards
Objective
4.2:
To make reasonable and necessary efforts to reduce flood hazards, particularly in and around
the community of Kelseyville.
Policies
4.2a: Federal flood insurance maps in the Kelseyville Planning Area should be updated as necessary.
4.2b: Floodplain managed practices shall be applied in all designated 100 year floodplains. Floodway
("FW") and Floodway Fringe ("FF") combining zoning shall be applied to known floodways and
floodway fringes in the Kelseyville Planning Area.
4.2c: The disposal of hazardous materials shall be prohibited in designated 100 year floodplains.
Storage should be discouraged in these areas except under very limited circumstances during
the dry season or at elevations or in structures protected from flood hazards.
4.2d: Proposed development projects that involve riparian areas, wetlands, and wet meadows subject
to possible local flooding or seasonal inundation shall include appropriate setbacks from such
wet areas.
4.2e: The County should promote local participation and awareness of flood control programs within
the existing Flood Control Benefit Zones and facilitate creation of new Flood Control Benefit
Zones in identified flood prone areas.
Geologic and Seismic Hazards
Objective
4.3:
To lessen risks to life and property from earthquakes and other geologic hazards that may affect
the Kelseyville Planning Area.
4-8
Policies
4.3a: Development should be strongly discouraged in landslide areas and areas of unstable slopes as
designated by the State Department of Mines and Geology, the United States Geological
Survey, or other geological research.
4.3b: To update mapping of existing and potential landslide areas and other geologic hazards in the
Kelseyville Planning Area. Cooperative efforts between local, state and federal agencies should
be encouraged and supported.
4.3c: Geotechnical studies prepared by engineering geologists or other qualified professionals shall be
required for development projects in areas determined to have an existing or potential landslide
or seismic problems. Such studies shall provide sufficient information to determine the extent of
any landslide or seismic problems, as well as recommended mitigations.
4.3d: The County Planning Division should maintain and update a collection of all pertinent geologic
studies prepared by public agencies or private concerns for locations within the Kelseyville
Planning Area.
4.3e: Revegetation for slope stabilization shall be required of development projects when necessary.
The impact of seismic activity on the Kelseyville area attributed to the Geysers activity should
continue to be studied.
Air Quality
Objective
4.4:
To protect residents of the Kelseyville Planning Area from poor or diminished air quality, and to
maintain air quality for the area's unique natural features and viewsheds.
Policies
4.4a: Land use patterns which reduce air quality problems related to local geography shall be
promoted.
4.4b: Industrial and commercial activities that have the potential to emit toxic, hazardous, or nuisance
air contaminants shall be located at safe distances and orientation form residential areas,
schools, health care facilities, parks, and other sensitive receptors, and in areas which are most
conducive to avoiding limited dispersion and direct transport of emitted materials. Such sources
shall be required to use Best Available Control Technology (BACT) to control emissions.
Toxic or hazardous air contaminants include any chemical constituent listed for review and study
by the U.S. EPA or California Air Resources Board.
4-9
4.4c: New development shall comply with adopted energy standards, and the development of
alternatives and improvements to the combustion of wastes should be implemented. Energy
efficiency and use of alternate energy sources and building design is encouraged.
4.4d: Air monitoring to determine existing air quality baselines should be conducted prior to large
sources locating in the area.
4.4e: Particulate control measures should be encouraged to limit the generation of additional air
pollution.
4.4f:
Air quality impacts should be considered in relation to traffic circulation and land use. Bike
paths and pedestrian walkways should be promoted to reduce vehicular use in the central
district.
4.4g: Alternatives to open burning and existing disposal methods should be promoted.
4.4h: New residential developments shall be encouraged to design for energy efficiency and low
emission heating systems. Wood stove installation, while not encouraged, should be EPA or
ARB certified low emission units.
4.4i:
Construction activities should be required to implement dust suppression measures.
4.4j:
Driveways and roads serving new development shall be constructed with a dust free surface.
Land divisions resulting in parcels of less than ten acres shall be served by roads surfaced with
at least a chip-seal, and major subdivisions and commercial roads, driveways and parking areas
shall be paved with asphalt or concrete.
4.4k: Separations of agricultural lands from multiple residential development shall be maintained as a
buffer zone to reduce immediate and acute air quality impacts on populated areas.
Water Quality
Objective
4.5:
To protect water quality in the Kelseyville Planning Area for the long-term benefit of area
residents.
Policies
4.5a: Local surface water and groundwater supplies in areas where there is a high concentration of
on-site wastewater disposal systems, with densities of greater than one dwelling unit per acre,
should be periodically monitored.
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4.5b: The County should promote the formation of a Groundwater Management District pursuant to
the statutory authority provided in the Water Code App. 4145; Section 10750, for the purpose
of maintaining local input and control on the management of the Big Valley Groundwater Basin.
Noise
Objective
4.6:
To protect the general public from unnecessary and harmful noise levels and provide extra
protection for noise-sensitive receptors.
Policies
4.6a: Noise-generating uses adjacent to parks, schools, cemeteries, resorts, health care facilities, and
religious and educational centers shall comply with Lake County's noise compatibility criteria for
sensitive receptors, as shown in Figure IV-20 of the general plan.
4.6b: New multi-family residential within the 55 dBA contour along Highway 29 shall be subject to
acoustical analysis and construction techniques adequate to meet general plan noise standards.
4.6c: Schools for children and other noise-sensitive uses shall not be developed in the vicinity of
Lampson Field, as provided for in the Lake County Airport Land Use Compatibility Plan.
4.6d: New residential development, including land divisions and farm labor quarters shall not exceed
the densities allowed by the Lake County Airport Land Use Compatibility Plan.
4.6e: The County should maintain agricultural and industrial zone buffer separation distances to
minimize noise conflicts.
4.6f:
The County should review new construction plans to identify and resolve potential noise
conflicts due to equipment or design consideration which may affect adjacent land uses.
4-11
5.0
COMMUNITY DEVELOPMENT
5.1
Land Use
Land use patterns in the Kelseyville Planning Area have remained fairly constant in the past 20
years. The area saw most of its subdivision activity in the 1960's. During that time, the following
subdivisions were recorded: Lands End, Holiday Cove, Corinthian Bay, Park Estates, Hilltop Village,
Cold Creek Estates, Blues Addition, and Green Acres. These subdivisions created over 350 residential
lots that have slowly developed to the point where they are almost totally built out today. The majority
of new housing developments in the 1970's were mobilehome parks, with 5 parks being developed with
approximately 220 spaces. Approximately 80 new residential lots were created by subdivisions in the
1970's. Recent residential development has primarily been by parcel maps, with the exception of the
Konocti Terrace Subdivision creating 94 lots. While the rural land uses have remained predominately
agriculture, there has been much conversion of farm lands into rural ranchettes, both on the valley floor
and in the foothills to the south.
Community Commercial development has been focussed on Main Street, with some occurring
on Live Oak Drive. Service Commercial uses have developed along both sides of Kelsey Creek on the
west side of the community, on Live Oak Drive, and in the vicinity of Lampson field. Industrial
development has also occurred on the south side of Lampson Field, on Renfro Drive (Stokes Ladders)
and along Kelsey Creek north of Merritt Road.
The recent development of public uses is limited to the county park on State Street, the
California Highway Patrol office on Live Oak Drive and the elementary and middle schools on Konocti
Road.
5.2
Circulation
The circulation system and transportation facilities for the Kelseyville planning area must be
correlated with land use patterns, the Lake County General Plan, and the Kelseyville Area Plan. This
consistency is required so that a rational relationship is assured between existing and proposed land use
patterns, street and road location, and other transportation facilities, as the area develops over time.
Circulation in the Kelseyville planning area is highly dependent upon the highway transportation
mode. Movement by people and goods is predominantly confined to the network of State highways,
County roads, and private roads that serve the area. There are few pedestrian improvements in the
area except on and around Main Street in Kelseyville. There are no bicycle improvements in the area,
although a number of potential routes have been identified in the Lake County Bike Plan, and the county
is proposing to install bike lanes on both sides of Konocti Road in the near future. The area is not
served by public transit, except for limited services available to senior citizens and the handicapped. Air
transportation is available at Lampson Field in the western portion of the planning area. There are no
major pipelines or electrical transmission lines in the area.
5-1
Functional classification of roadways is useful in the development of new road construction
projects and in establishing road maintenance priorities. Highways, roads, and streets are classified
functionally as either arterials, collectors, or local facilities. Arterials primarily provide for the movement
of people and goods between cities and towns in this state. The arterial system also includes routes
which facilitate interstate travel. Collectors link smaller urban areas and other traffic generators of
intracounty importance that are not served by the arterial system. As their name implies, collectors
function by collecting traffic from the local system and distributing it to the arterial system or to the
smaller urban areas which it directly serves. Local streets and roads primarily serve the function of
providing access to property. These facilities are generally low speed, low volume, roads which ensure
adequate access to the entire highway system from virtually all land parcels in the county. Traffic
movement is of secondary importance on the local system, that function being provided in increasing
levels of efficiency by collector and arterials systems.
The Kelseyville Planning Area is directly served by a principal arterial State highway. State
Route 29 is the major component of the system which links State Route 20 near Upper Lake to State
Route 20 near Clearlake Oaks (via State Route 53). The principal arterial system is designed to
facilitate through travel. In the case of State Route 29, the segment between Lower Lake and Upper
Lake is superior to Route 20 (between Upper Lake and Clearlake Oaks) as an east/west route through
Lake County because of limited roadside development, extensive segments of freeway and rural
expressway, and less restrictive topographic constraints. Route 29 also continues southward from
Lower Lake to Calistoga as a minor arterial. It joins State Route 128 in Calistoga, forming the primary
access to Lake County from the south.
