Summary Project Description I. Project Proposal. The project proposes the creation of a Specific Plan for the lands of Royal Gorge LLC located at Donner Summit, and, ultimately, entitlements for a phased development of those lands with projects consisting of residential and recreational uses, with a small amount of commercial space. No particular subdivision is proposed at this time.
The Royal Gorge Specific Plan ("the Plan") establishes the guiding land development principals and standards for the approximately 2,900 acres under ownership of the Royal Gorge,LLC within Placer County( "Site"). The overarching goal of the Plan is to create a multidimensional Sierra conservation community, incorporating sustainable development concepts and connecting visitors and residents to the Sierra alpine environment throughout the year. Areas designated for development have been carefully selected with an emphasis on topography, preservation of trees, natural land forms, wetlands, biologic resources, and cultural resources as well as proximity to existing recreational opportunities and services, The Plan maintains and builds upon the existing Royal Gorge cross country ski area operation and provides a new ski connection to the adjacent Sugar Bowl downhill ski resort.
l. Camp Concept. As illustrated in the enclosed Proposed Land Use Plan and Specific Plan Map, the Site will be developed as a cohesive collection of "Camps," linked by comprehensive trail, recreation and amenity elements, Ski Camp will have the largest mix of uses, including downhill skiing and will act as the "Headquarters" or core of the community. Lake Camp, which includes a club house building (the Lake House)and a four-season private community recreation amenity, is predominately a residential area traversed by multi-use trails and open space corridors. A private campground with summer cabins, possibly a small horse stable, and the Pt. Mariah Lodge will be located at Wilderness Camp on the Site's southernmost parcel. Summit Camp encompasses portions of Van Norden Meadow and Lake; a portion of Summit Camp is located on the Site and the remainder is located on the Off Site Lands. The Royal Gorge cross country ski area's Summit Station Day Lodge will be relocated to the Off Site Lands portion of Summit Camp, where it will continue to serve the cross country ski community as a public portal to the cross-country ski system and be expanded to include a community-oriented Interpretive Center and public trailhead.
2. Project Location. The Site is located south of Soda Springs, California, on the southeast side of Interstate 80, between Auburn and Truckee, within northern Placer County. The most direct access to the Site is from the Interstate 80/ Donner Pass Road interchange(Donner Pass Road is also known as Old U.S. 40 and Donner Summit Road). Soda Springs Road, which intersects with Donner Pass Road about half a mile east of the I-80 interchange, provides direct access into the site. Kidd Lakes Road, which intersects with Soda Springs Road via Pahatsi Road and terminates near Kidd Lake, provides unpaved access to the northwest portion of the Site. The Union Pacific Railway generally borders the north edge of the Off Site Lands. The location is just west of the Sugar Bowl ski resort and south of the Soda Springs Ski Resort. The Site includes a portion of Lake Van Norden, and the entirety of Serene Lake, which is the water storage location for the Serene Lakes neighborhood. The site essentially encircles the Serene Lakes single family home neighborhood, which was developed as lot and block subdivisions in the 1960's.
Surrounding Land Uses. The Site is adjacent to a mix of existing land uses, including residential, commercial, and recreational. To the west and south are lands of the United States, administered by the Tahoe National Forest of the U.S. Forest Service. A small number of summer vacation residences also exist on some privately owned parcels to the west. The Sugar Bowl Ski Resort is located east of the Site and is developed for alpine ski recreation with 12 ski lifts, day lodges, an overnight lodge, and single family and multi family homes. The Soda Springs downhill ski facility abuts the Site to the north along the Placer/Nevada County Line. The Off Site Lands are also located along this northern boundary in Nevada County and are described below.
Off Site Lands. A few improvements related to implementation of the Plan will be located on the Off Site Lands, located on two parcels in Nevada County immediately north of the Site, The western area(West Off Site Lands) contains forested open space and the eastern area (East Off Site Lands) contains a portion of Lake Van Norden and the surrounding meadow and the headwaters of the South Yuba River.
