HomeMy WebLinkAbout7. Ever Vail_Town of Vail EIR_NOV11 2010_Final
Prepared for: Ever Vail LLC., an affiliate of Vail Resorts Development Company P.O. Box 959 Avon, Colorado 81620 Ever Vail LLC., an affiliate of Vail Resorts Development Company Ever
Vail Development at West Lionshead ENVIRONMENTAL IMPACT REPORT November 11, 2010 Prepared by: AMEC Earth & Environmental 1002 Walnut Street, Suite 200 Boulder, Colorado 80302
IMPORTANT NOTICE This report was prepared exclusively for the Ever Vail LLC., an affiliate of Vail Resorts Development Company by AMEC Earth & Environmental, Boulder Office (AMEC). The
quality of information, conclusions and estimates contained herein is consistent with the level of effort involved in AMEC’s services and based on: i) information available at the time
of preparation, ii) data supplied by outside sources and iii) the assumptions, conditions and qualifications set forth in this report. This report is intended to be used by the Vail
Resorts Development Company only, subject to the terms and conditions of its contract with AMEC. Any other use of, or reliance on, this report by any third party is at that party’s sole
risk. AMEC Earth & Environmental Boulder Office 1002 Walnut Street, Ste. 200 Boulder, CO 80302 Phone: 303.443.7839 Fax: 303.442.0616 Principal Investigator: Bob Weaver 303.455.9589 Bob.Weaver@lrewate
r.com
AMEC Earth & Environmental Ever Vail Development At West Lionshead Environmental Impact Report November 11, 2010 Prepared for Ever Vail LLC., an affiliate of Vail Resorts Development
Company P.O. Box 959 Avon, Colorado 81620 Prepared by AMEC Earth & Environmental 1002 Walnut Street, Suite 200 Boulder, Colorado 80302
Ever Vail Development at West Lionshead Environmental Impact Report Page ii AMEC Earth & Environmental TABLE OF CONTENTS 1 INTRODUCTION ...............................................................
.......................................1 2 GENERAL STATEMENT (12-12-5 B) ....................................................................2 2.1 Project Owner/Sponsor (12-12-5 B) ..................
......................................................2 2.2 Proposed Project Description and Purpose (12-12-5 B) ..........................................2 2.3 Project Boundaries, Present
Site Uses, and Present and Proposed Zoning (12-12-5 B 1, B 2, B 3) ...............................................................2 2.4 Proposed Site Uses (12-12-5 B 2) ..............................
..............................................5 2.5 Quantitative Information (12-12-5 B 4) ...................................................................5 2.6 Applicable Regulations
and Permitting (12-12-5 B 5) ............................................6 2.6.1 Town of Vail ....................................................................................................6
2.6.2 Colorado Department of Public Health and Environment ...............................6 2.6.3 Colorado Department of Transportation ..........................................................7
2.6.4 United States Army Corps of Engineers ..........................................................7 2.7 Copies of Maps, Development Plans and Other Documents (12-12-5 B 6) ...........8
2.8 Proximity to Water Bodies (12-12-5 B 7) ................................................................8 2.9 Soil Types (12-12-5 B 8) ............................................................
.............................8 2.10 Vegetation (12-12-5 B 8) .........................................................................................9 3 ENVIRONMENTAL INVENTORY AND
IMPACT TYPE AND ANALYSIS (12-12-5 C, D, AND E) ................................................................................................9 3.1 Hydrologic Conditions (12-12-4 A
1)......................................................................9 3.1.1 Surface Water ...................................................................................................9
3.1.2 Groundwater ..................................................................................................17 3.1.3 Water Quality ............................................................
.....................................19 3.2 Atmospheric Conditions (12-12-4 A 2) .................................................................23 3.3 Geologic Conditions (12-12-4
A 3) .......................................................................25 3.4 Biotic Conditions (12-12-4 A 4) ............................................................................27
3.4.1 Vegetation Including Wetlands ......................................................................27 3.4.2 Threatened, Endangered, Proposed, and Candidate Species .........................29
3.4.3 Stream Ecosystem ..........................................................................................31 3.5 Other Environmental Conditions (12-12-4 A 5) ..................................
..................32 3.5.1 Noise Levels...................................................................................................32 3.5.2 Odor Characteristics................................
.......................................................33 3.5.3 Potential Site Contamination .........................................................................34 3.5.4 Wildfire
Hazards ............................................................................................36 3.6 Visual Conditions (12-12-4 A 6) ............................................................
...............37
Ever Vail Development at West Lionshead Environmental Impact Report Page iii AMEC Earth & Environmental 3.7 Land Use Conditions (12-12-4 A 7) .........................................................
.............38 3.8 Circulation and Transportation Conditions (12-12-4 A 8) ....................................39 3.9 Populations Characteristics (12-12-4 A 9) ......................................
.......................40 4 SUMMARY (12-12-4 B) ...........................................................................................41 4.1 Unavoidable Adverse and Beneficial Effects
........................................................41 4.2 Proposed Mitigation Measures ..............................................................................42 4.3 Possible
Alternatives ..............................................................................................43 4.4 Relationship Between Short and Long-term Uses of the Environment .................44
4.5 Irreversible Environmental Changes......................................................................44 4.6 Growth Inducing Impacts ............................................................
..........................44 5 REFERENCES .........................................................................................................46 TABLES Table 1: CWCB instream flow
water rights on Gore Creek and Red Sandstone Creek. . 12 Table 2: Hydraulic conductivity measurements of shallow aquifer at the Ever Vail Site (Ground Engineering Consultants 2007).
.......................................................... 18 Table 3: NAAQS for the Six Principal /“Criteria” Pollutants. ....................................... 24 Table 4: Federally-Listed
Threatened and Endangered Species in Eagle County. .......... 30 FIGURES Figure 1: Photograph of the Vail Maintenance Yard, Eagle County parcel number 210107213001 (October 2008). ...................
...................................................... 3 Figure 2: Photograph of the parking lot west of the Vail Maintenance Yard, Eagle County parcel number 210312124001 (October 2008).
..................................... 3 Figure 3: Photograph of the Glen Lyon Office Building, Eagle County parcel number 210312109003 (November 2010). .............................................
4 Figure 4: Photograph of the retail facilities at the west end of the Ever Vail Site from across the South Frontage Road, Eagle County parcel number 210312100004 (October 2008). ....................
.............................................................................. 4 Figure 5: Schematic diagram of the main streams, diversions, and water facilities in the vicinity of
the Ever Vail Site. ........................................................................... 10 Figure 6: Daily mean discharge for Gore Creek, upstream of the confluence with Red
Sandstone Creek (Period of Record October 1999 – September 2007). .......... 11 Figure 7: Daily mean discharge at the mouth of Gore Creek (Period of Record October 1995 – September 2007).
...................................... 11 Figure 8: Daily mean discharge for Red Sandstone Creek at USGS Gage (Period of Record October 1963 –September 2006). .......................................
13 Figure 9: Estimated daily mean discharge for Red Sandstone Creek at mouth (Period of Record October 1963 – September 2006). ...................................... 14
Ever Vail Development at West Lionshead Environmental Impact Report Page iv AMEC Earth & Environmental Figure 10: Modeled flows in Gore Creek below Red Sandstone Creek, assuming 125
AF enlargement of Black Lake No. 1. ...................................... 16 Figure 11: Photograph of Red Sandstone Creek and associated riparian wetland, looking upstream from the
existing South Frontage Road bridge (July 2008). ........................................................................................... 28 Figure 12: Photograph of the South Frontage
Road box culvert for Red Sandstone Creek (November 2, 2007). ............................................................ 37 EXHIBITS Exhibit A: Location map for Ever Vail Site, Vail,
Colorado, showing approximate Site boundary. ........................................................................... 50 Exhibit B: Aerial photograph of the Ever Vail Site with current
property uses and approximate Site boundary. ............................................................ 51 Exhibit C: Site plan for the Ever Vail Development showing topography and
maximum height plans as of November 8, 2010. .................................... 52 Exhibit D: SSURGO soil mapping for the Ever Vail Site with approximate Site boundary. ............................
.................................................................... 54 Exhibit E: Potentiometric surface map for the Ever Vail Site (elevation of water table). ......................................
......................................... 55 Exhibit F: Letter from CDOW regarding lynx habitat on the Ever Vail Site. ................. 56 Exhibit G: Wildfire hazard ratings for the
Ever Vail Site. .............................................. 57 Exhibit H: Perspective models of the Ever Vail Site, looking from the south to the north.............................................
............................................... 58
Ever Vail Development at West Lionshead Environmental Impact Report Page v AMEC Earth & Environmental List of Acronyms and Abbreviations AF acre-feet AST above-ground storage tank BMP
best management practice CDPHE Colorado Department of Public Health & Environment CDOT Colorado Department of Transportation CDOW Colorado Division of Wildlife CDPS Colorado Discharge
Permit System cfs cubic feet per second COSP Colorado Division of Oil and Public Safety CWCB Colorado Water Conservation Board EIR Environmental Impact Report EPA United States Environmental
Protection Agency ERWSD Eagle River Water & Sanitation District LEED Leadership in Energy and Environmental Design LUST leaking underground storage tank MCL maximum contaminant level
MTBE methyl tert-butyl ether NAAQS National Ambient Air Quality Standards NAWQA National Water-Quality Assessment NRCS National Resource Conservation Service PCBs polychlorinated biphenyls
SSURGO Soil Survey Geographic SWMP stormwater management plan TEPH total extractable petroleum hydrocarbon TMDL total maximum daily load TVPH total volatile petroleum hydrocarbon USACE
United States Army Corps of Engineers USDA United States Department of Agriculture USFWS United States Fish & Wildlife Service USGBC United States Green Building Council USGS United
States Geological Survey VAI Vail Associates, Inc. VOCs volatile organic compounds WQCC Water Quality Control Commission WWTP wastewater treatment plant
Ever Vail Development at West Lionshead Environmental Impact Report Page 1 AMEC Earth & Environmental 1 Introduction Ever Vail LLC., an affiliate of Vail Resorts Development Company
(Applicant) proposes to develop a 12+ acre site into a “sustainable” multi-use resort village consisting of residences, employee housing, a hotel, retail shops and restaurants, leasable
offices, mountain operations facilities, a public parking garage, a public park, and a new gondola. The proposed development is referred to as Ever Vail, (herein referred to as “the
Site”), and would be located in an area currently known as West Lionshead, to the south of Interstate 70 (I-70) in Vail, Colorado. Prior to development of the Ever Vail Project, the
South Frontage Road will be realigned so that it is immediately adjacent to I-70. During the relocation of the Frontage Road, Cascade Crossing and Vail Professional Building will be
demolished and the mountain operations facilities and the Glen Lyon Office Building will remain in place. Once the Frontage Road is finished, construction of Ever Vail will be completed
in two phases: (1) redevelopment of the property in areas to the east of Red Sandstone Creek and (2) redevelopment of the areas on the property to the west of Red Sandstone Creek. During
the first phase, the western portion of the site will be available for parking. A project of this size will have buildings coming on-line throughout the construction process. For a complete
understanding of the sequencing, please refer to the TCO Sequencing Plan included with the submittal. It is important to note that the South Frontage Road realignment and the Ever Vail
Development are separate projects. This Environmental Impact Report (EIR) addresses the impacts associated with both projects due to their proximity and timing. As part of the Applicant’s
commitment to sustainable design and environmental stewardship, they are seeking certification of the Ever Vail development and individual buildings through the United States Green Building
Council’s (USGBC) Leadership in Energy and Environmental Design (LEED) program. LEED is a third-party certification program and the nationally-accepted benchmark for the design, construction,
and operation of high performance green buildings. The Ever Vail Master Plan has received a Platinum rating under the LEED for Neighborhood Development pilot rating system, the highest
rating possible, from USGBC. The Platinum rating is for stage 1, which includes pre-entitlement master plans; further work will be completed to obtain LEED certification for the remaining
stages of the project under the Neighborhood Development pilot program. In addition, most of the buildings on the project are seeking LEED for New Construction certification. Further
information on LEED certification criteria for the Ever Vail Development is included with this submittal. This EIR follows the report content requirements of Title 12, Chapter 12 of
the Town of Vail Code. Sections and sub-sections of the Code are referenced in parenthesis in report headings, with minor organizational modifications specific to this project when necessary.
Ever Vail Development at West Lionshead Environmental Impact Report Page 2 AMEC Earth & Environmental 2 General Statement (12-12-5 B) 2.1 Project Owner/Sponsor (12-12-5 B) The Applicant
is a subsidiary of The Vail Corporation, d/b/a Vail Associates, Inc. (VAI). The Applicant is a comprehensive and experienced master planner and real estate developer, specializing in
luxury resort development and is the sole owner and sponsor of the proposed Ever Vail Development. 2.2 Proposed Project Description and Purpose (12-12-5 B) The Ever Vail Development
will include residences, a hotel, retail shops and restaurants, leasable offices, mountain operations facilities, a public parking garage, a public park, and a new gondola. Construction
will be divided into two main projects: the realignment of the South Frontage Road, followed by phased construction of the Ever Vail Development. 2.3 Project Boundaries, Present Site
Uses, and Present and Proposed Zoning (12-12-5 B 1, B 2, B 3) The boundary of the Ever Vail Site includes six parcels, five of which are located between I-70 and the South Frontage Road
in the West Lionshead area. The two parcels on the east side of Red Sandstone Creek are occupied by the Vail Maintenance Yard and an adjacent parking lot (Eagle County parcel numbers
210107213001 and 210312124001), both of which are owned by Vail Corporation and are zoned Lionshead Mixed Use 2. Two of the three parcels on the west side of Red Sandstone Creek are
owned by Soho Development, LLC (Eagle County parcel numbers 210312100002, and 210312100004); these buildings are currently occupied with office and retail space and are zoned Arterial
Business. Soho Development, LLC is owned by VAI. The third parcel (210312109003) is zoned Special Development District #4 and is occupied by the Glen Lyon Office Building. This parcel
is currently owned by the Glen Lyon Office Building of Colorado General Partnership. The Applicant is in the process of purchasing this property. The sixth parcel within the project
area is located on the south side of the South Frontage Road, just east of Red Sandstone Creek. This parcel is owned by the Applicant and is currently occupied by a parking lot and was
formerly a gas station (Eagle County parcel number 210312100005); the parcel is currently zoned Lionshead Mixed Use 2. In addition, the unzoned land currently occupied by the South Frontage
Road would become part of the Ever Vail Site. The Applicant proposes rezoning all of this land to Lionshead Mixed Use 2. Photographs of the current site conditions are provided in Figures
1, 2, 3 and 4.
