HomeMy WebLinkAbout2010 11 11 Ever Vail Town of Vail EIR Final.pdf
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@lrewater.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
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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
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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
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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
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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.
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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.
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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).
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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)
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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 submittal.
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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
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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
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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
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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.
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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
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Vail Snow Making
Diversion
DowdsJunction
Vail WWTP
Vail Golf Course
Diversion
Ever Vail Project Site
Gore Creek
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Red Sandstone Creek Booth Creek
Alluvial
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Diversion
DowdsJunction
Vail WWTP
Vail Golf Course
Diversion
Ever Vail Project Site
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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
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Ever Vail Development at West Lionshead
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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
with Indian Creek 4.5 miles 2 cfs (5/1/-9/30)
July 27, 1977
1.5 cfs (10/1-4/30) The confluence with Indian
Creek to the confluence with
Gore Creek 2.5 miles 2.5 cfs (5/1/-9/30)
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
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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 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
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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
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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
/
2
0
0
0
4/
1
/
2
0
0
0
7/
1
/
2
0
0
0
10
/
1
/
2
0
0
0
1/
1
/
2
0
0
1
4/
1
/
2
0
0
1
7/
1
/
2
0
0
1
10
/
1
/
2
0
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1
1/
1
/
2
0
0
2
4/
1
/
2
0
0
2
7/
1
/
2
0
0
2
10
/
1
/
2
0
0
2
cf
s
*
1
0
0
Dowd Junction contributionBlack Lakes ReleasesInterconnecting Water Main contributioonGore Creek w/out Black Lakes ReleasesCWCB 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
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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 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
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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 long-
term 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
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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
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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
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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
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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 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.
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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
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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
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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).
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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.
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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).
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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. 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.
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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
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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 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
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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 large-
scale 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.
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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 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
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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 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.
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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
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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
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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, multiple-
family 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/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 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
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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.
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