The document provides an environmental impact statement for a property located at 414 Cross Mountain Drive in Fredericksburg, Texas. It evaluates three alternative actions for the property: maintaining the single-family residence with sustainable practices, converting the property to a city park, or transitioning it to a bed and breakfast. The preferred action is converting it to a bed and breakfast while implementing various mitigation measures, such as using water-efficient landscaping and appliances, to minimize environmental impacts.

1. Environmental Impact Statement
414 Cross Mountain Drive
Fredericksburg, Gillespie County, Texas
Austin Reynolds
April 24, 2015
Texas State University

2. 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
compostand solid waste recycling with further lower environmental impacts.

3. Contents:
I. Title Page……………………………………………………………………. 1
II. Summary……………………………………………………………………..2
III. Table of Contents……………………………………………………………. 3
IV. Purposeand 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)

4. Purpose for Action and History:
The acre at 414 Cross Mountain Drive in Fredericksburg, Gillespie County,
Texas shows bothhistoric 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

5. 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

6. 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 compostas 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. Conversioninto 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

7. developed with the same compactable soil to decrease runoff. Due to personal
energy demands of each personthe maximum number of visitors should be limited
to four with including two residents. This guest limit will minimize all utility needs
to producea 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. Conversioninto 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

8. 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 PreferredAction:
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

9. 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 productionfor the home owners and Fredericksburgs’
overall economy.
Affected Environment/ Environmental Inventory:
Previously Submitted…………………………………………………SeeAppendix
Environmental Consequences
Resourcerequirements 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

10. 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

11. 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.

12. 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 composingof 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

13. 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 sourceof steady income,
along with the shops ofMain 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 costmore to install and upgrade but will pay for themselves in a short
duration, and add to profit for the current residence.

14. 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.