FAQs Regarding the Proposed Elkhorn, Oregon Destination Resort
1) What are the impacts to Little North Santiam River at the site as well as upstream and downstream as a result of your proposed activities?
2) Where are you going to get your potable water?
3) What are you going to do with your sewage?
4) How large is this sewage treatment plant going to be and will it emit an odor?
5) You indicate that you are going to use the effluent to irrigate the golf course? How safe is that?
6) How many people will be in occupancy on average? At peak times?
7) How much traffic will you generate? What improvements to the road will you be making?
8) Will the golf course be private?
9) What will the rates be at the new golf course?
10) Will the golf course be changing? Will it be expanding?
11) Are there any endangered species impacted by the project?
12) Will the community be private and gated?
13) Which road will represent the main entrance off of highway 22?
14) Will cable or satellite TV be available to residents along North Fork Road?
15) How many trees are you going to be removing?
16) What employment opportunities will be available?
17) How many people will be employed at the resort once completed?
18) When will you start? When will you be complete?
19) How much will it cost to own at Elkhorn?
20) How much will it cost to eat at the restaurant? To vacation at the Lodge?
21) Where will your buyers and guests be arriving from?
22) Do you own the property? When will you own it?
23) Are the Cutlers going to remain involved?
24) What will you call the resort?
25) What makes you think you will be successful?
26) Are you looking for additional land to acquire?
27) What will you do to improve North Fork Road? Gates Hill Road?
28) What are you going to do for the environment?
29) Will we still be able to access the river?
30) Will there be any other commercial businesses?
31) What local contractors, suppliers and consultants are you using?
32) Who is Elkhorn Resort Management LLC?
33) Who is Elkhorn Golf & Resort LLC?
34) What experience does the Sponsor possess?
35) How much of the site will be developed?
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1) What are the impacts to Little North Santiam River at the site as well as upstream and downstream as a result of your proposed activities?
The Little North Santiam River will not experience a decrease in flow or a reduction in water quality as a result of the proposed project. Because the treated domestic water supplied to the new development will be reused as irrigation water, we do not anticipate that the project will create any new demand on the river. The project is seeking creative ways to use the existing water rights (Elkhorn currently has surface water rights to 52.5 acres of summer water from the Little North Santiam River), in ecologically sustainable ways that may enhance the river flows in the summer, low-flow months, by spreading the water demand from the river across the year to avoid the present intense use during the summer months. This should provide a net ecologic benefit to the river ecosystem by lowering the summer impact to the river. Keeping more water in the river during the summer helps to keep the river cooler; this enhances fish habitat. We will explore the possibility of reducing any existing chemical applications presently in use at the golf course but it is not clear to us at this point in time that they can be eliminated altogether. Return to top
2) Where are you going to get your potable water?
We are currently investigating the capacity of existing ground and surface water sources located on or near the Elkhorn property. In conjunction with the potential development of new groundwater sources, these sources will supply potable water to the proposed development. It is our desire to construct the proposed development within the limitations of the water resources present in the area. We will work with neighboring landowners to ensure that no negative impact to their existing supplies is experienced.
We will also be working with the Oregon Water Resources Department to ensure that existing groundwater users are identified and that the quality and quantity of their resource is protected.
We anticipate that water used for domestic purposes will be from wells and will not require a treatment plant but may require a chlorination chamber or filtration tank depending upon the initial water quality. Return to top
3) What are you going to do with your sewage?
It will be collected through a pipe network and treated on site with a state-of-the-art membrane water reclamation process. This technology was selected because it produces extremely high effluent quality, has a much smaller footprint than more conventional treatment plants, and has proven reliability in resort applications in Oregon. Return to top
4) How large is this sewage treatment plant going to be and will it emit an odor?
With support buildings and all facilities we anticipate the plant will occupy approximately 5,000 square feet. The plant will be entirely enclosed with the exception of a balancing tank that resembles a municipal water tank.
The location will depend on further site planning and it’s likely that it will be visible from North Fork Road. If it is visible, you will be looking at a building that closely resembles the architecture of the other houses and structures at the resort.
All wastewater treatment plants have the potential to emit some odor, generally described as “musty” that may be noticeable in the immediate vicinity. Because all of the processes will be within the building, odors are captured and treated with an odor control system. Plants of a similar type in other Oregon resorts have not received any odor complaints. Return to top
5) You indicate that you are going to use the effluent to irrigate the golf course? How safe is that?
