HomeMy WebLinkAbout1.0 Application•
Pursusant
amended, and
adopted April
•
BEFORE THE BOARD OF COUNTY COMMISSIONERS OF
GARFIELD COUNTY, COLORADO
PETITION FOR EXEMPTION
to C.R.S. (1973) Section 30-28-101 (10) (a) - (d) as
the Subdivision Regulations of Garfield County, Colorado,
23, 1984 Section 2:20.49, the undersigned
...)01/14 Powe, r
respectfully petitions the Board
of County Commissioners of Garfield County, Colorado, to exempt by
Resolution the division of 13(0 acre tract of land into 2.. tracts of
approximately •//6 a t.c/ acres each, more or less, from the definitions of
"subdivision" and subdivided land" as the terms are used and defined in
C.R.S. (1973) Section 30-28-101 (10) (a) - (d) and the Garfield County
Subdivision Regulations for the reasons stated below:
(La -cc- See allachw.ci
SUBMITTAL REQUIREMENTS:
An application which satisfies the review criteria must be submitted with
all the following information.
s,uc OR"B.
Cop C5 41S)K
g.G S
Sketch map at a minimum scale of 1"=200' showing the legal
description of the property, dimension and area of all lots or
separate interests to be created, access to a public
right-of-way, and any proposed easements for drainage,
irrigation, access or utilities;
Vicinity map at a minimum scale of 1"-2000' showing the general
topographic and geographic relation of the proposed exemption to
the surrounding area within two (2) miles, for which a copy of
U.S.G.S. quadrangle map may be used.
Copy of the deed showing ownership by the applicant, or a letter
from the property owner(s) if other than the applicant; and
Names and addresses of owners of record of land immediately
adjoining and within 200 feet of the proposed exemption, mineral
owners and lessees of mineral owners of record of the property to
be exempted, and tenants of any structure proposed for
conversion; and
Evidence of the soil types and characteristics of each type; and
Proof of legal and adequate source of domestic water for each lot
created, method of sewage disposal, and letter of approval of
fire protection plan from appropriate fire district; and
p�If connection to a community or municipal water or sewer system
is proposed, a letter from the governing body stating a
willingness to serve; and
Narrative explaining why exemption is being requested; and
It shall be demonstrated that the parcel existed as described on
January 1, 1973 or the parcel as it exists presently is one of
not more than three parcels created from a larger parcel as it
existed on January 1, 1973.
A $100.00 fee must be submitted wit the application.
V / v -
tio
itioner
ZoK 7c,2-4
Mainyidr(s 6-X0
City
Telephone Number
State
• •
EXEMPTION
APPLICABILITY
The Board of County Commissioners has the discretionary power to exempt a
division of land from the definition of subdivision and thereby from the
procedure in these Regulations, provided the Board determines that such
exemption will not impair or defeat the stated purpose of the Subdivision
Regulations nor be detrimental to the general public welfare. The Board
shall make exemption decisions in accordance with the requirements of
these regulations. Following a review of the individual facts of each
application in light of the requirements of these Regulations, the Board
may approve, conditionally approve or deny an exemption. An application
for exemption must satisfy, at a minimum, all of the review criteria
listed below. Compliance with the review criteria, however, does not
ensure exemption. The Board also may consider additonal factors listed in
Section 8:60 of the Subdivision Regulations.
A. No more than a total of four (4) lots, parcels, interests or dwelling
units will be created from any parcel, as that parcel was described in
the records of the Garfield County Clerk and Recorder's Office on
January 1, 1973, and is not a part of a recorded subdivision; however,
any parcel to be divided by exemption that is split by a public
right-of-way (State or Federal highway, County road or railroad) or
natural feature, preventing joint use of the proposed tracts, and the
division occurs along the public right-of-way or natural feature, such
parcels thereby created may, at the discretion of the Board, not be
considered to have been created by exemption with regard to the four
(4) lot, parcel, interest or dwelling unit limitation otherwise
applicable;
B. All Garfield County zoning requirements will be met; and
C. All lots created will have legal access to a public right-of-way and
any necessary access easements have been obtained or are in the
process of being obtained; and
D. Provision has been made for an adequate source of water in terms of
both the legal and physical quality, quantity and dependability, and a
suitable type of sewage disposal to serve each proposed lot; and
E. All state and local environmental health and safety requirements have
been met or are in the process of being met; and
F. Provision has been made for any required road or storm drainage
improvements; and
G. Fire protection has been approved by the appropriate fire district.
H. Any necessary drainage, irrigation or utility easements have been
obtained or are in the process of being obtained; and
I. School fees, taxes and special assessments have been paid.
(The School Impact Fee is $200.00 for each new lot created).
PROCEDURES
A. A request for exemption shall be submitted to the Board on forms
provided by the Garfield County Department of Development/Planning
Division. Two (2) copies of the application, maps and supplemental
information shall be submitted.
B. The Planning Division shall review the exemption request for
completeness within eight (8) days of submittal. If incomplete, the
application shall be withdrawn from consideration and the applicant
notified of the additional information needed. If the application is
complete, the applicant shall be notified in writing of the time and
place of the Board of County Commissioners meeting at which the
request shall be considered. In either case, notification shall occur
within fifteen (15) days of submittal.
• •
C. Notice of the public meeting shall be mailed by certified mail, return
receipt requested, to owners of record of land immediately adjoining
and within 200 feet of the proposed exemption, to mineral owners and
lessees of mineral owners of record of the land proposed for
exemption, and to tenants of any structure proposed for conversion.
The exemption site shall be posted clearly and conspicuously visible
from a public right-of-way with notice signs provided by the Planning
Division. All notices shall be mailed at least fifteen (15) and not
more than thirty (30) days prior to the meeting. The applicant shall
be responsible for mailing the notices and shall present proof of
mailing at the meeting.
