HomeMy WebLinkAbout20202438.tiffEXHIBIT INVENTORY CONTROL SHEET
CASE COZ20-0004 - GERRARD INVESTMENTS, LLC, CIO ROCK AND RAIL, LLC
Tyler
Exhibit Submitted By Page # Description
CLR-34 Neighborhood Association PowerPoint
BY. Dave Kisker 2-122 presentation (received 7/22/2020)
2020-2438
Criteria for Approval of COZ20 0004
There are several criteria listed in the Weld
County Code that must be met to allow rezoning
of a property.
The most critical element is that "ALL allowed
uses must be compatible with surrounding
uses".
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
2
Land Use Conipatibility: Definition
Referenced during Planning Commission Hearing, 6/16/2020 by Rock and Rail
' characteristics of different 's or activities or design allow '
to be located near or adjacent to each other harmony. • ' elements
affecting compatibility include height, scale, mass and bulk of structures.
Other characteristics include pedestrian or vehicular traffic, circulation,
access and S.parking impacts.IOther important
compatibility lighting, noise and odor.
Compatibility does not mean "the same as". Rather,
compatibility refers to
. sensitivity of
development
proposals maintaining ' character of ' •
development.
Source: • Planners Dictionary,PAS '•••rt # 521/522, American Planning Associebn,Chicago, IL, 2004, •.•.
243.
CLR-34 NIA, BOCC • 1 1112020
Conflicting Land Use: Definition
The transfer over • property a of - •• • • economic
or environmental effects, including but not limited to:
traffic, noise, vibration, odor, dust, glare, smoke,
pollution, mismatched land 's or density, height or
mass, mismatched layout of adjacent uses, loss of
privacy, and unsightly
Source: A Planners Dictionary, PAS Report # 521/522, American Planning
Associatbn, Chicago, ft, 200zr, page 21B.
BOCC COZ20-0004,2020
4
Negative effects across property lines
• Economic
Reduction in property values
Impairment of business
• Environmental
Noise
Dust
Odor
Pollution
• Negative effect on health, safety and welfare
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
5
Examples of conflicting land uses in
Weld County
• USR19-0011 Anadarko, Johnstown Compressor
Station (Denied by BOCC)
• USR 1704 Heartland Biogas, Waste Composting
(Terminated by Development Standards)
• 5MJU5R1783 542 DCP Midstream, Mewbourn.
Repeated "equipment malfunctions" allow "safe
harbor".
• Development Standards are critical to mitigate
moderate incompatibilities —sometimes they
are still not enough...
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
Noise disparity
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
Numerous examples
already presented. 1-3
would remove all
controls!
8
I
Rockin' S Ranch
USR1S-0028
Approved by Weld County BOCC - June 17, 2015
Chris Friede, Rockin' S Ranch
ECONOMIC IMPACTS ON SMALL
BUSINESS
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
11
IKT
1I [ 1 I ••!` t,
Weld County approved Small Business, owned and operated by
Chris Frieder
• promotes special kind of agri-business/agri-tourism
• celebrates the history of agriculture in Weld County
• conserves agricultural land
•
•
•
quality environment, well -maintained, free of refuse, litter &
u nsightly materials
e nhances natural settings - landscaped and picturesque areas
preserves wildlife
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
Purchased property in 2011, have since invested significant time and
financial investment over the past 9 years to develop operational
wedding venue:
• Developed comprehensive business plan, working with Weld County
Small Business Development Center
• Made significant financial investment
• Dedicated extensive time/effort to develop, launch, and grow a new
small business, all while faced with ongoing challenges throughout the
process due to Martin Marietta
• Commitment to preserve and improve historic property
• Established partnerships with many small businesses across Northern
Colorado (Caterers, DJ's, Florists, Photographers, etc.)
