2024-08-05_REVISION - M1986123 (4)

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Thompson River Ranch; several years after Coulson first submitted its Application and even after Coulson submitted the updated Project documents in 2009. In 2002, the County advised Coulson to erect signs on the Property notifying adjacent landowners and the general public that the Property was subject to a pending USR Application for sand and gravel mining. Coulson complied with this request by erecting signs that faced what is now the Thompson River Ranch residential development. Joshua Reeser purchased his home at 3558 Pinewood Ct. in 2010,and attests,in his email to Rob Helmick on October 10,2016,that Coulson's signs were on the Property and facing into the subdivision at the time he purchased his home and for several years thereafter. Because the annexation and subsequent residential development has altered the character of the surrounding area, Coulson has actively taken steps to involve the neighbors and address public comments regarding the Project. Specifically, Coulson held a neighborhood meeting on September 14, 2009 and again on October 19, 2016 to present its Project proposal to the residents of the new developments and hear their comments. The primary public concerns expressed at these meetings were: noise, dust, environmental impact, truck traffic and obstruction of views. Coulson has proactively addressed these concerns and amended the Project and the Application accordingly several times. Updates to the Project to address compatibility with the residential developments have included: repurposing the Overburden to install the berms described above; transporting the sand and gravel to the Kirtright Property for processing via conveyer belt rather than by truck; installing water spray bars at strategic locations throughout the Property to prevent dust from leaving the Property; moving the exact location of the Project farther from the Big Thompson River to increase wildlife habitat preservation;limiting hours and { days of operation on the Property and the Kirtright Property; and enhancing the reclamation plans to improve the permanent aesthetic appeal of the Property. Each of these measures and others are described in detail below. i i j II. ANALYSIS i A. Code Requirements The Property and the Kirtright Property are zoned FA Farming. Larimer County's Land Use Code' (the "Code) permits mining as a principal use in the FA Farming zone district upon approval of a USR application. i 'Larimer County Land Use Code§4.1.1(A)(33). f ` 4 44 c l