Gold Rush Ranch and Golf Resort ... - Mintier Harnish

Gold Rush Ranch and Golf ResortSpecific Plan

Public Review Draft (Version 3)City of Sutter Creek, California

May 1, 2007

Mintier& AssociatesPLANNING CONSULTANTS

Gold Rush Ranch and Golf Resort Specific Plan Public Review Draft (Version 3) May 1, 2007

Credits Sutter Creek City Council Tim Murphy, Mayor Bill Hepworth, Mayor Pro Tem Pat Crosby Brent Parsons Gary Wooten

Sutter Creek Planning Commission Frank Cunha, Chairman Robert Olson, Vice Chairman Mike Kirkley Robin Peters Cort Strandberg

City of Sutter Creek Staff Rob Duke, City Manager/Chief of Police Dennis Crabb, City Attorney Judy Allen, City Clerk Jeff Gardner, Director of Finance Jeff Kelley, Community Development Director Anders Hauge, Planning Consultant Mary Beth Van Voorhis, Planning Commission Secretary

Project Sponsor Gold Rush Golf, LLC

The Gold Rush Ranch and Golf Resort Specific Plan was prepared for the City of Sutter Creek by:

Gibson& Skordal

Peak & Associates

ASI Glazer & Associates

Miriam Green and Associates Strange Aquatic Resources

Gold Rush Ranch and Golf Resort Specific Plan

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Table of Contents

Executive Summary.....................................................................................................................................v

Chapter 1: Introduction ..............................................................................................................................1 Project Summary ......................................................................................................................................1 Relationship to the General Plan............................................................................................................2 Planning and Related Entitlements .......................................................................................................2

Chapter 2: Existing Project Site Characteristics .....................................................................................5 Physical Setting ........................................................................................................................................5 Site History ...............................................................................................................................................5 Adjacent Uses ...........................................................................................................................................5 Jurisdictional Boundaries and Annexation Requirements .................................................................5 Topography ..............................................................................................................................................5 Existing Vegetation..................................................................................................................................6 Existing Drainages and Waters of the U.S. ...........................................................................................6 Cultural and Paleontological Resources .............................................................................................13 Trees and Plants .....................................................................................................................................13 Wildlife ....................................................................................................................................................19 Aesthetics, View Sheds, and Night Lighting......................................................................................19 Agricultural Use and Land Use ...........................................................................................................19 Geology, Soils, and Minerals ................................................................................................................19 Hazards ...................................................................................................................................................20 Hydrology...............................................................................................................................................20 Noise ........................................................................................................................................................20

Chapter 3: Vision and Guiding Principles............................................................................................21 Vision.......................................................................................................................................................21 Guiding Principles .................................................................................................................................21 Project Objectives ...................................................................................................................................21 Public Benefits and Amenities..............................................................................................................21

Chapter 4: Development Concept and Land Use Plan .......................................................................23 Development Concept...........................................................................................................................23 General Plan Land Use Designation....................................................................................................26 Gold Rush Ranch and Golf Resort Land Use Plan ............................................................................26 Project Phasing .......................................................................................................................................33 Large Lot Tentative Subdivision Map.................................................................................................33 Density Transfer.....................................................................................................................................33

Chapter 5: Zoning Districts and Development Standards.................................................................37 Zoning Districts......................................................................................................................................37

Chapter 6: Community Design Standards ............................................................................................41 Architectural Design Standards ...........................................................................................................41 Landscaping Design Standards............................................................................................................42 Entrance and Edge Standards ..............................................................................................................43


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Grading Standards.................................................................................................................................44 Lighting Standards.................................................................................................................................47 Water Conservation Standards ............................................................................................................51

Chapter 7: Transportation and Circulation...........................................................................................53 Regional Network ..................................................................................................................................53 Project Circulation..................................................................................................................................53 Street Design Principles ........................................................................................................................53 Pedestrian and Bicycle Pathways ........................................................................................................59 Parking ....................................................................................................................................................59 Transit......................................................................................................................................................59

Chapter 8: Public Facilities and Services ..............................................................................................63 Water........................................................................................................................................................63 Raw Water...............................................................................................................................................75 Storm Drainage.......................................................................................................................................75 Wastewater .............................................................................................................................................75 Recycled Water.......................................................................................................................................77 Solid Waste .............................................................................................................................................77 Utilities and Telecommunications .......................................................................................................77 Schools .....................................................................................................................................................77 Police Services ........................................................................................................................................77 Fire Protection and Emergency Medical Response ...........................................................................77 Hospital ...................................................................................................................................................78 Library .....................................................................................................................................................78

Chapter 9: Implementation......................................................................................................................79 Entitlements ............................................................................................................................................79 Agency Approvals .................................................................................................................................79 Incorporation of Mitigation Measures ................................................................................................80 Public Benefits and Amenities..............................................................................................................80 Zoning Ordinance ..................................................................................................................................82 Oak Tree Conservation and Mitigation ..............................................................................................82 Wildlife Habitat Conservation and Mitigation Program..................................................................86 Elderberry Mitigation, Conservation, and Management..................................................................88 Conceptual Wetland Preservation and Mitigation Plan...................................................................90 Best Management Practices ..................................................................................................................92 Cultural Resources Management Plan................................................................................................97

Chapter 10: Fiscal Analysis ......................................................................................................................99

Bibliography.............................................................................................................................................101

Glossary of Terms ...................................................................................................................................103


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List of Figures Figure 1: Regional Map................................................................................................................................5 Figure 2: Vicinity Map .................................................................................................................................7 Figure 3: Topography and Drainage..........................................................................................................9 Figure 4: Wetlands and Natural Features ...............................................................................................11 Figure 5: Primary Plant Communities.....................................................................................................17 Figure 6: Land Use Plan.............................................................................................................................31 Figure 7: Phasing Plan ...............................................................................................................................35 Figure 8: Zoning Designations..................................................................................................................39 Figure 9: Schematic Grading Plan ............................................................................................................45 Figure 10: Schematic Street Lighting Plan...............................................................................................49 Figure 11: Roadways..................................................................................................................................55 Figure 12: Road Hierarchy Plan ...............................................................................................................57 Figure 13: Open Space and Trails.............................................................................................................61 Figure 14: On‐site Backbone Waterline Network...................................................................................67 Figure 15: On‐site Backbone Sewerline Network...................................................................................69 Figure 16: Off‐site Infrastructure Improvements ...................................................................................71 Figure 17: On‐site Recycled Waterline Network....................................................................................73 Figure 18: Public Safety Site ......................................................................................................................77 List of Tables Table 1: Project Entitlements.......................................................................................................................3 Table 2: Zoning Districts............................................................................................................................37 Table 3: Development Standards .............................................................................................................38 Table 4: Parking Requirements.................................................................................................................59 Table 5: Average Day Potable Water Demand.......................................................................................64 Table 6: Estimated Peak Daily and Hourly Potable Water Demand...................................................65 Table 7: Average Day Wastewater Generation ......................................................................................76 Table 8: Oak Tree Density Classes ...........................................................................................................82 Table 9: Health and Structural Condition Rating Criteria ....................................................................83 Table 10: Elderberry Service Requirements ............................................................................................90


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Executive Summary

Introduction The Gold Rush Ranch and Golf Resort (Project) is a master planned golf community located in the city of Sutter Creek. This Specific Plan is the legal document that when adopted by the City will establish land use regulations, development standards, and community design standards for the Project. The 945‐acre Project includes an 18‐hole golf course with clubhouse, 1,334 single‐family homes, a 60‐room resort hotel, 300 vacation‐ownership units, and over 300 acres of oak covered conservation and open space preserve with a publicly accessible trails system. The Project also includes a comprehensive oak tree mitigation program calling for the planting of three oak trees for every one oak tree removed during construction, with monitoring to ensure that 90 percent survive after 10 years. This Plan is an evolving document that may be modified prior to final City Council approval.

Existing Project Site Characteristics The Project encompasses two properties commonly referred to as Allen Ranch (112 acres) and Noble Ranch (833 acres). Site characteristics include two single‐family dwellings, a former limestone quarry, and an abandoned dam and tailings basin. The Project site is surrounded by agricultural and open spaces uses to the north and west, and commercial and industrial development on the south and east. Elevations on the site range from approximately 1,500 feet above sea level in the eastern portion to 800 feet above sea level at the northwest corner. The total area of existing onsite wetlands is approximately 14.77 acres.

Vision and Guiding Principles The Project is based on five guiding principles that establish a framework for the overall site plan, neighborhood concepts, development standards, and design standards:

• Create a high quality planned golf course community;

• Integrate development with the existing community and natural environment;

• Maximize conservation of natural resources;

• Emphasize the gold rush era history of the community; and

• Support and expand existing public facilities and services.

The Project will also provide public benefits for the residents of Sutter Creek and Amador County. One of the Project’s benefits is the dedication of one‐third of the Project acreage to a conservation and open space preserve. This land will ensure the permanent conservation of oak woodlands and provide recreation opportunities for the community.

Development Concept and Land Use Plan The Project is described in the Sutter Creek General Plan as a ʺMaster Plan Area,” which allows for a range of uses such as residential, commercial, recreation, open space, and public facilities. This Specific Plan provides a detailed description of how development will occur consistent with the Sutter Creek General Plan. The Project includes ten land use categories to facilitate the development of the Project.

Zoning Districts and Development Standards This Specific Plan creates five zoning districts to implement the Project’s land use designations. These include Conservation and Open Space Preserve (COSP), Mixed‐Use Commercial, Office, and Residential (MXCOR), Mixed‐Use Commercial/Recreation (MXCR), Single‐Family Residential (SFR), and Attached Residential (ATR). Each of these zoning districts has specific standards that are outlined in this Specific Plan or in the Sutter Creek Zoning Ordinance.


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Community Design Standards The Community Design Standards reflect the Project sponsors’ vision and guiding principles, and include specific standards for architecture, landscaping, entrances and edges, grading, and lighting. The standards also reflect community input and are intended to be an appropriate reflection of the community. These standards will help to ensure the quality and safety of the Gold Rush Ranch and Golf Resort Project.

Transportation and Circulation The Project provides an effective and visually appealing transportation network that includes roadways, pedestrian and bike paths, parking, golf carts, transit, and emergency vehicle access. The streets in the Project are categorized as local collector streets, primary streets, local streets, or rural roads. Streets are designed to complement the natural topography while accommodating projected traffic volumes. This Plan also establishes detailed parking standards for both residential and commercial uses.

Public Facilities and Services A conceptual plan has identified three separate water systems that will supply water to the Project, including potable water, raw water, and recycled water. When fully built out, the Project will have an estimated average day potable water demand of 712,900 gallons per day (gpd). The potable water demands will be supplied by the Amador Water Agency via Tanner Water Treatment Plant. Non‐potable water demands for the first phase are to be supplied by the Amador Water Agency. The later phases will use recycled water from the Sutter Creek Waste Water Treatment Plant to meet the non‐potable water demands. Runoff from the Project site travels in well‐defined channels, and flooding has not been a problem historically. Based on preliminary review, construction of the golf course will not significantly change the amount of runoff from the current land use. Any increase in peak flows resulting from the development will be mitigated on‐site in detention ponds and flow attenuating culverts throughout the golf course and roadway crossings.

The City of Sutter Creek owns and operates the sewer treatment plant located in the city. The plant is permitted to process approximately 470,000 gallons per day and is currently (2007) operating at approximately 350,000 gallons per day. At full build‐out, the Project will generate approximately 410,900 gallons of sewage per day. It is expected that the Project will contribute to the funding of the expansion and upgrading of the City’s treatment plant.

Public Outreach During the three years leading up to the submittal of this Draft Specific Plan, the Project sponsor made great efforts to invite and respond to community input and encourage community and stakeholder collaboration. Numerous community meetings have been held to discuss plans for the Project and identify community goals and objectives. As a result, the Project already includes the long list of community amenities and benefits listed in Chapter 3, Vision and Guiding Principles, which is a result of true community collaboration. The Project sponsor continues to meet with community residents to discuss Project features and issues in a proactive manner.

Implementation Implementation of the Gold Rush Ranch and Golf Resort Specific Plan will take several forms. Most importantly, entitlements and approvals from certain local, State, and Federal agencies must be granted. Prior to adoption, the Specific Plan will be modified to incorporate, to the extent possible, mitigation measures identified in the Environmental Impact Report (EIR). Finally, several plans, standards, and ordinances must be updated to implement the Project, including: zoning ordinance amendments; community design standards; oak tree, wetland, wildlife, and elderberry conservation plans; and best management practices.


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Chapter 1: Introduction

Project Summary This Specific Plan establishes the land use regulations, development standards, and community design standards for the Gold Rush Ranch and Golf Resort, located southwest of downtown Sutter Creek. The Gold Rush Ranch and Golf Resort Project (Project) comprises the following uses:

• 300 acres of conservation and open space preserve and oak mitigation and enhancement, accessible by an extensive public trails system;

• 18‐hole golf course with clubhouse, tennis courts, and maintenance facilities;

• 1,334 single‐family residential homes;

• A 60‐room resort hotel;

• 300 units of vacation ownership (timeshare) housing;

• Two neighborhood parks;

• Mixed‐use commercial/office/residential site to include a public safety facility for police, fire, and paramedic services; and

• Commercial core zoning for resident‐serving commercial services.

Purpose of a Specific Plan The purpose of this Specific Plan is to implement the policies of the City of Sutter Creek General Plan, as applied to the Project site. The Gold Rush Ranch and Golf Resort Specific Plan (“Specific Plan”) has been prepared in accordance with the requirements of California Government Code Section 65450, et seq. The Government Code sets forth the required contents of a specific plan, as follows:

• A specific plan shall include a text and a diagram or diagrams which specify all of the following in detail:

1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.

2. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste, disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.

3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.

4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3).

• The specific plan shall include a statement of the relationship of the specific plan to the general plan

California Government Code Section 65452 sets forth optional contents of a specific plan as follows:

• The specific plan may address any other subjects which in the judgment of the planning agency are necessary or desirable for implementation of the general plan.


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Relationship to the General Plan The Gold Rush Ranch and Golf Resort Specific Plan implements the goals and policies of the City of Sutter Creek General Plan and the Master Plan Area land use designation within the Project boundaries. The Specific Plan is being used by the City of Sutter Creek to plan the future of the Project at a greater level of detail than that provided by the General Plan. The Specific Plan describes land uses, infrastructure needs, development standards, and design standards for the Project. The Specific Plan is consistent with the City’s General Plan and, in turn, zoning, subdivision approvals, and public works decisions on the Project must be consistent with the Specific Plan. A separate report titled “Gold Rush Ranch and Golf Resort General Plan Consistency Analysis” evaluates the Specific Plan for consistency with the City’s General Plan. At the time of preparation, the consistency analysis determined that the Project was consistent with all but three General Plan policies. The revised project application, dated May 1, 2007, included revisions to the General Plan to ensure consistency.

Planning and Related Entitlements Several entitlements are required from the City of Sutter Creek:

• General Plan Amendment. The proposed General Plan land use designation for the Project is ʺMaster Plan Area.ʺ This designation describes a broad range of possible uses that must be detailed in the Specific Plan prior to specific development approvals.

• Specific Plan Approval. The Specific Plan, as modified through incorporation of mitigation

measures, must be approved prior to specific development approvals.

• Zoning Ordinance Amendment. The City of Sutter Creek Zoning Ordinance must be amended to reflect the proposed uses and development standards described in the Specific Plan.

• Development Agreement. A development agreement between the City and Project sponsor will reflect the Project approvals and entitlements.

• Large Lot Tentative Subdivision Map. A large lot tentative subdivision map will subdivide the Project site into a number of smaller units for financing and phasing purposes.

• Future Entitlements. Subsequent to approval of the General Plan amendment, Specific Plan, and Zoning Ordinance amendments, the Project sponsor will submit small lot tentative subdivision maps, specific site development proposals, and building permit applications consistent with the Specific Plan, for approval by the City.

Additional approvals or permits will be required from agencies other than the City of Sutter Creek, shown in Table 1, Project Entitlements.


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Table 1: Project Entitlements Entitlement Responsible Agency

General Plan Amendment City of Sutter Creek

Specific Plan Approval City of Sutter Creek

Zoning Ordinance Amendments City of Sutter Creek

Large Lot Tentative Subdivision Map City of Sutter Creek

Development Agreement City of Sutter Creek

Future Entitlements City of Sutter Creek

Annexation to the city of Sutter Creek Amador County Local Agency Formation Commission (LAFCO)

Water Quality Certification – Section 401 of the Clean Water Act

California Regional Water Quality Control Board

404 of the Clean Water Act Permit U.S. Army Corps of Engineers

Agreement to Provide Water Service Amador Water Agency

Agreement to Provide Wastewater Service Amador Regional Sanitation Authority

Encroachment Permits California Department of Transportation (Caltrans)

Agreement to Provide Fire Protection Sutter Creek Fire Protection District

Biological Opinion with Take Authorization and Elderberry Preservation and Mitigation Plan

U.S. Department of Fish and Wildlife Service

Streambed Alteration Agreement California Department of Fish and Game

Water Quality and Wastewater Service District Plan Approvals

Central Valley Regional Water Quality Control Board

Storm Water Discharge Permit Central Valley Regional Water Quality Control Board


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Chapter 2: Existing Project Site Characteristics

Physical Setting The Project is located within Amador County, California, southwest of Sutter Creek’s downtown (see Figures 1 and 2). The Project encompasses two properties commonly referred to as Allen Ranch and Noble Ranch. Allen Ranch, which comprises 112 acres of the eastern Project site, is primarily used for cattle grazing. Noble Ranch, which comprises the remaining 833 acres of the Project site, is also used for cattle grazing and includes two single‐family residences. Stony Creek flows through the property from the northeast to its confluence with Sutter Creek northwest of the Project. The Project site includes a former limestone quarry and an abandoned dam and tailings located in the central part of the site. The dam is a concrete structure that spans Stony Creek, with a breach located near its northern end. Stony Creek has been diverted from its historic streambed to the north and around the concrete dam. The Ione Canal, a historical water conveyance ditch that is now piped, passes through the central part of the Project site generally in a northeast‐to‐southwest direction.

Site History The Gold Rush Ranch and Golf Resort site remained in cattle production through the late 20th century. The Project sponsor purchased the site in 2002 and applied for its annexation to the City of Sutter Creek in 2003. In 2004, approximately 612 acres of the proposed “Gold Rush Golf Development” were annexed to the City of Sutter Creek, including the 112‐acre Allen Ranch.

Adjacent Uses The Project is surrounded by agricultural and open space uses on its northern, southern, and western sides. Urban uses closest to the Project include residential and commercial uses in the southwest portion of Sutter Creek and Martell. The nearest industrial uses to the Project include the Amador Regional Airport, located approximately one mile to the east between Sutter Hill

and Martell and the Martell Business Park to the east across Ridge Road.

Jurisdictional Boundaries and Annexation Requirements The Amador County Local Agency Formation Commission approved the annexation of 612 acres of the 945‐acre Project site to the City of Sutter Creek on February 19, 2004. Figure 2 shows the current (2007) city limits. Annexation of the remaining 333 acres is pending approval of the Specific Plan and project entitlements by the City.

Figure 1: Regional Map

Historic gold rush era dam

Topography The Project site is characterized generally by rolling, hilly terrain. Several small ridges and valleys with areas of clustered rock outcroppings occur throughout the site. Elevations on the Project range from approximately 1,500 feet above sea level in the eastern portion to 800


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feet above sea level at the northwest corner. The main drainage courses on the property are Stony Creek and tributaries to Sutter Creek. The Project site contains a range of topography, from relatively flat to areas with thirty‐five percent slopes. The majority of the eastern half of the Project site contains seven percent slopes or less. Steeper slopes are located on the western, north‐central, and central portions of the site (see Figure 3). The majority of these areas have been left in the Conservation and Open Space Preserve or as part of the golf course.

Existing Vegetation The vegetation found on site consists of grasslands, oak savannas, oak woodlands, riparian communities, brush, and intergrades between the above. Historic land uses including grazing and the exclusion of natural fires have influenced the plant communities and species mix. The species found on the Project site are typical for the area and are common in the Sierra foothills.

