HomeMy WebLinkAboutPEC130013 19th Green Floodplain Modification Memorandum and AttachmentsTOWN OF
To:
From:
Date:
Subject
0 VAIL'
Memorandum
Planning and Environmental Commission
Community Development Department
May 13, 2013
A request for review of a Floodplain Modification Permit, pursuant to Section 14-
6-6, Grading Standards, and Section 12- 21 -11, Flood Hazard Zones, of the Vail
Town Code, to allow for grading within the Gore Creek 100 -year floodplain, for
the creation of the 19th green at the Vail Golf Club, located at 1775 Sunburst
Drive /Lot 3, Sunburst Filing 3 and unplatted parcels (a complete metes and
bounds description is available at the Community Development Department
Office), and setting forth details in regard thereto. (PEC130013)
Applicant: Vail Recreation District, represented by Scott O'Connell
Planner: Joe Batcheller
SUMMARY
The applicant, The Vail Recreation District (VRD), represented by Scott O'Connell, is
requesting review of a flood plain modification pursuant to Section 14 -6 -6, Grading
Standards, and Section 12- 21 -11, Flood Hazard Zones, of the Vail Town Code. The
VRD is requesting to perform work and construct improvements within the 100 -year
Gore Creek floodplain located on the Vail Golf Club. The proposed work is in response
to the VRD's need to occasionally reconfigure the holes of the Vail Golf Club while
continually operating a full 18 hole course. The proposed improvements within the
floodplain include grading, construction fill, and re- vegetation. The resulting green
should be able to withstand flooding, and will have an insignificant impact upon the
limits of the delineated floodplain, thus posing no threat to private property. What is
more, the proposed improvements will allow for better golf operation capabilities and
continual recreational access.
Based upon Staff's review of the criteria outlined in Section V of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends approval of this application, subject to the findings noted in Section VI.
DESCRIPTION OF THE REQUEST
The VRD is requesting review of a flood plain modification pursuant to Section 14 -6 -6,
Grading Standards, and Section 12- 21 -11, Flood Hazard Zones, of the Vail Town Code.
The purpose of the 19th Green Improvements Project is to provide the VRD with the
operational capacity necessary to host a full 18 hole course at the Vail Golf Club.
Improvements within the scope of installing a new golf green and bunker for the 19th
hole on the Vail Golf Club include the import of earth materials (structural dirt, gravel,
sand, topsoil and sod), the installation of new irrigation equipment, and new drainage
lines. The golf green and bunker will be constructed to the standards and specifications
detailed by the golf course architect, Phelps/ Atkinson Golf Course Design.
Proposed plans and analysis (Attachment A), the Environmental Impact Report dated
March 28, 2013, (Attachment B), and a letter from River Restoration dated January 25,
2013, revised May 3, 2013 (Attachment C) are attached for reference.
III. BACKGROUND
The Vail Golf Club functions as a golf course during the summer and as the Nordic
Center during the winter. Much of the golf course is partially located within the Gore
Creek floodplain as the creek is adjacent to the entire length of the property, bifurcating
it some parts. The VRD has planned for various improvements to the Vail Golf Club,
including the clubhouse, hole 12, and hole 18. This project will help facilitate
improvements to the course itself, and is specific to the creation of hole 19.
The VRD has retained the services of River Restoration to conduct the site assessment
and environmental impact report. To date, the following tasks have been completed:
Task 1: Site Assessment and Survey: Conducted on December 14, 2012, which
included topographic and hydrographic survey of the effective floodway and the
effective floodplain.
Task 2: Construction Fill Assessment: Developed on April 3, 2013, to analyze
potential improvements within the floodway.
Task 3: Environmental Impact Report: Drafted on March 28, 2013, to assess
potential environmental hazards within the floodplain resulting from the project.
IV. APPLICABLE PLANNING DOCUMENTS
Tile 14, Development Standards, Vail Town Code (in part)
14 -6 -6: FLOODPLAIN STANDARDS:
All modifications, grading or installation of proposed improvements within the 100 -year
floodplain shall be in accordance with section 12 -21 -11 of this code.
The floodplain line shall be determined by a registered professional land surveyor by
plotting the appropriate elevation of the floodplain on a maximum one inch equals
twenty feet (1 " = 20) topographic two foot (2) contour map using the adopted town of
Vail flood profiles (the federal emergency management agency flood insurance study).
The topographic survey shall reveal the method for determining the starting point and
Town of Vail Page 2
the starting elevation for the floodplain delineation. A site specific study performed by a
professional engineer per FEMA guidelines and approved by the town of Vail and FEMA
may be required.
Title 12, Zoning Regulations, Vail Town Code (in part)
12- 21 -11: FLOOD HAZARD ZONES:
A. Purpose: To promote public health, safety and general welfare and to minimize public
and private losses due to flood conditions in specific areas by provisions designed to:
1. Protect human life and health;
2. Minimize expenditure of public money for costly flood control projects;
3. Minimize the need for rescue and relief efforts associated with flooding and
generally undertaken at the expense of the general public;
4. Minimize prolonged business interruptions;
5. Minimize damage to public facilities and utilities such as water and gas mains,
electric, telephone and sewer lines, streets and bridges located in floodplains;
6. Help maintain a stable tax base by providing for the sound use and development
of flood prone areas in such a manner as to minimize future flood blight areas;
7. Ensure that potential buyers are notified that property is in a flood area;
8. Ensure that those who occupy the floodplain assume the responsibility for their
actions;
9. Protect the natural areas required to convey flood flows and retain flow
characteristics; and
10. Obtain and maintain the benefits to the community of participating in the national
flood insurance program.
B. Basis For Establishing The Areas Of Special Flood Hazard: The areas of special
flood hazard identified by the federal emergency management agency in a scientific and
engineering report entitled, "The Flood Insurance Study For Eagle County, Colorado,
And Incorporated Areas" dated December 4, 2007, with accompanying flood insurance
rate maps and flood boundary - floodway maps (FIRM and FBFM) and any revisions
thereto are hereby adopted by reference and declared to be a part of this chapter.
C. Designation Of The Floodplain Administrator: The town engineer or designee is
hereby appointed the floodplain administrator to administer and implement the
Town of Vail Page 3
provisions of this chapter and other appropriate sections of 44 CFR (national flood
insurance program regulations) pertaining to floodplain management.