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
14
Rockin' S Ranch
II
CLR-34 NA, BOCC / 1 /2020
Dairy Barn
2011
Dairy Barn
2020
CLR-34 NA, BOCC COZ20-0004, 22 July 2020 18
Mission: Provide a unique, intimate, memorable, &
convenient •
• Rural - •
• Spectacular Mountain
• Convenient Location
• Renovated DairyBarn
CLR-34 NA, BOCC • 1 1112020 20
elp
Mission: Provide a unique, intimate, memorable, &
convenient wedding/event venue
A Rural setting - situated on 35 acres (primarily ag)
• Industrial Setting
1 S^^e*aeu',+„tews - Rocky Mountains, lake
• Views of massive asphalt plant, unmaintained berm,
including ugly train unloading structure as backdrop to
wedding photos, rail spur, piles of aggregate and concrete
and large conveyors, clouds of dust
• Noise — large crashing noises, constant noise from cement
plant and material handling
Convenient location
• Difficult access to venue due to significant truck and train
traffic congestion
• Renovated 1950's dairy barn
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
21
Views
•
at
•
•
•
•
0
•
•
m
•
CLR-3E1 NA, BOCC • 1 111 0
23
Business Impact
• This is NOT an acceptable experience
• This will NOT make thr a viabir
le business
Impact extends to many sma
businesses
I
I
• 2019 Industry revenue:
• Colorado -36,864 weddings - Northern CO — 5,000
• Average spend $30-$40K per event
• Event revenue generated by MANY small businesses
• Caterers, Liquor/Beverage, Florists, DJ's, Rental
Companies, Hair/Makeup, Hotels/Lodging,
Transportation, Bridal shops
• Over 20% of attendees travel in for the event
* Source — The Wedding Report Inc. - research company that collects and forecasts wedding statistics for the
wedding industry since 2005.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
25
Mitigation
• Efforts have NOT been made by MMM to:
• UNDERSTAND the impact
• or ATTEMPT TO MITIGATE
• Alternatively, other surrounding businesses, HAVE
been good neighbors and we WORK TOGETHER to
RESPECT and SUPPORT each other's business needs
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
RECOMMEND TO
DENY
MMM/. I-3
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
27
Ellen Kisker, Ph.D, Twin Peaks Partners LLC
PROPERTY VALUE REDUCTION A
REAL ECONOM C IMPACT
I i
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
28
Losses in Property Value
Demonstrate Imam patibi ity
CLR-34 NA, BOCC COZ20-0004,
29
MMM/RR real estate report is flawed
• Despite the claims, the report does not represent
"Appreciation". Increase in median sale price does
not reflect price change of same or comparable
home.
• Number of sales analyzed is very small.
• Report does not address what would have happened
in the absence of the MMM/RR facility.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
30
Our analysis addresses the lbws
• Examines total actual values from the WC Assessor
for ALL homes
• Looks separately at pre- and post-MMM/IRR
construction periods
• Compares appreciation rates for specific homes in
Indionhead West to another similar neighborhood
CLR-34 NA, BOCC • 0004
Average Appreciation Rates
Between 2015 and 2017 NOV �1
(before MMM/RR construction)
Between 2017 and 2019 NOV
(after MMM/RR construction)
tween 2015 and 2019 NO
Indianhead Estates
West (26 homes)
23%
10%
35%
Mad Russian
(143 homes)
22%
14%
38%
NOV = Notice of Valuation
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
Lower appreciation rates translate into
significant property value losses
• Average loss of property value so far $22,241.
• Loss •tals more $600,000 so far for
West neighborhood.
• Losses compound - future.
Future appreciation • - based on . • values.
Additional losses will accumulate as asphalt manufacturing is
added and other changes are made on the site.
• Negative transfer of wealth is caused by incompatibility
CLR-34 NA, BOCC • 0004
33
Decibels
moo
53.00
60 oo
55.00
X000
4500
40.00
goo cr at 2
g 2 2 24 2
rt VC
Pee frN!
•ti r*
Train Arrival
July 1, 2020
8:28 PM MD
7"Pit gCa 87,4* 8 si
74 44 * 4 219
2 2 g 22 2 2 2'Q 22 g^
..
.-.
Pt
N
A
0 0
re f-.
Gary Oplinger
ENVIRONMENTAL DISPARITY --
NO SE
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
34
Excess Noise is Unlawful in Colorado
25-12-101. Legislative declaration
' • ' ' • assembly and • 1thatnoise
•
• major source of environmental pollution
represents a threat to the serenity and quality of life
in the state of Colorado. noise often has an adverse physiological psychological
human beings, to an economic l•
• the community.Accordingly, the policy of
general assembly to establish ststandards for
noise level for various ' periods and areas.
Noise excess of ' limits provided article
constitutes a public
CLR-34 NA, BOCC • 0004
35
The Colorado Revised Statutes define a Public Nuisance
25-12-103. Maximum permissible noise levels.(1) Every activity to which this
article is applicable shall be conducted • manner so that any noise
produced • objectionable due to intermittence,
aa beat frequency,
•a •
shrillness. Sound levels ofnoise radiating from• property ' at • distance
of
twenty-five
• feet
• or
more
a therefrom
•• excess
a of
a,, A established for
the following periods and zones shall constitute prima facie evidence
that noise a • •lic nuisance:
Residential
Commercial
residential)
Light in•
designation)
Industrial
I,. to I,.
