2008-02-22_APPLICATION CORRESPONDENCE - C2008086 (39)

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CHAPTERFOUR Environmental Consequences and Mitigation There is potential for the rail spur to have a downward influence on private property values in the area through which the spur would pass. This is a fear expressed by residents living west of Mack. The rail spur would alter the character of the CR 10 corridor, introducing an industrial feature that would not be in accord with the current agricultural and rural residential character of the landscape. Moreover, construction of the spur would define the corridor in such a way that it would be a more likely location for siting future industrial utilities and facilities, such as an overhead transmission line, a pipeline, or warehouses. The changed character of the corridor coupled with the concerns about train noise, safety, dust, and traffic interruptions at CR 10 and CR M 8 would all tend to reduce the number of people who would wish to buy residential property in the corridor, which would in turn reduce the value of properties in the area. A number of studies have confirmed the notion that proximity to a railroad tends to reduce property values, by as much as 10 percent of the potential value. (Jaouhari and Simons 2004; Bellinger 2006; Strand 2004) These studies indicate that properties in the immediate vicinity of the railroad are most affected, that the downward influence diminishes rapidly with distance, and that train noise and safety are among the factors influencing value. Interviews with appraisers that have experience in Mesa County confirm these findings, with the caution that the influence on prices is not absolute, and that railroad vicinity property values will still rise if the general direction of property values in the region is upward. In sum, the proposed action would increase Mesa County employment and income. To the extent that new jobs are filled by immigrants to the area, population would increase. The magnitude of these changes, even if they were to occur over a brief period of time, is not large enough to have a noticeable impact in and of themselves on the local community infrastructure. The Red Cliff Mine would be the source of additional revenue to local, state, and federal governments, becoming substantial at the proposed full-production level. The addition of 8 million tons of steam coal a year to the nation's supply of fossil fuels would have a small but beneficial effect on the national energy economy. Mitigation Measures Property Values/Social Dislocation: Potential negative impacts on property values can be in part avoided by properly addressing some of the other concerns: safety, noise, deterioration in view sheds, etc. Some uncertainties about future developments could be mitigated by providing quality land use planning and related information to the community; e.g., through an appropriate role being played by the responsible governmental entities, such as the Mesa County Planning Commission. An Anticipated Loss of Rural Values: Landscaping measures could overcome some of the visual impact concerns. Horn noise mitigation could in part be addressed through grade separations and the newly proposed "quiet crossing" for CR M8 and CR 10. The deeper social impacts on rural values could in part be addressed by working more closely with the community to enhance traditional social interactions, community cohesion, historic preservation, and rural fire protection, and alleviate possible school crowding. • Impacts on Safety: Recommendations by the community have been made for safer crossings, especially at CR 10 and CR M 8, by creating grade separations. Additional adaptations to the community's design suggestions about safety and road realignments would require additional public involvement in a collaborative mode in order to create satisfactory mitigation alternatives. 4-22 DBMS 577