How to Recognize and Optimize Real Estate Value in Quarry Reclamation Quarry Lake at Greenspring. Photography by HLA Value Reclamation Planning by Richard Hoehn and Lyndon Hart, Principals, Hoehn Landscape Architecture, LLC Part 2: The Stakeholder Process: Vesting Your Reclamation Plan is the second in a series that explores the process and optimization of location-specific reclamation planning in order to maximize your mine’s economic and community benefit value. uarry Lake at Greenspring and Delight Quarry, both located in suburban Baltimore, Maryland, represent two case study examples of mining reclamation. Both quarries, now under the direction and control of Vulcan Materials Company, are nearing the completion of a 1525 year process that demonstrates the concept of Value Reclamation Planning. Part 1 of this series defined Value Reclamation Planning while discussing the importance of location, a site inventory and analysis, a land bay/bubble plan, land use options, typical yields, cash flow and risk analyses. At this point, enough general studies have been performed for the quarry owner to decide whether or not the proposed reclamation uses justify continued planning studies. If anticipated profit margins appear favorable, the reclamation design team will advance the earlier bubble Q Source: DMW plans from generic areas into more detailed layouts. Advanced studies will determine if the typical yields estimated remain accurate once building footprints, parking layouts, storm water management requirements, and preliminary utility and site grading studies have been performed. The advanced studies will provide the development consultant team with quantifiable takeoffs and cost data so a final decision can be made about moving forward. With development indicators now verified, the owner and design team will initiate the stakeholder process. your proposal. Therefore, early stakeholder plans should return to more generic plans that resemble the Land Bay/Bubble Plans. Early stakeholder plans should merely focus on site access points, site circulation, proposed land uses and preservation areas/open space. Plans showing detailed building and parking arrangements, landscaping, amenities, etc. should be revealed later in the process after preliminary meetings and negotiations show promise and are headed in a favorable direction. In Early Negotiations – Keep it Simple Reclamation stakeholder’s can be identified by considering which neighbors, neighborhoods, community associations, governments, elected officials, agencies, and departments that might be influenced, approached or impacted by the proposed quarry reclamation. Although more detailed plans and cost data are now available, it is wise to keep your beginning presentations very simple in order to keep the focus of your discussions on general concepts versus the details of Identifying Stakeholder Groups/Sharing Your Plan Keep it Simple — Early stakeholder exhibits should remain simple. This exhibit was part of the original Restrictive Covenant Agreement between The Arundel Corporation and Community Stakeholders. Nearly all reclamation projects will require public support. More advanced reclamation developments require the cooperation of local governments and elected officials to support needed rezoning, land use overlays such as planned unit developments (PUDs), and proposed environmental impacts. Therefore, it is imperative that early meetings take place with elected officials prior to meeting with impacted neighbors and community associations. A surprised public official without prior knowledge of your plans will likely take a defensive stance when facing constituent opposition. Yet, if they have been informed first and given an opportunity to offer input privately, they will be prepared to listen to the concerns of their constituents with reassurance that problematic issues can be resolved jointly and with confidence. Similar stakeholder meetings, if applicable to your reclamation development, should take place with jurisdictional approval agencies representing: public works/roads/transportation, environmental protection, planning, zoning, and parks & recreation. Overlook Lakeshore Path System Grade Transition Area Single Family Potential Future Pedestrian Bridge Open Space Parking Deck Central Park Open Space Overlook Townhomes Kiwanis Field Proposed Stream Restoration/ Reforestation NORTH Delight Quarry — The approved Development Plan for Delight Quarry included an extensive recreational path system, site amenities, and natural areas surrounding the 30 acre lake quarry lake. Source: Koren Development Company, Inc. The influence and power of adjacent landowners and neighborhood organizations should not be underestimated, especially when quarry properties are located within more organized urban and suburban areas. Quarry reclamations that are approached through secretive and private negotiations run a serious risk of being denied. Often this approach breeds contempt resulting in feuds and information leaking that sabotage serious and important approvals. An open and transparent stakeholder process might first appear grueling, but often pays dividends when crossing the finish line. Quarry Lake at Greenspring provides well deserved lessons as to the importance of good neighborhood relations and an open stakeholder process. Located inside the Baltimore Beltway, Quarry Lake at Greenspring is surrounded by an array of well established, sophisticated, and powerful community groups. The community groups were so plentiful and organized they formed an umbrella organization called the Pikesville-Greenspring Community Coalition (PGCC) with representation from over 15 area neighborhood associations. Much of Greenspring Quarry’s stakeholder success can be attributed to the devoted dedication of Steven S. Koren, founder and CEO of Koren Development Company, Inc. Koren spent countless hours in the family rooms of concerned neighbors and in the back corner offices of adjacent community organizations explaining proposed land uses, densities, and environmental impacts in efforts to gain their support and confidence for proposed reclamation plans associated with the terminated mine. Over a 2-3 year period, his grass roots efforts turned around the initial concerns and objections of these groups culminating in a 30 minute public hearing presentation by PGCC in full support of the proposed reclamation development. Revising Your Plan/Demonstrating Cooperation Meetings with concerned neighbors and stakeholder groups will result in a full range of comments from unconstructive NIMBYism (not-in-mybackyard) to earnest and constructive criticism. Being a good listener and having the ability to remain emotionally detached from plan specifics will allow a well conceived reclamation concept to improve even more through further revision and cooperation with concerned stakeholders. Talented consultants, such as experienced reclamation planning landscape architects, are able to sort pertinent