.m.*
55 db(A)
60 db(A)
70 db(A)
80 db(A)
7:00 p.m. to 7:00 a.m.*
50 db(A)
55 db(A)
55 db(A)
75 db(A)
*WCC: 7 a.m. to 9 p.m. day, 9 p.m. to 7 a.m. night
CLR-34 NA, BOCC COZ20-0004,2020
(WCC: same)
(WCC: same as
(WCC: no such
(WCC: same)
36
Colorado Revised SatatLites 25-12402 (3)
"db(A)" means sound levels in decibels measured on the "A" scale
of a standard sound level meter having characteristics defined by
the American national standards institute, publication St 4 - 1971.
"Decibel"used to express the magnitude of •. in
sound level. The difference decibels between • sound pressure
levels is twenty times the commonof •. In sound
pressure • • • • • levels • defined as twentytimes
' common logarithm of ' ratio of . sound pressure level to
reference level of 10-5 (Newtons/meter squared).
• •' of the effect of • . . three-decibe change
one hundred percent increase or decrease in the sound level, and a
ten -decibel c. • ' is a one thousand percent increase or decrease
in • sound level.
CLR-34 NA, BOCC • 1 1112020
37
The Colorado Court of Appeals has determined that
compliance with noise standards is required for
compatibility.
From the 2017 Court of Appeals decision:
Plaintiffs first argue that there was no competent evidence in
the record supporting the board's finding that the proposed use
would be compatible with the existing surrounding land uses. We
agree because the board's conclusion that the project would be
compatible relied on an unsupported conclusion that the proposed
use would mitigate noise to a residential level.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
38
Due to its proximityto Indian Head Estates, the R&R facility cannot be
compatible. It can also be a public nuisance.
S.
It is impossible for the noise level to drop
25 dB (316 times) in 25 feet.
The CRS don't require
boundaries to be adjacent to
cause a public nuisance.
A noise originating on private property shall be measured at or within the boundary of the
property from which the noise complaint is made. (WCC 14-9-50)
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
39
It is incompatible with
5 other uses as well.
It has adjacent boundaries with
6 uses having daytime noise limits
of 55 dB(A):
Indian Head West HOA
Rockin' S Ranch (USR 15-0028)
CO 13 LLC (Commercial)
Sage Brush (USR 15-0040)
Gerrard Investments (USR 15-0075)
Martin Marietta Materials
Real Estate Investments
(Residential)
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
40
For over 1 year Indian Head residents
have been measuring noise from the
facility entering the residential zone.
Over 130 measurements have been
made, about half of them with no
locomotive on site. Recently addit-
ionalmonitoring sites have been
added that include recording and
digital signal processing capability.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
Plant Noise
July 11, 2019, Early Morning
No locomotives on site
if
I 1 I1 1
in 0 00
S_o 0
3O00
4300
4O.00
Start: 3:38AM
3 8 AM
Stop: 6:05 AM
U O rfr u1 GO nS ,G b0
t R 4. in la+� 4�
NO it Ml n et it M M
r,
yr
O
^4^4 t+
411
.D CCre 11.4 ,D u:1
O O — r.
yr el% et et et et
rot
rat
et
Time is MDT
Plant Noise
Baseline
ret +D
vr
1t.
ry ,IC
,I, ,r,
*nit is 5O 65fA) tttrr th p r cc
L
Lin NI
gt ve .t tit ket Q Q Q ctr+ r+ r• r�
;. L r r Se 4:39 am MST
�T ►'- A got h- at r4 tit h 4 Ji N- c 'v zh
rtiAt ^7 ret itItI ? Crt QQ
wt +t et +t et et +t et -t et *t .A Eft itt tit JF to ul J1 +n at it it ►A J1 u1 Jt U1 LA LA it J)kti %D rG
CLR-34 NA, BOCC COZ20-0004, 22 July 2020 42
There are over 60 slides in the record
demonstrating that the R&R facility is a public
nuisance.
hcit
Decibels
7000
65.00
50.00
55.00
45.00
40.00
:5.00
30.00
O
eV
Start: 21:40 PM
Stop: 6:12 AM
Plant Noise
September 6, 2019, Early
Nc tram on ste
Time is MOT
Activityfirst noted.
