Appendix A: Affordable Housing Site Inventory

Transcription

1 Appendix A: Affordable Housing Site Inventory Following is a brief summary of the various sites considered for the Affordable Housing Project. Each site is provided with a photo when available and a concise explanation that discusses issues like flooding, vegetation type, fire danger, infrastructure, site slope, geological stability and solar access. Most of these evaluations are based on the maps provided by Sonoma County PRMD, along with educated conclusions drawn after visiting the sites. In the few cases where the maps seem to be in conflict with the actual conditions seen on sites, the latter takes precedence. This summary helps to decide whether a particular site is suitable or unsuitable for the development of affordable housing. The sites and site conditions have also been tabulated in the Site Inventory Matrix. 14 While these sites have been identified as potential properties for development, the site inventory provides only an initial review and does not consult the owners or determine interest of the identified properties. This analysis does not assume development or redevelopment for each of the properties identified. Rather, it only identifies properties that may or may not be suitable for development upon agreement from a willing seller. In addition, any site omitted from the inventory does not preclude it from future consideration for affordable housing development. 14 Ten sites were obtained from Sonoma County PRMD, Planning Department. They are a result of the inventory conducted in the Russian River area in All these properties are currently zoned K and identified as suitable for conversion to SRO housing under current SRO ordinance provisions. Russian River Affordable Housing Alternatives Study 55

2 Site 1 a. APN: b. Address: Laughlin Rd, Guerneville, CA c. General Plan: Urban Residential (2) d. Zoning: RR2, F1, F2, BR, SR, 2 du/ acre e. Area: 5.2 acres f. Infrastructure: Served by water and sewer. Site is approx. 0.8 miles from other services. g. Access: Accessible from Laughlin Road h. Flooding: F1 part of the site will flood. F2 - part of the site (around 30%) falls in the 100 year flood plain. i. Vegetation Type: Redwood Trees present on site. j. Fire Danger: High k. Site Slope and Stability: It is a relatively flat and stable site. It has low slope inclination, 0%-8%. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: One house. n. Solar Access: Possibly poor solar access due to redwood trees. o. Comments: This site is in a residential neighborhood, at the border of Fife Creek. It has redwood trees that will need to be carefully worked around. The existing structure on site can be preserved and the rest of the site developed for housing. Russian River Affordable Housing Alternatives Study 56

3 Site 2 a. APN: b. Address: Laughlin Road, Guerneville, CA c. General Plan: Urban Residential d. Zoning: e. Area: 5.72 acres f. Infrastructure: Served by water and sewer. Site is approx. 0.8 miles from other services. g. Access: Accessible from Laughlin Road h. Flooding: Does not fall within flood plain. i. Vegetation Type: Site has some Douglas Fir trees on it and a few redwood trees at the entrance on Laughlin road. j. Fire Danger: Medium k. Site Slope and Stability: It is a relatively flat and stable site. It has low slope inclination, 0%-8%. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: 3 houses and ancillary structures. n. Solar Access: Good solar access longer axis of the site is north-south, and the site is not heavily vegetated. o. Comments: It is a narrow site with a south entry from Laughlin Road. Site currently has 3 houses and ancillary structures. These could remain on the site and the rest of can be developed for the purposes of affordable housing. Russian River Affordable Housing Alternatives Study 57

4 Site 3 a. APN: b. Address: Cutten Court, Guerneville, CA c. General Plan: Urban Residential (4) d. Zoning: R1 B6, 4 du/ acre e. Area: 2.0 acres f. Infrastructure: Served by water and sewer. Site is approx. 0.8 miles from other services. g. Access: Site is at the end of Cutten Court. It is also accessible from Laughlin Road. h. Flooding: Site does not fall in flood plain. i. Vegetation Type: Site mainly is a grassland with a few pine trees. j. Fire Danger: Low k. Site Slope and Stability: Relatively flat and stable site with low slope inclination, 0%-8%. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: House and some auxiliary structures. n. Solar Access: Good solar access. o. Comments: Development is concentrated in the northwest area of the site. Development of affordable housing will require removal of the auxiliary structures on the site. The house will not affect development even if it is retained. Russian River Affordable Housing Alternatives Study 58

5 Site 4 a. APN: b. Address: Armstrong Woods Road c. General Plan: Urban Residential (4) d. Zoning: R1 4, VOH, 4 du/ acre e. Area: acres f. Infrastructure: Served by water, but not by sewer. Site is approx. 0.5 miles from other services. g. Access: Access from Carrier Lane and Armstrong Woods Road h. Flooding: 30% of the site falls in 100 year flood plain and 30% in 500 year flood plain. i. Vegetation Type: Agriculture land, apple trees are seen on the site. j. Fire Danger: Low k. Site Slope and Stability: It is a relatively flat and stable site, with low slope inclination, 0%-8%. l. Open Space Category: Out of the designated open space plan. m. Existing Structures: None n. Solar Access: Good solar access. Site is almost flat and does not have thick vegetation. o. Comments: This relatively flat site was an orchard earlier. 2 parcels were merged into the adjacent school district site. The former parcels remain fenced off from the existing school play area. Russian River Affordable Housing Alternatives Study 59

