HomeMy Public PortalAbout20210728 EAScope MARKUP 2 WITH RLB COMMENTDraft Public Review July 20, 2021
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Environmental Assessment for Pine Creek Ranch
Objectives:
• To fulfill the requirements of MCC 9.7.08 for the completion of an environmental assessment
plan by an interdisciplinary team of (certified/registered/accredited) professionals.
• To undertake a comprehensive analysis of the natural and built environment of the Pine Creek
Ranch properties and its surroundings that is contained within one document.
• To facilitate discussion and coordination among the applicant, public officials, and the public
through an integrated analysis of the environmental conditions affecting the site.
• To identify the environmental opportunities and constraints for development that balances the
various and competing interests for private development and the public interest.
• To provide the framework for the efficient review and decisions on the land use application for
the site.
Comment: I worked with nationally recognized business and technical consultants during
my career in the medical technology industry and found all had a high level of ethics.
Unfortunately that was not always the case in my prior experience with regional
consultants working for real estate developers, usually due to a limited budget from the
developer resulting in superficial evaluations of both natural and built environments as
well as fiscal impacts. Since the consultants engaged for the Area of Critical Concern will
be engaged by the developer, not the City of McCall, it is extremely important the the
consultants meet the Idaho Division of Occupational and Professional Licensing
requirements. Additionally the contract or letter of engagement between the developer
and consultants should be reviewed and subject to approval by City staff.
Comment: Suggest that the development concept file be specified to assure transparency
and clear definition of the scope of the proposed development.
REFERENCES
Pine Creek Ranch Concept, file 21012, 5 pages
Page 5: Phase 1 – 21 units R4
Phase 2 - 54 units R4 and 16.3ac zoned R8 (130 units)
Remainder – 138 units R4 and 30.3ac zoned R8 (242 units)
Total at build out- 213 units R4 and 46.6ac zoned R8 (372 units)
Natural Environment
1. Earth
a. General description of the site. Is the site flat, rolling, hilly, steep slopes, mountainous, or other?
b. What is the steepest slope on the site (approximate percent slope)?
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck?
Specify the classification of agricultural soils and note any agricultural land of long-term commercial
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significance and whether the proposal results in removing any of these soils.
d. Are there indications or history of unstable soils in the immediate vicinity? If so, describe.
e. Are there any indication of filling or excavation in the past?
f. Could soil loss or erosion occur as a result of clearing, construction, or use? If so, generally describe.
g. Are there any significant rock outcroppings or unique features?
h.What are the opportunities and constraints for using the existing land conditions to influence the
location, intensity, and design of future development on the site?
2. Water
a. Surface Water:
1) Is there any surface water body on or in the immediate vicinity of the site (including year-round
and seasonal streams, lakes, ponds, wetlands)? If yes, describe type and provide names. If
appropriate, state what stream or river it flows into.
2) Will the development require surface water withdrawals or diversions? Give general
description and purpose.
3) Does the site lie within a FEMA designated floodway or floodplain? If so, note location on the
site plan.
4) What are the opportunities or constraints from surface waters to preserve open space and/or
to create natural linkages for pedestrian trail?
b. Ground Water:
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1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a
general description of the well, proposed uses and approximate quantities withdrawn from the
well. Will water be discharged to groundwater? Give general description, purpose, and
approximate quantities if known.
2) Describe waste material that will be discharged into the ground from septic tanks or
other sources, if any.
3) What overall impacts to the local aquifer system would be anticipated with development?
c. Water runoff (including stormwater):
1) Describe the source of runoff (including stormwater) and method of collection and disposal, if
any. Where will this water flow? Will this water flow into other bodies of water? If so,
describe. Could waste materials enter ground or surface waters? If so, generally describe.
2) Would development of the site affect drainage patterns in the vicinity of the site? If so,
describe. Describe how stormwater runoff from increased impervious areas created by this
project are planned on being mitigated.
3) Identify the opportunities and constraints for snow storge and removal on the site. Assess
the potential impacts to water run-off.
