Only the 'end of the world' will stop Smithfield gravel pit, Gass predicts

By Ash Schiller

APRIL 28, 2005 | SMITHFIELD -- The gravel pit battle continues between residents and the Long Hill property owner Steve Parkinson, as the thrice tabled issue nears its next county discussion on Monday, May 2.

Last week, a petition with 265 signatures from Smithfield and Hyde Park residents was sent to the Cache County Planning Commission, urging the them to deny Parkinson's request for a conditional use permit that would allow him to operate a gravel pit on the hill sentimental to many residents as the home of the SV.

But a victory for opponents is not probable, City Manager James Gass said. "The only thing that is going to stop that pit from being approved is the end of the world," he said.

Lamar Clements of the Cache County Planning Commission said it is "highly unlikely" that a final decision will be made Monday on account of some issues he did not yet want to discuss.

But even if it is not approved Monday, Marty Blair, a member of the Gravel Resource Committee, agreed with Gass that it will eventually pass. "I know this will go through," he said. "I would be the happiest guy in the world if I was wrong."

The Gravel Resource Committee was created by the county six months ago to investigate the issue. They will present their findings to the commission on Monday.

"We could go out with out pitchforks and be angry, but we realize it will probably [be approved.] Now we are trying to make discussion and minimize the impact," Blair said. The committee will present recommendations for conditions to go along with the permit, but the planning commission has the final say on what will be required and if the pit is approved.

Parkinson said gravel extraction areas are usually approved because they are reviewed by the County Planning Commission, who by law must make decisions based on both reasonable argument and reasonable evidence, not "public clamor."

Mindy Cooper, a homeowner on 600 South and an active protestor of the gravel pit, said she feels like the county is not listening to its citizens. "They shouldn't get to ruin the community. One person's property rights should not squish out everyone else's," she said.

Cooper is especially concerned with how the gravel pit will affect her property value. She and her family moved into their home in January and she was not informed about the possibility of a gravel pit just up the street. Cooper said if she'd known she would have never bought the house. "If [the owner] had said, 'You can live here for free,' I would have said no way. I would never live by a gravel pit," she said.

According to the Impact of Gravel Pits Task Force created by the Utah League of Cities and Towns in 2003, gravel pits do diminish property value. "Home values decrease by 15-20 percent if located near a gravel pit," according to their report.

After Cooper and her family bought the house, her husband got a job in Tremonton. They plan on moving in the near future. "I think it will be impossible to sell," she said. "I would love for Parkinson to look me in the eye and tell me I can sell my house in two years for what is was appraised for. I'm going to have to sell for less. We put all our savings into this house."

Parkinson argues there is no proof that gravel pits lower property values. He used the most recent Parade of Homes as an example. The most expensive home in the show is located right next to a gravel pit in Wellsville, he said. Many of the newest and nicest homes are being built near the gravel pits in Brigham City as well.

Jack Draxler of the Cache County Planning Commission said it is important that people are better informed about gravel pit locations. He said many people move in a find later that they have "a gravel pit in their backyard." Draxler said he wants to make "an inventory of the whole county, find those areas, and zone them ME, [mineral extraction]." This would help prevent situations like that found in Smithfield.

Additional negative impacts of gravel pits are listed in the petition, one being the pit's effects on the environment of the residents. With gravel pits come unwanted vehicle fumes, dust, noise and health issues according to the petition.

Citizens opposed to the gravel pit say safety is one of their most prominent concerns. The gravel will have to be hauled out by huge, 100,000-pound trucks, likely traveling on either 300 South where Sunrise Elementary is located or 600 South where Sky View High School is located. The petition also mentions that kids on bikes, school buses, slow moving farm vehicles, and ATVs use these roads.

Parkinson expressed frustration about his opponent's arguments. "They have not done their homework," he said. "Everyone is opposed on limited information." Parkinson said he was not even invited to come and share his perspective at the public information meeting regarding the pit in September.

One thing most citizens don't consider is that gravel trucks will be present in the future regardless of whether the application is approved, he said. The county is in the process of purchasing lands for new schools, three of which will likely be within three miles of Long Hill. Many homes and a stake center for the Church of Jesus Christ of Latter-day Saints are also on the way. "People think I am putting trucks on the roads," he said. "That is ludicrous. Look at the number of projects being built. The community is growing."

If another, less direct source is used, trucks will have to pass through neighborhoods four to five times as much to get the gravel to the various construction sites. "This is a win-win situation," he said.

Clements said it is important to remember that gravel pits are "an essential part of society. Without gravel, you can't build roads, homes, churches or schools." Citizens create the demand for gravel, he said, and "we all impact one another."

Parkinson does not like it even being called a gravel pit. "My goal is not to develop a pit," he said. The land is intended to be developed for homes. "This is really a land contour adjustment and 'gravel extraction' is a better description."

The extraction of the gravel is not going to make millions of dollars as some rumors have claimed, he said. Geologist estimate the hill has between 300,000 to 500,000 yards of gravel, and gravel sells for an amount between 50 cents to 75 cents a yard. "It's pretty hard to make millions at that rate," Parkinson said. "I certainly don't have the golden pit."

It is important to "tell the rest of the story," he said. If the 40 acres is developed, Parkinson will have to cover all the costs of the streets, sidewalks and other improvements. He will also have to pay impact fees. When all this is done, the city will own and benefit from it.

Gass said one of the city's biggest concerns is the gravel trucks. According to the task force report, a fully loaded truck has the same impact as 14,000 passenger cars. The county approves gravel pits but does not consider the impacts, Gass said. Most of the road damage costs will have to be covered by the city. "The county shouldn't expect the cities to accommodate the gravel pit," he said.

A better traveling route is a good solution. The development of 1200 East would be very beneficial, Gass said. A road going across the East Bench would save a lot of time, especially when the gravel is going to construction sites along the bench. Before, trucks would have to go down into the city, through Main, and back up to the bench.

Gass said everyone has been very supportive of this idea, including Parkinson, who said he would donate a portion of gravel to build the road. All other costs would be split between the county and the cities affected, namely Smithfield, Hyde Park, North Logan, and possibly Logan.

Gass said Parkinson "has actually been pretty good about all this. He just has a desire to make his property more developable."

Parkinson said he has tried to make accommodations whenever it is possible. "I am on Smithfield's side," he said, adding that the city has requested to annex his property so homes build there will be part of the city. The 10 acres including Long Hill is "absolutely not usable" at its current status. In order for homes to be built, the gravel needs to be removed and the hill lowered.

Parkinson also mentioned he has a huge trespassing problem. He said he is tired of picking up people's litter and worrying about liability. It is used by motorcycles, ATVs, and four-wheel drive vehicles. People have even come in and stolen rocks for their yards, he said.

"It's not their property but they sure think it is," he said. "People think [the signs] apply to everyone except them." Parkinson said he feels he has been very tolerant and has never kicked anyone off his property.

The Sky View hill gravel pit has been a complicated issue. "You do your best to solve a problem, but you can't solve all problems. Few issues can be resolved without someone being offended," Clements said.

"Will there be activity going on that people don't like? Of course there will. Will the consequences be as dire as people think? That's subjective. But I think most of the complaints are not based on fact," Parkinson said.

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