Existing Drainages and Waters of the U.S. The Gold Rush Ranch and Golf Resort Project site receives an average rainfall of 25 to 30 inches per year. The site drains generally to the northwest. The largest stream on the site, Stony Creek, flows to the west through the northern portion of the site. The Ione Canal, an abandoned mining‐era canal, crosses the site from the northeast to southwest. The canal is mapped on U.S.G.S. quad maps as having extended from Sutter Creek near the city of Sutter Creek southwestward to the city of Ione. The canal intersects Stony Creek and multiple smaller drainages on the site. The entire site drains into Stony Creek, which is a tributary to Sutter Creek. Sutter Creek flows into Dry Creek, which flows into the Consumnes River. Stony Creek is considered to be the only perennial stream on the site. All other streams are seasonal. There are several perennial seeps on site, some of which have had spring boxes installed for watering cattle. Waters of the U.S. on the Project site include streams, streams with wetland characteristics, seasonal wetlands, seeps, and springs. The total area of existing wetlands is approximately 14.89 acres. The wetland features are depicted on Figure 4. A Conceptual Wetland

Preservation and Mitigation Plan is described in Chapter 9. A detailed Mitigation Plan will be prepared in conjunction with the U.S. Army Corps of Engineers requirements and submitted to the City of Sutter Creek for approval prior to Project construction.


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Figure 2: Vicinity Map


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Figure 3: Topography and Drainage


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Figure 4: Wetlands and Natural Features


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Cultural and Paleontological Resources Gold Rush Ranch and Golf Resort is situated in the northern part of the territory once claimed by the Sierra Miwok. The Project site shows evidence of prehistoric occupation, possibly by Sierra Miwok. Because the time depth for Miwok language in central California is uncertain, it is difficult to assign linguistic and cultural affiliation to archeological sites. Bedrock mortars (grinding rocks) have been identified within the Project site, and other prehistoric era cultural resources may be found during field investigations for the Specific Plan environmental impact report. Prehistoric archeological sites are presumed to have cultural significance to modern Amador County Miwok. Local Native American groups will be consulted on the appropriate treatment of any prehistoric archeological sites found within the Project site.

Miwok grinding rocks on site

Before the discovery of gold in 1848, non‐native people rarely visited the Sutter Creek vicinity. There are anecdotal reports regarding construction of a sawmill at Sutter Creek and at least one punitive raid by John Sutter in response to a raid and the killing of a man on Stockton Slough. Sutter Creek is named for John Sutter, likely due to his lumber milling activity on Sutter Creek. It is possible that trappers and explorers visited the Sutter Creek area before 1848, but there is little reliable evidence to support this conclusion. Many placer and hardrock mining operations started in the region after 1848; these activities continued more or less until just before World War II. Earliest mining focused on surface placers, usually along modern

drainages. Underground and hydraulic mining began once surface placers were mined. Remnant placer gold mining activity has been reported along Stony Creek, but not on the Project site Beginning in the late nineteenth century, ranching and agricultural activities replaced mining as the principal economic activity in the Sierra Foothills. The Project site was used for cattle grazing for over a century. The Project site has low to moderate fossil‐bearing potential. A small area containing fossils could occur within isolated pockets of rhyditic tuff. Mammalian fossils have been reported within Sierra Foothill Holocene age alluvium, most often alluvial fans or in sediment traps formed within stream channels behind igneous dikes. A review of the records at the California Academy of Sciences was completed with negative results.

Trees and Plants The Project is located within a typical Sierra gold country setting, characterized by rolling foothills covered with oak savanna and woodland and grasslands, impacted by historic grazing and the exclusion of natural fires.

Oak woodland and Savanna

Five primary natural plant communities are present on the Project site (as shown in Figures 4 and 5): oak woodland/savanna, grasslands, chaparral, riparian woodland/scrub, and wetland vegetation.

Oak woodland/savanna Oak woodland/savanna, which are common plant communities in the Sierra Nevada foothills, are the most extensive communities in the Project site. Oak


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woodlands are differentiated from oak savanna by the extent of canopy cover, with woodlands being denser. Oak woodlands are the predominant community within the Project site. The woodland becomes dense on some of the north‐facing slopes, where it may be characterized as forest; it grades into chamise chaparral on south and west‐facing slopes in the western portion of the Project site. Non‐native grasslands with scattered oaks forming a savanna‐type woodland are most abundant in the eastern portion of the site. Blue oak (Q. douglasii), a drought tolerant, deciduous oak, is the dominant tree species on the Project site. Interior live oak (Q. wislizenii), valley oak (Q. lobata), and foothill pine (Pinus sabiniana) also occur in varying densities throughout the Project’s woodland/savanna habitat. Large trees are present throughout but are especially prevalent in the eastern portion of the Project site. The shrub understory is relatively sparse, likely the result of past and ongoing grazing. Hoary coffeeberry (Rhamnus tomentella), redberry (Rhamnus crocea), coyote brush (Baccharis pilularis and Ceonothus spp.) occur singly or in stands throughout the Project woodland. Several species of native and non‐native grasses and forbs constitute the grassland component of the savanna.

Grasslands Grassland communities are typically composed of a dense cover of annual grasses and forbes adapted to colonizing and persisting in disturbed upland areas. This plant community occurs on fine textured soils and is dominated by non‐native species; however, native grasses and wildflowers are present in varying densities. Grassland plant communities are located in many areas of the Project site. Stands of the native bunchgrass purple needlegrass (Nassella pulchra) are intermixed with non‐native species within these habitats. Because of the sparse distribution of native grasses and relative small habitat size, the grassland habitat community on the property is characterized as non‐native grasses and forbes rather than native grassland habitat. A predominance of non‐native grass species makes up the grassland component in the oak savanna and in open grasslands on the Project site. The dominant grass

species observed on the site in November 2001 include the non‐native and invasive medusa‐head (Taeniatherum caput‐medusae), dogtail grass (Cynosurus echinatus), ripgut brome (Bromus diandrus), and soft chess (Bromus hordeaceus) (LSA 2001). Native and non‐native forbes identified during the November 2001 survey include blue‐eyed grass (Sisrinchium bellum), hedge parsley (Torilis spp.), and various clovers (Trifolium spp.)

Chaparral Chaparral occurs on shallow soils on dry slopes and ridges throughout most of California. Chamise (Adenostoma fasciculatum) dominates this vegetative community and can often form unbroken, dense stands. The shrubs are typically interwoven so that mature stands of chamise provide a dense canopy cover with little herbaceous understory of litter. Chamise chaparral occurs on south and west facing slopes in the western half of the property devoid of oak woodlands or savanna. Other chaparral species identified on site include white‐leaf manzanita (Arctostaphylos viscida), sticky monkey‐flower (Mimulus aurantiacus), goldenbush (Ericameria spp.), and yerba santa (Eriodictyon californicum).

Riparian Woodland/Scrub Riparian woodland/scrub provides important food, cover, and breeding sites near water for several vertebrate and invertebrate species. Riparian woodlands also provide travel corridors for numerous animals, especially birds. Riparian vegetation stabilizes creek banks and maintains good water quality. Riparian vegetation occurs within the Project site in various widths along the numerous creeks and drainages and adjacent to a sedimentation basin. Fremont cottonwood (Populus fremontii) and red willow (Salix laevigata) are dominant trees species along perennial creeks. Other tree species typically associated with riparian vegetation present are Oregon ash (Fraxinus oregona), white alder (Alnus rhombifolia), and valley oak. The majority of ephemeral and intermittent watercourses present within the Project site extend through the oak woodland/savanna. Shrub species present along the watercourses include blue elderberry (Sambucus mexicana), American dogwood (Cornus


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sericea), Himalayan blackberry (Rubus discolor), California rose (Rosa californica), and poison oak (Toxicodendron diversilobum). In areas where light reaches the soil, the herbaceous understory is well developed, consisting of grasses, rushes, sedges, and other species. Elderberry shrubs, which occur in riparian woodlands, oak woodlands, and isolated clumps in upland areas, are the sole host plant for the valley elderberry longhorn beetle (Desmocerus californicus dimorphus), a Federally‐listed threatened species. A mature Blue elderberry can be as tall as 6‐24 feet, without a main trunk. The several stems of a shrub range in size from less than one inch to several inches in diameter. A few of the clumps consist of several individual shrubs. Approximately thirteen elderberry shrubs/clumps are present within the Project site, some of which were observed to have exit holes that may be those of the valley elderberry longhorn beetle.

Wetland vegetation Wetland vegetation occurs in areas where soils remain ponded and/or saturated for an extended period of time. Most wetlands and watercourses with wetland vegetation have botanical value due to a high species diversity of native plants, including species endemic to seasonal wetlands. Wetlands also provide breeding habitat for wildlife, including invertebrates and amphibians, and are of value to wildlife in general as a source of water and food. Creeks, seeps, and seasonal wetlands supporting hydrophytic vegetation are present throughout the Project site. Species found growing in the wetland features include: Durango root (Datisca glomerata), Mexican rush (Juncus mexicanus), toad‐rush (J. bufonius), Mediterranean barley (Hordeum marinum ssp. gussoneanum), and slender popcorn‐flower (Plagiobothrys stipitatus spp. micranthus). A large sedimentation basin associated with historic gold mining activities along Stony Creek currently supports wetland vegetation that includes rushes (Juncus effuses; J. spp.), a sedge (Carex spp.), curly dock (Rumex crispus), annual aster (Aster subulatus), and willow‐herb (Epilobum densiflorum). A few small areas within the basin, which are ponded longer than the remainder, are dominated by cattails (Typha spp.), water‐cress (Rorippa nasturtium‐aquaticum),

and penny‐royal (Mentha pulegium). These plants, called obligate and facultative wetland plants, are commonly associated with wetlands. Other areas and drainage swales within the Project site, which are saturated during most winters, are commonly dominated by hawkbit (Leontodon taraxacoides), a facultative upland plant.

Riparian habitat.

Special‐Status Plant Species Special‐status plant species are defined as meeting one or more of the following criteria:

• Officially listed or proposed for listing by the California Department of Fish and Game (CDFG) as rare, threatened, or endangered under the California Endangered Species Act and/or by the U.S. Fish and Wildlife Service (USFWS) as threatened or endangered under the Federal Endangered Species Act;

• A Federal or State candidate species for listing

as threatened or endangered or State candidate for listing as rare;


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• Listed under one of the following categories in the California Native Plant Society’s (CNPS) Inventory of Rare and Endangered Plants of California (6th edition) (Inventory) (CNPS 2001):

o List 1A – Plants presumed extinct in

California; o List 1B – Plants rare, threatened, or

endangered in California and elsewhere;

o List 2 – Plants rare, threatened, or endangered in California, but more common elsewhere.

List 1A, List 1B, and List 2 species may meet the definition of rare and endangered under the California Environmental Quality Act (CEQA) (Sect 15380); a species not included on any formal list “shall nevertheless be considered rare or endangered if the species can be shown to meet the criteria” for listing. The CNPS Inventory also includes two other categories of plants. List 3 species are plants for which necessary information is lacking to assign them to any of the other lists, and List 4 species are plants of limited distribution. There is usually not enough information available for species on these lists to meet the CEQA definition of rare and endangered plants. None of the nine special‐status plant species with potential to occur on site were observed during appropriately‐timed surveys.

Sensitive Plant Communities Sensitive plant communities and habitats in California are those that are of limited extent or have experienced loss or degradation resulting from historic and concurrent urban development, agricultural practices, or alteration of hydrology. These communities, monitored by the California Department of Fish and Game, are significant because of their importance to dependent and interdependent plants and animals. Except for some wetland communities, they have no legal protective status; however, they may require consideration in the EIR. Regional or local regulations and conservation

plans may also apply to these plant communities and habitats. Three sensitive plant communities/habitats are present on the Project site: oak woodland/savanna; riparian woodland/scrub; and wetland vegetation.


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Figure 5: Primary Plant Communities


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Wildlife Typical wildlife found within the Project site include such common species as mule deer (Odocoileus hemionus), gray fox (Urocyon cinereoargenteus), coyote (Canis latrans), pocket gophers (Thomomys bottae), black tail hare (Lepus californicas), western fence lizard, morning doves (Zenaida macroura), Brewer’s blackbird (Euphagus cyanocephalus), scrub jay (Aphelocoma californica), oriole, western bluebird (Sialia mexicana), bullfrog (Rana catesbeiana), red‐tailed hawk (Buteo jamaicensis), wild turkey (Meleagris gallopavo), quail (Oreortyx pictus), and western pipistrelle bat (Pipistrellus hesperus).

Morning Doves

Special‐Status Wildlife Species Detailed surveys for special‐status species and sensitive habitats have been conducted on the Project site. Special‐status wildlife species meet one or more of the following criteria:

• Officially listed or proposed for listing as threatened or endangered by the California Department of Fish and Game (CDFG) under the California Endangered Species Act and/or by the U.S. Fish and Wildlife Service (USFWS) under the Federal Endangered Species Act;

• A Federal or State candidate species for

potential future listing as threatened or endangered;

• Species that meet the definitions of rare or

endangered under the California Environmental Quality Act (CEQA);

• Species of special concern to the CDFG;

• Species fully protected by the CDFG; and/or • Nesting raptors protected by the CDFG.

Two special‐status wildlife species occur or are likely to occur on site: western pond turtles (Clemmys marmorata) have been observed on site and valley elderberry longhorn beetle (Desmocerus californicus dimorphus).

Aesthetics, View Sheds, and Night Lighting The Project’s visual characteristics are similar to other undeveloped areas of the central foothills. The Project development will be visible to limited areas off‐site, along SR 88 and SR 104. Areas west and north of the Project, consisting of dispersed rural residences and short segments of Sutter Creek‐Ione Road, may also have views of Project site development. However, most of the developed Project site will not be visible from off‐site. The only current light sources on the Project site are two residences. Adjacent areas, including dispersed lighting along Lower Ridge Road and other developed areas adjacent to the Project, contribute a source of localized light and glare.

Agricultural Use and Land Use The Project site is currently (2007) used for cattle grazing. Lands under Williamson Act Contracts are located to the north and west of the Project site. These lands, currently used for cattle grazing, are expected to remain under contract.

Geology, Soils, and Minerals Soils within the Project site are classified as Argonaut, Auburn, and Exchequer series. These soil types are rated as Class 4‐7 soils with very low Storie Index ratings (2 to 32). These are marginal soils and have been used historically for grazing. The California Department of Conservation designates the Project site as “Grazing Land” in their Important Farmlands Program. No soil on the Project site is designated as Prime Farmland, Unique Farmland, or Farmland of Statewide or Local Importance (Department of Conservation, 2001).


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Hazards A site assessment was conducted by Environmental Stewardship & Planning (2005) as part of the Initial Study for the Project. The assessment identified arsenic as a substance of concern. The source of the arsenic was historic upstream mining operations and is confined to a small portion of stony creek. The Project sponsors have initiated a program to remove the arsenic. No residential development is proposed for the area containing arsenic. The Project site is adjacent to open grazing and rangeland on the north and west. These areas consist of oak woodland and grassland which contribute to wild fire hazards. Surrounding properties have similar potential for wildfires, with ignition sources including natural (lightning strikes) and human activities.

Hydrology The majority of the Project site drains to Stony Creek (a seasonal drainage) that flows to Sutter Creek, then to Dry Creek, the Consumnes River, and San Joaquin River. In addition, much of the Project site is traversed by intermittent drainages that are tributary to Stony Creek.

Noise Existing noise levels are considered low, with levels similar to those of other rural and open space areas. Adjacent land uses such as industrial activity associated with the Martell Business Park to the east of the site and traffic on Lower Ridge Road and SR 88 may contribute to noise levels at the eastern and southeastern perimeter of the property. This may result in noise levels in these areas that are elevated in comparison to rural agricultural lands.


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Chapter 3: Vision and Guiding Principles

Vision The Gold Rush Ranch and Golf Resort is a planned community that will provide high‐quality housing, recreational opportunities, and other important public benefits and amenities for Sutter Creek and Amador County.

Guiding Principles The Gold Rush Ranch and Golf Resort Specific Plan is based on five guiding principles that establish a framework for the overall site plan, neighborhood concepts, development standards, and design guidelines:

• Create a high quality planned golf course community;

• Integrate development with the existing community and natural environment;

• Maximize conservation of natural resources;

• Emphasize the gold rush era history of the community; and

• Support and expand existing public facilities and services.

Project Objectives Based on the Guiding Principles, the following objectives provide the overall framework and direction for the detailed components of the Specific Plan:

• Obtain entitlements to construct an 18‐hole championship golf course and related facilities to serve recreation demand in the region;

• Make the golf course available for irrigation and disposal of treated wastewater from Sutter Creek and the Project;

• Obtain entitlements to construct 1,334 single‐family detached and attached homes;

• Obtain entitlements to construct a 60‐room resort hotel and 300 vacation‐ownership units;

• Obtain entitlements for resident‐serving commercial services;

• Establish an approximately 300‐acre Conservation and Open Space Preserve;

• Establish 5+ miles of trails and pathways; and

• Provide a minimum of 19 acres of neighborhood parks.

Public Benefits and Amenities Gold Rush Ranch and Golf Resort is a planned community that will provide public benefits for the residents of Sutter Creek and Amador County. Over one‐half of the land area will be dedicated to open space. Approximately 300 acres of the Conservation and Open Space Preserve and over 200 acres of recreational land (golf course and neighborhood parks) are included in the Project to ensure the permanent conservation of oak woodlands, to retain the natural character of the site, and to provide recreation opportunities for the community. Additional public benefits and amenities include:

• Dedication of a site for a public safety facility that is expected to include a police station, a fire station, and paramedic services;

• Undertake best efforts to purchase a 20‐acre primary school site with space for a branch of the Amador County Library;

• Creation of public walking trails, bicycle trails, and nature trails;

• Financial support for a new school to meet the needs of existing and future Sutter Creek residents;

• Construction of tennis courts available for public use;

• Generation of tax revenues for the City through the transient occupancy tax as may be applicable to the hotel and time‐share components;

• Use of the proposed golf course as a disposal site for tertiary‐treated effluent from the Sutter Creek Wastewater Treatment Plant;

• Contribution of significant capital funds to the expansion and upgrading of the Sutter Creek Wastewater Treatment Plant;


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• Establish an affordable housing trust fund for the funding of affordable housing in Sutter Creek to be administered by the City of Sutter Creek;

• Establish a funding mechanism to support a full‐time fire department with paramedic‐ambulance service available to Sutter Creek residents;

• Management of cultural and historic resources found on the site;

• Development of a model home demonstration project for water‐conserving landscapes and appliances, and energy efficiency;

• Support for youth golf programs with discounted green fees;

• Contribution of funds for the construction of new off‐site playfields;

• Contributions of fees to support city services, including libraries and road maintenance;

• Provide funds to hire at least one additional police officer;

• Use of clubhouse for community activities and meetings; and

• Generation of full‐time employment opportunities for Sutter Creek residents.

Methods for assuring the effective implementation of these benefits and amenities are included in Chapter 9: Implementation, and the Project Fiscal Analysis and Facilities Financing Plan found under separate cover.


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Chapter 4: Development Concept and Land Use Plan

Development Concept The Project development concept lays the foundation for the land use plan and development standards. Gold Rush Ranch and Golf Resort comprises six main components: a multi‐purpose Conservation and Open Space Preserve that includes oak tree preservation and mitigation; an 18‐hole championship golf course and related facilities; a community of distinctive residential neighborhoods; a commercial core made up of a hotel, vacation‐ownership units, and a neighborhood commercial core; a mixed‐use commercial, office, and residential area on Ridge Road; and public facilities and services.

Smart Growth Principles “Smart Growth” is an increasingly‐used term to describe good planning and development. The Smart Growth Network is a consortium of private, public, and non‐governmental organizations seeking to improve development practices in neighborhoods, communities, and regions across the United States. According to the Smart Growth Network: “Growth is smart when it give us great communities with more choices and personal freedom, good return on public investment, greater opportunity across the community, a thriving natural environment, and a legacy we can be proud to leave our children and grandchildren.” The Smart Growth Network has identified ten smart growth principles:

• Provide a range of housing opportunities;

• Create walkable neighborhoods;

• Encourage community and stakeholder collaboration;

• Design distinctive and attractive communities with a strong sense of place;

• Make project decisions predictable, fair, and cost‐effective;

• Provide a mix of land uses;

• Preserve open space, natural beauty, and critical environmental areas;

• Provide access to a variety of transportation choices;

• Strengthen and direct development towards existing communities; and

• Take advantage of compact building design.

