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-4 1.0 INTRODUCTION 1.1 Purpose of the EIR... 1.0-1 1.2 Trustee and Responsible Agencies... 1.0-1 1.3 Type of Document... 1.0-2 1.4 Intended Uses of the EIR... 1.0-2 1.4 Relationship to the General Plan... 1.0-2 1.5 Organization and Scope... 1.0-3 1.6 Environmental Review Process... 1.0-5 1.7 Comments Received on the Notice of Preparation... 1.0-7 1.8 Impact Terminology... 1.0-9 2.0 PROJECT DESCRIPTION 2.1 Regional Location... 2.0-1 2.2 Project Site and Vicinity... 2.0-1 2.3 Project Objectives... 2.0-2 2.4 Project Characteristics... 2.0-11 2.5 Project Construction... 2.0-66 3.0 ENVIRONMENTAL ANALYSIS 3.0 Introduction to the Environmental Analysis and Assumptions Used... 3.0-1 3.1 Aesthetics... 3.1-1 3.2 Agriculture and Forest Resources... 3.2-1 3.3 Air Quality... 3.3-1 3.4 Biological Resources... 3.4-1 3.5 Climate Change and Greenhouse Gases... 3.5-1 3.6 Cultural and Paleontological Resources... 3.6-1 3.7 Geology and Soils... 3.7-1 3.8 Hazardous Materials/Human Health... 3.8-1 3.9 Hydrology and Water Quality... 3.9-1 3.10 Land Use... 3.10-1 3.11 Noise... 3.11-1 3.12 Population, Housing, and Employment... 3.12-1 3.13 Public Services and Utilities... 3.13-1 3.14 Traffic and Circulation... 3.14-1 i
4.0 CUMULATIVE IMPACTS SUMMARY 4.1 Introduction... 4.0-1 4.2 Cumulative Setting... 4.0-2 4.3 Cumulative Impact Summary... 4.0-2 4.4 Cumulative Impacts Associated with General Plan and Zoning Ordinance Text Amendments... 4.0-5 5.0 PROJECT ALTERNATIVES 5.1 Introduction... 5.0-1 5.2 Alternatives Under Consideration... 5.0-1 5.2 Alternative 1 No Project... 5.0-2 5.3 Alternative 2 Rural Estate Development... 5.0-18 5.4 Alternative 3 Reduced and Clustered Site Development... 5.0-29 5.5 Alternative 4 Off-Site Alternative... 5.0-41 5.6 Environmentally Superior Alternative... 5.0-54 6.0 LONG-TERM IMPLICATIONS OF THE PROJECT 6.1 Growth-Inducing Impacts... 6.0-1 6.2 Significant Irreversible Environmental Changes... 6.0-3 6.3 Significant and Unavoidable Environmental Effects... 6.0-4 7.0 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
TABLES Table ES-1 Summary of Impacts and Mitigation Measures... ES-6 Table 2.0-1 Proposed Development Summary... 2.0-27 Table 3.0-1 Dwelling Units by Occupancy... 3.0-2 Table 3.0-2 Proposed Large-Scale Development Projects in... 3.0-6 Table 3.2-1 USDA Census of Agriculture Data... 3.2-1 Table 3.2-2 Land Capability Classification System Class Definitions... 3.2-2 Table 3.2-3 Land Capability Classification System Subclass Definitions... 3.2-2 Table 3.2-4 Storie Index Rating System... 3.2-3 Table 3.2-5 Project Site Soil Ratings... 3.2-4 Table 3.3-1 Summary of Ambient Air Quality Standards... 3.3-2 Table 3.3-2 Summary of Annual Ambient Air Quality Data... 3.3-3 Table 3.3-3 Federal and State Ambient Air Quality Attainment Status for. 3.3-4 Table 3.3-4 Summary of Select Criteria Air Pollutants, Common Sources, and Effects... 3.3-4 Table 3.3-6 NSAQMD-Recommended Significance Thresholds... 3.3-12 Table 3.3-7 Estimated Short-Term Emissions of Criteria Air Pollutants for the Proposed Rincon Del Rio Continuing Care Retirement Community... 3.3-15 Table 3.3-8 Estimated Operational Emissions at Buildout Without Mitigation... 3.3-21 Table 3.3-9 Estimated Operational Emissions at Buildout With Mitigation... 3.3-22 Table 3.3-10 Predicted Local Mobile Source Carbon Monoxide Concentrations Future Plus Project Conditions (Year 2023 Assumed Project Buildout)... 3.3-23 Table 3.4-1 Vegetative Communities within the Project Site... 3.4-2 Table 3.4-2 Habitat Types within the Project Site and Special-Status Species Associated with Table 3.4-3 Those Habitat Types... 