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4. Absent an executed Road Improvement Agreement that includes a schedule of road improvements with <br />specific dates by which to complete construction, the proposed project fails to achieve compatibility <br />with existing, adjoining land uses pursuant to the following standards: <br />a. Traffic generated by the proposed projects creates a safety hazard; <br />b. Traffic generated by the proposed project is beyond the capacity of north County Road 120 <br />between State Highway 140 and the project site; <br />c. Traffic generated by the proposed project disturbs neighbors due to noise, dust, vibration, and <br />late hours of operation; <br />d. Traffic generated by the proposed project adversely changes the character of the neighborhood; <br />e. Traffic generated by the proposed project significantly disturbs the privacy of the neighbors; <br />(LPLUC Secs. 82-191 to 193). <br />5. Absent an executed Road Improvement Agreement that includes a schedule of road improvements with <br />specific dates by which to complete construction, the proposed project fails to uphold the goal of the <br />Fort Lewis Mesa Planning District land use plan to achieve harmony with the Rural Landscape (La Plata <br />County Comprehensive Plan, Goal 3.2 and Fort Lewis Mesa Planning District Sections IV, V, and VI); <br />6. Absent an executed Road Improvement Agreement that includes a schedule of road improvements with <br />specific dates by which to complete construction, the proposed project fails to promote responsible <br />development while minimizing potential impacts to the environment and local residents (La Plata <br />County Comprehensive Plan, Goal 8.2) and fails to implement an appropriate instrument (the RIA) to <br />ensure development contributes proportionally and concurrently with proposed projects (La Plata <br />County Comprehensive Plan, policy 8.2.13.1); <br />7. Absent an executed Road Improvement Agreement that includes a phased maximum truck hauling <br />traffic limitation (80 monthly average / 96 daily maximum; 100 monthly average / 120 daily maximum; <br />120 monthly average / 144 daily maximum) correspondingto o the phased road improvements, the <br />proposed project fails to achieve compatibility with existing, adjoining land uses pursuant to the <br />following standards: <br />a. Traffic generated by the proposed projects creates a safety hazard; <br />b. Traffic generated by the proposed project is beyond the capacity of north County Road 120 <br />between State Highway 140 and the project site; <br />c. Traffic generated by the proposed project disturbs neighbors due to noise, dust, vibration, and <br />late hours of operation; <br />d. Traffic generated by the proposed project adversely changes the character of the neighborhood; <br />e. Traffic generated by the proposed project significantly disturbs the privacy of the neighbors; <br />(LPLUC Secs. 82-191 to 193). <br />8. The proposed project fails to provide adequate buffering to reduce noise, glare, traffic, dust, and <br />unsightly views and to achieve compatibility with adjoining land uses along north County Road 120 <br />between State Highway 140 and the project site (LPLUC Sec. 82-165); and <br />9. The proposed project fails to adequately demonstrate compliance with minimum standards via its <br />submitted materials including a site plan meeting parking standards (compliant parking plan; LPLUC <br />Sec. 82-175); associated drainage plan (LPLUC Sec. 74-112, 82-169); evidence for discontinuation of <br />water hauling (LPLUC Sec 82-186); an approved substitute water supply plan (SWSP) and water right <br />(LPLUC Sec 82-186); and other items not in compliance with Chapter 82, adopted La Plata County <br />Land Use Code (LPLUC). <br />Project No. 2012-0089 PC <br />4852-5627-2942, v. 3 <br />Page 31 of 32 <br />(DM, VS, DP) <br />