The following summarizes the Project relationship to those ten smart growth principles identified by the Smart Growth Network. The Project includes a range of housing opportunities and choices. The Project will include a wide range of single‐family home and lot sizes resulting in housing affordable to a large segment of the community. The Project includes at least twelve neighborhoods that have housing types ranging from large custom lots to innovative, small lot development. Sixty‐four units of medium density attached single‐family homes is proposed, as well as a minimum of 66 second units. Varying lot and home sizes will be dispersed throughout the Project, avoiding concentrations of any home size or type. The Project also includes a mixed‐use commercial, office, and residential site adjacent to the attached single‐family homes. The Project creates a network of walkable neighborhoods. Every major street in the Project includes dedicated walkways separated from vehicle travel lanes and bikeways. These walkways are connected to five miles of walking trails in the Conservation and Open Space Preserve, as well as to pathways along Ridge Road and into downtown via the Valley View connector. The walkway system will also connect neighborhood parks, recreation facilities, neighborhood shopping, and restaurants. A walkway and bikeway will connect the attached single‐family neighborhood with the mixed‐use area on Ridge Road. The entire project will be pedestrian‐ and bicycle‐friendly, encouraging residents to walk rather than drive. The Project sponsor has made great efforts to respond to community input and encourage community and


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stakeholder collaboration. Thirty community meetings and workshops, as well as twenty site tours, have been held to discuss plans for the Project and identify community goals and objectives. As a result, the Project already includes the long list of community amenities and benefits listed in Chapter 3, Vision and Guiding Principles, which is a result of true community collaboration. The Project sponsor continues to meet with community residents to discuss Project features and issues in a proactive manner. Gold Rush Ranch and Golf Resort will be a distinctive, attractive community with a strong sense of place. Extensive community design standards will assure that the development will reflect the history and architecture of the region. The central commercial core includes recreation, restaurants, a market, and a community meeting facility. The street, bike trail, and pedestrian trail systems link the entire community. The natural setting and extensive Conservation and Open Space Preserve will provide a strong, unifying sense of place. The Project sponsor has been working with the community and City officials to make project decisions predictable, fair, and cost‐effective. In order for a community to be successful in implementing smart growth principles, they must be embraced by the private sector. The Project sponsor is committed to incorporating smart growth principles in the Project design. While the Project is predominately a residential golf course community, a mix of land uses in the central commercial core provides a range of services and activities within the Project. A five‐acre mixed‐use commercial, office, and residential area is included adjacent to the attached single‐family home neighborhood. The underlying purpose of mixed land uses is to reduce auto trips by enabling residents to walk or bike to needed services or facilities. The mixed‐use area would include up to 50,000 square feet of ground floor commercial uses, with professional office for the police and fire departments and residential uses above. The site will also include a fire station. The Project preserves open space, natural beauty, and critical environmental areas. One third of the Project is permanently preserved as open space. The

Conservation and Open Space Preserve will serve as a site for further oak tree mitigation and environmental enhancement to preserve and create critical habitat for valuable plant and animal species. Wetlands will be preserved on‐site to the extent feasible and fully mitigated where not preserved. Elderberry shrubs, critical habitat for the endangered valley elderberry longhorn beetle, are either preserved or replanted to the Preserve. The golf course, residential, and other portions of the Project are designed to be integrated with the natural beauty of the area. The Project provides access to a variety of transportation choices. The extensive bike and pedestrian trail system is described above. Access to bus transit is provided through the provision of bus turnouts in the Project. The proposed Sutter Hill Transit Center will be located just to the north of the Project. As a golf‐oriented community, the use of golf carts for internal trips adds another transportation choice. Transit lanes for electric vehicles are provided on the major Project streets. The Project strengthens and directs development towards existing communities. The Project is adjacent to existing city development and within the city limits. The nature of a golf‐oriented community precludes this type of development as infill, given the land area necessary to build a golf course and a sufficient number of homes to make such a project economically feasible. The Project includes compact building design. Typically, golf course‐oriented communities are not well‐suited to compact building design. While most of the homes are traditional single‐family design, the Project includes several components of compact design (second units, small‐lot detached homes, attached homes, and mixed‐use). The vacation‐ownership units, while not strictly residential in use, do provide a compact, higher density building design for frequent visitors or part‐time residents. There is one final note on the Project’s consistency with the Smart Growth principles. Many of the Smart Growth principles are oriented to developed or developing urban areas that have well established transit systems and dense urban centers. Suburban and rural areas present greater challenges to full


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implementation of the urban‐oriented principles. There are many ways to apply Smart Growth principles, and the methods used in urban areas will not always be successful in rural communities. The Gold Rush Ranch project represents a careful blending of some higher‐density residential and mixed‐uses in a rural setting.

Conservation and Open Space Preserve Almost one‐third of Gold Rush Ranch and Golf Resort will be preserved as permanent open space and oak tree mitigation with a conservation easement. Thousands of oaks trees and hundreds of acres of natural habitat provide support for plant and animal communities. Potential habitat for protected wildlife species is preserved and enhanced within the Conservation and Open Space Preserve. Oak tree, wetlands, and habitat mitigation activities will increase and enhance vegetation and wildlife habitat in the Preserve. In addition, open space buffers generally located between the golf course and adjacent lands will be protected with a conservation easement and will serve as locations for wildlife habitats and oak tree protection, mitigation, and restoration. A system of public hiking trails will be carefully designed to afford public access without impacting the natural environment. In order to enhance public access to the Preserve, off‐street parking is provided at three trailhead locations. Trailhead access for all hiking trails will link the surrounding community to the proposed public parks and Conservation and Open Space Preserve. Detailed site plans for public access, trailhead parking, and trail design will be developed by the City and the selected conservation easement trustee.

Championship Golf Course The Gold Rush Ranch Golf Course is planned to be an 18‐hole par 71 championship golf course that is carefully laid out among existing site features to complement the natural terrain and incorporate native oak trees and naturally occurring rock outcroppings. The course is designed to be appealing to both recreational and accomplished players with multiple tee locations for each hole to accommodate all levels of playing ability. The course will have tee times available to the general public. The golf clubhouse will have both public and private areas, and will include a pro shop, restaurant,

and changing and restroom facilities. Portions of the clubhouse will be made available to Sutter Creek residents as public meeting space for community organizations. Tennis courts are adjacent to the golf clubhouse. It is anticipated that these courts will be operated by the clubhouse as a part of the overall golf and club facilities. The golf course will also allow the City of Sutter Creek and the Project to dispose of its tertiary‐treated wastewater as irrigation water.

Conceptual entry

Residential Neighborhoods Residential neighborhoods are sited adjacent to the Conservation and Open Space Preserve and golf course features. The neighborhoods will offer a variety of densities, housing types, and prices. The neighborhoods are planned to maximize flexibility for future development to respond to the ever‐changing housing market. The neighborhoods will include large‐lot custom homes, single‐family attached and detached housing, second units, and a range of sizes and styles. The larger lot sizes allow for a mix of single‐story and two‐story residential products and enhanced oak tree preservation. A range of lot and home sizes will be included in most neighborhoods. As each neighborhood is planned in detail, small passive open space areas to increase oak tree preservation will be incorporated into the neighborhood development plans. While the main entrances and public areas will remain open to the general public, certain residential villages within the Project may be age‐restricted or gated. All homes and builders will comply with the Community Design Standards, which include architectural, landscape, oak tree protection, and setback standards for all residential buildings to be constructed in the Project. An outline of the historical architectural


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styles of Sutter Creek is included in Chapter 6: Community Design Standards. Custom builders will be required to submit to the Home Owners Association (HOA) Architectural Committee a lot plan showing the proposed location for the home, and a tree survey plan for approval of each custom home site plan. The tree protection plan will include as a minimum: a tree survey and a removal, protection, and replacement plan that meets oak tree conservation requirements.

Commercial Core The commercial core of the Project includes a resort hotel, vacation‐ownership units, sales pavilion, model homes, and neighborhood‐serving commercial uses. In combination with the golf course and community clubhouse, the commercial core is envisioned as the central gathering place in the Project. A 60‐room resort hotel will be located adjacent to the golf clubhouse to accommodate the needs of the expanding tourism market in the Sierra region. Resort guests will be allowed to use the associated recreational facilities. Three hundred units of ownership‐vacation units will be built as the market demands. Vacation ownership units provide people an opportunity for exclusive use of a condominium or similar unit for a limited period of time (e.g., one to two weeks). These units will be professionally managed and may be subject to local transient occupancy taxes, similar to the hotel units. It is anticipated that one or more swimming pools will be built to meet the needs of the guests. A sales pavilion will be located adjacent to the golf course and community clubhouse, and used as necessary for Project marketing. Model homes will be constructed adjacent to the sales pavilion as necessary for Project marketing. The commercial core also includes up to 20,000 square feet of neighborhood commercial uses, such as banks, beauty salons, convenience stores, childcare facilities delicatessens, florist, gift shops, grocery stores, restaurants, and cafes. This use is planned in the same

area as the hotel, golf course clubhouse, and vacation‐ownership units.

Mixed‐Use A five‐acre mixed‐use area is designated along Ridge Road at the east end of the Project. This site will accommodate up to 50,000 square feet of ground floor commercial uses, offices for City police and fire district personnel, and residential uses above. The site will also accommodate a new fire station. The commercial uses will be community services and could include a specialty grocery store, coffee shop, restaurant, or other community gathering places.

Public Facilities Public facilities and uses provide a range of services and benefits to the entire community of Sutter Creek. These uses include the public safety facility site that is part of the mixed‐use parcel, neighborhood parks, a hiking and biking trail system, and a community hall. The public safety site is sized to accommodate police, fire, and paramedic needs. The community hall will be developed with the golf course clubhouse as a joint use facility. New neighborhood parks will also be available to the public.

General Plan Land Use Designation The City of Sutter Creek General Plan designates the Gold Rush Ranch and Golf Resort site as ʺMaster Plan Area.” This land use designation allows for a range of uses, including residential, commercial, recreation, open space, and public facilities. A specific plan is required to define the precise development standards for uses permitted under this designation. The land use designation also establishes maximum residential densities and building intensity. This Specific Plan provides a detailed description of how development will occur consistent with the Sutter Creek General Plan. The Plan also includes project development standards.

Gold Rush Ranch and Golf Resort Land Use Plan The Gold Rush Ranch and Golf Resort land use plan and program describe the range and type of uses contemplated for development (see Figure 6). The land use plan implements the Sutter Creek General Plan


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Master Plan Area land use designation. The land uses are unique to the Project in order to facilitate creative and feasible site planning and maximize natural resource conservation. The Gold Rush Ranch and Golf Resort Land Use Plan includes ten land use categories intended to facilitate the development of the Project consistent with the General Plan and Project objectives.

Single‐Family Detached Residential The predominant type of development proposed for the Project is single‐family homes clustered within the golf course and Conservation and Open Space Preserve. The Specific Plan emphasizes flexibility and choice. The Project will include a broad range of lot and home sizes, in order to accommodate a wide range of housing demands. In order to further enhance choice and affordability, duplexes will be permitted on corner lots. By providing a range of choice, the Project includes affordable housing by design. While the majority of lots will be in the 5,000 to 7,000 square foot range, lot sizes will range from a minimum of 3,000 square feet up to 10,000 square feet. The smaller lot sizes will accommodate smaller homes ranging from 1,100 to 1,600 square feet. These homes will be affordable to a broad segment of the working residents. Smaller lots and homes are expected to be integrated into most Project neighborhoods along with medium and larger size lots and homes.

Typical Residential Neighborhood

As a part of the Project’s affordable housing program, a minimum of 64 second units will be developed on lots in excess of 7,000 square feet. These are in addition to the total 1,334 primary residential units.

Single‐Family Attached Residential Village A, at the northwest entrance to the Project, will include up to 66 attached single‐family homes. These

may be developed as townhouses, condominiums, duplexes, or stacked flats. The density will range from 10 to 12 units per acre. The neighborhood will be connected to the mixed‐use area on Ridge Road by a pedestrian and bike path to assure connectivity with the commercial and public uses. Single‐family attached homes will enhance choice and affordability within the Project.

Residential Custom Lots Custom lots and homes will be located in areas with greater slopes or dense tree cover which require larger areas to locate a building site. Lot sizes will range from 10,000 square feet up to 20,000 square feet or more. Custom builders will be required to submit to the Home Owners Association (HOA) Architectural Committee a lot plan showing the proposed location for the home, and a tree protection plan for approval of each custom home site plan. The tree protection plan will include as a minimum: a tree survey and a removal, protection, and replacement plan that meets the Project’s oak tree conservation requirements.

Mixed‐Use A five‐acre mixed‐use area is designated along Ridge Road at the east end of the Project. This site will accommodate up to 50,000 square feet of ground floor commercial uses, offices for City police and fire district personnel, and residential uses above. The site will also accommodate a new fire station. The commercial uses will be community services and could include a specialty grocery store, coffee shop, restaurant, or other community gathering places. The mixed‐use site reflects several “Smart Growth” principles. It includes a mix of land uses that take advantage of compact building design. It will increase housing opportunities and be connected to the Project neighborhoods by pedestrian and bike pathways. It will foster a strong sense of place giving the combination of civic, commercial, and residential uses. The site is adjacent to existing city development and has direct access to Ridge Road. A transit stop is planned in the vicinity. Finally, the mixed‐use site was added to the original Project concept as a result of collaboration with the community and City officials.


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Vacation Ownership Units The Plan includes 300 vacation ownership/timeshare units near the central core of the Project. The units will be built as the market demands. Vacation ownership units provide people an opportunity for exclusive use of a condominium or similar unit for a limited period of time (e.g., one to two weeks). These units will be professionally managed and may be subject to local transient occupancy taxes, similar to the hotel units. It is anticipated that one or more swimming pools will be built to meet the needs of the guests.

Hotel and Commercial Core The commercial core of the Project includes a resort hotel, vacation‐ownership units, sales pavilion, model homes, and neighborhood‐serving commercial uses. In combination with the golf course and community clubhouse, the commercial core is envisioned as the central gathering place in the Project. A 60‐room resort hotel will be located adjacent to the golf clubhouse to accommodate the needs of the expanding tourism market in the Sierra region. Resort guests will be allowed to use the associated recreational facilities. A sales pavilion will be located adjacent to the golf course and community clubhouse, and used as necessary for Project marketing. Model homes will be constructed adjacent to the sales pavilion as necessary for Project marketing. The commercial core also includes neighborhood commercial uses, such as banks, beauty salons, convenience stores, childcare facilities, delicatessens, florist, gift shops, grocery stores, restaurants, and cafes. This use is planned in the same area as the hotel, golf course clubhouse, and vacation‐ownership units.

Golf Course An 18‐hole, par 71 championship golf course will be the centerpiece of the Project. The golf course, encompassing approximately 200 acres, is designed to fit sensitively into the gently rolling foothills, taking advantage of the natural environment. The course will be open to the public and offer active recreational opportunities for the entire community. The Project

sponsor is also committed to providing tee time at reduced rates for city residents and the high school golf team.

17th Hole Illustration

The golf course serves an important public purpose to the community. The course provides space for the disposal of treated wastewater from the Sutter Creek wastewater treatment plant. Not only does this benefit the community with a convenient and less costly alternative for water disposal, using recycled water reduces potable water demand and conserves water for other uses in the county.

Golf Clubhouse, Tennis, and Maintenance Facilities Adjacent and integral to the golf course are several related facilities, including a clubhouse, driving range, tennis courts, and maintenance facilities. Similar to the golf course, the driving range and tennis facilities will be open to the public, providing further recreation opportunities for the community. Golf cart storage will be in the basement of the clubhouse. The maintenance facility serves as the operation center for maintaining the golf course, including storage of the maintenance equipment typical to golf courses. Chemicals, pesticides, and herbicides will be stored in a secure area of the facility. Best management practices for the handling, use, storage, and disposal of these chemicals has been prepared under separate cover.


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Clubhouse rendering

Conservation and Open Space Preserve The Gold Rush Ranch and Golf Resort Conservation and Open Space Preserve covers almost one‐third of the community. The Preserve is intended to protect and enhance oak woodland habitat and a broad range of wildlife species. The Preserve also serves as the site for oak tree, elderberry, wetland, and wildlife habitat mitigation. Uses permitted in the Conservation and Open Space Preserve include environmental preservation and enhancement, parks, trailhead parking, and hiking and biking trails. The Project sponsor (Gold Rush Golf, LLC) will dedicate the Conservation and Open Space Preserve lands to the City of Sutter Creek in fee simple. The Project sponsor will also establish a preserve trust account to fund long‐term management and maintenance of the Preserve. The City is expected to dedicate a conservation easement covering the entire Preserve to a non‐profit land trust. The land trust will be responsible for the management and maintenance of the Preserve lands for the benefit of the general public. The Specific Plan includes conceptual plans for approximately five miles of hiking trails in the Conservation and Open Space Preserve as public access. Final trail alignment and improvements will be implemented by the City in consultation with the managing land trustees. The trails will require minimal grading and improvement, emphasizing the natural character of the area. The maximum floor area ratio (FAR) is 0.01.

The Conservation and Open Space Preserve will provide approximately 150 acres of oak tree mitigation, in addition to the permanent preservation of over 18,000 existing oak trees. Thirty thousand or more new oaks will be planted in the mitigation area, which equates to three oak trees for every one oak tree removed. In addition, a 10‐year monitoring program will be initiated to ensure that 90 percent of the trees survive.

Neighborhood Parks Two neighborhood parks are included in residential neighborhoods. An 11‐acre park is proposed in the northeast portion of the Project. An 8.2‐acre park is included in the southeast portion of the community. These two parks will remain largely passive open space to maximize oak tree preservation, as well as cultural resource protection in the southeastern park. As each neighborhood is developed, additional smaller open space areas will be created to preserve oak trees and provide open space. These areas will also serve as active recreational open space as well as passive quiet areas within each neighborhood. All of the park and recreation facilities in Gold Rush Ranch and Golf Resort will be connected internally and to the greater Sutter Creek area with bike and pedestrian trails. All Project collector streets will include Class A grade‐separated bike trails and sidewalks (see Figure 4). The trails serve several purposes, including transportation, recreation, and linkage between parks and recreation areas. The collector streets in the Project will include transit lanes to facilitate electric vehicle use. The Project sponsors, as well as the Project design, support efforts by local transit advocates to enhance travel opportunities with alternative transportation modes. The Project sponsor is also committed to contribute to the funding of construction of play fields in the city of Sutter Creek.

Wetlands and Water Bodies The Project site includes 14.89 acres of wetlands and water bodies. All but 2.23 acres of wetlands are permanently preserved and protected. The 1.71 acres proposed to be filled are seasonal wetland swales. A


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variety of measures are being proposed to compensate for impacts to waters and wetlands on the Gold Rush Ranch and Golf Resort, including preservation of existing waters and wetlands, construction of wetlands, and enhancement or restoration of degraded waters and/or wetlands. If, after exhausting the areas within the open space preserves that have the potential for creation, restoration, and/or enhancement of waters and wetlands, all impacts have not been fully compensated, other options will be explored, such as the purchase of wetland credits at a mitigation bank or off‐site creation of compensatory mitigation.

Gold Rush Ranch and Golf Resort Affordable Housing Program The Project includes a three‐part affordable housing program to assure that homebuyers with a broad range of incomes have the opportunity to purchase a home in the Gold Rush Ranch development. The first part of the program is the provision of housing for working families. The Project will include a minimum 70 homes that are “affordable by design” (smaller homes on smaller lots). The Project sponsors will restrict the initial selling price of at least 35 of these homes to a maximum price (adjusted annually based on CPI).

The second component of the affordable housing program is the provision of workforce housing. This housing is intended to increase the availability of housing affordable to the approximate 100 new employees who will work at the golf course, restaurant, hotel, vacation ownership units, and neighborhood commercial businesses. Work‐force housing will be provided via two methods. First, a minimum of 64 second units will be constructed on lots larger than 7,000 square feet. Second, the Project sponsors will pay a fee per house to create a housing trust fund to support affordable housing programs in Sutter Creek. This program will be administered by the City of Sutter Creek. Finally, in the third component of the affordable housing program, the Project sponsors will work with the City to establish a transfer tax on all future home sales within the Project in an amount to be determined by mutual agreement between the Project sponsors and the City to provide a permanent revenue source for affordable housing programs.


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Figure 6: Land Use Plan


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Project Phasing The Gold Rush Ranch and Golf Resort will develop in four phases over a five‐to‐ten year period and beyond. Figure 7 provides a conceptual illustration of the four phases. Phase One consists of several major steps. First, the Golf Course and eastern Project site will be rough graded, assuring a balance between cuts and fill, in addition to minimizing impacts to oak trees and natural resources. The primary infrastructure improvements for the eastern portion of the Project site will be installed, including the 80‐foot local collector street (referred to in Figure 7 as “Parkway”), Valley View extension, sewer, water, and drainage. Non‐potable irrigation demands will be served utilizing Amador Water Agency (AWA) raw water. The golf course and clubhouse and certain residential neighborhoods will be developed in Phase One. As the residential neighborhoods are developed, collector and minor streets will be built and utilities extended to individual lots. The mixed‐use commercial area that includes the public safety facility site is also included in this phase. Finally, Phase One will also include the initiation of all biological mitigation programs. Detailed plans for the Conservation and Open Space Preserve will be prepared and implemented. Wetland, elderberry, oak tree, and wildlife habitat mitigation programs will be implemented and success monitoring initiated. During Phase Two, off‐site infrastructure improvements for influent and effluent transmission lines to the Sutter Creek Sewer Treatment plant are scheduled. Additionally, several residential neighborhoods area developed and the remainder of the mixed‐use commercial area is included in this phase. Phases Three and Four include the remaining infrastructure on the western half of the site, including the local collector streets, sewer, water, and drainage. Buildout on most of the remaining residential neighborhoods, vacation‐ownership units, hotel, and the remaining neighborhood commercial uses will occur in these phases.

