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Under the performance standards the following claims are made. A) Compatibility with adjacent land uses: the application implies the area is open rangeland with existing mines in the area. The facts are that the mines in the area have been closed for over 20 years, and are all reclaimed. Since their closing the population of the area has exploded and the current land usage is rural residential. The quarry site is undisturbed Pinyon-Juniper woodland with stands of 1000+ year old Junipers. The site is on the south side of a large valley, and includes the south ridgeline that goes down to the top of the Rollins Sandstone cliffs. This site is highly visible from the entire area, and from Highway 65 on Grand Mesa. The beautiful ridges and sandstone cliffs are the gateway to Coalby valley when approached from the south and have been a landmark of the area since it was settled. To strip the ridges off the top of the cliffs will desecrate the scenic views of the area. The surrounding area is not open rangeland, but is a rural neighborhood with about 100 residences within a one mile radius, 50 homes within a one-half mile radius, and 21 homes within one-quarter mile of the site! Three homes lie directly below the sandstone cliffs and would be in serious danger from rock fall from the cliffs induced by vibration from heavy equipment operating above, or from dislodged excavated material. Other homes look directly into the quarry site from the north rim. Clearly, a mining operation of this magnitude in close proximity to a quiet residential area is completely unsuitable, and would make many homes in the area unlivable. If this operation is allowed, all affected area residents must be bought out at current (pre- quarry) market value by Benson Brothers and allowed to leave the area. Otherwise this application must be denied, for there is no possible course of mitigation that would make this operation tolerable for residents of the area. (See attached map of the area.) D) Financial costs to the county. Road damage to the narrow local roads from peak traffic of 30 semi-trucks per day (60 round trips) will be substantial. The impact on property values of the residences heavily impacted by the noise, dust, and truck traffic will also be substantial. Coalby valley will lopfse its quiet scenic beauty that draws both developers ~-~- and the retirees that now constitute a significant fraction of the population. In general, this quarry should significantly depress the economic growth of the area. Long time residents recall that noise from the Red Canyon Mine that operated in this same valley during the 1970's and 80's could be heard for miles throughout the valley, and made life unpleasant there. It was the absence of the mines that made Coalby valley the desirable place to live that it has been for the last two decades. The contrast between the economic development of Coalby Valley and that of Green Valley to the east is striking, and the economic depression of Green Valley can be attributed to the presence of the previous Benson Brothers shale pit that has operated there for about 15 years. H) Irristation Water: The application claims water for dust mitigation will be hauled in by truck and that no irrigation water will be impacted. However, during the meeting with Benson Brothers on 2/10/2005 they stated they will either pump water from a well on site, or from the Red Canyon Mine spring for this purpose at the rate of 3,000 to 4,000 gallons per day. This is equivalent to the average usage of 10 households. The Red Canyon Mine spring water is currently tributary water to Ward Creek and is allocated water. No water rights to pump the spring were mentioned. We have learned that Benson Brothers have applied for a commercial well permit for the site. Groundwater withdrawal at this rate from a single location could have substantial impacts on the local water table. A proposed subdivision by Richard Beldon that directly adjoins the quarry property also plans on three wells, one for each home. It is unlikely that this supply of water could be sustained from this small area of aquifer. State policy is that any water impacts resulting from permitted wells should be resolved by litigation between water users. Any impacts to other wells in the area, or to adjoining wells to this property will therefore result in litigation, which will likely include the county if they approve such usage.