D. Duties And Responsibilities Of The Floodplain Administrator: Duties and
responsibilities of the floodplain administrator shall include, but not be limited to, the
following:
1. Maintain and hold open for public inspection all records pertaining to the
provisions of this chapter.
2. Review all permit applications to ensure that the requirements of this chapter have
been satisfied and that the proposed improvement will be reasonably safe from
flooding.
3. Review, approve or deny floodplain use and modification permits to determine
whether proposed improvements meet the provisions of this chapter.
4. Review evidence prior to the issuance of a floodplain use permit that all necessary
permits have been obtained from those federal, state, or local government agencies
from which prior approval is required. Conditional floodplain use permits may be
issued contingent upon receipt of the above mentioned agency permits.
5. Review and verify that no new habitable structure is constructed within the flood
hazard zone.
6. Review and verify that a licensed professional engineer or professional land
surveyor certified the location of the 100 -year floodplain on all development
applications that are adjacent to, or partially located within the 100 -year floodplain,
that are proposing improvements that may affect the floodplain.
7. Where interpretation is needed as to the exact location of the boundaries of the
areas of special flood hazards (for example, where there appears to be a conflict
between a mapped boundary and actual field conditions) the floodplain administrator
shall make the necessary interpretation.
8. Notify, in riverine situations, adjacent communities and the Colorado division of
emergency management, prior to any alteration or relocation of a watercourse, and
submit evidence of such notification to the federal emergency management agency.
9. Assure that the flood carrying capacity within any altered or relocated portion of
any watercourse is maintained.
10. When base flood elevation data have not been provided in accordance with
subsection 8 of this section, the floodplain administrator shall obtain, review and
reasonably utilize any base flood elevation data and floodway data available from
federal, state or other source, in order to administer the provisions of subsection F of
this section.
Town of Vail Page 4
11. When a regulatory floodway has not been designated, the floodplain
administrator must require that no new construction, substantial improvements, or
other development (including fill) shall be permitted within zones Al -30 and AE on
the community's FIRM, unless it is demonstrated that the cumulative effect of the
proposed development, when combined with all other existing and anticipated
development, will not increase the water surface elevation of the base flood more
than one foot (1) at any point within the community.
12. Under the provisions of 44 CFR chapter 1, section 65.12, of the national flood
insurance program regulations, a community may approve certain development in
zones A 1 -30, AE, AH, on the community's FIRM which increases the water surface
elevation of the base flood by more than one foot (1'), provided that the community
first applies for a conditional FIRM revision through FEMA (conditional letter of map
revision).
E. Floodplain Permits:
1. Floodplain Use Permit ( ... I
2. Floodplain Modification Permit:
a. Purpose: A Floodplain Modification Permit is a permit to allow construction of
improvements and /or modifications to the adopted floodplain for all other uses,
improvements, or modifications to or within the floodplain that do not fall within the
guidelines of the floodplain use permit. However, no habitable structures or
improvements shall be allowed to be constructed within the floodplain.
b. Floodplain Modification Application Submittal Requirements: Applicants shall
provide the following information prior to design review or any review by the
planning and environmental commission:
(1) Elevation of the lowest floor (including basement and crawl space) of all
new and substantially improved structures within or adjacent to the floodplain.
(2) Description of the extent to which any floodplain will be altered including
why, when, how, and when it will be replaced back to its original configuration,
and addressing each relevant factor in subsection E3 of this section.
(3) Signature of the owners of all property subject to an impact by the proposed
improvement.
(4) A site plan drawn to an engineering scale showing the location, dimensions,
and elevations of the proposed landscape /grade alterations, existing and
proposed structures, relevant landscape /topographic features, and the location
of the foregoing in relation to the 100 -year floodplain. The floodplain line shall
be provided on a plan certified by a licensed professional engineer or land
surveyor.
Town of Vail Page 5
(5) Detailed topographic cross sections provided by a licensed professional
surveyor of the area proposed to be altered, showing existing and proposed
conditions.
(6) Copy of all other necessary approved permits (i.e., building permit, public
way permit, ACOE permit, dewatering permit, DOW permit, CDHPE permit).
(7) An engineered floodplain analysis of the impacts to the floodplain prepared
by a qualified licensed professional engineer.
(8) Copy of submitted application for a conditional FIRM and floodway revision
through FEMA, if applicable.
(9) Environmental impact report, per chapter 12 of this title.
(10) Any additional information deemed necessary by the floodplain
administrator.
V. REVIEW CRITERIA
The applicant is requesting the review of a floodplain modification under the provisions
of Chapter 14 -6, Grading Standards, Vail Town Code. The applicant received
confirmation from River Restoration in a letter dated January 25, 2013:
"The results of this comparison demonstrate that Proposed Conditions should have
no adverse effects upon the efficiency or capacity of the floodway; persons and
personal property upstream, downstream and in the immediate vicinity; the 100 -
year flood profile and channel stability; any tributaries to the main stream, drainage
ditches and any other drainage facilities or systems; and do not change the Effective
model. "
This proposal includes grading, construction fill, and re- vegetation. Staff has included
the criteria for the review of a floodplain modification request below:
(1) The effects upon the efficiency or capacity of the floodway;
The proposed improvements are designed so that there will be no impact to the
efficiency or capacity of the floodway, as confirmed in the Environment Impact
Report.
(2) The effects upon persons and personal property upstream, downstream and in the
immediate vicinity;
River Restoration believes there are no potential negative impacts to personal
property in the vicinity of the proposed improvements.
(3) The effects upon the 100 -year flood profile and channel stability;
Town of Vail Page 6
The 100 -year flood plain line will be altered slightly, but according to the letter from
River Restoration, there would be no adverse effects upon the efficiency or capacity
of the floodway as a result of the proposed improvements.
(4) The effects upon any tributaries to the main stream, drainage ditches and any other
drainage facilities or systems;
The location of the proposed project is not in the vicinity of any tributaries, drainage
ditches, or other drainage facilities and therefore Staff does not believe there are any
negative effects on these elements.
(5) The danger to life and property due to flooding or erosion damage;
The letter from River Restoration states: "the proposed 19th Green project should
not increase dangers to life and property due to flooding or erosion damage." There
is no observable increase to the water surface elevation between the effective and
proposed conditions. Thus, there would be no increased threat of flooding to
property, private or public.
