HomeMy WebLinkAbout1.02 Project Introduction and NarrativeHeart in the Heights
Ascendigo Ranch Limited Impact Review and Subdivision Vacation
Submitted to:
Garfield County Community Development
108 8th St. #401
Glenwood Springs, CO 81631
Submitted by:
Ascendigo Autism Services
818 Industry Pl. #A Carbondale, CO 81623
www.ascendigo.org
Prepared by:
Robert Schultz Consulting LLC
354 Fawn Dr. Carbondale, CO 81623
970-963-3670
rschultzconsulting@gmail.com
Roaring Fork Engineering • Land + Shelter • Richard Camp Landscape Architecture
Oates, Knezevich, Gardenswartz, Kelly & Morrow, P.C. • True North Survey Engineers • SGM
Colorado Wildlife Science • McDowell Engineering • Kumar & Assoc. • Balcomb & Green, P.C.
Ascendigo Ranch Limited Impact Review and Plat Vacation 2
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Ascendigo Ranch Limited Impact Review and Plat Vacation 3
Introduction and Project Description
Ascendigo Autism Services (Ascendigo) is a local 501(c)3 not-for-profit organization that serves
local, regional, and national populations of youth and adults across the autism spectrum
through experiential, community-based learning opportunities to enhance their health,
personal growth, and social engagement.
In 2020, 1 in 54 children in the USA was diagnosed with an autism spectrum disorder (ASD). The
diagnosis is more common in boys, with one in 34 boys identified with autism. Those
experiencing autism typically have special needs for having a
camp experience that precludes them from attending most
traditional camp opportunities.
In response to the need for camp offerings for those on the
autism spectrum, Ascendigo began offering a specialized
summer adventures camp in 2004. The popular camp program
offers mountain-oriented opportunities such as horseback riding,
hiking, whitewater rafting, water sports, and climbing. During
the last several years, Colorado Mountain College has rented
facilities to Ascendigo for their summer camp. These experiences
are life-affirming for the campers and their families.
Ascendigo also offers other services to the community such as
employment services, in-home behavioral therapy, residential
programs, and life coaching from its offices in Carbondale. More
at https://ascendigo.org/about-us/.
Ascendigo is submitting this application for Limited Impact Review as an Educational Facility in
the Rural zone district. The property is located in the eastern portion of Missouri Heights, south
of the intersection of County Road 102 and Harmony Lane and about 4 miles from El Jebel.
Ascendigo’s administrative headquarters will remain in Carbondale. The application also seeks
to vacate the previous Whitecloud Ridge subdivision (Whitecloud) and to consolidate the
property into three parcels- one on the Whitecloud land and two known as the Harmony
Heights or Levitt property. Historically, the property had houses, families and agriculture until
the ongoing process of conversion to non-agricultural uses in the area occurred.
The 126+ acre property is currently made up of the Whitecloud Ridge subdivision and two
additional parcels (Levitt). The previous subdivider envisioned 13 homes at Whitecloud and
possible ADUs and eight homes on the Levitt property, altogether about 23 units on the 126
acres. The intention of this application is to vacate the Whitecloud subdivision and consolidate
all of that land into three parcels, all three subject to the Land Use Change approval. The two
existing parcel boundaries on the Levitt property (aka Harmony Heights) would remain as is.
Approval of this Plan shall create a vested property right pursuant to Article 68 of Title 24,
C.R.S., as amended.
In 2020, 1 in 54
children was
diagnosed with an
autism spectrum
disorder. The
diagnosis is more
common in boys,
with one in 34
boys diagnosed
with ASD.
Ascendigo Ranch Limited Impact Review and Plat Vacation 4
While no homes were constructed on any of the parcels, the previous owners did make
improvements of new roads, fire protection, water systems, and utilities subject to the
Whitecloud Subdivision Improvement Agreement. The Ascendigo Ranch will repurpose those
improvements for the camp use.
