HomeMy WebLinkAboutSTERLING SPECIAL REVIEW - COUNTY REFERRAL - 40-88 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 16
PLANNING AND ZONING BOARD MEETING OF June 27, 1988
STAFF REPORT
PROJECT: Sterling Special Review, County Referral - #40-88
APPLICANT: Sterling Sand & Gravel Company
P. O. Box 2187
Fort Colins, CO 80522
OWNER: First Interstate Bank
205 W. Oak
Fort Collins, CO 80524
PROJECT PLANNER: Sherry Albertson -Clark
PROJECT DESCRIPTION: A request for special review approval to permit
gravel extraction on a 58-acre site, located on the west side of Taft Hill Road,
north of the Poudre River, zoned FA-1 Farming.
RECOMMENDATION: Approval, with conditions:
The structural integrity of Taft Hill Road be monitored and any improve-
ments determined necessary by Larimer County (based on the results of
monitoring) to maintain the structure integrity of the road, be the
financial responsibility of the applicant, and;
2. Signage regarding truck traffic entering the highway and speed restrictions
(as identified in the Traffic Impact Analysis) be installed by the applicant.
EXECUTIVE SUMMARY: This request for special review approval would
extend the area west of Taft Hill Road that Sterling Sand & Gravel is using
for gravel mining. The applicant has made a series of commitments regarding
operation of the mining process, mitigation of noise and dust pollution, traffic
impacts, and buffering from area residences. These commitments address the
issues raised on this proposal. Staff has determined that this proposal is
compatible with existing land uses, and therefore, recommends approval.
Concerns regarding the traffic impact on Taft Hill Road (impact of truck
traffic on existing road structure and safety concerns of trucks entering the
road) are being addressed by the conditions recommended by staff.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750
SERVICES, PLANNING DEPARTMENT
Sterling Special Review County Referral #40-88
P & Z Meeting - June 27, 1988
Page 2
COMMENTS
1. Background:
The surrounding zoning and land use is as follows:
N: FA-1; existing farm
S: FA-1; existing gravel mining
E: FA; existing residences
W: FA-1; vacant
This site is located within an area of high quality commercial mineral deposits.
Sterling Sand & Gravel has been mining gravel in the area since the 1950's. In
1985, Sterling received approval for sand and gravel extraction for 45 acres
west of Taft Hill Road and just north of the Poudre River.
A request for special review approval to extend the original 45 acre -site by an
additional 58-acres was first submitted to Larimer County early this year and
was recommended for denial by the County Planning Commission in February,
on the basis that:
The proposal does not comply with the intent and purposes of the Compre-
hensive Zoning Resolution and the Comprehensive Plan.
2. The proposal is incompatible with the surrounding land uses.
3. The proposal may impair the public health, welfare, prosperity or safety by
creating undesirable traffic congestion, undesirable environmental condi-
tions.
4. There is the potential that the proposal may negatively affect land values
in the area.
This item was re -submitted to Larimer County in
March of this year and
referred for city review in April.
The
applicant withdrew this second applica-
tion because of concerns expressed
by
Larimer County
staff and area residents,
that many issues, identified prior
to
the February
1988 Planning Commission
review, were still not addressed
by
the applicant.
The applicant, with the
current proposal, has attempted
to
address all
of the issues previously
identified.
2. Land Use:
The commercial mineral deposits in Larimer County are found along the exist-
ing and historic flood plains of the Poudre River. The State of Colorado
recognizes the importance of commercial mineral deposits by prohibiting a
County from any action (or inaction) that would interfere with the present or
future extraction of such a deposit. This does not imply that a County must
improve a gravel mining request, but does suggest the importance of the
resource.
Sterling Special Review County Referral #40-88
P & Z Meeting - June 27, 1988
Page 3
Sterling Sand and Gravel has been operating in the Taft Hill Road area for
many years and according to County records, mineral extraction (and the intent
to expand extraction areas) occurred prior to construction of many of the
existing residential units. Although mineral extraction adjacent to residential
areas is not ideal from a land use standpoint, in this case, the mineral
extraction appears to have preceded many of the residential uses in the area
and the applicant has attempted to address the mitigation of land use conflicts.
3. Operations:
Mining is presently taking place on the 45-acre site that lies immediately north
of the river and south of the proposed site. Initially, an earthen berm will be
constructed along Taft Hill Road to match the highway grade. This berm will
be planted with a mix of deciduous trees, evergreens and shrubs. The proposed
mining operation will consist of removing approximately 10 acres of top soil in
the western -most corner of the site (Phase III) and placing it along the road to
create a berm. Overburden will be removed and de -watering of the pit will
occur. Crushing and stockpiling of material will occur on the floor of the pit,
which is to be 15-20' below the highway grade. The material is crushed,
screened for sizing and washed by equipment in the pit. The final products are
then conveyed to the ground and stockpiled by front end loaders or loaded
directly into trucks by a loader and transported to the batch plant off -site.
The applicant has indicated that there would not be a batch plant located on
the 58-acre sit, nor would there be any blasting. The actual mining activity on
Phase 4, which is located adjacent to Taft Hill Road, will not take place until
the landscaping has been in place 3-5 years. Hours of operation for the
crushing and screening will be 7am-5pm Monday through Friday. There will
not be any storage of waste material or construction equipment on this site.
Excess overburden not used for production or reclamation will be removed
from the site. Mining of each phase is expected to take three to five years to
complete. The applicant has stated that no mining activity will be commenced
on any portion of the 58-acre site for at least three years from the date of
approval and that no activity will take place within Phase Four until at least
three years after planting of the proposed landscaping (planting to be com-
pleted by Spring of 1989).
4. Traffic Impact:
Access to the site will be from an existing access road at the south end of the
45-acre mining site near the river. This will be the only access point to Taft
Hill Road, with internal circulation occurring near the western area of both
sites. The applicant has stated that the purpose of the additional 58-acre site
for mining is for securing future gravel reserves, not to increase current
production output. As mining ceases on the 45-acre parcel to the south, the
minerals on this site would be obtained. While the amount of truck on Taft
Hill Road (as a result of the proposed 58-acre mining operation) may not be
increasing over the present demand, the safety concerns over slow moving
trucks entering and crossing the highway will continue to exist. Although Taft
Hill Road appears to be in good shape at the present time, the continued truck
traffic may have a detrimental affect on the structural integrity of the road.
Sterling Special Review County Referral #40-88
P & Z Meeting - June 27, 1988
Page 4
Also monitoring the structural integrity of Taft Hill Road would provide a
means of determining the present condition of the highway, as well as any
structural problems caused by the heavy truck traffic. Results of monitoring
could then be used to determine if and when any work is necessary to main-
tain the roadway's structure. The applicant should be financially responsible for
any necessary testing/monitoring, as well as for any future improvements
deemed necessary by Larimer County to maintain the structural integrity.
Providing some means to assure that the structure of Taft Hill Road is main-
tained (and/or improved) becomes particularly important in the case of gravel
mining. Once the mineral has been extracted, there will not be another poten-
tial user of the site to provide any future needed road improvements.
5. Dust/Noise Pollution:
Fugitive dust can occur from a gravel mining operation in four ways: crushing
of aggregates; haul roads; associated processing equipment (i.e., concrete or
asphalt batch plants) and from stockpiles. The applicant has proposed the
following measures to mitigate dust:
1. Powered water spray with the crushing of aggregates.
2. No crushing during extremely high wind conditions.
3. Powered water spray on haul roads.
4. pave the entry to the access road with oil.
5. Associated process equipment, such as batch plants, will not be placed on
this site.
6. Stockpiles will be located on the pit floor at least four hundred feet from
Taft Hill Road.
7. The applicant will comply with State of Colorado standards for air quality
in all other applicable respects.
Noise from the mining operation has also been a concern of area residents. The
applicant proposes to reserve a minimum 75' setback from the centerline of
Taft Hill Road west and will not excavate any material within 200 feet of any
residence. This setback area would be bermed with fill to match the elevation
of Taft Hill Road. In the spring of 1989, approximately 600 trees and shrubs
will be planted. Placement of crushing equipment and stockpiling in the pit
will occur 15-20' below the grade of Taft Hill Road. This equipment will not
be located any closer than 400' from the centerline of Taft Hill Road (which
is 500' from the nearest residence).
6. Buffering:
Buffering the visual and noise aspects of the proposed gravel mining operation
from the existing residences in the area has also been of major concern to area
property owners and residents. The applicant has proposed a series of measures
Sterling Special Review County Referral #40-88
P & Z Meeting - June 27, 1988
Page 5
to buffer the proposed mining operation from area residences. These measures
are as follows:
1. Creation of an earthen berm (at roadway grade) with plantings of decidu-
ous trees, evergreens and shrubbery.
2. Landscaping will be completed by Spring 1989 and will be allowed to
develop and mature for 3-5 years before any mining activity will begin oh
Phase 4. No mining activity will occur anywhere on the 58-acre site for
three years from the date of approval.
3. Mining activity will not occur any closer than 200' from the nearest
residence.
4. Crushing equipment will be placed on the floor of the pit, 15-20' below
grade and will be a minimum of 490' from the nearest residence.
SUMMARY
The proposed 58-acre gravel mining operation is located in an area that has
been actively mined for many years. The existing operation to the south was
approved in 1985 and was the first area west of Taft Hill Road and north of
the river to be mined. The potential for land use conflicts between area
residences and the proposed mining operation exists; however, the applicant has
provided a series of commitments to address the issues raised by both Larimer
county staff and area residents to mitigate these potential conflicts.
RECOMMENDATION
The proposed gravel mining operation appears to be compatible with existing
area land uses, given the measures the applicant has committed to for mitigat-
ing conflicts. Staff recommends approval, with the following conditions:
1. Any improvements determined necessary by Larimer County (based on the
results of monitoring) to maintain the structural integrity of the road, be
the financial responsibility of the applicant;
2. Signage regarding truck traffic entering the highway and speed restrictions
(as identified in the Traffic Impact Analysis) be installed by the applicant.
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ITEM STERLING SPECIAL REVIEW
NUMBER 40-88
I *
ti- 5H►. WON Wo 15 r. M to Z W,.
W-1 Mt D99)"'►/YD►t4.
A. Existing and Proposed Access to Nearest Public Road
B. Location and Type of All Equipment and Operations on Site.
C. Type and Weight of all Trucks, Frequency of Types and Expected
Travel Routes
D. Irpact of Trucks on Existing Traffic in the Area
E. All Application Material Submitted to the State Mined Land
Reclamation Board
F. Hours and Days of Operation
G. Plan for Storage of Overburden and Disposal of Waste Material and
Rubble
H. Frequency of Blasting
I. Identification of Any Residence within 1000 feet of this Excavation
J. Schedule for Mining and Reclamation
K. Plans for Minimizing Dust and Noise Pollution
L. Detail of Landscaping
M. Explanation of Associated Processing
N. Right of Way and Fencing
0. Analysis of Vicinity Impacts as a Result of Gravel Mining
P. Response to Planning Staff Concerns
--Exhibit Map C-3A
—Tarimer County Encroad -ent Permit No. 001575
—Table VII A
-Table VII-B
--1985 Traffic Analysis
—All Application Material Submitted to the Colorado Mined Land
Reclamation Division
--Hcme Office Mine Exhibit Maps
C-1 C-4 C-7
C-2 C-5 F
C-3 C-6 Photo Map
--Hc me Office Mine Exhibits A through P
--Evaluation of the Ground-W&ter Resources
Analysis of Vicinity Impacts as the Result of Gravel Mining
Analysis of Noise Emissions and Methods of Control
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Sterling Sand & Gravel Co. has served the Fort Collins area since
1946. It has maintained its main office and performed sand and gravel
extraction operations at 1800 North Taft Hill Road since 1950 (long
before most of the development of businesses and residences north of
the Poudre River on Taft Hill Road).
