HomeMy WebLinkAbout1.01 Pre-Application Summary1
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
(970) 945-8212
www.garfield-county.com
PRE-APPLICATION
CONFERENCE SUMMARY
TAX PARCEL NUMBERS: 2391-294-18-001 through 013 DATE: 07/29/20
2391-283-00-225 & 2391-283-00-237
APPLICATION/PROPOSAL: Education Facility – Ascendigo Ranch
CURRENT OWNER: White Cloud Ridge LLC
Harmony Heights LLC
CONTACT/REPRESENTATIVE: Bob Schultz, Planner
Dan Richardson, COO Ascendigo
PRACTICAL LOCATION: The properties are located off of White Cloud Rd, Levitt Lane
and Harmony Lane, approximately 5 miles east of the Town of
Carbondale.
TYPE OF APPLICATION: Limited Impact Review for an Educational Facility
ZONING: Rural
I. GENERAL PROJECT DESCRIPTION
The Application proposal is for an Education Facility for Ascendigo a non-profit that
provides autism services. Educational Facilities are defined in the Land Use and
Development Codes as “Buildings and uses for instruction or research activities associated
with an academic institution that has curriculum for technical or vocational training that may
be, but is not limited to kindergarten, elementary, secondary, or higher education including
residential facilities for faculty, staff and students.
The Ascendigo non-profit is based in the Roaring Fork Valley and would develop a facility
with the following uses:
• Residential Summer Camp and associated facilities including playing field, pond, and
activity barn.
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• Winter Sports Camp
• Administration Offices
• Education and Professional Training
• Personal Services/Education associated with autism
• Caretaker Housing
• Agricultural and Equestrian Activities
The facilities would include a Base Camp, Camper Housing, Staff Housing, Activity Barn,
Caretaker Residence, Guest Cabin, and Storage and Ma intenance Buildings, with an
estimate of less than a total of 30,000 sq.ft. of structures.
The facility is proposed to be located on properties currently planned for and approved for
the White Cloud and Harmony Heights Subdivisions. The combined overall property would
be 126.8 acres in size. Plans for vacation of the subdivision approvals would be required
as part of the submittals and could occur concurrently with the Land Use Change Permit
process for the Education Facility or as a condition of approval.
The proposed location is in a rural area with single family residential and ranching uses.
The facility is being planned to be compatible both visually and in terms of activity areas
with the surrounding uses. A significant portion of the pr operty has steep slopes and will
remain undeveloped. The Education Facility will be located on approximately 50 acres of
the site where slopes are gentle to moderated. Access will be off of Harmony Rd. a private
road adjacent to the property.
II. REGULATORY PROVISIONS APPLICANT IS REQUIRED TO ADDRESS
• Garfield County Comprehensive Plan 2030 as amended .
• Garfield County Land Use and Development Code as amended.
• Rural Zone District - Use Table (Table 3-403).
• Rural Zone District - Lot/Building Requirements (Table 3-201)
• Review Process (Section 4-104) and Procedures (Section 4-101).
• Table 4-102 Common Review Procedures and Required Notice.
• Application Materials (Table 4-201 and Section 4-203).
• Waivers, Section 4-118 (Standards) and Section 4-202 (Submittal Requirements).
• Article 7, Standards – Division 1, 2 & 3 as applicable.
• Section 7-1001 – Industrial Use Standards
• Article 15, Definitions – Educational Facility
• Section 5-307 Vacating a Final Subdivision or Subdivision Exemption Plat
III. REVIEW PROCESS
The Application will follow the Limited Impact Review Process contained in Sections 4-101
and 4-104 and in Table 4-102 (see attached flow chart) and summarized below:
• Pre-application Conference (completed)
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• Submittal of Application (3 hard copies plus one digital PDF copy on CD or USB Stick)
• Determination of Completeness, if Technically Complete the Applicant will be notified
and the request scheduled for a public hearing before the Board of County
Commissioners. If it is not technically complete the Applicant will be advised of the
deficiencies and has 60 days to complete the application.
• Once determined to be complete, the Application is sent out to referral agencies.