Large Lot Tentative Subdivision Map The Project includes a large lot tentative subdivision map that separate the phases, residential units, golf course, hotel, vacation ownership units, and common areas into separate parcels for the purpose of sale, lease, financing, or other phasing requirements. It is anticipated that the City will process the large lot map pursuant to City and State Codes. Since the Project’s Specific Plan, Environmental Impact Report, and Development Agreement address phasing requirements, the only conditions that will be imposed upon the large lot tentative subdivision maps will be the provision of legal access easements along the street alignments as shown in the Specific Plan, which shall satisfy the “approved access to a maintained public street or highway” condition contained in Section 66426(b). No actual improvements will be required as a condition of recording a large lot tentative subdivision map. All requirements of the Specific Plan and Development Agreement will be deferred to the appropriate small lot tentative map or the final map for each development stage. Once all conditions imposed on the vesting tentative map are complete, the City will need to approve final small lot tentative maps for recordation.

Density Transfer It is the intent of the Specific Plan to permit flexibility in adjusting the unit mix to reflect market demand. Transfers of residential units will be permitted between neighborhoods, as long as the overall number of units does not exceed the total project entitlement of 1,334 dwelling units. Additionally, the area density resulting from unit transfers will not exceed the maximum allowable density for each residential land use area as specified by the Specific Plan land use designations. The number of units in each project phase, as defined in the Specific Plan, may be increased administratively to a maximum of 10 percent. Unit transfers resulting in increases in excess of 10 percent per phase are permitted with the discretionary approval of the Planning Director. There is no limit on the amount of total unit decrease allowed in any residential village or phase.


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Unit transfers will be identified as part of a final subdivision map application and are subject to the approval of the Planning Director. The request for unit transfer will identify the total number of units being adjusted, including a unit summary of the entire Project Area including original and proposed unit allocations. Unit transfers must not result in impact beyond those identified in the Gold Rush Ranch and Golf Resort Environmental Impact Report.


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Figure 7: Phasing Plan


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Chapter 5: Zoning Districts and Development Standards This chapter summarizes zoning districts and development standards that implement the five land use designations described in Chapter 4, Development Concept and Land Use Plan. The Zoning Ordinance, found under separate cover, contains the complete description of development standards. The following chapter, Section 6, Design Standards, describes development standards for other elements of the Project including: architectural design standards, landscaping design standards, entrances and edges, grading standards, and lighting standards. Development standards for streets and pathways are described in Chapter 7, Transportation and Circulation.

Zoning Districts The following zoning districts, shown in Table 2, implement the Gold Rush Ranch and Golf Resort Land Use Plan. Figure 8 shows the zoning designations for the Specific Plan area.

Table 2: Zoning Districts COSP Conservation and Open Space Preserve

MXCOR Mixed‐Use Commercial, Office, and Residential

MXCR Mixed‐Use Commercial/Recreation

SFR Single‐Family Residential

ATR Attached Residential

Table 3 summarizes the development standards for each designation. The full text of the zoning districts is found in a separate document entitled “Gold Rush Ranch and Golf Resort Specific Plan Zoning Districts.”


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Table 3: Development Standards Non‐Residential Uses Residential Uses

Development Standard1 Conservation and Open Space Preserve (COSP)

Mixed‐Use Commercial/ Recreation (MXCR)

Single‐Family

Residential (SFR)

Attached Residential (ATR)

Mixed‐Use Commercial, Office, and Residential (MXCOR)

Density Range None None 2–8 dwelling units per net

acre

8–15 dwelling units per net acre

15–20 dwelling

units per net acre

Minimum Net Lot Size None None 3,000 sf None None

Minimum Lot Width 100’ 35’ 35’ None 35’

Minimum Lot Depth 100’ 70’ 70’ None 70’

Maximum Building Height

25’ 55’ 40’ 45’ 55’

Minimum Front Yard Setback2

25’ 10’ 10’ 5’ 0’

Minimum Side Yard Setback2

25’ 10’ 5’ 0’ 5’

Minimum Rear Yard Setback2

25’ 10’ 15’ 10’ 10’

Parking Trailhead parking permitted at entrances to the preserve.

Commercial uses: 1 space/500 sf; Hotel: 1 space/room; Restaurant: 1 space/4 seats; Vacation Ownership: 1 space/unit

2 spaces per dwelling unit

1.5 spaces per dwelling unit

1.5 spaces per dwelling unit. Commercial uses: 1 space/500 sf; public uses: 1 space/1,000 sf.

Maximum Lot Coverage 1% 50% 50% 60% 50%

Maximum Floor‐Area Ratio

0.01 0.50 n/a n/a 0.50

Minimum Building Separation

100’ None 10’ None None

1 Summary only, does not include all standards. See the Zoning Ordinance text for complete standards. 2 Measured from property line. Alley and rear‐loaded units may have a reduced rear yard setback.


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Figure 8: Zoning Designations


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Chapter 6: Community Design Standards The following is a summary of the Project’s design standards. The complete standards can be found in a separate document entitled “Gold Rush Ranch and Golf Resort Community Design Standards.” There are two elements to the Project Design Standards: Community Design Standards, and Landscape and Design Guidelines. The Community Design Standards reflect the Project sponsor’s vision and guiding principles. Community Design Standards for the Project site were created to honor the architectural heritage of the Sutter Creek community, and provide a clear vision of the architectural styles. The Community Design Standards will also incorporate mitigation and implementation measures derived from the Project Environmental Impact Report (EIR). Landscape and Design Guidelines flow from the Community Design Standards. The guidelines implement the Community Design Standards by adding an additional level of detail based on the general concepts articulated in the standards. The Guidelines address such details as garage and driveway orientation, window and roof treatments, and similar architectural details. The Guidelines must be consistent with the City‐approved Community Design Standards but do not require City review and action. The Landscape and Design Guidelines will be prepared following approval of the Community Design Standards and implemented through CC&Rs and a Homeowners Association established by the CC&Rs to administer the Community Design Standards. The Community Design Standards include the following:

• Architectural Design Standards;

• Landscape Design Standards;

• Entrance and Edge Standards;

• Grading Standards;

• Lighting Standards; and

• Water Conservation Standards.

Architectural Design Standards The key to creating a true “sense of place” in a community lies not only with architectural consistency and authenticity of detailing, but also in key neighborhood design elements that add variety and balance to the overall community flavor. Key issues to be addressed include garage and driveway orientations to streets, authentic façade and window treatments, roof treatments, building setbacks and orientations, fencing materials, design and construction of unattached structures, and detailing indicative of appropriate architectural styles, construction materials, landscaping design, and use of colors. A brief review of some of the architectural concepts and essential design characteristics are included in this Specific Plan to establish the general architectural character of structures and quality control mechanisms that will be employed to maintain architectural integrity over many generations. With respect to architectural styles, the built environment of the Gold Rush Ranch and Golf Resort will employ elements of the following architectural styles:

• Victorian Period Styles including Italianate, Gothic Revival, Queen Anne, and Eastlake;

• California Bungalow;

• National Style;

• Spanish Eclectic (local variation);

• Western Farmhouse (local variation);

• Rural Italian (local variation); and

• Rural Vernacular within the Regional Context.


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Craftsman/Bungalow Architecture Design Example

Architectural designs will be selected from these styles and harmoniously incorporated in structures, emulating the architectural diversity of a typical Foothill community. Buildings will employ appropriate architectural materials and building colors will be consistent with those used during the period represented. These will also be applied to street lamps, street furnishings, and fencing. A community Design Review Committee will be created and charged in perpetuity with reviewing and approving architectural design for new residential, commercial, and public construction. Any major alterations or repairs to existing structures, construction of unattached buildings, fencing, or other features that may be visible to the surrounding neighborhood will be subject to review and approval. A formal process for review and approval of alterations, design, and materials will be developed and published. Appointed by the homeowners association, the Design Review Committee will be composed of property owners from the Gold Rush Ranch and Golf Resort community, local architects, and individuals from the local real estate development community, with the majority of the members drawn from property owners within the Project.

Landscaping Design Standards Landscape design is a key feature of the Gold Rush Ranch and Golf Resort Specific Plan and will help

protect and enhance the character of the community. The goal of the Landscape Design Standards is to reinforce the community’s qualities while responding to the Project site’s topographic and vegetative conditions. Landscape standards also emphasize water conservation through the use of native and drought tolerant plants. To help unify the community, plants of various species, size, color, and texture will be planted along neighborhood and dwelling edges, wall and fence treatments, parks and common spaces, street scenes and parking areas. The following landscape concepts will help to reinforce the following:

• Massing, scale and proportion;

• Texture and color;

• Balance and rhythm;

• Landscape edge treatments;

• Incorporation of native plants, oak trees, and rock formations; and

• Minimum of lawn and turf.

The importance of massing, scale, and proportion is rooted in the Community Design Standards. It is necessary to consider these elements in the surrounding landscape. This pattern can be applied to the landscape as follows:

• Selecting plant materials and building structures in proportion to the site;

• Using plant material that complements the scale of the architecture; and

• Designing plant groupings appropriate to the surrounding context while still creating variety (i.e., large massing in large slope areas, smaller groupings in smaller spaces, etc.).

Texture and color are key ingredients for creating visual interest and seasonal impact. Some other opportunities are:

• Evergreen backdrops to deciduous plant material with seasonal color changes; and

• Combining hardscape materials with plant materials of different texture (such as stone with ornamental grasses).


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Balance and rhythm also help to unify spaces. The streets should combine both informal and formal groupings of trees, grasses, and clipped hedges in order to integrate the site. The goal is to maintain this continuity through:

• Layering of plant materials to soften and integrate with architectural forms;

• Planting large masses of informal groupings in large areas conducive to a naturalized appearance;

• Selecting formalized solutions where space is limited and architecture (or edges) warrant;

• Builders and homeowners are encouraged to use deer‐resistant species recommended by the Amador County Master Gardeners;

• Builders and homeowners are encouraged to use fire resistant plantings as recommended by the Amador County Master Gardeners and the California Department of Forestry;

• Builders and homeowners are encouraged to use narrow spreading and mature lower‐height trees to preserve views off site;

• Builders and homeowners are encouraged to use native and drought tolerant plants to support water conservation practices throughout the Project;

• Native plants will be used as landscaping buffers between biological mitigation and developed areas;

• Integrating oak trees and rock formations into neighborhood landscaping; and

• Builders and homeowners are encouraged to use native plants that provide high wildlife bird habitat values.

Maintenance of landscaping, street lighting, and other common areas in the Project will be the responsibility of the homeowner association. Maintenance may be financed through homeowner association dues, a lighting and landscaping district, or other similar financing mechanisms.

Oak Specific Landscaping Standards Large groves of existing native oak areas will be conserved throughout the site, as well as along the residential perimeters of the golf course frontages. An oak reforestation program that will include locally harvested acorns as well as other sources, will be a key element in creating a natural legacy for the Gold Rush Ranch and Golf Resort community as set forth in the Tree Inventory Report for Gold Rush Ranch and Golf Resort, dated April 24, 2007. An intensive street tree program will be implemented along all new streets, and all lots will have required typical front yard landscape designs submitted at the time of building permits. Additionally, a master plant list has been prepared for the Project that will enhance the neighborhoods with colorful perennials, annuals and deer‐resistant plant species and bird habitat values. A plant list is included in the Community Design Standards, which will serve as a guideline for landscape plan submittals. Oak tree values, protection, and preservation guidelines will be developed and included in the Landscape Design Standards. A separate fact sheet describing the value, protection, preservation, and care of native oaks will be prepared and distributed to all homeowners at the time of home purchase.

Entrance and Edge Standards The Gold Rush Ranch and Golf Resort is served by two major entry points. The Project abuts the existing Sutter Creek city limits on the northeast and a major transportation corridor on the southeast. To the north and west are agricultural and open space lands. The landscaping at the two entries, along with signage, lighting, and hardscape elements form the gateways into the Project and establish community identity. The entry monumentation and landscape will draw views into the Project and toward important development features. Emphasis is placed on the use of local materials in the monument structure, particularly the use of native stone. The use of native trees and vegetation species, including preserved and propagated oaks, is proposed. Use of water resources will be limited to the maintenance of landscaping. Reclaimed or raw water may be used for water features.


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Entry Concept

Entrance Elevation

The Project edges adjacent to the existing built environment of Sutter Creek will blend with the existing community. The Project will include landscape buffers that include native vegetation and oak trees. The Project edge along Ridge Road to the southeast is adjacent to the golf course and will, therefore, consist of open space, natural vegetation, and selected landscaped areas related to the golf course. The remaining Project edges are adjacent to agricultural open space. Most of the Project in these areas is included in the Conservation and Open Space Preserve, which will remain in its current natural state. Where residential uses in the northeast portion of the Project abut agricultural open space, a wildlife corridor and

buffer consisting largely of natural vegetation and oak trees will be provided.

Grading Standards Residential uses are located in areas of the site based upon slope analysis to identify the most suitable areas for development. Natural areas of the site were analyzed to determine the areas where slopes exceed 25 percent. Those areas have generally been avoided for building development (see Figure 9). Grading for the Project will be carried out according to the City of Sutter Creek standards and geotechnical engineering recommendations. In some instances, exceptions to the City standards (but in accordance with the engineering geotechnical recommendations) will be requested to minimize the impact of grading operations. Development within the Project will use various grading techniques in order to create the residential villages. Single‐family homes on most of the residential land use area will require flat pads. Given the topography of the site, retaining walls, slopes between the house pads, or a combination of retaining walls and slopes may be required in certain situations. Lots will be stepped into the hillsides. Downhill lots will be responsible for maintenance of the slope easement between the house pads. In some instances, overall flat padding of the land use area will be the preferred approach. All flat padded areas will have a cross slope of 1 to 2 percent for drainage purposes. Retaining walls, where used, will range in height up to 10 feet. Various materials including treated wood, stone, concrete‐masonry units, dry stacked block, boulders, and reinforced concrete will be used for retaining wall construction. Walls over four feet will require building department approval.


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Figure 9: Schematic Grading Plan


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Lighting Standards Lighting in the Project will be designed to complement Project architectural themes and to promote the safety of site users (see Figure 10). Lighting in public areas adjacent to buildings and along walks will be human scale. Streetlight standards and pedestrian and building lighting play a vital role in defining a safe and secure appearance. This lighting concept has been devised to provide a hierarchy of lighting effects which will contribute to the overall cohesiveness of the community image and minimized light and glare impacts.

Standards • Warm white lighting is encouraged.

• Blinking lights are not permitted.

• Design and placement of site lighting will minimize glare affecting the Conservation and Open Space Preserve, adjacent properties, buildings, and roadways.

• Fixtures and standards will conform to State and local safety and illumination requirements.

• Automatic timers on lighting will be designed to maximize personal safety during nighttime use while saving energy.

• Lighting fixtures and standards within the public right‐of‐way will be consistent with the high quality of the Project.

• Lighting will be positioned to enhance the safety of vehicular and pedestrian flows at key points along the roadway.

• Light will be concentrated at intersections and pedestrian/crosswalks.

• Intersections may have increased wattage for definition and to alleviate automobile pedestrian conflicts.

• The maximum height of roadway lighting will be twenty‐five feet with a minimum clearance of sixteen feet above roadways.

• All architectural lighting should be carefully integrated into design themes and will not be visually obtrusive and incongruent during the daytime.

Street Lighting Examples


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49

Figure 10: Schematic Street Lighting Plan


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Water Conservation Standards Gold Rush Ranch and Golf Resort will employ water conservation practices throughout the lifetime of the development and within the limitations of local water use and/or plumbing codes. The Project water conservation standards are intended to reduce water consumption, particularly for outdoor irrigation use. The objectives of these standards are to:

• Maximize water conservation for the benefit of water resources, State and local economies, and individual consumers;

• Make water conservation a priority in all water related decision‐making;

• Reduce or eliminate water waste through appropriate water supply management practices;

• Introduce technology, methods, and procedures designed to increase the efficient use of water; and

• Promote public awareness of the long‐term economic and environmental benefits of conserving water.

The Project includes the following water conservation standards:

• Use recycled water for large‐volume irrigation. When available, recycled water will be used for large‐volume irrigation including the golf course and irrigation of parks and roadway landscapes.

• Emphasize landscape efficiency. Outdoor

water use can be reduced through efficiency‐oriented landscaping principles. The Project design standards support the incorporation of water conserving principles in the planning, development, and management of new landscape and home irrigation projects, including cooperation with local nurseries to ensure the availability of water‐conserving plants with a focus on drought tolerant native plants. The Project will promote a water efficiency‐oriented approach to landscaping that

encompasses the following seven essential principles:

o Planning and design

o Limited turf areas

o Efficient irrigation

o Soil improvement

o Mulching

o Use of lower‐water‐demand plants

o Appropriate maintenance

• Use water conserving fixtures and appliances.

Residential and commercial development in the Project will include water‐conserving plumbing fixtures and indoor appliances. Such fixtures and appliances may include:

o Faucet aerators

o Pressure reduction

o Low‐flow showerheads

o Low‐flow pressure assisted toilets

o High efficiency dishwashers and washing machines

o On demand hot water and chilled water systems, recirculating hot water systems, and hot water pipe insulation

o Automatic shutoff valves for residential reverse osmosis systems

o Air conditioners with zero net consumptive use

o Combined flow restrictions on multiple showerheads or body spa systems not to exceed 2.5 gallons per minute.

• Support and promote public awareness,

education, and outreach for water conservation. The Project sponsor will participate with local water utilities to produce a water conservation brochure for distribution to all new homeowners, commercial development, and interested individuals to include the latest information on both water efficient landscapes


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and appliance/plumbing conservation technologies.

• Model home demonstration project. The Gold

Rush Ranch and Golf Resort will develop a model home demonstration project for water‐conserving landscapes and home appliances, and energy efficiency. The Project will include at least two model homes that demonstrate the principles of water efficient landscapes and water efficient appliances and plumbing fixtures. Information will be provided about water efficient appliances and plumbing design, installation, and maintenance of water efficient landscapes and will promote public awareness of the long‐term economic and environmental benefits of conserving water. The Project sponsor will support the efforts of local water agencies, master gardeners, and similar groups to integrate such landscapes and water conservation technologies in new home development.

• Low Impact Development (LID). The Project

sponsor will consider Low Impact Development (LID) techniques to reduce stormwater runoff and increase water quality, including but not limited to:

o Site planning and development to reduce runoff;

o Develop integrated management practices to improve water quality;

o Integrate efficient erosion and sediment control measures; and

o Provide homebuilder and homeowner education and outreach materials specific to LID techniques.


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Chapter 7: Transportation and Circulation An effective and visually‐appealing transportation network is an integral part of the Project. This section describes the circulation network, including roadways; pedestrian and bike paths; parking; transit; and emergency vehicle access.

Regional Network The Gold Rush Ranch and Golf Resort will be served regionally by SRs 88, 104, and 49. See Figures 1 and 2 for the locations of these State Routes.

State Route 88 SR 88 connects the Project with the Central Valley and the Stockton metropolitan area to the west, and with the Jackson area to the east. SR 88 is a two‐lane highway in the vicinity of the Project, with standard shoulders and auxiliary left turn lanes at major intersections.

State Route 104 SR 104 is a major east‐west collector that transverses Amador County, connecting San Joaquin County at SR 49 in Sutter Hill. To the east of Sutter Hill, SR 104 continues as Ridge Road to SR 88 to Pine Grove. SR 104 has one travel lane in each direction adjacent to the Project site.

State Route 49 SR 49 is a major north‐south highway that traverses the Sierra foothills. It serves as the primary north‐south route through Amador County. The section between SR 104/Ridge Road and SR 88 includes two lanes in each direction and a center left‐turn lane.

Project Circulation The streets in the Project are categorized as local collector streets, primary streets, local streets, or rural roads (see Figure 12). The typical road sections proposed are designed to provide the Project with a rural setting while complementing the existing natural topography and accommodating projected traffic (see Figure 11).