Main Street (CR 522V) in Kelseyville also serves an arterial function between Route 29 and
Big Valley Road. Main Street provides the primary access to the community of Kelseyville and also
facilitates through traffic destined for Big Valley Road or Soda Bay Road (via Gaddy Lane).
Functioning as a major collector, Main Street is the only all-weather east/west roadway in the
community of Kelseyville. It is the major component of a Kelseyville loop north of Route 29 which
includes Main Street and short segments of Big Valley Road and Merritt Road.
State Route 175 is a minor arterial which serves as a relatively minor access between U.S. 101
and Route 29. It enters the Kelseyville Planning Area near its northwest corner. Since through volumes
on this facility are low, State Route 175 has relatively little impact on circulation in the Kelseyville
Planning Area.
Table 6 identifies all major highways and roads in the Kelseyville Planning Area. Those which
have not yet been discussed are the collectors in the area. Soda Bay Road is the most significant of
these roadways. It provides a major link between Lakeport, Clear Lake State Park, Soda Bay,
Buckingham, Riviera Heights, Riviera West, and State Route 281. Gaddy Lane is regionally significant
in that it provides a direct route (via Main Street
and State Street) to Soda Bay Road from Kelseyville and Route 29. Lampson Field Airport
lies adjacent to Highland Springs Road, thereby imparting some degree of regional significance to this
roadway.
5-2
Big Valley Road is significant locally in that it provides for goods movement through a prime
agricultural area north of Route 29. Bell Hill Road serves a similar function south of Route 29. Kelsey
Creek Road is the major access to Route 29 and Kelseyville directly south of the community. A
portion of Live Oak Drive and Cruikshank Drive serves a similar, but more limited function.
Within the community of Kelseyville, State Street serves as a short connector for through traffic
between Main Street and Gaddy Lane. Gaddy Lane, between State Street and Gunn Street (Loasa
Road), provides an east/west link along the north perimeter of the community. Its utility however, is
somewhat constrained by the low water crossing of Kelsey Creek on Merritt Road immediately west of
Loasa. Konocti Road provides access to a developing residential neighborhood and three public
schools in southeast Kelseyville. Wilkinson Road, Oak Hills Lane, and future streets in the area will
serve local traffic generated in this area. Figure 7 depicts the generalized location of future roads and
improvements recommended in this plan.
State Highway System
Within the Kelseyville Planning Area, the highest traffic volumes occur on State Route 29.
Volumes on State Route 29 range from 6,500 per day near Bottle Rock Road to 10,600 near the State
Route 175 (Hopland Grade) junction. Peak month traffic volumes range from 6% to 10% higher than
average. Traffic volumes consistently increase from the southeast to the northwest as Route 29 bisects
the planning area. This trend demonstrates the interdependent relationship between the Kelseyville
Planning Area and the Lakeport Planning Area.
State Route 175 carries relatively minor volumes of traffic. The minor arterial segment
(Hopland Grade) serves only about 1,550 vehicles per day. Peak month traffic increases the average
daily traffic by 10%. The Collector segment (south Kelseyville to Middletown) serves only 840 vehicles
per day, and 930 vehicles per day during the peak month. Due to roadway alignment, limited pavement
width, steep grades and tight turns, Caltrans is considering closing a portion of Route 175 to most
vehicles with four or more axles in combination.
Level of service is a qualitative measure of the traffic conditions on a highway. Conditions such
as road geometrics and traffic volume on driver speed, safety, convenience, comfort, and economy are
considered. Level of service is rated from a high of "A" to a low of "F". Levels "A" and "B" represent
excellent to very good service, "C" and "D" represent good to adequate service, and "E" and "F"
represent poor to very poor service.
Level of service during peak hours on State Route 29 within the Kelseyville Planning Area is
currently in the "D" range. This means that passing demand is very high, though passing capacity is near
zero. It also means that platoons of vehicles develop (perhaps 5 to 10) behind slower moving vehicles.
Motorists are delayed up to 75% of the time, although average speeds of up to 50 mph can still be
maintained.
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5-4
TABLE 6
FUNCTIONAL CLASSIFICATION
KELSEYVILLE PLANNING AREA
CLASS
NO.
NAME
LIMITS
incipal Arterial
S.R. 29
State Route 29
Lower Lake to Upper Lake
inor Arterials
S.R. 175
State Route 175
U.S. 101 to S.R. 29
515
Bottle Rock Rd.
S.R. 29 to S.R. 175
522 V
Main Street
S.R. 29 to Big Valley Rd.
541
Big Valley Road
Main St. to Merritt Rd.
502
Soda Bay Road
South Main St. to
Konocti Bay Road
526
Merritt Road
S.R. 29 to Loasa Rd.
412
Highland Springs Road
Big Valley Rd. to Bell Hill Rd.
502 D
Park Drive
Soda Bay Rd. to Park Rd.
505
Gaddy Lane
Gunn St. to Soda Bay Rd.
510
Bell Hill Road
Main St. to Highland Springs Rd
516
Live Oak Drive
Cruikshank Dr. to Main St.
516 B
Cruikshank Drive
Live Oak Dr. to S.R. 29
518 A
Oak Hills Lane
Louis Ln. - Konocti Rd.
519
Konocti Road
Main St. to Oak Hills Ln.
520
Wilkinson Road
Lillian Dr. to Main St.
522
State Street
Main St. to Gaddy Lane
541
Big Valley Road
Highland Springs to
Soda Bay Road
542
Kelsey Creek Dr
Gross Cutoff to S.R. 29
Future Facility
Wilkinson Rd. to Konocti Rd.
ajor Collectors
inor Collectors
5-5
Traffic service on both segments of State Route 175 is currently in the lower "D" range,
approaching "E" (poor operating conditions). Level of service is highly impacted on this highway by
grade and curvature. With existing roadway width, grades, curvature, and roadside obstacles, the
highest level of service obtained is "D", regardless of traffic impacts on service level.
Accident rates on State highways in the Kelseyville Planning Area are near statewide averages.
The accident rate for the 3.5 mile segment of Route 29 between the junction of Route 175 and Main
Street is at the level which can be expected for similar facilities in comparable terrain. The 6.3 mile
segment between Main Street and Lakeport Boulevard is approximately 30% higher than the statewide
average. Route 175, between the Mendocino County line and Route 29, experiences an accident rate
of about 20% higher than the statewide average. The 11.2 mile segment of Route 175 (Collector
segment) south of Route 29 experiences a rate 60% higher than the statewide average. It should be
noted that the bulk of this segment is within the Cobb Mountain Planning Area. Although highway safety
in the planning area is of some concern, accident rates on State facilities remain within tolerable limits.
Traffic controls have not played a major influencing role on traffic in the planning area. State
Route 29 traffic has flowed unimpeded through the area, with the assistance of channelization at some
key intersections. The intersection of Live Oak Drive and State Route 29 will be signalized in 1995. It
is not known what effect this signal will have on traffic volumes on the streets in the vicinity at this time.
The junction of State Route 29 at State Route 175 is signalized, with Route 29 traffic given preference.
County Road System
The Kelseyville Planning Area encompasses the most productive agricultural area in Lake
County. Traffic volumes experienced on many of the County roads are reflective of the rural nature of
this area. Traffic volumes are significant only within the community of Kelseyville and major roads in the
vicinity.
In general, summer volumes may be as much as 20-25% higher than at low use (January February) periods. This is consistent with verified volume patterns which occur on the State highway
system in the county.
Main Street carries the highest traffic volumes in the area. A volume of 4,150 vpd (vehicles per
day) was recorded west of State Street in January 1991. This location is near the central business
district of the community. It is assumed that summer traffic volumes would be substantially higher at this
location. A summer count was obtained on Main Street south of Konocti Road. Although 4,415
(7/23/91) vpd were recorded at this location, it may be lower than at periods when school is in session.
An elementary school, a middle school, continuation school and Kelseyville High School all are
accessed via Konocti or Main Street in this area.
5-6
Merritt Road carries approximately 2,300 vpd between Main Street/Big Valley Road and State
Route 29. This short section of Merritt functions as an extension of the Main Street loop through
Kelseyville. Volumes on Merritt Road southwest of Route 29 are more representative of rural roads in
the planning area. Only 200 vpd were recorded immediately west of Route 29.
Soda Bay Road is a collector which carries significant volumes across the northern end of the
planning area. Traffic monitoring conducted in July, 1991, indicates a volume of 2,620 vpd west of
Gaddy Lane, and 3,600 east of the Gaddy Lane intersection. The proximity of Clear Lake State Park
to the east of Gaddy Lane and the season of these most recent traffic counts most likely accounts for the
disparity of volume data which was found on either side of Gaddy Lane.
The most direct access to Clear Lake State Park from points south is through Kelseyville via
Main Street, State Street, and Gaddy Lane. July, 1991, monitoring on Gaddy Lane showed volumes of
1,650 vpd using the facility. Volumes recorded for this same location during an off-peak period in 1994
indicate 1,500 vpd on this roadway.
Two significant roadways bisect the Big Valley agricultural area. Big Valley Road trends
southeast to northwest, generally paralleling State Route 29. Traffic volumes range from 1,800 vpd
north of Merritt to 1,200 vpd south of Soda Bay Road. Bell Hill Road carries volumes ranging from
370 vpd near the Highland Springs Road intersection to 1,150 vpd between Staheli and State Route
29.