We are planning to retain the effluent (treated wastewater) to irrigate the golf course. In the definition of Oregon’s Department of Environmental Quality there are four levels of effluent quality and this will be treated to the highest level.
A holding pond (or ponds) will be required to store the winter’s effluent so it can be used for irrigation the following summer. By state regulations, reclaimed water can only be applied during active plant growth so the inherent nutrients are taken up by the grass. This high level of treated effluent has been typically used to irrigate parks.
Further analysis will be required related to project planning but initial estimates indicate a total storage area in the five- to ten-acre range. Return to top
6) How many people will be in occupancy on average? At peak times?
Average annual occupancy at full-build is expected to begin at 30% (or 300 people) and stabilize at 50% (or 650 people). Peak occupancy is expected to not exceed 1,300 people (expected to occur three times per year on Memorial Day, Labor Day and July 4th). Return to top
7) How much traffic will you generate? What improvements to the road will you be making?
A traffic study is currently underway using the criteria established by Marion County Department of Public Works. The results of the study will be made public and it will recommit the improvements we will undertake. Return to top
8) Will the golf course be private?
No, it is a condition of our approvals that it remain public. Return to top
9) What will the rates be at the new golf course?
We have not finalized any projections at this point but they undoubtedly will be higher. We will be working on a program to lower rates for our immediate neighbor's. Return to top
10) Will the golf course be changing? Will it be expanding?
We have not finalized the golf course re-design but it will be changing to accommodate a clubhouse. In addition, we will be trying to create a driving range. Return to top
11) Are there any endangered species impacted by the project?
We have conducted a threatened and endangered species survey and have found no impacts. We will also utilize wildlife-friendly landscaping, fencing, etc., and protect run-off into the Little North Santiam River. Return to top
12) Will the community be private and gated?
No. There are no plans at this time to construct gates. Return to top
13) Which road will represent the main entrance off of highway 22?
This has yet to be determined but Marion County DPW has determined that the 16 degree slope currently in place on Gates Hill Road results in conditions that are too dangerous to justify maintenance in the winter. This would argue for the North Fork Road intersection with SR22 becoming the main access path. Return to top
14) Will cell phone service become available to residents along North Fork Road?
We do not know at this time but to the extent that as part of our infrastructure we can cost effectively facilitate the use by others we will explore it. Return to top
15) How many trees are you going to be removing?
All of the residential construction will occur on the southeast side of the golf course across North Fork Road on land that has already been cleared twice. We will undoubtedly be adding trees and native landscaping to this cleared area. We may still be required to move a small number of trees to accommodate new road systems, but these are minor. Return to top
16) What employment opportunities will be available?
We expect to employ primarily local residents including fishing guides, food and beverage staff, property management, golf course personnel, housekeeping staff, lodging staff, concierge staff, engineering staff, spa and wellness staff, Activities Director, bookkeepers, etc. These represent a mixture of white and blue collar jobs. There may also be a fair amount of construction jobs as well. Return to top
17) How many people will be employed at the resort once completed?
We have not made that calculation at this early stage but a March 2007 article published by the Oregon Employment Department found, on average in Oregon, destination resorts employ between 260 and 300 workers at an average annual wage of $26,132 (compared to the industry average of $15,099).
In July and August the employment swells by an average of 30% (high season). About one quarter of these are employed in the food and beverage operations. Another one quarter are employed in building and grounds cleaning and maintenance (maids and housekeepers followed by landscaping and groundskeepers). Golf course supervisors, managers and greenskeepers average 10 percent of resort employment. About 15 percent of a resort’s employees are in sales (retail and group sales). Golf Pros typically comprise 5 percent of total employment. Management positions comprise 3 percent and office support comprises 11 percent. Return to top
18) When will you start? When will you be complete?
We expect to break ground in spring of 2008 and be open in early winter 2008. We expect to be finished with the majority of the construction by 2011. Return to top
19) How much will it cost to own at Elkhorn?
We have not finalized our pricing at this time as we are still in the process of programming the quality of the recreational amenities. Nonetheless, we expect that the resort will be on the higher end of the rating systems most commonly in use, i.e. between a 4 and 5 star rating. Return to top
20) How much will it cost to eat at the restaurant? To vacation at the Lodge?
We expect to offer a fine dining experience and are in discussion with a Marion County vintner to profile their products at the resort. We have not established pricing at this time as it will require significant input from the chosen operators of the restaurant as well as the lodge. Return to top
21) Where will your buyers and guests be arriving from?
Initially we intend to market the resort to Oregonians; however we think the resort will attract overnight guests from around the country as its reputation becomes established. Return to top
22) Do you own the property? When will you own it?