(6) The susceptibility of the proposed improvement and its contents to flood damage
and the effect of such damage on the individual owner;
The letter from River Restoration states: "the improvement and its contents should
not increase the susceptibility of the project area to flood damage and the effect of
such damage on the individual owner."
(7) The danger that materials may be swept onto other lands to the injury of others;
The improvements are intended to be installed to withstand the forces of Gore Creek
and resist being swept away from the point of installation. There is no increased
danger that materials may be swept onto other lands to the injury of others, as the
site for the proposed 19th hole has a grade of less than 1 percent. The Environment
Impact Report confirms this finding.
(8) The compatibility of the proposed use with existing and anticipated development;
The Vail Golf Club is a highly utilized golf course within the Town of Vail. The
proposed improvements have been designed to be compatible with the desired
intent of uses, which are golf and nordic activities. Staff believes the proposed
improvements are compatible with the existing and anticipated development.
(9) The safety of access to the property in times of flood for ordinary and emergency
vehicles;
The proposed improvements do not negatively affect the current level of access for
emergency vehicles to the site.
Town of Vail Page 7
(10) The costs of providing governmental services during and after flood conditions
including maintenance and repair of streets and bridges, and public utilities and facilities
such as sewer, gas, electrical and water systems;
The proposed improvements have no bearing on the need for future governmental
services and improvements.
(11) The expected heights, velocity, duration, rate of rise and sediment transport of the
floodwaters and the effects of wave action, if applicable, expected at the site;
The letter from River Restoration describes the proposed improvements as having
no impacts as the result of increased heights, velocity, duration, rate of rise and
sediment transport of the floodwaters and the effects of wave action at this site. The
Environment Impact Report confirms this finding.
(12) The effect the proposed changes will have any adverse environmental effect on the
watercourse including, without limitation, erosion of stream banks and stream side trees
and vegetation and wildlife habitat;
The proposed improvements are located far enough away from the stream banks
where they will have a limited adverse environmental effect, as confirmed by River
Restoration.
(13) The necessity to the facility of a waterfront location, where applicable;
Not applicable.
(14) The availability of alternative locations, not subject to flooding or erosion damage,
for the proposed use;
Given the configuration of the golf course, the applicant and Staff feel the 19th green
has been sited in the most appropriate location.
(15) The relationship of the proposed use to the comprehensive plan for that area.
This proposal meets the intent of Vail's Comprehensive Open Lands Plan for this
area, which designates the Vail Golf Club as recreational open space.
Staff believes this application meets the criteria for approval of a Floodplain Modification
Permit. The Vail Floodplain Manager, Tom Kassmel, has also reviewed all materials for
the proposed 19th hole and agrees with Staff's recommendation.
VI. STAFF RECOMMENDATION
The Community Development Department recommends approval of a Floodplain
Modification Permit, pursuant to Chapter 14 -6, Grading Standards, Vail Town Code, to
allow for grading, construction fill, and re- vegetation within the Gore Creek 100 -year
floodplain, to construct the 19th green at the Vail Golf Club, located at 1775 Sunburst
Drive /Lot 3, Sunburst Filing 3 and unplatted parcels (a complete metes and bounds
Town of Vail Page 8
description is available at the Community Development Department Office), and setting
forth details in regard thereto. This recommendation is based upon the review of the
criteria outlined in Section V of this memorandum and the evidence and testimony
presented.
Should the Planning and Environmental Commission choose to approve this Floodplain
Modification Permit request, the Community Development Department recommends the
Commission pass the following motion:
"The Planning and Environmental Commission approves the Floodplain Modification
Permit request pursuant to Chapter 14 -6, Grading Standards, Vail Town Code, to allow
for grading within the Gore Creek 100 -year floodplain, to construct the 19th green at the
Vail Golf Club, located at 1775 Sunburst Drive /Lot 3, Sunburst Filing 3 and Unplatted
Parcels (a complete metes and bounds description is available at the Community
Development Department Office), and setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to approve this Floodplain
Permit request, the Community Development Department recommends the Commission
makes the following findings:
"Based upon a review of Section V of the Staff's May 13, 2013, memorandum to the
Planning and Environmental Commission and the evidence and testimony presented,
the Planning and Environmental Commission finds:
(1) That the proposed use or modification adequately addresses the findings in
subsection E3a of this section, as determined by the floodplain administrator, unless
the applicant can demonstrate that one or more of the standards is not applicable, or
that a practical solution consistent with the public interest has been achieved,
(2) That the proposed use or modification is consistent with the adopted goals,
objectives and policies outlined in the Vail comprehensive plan and compatible with
the development objectives of the town; and
(3) That the proposed use or modification is compatible with and suitable to adjacent
uses and appropriate for the surrounding areas; and
(4) That the proposed use or modification promotes the health, safety, morals, and
general welfare of the town and promotes the coordinated and harmonious
development of the town in a manner that conserves and enhances its natural
environment and its established character as a resort and residential community of
the highest quality.
VI. ATTACHMENTS
A. Proposed plans and analysis
B. Environmental Impact Report dated March 28, 2013
C. Letter from River Restorations dated January 25, 2013, revised May 3, 2013
Town of Vail Page 9
General Notes
0
GR CAI E
-so o z so 100 zoo ,- -' i
PROPOSED
1971H GREEN
_.
60
FOOTPRINT
-
w
56
59
v
1 inch _ 50 ft.
5 w
58
A/
59 w -v w
i EXISTING CONDITIONS
54 PREDIGTED FLOODING EXTENTS
-
w w w w w
ADD
O
_
'ALT.
-
56
A/
_,_,_,_,_, --�=
w 1 w w w
i
1 PGT ANNUAL CHANGE
--
FLOOD HAZARD
YR F
5e (100LOODPLAIN)
PROPOSED CONDITIONS
PROPOSED COMBINED
PREDICTED FLOODING EXTENTS
12TH;,10THTEEBOX
GOr-IPLEX FOOTPRINT
� 1
1
EXISTING CONDITIONS
PREDICTED FLOODING EXTENTS
z
U Q
LU
♦ ♦
EFFECTIVE FLOODWAY
I I I
-
♦
/
_
i
Abi
_ — `
♦
0
♦ ♦ ♦
DRAf=T -NOT fOR
C01\15TRUCTION
e
1
Flood plain Delinea ion
5/3/13
- - -- ee
/
e
e
ee
No
Revision /Issue
Date
o-
Firm Name and Address
NOTES:
- -
` ` ` ♦"
J
` ♦
WN to)
�1��
1.