Except for an extensive existing network of cross country ski trails, most of the Site is undeveloped. Topography is varied from gently sloping to mountainous, ranging in elevation from 6,100 feet at the south end (along Serena Creek) to approxim ately 7,600 feet at the southeastern boundary.
3. Site Geology & Hydrology. The Site generally consists of mountains and valleys with gentle to moderately steep slopes and broad to narrow valleys. Area drainage is primarily through west and south flowing mountain streams. Lake Van Norden, at the northeast corner of the site, and Serene Lakes (also called Ice Lakes) are both controlled by small dams.
4. Site Biology. The Site contains three primary biological communities: montane forest, montane meadow, and open water. Wildlife on the Site includes a variety of birds and mammals such as mule deer, coyote, and black bear.
5. Existing Land Uses. The existing Royal Gorge resort includes an extensive system of cross country ski trails that traverse the Site, the Off Site Lands, and other adjacent pubiic and private parcels in the vicinity. Four surface lifts, l0 warming huts, two ticket booths, and a few trailside cafes service the trails, which are open from 8:30 a.m. to 5:00 p.m. on weekends and holidays and 9:00a.m. to 5:00p.m. on weekdays. The primary trail access point is Summit Station Day Lodge on Pahatsi Road (via Soda Springs Road). Summit Lodge is served by an approximately 1.5-acre parking lot and maintenance yard. The 26-room Ice Lakes Lodge & restaurant, located on the southeast shore of Serene Lakes and accessed from Soda Springs Road, is currently the only overnight accommodations on the Site. It is served by approximately 30 on-site parking spaces and an approximately 6,000 sq. ft. nearby separate parking lot.
The Off Site Lands are currently in light recreational use. The Eastern Off Site Lands contain a warming hut and are traversed by six cross country ski trails. An approximately 11,000 sq ft. parking lot serves this area. Lake Van Norden, which underwent a planned dam breach in 1977, has reverted to a lake/wetland and is located on the central portion of the East Off Site Lands. The West Off Site Lands contain some cross country ski trails.
6. Proposed Land Uses. The Plan allows for a range of year-round and seasonal residential and recreational uses primarily clustered near existing roadways and recreational facilities to protect the environment and maintain a significant portion of the Site as undisturbed and protected open space. The Plan envisions Royal Gorge as an all-season Sierra destination for outdoor interpretation and adventure, enhanced through an extensive network of trails and a full range of recreational, exploration, community and interpretive opportunities and programs. The existing cross country ski resoft is enhanced with improved access points and a new relocated and more accessible day lodge. The Plan envisions year-round recreational and educational programs such as snow shoeing, mountain climbing, hiking, running, horsebackriding, mountain biking, skiing, fishing , kayaking/canoeing, swimming, camping/backpacking, guided nature walks, and outdoor education so that the Royal Gorge experience offers an all season emphasis rather than just winter season recreation. The Plan calls for an incorporation of the most current sustainable community and site design techniques that utilize a combination of Low Impact Development (LID), sustainable , and preservation concepts across the Site.
The proposed Interpretive Center, linked to the relocated Summit Day Lodge, is proposed for the northern edge of Lake van Norden within Summit Camp on the off Site Lands.
The Plan provides for a diverse range of housing options in order to promote a varied, multi-dimensional commnunity. This includes a range of single family residential lots and rustic cabins as well as multi-family options such as townhomes, multi-family homes with condominium ownership, and workforce/employee housing apartments. Architectural themes borrow from the regional vernacular to create buildings that blend into the environment so that the landscape continues to dominate
The Plan builds upon existing residential, recreational and environmental communities by improving connections to existing uses and adding new facilities for community use. The scale and character of proposed development will link to and build upon the existing residential neighborhood (Serene Lakes), commercial area (Donner Pass Road) and recreational nodes (such as Royal Gorge, Sugar Bowl Ski Resort, Soda Springs Ski Resort, National Forest trails). To further a "sense of community" and neighborhood interaction, homes will be linked by a network of multi-use trails, trailheads, small gathering places, and neighborhood "camp centers". The "Ski Camp" area incorporates daily services and diverse recreational amenities for residents and visitors, while the other camps provide less intensive opportunities for outdoor exploration and interpretation.