The focus of the 126+ acres on the Ascendigo Ranch would be the camp services. The
Ascendigo Ranch primary buildings would include:
Base Camp- the camp headquarters for registration, reception, meals, and education and
training for educators and others (up to 6,800 square feet)
Camper Lodge- sleeping quarters and showers for up to 24 campers and two on-duty staff (up
to 8,500 square feet)
Staff Lodge- sleeping quarters for up to 48 staff members (up to 8,500 square feet)
Activity Barn- a training and therapy center (up to 14,000 square feet)
Caretaker Dwelling- a home for an on-site staff family (up to 3,500 square feet) and Caretaker
ADU- secondary on-site staff family unit (up to 2,500 square feet)
Guest Cabin- rental cabin for Ascendigo participants (up to 1,700 square feet)
There would also be accessory structures for maintenance equipment and storage, a hay barn,
horse and goat barns, an equestrian tack/office, and loafing sheds.
Summer camps would be offered between June 1 and August 31. Campers can stay for one or
more weeks.
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During other seasons, the facilities may be made available for smaller autistic group activities or
camps, training groups of educators and/or employers, and families for Ascendigo-related
programs. There will be therapeutic services offered when summer camp is not in session. A
detailed operating plan is provided in the response to Section 7-301 below.
As the popularity and reputation of the camp has grown, Ascendigo began to research options
to permanently house the camp program. Site selection criteria were developed and numerous
properties around the Roaring Fork Valley were examined over the last several years. The
property search focused on the mid-valley area with convenient access to services and
recreation opportunities as well as lodging for family members taking respite during the camp.
Ascendigo’s camp land search was narrowed down to the mid-valley area between Carbondale
and Basalt. Ascendigo’s administrative facilities are in Carbondale and the services and
amenities of the Missouri Heights area suited its needs for a semi-rural camp environment with
convenient access to medical services, supplies, and proximity to its headquarters. Ascendigo
acquired the property in the fall of 2020 in order to create a state-of-the-art camp for those
individuals with Autism Spectrum Disorder. Ascendigo’s main administrative headquarters will
remain in Carbondale.
The property is owned by a “sister” not-for-profit Ascendigo Property Holdings, which has
authorized Ascendigo’s application and use of the property.
Ascendigo Ranch Limited Impact Review and Plat Vacation 6
Land Use Change & Context
The Missouri Heights area has transitioned from primarily agricultural uses to primarily
residential uses over the last four decades. The remaining agricultural properties and some
non-residential uses help bring character and “heart” to the area. Examples of non-residential
uses that bring heart to the area include:
Strang Ranch, a working ranch that hosts competitive Sheep Dog Trials, attracting
competitors from around the country
Windwalkers, a nonprofit therapeutic riding and learning center that serves families
facing different challenges
Missouri Heights Schoolhouse, a nonprofit event center in a historic schoolhouse that
attracts weddings, parties, concerts and meetings for both local and non-local residents
Colorado Mountain College, a world-class facility and setting serving students from
across the US with Associate and Bachelor degree programs and Ascendigo’s current
summer camp
Colorado Animal Rescue, a nonprofit animal care organization providing education,
training, and adoption for pets
The remnants of the previous homestead are
reminders of those who lived on the property. There
are currently remnants of a granary and chicken shed
from the era (1940’s to 60’s) of the Long family on
the property that will be accessed via a walking trail
for campers to connect them with the history of the
area.
Ascendigo sees itself aligned with other community
services above when envisioning a camp and center
for those with Autism Spectrum Disorder (ASD) and
the vision for the property is aligned with Doug Long’s
wisdom below about returning laughter and the sounds of life (heart) to the Ascendigo Ranch.
“I was thinking about the farm, being developed and my years there and think the ol’ farm
must miss all that laughter, commotion and sounds of life. May God grant the folks that are
coming behind me the good times and blessings I received.”
