HomeMy WebLinkAbout20033039.tiff FROM : FRX NO. :303-792-5990 Rug. 29 2003 01:43PM P1
Gene Coppola Phone: 303-792-2450
P.O. Box 260027 FAX: 303-792-5990
Littleton, CO 80163-0027
to: knn � /6 date: g`Z8'�3
fax#: 17O .- 3O 6 y c f total#of pages: 3
faxtransmittal
EXHIBIT
I 10
2003-3039
FROM : FAX NO. :303-792-5990 Aug. 29 2003 01:44PM P2
EUGENE G. COPPOLA P.E.
Memo
To: Gloria Hice-Idler, CDOT
cc: Don Carroll, Weld County
Kim Ogle, Weld County
Jeff Gregg, Hall Irwin
Karen Flanders, RMC
From: Gene Coppola L
Date: August 28, 2003
Re: Acceleration/Deceleration Lanes at U.S. 34 — CR 47%
Nissen Farm
As requested, I have measured the available turn lanes at the U.S. 34— CR 471A
intersection and compared them to current standards. Since U.S. 34 is an E-X roadway,
transition tapers are additive to acceleration/deceleration distances. Storage length was
adjusted upward to reflect the truck traffic.
Approximate current lane lengths and required lane lengths including transition tapers are
indicated below. Storage (where needed) is included in the full lane length, transition tapers
assume a 12' lane, and a 65 mph speed limit was used.
LANE CURRENT DESIGN REQUIRED DESIGN
EB Left Turn Deceleration 600' of full lane + 280' taper 850' of full lane + 300' taper
WB Right Turn Deceleration 550'of full lane + 175'taper 800' of full lane + 300' taper
WB Right Turn Acceleration Not available 1380' of full lane + 300' taper
FROM : FAX NO. :303-792-5990 Aug. 29 2003 01:44PM P3
It appears that the eastbound left turn deceleration lane can be achieved with striping
changes while the westbound right turn deceleration lane will require lengthening of the
current lane. The lengthening should match the current lane. Installation of the westbound
right turn acceleration lane will require about 6 feet of widening along the north side of U.S.
34. The ability to install this lane as indicated needs to be verified given potential
constraints such as right-of-way, drainage, other access and similar issues. This is best
addressed during preliminary design.
I trust this information sufficiently responds to your request. Please give me a call if you
have any questions.
Kim Ogle- Nissen Farms Page 1
From: "Hice-Idler, Gloria" <Gloria.Nice-Idler@DOT.STATE.CO.US>
To: <kogle@co.weld.co.us>, <dcarroll@co.weld.co.us>
Date: 9/2/03 7:56AM
Subject: Nissen Farms
Kim and Don,
I received a fax from Gene Coppola regarding the turn lanes on US 34, east of Greeley, for the the Nissen
Farms. I agree with Gene's recommendations.
If the applicant decides to proceed, he will need to contact this office to discuss design requirements.
EXHIBIT
1
e
NISSEN FARM RESOURCE PLAN
HALL-IRWIN CORPORATION
WELD COUNTY COLORADO
ECONOMIC IMPACT ON PRE-EXISTING NEIGHBORS
Prepared for Rick Brown
23752 Weld County Road 58
Greeley, CO 80631
Prepared by
Ann J. Garrison,Economist
April 30, 2003
EXHIBIT
INTRODUCTION
Once upon a time it was said that a home was a man's castle. More recently our view of
the role of our homes has been expanded.
An owner-occupied home turns the homeowner into a capitalist. The owner-occupied
home is frequently the only sizable real or financial asset that people have. Time and
market forces in our economy increase the market value of these homes. As a result, the
homeowner's wealth and well-being rise. Collective well-being rises too.
In addition to time and market forces, environmental amenities and neighborhood
attributes impact the value of homes in a positive way. One of the value-increasing
environmental amenities involved with rural, owner-occupied homes comes from the
presence of the "open, green space" that agriculture, rivers, and wooded grass areas
provide. The importance of this type of space improves the quality of lives for all people,
not just the property owners in the area.