This location on the PoLdre River is in the center of an area of
high quality caamTercial mineral deposits. These gravel reserves have
been identified by the State of Colorado as a critical natural resource
that must be protected for extraction. Sterling Sand & Gravel Co. and
other aggregate producers attempt to provide low cost building
materials to ccmmunities by acquiring gravel reserves as near as
ispossible to construction activity, since the cost to deliver the
material often far exceeds the cost of the material itself.
This particular parcel of land is zoned FA-1 Farming, which allows
the permitting of gravel extraction. It borders property currently
being mined, and in general is surrounded on three sides by land
currently planned for mineral extraction. This land, currently for
sale by First Interstate Bank, is ideal for gravel mining. Acquisition
by Sterling Sand & Gravel Co. is logical in that it adds to Sterling's
gravel reserves for long term planning and it is cost effective to mine
since it is adjacent to Sterling property.
Although Sterling does not intend to mine this Property 1=iediate-
ly, approval of this mining request is necessary in order to complete
the purchase of the land from First Interstate Bank.
• The Proposed project is consistent with the Mineral Preservation
Act and the Mined Land Reclamation Act, as well as the mineral
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extraction plan for Larimer County. Sterling has obtained all required
permits for air and water quality, and has obtained Health Department
Sterling is aware that its neighbors are concerned about a
variety of "Quality of Life" issues. We have met with them, listened
to their concerns, asked for their suggestions, and offered possible
ccupramises. Considerable effort has been made to confer with experts
with regards to property values, dust and noise pollution, water
issues, and landscape planning. We have made a substantial effort to
make concessions so as to not interfere with the neighbors' use of
their properties.
The following narrative stmparizes Sterling's plans to operate a
• gravel miring operation on the subject property. It refers to detailed
plans, exhibits, studies, etc., which are included as a part of this
application. It also provides specific commitments that Sterling is
now prepared to make to relieve the concerns of its neighbors.
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The nearest public road, County Road 19 (Taft Hill Road), borders
this property on the East. Currently, there exists a one -lane east to
west roadway through the middle of the property servicing the Seaworth
residence directly onto Taft Hill Road. As the mining develops from
the south, it will be necessary to relocate this driveway to the
northern edge of the property adjacent to the Taylor -Gill ditch. A
forty -foot (401) right of way has been reserved for this pursuant to an
agreement between Seaworth and Sterling Sand & Gravel Co.
Access to the area by Sterling Sand & Gravel Co.'s equipment shall
be frm the south through property which is owned and currently being
mined by Sterling (see exhibit rap C-3A). This access road just north
of the Poudre River, west of Taft Hill Road, will be extended north
within the existing pit to the 58 acre parcel. Please reference
Tarim r. County Encroachment Permit No. 001575.
Sterling Sand & Gravel Co. will not open a new access to Taft Hill
Road as a result of this proposal. Instead, it will continue to obtain
access onto Taft Hill Road by using its current access point.
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The initial activity to take place on site will be the construc-
tion of an earth berm along the entire eastern boundary adjacent to
Taft Hill Road. the berm will be built to a height five (5) feet
higher than the roadway. 'The width will be frcm the borrow ditch west
to a point seventy-five (75) feet from the centerline of Taft Hill
Road (see exhibit map C-3A). The berm will then be planted with three
(3) rows of shrubs, pines, and large deciduous trees (see landscape
plan in Section L of this text and Table VII - A & B). This will be
completed by the Spring of 1989 and the landscaping will be allowed to
develop and mature for 3 to 5 years before any mining activity will
is
commence within Phase IV of the mining plan. As mining progresses
north and then east towards Taft Hill Road during the next 5 to 10
years, the tree and shrub planting would be mature before the final
removal of material from the property closest to Taft Hill Road. The
equipment used to construct the earthen berm will be Caterpillar 623B
elevating scrapers or haul trucks, loaders, and road graders, all
similar to the kinds of equipment currently in use on adjacent
property.
The minim operation will consist initially of removing ap-
proximately 10 acres of tap soil in the southwest corner of Phase III
(see mining plan map C-4) and placing it within the twenty -five-foot
set back from the property boundary. The equipment used for this
operation will be a 623 B Caterpillar elevating scraper. The over-
burden material is the lower grade soil between the top soil and the
• gravel. This 2 to 4 foot seam of material will be removed in the same
manner and set aside to be blended in with other aggregate products.
Next, a dewatering trench will be established between Phases III and IV
to allow water to pass to the pump located in the southeast corner of
Phase I. The equipment used for this trenching will be a hydraulic
backhoe excavator.
The material from this face of gravel will be moved to the
crashing equipment located directly south by means of a Caterpillar 980
front end loader or a hydraulic backhoe excavator. Crushing and
stockpiling of materials will take place on the pit floor some 15 to 20
feet below the surface. This 20-foot face will increase the buffering
of noise from the crushing equipment as well as the visual buffering of
product stockpiles. The typical crushing equipment consists of a
• feeder into which the pit run gravel is placed by means of a front end
loader, a dozer, or a truck. This material is then fed uniformly onto
a sixty -foot (601) conveyor and/or transferred directly to the primary
crusher. This is typically a CedaRapids Jaw crusher or a Humbolt Wedag
input crusher. The material is then screened and the oversized
material, is then conveyed to a secondary cedaRapids cone or roll
crusher for further reduction. The material is then conveyed to a
second screen for final sizing and or washing. The final products are
then conveyed to the ground and stockpiled by front end loaders or
loaded directly into trucks by a loader and transported to the batch
plant site or off site. No batch plant will be located within the 58
acre property boundary.
,Ihis sequence of operation will repeat itself as the face of
• mining continues north and east through phase III and then progresses
east into phase IV. wing each sequence, concurrent reclamation will
• take place; that is, grading and sloping of the trailing pit walls and
top soil replacement by a Caterpillar D8 dozer. Revegetation of set
backs and slopes will optimally occur during the fall season, when the
success rate of seeding native grasses is the greatest. Reclamation
equipment consists generally of farm -type tractors, plows, discs,
seeder, and mulching equipment.
Sterling Sand & Gravel Co. will never place either an asphalt or
concrete batch plant within this 58 acre parcel, will adhere to the
hours of operation set forth in Section F, and will not begin any
material removal operation within phase IV until the landscaping has
been in place for 3 to 5 years.
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SITE, AND FEE= TRAVEL RI=
Tabled below are the three (3) basic types of trucks that
typically haul materials from the Sterling operation:
TYPE $ OF TOTAL USE M)SS VEHICLE WEIGHT'
1. Tandem Axle 75% 54,000 lbs.
2. Tractor/trailer 20% 85,000 lbs.
3. Single Axle 5% 28,000 lbs.
Attached is the 1985 traffic analysis that was completed for the
1985 Special Review #Z46-85 "Seaworth Pit".
The proposed 58-acre use is for future reserves associated
• with the "Seaworth Pit". The operations, truck counts, and traffic
survey scenarios are as valid today as they were 3 years ago when the
independent traffic survey was updated.
As with most local businesses, the economy and market place
dictate the activeness of the construction industry. Sterling Sand &
Gravel Co.'s business is currently such that there are fewer trips per
day on Taft Hill Road than projected in connection with prior approvals
and the 1985 estimates. Therefore, the attached survey is still
representative of the average trends of our operation.
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D. IlMPACP OF THE TMMS ON E=ra]G TRAFFIC
C,
The addition of 58 acres to the Sterling Sand & Gavel Co.
operation is for the purpose of securing future gravel reserves. It is
not for the purpose of increasing current production output. There-
fore, there will be no additional in1pact of trucks on existing area
traffic. only the activities previously approved in the 1985 Special
Review #Z46-85 "Seaworth Pit" will take place. As the aggregate
reserves from the Z46-85 acreage are exhausted, then mining will
continue into this new 58-acre parcel.
STERL 1w, I S aCHMIITAEN r :
The proposed 58-acre gravel reserve purchase will not increase
truck traffic on area roads.
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These materials have been provided with the application. We have
also provided more detailed mining and reclamation exhibit for Larimer
County Review (see exhibit Table VII-A, Table VII-B, and exhibit map C-
3A).
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The regular hours of operation of crushing and screening equipment
on the 58-acre site will be:
7:00 a.m. until 5:00 p.m. Monday through Friday
If anyone hears or observes a crusher or screen operating on site
other than these hours, they may call:
Sterling Sand & Gravel Co. 482-7464
Mike Refer
John Owen
223-2479 (home)
221-1836 (home)
Larimer County Planning Dept. 221-7683
Sterling Sand & Gravel Co. will adhere to these hours of opera-
tion, and will pr rptly provide documentation to support compliance.
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Topsoil will be removed and placed on the perimeter of the
excavation area for future reclamation and for berms and landscaping.
If excess topsoil is to remain on site for more than one year, then it
will be seeded with crested wheatgrass. overburden material will be
stockpiled temporarily and then blended in with other crushed products
during production. Excess overburden will be removed from site.
No rubble or waste material will be allowed to accumulate on the
proposed site. If rubble or waste material is generated on site, then
it will be removed to a suitable place.
Construction equipment not in use for extended periods will not be
• allowed to be stored on this site. Construction equipment will be
stored on the east side of Taft HI11 road in areas already designated
and being used for these purposes.
No rubble will be allowed to accumulate on site.
No waste material will be allowed to accLms-date on site.
Excess overburden not used for production or reclamation will be
removed from the site.
Construction equipment not in use will not be stored on site.
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Absolutely no blasting will occur on site.
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NAME
MAILTr1G ADDRESS
PROPEFZIY LDCATION
1)
Stegner, John F. & Gary T.
2129 N. US Hwy 287
33869-1
NW Section
2)
First Interstate Bank
205 West Oak
33869-2
NW Section
3)
Sterling Sand & Gravel Co.
1800 N. Taft Hill Rd.
33869-31
NW Section
4)
Seaworth, Inc.
2305 N. Taft Hill Rd.
33869-3
NW Section
5)
Stegner, Ira Ray
1817 N. US Hwy 287
34869-10
NE Section
34869-15 NE Section
34869-47 NE Section
34869-48 NE Section
6)
Roe, Darwin M./Leora J.
2320 N.
Taft Hill
Rd.
34869-11
NE
Section
34869-39
NE
Section
34869-40
NE
Section
7)
Sterling
Sand & Gravel Co.
1800 N.
Taft Hill
Rd.
34869-12
NE
Section
8)
Slatten,
David L.
2412 N.
Taft Hill
Rd.
34869-29
NE
Section
9)
Martin,
Bill R. & Mary Ann
2200 N.
Taft Hill
Rd.
34869-36
NE
Section
10)
Kuhlman,
Steven R &
2240 N.
Taft Hill
Rd.