Spikes due to aggregate
Susta ned
machineri
;a4 ;1 iA
ry�y �4 4 yy a 4 ^ 2,; g
11738.4,12 �M ►* 474 4 51Jt; (4.�� 1401 Det+l� i`Ith�h-
ry ry�y fi M rr� N� G 1 * �f Vt Q Q : �t "I ^'t � Vt �t
►k►4 re:: 47411 74444�'izzz 4 'ANN Mry0000OOOO ^......�..».+.»Its
I
ric ri3 ; ?? :At% ;46 "i2 re' I\ •'; 4a4r41;n;
it - 06 ) •-•4 N N 4T 40 i1. .4 Gh k .; uri tlt itt o rt r'+1 M o ,pct
httut MVtOA!, ^t"1t4VIQQ n " VIQ00!". Ntit "l'xt�1VtQ•''
wNhN NNNMMM MMM Flt tgitgtinlittit 111 Jtvlvl40*0
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
43
0%. 43 ON
wl "1
Or Cry Qr
M h• 4 +t
qt +it sa
or a: et Or
Decibels
70.00
6300
SOLO
4,5.00
:GAO
Plant Noise
July 13,2020
Time isMDT
No train on site
tae g _''a7 ate
cLmp rF,
)!E rD raaata
aa a
CLrrp r?
IPA Q Q s 394 r A4 6v4 a; ;8 gl551 2ET4 $4 ; 8
ba h Va o o h: rV rft * * lit in sD h. h Ott tit c t-+ P M * 1/t IA 10 h h no, o rt 1ft t0 h ao ea cri o o •+t r+ #q
ft) "I ^1"1^'1 !f et. 'tet et+$+tet et+t!tqt. 111. V1VtV1 V1V1V1V1 4110410 V1V1V1V1 QQQQ QQQQ QQQ QQQQ el Pit •+
10 1D tiD SD 'O AD SD 'D cD 4 4 4) 4 hG 4 43 440 4D 4 rD *D so ea •D sO +D t0 tD 4 4 4 �i 4 h h k h h h h h f-- h fr. As h R As h h h h h
4 ; $U
r+► M * �t w co h h 40 al
rw A PO A P. Mt N VS
h h- h f-- h h- h Iti P+-
CLR-34 NA, BOCC COZ20-0004, 22 July 2020 45
Rockin' S Ranch is seeing the same
noise as Indianhead Estates
Station 2 (Indian Head)
Back Fence, Hopi Tra i l
q
V
.41
.0
Unloading
A
C
G
Station 3 tRck1n'S)
Rockin' S Ranch
•
Y
>MPpre
spa spa )7p v+ r ?Mr 1Ml4ire 44►W. rah 18 Pm •'for •t•v
3is5:?'.
3is�:r�'
c _ ; 1
t s: SI PVI
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
The Laws of Physics (Inverse
Square Law) show that
Rezoning to 1-3 could
cause incompatibilities or
conflicts over : 1.
' miles.
These would • '
incompatibilities homes
in Johnstown a• Larimer
County.
1.8 mile
radius
3.2 mile
radius
0
55 dB
rtliLa'
O
0
.- ( Ce. 4
tie
oogle
aR-34 NA, BOCC • 11112020 47
Conclusions
• :tar::au re of • . • proposed site is
INCOMPATIBL.E with its surroundings. It is physically
impossible to be made compatible.
• Abundant evidence ' record '• 92) that
the R&R facility • PUBLIC NUISANCE, whichcannot
•' considered compatible with its surroundings.
CLR-34 will continue to monitor 24/7 for violations.
• If a rezoning is approved, there will be
RESTRICTIONS on operations inside the zone. ' PERMANENT PUBLIC NUISANCE for a rezoning cannot be withdrawn. This could create a
reat distance,
extending well • Johnstown and • ' County.
CLR-34 NA, BOCC • 1 1112020
48
Dr. Trina Bogart, M.D.
ENV
I
RONMENTAL AND HEALTH
MPACT DUST
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
'. k;' ?.
• .. , o
1 ..4
•
Ais
�: •
11-4,1
ea A
49
Since Rock and Rail began operations in
October 2018, the surrounding
neighborhoods have been assaulted
with dust on a nearly constant basis.