Ever Vail Development at West Lionshead Environmental Impact Report Page 3 AMEC Earth & Environmental Figure 1: Photograph of the Vail Maintenance Yard, Eagle County parcel number 210107213001
(October 2008). Figure 2: Photograph of the parking lot west of the Vail Maintenance Yard, Eagle County parcel number 210312124001 (October 2008).
Ever Vail Development at West Lionshead Environmental Impact Report Page 4 AMEC Earth & Environmental Figure 3: Photograph of the Glen Lyon Office Building, Eagle County parcel number
210312109003 (November 2010). Figure 4: Photograph of the retail facilities at the west end of the Ever Vail Site from across the South Frontage Road, Eagle County parcel number 210312100004
(October 2008). The Site is currently bounded on the north by the I-70 right-of-way. On the south, the Site is bounded by the existing South Frontage Road, along with: the Glen Lyon
Office Building; Gore Creek; the Eagle River Water & Sanitation District (the ERWSD)
Ever Vail Development at West Lionshead Environmental Impact Report Page 5 AMEC Earth & Environmental offices and wastewater treatment plant (WWTP); the Ritz Carlton Residence; and the
Vail Spa Condominiums (Exhibit B). Land adjacent to the Site is zoned as Lionshead Mixed Use 1, General Use, Lionshead Mixed Use 2, Natural Area Preservation, and Special Development
District #4. 2.4 Proposed Site Uses (12-12-5 B 2) The Ever Vail Development will include residences, employee housing, a hotel, retail shops and restaurants, leasable offices, mountain
operations facilities, a public parking garage, and a public park. The Site will also include a new point of access to the Vail Ski Area via a new gondola. 2.5 Quantitative Information
(12-12-5 B 4) Ever Vail is an approximately 12.6-acre parcel of land, situated in the area known as West Lionshead and roughly bisected by Red Sandstone Creek. The proposed development
plan for the Site consists of 1.9 million square feet of development, including: • Between 600,000 and 700,000 saleable square feet of residential and commercial space; • Approximately
381 whole ownership condominium units, including 49 lock-off units; • Approximately 41 employee housing units; • A flagship Rock Resorts hotel with approximately 100 rooms; • Approximately
53,000 square feet of retail and restaurant space; • Approximately 91,000-square-foot mountain operations facility for all of Vail Mountain; • A gondola to service Vail Mountain; and
• Up to 1048 parking spaces on the east side of Red Sandstone Creek and up to 430 parking spaces on the west side, including a new public parking structure. The development plan complies
with the Town of Vail’s building height regulations, which indicate that building should have an average height of 71 feet and a maximum height of 82.5 feet. The bulk of the buildings
can best be ascertained from the most recent site plan, which is included as Exhibit C. Detailed calculations for building heights and large format versions of the Site plans accompany
this submi
ttal. Ever Vail Development at West Lionshead Environmental Impact Report Page 6 AMEC Earth & Environmental 2.6 Applicable Regulations and Permitting (12-12-5 B 5) A summary of regulations/permitting
affecting the Ever Vail Development are presented below. The Applicant anticipates that the proposed project would meet all applicable federal, state, and local regulations. 2.6.1 Town
of Vail Building Permit: A building permit for the proposed project will be required by the Town of Vail. Design Review Board Application Approval: Approval by the Town of Vail’s Design
Review Board will be required for the proposed project. Floodplain Modification Permit: Approval by the Town’s Planning and Environmental Commission will be required for modifications
to the 100-year floodplain of Red Sandstone Creek. Conditional Use Permit: Conditional Use Permits have been applied for to address the parking structure, gondola, maintenance facility,
residential uses on the first floor and garden level, office uses on the 2nd floor and garden level, recreational uses, conference and meeting space. Preliminary Subdivision Plan: The
Preliminary Subdivision Plan, which was approved by the Planning and Environmental Commission in 2007, has since expired. The purpose of the Preliminary Subdivision Plan is to plat the
property into Lots 1 and 2 of the Ever Vail Subdivision. The preliminary subdivision plan includes the relocation of the South Frontage Road. Rezoning: The area of Ever Vail to the west
of Red Sandstone Creek is currently zoned Arterial Business District and Special Development District #4; the current South Frontage Road is unzoned. These areas will be zoned Lionshead
Mixed Use 2 to match the eastern portion of the property. Text Amendment: Ever Vail is not currently within the Core Area for parking requirements. The amendment allows for Ever Vail
to be within the Core Area, freeing up parking for public use. Major Exterior Alteration: The construction of buildings within zone Lionshead Mixed Use 2 requires a major exterior alteration
permit. 2.6.2 Colorado Department of Public Health and Environment Stormwater Construction Permit: This permit is required for construction activities that involve the disturbance of
over one acre of land. This permit requires the control and elimination of the sources of contaminants in stormwater runoff through the development
Ever Vail Development at West Lionshead Environmental Impact Report Page 7 AMEC Earth & Environmental and implementation of a Stormwater Management Plan (SWMP). The objective of a SWMP
is to identify all potential pollutants in the stormwater and to provide Best Management Practices (BMPs) to reduce water quality impacts during construction. Colorado Discharge Permit
System (CDPS) General Permit Discharges, Associated with Subterranean Dewatering or Well Development: This permit is required for long-term dewatering activities that discharge into
surface waters following construction of the project. This permit specifies that all discharges must meet specified effluent concentrations. Monthly monitoring is required with quarterly
reporting to the Colorado Department of Public Health and Environment (CDPHE). CDPS General Permit for Construction Dewatering Activities, Authorization to Discharge Under the Colorado
Discharge Permit System: This permit is required for dewatering activities that discharge to surface waters during construction. Permit conditions specify maximum constituent concentrations
that the discharge cannot exceed. The permit conditions also require monitoring specifying the method and frequency of discharge sampling, in addition to monthly reporting to the CDPHE.
401 Water Quality Certification: The State requires that all individual United States Army Corps of Engineers (USACE) permits are reviewed and certified by the State to ensure that the
permit complies with all State water quality regulations. This process is referred to as 401 Water Quality Certification. Regulation No. 84 Reclaimed Water Control Permit: This permit
is required by the CDPHE if reclaimed water reuse is more than 2,000 gallons per day. Letter of No Further Action for Any Encountered Contamination: The CDPHE must approve final remediation,
if any, necessitated by the presence of hazardous materials encountered in soil and/or groundwater at the Site. 2.6.3 Colorado Department of Transportation Highway Access Permit: The
Colorado Department of Transportation (CDOT) regulates vehicle access to or from any public highway. The proposed project will change the entrance to the South Frontage Road and will
require a Highway Access Permit. Utility Permit: A CDOT Utility Permit is required for installation or construction of lines of wire, power, or pipeline, along, across, upon and under
any State road rights-of-way. 2.6.4 United States Army Corps of Engineers Section 404 Permit: The USACE regulates the placement and removal of fill material below the normal high water
line of Waters of the United States and associated wetlands. Red Sandstone Creek and Gore Creek are considered Waters of the United States and therefore the proposed changes to these
two streams (e.g., construction of the new South Frontage Road arched bridge over Red Sandstone Creek, construction of the new
Ever Vail Development at West Lionshead Environmental Impact Report Page 8 AMEC Earth & Environmental pedestrian bridge over Gore Creek, removal of the existing culverts, and stream
habitat improvement structures) and redistribution of wetlands must be permitted. This permit will cover both temporary and long-term impacts to these resources. 2.7 Copies of Maps,
Development Plans and Other Documents (12-12-5 B 6) This EIR is part of a larger submittal to the Town of Vail for the Ever Vail Development. As such, please refer to the other submittal
materials for supporting documentation, plans, and maps. Where appropriate, reference has been made herein to specific reports that are included with the submittal; citations for these
documents are provided in Section 5 of this report. Several illustrative figures, graphs, and photographs are included within the text, while reference exhibits, including maps and aerial
photographs, are incorporated at the end of this EIR. 2.8 Proximity to Water Bodies (12-12-5 B 7) The project site includes, or is adjacent to, the stretch of Red Sandstone Creek from
the south end of the I-70 culvert to the confluence with Gore Creek. The Site also partially borders and is in close proximity to Gore Creek. Under Town of Vail Code 12-14-7, minimum
setbacks from the centerline of Red Sandstone Creek and Gore Creek will be 30 feet and 50 feet, respectively. All buildings and structures will be greater than one foot above the 100-year
floodplain of Red Sandstone and Gore Creeks, with the exception of a proposed non-habitable plaza area on the west side of the property. This plaza level will be situated next to a pedestrian
bridge and provides access for people and their pets to get down to the creek. Concentrating access in one location will limit disturbance of the riparian habitat in other locations.
In addition, the current plans show that all of the proposed building footprints will be located outside the present-day 100-year floodplain. Given the overall modifications to Red Sandstone
Creek and its banks, the resultant 100-year floodplain will likely be different than present-day conditions. Final floodplain modeling for the project is not complete at this time. If
the results of this modeling indicate that a proposed building is still within
the 100-year floodplain, the building footprint will be moved such that the building is outside of and one foot above the 100-year floodplain elevation, to satisfy Town of Vail regulations.
2.9 Soil Types (12-12-5 B 8) The following information on dominant soil types found at the Site is based upon the National Resource Conservation Service (NRCS) Soil Survey Geographic
(SSURGO) database for Aspen-Gypsum Area, Parts of Eagle, Garfield and Pitkin Counties, Colorado (NRCS 2008). Only partial coverage for the Site was available; however given the configuration
of the valley and the local geology, it is reasonable to assume that the remainder of the Site would be covered by a similar soil type (see Exhibit D). Note that
Ever Vail Development at West Lionshead Environmental Impact Report Page 9 AMEC Earth & Environmental SSURGO data provides mapping at a significantly higher resolution than the State
Soil Geographic Database (STATSGO). The soil at the Site (up to 60 inches depth) is mapped as Forsey cobbly loam with 3 to 12 percent slopes. This unit is found on fans, ridges, or mountains
with mixed alluvium and/or mixed colluvium and/or mixed residuum parent material. The natural drainage class is well drained, water movement in the most restrictive layer is moderately
high, and the shrink-swell potential is low. This unit does not meet hydric soil criteria and organic matter makes up only 3 percent of the surface layer. Forsey cobbly loam falls into
the hydrologic group B, indicating that the soil has a saturated hydraulic conductivity in the lower half of high or in the upper half of moderately high and free water occurrence is
deep or very deep. The soil profile shows a trend of increasing heterogeneity in grain size with depth: 0-10 inches, cobbly loam; 10-22 inches, very cobbly clay loam; and 22-60 inches,
very cobbly sandy clay loam. SSURGO mapping is confirmed by field findings documented in the soil analysis included in the soils report accompanying this submittal (Ground Engineering
Consultants 2007). Engineering and structural properties of the soil are also described in detail in the Ground Engineering Consultants soils report. 2.10 Vegetation (12-12-5 B 8) The
most prominent vegetation on the Site can be found in the riparian zone of Red Sandstone Creek. A comprehensive list of species found in the Red Sandstone Creek wetland area is included
in the wetland delineation report accompanying this submittal and is further summarized in section 3.4.1 of this report (Western Ecological Resource 2008). Ornamental landscaping is
present around the existing buildings, along with some isolated trees. In addition, a variety of graminoids, predominantly non-native, and some aspen and conifer trees are present along
the I-70 right-of-way and around the Vail Shop Yard. The remainder of the Site is covered with asphalt or is occupied by buildings. 3 Environmental Inventory and Impact Type and Analysis
(12-12-5 C, D, and E) 3.1 Hydrologic Conditions (12-12-4 A 1) 3.1.1 Surface Water Existing Conditions The Ever Vail Site is located at the confluence of Gore Creek and Red Sandstone
Creek. Red Sandstone Creek crosses the Ever Vail Site flowing into Gore Creek.
Ever Vail Development at West Lionshead Environmental Impact Report Page 10 AMEC Earth & Environmental Figure 5 provides the general location of the Ever Vail Site and main diversions
and facilities along Gore Creek. Figure 5: Schematic diagram of the main streams, diversions, and water facilities in the vicinity of the Ever Vail Site. Gore Creek Gore Creek, including
the Red Sandstone Creek watershed, drains approximately 100 square miles and is the primary source of water for the Vail Ski Area and the Town of Vail. The mean annual discharge in Gore
Creek at its mouth is 129 cubic feet per second (cfs), with a total of flow 91,925 acre-feet (AF) per year. Peak flows during spring runoff reach 1,500 cfs during the month of June;
the lowest recorded flows have been between 10 and 12 cfs during the month of February (USDA Forest Service 2007). Figure 6 and 7 provide United States Geological Survey (USGS) stream
gage discharge measurements taken on Gore Creek just upstream of the confluence of Red Sandstone Creek and at the mouth, respectively. These figures present the median of the daily mean
discharge measurements, 80th percentile of daily mean discharge (representative of a typical wet year), and 20th percentile of daily mean discharge (representative of a typical dry year).