34869-49
NE
Section
Veni.s,
Georgeann
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Sterling Sarni & Gravel Co. will make the coumitment that no mining activity
will be ccumienced on any portion of the 58-acre parcel for at least three (3)
years from the date of approval. No activity will take place within Phase IV
until at least three (3) years after planting of the landscaping improvements
described in Section L. It is currently anticipated that mining of each phase
will take fran three to five years to ccoplete. Reclamation will be concurrent
with mining as set forth in the Master Reclamation Plan (see Home Office Mine
Permit exhibits D, E, and F).
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1. DUST
There exist four (4) identifiable sources of possible fugitive dust emissions
that may result frcHn the proposed operations.
a. Crushing of agcr�eates will be acccrplished on site by means of portable
crushing equipment. The crushing equipment will be located on the pit floor.
Crushing operations will not be active during extremely high winds. This will
minimize the blowing of dust. Water will also be added to the crushing process
to help minimize the generation of dust. The equipment and method used will be
to locate a 1,000 gallon water tank on site. A 1 1/2" water pump will pump water
to a spray bar located prior to the crushing chamber. This method has proven to
be an effective solution for minimizing dust from crushing and has been approved
• by the Colorado Department of Health.
b. Haul roads can pose a problem by creating dust as trucks travel to and
from the pit area. However, Sterling will continue to use its existing haul road
to Taft Hill Road, thereby reducing potential dust. This haul road access
entrance will be paved with asphalt for fifty (50) feet. In addition, locating
the crusher on the pit floor will minimize dust created from activities around
the processing area, as the pit floor has more moisture from ground water than
the surface area. When travel routes along the pit are traveled frequently, it
may become necessary to use a water truck to keep the dust down. Also, Sterling
Sand & Gravel Co. will use an oil- based dust suppressant on the access road from
the existing entrance on Taft Hill Road westerly to the pit floor, a water truck
will be used for the most part (see map exhibit C-3A).
c. Associated processing equipment, such as concrete batch plants and
• asphalt batch plants will not be located on the 58-acre site.
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d. Stockpiles will be located on the pit floor so that the height will not
be greater than 15 feet above surface elevation. In addition, no stockpiles will
be allowed on the 58 acre parcel closer than four hundred (400) feet from Taft
Hill Road.
b no 114 a 121, •• U hOINIZI�
1. Powered water spray with the crushing of aerates.
2. Will not crush during extremely high wind conditions.
3. Powered water spray on haul roads.
4. Pave the entry to the access road with oil.
5. Associated process equipment, such as batch plants, will not be
allowed on 58-acre parcel.
• 6. Stockpiles will be located on the pit floor at least four hundred
(400) feet from Taft Hill Road.
7. Sterling will ccuply with State of Colorado standards for air quality in
all other applicable respects.
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2. NOISE
Even though the parcel is within an agricultural zone and is surrounded by
industrial -type operations, allowing the highest sound levels to be emitted
under state law, Sterling has designed its operations to comply with a much
lower ccmre=ial standard. See report of Engineering Dynamics.
There are eight (8) residences approximately 100 to 1200 feet from the
centerline of Taft Hill Road to the east. Sterling Sand & Gravel Co. proposes to
reserve a minimum. seventy -five-foot (751) set back from the centerline of Taft
Hill Read west, and, in addition, will not excavate any material within two
hundred (200) feet of any residence. This set back will be bermed with fill and
topsoil 2 to 4 feet to match the elevation of Taft Hill Road. In the Spring of
1989, this area will be planted with approximately 600 trees and shrubs to create
• a visual screen, modified wind break, and noise reducing buffer. The design of
this planting detail (see Table VII-A) has been approved by the Larimer County
Forester, Mr. Frank Lancaster. The tree and shrub planting will be allowed to
mature approximately ten (10) years before final removal of material takes place
adjacent to the reserved set back.
In order to create an additional twenty -foot buffer, plans for crushing and
stockpiling of materials has been reconstructed to allow the placement of
uipment on the pit floor same 20 to 24 feet below the elevation of Taft Hill
Road. The mining will occur from the west end of the property in an easterly
direction allowing the advancing pit wall to act as buffer both from a visual and
sound perspective.
Sterling Sand & Gravel Co. will reserve a four hundred -foot (4001) set back
from the centerline of Taft Hill Road for the crushing and screening equipment
• (five hundred -foot (500-) set back to the nearest resident). A feeder and three
hundred (3001) feet of conveyors will be utilized to move the pit run material
•
•
•
from the eastern most property to the crushing equipment. Another method will be
to use a combination of a backhoe, loaders, and trucks to haul the material to
the crusher. Most importantly, Sterling will ccaTply with applicable State noise
standards for its zoning classifications.
6UNDILARIL GOULIM
Sterling Sand & Gravel Co., through a combination of earthen berms, dense
landscaping, a twenty -foot pit wall, and a set back of five hundred (500) feet of
crushing equipment from the nearest building will provide an excellent method for
minimizing noise. It will comply with applicable State noise standards for its
zoning classifications and uses.
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.7
Sterling Sand & Gravel Co. will construct an earthen berm of fill and
topsoil frcxn a point seventy-five (75) feet from the centerline of Taft Hill road
to the borrow ditch alongside Taft Hill Road. The elevation of the berm will be
constructed to a height equal to Taft Hill road. Then in the Spring of 1989, a
planting of one row of tall deciduous trees (8 to 10 feet in height), two rows of
evergreen green trees (one to five gallon size), and one row of large shrubs (one
gallon size) will form an extremely functional barrier between the residences on
the east side of Taft Hill Road and the proposed 58-acre parcel. Please
reference Table VII A following this text. This planting will include 600 trees
and shrubs and will provide an effective visual screen, modified wind break, and
a sound buffer. See profile detail Table VII-B. This planting will be irrigated
• by a water drip system, fertilized, and allowed to mature for a period of three
to five years before any activity occurs in Phase IV.
The design and tree/shrub selection were the result of consulting with the
following professionals in this field of science. Each of these individuals
conducted a personal on -site inspection of the proposed 58-acre parcel. The
final design was a culmination of efforts by:
Mr. Frank Lancaster, Larimer County Forester
Mr. Lincoln Sherman, Colorado State University Forester
Mr. Bradford Janes, University of Texas Graduate Forester
Mr. Frank Riggle, District Conservationist, S.C.S.
Mr. Don Bogart, Colorado Division of Wildlife
This landscaping design (Table VII-A) was submitted to and given final
• approval by the Larimer County Forester, Mr. Frank Lancaster.
- W IMIWID� W
The proposed landscape plan will be one of the most corrprehensive landscape
designs found in Larimer County in conjunction with a gravel extraction opera-
tion.
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Asphalt batch plants and concrete batch plants will not be located on
this 58-acre parcel.
Crushing, screening, and washing will be operated as described in the
previous text titled, "Location and Type of All Equipment and Operations on site"
(Section B).
�• •• U LINK,12,
The Sterling Sand & Gravel Co. makes these statements as a commitment.
•
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I 14 e 1 • ' ►• • 16
A fifty -foot (501) right of way will be deeded to 7arimer County, and
fencing along the 50-foot right of way will be reestablished after the landscap-
ing planting in the Spring of 1989. No mining will occur within twenty-five (25)
feet of the new right of way easement and seventy-five (75) feet from the
centerline of Taft Hill Road.
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O. ANALYSIS OF VICIIT.CI'Y IMPACI5 AS A RESUILT OF GRAVEL MINING
Sterling Sand & Gravel Co. retained the services of a professional real
estate appraiser, Ross B. Milliken, R.M., to study the impacts gravel mining may
or may not have on surrounding property values.
A copy of his analysis is provided, and in summary Mr. Milliken has
concluded that "There is not an indication that any diminution of the surrounding
property values will oc= as the result of the Seaworth Mine Expansion" (58
acres parcel).
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1. ANY IMPACT UPON THE GROUND WATER OF ADJACENT PROPERTIES CAUSED BY
STEp=G SAND & GRAVEL CO.'S OPERATIONS WILL BE MONITC)RED AND MITIGATED.
At the initial hearing before the Planning Commission, several adjoining
landowners expressed concern that Sterling Sand & Gravel Co.'s proposed opera-
tions on the site would adversely affect their ground water. Subsequent to the
hearing, Sterling Sand & Gravel Co. retained George Palos, a professional
hydrology engineer with Resource Consultants, Inc. of Fort Collins, to inves-
tigate these questions. A copy of his reports has been submitted with the
application materials as exhibit G.
• Mr. Palos analyzed the ground water resource in the area by first reviewing
data from eighteen separate test borings which had been completed by Empire
Laboratories at Sterling Sand & Gravel Co.'s request in 1985 and 1988. Charts
and tables of these tests are included within the report. He then reviewed the
water imports by ditches and agricultural irrigation in the area, since that is
the primary manner of sustaining ground water. He found that the water -year
annual runoff, taken from figures published by the State Engineer, was in excess
of 100,000 acre feet above average in 198, and an equal amount below average in
1987. This extraordinarily low runoff, together with damage and blockage (not
caused by Sterling Sand & Gravel Co.) to the Callahan Drain which delivers water
to Taylor and Gill Ditch, in his opinion were contributing factors to any lower
ground water table in the area.
Significantly, Mr. Palos concluded that, beyond the slight reduction in the
• level of water in the test holes immediately adjacent to Sterling Sand & Gravel
Co.'s dewatering trench, "no evidence of water -table decline was found that could
•
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be attributed to the lxmmirxX." In addition, he found that even considering the
much higher water table in 1984 due to the exceptional runoff that year, "no
benefit is evident to agricultural crops due to the water table naturally
approaching the root zone." In short, the water table even in the exceptional
year was well below the topsoil, much less the root zone.
In sumTary, Mr. Palos concluded that Sterling Sand & Gravel Co.'s proposed
operation "revealed no prohibitive negative effects on existing ground -water
users in the area. only two shallow gram -id -water wells are sufficiently close to
the mining pit that they may require mitigative measures through a part of the
mining period." He concludes by stating the "if any injury is recognized at all,
a direct delivery of surface water to the injured party would be the most
desirable solution."
. Sterling Sand & Gravel Co. has submitted the Rocky Mountain Resource and
Consultants' monitoring plan, initial results and mitigation plan to Mr. Rex A.
Burns, professional Engineer with the Tarimer county Departinent of Public Works
and Mr. Hal D. Simpson, Professional Engineer and Deputy State Engineer with the
Colorado Division of Water Resources. THey have reviewed the report and found it
to be an adequate approach to monitoring and solving the potential ground water
problems (see attached letters).
Despite these conclusions and regardless of the cause, Sterling Sand &
Gravel Co. is committed to do the following:
1. Before and during the mining operations on the site, it will
continue to maintain and monitor the test borings.
2. Sterling Sand & Gravel Co. will annually clean and burn the
Taylor and Gill Ditch along the northerly boundary of the site
• as well as along the northerly boundary of the properties
immediately adjacent to the east across Taft Hill Road.
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3. If the level of the ground water in these test locations or in
the two shallow wells or the adjacent pond goes down for any
reason whatsoever, other than ordinary time -of -year or run-off
conditions, Sterling Sand & Gravel Co. will deliver its surface
water rights in the Taylor and Gill ditch to the adjacent
owners without charge.
4. Sterling Sand & Gravel Co. will make the data obtained from the
test borings available to the County and the adjacent property
owners upon request.
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2. SHOW HOW CRUSHER OPERATION CAN OCCUR ON THE SITE WITHOUT HAVING A
Sterling Sand & Gravel Co. has revised a mining and reclamation plan that
has addressed every concern that has been posed during the two meetings conducted
between Sterling Sand & Gravel Co. and the neighbors to the east of the proposed
58-acre parcel.