There is now evidence that this is not
just an inconvenience, but is likely to be
having negative effects on the health of
nearby residents.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
50
November 7, 2018
CLR-34 NA, BOCC COZ20-0004, 22 July 2020 51
June��21719
K
444744•Tiv
V
ars
F
t raffle
0
tr
BOCC • 1 0114 22 July 2020
a
a
o
0
m
June 7, 2019
ZUThUb.Uf lb:4b
0
August 7, 2019
aR-3i1 NA, BOCC 1 1 1/July 2020
tiZialect
August 14, 2019
0
if
• BOCC 1 111 1 1
I
-"'erreIrte'lllir.grierr ice
.06 14 14
0
PM contains microscopic solids or liquid droplets that are so
small that they can be inhaled and cause serious health
problems. Some particles less than 10 micrometres
(microns) in diameter can get deep into your lungs and
some may even get into your bloodstream. Of these,
particles less than 2.5 micrometre in diameter, also known
as fine particles or PM2.5, pose the greatest risk to health.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
August 20, 2019
CLR-34 NA, BOCC COZ20-0004, 22 July 2020 62
September 17, 2019
2U19.1)921/ id:2/
0
CLR-34 NA, :O 1 1112020 63
September 17, 2019
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
Case Study #1. New Onset Asthma
• IMPRESSION:
Mosaic lung changes with apparent focal
areas of air trapping seen in both lung fields
often seen in small airways disease or sequels
of hypersensitivity pneumonitis.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020 65
Case study #2.
• 77 year -old -no prior history of allergies or sinus problems
• Developed severe nasal and throat congestion late 2018.
• ENT specialist diagnosed hypersensitivity & severe allergies.
• Used to run and do vigorous exercise, but now is unable to.
• Visited family in Idaho for 2 weeks and the symptoms
significantly improved.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
68
4
4'*'r, yr. •.
D
•
•
0
RRRR
6115
n
244
n
0
A it
ii
El
lb till SS
•Va et
Wee
Soo 44
ens
AllW
40 ger
Affim
RRRR
i
September 27, M19
Ada ail -EL
eitSiarne
PIPS
mai
• ,u
. U9
0
8
441.
C
Pr* 7:its
Case Study #3.
• 71 year -old -history of asthma
• Asthma "very well controlled" for many
years.
• Over the past 1.5 years she has had more
frequent asthma flares and attacks
• "I love to harden, but now I try not to be out
in the yard at all, because it triggers my
asthma"
• Her husband has cancer. He stays indoors as
much as possible to avoid all the dust.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
71
r
.t
1
fst
'1
r F ,
4
•
October 9, 2019
•�!`��
T.o
I9.1U.UY lb:19
CLR-34 NA, BOCC COZ20-0004, 22 July 2020 72
t
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
Case study #4
• Child with Selective IgA deficiency.
• IgA clears foreign particles from the nose,
throat, & lungs.
• Over past 2 years he has had increased
respiratory problems.
Wheezing and difficulty breathing
Excessive mucous
Has had to go to ER twice
• Playing Outside needs to be limited.
CLR-34 NA, BOCC COZ20-0004, 2Luly 2020
75
•
• • • • • • • • • • Jost, • , r • I • I • , • I , • • • • I
/IIJ•.II.. r•••••••• II/••I••I••I•I/••,.•.•••••I.11111IIII••,
•I•.II. ••1.1.11• ••••••••••••••••••••••••••11•••••••‘•••••,
•'• •.• •,, / I•• I•• 1 I. I, 1 1 . .1 I I J• I I •III 1• I, I• I• III 1• 1 I• 1 I I♦ I 1� I.
..•. . •,.•.I•••. •••••••••JII••0000000 •a•IIIf✓tfI••••41t:S.i1..tlt.: .. • •.
• . • • • • .. I . • • I • • .. • • , • • •
•- • a••uS•a a la-atIt-t SIlJ
•/ I /11
/ /
l/�J1.11/: I,,I I•/1I/I/IIIII/II/IIII/II 'I/IIIII/I//III/IIIII/IIII
1, 4 ,•,) •/ I t 4•• I I J•• I I J/ I 1 I I I I/ I/ IIII / I// IIII / I I/ I I/•/ I/ #1/1191/II11III IIIIIII,f11 IIIII'IIIII•I IJ/,IatII•II/IIII♦/, I I.