Flows at these gage locations tend to increase in April in response to snow melt runoff and generally peak in June, exceeding 700 cfs on average. Flows are significantly lower during
the fall and winter months. Gore Creek Black Gore Creek Gore Creek Red Sandstone Creek Booth Creek Alluvial Wells Vail Snow Making Diversion Dowds Junction Vail WWTP Vail Golf Course
Diversion Ever Vail Project Site
Ever Vail Development at West Lionshead Environmental Impact Report Page 11 AMEC Earth & Environmental Figure 6: Daily mean discharge for Gore Creek, upstream of the confluence with
Red Sandstone Creek (Period of Record October 1999 – September 2007). Figure 7: Daily mean discharge at the mouth of Gore Creek (Period of Record October 1995 – September 2007). The
water supply system for the Town of Vail is owned and operated by the ERWSD. Water uses in Vail consist of commercial and domestic uses and golf course irrigation. Supply for snowmaking
on Vail Mountain is diverted from Gore Creek (below 0 200 400 600 800 1,000 1,200 1,400J F M A M J J A S O N D Discharge (cfs) Median (50th Percentile) Wet (80th Percentile) Dry (20th
Percentile) 0 200 400 600 800 1,000 1,200 1,400J F M A M J J A S O N D Discharge (cfs) Median (50th Percentile) Wet (80th Percentile) Dry (20th Percentile)
Ever Vail Development at West Lionshead Environmental Impact Report Page 12 AMEC Earth & Environmental the Vail WWTP outfall near the confluence of Red Sandstone Creek) and from a diversion
facility located at the mouth of Gore Creek near Dowds Junction. The domestic water supply for Vail is diverted from Gore Creek primarily via alluvial wells located on the Vail Golf
Course near the confluence of Booth Creek. In addition to these diversions, ERWSD has entered into an agreement with Vail Resorts to allow ERWSD to utilize the Dowds Junction intake
for diversion of domestic water supply. This would reduce ERWSD’s demand for pumping from the wells located on the Vail Golf Course during periods when the Dowds Junction intake is not
needed for snowmaking. The Colorado Water Conservation Board (CWCB) owns instream flow water rights on Gore Creek and Red Sandstone Creek through the stream reaches at the Ever Vail
Site. The purpose of these water rights is to protect the natural environment associated with the stream, particularly habitat for fish and aquatic life. The CWCB instream water rights
are senior to some of the water rights held by the ERWSD, including those associated with snowmaking. The ERWSD owns and operates water storage reservoirs (Black Lake Nos. 1 and 2, located
near Vail Pass) that are used for instream flow enhancement and water rights augmentation purposes. Releases from Black Lakes occur during the late summer, fall, and winter. Table 1
summarizes the CWCB instream flow rights on Gore Creek and Red Sandstone Creek. Table 1: CWCB instream flow water rights on Gore Creek and Red Sandstone Creek. Appropriation Date Flow
Amount Stream Reach Reach Length Gore Creek September 23, 1977 2 cfs (1/1 to 12/31) Headwaters to the confluence with High Rock Creek 5 miles September 27, 1977 5 cfs (10/1 -4/30) Headwaters
to the confluence with Black Gore Creek 7 miles 10 cfs (5/1 -9/30) May 9, 1986 5 cfs (10/1 – 10/31) July 27, 1977 6 cfs (10/1 -4/30) The confluence with Black Gore Creek to the confluence
with Red Sandstone 7 miles 16 cfs (5/1 -9/30) May 9, 1986 10 cfs (10/1 -10/31) July 27, 1977 8 cfs (10/1-4/30) The confluence with Red Sandstone to the confluence with Eagle River 4
miles 22 cfs (5/1 -9/30) May 9, 1986 14 cfs (10/1 -10/31) Red Sandstone Creek July 27, 1977 1 cfs (10/1-4/30) Headwater to the confluence 2 cfs (5/1/-9/30) with Indian Creek 4.5 miles
July 27, 1977 1.5 cfs (10/1-4/30) The confluence with Indian Creek to the confluence with 2.5 cfs (5/1/-9/30) Gore Creek 2.5 miles Red Sandstone Creek Figure 8 provides daily mean discharge
for Red Sandstone Creek at the USGS stream gage, which is located approximately 3 miles upstream of the Ever Vail Site. Figure 8 provides the estimated daily mean discharge at the mouth
of Red Sandstone
Ever Vail Development at West Lionshead Environmental Impact Report Page 13 AMEC Earth & Environmental Creek. These flows were approximated by assuming that the Red Sandstone Creek watershed
receives a uniform amount of precipitation and that the USGS gage captures approximately 31% of the total Red Sandstone Creek runoff. The USGS gage discharge values were multiplied by
a factor to 1.69 to provide the estimated flows at the mouth. This factor accounts for the additional runoff from the remaining watershed downstream of the gage, providing a rough estimate
of discharge at the mouth of Red Sandstone Creek within the Ever Vail Site. Similar to Figures 6 and 7 for Gore Creek, Figures 8 and 9 show the median of daily mean discharge measurements,
80th percentile of daily mean discharge (representative of a typical wet year), and 20th percentile of daily mean discharge (representative of a typical dry year). Flows start to increase
in April in response to snow melt runoff and generally tend to peak in June, with with peak flows generally ranging from 60 to 135 cfs at the mouth. Figure 8: Daily mean discharge for
Red Sandstone Creek at USGS Gage (Period of Record October 1963 –September 2006). 0 10 20 30 40 50 60 70 80 90J F M A M J J A S O N D Discharge (cfs) Median (50th Percentile) Dry (20th
Percentile) Wet (80th Percentile)
Ever Vail Development at West Lionshead Environmental Impact Report Page 14 AMEC Earth & Environmental Figure 9: Estimated daily mean discharge for Red Sandstone Creek at mouth (Period
of Record October 1963 – September 2006). Analysis of Construction Impacts Construction of the Ever Vail Development could affect Red Sandstone and Gore Creeks through increased sediment
loading. In addition, the project will entail channel modifications to Red Sandstone Creek. These impacts are discussed in Section 3.1.3 and Section 3.4.1, respectively. Analysis of
Long-Term Impacts Potential long-term hydrologic impacts associated with Gore Creek flows and floodplain conditions as a result of the completed Ever Vail Development are discussed below.
Water Demand and Flows in Gore Creek As discussed in Section 1, the Ever Vail Development will be a multi-use resort village, which will increase water demand. Preliminary estimates
indicate that Ever Vail could use up to 33.8 AF of potable water and 24.3 AF of non-potable water annually (58.1 AF/year total), without factoring in demand-and supply-side conservation
benefits. Total water demands will likely be less than the total projected 58.1 AF per year when conservation and reuse benefits are accounted for. A variety of conservation measures
and reuse options are being considered for the final design (Vision Engineering 2008). 0 20 40 60 80 100 120 140 160J F M A M J J A S O N D Discharge (cfs) Median (50th Percentile) Dry
(20th Percentile) Wet (80th Percentile)
Ever Vail Development at West Lionshead Environmental Impact Report Page 15 AMEC Earth & Environmental Water supply for the Ever Vail Development will be provided by ERWSD. The increase
in water demands will increase ERWSD’s diversions, resulting in lower stream flows in Gore Creek. However, Ever Vail’s total projected demands are a very small portion of the total projected
water depletions from Gore Creek for the Town of Vail and the Vail Ski Area, at full development. ERWSD has made significant planning efforts in securing reliable water supplies for
future growth in the Vail Valley, while also meeting augmentation and instream flow requirements in Gore Creek. These activities involve infrastructure improvements, including water
storage reservoirs, management strategies, and water conservation. The remainder of this section discusses these activities. In 1995, ERWSD completed an interconnecting water main between
the Vail water supply system and the Upper Eagle Regional Water Authority system. This connection allows ERWSD to divert water from the Eagle River below Gore Creek, reducing the demand
for pumping from the alluvial well field located at the upper end of the Vail Golf Course by 1.5 cfs. The water that historically would have been diverted at the well field thus remains
in Gore Creek and the Eagle River downstream to the intakes for the Avon Water Treatment Facility. ERWSD adopted and implemented its first Water Conservation Plan in early 1990, with
the primary purpose of managing its water supply and distribution system to minimize waste and encourage efficient utilization of water resources. The original conservation plan has
since been updated with the adoption of revised plans in 1994, 2000, 2003, and 2006. Through this process, ERWSD has expanded its conservation efforts to enhance educational programs
in household water use, landscape irrigation efficiency, leak detection and repair, and meter accuracy. In addition, the ERWSD’s conservation program now includes specific water savings
goals for conservation measures, including: water efficient plumbing fixtures, irrigation efficiency, Xeriscape, and commercial/industrial/institutional measures. ERWSD recently completed
a second enlargement of Black Lake No. 1. The additional 125 AF of storage is to be used to provide supplemental water for the Vail Golf Course and for augmentation of water rights and
instream flows during summer, fall, and winter low flow periods. Fishery and hydrology studies conducted prior to the first enlargement of Black Lake No. 1 found that the critical factor
for trout populations in Gore Creek was limited adult habitat due to low flows during the mid-winter months of January and February. Based upon these findings, ERWSD and the Colorado
Department of Natural Resources developed an operating plan under which all 300 AF of available storage in Black Lakes is to be used to augment streamflows in Gore Creek during the winter
months of December through March. Specifically, this storage will augment water diversions when streamflows in Gore Creek (between the Black Gore Creek and Red Sandstone Creek tributaries)
are at or below the CWCB instream flow water right levels (16 cfs May 1st through September 30th, 10 cfs October 1st through October 31st, and 6 cfs November 1st through April 30th)
(USDA Forest Service 2007). An analysis of Black Gore Creek and Gore Creek was conducted during the environmental review process for the Black Lake No. 1 enlargement, using a computer
Ever Vail Development at West Lionshead Environmental Impact Report Page 16 AMEC Earth & Environmental model that simulated reservoir and water supply system operations under historical
flow conditions for the 1964 through 2002 period of record. This modeling simulation accounted for all known direct, indirect, and cumulative impacts based upon the projected long-term
build-out water demands of the ERWSD’s water supply system1. As shown in Figure 10, releases from storage in late summer and fall would be more than sufficient to replace diversions
for irrigation at the Vail Golf Course and maintain CWCB instream flow levels, except in extremely dry years such as 2002. These reservoir releases will enhance instream flow conditions
in Gore Creek from the confluence of Black Gore Creek downstream to the Eagle River (USDA Forest Service 2007). Figure 10: Modeled flows in Gore Creek below Red Sandstone Creek, assuming
125 AF enlargement of Black Lake No. 1. This evaluation indicates that CWCB’s instream flow rights on Gore Creek will be maintained, except for extremely dry years, when the Town of
Vail is at buildout; ERWSD is making significant effort to ensure that this is achieved. Water supplies needed for the Ever Vail Development will be a very small proportion of the Town
of Vail’s anticipated buildout and impacts associated with increased diversions for the Ever Vail Development are minimal. 1 There are no other planned or proposed water development
projects in the Gore Creek Basin. 0 500 1000 1500 2000 2500 3000 1/1/2000 4/1/2000 7/1/2000 10/1/2000 1/1/2001 4/1/2001 7/1/2001 10/1/2001 1/1/2002 4/1/2002 7/1/2002 10/1/2002 cfs*100
Dowd Junction contribution Black Lakes Releases Interconnecting Water Main contributioon Gore Creek w/out Black Lakes Releases CWCB Instream Flow Reservoir enlargement to a total of
425 AF, released as needed to meet minimum stream flows below Golf Course but not more than 125 AF July-November. Interconnecting Water Main operations and Build out M & I water demands.
Daily release 5 CFS limit
Ever Vail Development at West Lionshead Environmental Impact Report Page 17 AMEC Earth & Environmental Floodplain Conditions The Ever Vail Development will be within close proximity
to Red Sandstone Creek and its 100-year floodplain. However, Red Sandstone Creek’s channel is deeply incised with steep banks. Modification to the Red Sandstone Creek channel associated
with the new South Frontage Road, the future removal of existing box culverts at South Frontage Road, and the proposed stream habitat improvements will result in changes to the existing
configuration of the floodplain. Preliminary analysis has shown that, in the area below the relocated South Frontage Road bridge, these improvements will generally increase the flood
conveyance capacity of the Red Sandstone Creek channel, which would tend to reduce the elevation of the 100-year flood. The construction of an arched bridge over Red Sandstone Creek
for the new South Frontage Road adjacent to I-70 will result in a tighter constriction of flows under the bridge and immediately below the bridge. These changes will result in modification
to the 100-year floodplain as detailed in the Town of Vail Floodplain Modification Permit Application and the CDOT Hydraulic Report. The proposed construction of a pedestrian foot bridge
over Gore Creek, approximately 100 feet west of the confluence with Red Sandstone Creek, will not result in measureable changes to the 100-year flood elevation or flood flow velocity.
The detailed design for the bridge has not yet been completed but is expected to span the floodplain in a manner the will not reduce the flood conveyance capacity of the channel. 3.1.2
Groundwater Existing Conditions A subsurface exploration was conducted in 2007 at the Ever Vail Site to characterize local subsurface conditions, documentation of which is included with
this submittal (Ground Engineering Consultants 2007). Thirty-three test holes were drilled to depths ranging from 15 to 50 feet. Depth to groundwater, soil conditions, and location of
bedrock, when encountered, were recorded and samples were extracted for laboratory testing. Temporary piezometers were installed in six of the test holes to monitor groundwater levels
over time and two slug tests were performed to determine local hydraulic conductivity. Groundwater was observed at relatively shallow depths, typically between 15 to 20 feet. Exhibit
E provides interpolated groundwater level contours based on measurements from the six piezometers. These contours show that groundwater is flowing towards Gore Creek in a southwestward
direction across the Site with a distinct reentrant near Red Sandstone Creek. The likely presence of coarser alluvium along this stream channel and a former channel adjacent to the stream
enhances flow/drainage. It is anticipated that the groundwater levels presented in Exhibit E will fluctuate in response to precipitation cycles, spring snow melts, irrigation, and surface
drainage.
Ever Vail Development at West Lionshead Environmental Impact Report Page 18 AMEC Earth & Environmental Table 2 presents the results of the hydraulic conductivity testing from two field
slug tests and two laboratory tests. Hydraulic conductivity can be described as the rate at which water can move through a permeable medium, in this case soil. With the exception of
sample TH-13, the hydraulic conductivities are typical of clean to silty sands. Sample TH-13 was comprised of a higher percentage of clayey fines resulting in a lower hydraulic conductivity.