D. At or within fifteen (15) days of the meeting, the Board shall
approve, conditionally approve or deny the exemption request. The
reasons for denial or any conditions of approval shall be set forth in
the minutes of the meeting or in a written resolution. An applicant
denied exemption shall follow the subdivision procedure in these
Regulations.
• •
EXHIBIT A
Legal Description
A parcel of land situate in Section 16, Township 6
South, Range 93 West of the 6th Principal Meridian,
described as follows: Beginning at a point North,
16.5 feet from the South Quarter Corner of said
Section 16; thence East 185 feet; thence North
8°51' West 199 feet; thence West 288 feet; thence
South 197 feet; and thence East 132 feet to the
place of beginning, containing 1.4 acres, more or
less.
Mr. Glen Hartman
Garfield County Planner
109 - 8th Street, Suite :303
Glenwood Springs, CO 81601
Dear Mr. Hartman:
Rifle Fire Protection District
P. O. Box 1133
Rifle, CO 81650
June 11, 1986
Re: John Powers Special Use
Application
11773 County Road 320
Please be advised that Mr. Powers' property at 11773 County
Road 320 is within the service area of the Rifle Fire Protection
District which provides fire, ambulance, and rescue services. The
property is approximately three minutes from the Fire Station and
is within reach of a fire hydrant.
It does not appear that Mr. Powers' proposal imposes an
unacceptable burden on the District's facilities. The Fire District
has no objection to approval of Mr. Powers' proposal.
JWS:trl
cc John Powers
my y
n W. avage,
ire Chief
•
City of Rifle
202 RAILROAD AVENUE
P. O. BOX 1908
RIFLE, COLORADO 81650
Mr. Glen Hartman
Garfield County Planner
109 8th Street, Suite 303
Glenwood Springs, CO 81601
Mr. Hartman:
With regard to the property at 11773 County Road 320, owned
by John Powers, our records show two residential water taps
currently in place.
If any further information is required, please call.
cc: Mr. John Powers
Respectfully yours,
Tim Moore
City Engineer
JUN 19 1986
(;,HR=1cLU COUi�TY
lo
SOIL SURVEY
brush. The native vegetation on the Ansari soil is mainly
Indian ricegrass, wheatgrass, and sagebrush.
When range condition deteriorates, forbs and shrubs
increase. When the range is in poor condition, undesira-
ble weeds and annual plants are numerous. Properly
managing grazing maintains and improves range condi-
tion.
Mule deer, rabbit, and grouse find habitat on these
soils.
Use of this complex for community development or as
a source of construction material is limited mainly by
depth to rock, steep slopes, thin layers of borrow materi-
al, and Targe stones. Special design can overcome these
limitations. Drainage and structures to control runoff from
snowmelt reduce erosion around construction sites and
roads.
This complex is in capability subclass Vile, nonirrigat-
ed.
3—Arvada loam, 1 to 6 percent slopes. This deep,
well drained, sloping soil is on fans and high terraces
(fig. 4). Elevation ranges from 5,100 to 6,200 feet. This
soil formed in highly saline alluvium derived from sand-
stone and shale. The average annual precipitation is
about 12 inches, the average annual air temperature is
about 48 degrees F, and the average frost -free period is
about 120 days.
Typically, the surface layer is strongly alkaline or very
strongly alkaline, pale brown loam about 3 inches thick.
The subsoil is brown silty clay loam about 14 inches
thick. The substratum is light brown or brown silty clay
loam to a depth of 60 inches.
Included with this soil in mapping are small areas of
Limon, Kim, Heldt, and Wann soils. Also included are
some soils that are high in silt.
Permeability is very slow, and available water capacity
is moderate. Effective rooting depth is 60 inches or
more. Organic matter content of the surface layer is low.
Surface runoff is medium, and the erosion hazard is
moderate.
This soil is used mainly for wildlife habitat, limited
grazing, and some irrigated farming.
Irrigated crops produce very poorly because the soil
takes water in very slowly and is droughty. Leaching is
needed to remove excess salts if this soil is to be irrigat-
ed. Soil amendments containing sulphur are helpful in
leaching the salt.
The native vegetation on this soil is mainly saltgrass,
alkali sacaton, and greasewood.
When range condition deteriorates, forbs and shrubs
increase. Properly managing grazing maintains and im-
proves range condition. Seeding improves range in poor
condition. Western wheatgrass, alkali sacaton, and tall
wheatgrass are suitable for seeding. Preparing a
seedbed and drilling the seed are good practices. Irrigat-
ing new seedings is necessary for successful establish -
(1
RIFLE AREA, COLORADO
ment. Reducing brush improves the range if the grass
understory is adequate.
Cottontail rabbit and pheasant find shelter on this soil
if they can obtain food in surrounding areas.
Use of this soil for sanitary facilities, for community
development, and as a source of construction material is
limited by the high shrink -swell potential, slow permeabil-
ity, clayey textures, and salinity.
This soil is in capability subclass Vlls, irrigated and
nonirrigated.
RIFLE AREA, COLORADO
• •
TABLE 7. --BUILDING SITE DEVELOPMENT
103
[Some terms that describe restrictive soil features are defined in the Glossary. See text for definitions of
"slight," "moderate," and "severe." Absence of an entry indicates that the soil was not rated]
Soil name and
map symbol
Shallow
excavations
1 1 1
I I I
Dwellings ; Dwellings ; Small ; Local roads
without ; with ; commercial ; and streets
basements I basements 1 buildings ;
1 :Severe: :Severe:
Almy Variant ; slope. I slope.
I I
1 I
; ;
2*: 1
Arle :Severe: :Severe:
: slope, 1 slope,
1 large stones. I large stones.