.... • . 1 : •••04,,,f#0,,,,,,,,,*
Ji 1 i • II r • iI i i iii /i, 1,,,e,111,101/10,11,40,01,811
q Iii ii/i l O l i , I 1 I ,/i. /i/ I iI • , err
,,•,• I • I I I I I I III • I • I I I I I/ I••• III //I•/, I I I I
. ! • / . • / • III • I / / •••10 I ' I
•4001••••01,111,11,000,,
•.IIIII••I /1111 i1.'III•/., I,•I I/II /111'11 1.IIII /1//I♦JIi ,I I,/l,II r/I
• rL••.111111!!l!! ..••11 la111f1a41l1I1f11l1l1I//IIIII.•
• —.- ......g ala. i/L• _•.•.. /•• I / /♦ :L • . '1a./I/!!/tIt(•.. I_:
JJIIJJ.I,J,Jrrr!l1,I •.•/r,IlI/,/I'I'ISIII,I
•/I/IIIIIIJIrIJJIIrI11/•111/1
I 1 IIII t• • I I IIII / I I IIIIIIII/,/IIIIIIII/III/•III/I/11/11.11711
III.1••I••I♦/I!(I I I I I:/l11 t,rI I I/ 11 I I•II.
,I/II//IIII ,1III`AII!/IIIII /III
/ III rIt
I
I III////IIII/III saal
1I
I IIIII/./1111/, / ••••if••
/II•//I/,II//•IIIII•••//1I111/1•I._-
I,,II/IrlIII/IIIIIIIJ/II I•II,/.III •IIf/I
IIIIs,aI, I II III III I: I I I I/,I•I r I III I/ IIS 1I
••••.••.••••• 1 a•I.1!!:•�il�1 .�!•a1I
I Il1I �/: !11111.1 !/11
III/II//III11I,1/III
posiOiltedositAissie
III IIII I ,•r
I1 , IIII. is
If/alrl(ftffIIII It.I1l11
i
mite?? 1t1 /r II. 1 f1
. I 111 t
sale1 11,1 1/ 1 f41 f111 I I I
/iii.Q.Iilillt,l•,J4I14
i'if/1/11.14,/ Slink
t',►11'l4/.1I•.I,I•I. III.
.1144:-:Ya4•au.44..l1:4a'�►•
S
!
r , • 1::: .. ..•4..'' 1.:tIli:. i'41: 5 •
•� • t I• • 7I'
t� I• •
! ,•• Si. • + L
.. •
• • ,• rI •. _^
I a
+
i
.•4••.�.•tAi.s.• a • air .•1L. ..•.. •r.•.•. a•: 4 'S .t.• . .
..
• •1••• ••• •• .. L•I,
.t•• I,. •r•I�fit
..
I• II
•.• , •.•111
.•,
. • • • • p.,
Case study #5
• IHE resident has suffered from severe sinus congestion for
the past 1.5 years.
• Major sinus surgery this past year, due to severe
inflammation and sinus/nasal obstruction.
• Over the past month she has developed severe irritation in
the throat.
Doctor did not find an infectious cause.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
82
•
tsetse
firk
•
r 45-44
tesi
•
November 16, 2019
• NIA, BOCC COZ20-0004,2020
0
85
m
O
a
November 16, 2019
CLR-34 NA, BOCC • 1 111 2020
0
lb 1)A
86
•
vrimir
‘11P -r. inginit
July 10,2020
2U2U 1U lj
a
July 13, 2020
2121 07 1316 2
CLR-34 NA, BOCC / 1 1
July 13, 2020
2U2U Uri:Jib 22
CLR-34 NA, BOCC 1 / 1 1 89
rap .Liw4r
- ..• • .
_
Conclusions
•
Since operations began, Rock and Rail has generated uncontrolled
clouds of dust on numerous occasions.
• The known risk of chronic and acute health impacts as a result of
exposure to micron scale particulates (PM10 and PM2.5) suggests that
health impacts are likely.
• After only two years of operation, many nearby residents have begun
experiencing respiratory impacts of varying severity, including new
onset asthma that is otherwise unexplained.
• This evidence shows that MMM/R&R's operation is in direct conflict
with neighboring uses. The compatibility requirement for rezoning
cannot be met.
• This application must be denied because it does
not satisfy the criteria for approval.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
93
Dave Kisker, Ph.D.
IS THERE REALLY ANY
COMPATIBILITY AT ALL?
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
94
In the previous slides, you have seen clear evidence
that the Rock and Rail operation is a use that conflicts
with surrounding land uses because negative
economic, environmental and health effects are
getting transported across their property line.
However, in order to attempt to meet the compatibility
criteria which is a requirement for rezoning,
MMM/R&R has represented that the area is already
rife with industrial and commercial uses, and is
nonetheless compatible with the area.
s it true?
CLR-34 NA, BOCC COZ20-0004, 22 July 2020 95
• INDUSTRIAL
PROPOSE D
T RIAL
Cri UV' MIXED
RE.S ITI .