EXISTING CONDITIONS TOPOGRAPHY IN ARE PE THE AERIAL MAP DEVELOPED BY
♦ •,
INTRASEARCH, INC., PROVIDED BY GORE RANGE SURVEYING EEC.
`,
�'�
P.O. Box 2 123
2,
DATE OF EXISTING CONDITIONS TOPOGRAPHY: AUGUST, 2009.
Glenwood Springs, CO 8 1 G02
www.RlverRe5toratlon.org
3.
PROPOSED CONDITIONS TOPOGRAPHY AND IMPROVEMENTS PROVID BY PHELPS ATKINSON LANDSCAPE
�
ARCHITECTURE.
_
-_
_
/` ` -- —
Project Name Address
—
—
♦''
•
and
4.
EXISTING EXTENTS DRAWN BA
D ON UPDATED TOPOGRAPHY. THESE
1 177,9
_ _ ¢ _ ' _ _ —
1 7'
_:_, ®- ®�
LINES WERE DROPOSEDDFLOODING
PREDICTED FLOODING
1
10
_ _: _._,_:_:_:_:_,o,_:_._._,_,_._._ _,_,_,_._,_,_,_,_
Vail Recreation Dlstrlct
5.
HE FLOODWAY AND 1 PCT ANNUAL CHANCE FLOOD HAZARD DELI TICKS CONTINUE TO BE THE
-
_
GULATORY BOUNDARIES AS DESCRIBED BY THE MOST RECENT 2007 000 INSURANCE STUDY.
0 M --
6.
BA IS OF ELEVATIONS: COLORADO HARN CONTROL POINT "SPRADDLE ", ELEVA 8287.40' (NAVD
88)
7
ACCORDING COLORADO MUST COMMENCE ACTION UPON ANY
1
7 7
AN I 1
DEFECT NS SURVEY WIRE YEARS AFTER YOU FIRST SUCH DEFECT. IN NO
EVENT, MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN
Project
sheet
YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.
_
1 9th Green
8.
GORE RANGE SURVEYING EEC DID NOT PERFORM A TITLE SEARCH OF THE SUBJECT PROPERTY TO
I
Date
ESTABLISH OWNERSHIP, EASEMENTS OR RIGHTS OF WAY OF RECORD. THE BOUNDARY DIMENSIONS,
4-3-2013
EASEMENTS AND RIGHTS OF WAY SHOWN HEREON ARE PER THE RECORD PLAT FOR THE SUBJECT
scale
" = 501
PROPERTY AND TITLE REPORT PREPARED BY LAND TITLE GUARANTEE COMPANY, ORDER No.
VC50020697, DATED SEPTEMBER 19, 2008.
9.
VERIFY CURRENT BUILDING SETBACKS ND RESTRICTIONS WITH THE PROPER GOVERNING AUTHORIT .
NOTES:
1) DATE OF TOPOGRAPHY: AUGUST, 2009
2) TOPOGRAPHY AND IMPROVEMENTS INDICATED HEREON ARE PER THE AERIAL MAP PROVIDED BY
INTRASEARCH, INC.
2) BASIS OF ELEVATIONS: COLORADO HARN CONTROL POINT "SPRADDLE ", ELEVATION = 8287.40' (NAVD
88).
3) NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY
DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT, IN NO EVENT,
MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS
FROM THE DATE OF CERTIFICATION SHOWN HEREON.
4) GORE RANGE SURVEYING LLC DID NOT PERFORM A TITLE SEARCH OF THE SUBJECT PROPERTY TO
ESTABLISH OWNERSHIP, EASEMENTS OR RIGHTS OF WAY OF RECORD. THE BOUNDARY DIMENSIONS,
EASEMENTS AND RIGHTS OF WAY SHOWN HEREON ARE PER THE RECORD PLAT FOR THE SUBJECT
PROPERTY AND TITLE REPORT PREPARED BY LAND TITLE GUARANTEE COMPANY, ORDER No. VC50020697,
DATED SEPTEMBER 19, 2008.
tTe7Fl m,
R
i'-
00
PUBLIC SERVICE CO. E MENT
(REC. No. 865335)
GOLF COURSE
PARCEL BOUNDARY
i
FAIRWAY
I�Q
PREEN-
l�
`FAIRWAY
'I I DIRT DRIVE
ID I _( cl DoE l
asssaa� ena M
. �e
R Nr
/
C Ill.
g
W
O
Z
o
Z
C�1
�
4
W
0-)
N-
O
i
m
D
O
Q
n
iii
n,,"
<
u�
0
0
n
Q
O
U
O
>
U
—
=
0�
EL
n
0
1--
Q
�Izz
0
0
O
u�
0
U
CL
0�
w
O
—i
U
�
Q
LL
W
O
C�
Q
APR o
2013
o
C�1
�
4
W
L
N-
i
m
a
•Nllll
Z "''
v �` V0 25 50 75 100
STATION 177.1 VIEW - SECTION
8275
i
125 150 175 200 225 250 275 300 325 350 375 400 425 450 475 500 525 550 575 600 625 650 675 700 725 750
Proposed Proposed ---------- Existing
Grade Fill Grade
0 25 50 75 100
STATION 177.5 ViEW— SECTION
125 150 175 200 225 250 275 300 325 350 375 400 425 450 475 500 525 550 575 600 625 650 675 700 725 750 775
Proposed - Proposed _ Existing gjM Grade Fill Grade
- - - -
( t
,
,
M , }
I
i
1 `
-r
I_
:
k
—} t
8250
,
, {
i
i
I
I {
I
i
€
f
#
ff f E
:
ii i 1
{
_._._1 _ ._.
11 A
1
:
{ : ,
k #
i
}
z
E E J I
j#
{
f f f
:
k t ,
i
E
- - -0 25 50 75 100 125 150
STATION 177.9 VIEW - SECTION
AMIll
"I /5 2UU 225 25U 2/b .5UU 525 55U 5 /5 4UU 425 45U 4/5 50U 525 550 575 600 625 650 675 700 725 750 775
Proposed Proposed ---------- Existing
Grade Fill Grade
General Notes
NO
C .*
! #"
LOI
i i
( i
I
`EE !