3. Plants
a. What types of vegetation are found on the site, including deciduous and evergreen trees, shrubs,
grasses, pasture, wet soil plants, water plants or other?
b. What percentage of the site is forested?
c. Are there significant stands of trees or large individual trees on the site? Please locate on a site
plan.
d. List threatened and endangered species known to be on or near the site.
e. List all noxious weeds and invasive species known to be on or near the site.
f. Is there evidence of any insect or fungus driven vegetation infection or die-off on or adjacent to
the property? (I.e., bark beetle infestation, dwarf mistletoe, blister rust etc.)
g. What is general health of the forest?
4. Wildlife
a. List any birds and other animals which have been observed on or near the site or are known to
be on or near the site. What seasonality is expected and was observed for each species?
b. List any threatened and endangered species known to be on or near the site.
c. Is the site part of a migration route? Identify yes or no for each species previously identified and
explain.
d. List any invasive animal species known to be on or near the site. If yes, identify possible resources
for guidance on local management practices.
e. Describe opportunities for preserving wildlife habitat on the site.
5. Climate
a. Identify the current land-based greenhouse gas emissions and/or removals (and/or Net
Ecosystem Productivity, NEP). What classifications of land cover are present? What proportion
of the property is covered by each land cover type? What is the approximate Ghg
Emission/Removal value for each land cover type in Tons CO2e/acre?
b. What change to land-cover and emissions/removals can be anticipated after development is
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complete? What is the estimated difference in emissions/removals from the present condition
compared to development completion? I.e., change in emissions due to project implementation.
c. Based on traffic study information and local fuel efficiency data what would the expected
Greenhouse Gas Emissions per unit, per year be following development? How would you design
the project to reduce the need for vehicle trips and other emissions generating activities for
residents?
d. What emissions can be expected (approximately) from the construction process? (Operation of
machinery, transportation of workers, manufacture and transportation of building materials,
efficiency of structures built in project, etc.).
How can development of the site be designed to take advantage of the natural environment,
preserving natural features such as streamside environments, intermittent streams,
wetlands, wildlife habitat and vegetation?
Built Environment-Community Context
1. Land Use
a. What is the historical and existing land use of the property?
b. Describe any structures on the site. Will the structures be demolished?
c. What are the current uses of adjacent properties? How will the development of this site affect
adjacent properties? Will changes in water flow affect wells on adjacent properties?
d. What is the development potential and/or potential intensity of development of properties in
the immediate area? Consider the Trident concept for residential development on Samson Trail.
e. Has the project site been used as working farmlands or working forest lands, including by historic
indigenous populations? If so, describe. How much agricultural or forest land of long-term
commercial significance will be converted to other uses as a result of the proposal, if any?
f. Will the proposal affect or be affected by surrounding working farm or forest land normal business
operations, such as oversize equipment access, the application of pesticides, tilling, and
harvesting? If so, how?
g. What is the current zoning classification of the site?
h. What is the current comprehensive plan designation and policy direction for the future of the site?
i. What subdivision and PUD regulations apply to the property?
Comment: The development will likely result in a significant area (roads, etc,) that will be
impervious and require drainage.
The potential impact of reduced ground water permeation and diversion of surface water
flows should be evaluated for possible impact on wells on adjacent properties.
Comment: Trident has a preliminary concept for significant residential development on
Samson Trail. This could be a concern for fire safety evacuation on roads in the area of
the development and should be included in the assessment.
2. Transportation
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a. Identify the existing street network adjacent to the site, the functional classification and carrying
capacity of existing streets. Identify the constraints posed by the conditions of existing adjacent
streets for accommodating additional traffic. Assess the alternatives for access to the site in
terms of capacity, safety, impacts on adjacent properties, direct access, cost, and multimodal
potential. Identify snow removal issues. Show on a site plan.
b. Identify the City’s Transportation Plan for any system improvements that would serve the site.
Are there any other planned street improvements to the streets that could serve the site?
Comment: Options for snow plowing/removal should be evaluated, to avoid the limitations of
some existing areas. Consider road width, driveway locations and widths, snow storage areas,
etc.