Doug Long, former ranch resident to Anita Witt for “They Came from Missouri”
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Project Team
Owner
Dan Richardson, Chief Operating Officer, Ascendigo Autism Services
818 Industry Pl. Carbondale, CO 81623
970-927-3143 drichardson@ascendigo.org
Engineering
Adam Racette, Roaring Fork Engineering
592 SH 133 Carbondale, CO 81623
970-340-4130 adamr@rfeng.biz
Traffic Engineer
Greg Schroeder, McDowell Engineering
241 Broadway St. Suite 202 Eagle, CO 81631
970-948-1376 greg@mcdowelleng.com
Architect
Andi Korber, Land + Shelter
16 N. 4th St. Carbondale, CO 81623
970-963-0201 andi@landandshelter.com
Landscape Architect
Rich Camp, Rich Camp Landscape Architecture
P.O. Box 958 Carbondale, CO 81623
970-963-7123 richard.rcla@gmail.com
Wildlife
Jonathan Lowsky, Colorado Wildlife Services
0100 Elk Run Dr. Suite 128 Basalt, CO 81621
970-927-4549 jlowsky@gmail.com
Legal (Water)
Sara Dunn, Balcolmb and Green
P.O. Box 790 Glenwood Springs, CO 81602
970-928-3467 sarad@balcombgreen.com
Legal (Land Use)
Sarah Oates, Oates, Knezevich, Kelly & Morrow P.C.
533 E. Hopkins Ave. Third Floor Aspen, CO 81611
970-920-1700 smo@okglaw.com
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Geotechnical Engineer
Robert Duran, Kumar & Associates
5020 County Road 154 Glenwood Springs, CO 81601
970-945-7988 rduran@kumarusa.com
Water Resource Engineer
Bailey Leppek, SGM
118 W. 6th St. #200 Glenwood Springs, CO 81601
720-480-1957 baileyl@sgm-inc.com
Ascendigo Ranch Limited Impact Review and Plat Vacation 9
Responses to Land Use Code Requirements
Garfield County Comprehensive Plan
“The Garfield County Comprehensive Plan 2030 offers a general statement of direction for land
use planning in unincorporated Garfield County” (Preface). The Comprehensive Plan Future
Land Use Map assigns the Residential Medium designation to this area. The camp fits into the
architectural character and medium density that characterizes the area and the description of
clustered development and small farms that define the land use category. Care has gone into
siting structures and developing an architectural concept that is consistent with other area
structures. The site is not within the Urban Growth Boundary of a municipality (Section 1 Policy
1 strategy i).
The equestrian and agricultural uses proposed will reinforce historical uses in the area.
Ascendigo will invest in increasing productivity of pasture lands. Ascendigo’s first act upon
acquiring the property was to initiate weed control (Section 6 Policy 3 strategies iii and iv).
As noted above, similar non-profit and educational uses exist in the area and complement the
single family homes when they serve that larger public and bring meaningful activities to the
community. These uses may be considered the “Heart of Missouri Heights” and are a healthy
addition to the homes and remaining working ranches.
The previously approved subdivision and Levitt
properties could have accommodated 21 homes and
additional ADU’s while being consistent with the
Comprehensive Plan. The Ascendigo Ranch proposes
a total of five structures with residential occupancy
(four primary and one ADU) and two for non-
residential uses plus normal barns or accessory
buildings spread out over more than 126 acres of
land. The clustered land pattern siting fits well into
the character of the area.
The siting of buildings and landscape plan were developed with consideration of wildlife
patterns and wildfire risk. Coordination with Colorado Wildlife Science, Carbondale and Rural
Fire, and Colorado Forest Service were undertaken during plan development (Section 8 Policy 1
strategy i).
Consistent with Plan policies and strategies, the Ascendigo Ranch proposes to house its camp
and ranch staff on-site (Section 2 Policy 1 strategy ii). Ascendigo is part of the growing nonprofit
employment sector. In addition to providing much needed community services, nonprofits have
been recognized as a strategic source of employment.
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The 2019 Nonprofit Employment Report finds that
nationally more than 12.3 million people work in
the sector, or more than 10% of the private sector
workforce. The Ascendigo Ranch will support
Comprehensive Plan goals of diversifying and
adding economic resiliency in Garfield County
(Section 4 Policy 4 strategies i, iii, and iv).
