Loading...
HomeMy WebLinkAboutHUD Determinations and Compliance FindingT"015� 'rk4g- U wo�5 w %Jwkqrls U.S. Department of Housing and Urban Development rr �I r 451 Seventh Street, SW Washington, DC 20410 oe"'oe www.hud.gov espanol.hud.gov Environmental Assessment Determinations and Compliance Findings for HUD -assisted Projects 24 CFR Part 58 Project Information Project Name: Aster Place Responsible Entity: Garfield County Grant Recipient (if different than Responsible Entity): Lincoln Avenue Communities State/Local Identifier: Preparer: John Leybourne, Planner III Certifying Officer Name and Title: TBD Consultant (if applicable): Partner Engineering and Science, Inc. — 25-486627.2 Direct Comments to: John Leybourne, Planner III Project Location: SWC of South Battlement Parkway and Stone Quarry Road, Parachute Colorado, 81635 Additional Location Information: The subject property is located on the southwestern corner of the South Battlement Parkway and Stone Quarry Road intersection within a residential and commercial area of Garfield County, Colorado. The adjoining properties consist of Willow Park Apartments to the north across South Battlement Parkway; US West Communications to the northeast across the intersection of South Battlement Parkway and Stone Quarry Road; Maverik Adventure's First Stop to the east across Stone Quarry Road; Grand Valley Fire Protection District to the southeast across Stone Quarry Road; Dollar General and condominiums to the south; and vacant land to the west across Battlement Creek Trail. Description of the Proposed Project [24 CFR 50.12 & 58.32; 40 CFR 1508.25]: The subject property is proposed for the development of a multi -tenant, affordable rental housing complex. The development will consist of two (2), split two- and three-story apartment buildings consisting of 58 total residential units, a single -story clubhouse, a pavilion including playground equipment, a 97-space parking area including 6 accessible spots, and all supporting development (roadways, garbage enclosures, signage, sidewalks, utilities, etc.). The unit breakdown will include 14 one -bedroom units, 28 two -bedroom units, and 16 three -bedroom units. The spread of affordability anticipated for the proposed units will include eight (8) units directed to those making 30% of the Area Median Income (AMI), five (5) units directed to those making 40% of the AMI, four (4) units directed to those making 50% of the AMI, fifteen (15) units directed to those making 60% AMI, fifteen (15) units directed to those making 70% AMI, and eleven (11) units directed to those making 80% of the AMI. This report is being prepared in support of the distribution of eight (8) Project -Based Vouchers for the proposed development through the Housing Authority of Garfield County. Statement of Purpose and Need for the Proposal [40 CFR 1508.9(b)]: The subject property is proposed for new construction with PBV financing. The development will meet Garfield County's 2030 Comprehensive Plan that has objective focused on providing a range of housing types, costs, and tenancy options that ensure current and future residents affordable housing opportunities in safe and efficient residential structures. In addition, one of the key points is that there are opportunities for greater collaboration between Garfield County Housing Authority and other involved county agencies as well as creating more availability of workforce and affordable housing directly linked to attracting and retaining a qualified work force. The policies in the Comprehensive plan include ensuring that current land use planning objective promote affordable housing and encouragement of affordable workforce housing near regional centers. In the 2020 update of the Comprehensive Plan, the estimated housing needs by Area Median Income (AMI) in the New Castle to Parachute Area of Garfield County is focused on AMI% of 121% and above. The proposed project will cap AMI% at 80%, allowing for much needed affordable housing in the area. The property is needed to provide multi -tenant affordable housing and will create an affordable rental housing option in close proximity to high quality transit and a living environment that is safe, lively, and creates a strong sense of community. The proposed units and project amenities will be reasonable compared to the direct competition in the market area. The unit type will facilitate strong leasing activity and will provide 100 percent affordable housing for the immediate area. Existing Conditions and Trends [24 CFR 58.40(a)]: The subject property currently consists of approximately 6.38 acres of vacant land with no current onsite operations. According to available historical sources, the subject property was agricultural with a farmstead in the western portion from as early as 1937 until 1993. The farmstead was removed by 2005, and the subject property has appeared to be vacant land since 2009. The surrounding area of the subject property consists of residential developments to the immediate north and southwest, and commercial developments to the east and southeast. The proposed project will provide an affordable housing opportunity in an area where such opportunities are limited, near major arterial roadways for Parachute, Colorado, that provide access to highways, commercial shopping, and career opportunities. Funding Information Grant Number HUD Program Funding Amount TBD Project -Based Voucher $2,469,120 Estimated Total HUD Funded Amount: $2,469,120 Estimated Total Project Cost (HUD and non -HUD funds) [24 CFR 58.32(d)]: $25,116,812 Compliance with 24 CFR 50.4, 58.5, and 58.6 Laws and Authorities Record below the compliance or conformance determinations for each statute, executive order, or regulation. Provide credible, traceable, and supportive source documentation for each authority. Where applicable, complete the necessary reviews or consultations and obtain or note applicable permits of approvals. Clearly note citations, dates/names/titles of contacts, and page references. Attach additional documentation as appropriate. Compliance Factors: Are formal Compliance determinations Statutes, Executive Orders, compliance and Regulations listed at 24 steps