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What is the zoning for the property?
If this is approved, when would mining start and end?
Is there a way to have my voice heard?
In addition, anyone who signs up through this website, will be notified via email if provided. We want to hear from you. Interested parties can also send questions or comments through the contact us portal.
I am concerned about the noise disturbing my day. Will the operation be noisy?
My home is in Thompson River Ranch and is very close to the operation. What are you doing to minimize the impact on our neighborhood?
Even though the study says the noise will not exceed the maximum level of noise, I am still concerned since the operation is near homes.
Coulson’s proposal has taken steps to address the noisiest parts of the operation by moving them away from neighboring residences. Specifically, the original application contemplated hauling the sand and gravel mined from the cells to the Kirtright processing facility. The noise study revealed that the haul trucks produced the highest decibel levels of the operation, so Coulson’s proposal eliminated the haul trucks and instead plans to use a proposed conveyor belt to transport the sand and gravel from the cells to the Kirtright property. The change will result in even lower decibel levels, improving compatibility and neighborhood harmony. In addition, the screening berms and processing stockpile will be strategically placed to further reduce noise from the operation.
What are the long-term impacts to my home and our neighborhood?
• Lakes with walking paths,
• Reestablishment of natural and native vegetation
• Additional limited residential development.
All of these reclamation options ensure that after the completion of the temporary project the property will be even more aesthetically appealing than it is now.
I am concerned the gravel pit will be an eyesore.
How will trucks and equipment access the site?
I am concerned there will be 220 trucks a day, every day, year-round.
Therefore, Coulson anticipates that this maximum truck traffic, 11 truck trips per hour, is likely to occur only during the busiest summer months. In several other months of the year, the daily truck traffic will be far less.
The gravel mining operation would generate far less traffic than the residential development that would occur if Coulson’s application is denied. The site can accommodate 120 residences, which would generate 1,140 vehicle trips per day, compared with 220-one way truck trips per day if the gravel mining operation proceeds.
Is Coulson doing anything to address the concerns we have expressed about truck traffic?
After reviewing the report, however, Coulson changed the truck route to eliminate all truck movements to the north, which will further accommodate the existing traffic patterns on the Frontage Road and avoid turns onto CR20E. Coulson also decreased its maximum expected daily truck trip total to 220 one-way trips. This equates to approximately 11 round-trip truck trips per hour during the peak mining season.
What are the hours of operations?
Will the dust adversely affect air quality in the neighborhood?
Coulson knows that mining operations create dust and has taken steps to decrease its impact on adjacent properties. The largest of these efforts is Coulson’s use of a proposed conveyor belt to transport the sand and gravel from the cells to the Kirtright property, which eliminates the dust that haul trucks would produce. In addition to using a proposed conveyor belt, there are several other dust-mitigation techniques identified in the application, including paving the access road; watering gravel roads; watering the stockpiles at the processing plant; installing spray bars on screens and crushers; and revegetating the screening berms. Such mitigation techniques improve the compatibility of the project with the surrounding area and overall neighborhood harmony, as well as proactively address the neighbors’ concerns regarding dust.
What will the environmental impacts of the mining operation be?
I have heard there are wetlands and that the project will impact them. Is that true?
IAs a precaution, however, Coulson moved the project site farther south to create an extra natural buffer between the project and the Big Thompson River. This decision proactively addresses neighbors' concern regarding any impact to habitat near the Big Thompson River, despite USACE's finding of no impact.
Will the dust hurt my health?
What is being done to mitigate the impact to the floodplain and habitat?
During the agency referral process, Coulson received concerns about the project’s proximity to the Big Thompson River Floodplain. Because the project does not fill the Big Thompson River Floodplain, these concerns are unfounded. In fact, the reclaimed property will mitigate flooding by providing what is known as “overbank storage,” which gives floodwaters a place to go and results in a reduction of overall flooding of an area. Finally, the Larimer County Floodplain Review Board approved the project on July 28, 2016. The approval is the result of detailed engineering and floodplain modeling, which was reviewed and approved by a board of industry and academic experts who take a rigorous approach to ensuring projects in the floodplain will not negatively impact surrounding structures within or near the Big Thompson River Floodplain.
Will the project negatively impact my home value?
Why didn’t Coulson mine this property before my home was built?
Now, a number of major projects are creating demand for aggregate. The current demand for aggregate in Northern Colorado is 1.3 tons annually for projects by the Colorado Department of Transportation, local airports and 9,800 lane miles of asphalt pavement for local agencies. Future demand for aggregate is estimated at 1.7 million tons annually, a 33 percent increase.
The Colorado Contractors Association has reported that the aggregate supply is tightening as a result of regulatory and market forces, as well as the outright exhaustion of nearby sources.
Coulson has continuously made efforts to keep the public, City of Johnstown and Larimer County aware of its intent to mine the property while developments were approved around the site.
I never expected that there would be mining operations near my neighborhood.
Why is Coulson conducting a mining operation in my neighborhood?
What is the difference between a quarry and a gravel pit?
A quarry is typically a hard-rock mine from which stone is removed from bedrock by blasting or other mechanical means. Quarries in Colorado are in the foothills and mountains rather than in lowlands near a river.