Land Use Summary. The Plan's land uses are based on a Camp concept in which four camps containing approximately 950 residential units are connected with a network of trails and roads designed to enhance the outdoor experience. Each camp has a unique focus based on its location--Ski Camp has retail/visitor services and downhill skiing; Lake Camp has two lakes,a private recreation hall and cross country day lodge, and a horse barn and stables; and Wilderness Camp has a small horse barn, summer cabins, a campground and the year-round Pt. Mariah Lodge. Near the entrance to the Site, Summit Camp's Off Site Lands are separately proposed as a primary public access and outdoor education portal, with a portion of the related open space and recreation uses at Summit Camp to be located on the Site.
a. Ski Camp will contain a total of approximately 600 units with a diverse range of densities. Medium and High Density Residential attached housing (approximately 500 units) would be clustered near the center of Ski Camp in close proximity to recreational uses, including a new alpine ski connection to Sugar Bowl and new alpine ski lifts, runs, and associated infrastructure. Up from the recreational core in close proximity, single family residential (approximately 90 homes)is proposed at Low Density Residential and Rural Residential densities which are linked to the core area by ski and multi-use trails. Ski Camp is proposed to contain some of the employee housing required for the project and includes open space, largely for recreational use. Ski Camp will contain parking spaces to meet the demand identified in the future Parking and Transportation Management Plan.
Ski Camp will contain visitor-serving retail and recreation-oriented commercial uses, including a wellness center, "camp" store, and skier services, among others. Ski Camp will contain some accommodations for transient occupancy, the details of which remain to be determined.
b. Lake Camp is located just west of the Serene Lakes residential neighborhood. The center of Lake Camp is planned for clustered housing and private recreational uses, with single family homes and cabins located around the edge of West Lake and its adjacent wetland/meadow area. The majority of Lake Camp's open space is reserved for multi-use cross-country/hiking/ biking/equestrian trails, drainage and wetland corridors and associated buffers, and a generous recreational open space buffer between proposed residential uses and the existing Serene Lakes neighborhood to the east. Lake Camp will contain a large amount of open space, including multi-use trail corridors that link residential and recreation uses to the overall community, two lakes (West Lake and East Lake), an existing wetland area adjacent to West Lake, and a recreational open space buffer between Lake Camp and the existing Serene Lakes neighborhood.
Lake Camp will have a total of approximately 300 units, including approximately 100 attached Medium Density Residential near the center of the Camp and approximately 200 single family homes and cabins designed to Low Density Residential and Rural Residential densities. Some of the required employee housing units are proposed within the eastern portion of Lake Camp.
During the ski season, the Lake Camp area will continue to serve the Royal Gorge resort with numerous trails weaving throughout and around the residences and linking to adjacent public lands. Lake House, an approximately 12,000 square foot private year-around recreational hall with food services and sports/skiing/swimming amenities, is located at the center of Lake Camp adjacent to West Lake. A horse barn and stables are planned for the portion of Lake Camp located on the off-site lands.
New roads will serve Lake Camp's recreational and residential uses and a new maintenance facility will be constructed on the site of the relocated Summit Station Day Lodge. In addition to their aesthetic benefits, East and West Lakes may serve the functions of water storage or water quality enhancement.
c. Wilderness Camp is the most southerly of the four camps and located in a more remote "wild" area. A majority of the open space in this area is to remain undeveloped with a small portion of the Camp, mostly along the existing dirt road, set aside for seasonal cabins and a year-round Pt. Mariah Lodge. Most of Wilderness Camp will remain as conservation/recreation open space. The existing road will remain as a Royal Gorge cross country ski trail during the ski season, and in the non-ski months will serve to access the proposed project elements in this area. A portion of the existing road will provide public access connecting to the Point Mariah overlook trail in Tahoe National Forest south of the Site.