Table 2: Hydraulic conductivity measurements of shallow aquifer at the Ever Vail Site (Ground Engineering Consultants 2007). Sample Depth (feet) Testing Hydraulic Conductivity (cm/s)
TH-13 20 Laboratory 1.5 x 10-7 TH-16 24 Laboratory 1.3 x 10-4 TH-6 30 to 40 Field 1.3 x 10-4 TH-15 20 to 30 Field 2.2 x 10-3 Analysis of Construction Impacts During construction, groundwater
will be encountered in areas excavated, except for the shallowest excavations. Significant Significant dewatering will be needed in the majority of excavated areas. If this water is
high in sediment content and/or is contaminated with hazardous materials present at the Site, the discharge of this water into Gore Creek or Red Sandstone Creek could adversely impact
water quality. Dewatering activities will require CDPHE’s General Permit for Construction Dewatering Activities -Authorization to Discharge under the CDPS. This permit specifies that
all discharges are subject to the Water Quality Control Commission (WQCC) Regulations for Effluent Limitations, Section 62.4 and the CDPS Regulations, Section 61.9(2). These regulations
specify maximum concentrations that the discharge should not exceed for certain constituents. The permit requires monitoring and specifies the frequency and method of effluent sampling,
in addition to requiring monthly reporting CDPHE (CDPHE 2008a). These permit requirements will minimize adverse impacts associated with the discharge of groundwater into Gore Creek and/or
Red Sandstone Creek. BMPs will be necessary to ensure that all discharges meet permit requirements. Furthermore, any existing contamination on-site will need to be addressed prior to
construction. See Section 3.5.3 for more information on potential site contamination. Analysis of Long-Term Impacts Many of the Ever Vail structures that involve below-grade levels will
need to be protected with permanent dewatering systems. These systems will need to be designed to remove large volumes of water throughout the life of the structure. If this water is
high in sediment content and/or is contaminated, the discharge of this water into Gore Creek or Red Sandstone Creek could adversely impact the water quality.
Ever Vail Development at West Lionshead Environmental Impact Report Page 19 AMEC Earth & Environmental Long-term dewatering activities will require CHPHE’s CDPS General Permit Discharges
Associated with Subterranean Dewatering or Well Development. This permit specifies that all discharges must meet specified effluent concentrations. Monthly monitoring is required with
quarterly reporting to the CDPHE (CDPHE 2008b). These permit requirements will minimize adverse impacts associated with the longterm discharge of groundwater into Gore Creek and/or Red
Sandstone Creek. BMPs may be necessary to ensure that all discharge meets permit requirements. 3.1.3 Water Quality Existing Conditions The Colorado WQCC has classified Black Gore Creek
and Gore Creek as Class 1 for Cold Water Aquatic Life, Recreation, Domestic Water Supply, and Agricultural Uses. A variety of entities have been involved in conducting water quality
monitoring and assessment programs on Gore Creek and Black Gore Creek. These entities include ERWSD, the USGS, Eagle County, the Colorado Water Quality Control Division, the Town of
Vail, CDOT, the United States Department of Agriculture (USDA) Forest Service, and others. A considerable amount of water quality data has been collected since 1995 in conjunction with
the USGS Upper Colorado River Basin National Water-Quality Assessment (NAWQA) Program, which was implemented under a cooperative agreement between the USGS, the Town of Vail, the ERWSD,
and the Upper Eagle Regional Water Authority. In addition, the I-70 Mountain Corridor Storm Water/Snowmelt Water Quality Monitoring Program, implemented in September 2000 by CDOT, includes
Black Gore Creek and is designed to assess the impacts of contaminants that may originate from the I-70 corridor, including suspended sediment, phosphorus, trace metals, and dissolved
solids (sodium and magnesium chloride). The results of the water quality monitoring and evaluation studies referenced above show that concentrations of dissolved oxygen, pH, trace elements
(metals), and nutrients in Gore Creek met and generally were well within all applicable water quality standards (Wynn et al. 1998). The only exception to this has been Black Gore Creek
above its confluence with Black Lake No. 1, where dissolved manganese concentrations have been elevated and occasionally exceed the U.S. Environmental Protection Agency’s (EPA) recommended
secondary Maximum Contaminant Level (MCL) for water supply. These higher concentrations in upper Black Gore Creek could be related to natural sources that have been exacerbated by land
disturbance during construction of I-70 in the early 1970s or due to runoff from the highway corridor (Hydrosphere Resource Consultants 2007a). Water quality studies conducted in the
Gore Creek basin have identified sedimentation as the primary concern in the Black Gore Creek watershed. On September 10, 2002, the WQCC placed Black Gore Creek just upstream of Gore
Creek on the Colorado 303(d) list of impaired waters, requiring a Total Maximum Daily Load (TMDL) evaluation. The basis for this listing was impairment due to sedimentation. The I-70
roadway is frequently sanded with a 5% salt -95% sand mixture, along with
Ever Vail Development at West Lionshead Environmental Impact Report Page 20 AMEC Earth & Environmental chemical de-icers, during the winter months to maintain traffic flow and safe driving
conditions. Accumulations of sediment in the stream and in riparian areas have resulted in degradation of aquatic habitat and wetlands. Over time, these impacts will become more severe
in Black Gore Creek and in Gore Creek downstream to the Eagle River unless BMPs and reclamation measures are implemented (USDA Forest Service 2007). Since 1999, ERWSD, in cooperation
with the Black Gore Creek Steering Committee, has been working to restore and protect Black Gore Creek and Gore Creek through the construction of sediment control BMPs. ERWSD, Eagle
County, the Town of Vail, and others have provided matching funds for grants under the EPA’s Nonpoint Source 319 Program for the design and construction of sediment control BMPs. Through
this effort, the ERWSD has completed construction of 34 new sediment basins, 5 new underground sediment traps and the associated drainage improvements necessary to route water through
the basins and traps, at a total cost of $882,500. This effort has significantly reduced the amount of sediment loading to Black Lakes and Black Gore Creek (Hydrosphere Resource Consultants
2007a). In addition, CDOT is currently building a sediment basin approximately two miles upstream from the mouth of Black Gore Creek. CDOT has also developed a Sediment Control Plan
for state roads and is currently accessing what specific efforts are needed to address sedimentation along Black Core Creek and Gore Creek. In 2004, significant amounts of algae growth
were noted in Gore Creek. ERWSD initiated an algae sampling effort to characterize the extent of growth and potential causes. Findings of this sampling effort, in addition to USDA Forest
Service biomonitoring activities for 2004, 2005, and 2006, are presented in the a report entitled Gore Creek Algae Investigation – 2006 (Hydrosphere Resource Consultants 2007b). The
findings are summarized as follows: • Cladophera glomerata is the dominant algae species downstream of the Vail WWTP and immediately upstream of the plant. This alga thrives under nutrient
rich conditions and was not present during a 2001 USGS study, suggesting that this alga growth may be relatively new to the stream. • A significant amount of filamentous algal growth
was found upstream of the wastewater discharge, adjacent to the urban portion of Vail, with Cladophera glomerata becoming increasingly more dominant with respect to biovolume during
the 2004 to 2006 sampling period. • Factors that appear to have promoted algal growth and/or alter species composition include: increased sedimentation and resulting changes
in macroinvertebrates communities, increased water temperature, increased nutrient concentrations, and possibly increased light conditions. • The Vail WWTP continues to be the largest
contributor of nutrients to the stream. Nitrogen and phosphorus concentrations immediately downstream of the plant were factors of 3 and 5 times higher, respectively. These
Ever Vail Development at West Lionshead Environmental Impact Report Page 21 AMEC Earth & Environmental concentrations were above literature thresholds to avoid nuisance alga levels.
Additionally, in contrast to the 2001 USGS findings in the late 1990s, these nutrient concentrations decreased little between the Vail WWTP discharge point and the mouth of Gore Creek.
• Stream-health issues including filamentous alga and poor macroinvertebrate habitat, once only associated with areas downstream of the wastewater discharge, were observed in upstream
areas along Vail’s urban corridor. Findings from this study suggest that the health of the Gore Creek ecosystem may be deteriorating over time. Increases in algal biomass and changes
in composition, higher nutrient concentration, macroinvertebrate composition changes, and warmer temperatures have contributed to this deterioration. Improvements to the health of the
creek may be made through addressing point and non-point source nutrient and sediment loadings. Water quality sampling was also conducted at three locations on Red Sandstone Creek in
2006. Samples were taken a sixth of a mile upstream of the South Frontage Road, just upstream of the culvert under the South Frontage Road, and ten meters upstream of the Gore Creek
confluence. Results indicate an increase of nutrient concentrations between the most upstream sampling site and the Gore Creek confluence. This area consists of residential and commercial/light
industrial development in which fertilizers, other anthropogenic products, and possibly leaky sewer lines likely contribute to the non-point nutrient loading (Hydrosphere Resource Consultants
2007b). Present day on-site stormwater management is limited at the Site, which currently consists of commercial development and parking lots west of Red Sandstone Creek, with a car
wash, parking lots, and the Vail Shop Yard east of Red Sandstone Creek. Runoff from the Vail Shop Yard and car wash is collected in sediment basins and a grease separator prior to discharge
to Red Sandstone Creek; however, stormwater treatment on the other portions of the existing project site is minimal. Analysis of Construction Impacts Construction activities on the Ever
Vail Site have the potential to adversely impact water quality in Gore Creek and Red Sandstone Creek. As is typical of many construction sites, disturbance of the existing vegetation
and soils will increase sediment runoff to Gore Creek and Red Sandstone Creek. Additionally, other pollutant sources including fuel, concrete washout, and chemicals/materials stored
and used onsite will likely be present in stormwater runoff. Subsurface contamination of soil and groundwater is also a possibility at the Ever Vail Site; disturbance of this material
through excavations could lead to release of hazardous materials to adjacent water bodies (refer to Section 3.5.3 for further information). Section 404 of the Clean Water Act and provisions
of the Section 401 Certification required by the CDPHE Water Quality Control Division address the adverse water
Ever Vail Development at West Lionshead Environmental Impact Report Page 22 AMEC Earth & Environmental quality impacts associated with construction sites. These regulations require that
a Stormwater Construction Permit be obtained from the CDPHE. This permit calls for the control and elimination of the sources of contaminants in stormwater runoff through the development
and implementation of a SWMP (CDPHE 2007). A SWMP will be developed and implemented during construction of the Ever Vail Development. The SWMP will identify all potential pollutants
in the stormwater and list the BMPs to be implemented. The implementation of these BMPs will reduce construction water quality impacts. BMPs may consist of both structural (silt fences,
sediment ponds) and non-structural practices (training, inspection and maintenance schedule) designed to minimize impacts. A separate permit will be necessary for the dewatering of excavated
areas (see Section 3.1.2). An additional permit will also be needed to discharge Concrete Washout (washing of tools and concrete mixer chutes) if the washout is discharged to surface
water. If the Concrete Washout is discharged into the ground, BMPs specified in the SWMP may be implemented to adequately prevent the contamination of groundwater. Analysis of Long-Term
Impacts The long-term water quality impacts associated with stormwater and wastewater discharges as a result of the completed Ever Vail Development are discussed below. Stormwater Runoff
The completed Ever Vail Development will provide stormwater quality benefits. The quality of stormwater runoff discharged into Red Sandstone and Gore Creek will be enhanced when compared
to existing land uses and stormwater control on the project site. The Ever Vail Site currently consists of commercial development and parking lots west of Red Sandstone Creek, with a
car wash and the Vail Shop Yard east of Red Sandstone Creek. As noted above, runoff from the Vail Shop Yard and car wash is collected in sediment basins and a grease separator prior
to discharge to Red Sandstone Creek, however, stormwater treatment on the other portions of the existing project site is minimal. Stormwater runoff from the completed Ever Vail Development
will be treated through various permanent BMPs prior to discharge into Red Sandstone Creek and Gore Creek. This will improve the water quality of stormwater discharged into Red Sandstone
Creek and Gore Creek when compared to the existing on-site treatment. The Preliminary Drainage Plan included with this submittal provides additional information on permanent stormwater
BMPs (Alpine Engineering 2008). Wastewater Discharges As discussed in Section 1, the Ever Vail Development will be a multi-use resort village consisting of residences, employee housing,
a hotel, retail shops, restaurants, and offices. This will result in an increase in wastewater production. The wastewater will either be treated at the Vail or Avon WWTPs, which are
operated by the ERWSD. Both
Ever Vail Development at West Lionshead Environmental Impact Report Page 23 AMEC Earth & Environmental of these facilities are tertiary WWTPs, with sufficient capacity to treat effluent
from Ever Vail, and are required to meet permit discharge requirements. These permit requirements will minimize adverse water quality impacts associated with wastewater discharge. 3.2
Atmospheric Conditions (12-12-4 A 2) Existing Conditions The EPA and the Air Pollution Control Division of the CDPHE have established air quality standards to protect public health and
the environment. The National Ambient Air Quality Standards (NAAQS) adopted by EPA and the Colorado Air Quality Control Division are presented in Table 3. Areas which violate the NAAQS
for one or more of the six criteria pollutants are classified by EPA as non-attainment areas. According to the most recent Criteria Pollutant Area Summary Report, Eagle County is not
included in any non-attainment areas (EPA 2008). The ERWSD’s current WWTP processes minimize odors and emissions from the Vail WWTP. Additionally, the ERWSD pumps solids from the Vail
WWTP to their Avon plant for treatment, greatly diminishing the potential for odors. Negative pressure is maintained in the Vail WWTP to prevent air from escaping. A series of fans and
ducts conveys air away from the wastewater treatment area. Ozone is then injected into the ductwork, effectively neutralizing odors.