3.4-14 Blooming Periods for Special-Status Plant Species That May Occur in the Project Site... 3.4-31 Table 3.4-3 Permanent Impacts to Vegetative Communities... 3.4-34 Table 3.4-4 Permanent Impacts to Potential Jurisdictional Features... 3.4-42 Table 3.5-1 Global Warming Potential for Greenhouse Gases... 3.5-3 Table 3.5-2 Construction-Related Greenhouse Emissions (Pounds per Day)... 3.5-15 Table 3.5-3 Construction-Related Greenhouse Gas Emissions (Metric Tons per Year)... 3.5-15 Table 3.5-4 Estimated Greenhouse Gas Emissions Project Operation (Buildout) (Metric Tons per Year)... 3.5-17 Table 3.5-5 GHG Reductions from Application of New Regulations... 3.5-18 Table 3.5-6 Project Greenhouse Gas Emissions... 3.5-22 Table 3.6-1 Previously Recorded Cultural Resources Within Project Site and 1-Mile Radius. 3.6-7 Table 3.6-2 Previously Recorded Cultural Resources Within Project Site and 1-mile Radius. 3.6-9 Table 3.7-1 Modified Mercalli Intensity Scale for Earthquakes... 3.7-2 Table 3.7-2 Soil Characteristics of Soils Within the Project Site... 3.7-7 Table 3.11-1 Common Acoustical Descriptors... 3.11-2 Table 3.11-2 Federal Interagency Committee on Noise Recommended Criteria for Evaluation of Increases in Ambient Noise Levels... 3.11-6 Table 3.11-3 Summary of Measured Ambient Noise Levels... 3.11-11 Table 3.11-4 Existing Traffic Noise Levels... 3.11-12 Table 3.11-5 County of Nevada Exterior Noise Limits... 3.11-13 Table 3.11-6 Damage Potential to Buildings at Various Groundborne Vibration Levels... 3.11-14 Table 3.11-7 Annoyance Potential to People at Various Groundborne Vibration Levels... 3.11-17 Table 3.11-8 Typical Construction Equipment Noise Levels... 3.11-21 Table 3.11-9 Predicted Increases in Traffic Noise Levels Existing Conditions... 3.11-23 Table 3.11-10 Summary of Predicted Non-Transportation Average-Hourly Noise Levels at Off-Site and On-Site Noise-Sensitive Receptors... 3.11-27 iii
Table 3.11-11 Summary of Predicted Non-Transportation Maximum Intermittent Noise Levels at Off-Site and On-Site Noise-Sensitive Receptors... 3.11-28 Table 3.11-12 Representative Construction Equipment Vibration Levels... 3.11-32 Table 3.11-13 Predicted Increases in Traffic Noise Levels Future Cumulative Conditions... 3.11-34 Table 3.12-1 Population Trends... 3.12-1 Table 3.12-2 Housing Estimates*... 3.12-2 Table 3.12-3 Dwelling Units by Occupancy... 3.12-4 Table 3.13.1-1 Higgins Fire Protection District Stations, Equipment, and Staffing... 3.13-1 Table 3.13.4-1 Historic and Projected Water Supply 1990 2020 Acre-Feet Per Water Year... 3.13-15 Table 3.13.4-2 Past, Present, and Projected Water Service Connections... 3.13-15 Table 3.13.4-3 NID Unit Water Use Criteria... 3.13-19 Table 3.13.4-4 Supply and Demand Comparison... 3.13-19 Table 3.13.6-1 Diversion Rates 2000 2008... 3.13-30 Table 3.14-1 Level of Service Definitions... 3.14-2 Table 3.14-2 Existing Roadway Segment Levels of Service... 3.14-3 Table 3.14-3 Project Trip Generation... 3.14-10 Table 3.14-4 Project Trip Distribution... 3.14-11 Table 3.14-5 Existing SR 49 Segment Levels of Service... 3.14-17 Table 3.14-6 Peak Hour Intersection Levels of Service Existing Plus Project Conditions... 3.14-18 Table 3.14-7 Projected Queues... 3.14-19 Table 3.14-8 Project Parking... 3.14-24 Table 3.14-9 Future Development Trip Generation... 3.14-27 Table 3.14-10 Am / Pm Peak Hour Intersection Levels of Service Future Conditions... 3.14-27 Table 3.14-11 Future Project Trip Distribution... 3.14-28 Table 3.14-12 Peak Hour Intersection Levels of Service Future Plus Project Conditions... 3.14-35 Table 3.14-13 Future and Future Plus Project SR 49 Segment Levels of Service... 3.14-36 Table 3.14-14 Projected Cumulative Queues... 