Street Design Principles Horizontal and vertical design of the street section will generally follow City of Sutter Creek standards. Limited design speed on the roadways to reduce curve radii, reduce horizontal tangent lengths and upper elevations between curves and other minor design exceptions will be requested on a case‐by‐case basis for the road design within the community to allow the roads to better follow the existing topography. All streets have been designed to incorporate existing oak trees as part of the oak tree protection strategy for the Project. Wildlife crossings may be incorporated in street designs as feasible to provide wildlife movement throughout the site. Examples of street cross‐sections are shown in Figure 11.

Local Collector Streets (25 mph) Two central 80‐foot‐wide local collectors are proposed to provide primary access to the Project and connect the two main entrances to the golf course clubhouse and hotel along with connectivity to the western portion of the Project. The local collector streets include two travel lanes, transit lanes for low‐speed electric vehicles and planted landscape zones on each side of the driving lanes. Eight‐foot‐wide separated bike paths and four‐foot‐wide separated walkways continue within generous landscaped area along the sides of the road to the intersection of the residential streets that ring the western portion of the Project. Driveways for custom lots that face the collector street must be no closer than 50‐feet from the roadway lanes.

Primary Local Streets (25 mph) Sixty‐foot‐wide primary local streets will provide the main internal access for each residential parcel at the western part of the Project, and will collect traffic from each residential neighborhood and convey it to the collector. Primary local streets will have two travel lanes, and parking will be allowed on one side of the street. Individual residences will be allowed to have direct driveway access to the primary local streets. Separated walkways and bike paths will continue along either side of the street and connect to the collector street.


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Local Streets (15 mph) Fifty‐foot‐wide local streets will have two 12‐foot‐wide travel lanes, and parking will be allowed on one side of the street. A 4‐foot wide walkway will be located on either side of the street, separated from the roadway by a 6‐foot‐wide landscaped buffer. Driveways will be allowed on both sides of the street.

Rural Roads (single loaded, 15 mph) Rural road classification is reserved for streets fronting custom lots. Forty‐foot‐wide rural roads serve a limited number of homes and have less traffic demands. The single located rural roads have lots facing only one side of the street, and, therefore, have a larger landscaped area on the side of the street opposite the homes.

Rural Roads (double loaded, 15 mph) Forty‐foot‐wide rural roads that have custom lots on both sides of the street have more equally distributed landscape areas on either side of the street. Street trees are moved closer to the edge of the private lots.

Emergency Access Two emergency access points are provided (see Figure 6). The first is from Ridge Road midway between the Project entrance and SR 88. The second is at the intersection of Ridge Road and SR 88.


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Figure 11: Roadways


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Figure 12: Road Hierarchy Plan


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Pedestrian and Bicycle Pathways The entire Project will be linked by an extensive system of trails. Three types of trails will provide transportation and both passive and active recreation within the Project. Trailheads with auto parking provide easy access to the conservation and open space preserve trail system at three locations.

Bike Trails A network of bike trails will link all areas of the community. The bike trails will be separated from vehicular circulation and follow the local collector streets along an eight‐foot‐wide and dual directional path. Additionally, an eight‐foot‐wide bike path with a four‐foot‐wide walking trail will parallel Ridge Road and link back to the proposed neighborhood park located at a Miwok Indian grinding rocks site.

Walking Trails and Walkways Walking trails and walkways will follow along all vehicular roadways and local streets throughout the Project site (see Figure 13). As noted in the Typical Street Sections, all walkways within the Project are proposed to be separated from vehicular traffic by a landscape planting zone of varying widths. All walkways will be at least four feet wide.

Nature Trails In addition to walking trails along roadways, at least five miles of nature trails will wind their way through the Conservation and Open Space Preserve in the central and western portions of the Project site (see Figure 13). These nature trails will also highlight ecological, historical, and archeological sites with interpretive exhibits and historical markers at the Miwok grinding rocks and portions of the former Ione Canal. Ecological interpretive signs will be posted at existing and restored wetland sites, along the existing creeks, wildlife crossings, wildlife habitat enhancement projects, wildlife corridors, and at oak conservation and reforestation sites. Some nature trails may have limited or controlled public access to protect the wildlife habitat during critical seasonal activities including breeding and courtship behavior prior to fledging of young.

Parking Adequate parking is vital to any new community. This Specific Plan establishes parking standards for both residential and commercial uses. Table 4 shows the parking requirements for individual land uses and structures.

Table 4: Parking Requirements Use Number of Spaces

Golf Course and Clubhouse 175

Commercial Uses 1 per 500 square feet

Hotel 1 per guest room

Vacation Ownership 1 per unit

Restaurant 1 space per 4 seats

Offices 1 space per 500 square feet

Transit Sutter Creek is served by the Amador Regional Transit System (ARTS), which operates regularly‐scheduled bus service from River Pines to the north, Comanche to the south, Mace Meadow to the east, and Sacramento to the west. All ARTS buses are wheelchair accessible and equipped with bicycle racks that accommodate up to two bikes. The transit system operates two bus lines (the Sutter Hill/Ione line and the Sutter Hill/Ione/Comanche line) that run along SRs 104 and 88 adjacent to the Specific Plan Area. A bus turnout will be provided adjacent to the Project site on Ridge Road.

Transit Lanes The local collector streets will include eight‐foot transit lanes for electric vehicles. These lanes will not only facilitate electric vehicle use within the Project but allow for future connections to the regional network of transit lanes intended for electric vehicle use. The transit lanes could also be connected to the planned Sutter Hill Transit Center. Electric vehicle use will be permitted on all streets and roads within the Project.


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Amador Regional Transit System (ARTS) van

Sutter Hill Transit Center The City of Sutter Creek and the Amador County Transportation Commission have approved a regional transit facility to be located in the southern portion of Sutter Creek, in Sutter Hill (see below). The 4.8 acre Sutter Hill Transit Center project consists of a transit transfer facility, a park‐and‐ride facility, a multi‐use office building, solar electric shade structures, and a 1.62 acre city park (Ledger‐Dispatch, 2005). This facility will be located approximately one mile from the Project site, and will serve as a regional transit facility for residents of Gold Rush Ranch and Golf Resort, and will be linked by ARTS buses through the onsite bus pickup stations.

Sutter Hill Transit Center to be located at Valley View.

(courtesy of Ledger‐Dispatch)


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Figure 13: Open Space and Trails


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Chapter 8: Public Facilities and Services

Water The Project will require a water supply and distribution systems to meet the domestic, fire, and irrigation water needs for the Project. A conceptual plan has identified three separate water systems that will supply water to the Project. These include potable water, raw water, and recycled water systems. The Project site is within the service boundaries of the Amador Water Agency (AWA). The AWA provides potable and raw water to the City of Sutter Creek and properties near the Project site. At full build out, the Project will have an estimated average day potable water demand of 712,900 gallons per day (gpd). Table 5 provides a summary of average day water demands by land use. Estimated fire flows for the Project are based on Table A‐II‐A‐I of the California Uniform Building Code (available at www.bca.ca.gov). A 1,500 gallon per minute (GPM) fire flow will be required to provide adequate service to the hotel and vacation ownership units. This is based on the buildings being a Type V construction (wood frame construction with combustible exterior and interior fire sprinklers). On and off‐site potable water facilities will be designed

and constructed to serve the proposed development in the Project. The AWA operates the Tanner Water Treatment Plant (Tanner). Raw water to Tanner comes from Lake Tabeau via a newly constructed pipeline. A water treatment facility at Tanner filters and chlorinates the water and then sends it to a water storage reservoir next to the plant. A distribution network branches out from Tanner into the city of Sutter Creek. A 12‐inch diameter potable waterline extends from Tanner down Ridge Road to the easterly edge of the Project site. Other existing smaller diameter water lines extend from the Tanner Plant into the area of Sutter Hill and the City of Sutter Creek. The on‐site facilities to serve the Project may include several special features. The Tanner facility is located at an elevation of approximately 1,725 feet. Water flows by gravity down gradient towards the Project site. Development within the Project requiring potable water ranges in elevation from 800 to 1,500 feet above sea level. Pressure‐reducing stations will be required to reduce and regulate the water pressure within the Project. The pressure reducing station will create different pressure zones within the Project. Waterlines within pressure zones will loop, if possible. A water tank storage facility is proposed to provide emergency fire flows and peak hour demands. A detailed analysis is to be completed at the time these facilities are designed. All water facilities will be designed in accordance with AWA standards.


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Table 5: Average Day Potable Water Demand Land Use Max Day Demand (gpd) Peak Hour Demand (gpm)

Single‐Family Residence 1,067,200 1,482

Hotel 43,200 60

Vacation Ownership 216,000 300

18‐Hole Golf Course 10,000 14

Golf Clubhouse/Restaurant [1] 34,500 48

Golf Maintenance 20,000 28

Tennis Facility 2,000 3

Police Station 10,000 14

Fire Station 10,000 14

Neighborhood Parks 2,324 3

Open Space 0 0

Community Hall 5,000 7

Library 5,000 7

Public Areas/Roads Landscaping Irrigation

‐ ‐

Oak Mitigation Irrigation ‐ ‐

School ‐ ‐

Total ‐ 1,980 Notes: 1. Includes 8,000 sf golf clubhouse/restaurant and 20,000 sf of commercial uses. * There are no potable water demands for open space, public areas/roads landscaping irrigation, oak tree mitigation or schools because either the use is not part of this project or some other water source will be used. ** The demand rates are based on the report titled “Gold Rush Golf and Residential Development Report for Water Supply Assessment and Verification of Sufficient Water Supply” prepared for Amador Water Agency by Hydroscience Engineers, Inc.


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Table 6: Estimated Peak Daily and Hourly Potable Water Demand Land Use Max Day Demand (gpd) Peak Hour Demand (gpm)

Single‐Family Residence 1,067,200 1,482

Hotel 43,200 60

Vacation Ownership 216,000 300

18‐Hole Golf Course 10,000 14

Golf Clubhouse/ Restaurant [1] 34,500 48

Golf Maintenance 20,000 28

Tennis Facility 2,000 3

Police Station 10,000 14

Fire Station 10,000 14

Neighborhood Parks 2,324 3

Open Space 0 0

Community Hall 5,000 7

Library 5,000 7

Public Areas/Roads Landscaping Irrigation

‐ ‐

Oak Mitigation Irrigation ‐ ‐

School ‐ ‐

Total ‐ 1,980 Notes: 1. Includes 8,000 sf golf clubhouse/restaurant and 20,000 sf of commercial uses. * There are no potable water demands for open space, public areas/roads landscaping irrigation, oak tree mitigation or schools because either the use is not part of this project or some other water source will be used. ** The demand rates are based on the report titled “Gold Rush Golf and Residential Development Report for Water Supply Assessment and Verification of Sufficient Water Supply” prepared for Amador Water Agency by Hydroscience Engineers, Inc.


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Figure 14: On‐site Backbone Waterline Network


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Figure 15: On‐site Backbone Sewerline Network


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Figure 16: Off‐site Infrastructure Improvements


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Figure 17: On‐site Recycled Waterline Network


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Raw Water It is estimated that raw water will be supplied on a short‐term interim basis for golf course irrigation until tertiary water is available. An existing 16‐inch raw water transmission line runs from the Tanner facility along SR 88. The AWA waterline cuts across the southern edge of the Project site. The 16‐inch raw water line is a transmission line designed to route water from the Tanner facility to the Ione Reservoir. Amador Water Agency staff has indicated it will be possible for this line to supply raw water to the Project. However, since the 16‐inch raw waterline operated at transmission main pressure and the flow fluctuates, the AWA will require that water from this line be routed into storage ponds on the golf course rather than used directly from the pipeline. The golf course will require an estimated 321‐acre feet of water annually. Water feature ponds within the golf course will be used to store raw water for irrigation.

Storm Drainage Runoff from the Project site travels in well‐defined channels. Flooding has not been a problem historically. Based on preliminary review, construction of the golf course will not significantly change the amount of runoff from the current land use or points of discharge. Drainage facilities will be designed per City of Sutter Creek Standards for a 100‐year storm event. Roads, paved surfaces, roofs, and other impervious surfaces developed as part of the Project will increase the impervious surfaces and increase the peak runoff. Development of LID techniques can help to reduce peak runoff. Detention facilities will need to be constructed onsite for Project facilities to protect downstream property. A developed site is not permitted to discharge peak flows greater than the peak flow from the site in undeveloped condition. The use of detention ponds and LID techniques will control discharge into the existing drainages so that the downstream property will not experience peak flows greater than they do today. The storm drainage collection system will consist of pipelines, inlet structures, channels swales, detention ponds, and outlet structures. Detailed information for the storm drainage system will be prepared at the design

phase of the Project, and will be reviewed and approved by the City Engineer. Maintaining high water quality standards is a priority for this Project. Streets and parking areas will be properly managed. Storm water mitigation will focus on three areas: 1) preventing runoff contamination; 2) allowing natural treatment of runoff in detention ponds or grass swales; and 3) promoting permeable landscapes to reduce stormwater surface flows. Federal and State laws direct local agencies to prevent or reduce contamination of rivers and streams by stormwater runoff. These laws require implementation of “Best Management Practices” or BMPs to minimize the impact of the contamination without actually setting regulatory limits. BMPs used to improve stormwater quality will be designed for the Project on a “site‐by‐site basis” once detailed site design information is available for each point of discharge. The Project BMP Plan is summarized in Chapter 9, Implementation. The complete Plan was prepared as a companion document to this Specific Plan.

Wastewater The City of Sutter Creek owns and operates a sewage treatment plant in the City of Sutter Creek. The plant is permitted to process 470,000 gallons per day. It is currently (2007) operating at about 350,000 gallons per day. Sewage is treated to a secondary level by means of a trickling filter. Sutter Creek treats wastewater from Amador City, Sutter Creek, and County Service Area 4 (in the Martell Area). At build‐out the Project will generate approximately 410,900 gallons per day in sewage (Table 7). The Amador Regional Sanitation Agency (ARSA) owns the effluent disposal pipeline for the Sutter Creek treatment plant. ARSA is a joint powers authority with three members: the Cities of Sutter Creek and Amador City, and the County of Amador. The ARSA effluent pipeline travels from Sutter Creek to Ione. A portion of the treated effluent is broadcast on two ranches along the pipeline. The remainder of this wastewater continues down the disposal system to Ione, where most of it is treated to a tertiary level and then delivered to the Castle Oaks Golf Course for irrigation. The remaining


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effluent is discharged to percolation ponds. The contract for ARSA delivery to Ione expires in 2008, but is likely to be extended for at least five years. The City of Sutter Creek is planning on replacing the existing plant with a tertiary plant to produce reclaimed water suitable for unrestricted reuse. The timing of this project is still uncertain and in order to meet project phasing it may be necessary to construct temporary facilities at the existing treatment plant site to treat flows generated from the project and other areas. The existing Sutter Creek wastewater treatment facility could be expanded to 1,007,000 gallons per day with the addition of another clarigester, replacement of the trickling filter media, expansion of the emergency storage pond, increased sludge drying beds, and an additional chlorine contact channel.

Conveyance An eight‐inch gravity sewer line (the EDA line), owned by Sutter Creek, extends from the intersection of SR 49 and Ridge Road to the treatment facility. The existing (2007) capacity of 1.25 million gallons per day could be expanded to 1.5 million gallons per day. Project wastewater could be pumped to the EDA line underneath the Valley View extension through a newly constructed force main. The distance from the Project to the EDA line is approximately 1,500 feet. This solution requires the ultimate phased installation of three to four pump stations to serve the entire Project. In the event tertiary water is conveyed back to the Project golf course from the existing plant location, a new force main will be installed next to the EDA line.

Table 7: Average Day Wastewater Generation

Land Use Number of Units

Number of Persons

Average Demand (gallons per capita

per day, gpcd)

Total Daily Demand (average

gpcd)

Single‐Family Residence 1,334 3,700 80 296,000

Hotel 60 180 80 14,400

Vacation Ownership 300 900 80 72,000

18‐Hole Golf Course 1 N/A N/A 5,000

Golf Clubhouse/ Restaurant [1] 1 N/A N/A 10,000

Golf Maintenance 1 N/A N/A 5,000

Tennis Facility 1 N/A N/A 500

Police Station 1 N/A N/A 500

Fire Station 1 N/A N/A 4,500

Neighborhood Parks 2 N/A N/A 1,000

Open Space 1 N/A 0 0

Community Hall 1 N/A N/A 1,000

Library 1 N/A N/A 1,000

School ‐ ‐ ‐ ‐

Total ‐ ‐ ‐ 410,900 Notes: 1. Includes 8,000 sf golf clubhouse/restaurant and 20,000 sf of commercial uses. * There are no sewage generation rates for open space, public areas/roads landscaping irrigation, oak tree mitigation or schools because either the use is not part of this project or there is no sewage produced from said land use. ** The demand rates are based on the report titled “Gold Rush Sewerage System” prepared by Dexter Wilson Engineering, Inc.


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Recycled Water Recycled water will ultimately be used for irrigation of the golf course and other large landscaped areas. The upgrades to the City of Sutter Creek treatment facility will provide tertiary quality water for unrestricted reuse on the golf course and other areas. Recycled water will be conveyed to the Project in a line paralleling the EDA line. Recycled water will be stored in several golf course ponds prior to its reuse.

Solid Waste Within the City of Sutter Creek, solid waste is collected by the Waste Management Department and Amador County. The Department manages storage, collection, transportation, and disposal of solid waste in Amador County. The Department is also responsible for the design, development, implantation, and promotion of recycling, waste reduction, and waste diversion programs. The Project will require both residential and commercial solid waste disposal services. The Project will generate required service fees to support solid waste service by the Department.

Utilities and Telecommunications The Pacific Gas and Electric Company (PG&E) provides electric and natural gas service to the city of Sutter Creek. Cable television services are provided by Continental Cable Company. Telecommunication providers for the city include Sprint, SBC California, Telenet, Business Trendzition, Network Management Corporation, TelePacific Corporation, and A‐Zap Electric. The Project sponsor expects to obtain “will serve” letters from service providers prior to project approval.

Schools The Project is served by the Amador County Unified School District. The closest existing District facilities to the Project are Sutter Creek Elementary School, Sutter Creek Primary School, Amador High School, and Argonaut High School. The Project will generate substantial school impact fees to offset facility development costs.

The Project sponsor has been working in close consultation with school district officials to assist in the location and purchase of a new school site in Sutter Creek. The Project sponsor has committed to providing funds toward the site purchase and development.

Police Services Once annexed, the Project will come under the jurisdiction of the City of Sutter Creek Police Department. In 2005, the Department employed a total of eight sworn officers. Development of the Project will require the hiring of one additional police officer. Funding for this additional officer is described in the fiscal impact analysis summary in Chapter 9: Implementation. The Specific Plan allows for public safety facilities to be located in the Mixed‐Use Commercial area (see Figure 18).

Figure 18: Public Safety Site

Fire Protection and Emergency Medical Response Sutter Creek receives fire protection and emergency medical response services from the Sutter Creek Fire Protection District. A local volunteer organization, operating out of three fire stations, serves the city. The Specific Plan sets aside a site at the east end of the Project for public safety facilities (see Figure 18). The Project sponsor will also establish a funding mechanism to support a full‐time fire department. Emergency access to the Project will be provided on the southwest on the alignment of the existing access road from SR 88. Emergency accesses will be provided from Ridge Road and State Route 88.


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The unincorporated portions of Amador County are served by the Amador Fire Protection District. Similar to the Sutter Creek Fire Protection District, the Amador Fire Protection District is an all‐volunteer department.

Hospital Sutter Amador Hospital is located in Jackson, approximately five miles from the Project site. With 66 licensed beds, it is the only hospital in Amador County, serving a population of nearly 40,000. Sutter Amador Hospital is the primary acute care provider in Amador County, offering 24‐hour emergency services, surgery, obstetrics, diagnostic imaging, clinical laboratory, cardiopulmonary, extended care and rehabilitation services, cancer transportation (to Stockton, Sacramento, and Lodi facilities), pediatric, and women’s services. There are also primary care physician services available through health care centers in the cities of Plymouth and Pioneer.

Library The main branch of the Amador County Library is located in Jackson, approximately five miles from the project site. The Library also has satellite branches in Ione, Pine Grove, Pioneer, Plymouth and Sutter Creek. The Project sponsors are committed to providing land for a branch library adjacent to the new elementary school site, subject to ongoing negotiations with the property owner. This satellite branch, as well as the main branch in Jackson, will serve the residents of the Project.


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Chapter 9: Implementation Implementation of the Gold Rush Ranch and Golf Resort Specific Plan will take several forms. Most importantly, entitlements and approvals from certain local, State, and Federal agencies must be granted. Prior to adoption, the Specific Plan will be modified to incorporate, to the extent possible, mitigation measures identified in the Environmental Impact Report (EIR). Finally, several plans, standards, and ordinances must be updated to implement the Project, including: zoning ordinance amendments; community design standards; oak tree, wetland, wildlife, and elderberry conservation programs; and best management practices.

