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COMPOSITE REPORT-Page 4 Application No. CUP 1418 D. Exhibit A is the revised Site/Operations Plan. It shows existing elevations. The plan also proposes eight foot seeded berms surrounding the property on three sides. The berms are intended to inhibit surface water drainage to Crystal Lake and the pond southeast of the subject property and to screen the operation. The site plan also shows the existing extraction area to the east, including the driveways onto Mussen Road which would continue to be used. Finally,the site plan shows an existing 5 foot snowfence and extensions to that snowfence to be placed at the edge of where extraction activities are occurring. This edge is currently a steep drop of about 15 feet. The applicant proposes to continue to work that edge to the west, moving the fence west as he goes. In recent years, ZNR has usually required a fence surrounding the property. However, such a fence is apparently against the wishes of the Town and operator. E. Exhibit B is the revised Reclamation Plan. As agreed to by the Town and operator,that plan anticipates reclamation(e.g., replacement of topsoil and seeding) of both the CUP site and the non-conforming site. The CUP site would be graded to slope to the east, and topsoil would be replaced on the already graded nonconforming site. The reclamation plan also shows the potential relocation of Mussen Road. Currently, that road hugs the shore of Crystal Lake and has an unstable base. According to a condition suggested by the Town, the applicant could be directed by the Town provide a base for a relocated Mussen Road or raise the existing base of Mussen Road. Reclamation is scheduled to be completed within 3 1/2 years. F. Staff have reviewed the project against the six standards for granting a CUP in S. 10.255(2)(h). The standards, with staff comments, are summarized as follows: 1. That the conditional use will not endanger the public health, safety, welfare. Staff believe that the 15 foot drop-off at the edge of the existing extraction area presents a safety risk, even with the existing/extended fence. If a fence does not surround the entire site,the slope at that"moving" edge should be much more gradual as the applicant works to the west. Access to the site is not proposed to be closed (gated), as is usually required with new extraction sites. In relation to water quality, the applicant's engineer has indicated that no excavation would occur below the water table. No water pumping would be allowed. There would be no fuel stored on site, but on-site fueling of equipment would likely occur. Plans for erosion control will have to be carefully prepared and monitored, and should be designed to minimize erosion from the existing non-conforming site as well as the proposed CUP area. 2. That uses, values, and enjoyment of other properties in the neighborhood will not be impaired by the conditional use. There are several residential properties within 500 feet of the subject property, with perhaps more on the way. Locating an extraction area close to residential uses and vice versa is generally not good planning practice. Careful attention to minimizing impacts is required if this situation is allowed to occur. As suggested by the Town, blasting and drilling would be prohibited, but crushing would be allowed, except during the summer months. In the recent approval of other CUPs for extraction sites, crushing has been prohibited before 8 a.m., which staff also recommends here. Spraying of the site and equipment as needed should be required to minimize dust impacts. Noise