; ;
Ansari :Severe: :Severe:
1 slope, 1 slope,
I depth to rock. : depth to rock.
Rock outcrop. i .
II
1 I
3 :Moderate: :Severe:
Arvada I too clayey. ; shrink -swell.
1I
I 1
; ;
4 ;Moderate: ;Severe:
Arvada : slope, I shrink -swell.
1 too clayey. :
I
1 I
5 ;Slight ;Moderate:
I low strength.
Ascalon
6 ;Moderate:
Ascalon I slope.
7*:
Ascalon ;Moderate:
I slope.
Pena :Severe:
; slope,
; large stones.
8*:
Atencio ;Severe:
I cutbanks cave.
Azeltine ;Severe:
I cutbanks cave,
I large stones.
9*.
Badland
10 :Moderate:
Begay I large stones.
11 ;Moderate:
Begay ; slope,
; large stones.
12*: ;
Buckton ;Severe:
I depth to rock,
I slope.
See footnote at end of table.
Moderate:
I slope,
I low strength.
:Moderate:
; slope,
: low strength.
I
T I
.
1 .
:Severe: (Severe: (Severe:
: slope. ; slope. I slope,
, 1 1 low strength.
I 1
I 1
I
1 1 I
:Severe: :Severe: :Severe:
I slope, I slope, ; slope,
I large stones. 1 large stones. I large stones.
:Severe: ;Severe: :Severe:
: slope, : slope, 1 slope,
: depth to rock. ; depth to rock. I depth to rock.
II 1
I I I
I
1 I 1
:Severe: :Severe: :Severe:
: shrink -swell. ; shrink -swell.
1 shrink -swell,
' 1 low strength.
I I
1 1
I I I
;Severe: ;Severe: :Severe:
1 shrink -swell. I slope, ; shrink -swell,
: ; shrink -swell. 1 low strength.
I I
I I I
:Moderate: :Moderate: :Moderate:
1 low strength. ; low strength. 1 frost action,
; 1 1 low strength.
;
;Moderate: :Severe: ;Moderate:
I slope, : slope. ; slope,
low strength. 1 I frost action,
; 1 low strength.
I
1 1
I I
Moderate: ;Severe: :Moderate:
slope, 1 slope. 1 slope,
low strength. 1 I frost action,
: ; ; low strength.
I
I 1
Severe: :Severe: :Severe: :Severe:
slope, 1 slope, 1 slope, 1 slope,
large stones. ; large stones. 1 large stones. : large stones.
I
I I 1
I I
I
:Slight :Slight ;Slight.
; I I
; ;
Moderate::Moderate: :Moderate:
I large stones. ; large stones. ; large stones.
; ; ;
I
I
II I
I I 1
;
; ; ;
:Moderate: :Slight :Slight.
; large stones. ; .
I 1 I
;Moderate: :Severe: :Moderate:
: slope, 1 slope. 1 slope.
I large stones. 1 :
I I I
I I I
;Severe: :Severe: ;Severe:
1 depth to rock, 1 depth to rock, 1 depth to rock,
1 slope. 1 slope. 1 slope,
1 1 I low strength.
I I I
;Slight
;Moderate:
I large stones.
;Slight
;Moderate:
1 slope.
:Severe:
1 depth to rock,
I slope.
• •
108 SOIL SURVEY
TABLE 8. --SANITARY FACILITIES
[Some terms that describe restrictive soil features are defined in the Glossary. See text for definitions of
"slight," "moderate," "good," "fair," and other terms. Absence of an entry indicates that the soil was
not rated)
Soil name and
map symbol
Septic tank I Sewage lagoon 1 Trench 1 Area 1 Daily cover
absorption ; areas ; sanitary ; sanitary ; for landfill
fields 1 1 landfill 1 landfill ;
1 ;Severe:
Almy Variant 1 slope,
1 percs slowly.
;
2': ;
Arle ;Severe:
; slope,
; depth to rock.
I
1
I
Ansari ;Severe:
1 slope,
depth to rock.
1
Rock outcrop. ;
1
3 ;Severe:
Arvada 1 percs slowly.
;
4 ;Severe:
Arvada ; peres slowly.
1
1
I
5 ;Slight ;Severe:
Ascalon 1 I seepage.
; ;
6 ;Moderate: :Severe:
Ascalon 1 slope. 1 slope,
; ; seepage.
1
I 1
7': ; 1
Ascalon ;Moderate: :Severe:
I slope. 1 slope,
; ; seepage.
; ;
Pena ;Severe: ;Severe:
1 slope, I slope,
; large stones. I large stones.
; 1
'Slight ;Severe:
I
1
;Severe:
1 slope.
;
;
;
;Severe:
slope,
; large stones.
I
1
I
;Severe:
; slope,
; depth to
1
I
1
;
;
;Moderate:
; slope.
1
;Severe:
1 slope.
;
8':
Atencio•.
Azeltine
9'.
Badland
10
Begay
11
Begay
12':
Bucklon
1
I i 1
. i .
;Severe: :Severe: 113
oor:
I slope. ; slope. slope.
;
1 1 1
1 1 I
;Severe: ;Severe: ;Poor:
slope, ; slope. ; slope,
I depth to rock. ; ; large stones,
; I 1 area reclaim.
I
;Severe: ;Severe: ;Poor:
I slope, 1 slope. ; slope,
rock. ; depth to rock. ; ; thin layer,
1 I 1 area reclaim.
; ;
; ; ;
1 11
I I I
;Moderate: ;Slight ;Fair:
too clayey. ; 1 too clayey.
; ; ;
;Moderate: ;Moderate: ;Fair:
; too clayey. ; slope. ; slope,
I ; ; too clayey.