The plan includes the building of an earthen berm adjacent to Taft Hill Road
on the reserved set back. Part of the berm will be constricted to a height equal
to Taft Hill Road and planted with 600 trees and shrubs. The western portion of
the berm will be elevated five (5) feet above the road and seeded with drought
• resistent grasses, such as crested wheatgrass. Please refer to Table VII-B.
This will occur in the Spring of 1989, some five (5) years before mining begins
on the extreme western portion of the site, a quarter of a mile from the
residences along Taft HIll Road. This will insure substantial maturing of
landscaping long before the last ton of gravel is removed closest to the
residences (some 10 to 15 years from now). The berms and planting of shrubs and
trees will help mitigate the visual impact, noise, and blowing dust that is
ccumonly associated with gravel mining.
crushing equipment and stockpiles will be placed in the bottom of the pit
which will follow the face of mining and allow the twenty -foot face of gravel to
act as an additional buffer between the operation and the residences. Please
refer again to operation profile Table VII-B. This will also minimize the
impacts of the sight and sound of crushing equipment, as well as blowing dust
• frcm stockpiles.
• A noise consultant, Engineering Dynamics, has been retained to analyze the
noise impact of the described method of operation. The report is enclosed and,
in summary, the crushing operation can occur on site without incurring excessive
decibel measurements. The limitations are:
1. Crusher to be located no closer than 490 feet fram the
buildings on the east of Taft Hill Road.
2. Screening equipment no closer than 537 feet.
3. Berms must be constructed.
4. Crusher must be located on the bottom of the pit.
Sffi2LIIdG I S DIME T'
Sterling Sand & Gravel Co. will ccmunit itself to the above limitations.
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3. PROVIDE A MORE DETAIL PLAN FOR NII1=ZING THE FUG=IVE DUST FROM
Plans for minimizing fugitive dust from the operation have been addressed in
the preceding Section K. More specifically, Sterling Sand & Gravel Co. has
effectively applied CSS1H emulsified asphalt diluted 10:1 with water to gravel
surfaces for dust suppression. As these roads become frequently used and
regraded, it is necessary to reapply the emulsion. over time the material
penetrates deeper and the frequency of application becomes minimal. This process
will be used on the existing access road from Taft Hill Road westerly, but cannot
be used on the pit floor due to environmental concerns. The water truck will
spray the haul road route through the bottom of the pit going to the 58-acre
• parcel. Please refer to exhibit C-3A. Larimer County planning staff nas asked
that the environmental concerns of CSS1H emulsified asphalt be addressed.
Specifically, could there be a chance of the emulsion washing into the nearby
pond and river system? In all probability the answer is "No". Emulsified
asphalt diluted 10:1 with water will require a maximum of one (1) hour curing
time. once it has penetrated the surface and has set-up, it will not wash away.
the only chance of this happening at all is during the one -hour cure time;
therefore, CSS1H emulsified asphalt will not be applied if there is a threat of
an approaching storm.
SI'IImiw., S cgnya r
1. Use emulsified asphalt on existing access road.
2. Use water truck on haul route within the pit operations.
• 3. Emulsified asphalt will not be applied when the treat of an
immediate storm exists.
• 0
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4 . PLAN FOR MITIGATING THE VISUAL I MPACIS FROM THE = PD NIriG BEGINS .
Sterling Sand & Gravel Co. has designed a landscaping plan adjacent to Taft
Hill Road that will function not only as a visual screen but will also serve as a
sound barrier and wind break. Please refer to the preceding Section L.
Construction of an earthen berm, planting 600 trees and shrubs, and seeding the
immediate area with native grasses will ccmrence in the Spring of 1989, some five
(5) years before mining is expected to proceed on the western portion of the 58-
acre parcel. Gushing equipment and future stockpiles will be placed twenty (20)
feet below the surface on the pit floor, thereby reducing the visual impacts of
the operation to a minimum.
Sterling Sand & Gravel Co. has devised an overall plan that will effectively
0 deal with all of the concerns associated with the current operation as well as
the future 58-acre parcel.
5-5 •• W, I 1 M 6 L 1�
1. Construction of earthen berms.
2. Planting of 600 trees and shrubs.
3. Seeding berm area with native grasses.
4. Placing crushing equipment and stockpiles on the pit floor.
0
Sterling Sand & Gravel Co. cannot mine the area 10 acres at a time. A11
crushing equipment is portable and is moved to as many as twenty (20) different
locations during the construction season. Crushing at the 58-acre site typically
may happen twice a year; therefore, a quantity of 100,000 to 150,000 tons of
material is produced at a time. A crushing spread and stockpile area will take
ten acres of surface area. Six acres are needed for a working face of gravel and
ten acres are needed to strip the area just ahead of the operation in preparation
for the next set up. Utilizing concurrent reclamation methods will keep the area
needed to be reclaimed to approximately five acres. This sums up to a total of
31 acres of affected land which is the approximate acreage of each phase of the
mining plan. This is consistent with the requirements for similar operations.
C
�+• 064WIMbUID
Sterling Sand & Gravel Co. will mine and reclaim the 58-acre parcel by
practicing the concurrent reclamation methods as discussed in Section F.
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• L I '•� tt ■ • t •'1'J►•J�t i • M �► '.• L 1 '/'� t■iiM • '1'J/• •'
11424 16:8 •• V on ••• • t
With regards to the 58-acre parcel, the set back from the east property line
will be seventy-five (75) feet from the centerline of Taft Hill Road. The set
back from the north property line will be forty (40) feet. The set back from the
west property line will be twenty-five (25) feet. The set back from the south
property line will be zero (0) feet. Also, the set back of gravel mining from
any existing, permanent building will be two hundred (200) feet.
With regard to the properties currently permitted for mining on the east
side of Taft Hill Road, the set back of gravel mining from any existing,
permanent building will also be two hundred (200) feet.
RINDIVIIIHIL •• t L 1D
No gravel mining will occur within two hundred (200) feet of any existing,
permanent building.
•
E
•
N° 001575
LARIMER COUNTY ENCROACHMENT PERMIT q
p.rmltsl.. It hereby granted to perform the following work wl thin the rlght-of-woy or CountyRoadNo. /
also known •S /"• 1.��/ / Foisting bad Sur/ec•t LSa
oescrlotion of /ro)ectt -I 1
Loc.tl —
Addre.. (p ofl1far / 'q 1/-ea lal on \
-,,Joel Seh.dul.: aagln: /�fa.a.f(t /fje4 End:
m[am Attached: ❑yes Kh, /I.m Required. ❑yea f4ro
A Arad Clm care "" osr*l Sled In ...ordanca with "Utilities end Ae sass Instalistlons on County bad Rights -of -way"
Re wr/sclno Reaul red: Inches ..ph —it. Inches boa, Inch.. swbb.ee
la]�Ifa'] kwal, tY comer,,:
�Subgr.d■ end Fill Comp.ctl on Clu.se Convactlon
AASXT0 T99 For Soils A6 and A7
AASNTO T180 For Soils At Thru A5 QAsphelt Compaction
❑Line and grade control by a I canted wrveyor (V.ri Ill cat l on and a summary of work performed by the licensed Surveyor
Is to be submitted to the County Englnur by the Ilc.ns.d surveyor upon completion).
0th.rr
R,sea: CampActlon tots shetl be taken until It can be shown that
tM .4"1' d densities have been met at lust once In
• the first one hundred Ilnai Iut and at lust one. for every twohundred lines) hoe U•rsaf tar.
GENERAL PROVISIONS
1. Applicant $Mil ►a responsible for establishing safety messurss sufficient to protect the traveling public from any
and all hares during utility construction, Improvement, location or relocation.
2. Facilities shall be placed In a location mutually agreed upon by Applicant and Larlmer County end In accordance with
d.eolls and specifications Sham on the construction plans.
3. Avvllcant shall Inform Lartmer County of construction mathodS, equlpeant and operational procedures that will be
utilised and obtain the County's concurrence.
A. Applicant shalt advise Lorimar County 48 hours In advance of the date work will be started and shall notify Lorimar
County a minlaess of 12 hours In advance If this date Is changed.
5. ADpllcont shall be responsible for any repairs necessary as a result of such Installation. The meintsnanc. r.sponal-
bility of work ,pairs shall be an obligation Of the Applicant for one year after final acceptance of the work by the
County.
6. Ctearing of trees, bushes and other vegetation shall be h•I4 to the minimum required for construction and safety.
7. Applicant shell return right-of-way to Its original condition as near as practicable and shall remora all It. rub►I.h
and debris following completion of construction And before final Inspection by the County and Appllcsnt. If flee) In-
npectlon dat•rwines addltlonel corr.ctlw measares nacaessry, such corrective measure .hall be Initiated with 30 days
and completed by Apollcant within a reasonable Interval of time considering the circumstances.
8. Applicant shall hold Lorimar County harmless from any and all Claims which may arise from the construction and maln-
t.nancs of Applicant's facilities covered by this permit.
9 In the event any changes sr. mad. to this roadway In the future that would necessitate rammpvet or relocation of this
Installation, Appllcsnt will do to promptly at Its own expense upon written request from larlmor County, Colorado.
Lsrlwr County. Colorado, will not be responsible for any damage that may result to sa'd Installation I the twrm.l
walnte,anca or the highway or to the Installation placed Inside County right-of-woY limit.. I /.(jI'////)
Feet SCMJuI.t /
n.Jor tn,t.tl•tlonn F}'tISSo.00 Oslo.00 / p0
Rl nor InStallat ores[ U"o.o0 or Oslo. 00 or 0510.00 or I�. 5.00
ONO fee ' -otal Fee
• Oa[a ADD rovadt — i eef Applicant - A
Address,
or The Cowes [Y nq n Phone
in mcupting Mls permit tM undenlgnd, ropr. esntlnq th Appllc.. t. v rllles that 1, he, read end undoes ands all Of
t,r rormgo!nq provl slops; that lie noS s'therl ty to sign for • bin tM Pllcmnt red tMt by rlr[wa of ills slgnatura Mr
A,.Iic.nt It bound by •11 the conditions cat fo,th h.r.ln.
o MEMORANDUM
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To: Dallas 1..Jilliams_., Sterling Companies
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Rick Ensdorff, Fort Collins Traffic Engineer
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From: Matt Delich
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Date: September 9, 1965
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Subject: Traffic analysis of the Sterling Companies
LLI
operational changes
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The Sterling Companies_. has proposed operational changes
zregarding
their sand, gravel, asphalt, and cement
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operation located on North- Taft Hi 1 1 Road just south of
the CacheLa Poudre River in Fort Collins, Colorado.
This memorandum describes the expected changes in
traffic generated and the expected operation of the
proposed access point(s).
Cur-r-en t 1 y the Ster 1 i ng Companies conducts_. sand and
gravel distribution from the main facility located on
the east side of Taft Hill Road just south of the Cache
•
La Poudre River. An asphalt batch plant is located on
the west side of Taft Hill Road across from the main
facility. A cement premix plant (using sand and gravel
from the main far_ i 1 i t>) is located on the east side of
downtovJn Fort Collins. At the present time, asphalt
trucks_. access (in and out) the west side batch plant
from Taft Hill Road. Historically, >90 percent of the
trucks. travel fr-orn/to the south. The sand/gravel trucks
z
access the main facility (on the east side of Taft Hill
cc
Road) from/to the south on their trips to the cement
Zpremix,
plant.