6 Site 5 * a. APN: b. Address: Armstrong Woods Road, Guerneville, CA c. General Plan: Recreation/ Visitor serving commercial d. Zoning: K e. Area: 9.55 f. Infrastructure: Served by water and sewer. Site approximately 0.73 miles from other amenities. g. Access: Access from Armstrong Woods Road. h. Flooding: Outside the floodplain area. i. Vegetation Type: Redwood Forest/ Oak Bay Woodland j. Fire Danger: High k. Site Slope and Stability: Gently sloping site, relatively stable. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: n. Solar Access: o. Comments: The site is zoned as K and has potential for conversion to SRO Housing and/ or to be currently functioning as such. Site photo is not available. Russian River Affordable Housing Alternatives Study 60

7 Site 6 a. APN: b. Address: Drake Road, Guerneville, CA c. General Plan: Urban Residential (4) d. Zoning: R1 B6, 4 du/ acre, VOH e. Area: 2.98 acres f. Infrastructure: Served by water and sewer. Site is approx. 0.9 miles from other services. g. Access: Access from Drake Road. h. Flooding: Site does not fall in flood plain. i. Vegetation Type: Douglas Fir/ Redwood trees. j. Fire Danger: High k. Site Slope and Stability: Moderate to steep slope, 30%-50%. Landslides could occur in these sloped areas. Area surrounding the house is relatively flat, slope 0%-8%. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: 1 house. n. Solar Access: Poor solar access due to thick vegetation. o. Comments: Development of affordable housing may require removal of existing house on the site because of slope constraints. Russian River Affordable Housing Alternatives Study 61

8 Site 7 a. APN: b. Address: Drake Road, Guerneville, CA c. General Plan: Resources and Rural Development (160 Acre) d. Zoning: RRD, SR, BR, F1, F2, VOH e. Area: 1.19 acres f. Infrastructure: Served by water, but not by sewer. Site is approx. 0.8 miles from other services. g. Access: Accessible from Drake Road. h. Flooding: F1 part site falls in flood zone. F2 part site falls in 100 year flood plain. i. Vegetation Type: Site has Douglas Fir, Redwood trees and pines. j. Fire Danger: High k. Site Slope and Stability: Site is gently sloped, dominantly 8%-15%. It has relatively stable rock and soil units. l. Open Space Category: Site falls within the designated open space plan. m. Existing Structures: None n. Solar Access: Site has dense vegetation and tall trees which is not suitable for solar access. o. Comments: Site will require rezoning for the development of affordable housing. It is highly forested and has good views of the river to the north. Russian River Affordable Housing Alternatives Study 62

9 Site 8 a. APN: , , , b. Address: Following 4 addresses for the 4 parcels respectively: River Road, Guerneville, CA River Road, Guerneville, CA Old River Road, Guerneville, CA Old River Road, Guerneville, CA c. General Plan: , , Recreation/ Visitor Serving Commercial, Urban Residential d. Zoning: F2, SR and R1 1, F2, VOH, SR e. Area: 1.62 acres f. Infrastructure: Served by water and sewer. Site is approx. 0.4 miles from other services. g. Access: Accessible from River Road and Old River Road. h. Flooding: F2 - Part of the site (approx. 80%) falls in the 100 year flood plain. i. Vegetation Type: Part site has riparian scrub/ woodland. Some redwood trees are seen at the boundary of Old River Road. j. Fire Danger: Medium k. Site Slope and Stability: It is a relatively flat site with relative stability and low slope inclination, 0%- 8%. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: 2 houses n. Solar Access: Longer axis of the site has northeast southwest orientation which can be good for solar orientation. o. Comments: Site is a subdivided property. Noise and traffic can be of concern because River Road is the main highway for through traffic. Russian River Affordable Housing Alternatives Study 63

10 Site 9 a. APN: b. Address: River Road, Guerneville, CA c. General Plan: Urban Residential (8) d. Zoning: Split lot - R2, SR, F2/ K, F1, BR, 8 du/ acre e. Area: 2.67 acres f. Infrastructure: Served by water and sewer. Site is approx. 0.4 miles from other services. g. Access: Access from River Road h. Flooding: F1 site falls in the flood zone. i. Vegetation Type: Part site has riparian scrub/ woodland. A few pine trees and other shrubs are seen on the site. j. Fire Danger: Medium k. Site Slope and Stability: Site is gently sloped, dominantly 8%-15%. It has relatively stable rock and soil units. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: 1 house n. Solar Access: Fairly good solar access. Site has a gentle slope towards the northwest and is not thickly vegetated. o. Comments: Existing house may have to be removed to maximize development. Part of the site falls in the Russian River riparian zone. Russian River Affordable Housing Alternatives Study 64