Live Oak Drive is the major access to developed areas south of Kelseyville and State Route
29. This road ties into Cole Creek Road and Bottle Rock Road to the south. As many as 2,600 vpd
use this roadway.
Konocti Road provides the major access to southeast Kelseyville. In addition to bisecting
Kelseyville High School, Konocti provides access to several residential neighborhoods, a middle
school, and an elementary school. Volumes recorded east of Main Street on August 12, 1994,
indicates that 2,575 vpd use this facility. It is expected that volumes during school months are higher.
Other important streets within the community of Kelseyville extend between Main Street and
Gaddy Lane. The most important of these is State Street which provides access to Gaddy Lane and
Soda Bay Road from main Street. Third Street carries 1,350 vpd in central Kelseyville. Gunn Street,
even though very narrow in some areas, carries 1,000 vpd at the western flank of Kelseyville.
Mass Transportation
Public mass transportation is minimal within the Kelseyville Planning Area. There is no fixedroute service available to the general public. Public transportation which is available and open to the
public is limited to Dial-A-Ride service between Lampson Field Airport and Lakeport and the countywide senior and disabled transportation system.
5-7
Lakeport Dial-A-Ride generally operates between the State Route 175/State Route 29 junction
and the Nice-Lucerne Cutoff. Service is also provided to Lampson Field Airport on Highland Springs
Road. Lakeport Dial-A-Ride hours of operation are from 8 AM to 12 Noon and 1 PM to 5 PM
Monday through Friday. The overall effect of this service on the Kelseyville Planning Area is quite
minimal because of its exclusive orientation to the airport, which itself is located in a rural setting on the
fringe of the planning area.
Once each week, Lake County Senior Transportation offers service between Kelseyville and
Lakeport. Transit service is designed for senior citizens and the disabled community, but is also offered
to the general public when space is available. This service is available from North Coast Opportunities,
Inc. through a contract with Lake County. Transportation for medical appointments is also offered to
senior citizens and the disable on weekdays on a reservation basis.
Greyhound Bus Lines offers intercity and interregional service to the Kelseyville area. Service is
limited to one stop each day from a bus that originates in Lakeport. Transportation to Clearlake, Santa
Rosa, and San Francisco is readily available. Same day return service to the area is not available.
Access to Lake County communities along the Route 20 corridor is not provided. Access to all points
north, west, and east of Kelseyville must be made via transfer in Santa Rosa.
Nonmotorized Transportation
Nonmotorized transportation typically encompasses pedestrian and bicycle transportation.
Both forms of transportation are lacking physical improvements necessary to facilitate safe and efficient
transportation in the Kelseyville Planning Area.
Within the community of Kelseyville, pedestrian improvements are discontinuous. Where
sidewalks are present, they are concentrated on Main Street and on side streets within one or two
blocks north and south of Main Street. A complete sidewalk exists on the west side of Second Street,
linking Main Street to Gard Street School. Several blocks of Main Street in the central business district
also have adequate facilities. In most other areas of the community, sidewalks are either non-existent or
so discontinuous as to be ineffective in providing for pedestrian movement.
Lake County adopted a Bike Plan in 1992. The plan identifies bikeway improvement projects
countywide and ranks these projects in terms of relative priority. Within the Kelseyville Planning Area,
there are bikeway projects identified on twenty-three local roadways in the plan.
Funding for bikeway improvement projects has been extremely limited until recently. Within
Lake County, a limited amount is available each year through the Lake County/City Area Planning
Council. Discretionary funding is also sometimes available through the State Bicycle Lane Account
(B.L.A.) program. In 1991, a new source of funding became available through Proposition 116 funds.
5-8
Progress toward implementing bikeway projects is dependent upon available funding sources
and competing projects county-wide. Two Kelseyville area projects, Soda Bay Road and Konocti
Road, received high rankings in the draft plan. The Konocti Road bikeway project ranks second on the
county-wide short range priority project list and is expected to be constructed in 1996.
Two of the schools in the Kelseyville community are accessed via Konocti Road. Kelseyville
High School and Kelseyville Continuation School are also located at the intersection of Main Street and
Konocti Road and add somewhat to traffic generation in the area. In recent years the south shoulder of
Konocti Road was widened to increase pedestrian safety for school-age children using Konocti Road.
This improvement is perceived by some to also be a bikeway improvement. Its use as a bikeway
improvement is rather limited, however, since widening on the north side of the roadway (to facilitate
westbound bicycle traffic) was not completed.
Air Transportation
Lampson Field Airport is located off Highland Springs Road within the northwest corner of the
planning area. Lampson Field is a Basic Utility airport in the State aviation system. It is located
approximately three miles south of Lakeport in an area of intensive agricultural operations. Full use of
the 3,443 feet of runway at Lampson is constrained because of obstacles at both runway approaches.
The runway, in fact, is displaced because of the proximity of Highland Springs Road.
Lampson Field is the only public airport in Lake County. An estimated 40,100 operations take
place at the facility each year. There are 145 aircraft based at the airport.
Ground access is a growing concern at Lampson Field. Adjacent agricultural land uses in the
generate only minimal traffic volumes which do not conflict with the modest traffic created from
Lampson Field operations. The primary problem is at the Highland Springs Road/State Route 29
intersection. Left-turning northbound traffic often experiences delay due to the lack of acceptable gaps
in through traffic on Route 29.
Future development in the vicinity of the airport, such as industrial parks, may bring this issue under
increased scrutiny.
Future Role of Lampson Field
Lampson Field's basic role can be described as providing general aviation service to the
surrounding communities. In fulfilling this basic function, the airport also plays a variety of important
individual roles:
5-9
.
A local base of personal aviation - To pilots who fly primarily for personal reasons,
whether strictly for pleasure and recreation or occasionally on personal business, the
enjoyment of flying is paramount. Most of these users seek only a simply, friendly
airport which provides basic general aviation needs.
.
A point of access for pleasure and recreational visitors to the community - Pilots who fly
for pleasure and recreation like to fly to places which are interesting and enjoyable to
visit. Facility needs for this group of flyers is similar to local personal aviation flyers.
.
A transportation facility for business/corporate aviation - Some business related activity
occurs at the airport, but demand is not great.
.
A place to conduct aviation-related business - Lampson Field is itself a place of
business. Several aviation-related businesses are located at the airport on adjacent
private land or and land leased from the County.
.
A site for emergency access to the community - Airports are often of critical importance
as points of community access for emergency and relief services.
Although their relative importance might change to some degree, for the foreseeable future these
roles are expected to remain the predominant ones for Lampson Field. In general, the various roles are
compatible with each other. Discussions with airport users, together with the initial results of the users
survey, indicate that the greatest desire is for enhancement of the airport's personal travel and
recreational use roles for both local and visiting pilots. Continuation and enhancement of Lampson
Field's role as a location for aviation-related businesses is also important. There is, however, little
apparent demand for substantial upgrading of the business and corporate aviation role, nor does the
character of the community and its economy tend to support such demand.
In the nearer future, one additional role that could be a prospect for Lampson Field is a
scheduled airline service airport. Commuter airline service was briefly offered at the airport in the
1970's, but patronage apparently was not high enough to make the service economically viable. Under
present conditions - the size of the local population base, the character of tourist activity and other
aspects of the local economy, together with the state of the airline industry - reestablishment of
commuter service is considered unlikely. Nonetheless, it is a possibility that could be realized within the
20-year time span of the Lampson Field Master Plan adopted in 1993 by the Board of Supervisors.
If airline service were to be instituted at Lampson Field, it probably would be commuter service
to San Francisco (possibly via Santa Rosa) or Sacramento. Small, twin-engine, propeller aircraft,
seating from six to as many as 19 passengers, would be used. Beyond these basic assumptions, it is
impossible to predict the timing or level of service.
5-10
The volume of passenger enplanements would be highly dependent upon the destinations served, the
frequency of flights, the types of aircraft used, the fares charged, and other service-related factors.
Because so many widely variable assumptions are involved, no attempt is made in the present study to
account for this possible role in the development of activity forecasts or facility plans. It is important,
however, that the planning for future airport improvements not unnecessarily preclude the prospect of
commuter airline service.
Based Aircraft
Details of planned future facility development, financing options, and development priorities are
contained in the Lampson Field Airport Master Plan.
Pipelines and Transmission Lines
There are no new pipelines or electrical transmission lines planned in the Kelseyville Planning
Area.
5.3
Public Services
The ability to provide adequate services is an essential component to accommodating expected
growth throughout the Kelseyville Planning Area. Public services provided by Lake County and various
special service districts and private utilities are described below. A general assessment of long-range
public services and (or) private utilities needed to accommodate forecasted population growth is
provided in this section. Figure 3 illustrates existing service area boundaries in the Kelseyville
Community Area.
A.
Water
Domestic water in the community area of Kelseyville is provided by the Kelseyville County
Waterworks District No. 3, and in the vicinity of Finley (including Land's End, Holiday Cove and the
Big Valley Rancheria) by the County Special Districts Administration. Domestic water in the remainder
of the planning area is provided by individual wells, springs, surface water and by mutual water
companies at the Park Estates subdivision on Steelhead Drive and in Corinthian Bay.