Rock and Rail MMM
• Nearly the same map
• Does not take into account local reality
• Misrepresentations
2015: MMM misrepresented McWhinney
2015: MMM misrepresented Windsor
2020: R&R misrepresents Hankin Farm
2020:
2015, 2020: Both misrepresent Johnstown
aR-34 NA, BOCC • 0004
98
Actual, Si ground" re
CLR-34 NA, iCOZ20-0004, 22 July 2020
99
,3
r-..
11
True current land use
■
rJ
Kelim
�. 4
NO1
I MMMi1/44
L
e.
17
.
� • 1 :"
--upir4nP.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
100
Conservation Land
Agriculture
Ag Related
Commercial
Residential
Office
Mining
Light Industrial
School, Church, Hospita
COZ20-0004
A few examp es of actua land uses
I i
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
I i
101
0
•
•
•
•
ISM
Hankins Farm
,CL: -34.N
Ceret220-,
41
ter
i
L
•
102
Zoned Agricultural w/USR granted for Wedding Venue
The entire area is depicted by R&R as 35 acres of commercial operation.
Windsor "Employment zone"
Represented by MMM/R&R as similar intensity to COZ20-0004
•
CLR-34 11A, BOCC • 1 111 2020
4414.00+
NItitrer
ghway
Interstate
Residenbal
104
Actual Windsor Plan
From the Annexation Agreement
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
Allowed Uses
Limited Industrial
Johnstown
Transportation terminals
Experimental, testing and research
laboratories
General warehousing
Special trades contractor
Public utility offices and installations
Manufacturing, assembly, processing and
fabrication plants
Printing and publishing houses
Automobile body repair shops
Windsor
Manufacture of electronic instruments
Research and scientific laboratories
Enclosed storage facilities
Plumbing and heating contractors
Public utility offices and installations
Manufacturing, assembly, processing and
fabrication plants
Pharmaceutical manufacturing
Automobile body repair shops
Printing and publishing houses
General warehousing
Painting and decorating contractors.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
107
Johnstown PUD MU
PUD-MU, Planned Unit Development Mixed -Use District:
• Intent. The PUD-MU Mixed Use District is created to
allow the integration of higher -density residential,
commercial and employment/light industrial
development within an area so as to facilitate the
formation of a self-sustaining project.
• Light industrial uses are permitted, provided that they
complement the commercial uses and do not
substantially negatively impact the residential uses.
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
108
Additional examples presented in the Land Use Report
CLR-34 NA, BOCC COZ20-0004, 22 July 2020 109
Facts Matter
•
•
•
"Compatibility with Current Uses" is a criteria for
approval of • 1 111
Few of • claimed industrial/commercial activities
actually exist.
None
of _ claimed
higher
intensity •s _ remotely
similar • the • 1 1114 1-3 zoning proposal
Future is not predictable; does not effort
T'herefore:
• Claims of "compatible" current uses are invalid
• Cannot be used to claim "compatibility" with
[wall COZ20-30004, either n• or -
CLR-34 NA, BOCC • 0004
110
Summary
• The existing MMM/R&R operation is in
conflict with surrounding uses
Documented negative economic,
environmental and health impacts across
property lines conflicting land use
• Dust, noise, property value loss, health effects
• Other "compatible" uses don't actually exist
Compatibility of ALL allowed I-3 uses
impossible
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
111
Conclusion
• The COZ20-0004 application for rezoning to 1-3, Heavy
Industrial use does not meet the compatibility criteria of
WCC Section 23-2-30.2
Conflicting use -÷ spot zoning
• 1-3 Zoning removes all County control of mitigation, even if
ideally possible
• Issue of railroad is undecided; BOCC should respect the
process.
• COZ20 0004 must be denied
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
112
Supplemental Material Follows
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
113
Comparison of R&R and CLR 34 sound
data from July 13, 2020
65.00
60.00 T
55.00 _
50.00
45.00
40.00
35.00
30.00
12:00:00 AM
Rock and Rail Sound Measurement, July 13, 2020
4:48:00 AM
9:36:00 AM
2:24:00 PM
7:12:00 PM
12:00:00 AM
70
65
60
55
50
45
35
30
4:48:00
0:00:00
CLR-34 Sound Measurement, July 13, 2020
9:36:00 14:24:00 19:12:00 0:00:00
We see 2-5 dB higher, likely because of differences
in berm effectiveness for different sounds
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
114
IHE Noise Study Flowchart
Collect Noise
Level
Measurements
Done
Record, ).....