11 Site 10 a. APN: b. Address: Riverlands Road, Guerneville, CA c. General Plan: Urban Residential (4) d. Zoning: R1 B6, 4 du/ acre, F1, BR, VOH e. Area: 3.16 acres f. Infrastructure: Served by water and sewer. Site is approx. 0.4 miles from other services. g. Access: Accessible form Riverlands Road. h. Flooding: Site falls in 100 year flood plain. i. Vegetation Type: The site is mainly a grassland/ agricultural land with a few apple trees (see photo). j. Fire Danger: Low k. Site Slope and Stability: Site is relatively flat, with a dominant slope 0%-8%. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: House and some auxiliary structures. n. Solar Access: Good solar access o. Comments: The site has some existing structures that need to be removed to maximize development. Russian River Affordable Housing Alternatives Study 65

12 Site 11 a. APN: b. Address: Sunset Avenue, Guerneville, CA c. General Plan: Urban Residential (4) d. Zoning: R1, B6, 4 du/ acre e. Area: 1.38 acres f. Infrastructure: Served by water and sewer. g. Access: Access from Sunset Avenue. h. Flooding: Site does not fall in flood plain. i. Vegetation Type: Douglas Fir/ Redwood trees. j. Fire Danger: High k. Site Slope and Stability: Site is sloped at 15%-20% on the southeastern corner near Sunset Ave. There is a possibility of landslides at slopes greater than 15%. Site is relatively flat at highest elevations, at a slope 0%-8%. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: None. n. Solar Access: Poor solar access because of thick vegetation. o. Comments: Tanks occupy much of the flat area of site. Redevelopment would require partial removal of large parking area adjacent to tanks, but not of the tanks themselves. Russian River Affordable Housing Alternatives Study 66

13 Site 12 a. APN: b. Address: Woodland Ave, Guerneville, CA c. General Plan: Urban Residential (4) d. Zoning: R1 4, SR, 4 du/ acre e. Area: 1.99 acres f. Infrastructure: Served by water and sewer. Site is very close to other services, approx. 0.3 miles. g. Access: Accessible from Woodland Ave. h. Flooding: Does not fall within flood plain. i. Vegetation Type: Douglas Fir/ Redwood Forest per Vegetation Map. The site has a lot of vegetation, mainly pine trees and smaller shrubs. j. Fire Danger: High k. Site Slope and Stability: Site is gently sloped, dominantly 8%-15%. It has relatively stable rock and soil units, however some slopes greater than 15% can contain some landslides. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: A house and auxiliary buildings. n. Solar Access: Site can have good solar access if a few trees are cut down. o. Comments: The site is close to downtown and other amenities. Slope may require removal of existing home and auxiliary buildings to maximize development potential. Some vegetation/ tees may also have to be cleared for development. Russian River Affordable Housing Alternatives Study 67

14 Site 13 a. APN: b. Address: River Road, Guerneville, CA c. General Plan: Recreation/ Visitor Serving Commercial and Limited Commercial d. Zoning: Split lot - K, VOH, SR, F1, F2/ K, VOH, LC, F1, BR e. Area: 1.32 acres f. Infrastructure: Served by water and sewer. Site is very close to other services, approx. 0.2 miles. g. Access: Accessible from River Road. h. Flooding: F1 part site falls in flood zone. F2 part site falls in 100 year flood plain. i. Vegetation Type: Part site has riparian scrub. Site is mostly developed for retail use and does not have much vegetation. j. Fire Danger: Low k. Site Slope and Stability: Site is gently sloped, dominantly 8%-15%. It has relatively stable rock and soil units. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: 1 retail building and ancillary structures. n. Solar Access: Fairly good solar access. o. Comments: This site is gently sloped, located in downtown and is currently occupied by retail. Site can be considered for mixed-use development by constructing housing on top of retail. However, this area gets heavily flooded, which is of concern. Russian River Affordable Housing Alternatives Study 68

15 Site 14 a. APN: b. Address: Drake Road, Guerneville, CA c. General Plan: Urban Residential (4) d. Zoning: R1 4, F2, 4 du/ acre e. Area: 1.22 acres f. Infrastructure: Served by water and sewer. Site is approx. 0.4 miles from other services. g. Access: Access from Drake Road h. Flooding: F2 - Site falls in 100 year flood plain. i. Vegetation Type: Douglas Fir and Redwood trees. j. Fire Danger: High k. Site Slope and Stability: Site is gently sloped, dominantly 8%-15%. It has relatively stable rock and soil units. l. Open Space Category: Out of the designated open space plan. m. Existing Structures: 1 house and garage. n. Solar Access: Site has dense vegetation which is not suitable for solar access. o. Comments: Southwest portion of the site is developed with a house and a garage. The northeast portion is available for development. Planning will have to be worked around the existing Redwood trees. Russian River Affordable Housing Alternatives Study 69

