2011-05-12_PERMIT FILE - M2011028 (3)

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The site plan shows an easement along the south portion of the property. As a point of clarification, according to the La Plata County Assessor's information, this is actually a separate property owned by the United States of America. Staff is recommending the applicant correct the site plan to show this as a separate parcel or provide documentation verifying ownership of this land as being under the project area landowners. No encroachments are proposed by the applicant on this parcel of land. V. COMPATIBILITY Adjacent Land Uses (Current) North: Agricultural, Bureau of Reclamation East: Commercial, Industrial, Residential, Airpark South: Southern Ute Tribe, Agricultural West: Bureau of Reclamation Adiacent Land Use Classifications North: Agricultural Rural Residential East: Agricultural Rural Residential, Office Light Industrial/ Suburban Density Residential South: Agricultural Rural Residential West: Agricultural Rural Residential Land Use Classification The property has a land use designation as Agricultural Rural Residential and Industrial. The Florida Mesa Area Plan states the industrial land use designation "permits gas refineries, gas compressors, concrete batch plants and manufacturing uses with outdoor operations." Historically, the county has permitted gravel extraction and associated activities within agricultural land use designations as these uses are considered to be temporary in nature and will be reclaimed once operations have been completed. This proposal intends to locate all activities primarily in the northern two thirds of the subject parcels. The surrounding land uses on the adjacent properties in the vicinity of the gravel pit limits are generally public lands and an industrial aipark. Florida Mesa Area Plan adjacent land use classifications are depicted in the attachment titled "Animas Glacier Gravel Pit Class II Adjacent Land Use Designations Florida Mesa Area Plan" Neiebborhood Compatibility La Plata County uses numerous methods to evaluate neighborhood compatibility issues including, but not limited to, the Public Benefit Criteria listed in the District Land Use Plan and the six standards listed in the La Plata Land Use Code Section 82-193(c)(2). 1) Traffic generated by the development will not create safety hazards, create traf, jlc which is beyond the capacity of affected roads, or result in substantial increases over existing traffic volumes, or which results in the reduction of existing service levels. The traffic report for this proposal indicates the project will generate approximately 1108 ADT (Average Daily Trips) equivalent trips. CDOT, the City of Durango, and La Plata County have all requested various road improvements to address these issues, including construction of deceleration lanes and improvements to the intersection at River Road and Highway 550/160. These improvements are intended to accommodate the increased truck traffic, maintain La Posta road to appropriate service levels, and mitigate safety hazards created by the proposal. A pavement structural impact fee is required for La Posta Road, which will help offset impacts to the roadway. 2) Any one of the following will not disturb neighbors: noise, odor, smoke, dust, vibration, glare, radiation or late hours of operation. Project No. 2010-0055 Animas Glacier Gravel Class Il Page 9 of 21 EA/TH RO. Box AA - Tovvaoc, CO K33d A Jt MA%S CLACI err- GR.A`t 6L l k t P,? c r M• PA.& e M- I 1