; ;
;Severe: ;Severe: ;Good.
; seepage. 1 seepage. ;
; ; ;
:Severe: ;Severe: ;Fair:
seepage. ; seepage. I slope.
1I
I 1
11
I I
1
I
;Severe: ;Severe: ;Fair:
; ;
; seepage. . seepage. ; ; slope.
1
:Severe: :Severe: ;Poor:
large stones. ; slope. 1 slope,
I large stones.
II 1
1 I I
I
I
;Severe: ;Slight ;Severe:
seepage. ; 1 large stones.
;
;Severe: ;Severe: ;Poor:
I seepage, I seepage. ; seepage,
large stones. ; 1 large stones.
1I 1
I I I
;
; ;
; ; ;
Severe: :Severe: ;Severe: ;Fair:
seepage. 1 seepage. 1 seepage. I large stones.
1I
I I 1
Severe: ;Severe: ;Severe: ;Fair:
slope, ; seepage. 1 seepage. ; slope,
seepage. ; ; ; large stones.
; ; ;
1I 1
I I I
;Severe: ;Severe: ;Poor:
rock, ; depth to rock, ; slope. ; thin layer,
; slope. ; ; slope,
; ; ; area reclaim.
; ; ;
Severe:
, large stones.
1
I
I
I
I
1
;Moderate:
I large stones.
;
;Moderate:
I slope,
1 large stones.
1
;
;Severe:
1 depth to rock,
I slope,
1 percs slowly.
I
See footnote at end of table.
I seepage.
;
;Severe:
I seepage,
large stones.
;Severe:
I depth to
1 slope.
;
;
134 SOIL SURVEY
TABLE 13. --ENGINEERING INDEX PROPERTIES
[The symbol < means less than; > means more than. Absence of an entry indicates that data were not estimated]
Soil name and
map symbol
:Depth
1
USDA texture
{ Classification
I I
1 Unified 1 AASHTO
1 1
1Frag- 1
lments 1
Percentage passing
sieve number --
1 > 3 1
;inches: 4
I 1
10 1 40
: 200
Liquid
limit
Plas-
ticity
index
1
Almy Variant
2*:
Arle
Ansari
Rock outcrop.
3, 14
Arvada
5, 6
Ascalon
7t:
Ascalon
Pena
8*:
Atencio
In
0-8
8-34
34-60
0-10
10-32
32
0-10
10-18
18
0-3
3-17
17-60
1
1 0-5
1 5-30
130-60
0-5
5-30
30-60
0-12
12-60
0-11
11-23
23-28
28-60
Loam 1CL-ML IA -4
Clay loam 1CL lA-6
Flaggy clay ICL 1A-6
loam, flaggy 1 1
loam.
i
Very stony loam ISM, GM, IA -4
: ML
Very stony loam,IGM, SM
very stony
sandy loam.
Weathered
bedrock.
Loam ICL -ML,
SM -SC
Loam, stony loam1CL-ML,
SM -SC
Unweathered
bedrock.
I
Loam ;CL -ML
Clay, silty clay1CL, CH
loam. 1
Clay loam, siltylCL
clay loam.
Fine sandy loam :SM
Sandy clay loam ISC, CL
Sandy loam, ISC,
sandy clay 1 SM -SC,
loam, fine 1 CL,
sandy loam. i CL -ML
1
Fine sandy loam ISM
Sandy clay loam ISC, CL
Sandy loam, ISC,
sandy clay 1 SM -SC,
loam, fine i CL,
sandy loam. 1 CL -ML
1
Stony loam 1CL-ML
Very stony loam,:GM
very stony
sandy loam.
1
1
ISM
1SC
1
SM -SC
Sandy loam
Gravelly sandy
clay loam,
sandy clay
loam.
Gravelly sandy
clay loam,
gravelly sandy 1
loam. 1
Sand, gravel, ISP, GP,
and cobbles. 1 SP -SM,
: GP -GM
See footnote at end of table.
1 Pct 1
1
0-5 190-100190-100180-95
1 0-5 185-100185-100175-95
125-35 175-90 175-90 160-80
50-75
65-85
50-70
1 1
1
I 1
1 1
1 1
1 1 1 1
125-40 160-85 155-80 145-70 135-55
I
1 1I ,
1A-2, A-1130-60 140-70 40-70 135-55 120-35
1 1 1
, 1
I
1
11
: : 1
IA -4 1 5-15 175-100175-90 170-80 145-65
11 1
f I I I I I
IA -4 115-35 175-95 175-90 170-80 145-65
I
I I I 1 I I
1
1 1
1 i 1 1 1
1 i 1 1 1
IA -4 1 0 190-100190-100185-95 160-75
1A-7 i 0 180-100175-100170-100165-95
I I 1 I
1 I I 1 1 I
1A-7 1 0 180-100175-100170-100155-80
I 1 I
1 1 1 1
I I
1
I
IA -2, A-41 0 195-100190-100170-95 125-50
1A-6 1 0 195-100190-100180-100140-55
1A-4, A-61 0 195-100195-100175-95 135-65
1