Wisely, recent Comprehensive Plans approved by the Weld County Commissioners and
used to help make land-planning decisions have recognized the need to preserve land
used in agriculture. The Comprehensive Plan's goal of preserving agricultural land stems
from the importance of the county as an agricultural producer. This importance is both
historical and current. Within a broader framework, this use of land provides open, green
space; this space comes bundled with the agricultural use of rural land.
Citizens and land-use planners in Colorado and other states recognize that it is important
to protect and preserve all natural and scenic resources. Once this natural infrastructure
is gone, it is lost forever. Currently, and in the future, it is and will be important for land-
use planning decisions to look beyond the bottom line of the applicants and protect,
upgrade and expand this green infrastructure. Granting the applicant the requested permit
would not protect,upgrade, or expand the green infrastructure. The antithesis would
occur.
Ownership of land and its capital improvements carries with it uses by right and uses
granted through special review by the government via its police powers. When the special
review results in the issuing of variety of permits, it is common to have conditions and
development standards included with the permits. The conditions and development
standards help set the standards of operation that help protect the general well being of
the people in the neighborhood and beyond the neighborhood.
Whenever decisions involving land uses are made, the people making these decisions
face choices about the alternative uses of the land. Inherent in the decision-making
process surrounding these choices is a consideration of the resulting changes in costs and
benefits. These additional benefits and costs come from the modifications in the
I
permitted „>•.sof the land. Almost all the direct benefits go to the beneficiary of the
permit.
IMPACT OF THE HALL.IRWIN APPLICATION ON PRE-EXISTING
NEIGHBORS: :ADDITIONAL COSTS TO PRE-EXISTING NEIGHBORS
If the county urants the applicant, Hall-Irwin, a permit, this planned facility will
adversely affect the market value of property in the area. This decline in property value
is not and will not be a one-time reduction with a return to former values. There will be
a one-time reduction in the current time period and also smaller increases through time.
The burden of the declines will be placed on the pre-existing neighbors.
The reduction in value acts like a two-part, stealth tax levied only on the pre-existing
property owners in the area of the facility. First, there is the part of the tax that can be
looked at as a lump-sum tax. It is the immediate estimated 20 percent reduction in the
pre-existing neighbors' property value. This large, sharp burden of the tax comes as an
immediate effect with no return to the original value and a less favorable path of future
prices.
After this reduction, the properties' value will increase to a smaller total value when
compared to similar property not located near the Hall-Irwin facility on Weld County
Road 58. The smaller increase in value drives (the second part of the hidden tax) a price
wedge between what the property would be worth with the facility in operation and what
it would be worth without the facility in operation.
Table I below shows data received from the Greeley Board of Realtors. This data is for
the years 1997-2002; it presents the median price of one-to-five acre residential property
sold in Weld County. Between 1997 and 2002,the median price rose 49.75 percent.
TABLE I
YEAR MEDIAN PRICE
1997 $200,000
1998 245,000
1999 240,000
2000 288,000
2001 304,000
2002 299,500
Since it is too early in the year to have and use 2003 data,2002 data is used to calculate
the 20 percent expected reduction in property value that would result from the Hall-Irwin
firm beginning the permitting process and receiving the permit. Rather than the median
price in 2002 being $299,500, it drops to $239,600. With this reduction in place, the
median price between 1997 and 2002 rises only19.8 percent, not 49.75 percent.
•
Using the Board of Realtor's median prices from 1997 through 2002 and the reduced
value for 2002, the expected price for the year 2008 was calculated using the least-
squares" method to generate a linear, not polynomial function. Although the permit
requested is for a much longer period of time, long run predictions become less accurate.
If there is a permit issued, the expected property value in 2008 is $295.067. With no
permit issued, the value would be $39,933 higher. Or, the value would he $335,000.
Table 11 summaries the monetary impact on the pre-existing neighbors' property value.
TABLE II
IMPACT ON PRE-EXISTING NEIGHBORS
WITH NO WITH A
PERMIT PERMIT
YEAR
1997 $200,000 $200,000
2002 $299,500 $239,600
2008 $335,000 $295,067
CHANGES
1997-2008 $135,000 $95,067
1997-2002 $ 99,500 $39,600
1997-2008 67.50% 47.53%
The numbers in Table II show the impact between 1997-2008 in two different ways: there
is a lower increase in monetary value and a lower overall value. It also shows the large
initial reduction in value as the permitting process is completed with no exactions for the
"taking" of property value.