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The Sterling Companies has put forth two operation
J
scenarios for which the City of Fort Col 1 i ns has
a_
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traffic operational analysis. These are:
requested
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1. Movement of the asphalt batch plant to the east side
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of Taft Hill Road with access via the existing
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access to the main facility. Along with the asphalt
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batch plant, it is proposed that a. cement premix
a
plant will be located on this site also.
.
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In the event of a large contract for asphalt, the
•
batch plant would be moved to a site known as the
aSeawor-th
Pi t located on the west side of Taft Hi 11
Road just north of the Cache La Poudre River. Under
F-
this scenario, the cement premix plant would remain
on the main facility site.
• Under Scenario 1, it is expected that six tanker trucks
of asphalt will be arriving and 90 tandem axel dump
trucks will be departing per weekday. This rate i
expected to be constant between 7:00 A.M. and 4:30 P.M.
This gives a total of 96 trucks in and ?6 trucks out
during a typical weekday. While the operation totals
9.5 hours, it is expected that due to start-up in the
morning and shut -down in the afternoon, the actual
operation will last 8.5 hours. This averages 11 trucks
in and 11 trucks out per hour. For trip generation
purposes, it is expected that the 25 employees at the
main facility drive private vehicles, and the main
facility receives. 5 visitors per hour. The visitor
estimate is felt to be very conservative (high).
Under Scenario 2, the truck traffic at the main facility
would be reduced by 15 trucks in and 15 trucks out per
day, which would utilize the Seaworth Pit. Also added
to the Seaworth Pit traffic were vehicles for 15
employees estimated to operate this facility. Visitors
are not expected to visit the Seaworth Pit.
Existing (1933) traffic counts on Taft Hill Road north
of Vine Street are shown in Table 1. Using this
information and the Fort Collins Traffic Flow Map, daily
• and hourly traffic was estimated on Taft Hill Road near
the Sterling Companies site for 1905, 1986, and 2005.
Operational analysis was performed for the morning peek
hour (7:30-8:30 A.M.) and mid -afternoon peak (2:30-3:30
P.M.). These were selected since truck activity would
be at a. high level and the street traffic would also be
at a high level. The typical afternoon peak (4:30-5:30
P.M.) was not analyzed since the truck traffic would be
shut down by this time.
Figure 1 shows the 1936 traffic projections of the
Scenario 1 Sterling proposal for the analyzed time
periods. Figure 2 shows the expected level of service
related to the traffic in Figure 1. The a.na.l ysi s
technique used for this and all subsequent analyses. is
the unsignalized intersection analysis as described in
the proposed chapters to the 1935 Highway Capacity
Manual: Table 2 shows a description of level of service
from the 1985 Highway Capacity Manual. Since a high
number of large trucks will make up over half the
entering and exiting traffic, the generated trucks were
factored to reflect passenger car equivalents. Figure 3
shows the 2005 traffic projections of the Scenario 1
Sterling proposal for the analyzed time periods. Figure
4 shows the expected level of service related to the
• traffic in Figure 3. The operation expected under
Scenario 1 under both time periods is in the acceptable
catergories.
•
Figure 5 shows the 14'S6 traffic projections of the
Scenario 2 Sterling proposal for the analyzed time
periods. Figure 6 shov.,s the expected level of service
related to the traffic in Figure 5. Figure 7 shows the
'.2005 traffic projections of the Scenario 2 :ter 1 i ng
proposal for the analyzed time periods. Figure S shot -.is
the expected level of =_.ervice related to the traffic in
Figure 7. The operation expected under Scenario 2 under
both time periods is in the acceptable catergorie
Conclusions
The following conclusions are drawn from the traffic
analysis of the Sterling Companies' proposals regarding
relocation of various facilities:
- Since the truck activity is primarily just
changing access location, there will be no significant
increase in truck traffic on Taft Hill Road caused by
the proposals-
- Operation of the access points under• both
Scenario 1 and Scenario 2 will be in the acceptable
categories• in both the short (1956) and long (2005)
range future.
- Gue to the slow acceleration characteristics of
the truck traffic and the sight distance restrictions
caused by the horizontal and vertical alignment of Taft
Hi 1 1 Road at the bridge over the Cache La. Poudre River,
"Trucks Entering the Highway" signs and =_.peed
restrictions (30 mph) should be considered.
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•
STERLING SITE
AM/PI-
196(b SCENARIO I TRAFV-IC PROJECTION FIGIRE l
SITE
AM/PM
•
198(o SCENARIO I TRAFFIC OPERATION FIGURE 2
0 •
•
•
•
?ABLE 2
TABLE 10-3. LEVEL -OF -SERVICE CRITERIA FOR UNSIGNAL
IZED INTERSECTIONS
RESERVE CAPACITY
(PCPH)
LEVEL OF
SERVICE
EXPECTED DELAY TO
MINOR STREET TRAFFIC
2 a00
A
Little or no May
300-399
B
Short traffic delays
200-299
C
Average traffic delays
100-199
D
Long traffic delays
0— 99
E
Very long traffic delays
•
F
• When demand .plume ex—C13 the capacity of the lane. "treme delays will be encountered
with queuing wh,ch may cause se -ere congestion affecting other tro(Tie mo•emenu in the
irtursoction. This condition usually —mrts improvement to the Intersection.
•
•
•
STCRLI;`!r, SITE
AM/PM
e005 SCENARIO I TRAFFIC PROJECTION
•
AM/PM
•
FIGURE 3
2005 SCENARIO I TRAFFIC OPERATION
Ftc.uRt 4
•
\�
0
•
f l T NOMIIy�L--� 1
� N
til C7
�-- 3f
,c— (4 /3 14
J 3
_J Ln
10
_ N
i- Tr)
IL
0
STERLING SITE
AM/PM
198ro SCENARIO Z TRAFFIC PROJECTION
• --
S EAWORTH
PIT
•
I
FIGURE
STERLINa SITE
AM/PM
198(o SCENARIO Z TRAFFIC OPERATION FIGURE &
N
O
S EAWCRTH
PIT NOMINAL
v
try N
ti
Ln
--- 3/3
1 14�l4 STERLIKG SITE
I
J
n.
i. N
r 13 N AM/PM
E+.
2005 SCENARIO 2 TRI\FFIC PROJECTION FICsl1RE 7
SEATO RT N
PI-r
is
STERLINCG SITE
AM/PM
ZOOS SCENARIO Z TRAFFIC OPERATION FicL)RE 6
•
•
•
Mr. Mike Refer
Sterling Sand and Gravel Co.
P. 0. Box 2187
Fort Collins, CO 80522
Mr. Mike Refer:
r�ineering
May 9, 1988
aynCmic.S
This report describes the noise emissions and methods of control
associated with the Sterling Companies Home Office Mine, Section
F, Phases III and IV. Section F is adjacent to and west of Taft
Hill Road and just north of the Poudre River. The sequence of
mining in Section F is Phases I, II, III and IV. Phases I and II
are being completed and Phases III and IV will be mined starting
at the west side of Phase IV and mining the pit face eastwards
towards Taft Hill Road. This mining method is necessary so that
the pit face serves as an acoustic barrier between the mining
equipment and the properties located on the east side of Taft
Hill Road.
The noise sources that will be in operation during Phases III and
IV and their acoustic power levels are:
Equipment
Acoustic Power Level -dB
1.
Scraper
117
2.
D8K Dozer
117
3.
980B/C Front End Loaders
117
4.
Crusher
113.5
5.
L-J Screen
115
6.
Conveyors
99
7.
Diesel Electric Generator
118
As the mining progresses from Phase III to Phase IV the face of
the pit will move closer and closer to Taft Hill Road and so will
the noise sources. Experience has shown that the greatest noise
impact is produced by front end loaders because front end loaders
work on the pit floor along the face of the mine which usually is
the closest noise source to adjacent property. On the other
hand, most of the other noise sources in the mine are stationary
and can be acoustically shielded by stockpiles or berms.
The Home Office Mine and the adjacent residential area is located
•
d,,.oeve,4y 21 charleville rd.
3925 south kalamath street
englewood, colorado 80110_ rathmines
" -'� (303) 761-4367dublin 6, Ireland
'°m-'
• Mr. Mike Refer
Noise Emission
Office Mine
Page 2
and Methods of Control - Sterling Companies Home
in Larimer County where the State of Colorado Noise Law is ap-
plicable. Those portions of the law that are related to the Home
Office Mine are replicated in the following table.
25-12-103. Maximum permissible noise levels. (1) Every ac-
tivity to which this article is applicable shall be con-
ducted in a manner so that any noise produced is not objec-
tionable due to intermittence, beat frequency, or shrill-
ness. Sound levels of noise radiating from a property line
at a distance of twenty-five feet or more therefrom in
excess of the dB(A) established for the following time
periods and zones shall constitute prima facie evidence that
such noise is a public nuisance:
Zone
7:OOam to
next 7.00pm
7:OOpm to
next 7.00am
Residential 55 dB(A) 50 dB(A)
Commercial 60 dB(A) 55 dB(A)
• Light Industrial 70 dB(A) 65 dB(A)
Industrial 80 dB(A) 75 dB(A)
(2) In the hours between 7:OOam and the next 7:OOpm, the
noise levels permitted in subsection (1) of this section may
be increased by ten dB(A) for a period of not to exceed fif-
teen minutes in any one -hour period.
•
(3) Periodic, impulsive, or shrill noises shall be con-
sidered a public nuisance when such noises are at a sound
level of five dB(A) less than those listed in subsection (1)
of this section.
(5) Construction projects shall be subject to the maximum
permissible noise levels specified for industrial zones for
the period within which construction is to be completed pur-
suant to any applicable construction permit issued by proper
authority or, if no time limitation is imposed, for a
reasonable period of time for completion of project.
Table I - Excerpts from Colorado Noise Law 25-12
During the development or construction phase of Phases III aAd IV
the applicable noise limits are those specified for Industrial
engineering dynaT�cs
•
u
• fir. Mike Refer
Noise Emissions and Methods of Control - Sterling Home Office
Mine
Page 3
Zones. The noise sources of significance during the construction
phase will be the scraper and D8K Dozer and these items of equip-
ment produce the following noise levels at 50 feet from the
machine.
Scraper 85 dB(A) at 50 feet.
D8K Dozer 85 dB(A) at 50 feet.
This equipment will always be more than 50 feet from the adjacent
property line and therefore will be in conformance with the noise
limits for the construction phase when the overburden is being
removed and acoustic berms are being constructed.
During the mining phase the greatest noise impact from the sta-
tionary equipment will occur when the equipment is located
closest to the adjacent eastern property. The mining plan has
been laid out so that the stationary noise sources would be lo-
cated no closer than the following distances from the area which
is to the east of the mine.
0 Distance
Crusher 490 ft
LJ-Screen 537 ft
Diesel Electric Generator 537 ft
Conveyors variable but not
closer than 250 ft.
•
By placing the equipment on the pit floor so that the sources of
noise from each piece of equipment are as low as possible the
following noise levels will be produced at the property.
Max. Distance
Max Distance from
No Berm
8 ft. Berm
equipment to berm-ft.