3.14-37 Table 4.0-1 PD and SDA Designations in *... 4.0-6 Table 5.0-1 Alternative 3 Proposed Development Summary... 5.0-30 Table 5.0-2 Comparison of Alternatives to the Proposed Project... 5.0-54 FIGURES Figure 2.0-1 Regional Location Map... 2.0-3 Figure 2.0-2 Existing Land Uses and Parcelization... 2.0-5 Figure 2.0-3 Existing General Plan Designations... 2.0-7 Figure 2.0-4 Existing Zoning... 2.0-9 Figure 2.0-5 Overall Site Plan... 2.0-29 Figure 2.0-6 Comprehensive Master Plan... 2.0-31 Figure 2.0-7 Proposed Tentative Map and Phasing Plan... 2.0-39 Figure 2.0-8 Proposed Recreation Plan... 2.0-41 Figure 2.0-9 Proposed Lighting Plan... 2.0-43 Figure 2.0-10 Proposed Landscaping Plan... 2.0-45 Figure 2.0-11 Proposed Landscaping Plan (Backyard)... 2.0-47 Figure 2.0-12 Proposed Signage Plan... 2.0-49 Figure 2.0-13 Proposed Grading and Drainage Plan... 2.0-53 Figure 2.0-14 Proposed Circulation Plan and Roadway Improvements... 2.0-55 Figure 2.0-15 Proposed Bridges... 2.0-57 Figure 2.0-16 Proposed Infrastructure Plan... 2.0-59 Figure 2.0-17 Proposed Water Tank and Pump Station... 2.0-63 Figure 3.1-1a Project Site Photographs... 3.1-3 Figure 3.1-1b Project Site Photographs... 3.1-5 iv
Figure 3.1-1c Project Site Photographs... 3.1-7 Figure 3.1-1d Project Site Photographs... 3.1-9 Figure 3.1-2a Village Center Entry - Visual Simulation... 3.1-19 Figure 3.1-2b Village Center Main Pedestrian Way - Visual Simulation... 3.1-21 Figure 3.1-2c Village Center Promenade - Visual Simulation... 3.1-23 Figure 3.1-2d Village Center Building Elevations... 3.1-25 Figure 3.1-2e Village Center Building Elevations... 3.1-27 Figure 3.1-3 Common House Building Elevations... 3.1-29 Figure 3.1-4 Duplex Visual Simulation and Elevations... 3.1-31 Figure 3.1-5 Barn Visual Simulation and Elevations... 3.1-33 Figure 3.2-1 Farmland Mapping and Monitoring Program (FMMP) Designations... 3.2-5 Figure 3.4-1a Vegetative Communities within the Project Site... 3.4-3 Figure 3.4-1b Vegetative Communities within the Project Site... 3.4-5 Figure 3.4-2 Recorded Occurrences of Special-Status Species within One Mile of the Project Site... 3.4-15 Figure 3.4-3 Landmark Trees and Oak Grove within the Project Site... 3.4-19 Figure 3.4-4a Impacts to Vegetative Communities Within the Project Site... 3.4-27 Figure 3.4-4b Impacts to Vegetative Communities Within the Project Site... 3.4-29 Figure 3.4-5 Impacts to Potential Jurisdictional Features Including Wetlands within the Project Site... 3.4-45 Figure 3.7-1 Topograhic Conditions... 3.7-5 Figure 3.7-2 Soils Map... 3.7-9 Figure 3.8-1 Fire Hazard Severity Map... 3.8-5 Figure 3.8-2 Emergency Access and Evacuation... 3.8-19 Figure 3.9-1 FEMA Flood Zone... 3.9-3 Figure 3.9-2 Dam Failure Inundation Zones... 3.9-7 Figure 3.11-1 Common Noise Levels... 3.11-3 Figure 3.11-2 Existing Noise Environment & Nearby Noise-Sensitive Receptors... 3.11-9 Figure 3.11-3 Land Use Compatibility Noise Criteria... 3.11-15 Figure 3.14-1 Existing Traffic c Volumes and Lane Configurations... 3.14-5 Figure 3.14-2 Project Only Traffic Volumes and Lane Configurations... 3.14-13 Figure 3.14-3 Existing Plus Project Traffic Volumes and Lane Configurations... 3.14-15 Figure 3.14-4 Future Traffic Volumes and Lane Configurations... 3.14-29 Figure 3.14-5 Future Project Traffic Volumes and Lane Configurations... 3.14-31 Figure 3.14-6 Future Plus Project Traffic Volumes and Lane Configurations... 3.14-33 Figure 4.0-1 Planned Development and Special Development Areas within Nevada County... 4.0-7 Figure 5.0-1 Alternative 2 - Rural Estate Development... 5.0-3 Figure 5.0-2 Alternative 3 - Reduced and Clustered Site Development... 5.0-5 Figure 5.0-3 Alternative 4 - Off-site Alternative... 5.0-7 v