• A Public hearing before the Board of County Commissioners is sche duled.
• Four additional hardcopies of the Application are provided for the Board of County
Commissioners review.
• Applicant completes public notice for the public hearing (mailing, posting, and
publication) a minimum of 30 days prior to the hearing.
• Staff prepares a report including public and referral comments
• Review and action by the Board of County Commissioners at the public hearing.
• The Commissioners action is formalized by a resolution.
• If approved with conditions the Applicant must meet the condit ions prior to issuance of
the Land Use Change Permit.
• The Applicant has one year to meet all conditions of approval.
IV. SUBMITTAL REQUIREMENTS
Application submittal requirements are detailed in Table 4 -201, and Section 4-203,
Description of Submittal Requirements. Please use the summary provided below as a
supplemental check list.
General Application Materials (application forms,
agreement to pay form, Statement of Authority for Trusts ,
corporations or LLC’s, letter of authorization to represent,
and payment of fees).
Evidence of ownership such as a deed for the property
and title work if available.
Narrative description of the proposal.
List of property owners within 200 feet and any mineral
rights owners on the property. A statement on how
mineral owners were researched is required and/or a
mineral rights research statement provided (see
attached).
Vicinity Map (including the area generally within 3 miles of
the site).
Site plan with information on proposed location of the
facilities, other existing structures, and significant featur es
on the property including but not limited to topography,
easements, utilities, ditches, access roads/driveways,
water supply system, existing and proposed wastewater treatment systems (OWTS).
Grading and drainage Plans. Information on any detention facilities and ponds need to
be provided.
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Landscaping Plans
Impact Analysis. This section includes information on a variety of potential impacts
including but not limited to hours of operation , mitigation for any noise or lighting
impacts, and environmental impacts on wildlife habitat. Some topics may have been
addressed in the previous subdivision reviews. Please contact the staff planner for
additional information on available resources and potential waiver requests.
Legal access, physical access, and compliance with Roadway Standards Table 7-107.
Demonstration of adequacy of the roadway and compliance with Roadway standards
must be submitted. Specific reference to the Table 7-107 standards is requested.
Waivers from roadway standards may be requested in accordance with the attached
roadway waiver policy.
Traffic Study
Water Supply Plan and supporting documentation and demonstration of adequacy of
the existing water system.
Wastewater treatment plans and supporting documentation. Needs to include
information on the proposed OWTS, permitting and capacity for the proposal uses.
Information to address applicable sections of Article 7, Divisions 1, 2, and 3, needs to
be provided. Application formatting that addre sses each section of Article 7 are
recommended.
Significant Article 7 Standards for this project are anticipated to include: zoning
compliance (including lot coverage), comprehensive plan consistency, compatibility,
natural hazards, slopes, drainage and erosion, fire protection, lighting, parking, access,
signage, water and sanitation. In addition, any irrigation ditch easements on the site
need to be addressed and notice provided to the ditch companies.
It is recommended that the Applicant contact the Carbondale Fire Protectio n District on
potential fire protection requirements and the Garfield County Building Department on
estimates of traffic impact fees prior to submittal.
Parking requirements and internal circulation needs to be addressed in the site plan
submittals.
Waivers need to be requested from submittal of Development and Improvements
Agreements and should address the waiver criteria in Section 4-202.
Outline of plans for addressing the status of the subdivision approvals including but not
limited to plans to vacate the plats concurrently with the Land Use Change Permit
process or as a condition of approval.
The Application submittal needs to include 3 hard copies of the entire Application and 1
Digital PDF Copy on a CD or USB Stick. Both the paper and digital copies should be split
into individual sections. Please refer to the p re-application summary for submittal
requirements that are appropriate for your Application.
Any request for a waiver from standards shall be processed pursuant to Section 4-118 of
the Land Use and Development Code. Submittal waiver requests should be co nsistent with
the Pre-Application summary, and Section 4-202.