and well conceived comments from those that are not, and then incorporate them to the betterment of the plan. Such revisions often Source: HLA Office The Importance of Good Neighborhood Relations A Grass Roots Approach – Steve Koren, founder and CEO of Koren Development, strategized and pursued stakeholders negotiations for Quarry Lake at Greenspring. Baltimore County Police/Fire Station Active Adult Condominium Retail Bridge Overlook take the form of increased buffers, better land use transitions, landscape improvements, site amenities, tree saving efforts, etc. Quality stakeholder tacticians will give credit to concerned neighbors publicly by recognizing their comments and incorporating their concerns into revised plans demonstrating cooperation and goodwill that results in a slow but gradual softening of negative opinions while gaining critical support for the plan. At Delight Quarry, a spirit of cooperation was demonstrated early and often with the presentation, negotiation, and revision of several revised plans ultimately resulting in an agreeable density with increased buffers, fencing, and landscaping for immediately impacted property owners. Plan and Protect your Reclamation Intentions — The opening of Delight Quarry’s Restrictive Covenant Agreement recorded in 1992, 17 years prior to when quarry reclamation activities moved forward. RCA’s are extremely wise as they hedge early investments with guaranteed development rights for the future. Source: Venable This willingness to work through differences often results in a win-win for both sides. At Delight Quarry, the plan modifications and revisions were formally documented in a revised Covenant Agreement between the quarry owner and the community. In exchange for some relatively minor concessions, the quarry owner obtained supportive legal documentation for their cooperative efforts and ultimately achieved easy Development Plan approvals from Baltimore County. Source: HLA Protect Your Investment with Covenant Agreements Quarry Lake at Greenspring — Quarry Lake at Greenspring has become a premiere living, working, and shopping destination for Baltimore’s northern demographic constituents. Although Greenspring and Delight Quarries are now nearing their reclamation finish lines, the Value Reclamation Planning process had begun many years prior to the “life-of-mine”. Through an intelligent vesting process led by the legal team of Venable LLP, the Arundel Corporation (initially purchased by Florida Rock and now under control of Vulcan Materials Company) protected the ultimate reclamation development potentials for both quarries with legal Restrictive Covenant Agreements (RCA’s) established with PGCC, local community associations, and other critical stakeholders. The process began with original Land Bay/Bubble Plans and feasibility studies performed 15-25 years in advance of the completion of mining activities. Through a series of neighborhood outreach and stakeholder meetings, legal documents were prepared that outlined maximum development potentials, permitted land uses, densities, timeframes, design guidelines, and other development requirements. The RCA’s were then signed by representatives of both the quarry owners and community stakeholders and recorded as public documents in the land records of Baltimore County. Through Baltimore County’s Comprehensive Rezoning Process, which occurs every four years, Arundel Corporation and Venable obtained rezoning of the properties reflecting the Land Bay/Bubble Plans and RCA’s. With agreements in hand and supporting zoning in place, both quarry properties were readied for active reclamation activities to begin on Day 1 of the specified quarry termination date. Dovetail State Required Reclamation Grading Plans with your Value Reclamation Planning Goals Maryland (and other states in the U.S) requires the filing and approval of all Surface Mining and Reclamation Grading/Sediment Control Plans. The submission requirements, review crite- ria, review fees, and review timeframes for Surface Mining Reclamation Plans are typically more lenient, less expensive, and provide faster reviewing timeframes than could ever be expected for typical Grading and Sediment Control plans that must be approved for private developments through local jurisdictions. Significant cost and time savings can be realized through The Value Reclamation Planning process by dovetailing the required mass grading for approved RCA uses and land plans with state regulations for Reclamation Grading and Sediment Control Plans. Both Greenspring and Delight Quarries followed this timing and cost reduction strategy in order to deliver finished lots and development parcels in less time, at less cost, and under less scrutiny than would otherwise be expected for typical private developments of a similar magnitude. Your Final Value Reclamation Plan = A Road Map for the remaining ‘Life of Mine’ Part 2 of the Value Reclamation Planning process has identified how keeping your early reclamation plans basic and simple can benefit and streamline your early stakeholder meetings and negotiations, how sharing your plans honestly and freely with identified stakeholder groups will pay dividends in the longer term approval process, the importance of quality neighborhood relations, how listening and revising your plans in response to stakeholder concerns will reduce conflict and increase approval probabilities and timeframes, how RCA’s can protect and vest your reclamation options, and how using state required plans with private development intentions can save valuable time and capital assets. When both Part 1 and Part 2 of the Value Reclamation Planning process are completed, the mine owner and its quarry superintendant will possess an important road map to direct activities during the remaining life of the quarry. For larger aggregate companies that own and control multiple mines throughout North America and/or the world, following an on-site Reclamation Plan by the quarry superintendant is often mandated at the corporate level by executives who understand the legal and financial importance of adhering to and monitoring this important document toward the “life-of-mine”. 䡵 Adjacent Property Existing Forest Canopy to be Preserved 8’ Board on Board Screening Fence Development Boundary Entrance Road Part 3 of this series will discuss Reclamation Construction: The Transformation from Quarry to Place. 8’ SCREEN FENCE Stakeholder negotiations at Delight Quarry resulted in perimeter fencing and buffers in exchange for development support. Source: HLA 50’ MIN. TREE SAVE BUFFER Richard Hoehn and Lyndon Hart are principals with Hoehn Landscape Architecture, LLC, located in Towson, Maryland. Their involvement in quarry reclamation planning began in the mid 1990’s. HLA promotes reclamation as a focal area in the firm’s green design and sustainable site initiatives. They have since branded their site specific approach to quarry reclamation with the term ‘Value Reclamation Planning’.