16 Site 15 * a. APN: b. Address: Drake Road, Guerneville, CA c. General Plan: Recreation/ Visitor serving commercial d. Zoning: K, F1, F2 e. Area: 1.18 f. Infrastructure: Served by water and by sewer. Site is approximately 0.23 miles from other amenities. g. Access: Accessible from Drake Road. h. Flooding: Site falls in the 100 year floodplain. i. Vegetation Type: j. Fire Danger: Low k. Site Slope and Stability: Site is gently sloped with stable rock conditions. l. Open Space Category: Outside the designated open space category. m. Existing Structures: n. Solar Access: Good solar access. o. Comments: The site is zoned as K and has potential for conversion to SRO Housing and/ or to be currently functioning as such. Site photo is not available. Russian River Affordable Housing Alternatives Study 70

17 Site 16 * a. APN: b. Address: Sycamore Ct, Guerneville, CA c. General Plan: Recreation/ Visitor serving commercial d. Zoning: K, F2 e. Area: 1.15 f. Infrastructure: Served by water and sewer. Site is approximately 0.73 miles from other amenities. g. Access: Accessible from Sycamore Ct. h. Flooding: Site falls in 100 year flood plain. i. Vegetation Type: j. Fire Danger: Low k. Site Slope and Stability: Site is gently sloped, 8%-15%, with relatively stable rock and soil units. l. Open Space Category: Outside the designated open space category. m. Existing Structures: n. Solar Access: Good solar access. o. Comments: Small site close to downtown. Finished floor will have to be raised by above ground. The site is zoned as K and has potential for conversion to SRO Housing and/ or to be currently functioning as such. Site photo is not available. Russian River Affordable Housing Alternatives Study 71

18 Site 17 * a. APN: b. Address: Mill St, Guerneville, CA c. General Plan: Recreation/ Visitor serving commercial d. Zoning: K, F2 e. Area: 0.31 f. Infrastructure: Served by water and sewer. Site is approximately 0.31 miles from other amenities. g. Access: Accessible from Mill Street. h. Flooding: Site falls in 100 year flood plain. i. Vegetation Type: j. Fire Danger: Low k. Site Slope and Stability: Site is gently sloped, 8%-15%, with relatively stable rock and soil units. l. Open Space Category: Outside the designated open space category. m. Existing Structures: n. Solar Access: Good solar access. o. Comments: Small site close to downtown. Finished floor will have to be raised by above ground. The site is zoned as K and has potential for conversion to SRO Housing and/ or to be currently functioning as such. Site photo is not available. Russian River Affordable Housing Alternatives Study 72

19 Site 18 a. APN: b. Address: th Street, Guerneville, CA c. General Plan: Urban Residential (4) d. Zoning: R1 B6, 4 du/ acre e. Area: 0.78 acres f. Infrastructure: Served by water and sewer. Site is very close to other services, approx miles. g. Access: Accessible from 5 th Street. h. Flooding: Site falls in 100 year flood plain. i. Vegetation Type: Site is developed for commercial use. j. Fire Danger: Low k. Site Slope and Stability: Relatively flat and stable site with low slope 0%-8%. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: Tow yard and automotive repair shop. n. Solar Access: Good solar access. o. Comments: Development of affordable housing will require removal of existing structures. Russian River Affordable Housing Alternatives Study 73

20 Site 19 * a. APN: b. Address: Mill St, Guerneville, CA c. General Plan: Recreation/ Visitor serving commercial d. Zoning: K, F1, F2 e. Area: 0.43 f. Infrastructure: Served by water and sewer. Site is approximately 0.23 miles from other amenities. g. Access: Accessible from Mill Street. h. Flooding: Site falls in 100 year flood plain. i. Vegetation Type: j. Fire Danger: Low k. Site Slope and Stability: Site is gently sloped, 8%-15%, with relatively stable rock and soil units. l. Open Space Category: Outside the designated open space category. m. Existing Structures: n. Solar Access: Good solar access. o. Comments: Small site close to downtown. Finished floor will have to be raised by above ground. The site is zoned as K and has potential for conversion to SRO Housing and/ or to be currently functioning as such. Site photo is not available. Russian River Affordable Housing Alternatives Study 74

21 Site 20 a. APN: b. Address: Mill Street, Guerneville, CA c. General Plan: Urban Residential (10) d. Zoning: R2 10, F2, VOH, 10 du/ acre e. Area: 0.84 acres f. Infrastructure: Served by water and sewer. Site is very close to other services, approx. 0.2 miles. g. Access: Accessible from Mill Street. h. Flooding: Falls in the 100 year flood plain. i. Vegetation Type: Mainly grassland and a few small trees. j. Fire Danger: Low k. Site Slope and Stability: It is a relatively flat site with relative stability and low slope inclination, 0%- 8%. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: 1 building n. Solar Access: Good solar access. o. Comments: This is a fenced site, at the corner of Mill Street and Fifth Street. Housing may have to be raised on a high platform to take care of the flooding issue. Russian River Affordable Housing Alternatives Study 75