Done
Noise
Violation
Yes Human Yes
-)Done
Classify sounds
Identify sounds
Listen to audio
recording
Classify Audio
recording
Yes
Yes
Spectrum/Spectragraph
(Record,
Done
Noise
Violation
No
Done
Train horn noise and spectrum
Noise Report
Monitor
LiveNoise 44E7CDC
ID 44E7CDC ✓
90
80
70
60
50
h
0 I -Aegis
Mon Jul 13.2020 LAeq.1s Profile - 5 mins
i
1.
k
11
1,
1
•
I
1
40
8 58 2 3 am 858 53 am 859 23 am 8 59 53 am 900 23 am 9:00:53 am t0123 am 9:01:53 am 9:0223w 9:02.53 am
Time
Frequency Analysis
-38dB"
- 45dB -
-48dB
-51d8-
-54d8 -
-57d8 -
-60dB-
- 63d8 -
- 66d8-
-69d8-
- 72dB-
-75dB -
-78d8 -
-81dB-
-84d B-
- 90dB_
O X
,
,
i
______
,_
-
'
II
I
II
il
nI
I�
N
r
����III��■�pll
'
lll
i
''ilti
i
.A1
30.00Hz 100.00Hz 300.00Hz 1000.00Hz 3100.00Hz 1OOOO.OOHz
Cursor:[ 16350 Hz (C10) = -113 dE
Algorithm: Spectrum
Function: Hamming window
.158 s"
01 h 03 m40.1 58 s"
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
Peak: 16363 Hz (C10) = -112.3 •
Size: 2048
Axis: Log frequency
01h03m41.983sv
fit
Grids
Export...
Replot..
A
117
Back up alarm spectrum and
spectragram
Frequency Analysis
- 55dB
-60dB-
- 63dB•
-66dB •
-69dB -
-72dB-
-75dB -
-78dB-
-81 dB -
-84d B-
-87dB -
-90dB_
❑ X
'IIIIIIIIIIIINu.,
IN
�
A n�
30.00Hz 100.00Hz 300.00Hz 1000.00H? 3100.00hz 10000.00Hz
Cursor.[10348 Hz (E9) _ -116 dB Pealc(10370 Hz (E9) _ -116.4 dl O Grids
Algorithm: Spectrum
Function: Hamming window
Size: 2048
•• Axis: Log frequency
I -
IClose
on Start and End of Selection
122.849 s• 00h53m22.849s• 1-OOh53m23.214s•
ft
v
Export...
Replot...
4.0k
3.5k•
3.0k -
2.5k •
2.0k -
1.5k -
1.0k-
0 5k •
0.0k
53:15
Start and End of Selection
53:30
55s'
i
00 h53 m32.655 sw
00 h 53 m32.655 sw
1
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
118
Aggregate dumping: Spectra and
spectragra m
Frequency Analysis
-39dB
-45dB
-48dB-
-51dB-
-54dB -
-57dB •
-80d8-
-63dB -
-66dB •
-6908 -
-72dB-
-7508-
-78d8 -
-81d8•
-84dB-
-90dB_
O X
'
Alifit
4
i
1
II
■N 1
r
It
1
■NIIN
_
lbs
NNIm
ml
I�.,1
■1111
an
1MI
1
1
ii
,
ii
III
`
l-+
111111
30 00Hz 100.00Hz 300 00Hz 1000.00Hz 3100 00Hz 10000.00Hz
Cursor,
93 Hz (Ff2) _ -40 d6 freak: 30 Hz (E2) = -39.6 dB I 0 Grids
Algorithm: Spectrum
Size: 2048
Function: Hamming window .. Axis:
A ft
ft
Export...
J � -
Log frequency
Replot...
Close
854 s- 100 h44 m 38.854 sw 100 h44 m46.151 sw
oft
00h46m01.334sv
00h46m07,334s•
00 h46 m07.334 s3
14 Snap -To
‘it1J1l0 Poslbon
Start and End of Selection
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
119
Effect of Background Noise
v
40 dB
Background
50 dB
Background
55 dB
Background
60 dB
background
Measured
Noise
Level
Total
55
54.
3"s.,
---
58
57.3
---
57.9
60
60.0
59.5
58.3
---
63
63.0
62.8
62.3
60.0
65
65.0
64.9
64.5
63.3
66.9
66.0
67
67.0
66.7
70
70.0
69.9
69.5
70.0
igigt it time iirnit fiat) aBjexceedet . Daytime limit (55 dBj�xceeded.
1 .J1�d'JVYYWtiYl '
CLR-34 NA, BOCC COZ20-0004, 22 July 2020
Hello