or CFR §58.5 and §58.6 mitigation required? STATUTES, EXECUTIVE ORDERS, AND REGULATIONS LISTED AT 24 CFR 50.4 and 58.6 Airport Hazards Yes No The project site is not located within 15,000 feet ® of a military airport or 2,500 feet of a civilian 24 CFR Part 51 Subpart D airport. The project is in compliance with Airport Hazards requirements. Coastal Barrier Resources Yes No This project is located in a state that does not El ® contain CBRS units. Coastal Barrier Resources Act, as amended by the Coastal Barrier Therefore, this project is in compliance with the Improvement Act of 1990 [16 Coastal Barrier Resources Act. USC 3501 Flood Insurance Yes No The structure or insurable property is not located ® in a FEMA-designated Special Flood Hazard Flood Disaster Protection Act of Area. 1973 and National Flood Insurance Reform Act of 1994 According to the Community Panel Number [42 USC 4001-4128 and 42 USC 080205131513, dated January 3, 1986, the subject 5154a] property is not located within a Special Flood Hazard Area (SFHA). Garfield County is currently updating all of their existing floodplain maps; however, this information will not be available until 41 Quarter 2025. Further information has been requested from local and state floodplain managers; however, as of the issuance of this report, a response has not been received. A review of the online NFIP information indicates that the town and county are active participants within the NFIP. The community identification numbers are as follows: Town of Parachute is CID# 080215# and Garfield County is CID# 080205#. The structure or insurable property is not located in a FEMA-designated Special Flood Hazard Area. While flood insurance may not be mandatory in this instance, HUD recommends that all insurable structures maintain flood insurance under the National Flood Insurance Program (NFIP). The project is in compliance with flood insurance requirements. STATUTES, EXECUTIVE ORDERS, AND REGULATIONS LISTED AT 24 CFR 50.4 & 58.5 Clean Air Yes No According to the USEPA Green Book and ® NEPAssist website, the subject property is not Clean Air Act, as amended, located in a non -attainment or maintenance area particularly section 176(c) & (d); for any US EPA National Ambient Air Quality 40 CFR Parts 6, 51, 93 Standard (NAAQS) criteria air pollutants. The subject property is an approximate 6.38-acre plot of vacant land that is planned for the new development of a multi -tenant residential complex. No industrial uses are planned for the subject property and development of the subject property will follow all Town of Parachute and Garfield County permitting requirements. Development of the proposed multi -tenant project will not result in emission levels of criteria pollutants, including de minimis levels. Because neither the immediate area nor Garfield County are identified as a whole designated area for actions by the EPA, there are no State Implementation Plans (SIPS) for the subject property area to regulate air quality. The project is in compliance with the Clean Air Act. Coastal Zone Management Yes No This project is located in a state that does not ❑ ® participate in the Coastal Zone Management Coastal Zone Management Act, Program. sections 307(c) & (d) Therefore, this project is in compliance with the Coastal Zone Management Act. Contamination and Toxic Yes No Site contamination was evaluated as follows: Substances ® ASTM Phase I ESA, ASTM Vapor Encroachment Screening. On -site or nearby toxic, hazardous, or 24 CFR Part 50.3(i) & 58.5(i)(2) radioactive substances that could affect the health and safety of project occupants or conflict with the intended use of the property were not found. A Phase I Environmental Site Assessment (ESA) was completed in concurrence with this assessment that did not identify any Recognized Environmental Conditions (RECs), Controlled RECs (CRECs), or Historical RECs (HRECs) in connection with the subject property. Nearby identified properties were written off based on regulatory status and/or time of operation. Of note, a Business Environmental Risk (BER) was identified in relation to a former residence located on the subject property and soil management considerations should be taken into consideration during development and any encountered subsurface features associated with the former on - site improvements should be properly removed. A Vapor Encroachment Screen (VES) was completed by Partner as part of the Phase I ESA. The VES was performed using Tier I non- invasive screening pursuant to ASTM E2600-23 Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions, Section 8. Based on the findings of the Tier I Screen and VES, vapor intrusion can be ruled out because a VEC does not or is not likely to exist. As such no further assessment is recommended. With regards to additional nuisances, there were no fall hazards observed on or adjoining to the subject property; however, a high voltage powerline was identified in the vicinity of the subject property. According to architectural drawings, the proposed structures are located approximately 500 feet from the powerline easement, which is a greater distance than the height of the powerline towers. Therefore, this powerline is not considered a fall hazard. Various producing oil wells were identified within the vicinity of the subject property; however, the nearest of these wells is located approximately 2,085 feet west of the subject property. According to MAP Guidelines, no residential structures may be within 300 feet of a drilling site. Based on the distance of the nearest wells from the subject property, these wells are not considered to be a hazard to the subject property. Endangered Species Yes No This project will have No Effect on listed species IJ ® because there are no listed species or designated Endangered Species Act of 1973, critical habitats in the action area. particularly section 7; 50 CFR Partner reviewed the US Fish &Wildlife Service Part 402 (USFWS) Planning and Conservation (IPaQ database for threatened and endangered species and critical habitats. A summary of the IPaC database indicates three (3) endangered species, one (1) proposed endangered, five (5) threatened species, one (1) proposed threatened species, and one (1) experimental population, non -essential species and no critical habitats within the project area. Based on Partner research and analysis of habitats for the identified species, as well as environmental condition occurring on the subject property, which is currently vacant land with little to no vegetation, the presence of the listed species is not likely and can be ruled out. Additionally, the subject property does not provide proper location for migratory birds as there are no trees, covered areas, or available land for foraging on the subject property. As such, no additional assessment is warranted. This project is in compliance with the Endangered Species Act. Explosive and Flammable Yes No Based on the site reconnaissance, no existing Hazards El ® industrial facilities handling explosive or fire - prone materials such as liquid propane, gasoline, 24 CFR Part 51 Subpart C diesel fuel of 100-gallons or larger are adjacent to and/or visible from the subject property. Multiple active oil wells are located within one mile of the subject property and the sites include holding tanks for the crude oil that is pumped from the previously identified wells. There are a total of six aboveground storage tank (AST) Areas within the one -mile radius of the subject property. Each of the tank areas was noted with within a dike. The closest tank area, AST Area 1, is located approximately 2,056 feet to the west of the subject property. The dike area around the AST had a width of 48.8 feet and a length of 84.99 feet. The Acceptable Separation Distances (ASDs) for the tank area is as follows: ■ ASD for Thermal Radiation for People (ASDPNPD): 280.37 feet; • ASD for Thermal Radiation for Buildings (ASDBNPD): 51.22 feet. Results indicate that the observed ASTs are located at an acceptable distance from the proposed subject property buildings and outdoor gathering areas. ASD calculations for the AST Areas 2 through 6 also did not depict the subject property within the ASDs for any of the tank areas. According to the National Pipeline Mapping System, there is one natural gas pipeline located within one mile of the subject property, located approximately 0.653 miles (3,450 feet) to the south-southeast. The pipeline is owned and operated by Public Service Co of Colorado. According to Xcel Energy, the pipeline has a diameter of 6 inches with a pressure of 520 pounds per square inch (PSI). According to HUD's Pipeline Impact Potential Evaluation (PIPE) Tool: • the pipeline potential impact radius (in feet) for thermal radiation for buildings is 67 feet; + the pipeline potential impact radius (in feet) for thermal radiation for people is 313 feet; and ■ the pipeline potential impact radius in feet for blast overpressure is 217 feet. As such, the subject property is located at an acceptable distance from this natural gas pipeline. In addition, a 50' gas pipeline easement was depicted to the southwest of the subject property. No information related to this pipeline was available via NPMS. According to Xcel Energy, the pipeline has a diameter of 2 inches and has a pressure of 520 PSI. Utilizing HUD's PIPE tool: • the pipeline potential impact radius (in feet) for thermal radiation for buildings is 23 feet; • the pipeline potential impact radius (in feet) for thermal radiation for people is 105 feet; and ■ the pipeline potential impact radius in feet for blast overpressure is 65 feet. The nearest edge of the pipeline easement with no structures between it and the nearest proposed structure is located approximately 390 feet away. Based on the calculated distances, the proposed structures and gathering areas are located at an acceptable distance from the natural gas pipeline depicted in the structural drawings. The project is in compliance with explosive and flammable hazard requirements. Farmlands Protection Yes No This project has the potential to convert ® agricultural land to a non-agricultural use. Farmland Protection Policy Act However, an exemption applies. of 1981, particularly sections The subject property consists of 6.38 acres of 1504(b) and 1541; 7 CFR Part vacant land within a developed area and because 658 the project does not convert agricultural land to non-agricultural land, the Federal Farmland Protection Policy Act (FPPA) is not triggered. According to the USDA Natural Resources Conservation Service Web Soil Survey, the onsite soils are rated as Farmland of Statewide Importance with a small portion designated as Not Prime Farmland. However, the subject property is located within a designated urban area, per the Geography Division, US Census Bureau. As such, an exemption applies, and no additional action is warranted for FPPA compliance. The project is in compliance with the Farmland Protection Policy Act. Floodplain Management Yes No This project is not located within the FFRMS ® floodplain. Executive Order 11988, According to the Community Panel Number particularly section 2(a); 24 CFR 080205131513, dated January 3, 1986, the subject Part 55 property is not located within the 100-year floodplain/SFHA. No preliminary FEMA FIRM (p-FIRM) or pending products are available for the subject property at this time. Additionally, regulatory floodways are not considered a hazard for the subject property, including ingress and egress, at this time. HUD adopted the FEMA's Federal Flood Risk Management Standard (FFRMS) on May 23, 2024. The compliance date for other HUD programs is June 24, 2024. The FFRMS defines an expanded floodplain that takes future flood risk into account via three (3) methods: (1) Climate - informed science approach (CISA), (2) 0.2 percent annual chance of flooding (PFA) and (3) Freeboard Value Approach (FVA). According to Caitlin McDaniel, PE, CFM, Floodplain Mapping Program Manager with the State of Colorado, the State is currently updating all of their existing floodplain maps, and this information will not be available until 4' Quarter 2025. Further information has been requested from local and county floodplain managers; however, as of the issuance of this report, a response has not been received. Per the HUD Multifamily Accelerated Processing (MAP) Guide, flood