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COMPOSITE REPORT-Page 11 Application No. CUP 1484 operations area. Some attempt at"partial reclamation"of the Phase 1 area after most extraction activities cease there (seeding all disturbed areas) would be appropriate if this CUP is approved. b) Noise: Noise impacts are somewhat dependent on lines of sight. Most adjacent properties will be at least partially "blocked" from noise impacts by the berms. Blasting and drilling would be prohibited, but crushing would be allowed, which can have noise impacts. The crusher will be behind a large berm which should reduce noise. Further, the applicant has proposed to limit crushing to 60 days per year. Truck hauling on and off-site and truck backing can also have noise impacts. Noise suppression measures would be required on trucks and equipment. Aside from equipment maintenance, repair, warm-up, and cool-down,the applicant has agreed to limit hours of operation to 8 a.m. to 6 p.m., Monday through Friday. The operator has also proposed to use electric power rather than noisier diesel generators to run conveyors, the wash plant, and the screening plant. c) Dust: Dust could be managed through proper implementation of the operator's fugitive dust control plan. d) Traffic: The operation will probably not have a major impact on traffic volumes on STH 69, but the cumulative impact of this project and others to the south will continue to result in traffic increases along that highway. This cumulative effect will make turning on and off STH 69 more difficult. In addition to the volume of traffic, the weight and type of traffic generated from the site will have an impact, as heavy trucks accelerate and decelerate slowly. At staff's suggestion, the applicant has agreed to extend the northbound acceleration lane from 150 feet to 300 feet. e) Property Values: The impact of mineral extraction sites on residential properties is challenging to quantify, and to some extent is specific to the type of operation and position of other sites in relation to the operation. The technical studies submitted by the applicant suggest that extraction operations have no property value impact on adjacent properties. However, it appears that in none of these studies were pre-existing residences as close to the operation as is being proposed in this CUP. Further, in most of the studies, the extraction operation came first, and residences were later constructed near it. The visual impact of this project compared to the existing rural setting and perceived problems associated with living next to an extraction operation may reduce the future marketability of area residences. This could have a depressing effect on sale prices in the area. 3. That the conditional use will not impede orderly development of the surrounding property. Much of the surrounding area is planned as an long-term Agricultural Preservation Area in the Town of Verona plan. This operation would probably have little impact on agricultural operations. Surrounding residentially zoned and planned properties are nearly all developed.