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V. APPLICATION REVIEW
a. Review by: Staff for completeness recommendation and referral agencie s for
additional technical review
b. Public Hearing: ___ Director’s Decision (with notice – not a public hearing)
___ Planning Commission
_X_ Board of County Commissioners
___ Board of Adjustment
c. Referral Agencies: May include but are not limited to County Attorney, County
Building Department, Carbondale Fire Protection District,
CDPHE for Water System, Division of Water Resources, Town of
Carbondale, County Road and Bridge, County Vegetation
Manager, County Environmental Health, County Consulting
Engineer, CPW and BLM.
VI. APPLICATION REVIEW FEES
a. Planning Review Fees: $ 400 (Limited Impact Review Application fee)
b. Referral Agency Fees: $ TBD – consulting engineer/civil engineer fees
c. Total Deposit: $ 400 (additional hours are billed at $40.50 /hour)
VII. GENERAL APPLICATION PROCESSING
The foregoing summary is advisory in nature only and is not binding on the County. The
summary is based on current zoning, which is subject to change in the future, and upon
factual representations that may or may not be accurate. This summary does not create a
legal or vested right. The summary is valid for a six-month period, after which an update
should be requested. The Applicant is advised that the Application submittal once accepted
by the County becomes public information and will be available (including e lectronically) for
review by the public. Proprietary information can be redacted from documents prior to
submittal.
Pre-application Summary Prepared by:
___________________________________________ ____7/30/20_______
Glenn Hartmann Date
Principal Planner
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Policy 01-14
Waivers for Roads and Demonstration of Compliance
March 3, 2014
Section 7-107, Access and Roadways, of the Garfield County Land Use and Development Code (LUDC) requires all
roads to be designed to provide for “adequate and safe access” and reviewed by the designated County Engineer. The
LUDC defines “road” as “a County road, State highway, public road, street or alley, or private thoroughfare which affords
primary access to abutting property, excluding a driveway accessing a single property.”
The LUDC defines “private road” as “a right -of-way constructed, established, owned, and maintained by a private party
for access exclusively to private property.” Many of the roads in Garfield County are private roads in that they are gated
and do not serve the general public and they pre-existed the design currently required by the County’s Road Standards as
defined in Table 7-107.
The LUDC allows for the waiver of specific standards provided that the following criteria have been met: 1) an
alternative design achieves the intent of the subject standard to the same or better degree and 2) the proposed alternative
will impose no greater impacts on adjacent properties than would occur through compliance with the specific standard
(Section 4-118).
In applications that include roads that do not meet current County road standards as outlined in Table 7-107, the County
has asked that Applicants request a waiver of Section 7-107.F, Design Standards, and include in the Application submittal
sufficient information, prepared by a professional qualified in the specific discipline, to demonstrate that they meet the
criteria outlined in Section 4-118 for granting a waiver. In doing so, the application must include:
A Statement of Adequacy - The evaluation of the existing roadway and waiver will need to include a clear
statement that finds that the road will be adequate for the proposed use. This statement must be signed by a
professional engineer qualified in traffic engineering and licensed by the State of Colorado. To support this
evaluation, the following information will be required to be provided:
o Geometry of the road – A description of how the private road does/does not meet the design standards
in Table 7-107. This should include a chart that compares the private road design to those standards in
Table 7-107, as well as a map that shows the existing road design and highlights those areas that deviate
from the standards. A narrative may also be helpful in describing the characteristics of the road as they
compare to Table 7-107 design standards. Unless available, this is not intended to imply construction-
level drawings.
o Safety/Structural Issues – A description of obvious safety and/or structural issues observed and a
statement about how these issues will be addressed.
o Maintenance – A description of how the road is and/or will be maintained. This should be supported
with the submittal of any existing or proposed maintenance agreements for the road sections.
o Travel Demand – An accurate count of the existing peak travel demand as well as the Average Daily
Traffic on the road. This should also include the types of vehicles that currently use the road as well as
the additional amount and type of traffic that the proposed use will generate through all phases of its
development.
Other Evidence of Compliance. In addition, Sections 7-107.A, B, C, D, and E are required to be addressed,
which includes documentation about legal access. Sufficient evidence will be required to be submitted to
demonstrate compliance with these sections of the Code.