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Findings and Resolution <br /> Stroh Pit Special Revie« <br /> Page 2 <br /> 1. Coulson Excavating proposes to mine sand and gravel from the 133-acre site located <br /> south of the Big Thompson River, east of I-25 and adjacent to Thompson Valley River Ranches. <br /> The site, as noted, is adjacent to residential development and is traversed by a petroleum products <br /> pipeline.The proposed mining operation will encompass two areas that total approximately 50+ <br /> acres of the site over a period of 7 years. (Applicant stated that if the Board chose to impose a <br /> condition that would not allow any further extensions beyond the seven years, applicant would not <br /> oppose this condition. The Board has elected not to impose this condition.) The balance of the site <br /> will be used for berms and access or will remain undisturbed. Material will be removed fi-om the <br /> ground and then conveyed to the northwest to the old existing Kirtright Pit area where it will be <br /> processed. No batch plants are proposed. Material will then be hauled by truck off-site to the <br /> Coulson main facility off of Highway 402 or directly to job sites. After 7 years of mining, the site <br /> will be reclaimed and will result in two lakes that will be sealed and used for future water storage. <br /> The applicant has conducted environmental studies and analysis along with completing the <br /> floodplain permitting process. This application has generated significant interest from the general <br /> public and surrounding neighbors. <br /> 5. In 2001, the site of this application was surrounded by agricultural fields and the <br /> Kirtrig t Pit also operated by the applicant. In the intervening years, the Town of Johnstown has <br /> annexed the surrounding area and allowed residential development to occur on essentially all of the <br /> area surrounding the applicant's land. There are currently 800+single-family residential units and <br /> more proposed in the immediate area surrounding the site of this application. <br /> 6. This application for special review approval for mining was originally submitted in <br /> 2001. It remained an active application from filing through 2008 although there were some elements <br /> that were not actively pursued. In 2008,the County required the applicant to submit a new <br /> application. A new application was received by the County and a neighborhood meeting was <br /> conducted. In the fall of 2016, the applicant completed the flood plain analysis and requested that <br /> the Community Development Team consider scheduling the application for a hearing.The <br /> Community Development Team advised the applicant to conduct another neighborhood meeting. <br /> This meeting was held in the fall of 2016. Additional application materials were also submitted. <br /> 7. During the public hearing on February 26, 2018, a number of area residents spoke in <br /> opposition to the application, generally citing concerns about the compatibility of a sand and gravel <br /> operation adjacent to a residential neighborhood. statements by the residential developer and <br /> realtors that the subject property was"open space,"noise, dust, air quality, and traffic generated by <br /> the operation,reduced property values, and possible dangers from mining near a petroleum pipeline. <br /> 8. The Board determines that the applicant and property owner have met the <br /> applicable Special Review Criteria by a preponderance of evidence as follows: <br /> a. The proposed use will be compatible with existing and allotted uses in the <br /> surrounding area and be in harnzonY with the ncighborhood- <br /> 2 <br />