The Kelseyville County Waterworks District No. 3 provides domestic water to approximately
854 connections within the district. The boundaries of the district are shown in Figure 8. The district
has two primary wells, which can produce an average of 220 and 450-650 gallons per minute
respectively. A third well is also available during the summer months when Kelsey Creek is dry. The
district has indicated that the well levels can drop as much as 40 feet during the summer irrigation
season. The district operates three storage facilities; two 250,000-gallon tanks on Sand Hill south of
the community and one 50,000-gallon tank at the top of Valley Vista Drive. There are currently 854
connections
5-11
5-12
to this system. The district will eventually need to replace this old tank with a larger tank(s) on the side
of Mt. Konocti near the treatment facilities to provide additional storage for fire protection purposes and
to accommodated future growth.
The Finley water system, County Service Area #6, has 201 connections within the district. The
district has one primary well, producing approximately 300-400 gallons per minute. There is also one
well that is only partially available for use, around 10-12 days per year, because of high iron and
manganese content. The district does not have any water storage, except the water in the system and
within a 5,000-gallon pressure tank.
B.
Sewer
The community area of Kelseyville is provided with public sewer service from the Kelseyville
County Waterworks District #3, and the Finley area is served by Lake County Sanitation District
Assessment District 9-1 administered by the Special Districts Administration. The treatment facility is
located north of the community on Gaddy Lane, and the storage/evaporation reservoirs are located on
the side of Mt. Konocti. The capacity of this plant is 260,000 gallons per day. The plant currently is
operating at approximately 40% of total capacity, but goes to as much as 60% on heavy use days. This
system currently serves 1,050 connections within the community area and 68 connections in Corinthian
Bay and the State Park.
The Land's End/Holiday Cove area and portions of the Big Valley Rancheria on Rancheria
Drive are served by public sewer service through the Sewer Assessment District 9-1. The effluent from
theses areas is treated at the City of Lakeport sewer plant.
The remainder of the planning area is served by individual septic systems. For the most part,
these systems perform adequately; however, several areas, particularly those with high groundwater or
those with small parcels, should not be developed without public sewer being available. Specifically, the
commercial area surrounding Lampson Field, the Green Acres area on Clark Drive, Park Estates on
Steelhead Lane and the lots in the Cold Creek Estates subdivision should be connected to public sewer
or other private community system. Potential cumulative impacts associated with the extension of sewer
lines should be analyzed closely to prevent the conversion of agricultural lands to more intense use.
Adequate buffer zones should be provided around the sewer treatment facilities.
C.
Fire Protection
Fire protection agencies service the area include the California Department of Forestry (CDF),
the Kelseyville Fire Protection District and the Lakeport County Fire Protection District. CDF is
responsible for all brush fires outside of the local response areas, and responds from the Kelsey-Cobb
station on Highway 175 and Red Hills Road. The Kelseyville Fire Protection District covers the portion
of the planning area that is generally east of Adobe Creek, and the Lakeport County Fire Protection
District covers the area west of the creek, including Finley. The fire station in Kelseyville is manned 24
5-13
hours a day with paid personnel, and has 25-30 volunteers. The Finley substation in the Lakeport
County Fire Protection District is operated by volunteers, with the primary base of operations at the
Lakeport station. The Lakeport station is also manned 24 hours a day with paid personnel.
The Fire System Study adopted by the Lakeport District proposes to construct a new station at
Lampson Field airport and to close the Finley station. The location would provide better response time
to emergencies that may occur at the airport.
D.
Drainage
Adequate drainage is an important factor in the health and safety of a community. While much
of the Kelseyville Community Development Area without gutters or storm drains has good percolation,
drainage problems occur in the area along Main Street near Fifth and Seventh Streets, on Konocti Road
near the middle school and in the vicinity of Lampson Field. Due to its flat nature, localized drainage
problems occur throughout much of the community area during periods of heavy rains. A Master
Drainage Plan (MDP) is currently being prepared for the Kelseyville Community Development Area.
The MDP will provide a guide to the installation of new drainage facilities to alleviate local drainage and
flooding problems.
As the community of Kelseyville grows, improvements will have to be constructed along with
new street facilities associated with housing and commercial development projects. New drainage
facilities should be constructed: 1) in accordance with applicable standards and acceptable design
practices; and 2) to accommodate the full build-out of proposed land uses within the drainage basin
affected by new development; and 3) in conformance with the recommendations of the adopted Master
Drainage Plan.
E.
Law Enforcement
The Lake County Sheriff's Department is the major law enforcement provider in the Kelseyville
Planning Area. The California Highway Patrol also polices along the California State Highways
(Highways 29 and 175) and county roads in the Kelseyville area. The Highway Patrol office serving the
entire county is located in the community area of Kelseyville. There is currently one sworn officer
assigned to serve the Kelseyville area. Ideally, there is one officer available for every 1,000 people.
This beat includes areas outside of the Planning area boundary, such as Soda Bay, Riviera Heights and
Buckingham. Response time to Sheriff's calls can vary from a few minutes to as long as a half-hour,
depending on location and other activity. The Kelseyville beat usually has the highest caseload of all the
beats in the county, and is critically understaffed. As new development occurs in the area, the need for
additional law enforcement will be increased.
5-14
F.
Schools
The Kelseyville area is served by both the Kelseyville Unified School District and the Lakeport
Unified School District. The Kelseyville District includes an elementary school for grades kindergarten
through third on Konocti Road, an elementary school for grades four and five on Gard Street, a middle
school for grades six, seven and eight on Konocti Road, a high school on Main Street and Konocti
Road, and a continuation school on Konocti Road. A new elementary school in the Clear Lake Riviera
is expected to open in 1995 and will help alleviate the overcrowding in the lower grade levels.
Total enrollment in the district was 2,163 in 1994. Between 1984 and 1994, the district has
experienced a 67% increase in student population (866 new students). This increase has resulted in
significant overcrowding and the need for expansion. Other plans for expansion include relocation of
the bus barn and tennis courts from the Gard Street campus to provide additional space, construction of
a dining facility at the middle school to allow the gym to be used more, and construction of an
auditorium at the high school which could be used by other groups for meetings and cultural
presentations. New development at schools that increase traffic or impact other public facilities should
provide improvements and mitigation to offset those impacts.
The Lakeport Unified School District had an enrollment of 1,728 in 1994, and grew
approximately 27% from 1984 to 1994 (369 new students). All of the district schools are located
within the City of Lakeport. Given the rural nature of the Kelseyville area within the district, growth that
would impact the school from this area will be minimal compared to potential growth in and around the
city.
The biggest priority for the Lakeport district is to acquire additional land for the expansion of
facilities, as the existing school property on Lange Street does not have room for new buildings. Ideally,
the district would like to obtain enough land to construct a new school campus to replace an existing
school, allowing expansion to also occur on the existing site.
G.
Parks and Recreation
The general plan has set goals and standards for managing and planning the county's park
system. The Lake County Parks and Recreation Department is charged with managing and maintaining
the county park system.
The general plan sets guidelines for developing neighborhood and community-oriented parks.
The National Recreation and Park Association (NRPA) acreage standards for determining park and
recreation facilities in a given area are used as a basis for planning community parks (Lake County
General Plan, Page IV-94 and 95 and Technical Appendices, page 43).
5-15
The county Department of Parks and Recreation operates three public parks in the Kelseyville
area. Lakeside Park, located at the north end of Park Drive, consists of 53 acres, and offers boat
launching, fishing, swimming, softball, picnicking and room for large gatherings. Lakeside is one of the
most heavily used parks in the county. Kelseyville Community Park, three acres in size, is located on
State Street near Main Street in the center of the community of Kelseyville, and is improved with picnic
facilities and playground equipment. The Pioneer mini-park, located behind the stores on the north side
of Main Street, is approximately 5,000 sq. ft. in size and provides a small picnic area.
The Lake County Flood Control and Water Conservation District maintains Highland Springs
Reservoir and the surrounding lands. Approximately 200 acres (including the reservoir) are used for
recreation purposes, including fishing, improved picnic areas and a disc golf course.
As in many areas, the public schools also provide for a significant amount of recreation in the
form of ball fields, basketball courts, tennis courts and playgrounds.
There are no private resorts or campgrounds within the planning area, nor is there any significant
commercial recreation facility available, such as a bowling alley, golf course or theater. However, the
centralized location of the community allows for easy access to such facilities in other areas of the
county.
Clear Lake offers exceptional opportunities for water-oriented recreational activities and, for
many years, has attracted very large numbers of vacationists and recreationists. Emphasis on tourism is
increasing and public access to the lake is available at the county park and Clear Lake State Park which
is adjacent to the planning area. Annual visits to the State Park have increased by over 50,000 people
in the last ten years. Activity at the parks increase business activity in the Kelseyville community.
H.
Solid Waste Disposal
Lake County's only active solid waste landfill is located within the City of Clearlake off Davis
Street near Quackenbush Mountain. The landfill is managed by the Lake County Department of Parks
and Solid Waste. The county has been divided into three franchise areas for the purposes of allocating
solid waste collection permits to private haulers. Timberline Disposal Company provides solid waste
pick-up throughout most of the planning area.
I.
Library
Lake County provides and maintains four regional libraries. County library facilities are located
in Upper Lake, Clearlake, and Middletown, with the main library in Lakeport.
5-16
J.
Street Lighting
Street lighting in the community of Kelseyville is provided by the Kelseyville Lighting District.
The District is limited to the central portion of the community. Funding for the District comes from a
portion of local property taxes. The county pays for electricity and Pacific Gas and Electric Company
provides maintenance of the District's lighting system.
Expansion of Kelseyville's lighting system can occur through annexation to the existing district or
by creation of a new assessment district. Large development projects within the community
development area, but not served by the existing lighting district, should annex into the existing district.
