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the Ward CreekRoad."Ilris already establis)ied activityls not compafible witfilieavy <br />trunk tra$ic~enson llrothers on ?J10105 told us they intend to use fake brakes on the <br />trunks: Many townsprohibit-the use of joke brakes within theiriirtiits: the racket from <br />-these brakes will reverberate down this relatively narrow va-iley.'I'his is something not <br />acceptable in a residential area. It is expetxed that the heavies vse will be in the non <br />winter months. Use in the warmer months will be the most invasive to the residents, as <br />thaf is when people attempt to sleep with windows open, and spend more time outdoors. <br />4: "There are of least six old coalmines wifliin one mile of the property" <br />Comment: This is true. The most recent mine (the Red Canyon) closed sometime <br />in the mid 1980's, reclamation was started in 1988 and the bond released in 1998. The <br />other mines have not been used since the htte I800's to 1930's: Tn tbe 20-years which <br />have passed since the last mine closed, the population density within 1.5 miles of the <br />mine has probably increased ten times. The valley has changed from a sparsely populated <br />rural area to a rather densely populated neighborhood. Most of the people currentlyiiving <br />in Coalby Valley movedhere after fire mine operations ceased, and moved here to enjoy <br />the quiet beauty of the area. A major industrial development is in direct conflict with .the <br />current use of the azea. <br />COMMENTS ON THE PERFORMANCE STANDARDS <br />A. COMPATIBILITY WITH ADJACENT LAND USES: Note that the previous red <br />shale mine was infrequently used, and it is now Dosed and undergoing reclamation. <br />~n it was used many of the nei~hhors c~unplained at~art the ease artid dust from the <br />operation. This proposal represents a vast expansion from that operation, No lime table <br />is 9^~^ for the ler-gth of the operation, twt direct cwmmunication with Benson Brothers <br />indicates this is a long term project. The amount of material proposed for mining will <br />likely take years to deplete. The promise of reclamation in 20 or 30 years witl not change <br />the adverse effects of the operation on those currently Pivrng here.ln the 20 years which <br />lave passed since the last thine closed, the population density within 1.5 miles ofthe <br />mine has probably increased ten times. The valley has changed from a sparsely populated <br />rural area to a rather densely populated neighborhood. Most of the people currently living <br />in Coalby Valley moved here after the mine operations cea.4ed, and moved here to enjoy <br />the quiet beauty of the area. Many of these people are retired and stay at their homes <br />during the day. This major industrial development is indirect conflict with the current use <br />of the area. There are at least 81 residences which will experience direct nnpacts from <br />noise and/or dust of the operation, and roughly 69 residences will be in direct line of sight <br />of the operation. On a topographic map of the area I have located 109 residences located <br />within 1 mile of the site, and over 200 residences within 1.5 miles. This is a rather <br />densely populated azea, and this development is in no way compatible with adjacent land <br />uses. Note that the heavy truck traffic, and noise from joke brakes, will affect many more <br />residences up and down the valley than I have tallied here. <br />D. FINANCIAL COST OF SERVICES EXPECTED OF COUNTY <br />GOVERNMEN'T': 'The properties in the valley are currently appraised as residences in a <br />desirable quiet neighborhood. It is anticipated the quarry will cause the property values to <br />