1 1 1 1
I
1 1 1
1 1 1 1
1A-2, A-41 0 195-100190-100170-95 125-50
1A-6 i 0 195-100190-100180-100140-55
IA -4, A-61 0 195-100195-100175-95 135-65
1
1 I 1
1
1
1 1
I
I 1 1
I
I 1
I I
1A-4 1 5-20 175-90 175-85 170-75 150-60
1A-1, 135-75 140-75 135-70 30-65 20-50
A-2, 1 1 1
1 1 1 1
1
I 1 1 1 1I
1
I1 1
i I 1 1 1 1
IA -2 1 0-5 175-100175-100150-65 120-30
1A-2, A-6 0-5 165-90 150-90 135-65 125-45
I 1 I I
1 1
I 1 I I
1 1 1 1 I
1 I 1
1
1 , 1
1A-2 1 5-10 150-80 150-75 140-65
1 11
1 1 :
1 1 1
, 1 I 1 1
11 1 1 1
A-1 130-60 140-60 135-55 110-35
: 1 1 :
11 1 1
1 1
1 1 1
1 1 I
Pct
10-20
30-40
20-30
5-10
10-20
10-15
NP
NP
20-30 1 5-10
20-30 1 5-10
15-25 1 5-10
40-65 1 20-35
40-45 1 20-25
15-25 1 NP -5
20-40 1 10-20
20-40 1 5-15
15-25 1 NP -5
20-40 1 10-20
20-40 1 5-15
20-40 1 5-20
20-30 1 NP -5
15-20 1 NP -5
20-30 1 10-15
15-30 15-25 1 5-10
0-10 1 NP
• •
RIFLE AREA, COLORADO 141
TABLE 14. --PHYSICAL AND CHEMICAL PROPERTIES OF SOILS
[The symbol < means less than; > means more than. Entries under "Erosion factors --T" apply to the entire
profile. Entries under "Organic matter" apply only to the surface layer. Absence of an entry indicates
that data were not available or were not estimated]
. : :
Soil name and IDepth1Clay <2mm:
map symbol 1 : I
: : :
1 In 1 Pct
11 1
1 1 1
1 : 0-8 : 20-25 :
Almy Variant : 8-341 30-35 i
134-601 20-35 1
11 1
4 4 1
2*: : : :
Arle : 0-101 15-25 :
110-321 10-25 1
1 32 1 --- 1
1 1 1
Ansari 1 0-101 18-25 1
110-181 16-20 :
1 18 : --- :
i :
Rock outcrop. 1 : i
I 1
1
3, 4 1 0-3 1 15-27 1
Arvada : 3-171 35-45 1
:17-601 28-40 1
4 4 4
5, 6 1 0-5 I 10-20 I
Ascalon : 5-301 20-30 :
130-601 15-25 :
1
I 1 I
7*: 1
Ascalon 1 0-5 1 10-20 1
1 5-301 20-30 1
130-601 15-25 :
I1
1 1 1
Pena : 0-121 15-25 :
:12-601 .15-25 1
: : :
3*: : : :
Atencio 1 0-111 10-20 1
111-23 20-30 1
123-28 15-25
:28-60 0-2
Azeltine : 0-181 10-20
118-601 0-2
1 1
I I
Badland
10, 11 1 0-141 10-18
Begay 114-241 10-20
124-601 10-15
I 1
I I
12*:
Bucklon 1 0-5 1 20-27
5-151 20-35
1 15 I ---
I
Inchau : 0-3 1 15-27
1 3-36: 20-35
36 1 ---
I
1 1
13, 14, 15 : 0-131 10-20
Chilton :13-601 10-18
16 1 0-4 1 10-25
Cimarron 1 4-60: 35-45
1 I
I 1
See footnote at end of table.
Permeability :Available; Soil :Salinity;
1 water ;reaction; :
;capacity 1 :
In/hr 1 In/in : 1mmhos/cm1
1 1
I 1 I
0.6-2.0 10.16-0.1917.4-7.8 1 <2
0.2-0.6 10.18-0.2017.4-8.4 1 <2
0.6-2.0 10.13-0.1517.9-8.4 1 <2
I 1
1 1 I
1 1 1
0.6-2.0 10.07-0.0917.4-8.4 1 <2
0.6-2.0 10.06-0.0917.9-8.4 1 <2
1 : 1
0.6-2.0 10.10-0.1317.9-8.4 1 <2
0.6-2.0 10.08-0.1217.9-8.4 I <2
1 1 1
1 I I
1 I I
1 I 1
1 I 1
I I 1
0.6-2.0 :0.16-0.181 >7.9 I <4
0.06-0.2 10.07-0.091 >8.4 1 <4
0.06-0.2 10.09-0.111 >7.8 1 <8
1 I 1
I I 1
0.6-6.0 10.11-0.1616.6-7.8 : <2
0.6-2.0 10.13-0.1516.6-7.8 1 <2
0.6-6.0 10.11-0.1517.9-8.4 1 <2
1 1 I
1 I I
1 I 1
0.6-6.0 10.11-0.1616.6-7.8 : <2
0.6-2.0 10.13-0.1516.6-7.8 1 <2
0.6-6.0 :0.11-0.1517.9-8.4 1 <2
I I I
1 I I
0.6-2.0 10.12-0.1517.4-7.9 : <2
0.6-2.0 10.03-0.0817.9-8.4 1 2-4
1 1 I
I 1 I
2.0-6.0 10.12-0.1417.4-7.8 1 <2
0.6-2.0 10.11-0.1317.4-7.8 : <2
2.0-6.0 10.07-0.0917.9-8.4 1 <2
6.0-20 10.03-0.0517.9-8.4 : <2
1 1 1
I I 1
2.0-6.0 10.08-0.1217.9-8.4 1 <2
>6.0 10.03-0.0517.4-8.4 : <2
1 I 1
I 1