As future development occurs in the eastern portion of the community development area, the
need for street lights will increase. This development and additional lighting may eventually result in the
need to relocate the Taylor Observatory to a less developed area.
K.
Hospital
Lakeside Hospital District provides services to an extensive area in north Lake County,
including all of the Kelseyville Planning Area. The District's hospital is located north of the City of
Lakeport approximately 10 miles from downtown Kelseyville. The hospital is a 63-bed facility and
provides the following services: acute care, emergency treatment, intensive care, physical therapy,
respiratory therapy, X-ray, nuclear medicine, pharmacy, laboratory, outpatient clinic, cardiac
rehabilitation unit and diabetic screening.
L.
Cemetery
The planning area is served by one public cemetery district, the Kelseyville Cemetery District.
This cemetery is approximately 20 acres in size and has adequate additional capacity. The cemetery is
located on Bell Hill Road.
5.4
Housing
State planning law requires counties and cities to revise and update their housing elements every
five years. A revised housing element was adopted by the County in July 1992, that sets overall housing
goals, policies and programs for the next five-year period.
The community area is provided with a sufficient supply of affordable housing in six existing
mobilehome parks, government-assisted multiple and single-family developments and private multiplefamily development.
5-17
The major housing issues in the Kelseyville Planning Area include the following:
5.5
o
Overcrowding of farm labor quarters.
o
Needed housing rehabilitation.
Economic Development
The need for increased local employment opportunities was among the issues discussed by the
Community Planning Advisory Committee. The Committee also expressed a desire to retain Main
Street as the central business district, and to discourage new commercial development in other areas of
the community that would detract from the viability of the commercial center. Commercial uses such as
offices, restaurants, wholesale sales, and similar uses would be appropriate in these areas. Uses that
could benefit from highway visibility such as vehicle sales, factory outlets and restaurants should be
encouraged in those commercial areas adjoining Highway 29. Commercial uses in the Lampson Field
environs should be limited to aircraft related uses, such as aircraft sales and service, flight training
facilities, and commercial hangars.
Over the long term, the community of Kelseyville has several economic development
advantages. These include the following:
1.
Centralized location to several other communities in the county.
2.
Proximity to the State Park.
3.
Adequate public sewer and water system.
4.
Available land suitable for commercial and industrial uses.
5.
An attractive environment.
6.
A well defined community and downtown commercial district.
7.
Close proximity to a county airport.
8.
Relatively inexpensive land and labor costs.
Disadvantages facing Kelseyville's economic development future area related to Lake County's
overall distance from major population and economic centers, lack of air or rail transportation systems,
lack of diversity in local employment and services, inadequate or underdeveloped recreational facilities,
a need to develop a specific economic development strategy and theme, substandard and deteriorated
buildings, and problems with providing adequate infrastructure (such as curbs, gutters, sidewalks and
paved roads).
5-18
Community Development Policies
The following objectives and policies may be applicable county-wide and will guide land use,
circulation, public services, housing, economic development and planning programs in the Kelseyville
Planning Area. These objectives and policies shall be utilized in concert with applicable policies found in
Sections 3 and 4 of this plan, as well as those of the general plan.
Land Use:
Objective
5.1a:
To encourage orderly growth and development within the Kelseyville Planning Area by
focusing higher intensity development within the community of Kelseyville. Lower
intensity land use patterns are encouraged in areas without public water and sewer
systems in the remainder of the planning area.
Policies
5.1a-1: Existing development patterns consistent with the Lake County General Plan should be
recognized to logically provide for future development in the area.
5.1a-2: The focus of most new development in the planning area should be within or adjacent to the
community of Kelseyville. Additional development in the immediate area of Finley may
also be considered if adequate public services are available.
5.1a-3: Retail commercial development should be focused in central locations in the Kelseyville
community development area.
5.1a-4: Heavy commercial and light industrial uses should not be approved in locations incompatible
with neighboring residential, retail or commercial land uses.
5.1a-5: Large lots and reduced residential densities should be encouraged in outlying areas of the
Kelseyville Community Development Area.
5.1a-6: Areas located adjacent to Kelseyville's Community Development Area shall be maintained in
parcels of sufficient size to accommodate urban development beyond the 20 year life of
this plan.
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5.1a-7: Heavy commercial and industrial development located near Lampson Field shall be developed
through the planned development process provided necessary public services area
available. All development in the vicinity of the airport shall be in conformance with the
Lampson Field Airport Land Use Compatibility Plan.
5.1a-8: Community commercial development shall be promoted in the designated Community
Development Area. Strip development and large outlying shopping centers should not
be allowed as they would deteriorate the economic viability of downtown Kelseyville.
Objective
5.1b:
To designate appropriate amounts of land for uses to accommodate projected growth
rates in the Kelseyville area for the next 20 years. The land use map shall designate
sufficient lands to accommodate a balance of land uses subject to environmental and
public service constraints.
Policies
5.1b-1: A high priority should be given to providing service and employment opportunities locally in the
Kelseyville Planning Area in order to boost economic development and reduce travel
distances.
5.1b-2: Population projections and changes in the Kelseyville Planning Area should be reviewed and
assessed every five years.
5.1b-3: A system should be developed to monitor building permit data for the County's planning areas,
including Kelseyville.
5.1b-4: Cost/benefit analysis should be conducted for proposed major developments to determine the
fiscal impact of a project on public services and the community.
Objective
5.1c:
To promote a mixed land use pattern that provides for the orderly and efficient
development of the community within the community of Kelseyville.
Policies
5.1c-1: Land use planning decisions should encourage the efficient and cost-effective development of
public services in the planning area.
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5.1c-2: Development should be encouraged on non-prime agricultural soils within or contiguous to
existing development and services in the Kelseyville Community Development Area.
5.1c-3: The land use plan designates a community development area boundary line. This line is intended
to define the area where development services, including water and sewer may be
provided. The community development boundary line should be reevaluated at least
every five years of as necessary through the life of the plan.
5.1c-4: Infill development shall be encouraged within Kelseyville's Community Development Area.
Objective
5.1d:
To promote land use patterns within the Kelseyville Planning Area that maintain and
preserve the area's natural resources.
Policies
5.1d-1: Land designated for resource conservation purposes shall be provided special protection
through such tools as zoning, public purchase, conservation or open space easements,
or other applicable legal instruments.
5.1d-2: Rural Lands - B5 zoning shall be promoted on land holdings that include portions of the valley
floor that do not possess prime agricultural soils and surrounding hills. This zoning
allows clustering of parcels based on density and consequently more efficient utilization
of land at these locations.
Objective
5.1e:
To ensure that amendments to the land use designations in the Kelseyville Area Plan are
found to be in the overall public interest of the community rather than the personal
interests of any one individual or group. Amendments must be found to be consistent
with and not compromise the goals and policies of the plan.
Policies
5.1e-1: Proposals to amend the Kelseyville Area land use map that increase the acreage of land
designated rural residential and suburban reserve shall be evaluated by the following
criteria:
1)
Adequate water with suitable quality must be provided for each proposed
parcel.
5-21
2)
Soils must be suitable for on-site disposal of septic wastes.
3)
Adequate access, water storage or equivalent measures for rural fire protection
is provided.
4)
The proposal must not adversely affect agricultural operations.
5)
The proposal must not impact any important or unique natural resource.
6)
The supply of existing vacant rural residential or suburban reserve lots should be
insufficient to accommodate projected growth in rural areas in the vicinity of
Kelseyville.
7)
The proposal should provide a logical buffer between suburban densities and
agricultural or more remote rural land uses.
8)
The area should be adjacent to land designated rural residential or suburban
reserve and the proposal should not result in a "spot" designation inconsistent
with surrounding land use designations.
5.1e-2: Proposals to amend the Kelseyville Area land use map that increase the acreage of land
designated suburban residential, medium density residential and urban residential shall
be evaluated by the following criteria:
1)
Public water and sewer must be available to serve the property.
2)
The proposal should not reduce the capacity of the public water or sewer
systems to accommodate land already designated for development.
3)
Adequate access must be available or proposed to safely handle the potential
increase in traffic.
4)
The proposal must not adversely affect agricultural operations.
5)
The proposal must not impact any important or unique natural resource.
6)
The supply of existing vacant land with the same designation as that proposed
should be insufficient to accommodate projected growth within the community
area of Kelseyville.
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7)
The area should be adjacent to existing land designated with the same
designation as proposed and should not result in a "spot" designation or be
incompatible with existing residential densities in the vicinity.
Circulation:
Objective
5.2a:
To encourage safe, adequate public access for motor vehicles, bicycles and pedestrians
for the orderly growth and development of the Kelseyville area.
Policies
5.2a-1: Street and highway circulation improvements and priorities in the community of Kelseyville shall
be consistent with the Kelseyville Circulation Plan text and maps.
5.2a-2: The existing intersections of Main Street with State Street, and Live Oak Drive, and Gunn
Street should be redesigned or relocated to provide more efficient traffic movements.
5.2a-3: Pro-rata contributions for the construction of a new bridge over Cole Creek at Wilkinson Road
shall be required of new discretionary development proposals located in the southwest
portion of the community area.
5.2a-4: State Street should be extended north to Gaddy Lane.
5.2a-5: Street lights should be required where new roads intersect collector streets and at existing
intersections that experience increased night time traffic.
5.2a-6: Pro-rata contributions for improvements to the intersections of Highway 29 and Highland
Springs Road, and Argonaut Road and Highland Springs Road shall be required of new
discretionary commercial and industrial development in the vicinity of Lampson Field.