maps used to make a determination for floodplain management must be approved by either FEMA or the floodplain management agency. In addition, per the applicant information, the proposed site plan for the subject property has been approved by municipal entities who also defer to regional floodplain mapping tools. As such, floodplains are not considered to be a concern for the subject property at this time. Historic Preservation Yes No Review of online information indicates the ❑ ® project is not listing on or eligible for listing in the National Historic Preservation National Register of Historic Places individually Act of 1966, particularly sections or as part of a historic district. Based on the 106 and 110; 36 CFR Part 800 project's scope of work, which includes new construction and associated ground disturbance, an Archaeological Desktop Assessment has been prepared for reference in a State Historic Preservation Office (SHPO) consultation letter. Tribes with interest in the project area, according to the Tribal Directory Assessment Tool (TDAT), include the Apache Tribe of Oklahoma; Fort Belknap Indian Community of the Fort Belknap Reservation of Montana; and the Shoshone - Bannock Tribes of the Fort Hall Reservation. Of note, according to available online mapping, the closest reservation is the Uintah and Ouray Reservation, which is located approximately 55 miles west of the subject property in Unitah County, Utah, and may also need to be contacted as the subject property is within an area that is identified as a traditional territory of the Nuuchiu (Ute). Consultation with the SHPO and tribal entities was initiated by the Responsible Entity on September 5, 2025, through the United States Postal Service. According to the Certified Mail Receipts, the most recent letter was received on September 18. As such, the mandatory minimum 30-day response period ended on October 18, 2025. No responses were received in this time period. As such, this project is in compliance with Historic Preservation Requirements. Noise Abatement and Control Yes No A Noise Assessment was conducted. The noise ® level was Normally Unacceptable: 69 dB. Noise Control Act of 1972, as A total 10-year day -night sound level (DNL) was amended by the Quiet calculated for multiple noise assessment locations Communities Act of 1978; 24 (NALs), as depicted within the attached CFR Part 51 Subpart B assessment, combining roadways with available traffic data within 1,000 feet; railways within 3,000 feet; and airports/military airfields within a 15-mile radius of the subject property, where applicable. A total of four (4) NALs were assessed: NALs #1-2 (Northern Building): 68 dB; NAL #3 (Southern Building): 65 dB; and NAL#4 (Playground): 69 dB. Mitigation is not necessary for NAL#3 (Southern Building) as the noise is deemed acceptable per HUD guidelines. With respect to NALs 1-2, mitigation has been achieved through the completion of the Sound Transmission Classification Assessment Tool (STraCAT) assessment that is appended herein. Barrier attenuation calculations were additionally completed and determined that the proposed barriers will effectively reduce exterior noise to acceptable levels for the proposed outdoor gathering area (playground). Sole Source Aquifers Yes No The project is not located on a sole source aquifer Safe Drinking Water Act of 1974, ® area. Based on a review of the Designated Sole Source as amended, particularly section 1424(e); 40 CFR Part 149 Aquifers National Map, published by the USEPA, the subject property is not located in a sole source aquifer recharge area. Moreover, the water supply for the subject property will be tied into the public utilities; therefore, it will not impact existing groundwater conditions. The project is in compliance with Sole Source Aquifer requirements. Wetlands Protection Yes No The project has the potential to impact on- or off - Executive Order 11990, ® site wetlands. particularly sections 2 and 5 According to the USFWS National Wetlands Inventory website, there are federally regulated wetlands along the south -southwestern property boundary that are associated with a tributary of the Colorado River. The wetlands are identified as a seasonally flooded, streambed, intermittent riverine (R4SBC). The proposed project includes construction activities such as grading and excavation that has the potential to impact this wetland. Wild and Scenic Rivers Wild and Scenic Rivers Act of 1968, particularly section 7(b) and (c) ENVIRONMENTAL JUSTICE Environmental Justice Executive Order 12898 A Preliminary Wetland Determination prepared by Partner Engineering and Science, Inc. on July 11, 2025, did not identify wetlands on the subject property. As such, no impacts to wetlands are anticipated with the proposed project. This project is not within proximity of aNWSRS Yes No river. ❑ ® No unique natural features or areas were identified within visible distance of the subject property. Unique natural features or areas include bluffs, cliffs, public or private scenic areas, and/or special natural resources on the property or in the vicinity of the property. The subject property is not located within a one -mile radius of a designated Wild and Scenic River; therefore, consultation review by the National Park Service is not required. The Wild and Scenic Rivers Act protects selected rivers in a free -flowing condition and prohibits federal support for activities that would harm a designated river's free -flowing condition, water quality, or outstanding resource values. The project is in compliance with the Wild and Scenic Rivers Act. Yes No The subject property is NOT located within an ❑ ® Opportunity Zone. Executive Order 14173 - Ending Illegal Discrimination and Restoring Merit -Based Opportunity was released on January 21, 2025 and effectively rescinded Executive Order 12898 - Federal Actions to Address Environmental Justice in Minority Populations and Low -Income Populations, dated February 11, 1994. As such, an evaluation of Environmental Justice is no longer warranted. Environmental Assessment Factors [24 CFR 58.40; Ref. 40 CFR 1508.8 &1508.27] Recorded below is the qualitative and quantitative significance of the