1 I I
1 I 1
2.0-6.0 10.12-0.1416.6-8.4 1 <2
2.0-6.0 10.12-0.1517.4-8.4 1 <2
2.0-6.0 10.08-0.11:7.4-8.4 1 <2
I I 1
I 1 1
1 I 1
I 1 I
0.06-0.2 10.17-0.2016.1-7.3 1 <2
0.06-0.2 10.16-0.1816.1-7.3 1 <2
1
1 I 1
0.6-2.0 10.16-0.1816.1-7.8 1 <2
0.6-2.0 :0.11-0.1516.1-7.8 : <2
I 1 1
0.6-2.0 10.12-0.1417.9-8.4 : <2
2.0-6.0 10.07-0.0917.9-8.4 1 <2
I 1 1
0.6-2.0 10.16-0.1816.6-7.8 1 <2
0.06-0.2 10.14-0.1616.6-7.8 : <2
I 1 I
1 I
Shrink -swell
potential
Erosion ;
factors :Organic
1 matter
1K I T :
i : : Pct
: : : :
;Low 10.281 5 1 3-5
;Moderate 10.321 1
Low 10.32: :
4 4 1
1 4 4 1
:Low 10.101 2 : 2-4
Low 10.101
1 -: 1
---
1 1 1
Low 10.151 1 : 2-4
;Low :0.15:
1 I 1
1 1 I 1 1
1 1 i 1
1Low h 10.321 5 10.5-1
iiggh 10.321
10.321 1
1 1 1 1
;Low :0.171 5 1 1-3
:Moderate 10.241 1
:Low
10.241 :
1 Low
1Moderate
:Low
:Low
:Low
1Low
:Moderate
1Low
1Low
:Low
:Low
1 1
1 1 I
1 1 I
1 1 1
10.171 5 I 1-3
:0.241
10.24: 1
1
1
10.281 3 1 1-3
10.24:
1 1 1
i
1
I
1 1 1
:0.24: 3 1 2-4
10.171 1
:0.10: 1
10.101 :
1
1
1 1 1
1
10.101 2 1 2-4
10.101
1
I I I
1
1
1
1 1 1
1 : :
: :
Low 10.241 5 10.5-1
Low 10.321 1
Low :0.321 I
1
I I I
: : 1
10.321 1 1 2-5
10.371 1
1
1----1
1 1 1
10.321 3 1 2-5
10.281 1
1- 1 1 11
---
1
I
10.5-2
;Moderate
;Moderate
1
1Low
:Low
1
1Low
1Low
Low
High
1 1
10.281 5
10.15:
10.37: 5
10.32:
1
1
2-4
t LAi JnL.,
[The definitions of "flooding" and "water table" in the Glossary explain terms such as "rare," "brief," "apparent," and "perched."
The symbol < means less than; > means more than. Absence of an entry indicates that the feature is not a concern]
Soil name and
map symbol
Flooding High water table I Bedrock ; Risk of corrosion
;Hydro-; Potential :
I logic; Frequency Duration :Months Depth I Months ; Depth ; Hardness ; frost :Uncoated Concrete
:group ; ; i ; ! ; action : steel
! ;
I
I
1 ; C ,None
Almy Variant
2* I I
Arle ; C ;None
I ;
Ansari ; D ;None
!
Rock outcrop.
I 1
I I
3, 4 I D :None
Arvada
5, 6 B :None
Ascalon
, I
7*:
Ascalon : B (None
1
Pena ; B ;None
8*: I
Atencio ; B ;None
Azeltine I B ;None
9*. I
Badland
1 1
10, 11 ; B :None
Begay ; ;
I
12*: i
Bucklon D ;None
I ,
Inchau I C ;None
I
13, 14, 15 ; B ;None
Chilton !
,
I
16 I C ,None
Cimarron
17 I C ;None
Cochetopa I
I
I
18*, 19*: !
Cochetopa I C :None
I
Jerry ; C ;None
See Footnote at end of table.
Ft In I !
I ; , I I
>6.0 ; >60 ; ;Low
1 I ;High
1
I ; ;
,
1 I
! >6.0 ; 20-40 :Rippable :Low :Moderate
I 1
! >6.0 ; 10-20 ;Hard Low ;High
1
1 1
1
I
, , , I 1
I >6.0 ; ; >60 ; !Low ;High
!Low
I >6.0 ; >60 ;Moderate ---;Moderate ;Low.
II
I I
I,
1 1 1 i I , ,
I
I
1
I
--- >6.0 ; >60 ; ;Moderate ---;Moderate ;Low.
1 1
I 1
; --- >6.0 ; ; >60 1 ;Moderate ---;High Low.
,
, I ,
1
;
>6.0 >60 ;Low iHigh ;Low.
--- >6.0 i ; >60 ; Low;High !Low.L
1
1
I 1 1
:Low.
;Low.
;Low.
:Moderate.
1 1 I I 1 Low 11>6.0 >60 :High;Low.
I11
1 I 1 I III
I I
1 >6.0 ; 10-20 ;Rippable ;Moderate (High ;Low.
1 1 1 1 1
I 1 I I I
>6.0 20-40 ;Rippable ;Moderate- -;High ;Low.
; ;
I >6.0 ; >60 ; ;Low ;Moderate ;Low.
I
1 , ;
1
>6.0 ; >60 ; ;Moderate ;High
Low.
1
I I
I 1 1
I
; ; >6.0 ; >60 ; --- ;Moderate ---;High ;Low.
I
I 1 I I
I 1
I I
--- ; >6.0 >60 I ;Moderate---IHigh (Low.
1 I
I
--- ; >6.0 >60 ; ;Moderate ---;High ;Low.