Entitlements Several entitlements are required from the City of Sutter Creek:

• General Plan Amendment. The proposed General Plan land use designation for the Project is Master Plan Area. This designation describes a broad range of possible uses that must be detailed in the Specific Plan prior to specific development approvals.

• Specific Plan Approval. The Specific Plan, as modified through incorporation of mitigation measures (see discussion below), must be approved prior to specific development approvals.

• Zoning Ordinance Amendment. The city of Sutter Creek Zoning Ordinance must be amended to reflect the proposed uses and development standards described in the Specific Plan.

• Large Lot Tentative Subdivision Map. A large lot tentative subdivision map will divide the Project site into a number of smaller units for financing and phasing purposes.

• Development Agreement. A development agreement between the City and Project sponsor will reflect the Project approvals and entitlements.

• Future Entitlements. Subsequent to approval of the General Plan amendment, Specific Plan, and Zoning Ordinance amendment, the Project sponsor will submit tentative subdivision maps, specific site development proposals, and building permit applications consistent with the Specific Plan, for approval by the City.

Agency Approvals A number of other approvals or permits will be required from agencies other than the City of Sutter Creek, including:

• Annexation to the City of Sutter Creek (Amador Local Agency Formation Commission, or LAFCO)

• Water Quality Certification – Section 401 of the Clean Water Act (California Regional Water Quality Control Board)

• 404 of the Clean Water Act Permit (U.S. Army Corps of Engineers)

• Agreement to provide water service (Amador Water Agency)

• Agreement to provide wastewater service (Amador Regional Sanitation Authority)

• Encroachment Permits (California Department of Transportation)

• Agreement to provide fire protection (Sutter Creek Fire Protection District)

• Federal Endangered Species Act Take Authorization with Elderberry Preservation and Mitigation Plan (U.S. Fish and Wildlife Service)

• Streambed Alteration Agreement (California Department of Fish and Game)

• Water Quality and Wastewater Service District Plan Approvals (Central Valley Regional Water Quality Control Board

• Storm water discharge permit; water and wastewater service plan approvals (Central Valley Regional Water Quality Control Board)


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Incorporation of Mitigation Measures As part of the approval process, an Environmental Impact Report (EIR) will assess potential physical effects of the Project. The EIR identifies measures to mitigate potential significant effects of the Project. To the extent possible, those measures will be incorporated into the Specific Plan prior to adoption. The goal of this approach is to make the Specific Plan ʺself‐mitigating,” to the extent consistent with Project objectives.

Public Benefits and Amenities Chapter 3, Vision and Guiding Principles, identifies a number of public benefits and amenities that will be provided by the Project. These benefits and amenities will be accomplished in a number of ways.

• Dedication of a site for a public safety facilities. The Land Use Plan (Chapter 4) identifies a site at the eastern end of the Project, adjacent to Ridge Road that will be dedicated to the City of Sutter Creek for development of a public safety facility (see Figure 18).

• Creation of public walking, bicycle, and nature trails. The Land Use and Circulation Plans (Chapters 4 and 7) include siting and standards for the Project trail system. All collector streets will have separated bike and pedestrian trails connected to off‐site trails. The plan for the Conservation and Open Space Preserve includes five miles of trails, to be sited in consultation with the City and conservation trust and constructed by the Project sponsor.

• Creation of small neighborhood parks with off‐street public parking and connectivity to the regional trail system. The Land Use Plan includes two neighborhood parks, one in the northeast area and another in the southwest. The development of facilities at the park sites, including parking, playgrounds, and play fields, will be completed in coordination with the City. Both parks are connected to the trail system by adjacent bike and walking trails. The Project sponsor will also reach agreement with the City, prior to project approval, for the funding of the construction of new playfields at an existing city park.

• Financial support for a new elementary school. The Project will commit funds to the Amador County Unified School District for the development a new elementary school in the city. The Project sponsor continues to work closely with the District in the effort to locate a suitable site.

• Construction of an 18‐hole championship golf course available for public use. The golf course is scheduled as a part of the first phase of the Project. The golf course will be available for public play. Discounted rates will be provided to city residents and the high school golf program. Assurance of public use will be included in the Project conditions of approval.

• Construction of tennis courts available for public use. The tennis courts are proposed to be constructed as a part of the first phase of the Project. Assurance of public use will be included in the Project conditions of approval.

• Generation of tax revenues for the City through the transient occupancy tax. A 10 percent transient occupancy tax will be collected by the City from hotel use, and possibly vacation‐ownership unit use. The City Council may allocate these tax proceeds to the General Fund as they deem appropriate. The Fiscal Analysis (summarized in Chapter 10) for the project conducted by the City identifies the projected annual revenue to the City from this tax.

• Use of the proposed golf course as a disposal site for tertiary‐treated effluent from the Sutter Creek Wastewater Treatment Plant. The Project sponsor and the City have agreed to the use of treated effluent for golf course irrigation. Chapter 8, Public Facilities and Services, describes this process.

• Contribution of significant capital funds to the expansion and upgrading of the Sutter Creek Wastewater Treatment Plant. Chapter 8, Public Facilities and Services, includes a description of the treatment plant improvements to be funded by the Project. The commitment of those funds will be included as a condition of Project approval.


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• Establishment of a funding mechanism to support a full‐time fire department with paramedic/ambulance service available to Sutter Creek residents. The Project sponsor has agreed to establish a funding mechanism for the benefit of the Sutter Creek Fire Department in an effort to assist the Fire Departmentʹs desired conversion from a volunteer to a full time, paid department. An annual allocation of approximately one‐tenth of one percent of the assessed property tax value for each approved parcel will be established for the benefit of the Fire Department, and collection will be commenced after each parcel is occupied. In this way, revenues benefiting the Fire Department will increase over time until the Project is fully built out, and the Fire Department will have a permanent, on‐going new source of annual revenue

• Management of cultural and historic resources found on the site. Extensive cultural and archeological surveys identified certain potential resources on site (see Chapter 2, Existing Project Site Characteristics). A comprehensive cultural resource preservation program will be developed in conjunction with the Project EIR and implemented through program modifications reflecting recommended mitigation measures.

• Creation of transit lanes for electric vehicles. The Project will be designed to facilitate the use of electric vehicles to reduce auto use. Transit lanes are included on the local collector streets. The lanes may be incorporated into a regional network of transit lanes.

• Continuity of architectural styles based upon local historic precedent. Comprehensive community design standards have been prepared for the Project and will be adopted as a part of the Project. These standards reflect the historic character of the region and the local architectural styles of Sutter Creek.

• Development of a model home demonstration project. The Project sponsor has agreed with the City to develop a model home demonstration

project for water‐conserving landscapes and appliances, and energy efficiency.

• Support for youth golf programs with discounted green fees. The Project sponsor is committed to long‐term support for youth golf in the community. A formal proposal for the program will be submitted to the City Council prior to project approval.

• Contributions of funds for construction of new playfields in existing city parks. The Project will construct neighborhood and pocket parks within the Project (See Chapter 4, Development Concept and Land Use Plan) and provide in‐lieu park fees for new playfields consistent with the Cityʹs Quimby Act parkland dedication ordinance.

• Contribution of fees to support city services. The Project will generate fees to support city services, including libraries and road maintenance. The financial plan prepared by the City for the Project will identify the necessary fees and appropriate financing mechanisms to implement the fees.

• Contribution of funds to hire at least one additional police officer. The Project will fund the addition of at least one new police officer through new fees identified in the fiscal impact analysis.

• Use of clubhouse for community activities and meetings. Conditions of approval for the Project will include a provision requiring clubhouse facilities to be available for community meetings and activities compatible with regular clubhouse use.

• Generation of full‐time employment opportunities for Sutter Creek residents. Temporary construction jobs will be generated for the 6‐to‐12 year development period of the Project. Permanent jobs at the golf course, hotel, restaurant, market, and other commercial core facilities will also generate employment opportunities. The Fiscal Analysis identifies the likely employment impacts of the Project.

• Establish an affordable housing trust fund. An affordable housing fee on all homes built in the


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Project will be established by the Project sponsors to fund Sutter Creek affordable housing programs administered by the City of Sutter Creek.

• Provide affordable housing. The Project has several affordable housing components, including a minimum of 70 homes that are “affordable by design” 35 of which will have a restricted price adjusted annually by the CPI, and a minimum of 64 second units.

Zoning Ordinance Proposed amendments to the City of Sutter Creek Zoning Ordinance are included in a separate document entitled ʺGold Rush Ranch and Gold Resort Specific Plan Zoning Ordinance.ʺ The Zoning Ordinance amendments reflect the proposed uses and development standards detailed in the Specific Plan, including Conservation and Open Space Preserve, Single‐Family Residential, Golf Course, and Commercial Core. The new zoning classifications are unique to the Project.

Oak Tree Conservation and Mitigation The Gold Rush Ranch and Golf Resort is located on a site with natural vegetation typical of the area. The Project has been planned to take advantage of this natural setting by minimizing impacts to those resources that make it a desirable place to live and enjoy the outdoors. The Project will leave almost one‐third of the land untouched and undeveloped and will conserve approximately one‐third of the land in a conservation and open space preserve. The Project will also replant three oak trees for every one oak tree removed, and

include monitoring to ensure in 10 years that 90 percent of the new oak trees survive.

General Oak Tree Survey Trees within the City of Sutter Creek are protected by Title 13, Chapter 13.24, Trees and Landscaping. Section 13.24.100 defines a protected tree within a proposed development area as “any tree having a minimum trunk diameter of six inches measured 48 inches above adjacent ground level.” An inventory of trees on‐site was prepared by the Project sponsor. The purpose of the tree inventory was to identify all trees to be removed by the proposed project and to estimate the total tree population. This was accomplished by using a series of one‐fifth acre sample plots. Fieldwork was conducted from May through September 2006 under the direct supervision of Douglas E. Nix, California Registered Professional Forester #2246. The survey used the State and industry forester standard of measuring 54 inches above grade. Although this measuring point is six vertical inches different from the City’s ordinance, the difference in natural trunk taper is minimal and might only average about 0.10 inch in diameter difference.

Inventory Procedures To quantify the woodland resources of Gold Rush Ranch, statistical sampling using a series of one‐fifth acre sample plots, was completed. Typical of most oak woodlands, the tree density is highly variable, ranging from 10 to 240 trees per acre. To reduce the sampling variability the tree stands were stratified into four density classes as shown in Table 8.

Table 8: Oak Tree Density Classes Class Density Total Acres Onsite Total Acres within Development Area

Class 1 5‐50 trees/acre 187.8 77.804

Class 2 51‐100 trees/acre 101.7 60.052

Class 3 101‐150 trees/acre 112.4 36.229

Class 4 >150 trees/acre 19.1 5.557

Source: Ralph Osterling Consultants, 2007.


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Each of the four density classes were delineated using the aerial photo site map. The acreage of each class was calculated for the development area and for the ranch as a whole. Sample plot centers were randomly placed on the aerial site map. Using the coordinates taken from the aerial map for each plot, the plot centers were located in the field using GPS receivers. Plots centers were marked with wooden survey stakes painted orange and marked with the plot number. After all plot data was collected, the type map (Appendix B) was adjusted to reflect the actual trees densities based on the field surveys. A total of 147 plots were installed. Within each plot, all trees with a diameter of 6 inches and larger were tagged with red aluminum numbered tree tags. For each tree the following information was gathered:

• Tag number;

• Species;

• Diameter measured at 54” dbh;

• Health and structural condition rating;

• Reason for poor and very poor ratings; and

• General comments or observations.

General health and structural condition was rated based on the criteria shown in Table 9. When a tree was rated as very poor or poor, a reason for the rating was given. Reasons for down grading a tree to very poor or poor included excessive lean, extensive decay, significant structural defect, declining health, and undercut roots.

Inventory Results The tree population for the Gold Rush Ranch for all trees with a diameter of 6 inches or larger is 31,609 trees. The proposed residential and golf course development will remove an estimated 12,829 trees. This represents a tree loss of 41 percent. The population of oak trees measuring six inches and larger is 30,512 trees. Development will remove 12,361 or 41 percent of the oak trees.

Table 9: Health and Structural Condition Rating Criteria

Rating Structure

Very Poor

Trunk has large pockets of decay, is bifurcated or has a severe lean. Limbs or branches are poorly attached or dead. Possible hazard.

Poor

Limbs or branches are poorly attached or developed. Canopy is not symmetrical. Trunk has a lean.

Average

Trunk, limb and branch development though flawed is typical of this species.

Good

Trunk is well developed with well attached limbs and branches; some flaws but are hardly visible.

Very Good

In addition to attributes of a good rating, the tree exhibits a well developed root flare and a balanced canopy.

Rating Health

Very Poor

Tree displays severe dieback of branches, canopy is extremely sparse. May exhibit extreme pathogen infestation or infection. Or tree is dead.

Poor

Tree displays some dieback. Branches or canopy is sparse with little or no signs of new growth or vigor. Possible pathogen infestation or infection. Foliar canopy is sparse.

Average

Tree is developing in a manner typical to others in the area. Canopy is full.

Good

New growth is vigorous as evidenced by stem elongation and color. Canopy is dense.

Very Good

In addition to the attributes of a good rating, tree is displaying extremely vigorous growth and trunk displays a pattern of vigor cracks or lines.

Rating Overall

Very Poor Tree is in severe decline or dead.

Poor Tree is in decline or lacks vigor.

Average Tree is typical of species in the area.

Good Tree is vigorous with few visible flaws.

Very Good Tree is extremely vigorous.

Source: Ralph Osterling Consultants, 2007.


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The City of Sutter Creek Tree and Landscape Ordinance (Chapter 13.24, Section 13.24.020 (C)(2) defines a heritage tree as “any tree with a trunk diameter of sixteen (16ʺ) inches or more measured at forty‐eight (48ʺ) inches above natural grade.” Project‐wide there is an estimated 4,220 heritage trees. Development will remove 1,863 or 44 percent of the heritage trees. Of the 12,829 trees removed, 3,327 (26 percent) trees rated as poor or very poor for health or structural condition, 9,122 (71 percent) rated average, and 376 (3 percent) rated as good or very good. The majority of the trees rated as very poor or very poor had structural defects associated with decay resulting from wildfire damage. The most common species on the ranch is blue oak with and estimated 21,716 (69 percent) trees present. Live oak is the second most numerous species with 8,335 (26 percent) trees. Combined, these two species comprise 95 percent of the trees on the Project. Over 71 percent (9,126) of the trees to be removed are 12 inches or less in diameter.

Oak Mitigation Program The oak mitigation program at Gold Rush Ranch and Golf Resort is multifaceted. The program consists of both oak tree re‐establishment and creation of important habitat features within both the existing and new recreated oak woodland and savanna. Oak trees have been shown to clearly support a wide variety of wildlife, including mammals, birds, and insects. This mitigation program, when implemented, will create important habitat features found in the oak woodlands throughout Amador County. Within the regulatory framework of the City of Sutter Creek, a mitigation and oak tree planting program is required. To meet these requirements, the Project sponsor will plant young oaks propagated, to the extent possible, from acorns collected on site at a ratio of three trees for every one tree removed. The planting of young seedlings and possible acorn seed spots will be located in the westerly portion of the property, and possibly off site, where oaks currently are sparse or non‐existent. The goal is to plant and establish an oak resource that

will develop into oak woodlands and oak savanna using sound regeneration measures and assurances as follows:

• Planting Stock: Planting stock, to the extent available, will be propagated from acorns gathered on‐site and grown in a commercial nursery. Liner size planting containers (2 x 2 x 8 inches deep) will be planted on an average of 15 feet apart. The planting pattern will emulate nature with closer and wider spacing using the two species of oak currently growing on site. In addition to planting the liner stock, acorn planting may also occur. Acorns will be pre‐germinated and then planted to assure viability.

• Protection and Planting Techniques: Each seedling and acorn spot will be protected from predators using small mesh screening both above and below ground. Screening has been shown to be very effective in reducing or eliminating predation on the young seedlings and on the acorns. Most of the soils in the planting areas are relatively infertile and provide only a minimum of nutrient values. To accelerate initial growth, slow release starter tablets will be inserted below the seedling or acorns. The slow release rate of these materials allow for the roots to grow around and through the compressed fertilizer material to use it fully. In addition, the use of the fertilizer by unwanted plants is minimized thereby giving the oaks a jump start on establishment. Drip irrigation will be provided to all planting sites. The irrigation application will be balanced to the needs of the progeny and to encourage deep rooting. Irrigation will cease after three or four growing seasons. Heavy mulching using wood chips will cover the planting site to control weeds, reduce soil temperatures, and conserve moisture.

• Maintenance: Regular maintenance begins with weekly inspections of the plants and the irrigation system for the first growing season which is from May through October. During years two and three, the seedlings will be monitored on a two week interval. For years one through three, all repairs and maintenance will be completed immediately. At the end of the third growing season, the overall planting


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success and growth will be reviewed by a Registered Professional Forester to confirm the irrigation can be discontinued. Monitoring in years four and five, will be conducted on a monthly schedule during the growing season.

• Monitoring: Annual monitoring and reporting to the City of Sutter Creek will occur by the end of each year. Monitoring shall continue for 10 years. Monitoring reports will address survival and growth, and will include any recommend‐ations for enhancing the planting area(s). Professional quality photographs will be included for illustrative purposes. Survival will be at a minimum of 90 percent after 10 years.

• Conservation Easement: Permanent con‐servation easements will be placed on the lands with oak mitigation plantings.

Habitat Enhancement Practices In addition to the establishment of oak resources, habitat features will be created for the various animals dependent upon the oak woodland and oak resources. The various measures and techniques are described below.

• Education: Included within the homeowner’s information will be information describing the values of the oak resources plus precautionary measures to avoid degradation of the resources. Informational signs will be strategically located within the project and mitigation areas to describe and protect the oak woodland values.

• Trail System: A comprehensive trail system will be established through the development area and the dedicated open space. Trail markers and educational information panels or kiosks will describe the features and the protection measures. The trails will be maintained in a rustic and safe condition.

• Wildlife Habitat Protection Plan: Wildlife habitat protection will be provided by the overlying conservation easements. Wildlife conservation and education will be provided through the Audubon Wildlife Society certification program which evaluates conditions and monitors compliance.

• Micro‐Habitat Features: A variety of micro‐habitat features will be installed in the newly planted and created oak areas plus in the open space areas within the project area. These features include, but are not limited to:

o Down wood placed as single logs and in piles to provide nesting areas;

o Cover and basking areas for a variety of wildlife species;

o Sap seeps created to enhance insect activity; and

o Snags left or created for avian roosting, nesting and foraging.

The location and selection of measures will be guided by the Registered Professional Forester and a qualified biologist.

Oak Resource Recycling Oak trees removed from the Project site will be recycled in several ways:

• Provide logs for pick‐up by local milling operations to produce native oak products.

• Make available the stumps of oaks to conservation organizations and landowners for habitat development and stream bank stabilization.

• Provide logs for the production of firewood for seniors in Sutter Creek and Amador County.

• Provide wood chips for soil conservation and weed control activities.

The Gold Rush Ranch Oak Mitigation Plan addresses oak tree mitigation in a community responsible manner. Over time, the value of the oak resources created by Gold Rush Ranch Oak Mitigation Plan will provide oak woodland values plus community values in the long‐term with the diversity of measures and the conservation easements in perpetuity.

Additional Preservation In response to extensive input from the local community, and in conjunction with wildlife scientists and arborists, the Project sponsor has designed the Project in a manner that will allow for approximately 60


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percent of the Project site to be subject to permanent conservation easements. Over 300 acres of permanently preserved open space allowing for wildlife corridors and access to riparian zones is included. Dense stands of existing oak woodlands as well as open savanna have been preserved within the permanently preserved open space. New oak woodland plantings within the open savanna will allow for a density transfer of oak woodlands from certain interior portions of the project site subject to development to the western portion of the project site, helping to achieve the objective of no net loss of oak woodlands after the project is completed. Because the Project sponsor is not presently submitting a Tentative or Final Subdivision Map with the Specific Plan, grading plans for the areas subject to residential and commercial development are not fully refined and the analysis of impacts to oak woodlands must therefore assume that all areas subject to residential and commercial development are graded. While it is typical for a Specific Plan to be less refined than the Tentative and Final maps, the Project sponsor believes the preservation of certain existing oak woodlands within the areas designated for residential and commercial development, and large oak trees in particular, is an important priority. In recognition of this priority, the Project sponsor shall collaborate with the City to create Condition(s) of Approval that result in such additional preservation. Examples of the preservation of existing oak woodlands within areas designated for residential or commercial development could include avoidance of oak woodlands in neighborhood ʺpocketʺ parks, the retention of large trees in visually advantageous locations and/or the use of small retaining walls to avoid certain trees.