22 Site 21 a. APN: b. Address: Fifth Street, Guerneville, CA c. General Plan: Public Facilities (PF) d. Zoning: PQP, SR, F2 e. Area: 0.78 acres f. Infrastructure: Served by water and sewer. Site is very close to other services, approx. 0.1 miles. g. Access: Access from Church Street and Fifth Street. h. Flooding: F2 - Site falls in 100 year flood plain. i. Vegetation Type: Grassland/ agriculture. j. Fire Danger: Low k. Site Slope and Stability: Site is gently sloped, dominantly 8%-15%. It has relatively stable rock and soil units. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: 1 building St. Hubert s Hall n. Solar Access: Good solar access. o. Comments: The site is close to downtown at the corner of Church Street and Fifth Street. It is occupied by one building at the southeast corner. Russian River Affordable Housing Alternatives Study 76

23 Site 22 a. APN: b. Address: Armstrong Woods Road, Guerneville, CA c. General Plan: Limited Commercial (LC) d. Zoning: LC, F2, SR, VOH e. Area: 0.37 acres f. Infrastructure: Served by water and sewer. Site is very close to other services, approx miles. g. Access: Accessible from Armstrong Woods Road h. Flooding: F2 - Site falls in 100 year flood plain. i. Vegetation Type: The site is fully developed for commercial use and has no vegetation. j. Fire Danger: Low k. Site Slope and Stability: Site is gently sloped, 8%-15% with relatively stable rock and soil conditions. l. Open Space Category: Site is outside the designated open space plan. m. Existing Structures: Retail use n. Solar Access: Good solar access. o. Comments: The site is located in downtown at the corner of Armstrong Woods Road and Fourth Street. It is currently occupied by retail, which will have to be removed for the development of affordable housing or used for mixed use by building housing above the retail. Russian River Affordable Housing Alternatives Study 77

24 Site 23 a. APN: b. Address: Fern Drive, Guerneville, CA c. General Plan: Urban Residential d. Zoning: R3, B6, F2, SR, VOH e. Area: 0.35 acres f. Infrastructure: Served by water and sewer. Site is approx. 0.4 miles from services. g. Access: Accessible from Fern Drive. h. Flooding: F2 - Site falls in 100 year flood plain. i. Vegetation Type: Douglas Fir/ Redwood trees. j. Fire Danger: High k. Site Slope and Stability: Relatively flat and stable site with a slope of 0%-8%. Slope increases to 15% on the western boundary. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: 3 housing units. n. Solar Access: Fairly good solar access. o. Comments: Current development is concentrated in the west side of the site. The rest of the site can be utilized for the development of affordable housing without the removal of existing structures. Russian River Affordable Housing Alternatives Study 78

25 Site 24 * a. APN: b. Address: st Street, Guerneville, CA c. General Plan: Recreation/ Visitor serving commercial d. Zoning: K, F1, F2 e. Area: 2.15 f. Infrastructure: Served by water but not by sewer. It is currently outside the urban service area, but will be included in the planned extension of sewer services in that area. Site is approximately 0.17 miles from other amenities. g. Access: Accessible from 1 st Street. h. Flooding: Site falls in 100 year flood plain. i. Vegetation Type: Riparian Scrub/ Woodland j. Fire Danger: Low k. Site Slope and Stability: Site is gently sloped, 8%-15%, with relatively stable rock and soil units. l. Open Space Category: Outside the designated open space category. m. Existing Structures: n. Solar Access: Good solar access. o. Comments: Most of the site falls in the Russian River riparian zone. Site is close to downtown. The site is zoned as K and has potential for conversion to SRO Housing and/ or to be currently functioning as such. Site photo is not available. Russian River Affordable Housing Alternatives Study 79

26 Site 25 a. APN: b. Address: c. General Plan: Recreation/ Visitor Serving Commercial d. Zoning: K, F1, F2 e. Area: 2.34 acres f. Infrastructure: Served by water and sewer. Site is approx. 0.1 miles from services. g. Access: Accessible from Main Street. h. Flooding: F2 - Site falls in 100 year flood plain. i. Vegetation Type: Site is surrounded by thick Douglas Fir, Redwood and Pine trees vegetation. However, none are seen on the actual site. j. Fire Danger: Medium k. Site Slope and Stability: Relatively flat and stable site with a slope of 0%-8%. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: Temporary storage. n. Solar Access: Fairly good solar access. o. Comments: Site is currently used as a yard for the adjacent retail area. It shares a common boundary with the retail in a busy neighborhood and also abuts a busy street. It can be best used for mixed use development. Russian River Affordable Housing Alternatives Study 80

