TABLE OF CONTENTS ES EXECUTIVE SUMMARY 1.0 INTRODUCTION 2.0 PROJECT DESCRIPTION 3.0 ENVIRONMENTAL ANALYSIS

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1 ES EXECUTIVE SUMMARY ES1 ES2 ES3 ES4 ES5 Purpose and Scope of the Environmental Impact Report... ES-1 Project Summary... ES-1 Project Alternatives Summary... ES-1 Areas of Controversy/Issues to be Resolved... ES-2 Summary of Environmental Impacts... ES INTRODUCTION 1.1 Purpose of the EIR Trustee and Responsible Agencies Type of Document Intended Uses of the EIR Relationship to the General Plan Organization and Scope Environmental Review Process Comments Received on the Notice of Preparation Impact Terminology PROJECT DESCRIPTION 2.1 Regional Location Project Site and Vicinity Project Objectives Project Characteristics Project Construction ENVIRONMENTAL ANALYSIS 3.0 Introduction to the Environmental Analysis and Assumptions Used Aesthetics Agriculture and Forest Resources Air Quality Biological Resources Climate Change and Greenhouse Gases Cultural and Paleontological Resources Geology and Soils Hazardous Materials/Human Health Hydrology and Water Quality Land Use Noise Population, Housing, and Employment Public Services and Utilities Traffic and Circulation i

2 4.0 CUMULATIVE IMPACTS SUMMARY 4.1 Introduction Cumulative Setting Cumulative Impact Summary Cumulative Impacts Associated with General Plan and Zoning Ordinance Text Amendments PROJECT ALTERNATIVES 5.1 Introduction Alternatives Under Consideration Alternative 1 No Project Alternative 2 Rural Estate Development Alternative 3 Reduced and Clustered Site Development Alternative 4 Off-Site Alternative Environmentally Superior Alternative LONG-TERM IMPLICATIONS OF THE PROJECT 6.1 Growth-Inducing Impacts Significant Irreversible Environmental Changes Significant and Unavoidable Environmental Effects REPORT PREPARERS APPENDICES *Can be found on CD attached to the back cover of this document. Appendix 1.0-A - NOP and NOP Comments Appendix 1.0-B Abbreviations Appendix 3.0-A General Plan Consistency Tables Appendix 3.2-A Agricultural, Habitat and Steep Slope Management Plans Appendix 3.3-A Air Quality Analysis Data Appendix 3.4-A Biological Resources Data Appendix 3.5-A Greenhouse Gases Analysis Data Appendix 3.6-A - Cultural Resources Appendix 3.7-A - Geotechnical Evaluation Appendix 3.11-A Noise Analysis Data Appendix 3.13-A - Wastewater EDU Calculations Appendix 3.14-A Transportation Analysis ii

3 TABLES Table ES-1 Summary of Impacts and Mitigation Measures... ES-6 Table Proposed Development Summary Table Dwelling Units by Occupancy Table Proposed Large-Scale Development Projects in Table USDA Census of Agriculture Data Table Land Capability Classification System Class Definitions Table Land Capability Classification System Subclass Definitions Table Storie Index Rating System Table Project Site Soil Ratings Table Summary of Ambient Air Quality Standards Table Summary of Annual Ambient Air Quality Data Table Federal and State Ambient Air Quality Attainment Status for Table Summary of Select Criteria Air Pollutants, Common Sources, and Effects Table NSAQMD-Recommended Significance Thresholds Table Estimated Short-Term Emissions of Criteria Air Pollutants for the Proposed Rincon Del Rio Continuing Care Retirement Community Table Estimated Operational Emissions at Buildout Without Mitigation Table Estimated Operational Emissions at Buildout With Mitigation Table Predicted Local Mobile Source Carbon Monoxide Concentrations Future Plus Project Conditions (Year 2023 Assumed Project Buildout) Table Vegetative Communities within the Project Site Table Habitat Types within the Project Site and Special-Status Species Associated with Table Those Habitat Types Blooming Periods for Special-Status Plant Species That May Occur in the Project Site Table Permanent Impacts to Vegetative Communities Table Permanent Impacts to Potential Jurisdictional Features Table Global Warming Potential for Greenhouse Gases Table Construction-Related Greenhouse Emissions (Pounds per Day) Table Construction-Related Greenhouse Gas Emissions (Metric Tons per Year) Table Estimated Greenhouse Gas Emissions Project Operation (Buildout) (Metric Tons per Year) Table GHG Reductions from Application of New Regulations Table Project Greenhouse Gas Emissions Table Previously Recorded Cultural Resources Within Project Site and 1-Mile Radius Table Previously Recorded Cultural Resources Within Project Site and 1-mile Radius Table Modified Mercalli Intensity Scale for Earthquakes Table Soil Characteristics of Soils Within the Project Site Table Common Acoustical Descriptors Table Federal Interagency Committee on Noise Recommended Criteria for Evaluation of Increases in Ambient Noise Levels Table Summary of Measured Ambient Noise Levels Table Existing Traffic Noise Levels Table County of Nevada Exterior Noise Limits Table Damage Potential to Buildings at Various Groundborne Vibration Levels Table Annoyance Potential to People at Various Groundborne Vibration Levels Table Typical Construction Equipment Noise Levels Table Predicted Increases in Traffic Noise Levels Existing Conditions Table Summary of Predicted Non-Transportation Average-Hourly Noise Levels at Off-Site and On-Site Noise-Sensitive Receptors iii

