HomeMy WebLinkAboutResponse LetterBEATTIE, CHADWICK & HOUPT, LLP
ATTORNEYS AND COUNSELORS AT LAW
932 COOPER AVENUE
GLENWOOD SPRINGS, CO 81601
STEVEN M. BEATTIE TELEPHONE: 970-945.8659
GLENN D. CHADWICK FAX 970-945.8671
JEFFERSON V. HOUPT JHANSON@BCH-LAW.COM
JULIE S. HANSON
RYAN M. JARVIS
July 13, 2012
Garfield County Building & Planning Department
Attn: Glenn Hartmann
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Re: Response to Completeness Review Thompson Subdivision Exemption dated April
23, 2012
File MAEA - 7198
Dear Mr. Hartmann:
Enclosed is a Response to the Completeness Review dated April 23, 2012 for the Thompson
Subdivision Exemption on behalf of Lewis and Jacquelyn Thompson. The numbers below are in
reference to the numbers used in your Completeness Review. Along with the documents described
below, the following are attached for your information and review:
• Draft Box T Subdivision Exemption Plat — TAB 1.
• Subdivision Exemption Plat — TLCCO Plat — Recorded April 8, 2008 in the Office of
the Clerk and Recorder of Garfield County at Reception No. 746205. TAB 2.
• Resolution Approving the TLCCO Subdivision Exemption — Recorded February 21,
2008 in the Office of the Clerk and Recorder of Garfield County at Reception No.
743343. TAB 3.
1. Additional Site Plan Information. Please see the enclosed Box T Subdivision Exemption
Plat — Site Plan (the "Site Plan") at for further information. TAB 4.
• Existing and proposed improvements such as houses and accessory buildings.
Lot A: The Site Plan shows the Proposed Relocated Garage and Proposed
Relocated Cabin.
Lot B: The Site Plan shows the Existing Brick/Wood Home and Existing Barn.
There is no current intention of moving either of these improvements.
• Locations of existing and proposed infrastructure. Please see Site Plan for all existing
and proposed utility infrastructure.
• Topographic Information. Applicant requests a waiver from the requirement to provide
topographic information on the site plan. The subject property is relatively flat and
applicant estimates that the elevation change from north to south is approximately 10
feet at the most.
• Access to each of the lots. Please see the Site Plan for description of access to each of
the Lots. Attached is a Temporary Access Easement Agreement between Cerise Park,
LLC and Lewis Ronald Thompson and Jacquelyn Thompson dated April 24, 2008 and
Recorded April 30, 2008 in the Office of the Clerk and Recorder of Garfield County at
Reception NO. 747676 (the "Easement"). TAB 5. The Easement provides access to
proposed Lot A and to proposed Lot B from Highway 133. Upon development and
construction of infrastructure of the Thompson Park Subdivision as approved by the
Town of Carbondale, permanent access will be shown on the final plat for such
subdivision and dedicated as a public right of way providing access to proposed Lot A
and to proposed Lot B from Highway 133. The Easement terminates only upon Cerise
Park, LLC's dedication to the Town of Carbondale an easement for a public right of
way that allows for ingress and egress to the Thompson property.
• Existing improvements for parking. There are no existing improvements for parking.
• Significant existing features. The Site Plan depicts an existing I.S.D.S. on Lot B. This
location includes the system and the septic field. There is a Town of Carbondale
irrigation ditch crossing the property however it is not depicted. It was just moved to a
different location across the property. The Agreement for Easement and Right of Way
for ditch recorded May 9, 1887 in book 9 at Page 493 as Reception No. 4335 is
attached. TAB 6.
2. Technical Information and Utility Infrastructure.
• Water and Sewer Service.
Lot A: The Proposed Relocated Cabin will not be moved to Lot A until Cerise Park,
LLC has installed its infrastructure. When complete, the Proposed Relocated
Cabin will be serviced by Town of Carbondale water and sewer service.
Lot B: The existing improvements are currently served by Town of Carbondale for
water service and currently served by an I.S.D.S. system for sewer. Applicant
has requested a sewer tap from the Town of Carbondale to serve the existing
improvements on Lot A.
• Existing septic. The Existing I.S.D.S. system and septic field are depicted on the Site
Plan.
• Existing access easement documentation. The Easement has been provided in response
to#1.
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• Access to Lot B through Lot A. The access across Lot A to Lot B is depicted on the
Box T Subdivision Exemption Plat enclosed herein to be recorded in the Office of the
Clerk and Recorder of Garfield County when approved. A draft easement is enclosed
for your review if recordation of the Exemption Plat is not sufficient to create the
easement. TAB 7.
3. Zoning Compliance. Please see Notes 2 and 3 on the Site Plan.
Note 2: "The impervious areas for Lots A & B are 5,659.73 sq. ft or 9.55% and 2,729 sq. ft. or
6.25% respectively, thereby complying with the Maximum Lot Coverage of 50% as
outlined in Article III, Section 3-208 Residential — Urban Zone District of the Garfield
County Unified Land Use Resolution of 2008, as Amended."
Note 3: "The floor area for Lots A & B are 1682 sq. ft. or 2.84% and 1409 sq. ft. or 3.23%
respectively, thereby complying with the Maximum Floor Area Ratio or 0.50 / 1.0 as
outlined in Article III, Section 3-308 Residential — Urban Zone District of the Garfield
County Unified Land Use Resolution of 2008, as Amended.
4. Extension of Utilities or Currently Existing Utilities. The existing and proposed utilities are
depicted on the Site Plan. Lot B is currently served with all necessary utilities and no extension is
needed. Extension of utilities to Lot A will occur in compliance with Cerise Park, LLC's approvals
from the Town of Carbondale prior to relocation of the cabin and garage.
5. Fire Protection. Section 5-502(C)(7)(p) of the ULUR provides for proof of adequate fire
protection. Both lots are served by a fire hydrant located on North Bridge Drive in River Valley
Ranch and the local Fire Department is located one-quarter mile from the lots.
6. Compliance with Number of Lots Created from the Originating Parcel as of January 1, 1973.
Hattie Holland owned approximately 3000 acres in the Carbondale area. She dies in 1944 and left
approximately 370 acres to Lewis R. Thompson by will. These 370 acres included the
approximately 2.359 acres addressed in this application.
Gus Darian purchased approximately 217 acres from the Hattie Holland Estate in 1944. Lewis
R. Thompson then purchased those 217 acres from Gus Darien in the late 1940s. Lewis R.
Thompson owned 587 acres (including the 2.659 acres addressed in this application) until 1979
when he sold off 577 acres to Richard Grey in 1979 (the property later became River Valley
Ranch). Lewis R. Thompson retained 9.4 acres and in 1986 conveyed it to TLCCO, Inc. (a
corporation organized by his four children. In 2008, the Subdivision Exemption Plat of the TLCCO
Property divided the remaining 9.4 acres in to Lot 1 (7.0364 acres) and Lot 2 (2.359 acres).
TLCCO, Inc. sold Lot 1 to Cerise Park, LLC and sold Lot 2 to Lewis R. Thompson and Jacquelyn
Thompson. All of the deeds are attached for your review. TAB 8.
The original "parent property" of 577 acres that is now River Valley Ranch was annexed into
the Town of Carbondale and was subdivided many times through the Carbondale subdivision
process. Janet Buck of the Town of Carbondale and Craig Richardson of Garfield County agreed in
2008 that none of that property used an available Garfield County subdivision exemption.
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I will be happy to work through this issue further with the Garfield County Attorney's Office if
further discussions are needed for clarification.
Please let me know if you have any questions or need any further information.
Very truly yours,
Julie S. Hanson
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