Consistent with the Resorts and Recreational land use classification, approximately 50 cabins are proposed for Wilderness Camp. These cabins would be clustered in two areas.
Wildernes Camp will continue to be used by cross country skiers, with a "look out tower" proposed along the existing road as a new winter destination. The Pt. Mariah Lodge will also be located along the road and will be accessible by ski and snowshoe in winter months and by car in the summer months. This approximately 10,000 square foot lodge facility will contain guest rooms and will double as a check-in area for users of the seasonal cabins. The southemmost cluster of cabins will be served by an approximately 3,000 square foot cookhouse offering prepared meals. A private campground and horse stables are also proposed for summer use. No new roads are proposed for this area. An existing unpaved fire road would be upgraded and enhanced (but not paved), with a new bridge over Serena Creek, to provide access to the proposed cabins, with an extension to serve the cabins at the western edge of the area.
d. Summit Camp. On the Site, the Plan calls for open space and light recreation uses, as well as habitat preservation around the portion of Lake Van Norden in this area. The portion of Summit Camp on the Site contains open space including montane forest, montane meadow, and a portion of Lake Van Norden's surface waters. During the ski season, a portion of this open space will continue to be traversed by cross country ski trails. At other times of the year trails will traverse the area, avoiding sensitive habitat and wetlands.
There are no residential (or employee housing) uses proposed for the portion of Summit Camp on the Site. Within Summit Camp, Soda Springs Road, the only paved access into the Site, connects to Donner Pass Road over an at-grade crossing of the Union Pacific Railroad tracks. An electrical power line easement traverses the site in an east to west direction. The Plan maintains the cross country ski trails on the portion of Summit Camp on the Site and includes hiking and multi-use trails during the non-ski season. No infrastructure is proposed for the portion of Summit Camp on the Site.
Improvements proposed for Summit Camp are located within the East Off Site Lands area. These Off Site Lands in Summit Camp will contain the primary public staging for the area, with public parking, trail head amenities, and the relocated Summit Station Day Lodge and the attached Interpretive Center.
The Off Site Lands of Summit Camp contain open space, including portions of the montane and meadow/wetlands around Lake Van Norden, as well as a portion of the Lake's surface. During the ski season, a portion of this open space will continue to be traversed by cross country ski trails.
Along Lincoln Highway in the Off Site Lands of Summit Camp, employee/workforce multifamily attached units are proposed. The Off Site Lands of Summit Camp will serve as the new hub for the Royal Gorge ski operation, with a relocated, approximately 12,000 square foot Summit Station Day Lodge and Interpretive Center. On the southwest shore of Lake Van Norden in the Off Site Lands, a small, private fishing cabin/pier is proposed.
A proposed 18-lot subdivision project located on the off-site lands may be considered in the Specific Plan EIR, though it is not a part of the Project. An EIR that considers the impacts and mitigation measures related to the 18-lot subdivision is pending final approval in Nevada County; in order to ensure the Specific Plan EIR considers all reasonably foreseeable development in the area, it is envisioned that the Specific Plan EIR may identify the pending 18- lot subdivision.
Infrastructure at the Off Site Lands of Summit Camp may include a new grade separated crossing along Soda Springs Road at the Railroad crossing to provide safe and uninterrupted access to Donner Pass Road. An improved (paved) Lincoln Highway will follow the existing line of the Highway to serve the Day Lodge and Interpretive Center.
The developed portion of Summit Camp on the Off Site Lands (near the relocated Day Lodge) also includes a maintenance yard.