Wildlife Habitat Conservation and Mitigation Program The wildlife habitat mitigation program for the Project will focus on low elevation foothill blue oak woodland ecosystems, large oak woodland habitat, and wetlands. Goals of the program include protection of existing high quality habitat, provision of opportunities for wildlife enhancement, reestablishment of blue oak woodlands, and development of high quality core habitat in and near remote locations within the Project. Potential

human activity in and near habitat areas can impact the quality and viability of wildlife usage. Human impacts include trampling vegetation; noise; use of machinery; traffic; predation by domestic dogs and cats; the use of pesticides, herbicides, and fertilizers; and removal of vegetative cover and replacement of vegetation with plant groupings lacking diversity. These impacts will be minimized through the use of educational signs, community educational projects, limitation of trail access into highest quality habitats, and promoting the integration of native wildlife friendly landscaping in the residential areas. The Project will also develop interconnected wildlife corridors providing for migration and local movement of various wildlife species. Safe passages will be developed through well‐planned wildlife travel corridors, wildlife crossings under roadways, and escape routes throughout the Project. Areas will be created that provide a compromise between visual amenities versus wildlife value by use of a mixture of wildlife habitat core areas and high density clumps or patches interconnected by strips of quality habitat to prevent isolation. Measures the Project will provide include consolidation or connectedness of open space areas within the Project and working to create or manage connected open space beyond the Project boundaries.

Wildlife Habitat Development Wildlife habitat in the conservation and open space preserve will be enhanced through a variety of techniques, including:

• Replanting genetically related oak seedlings from parent trees on the property.

• Creation of a number of interconnected wildlife corridors throughout the conservation area, golf course buffer, and portions of the Project site to bridge riparian corridors and oak woodlands habitat within and beyond the site.

• Development of wildlife crossings under roadways located within the wildlife corridors.

• Creation of an elderberry conservation area.

• Creation of a variety of wildlife habitats, including:


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o Large downed wood;

o Raptor perches;

o Tree cavities;

o Hollow den trees;

o Brush piles;

o Aquatic species habitat;

o Tree snags;

o Bat roosting slits;

o Bat bark flange;

o Bat stumps;

o Sapwells; and

o Maintenance and improvement of snags and logs for pollinating and predator insects.

In addition, oak tree branches and small trunks will be used throughout the golf course and hiking trails to delineate boundaries and provide wood habitat for wildlife species. The golf course will become a model for the Certified Wildlife Sanctuary Program sponsored by Audubon International. The creation of an elderberry conservation area will require a Federal Safe Harborage Agreement. The final Wildlife Conservation and Mitigation Plan will be submitted to the City for approval.

Success Criteria The Project will develop wildlife habitat with the following identified goals:

• Maintain diverse wildlife habitats, including oak woodland, oak savanna, understory, and riparian vegetation throughout the conservation area.

• Develop an interconnected series of wildlife corridors that will assist the movement of wildlife within and through the Project site.

• Use habitat corridors (contiguous tree canopies) to connect oak habitat patches within the mosaic.

• Maintain acceptable tree and shrub planting survivorship.

• Inventory wildlife species and document use of preserved, enhanced, restored, and created habitats.

• Maintain a mix of coarse woody debris in a range of decay classes, standing dead snags, cone/seed trees, den trees, and open and dense understory.

• Maintain a diversity of understory shrubs and trees to provide year‐round food sources for wildlife species.

• Maintain the viewshed and vegetative buffer to the greatest degree possible throughout the Project site. Home development near ridges along the western portion of the property will be limited to protect the existing viewshed along the State Route 88 corridor.

• Develop a protective buffer along Stony Creek and tributaries throughout the property.

• Create a series of diverse artificially enhanced wildlife structures on the property to provide for diverse wildlife use.

• Create a number of wildlife crossings within the Project site in locations where roads may impact wildlife corridor routes or heavy wildlife use areas.

• Establish a conservation area for the valley elderberry longhorn beetle following recommendations from the Conservation Guidelines for the Valley Elderberry Longhorn Beetle (USFWS, 1999).

• Develop a Community Educational Program that provides signage, homeowner brochures, or similar materials to educate residents and visitors concerning the need to protect wildlife and wildlife habitats throughout the Project site.

The following guidelines will be implemented to reduce construction impacts as well as long‐term impacts in the mitigation sites.

• A wildlife habitat specialist will supervise the wildlife habitat creation activities to assure compliance with the mitigation plan specifications.


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• All wildlife habitat mitigation construction activities will be conducted prior to or during the initial phase of construction of the Project.

• Some open space areas containing significant wildlife habitat values may be fenced on a seasonal or permanent basis, including buffer areas, to prevent access by the public if deemed necessary to protect wildlife resources in the Project site.

Monitoring Requirements The wildlife habitat mitigation areas will be monitored by a qualified biologist to assess the relative success of the mitigation plan. Qualitative data collected at each habitat structure will include the evaluation of wildlife use, estimated relative value as a habitat structure, and size and/or condition of each structure. Additional data may be collected if necessary. Information will be collected and recorded on standardized data sheets. Photograph points will be established in some areas to qualitatively monitor habitat quality trends. The monitoring schedule proposed for the wildlife habitat structures will coincide with initial monitoring activities of the oak tree and woodland monitoring schedule. Ultimately the success of the oak woodlands mitigation activities and related wildlife habitat characteristics will require many decades to develop. The monitoring and maintenance program and success evaluation process must consider the temporal requirement needed for the development of oak woodland habitats.

Construction and Monitoring Assurances To guarantee that adequate funds are available for the construction and long‐term monitoring and maintenance of the wildlife habitat mitigation area, the Project sponsor will provide financial assurances in the form of a bond acceptable to the City of Sutter Creek.

Long‐term Management After the initial monitoring period, the Project sponsor will complete the transfer of all open space, preservation, and mitigation areas consistent with the oak mitigation plan. A conservation easement for the preserved areas will be recorded and held by an appropriately qualified entity. A funding mechanism

will be developed through which the Project sponsor will ensure funds are available in perpetuity for the long‐term monitoring and maintenance of the preserve areas.

Elderberry Mitigation, Conservation, and Management The Valley Elderberry Longhorn Beetle (Desmocerus californicus dimorphus) (VELB) was listed as a threatened species on August 8, 1980, by the US Fish and Wildlife Service (USFWS). In accordance with the Endangered Species Act (ESA) a recovery plan for the VELB was published by the USFWS in 1984. Following the recovery plan, the USFWS produced a conservation guideline for the valley elderberry longhorn beetle, with the latest version dated July 9, 1999. Elderberry mitigation, conservation and management will mitigate potential impacts to the VELB and its host plant blue elderberry (Sambucus mexicanus) as part of the development for the proposed Project. Mitigation measures will incorporate one or more of the following actions: avoidance, habitat protection, restoration and maintenance, transplanting, and the establishment and management of an elderberry conservation area or areas on the Project site. Elderberry mitigation will prioritize avoidance activities and protection of plants and adjacent habitat whenever possible. Shrubs that will be impacted as a result of the development of the Project may be mitigated through transplantation coupled with planting of elderberry seedlings and associated native plants at ratios consistent with USFWS requirements (see Table 10). Development activities near existing elderberry shrubs will include minimization measures to reduce indirect impacts to shrubs, such as dust abatement and hand work, where feasible. As part of the consultation process with the USFWS through Section 7 of the Endangered Species Act, all mitigation measures will be identified. The assessment of impact to be prepared for the consultation process will include disturbances near existing shrubs. The USFWS will be provided with a map identifying all shrubs on site and their status as far as avoidance or impact, either direct or indirect.


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Any Elderberry conservation and management plan will be developed in cooperation with regulatory agencies including the USFWS and the California Department of Fish and Game (DFG). The Elderberry conservation and management plan is designed to accomplish the four major goals for the protection of elderberry and the VELB in the Project site:

• Document known elderberry plants including data on stem diameter, exit holes, and location of shrub (riparian versus non‐riparian).

• Protect existing blue elderberry plants to the greatest degree possible.

• Identify a specific riparian area or areas within the Project site for possible development of an elderberry conservation area or areas.

• Increase the number and extent of elderberry shrubs within the property through seedling plantings as mitigation for direct impacts as feasible.

Specific actions proposed to accomplish the goals of the elderberry conservation and management plan may include:

• Plan the Project layout to include the avoidance of elderberry plants to the greatest degree possible. Establish buffer locations and sizes for avoided shrubs consistent with USFWS policy where possible.

• Survey elderberry plants to include evidence of VELB use prior to disturbance.

• Have qualified professional botanist or plant culturist take dormant cuttings from plants identified for removal and transplant during the

winter of 2006. Cuttings will be prepared for rooting and propagated in a commercial nursery until the Project is ready for planting.

• Adopt USFWS guideline protective measures including fencing, flagging, signage, and education of construction crew and related activities.

• Restore any damage done to the buffer area during construction.

• Avoid use of insecticide, herbicides, or fertilizers as per USFWS guidelines.

• Transplant appropriate elderberry plants that cannot be avoided. Follow transplanting procedures per USFWS guidelines.

• Plant additional rooted cuttings in proper replacement ratios as per USFWS guidelines.

• Plant associated native species found on site in elderberry habitat with rooted elderberry cuttings as per USFWS guidelines.

• Establish the location and size of a conservation area or areas for the VELB.

• Develop long‐term monitoring program for the VELB conservation area(s) in accordance with USFWS guidelines including evaluation of success criteria.

• Plant additional rooted elderberry cuttings among native riparian species as part of the planned riparian habitat restoration project for Stony Creek within the Project site and outside the designated elderberry conservation area(s).


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Table 10: Elderberry Service Requirements

Location

Stems (maximum diameter at ground

level)

Elderberry Seeding Ratio (no exit holes)

Associated Native Plant Ratio (no exit

holes)

Elderberry Seeding

Ratio (with exit holes)

Associated Native Plant

Ratio (with exit holes)

N‐R Stems ≥1” and ≤ 3” 1:1 1:1 2:1 2:1

N‐R Stems > 3” and <5” 2:1 1:1 4:1 2:1

N‐R Stems ≥ 5” 3:1 1:1 6:1 2:1

R Stems ≥ 1” and ≤ 3” 2:1 1:1 4:1 2:1

R Stems > 3” and < 5” 3:1 1:1 6:1 2:1

R Stems ≥ 5” 4:1 1:1 8:1 2:1

N‐R = Non‐Riparian R = Riparian Source: US Fish and Wildlife Service.

Conceptual Wetland Preservation and Mitigation Plan The Project has been designed to avoid and minimize impacts to waters of the United States, including wetlands, to the maximum extent possible. Minimization of indirect impacts will be accomplished by generally eliminating grading of areas where slopes exceed 25 percent, grading home pads to drain toward streets and away from open space areas, landscaping with native plants and xeriscaping to emphasize water conservation and reduce landscape runoff, promoting development of low impact development (LID) techniques, maintaining natural buffers between development and sensitive preserved habitats such as wetlands within the open space areas, and using native plantings as landscaping buffers between development and open space areas. All open space areas will be fenced where they abut development or recreational areas. In addition, educational signage programs and materials will be developed to reduce human‐induced impacts. Where avoidance is not possible, impacts will be mitigated with the implementation of a compensatory mitigation plan. As of 2005, 13.06 acres of the 14.99 acre total waters of the United States have been verified by the US Army Corps of Engineers (Corps). Once the development

plans for the Project are finalized, and the final 1.71 acres of mapped waters are verified, wetland and waters impact calculations will be finalized and a final compensatory mitigation plan will be developed using the following strategies.

Compensatory Mitigation A variety of measures are being proposed to compensate for impacts to waters and wetlands on The Gold Rush Ranch and Golf Resort, including preservation of existing waters and wetlands, construction of wetlands, and enhancement or restoration of degraded waters and/or wetlands. If, after exhausting the areas within the open space preserves that have the potential for creation, restoration, and/or enhancement of waters and wetlands, all impacts have not been fully compensated, other options will be explored, such as the purchase of wetland credits at a mitigation bank or off‐site creation of compensatory mitigation. Every effort will be made to fully compensate the Project’s impacts on‐site by replacing the functions and values of the impacted habitat within the open space areas. Ownership of the 300 acres of Conservation and Open Space Preserve is proposed to be transferred to the City of Sutter Creek. All preserved wetlands will be protected in perpetuity through recordation of a conservation easement. The easement will be held by an appropriate conservation‐oriented third party that will be responsible for the long‐


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term monitoring and maintenance of the preserve areas. In addition, a funding mechanism will be identified through which the Project sponsor will ensure funds are available in perpetuity for the long‐term monitoring and maintenance of the preserve areas.

Mitigation Success Criteria The following wetland mitigation success criteria will be applied to constructed, enhanced, or restored habitats. The criteria will be used to measure the success of the mitigation effort.

• A minimum of one acre of aquatic habitat will be constructed, enhanced, or restored for every one acre of aquatic habitat impacted. Compen‐satory mitigation will strive to replace impacted habitat in‐kind and will be at a higher than one‐to‐one ratio if in‐kind replacement is not possible.

• Once the amounts of compensatory mitigation have been identified, an additional 10 percent of habitat within each category will be created in order to ensure that full success is achieved.

• Constructed, enhanced, or restored wetlands must be dominated by facultative, facultative wetland, and obligate plant species. Target species for each habitat type will be developed based on the existing species on site.

• Constructed, enhanced, or restored wetlands must have a minimum of 80 percent vegetative cover. The target cover for year one is 50 percent, year two is 65 percent, and years three‐five are 80 percent or greater.

• Any created or restored emergent wetlands must be ponded for a minimum of 30 days during the growing season while seasonal wetlands must be saturated within the root zone for a minimum of 30 days during the growing season.

If successful establishment does not occur within two growing seasons, corrective actions necessary to assure success will be implemented. Reviewing agencies will be informed of all recommended corrective actions in the annual monitoring report.

The following will be implemented to reduce construction impacts and long‐term impacts in the mitigation areas.

• A wetland specialist will supervise wetland construction activities to assure compliance with the mitigation plan.

• All mitigation construction activities will be conducted prior to or during the initial phase of construction of the Gold Rush Ranch and Golf Resort.

• Open space areas containing compensatory (or avoided) waters or wetlands, will be fenced, including buffers, to prevent access by the public.

Monitoring Requirements The compensatory wetland mitigation areas will be monitored to assess the relative success of the mitigation plan. Quantitative data on species composition will be collected and recorded on standardized data sheets. Photograph points will be established to qualitatively monitor vegetation trends. Hydrologic characteristics of the created wetlands will be recorded on data sheets. Monitoring of hydrology will be accomplished periodically during the first year to determine if created and restored wetlands are receiving sufficient water as specified in the success criteria in Section (e) above. The vegetative monitoring will occur annually during the peak of the flowering season. Monitoring will be conducted by a qualified wetland biologist, and the costs of the monitoring will be provided by the Project sponsor. The goals of mitigation monitoring for the created and restored wetland area are:

• To determine the success and/or need for improvement of the mitigation efforts.

• To determine the need for supplemental planting or seeding. If the cover criteria are not achieved by the third growing season, then additional seeding may be required.

• To determine whether there is a need to modify the hydrologic regime of the created wetlands.


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• To determine the necessity of weed control. If weedy plant species are interfering with the establishment of target species, manual control measures will be implemented. No herbicides or other chemical agents will be utilized.

Monitoring data, along with photographic documentation, will be incorporated into an annual report. The report will summarize the results of annual monitoring, describe any corrective measures taken, and will be submitted to the Corps for the duration of the monitoring. Created, restored, or enhanced wetlands will be monitored for at least five growing seasons or until the success criteria have been met for three consecutive years, whichever is longer. In the event that success criteria are not achieved after the fifth season, the Project sponsor will: 1) continue to monitor and apply the appropriate corrective measures until three consecutive years of success criteria are achieved; or 2) proceed with additional wetland creation projects in amounts and locations agreed upon by the Corps, sufficient to compensate for any unsuccessful mitigation effort.

Construction and Monitoring Assurances To guarantee that adequate funds are available for the construction and five‐year monitoring and maintenance of the mitigation area, the Project sponsor will provide financial assurance in the form of a bond acceptable to the Corps and the City of Sutter Creek. The bond will be for 85 percent of this cost.

Long‐term Management After the five‐year monitoring period, the Project sponsor will complete the transfer of all open space, preservation, and mitigation areas to the City of Sutter Creek. A conservation easement for the preserve areas will be recorded and held by an appropriately qualified entity. A funding mechanism will be identified through which the Project sponsor will ensure funds are available in perpetuity for the long‐term monitoring and maintenance of the preserve areas.

Best Management Practices An outstanding golf course is the result of excellent design, responsible and phased construction, proper

vegetative measures, and well thought‐out course operations and maintenance. Following proper course design and construction practices will result in significant dividends in the future through reduced maintenance. Proper water management, preservation of good soil quality, and wise tee and green siting will reduce stresses on plants such as disease and negative moisture balance. The best management practices (BMPs) for the Gold Rush Ranch and Golf Resort golf course provide a set of guidelines specific to the site that include well‐accepted practices that will ensure: (1) that the golf course design and construction will result in a very playable course; and (2) that the cultural and chemical practices used in the construction and maintenance phases will not have a deleterious effect on the surrounding environment that typically includes wildlife, wetlands, soil and surface water, and groundwater quality. The following summarizes BMPs that are more fully described in a separate document entitled ʺGold Rush Ranch Golf Course Design, Construction, and Maintenance: Best Management Practices.ʺ

Site Selection • Project involves golf course layout and design

that is compatible with the existing landscape.

• The BMPs for the Project have been developed to ensure minimal environmental impact and disturbance to the land. For example, course layout avoids impact to existing watercourses and wetlands and involves identification of numerous site conditions that could be impacted by the course.

• The BMPs outlined in the Project will consider:

o Property boundaries;

o Topography (emphasis on areas with steep slopes);

o Natural runoff patterns;

o Existing vegetation;

o Existing ecosystems;

o Water resources (both surface and ground) including wetlands;


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o Soil map units from USDA Cooperative Soil Survey;

o Climate (sun and wind orientation);

o Location of underground utilities and any rights‐of‐way;

o Scenic views for preservation;

o Historical and archeological resources;

o Location and extent of threatened and endangered plant and wildlife habitats;

o All existing roads and structures on and adjacent to the site; and

o Adjacent land uses.

Terrain and Water Considerations • The BMPs for terrain and water impacts are

crucial for minimizing environmental impacts at the site.

• The BMPs for the site that are expected to be implemented to address terrain and water considerations include :

o Examination of soil mapping units, soil distribution, and soil depth such that erosion and runoff can be determined.

o Identification of natural drainage and runoff patterns will be identified to ensure that construction activities and the course layout minimally impact water quality, changes in flow patterns, and potential changes to water volumes and flows that may alter the existing drainage and flow patterns.

o Slope changes via cut and fill, will be examined thoroughly as part of the BMP process which will not negatively impact course, surrounding land and habitat.

Stormwater Management • The BMPs for the course and residential

development include the collection and control of stormwater during construction and as part of the course maintenance plan.

• Stormwater is proposed to be directed to a stormwater collection pond. Since underlying

soil is relatively impermeable, the site is ideal for collection of stormwater.

• Stormwater will be released to local water bodies under controlled conditions to ensure that water quality is not impacted.

• During construction, stormwater will be collected and sediment load reduced or eliminated using silt fences and significant retention time within the collection pond prior to release.

• Since the course is part of a residential development, stormwater management ponds will be used to collect and treat runoff from impervious areas.

• Where appropriate, LID techniques will be developed to increase infiltration and reduce runoff.

Irrigation Water Considerations • BMPs for irrigation water primarily focus on the

use of recycle water for the course which will greatly reduce the need for other water sources and provide a safe means of disposing of treated water.

• The BMPs will include an analysis of recycled water impact on soils, vegetation, and local waterways to ensure that no significant change occurs due to use of recycled water.

Vegetation Considerations • The BMPs addressing the natural vegetation of

the Gold Rush Ranch and Golf Resort site are being assessed for habitat and water quality benefits. Evaluation is made for the extent of clearing necessary and areas for potential re‐vegetation with native plant materials. Trees especially can be incorporated into the characteristics of the course, affecting shot‐making strategy and enhancing aesthetics.

• The BMPs for the site will provide vegetative habitat for desired or protected wildlife and incorporated into the course layout. For example, un‐maintained native areas will provide foraging habitat for raptors feeding on small rodents. These areas should be allowed to


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grow to a height of 12‐18 inches and kept as old field habitat. If native areas are planted, use native grass species that are relatively deep rooted and climate tolerant.