4 Table Summary of Predicted Non-Transportation Maximum Intermittent Noise Levels at Off-Site and On-Site Noise-Sensitive Receptors Table Representative Construction Equipment Vibration Levels Table Predicted Increases in Traffic Noise Levels Future Cumulative Conditions Table Population Trends Table Housing Estimates* Table Dwelling Units by Occupancy Table Higgins Fire Protection District Stations, Equipment, and Staffing Table Historic and Projected Water Supply Acre-Feet Per Water Year Table Past, Present, and Projected Water Service Connections Table NID Unit Water Use Criteria Table Supply and Demand Comparison Table Diversion Rates Table Level of Service Definitions Table Existing Roadway Segment Levels of Service Table Project Trip Generation Table Project Trip Distribution Table Existing SR 49 Segment Levels of Service Table Peak Hour Intersection Levels of Service Existing Plus Project Conditions Table Projected Queues Table Project Parking Table Future Development Trip Generation Table Am / Pm Peak Hour Intersection Levels of Service Future Conditions Table Future Project Trip Distribution Table Peak Hour Intersection Levels of Service Future Plus Project Conditions Table Future and Future Plus Project SR 49 Segment Levels of Service Table Projected Cumulative Queues Table PD and SDA Designations in * Table Alternative 3 Proposed Development Summary Table Comparison of Alternatives to the Proposed Project FIGURES Figure Regional Location Map Figure Existing Land Uses and Parcelization Figure Existing General Plan Designations Figure Existing Zoning Figure Overall Site Plan Figure Comprehensive Master Plan Figure Proposed Tentative Map and Phasing Plan Figure Proposed Recreation Plan Figure Proposed Lighting Plan Figure Proposed Landscaping Plan Figure Proposed Landscaping Plan (Backyard) Figure Proposed Signage Plan Figure Proposed Grading and Drainage Plan Figure Proposed Circulation Plan and Roadway Improvements Figure Proposed Bridges Figure Proposed Infrastructure Plan Figure Proposed Water Tank and Pump Station Figure 3.1-1a Project Site Photographs Figure 3.1-1b Project Site Photographs iv

5 Figure 3.1-1c Project Site Photographs Figure 3.1-1d Project Site Photographs Figure 3.1-2a Village Center Entry - Visual Simulation Figure 3.1-2b Village Center Main Pedestrian Way - Visual Simulation Figure 3.1-2c Village Center Promenade - Visual Simulation Figure 3.1-2d Village Center Building Elevations Figure 3.1-2e Village Center Building Elevations Figure Common House Building Elevations Figure Duplex Visual Simulation and Elevations Figure Barn Visual Simulation and Elevations Figure Farmland Mapping and Monitoring Program (FMMP) Designations Figure 3.4-1a Vegetative Communities within the Project Site Figure 3.4-1b Vegetative Communities within the Project Site Figure Recorded Occurrences of Special-Status Species within One Mile of the Project Site Figure Landmark Trees and Oak Grove within the Project Site Figure 3.4-4a Impacts to Vegetative Communities Within the Project Site Figure 3.4-4b Impacts to Vegetative Communities Within the Project Site Figure Impacts to Potential Jurisdictional Features Including Wetlands within the Project Site Figure Topograhic Conditions Figure Soils Map Figure Fire Hazard Severity Map Figure Emergency Access and Evacuation Figure FEMA Flood Zone Figure Dam Failure Inundation Zones Figure Common Noise Levels Figure Existing Noise Environment & Nearby Noise-Sensitive Receptors Figure Land Use Compatibility Noise Criteria Figure Existing Traffic c Volumes and Lane Configurations Figure Project Only Traffic Volumes and Lane Configurations Figure Existing Plus Project Traffic Volumes and Lane Configurations Figure Future Traffic Volumes and Lane Configurations Figure Future Project Traffic Volumes and Lane Configurations Figure Future Plus Project Traffic Volumes and Lane Configurations Figure Planned Development and Special Development Areas within Nevada County Figure Alternative 2 - Rural Estate Development Figure Alternative 3 - Reduced and Clustered Site Development Figure Alternative 4 - Off-site Alternative v