Ever Vail Development at West Lionshead Environmental Impact Report Page 24 AMEC Earth & Environmental Table 3: NAAQS for the Six Principal /“Criteria” Pollutants. Primary Standards
Secondary Standards Pollutant Level Averaging Time Level Averaging Time Carbon Monoxide 9 ppm (10 mg/m3) 8-hour1 None 35 ppm (40 mg/m3) 1-hour1 Lead 1.5 μg/m3 Quarterly Average Same
as Primary Nitrogen Dioxide 0.053 ppm (100 μg/m3) Annual (Arithmetic Mean) Same as Primary Particulate Matter (PM10) 150 μg/m3 24-hour2 Same as Primary Particulate Matter (PM2.5) 15.0
μg/m3 Annual3 (Arithmetic Mean) Same as Primary 35 μg/m3 24-hour4 Same as Primary Ozone 0.075 ppm (2008 std) 8-hour5 Same as Primary 0.08 ppm (1997 std) 8-hour6 Same as Primary 0.12
ppm 1-hour7 (Applies only in limited areas) Same as Primary Sulfur Dioxide 0.03 ppm Annual (Arithmetic Mean) 0.5 ppm (1300 μg/m3) 3-hour1 0.14 ppm 24-hour1 Notes: (1) Not to be exceeded
more than once per year. (2) Not to be exceeded more than once per year on average over 3 years. (3) To attain this standard, the 3-year average of the weighted annual mean PM2.5 concentrations
from single or multiple community-oriented monitors must not exceed 15.0 μg/m3. (4) To attain this standard, the 3-year average of the 98th percentile of 24-hour concentrations at each
population-oriented monitor within an area must not exceed 35 μg/m3 (effective December 17, 2006). (5) To attain this standard, the 3-year average of the fourth-highest daily maximum
8-hour average ozone concentrations measured at each monitor within an area over each year must not exceed 0.075 ppm. (effective May 27, 2008) (6) (a) To attain this standard, the 3-year
average of the fourth-highest daily maximum 8-hour average ozone concentrations measured at each monitor within an area over each year must not exceed 0.08 ppm. (b) The 1997 standard—and
the implementation rules for that standard—will remain in place for implementation purposes as EPA undertakes rulemaking to address the transition from the 1997 ozone standard to the
2008 ozone ozone standard. (7) (a) The standard is attained when the expected number of days per calendar year with maximum hourly average concentrations above 0.12 ppm is < 1. (b) As
of June 15, 2005 EPA revoked the 1-hour ozone standard in all areas except the 8-hour ozone nonattainment Early Action Compact (EAC) Areas.
Ever Vail Development at West Lionshead Environmental Impact Report Page 25 AMEC Earth & Environmental Analysis of Construction Impacts For purposes of this proposed project, air pollutants
of concern would be carbon monoxide and fine particulate matter (PM2.5) from fuel combustion in motor vehicles, and respirable particulate matter (PM10) or fugitive dust from construction
activities and wind erosion from disturbed areas. Atmospheric impacts would be minimized, in part, through the implementation of erosion control methods. In addition, PM10 and fugitive
dust from construction activities and wind erosion from disturbed areas would be minimal as all access roads are paved. Sprayed water would be applied to unpaved transportation areas
during construction to suppress dust. Analysis of Long-Term Impacts Post-construction, the proposed project would result in limited air quality impacts related to increased automotive
traffic and density of infrastructure. However, Ever Vail is taking many steps to reduce dependence on cars (refer to Section 3.8). In addition, the underground maintenance facility
for Vail Mountain operations will have negative air pressure and a filtration system to significantly limit emissions. Per Town of Vail Air Pollution Control Regulations (Title 5, Chapter
3), no wood burning fireplaces will be installed at the Ever Vail Development and the use of gas log fireplaces will adhere to the rules set forth in Town of Vail Code Section 5-3-4.
3.3 Geologic Conditions (12-12-4 A 3) Existing Conditions The Ever Vail Site is situated in the steep-sided Gore Creek Valley, which was carved by alpine glaciers during the Pleistocene
(10,000 to 1.8 million years ago). The major structural features in the area include a series of northwest-southeast trending folds and faults, including the major Gore Range Fault,
formed during successive mountain building events over the last 300 million years (White 2008; Scott et al. 2002). This combination of uplift and erosion has created great relief in
the area, with elevations in the vicinity of Vail ranging from 7,726 feet at Dowd Junction to approximately 13,230 feet along the Gore Range. Bedrock underlying the Ever Vail Site is
predominantly composed of the Minturn Formation of middle Pennsylvanian age (approximately 300 million years old), which is made up of interbedded arkosic coarse-grained sandstone (grit),
sandstone, conglomerate, siltstone, shale and lesser amounts of limestone and dolomite (Scott et al. 2002). Oversteepening of this and other similarly-aged bedrock units in the Gore
Creek Valley during glacial periods, along with areas of sedimentary rocks with dips susceptible to sliding, set the stage for extensive landslide, debris flow, rockfall, and avalanche
hazards in the region. According to Town of Vail official geologic hazard maps (Town of Vail Code 12-21-15), the Ever Vail Site has no hazard rating for avalanches, debris flows/landslide,
or
Ever Vail Development at West Lionshead Environmental Impact Report Page 26 AMEC Earth & Environmental rockfall. The Site should therefore be considered low risk for all of these events
(Department of Community Development 2000). Recent geologic mapping indicates, however, that a landslide of Holocene to late Pleistocene age (0 to approximately 130,000 years ago) is
present to the south of the Site, on the other side of Gore Creek. In fact, the majority of the Vail Ski Area is built on a large landslide deposit of similar age (Scott et al. 2002;
CDOT 2004). Yet earth movements in this area would likely have limited direct impact on the Site because materials would collect in the Gore Creek drainage. In the unlikely event of
a major landslide or debris flow occurring south of the Site, Gore Creek could potentially be dammed, which could cause widespread flooding. Earthquake hazards for the Ever Vail Site
are relatively low compared to more tectonically active regions of the United States, but are moderate relative to the rest of Colorado. According to a recent Colorado Geological Survey
publication, there have been three earthquakes of magnitude 4.0 to 4.9 and one earthquake of magnitude 3.0 to 3.9 with epicenters within a 30-mile radius of Vail in the last approximately
140 years. Relatively recent movement along faults, the action responsible for earthquakes in this region, has been documented in the Gore Range; this set of faults run north-northwest
to south-southeast and have displaced sediment and/or rocks of late Quaternary age (last 130,000 years). Similarly, a set of faults near Leadville trend roughly north-south and has displaced
sediment and/or rocks of both late Quaternary and middle to early Quaternary (last 130,000 to 2 million years) age (Morgan 2006-2007). The Site itself is underlain by modified land-surface
deposits, consisting of mostly compacted rock, sand, and silt added during extensive earthwork for development of the Lionshead area. This fill material is most likely underlain by the
Minturn Formation (described above), glacial till, or colluvium (Scott et al. 2002). Soils at the Site are described above in Section 2.9 and in the soils report accompanying this submittal
(Ground Engineering Consultants 2007). The developed portions of the Site are generally flat, sloping gently to the southwest at approximately 2 degrees (Ground Engineering Consultants
2007). The Site is roughly bisected by Red Sandstone Creek, which has oversteepened banks due to encroachment of fill material; these banks are sparsely covered with willows and other
riparian vegetation. Similarly, the bank of Gore Creek is also relatively steep, except at the mouth of Red Sandstone Creek, where gentler slopes are covered with healthy riparian wetland
vegetation. The Red Sandstone Creek stream bottom is dominated by cobbles and boulders of gneiss, granite, reddish sandstone and conglomerate, and light brown to tan sandstone. Analysis
of Construction Impacts Potential impacts exist from artificial and modified soils at the Site, as well as from corrosion and other factors. Engineering recommendations related to soil
conditions are included in the 2007 report by Ground Engineering Consultants that accompanies this submittal. The overall construction management plan will include all necessary BMPs
for erosion control (described in Section 3.1). Minor changes will be made to the morphology of Red Sandstone Creek, but it is anticipated that these modifications will
Ever Vail Development at West Lionshead Environmental Impact Report Page 27 AMEC Earth & Environmental improve both the aesthetics and habitat of this resource. All changes to Red Sandstone
Creek will be permitted through the USACE. Analysis of Long-Term Impacts There are no major geologic hazards recorded for the Ever Vail Site; therefore, mitigation for impacts that could
exacerbate debris flow, rockfall, or avalanches are not necessary. 3.4 Biotic Conditions (12-12-4 A 4) 3.4.1 Vegetation Including Wetlands Existing Conditions Vegetation at the Ever
Vail Site is generally restricted to ornamental landscaping, weeds and grasses along I-70 and around the Vail Shop Yard, and the wetland complexes of Red Sandstone and Gore Creek. A
variety of graminoids, predominantly non-native, are present along the I-70 right-of-way, along with a few aspen and conifer trees. Several conifer and other trees are also present along
the Frontage Road and within the landscaped areas of the buildings. However, the most prominent vegetation on the Site can be found in the riparian zone of Red Sandstone Creek and Gore
Creek. A comprehensive wetland delineation, including a list of species, is included in the wetland delineation report that accompanies this submittal (Western Ecological Resource 2008).
The remainder of the Site is covered with asphalt or is occupied by buildings. The vegetation around Red Sandstone Creek has a woody overstory dominated by blue and Engelmann spruce
with occasional narrowleaf cottonwoods. A diverse shrub layer, including willows and berry bushes, is underlain by an equally diverse herbaceous layer of graminoids and forbs (Figure
11). The Gore Creek riparian area is composed predominantly of trees, including blue and Engelmann spruce, and shrubs, including willows and berry bushes. A very limited herb layer exists
along Gore Creek due to the rocky shoreline and steep banks. Several noxious weeds are present both in the wetland areas and in the uplands (Western Ecological Resource 2008).
Ever Vail Development at West Lionshead Environmental Impact Report Page 28 AMEC Earth & Environmental Figure 11: Photograph of Red Sandstone Creek and associated riparian wetland, looking
upstream from the existing South Frontage Road bridge (July 2008). Analysis of Construction Impacts To address temporary construction impacts, all applicable BMPs will be employed to
protect and avoid impacting the wetland areas delineated by Western Ecological Resource (2008), including the use of silt fencing and hay bales. Topsoil from any temporarily disturbed
wetlands will be removed and stored in a secure location so that it can be replaced upon completion of the disturbance to promote revegetation. In addition, all temporarily disturbed
areas will be properly restored using native vegetation that is outlined in the Western Ecological Resource 2008 wetland delineation report, which is included with this submittal. All
temporary impacts will be permitted through USACE 404 permits. Much of the landscaping and weedy areas along I-70 will be removed during the construction process. As described below,
however, the Ever Vail Development includes a substantial landscaping component. In addition, some of the larger trees will be saved within the wetland (refer to the Site plans provided
in Exhibit C, full-size versions of which are included with this submittal). Analysis of Long-Term Impacts One of the primary goals of the Ever Vail Development is to preserve and improve
Red Sandstone and Gore Creek so that they are seen as amenities for the Site. Several permanent alterations are planned for the wetland areas, particularly around Red Sandstone Creek
and at the confluence with Gore Creek. These alterations will include laying back the banks to recreate more natural slopes and increasing the overall area of wetlands. Two areas of
wetlands will be effectively lost where the new CDOT South Frontage Road bridge will cross the northernmost wetland area, and in a small area along the west bank of Red Sandstone Creek
where a plaza level will provide stream access.
Ever Vail Development at West Lionshead Environmental Impact Report Page 29 AMEC Earth & Environmental The plaza level will concentrate access to the stream, providing visitors and residents
with a nature viewing experience, while limiting or preventing foot traffic in other fragile areas. The area lost due to the South Frontage Road bridge will likely be replaced via an
off-site mitigation bank at Finger Rock Preserve, LLC that is regularly used for CDOT projects; the remainder of the wetland mitigation will occur on-site. Overall, the goal for wetland
mitigation is to replace more than twice the area of wetlands lost. As with temporary construction impacts, changes to the wetlands and any mitigation plans will be approved through
USACE 404 permits. All mitigation will utilize native plants that are documented in the Western Ecological Resource 2008 wetland delineation report, which accompanies this submittal.
Landscaping at Ever Vail will utilize a mixture of native evergreen and deciduous trees and shrubs, including, but not limited to: • Trees: Rocky Mountain Maple, Thinleaf alder, Colorado
Spruce, Colorado Blue Spruce, Quaking Aspen, and Douglas Fir. • Shrubs: Saskatoon Serviceberry, Bog Birch, Siberian Peashrub, Redtwig Dogwood, Peking Cotoneaster, Waxflower, Buffalo
Juniper, Scandia Juniper, Twinberry, Mugo Pine, Potentilla, Sand Cherry, Purple Leaf Sand Cherry, and Snowmound Spirea. All of these trees and shrubs came off the Town of Vail’s recommended
Plant List and all the trees are native along with some of the shrubs. There will be approximately 71,300 square feet of softscape (vegetation) on site, a figure which does not include
the natural and mitigated riparian wetland areas. 3.4.2 Threatened, Endangered, Proposed, and Candidate Species Existing Conditions The United States Fish and Wildlife Service (USFWS)
publishes lists of federal threatened, endangered, proposed, and candidate species by county in the State of Colorado. Table 4 provides of list of these species in Eagle County and their
status (USFWS 2010).