1
I t t
q 1 3 i i
i
t i
i
t ; ,
� r
i l
I
i
I ,
xi - rte.__.;.
r
i
I
k 1 i f
f
—
r-
v 4 ( I
_..__ _
No. Recision Issue Date
I
,
"
I
1 "
,
1 9
,
k #
,
,
Firm Name and Address
,
i
i
t
i
E I I ( i
I
;
,
I "
0 25 50 75 100
STATION 178 VIEW— SECTION
125 150 175 200 225 250 275 300 325 350 375 400 425 450 475 500 525 550 575 600 625 650 675 700 725 750
NOTES:
1. EXISTING CONDITIONS TOPOGRAPHY INDICATED HEREIN ARE PER THE AERIAL MAP DEVELOPED BY
INTRASEARCH, INC., PROVIDED BY GORE RANGE SURVEYING LLC.
2. DATE OF EXISTING CONDITIONS TOPOGRAPHY: AUGUST, 2009.
3. PROPOSED CONDITIONS TOPOGRAPHY AND IMPROVEMENTS PROVIDED BY PHELPS ATKINSON LANDSCAPE
ARCHITECTURE.
4. BASIS OF ELEVATIONS: COLORADO HARN CONTROL POINT "SPRADDLE ", ELEVATION = 8287.40' (NAVD
88).
5. NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY
DEFECT IN THiS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. iN NO
EVENT, MAY ANY ACTION BASED UPON ANY DEFECT iN THIS SURVEY BE COMMENCED MORE THAN TEN
YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.
6. GORE RANGE SURVEYING LLC DID NOT PERFORM A TITLE SEARCH OF THE SUBJECT PROPERTY TO
ESTABLISH OWNERSHIP, EASEMENTS OR RiGHTS OF WAY OF RECORD. THE BOUNDARY DIMENSIONS,
EASEMENTS AND RIGHTS OF WAY SHOWN HEREON ARE PER THE RECORD PLAT FOR THE SUBJECT
PROPERTY AND TITLE REPORT PREPARED BY LAND TITLE GUARANTEE COMPANY, ORDER No.
VC50020697, DATED SEPTEMBER 19, 2008.
7. VERIFY CURRENT BUILDING SETBACKS AND RESTRICTIONS WITH THE PROPER GOVERNING AUTHORITY.
Proposed _ Proposed ---------- Existing
Grade Fill Grade
IN
IN
A
II
IN
IN
Environmental Impact Report
19th Hole of the Vail Golf Course
Prepared For
The Vail Recreation District
March 28th 2013
Prepared By
RiverRestoration
t I-Soo 13
is
I Table of Contents
aSection One I Introduction .............................................................................. ............................... 1
ProjectDescription ....................................................................................... ............................... 1
ProjectLocation ........................................................................................... ............................... 1
Section Two Impacts Assessment ................................................................. ............................... 2
AppendixA Location Map .............................................................................. ............................... i
rAppendix B Floodplain Map ............................................................................. .............................ii
�i
7
A
t
t
t
t
ENVIRONMENTAL IMPACT REPORT 19" HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
Section One I Introduction
Project Description
In 2010 the Vail Recreation District (VRD) drafted a master plan for the Vail Golf Course (VGC),
which included construction of a 19th hole along with renovations and maintenance of the
existing holes. Constructing the 19th hole would allow the VRD to perform the renovations and
maintenance as described in the master plan without reducing the number of playable holes on
the course to less than 18. Having the option of a 19th hole would provide course staff with the
flexibility to utilize the hole early or late in the season if course issues such as turf damage,
water Issues, damage caused by wildlife, or adverse spring /fall conditions are present elsewhere
on the golf course. The 19th hole would be utilized only when necessary, due to construction
activities or in the case of adverse conditions causing the closure of a hole on the course.
The VRD has been working with the firm of Phelps / Atkinson to design the improvements
necessary for the 19th hole. Their review of siting options has revealed the best possible location
for the 19th hole. The project area is to be located approximately 50 ft north and east of the
® existing weather shelter between the 12th hole and the 16th hole. Reconfiguration of the 12th
tee box and the construction of the 19th green would require the importation of fill materials.
Once the topography has been shaped, the new tee box and green would be covered in sod to
match the existing vegetation of the VGC. Irrigation of the sod would be performed once placed
to ensure its long term success. A sand bunker would also be constructed on the north side of
the 19th green to add a degree of difficulty to the golf shot.
Project Location
The Vail Golf Club is located in Vail, Colorado at approximately 8285 ft above msl. The proposed
191h hole green is located approximately 350 ft north of Gore Creek between the 12th hole tee
box and the 16th hole fairway. The proposed 19th hole tee box is to be located at the existing
12th hole tee box, creating a shared tee complex. The project area is accessed by taking Exit 176
off Interstate 70 (1 -70) then traveling east on the South Frontage Rd E for a distance of 2.2 miles.
The 19th hole project area is located south off South Frontage Rd E, approximately 150 ft along
the private access drive. Appendix A: Location Map 191h Hole Vail Golf Course shows the
® location of the proposed project site.
IN
IN
1. *
IN
IN
II PAGE 1 1
II ENVIRONMENTAL IMPACT REPORT 19th HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
II Section Two I Impacts Assessment
The following of no significant environmental impacts, either during construction or on a
continuing basis is based on predefined affects described in Section 12 -12 -2 A -O of the Vail
Town Code.
A. Alters an ecological unit or land form, such as a ridgeline, saddle, draw, ravine, hillside,
cliff, slope, creek, marsh, watercourse, or other natural landform feature.
_ a. No significant change in land form either during or following construction is
proposed as part of the 19th hole construction on the Vail Golf Course. The
existing topography of the proposed project area is gently sloping ( <1 %) to the
southwest, towards Gore Creek. The land form is generally flat with minor
topographic variations. No visible ridgelines, saddles, draws, ravines, hillsides,
cliffs, slopes, creeks, marshes, watercourses, or other natural landform features
are found in the immediate project area. The proposed project topography at the
12th tee box does not increase the overall height from existing conditions but
nearly doubles the footprint from % acre to % acre in creating the combined tee
box complex. The proposed 191h green will create topographic variability, which
does not currently exist at the planar site. The maximum elevation increase over
the 1/3 acre site is approximately 1 ft.