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Describe any previously undefined street improvements that would be necessary to
accommodate development of the site.
c. Identify the existing pedestrian and bicycle facilities and street crossings, including paved,
unpaved, formal, and informal paths and trails. Locate on a site plan.
d. Describe and show which phase of the project each planned street improvement, pedestrian
and bike facility will be constructed in. With a phased plan, also describe how the improvements
will be ended in the interim until all phases are constructed.
e. Is the site directly served by public transportation? If so, generally describe. If not, what is the
approximate distance to the nearest transit route? Describe the frequency and span of any nearby
transit routes and significant useful locations accessed.
f. What are the current conditions for access to the schools in terms of traffic, congestion, times of
day, pedestrian, and bicycle interface? Describe the alternatives for resolving issues including the
plan prepared for the school district and the extension of Deinhard Lane. Identify the existing
pedestrian and bicycle counts from city GIS data and bus routes for current students
g. What are the options for site access during construction? How might these options impact
health and safety and noise?
Comment: Construction of 585 units, even if phased, will entail a significant volume of construction
traffic. The evaluation should identify new, dedicated, construction access to reduce the impact of
traffic in adjacent residential developments and the resulting public safety hazards.
3. Housing
a. What are the existing housing market and trends for the city and region?
b. What are the opportunities in development of this site to satisfy market demand?
4. Utilities
a. What utilities are planned to serve the site?
b. What is the availability and capacity of existing water and sewer services?
c. Are there planned improvements or what improvements would be needed to serve the site?
5. Public Safety
a. What are the existing service levels and jurisdiction providing service to the site?
b. What would be the response time for service?
c. Are there any known public safety issues on or near the site?
d. Are there any fire wise practices in place?
6. Schools:
a. What is the availability of school and capacity to serve the site?
b. What is the availability of daycare facilities and capacity to serve the site?
7. Recreation/Open Space
a. What designated and informal recreational/open space opportunities are in the immediate vicinity
including school district property and city parks and pathways?
b. Would the proposed project displace any existing recreational/open space uses? If so, describe.
c. What is the recreation/open space opportunities, including trails and linkages with natural
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environmental conditions that could be provided by the project?
8. Historic and cultural preservation
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a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old
listed in or eligible for listing in national, state, or local preservation registers? If so, specifically
describe.
b. Are there any landmarks, features, or other evidence of Native American or historic use or
occupation? This may include human burials or old cemeteries. Are there any material evidence,
artifacts, or areas of cultural importance on or near the site? Please list any professional studies
conducted at the site to identify such resources.
9. Energy and Natural Resources
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the
completed project's energy needs?
b. What kinds of energy conservation features could be included in the design of the development?
c. List other proposed measures to reduce or control energy impacts, if any.
10. Environmental Health
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and
explosion, spill, or hazardous waste, that exist on the site?
b. What are the current sources of light or glare on or adjacent to the site? Could light or glare from
the development be a safety hazard or interfere with views?
c. What are the current sources of noise on or adjacent to the site? Could noise from the
development be a safety hazard?
d. What are the current conditions that make this site prone to wildland fires? What are the
considerations that should be made in the design of future site development to mitigate the
impacts from wildland fire? What are the existing and planned evacuation strategies for the
area in the event of a catastrophic fire event?
How can development of this site be adequately served to minimize public costs and impacts
on existing development?
a. Identify probable cost impact on water, sewer, fire, police, hospital, schools, roads and
transportation by project stage and at buildout in consideration of all previously
approved development projects. Consider probable impact of climate change on these
factors.
b. Identify probable economic benefits to the City and other public agencies. Identify
probable economic benefits during construction phase to construction workers and
local construction suppliers. Identify housing and transportation plan for non-local
construction workers.
Comment: Construction of 585 units, even if phased, will entail a significant volume of construction traffic. The evaluation should identify new, dedicated, construction access to reduce the impact of traffic in adjacent residential developments and the resulting public safety hazards.
Process Steps
1. Scoping meeting.
2. Revised scope of work.
3. Ten-day public comment on scope of work.
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4. Draft preparation by consultants
5. Draft review by City and public agencies. Third party review of areas of concern.
6. Ten-day distribution of environmental assessment followed by public meeting(s) to
discuss the implications of the analysis.
7. Evaluation of public comments by staff. Follow up public meetings(s) if critical
concerns have been identified.
8. Staff recommendations to applicant on development proposal.
Comment: The documentation of these types of evaluations is usually extensive and a short
review period by City staff is problematical. Review by the public is appropriate and the public’s
interests would best be met by having two rounds of public meetings as detailed above. The
developer, his staff and consultants should be invited to all public meetings as they may be able
to answer questions/concerns thus expediting the review process.