Ever Vail Development at West Lionshead Environmental Impact Report Page 30 AMEC Earth & Environmental Table 4: Federally-Listed Threatened and Endangered Species in Eagle County. Common
Name Scientific Name Federal Status Black-footed ferret Mustela nigripes Endangered Bonytail Gila elegans Endangered Canada lynx Lynx Canadensis Threatened Colorado pikeminnow Ptychocheilus
lucius Endangered Greater Sage-grouse Centrocercus urophasianus Candidate Greenback cutthroat trout Oncorhynchus clarki stomias Threatened Humpback chub Gila cypha Endangered Mexican
spotted owl Strix occidentalis lucida Threatened Razorback sucker Xyrauchen texanus Endangered Uncompahgre fritillary butterfly Boloria acrocnema Endangered Ute ladies’-tresses orchid
Spiranthes diluvialis Threatened Yellow-billed cuckoo Coccyzus americanus Candidate There is no suitable habitat for any of the above listed species in the vicinity of the Site. The
Vail Mountain area has habitat for Canada lynx, according to mapping by the USDA Forest Service. Service. AMEC Earth & Environmental investigated the possibility of lynx habitat at the
Ever Vail Site and determined that, due to the urban nature of the entire area, the Ever Vail Site would not provide suitable lynx habitat. This assessment was corroborated by the Colorado
Division of Wildlife (CDOW) in January 21, 2008 letter composed for Paladino & Company, Inc., the primary LEED design consultant on the Ever Vail Development. See Exhibit F for a copy
of this letter. Critical habitat has been designated in the Colorado River near Grand Junction for the four endangered fish species listed in Table 4. The USFWS has determined that activities
resulting in water depletions in the Upper Colorado River Basin may jeopardize the continued existence of the four endangered fish. A Recovery Agreement between the USFWS and the ERWSD
addresses the water depletion impacts associated with the Vail water supply system. Under the terms of the Recovery Agreement, Section 7 Consultations on ERWSD facilities' water depletions
are to be governed by the provisions of the Programmatic Biological Opinion, which was issued by the USFWS on December 20, 1999. The Biological Opinion found that implementation of the
Recovery Elements of the Recovery Implementation Program for Endangered Fish Species in the Upper Colorado River Basin will avoid the likelihood of jeopardy and adverse modification
for the depletion impacts of the District’s water supply system. Analysis of Construction Impacts Given that there is no suitable habitat for any threatened and endangered species, it
is not anticipated that there will be any direct construction impacts. Temporary impacts from construction noise are unlikely to impact lynx on Vail Mountain, given the overall noise
levels in the Town of Vail due to traffic, ski resort operations, and other major construction projects. All applicable BMPs will be employed to limit sediment from entering the streams
during construction; refer to Section 3.1 for more information.
Ever Vail Development at West Lionshead Environmental Impact Report Page 31 AMEC Earth & Environmental Analysis of Long-Term Impacts Because there is currently no habitat for any threatened
and endangered species on the Site, there are no anticipated long-term impacts. Overall storm water management will be improved relative to current conditions on the Site, which will
most likely improve water quality (refer to Section 3.1). The impacts of water depletions associated with the Ever Vail Development on critical habitat for the Colorado River Endangered
fishes will be mitigated through implementation of the Recovery Elements of the Recovery Implementation Program. 3.4.3 Stream Ecosystem Existing Conditions The Red Sandstone Creek stream
ecosystem in the vicinity of the Site is somewhat poor due to channelized stream conditions and steep banks caused by fill material from neighboring parcels. As discussed in Section
3.4.1, there are wetlands surrounding Red Sandstone Creek; however, infringement from development has degraded riparian habitat, which is now limited to a narrow band along the stream
banks. The stream bottom consists of boulders and cobbles and provides limited habitat for several species of fish. According to the CDOW, the following species of fish could be found
in Red Sandstone Creek below the I-70 culvert: brown trout, rainbow trout, brook trout, cutthroat trout, and sculpin (Andree, pers. comm.). However, resting and spawning areas for fish
are extremely limited in this section of Red Sandstone Creek, especially during critical low flow periods in the late summer, fall, and winter. Gore Creek has healthier stream ecosystem
conditions overall, with gentler banks, a more natural meander pattern, and more consistent flows. The lower reach of Gore Creek, extending from Red Sandstone Creek downstream approximately
4 miles to the Eagle River, has been designated as a Gold Medal Fishery by CDOW. CDOW classifies those streams with at least 40 pounds of trout and 12 fish over 14 inches in length per
surface acre as Gold Medal trout streams. A 2000 fish survey by the CDOW found 45 trout over 14 inches per acre in Gore Creek just below the WWTP and 73 trout over 14 inches per acre
in the reach immediately above the Eagle River confluence (CDOW 2000). This section of Gore Creek has a good distribution of pool and riffle habitat with cover for fish provided by large
boulders and overhanging shoreline vegetation. The Gold Medal reach of Gore Creek provides opportunities to catch large trout and is an important recreational resource for the Town of
Vail and Eagle County. The Vail WWTP discharges directly into Gore Creek just above the confluence of Red Sandstone Creek. Plant effluent complies with all discharge regulations and
provides an important source of nutrients in the Gold Medal reach.
At one time copper in effluent waters, originating in one of the District’s source wells and from corrosion of pipes, was a concern. Fish are very sensitive to dissolved copper at low
concentrations and the WWTP does not remove copper. The impact on human health was not an issue because concentrations were well below drinking water standards. The ERWSD
Ever Vail Development at West Lionshead Environmental Impact Report Page 32 AMEC Earth & Environmental addressed the elevated copper concentrations by adding corrosion inhibitors and
a sequestering agent to Vail’s drinking water and by minimizing the use of the one well known to be a source of copper. These methods have proven effective in maintaining copper concentrations
within waste load limits and below aquatic life standards and would not change under the proposed project. Analysis of Construction Impacts Channel modifications will be made to the
Red Sandstone Creek to enhance fish habitat and aesthetic conditions. Additionally, the South Frontage Road is to be moved from its current location at the southern edge of the project
site to the northern edge, immediately adjacent to I-70. This will result in the removal of the box culverts underlying the existing South Frontage Road and installation of an arched
bridge for the new South Frontage Road. The meander immediately downstream of the new Frontage Road will also be lessened to enhance flow conveyance. Generally, the proposed channel
improvements will include construction of an improved low flow channel with pools separated by riffles, providing improved habitat and cover for fish. During the construction phase of
the proposed project, BMPs will be used for soil stabilization, erosion prevention, and protection of the riparian area adjacent to the construction site (refer to Section 3.1 for further
information). These BMPs will include erosion control measures, structural sediment barriers, and other actions needed to reduce sediment loading and any other temporary adverse impacts
associated with construction. All work performed in Red Sandstone Creek and associated wetlands will be permitted through the USACE. Analysis of Long-Term Impacts One of the goals of
the Ever Vail Development is to make Red Sandstone Creek an amenity for the Site. This will include improving stream habitat for fish by building several drop structures to provide for
resting and and spawning areas, as was recommended by CDOW (Andree, pers. comm.). In addition, permanent stormwater control devices will be put in place to prevent sediment, pollutants,
and other debris from entering the creeks to help improve stream ecosystem health. Refer to Section 3.1 for more information on stormwater management improvements. 3.5 Other Environmental
Conditions (12-12-4 A 5) 3.5.1 Noise Levels Existing Conditions Noise levels at the Ever Vail Site are currently similar to other light industrial and commercial areas in Vail. The predominant
source of noise in the vicinity is from construction at the adjacent Ritz Carlton Residence site and from traffic on I-70. The Vail Shop Yard produces some noise during maintenance of
vehicles, snowcats, and
Ever Vail Development at West Lionshead Environmental Impact Report Page 33 AMEC Earth & Environmental other equipment. Snowcats from the Vail Shop Yard also travel along Forest Road
to groom ski trails on Vail Mountain during the ski season, producing a significant noise nuisance for local residents along Forest Road. The remainder of site noise is predominantly
from local vehicular traffic. Analysis of Construction Impacts Construction activity may increase the amount of noise from operation of heavy machinery, which will have a temporary impact
on noise levels in the area. Contractors will make maximum use of “low emissions products,” as certified by the EPA, whenever possible to reduce noise levels. Noise from construction
will be similar to other largescale development projects in Vail, such as the Ritz Carlton Residence and the Arrabelle. Analysis of Long-Term Impacts Currently, the snowcats that groom
Vail Mountain travel down a portion of Forest Road to reach the ski area at early morning hours. This is a disturbance to residents along Forest Road. Under the Ever Vail Development,
the snowcats will use the bridge adjacent to the former gas station site and the WWTP. This bridge was constructed several years ago for this purpose, but has yet to be utilized. This
change in routing for the snowcats will reduce noise pollution for the residents of Forest Road. Ever Vail residents, however, may hear the snowcats as they leave and return to the maintenance
facility, but this change in route significantly reduces the affected areas associated with the current route along Forest Road. There will be few other long-term noise-related impacts.
In general, there will be more human activity and overall foot and car traffic to the area, which will inherently increase ambient noise levels to some degree. This impact is considered
to be minor. To alleviate highway noise, Ever Vail’s design includes buildings masses parallel to the freeway to block freeway noise into the Site. Residences near the freeway will have
acoustically superior glazing and wall assemblies to significantly reduce road noise within the buildings. 3.5.2 Odor Characteristics Existing Conditions Presently, the main sources
of potential odor at the Site are from vehicle emissions and the Vail WWTP. As noted in Section 3.2, the ERWSD’s current WWTP processes minimize odors and emissions from the Vail WWTP.
Additionally, the ERWSD pumps solids from the Vail WWTP to their Avon plant for treatment, greatly diminishing the potential for odors. Negative pressure is maintained in the Vail WWTP
to prevent air from escaping. A series of fans and ducts conveys air away from the wastewater treatment area. Ozone is then injected into the ductwork, effectively neutralizing odors.
Odor from the WWTP is most prominent during the busy ski season, when resort capacities are at a maximum.
Ever Vail Development at West Lionshead Environmental Impact Report Page 34 AMEC Earth & Environmental Additional odor sources include emissions from vehicular traffic on surface streets
and I-70. In addition, there are minor and localized petroleum-related smells from the maintenance facilities at the Vail Shop Yard. Analysis of Construction Impacts Construction activity
will temporarily increase the amount of emissions in the air from operation of heavy machinery, which may have a slight and temporary impact on odor conditions in the area. Contractors
will make maximum use of “low emissions products,” as certified by the EPA, whenever possible to reduce emission odors. Odor from construction will be similar to other large-scale development
projects in Vail, such as the Ritz Carlton Residence and the Arrabelle. Analysis of Long-Term Impacts Sporadic odor from the WWTP will be an impact for residents and visitors to the
Ever Vail Site, particularly during high ski season periods. The underground maintenance maintenance facility will have negative pressure and a filtering system to significantly reduce
or eliminate odor and emissions and is therefore not expected to cause any odor impacts. Prevailing winds crossing the Site from west to east will tend to move odors from the WWTP and
the maintenance facility away from the Ever Vail Site, thus reducing the potential for adverse impacts. 3.5.3 Potential Site Contamination Existing Conditions Documentation was reviewed
to outline available information on possible hazardous materials contamination of the Site. Several Phase I and Phase II Environmental Site Assessments for the former gas station property
were assessed, as well as environmental reports related to the former “Holy Cross Lot,” which is currently occupied by the parking lot adjacent to the Vail Maintenance Yard. No information
was readily available for the portions of the Site west of Red Sandstone Creek or for the current Vail Maintenance Yard. The former gas station parcel (Eagle County parcel number 210312100005)
was a gas station from 1966 until it was recently decommissioned by the Applicant; prior to 1966, the parcel was undeveloped. Groundwater contamination at the site, including both free
and dissolved petroleum product and other petroleum-related chemicals, was originally documented in 1989 from an unknown source; in February 1990, liquid hydrocarbon thickness was measured
at 2.62 feet in one well (RMX 1992). The site was added to the State’s Leaking Underground Storage Tank (LUST) database and remediation activities began in 1990. A pump and treat groundwater
system was installed and operated from 1990 to 1996. In 1994, a used oil aboveground storage tank (AST) was removed and evidence of soil contamination was found. The pump and treat groundwater
system was replaced with a soil vapor extraction system in 1996 and was
Ever Vail Development at West Lionshead Environmental Impact Report Page 35 AMEC Earth & Environmental extended onto the adjacent Town of Vail property to the east (referred to at that
time as the Old Town Shop), which was also impacted by the contamination from the gas station (ERM 2005a, 2005b). The Colorado Division of Oil and Public Safety (COSP) approved decommissioning
of the remediation system on the Old Town Shop property in 2003 after it was purchased by the ERWSD (COSP 2003). In 2002, an investigation of sand traps on the gas station site showed
elevated concentrations of lead in groundwater. COSP ordered at least two additional years of monitoring in 2005 (ERM 2005a, 2005b). The most recent sampling data available for the former
gas station parcel indicated that hazardous materials were still present in the soil and groundwater as of late 2005. Volatile organic compounds (VOCs) and polychlorinated biphenyls
(PCBs) were detected in soil but were below screening criteria. Total extractable petroleum hydrocarbon (TEPH) was detected in soil at levels ranging from 4.9 to 16,000 milligrams per
kilogram (mg/kg), levels which would trigger additional testing according to COSP guidelines. In groundwater, VOCs and TEPH were detected but levels were below the screening criteria.
Total volatile petroleum hydrocarbon (TVPH) was detected at 25-42 micrograms per liter (μg/L) (ERM 2005b). Groundwater monitoring conducted earlier in 2005 also documented methyl tert-butyl
ether (MTBE) and benzene at the site (ERM 2005a). Affiliates of the Applicant removed the fuel tanks and lines after purchase of the gas station site and has received a conditional letter
of No Further Action regarding the tanks only. A significant soil excavation was undertaken at the time of tank removal. The responsibility for final clean-up (if any) remains with the
previous owners (Chevron/Texaco/BP/Amoco). Prior to the oil company’s consultant obtaining final groundwater samples, the construction company PCL was permitted to place their trailers
on the former gas station site and to perform paving for the Ritz Carlton Residence construction office compound, rendering the wells inaccessible. The Applicant is working with the
oil company's consultant to obtain what are anticipated to be the final samples to obtain a No Further Action letter for the former gas station site. A few environmental reports and
documents available described potential contamination and remediation for the “Holy Cross Lot,” (Eagle County parcel number 210312124001), which is just west of the current Vail Maintenance
Yard and is now occupied by a parking lot. The area was formerly used by an electric company to store transformers (often a source of PCBs), treated wood telephone poles (often a source
of arsenic or other wood preservatives), and other such equipment. A Phase I Environmental Site Assessment of the property conducted in 1993 found no evidence of recognized environmental
conditions at the site. Very limited soil sampling showed no PCBs and low levels of petroleum petroleum constituents that were below Colorado Remedial Action Category levels (Waste Engineering
1993). In addition, a surface spill of diesel fuel was documented at the Holy Cross Lot in 1993. Fifty gallons of diesel fuel were spilled on a gravel surface from a leaking truck. Forty
cubic yards of soil were excavated and a stock pile sample showed TEPH levels of 590 mg/kg (ERM 1993). The spill received a letter of No Further Action from the Colorado Department of
Health on May 7, 1993.
