July 9, 2002 To:      Members of the Task Force assessing the Wilson Springs site From:  Andrea Radwell, Graduate Research Assistant            Department of Biological Sciences, Ferritor Hall 120            University of Arkansas, Fayetteville 72701            575-xxxx (o) 443-xxxx (h)            aradwell@uark.edu I am sending you an accumulation of information on the Wilson Springs site that represents the efforts of many people over a number of years. Wilson Springs has been of interest to naturalists since the identification of a population of Arkansas darters on the site in the 1970s. In 1994, the American Fisheries Society Student Subchapter at the University of Arkansas became the stewards of 7 acres in the immediate vicinity of the two perennial springs and spring run. Students cataloged information on the site over the ensuing years. A much broader view of the site as a whole emerged in 2002 when maps of delineated wetlands, development plans, and reference points on the land were made available in response to public concerns regarding the proposed development. Numerous individuals have communicated directly with me providing specific information. I am providing a status report that summarizes, to the best of my ability, at least some of that information. Names have been provided, when possible, and I urge the task force to contact these individuals for further clarification and elaboration. I, as well as others, have spent a considerable amount of time at the Wilson Springs site over the past 5 months, and a lot of information has been exchanged among interested and concerned parties. From my perspective, this has led to the awareness that (1) the site, as a whole, has far greater ecological value than was previously recognized - its unique natural attributes extend far beyond the immediate Wilson Springs run, and (2) much of the site is low-lying seasonal wetland and flood plain that has ecological value, but its value as developable land is highly questionable. A limited amount of land at the south end of the parcel appears to offer the possibility of successful development. In contrast, wetness of the remaining contiguous lowlands poses serious obstacles to development from both an economic as well as an environmental perspective. The lowlands do, however, offer tremendous potential for research, education, and public enjoyment if appropriate preservation steps are taken. I support these perceptions with the attached information. I have been a strong advocate of the public process. I firmly believe that the public process ultimately results in decisions that foster development of a high quality of life for the greatest number of people. I strongly urge this task force to consider all views and options with objectivity. Sincerely, Andrea Radwell cc:  Mayor Coody       Members of the Fayetteville City Council WILSON SPRINGS SITE STATUS REPORT July 9, 2002 SITE DESCRIPTION (see Map 1) 289-acre parcel located near I-540 and Hwy 112 owned by City of Fayetteville since 1990 South end - elevated, dry land with an approximately 8-acre woodland - remainder of the parcel is lowland - see approximate line on Map 1 that distinguishes between high and lowland areas Lowland area includes designated wooded wetlands, land planted with pasture grass, Clabber Creek flood plain, and Wilson Springs Elevation difference - 1270 ft at south end - 1200 feet near Wilson Springs 85 acres of wetlands designated by US Corps of Engineers shown in cross-hatched area of Map 1 - designated on basis of hydrology, hydrophilic plants, and hydric soil MAJOR PHYSICAL FEATURES Wilson Springs - two perennial cool springs with flow 365 days a year Spring run flows into Clabber Creek which has two tributaries Numerous seeps and small drainages Wooded wetlands near Wilson Springs extend southward into center of the parcel Wooded wetlands and marshes along Clabber Creek Pasture grass on portions of lowlands not officially designated as wetland but exhibiting seasonal wetland characteristics Prairie mounds in grassy lowlands particularly apparent in northwest quadrant BIOLOGICAL OBSERVATIONS General Biological Inventory: See enclosed Wilson Springs Biological Inventory of protists, invertebrates, vertebrates, fungi, and plants compiled by students at the University Arkansas in conjunction with the American Fisheries Student Subchapter. Arkansas darter (Etheostoma cragini): a study completed by Chad Hargrave in 1998 (Coop Unit Publication No. 30 - Arkansas Cooperative Fish and Wildlife Research Unit, University of Arkansas, Fayetteville) estimated the Arkansas darter population in the Wilson Springs run to be the largest of the three known populations in the state. Sampling of Clabber Creek and the tributary from the north during spawning season (early 2000) suggested migratory patterns that require further study. The smaller tributary flowing from the south may also be seasonal habitat. See American Fisheries Society Student Subchapter Statement of Position for additional background information. Status: Candidate for listing under Endangered Species Act since October 1999. One of three known populations in Arkansas. The