1 M
b. No change in ecologic unit is anticipated as part of the proposed project. The
project is to be constructed on the existing Vail Golf Course and does not alter
the existing land use or subsequent ecology. Specifically, the 19th green is to be
located between the 12th hole fairway and the 16th hole green. This land is
currently managed by the Vail Golf Course and will not require significantly
different land management practices in support of the proposed improvements.
B. Directly or indirectly affects a wildlife habitat, feeding, or nesting ground.
a. Wildlife habitat, feeding, or nesting grounds are not anticipated to be
M1 significantly impacted either during construction or following construction of the
19th hole. The existing Vail Golf Course is assumed to have moderate habitat,
feeding, or nesting value, due to disturbances to wildlife through human use or
maintenance activities. During construction, the roughly 0.8 acre project site will
be cleared of non - native vegetation as necessary and fill will be placed to create
proposed topography. It is anticipated that construction activities will
temporarily reduce opportunities for marginal wildlife habitat, feeding, or
W
nesting grounds. However, once the project is completed, in the spring of 2013,
the land will be returned to its prior use, restoring whatever wildlife habitat,
feeding, or nesting ground value is presently available.
I id
PAGE 12
II ENVIRONMENTAL IMPACT REPORT 19" HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
I, C. Alters or removes native grasses, trees, shrubs, or other vegetative cover.
■ a. Vegetative cover on the project site will be temporarily impacted during
construction activities. The combined 0.8 acre project site will be temporarily
cleared of non - native vegetation, as necessary, and fill will be placed to create
proposed topography. Once constructed, the disturbed areas will be soded and
irrigated to restore vegetative cover to the project area. Due to the current land
management practices of the active golf course, no native grasses, trees, or
shrubs are present within the 0.8 acre project site.
D. Affects the appearance or character of a significant scenic area or resource, or involves
buildings or other structures that are of a size, bulk, or scale that would be in marked
contrast to natural or existing urban features.
a. Construction activities, at the project site, will have a temporary effect on the
appearance of the golf course. However, once sod has been placed in the spring
of 2013 no continued impacts are anticipated. The proposed topography is
I , consistent with the existing land forms and is not of a size, bulk, or scale that
would be in marked contrast to natural or existing urban features.
E. Potentially results in avalanche, landslide, siltation, settlement, flood, or other land form
change or hazard to health and safety.
III a. The proposed project area is on a gentle slope ( <1 %), with limited topographic
variability. Impacts during or once construction has been completed will not
increase the potential for avalanche or landslide, thereby increasing hazards to
health and safety.
b. The Vail Golf Course is situated on the floodplain of Gore Creek. Through the golf
course reach, Gore Creek meanders along the broader glacial valley, alternately
eroding and depositing river sediments. These sediments originate from steep
mountain streams that empty into Gore Creek at the numerous alluvial fans
which dominate the valley floor. In general, Gore Creek's floodplain is
characterized by shallow organic and mineral soils, overlaying well consolidated
alluvial deposits. Due to the largely stable nature of these soils, risk of land form
changes or settlement is not anticipated to increase during or following
construction of this project. Appropriate fill materials are to be placed on existing
soils, which do not currently show signs of settlement.
c. The proposed project is partially located within the Effective 100 yr Floodplain of
Gore Creek and north of the Effective Floodway encroachment station near
FEMA river station 178. Construction activities will require the placement of fill
materials, of which a portion will be located within the Effective 100 yr
Floodplain. Appendix B: Floodplain Map describes the locations of the 19th green
along with the delineations of the Effective Floodway and Floodplain. A separate
PAGE 13
ENVIRONMENTAL IMPACT REPORT 19" HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
floodplain analysis was prepared for the Vail Floodplain Manager, by a qualified
licensed professional engineer, to address flooding issues associated with the
project. A letter report was drafted demonstrating compliance with Town of Vail
and FEMA regulations necessary to perform work in the floodplain. The report
also addressed relevant issues described in subsection 12 -21 -11 E.3. of the Vail,
Colorado Town Code. The results of this analysis demonstrate that the proposed
project should have no adverse effects upon siltation or flooding, the efficiency
or capacity of the floodway, persons and personal property upstream,
downstream and in the immediate vicinity, the 100 -year flood profile and
channel stability, any tributaries to the main stream, drainage ditches and any
other drainage facilities or systems.
F. Discharges toxic or thermally abnormal substances, or involves use of herbicides or
pesticides, or emits smoke, gas, steam, dust, or other particulate matter.
a. Subsurface conditions at the project site have not been studied as part of this
analysis. If toxic substances are uncovered during construction activities, these
materials will be isolated, removed, and disposed of at an appropriate facility or
left undisturbed.
b. Discharges of thermally abnormal substances, smoke, gas, stream, dust, or other
particulate matter is not anticipated during or following construction activities at
the project site.
c. The use of herbicides and /or pesticides may occur on the project site, following
construction activities, consistent with the Vail Golf Courses land management
practices. No significant additional use of these substances is anticipated beyond
whatever use may already occur.
G. Involves any process which results in odor that may be objectionable or damaging.
a. Construction activities at the project site will require the use of heavy equipment
for filling and shaping of the topography. Diesel fuel and emissions will
temporarily occur onsite, which may result in an objectionable odor. No
permanent changes which results in odor that may be objectionable or damaging
are anticipated as part of this project.
H. Requires any waste treatment, cooling, or settlement pond, or requires transportation of
solid or liquid wastes to a treatment or disposal site.
a. No waste treatment, cooling, or settlement ponds will be necessary during or
following construction activities. Similarly, no solid or liquid wastes are
anticipated to be generated by the project, which will require transportation of
to a treatment or disposal site. If toxic substances are uncovered subsurface and
PAGE 14
ENVIRONMENTAL IMPACT REPORT 19" HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
cannot be avoided during construction activities, these materials will be isolated,
removed, and disposed of at an appropriate facility.
I. Discharges significant volumes of solid or liquid wastes.
a. No solid or liquid wastes are anticipated to be generated by the project. If solid
or liquid wastes are uncovered subsurface by the project, these materials shall
not be discharged to open waters and will be isolated, removed, and disposed of
at an appropriate facility.