Ever Vail Development at West Lionshead Environmental Impact Report Page 36 AMEC Earth & Environmental The Vail Maintenance Yard (Eagle County parcel number 210107213001) has several
underground storage tanks and a variety of other above ground maintenance equipment that could lead to potential contamination of the site, including a car wash. To the best of AMEC
Earth & Environmental’s knowledge, no recent subsurface investigations have been completed for this parcel. Analysis of Construction Impacts Given the Site history which indicates a
potential for subsurface contamination and the amount of excavation planned for the Ever Vail Development (approximately 497,090 cubic yards of material), it is recommended that a systematic
sampling program for both soil and groundwater (and potentially soil vapor) be undertaken prior to construction to direct construction worker health and safety and hazardous waste disposal.
If contamination is encountered at the Site, all appropriate remediation activities will be undertaken and approval will be obtained through the CDPHE and COSP to meet appropriate screening
criteria. Analysis of Long-Term Impacts There are expected to be no long-term impacts from potential site contamination because all applicable CDPHE and COSP criteria will be met to
ensure that the Site is safe for human habitation and aquatic ecosystem health. 3.5.4 Wildfire Hazards Existing Conditions The wildfire hazard conditions for the Town of Vail have been
mapped by Eagle County; results for the Ever Vail Site are shown on Exhibit G. The vast majority of the Site is listed as having a “Very Low” wildfire hazard rating, on a scale that
includes: Very Low, Low, Moderate, High, and Extreme. The portion of the Site with extensive vegetation along Red Sandstone Creek has a wildfire hazard rating of “High” and I-70 corridor
and right-of-way has a mixed rating of “High” and “Moderate,” due to vegetated medians and embankments. Analysis of Construction Impacts The wildfire hazard conditions will not be impacted
significantly by construction activities. Applicable BMPs will be employed to minimize fire risk on-site during construction. Analysis of Long-Term Impacts After construction is complete,
it is anticipated that the wildfire hazard rating would remain unchanged for the Site. The area will continue to have a “Very Low”
Ever Vail Development at West Lionshead Environmental Impact Report Page 37 AMEC Earth & Environmental hazard rating because of limited continuous vegetation and irrigation of landscaping.
The Red Sandstone Creek corridor will likely remain with a higher wildfire rating. 3.6 Visual Conditions (12-12-4 A 6) Existing Conditions The proposed project area is currently occupied
by the Vail Maintenance Yard, a parking lot, strip malls, office buildings, and a former gas station site that is now occupied by a parking lot. The visual appearance of the Site is
industrial and degraded on the east side of Red Sandstone Creek. The west side of the creek is well maintained, but is dominated by bland strip mall architecture. These visuals are not
consistent with the surrounding area, with well-maintained resort complexes and upscale retail development. The parcels adjacent to Red Sandstone Creek have filled in the creek channel,
causing an unnatural and inaccessible “canyon effect.” Trash, riprap boulders, and other debris have accumulated where Red Sandstone Creek crosses the South Frontage Road, and the box
culvert through which the creek runs under this road is unsightly (Figure 12). Figure 12: Photograph of the South Frontage Road box culvert for Red Sandstone Creek (November 2, 2007).
Analysis of Construction Impacts During construction, there will be temporary visual impacts from construction equipment and activities. A green vision screen will be attached to a fence
that will encircle the construction operations to block the view of pedestrians and local vehicular traffic. The contractors will be diligent about keeping construction materials and
equipment within this fence. The visual impacts of the project during construction will
Ever Vail Development at West Lionshead Environmental Impact Report Page 38 AMEC Earth & Environmental be very similar to those for other large resort developments in Vail, such as the
Arrabelle and the Ritz Carlton Residence. Analysis of Long-Term Impacts Under the proposed project, visual conditions of the Site would be greatly improved. The industrial nature of
the Vail Maintenance Yard and former gas station site, along with the parking lots and bland strip mall development, will be replaced with an architecturally-cohesive neighborhood of
buildings and open spaces that fit in well with the resort atmosphere of Vail. Exhibit H provides a model view of what the proposed Ever Vail Development will look like from the south
looking north. Red Sandstone Creek will be made an amenity and the banks will be laid back to more natural conditions. In addition, there will be over 1.6 acres (approximately 71,300
square feet) of vegetation on the property as landscaping; this figure is in addition to the natural riparian vegetation along Red Sandstone and Gore Creeks. All design and layout will
meet the requirements of the Vail Design Review Board and Town of Vail Code. 3.7 Land Use Conditions (12-12-4 A 7) Existing Conditions The Ever Vail property is currently developed with
a variety of commercial and light industrial uses including: snowcat maintenance facilities, fueling areas, warehousing, parking, retail uses, offices, and a former gas station, which
has since been removed. The majority of the property, the area east of Red Sandstone Creek, was included in the original Lionshead Redevelopment Master Plan adopted in 1998 as an area
proposed for mixed use development including parking, retail, offices, multiplefamily dwellings, hotel development, employee housing, and light industrial uses intended to accommodate
maintenance facilities for Vail Resorts. This portion of the property was rezoned to Lionshead Mixed Use 2 in 1999 to conform to the Lionshead Redevelopment Master Plan. The portion
of the Site located west of Red Sandstone Creek is also identified by the Lionshead Redevelopment Master Plan as an area suitable for mixed use redevelopment. This area was included
in the Lionshead Redevelopment Master Plan by an amendment adopted in 2007. The property is currently zoned Arterial Business District and is proposed to be rezoned to Lionshead Mixed
Use 2 with the applications being submitted to the Town of Vail. Analysis of Construction Impacts There will be no construction impacts related to land use conditions. Analysis of Long-Term
Impacts The proposed redevelopment of Ever Vail Site is a mixed use that conforms to the land use policies and use characteristics of the Lionshead Redevelopment Master Plan and the
current and proposed zoning of the property and is therefore compatible with
Ever Vail Development at West Lionshead Environmental Impact Report Page 39 AMEC Earth & Environmental these policy and regulatory documents. The Lionshead Redevelopment Master Plan
is the land use and open space policy document for this property. 3.8 Circulation and Transportation Conditions (12-12-4 A 8) Existing Conditions A comprehensive description of existing
circulation and transportation conditions is included in the Kimley-Horn and Associates Traffic Impact Study included with this submittal (Kimley-Horn and Associates 2010); please refer
to this document for the most complete assessment. Exhibit B shows the current road configuration in the Site vicinity. Primary access to the area is provided by South Frontage Road,
a single through lane in each direction with a 25 mile per hour posted speed limit. West Forest Road and West Lionshead Circle intersect South Frontage Road along the southeastern border
of the Ever Vail Site. Existing traffic conditions for the area are described in the Vail Transportation Master Plan and are summarized in Appendix B of the Kimley-Horn 2010 report.
These data show that the existing peak season traffic volume for 2006 was approximately 1,000 vehicles per hour during the afternoon peak hour for South Frontage Road through the proposed
Ever Vail Site project area. The area is currently serviced by both Eagle County and Town of Vail bus routes. There are no designated bike lanes on the South Frontage Road, though wide
shoulders generally provide room for cyclists. Pedestrian access through the area is very limited, with very few sidewalks or walking paths. Analysis of Construction Impacts Construction
of the new section of the South Frontage Road adjacent to I-70 is not anticipated to interrupt traffic because the existing South Frontage Road will remain active and in place during
realignment. Traffic will be diverted to the new South Frontage Road upon completion. Similarly, bus service will not be interrupted by construction activities. Roughly 497,090 cubic
yards of material will be exported from the Site during the construction of Ever Vail, equating to approximately 37,601 truck loads. This increase in traffic will impact local roads
(predominantly the Frontage Road) until the trucks can access I-70, approximately 1 mile to the Main Vail exit (northeast) and approximately 1.5 miles to the West Vail exit (southwest).
After the realignment of South Frontage Road, the old South Frontage Road will be used for construction traffic and as a connection to the West Lionshead Circle and Forest Road intersections.
Local traffic to the ERWSD facility, the Ritz Carlton Residence, the Vail Spa Condominiums, and the offices to the south of the Frontage Road and west of Red Sandstone Creek will be
the most impacted by construction congestion. However, all
Ever Vail Development at West Lionshead Environmental Impact Report Page 40 AMEC Earth & Environmental appropriate safety measures and construction detours will be implemented to ensure
that drivers have access to these properties throughout the building process. Analysis of Long-Term Impacts According to the Traffic Impact Study by Kimley-Horn (2010), the entire Ever
Vail Development is expected to generate approximately 6,500 daily peak season weekday driveway trips, roughly 245 of which will occur during weekday morning peak hour and 595 of which
will occur during the weekday afternoon peak hour. Kimley-Horn also estimated background traffic volume projections for 2015 and 2030 with the new Ever Vail road configuration; these
data show that peak afternoon traffic volumes along South Frontage Road for the Ever Vail Site would include approximately 1,535 vehicles per hour in 2015 and 1,900 vehicles per hour
in 2030. All adjacent properties would continue to have access after completion of the Ever Vail Development. The same bus routes would continue to service the area, with new stops incorporated
into the Ever Vail Site. The new Frontage Road will have a dedicated bike path, and there will be bike access across much of the Site. The Applicant has committed to implement a free
community bike sharing program to reduce reliance on cars and promote health. The Applicant has also committed to implementing a community car share program with at least dedicated 10
vehicles for use by residents of Ever Vail to promote the reduction of local automotive traffic. Pedestrian access will be greatly improved by the Ever Vail Development. The Ever Vail
Site itself will be walkable, with retail at the ground level, mixed use, and good densities. In addition, the project will have an open pedestrian-only connection to West Lionshead
Circle. The central part of Lionshead is less than ¼ mile away down a designated future pedestrian way per the Vail Transportation Master Plan. 3.9 Populations Characteristics (12-12-4
A 9) Existing Conditions There are currently no residential units at the proposed Ever Vail Site. The parcels are commercial and industrial, occupied by a large maintenance yard, several
parking lots, offices, strip malls, and a former gas station that is currently housing trailers for construction of the Ritz Carlton Residence. Analysis of Construction Impacts During
construction, there will be no significant impacts on population characteristics. The project will employ a significant number of construction workers and contractors who will in turn
support local shops and restaurants. Workers predominantly will be commuting from nearby locations and will not permanently impact the local population.
Ever Vail Development at West Lionshead Environmental Impact Report Page 41 AMEC Earth & Environmental Analysis of Long-Term Impacts As noted in Section 2.5, the Ever Vail Development
includes a neighborhood of approximately 381 condominiums (including 49 lock-off units) and 41 employee housing units, plus a roughly 102-room hotel. This will have a net increase on
the overall population of the area; the vast majority of these residential units will be vacation homes, primarily occupied during the ski season. However, it is anticipated that the
residences will have good occupation during the off season as well. The goal of the Ever Vail Development is to make a walkable community, with common spaces, retail, and restaurants
on the street level of most buildings and residences above. The common spaces will be used for a variety of community activities including farmers markets, street festivals, and art
displays. In addition, providing employee housing units will ensure that the neighborhood will stay active throughout the year. Exhibit H provides a model rendition of how the area will
appear; additional model results can be provided upon request. The Ever Vail Development will displace only the retail services and offices that are currently located west of Red Sandstone
Creek. These businesses will be more than compensated for by 53,000 square feet of retail and restaurant space, plus commercial office space, planned for Ever Vail. The Vail Maintenance
Yard will be replaced with a state-of-the-art below-ground maintenance facility, and loss of parking spaces will be more than adequately replaced as part of the new development with
over 1470 parking spaces planned. 4 Summary (12-12-4 B) 4.1 Unavoidable Adverse and Beneficial Effects Summary of Temporary Impacts The potential adverse effects of the proposed project
would be temporary construction impacts and associated nuisance factors. Adverse construction-related effects would include increased traffic, dust, noise, vehicle emissions, and sedimentation
from storm events. While these temporary impacts can be minimized and mitigated through implementation of construction BMPs, they are largely unavoidable. Summary of Long-Term Impacts
Long-term adverse and beneficial impacts associated with the Ever Vail Development are summarized below. • Ever Vail would increase water usage in Vail by up to 33.8 AF of potable water
and 24.3 AF of non-potable water annually, resulting in additional stream depletions of up to about 6 AF per year.
