Environmental Impact Statement

414 Cross Mountain Drive

Fredericksburg, Gillespie County, Texas

Austin Reynolds

April 24, 2015

Texas State University

Statement Summary:

The property 414 Cross Mountain Drive, Fredericksburg, Gillespie County,

Texas served as the point of interest for this environmental impact statement. This

statements overviews three alternative actions for its present and future

development. The property history and current use will be presented to discuss the

need for these alternative actions and the mitigation measures that follow. The first

property action proposed is a no change option, and would require leaving the

single family residence as it is and implementing sustainable environmental

practices throughout the residence and property. The second option is to tear down

the facility by the specified city rules and regulations and sell the lot to the city of

Fredericksburg. The city would specify and protect the site as a historical city park

due to the significance of Cross Mountain’s location directly north under a mile

from the property. Third, the final alternative action would be transitioning the

residence into a bed and breakfast. The bed and breakfast would also try to reduce

environmental impacts by using water and energy conserving technology. The yard

would be maintained by xeriscaping techniques and drip irrigation to provide

growth for native plants. Smart thermostats should be placed in the structure, along

with new low environmental impact kitchen and laundry appliances. Daily

compost and solid waste recycling with further lower environmental impacts.

Contents: I. Title Page……………………………………………………………………. 1

II. Summary…………………………………………………………………….. 2

III. Table of Contents……………………………………………………………. 3

IV. Purpose and need for the action………………………………………………4

V. Alternatives for site development……………………………………………..5

The preferred action…………………………………………………………..7

VI. Affected Environment/ Environmental Inventory …………………..………..8

VII. Environmental Consequences……………...…………………………..……..8

Justification for action………………………………………………………..12

VIII. References………………………………………………………………….. 13

IX. Appendices…………………………………………………………………...15

X. Plates…………………………………………………………………. (Pocket)

Purpose for Action and History:

The acre at 414 Cross Mountain Drive in Fredericksburg, Gillespie County,

Texas shows both historic and cultural promise. The acre sits just one hundred feet

in front of the base of Cross Mountain and Cross Mountain Park. This proximity to

the city park and the pure aesthetic value of the view from the top gives this lot

value for future renovations and construction. Cross Mountain is located on a

historic Marl and Limestone hill with an elevation of 1951 ft. It was used as an

Indian lookout prior to early settlers. In 1847 during the settling of Fredericksburg

a timber cross was found on the hilltop. Early Fredericksburg pioneers gave this

hill the name “Kreuzberg” or Cross Mountain, and they believed the cross to have

been left by early Spanish explorers. In 1946 permanent lighted cross was raised.

The lot was bought from the city of Fredericksburg, and a residential home was

constructed by Rene Hofbrau in 1963. The lot remains as a single family

residential home and was bought in 2005 by the current owner Rondall C.

Slaughter. (Gillespie County 1963, Gillespie County 1982, Gillespie County 1991,

Gillespie County 2005) This scenic location allows this lot to arouse potential for

many economically beneficial uses. The building currently is newly renovated

inside while the outside has been landscaped with a large concrete patio to provide

further economic potential. The alternative actions for this lot could provide a

historic economic means for the city, provide further tourist housing, or maintain a

residential home with miniscule environmental impact.

Alternatives:No action/change: Mitigation to reduce environmental impacts with a no

action plan would be upgrading all energy users of the residence with resource

conservation technology. These changes happen in the exterior and interior of the

home. Exterior changes include xeriscaping all vegetation. The use of low output

sprinkler heads, bubblers, and drip irrigation to conserve water will be installed

(Vines, 1994). Drip irrigation decreases run off and loses less water to evaporation.

(TWDB, 2011) Vegetation native to the area such as Hop Trees, Flame Acanthus,

Rosemary, and Sage should be planted. This vegetation is maintained well in the

areas climate patterns and geography, and decreases the overall environmental

impact. (Vines, 1994) To conserve large amounts of water two different

installations systems could be installed following TCEQ standards (Vickers, 2001).

A rainwater collection system and/or a greywater recycling system should be

installed. Both systems significantly lower the water demands on the property

maintenance and tenant usage. Impervious surfaces would be limited and replaced

with native plants or loamy, sandy soil to decrease run off. (Vickers, 2001) Moving

to the interior of the residence smart thermostats and light dimmers can be used

with home energy management. Smart meters can display your home energy use

and help find ways to conserve more. Light emitting diode lightbulbs will further

add to lower energy use. (Energy, 2014) Using smart appliance in the kitchen and

laundry room conserve water and energy through efficiency. Laundry appliances

should all be ENERGY STAR approved. (Energy, 2014) All faucet leaks, air

ducts, and windows will be replaced with new conserving technologies.

The last part of this no action mitigation would be the current residence

actively engaging in sustainable practices in and around the home. This could

involve unplugging electronic devices from the wall when not in use. Opening

windows in the summer and using environmental friendly fireplaces in the winter

would also reduce energy needs. Residence should compost as much solid waste

as possible and recycle all recyclable materials. By engaging in these sustainable

changes this residences overall environmental impact will decrease.

Alternative 1. Conversion into a Bed and Breakfast.