J. Has the potential to strain the capacity of existing or planned sewage disposal, storm
drainage, or other utility systems.
a. The existing project area currently drains to Gore Creek and does not drain to
existing or proposed sewer systems. Activities during or following construction
will have no impact on the capacity of existing or planned sewage disposal, storm
drainage, or other utility systems.
K. Involves any process which generates noise that may be offensive or damaging.
a. Construction activities at the project site will require the use of heavy equipment
for filling and shaping of the topography. Heavy equipment activity onsite will
temporarily generate noise that may be considered offensive. Construction
activities are scheduled for the sprig of 2013. No permanent changes which
generate noise that may be offensive or damaging are anticipated as part of this
project.
L. Either displaces significant numbers of people or results in a significant increase in
population.
a. Neither during or following construction activities will a significant numbers of
people be displaced nor will the project result in a significant population
increase.
M. Preempts a site with potential recreational or open space value.
a. The current project site has significant recreation /open space value. Neither
construction or post construction activities will impact potential recreational or
open space value as the land will be returned to an identical use following
construction.
N. Alters local traffic patterns or causes a significant increase in traffic volume or transit
service needs.
a. Neither construction or post construction activities will alter local traffic patterns
or cause a significant increase in traffic volume or transit service needs.
PAGE 15
ENVIRONMENTAL IMPACT REPORT 19" HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
O. Is a part of a larger project which, at any future stage, may involve any of the impacts
listed in this section. (Ord. 29(2005) § 31: Ord. 8(1973) § 16.200)
a. This project is part of the 2010 Vail Recreation District drafted master plan for the
Vail Golf Course. The master plan includes construction of a 191h hole along with
renovations and maintenance activities at other holes on the golf course.
PAG E 16
ENVIRONMENTAL IMPACT REPORT 19" HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
Appendix A I Location Map
IN
IN
PAGE I i
i�
7ate,
VA �
1
Q
v ,
� a
\\
A
� J
1 �
LU
OX
i
Q v
cz
\ 10
I�
ENVIRONMENTAL IMPACT REPORT 19" HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
Appendix B I Floodplain Map
PAGE I ii
i.
s AVA N IbIJ000]J
s
;iiON qqc. I ;IG,, (noD ji0g iivA
p
1D1?J1SIa NOUVI',J31 TVA
0
m °8a
O
O
ofl
A; X" I V E R6
vr�/r� PO Box 02123.Glenwood Springs. Colorado 81602. (970) 947 -9568
January 25, 2013
Revised May 3, 2013
Thomas Kassmel, PE
Town of Vail
Department of Public Works
Town Engineer
1309 Elkhorn Drive
Vail, CO 81632
Phone 970 - 479 -2235
RE: Report describing the As Proposed Floodplain Compliance with Town of Vail
regulations for the construction of the 19th Green improvements project
Dear Tom,
RiverRestoration has performed a floodplain analysis within the reach of Gore Creek, for
the Vail Recreation District (VRD); in support of the 19th green Floodplain Modification
Permit (FMP). This letter report has been prepared to demonstrate compliance with Town
of Vail regulations and Federal floodplain development guidelines.
The VRD is seeking a FMP for activities necessary to construct a new green on the Vail
Golf Course (VGC), named the 19th green (green). The new green is proposed to be
located between the existing 12th Tee Box and the existing 16th green. The proposed
green is partially located within the Effective 100 yr Floodplain however; it is located
approximately 350 ft outside of the north bank Effective Floodway encroachment station
near FEMA river station 178. Construction activities for the green will require the
placement of construction fill, of which a portion will be located within the Effective 100
yr Floodplain. Appendix A: Floodplain Map describes the locations of the 19th green
along with the delineations of the Effective Floodway and Floodplain. This analysis was
performed assuming that no insurable structures will be constructed as part of this
project.
Effective Conditions
The Effective HEC -RAS floodplain model, used in this analysis, was obtained from
Town of Vail. This model contains the most current FEMA flood model geometry for
Gore Creek within the project reach. The project reach, as described on the Eagle County
Colorado, Flood Insurance Study (FIS), is located between FEMA cross sections AN
(177) and AO (179). The Effective Conditions model is based off the NAVD 88 vertical
datum. Flood flows were based on values reported by the FIS. A 100 year discharge of
1,930 cfs was used to calculate water surface elevations, through the Project reach.
Page 1
IVE
� , PO Box 02123.Glenwood Springs. Colorado 81602. (970) 947 -9568
Table 1100year Flood Elevations for the 19`h Green Topographic Alterations (1,930 cfs)
Flooding Source
100 YR Flood lain
Floodwa
FEMA
FIS Cross
Sections
Effective
Model
Cross
Sections
Cumulative
Distance
Regulatory
WSEL
Effective
Model
WSEL
Proposed
Conditions
WSEL
Increase
Effective
Model
WSEL
Proposed
Conditions
WSEL
Increase
#
#
ft
ft
ft
ft
ft
ft
ft
ft
180
41275
8260.7
8260.7
0.0
8260.8
8260.8
0.0
AO
179
40719
8256.7
8256.7
8256.7
0.0
8256.9
8256.9
0.0
178
40244
8254.8
8254.8
0.0
8254.8
8254.8
0.0
177.9
40203
8254.7
8254.7
0.0
8254.7
8254.7
0.0
177.7
40191
8251.3
8251.3
0.0
8251.3
8251.3
0.0
177.5
40143
8251.1
8251.1
0.0
8251.1
8251.1
0.0
AN
177
39742
8246.8
8246.8
8246.8
0.0
8246.8
8246.8
0.0
176
39200
8243.8
8243.8
0.0
8243.8
8243.8
0.0
Page 2
&N, IVER
1W.-b PG Box 02123.Glenwood Springs. Colorado 81602. (970) 947 -9568
Proposed Conditions
The Proposed Conditions model describes changes to the Effective model geometry,
based on proposed topographic alterations at the 19th green. Proposed contours used to
develop the Proposed Conditions model were supplied by the design firm of Phelps /
Atkinson. The basis for Effective and Proposed Conditions models elevations is the
Colorado harp control point "spraddle ", elevation = 8287.40' (NAVD 88). To
demonstrate compliance with Town of Vail and Federal floodplain development
guidelines, a comparison of the modeled Floodway and 100 yr Floodplain Water Surface
Elevations (WSEL) are shown in Table 1. The modeling analysis performed has shown
no change to the Base Flood Elevations (BFE) within or upstream of the reach and
subsequently no change to the Effective Floodplain. Because no insurable structures are
to be located within the study reach and no impacts to BFE or upstream flood risk were
observed in the modeling analysis, neither a Letter of Map Amendment (LOMA) nor
Letter of Map Revision (LOMR) are required. However, to improve the resolution of the
Existing and Proposed Conditions Floodplain delineations, the extents of these
floodplains were redrawn based on the updated topography. Improved resolution of the
Existing and Proposed Conditions, compared to the FEMA Cross Sections, now reflects a
reasonable interpretation of how water would flow around the updated topography.