27 Site 26 a. APN: , , b. Address: Highway 116, Guerneville, CA c. General Plan: Urban Residential d. Zoning: K, VOH; 005 F1, F2, BR; 007 F2, SR; 009 F1, F2, BR e. Area: 9.60 acres f. Infrastructure: Served by water and sewer. Site is approx. 0.8 miles from other services. g. Access: Accessible from Highway 116. h. Flooding: F1 part site is in flood zone. F2 part site is in 100 year flood plain. i. Vegetation Type: The site has Redwood trees and Douglas Fir trees. j. Fire Danger: High k. Site Slope and Stability: Site is relatively flat towards the road, with low slope inclination, dominantly less 0%-8%. It starts sloping towards the river, some slopes greater than 15%, containing few landslides. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: A partly demolished masonry structure. n. Solar Access: Site has poor solar access mainly because it has many trees on it. o. Comments: The site is subdivided into 3 parcels and is accessible from Highway 116. It abuts Dubrava Village Homes, which are high end condominiums. The site has some areas of steep slope towards the river and steps leading down to the river. Part of the site falls in the Russian River riparian zone. Russian River Affordable Housing Alternatives Study 81

28 Site 27 a. APN: b. Address: Neeley Road, Guerneville, CA c. General Plan: Urban Residential (4) d. Zoning: R1 B6, 4 du/ acre F2, VOH e. Area: 0.78 acres f. Infrastructure: Served by water and sewer. Site is not very close to other services, approx. 1.3 miles. g. Access: Accessible from Neeley Road. h. Flooding: 35% of the site falls in 100 year flood plain and 35% in 500 year flood plain. i. Vegetation Type: Douglas Fir/ Redwood trees. j. Fire Danger: High k. Site Slope and Stability: Site is gently sloped, 8%-15% with stable soil conditions. l. Open Space Category: Site falls within the designated open space plan. m. Existing Structures: Few houses on site. n. Solar Access: Poor solar access due to slope to the north and thick vegetation. o. Comments: Development of affordable housing will require removal of existing structures. Russian River Affordable Housing Alternatives Study 82

29 Site 28 * a. APN: b. Address: Highway 116, Monte Rio, CA c. General Plan: Recreation/ Visitor serving commercial d. Zoning: K, F1, F2 e. Area: 0.36 acres f. Infrastructure: In sewer district to be developed at some future date. Date unknown. g. Access: Accessible from Highway 116. h. Flooding: Site falls in the 100 year floodplain. i. Vegetation Type: Douglas Fir/ Redwood j. Fire Danger: High k. Site Slope and Stability: Relatively flat site. Greatest relative stability, low slope inclination, 0%-8%. l. Open Space Category: Outside the designated open space category. m. Existing Structures: n. Solar Access: o. Comments: The site is zoned as K and has potential for conversion to SRO Housing and/ or to be currently functioning as such. Site photo is not available. Russian River Affordable Housing Alternatives Study 83

30 Site 29: Site deleted due to very low development potential. Site 30 * a. APN: b. Address: Highway 116, Monte Rio, CA c. General Plan: Recreation/ Visitor serving commercial d. Zoning: K, F1, F2 e. Area: 0.30 acres f. Infrastructure: In sewer district to be developed at some future date. Date unknown. g. Access: Accessible from Highway 116. h. Flooding: Site falls in the 100 year floodplain. i. Vegetation Type: j. Fire Danger: Low k. Site Slope and Stability: Relatively flat site. Greatest relative stability, low slope inclination, 0%-8%. l. Open Space Category: Outside the designated open space category. m. Existing Structures: n. Solar Access: Good solar access. o. Comments: The site is zoned as K and has potential for conversion to SRO Housing and/ or to be currently functioning as such. Site photo is not available at this point. Russian River Affordable Housing Alternatives Study 84

31 Site 31 a. APN: b. Address: Highway 116, Monte Rio, CA c. General Plan: Rural Residential d. Zoning: R1, B6, 1 du/ac, F2, VOH, SR e. Area: 0.10 acres f. Infrastructure: In sewer district to be developed at some future date. Date unknown. g. Access: Access from Highway 116 and C Street. h. Flooding: F2 - Site falls in 100 year flood plain. i. Vegetation Type: One oak tree and pine tree are seen on the site. j. Fire Danger: Low k. Site Slope and Stability: Relatively flat and stable site with a low slope inclination, 0%-8%. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: None. n. Solar Access: Good solar access. o. Comments: This is a small sloped site right across the Monte Rio theatre building at the corner of C Street and Highway 116 in Monte Rio. It is mainly a barren piece of land with a few oak trees. These can be preserved by carefully working around them while developing affordable housing. Russian River Affordable Housing Alternatives Study 85

32 Site 32 a. APN: b. Address: Foothill Drive, Monte Rio, CA c. General Plan: Rural Residential d. Zoning: RR B6 1 Z, VOH e. Area: 0.15 acres f. Infrastructure: In sewer district to be developed at some future date. Date unknown. g. Access: Access from Beech Avenue and Foothill Drive. h. Flooding: Site does not fall within flood plain. i. Vegetation Type: Grassland j. Fire Danger: Low k. Site Slope and Stability: Site is gently sloped, 0%-8%. It has stable rock and soil units. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: None. n. Solar Access: Good solar access. o. This is a small sloped site at the corner of Beech Avenue and Foothill Drive within a residential neighborhood. Russian River Affordable Housing Alternatives Study 86