The Plan encourages the use of renewable energy
and energy efficiency. The Ascendigo Ranch is
proposed to be primarily or exclusively dependent
on electric energy usage. The property is within Holy Cross’s service area and they are
anticipating to being able to provide 100% renewable energy by 2030.
Additional on-site solar power, under study for the camp, would supplement Holy Cross
renewable energy (Section 10 Policy 1). The building orientation has been designed to support
on-site solar generation in alignment with the County’s ongoing support for energy efficiency
and renewable energy and Plan policies. A grant from CORE is allowing Ascendigo’s design team
to explore the potential for a net-zero energy campus.
Ascendigo believes that the Ranch future with the camp and other educational uses is
appropriate and aligns well with Comprehesive Plan priorities. The table below displays some
contrasts between the Ascendigo Ranch proposal and the single family home alternative.
Ascendigo Ranch Single Family Home Alt.
Principal Structures 6 21
Septic Systems 6 21
Peak Day Vehicle Trips 252 269
Pet Restrictions (Wildlife) Yes Undetermined
Improvements to Harmony Yes Previously Completed
Generates Permanent Jobs Yes No
The area is within the Three Mile planning area of the Town of Basalt. The Town’s Three Mile
Plan in the 2020 Master Plan and Urban Growth Boundary are focused on properties on the
valley floor and the plan does not discuss land use for Missouri Heights properties in detail.
Article 3: Zoning
The property is zoned Rural as is most of the private land in Missouri Heights that is not part of
a Planned Unit Development. The Rural zone district offers a variety of land uses through
review. Community Development staff determined that the most appropriate review process
for the Ascendigo Ranch was as an educational facility through Limited Impact Review as per
Table 3-403.
Ascendigo currently has 60
year-round Garfield County
based employees plus an
additional 48 summer camp
employees and an annual
Garfield County payroll of
over $4,000,000.
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In addition to the camp program, Ascendigo has a published educational curriculum that is used
with educators seeking information about serving the needs of students experiencing ASD.
The educational facility use combines the camp, training, therapeutic and educational uses and
housing for campers and staff envisioned for the site and is most aligned with the proposal as
defined in Article 15 of the Code (below).
Educational Facility. 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.
3-201 Zone District Dimensions
All dimensional standards are met. The lot coverage and setbacks are displayed on Exhibit N.
The placement of the staff lodge will confirm setback conformance at building permit. The
building heights, for both residential and non-residential structures, are displayed on Exhibit D.
The three lot sizes are greater than 2 acres- 79.494, 41.285, and 6.001 acres. displayed on
Exhibit N. Table 3-403 identifies Educational Facility as an allowed use subject to Limited Impact
Review.
Article 4: Procedures
4-201 Pre-Application Conference
A copy of the pre-application conference notes are attached in Exhibit M.
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Notice
Public notice will be implemented in accordance with Code requirements, see Exhibit H for a list
of adjacent properties within 200’ and mineral rights owners.
4-118 Waiver of Roadway Standards
A waiver to the standards of 7-107 Access and Roadways is proposed. Harmony Lane is a
private road and was developed to serve the various properties around the site. The existing
road width is approximately 20 feet, extending to 21 feet in some locations. At the intersection
with CR 102 the apron widens to about 50 feet.
The proposed Ascendigo entrance off Harmony Lane is approximately 2,300 feet to the south of
CR-102. Harmony Lane between the proposed entrance and CR-102 meets the minimum
standards for sight distance as does the intersection of CR 102 and Harmony Ln. Exhibit B,
Appendix R displays the intersection clear sight lines.
Ascendigo proposes to remove the remainder of the existing chip and seal surface on Harmony
Ln. between the primary entrance and CR-102, regrade the road surface to promote drainage,
and apply a new chip and seal pavement surface. While a chip and seal surface is not required
for this level of road, neighbors note dust issues with the current road and Ascendigo has
committed to helping manage that issue with chip and seal to their primary entrance.
