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<br />The Master Plan for the Extraction of Commercial <br />Mineral Deposits depicts potential commercial <br />deposits of gravel at the site, which is verified by the <br />applicant's on-site testing and the history of gravel <br />operations at the site. This is additionally verified by <br />the 1991 Empire Laboratories Aggregate Resource <br />Study. The use of this site as a gravel operation <br />would be consistent with this Master Plan element, if <br />the potential deleterious impacts of a mining opera- <br />tioncan be mitigated, including impacts on water <br />quality, noise impacts, and visual impacts. In staff's <br />opinion the revised mining plan mitigates most of the <br />visual impacts and a modified erosion control plan <br />required by the EI Paso County Department of Public <br />Works will mitigate water quality impacts. Therefore, <br />a finding of consistency can be made with respect to <br />the Mineral Extraction Master Plan. <br />2. The use will not have an adverse long-term visual impact either from <br />adjacent and adjoining properties or from major transportation corridors. <br />The site is in a location that is visible from a large <br />area, stretching from Gleneagle on the south to near <br />Woodmdor on the north, including both sides of <br />Interstate 25. The site is also very difficult to screen <br />because of its location on the eastern, and most <br />exposed portion of a terrace. Operation of the site in <br />conformance with the mining plan (extracting from <br />southwest to east) will, to the maximum extent <br />possible, provide screening during the intermediate <br />phase of mining, and allow the high wall to be re- <br />vegetated before the majority of the site is daylighted. <br />The revised mining plan leaves in place some ridges <br />on the north and east that will provide a visual <br />screening benefit. Ridges outside of the mining area <br />extending easterly from the main terrace may also <br />provide some visual screening for properties to the <br />north and south. It can be argued that the major <br />visual corridor impacting the most people (Interstate <br />25 and Gleneagle) is more than a mile away, and <br />certainly visibility decreases with distance from the <br />site. <br />The site can be reclaimed to a use and character compatible with <br />surrounding uses and zoning. <br />;.- ~ <br />