5.2a-7: The streets classified as collector and arterial streets in Table 6 should be constructed in
accordance with adopted county standards and regulations. Such streets shall be
provided with adequate setback lines, and necessary rights-of-way and improvements
shall be required of developments along these streets.
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5.2a-8: New and existing collector streets within the Kelseyville area shall be designed to minimize
direct residential and other local access in an effort to reduce traffic friction along
collector street alignments. Common easements and driveways shall be required for
land divisions fronting new or existing collector streets. Use of non-access strips and
frontage streets and closure of existing encroachments shall be considered for
subdivisions abutting new or existing collector streets.
5.2a-9: Businesses that utilize large trucks should be encouraged to not use Main Street for through
traffic unless necessary for delivery purposes.
5.2a-10:
The County should support the upgrading of Route 29 to a four-lane facility, including
the implementation of interim projects to create additional passing opportunities.
5.2a-11:
Further direct access to Route 29, whether through driveways or intersections should
be avoided to reduce potential conflicts and be consistent with the long-term goal of
providing a limited access facility.
5.2a-12:
The County should continue the effort to improve Soda Bay Road to state standards so
that it may be eligible for acceptance into the State Highway System.
5.2a-13:
The following improvements should be considered when reviewing new projects:
1)
Rural area capacity and safety projects on Gaddy Lane, Highland Springs
Road, Big Valley Road, and Soda Bay Road.
2)
Extend Oak Hills to the south to intersect Wilkinson Road as development of
southeast Kelseyville dictates.
3)
Widen Wilkerson, including replacement of Cole Creek bridge, in coordination
with extension of Oak Hills to Wilkerson.
4)
Widen Konocti Road, including development of Class II bikeways within the
right-of-way.
5)
Extend Main Street to eastward to a point directly north of the Konocti/Oak
Hills intersection, redesigning the Main/State intersection to improve operations.
6)
Extend Oak Hills north of Konocti initially to Main Street, then north and west
to an intersection with Gaddy Lane just ease of State Street.
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7)
Extend Sylar to meet Oak Hills (extended).
8)
Consider signalization at the intersection of Main/State and Main/Konocti when
traffic conditions warrant.
Objective
5.2b:
To improve public transit, parking, bicycle, and pedestrian facilities in the community of
Kelseyville.
Policies
5.2b-1: The preparation of a downtown parking plan shall be viewed as a key element to downtown
Kelseyville's economic development strategy.
5.2b-2: Bicycle facilities shall be encouraged on new and existing collector and arterial streets within the
Kelseyville community development area in accordance with the approved County
Bicycle Plan. Bicycle and/or multipurpose trails shall also be encouraged in scenic
areas.
5.2b-3: Park and ride facilities serving commuters to other communities should be encouraged at safe
compatible locations when constructed to acceptable standards.
5.2b-4: Demand for Dial-A-Ride service in the Kelseyville area should be monitored. Extension of the
Lakeport Dial-A-Ride to serve Kelseyville (perhaps on a limited basis) should be
considered.
5.2b-5: Kelseyville should be considered as a stop for any proposed fixed route transit service which
links Lakeport and Clearlake along the Route 29 corridor.
5.2b-6: Sidewalks should be installed in conjunction with road improvement projects in the community
area.
5.2b-7: Sidewalks should be installed in conjunction with land development for densities greater than 1
unit per acre and for all commercial development.
5.2b-8: Proposition 116 funds have been pursued and allocated for pedestrian improvements along
routes to schools. Priority projects include pedestrian access adjacent to Kelseyville
High School and adjacent to Kelseyville Primary School on Konocti Road, along
Gaddy Lane, and along Main Street north of Kelseyville High School.
5-25
5.2b-9: Funding available through the Lake County/City Area Planning Council for pedestrian and
bikeway projects each year should be considered for candidate projects in the
Kelseyville area.
5.2b-10:
Future activities on the airport site and on adjacent land should be consistent with the
Airport Master Plan.
Objective
5.2c:
To ensure complete mitigation for intercounty regional utility transportation facilities,
including high voltage electrical transmission lines and energy or water pipelines, and
fiberoptic communications, which do not serve the local population and which provide
little or no long-term benefit to the local affected area.
Policies
5.2c-1: Intercounty transmission facilities shall not adversely impact any area identified as a unique
critical resource area as defined by Policy 3.71.
5.2c-2: Intercounty transmission facilities shall not adversely impact any area identified as an approved
park and recreation facility.
5.2c-3: Intercounty transmission and pipeline facilities which are determined by the County to provide
little or no long-term benefit to the local affected area shall be required to provide offsetting mitigation that may include:
1)
Off-site mitigation funds for local projects that help offset the loss of diminished
scenic and/or recreational amenities in the area;
2)
Subventions to compensate for lost property tax revenue due to loss of
property value during the life of the project;
3)
Payments for on-going monitoring programs during the life of the project; and
4)
Transportation-related mitigations to local communities and areas which are
adversely affected by the project.
Public Services:
Objective
5.3:
To ensure that development is coordinated with public service capabilities.
5-26
Policies
5.31a:
Capital improvement plans and programs should be encouraged as a means of
coordinating public service improvements, maintenance and acquisition in the Kelseyville
Planning Area.
5.31b:
Intergovernmental consultation among the County and local special districts shall be
coordinated regarding the planning of public service improvements in the Kelseyville
Planning Area.
Water and Sewer:
5.32a:
The Kelseyville County Waterworks District Number 3 is the purveyor of water within
the Kelseyville Community Development Area as defined in this plan and the County
Assessment District 9-1 water system is the purveyor of water within the Finley area.
5.32b:
Water and sewer services in the community area of Kelseyville should be coordinated.
Where applicable, water master plans shall be coordinated with the Kelseyville Area
Plan.
5.32c:
In reviewing projects of governmental agencies, including water or sewer services, for
general plan consistency pursuant to California Government Code Section 65402,
proposed projects will be evaluated to ensure the following:
1)
That the project is designed to serve development at the densities or intensities
and locations depicted on the land use map;
2)
That the project substantially complies with other applicable general plan goals,
objectives and policies.
5.32d:
Groundwater usage of all water service agencies shall be monitored to prevent longterm degradation and depletion of groundwater basins in the Kelseyville area.
5.32e:
New commercial development in the vicinity of Lampson Field should be limited to
aircraft hangars until an adequate sewage disposal system is installed.
5.32f:
Existing lots in areas with a high water table and within the community area should be
connected to public sewer.
5-27
On-site Wastewater Management:
5.33a:
Water pollution investigations should be conducted in areas suspected of containing a
significant number of failing on-site wastewater disposal systems which present a
potential threat to local water quality.
5.33b:
The creation or extension of a community water or sewer system in an area where
water quality does not meet drinking water standards shall be designed to discourage
premature development inconsistent with the land use map and pertinent general plan
goals, objectives and policies.
5.33c:
The extension of services by the Kelseyville County Waterworks District Number 3
shall conform to the District's sphere of influence, as approved by the LAFCO. The
extension of District services beyond its sphere of influence or community area
boundary shall be allowed only when documented water quality problems are found to
occur in outlying subdivisions and no other sources of water area reasonably available,
or when consistent with the area plan with adequate services available.
5.33d:
Formation of septic maintenance districts should be encouraged as an interim
management practice if on-site septic systems are documented to have contributed to
local violations of water quality standards.
Drainage:
5.34a:
New drainage facilities in the Kelseyville community development area shall be
constructed in accordance with any adopted Master Drainage Plan and consistent with
applicable standards and design practice to accommodate a frequency storm at full
build-out of designated land uses, as shown on the land use map.
5.34b:
Curbs and gutters shall be required where needed in the Kelseyville Community
Development Area to direct drainage as well as to provide safe pedestrian access.
Fire Protection and Law Enforcement:
5.35a:
Local fire protection districts should work with area water purveyors to increase fire
safety and water supply for existing development.
5.35b:
The county and local fire protection districts should coordinate in providing assurances
that fire standards are met by new development.
5.35c:
Sheriff patrol levels that correspond to population growth in the Kelseyville Planning
Area should be maintained.
5-28
5.35d:
New commercial uses should be required to provide private security measures.
Schools:
5.36a:
The Kelseyville and Lakeport Unified School Districts should be encouraged and
supported in search of long-term solutions to over-crowding and funding problems.
5.36b:
Local schools should ensure that school recreation facilities are available during nonschool hours.
Parks and Recreation:
5.37a:
Existing park and recreation facilities should be maintained to serve local needs, as well
as help attract tourism to the Kelseyville Area.
5.37b:
Efforts to fund, maintain and expand the shared recreation facilities at the Kelseyville
schools for community use during non-school hours will be supported.
5.37c:
New park facilities that complement the protection of riparian, wetland and other
important wildlife habitat are encouraged.
5.37d:
Available state and federal park land, park facility and open space assistance grants
should be sought. The County's land acquisition reserve should be utilized for providing
local matching funds when required by assistance grants.
5.37e:
A linear park should be encouraged along Kelsey Creek within the community area for
fishing and swimming. Additional efforts to seek comprehensive landowner agreements
to allow public fishing access to portions of Kelsey Creek outside of the community
area should be considered. This policy should be viewed as an effort to help promote
tourism and assist the local resort industry.
5.37f:
Efforts to develop private youth-oriented recreation facilities and other commercial
recreation and leisure uses in the Kelseyville community shall be supported.