effects of the proposal on the character, features and resources of the project area. Each factor has been evaluated and documented, as appropriate and in proportion to its relevance to the proposed action. Verifiable source documentation has been provided and described in support of each determination, as appropriate. Credible, traceable and supportive source documentation for each authority has been provided. Where applicable, the necessary reviews or consultations have been completed and applicable permits of approvals have been obtained or noted. Citations, dates/names/titles of contacts, and page references are clear. Additional documentation is attached, as appropriate. All conditions, attenuation or mitigation measures have been clearly identified. Impact Codes: Use an impact code from the following list to make the determination of impact for each factor. (1) Minor beneficial impact (2) No impact anticipated (3) Minor Adverse Impact — May require mitigation (4) Significant or potentially significant impact requiring avoidance or modification which may require an Environmental Impact Statement Environmental Impact -7 Assessment Factor Code Impact Evaluation LAND DEVELOPMENT Conformance with 2 The subject property is proposed for the development of a multi - Plans / Compatible tenant, affordable rental housing complex. The development will Land Use and Zoning consist of two (2), split two/three-story apartment buildings / Scale and Urban consisting of 58 residential units, a single -story clubhouse, a Design pavilion including playground equipment, a 97-space parking area including 6 accessible spots, and all supporting development (roadways, garbage enclosures, signage, sidewalks, utilities, etc.). These plans conform with the 2030 Garfield County Comprehensive Plan, which is committed to provided quality affordable housing. The subject property is currently zoned "PUD-MDR" for planned unit development medium density residential by Garfield County. The subject property is located within the Battlement Mesa PUD. At this time, this district allows for multi -family residential construction. No zoning violations are foreseen with relation to the proposed project. According to historical and current site information, the subject property is considered a suitable area as the subject property has not been utilized as a dump, sanitary landfill, or mine waste disposal area. Furthermore, no unusual conditions were identified at the subject property during the site reconnaissance. The impact on surrounding existing native or non-invasive vegetation and wildlife will be minimal. None of the reasonably foreseeable aspects of the proposed project or future use plans for the site conflict with the community's vision for its future. Soil Suitability/ 2 The 2022 United States Geological Survey (USGS) Parachute, Slope/ Erosion/ Colorado Quadrangle 7.5-minute series topographic map was Drainage/ Storm reviewed for this assessment. According to the contour lines on Water Runoff the topographic map, the subject property is located at approximately 5,401 to 5,425 feet above mean sea level (MSL). The contour lines in the area of the subject property indicate the area has a moderate slope to the west-northwest. Based on information obtained from the United States Department of Agriculture (USDA) Natural Resources Conservation Service Web Soil Survey online database, the subject property is mapped as Potts Loam and Potts-Ildefonso complex. No evidence of erosion or sedimentation was observed during the site reconnaissance. Construction of the proposed project would involve grading and earth moving activities as well as construction of the project components. Construction would result in the temporary disturbance of soil and would expose disturbed areas to potential storm events. This exposure could generate accelerated runoff, localized erosion, and sedimentation. A Geotechnical Report was prepared by Partner Engineering and Science, Inc. for the subject property and dated November 13, 2024. The investigation included the advancement of 14 soil borings to 31.5 feet below ground surface and three (3) infiltration tests for soil observation. Onsite soils were found to consist of silty gravel and sandy gravel. Groundwater was not encountered during boring advancement. The investigation found that some of the onsite soils may be suitable for reuse as engineered fill in structural areas. According to the Aster Place Project Manual, dated February 2025, the general contractor in charge of following a Stormwater Pollution Prevention Plan (SWPPP) to limit erosion and sedimentation during construction activities. Additional erosion controls will include on -land silt fences, erosion logs, erosion control blankets, and storm drain inlet protection. A NPDES will also need to be filed prior to potential discharge activities. Hazards and 1 Radon: Review of the USEPA Radon Zone Map and county Nuisances information indicates the subject property is located within Radon including Site Safety Zone 1, where typical radon levels are greater than 4 pCi/L. Based and Noise on the proposed development activities, radon mitigation is warranted as part of new construction activities. Per HUD guidelines, radon mitigation activities are required to be implemented during the construction phase of the subject property per CC-1000, latest edition, Soil Gas Control Systems in New Construction of Buildings. The guidelines require soil gas control for all portions of the foundation system and post -construction testing will be required by a licensed, radon professional. Site Generated Noise: Development of the subject property will result in short-term noise during the daylight hours. The proposed use of the subject property (residential) upon completion of construction, will not result in elevated levels of noise. Other Nuisances: No natural hazards, air pollution generators, man-made site hazards or nuisances were observed during the site reconnaissance. SOCIOECONOMIC Employment and 1 Based on 2023 numbers, the economy of Garfield County, Income Patterns Colorado employs approximately 33,982 people with the largest industries being Construction, Health Care & Social Assistance, Retail Trade, Accommodation & Food Services, and Educational Services. The cost of living in Garfield County is 1.2% higher than the state average and 21.9% higher than the national average. Attainable affordable housing for the workforce is in short supply. Garfield County has an unemployment rate of 3.5%, compared to the US average of 4.2%, as of April 2025. According to 2023 data, the median household income of a Garfield County resident was $86,172 annually, while the US average was $80,610. Please note that the above information should be verified with a Market Study, which was not provided for Partner to review. No direct or indirect displacement is associated with the proposed project. No people will be displaced. No jobs will be destroyed or relocated. The proposed development has the potential to create permanent opportunities associated with facility maintenance and management. The proposed development will not have an adverse effect on the community or neighborhoods. Source: https://datausa.io/profile/geo/garfield-county-co Demographic According to 2024 information, the population of Garfield County Character Changes, was 63,167. The median age of Garfield County is 37.2, compared Displacement to the US median age of 38.7. The poverty rate in Garfield County is 9.1%, compared to the US average of 11.1%. The general demographic makeup of Garfield County is White (Non - Hispanic) — 63.6%, Black — 1.6%, American Indian and Alaskan Native —1.9%, Asian —1 %, Native Hawaiian and Pacific Islander — 0.2%, Hispanic or Latino — 32.8%. The proposed project does not contribute to reducing or significantly altering the racial, ethnic, or income segregation of the area's housing. The proposed project does not create a concentration of low-income or disadvantaged people in violation of HUD site and neighborhood standards. Source: htts://datausa.iol rof lel eol field -coup -co Environmental N/A Executive Order 14173 - Ending Illegal Discrimination and I Justice Restorin Merit -Based Opportunity was released on January 21, 2025, and effectively rescinded Executive Order 12898 - Federal Actions to Address Environmental Justice in Minority Populations and Low -Income Populations, dated February 11, 1994. As such, an evaluation of Environmental Justice is no longer warranted. COMMUNITY FACILITIES AND SERVICES Educational and 2 Due to the relatively small size of the Parachute area, there are Cultural Facilities only four (4) public schools including one elementary, one middle, and one high school. The subject property is located within the Garfield County School District No. 16, which serves the town of Parachute and the surrounding area. According to the Garfield County School District No. 16 website, parents of students may complete enrollments packets for students who meet standard criteria for age, behavior, and immunization (IiHps://www.garfield 16_or arents/enrollment). The school system currently serves 1,171 students in grades PK-12. Based on the number of units proposed for the subject property (58), and the total number of students within the Garfield County School District No. 16, the maximum additional school -aged children at the proposed project would comprise a negligible increase to student enrollment and is not expected to exceed the capacity of the existing or planned school facilities in the surrounding area. Several cultural facilities are located within the surrounding area. Cultural facilities in the surrounding area of the subject property include the Rifle Heritage Center & Museum, the Western Museum of Mining and Industry, and the Glenwood Springs Historic Society and Frontier Museum. Based on the proposed residential unit count (58 units), the proposed project will result in an incremental increase in the demand for cultural facilities or require additional/alternative facilities to ensure safety and suitable access to/from educational or cultural facilities. The proposed project is filling a need for additional housing units in the community and will not substantially increase the community's population that would result in crowing of educational or cultural facilities. Commercial 1 The subject property is located within reasonable distance of Facilities services and commercial shopping areas that will meet the needs of future tenants in terms of affordability. Specifically, the subject property is within a two-mile distance to commercial facilities including Dollar General, Clark's Market and Pharmacy, Family Dollar, various restaurants, beauty salons, clothing stores, banks, and gyms. The project will not adversely impact or displace existing retail and commercial services. The proposed project is not considered a concern and will not require additional commercial facilities. Furthermore, the placing of eligible residents in more attainable housing for mixed income levels allows for more disposable income for spending on hard and soft goods. Health Care and 2 Based on online information, emergency health services are Social Services available within reasonable proximity to the proposed project. Battlement Mesa Medical Center / Grand River Health Clinic West is located within a nearby radius; however, the nearest hospital is located in Rifle, approximately 20 minutes away. Social services, if warranted, will be provided by governmental social service agencies, public or private groups. The project would result in an incremental increase in demand for health care and social services but would not be expected to have adverse impacts on such services given that the project would likely serve existing area residents would be relatively small in size. The development of this project is not considered a concern and will not require additional healthcare facilities. Solid Waste 2 The project development will generate construction debris that Disposal / Recycling will be managed by the development team and disposed offsite in accordance with applicable standards. Upon completion of construction activities, general household solid waste will be generated from the proposed project. Solid waste disposal will reportedly be provided by an independent solid waste disposal contractor. The