7. Access and Circulation Plan. An Access and Circulation Plan and a detailed Parking and Transportation Management Plan are proposed to address the changing transportation needs associated with the Plan's many seasonal land and recreation uses. New roads will be planned to minimize construction-related grading. The primary access point will be at the intersection of Donner Pass Road and Soda Springs Road. Soda Springs Road is currently used to serve the existing Serene Lakes subdivision area. This intersection will be upgraded to enhance safety and the efficient movement of vehicles for the overall community and project. Soda Springs Road will serve as the primary access corridor to the Site. All other proposed roadways serving the Site will branch off of Soda Springs Road. The Site entrance will incorporate a grade separated crossing in order to improve access over the existing Union Pacific Railroad alignment.
The Plan includes a safe, terrain-responsive mountain design standard for all proposed roads. In keeping with the goals of preservation and stewardship, these road design standards seek to minimize disruption to the landscape and reduction of the amount of impervious surfaces, while incorporating "traffic calming" measures that enhance safety.
There will be no proposed sidewalks attached to the roads within the Site. All trails will be offroad and interconnect throughout the Site. All roads will accommodate motorized vehicles and public transit. All proposed public utilities throughout the Site will be within public rights-of-way. Any off-road utilities will be within a dedicated public utility easement.
All roadways planned within the Site will be offered for dedication to Placer or Nevada County. A County Service Area - Zone of Benefit will be created with assessments to be placed on Royal Gorge properties to fund on-going maintenance of any road intended to be public or for any County maintained road. Any Private roads within the Site will be maintained by a Home Owner's Association(HOA).
8. Ski Facilities. Royal Gorge LLC seeks to maintain and enhance the existing cross country ski facilities and provide a new downhill ski connection to Sugar Bowl while minimizing trips into and through the Site. On the Off Site Lands, the relocated Summit Station Day Lodge and parking lot will intercept visitor traffic at the entrance to the Site, thereby bypassing through traffic in the Serene Lakes area.
9. Domestic Water System. The applicant intends to annex the project into the Sierra Lakes County Water District (SLCWD) and/or the Donner Summit Public Utility District (DSPUD). Most of the project is within the SLCWD. A small portion of the project north of Lake Van Norden is within the DSPUD.
The Royal Gorge water supply may be provided through a combination of the following sources, pending discussions with relevant agencies: surface water from Ice Lakes provided by Sierra Lakes County Water District (SLCWD), groundwater from wells owned by SLCWD, and a temporary, or longer term, supply of surface water from Lake Angela (in Nevada County) provided by Donner Summit Public Utility District.
On-site water distribution improvements will include several storage tanks within four pressure zones within the Site that will provide daily domestic demand as well as fire and emergency storage. The distribution pipeline system will have fire hydrants spaced as required by the Truckee Fire Protection District. There will be distribution pipeline inter-ties to the SLCWD and the DSPUD systems. The inter-ties to the SLCWD system should be for emergency use only and normally closed. All public utilities that will be proposed throughout the project will be within the public rights-of-way. Any off-road utilities will be within a dedicated public utility easement.
10. Sanitary Sewer System. As part of the proposed development, Royal Gorge will provide for the conveyance, treatment, and disposal of the wastewater generated within the development. The two preferred wastewater treatment and disposal alternatives, identified to serve the proposed development, are discussed below.
The proposed development presently produces no wastewater. Within the proximity of the project area, DSPUD owns and operates a collection, tertiary wastewater treatment, and disposal system, and provides sewerage service to the Norden and Soda Springs areas, the Sugar Bowl and Soda Springs Ski Resorts, and the Serene Lakes subdivision of the Sierra Lakes Community Water District. DSPUD.
Two prefened wastewater treatment alternatives have been identified for the proposed development, including:
11. Other Utilities. The project proposes to install underground common utilities for electric, telephone and cable TV services. Gas is to be provided by propane tanks serving individual residents, or where practical, by larger buried propane tanks serving particular project areas. Satellite TV is also an option for homeowners in stead of cable TV. Electric service is provided by PG&E. Telephone service is provided by AT&T. Cable TV is provided by Cebridge Communications. The underground common utility trenches will typically be located within and/or adjacent to the proposed paved roads. Any off-road utilities will be within a dedicated public utility easement.