• The BMPs will also address the site access to minimize entrances and exits. The BMPs will address the amount of impervious area in order to minimize areas of excessive runoff, erosion and stormwater control.

Construction Phase • BMPs pertaining to construction will include the

following strategies:

o Preserve and stay off as much of the site as possible, especially wooded areas.

o Use the lightest‐weight construction and maintenance equipment possible.

o Avoid doing grading and earthmoving when the soil is saturated.

o Loosen the top six inches of soil after grading, before seeding.

o Avoid rolling established greens when saturated.

• The golf course will be cleared and graded as efficiently as possible to avoid excessive disturbance, minimize soil compaction, provide proper drainage, and set up the course features.

• The site will be rough graded to accomplish the major earthwork necessary for the essential earth and water features.

• Fine grading is then done to smoothly blend features together. As a part of this operation, the topsoil is removed, stockpiled, and stabilized for replacement after final grading.

• A tree protection plan will be prepared prior to grading to protect the roots and tops of trees not scheduled for removal. Fencing will be installed on steel posts at a location approved by a Registered Professional Forester. During construction activities, the fence will be monitored for integrity. No equipment access or dumping of materials will be allowed in the protected areas.

Final Steps in Construction • BMPs for the course final construction will

include installation of irrigation system.

• Landscaping will be done following BMPs for establishing turf while minimizing erosion and runoff. This will require establishment of both permanent and temporary erosion control devices.

Operation and Management BMP • Develop a management plan and pollution

prevention plan prior to construction in order to avoid and anticipate potential site wide adverse impacts.

• Implement an audit that serves as a quality

assurance program for assuring proper:

o Stormwater management

o Irrigation management

o Integrated pest management

o Soil fertility management

o Maintenance area management

• Develop a record keeping method to document all operation and maintenance activities

Irrigation Management • A water conservation scheme should be

developed that considers soils, terrain, course layout, grass selection and acreage, irrigation system design and control, and whether or not treated effluent is available.

• Develop operational considerations that affect irrigation water management. This will include irrigation quantity and frequency, fertilization program, pest management, and mowing.

Irrigation Supply The primary goal of irrigation BMPs is to fine tune irrigation practice to maintain peak irrigation system efficiency. The following BMPs will be considered and implemented:

• Careful use of the irrigation system will result in a better quality turf. The BMP will avoid over‐


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irrigation in the spring. A continually saturated condition in the springtime root zone prevents the development of a deep, fibrous root system, which means trouble for summer survival. Other critical irrigation BMPs included for the Project site will include:

o Applying irrigation water as uniformly as possible (variability of soils and turf types will require customized application in some instances);

o Applying water only as fast as the soil can accept it. To avoid puddling and runoff, use short duration cycles;

o Irrigating when there is little wind and avoid mid‐day irrigation during peak evaporation periods; and

o Utilizing drip irrigation for tree and shrub.

• A well designed, properly installed, maintained, and managed automatic irrigation system will be used. BMP principles for efficient irrigation operation at the Gold Rush site will include:

o Repairing all leaks;

o Checking nozzle size as it relates to available pressure and resulting coverage;

o Checking for nozzle wear and replacement as needed;

o Using half‐circle sprinklers where applicable;

o Checking pump performance and other pump house systems; and

o Frequent testing of sprinkler application rate and evenness.

Cultural Turf Management • The BMPs will include the selection of turf

cultivars that are well adapted to site conditions and will allow reasonable water, nutrient, and pest practices to be implemented.

• The BMPs will be designed to prevent soil compaction in designated areas where practical.

• BMPs for mowing practices will include maximizing height adjustment and frequency.

As with other BMPs, these may be modified as the course matures.

Fertility Management • Develop and document fertilizer programs for

each area of the golf course. Nutrient needs vary by cultivar, soil conditions, and use pressure. A fertilizer plan should address the different needs of each area of the course. Application frequency, timing, formulation, and amount will be documented each time.

• Manage fertilizer applications according to weather and soil conditions. In this way, fertility recommendations will not be exceeded.

• Fertilizer applications will be avoided during dry soil conditions just prior to significant rainfall events. High N fertilizers will not be applied on wet turf. Heavy applications of soluble nitrogen fertilizers will be avoided.

• Slow release temperature sensitive nitrogen fertilizers should be used for applications done late in the season. These fertilizers remain insoluble in cold temperatures which reduces leaching to ground water. Slow release fertilizers should supply 50 percent of the nitrogen requirements.

• Maintain a fertilizer‐free transition zone around all surface waters, including stormwater detention facilities. Transition zone grasses that receive no fertilizer act as buffers or filter strips. This zone should be considered the upper area of the riparian buffer.

• Use fertilizer on newly seeded areas. Grasses lacking a fully developed root system are unable to assimilate high levels of nutrients. Use several light applications in the critical establishment phase.

• Periodically the superintendent will conduct a soil‐sampling program for each area of the course. The soil test program should include phosphorous, potassium, organic matter, micronutrients, and pH. On intensively managed areas such as greens and tees, plant tissue analysis will be of more value.


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Integrated Pest Management • An IPM plan will be developed with an

understanding of turfgrass growth, pest biology, and the factors that encourage pest infestation.

• The IPM plan will ascertain treatment thresholds for determining when corrective action should be taken and the development of a pest scouting strategy and monitoring program to determine the effectiveness of control methods.

• The pest management methods and their success will consider the geographic region of the Project site and differing areas within the golf course.

• Appropriate pest control methods, cultural and non‐cultural in nature, will be considered. Cultural management offers pest‐specific methods for blocking or reducing the extent of a pest problem. Non‐cultural management employs biological controls or pesticides to control pests posing an economic threat to turfgrass resources.

Pesticides on the Golf Course Integrated pest management programs should always incorporate the following principles which will be employed at the Gold Rush site:

• Select the least toxic, least persistent, least mobile, and most pest specific California registered pesticide.

• Apply the pesticide at the pest’s most vulnerable life cycle stage.

• Apply the pesticide at the minimum required rates to the minimum area necessary.

• Use the pesticide in strict accordance with the product label directions and guidelines.

• Avoid continually using pesticides of the same chemistry or active ingredient mode of action to avoid buildup of pest resistance.

• Be aware of the 36‐48 hour weather forecast.

• Adopt a notification program for neighbors when pesticides are to be applied near course boundaries.

New Construction • Construction BMPs will include minimizing

impacts to the structural safety of land.

• Minimizing the impact to aquatic resources (particularly wetlands) and endangered species.

• Minimizing soil erosion and sedimentation caused by the removal of vegetation.

• Minimizing/eliminating the flow to storm sewer systems leading to increased potential for downstream flooding and increased stream bank erosion in receiving waters.

• Minimizing additional impacts of construction that include dust/odors from construction traffic, air emissions, noise, and vibration from construction equipment.

• Ensure that no runoff from development areas will be directed to the native oak areas.

Maintenance and Renovation • Maintenance and renovation activities will be

developed to prevent impact to the environment by removing materials that can enter storm sewers (sweeping), adding materials that end up in storm sewers and are discharged to water ways (salting, sanding, sandblasting), or emitting contaminated dust to the air (paint removal). Aspects of these activities may be regulated under local water protection ordinances, and local solid waste disposal requirements.

• Street sweeping will be conducted to reduce the concentration of pollutants in storm water runoff and to improve street appearance. Considered a best management practice (BMP) and an integral part of a storm water pollution control plan, street sweeping also ensures the continued structural effectiveness of storm sewers.

• Maintain storm sewers such as catch basin cleaning, litter removal from storm channels, and maintenance of storm water detention facilities. Catch basin cleaning and litter removal from channels protect against street flooding, and remove potential pollutants from storm water.


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Cultural Resources Management Plan The California Public Resources Code requires that all cultural resources (archeological sites are one type of cultural resource) more than fifty years old be evaluated for their eligibility for inclusion on the California Register of Historical Resources. The presumption until otherwise established will be that all identified cultural resources are eligible for the California Register under one or more of the following criteria: (1) associated with events that have made a significant contribution to the broad patterns of Californiaʹs history and cultural heritage; (2) associated with the lives of persons important in our past; (3) embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possess high artistic values; and (4) has yielded, or may be likely to yield, information important in prehistory or history. Criterion 4 is generally applicable to archeological resources and in the case of historic archeological sites criteria 1 and 2 may also be applicable. There are a multitude of archeological sites on the Project site with the great majority related to ranching. Individually, these types of features generally have limited significance. Other archeological sites and features include one prehistoric site several bedrock milling features and a possible small occupation loci, a gold or copper mine, a limestone quarry, and several ranch or homesteads with occupation debris. These types of archeological sites and features present a more complex circumstance and typically retain individual site significance as well as significance in the larger historical context. All archeological resources may be addressed using phased mitigation that will address both primary (direct) and secondary (indirect) affects, and cumulative affects. Primary affects are those caused directly by project‐related construction. Secondary affects are those created by secondary development (parcel landscaping for example). Cumulative affects are those created by project‐related changed land uses and increases in population or use of the land. The expected archeological mitigation program will entail two or possible three phases with long‐term

archeological monitoring possible in selected instances. Phase 1 will consist of site‐specific recording of individuals resources and features, resource and feature mapping (including careful surface examination and metal detector scans), grouping of individual sites and features into site groups as permitted by available information, photographing of archeological resources, and archival research to better document associations between the various resources, and, to important historical events and individuals. It is expected that primary and secondary effects to most identified archeological resources will be addressed during Phase 1 but any additional mitigation will be noted at the conclusion of the phase. Phase 2 will consist of site‐specific archeological investigation to define noted or suspected features and deposits not fully examined during Phase 1, ascertain age and type of site or feature use, and establish spatial and vertical boundaries or features and sites. Phase 2 investigations might include vertical excavation and horizontal exposures, feature exposure, and mechanical trenching. Inasmuch as the nature and extent of the archeological sites and features are somewhat uncertain, this phase in its essence will be exploratory and the need for any final mitigation must, therefore, be identified at the conclusion of the phase. Phase 3 will be implemented if Phase 2 investigation identifies archeological features and deposits that cannot be realistically addressed by the limited archeological study to be completed in Phase 2. Phase 3 mitigation is typically used on the most extensive and complex archeological resources, which are often the most significant and the most sensitive to effects caused by project‐related development. In some instances, for example if an archeological resource is within permanent open space, Phase 2 or 3 mitigation may not be appropriate. In order to mitigate cumulative and long‐term effects to certain resources located in open space designations, long‐term archeological site specific monitoring may be necessary to determine if such effects will indeed occur over time. Baseline data gathered during Phase 1 shall provide information from which future effects may be measured. All archeological investigations will be reported to the Secretary of the Interior’s Standards and Guidelines for


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Historic Preservation as this document is referenced in the California Public Resources Code. Phases 1 and 2 may be carried out coincidently with Federal permitting; that is, before any construction or sales of lots is initiated. Phase 3 must be completed before any archeological resources are affected. Monitoring as necessary could occur once Project construction begins.


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Chapter 10: Fiscal Analysis The Gold Rush Ranch and Golf Resort will generate revenues, costs, and demands for public services and facilities. The Project will, at a minimum, pay its fair share of all new facilities and services required to serve the Project. The City of Sutter Creek commissioned a Fiscal Impact Analysis to determine the costs of facilities and services required by the Project and identify the method or methods for paying those costs. That analysis is provided under separate cover. The analysis concludes that, based on standard assumptions employed by the consultant for over 20 years, the Project will result in an annual net fiscal surplus of approximately $595 per single‐family unit for the City’s general fund.


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Bibliography Amador Water Agency. Amador Water Agency 2004 Urban Water Management Plan. 2004. ARCHEO‐TEC. Cultural Resources Evaluation. January 15, 2002. BSB Architecture. Gold Rush Ranch and Golf Resort Community Design Standards. April 14, 2006. California Department of Conservation, Division of Land Resources Protection. Amador County Important Farmland 2000. February 28, 2001. California, State of. Governor’s Office of Planning and Research. [website] Available at: www.opr.ca.gov. Site visited in May, 2005. Engeo Inc. Environmental Phase I Site Assessment. October 31, 2001. Economic and Planning Systems. Gold Rush Ranch and Golf Resort Fiscal Study. January 11, 2007. Fehr & Peers. Transportation Impact Analysis. January 20, 2002. Fehr & Peers. Traffic Impact Study for Sutter Creek Golf Resort‐‐Revised Final Report. March 6, 2002. Geo, Inc. Preliminary Geotechnical Exploration. September 6, 2002. HydroScience. Gold Rush Gold and Residential Development, Report for Water Supply Assessment and Verification of Sufficient Water Supply. kdAnderson. Traffic Study and Related Documents. November 3, 2004. Ledger‐Dispatch. [newspaper article] ACTC Approved $6 Million Transit Center Proposal. Wednesday, July 6, 2005. LSA Associates, Inc. Biological Survey. January 16, 2002.

LSA Associates, Inc. Delineation of Waters of United States with Appendix B. October 9, 2002. LSA Associates, Inc. Special‐Status Species and Sensitive Communities and Habitats Survey Resorts. November 5, 2002. Ralph Osterling Consultants. Tree Inventory Report for Gold Rush Ranch and Golf Resort. November 9, 2006. Sutter Creek, City of. Title 18, Zoning. Adopted by the City in January, 1988. Sutter Creek, City of. Zoning Ordinance Update. Adopted by the City on February 6, 2004. Sutter Creek, City of. Initial Study for the Gold Rush Ranch and Golf Resort Specific Plan. April 15, 2005. Thompson‐Hysell, Knott‐Brooks‐Linn and Bloodgood Sharp Buster. Nobel Ranch Community Development Standards. August 18, 2004. Walker and Associates. Golf Course Design, Construction, and Maintenance Best Management Practices. April 19, 2007 Walker & Associates. Site Characterization At The Gold Rush Site: Arsenic and the PEA Process Proposed for the Gold Rush Golf Course. October 23, 2006


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Glossary of Terms Acre Foot A volume equal to one acre covered with water to a depth of one foot. One acre‐foot is 43,560 cubic feet, or approximately 325,851. This term is usually used to describe the volume of stormwater detention basins and reservoirs. Best Management Practice (BMP) A program, technology, process, siting criteria, operating method, measure or device that controls, prevents, removes or reduces pollution. California Environmental Quality Act (CEQA) A State law requiring State and local agencies to regulate activities with consideration for environmental protection. If a proposed activity has the potential for a significant adverse environmental impact, an Environmental Impact Report (EIR) must be prepared and certified as to its adequacy before taking action on the proposed Project. CNEL Community Noise Equivalent Level; 24‐hour energy equivalent level derived from a variety of single‐noise events, with weighting factors of 5 and 10 dBA applied to the evening (7 PM to 10 PM) and nighttime (10 PM to 7 AM) periods, respectively, to allow for the greater sensitivity to noise during these hours. Decibel (Db) A unit used to express the relative intensity of a sound as it is heard by the human ear. Detention The temporary storage of storm runoff to attenuate peak runoff and to provide water quality treatment benefits. Easement A limited right to make use of a property owned by another, for example, a right of way across the property. Effluent Treated wastewater that is discharged from a wastewater treatment facility. Floor‐Area‐Ratio (FAR) The ratio of the gross building square footage permitted on a lot to the net square footage of the lot. For example, on a lot with 10,000 net square feet of land area, an FAR of 1.00 will allow 10,000 square feet of gross square feet of building floor area to be built, regardless of the number of stories in the

building (e.g., 5,000 square feet per floor on two floors or 10,000 square feet on one floor). On the same lot, an FAR of 0.50 would allow 5,000 square feet of floor area and an FAR of 0.25 would allow 2,500 square feet. Gross Acreage The entire acreage of a site, calculated from the centerline of proposed bounding streets and to the edge of the right‐of‐way of existing or dedicated streets. Ldn The energy equivalent level, defined as the average sound level on the basis of sound energy (or sound pressure squared). The Leq is a ʺdosageʺ type measure and is the basis for the descriptors used in current standards, such as the 24‐hour CNEL used by the State of California. Net Acreage The portion of a site that can actually be built upon, which typically does not include public or private road rights‐of‐way, public open space, and flood ways. Open Space Open space is any parcel, area, or waterway that is essentially unimproved and devoted to an open space use. Under Section 65560 of the California State Government Code, open‐space land is broadly defined as land designated for preservation of natural resources (i.e., lakeshore and watershed lands); managed production of resources (i.e., lands for agriculture, forestry, recharge of ground water basins); outdoor recreation (i.e., parks, scenic highway corridors, and areas with outstanding scenic, historic and cultural values); and public health and safety (i.e., flood plains, unstable soil areas). Primary Treatment Treatment of wastewater prior to other forms of treatment and involving settling and removal of suspended solids. Riparian habitat Riparian lands are comprised of the vegetative and wildlife areas adjacent to perennial and intermittent streams. Riparian areas are delineated by the existence of plant species normally found near freshwater. Sanitary Sewer Pipes, pump stations, manholes, and other facilities that convey untreated wastewater from the various sources around the city to Sutter Creek. Secondary Treatment Treatment of wastewater that typically follows primary treatment and involves biological processes and settling tanks to remove organic material.


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Sensitive Natural Community A sensitive natural community is a biological community that is regionally rare, provides important habitat opportunities for wildlife, are structurally complex, or are in other ways of special concern to local, State, or Federal agencies. The CDFG tracks sensitive natural communities in the CNDDB and the California Environmental Quality Act (CEQA) identifies the elimination or substantial degradation of such communities as a significant impact. Service Area The area for which a purveyor is responsible for distributing water supplies. Special‐Status Species Special‐status species are those plants and animals that, because of their recognized rarity or vulnerability to habitat loss or population decline, are recognized by Federal, State, or other agencies. Some of these species receive specific protection that is defined by Federal or State endangered species legislation. Others have been designated as ʺsensitiveʺ on the basis of adopted policies and expertise of State resource agencies or organizations with acknowledged expertise, or policies adopted by local governmental agencies such as counties, cities, and special districts to meet local conservation objectives. These species are referred to collectively as ʺspecial‐status speciesʺ in this report, following a convention that has developed in practice but has no official sanction. The various categories encompassed by the term, and the legal status of each, are discussed in Section 10.3.3 “Regulations That Affect Biological Resources.” For the purposes of this assessment, the term “special‐status” includes those species that are: Federally listed or proposed under the Federal Endangered Species Act (50 CFR 17.11‐17.12);

• Candidates for listing under the Federal Endangered Species Act (61 FR 7596‐7613);

• State listed or proposed under the California Endangered Species Act (14 CCR 670.5);

• Species listed by the U.S. Fish and Wildlife Service (USFWS) or the California Department of Fish and Game (CDFG) as a species of concern (USFWS), rare (CDFG), or of special concern (CDFG);

• Fully protected animals, as defined by the State of California (California Fish and Game Code Section 3511, 4700, and 5050);

• Species that meet the definition of threatened, endangered, or rare under California Environmental Quality Act (CEQA Guidelines Section 15380);

• Plants listed as rare or endangered under the California Native Plant Protection Act (California Fish and Game Code Section 1900 et seq.); and

• Plants listed by the California Native Plant Society (CNPS) as rare, threatened, or endangered (List 1A and List 2 status plants in Skinner and Pavlik 1994).

Stormwater Management Plan (SWMP) A document submitted to the Regional Water Quality Control Board. The SWMP describes how the City will reduce the discharge of pollutants in stormwater to the maximum extent practical and effectively limit non‐stormwater discharges into the City’s storm drain systems. Wastewater Sewage (either treated or untreated) from residential, commercial, industrial, and institutional sources. Watershed An area of land that drains water, sediment and dissolved material to a common outlet. Wetlands Wetlands are ecologically complex habitats that support a variety of both plant and animal life. In a jurisdictional sense, the Federal government defines wetlands in Section 404 of the Clean Water Act as “areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support (and do support, under normal circumstances) a prevalence of vegetation typically adapted for life in saturated soil conditions” (33 CFR 328.3[b] and 40 CFR 230.3). Under normal circumstances, the Federal definition of wetlands requires that three wetland identification parameters be present: wetland hydrology, hydric soils, and hydrophytic vegetation. Examples of wetlands include freshwater marsh, seasonal wetlands, and vernal pool complexes that have a hydrologic link to other waters of the U.S. The U.S. Army Corps of Engineers (Corps) is the responsible agency for regulating wetlands under Section 404 of the Clean Water Act, while the EPA has overall responsibility for the Act. CDFG does not have jurisdiction over wetlands unless they are subject to jurisdiction under Streambed Alteration Agreements (affecting the bed, channel, or bank of a waterway) or they support State‐listed endangered species.

Gold Rush Ranch and Golf Resort ... - Mintier Harnish

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