Garfield County Landfill receives refuse from the Town of Parachute. The trash generated at the subject property will likely consist of general refuse including paper, cardboard, cooking waste, and general consumer -use plastic material. As such, the residential use of the subject property is not expected to substantially increase the amount of refuse/trash generated at the subject property and is not expected to materially increase the amount of received by the Garfield County Landfill. Waste Water / 2 Domestic wastewater is not currently generated at the subject Sanitary Sewers property. No industrial processes are currently performed at the subject property. The Town of Parachute services the subject property vicinity. No onsite septic systems are proposed for development. The onsite development will allow the Town of Parachute to meet future flow and loading demands as well as regulatory requirements. The new residential units will result in very minimal impact on the designed capacity of the Parachute Water Department. Positive effects are that storm water will be separated from the sewage collection system that is maintained by the municipality. No adverse effects from the proposed development is applicable at this time. Water Supply 2 Domestic wastewater is not currently generated at the subject property. According to available information, a public water system operated by the Town of Parachute Water Department serves the subject property vicinity. The source of public water for the Town of Parachute is surface water from the Colorado River and groundwater wells under the direct influence of surface water. According to the Town of Parachute Water Department 2024 Annual Water Quality Report, water supplied to the subject property vicinity is in compliance with all State and Federal regulations pertaining to drinking water standards, including lead and copper. Based on the total number of new units proposed for the subject property (58), the new residential units will result in very minimal impact on the designed capacity of the municipal sanitary sewer system. Public Safety - 2 The proposed project will have minimal impact on the city and/or Police, Fire and county Police, Fire, and Emergency Medical Services. While the Emergency Medical addition of residential units will incrementally increase demand on police and fire services, the proposed project is expected to have a nominal increase on the existing public safety resources to the area. Access routes for accessibility for emergency vehicles and compliance with local regulations will be addressed by the civil design team, per city/county building compliance. The project meets the site access requirements for emergency vehicles, including fire truck and ambulance. Parks, Open Space 2 Parks, open spaces, and recreation areas within the surrounding and Recreation area include Parachute Ponds State Wildlife Area, Beasley Park, Bill Patterson Wildlife Area, and Parachute/Battlement Mesa Parks and Recreation as well as various other opportunities. Further away are state parks such as Grand Mesa and Rifle Falls. Passive and active recreational activities and cultural resources are available for the subject property vicinity. Moreover, the proposed project will include a children's playground. Based on the inclusion of a children's recreation area at the proposed project and large number of parks in the vicinity of the subject property, the proposed project will not have an adverse effect on passive and active recreational activities to include parks, recreational areas and open spaces within the vicinity of the subject property. Transportation and 2 The subject property will be accessed via Stone Quarry Road Accessibility along the eastern property boundary and Battlement Creek Trail along the western property boundary. Based on the site reconnaissance, the approaches to the subject property will be convenient, safe, and attractive. Accessibility requirements will be included within the proposed development per the civil design plans. The subject property will provide residents with convenient access to employment centers and recreational outlets (commercial/retail shopping services). Additionally, the proposed project is within walking distance of multiple bus stops. The proposed project will not result in additional impact to the transportation services. NATURAL FEATURES Unique Natural 2 No geological features that include rare or special social/cultural, Features, economic, educational, aesthetic, or scientific value were Water Resources identified on or adjoining to the subject property. As such, no adverse impact to unique natural features is considered applicable for the proposed development. No visual or other indications of water quality problems on or near the site were identified. The proposed project will include a storm water runoff control/design. The proposed project will not involve the discharge of non -sewage pollutants into surface water bodies and will not limit the access to or quality of water for downstream communities. Vegetation, Wildlife 2 The proposed development will involve grading the land, development of the subject building and seeding the soil with grass, where applicable. No nuisance or non -indigenous species o vegetation will be included within the proposed development. The proposed project will not damage or destroy plant species that are legally protected by state or local ordinances. Other Factors 2 No other factors apply to this project. The site is not located near any military bases, as such, a military presence does not appear applicable. CLIMATE AND ENERGY Climate Change N/A Executive Order 14148 - Initial Rescissions of Harmful Executive Impacts Orders and Actions was released on January 20, 2025 and effectively rescinded Executive Order 14008 - Tackling the Climate Crisis at Home and Abroad, dated January 27, 2021. As such, an evaluation of Climate Change is no longer warranted. Energy Efficiency 1 The subject property will be designed to meet the National Green Building Standard and Zero Energy Ready Homes. The project will include the completion of a SEDI and evidence energy efficiency features by achieving