species has protective status in all states in which it occurs. Birds: 125 species identified on site by ornithologists Joe Neal and Mike Mlodinow. Includes wetland species and some species dependent on grasslands. See Bird List for the Wilson Springs Fields & Forests. Joe Neal has indicated that he does not consider the list complete - he expects other species to be identified. Status: Information from Partners-In-Flight Species of Concerns and USGS Bird Survey of birds in decline is included on the Bird List. Crayfish: Ozark burrowing crayfish (Procambarus liberorum) from the northwest quadrant identified by Dr. Art Brown and Mike Slay, Department of Biological Sciences, University of Arkansas. Burrows throughout grassy lowlands suggest it is widespread on the site and may play a major role in the food web supporting a wide range of species in the lowland areas of the parcel. Status: Endemic to only 8 counties of northwest Arkansas. Description of status dates back to 1988 - shown as abundant and stable at that time, but current status is unknown. Species is endemic to area that has undergone urbanization over the past 14 years. Plants: rare grass species have been identified on the site by Dr. Chuck West, agronomist, University of Arkansas. HYDROLOGICAL OBSERVATIONS Wilson Springs maintains perennial flow. It receives large amounts of storm water from the I-540 and Hwy 112 interchange. Last water quality sampling was done in April 2001 - showed some impairment (described as typical of water from an urban area). Clabber Creek was channelized in 1990. The stream banks are now stable in terms of sediment load - there is no obvious stream bank erosion. Parts of the channel are filled with marsh plants and signs of development of a new sinuous channel are apparent. Observations made this year suggest that the wetlands in the 500 year flood plain of Clabber Creek are more developed than they were five years ago. Increased discharge into Clabber Creek as a result of large-scale development in the headwaters may account for progressive wetland development along Clabber Creek. Observations made on at least 7 trips to the property from mid February to early June revealed all lowlands indicated on Map 1 to be inundated with water regardless of whether land was classified by the US Army Corps of Engineers as wetlands or not. Lowland areas consist of a mosaic of wooded wetlands designated as such by the Corps of Engineers and non-designated areas planted in pasture grass. All lowlands (as described on Map 1) appear to be functioning as a contiguous seasonal wetland. All test pits (3-4 feet deep) on designated wetlands as well as non-designated grasslands retained water at or near the land surface during the observation period from mid February to early June 2002. Dr. Van Brahana, hydrogeologist, Department of Geosciences, University of Arkansas has indicated that the area has unique geological features responsible for wetlands. Fault lines run through the area and continue down the Clabber Creek corridor. Clay soils do not wholly account for standing water in the lowlands. Test pits indicate a high water table. Presence of crayfish burrows throughout lowland grassy areas indicates a high water table. Ground water is supporting crayfish and organisms upon with they depend. Wetlands have been delineated on the parcel adjacent and north of the Wilson Springs site. During storms, water flowed from the adjacent parcel onto the northwest quadrant of the site. DEVELOPMENT PROPOSAL - ISSUES AND CURRENT CONCERNS The Fayetteville City Administration has proposed development on the Wilson Springs site. They have formulated 3 options, but they have indicated that they favor the option shown on Map 2 that is enclosed. It impacts 17 acres of the 85 acres of designated wetlands and will require mitigation for loss of these acres. Infrastructure shown on Map 2 suggests that the plan would have large-scale impacts on the grassy lowlands that were not designated as wetlands. It includes 3 bridges - one over Clabber Creek and two over Clabber Creek tributaries. The following issues and concerns have emerged since early 2002: Page 27 is enclosed from Appraisal Report, City of Fayetteville, I-540 Business and Technology Park, Fayetteville, AR, by The Real Estate Consultants, 118 N. East Avenue, Fayetteville, AR 72701. This page summarizes information provided by McClelland Engineering that is relevant to the suitability of the site for development. This information raises serious questions about the whether the City should promote the sale and development of lowlands with "wetness a severe hazard" in some areas and "an extreme hazard" in others. It indicates the necessity for "drilled pier systems" and "above average ground preparation" to "offset potential problems with standing water" for a good portion of the acreage. These problems suggest that avoiding major hydrological impacts on the area from development would be an extremely challenging task and probably an unrealistic expectation. The area is known to have unique geological features that may complicate development particularly in the lowlands. Local