Yes. We own the resort in the name of Elkhorn Golf & Resort, LLC. Return to top
23) Are the Cutlers going to remain involved?
Bruce and Liz Cutler recognize that our company is in a much better position to fulfill Don Cutler's original vision for Elkhorn. They are looking forward to watching Elkhorn mature but have decided to not be involved in the process. Return to top
24) What will you call the resort?
We have not engaged in the branding exercise yet but undoubtedly Elkhorn will be retained in some form. Return to top
25) What makes you think you will be successful?
We feel the quality of this property, the beauty of the valley, the proximity to Portland and Salem along with our ability to bring forth the potential that Elkhorn represents is something that our company is particularly capable of realizing. Return to top
26) Are you looking for additional land to acquire?
We are focused primarily on the activities involving the land currently entitled. We are not seeking to develop other land as primary stand-alone developments. Return to top
27) What will you do to improve North Fork Road? Gates Hill Road?
We intend to contribute to the repairs currently required along North Fork Road. Gates Hill Road will be improved to accommodate our new internal road system. Return to top
28) What are you going to do for the environment?
We are going to explore green & sustainable practices and deploy these methods wherever we have the opportunity. For instance; we are going to use the effluent from the water reclamation plant to irrigate the golf course. We intend to reduce or eliminate any impervious cover associated with streets and parking. We intend to explore the use of gray water where possible. We intend to explore the practicality of eco roofs where possible. The team is composed of several professionals who are recognized industry leaders in green and sustainable practices. In addition, the architects and the general contractor are LEED certified (Leadership in Energy and Environmental Design rating system as developed by the U.S. Green Building Council (USGBC)). At PSC we employ a LEED certified individual and have a strong green/sustainable advisory practice. Return to top
29) Will we still be able to access the river?
The public will be able to access the river abutting our property if they are availing themselves of any of our offerings. Further we intend to implement a “pass” program for our immediate neighbors to gain river access and to avail themselves of our walking trails. Return to top
30) Will there be any other commercial businesses?
We intend to have golf course related business such as a pro shop, restaurant, gift shop, meeting space and wellness/spa facility. In addition we intend to offer an artist gallery, artisan bakery, florist, postal annex, and an educational/exhibit center for Opal Creek as well as the Timber Industry. We also have the opportunity on two of the acres on the south east side of North Fork Road to create a commercial use that we are presently thinking might be a small boutique type hotel. Return to top
31) What local contractors, suppliers and consultants are you using?
We are using primarily Oregon consultants and builders. Our Civil Contractor is Emery & Sons from Stayton and our builder is R&H from Portland. Our Architect is Hennebery Eddy from Portland. Our Civil Engineer is David Evans and Associates with offices in Bend, Salem and Portland. Our Landscape Architect is Walker Macy from Portland. Return to top
32) Who is Elkhorn Resort Management LLC?
Elkhorn Resort Management, LLC (ERM) is the sole member of Elkhorn Golf & Resort, LLC (EGR). Pacific Santa Fe (PSF) is the managing member of ERM. Pacific Security Capital, Inc. (PSC), a wholly-owned subsidiary of Pacific Santa Fe, is the acting developing entity charged with bringing the project to market. Pacific Santa Fe is headquartered in Beaverton, Oregon. Henline Investment Group, LLC, an Oregon based company is also a member of Elkhorn Resort Management, LLC. Return to top
33) Who is Elkhorn Golf & Resort LLC?
Elkhorn Golf & Resort, LLC is the ownership entity for the property of which Elkhorn Resort Management, LLC is the sole member. Return to top
34) What experience does the Sponsor possess?
Pacific Santa Fe (PSF), formed in 1989, brings a wealth of experience to the endeavor. PSF has been responsible for the development of 28 planned residential communities containing over 2,500 homes and a 127-unit resort community in La Quinta, California known as Puerta Azul. In addition, PSF has developed over 340,000 sf of office space and 750 multi-family units. PSC also provides Investment Management, Real Estate Services (landlord/tenant representation and investment sales), Asset Management, Development Services (for ourselves and others), and Capital Markets funding activities. Return to top
35) How much of the site will be developed?
The bulk of construction will occur on the southeast side of North Fork Road in the area designated for residential and commercial use. The golf course itself will undergo construction of a new lodge/clubhouse and accessory uses such as swimming pool, tennis courts, etc. Overall, approximately 85% of the 464 acres will be open space and only 15% will be impacted by buildings and infrastructure. Return to top