Mitigation: To ensure this bed and breakfast meets the desired sustainability

standards all changes encouraged in the no action plan should be complete during

the conversion. Native vegetation gardens will be planted around solar powered lit

walkways providing aesthetic qualities for visitors, and providing a native habitat

for wildlife. These gardens also decrease the amount of impervious surface on the

property. Areas with high visitor traffic should be protected with soil and plants

that handle compaction well. Visitor and residence parking areas should be

developed with the same compactable soil to decrease runoff. Due to personal

energy demands of each person the maximum number of visitors should be limited

to four with including two residents. This guest limit will minimize all utility needs

to produce a healthy profit margin, decrease heavy traffic flows harmful to the

aesthetic qualities of the unique location, and allow for easy property maintenance.

Amount of solid waste, noise pollution, and soil compaction will also be regulated

with this limit. A guided hike to the top of Cross Mountain will be available to

visitors which would get them out of the house and away from using energy, they

also get a panoramic view of downtown which could increase profit for the city.

Alternative 2. Conversion into a City Park facility Mitigation: With this properties location being so close to historical Cross

Mountain a proposed plan of action is too sell the current land and structure to the

city of Fredericksburg. The city could then implement the same sustainable

exterior and interior changes mentioned in the previous two plans to ensure low

environmental impact. This facility would serve the patrons visiting Cross

Mountain with a bathroom and vending machines. An option for a guided hike and

historical program on the history of Cross Mountain would be provided. A small 8

car parking area would be developed following a sustainable pervious to

impervious surface ratio, and with a stable sediment caliche material. Installing

new forms of erosion structures should be experimented to lower amounts of

sediment run off in to the residential neighborhood. One caliche walking trail will

be laid to intersect the current Cross Mountain trails running parallel to the north of

the property. Vegetation should be planted native to the area to encourage further

visitor education opportunities and habitat for wildlife. Land Management

guidelines of Gillespie County should be reviewed and followed to promote long

term ecological health and productivity. Two employees would monitor the facility

and the surrounding property to maintain sustainability. Signs will be placed along

the trails to remind visitors of the negative effects they can play on the

environment and ways to decrease these effects. Policies such as pack out what

you pack in, scoop the poop, and other actions should be mandatory.

The Preferred Action:

Converting this single family residence at 414 Cross Mountain Drive

Fredericksburg, Texas into a bed and breakfast is the preferred plan of action in the

EIS. Transitioning the residence into a bed and breakfast would allow the structure

to house a maximum number of people with energy conserving interior and

exterior mitigation at little cost. Cross Mountain will remain as a historic landmark

while allowing guests a panoramic view of downtown Fredericksburg. The view

could entice these visitors to explore downtown and bring profit to the city. The

location residing within one mile of Main Street allows visitors to feel close to

downtown while enjoying a low housing density rural experience. No plan of

action would still require mitigating the current residence with the same

sustainable technologies and practices as conversion to a bed and breakfast.

Without the transition potential Cross Mountain Park visitors will be lost, as well

as potential economic production for the home owners and Fredericksburgs’

overall economy.

Affected Environment/ Environmental Inventory:

Previously Submitted…………………………………………………See Appendix

Environmental Consequences

Resource requirements are based on the following:

The property equals 0.96 acres

The area of the entire building equals 2,282 ft with one floor

The area of the property equals 46, 972.5 sq ft.

The area of the property less the area of the building equals 44,690.5

The area of sidewalks, driveways, and outbuildings is 5804.5 ft. sq.

(txcountydata.com 2002)

The total impervious area is 1,380 ft. sq.

The percentage impervious cover is 2,282/ 44,690.5 = 5.4%

The area of landscaping is 46,972.5 ft2 of which 143,295 ft2 is zeroscaping and

1,393 ft2 is xeriscaping

2 owners live on site daily and year round

6 guests per night stay on site

2 employees are needed to operate the site

a. Water resource requirements:

Xeriscaping = 5 gal/ft2 /yr

= 5 gal/ 1393 ft2 /yr = 6,965 gal/yr

Employee water use = 20 gal/2 employees/ day = 40 gal/ day

= 14,600 gal/yr

Eating facility water use = 5 gal/ 12 customers/ day = 60 gal/day

21,900 gal/yr

Residential/Hotel water use = 80 gal/ 6 people/ day = 480 gal/ day

175,200 gal/ yr

Total = 580 gal/ day interior use + exterior

= 211,700 + 6,965 = 218,665 gal/ yr

b. Sewage requirements: ---same as inside the house water use = 1260 gal/ day

= 459.900 gal/ year = 1.41 acre feet/ year

c. Energy requirements:

Total Consumption = 20 kw hr / day/ 1,000 ft2 = 240 kw hr / day =

240 kw hr/ day x 365 = 87,600 kw hr / yr = 87,600 lbs of coal / yr

= 43.8 tons coal / yr

Peak Consumption = 2.0 kw / 1,000 ft2 X 12,000 ft2 = 24 kw d. Solid waste

Inside the building: = 400 lbs trash/yr/ person X 12 people = 4,800 lbs/year =

100 lbs trash/yr/person X 30 people = 3,000 lbs/year = 3.9 tons/year

Yard waste: = 210 (non-recyclable/compostable items).

e. Transportation

= Approximately 20 vehicle trips/ day X 45 miles per vehicle/day @ 25 mpg =

48 gallon/day X 365 days/ year = 17, 500 gallons/year

f. CO2 production

from 43.8 tons coal X 1.8 tons CO2 per ton/coal = 78.8 tons CO2 from 17,500

gallons X 7.2 lbs CO2/gallon = 126,000 lbs or 63 tons CO2 Total CO2 = 141.8

tons CO2/year

f. Impervious Cover Area of impervious surfaces in ft2 (building,

outbuildings, sidewalks, driveway etc.) 1380 sq. ft.