residents have reported such problems in the Clabber Creek corridor. Developers who choose to build in the lowlands have no assurances that they will not encounter costly problems associated with soil types not supportive of development, high ground water, and long-term problems associated with ground faults. The recharge area for Wilson Springs has not been delineated. Development could adversely affect the quality and quantity of ground water that maintains the springs. Observations indicate that the Arkansas darter has a migratory pattern, but no formal study has been done. Hence, the impact of bridges over Clabber Creek and its tributaries on the life history of the Arkansas darter is unknown. The proposed bridge over the tributary flowing northwest into Clabber Creek and the bridge over Clabber Creek are passing through an area that exhibits wetland characteristics. The City has suggested preservation of an approximately 3-acre parcel in that area, but construction of two bridges is included in the development plan. Construction of these bridges may be complicated by wetland conditions. A test pit in that area retained water at or near the land surface during the observation period from March through May. The Corps delineation was based on meeting the requirements of wetland hydrology, hydric soils, and presence of hydrophilic plants. It appears that portions of the lowlands covered in pasture grasses were not designated as wetlands because of the lack of hydrophilic plants. It is difficult to differentiate ecological function between designated and non-designated areas on this site. Hence, there is little assurance that building in the pasture grass areas will not adversely affect the lowland ecosystem as a whole. Earlier this year, the City Administration suggested changing storm water patterns at the main Wilson spring head and modifying the Clabber Creek channel as part of a Candidate Conservation Agreement for the Arkansas darter. Neither of these ideas presently has the support of the US Fish and Wildlife Service, and no new ideas have been offered. It is the position of the American Fisheries Society Student Subchapter and US Fish and Wildlife Service that habitat preservation should be the most important component of an agreement. This requires consideration of all risks associated with roads, bridges, and other structures. The plan includes extensive development of lowland areas not formally designated as wetlands. Observations suggest that seasonal wetlands are far more extensive than reflected in the official wetland designation of 85 acres. These lowlands are utilized by numerous birds and crayfish, as well as species yet to be identified. Areas that were designated as "mitigation areas" appear to have wetland characteristics. The status of these areas needs to be determined. The use of these lands for mitigation has been called into question. It appears that mitigation of these lands will not compensate for loss of other wetland acres, and will therefore result in a net loss of wetlands at the site. Because of its low elevation relative to the rest of the area, the Wilson Springs site is acting as a natural detention area for storm water. The lowlands of the area are providing ecological services by retaining and purifying water. Development in the area in the last few years has increased the need for these services. According to City officials, developers will be required to build in such a way as to minimally affect the hydrology of the site including the use of permeable pavement, grass swales, no curbs, etc. The question has been raised as to whether such measures can reasonably be expected to mitigate for the hydrological changes that may likely occur in association with development of the lowlands of the parcel. ECONOMIC ISSUES The goals for development are unclear to the public, and the present demand for business real estate development has been called into question. Over the past 12 years, the stated purpose of development at the site has changed several times. Those changes are reflected in the series of names - North Industrial Park, Arkansas Research and Technology Park, Arkansas Business and Technology Park, and the most recent suggestion - Wilson Springs Business Park. Basic economic information is lacking - the City finally received an appraisal of the property five months after the development was proposed. Citizens have posed numerous questions regarding the economics of the project that remain unanswered. Estimated mitigation costs have been reported to be from $12,000 to $25,000 per acre. This is a very large investment of taxpayer dollars. The value of this investment has been called into question. Attachments: Map 1 - site with COE wetland delineation Map 2 - development proposal favored by City Administration American Fisheries Society Student Subchapter Biological Inventory American Fisheries Society Student Subchapter Statement of Position on the Arkansas Darter Bird List for Wilson Springs Fields and Forests by Joe Neal and Mike Mlodinow Page 27 of Wilson Springs site appraisal completed by The Real Estate Consultants, June 21, 2002. Back  |  Home