Crusher
59
dB
51 dB
45
L-J Screen
60
dB
52 dB
45
Diesel Electric
Generator
58
dB
54.5 dB
45
Conveyor
48
dB
-- dB
It can be seen that it was found necessary to apply noise abate-
ment measures in the form of berms to be placed between the sta-
tionary process equipment and the property to the east.
engineering dynamics
• Mr. Mike Refer
Noise Emissions and Methods of Control - Sterling Companies Home
Office Mine
Page 4
The berms can take the form of stockpiles and should not be fur-
ther than 45 feet from the crusher, screens or generator and
should exceed the height of the equipment in each case by 8'.
The mobile equipment used in the mine will also require a berm in
order to provide noise control while at the same time allowing
the mine be worked to its design boundary. As mentioned pre-
viously the mine will be worked from west to east to avail of
noise barrier effects afforded by the face of the cut. The noise
levels from the excavating equipment however will still exceed 60
dB(A) at the eastern property unless a 5 feet high berm is con-
structed at the gravel pit eastern boundary. Maximum sound pres-
sure levels generated by the front end loaders, dozers and
scraper can then be expected to be of the order of 57 - 59 dB(A).
Without a berm levels at the eastern property could be expected
to reach 61 - 63 dB(A) in magnitude.
The Ldn = 60 dB(A) noise contours resulting from worst case
gravel pit operation are shown in Figure I. With the noise con-
trol measures in place as described earlier the noise will not
impact the eastern property at a level which exceeds that allowed
• by state law. Outside the contour the sound levels will not
exceed 60 dB(A) at any time during the mining phase. For sig-
nificant periods of time the contour will actually encompass less
area than that shown by Figure 1. This is because the mining
equipment in general will not operate at maximum power levels for
much of the time and because the area impacted will vary as the
excavating equipment moves around the mine.
In conclusion, the Sterling Companies Home Office Mine, Section
F, Phases III and IV will comply with legal noise limits as laid
down by the Colorado State Statutes.
If you have any questions regarding this information, please con-
tact me at our Englewood office.
Sincerely,
ENGINEERING DYNAMICS, INC.
Alan J. Fakkell, Engineer
Approved By:
Howard N. McGregor, P.E.
engineering dyncrnics
• a
60 dB(A) CO
•
60 dB(AyZ
C
o
tj
60 dB(A) N'
60 dB(A) CONTOUR
FIGURE 1
engineering dyr-cmcs
0 •
•
•
Analysis of Vicinity Impacts
as a result of Gravel I lining,
concerning the
Seaworth Mine Expansion
for
Sterling Sand and Gravel Co.
Fort Collins, Co.
Prepared for
Mr. Mike Refer
General Manager
Sterling Sand and Gravel Co.
1800 North Taft Hill Road
P.O. Box 2187
Fort Collins, CO. 80522
Prepared by
Ross B, Milliken, RM
Milliken Real Estate Appraisals
412 South Howes, Suite C,
Fort Collins, CO. 80521-2802
.
412 South Howes
•
Suite C
Fort Collins. Colorado
80521-2802
'303, 4112-8992
•
r) r)
1
Ross B. Milliken
Real Estate Appraiser, R M
Mr Mike Refer 5-19-88
General Manager
Sterling Sand and Gravel Co.
1800 North Taft Hill Road
P.O. Box 2187
For, Collins, Colorado 80522
Re: Se —,worth Mine Expansion.
Dear Mr. Refer
• This letter, and the accompanying report, is the sumn:ar,r of
the research your company requested. I was requested to research
the data avail able on gravel mining operations, that ha%re
originated or expanded, and test that data for a? ;% indica,,Lon o
determinable diminution of value, or enhancement of 'value, to any
surrounding or near by residential properties.
This analysis was to be limited to only determining an �':F
indication of diminution or enhancement. The exact rneasur er ent
of these effects, if they appear to have occureu, is be y vr1:a ti ,2
request and scope of this report. Please regard this repert and the
analvs1s discussed in it as a limited assignment only.
The following report and the e-_hibits included were asseTnble =.
during the weeks of May 9th thru May 20th, l P-_
J•
of the data found and the logic applied to its analysis is also
included.
Eased upon this information, i amp of the opinion an%a ha,.re
concluded that there is not an indication that `?f
the surrounding property values will occur as- :a re uit ::f the
Sea%Jrorth Mine e_.pansion.
Best i? zgaru/s
0
Ross B, r..illil.en RiL`i
•
� 0
10
TABLE OF CONTENTS
Title Page page 1
Letter of Conclusion page 2
Table of Contents page 3
Purpose of this report page 4
Description of the approach and the analysis page 4
Description of the Neighborhood surrounding
the Seaworth Pit Expansion page 5
Commentary
on
the
Timnath Ind site
page
8
Commentary
on
the
35th & "0" St Pit
page
10
Commentary
on
the
Best Way Paving Pit
page
11
Commentary
on
the
E. 16th Ave Pit
page
13
Commentary
on
the
"Deep Pit"
page
14
Summary and Conclusion page 17
Statement of Contingent and Limiting
Conditions page 18
Qualifications of Ross B. Milliken RM page 21
Roses B. &DYLAen RA1f
3
. Purpose of this report
The purpose of this report is to provide you with a .:':umrnar,r
of the data gathered and my approach to anal1'7 ir:o that da,.a.
This data was gathered in an attempr, to determine the effect a
gravel mining operation may have on the surrounding residential
values when an operation starts up as new or expands. The intent
of this research was to determine if an origination or e.-pansion of
an operation causes any diminution or enhancement of the
surrounding residential values.
Description of the approach and the analysis
To find data from gravel mining operations that either
started up new or expanded, and approached residential areas, I
contacted the county planning offices for Larimer, Weld and
Boulder Counties. I asked their staff, that dealt with the county
mining operations, if they were aware of any miring operations
that met the criteria of starting or expanding and thus
approaching residential areas. Larimer County provided only
information on an area that resembled a gravel mine but was
actually a private industrial site, and an area that was permitted
• but not being mined yet. Weld County provided information on
three mining operations that met the criteria and Boulder County
provided information on one mine.
I physically inspected each mining area, attempted to
interview area home owners, and obtained residential sales
information from the adjacent residential areas that would roughly
bracket the time frame of the mining expansions for each
operation. I then correlated the results of the interviews and the
sales information. My reasoning was that the recorded sales prices
should generally follow the overall market trends for the different
era's. If they did not, and appeared lower than the general
market, then that could be an indication that a local adverse
economic impact was occuring. If the values appeared better than
the corresponding general market then a local impact may be a
benefit. It would be reasonable to assume that the local impact
may be the area gravel mine. Please remember that this data
was gathered in a general manner and can only be analyzed in the
same manner.
After the following description of the Seaworth Mine
expansion neighborhood, I will describe each operation analyzed and
the results of the my research of the surrounding residential
• values.
I have not included in this report a copy of your proposed
Operation Standards which you provided me, and will be a part of
• your application to the county. I considered including it as it very
adequately described Sterling's program for minimizer: g any impact
this mine may have on the surrounding properties
These plan..
are important as they are one of the then ,.s I c,-2rnpa red to the
other mines analyzed. Each mine has it's Operation
Standards, few of which appeared to be as strong and diligent .as
your proposed standards. This information, as provided to me,
occupies 27+ pages, and I do not feel it's inclusion would be a logical
addition to this brief report. I do recommend, however, that this
information be provided to anyone reviewing this report, as the
information in it, is intregal to the analysis of the data obtained
for this report.
Description of the neighborhood surrounding the Seaworth
Mine Expansion.
While I am assuming that the parties involved in this project,
and the parties that will be considering this report are adequately
familar with the Seaworth Pit and Sterling Sand and Gravel and
Fort Collins, it is appropriate that some description of the
neighborhood be included in this report. However, this information
• will be held to a minimum.
The subject mine expansion is located on the north west edge
of the City of Fort Collins, off of North Taft Avenue, an the north
side of the Cache La Poudre River. This is a 58 acre site that fronts
on North Taft Ave approximately in its' 2000 block. The Lind use
to the north is agriculturial farm ground, Highway 287 and a
mixture of homes on sites and agricultural land. The area to the
west is river bottom land with the exception of the established
Seaworth homestead. The land to the south is also river bottom
land that has had some degree of gravel mining, The neighborhood
to the east is the area that contains the homes in the closest
proximity to the subject site. This area is made up of a variety of
quality homes on acreage sites, most of which also have frontage
on North Taft Hill Road in the 2000 block. Please note the following
photographs of the area, the attached aerial photograph and
location map.
U
�SS6 Ross B. 11DYIzken RM S
* k Y, •ti' i "c ap
•; 5 n
e
i a .
T JL i F'
a�
ro
b
0
•
•
.� 'nr :r -,he ;;�11�e�.si lore :;� w_1�:, :�k�r::pc,.. .� .ar
rri,1rir g.
iroo�Irl$ _a;} from the appr{_�.:-.mat.e ce ni-er o? th �`r^�?;1se�a Z' '1_r:r�,
area showin the residences on the east side o i.af+ Hill Road.
.Foss £. 1 p31hken RAY
RES£RYOIA
8 • C D E F "
CITY OF
Qom` E O`
<
FORT COLLINS 54 NANp
• _ W
N COLO. N�
C a BURNS ST }
r o uSic 0 2000 4000
n
W S48RE OR ''�
SCALE IN FEET
uRIFLE w nn'+r.•
n P N F\'cw
�sETTL. Seaworth Mine Expansion L POUDRE
t Q . °M,'Q area (proposed) DR o
a u
O C AMVII N 0c G
a Or.K 0 1` O ZO
ORCM`P DR
H t0
x N 1. z CTC N
O JR HI
_ VERA >
M C TX v
= S-7
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DR cgOSS W c MEADOW
LN LN
2
S( Q
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T
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S•p F R.R.DR =
GINGHAM HILL RO B
i
ccarwoRE
LAKE W _ yi Cy r0 yF v
R BYO
AgAPAHOE �Ty Cq STERLING CO.
SHILO F
DR e,k,, i� POUDRE LAK
MICHAUO LN SO 3°? 4�m° ` �q�e rOti. L W. WILLOX LN
• ° 9� N
D U LE �~ Z ` pt� '4� � Z
STATION CT t^ r�F qR GRAVEL PITS
F y 0
4-i q 4oRI S 7 R i
3WI NGu O
z0 3 3i
I y = NIC
a • I 3 ni
WA K 0 N DA o OR ¢ E NORTNRIDGE
�g W PINTAIL CT ACKERMAN CT
_ z DRm
R W RIVENOELL EL CREST
DEAN Q'f. � OR
LAK 7y W p
¢
O
MARIO ST ¢¢J > LIBERTY¢_ OR STERLING LANCER
JAW J TREVOR ST,
LN DR AIAII[0✓1u iT
N < < ~J LSEMPLE i2• 3w POM ONA Z
: 3 VINE DR. I I 4 -
$ALAZAR W p W =¢ Q = ELM ST O ¢ ELM'^'
PL N N _ a o N CT� ;- ¢ }Qlj J Z W Z
CHRISTIAN (PRIVATE} o ' r m o z • W° SY AMOK
¢ Z : J W W
AIRPORT ° O J 1 J >'CHERgY •Q W a BE _ •
Q 3 CHERRY N a- z�Yr'i W W 2 ST ¢¢
CSU CHERRY $T LN r CHERRYiu 35T= '� uW=11n z m z r 4. IELANO AVE ST C E RY •
r SN W
J w !a i 0= �r ' __- '^'T`"'•x' N'A cOLUu C ^ M1APLE< <
FIR$T $t J z • OZN _ ! TE u n. Z W BrNE r rz O =
N ° N m ua Z = W BE m ~= Y< r JUNIPER • ¢ O F O
AVE = z 3 I�..i • lir TEa „aGi.AV�= > m 3 rt 3 C r
46 , LA PORTS zli- a i e w o z H i �RiiNcaL ;I
Z S Z �.OR W 2 RI 30 Y r W- J aw i i z
o GRAND- U.