Ever Vail Development at West Lionshead Environmental Impact Report Page 42 AMEC Earth & Environmental • The water quality of stormwater discharged into Red Sandstone Creek and Gore
Creek will be improved relative to existing conditions at the Site with the installation of treatment facilities and other BMPs. • Ever Vail would result in limited air quality impacts
related to increased automotive traffic and density of infrastructure. • Stream restoration and improvements to Red Sandstone Creek will enhance habitat for fish and aquatic life. •
Wetlands mitigation at the Site will result in a net increase in the amount of wetlands at the Site. The primary functions of these wetland areas include food chain support, fish and
wildlife habitat, and heritage and recreational values. Secondary functions include maintenance of water quality, groundwater recharge and discharge, shoreline anchoring and dissipation
of erosive forces. • Visual conditions at the Ever Vail Site would be greatly improved. The industrial nature of the Vail Maintenance Yard and former gas station site, along with the
parking lots and bland strip mall development, will be replaced with an architecturally-cohesive
neighborhood of buildings and open spaces that fit in well with the resort atmosphere of Vail. • Pedestrian access will be greatly improved by the Ever Vail development. The Ever Vail
Site will be walkable, with retail at the ground level, mixed use, and good densities. In addition, Ever Vail has an open pedestrian-only connection to West Lionshead Circle. • The new
maintenance facility for the Vail Ski Area will provide an alternative access route to Vail Mountain for snowcats and maintenance equipment via the new bridge across Gore Creek. This
will largely eliminate the use of Forest Road for equipment access to the ski area, which will reduce noise and safety issues affecting the residential area along Forest Road. 4.2 Proposed
Mitigation Measures A variety of mitigation measures will be utilized to ensure that adverse impacts are eliminated or minimized as much as possible. Standard construction BMPs will
be implemented to reduce noise and traffic, minimize dust, attenuate stormwater runoff, capture sediment, provide a buffer zone between the construction site and adjacent streams, temporarily
stabilize soils during construction, and revegetate and permanently stabilize soils post-construction. Several permanent mitigation measures will also be installed to protect aquatic
habitats, conserve water resources, and prevent long-term environmental degradation. The following is a list of proposed mitigation measures, in addition to the standard construction
BMPs listed above. Given the scope of Ever Vail, this list should be considered a work in progress, and will likely be amended as the details of the development are refined. • Construction
Stormwater Management Plan BMPs
Ever Vail Development at West Lionshead Environmental Impact Report Page 43 AMEC Earth & Environmental • Permanent stormwater BMPs • USACE 404 Permitting and associated BMPs for all
activities conducted in the streams and wetland areas • 401 Certification of USACE 404 Permitting to ensure compliance with water quality standards • Discharge permits for construction
and permanent dewatering and associated BMPs • Permit for Concrete Outwash, if necessary • Car share program, bike lanes, free community bike share program, pedestrian friendly design
to reduce reliance on automobiles and reduce emissions • Filtration system and negative air pressure for below-ground Vail Mountain operations facility to reduce air pollution • Improvements
to the habitat and riparian wetland areas of Red Sandstone Creek, increase in overall wetland area • Use of native plants in landscaping and revegetation • Redirecting snowcats to the
snow cat bridge adjacent to the ERWSD facility to limit noise pollution for residents along Forest Road • Use of design techniques to limit freeway noise to Ever Vail residents • Use
of green vision screen all around the Site to limit visual impacts during construction 4.3 Possible Alternatives While there is other developable land available in Eagle County for a
10+ acre resort neighborhood, the chosen Ever Vail Site is unique for many reasons, including: 1) its proximity to the Vail main village and the new Lionshead retail area, 2) its proximity
to Vail Mountain for access via a new gondola, and 3) the fact that the Applicant /VAI already owned the Site. The proposed project allows the Applicant to build an environmentally-friendly,
luxury resort in the heart of Vail, providing an accessible and connected resource to the community with common spaces and associated activities, mountain access, retail, restaurants,
and parking. Due to the present build-out conditions of Vail, the Ever Vail Site is really the only location available that can be considered an accessible asset to the overall resort
community. Callison, the primary architectural consultant for the Ever Vail Development, went through a variety of alternatives for the internal configuration of the development. These
alternatives included: the orientation of buildings to allow for lines of sight and pedestrian access through the property; locations for the hotel, retail, and restaurants; and placement
of roadways, parking, and other transportation components. The current site plans took into account comments from various stakeholders on previous iterations of site design to come up
with the most aesthetically pleasing, community friendly resort
Ever Vail Development at West Lionshead Environmental Impact Report Page 44 AMEC Earth & Environmental possible. Site plans are provided in Exhibit C, with full-size versions accompanying
this submittal. A no action alternative for the Ever Vail Development is also a possible alternative. However, this would be a loss for the Town of Vail’s resort community. The Ever
Vail Development will add a progressive, LEED-certified, flagship neighborhood to the Town, while providing employee housing, space for community events, and additional access to Vail
Mountain via parking and the gondola, among other benefits described in this report. 4.4 Relationship Between Short and Long-term Uses of the Environment Construction activities would
result in the short term impacts and nuisance factors described under “Unavoidable Adverse Effects” above. Long-term uses of the environment will include a new, green-design resort neighborhood
for the Town of Vail, with direct access to Vail Mountain and a variety of community benefits described earlier in this report. 4.5 Irreversible Environmental Changes Irreversible environmental
changes involve irretrievable commitment of a resource that cannot be changed or reversed once it has occurred, resulting in a loss of future options. Typically the irreversible or irretrievable
commitment of resources applies to the use or removal of nonrenewable resources such as minerals or cultural resources, or to functional values such as soil productivity that are renewable
only over long periods of time. No irreversible and/or irretrievable commitments of resources would occur as a result of the Ever Vail Development. The effects associated with the loss
of vegetation of areas, including wetlands could potentially be restored and reversed over time with removal of the facilities associated with the project and restoration of disturbed
areas. 4.6 Growth Inducing Impacts The development of Ever Vail is well within the development densities predicted for the property per the Lionshead Redevelopment Master Plan. The growth
inducing impacts of the project include a new residential population on the property; both a permanent population and a seasonal guest population. The project will also attract skiers
and shoppers to the property and those combined with the resident population to the Site will have direct tax revenue enhancing impacts not only within the property itself but also spin
off effects outside of the property. The Ever Vail Development is envisioned to have 381 dwelling units/vacation units, 102 hotel rooms, and 41 employee housing units. If we assume that
the dwelling units will be occupied 50% of the time and at the Town’s average of 2.09 persons per unit
Ever Vail Development at West Lionshead Environmental Impact Report Page 45 AMEC Earth & Environmental or household, then the dwelling units would produce an average population of 398
persons. If we assume the same average occupancy rate (50%) for the hotel rooms but with an average of 2 persons per room, the average population prediction for the hotel would be 102
persons. With regard to the employee housing, we anticipate a year round occupancy of the dwelling units regardless of the seasonality of the positions employees might hold. We predict
that the number of persons per unit will be higher than the Town average of 2.09. There will be a mixture of four-bedroom suites as well as one, two and three bedroom units. At this
early stage of the project we are predicting an average of 3 persons per unit or a population of 123 employees on-site. Therefore, at this early stage in the project development we are
predicting an average annual population of 623 persons. This number will likely fluctuate during the year and on a peak day may reach 1123 persons (796 persons in dwelling units, 204
persons in hotel rooms, and 123 employees in employee based units).
Ever Vail Development at West Lionshead Environmental Impact Report Page 46 AMEC Earth & Environmental 5 References Alpine Engineering (2008). Preliminary Drainage Plan for Ever Vail.
AMEC E & E (2010). South Frontage Road Bridge at Red Sandstone Creek Engineering Floodplain Analysis. Prepared for Vail Resorts Development Company. November 15 Andree, Bill (2007).
Colorado Division of Wildlife Biologist. Personal communication with Becky MacKnight, AMEC Earth & Environmental. October 29. CDOT (2004). I-70 Mountain Corridor, Draft Programmatic
Environmental Impact Statement, Section 4(f) Evaluation. Colorado Department of Transportation and the United States Department of Transportation Federal Highway Administration. December.
CDOW (2000). Gore Creek Fish Survey Data. Provided by Bill Andree, Colorado Division of Wildlife. CDPHE (2008a). CDPS General Permit for Construction Dewatering Activities Authorization
to Discharge Under the Colorado Discharge Permit System. http://www.cdphe.state.co.us/wq/PermitsUnit/PermitsUnit/Industrial/070000DewateringPermit.p df. Accessed October 9, 2008. CDPHE
(2008b). CDPS General Permit Discharges Associated with Subterranean Dewatering or Well Development. http://www.cdphe.state.co.us/wq/PermitsUnit/Industrial/603000per.pdf. Accessed October
9, 2008. CDHPE (2007). Stormwater Fact Sheet – Construction. http://www.cdphe.state.co.us/wq/PermitsUnit/stormwater/guidancefactsheets/Const FactSheet.PDF. Accessed October 9, 2008.
COSP (2003). Letter from the Colorado Division of Oil and Public Safety, Remediation Section, to Chevron Engineering Management Co. August 4. Department of Community Development (2000).
Official Town of Vail Debris Flow, Avalanche, and Rock Fall Hazard Maps. Town of Vail, Colorado. Adopted by Council Resolution No. 13, Series of 2000. October 17. EPA (2008). Criteria
Pollutant Area Summary Report, as of August 15, 2008. United States Environmental Protection Agency. http://www.epa.gov/air/oaqps/greenbk/ancl2.html. Accessed October 6, 2008. ERM (1993).
Initial Response to Spilled Diesel Fuel – Vail, Colorado. March 31.
Ever Vail Development at West Lionshead Environmental Impact Report Page 47 AMEC Earth & Environmental ERM (2005a). Phase I Environmental Site Assessment, BP Amoco Service Station, 934
South Frontage Road, Vail Colorado. July 8. ERM (2005b). Limited Phase II Investigation, BP Amoco Service Station, 934 South Frontage Road, Vail Colorado. November 18. Ever Vail LLC.,
Vail Resort Development Company (2010). Ever Vail Floodplain Modification Submittal to the Town of Vail. Prepared by AMEC E & E and Mauriello Planning Group. November 15. Ground Engineering
Consultants (2007). Subsurface Exploration Program and Geotechnical Recommendations for Proposed Commercial/Residential Structures, Ever Vail Development, Vail, Colorado. Job Number
07-6027. August 31. Hydrosphere Resource Consultants (2007a). Black Lake No. 1 Enlargement (File No. 1041-0068) Summary Report on Annual Operations, Inspection and Maintenance. Memorandum
from Bob Weaver (Hydrosphere) to Keith Montag (Eagle County, Community Development). February February 8. Hydrosphere Resource Consultants (2007b). Gore Creek Algae Investigation -2006
(Draft). Prepared for Eagle River Water and Sanitation District. Kimley-Horn and Associates (2010). Traffic Impact Report, Vail Resorts’ Ever Vail, Vail Colorado. November. Morgan, M.L.
(2006-2007). Colorado’s Earthquake and Fault Map Showing Locations of Historical Earthquakes and Known or Suspected Geologically Young Faults, Colorado Geological Survey. NRCS (2008).
Soil Survey Geographic (SSURGO) Database: Aspen-Gypsum Area, Parts of Eagle, Garfield and Pitkin Counties, Colorado. Accessed from the NRCS Web Soil Survey 2.0 System, http://soils.usda.gov/.
October 3. RMX (1992). 1991 Year-End Report, Former Chevron Service Station #7-0499, 934 South Frontage Road, Vail, Colorado. March. Scott, R.B., D.J. Lidke, and D.J. Grunwald (2002).
Geologic map of the Vail West quadrangle, Eagle County, Colorado. United States Geological Survey. Miscellaneous Field Studies, Map MF-2369. USFWS (2010). Endangered, Threatened, Proposed,
and Candidate Species, Colorado Counties. United States Department of the Interior, Fish and Wildlife Service, Ecological Services, Colorado Field Offices. February.
Ever Vail Development at West Lionshead Environmental Impact Report Page 48 AMEC Earth & Environmental USDA Forest Service (2007). Black Lake No. 1 Enlargement Project. Environmental
Assessment. Vision Engineering (2008). Ever Vail Sustainable Master Plan. September 22. Waste Engineering (1993). Phase I Environmental Site Assessment, Holy Cross Electric Association,
Vail Yard, Vail, Colorado. November 5. Western Ecological Resource (2008). Wetland Delineation, Ever Vail Project, Eagle County, Colorado. March. White, Jonathan (2008). The Beautiful
Vail Valley: A Classroom in Geologic Hazards and Mitigation. Rocky Mountain Association of Geologists and Colorado Geological Survey Field Trip Guide. July 19. Wynn, Kirby H., Bauch,
Nancy J., and Driver, Nancy E. (1998). Gore Creek Watershed, Colorado-Assessment of Historical and Current Water Quantity, Water Quality, and Aquatic Ecology, 1968-98. USGS Water-Resources
Investigations Report 99-4270.
Ever Vail Development at West Lionshead Environmental Impact Report Page 49 AMEC Earth & Environmental EXHIBITS
Ever Vail Development at West Lionshead Environmental Impact Report Page 50 AMEC Earth & Environmental Exhibit A: Location map for Ever Vail Site, Vail, Colorado, showing approximate
Site boundary.
Ever Vail Development at West Lionshead Environmental Impact Report Page 51 AMEC Earth & Environmental Exhibit B: Aerial photograph of the Ever Vail Site with current property uses and
approximate Site boundary.
Ever Vail Development at West Lionshead Environmental Impact Report Page 52 AMEC Earth & Environmental Exhibit C: Site plan for the Ever Vail Development showing topography and maximum
height plans as of November 8, 2010. (Plans provided by Callison. Please note that full-size versions of these plans are included with the overall Town of Vail submittal.)
Ever Vail Development at West Lionshead Environmental Impact Report Page 53 AMEC Earth & Environmental Exhibit C: Site plan for the Ever Vail Development showing topography and maximum
height plans as of November 8, 2010. (Plans provided by Callison. Please note that full-size versions of these plans are included with the overall Town of Vail submittal.)
Ever Vail Development at West Lionshead Environmental Impact Report Page 54 AMEC Earth & Environmental Exhibit D: SSURGO soil mapping for the Ever Vail Site with approximate Site boundary.
Ever Vail Development at West Lionshead Environmental Impact Report Page 55 AMEC Earth & Environmental Exhibit E: Potentiometric surface map for the Ever Vail Site (elevation of water
table).
Ever Vail Development at West Lionshead Environmental Impact Report Page 56 AMEC Earth & Environmental Exhibit F: Letter from CDOW regarding lynx habitat on the Ever Vail Site.
Ever Vail Development at West Lionshead Environmental Impact Report Page AMEC Earth & Environmental 57 Exhibit G: Wildfire hazard ratings for the Ever Vail Site.
Ever Vail Development at West Lionshead Environmental Impact Report Page 58 AMEC Earth & Environmental Exhibit H: Perspective models of the Ever Vail Site, looking from the south to
north. (Images provided by Callison.)
Ever Vail Development at West Lionshead Environmental Impact Report Page 59 AMEC Earth & Environmental Exhibit H: Perspective models of the Ever Vail Site, looking from the south to
north. (Images provided by Callison.)