1
1 I I I I
OavN01O0 `v3EIV 31J1E
RIFLE AREA, COLORADO
• •
TABLE 16. --CLASSIFICATION OF THE SOILS
149
Soil name Family or higher taxonomic class
Almy Variant i Fine -loamy, mixed Borollic Haplargids
Ansari 1 Loamy, mixed Lithic Haploborolls
Arle ; Loamy -skeletal, mixed, Aridic Haploborolls
Arvada I Fine, montmorillonitic, mesic Ustollic Natrargids
Ascalon I Fine -loamy, mixed, mesic Aridic Argiustolls
Atencio 1 Fine -loamy over sandy or sand skeletal mixed, mesic Aridic Argiustolls
giustolls
Azeltine I
Fine -loamy over sandy or sandy -skeletal, mixed, mesic Torriorthentic Haplustolls
Begay I Coarse -loamy, mixed, mesic Ustollic Camborthids
Bucklon I Loamy, mixed, shallow Typic Cryoborolls
Chilton 1 Loamy -skeletal, mixed (calcareous), mesic Ustic Torriorthents
Cimarron 1 Fine, montmorillonitic Argic Vertic Cryoborolls
Cochetopa I Fine, montmorillonitic Argic Pachic Cryoborolls
Cushman 1 Fine -loamy, mixed, mesic Ustollic Haplargids
Dateman I Loamy -skeletal, mixed Pachic Cryoborolls
Detra i Fine -loamy, mixed Pachic Argiborolls
Dollard I Fine, montmorillonitic (calcareous), frigid Ustic Torriorthents
Etoe 1 Loamy -skeletal, mixed Typic ypic Paleboralfs
Farlow
Loamy -skeletal, mixed Typic Cryoborolls
Heldt I Fine, montmorillonitic, mesic Ustertic Camborthids
Holderness Variant I Fine, montmorillonitic Aridic Haploborolls
Ildefonso 1 Loamy -skeletal, mixed, mesic Ustollic Calciorthids
Inchau 1 Fine -loamy, mixed Argic Cryoborolls
Irigul 1 Loamy -skeletal, mixed Lithic Cryoborolls
Jerry 1 Fine, montmorillonitic Argic Cryoborolls
Kim 1 Fine -loamy, mixed (calcareous), mesic Ustic Torriorthents
Lamphier 1 Fine -loamy, mixed Pachic Cryoborolls
Lazear 1 Loamy, mixed (calcareous), mesic Lithic Ustic Torriorthents
Limon 1 Fine, montmorillonitic (calcareous), mesic Ustertic Torriorthents
Morval 1 Fine -loamy, mixed Aridic Argiborolls
Nihill 1 Loamy -skeletal, mixed (calcareous), mesic Ustic Torriorthents
Northwater i Loamy -skeletal, mixed Cryic Pachic Paleborolls
Olney 1 Fine -loamy, mixed, mesic Ustollic Haplargids
Parachute 1 Loamy -skeletal, mixed Typic Cryoborolls
Pena 1 Loamy -skeletal, mixed, mesic Aridic Calciustolls
Potts i Fine -loamy, mixed, mesic Ustollic Haplargids
Rhone 1 Fine -loamy, mixed Pachic Cryoborolls
Silas I Fine -loamy, mixed Cumulic Cryoborolls
Starman ; Loamy -skeletal, mixed (calcareous) Lithic Cryorthents
Tanna I Fine, montmorillonitic Aridic Argiborolls
Tridell I Loamy -skeletal, mixed Aridic Calciborolls
Vale I Fine -silty, mixed, mesic Aridic Argiustolls
Villa Grove I Fine -loamy, mixed Aridic Argiborolls
Wann 1 Coarse -loamy, mixed, mesic Fluvaquentic Haplustolls
Zoltay 1 Fine, montmorillonitic Pachic Argiborolls
JOHN P. POWERS
P. O. BOX 726
RIFLE, CO 81650
(303) 625-2424
9 June 1986 Petition for Exemption:
LEGAL DESCRIPTION OF SUBJECT PROPERTY
0 [.r.t.... sir..:-ri
JUN 111986
GARFIELD COUNTY
A parcel of land situate in Section 16, Township 6 South,
Range 93 West of the 6th Principal Meridian, known as 11773
County Road 320 and described as follows: Beginning at a
point North, 16.5 feet from the South Quarter Corner of said
Section 16; thence East 185 Feet; thence North 8°51' West
199 feet; thence West 288 feet; thence South 197 feet; and
thence East 132 feet to the place of beginning, containing
1.4 acres, more or less.
BACKGROUND LEADING TO THE REQUEST FOR EXEMPTION
This Petition for Exemption is being filed concurrently with
applications for a special and some conditional uses to re-
activate the utilization of a building built in 1975 and in
operation until 1979 when the business was sold. During that
time, the owner of the business, Mr. Richard Morgan, lived in the
house on the property and operated the business -on the same
legally described parcel, in the building near the house.
Apparently, current Garfield County regulations limit a lot to a
single principal use. The Garfield County Planning Department
informs me that an Exemption must now be granted in order to
allow approval of the applications for special and conditional
uses. In effect, the Exemption would split the 1.36 acres into
two pieces, each being required to be a minimum of 20,000 square
feet. By so doing, the piece with the building could be granted
the requested special and conditional uses, which would agree
with the County regulations of a single use on a lot.
DISCUSSION OF MERITS
Please bear in mind that this property has had a house on it for
at least between 30 - 40 years. Mr. Jack Dix built the house and
subsequently a large series of greenhouses, which dominated the
1.36 acres. At that time there were two uses. When Mr. Morgan
acquired the property, he was given permission in 1974 to add the
building in question, continuing the practice of having two uses.
When Mr. Morgan sold the business, Centennial Gardens, the
greenhouses were removed. Over subsequent years during my
ownership, the ground surface has been reclaimed. Gravel,
troughs, water reservoir tanks, plastic sheets to prevent weed
growth, extensive piping, and remnants of the buildings (nails,
scraps, etc.) were removed. The area under the greenhouses was
leveled, top soil was hauled in, and grass planted. A lovely
open field now exists where the greenhouses used to be located.