Area of study site in ft2 = 46,952.5 sq.

Percent Impervious cover = 5.4% 3. Impacts on Urban Quality, Historic and Cultural Resources:

Renovating 414 Cross Mountain Drive and developing a bed and breakfast

would improve the quality of the low density residential neighborhood under a

mile from down town, and add economic benefits to the property owner. Adding

additional overnight vistors will increase the environmental impact of the

property significantly, but the overall outcome benefits multiple functions of the

city. The urban quality could only benefit from seeing more visitors to Cross

Mountain and contributors to the economy of the town.

4. Adverse effects on low-income and minority groups .

The proposed action will have no negative affects on these populations. All

members off the community and its visitors will be allowed free access to the

bed and breakfast trail leading to Cross Mountain.

Conflicts with other Federal, State, Local or Native American Activities, Laws,

and Priorities

The current residence is sitting in the single family residential low density

zoning area. Too convert this residence into a bed and breakfast obtaining a

special use permit would be required. (Fredericksburg,

VI. EXPLANATION OF MITIGATION MEASURES

The proposed plan incorporates many mitigation measures. Interior water

conserving fixtures will reduce per capita water use by 15 gallons/day

foovernight guests and five gallons/day for employees and restaurant guests.

Together these measures will conserve 330 gallons/day or 0.37 a.f./year.

Replacing the traditional landscaping with xeriscaping and zeroscaping will save

a startling 7.93 a.f./ year for a total water saving of 8.30 a.f./year. The interior

savings will reduce wastewater by a like amount, that is 330 gallons/day or 0.37

a.f./year. Energy consumption in this all electric facility will come from

replacing all light fixtures with fluorescent light bulbs, replacing current air

conditioning units with higher. SER rated units and raising thermostats. These

measures will save 20 kw/hr electricity/day or 21,900 kw/hr/year or reducing

coal required by 110 tons/year from 438 tons to 328 tons and cutting the electric

bill by nearly $2,000/year. Solid waste will be reduced both inside and outside

the building. Inside the building, solid waste will be reduced by a multifaceted

recycling program that will reduce waste by over 70 percent or 9.1 tons/year.

The composing of yard waste and recycling of as much as possible of items for

the exterior maintenance of the facility will reduce outside solid waste by 15.5

tons/year (based upon 3.5 acres at 1000 g /1 m2). Impervious surfaces will

constitute less than nine (9) percent of the total area of the site. This represents a

decrease of two (2) percent from the present configuration of the site by

converting some of the walkways to permeable ecocrete and the replacing of

800 ft2 of the driveway with decomposed granite gravel.

VII. JUSTIFICATION FOR ACTION

Converting the single family home in Fredericksburg, Texas at 414 Cross

Mountain drive potential benefits multiple members of the community. Cross

Mountain Park with receive more diverse attendants from out of town. The view

from the top of the Mountain will encourage these visitors to dive into

sustainable architecture and technologies and share with their own community.

The current residence will also be able to generate a source of steady income,

along with the shops of Main Street Fredericksburg. With its location of rurality

merging with closeness to the city this potential bed and breakfast is a logical

plan of action. Mitigation measures previously discussed for the plan would

reduce the environmental impact of the property significantly. The measures

will cost more to install and upgrade but will pay for themselves in a short

duration, and add to profit for the current residence.

References:

Vines, Robert A., 1994. Trees, Shrubs, and Woody Vines of the Southwest, University of Texas Press. (Brochure)

Texas Water Development Board. 2011 October. A Watering Guide for Texas Landscape. Texas AgriLife Extension Service.

Vickers, A., 2001. Water Use and conservation: Amherst, Mass. Waterplow Press, 464 p.

Texas Commission on Environmental Quality (TCEQ). 2008. Wastewater Management Systems. Austin, TX: Texas Commission on Environmental Quality

Texas Parks and Wildlife Department (TPWD). 2007. Annotated County Lists of Rare Species: Hays County. Austin, TX: Texas Parks and Wildlife Department

Environmental Assessment Association (EAA). 1993. Basic Guide for Environmental Inspection. Scottsdale, Arizona: Environmental Assessment Association.

Elliot, Danny. June 19, 2014, The City of Fredericksburg Zoning Regulations. City of Fredericksburg Engineering

Horry, J. April 3, 2015, Water/Wastewater Development Plan Fredericksburg, Texas. Wastewater Plan Manager.