P ¢ J a a Z Y��W
¢ r O VIEMCE0 Z u�• >
v z c o • v� 3 Z `r W. OAK STa ' u3z 'N. OAK
CC7 i W W. =OIIY �fp�O i S ¢ i 6 PK W.t ' AKIN AVE
J v , W PV_ 6. 0 L I VE
FOOTHILLS CAMPUS sI OLNE OLIVE CT CITY P�RK �a �* o 0ou E „ q W
W. NAGNOUA< ,�l< o�- ST WOOOFO Cry GOLF COURSE �KY i o MAGN01
S z c = N jMAGN L c/TrPK > O W r-
< _- - PCT,d MULBE RY
• BECR O^ J ¢ WOOO Y CT ¢ = aNO2 �. DMA 41. C MYR$T LE
c0LLf0 V gT
1.7 X W GREE NREE a W. LAUREL- AV
qAM►ART RD RGq, �LIpF TIMBER vai iL v-* �' '° < CRES MORE BIRCM
U ExPERI- ¢ if' �19 r q o Q P WAGNERAm r •i
MENTAL RES. �o o° NI C7 ¢ 1. ri
CAMPUS MBEAVEAp" a ¢ O OR MAR O �z BROAO r SAYSTON L. OR�y " 'a :::: ':::Z 4'
♦�E uL.. CT J ¢ W CTW zo oa i VIEW PL m r ♦ r .... <......... ..Q
At 4 � 5< N 0o Y s o eS" NO.RTK::D.R::—
AR h RG W. PLUM ►LUN S
E7 �, $TCEDARVOOD ¢ W MCALL:STER Q :::::::::::::"W
KOR PLAZA ELIZABETH 1- T
CUCRTO N� ¢ �$�¢ u
0
C�
•
•
�`wrang 23c,u 6h l r'. : 1 in 'C'_ • 1` i t 1 " ,N Zi it_L i K '. ai; ::111 :.'•a.
The following is my description and discussion of my findings frorn
the different mines researched. All information concerning t-he
actual sales data of the residential sales rrlen ` _ _ d, pry ^e
interviewed etc, is in my file and is available upon re, a .«.st. Please
note the location map following these descriptions which shows The
locations of the various mines.
ijr7
Ros s B. ADYI Aim R.?I-f
.17
•
• Timnath Industrial Site
•
y^ 'r m �'Or of;. a
par! _el o i�nn'd 'hat , :
_ -` - _ 'nt to t.h^
�.._a_<<A .- _ ==
'vT�Y'� in
th;E f',_ d plan
G1 t%2 C '=f< .� �C _:='_"=
-_ ep-1 ion
of a home on the
ridge to the n r tT _1
: = i;JW.nE. pnc I c
ustrates
both.
As you can see there is some excavation occuring which resembles
a gravel operation. This is not a gravel operation. The owner has
excavated the west side of the site into a pond and green belt area
using the recovered material to create a drive up to the residence.
He has also used the material to raise the east side of this river
bottom site so that it is in a flood fringe area. This change in flood
effect allows him to use the east side of the site for commercial
and industrial storage. The owner is in heavy cons+ruction and
plans to use the east side as a storage yard for his equipment and
materials. The county originally turned down his request for an
industrial zoning on this site, so he applied with the town council of
Timnath for annexation and rezoning, which wa- appro,�,red .
i interviewed the site owner and two owners of ad accent
residences. An owner to the north indicated teat if tl-Ie
isde-�.ri elopment was fni he,; as ] � d
proposed he did not feel .here ",voi a l
be any detriment to his property value. hr :�ner o��T�� a `
more e Tpensive home in a closer proxinlitT�• and 1^�2 =+ ted that
SSG Ross B. Milliken RM
2
cl 1 84
'so CA III RAWm I DE
PARK 0
RESERVOIR
POWER
PLANT
so 82
c I
9
I,,OpDEAD-" PARR so T ICON
T. BUTTE CREEK B CK
6084 R S. `YE ) �• 1 I
37JQ�
RA BIT CR 7
wAVERL
Y W.
287 76 ------ SOAR% 6 AN
CREEK 4 EX LfLGU
Q R , LIVERMORE �q 'w. 15 74 74
7
CZ A L72 72
17 2111 ORE
'70
�-LIVERMORE LIVERMORE MTN OW L x 5j
7,44 L
7 40.
RAW CLAR
68 GO rN T9 N.
LAN Suppu
DLAI
66
RI MTW
7 613*1. Alat RES. 5 -
I .
SEA M4*,V
fit_ RESERVOIR •64
596
LUNG
A 14 LA 62 62
CACHE I
HIGH- m
LAN
OuDRE PARK GO
n 6
x
rE
PL.CE CUR77S LAKE
RI
RI L.
IL 16 IL 56
27 ING
56 TON.
TERRI
twits
•
(___<T. ETRI)IY F 297 aw 54
13 87
ANK
2 9 N�
cc C14- 19
CLA A,
pL
01- 11.1 50 'T
I AfOR
OUCx SOL t 4A so
HORN M CAN MRI N 287
8,341 FIE 21 "le 5 3
27 9E
zi
0 -LACK *w;
COLLINS_T 14 TO jCT
0 257
Timnath Industrial Site 9 A
01t w T7N
... .'4.. Timnath, Colorado LAXEJ
FOAL, 27 HORSi
CREEK ."_ORSE- 5 R
TOOT TT
T..1 40
MTN-... 23
OmEGA T10- 10 ATM
25 -
2
7,
[-A t
L=_11F GuLCH 7
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4' U T36
u
0 0 S E v E L ry r, 40 3
co-4-
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RM STORM, MASON-
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• because the area will be used for commercial and industrial
storage, it has destroyed his river/meadow view and will be a
detriment to his property. Please be reminded that a true gravel
operation would be reclaimed into a pond and greenbelt area and
not left as an industrial use.
The residential sales data from the area is very limited but
indicates that the more basic homes in the immediate area retail
in the low 70,000's. A March 1987 sale of a property 4 lot: north
of this site was for $72,000, In Feburary of 1988, a ;property One lot
away from the site appears to have sold for $74,000, These two
sales both occured after this area was under excavation and after
reviewing the neighborhood, these values appear reasonable.
I am of the opinion that this data indicates the possibility of
diminution of value to the contigious properties due to the proposed
continual use of the site as a storage yard. The data indicates no
apparent diminution of value to the properties that are not
contigious.
This is the weakest comparable as it is not a commercial
gravel operation, does not have anything similar to a Standards of
Operation, and will have a continual active private use.
• 35th and "O" Street Mine
This mine is located in the northwest corner of Greeley at the
intersection of 35th Ave and 0 Street. It is buffered from the
actual intersection by an area of custom quality homes called
Riverview. The following photo shows both the mining area and
the adjacent homes.
This gravel mine was reportedly approved in June of 1975 and
contained 54.67 acres. Of this area 29.67+- acres was to remain in
farm land, and 25+- acres was to be mined leaving a 6 acre pond, a
10 acre pond and a 9 acre pond with green belts. The Operation
Standards for this mine are very generic. They called for 10 foot
setbacks, a wet mine operation, operating hours from Gam to lOpm
and a total mining period of 10 years.
The adjacent neighborhood, Riverview, was platted in 1977 and
started selling in 1981, fully absorbing before June 1986. As you can
note this area started after the mine was approved.
This is an executive area with the homes retailing between
$175,000 and $314,000 with the most recent sale being a mine side
sale for $190,000. The mine is not currently being worked as it
was leased to a construction firm that is in backruptcy. The sales
• information from this area is inadequate to establish a trend.
However, the last two sales occured in 1986 and 1988 for $314,000
and $190,000. This is during a time of a sluggish market in Greeley
SSG Ross B MiZhYren RAY 14-7
35th and "0" Street Mine
• Greeley, Colorado
l L UP-27 2
14
• . �� 'UGe � !r
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Riverview Subdivision /
691
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Sand & Gravel
North
35th mine
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le
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7
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rn a-nd the no -me O-A,-r- l
the gravel mine h a no t caused any d,rL-.-nu-l'-n of
ka �:t7hen rties. 7-Eisne---enpradeI U-1c pl-ope1l, --�-elltari-ies of the
n, a he possizilll
n e..ample of t.1
.rr"',eace note the following photograph and letter.
l 1 1 1� 4.
IRS -
View from the west edge of the mine showing the home,-; In
Riverview.
SSG Ro-.;s B AMLken RAY
0 Best Way Paving Mine
•
This grave! mine is loc .'.ed on th
r r1 ^.� T✓q r i• __ �, r,• t. _'r_ _ ii
_ a 1 -. i; � eL::�.'� �_11 the Lla ;.�aav a �_'�avG a
n and west are all resl _{ten .1 Ga: uses,
:enced and difficult to observe. The followin-, .he
outh boundary fence with a tower of the as-phall planT. visible in
the backg=-ouns--'.
The Operation Standards for this area appear a% erage to good.
As you can note from the photographs, the area is fenced with a 6
to 8' wood fence, with some berming etc. I interviewed two
residents of the Johnson Subdivision to the west and they reported
Best Way was very diligent in keeping the dust and noise down.
The expansion of this area was approved in October of 1978
and excavation has just reached the properties in Johnson
Subdivision this year. This subdivision started selling in
approximately 1975. I obtained sales data on 24 of the area's 40
lots and it was readily apparent that the homes in the area that.
command the highest values are the homes that back to the
mining area. Of the 12 lots in this block, 3.of them have sold since
1080 with sales prices ranging between $100,000 and S,125,000. One
acant lot appears to have sold for $25,0: v in 19 T:rese prices
v
appear to generally fallow the Greeley real estate and do
riot g?ve an indication of any diminution.
SSG Rcss B. 1i11111 ken RM 1
MOWN
•
•
.he ir! y*,ile
r-�.-! i 7 i -� r 3 i r t l.-. � 7 r T t ,a t t,, _✓� r, `� t 1 i at i rl�. en,,u y ed tr'i�. pr vai. -� �� lr �r!ce also dYeU he?i_, ad sT,:�Te'.E
t Wav ad_,uate:lon roi ed the an,JL ncise e. .al=ti=
v', , � i ; - +� ; -! +_, tit - i'-�-' r 'rq ; r' r •7 v� t i ` . 7^ A « + 1.-n - - j -, v, -t r r r.-: • i-:.9 y,, -.
i♦t_i._.'1 �:�... �. aa� ..aC �i �. tla♦ +ti%•_. �:ln:.; �al'G _-i. r, a'��i_1♦ _. •,•ll1 _..it av u7
"he rnlne would reoortrd?r be reci.air led i~.-t: a i14 acre
Burr-:;unding horde sites, Both owners reportedly' ;purchased their
homes after the mine -was operating and its' operation was not a
c-gatiire factor in their decision to burr. The pnoT_graph
shows +he first two !:;tnes in the subdivision that bach tc, the
mine. This photo gives an indication of the Quality of the area.