5.37g:
The County should continue to seek parklands and park improvements by implementing
its Quimby Act Ordinance or through donations as they become available to areas
considered deficient in park facilities.
5-29
Other Public Services:
5.38a:
Provisions for street lighting should be included in existing as well as all new subdivisions
at urban or suburban densities within Kelseyville's Community Development area.
5.38b:
A recycling center in the community of Kelseyville should be encouraged and
supported.
5.38c:
The relocation of Taylor Observatory should be addressed during the review of new
development that increases ambient light in the area.
Housing:
Objective
5.4:
To implement housing programs in the Kelseyville Planning Area that follow the
applicable policies and programs of the Lake County Housing Element.
Policies
5.41:
The Lake County Housing Authority should seek outside funding sources, such as
community development block grant funds, for the purposes of housing rehabilitation,
including farm labor housing, in the Kelseyville, Finley and other need areas.
5.42:
Private non-profit housing organizations shall be encouraged to develop affordable
senior citizen housing in Kelseyville's central residential area.
5.43:
Medium and high density residential developments in the community of Kelseyville
which are compatible with the neighborhood character shall be encouraged in locations
close to services assuming adequate sewer and water facilities.
Economic Development:
Objective
5.5:
To encourage comprehensive economic development efforts for the long term benefit of
the community of Kelseyville. Such efforts should involve a high level of community
participation.
5-30
Policies
5.51:
Centrally located businesses and services on Main Street shall be encouraged. Such
facilities include the post office, a museum, restaurants, professional offices, specialized
retail shops, and financial services.
5.52:
A design review combining district has been adopted for the Kelseyville Planning Area
as indicated in Figures 12 and 13. This design review combining district has been
accompanied by community design guidelines for commercial and industrial
development (see Appendix A).
5.53:
Consideration should be given to adopting themes related to Kelseyville's agricultural
and cultural resources. Recognizing the above, a historic restoration and downtown
economic development program should be promoted for downtown Kelseyville.
5.54:
Preparation of an overall economic development strategy could be encouraged
specifically for the community of Kelseyville. A community economic development
strategy should emphasize advantages associated with the agriculture industry, the wine
industry and tourism, Kelseyville's downtown and the area's natural setting.
5.55:
The "HP" Historic Preservation Combining District on historic building sites should be
considered for implementation listed in Appendix B.
5.56:
The following components shall be considered to promote a healthy diversified
economy:
a)
Commercial and industrial activities should be encouraged to bring about stable
economic growth and improved quality of life.
b)
The image of the community should be improved by providing incentives for
residents and businesses who take efforts to beautify their properties.
c)
Community commercial development which reinforces the economic viability in
the community of Kelseyville rather than fosters strip development along
Highway 29 should be encouraged.
d)
The implementation and establishment of bicycle and equestrian trails should be
promoted.
e)
Annual events that attract tourists should be encouraged.
f)
Activities for young people should be provided such as the establishment of a
community center.
5-31
6.0 LAND USE AND ZONING PLANS
Figures 9-19 contain the draft land use designations and zoning for the entire area encompassed
by this plan.
6.1
Commercial & Industrial Land Uses
The areas on Live Oak Drive on both the north and south side of Highway 29 have also been
designated Community Commercial to allow commercial uses that would benefit from highway visibility.
These areas have been zoned "PDC" to ensure that new commercial use of the property is of a type
that will not adversely impact the central business district. The types of uses that would be appropriate
are a factory outlet mall, an office park, restaurants, or a new auto dealership.
The area along Kelsey Creek adjacent to Big Valley Road and Gard Street, south of Gaddy
Lane/Merritt Road have been designated for Service Commercial uses to reflect existing land use
patterns in the area. Care must be taken in this vicinity to ensure that development and commercial
activities do not adversely impact water quality or the riparian corridor.
The area on the north side of Merritt Road between Kelsey Creek and Big Valley Road is
proposed to remain designated Industrial/Heavy Commercial, and are zoned "M2", Heavy Industrial.
The areas located on either side of Merritt Road west of Big Valley Road have been designated
Industrial and zoned "MP", Industrial Park. These areas should remain in agricultural production until
such time that a major project is proposed that involves a unified development plan. Development of
these areas should present an attractive, cohesive appearance that does not detract from its high
visibility from Highway 29.
Some isolated parcels have also been designated Industrial/Heavy Commercial to reflect
existing land uses that have not resulted in any land use conflicts, including the Stokes Ladders property
and the old Work Right site in Finley. The Finley area also has land designated Community Commercial
and Local Commercial, intended to primarily serve the immediately surrounding area. Some land
immediately adjacent to Lampson Field Airport has been designated Heavy Commercial/Industrial and
has been zoned "C3" Service Commercial and "PDC" Planned Development Commercial. Land uses in
these areas should be limited to aviation-oriented businesses.
6.2
Residential
The majority of new single-family development is expected to occur in the eastern portion of the
community area. The major constraints in this area will remain drainage and access. Residential
densities in this area should be compatible with existing density patterns, approximately 3 units per acre.
The large vacant tracts bordering Gaddy Lane, Third Street and State Street have been designated for
medium density residential, and have been zoned "PDR". A clustered multiple family, condominium or
townhouse development with improved usable open space is promoted in this area. The area south of
Church Street has been designated high density residential, reflecting its close proximity to the
downtown area.
The area south of Cruikshank Road along Live Oak Drive to the Gross Cutoff, the area on Bell
6-1
Hill Road and Fifer Lane, and property on the north side of Konocti Road adjacent to the mountain
have been designated Suburban Reserve to provide land for 1-5 acre "ranchette" development in close
proximity to the community area. Areas to the west and south of the community area and several areas
in the valley are designated Rural Residential, reflecting the existing parcel sizes in those specific areas.
Areas that are characterized by high to extreme fire hazards, have steep slopes and are further away
from the community area have been designated Rural Lands.
6.3
Agriculture
Most of Big Valley has been designated agriculture based on the soil types and location. While
some properties are not in agricultural production and may be too small to support an economically
viable agriculture operation, they are designated as Agriculture to prevent incompatible development
that may adversely affect existing or potentially viable agricultural operations.
6.4
Combining Districts
The zoning plans contain the combining districts of "WW", Waterway; "W", Wetland; "SC",
Scenic; "FF", Floodway Fringe; and "AI", Agriculture Industry; to provide special regulations to
implement the policies in this plan.
6-2
TABLE 7
ACREAGE OF GENERAL PLAN DESIGNATIONS
Designations
Acreage
Public Lands
4,718
Agricultural
14,890
Rural Lands
17,441
Rural Residential
2,345
Suburban Reserve
257
Suburban Residential
801
Medium Density Residential
108
High Density Residential
41
Community Commercial
65
Service Commercial
39
Industrial
175
6-3
TABLE 8
ACREAGE OF ZONING DISTRICTS
Districts
Acreage
"A" Agricultural
12,373
"APZ" Agricultural Preserve
6,109
"O" Open Space
4,710
"RL" Rural Lands
14,120
"RR" Rural Residential
2,345
"SR" Suburban Residential
257
"R1" Single-Family Residential
531
"R2" Two-Family Residential
55
"R3" Multi-Family Residential
108
"C2" Community Commercial
41
"C3" Service Commercial
41
"PDC" Planned Development Commercial
65
"M2" Heavy Industrial
52
"MP" Industrial Park
54
6-4
KELSEYVILLE AREA PLAN
DESIGN GUIDELINES FOR COMMERCIAL
AND INDUSTRIAL DEVELOPMENT
WHY DESIGN REVIEW?
The Kelseyville Area is the gateway to Clear Lake State Park and related resort areas. It is also the
service center for the Big Valley agricultural businesses. Kelseyville and areas around Mt. Konocti are
fast becoming the residential area for retirement living, as well as providing housing within the community
for many young families. Although travelers come through much of Lake County prior to reaching
Kelseyville, it has a prime location to influence future business development in the County.
Consequently it is important that development provide a positive impression for travelers approaching
the community from the hills to the southeast. The approach from the northwest should also give the
impression of an organized well planned community.
Attractive buildings and landscaping reflect the values of a community, enhance its visual character,
attract business activity, and project community pride. Retail and tourist trade in a community such as
Kelseyville can be greatly enhanced by the projection of a positive community image to the traveler and
Lake County residents.
Typical problems such as "strip commercial" development, sign clutter, unscreened parking lots,
deteriorated buildings, and unimaginative, stark building designs are alleviated by the design review
process. In order to bring about gradual improvements in the quality of architecture, landscaping, and
signs in the community, the Board of Supervisors has adopted a design review process and guidelines
for all commercial and industrial projects in Kelseyville.
The community welcomes well-designed projects, and the county staff is ready to assist developers and
builders in making them successful. This handbook was prepared to assist community members and
builders with the design review process.
2
THE REVIEW PROCESS
Overview
The design review process is intended for commercial and industrial development located in community
centers, along scenic transportation routes or where aesthetic standards are deemed desirable by a
developer or a substantial segment of the local population. The Kelseyville Area Design Guidelines
were specifically drafted to address the general plan and zoning issues identified during the preparation
of the Kelseyville Area Plan.
Early Consultation
Before drawing detailed plans, the developers or designers may wish to discuss their ideas with
representatives of various county departments. While such a meeting is optional, planning division staff
will be happy to assist in coordinating the project. Early consultation is also recommended to help
explain the permitting process and hopefully avoid unnecessary delays and expenses. For example,
projects involving interior or minor exterior alterations often do not require design review.