The results of this comparison demonstrate that Proposed Conditions should have no
adverse effects upon the efficiency or capacity of the floodway; persons and personal
property upstream, downstream and in the immediate vicinity; the 100 -year flood profile
and channel stability; any tributaries to the main stream, drainage ditches and any other
drainage facilities or systems; and do not change the Effective model.
The results of the analysis also show that the proposed 19'h green project should not
increase dangers to life and property due to flooding or erosion damage. Because no
increase in WSELs were observed between the Effective and Proposed Conditions
models no changes to existing site hydraulics are anticipated. As such, the improvement
and its contents should not increase the susceptibility of the project area to flood damage
and the effect of such damage on the individual owner. The models results also
demonstrate that there is not an increased danger that materials may be swept onto other
lands to the injury of others. Furthermore, no impacts to the expected heights, velocity,
duration, rate of rise and sediment transport of the floodwaters and the effects of wave
action are suggested by the modeled results, at the site.
The Vail Golf Course has multiple access roads allowing for river access during flooding.
Because this project does not change the BFEs, improvements should not impair the
safety of access to the property in times of flood for ordinary and emergency vehicles.
Additionally, the costs of providing governmental services during and after flood
conditions including maintenance and repair of streets and bridges, and public utilities
and facilities such as sewer, gas, electrical and water systems should not be affected.
Page 3
IVER
1� PO Box 02123.Glenwood Springs. Colorado 81602. (970) 947 -9568
No change in land use is proposed for the construction of the 196' green. Because the
project is to be located within an existing fairway of the VGC, improvements are
compatible with existing and anticipated development. In addition, the proposed
improvements are consistent with the comprehensive plan for the area.
The 196i green has been positioned as far as physically possible from Gore Creek, in an
attempt to minimize impacts to flooding or erosion damage. Moving the improvements
completely out of the floodplain was not an option as siting of the new green required it
to be between two existing golf holes. The project site is located approximately 350 ft
from the north bank of Gore Creek on the existing golf course. The distance from the
creek and the existing land use should limit any new adverse environmental effects on the
watercourse including erosion of stream banks and stream side trees and vegetation and
wildlife habitat.
If you have any additional questions or comments in regard to this Floodplain
Compliance Report, please contact me at your convenience to discuss.
Sincerely,
Jitd
Jason Carey P.E.
River Engineer
j ason. carey(d)riverrestoration. org
(970)947 -9568
C.C. Scott F. O'Connell
Director of Operations & Facilities
Vail Recreation District
O: (970) 477 -5264
C: (970) 390 -9731
soconnell@vailrec.com
Page 4
�; IvER
1+ PO Box 02123.Glenwood Springs. Colorado 81602. (970) 947 -9568
Appendix A I Site Plan
Page i
.._.... _. _
GRAP
1
PR -
.1
T'
OL W Z
1 I W
W Q
- --
-
- Q
- - -- - - -- - -- ,_ ~
1 �
DRAF -NOT FOR
CONSTRUCTION
i
i
I \
A IVE
EXfS'ING CONDITIONS TOPOGRAPHY iN ARE PE +r AERIAL MAP ,
i INIRASEARCH. IHC., PROVIDED By GONE HANGE SURVEYING LLC. / �F� p. &, 2123
DAYS OF EXISTING CONCIDDIVS TOPOGRAPHY'. AUGUST. 2009 / } G nwcod Spnn,',�Otl 602
Y % \\� / ~ ww RrmRev g
PRO ITEIO CUNODIDNS tOPOGRAPNr ANO IMPapVEMENlS PRW 'Br RHEEPS A4XINSON LANOSG •E �^/ /`( �- w
ARCH 7ECtURF..
EXj571NG h PROPOSED FroaU G rx A S WERE DRAWN BA D ON JPOATED —Cos,— -HESS ;;�� ~M •- �_
LINES WERE DLYEiOPED TO DESCRIBE PREDICTED FLOODING 7 %.. 7rvJJ ` --j-7� I'I'
i5' / ____ Vad Recreation D,st,,ct
F FLOWWAY AND I PCT ANNUAL C —CE FLOOD NAZWO DEL. Ti0N5 LONT NU( TO DE THE /�/ - -_ - --
GUTATORV BOUNDARIES AS DESCRIBED BY THE MOST RECENT 2DC OOD NSURANCC SIiTh', - _
9A 15 OF EIEVA110- COLOR ADO yANI CO 1ROL POINT 'SPRADpLE', EIEV P21740' INAVD -
tl9
i� TICS ACCO SUS COLORppp L14 Y& — COMMENCE AM',tEGAL AC 1 EF :PON ANY
i VENT. N 5 SURVEY W'1 N 'U eF YEARS AFiT IN IP FIRST OISCOE£C MME OE MO IN '.O
EVENT. MAY MAIHE' 0 NU ACFK 1"DONYS.ftH DEFECT IN SURVE?' BE COMMENCED MOVE THM! TEN V / 1 9th Greco
LORE RANGE SUNHtoNC - DID NOT PERT RM A TITLE SEARCH OF THE SUOJECt PROPERTY TO SP-
" ESTABLISH OWNCRSFIIP, GSE.EH,, UR Or WAY OF RECORD, T,. PAUNOAFW DIMENSIONS, 1
4 -3 -20 3
EASEMENTS AND RIGHTS OF WAY SHOWN HEREON ARE PER THE RECORD PLAT FOR HE SUBJECT
u
..BRED •ec iflL� QItl+FANIE� . AtE .. �-I �. , �.. -.." . ;,. _ - _ .c _
I " -50'