Photos taken on 6/7/86 will be submitted as soon as developed.
page - 1 - of 3 pages
While I recognize the Garfield County regulations and would be
pleased to receive approval of this Exemption request in order to
receive approval of the requests for special and conditional
uses, I would prefer to receive approval of the requests for
special and conditional uses without being required to
arbitrarily split the subject parcel into two pieces with a
minimum of 20,000 sq. ft. in each. The reasons for this are as
follows.
It is sensible to properly use property in each individual case
and in consideration of other uses in an area. In order to
ensure proper use, governing bodies create guidelines. However,
application of guidelines in an absolute sense does not always
allow for the individual characteristics of a property, neighbor-
hood, or municipality. To ensure the most proper uses, tailoring
requirements along reasonable guidelines is the most effective
system. While this requires more thought and definition, it
assures the most proper use.
In the case in question, the provision to require at least 20,000
sq. ft. be allocated to the house, and the same to the building
does not well serve the intent to keep proper use. If one looks
at the property itself, the natural division is to parcel the
house off inside its existing fences (approximately some 13,000
sq. ft.) and leave the balance to the building and open area
where the greenhouses used to be. While this does not conform to
the regulations, it is more appropriate to the historical use and
layout of the property. Please refer to the survey provided with
proposed boundary split which conforms to county requirements.
It does not make as good sense as to split the property according
to its natural layout.
Ultimately, it seems to make most sense not to split the property
at all. If one considers a long-term concept of proper use of
land, which is certainly limited in relation to rapidly growing
population, arbitrary application of the County guidelines for
proper use would reduce the total size of this property. Over
generations, we face the trend of continually dividing and
redividing property into ever smaller pieces. This is permanent.
In some cases this may make sense, it may create a more proper
use of some property. However, in this case, there is no
practical need to divide the property into two pieces. Such a
division serves only to conform to laws which are intended to
assure proper use. In this case, application of the law creates
improper use, and the law serves to defeat its own intent by its
own requirements. I suggest that this situation be carefully
reviewed and that the Commissioners weigh the case on its own
merits, and not by the guidelines which are self-defeating.
Perhaps a legitimate rationale is that the property has had two
uses for many years. In addition, across the street at 11832
County Road 320, Dr. Dal las Knaus lives in the house and operates
a veterinary clinic. Maintaining two uses on the subject is
consistent with actual conditions. One may say that requiring
this split will assure conformance to the County guidelines.
page - 2 - of 3 pages
• •
This creates a kind of consistency. However, there is also a
consistency of historical use in the area. The Commissioners are
thus faced with a decision which will maintain one consistency
while necessarily violating the other.
I would very much like to be able to put the building back into
productive use and will adhere to whatever strictures are re-
quired. If you feel that the property must be subdivided, this I
will do. If you feel that the 20,000 sq. ft. minimum be imposed
on each piece, this I will do. However, if allowed, please
consider the merits of this case to interpret the intent of the
law more effectively than the requirements within the law itself
do.
Thank you for your attention and consideration.
Sincerely,
P• Patd414
John P. Powers
encl: Petition for Exemption Application form.
ck 4938 for $100 Exemption Application fee
revised Conditional / Special Use Permits Application text
ck 4937 for $500 for Conditional / Special Use Application
2 copies exerpts Soil Survey of Rifle, USDA SCS:
sheet 9 map, pps. 1 0/1 1 , 103, 134, 1 41 , 145, 149
copies of letters to: Bud Graham, Public Service Co.
Tim Moore, Rifle City Engineer
Aletha Abel, Rifle Vill. S. Metro
Rifle Fire Department
Subject property area neighbors
survey of subject indicating 2 options for subdivision
page - 3 - of 3 pages
1
City of Rifle
202 RAILROAD AVENUE
P. O. BOX 1908
RIFLE, COLORADO 81650
Mr. Glen Hartman
Garfield County Planner
109 8th Street, Suite 303
Glenwood Springs, CO 81601
Mr Hartman:
ECE VE
U
JUL 10 1986
GARFIELD COUNTY
Concerning the Powers property located at 11773 County Road
320, we show one residential and one comercial tap paid for
and in place.
If I can be of further help, please call.
Restfully yours,
Tim Moore
City Engineer
RIFLE
COLORADO
vic
Parcel #1
a....
anises
IDOMO
A parcel of land in the S 1/2 of Section 16, Township 6 South,
Range 93 West of the 6th Principal Meridian described as follows:
Beginning' at the South 1/4 corner of said Section 16, thence
North a distance of 16.50 feet the true point of beginning;
thence West a distance of 133.62 feet; thence North a distance of
196.63 feet; thence East a distance of 103.20 feet; thence South
a distance of 108.98 feet; thence East a distance of 92.50 feet;
thence North 79° 50' 00" East a distance of 108.00 feet to a
point on the westerly right-of-way of County Road No. 320; thence
along said right-of-way South 08° 51' 00" East a distance of
108.00 feet; thence leaving said right-of-way and along the
northerly side of an existing access road West a distance of
185.00 feet to the true point of beginning. Said parcel contains
0.909 acres more or less.
Parcel #2
A parcel of land in the S 1/2 of Section 16, Township 6 South,
Range 93 West of the 6th Principal Meridian described as follows:
Beginning at a point whence the South 1/4 corner of said Section
16 bears South 16° 16' 55" East a distance of 108.50 feet; thence
North a distance of 108.98 feet; thence East a distance of 184.80
feet to a point on the westerly right-of-way of County Road #320
thence along said right-of-way South 08° 51' 00" East a distance
of 91.00 feet; thence leaving said right-of-way South 79° 50' 00"
West a distance of 108.00 feet; thence West a distance of 92.50
feet to the point of beginning. Said parcel contains 0.460 acres
more or less.
P.O. Box 883
•
RIFLE, COLORADO 81650 • (303) 625-3540