NGBS green designation. Additionally, the developer plans to install Solar Photovoltaics on the apartment roofs. The compliance will be overseen by Group 14. Additional Studies Performed: Phase I Environmental Site Assessment, prepared by Partner Engineering and Science, Inc., dated June 2025; Noise Assessment, prepared by Partner Engineering and Science, Inc., dated June 2025; Sound Transmission Classification Assessment Tool Report, prepared by Partner Engineering and Science, Inc., dated June 2025; Cultural Resources Desktop Review Summary Report, prepared by Partner Engineering and Science, Inc., dated July 2025; Preliminary Wetland Determination, prepared by Partner Engineering and Science, Inc., dated July 2025 Field Inspection (Date and completed by): April 2, 2025; Eric Breer, Project Assessor List of Sources, Agencies and Persons Consulted [40 CFR 1508.9(b)]: USFWS, USDA, Colorado DOT, County and City FOIA departments, as listed in the Phase I ESA. List of Permits Obtained: Permits, reviews, and approvals required for construction activities will be issued by local, city/county and state regulatory agencies with implementation by project contractor and oversight by engineer/architect. Public Outreach [24 CFR 50.23 & 58.43]: In the course of conducting this environmental compliance review, no issues warranting NEPA- related hearings or public meetings were revealed. Upon acceptance by the HUD Certifying Official, the FONSI will be posed on a publicly available website for one year at: https://www.hudexchange. info/programs/environmental-review/environmental-review-records/ Cumulative Impact Analysis [24 CFR 58.32]: The proposed construction project will not adversely impact the surrounding area. This activity is compatible with the existing uses in the area. There will not be any adverse impact on existing resources or services to the area. Alternatives [24 CFR 58.40(e); 40 CFR 1508.9] Off Site Alternative: Consideration of an off -site alternative is not warranted because there are no substantial adverse effects that would result from the project, or if potentially adverse effects were identified, mitigation has been required to reduce those potentially adverse effects. Reduced Project: Reducing the number of apartment units or the square footage of nonresidential space would provide less affordable housing in the area. A reduced project with fewer units and a smaller residential population would have similar environmental impacts as the proposed project but would be slightly lower in magnitude. Reducing the number of affordable housing units would not meet the purpose or need of the project, which includes objectives to accommodate a portion of the citywide demand for affordable housing for all. No Action Alternative [24 CFR 58.40(e)]: The "no action" alternative was considered; however, no action would not meet the demand for affordable/market rate units in the County. The demand for affordable/market rate housing in the County and region has increased in the last few years. If not been given this housing opportunity, the affordable/market rate households and prospective tenants for these properties will not be able to meet their household needs. In addition, construction of a new apartment complex will visually improve the image of the neighborhood and provide demand for goods and services in the area. Summary of Findings and Conclusions: The project would benefit the Town of Parachute and low-income residents by providing high - quality affordable housing in a desirable area with access to commercial amenities, employment opportunities, and all standard community services. Residents of the affordable housing project would benefit from being in proximity to transportation corridors and activity centers which would for provide opportunity for employment, social engagement, and commerce. Because the project is within a developed area, the project would be adequately served by utilities and public services. The project would conform to all applicable federal, state, and local regulations associated with land use compatibility, air pollutant emissions, water quality, geologic hazards, and related environmental resources addressed herein. Based on the analyses of environmental issues contained in this document, the project is not expected to have significant environmental impacts. Mitigation Measures and Conditions 140 CFR 1505.2c Summarize below all mitigation measures adopted by the Responsible Entity to reduce, avoid, or eliminate adverse environmental impacts and to avoid non-compliance or non-conformance with the above -listed authorities and factors. These measures/conditions must be incorporated into project contracts, development agreements, and other relevant documents. The staff responsible for implementing and monitoring mitigation measures should be clearly identified in the mitigation plan. Law, Authority, or Factor Mitigation Measure Contamination and Toxic Substances Per HUD guidelines, radon mitigation activities are required to be implemented during the construction phase of the subject property per CC-1000, latest edition, Soil Gas Control Systems in New Construction of Buildings. The guidelines require soil gas control for all portions of the foundation system and post -construction testing will be required by a licensed, radon professional. Determination: ® Finding of No Significant Impact [24 CFR 58.40(g)(1); 40 CFR 1508.27] The project will not result in a significant impact on the quality of the human environment. ❑ Finding of Significant Impact [24 CFR 58.40(g)(2); 40 CFR 1508.27] The project may significantly affect the quality of the human environment. Preparer Signature: Name/Title/Organization: Date: 10/20/2025 AlIyson Shaw, Senior Project Manager, Partner Engineering and Science. Inc. Certifying Officer Signat Date: 10/20/2025 Name/Title: John Leybourne, Planner III Garfield County Community Development This original, signed document and related supporting material must be retained on file by the Responsible Entity in an Environmental Review Record (ERR) for the activity/project (ref: 24 CFR Part 58.38) and in accordance with recordkeeping requirements for the HUD program(s).