Taxes collected in the United States, including Weld County, are collected because of the
benefits the taxpayers receive (like the use of property taxes for police and fire
protection), ability to pay(income taxes), sumptuary reasons (desire to control the
taxpayers' behavior), or for expediency(quick additional revenue).
The reduction in the pre-existing neighbors' property value does not fall into any of these
categories. The pre-existing neighbors receive no benefits, the hidden tax has nothing to
do with their ability to pay, and their behavior would not be an issue in the county's
granting the permit. The current owners provide no quick source of additional revenue
for the government either.
When the pre-existing neighbors sell their property,the new buyers will be able to buy
the property at a much lower price than they would pay on similar property where there is
no long-run permit in operation for a sand-gravel and batch-plant business. The new
buyers and subsequent buyers are compensated for the nuisance, the decrease in open.
green space, and the po»ible necatiVC environmental spillovers. Thus, the police-power
of the government eranting the permit and the new buyer shift the entire burden of the tax
onto the exisung property owners.
Without adequate plans in place for augmentation, changes in the availability of water are
likely to occur and will be shifted onto the agricultural producers. If the Hall-Irwin
business impacts the level of ground or surface water used by dairies and other famiers in
the area, the production of these dames and farms will suffer.
Any impact on their production would, through forward and backward linkages, affect a
variety of businesses in the county. There would be lower production, employment,
income, and tax revenue generated by the agricultural and non-agricultural businesses
that would be affected.
Durango, Colorado is considering requiring developers to the buy water rights that would
be needed in the development process. These purchases of water rights would be an
exaction in kind and would help make the costs of development via private enterprise
closer to the costs of society. Although Hall-Irwin would not be developing the land for
residential housing, the development of the sand and gravel pits does involve a use with a
resulting diversion of water that could exceed the company's current water rights.
The diversion of water from surface or ground water into ponds where the sand and
gravel has been removed is likely to affect the flow of the surface water(an earlier study
in the greater Denver area showed that the operation of sand and gravel pits in the area
did affect the flow of the Platte) and/or the level of ground water. Impacting the flow of
surface water or the level of ground water piggybacks the hidden cost of the proposed
business onto an expanded group of people.
It may be claimed that the resulting diversion of water into ponds would help conserve or
store water for the area to use for recreation or for some non-recreational use. However,
water resource planners and urban planners realize that a river-management or water-
management philosophy, rather than a piece-meal,drop-in-the-bucket approach is more
rational and doesn't rob Peter to pay Paul.
While Hall-Irwin would be producing sand, gravel, and pavement products, overall
advances in the private and social economic variables are questionable in the short run.
Hall-Irwin's operation on WCR 58 will not directly expand employment much at all
The life-cycle and operation of the sand and gravel industry is directly related to the
health of the state and local economies. Both the state and local economies are facing a
cloudier economic reality now. The reasons for a less sunny economic future come from
a variety of external and internal sources.
Both the state and local economies will feel the bite of a national economy that IlaS
become less than robust as it struggles with its economic tlatline syndrome The cuwilv's
economy will be affected by the large budget problems the state now has.
Historically state and local governments have had perverted fiscal policies. For a variety
of reasons, they have had to raise taxes and lower spending during the time when their
economies need stimulation. When the state reduces its spending or raises taxes, ripples
in employment in the county will become wider and deeper. Economic performance then
slows. Both the trickle-down effect and uncertainty cloud the economic picture.
As a result of the economy's expected more sluggish performance, production plans for
the different phases of Hall-Irwin's proposed business become less certain in the short
run. While the business can adjust the time frame for any or all its phases, the negative
monetary impact on the pre-existing neighbors and non-monetary negative spillovers of
granting this permit remain intact.
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Road 47 '/2
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EXHIBIT
Road 58 C-j
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Dairies on Road 47
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Intersection at 18th and Fern Ave. 30% of the traffic from the Nissen Pit will
pass through this intersection.
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Intersection at Roads 47 %2 and 58. 70% of the traffic from the Nissen Pit
will pass through this intersection.
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Bus Stop at Roads 47 %2 and 58
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