The following zoning map from this area of Greele"%, provides an
indication of the mines proximity to the neighboring sub :=,,,isions
and the city itself.
This mine is in a more urban setting than the Seaworth Mine
and the adjacent residential values do not suggest an,.,7 diminution
of value as a result of the mining operations.
SSG Ross E. A-11Y1.1k n R AI 13
• East 16th Ave Mine
•
•
This mine is located on the east fringe of Greeley alo3 �g 16th
A`Tenue, in a mi of � area of homes on sires and homes on
tracts. This area is popular with people desiring fringe :area hod Dlb,-1
farms and horse acreages. This area is similar to the area
neighboring the Seaworth mine on the east. The real estate sales
information frorn this area is very limited, and due to the mix of
types of properties, difficult to analyze. This mine directly wraps
around 13 small residential properties. I obtained sales data from
the 6 properties that are between the mine and E. 16th. These sales
all occured between 1980 and 1987 and ranged frorn $50,000 to
$72,000 with the last three sales occuring in 1983, 1984 and 1987 for
$71,500, $72,000 and $64,500 respectively. This data is not adequate
to establish any trends.
This mine was reportedly operated in the 1950's but was not
operated in the last 15 to 20 year, The current owners reportedly
gained approval to operate in late 1984 and operate under very
generic operation standards. This is a 251 acre mine that is
currently not operating due to the economy. The following
photograph shows the area of East 16th that includes the homes
researched. The second photo shows the entrance to the mine.
��
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Ross B. A[11111i en RIL 1
14
**
.�` East 16th Avenue Mine :
Greeley, Colorado •
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VORIZONS
Ross Milliken
38662 WCR 29
Eaton, CO 80615
Dear Ross:
•
•
May 13, 1988
3527 W. 12th St., Suite A
Greeley, Colorado 80634
Phone (303) 351-0922
In answer to your questions regarding the gravel pit adjacent to Riverview
subdivision north of Greeley, Colorado where we lived for eight years, I
would make the following comments:
1. Riverview subdivision is a small upscale subdivision with home
values ranging from $160,000 to $300,000.
2. This subdivision is a choice place to live. There are no more
lots available.
3. The gravel pit is directly adjacent to the west side of the property.
4. The opinion of the homeowners in this subdivision was that the
gravel pit was a positive because of the lake that was being
• created would add to the aesthetic value of the property because
of enhanced view and the attraction of wildlife.
5. I cannot recall any negative comments from any resident at our
Homeowner Association meetings. We all were anxiously awaiting
the time when excavation would be far enough advanced so that
the landscaping would further add to the aesthetic value.
6. There was also a much larger gravel operation directly across the
Poudre river to the south of Riverview subdivision that also added
to surroundings of the subdivision. This had advanced to a stage
of a very large lake with a lot of birds and wildlife. Boating
rights were available also.
I hope this will help you in explaining to your clients that there are
positive aspects to the mining of gravel in the vicinity of residential
development. It does take a little time for these things to come to
completion but we felt it was worth it.
Sincerely,
, /' d�� -7 Z-" , IL_-
Hank Scheel
Sales Associate
0
•
I interviewed one of the mine owners who reported to me
• that they recieved quite a bit of opposition when they started
operation in 1984. They met with the adjacent homeowners and
attempted to compromise on dust and noise control, greenbelts. etc.
Apparently they now have a trespassing probl�rn with their
neighbors enjoying the area, fishing in the lakes and using the
mine as a riding and "3 wheel" recreation area.
Although this area is perhaps the most similar to the
Seaworth mine area due to its surrounding uses, it unfortunatly
only provides minimal data. It is difficult to establish any
indication of diminution or enhancement 'from this data.
The Deep Pit
This is the last mine that was investigated and perhaps the
best example of a mine in an urban setting. This mine is operated
by Flatirons Paving on the southeast edge of Boulder, CO. This mine,
refered to as the "Deep Pit" by Boulder County Planning, was the
expansion of an existing mine in 1902. When it expanded, it
approached a residential development calle HyView, which sit:: on a
• ridge to the west of the mine, seperated from the mine b-,,, a green
belt area. Please note the following phctographs.
,,SSG Ross B. M1211ke n Rll-1 15
No Text
•
0
• =: w of the current mining and crusting opera':on frcirn the east
side of the HyView Subdivision.
0
View of the homes on the east side of the Hsi View Subdivision,
photo taken from the same position as the photo above.
SSG
Ross B. Mllllken RAY
16
•
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• Tn:v is a Vje�',J,J
lco?_1n.g nol th``ast' 11 orn }.he
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e
Is the original
mire which has now been
reclairne,d.
',_,rou earl
gee there is a
condominium) de' elopment
vrhich p,Cean_
to en.jo1:7
the amenity of
the lake.
•
The Boulder County Planning department reports that when
this expansion was applied for there was extreme opposition frorn
the neighboring residential areas. Flatirons then originated and
maintains very strong operations standards. It goes so far as
requiring all equipment and trucks used in the mine to be painted
sand tan to blend with the area, the access road to be berrned the
height of a loaded tandem truck, sand piles to be placed to provide
noise buffering, etc,. Reportedly they also got permission from OSHA
to remove the backup alarms from their equipment and replace
them with flashing lights. The planning department reports that
after a few months of operation they stopped recieving complaints
and have not recieved any since.
I obtained the general sales data from the homes in blocks 1&2
of HyView Subdivision, This is the row of homes that back to the
mine area. I obtained 12 sales from 1979 thru 1983 which
encompasses the time the mine expanded, The 1979 sales averaged
$69,950. The 1980 sales averaged $78,900, the 1981 sales averaged
• $78,750, the 1982 sales averaged $86,966 and the 19 sales averaged
$90,166. This data appears to follo-w the general trend of the
economy through that period. This data shows a 22 r incnParce in the
SSG Ross B. 11AMken Rho 17
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19
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Boulder Co
ie Deep Pit
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East 16th Mine
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map
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•
•
• average neighborhood prices of homes backing to the mine area in
a 4 year period. This equals a 5.6% annual appreciation rate during
a rather slow economic period.
This data strongly suggest that this gravel mine has not
caused any diminution to the neighborhood residential values.
•
C
Summary
As per your request I have researched and analyzed, in a
general manner, data from 4 gravel mines and one industrial site,
in an effort to observe if these uses appeared to have any
diminution or enhancement effect on neighboring residential values.
The 35th and "0" Street mine, the Best Way Paving mine and the
Deep Pit all provided good data with equally good data available
from adjacent residential areas.
After compiling and analyzing this data, along with
interviewing both home and mine owners, I am of the opinon that
if the Seaworth mine is operated as you have indicated it will be
in your preliminary operations standards, it will not have a
diminutive effect on the neighboring residential values.
,SSG Ross B IYlllllken RAY III
0
•
ASSUMPTIONS, CONTINGENCIES AND LIMITING
CONDITIONS OF THE REPORT.
The study and the Conclusion which precede, are expressly
subject to the following assumptions, contingencies and limiting
conditions together with any special limiting conditions specifically
discussed in the report which are incorporated herein by reference.
1. Any legal information, which has been furnished, is assumed
to be correct and the writer assumes no responsibility for matters
legal in nature.
2. No responsibility is assumed as to the correctness of the
property lines. Maps, sketches and similar items included in the
report are for use as visual aids only and should not be construed
as surveys or engineering reports.
3. The information contained in the report has been obtained
from what the appraiser believes are reliable sources; however,
the appraiser cannot guarantee or be responsible for the accuracy
of this information. The appraiser cannot be responsible for any
error reported by city officials or staff. In the instance of the
market data information relied upon in the appraisal report,
sources utilized are believed reliable; however for varying reasons,
• it was impossible to completely inspect the properties considered,
and it was necessary to rely upon information furnished by others,
therefore, the appraiser cannot guarantee or be responsible for the
accuracy of the information.
4. It was not possible to personally observe conditions beneath
the soil, therefore, no representations are made as to these matters
and unless specifically considered in the report.
6. Possession of this report does not carry with it the right of
publication without the previous written consent of the appraiser.
Additionally, neither the identification of the appraiser nor any of
the material contained in this report may be included in any
prospectus, newspaper publicity or advertising or as a part of any
printed material, or used in offerings or representations in
connection with the sale of securities of participating interest to the
public.
7. The appraiser is not required to give testimony or to appear
in court by reason of this report inasmuch as no prior
• arrangements have been made in writing.
SSG Ross B. AhlliAen Rhl 19
•
QUALIFICATIONS
ROSS B. MILLIKEN, RM
INDEPENDENT REAL ESTATE APPRAISER
EDUCATION
Bachelor of Science in Agricultural Industries Management
Colorado State University, 1978
Professional & Technical Courses:
Colorado State University
Real Estate Principles
Farm and Ranch Appraisals
Business Statistics
American Institute of Real Estate Appraisers
Procedures and Principles, 1981
Residential Valuations, 1982
Standards of Professional Practice, 1982
Valuation Procedures, 1987
Report writing seminar, ASFMRA, 1986
R-41c seminar, AIREA, 1987
Eminent Domain seminar ASFMRA, 1988
MEMBERSHIPS
Residential Member, American Institute of Real Estate Appraisers
Certified under Continuing Education Program.
Affiliate member Fort Collins Board of Realtors.
Affiliate member Loveland Board of Realtors.
Licenced Real Estate Salesman, State of Colorado.
EXPERIENCE
August, 1980 - October. 1981 - Residential Appraiser for Home Federal
Savings and Loan Association of the Rockies, Fort Collins, Colorado.
October, 1981 to present - Independent Fee Appraiser, Fort Collins,
Colorado
REPRESENTATIVE CLIENTS
Home Federal Savings & Loan, Federal Housing Authority, Ticor
Mortgage Insurance, Hewlett Packard Credit Union,
Security Pacific Mortgage, Fleet Funding,
Associates in Finance, Columbia Savings, Weld Financial
Services, Kodak Credit Union, First Colorado Lending, First
Boulder Mortgage, United Bank of Fort Collins, Otero Savings,
Chemical Bank, Colorado State University, City of Thornton, City of
Fort Collins Light and Power Admn, Larimer County Dept of Public
Works, misc Attorneys and Accountants. Qualified as an expert
witness in Larimer County District Court.
SSG
Ross R. Milliken RAY
21
to 8. Neither all nor part of the contents of this report. shall be
used for any purpose by any but the addressee without the
previous written consent of the appraiser nor shall it be conveyed
by any, including the addressee, to the public through advertising,
public relations, news, sales or other media without the express
written consent and approval of the author, particularly as to any
valuation conclusions, the identity of the appraiser or any
reference to any professional society or institute or any initialled
designations conferred upon the appraiser.
9. The delivery of this report to the addressee fulfills the
writers assignment and in the event conferences or expert
testimony are desired a separate agreement shall be made as to
time and compensation.
10. na
11. na
12. na
13. na
• 14. It should be understood that this report is an Opinion based
upon the data available to the appraiser, subject to the appraisers
interpretation of that data, and not a guarantee or warranty of
value.
•
15. The limit of liability shall be no more than the payment
received for the appraisal services herein rendered.
Appraiser
-----------------------------------
Appraiser
Date
---------------------------
Date
SSG Ross B. 17r z liken RM 0