The Permit Process
Design review application materials may be obtained by calling 707-263-2221, or contacting the Lake
County Community Development Department, 255 N. Forbes Street, Lakeport, CA 95453. Design
review is only applicable on lands zoned to include the design review combining district, signs, or as a
result of a use permit requirement for a specific commercial, industrial, apartment or condominium
project.
The Design Review Committee is available to meet weekly. All decisions of the Design Review
Committee can be appealed to the Lake County Planning Commission and ultimately to the Lake
County Board of Supervisors.
3
AREA WIDE DESIGN GOALS
1.
To promote architectural variety within the context of an organized community. Diversity in
mass, scale and materials may be used.
2.
To maintain and enhance the existing rural or village character of the community.
3.
To safeguard and preserve natural waterways, wooded areas, mountains, views and other
natural features of the community.
4.
To improve the highway commercial zones along the highway.
5.
To encourage landscape planting along Highway 29 and major streets. To enhance the rural or
community lifestyle with native trees and shrubs.
6.
To encourage well designed commercial development uses which would attract local patrons.
7.
To encourage and provide for traffic movement and parking without compromising the existing
rural and semi-rural community environment.
8.
To support design standards that will improve environmental quality.
9.
To encourage signs that are compatible with the character of the community and the scale of
development.
4
AREA WIDE GUIDELINES
DESIRABLE CHARACTERISTICS
1.
Significant wall articulation.
2.
Attractive and compatible color schemes.
3.
Appropriate surface and texture.
4.
Compatible size and style of buildings.
5.
Accentuated and prominent entries and windows on commercial properties using natural looking
materials.
6.
Facades with varying depths and corners.
7.
Roof overhangs.
8.
Multi-planed pitched roofs.
UNDESIRABLE CHARACTERISTICS
1.
Highly reflective surfaces.
2.
Large blank, monotonous exteriors.
3.
Unpainted concrete or corrugated metal siding.
4.
Square boxlike buildings.
5.
Mix of unrelated styles.
6.
Unscreened storage and loading areas.
7.
Reflective glass.
SIGNS
1.
Signs with a brief, succinct message are usually more attractive, simpler and easier to read.
Cluttered, hard to read signs should be avoided.
5
2.
Signs should be a harmonious element of the overall building design, using complimentary
building materials and colors. Signs should not dominate building architecture through
inappropriate sizes, colors, or designs.
3.
Illuminated signs should compliment the design of the building.
4.
Free standing signs should not be greater in height than the principal structure.
5.
Additional sign standards are found in section 21-45 of the Lake County Code.
LANDSCAPING
1.
Mature trees should be retained wherever feasible.
2.
Landscaping should consist largely of plants native or well-adapted to the area. Droughtresistant vegetation is encouraged.
3.
Parking areas should be landscaped, with planted areas interspersed among spaces without
restricting visibility.
4.
In downtown areas, street trees and planter boxes are encouraged.
5.
Landscaped areas may include paved areas such as walks and patios, using special concrete
finishes, brick and paving stones.
6.
Plants should be used to screen garbage containers, utilities, loading areas, etc. are required,
except where solid fence enclosures are used for screening purposes.
7.
Water conserving irrigation systems shall be utilized.
8.
For additional landscaping standards and irrigation requirements, refer to Section 21-41.9 of the
Lake County Code.
UTILITIES AND LIGHTING
1.
Where feasible, utilities should be constructed underground.
2.
Lighting should be subdued and compatible with surrounding development.
3.
Additional lighting standards are found in Section 21-41.8(a) of the Lake County Code.
6
ENERGY CONSERVATION
1.
Buildings designed for energy efficiency consistent with an attractive public appearance are
encouraged.
2.
Where solar panels are proposed, it is encouraged that they be integrated into the roof design
and flush with the roof slope where feasible. Frames should match the roof color. Support
solar equipment should be enclosed and screened from view.
7
SHOPPING CENTER GUIDELINES
1.
Shopping centers should be designed for public view from at least three sides.
2.
The entire exterior should be consistent with regard to texture, colors, scale, and overall design.
3.
Where rooftops are visible from adjacent properties or roads, rooftop mechanical equipment
should be screened from view.
4.
Loading and unloading facilities shall be located away from public view.
CIRCULATION AND PARKING
1.
In downtown areas, parking lots should not intervene between streets and building fronts. Offstreet parking should be located in the rear or sides of buildings.
2.
Parking lots should be marked with clearly defined ingress, egress, and interior circulation
patterns.
3.
Additional parking standards are found in Section 21-46 of the Lake County Code.
SITE PREPARATION
1.
Site grading should minimize disturbance of existing terrain and drainage patterns where feasible.
Existing trees should be protected and maintained as part of site landscaping.
2.
Balancing of cuts and fill are encouraged.
3.
Large cut slopes and abrupt transitions should be avoided.
4.
Fills should be contoured, and site designs that retain existing trees are encouraged.
5.
Revegetation of disturbed areas should be completed as quickly as possible.
6.
Additional grading standards are found in Chapter 25 of the Lake County Code.
8
DOWNTOWN COMMERCIAL GUIDELINES
1.
Street trees, special paving materials, planter boxes, pedestrian benches, and attractive trash
receptacles are encouraged.
2.
Corner buildings should be oriented to sidewalks along both streets.
3.
New buildings should be largely consistent with existing development in terms of scale, height,
and setback.
4.
While no particular color schemes are recommended, in general, soft tones on large expanses
are encouraged along with contrasting colors which accent architectural details such as trim,
windows and entrances.
5.
Complimentary color schemes should be encouraged for existing older buildings with interesting
architectural features.
6.
Routine maintenance is important and is encouraged.
7.
Rooftop mechanical equipment and/or ductwork should be set back from the front edge of the
building or otherwise screened so as not to be visible from the pedestrian level.
8.
Signs should be easily viewed by pedestrians.
9.
Canvas or cloth awnings are encouraged.
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DESIGN REVIEW GUIDELINES
Recommended
Discouraged
SCALE
Relate the size and proportions of new
commercial structures to the scale of
adjacent buildings.
Avoid commercial buildings that in
height, width, or massing, violate
the existing scale of the area.
SETBACK
Maintain the historic façade lines
of the streetscapes by locating
front walls of new commercial
buildings in the same plane as the
facades of adjacent buildings.
Avoid violating the existing setback pattern
by placing new commercial buildings in
front of or behind the historic façade line.
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HIGHWAY COMMERCIAL
GOALS
1.
To provide necessary services for the traveling public and to provide adequate services for
residents in the general area of the facilities.
2.
To present a visual appearance which reflects the desire of the community to welcome travelers
and to convey the pride of the community.
3.
To decrease traffic congestion along the streets and to decrease conflicts between vehicles and
pedestrians.
GUIDELINES
1.
As much as possible, buildings should be grouped in a manner that will provide services without
the necessity of driving between sites or crossing the highway or other major streets.
2.
Building designs should reflect the community character. The use of logo's or other identifying
features may be used if the scale is appropriate for the building and site.
3.
Front setbacks should be approximately equal for each series of buildings. These setback
areas, including any contiguous parking lots, should be landscaped. The siting of a building to
the rear of lot with a large parking area in front is discouraged.
When native trees exist on the property, other setbacks may be desirable. The architect or
engineer for the project will be encouraged to save trees and other natural features of the
properties.
4.
Parking lots occupy more space than buildings and landscaping, but these lots should not
dominate the street scene. Adequate and well defined driveways should be placed where
access and egress are easy to find and use. An allowance for back-up of cars leaving the site
should be incorporated into the design.
5.
Landscaping of parking lots should divide the paved areas in a manner that reduces the impact
of large paved areas. The use of trees as well as low profile planting is to be utilized.
Where large gaps occur between buildings, landscape screening should be utilized to reduce the
impact of the opening.
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6.
Where commercial uses are adjacent to residential uses, the sites shall be separated by fences,
walls or landscaped berms.
7.
Illumination of building exteriors, parking lots and pedestrian walkways should be designed to
provide adequate safety to occupants but controlled so that the lighting is not obtrusive.
Fixtures must be hooded and shielded from residential areas and from street traffic.
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HEAVY COMMERCIAL/LIGHT INDUSTRIAL GUIDELINES
1.
Storage, loading, overhead doors, and garages should be oriented away from major streets and
highways.
2.
Entries should portray a quality office or storefront appearance.
3.
Modern metal buildings may be used which incorporate attractive factory-applied color coatings
or roof and siding which are designed to look like wood, masonry, tiles, shakes, shingles, or
similar materials.
4.
Rooftop mechanical equipment and/or duct work should be screened or painted consistent with
the color scheme of the building.
5.
Parking lots, including ingress and egress provisions shall meet the minimum requirements of
Section 21-41.6 of the Lake County Code.
6.
Where site plans have customer/visitor parking in front of the buildings as indicated on the next
page, the planter shall be at least 10 feet wide and shall contain screening shrubbery in addition
to the indicated trees. Other screens such as mounded earth with low ground cover plus trees
will be considered.
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CONCLUSION
These guidelines are intended to promote development which fosters community pride and attracts
business activity, rather than to serve as rigid controls over building design. Projects that are consistent
with these guidelines should gain quick design review approval. On the other hand, projects
incorporating designs not addressed by the guidelines will be evaluated on a case-by-case basis. These
guidelines are intended to assist community members and builders in reaching a general consensus
regarding the design or renovation of commercial development in the Kelseyville area. However, as
with all planning documents, the guidelines will be periodically reviewed and updated to reflect current
values.
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