33 Site 33: Site deleted due to very low development potential. Site 34 * a. APN: b. Address: River Road, Guerneville, CA c. General Plan: Recreation/ Visitor serving commercial d. Zoning: K e. Area: 2.04 f. Infrastructure: Served by water and by sewer. Site is approximately 1.64 miles from other amenities. g. Access: Accessible from River Road. h. Flooding: Site is outside the 100 year floodplain. i. Vegetation Type: Douglas Fir/ Redwood j. Fire Danger: High k. Site Slope and Stability: Site has a steep slope with areas of landslides. l. Open Space Category: Outside the designated open space category. m. Existing Structures: n. Solar Access: o. Comments: The site is zoned as K and has potential for conversion to SRO Housing and/ or to be currently functioning as such. Site photo is not available. Russian River Affordable Housing Alternatives Study 87

34 Site 35 * a. APN: b. Address: Canyon 7 Road, Rio Nido, CA c. General Plan: Recreation/ Visitor serving commercial d. Zoning: K, F2 e. Area: 1.51 f. Infrastructure: Served by water and by sewer. Site is approximately 1.55 miles from other amenities. g. Access: Accessible from Canyon 7 Road. h. Flooding: Site falls in 100 year floodplain. i. Vegetation Type: Douglas Fir/ Redwood j. Fire Danger: High k. Site Slope & Stability: Site has a steep slope with areas of landslides. l. Open Space Category: Outside the designated open space category. m. Existing Structures: n. Solar Access: o. Comments: The site is zoned as K and has potential for conversion to SRO Housing and/ or to be currently functioning as such. Russian River Affordable Housing Alternatives Study 88

35 Site 36: Site deleted due to very low development potential. Site 37 * a. APN: b. Address: River Road, Guerneville, CA c. General Plan: Recreation/ Visitor serving commercial d. Zoning: K, F2 (partial) e. Area: 2.72 f. Infrastructure: Served by water and by sewer. Site is approximately 1.28 miles from other amenities. g. Access: Accessible from River Road. h. Flooding: 10% of the site falls in 500 year floodplain and 20% in 100 year floodplain. i. Vegetation Type: Douglas Fir/ Redwood j. Fire Danger: High k. Site Slope and Stability: Site is gently sloped. North east portion of the site is relatively unstable with possibility of landslides. l. Open Space Category: Outside the designated open space category. m. Existing Structures: n. Solar Access: o. Comments: The site is zoned as K and has potential for conversion to SRO Housing and/ or to be currently functioning as such. Site photo is not available. Russian River Affordable Housing Alternatives Study 89

36 Site 38 a. APN: b. Address: River Road, Rio Nido, CA c. General Plan: Urban Residential d. Zoning: R1 B6, 4 du/ acre, BR, F1, F2, SR, VOH e. Area: 3.58 acres f. Infrastructure: Served by water and sewer. g. Access: Access from River Road. h. Flooding: F1 part site is in the flood zone. F2 part site is in 100 year flood plain. i. Vegetation Type: Grassland; part site has riparian scrub/ woodland and part site has Oak woodland. j. Fire Danger: Medium k. Site Slope and Stability: Relatively flat and stable site, with a dominant slope 0%-8%. l. Open Space Category: Outside the designated open space plan. m. Existing Structures: None n. Solar Access: Good solar access. o. Comments: Clustered development in the western portion of the site will maximize development. Russian River Affordable Housing Alternatives Study 90

37 SITE 33 SITE 37 SITE 35 SITE 36 SITE 34 SITE 2 SITE 1 SITE 38 SITE 5 SITE 3 SITE 23 SITE 16 SITE 17 SITE 18 SITE 19 SITE 20 SITE 21 SITE 22 SITE 25 SITE 4 SITE 11 SITE 12 SITE 24 SITE 13 SITE 15 SITE 8 SITE 9 SITE 10 SITE 14 SITE 7 SITE 6 SITE 26 SITE 27 SITE 28 SITE 31 SITE 32 SITE 30 SITE 29 N 0 500'1000' 2000' USGS QUAD. MAP - RUSSIAN RIVER REDEVELOPMENT AREA SOURCE: PERMIT AND RESOURCE MANAGEMENT DEPARTMENT, SONOMA COUNTY, CALIFORNIA APPENDIX B:: CONTOUR MAP WITH PARCELS

38 SITE 33 CANYON RD SITE 3 CUTTEN DR CARRIER LN VALLEY LN SITE 2 FIFE CREEK FIFE CT SITE 35 CANYON RD SITE 37 SITE 36 SITE 1 SITE 38 LAUGHLIN RD ARMSTRONG WOODS RD SITE 5 OLD RIVER RD MARYS LN SITE 7 SITE 4 WOODLAND DR SITE 22 MORNINGSIDE DR SITE 21 SITE 3 SITE 16 GABES ROCK RD SITE 17 RIVER RD OLD RIVER RD SITE 8 SITE 6 WESTERN AVE SITE 34 SITE 23 CHERRY ST OLD CAZADERO RD SITE 19 SITE 18 SITE 4 MAIN ST MILL ST SITE 25 CHURCH ST 1ST. ST 4TH. ST 5TH. ST NEELEY RD SITE 24 SITE 9 WRIGHT DR SITE 11 SITE 10 SITE 15 SITE 14 DRAKE RD RIVERLANDS RD SITE 13 RUSS IAN RIVER LOVERS LN GUERNEWOOD RD CENTER WAY SITE 26 RIVER RD/ HIGHWAY 116 SITE 27 NEELEY RD REDWOOD DR OLD MONTE RIO RD SITE 28 FOOTHILL DR BEECH AVE SITE 32 SITE 31 SITE 30 C ST SITE 29 ALDER RD ELM AVE WILLOW RD HIGHWAY 116 BOHEMIAN WAY HIGHLAND TER RIVER RD MOSCOW RD MAIN ST FIR RD N MIDDLE TER 0 500' 1000' 2000' SOURCE: FEDERAL EMERGENCY MANAGEMENT AGENCY FLOOD INSURANCE RATE MAP, SONOMA COUNTY, CALIFORNIA - PANELS 495, 515, 630, 635, 640, 655 OF APPENDIX B: FLOOD MAP WITH PARCELS

39 SITE 33 SITE 34 SITE 35 FIFE CREEK SITE 37 SITE 36 SITE 2 SITE 38 SITE 1 SITE 5 SITE 3 SITE 7 SITE 4 SITE 22 SITE 21 SITE 16 SITE 17 SITE 19 SITE 18 SITE 23 SITE 3 SITE 8 SITE 6 SITE 9 SITE 11 SITE 10 RUSSIAN RIVER SITE 14 SITE 4 SITE 25 SITE 15 SITE 13 SITE 24 N SITE ' 1000' 2000' SITE 27 SITE 28 SITE 29 SITE 32 SITE 31 SITE 30 SOURCE: CALIFORNIA DEPARTMENT OF MINES & GEOLOGY WITH THE SONOMA COUNTY PLANNING DEPARTMENT. APPENDIX B: LANDSLIDES & RELATIVE SLOPE STABILITY MAP

40 SITE 33 SITE 35 SITE 36 SITE 34 SITE 2 SITE 1 SITE 37 SITE 38 SITE 3 SITE 5 SITE 18 SITE 16 SITE 17 SITE 19 SITE 20 SITE 23 SITE 21 SITE 22 SITE 25 SITE 24 SITE 4 SITE 6 SITE 7 SITE 12 SITE 8 SITE 9 SITE 11 SITE 10 SITE 13 SITE 14 SITE 15 SITE 26 AGRICULTURE BARREN ROCK CHAPARRAL CHAPARRAL SITE 27 SITE 28 CHAPARRAL CHAPARRAL CHAPARRAL DOUGLAS FIR/ REDWOOD FOREST PINE/ FIR/ CYPRESS FOREST GRASSLAND PINE/ FIR/ CYPRESS FOREST PINE/ FIR/ CYPRESS FOREST SARGENT CYPRESS OAK/ BAY WOODLAND PINE/ FIR/ CYPRESS FOREST PINE/ FIR/ CYPRESS FOREST OAK WOODLAND OAK/ BAY WOODLAND OAK WOODLAND SITE 31 SITE 32 SITE 30 SITE 29 OAK WOODLAND RIPARIAN SCRUB/ WOODLAND OAK WOODLAND OAK WOODLAND OAK WOODLAND OAK WOODLAND OAK WOODLAND OAK WOODLAND N 0 500'1000' 2000' OAK WOODLAND RIPARIAN SCRUB/ WOODLAND DOUGLAS FIR/ REDWOOD FOREST REDWOOD FOREST URBAN DEVELOPED ASSESSOR PARCELS SOURCE: PERMIT AND RESOURCE MANAGEMENT DEPARTMENT, SONOMA COUNTY, CALIFORNIA APPENDIX B: VEGETATION MAP WITH PARCELS

41 SITE 33 SITE 35 SITE 34 SITE 3 SITE 2 SITE 1 SITE 5 SITE 36 SITE 37 SITE 38 SITE 4 SITE 12 SITE 21 SITE 16 SITE 18 SITE 17 SITE 19 SITE 20 SITE 23 SITE 25 SITE 8 SITE 11 SITE 6 SITE 7 SITE 9 SITE 10 SITE 13 SITE 22 SITE 14 SITE 15 SITE 24 SITE 26 SITE 27 SITE 28 SITE 32 SITE 31 SITE 29 SITE 30 SOURCE: PERMIT AND RESOURCE MANAGEMENT DEPARTMENT, SONOMA COUNTY, CALIFORNIA N 0 500' 1000' 2000' APPENDIX B: OPEN SPACE MAP

42 SOURCE: PERMIT AND RESOURCE MANAGEMENT DEPARTMENT, SONOMA COUNTY, CALIFORNIA N 0 500' 1000' 2000' APPENDIX B: LANDUSE MAP