The projected average daily traffic (ADT) during peak days, including existing traffic, is
approximately 252 vehicles as shown in the traffic analysis completed by McDowell
Engineering. On Harmony Ln. to CR 102, there are expected to be 244 trips, which is made up
of 76 existing trips and 168 project traffic trips. For comparison, the residential development of
the Ascendigo properties would be estimated to have generated 269 trips per day on a peak
day. Given the peak ADT, Harmony Lane would need to meet Secondary Access (201-400 ADT)
design standards. Peak ADT will only occur during part of the year when the camp is in full
operation.
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The Traffic Report shows all nearby intersections operating at level A or B with full buildout of
Ascendigo Ranch. The Ascendigo Ranch is expected to add six morning peak hour trips from CR
102 onto Harmony Ln. and eight trips in the afternoon peak hour from Harmony Ln. to CR 102.
A waiver for the total road width in Table 7-107 of the County code is proposed to help reduce
speeds and to keep future maintenance costs manageable. Currently, the maintenance of the
road is the responsibility of a user Road Association, in which Ascendigo will participate. A copy
of the current Road Association Agreement is attached as Exhibit P. The County standards and
the proposed road geometry are provided in Table 1. More detailed information is available in
Exhibit B, Section 2.2.
Table 1: Garfield County Road Design Standards and Proposed
Table 7-107 Standard Proposed
Lane Width 11’ 10’
Shoulder 4’ Varies based on existing
platform
Ditch Width 6’ Varies based on existing
conditions
Road Surface Chip and Seal Chip and Seal
Lane narrowing is a traffic calming strategy utilized and promoted by the U.S. Department of
Transportation to help reduce speeds, increase safety, and minimize crashes. Reduced lane
widths reduce the opportunity for aggressive driving, thereby decreasing the severity and
frequency of crashes. It is widely used throughout the United States and allows for lane widths
as small as nine feet.
The AASTHO Guide for low-volume roads is based primarily on limiting crash frequency and
severity because it is derived from a formal risk assessment. Section 4.2.2 of the AASTHO Guide
for Low Volume Roads indicates the cross-section widths of existing roads need not be modified
except in those cases where there is evidence of a site-specific crash pattern. We are currently
unaware of any crash specific patterns on Harmony Lane that might require mitigation through
road widening. The AASHTO Guide also allows for a total roadway width for new construction in
mountainous areas when the ADT is less than 600. Given this information the existing road
should be adequate for the proposed use.
The criteria for a waiver request in Section 4-118 are discussed above but reiterated as:
• the proposal exceeds the subject standard by proposing to chip and seal the road when gravel
would be allowed
• the proposal imposes fewer impacts to adjacent properties by using the existing road
footprint, which will reduce future maintenance costs and help manage speeds on the straight
roadway
Roadway improvements will be submitted to the Garfield County Road Engineer for review and
approval prior to construction.
Ascendigo Ranch Limited Impact Review and Plat Vacation 14
4-203 Submittal Requirements
A. Acknowledged.
B. The Application form and authorizations are in Exhibit J. A copy of the Deed and Title
Commitment are Exhibit I. A list of adjacent property and mineral rights owners is
Exhibit H. Mineral rights research was conducted by Sarah Oates of Oates, Knezevich,
Gardenswartz, Kelly & Morrow P.C. with reliance on the Title Commitment and Assessor
and Recorder data. Fees have been submitted with this application based on the Pre-
Application Conference notes in Exhibit M. Maps are in compliance with requirements.
C. Vicinity Map
D. An illustrative Site Plan is Exhibit A and a detailed plan is in Exhibit C (pages C2 and C3).
E. A Grading and Drainage Plan is displayed in Exhibit C and discussed in Exhibit B, Section
2.3. The site slopes to the south and west toward the valley floor. Much of the drainage
work on the Whitecloud property was implemented when the roadways were
constructed. Building areas will utilize existing detention areas and dry wells when
needed.
F. Landscape Plan is Exhibit L 1. The landscaping is targeted to provide appeal around the
few buildings on the property or to minimize view lines from adjacent properties. The
pasture is proposed for renewal and the remaining undeveloped area will be largely left
as is. Defensible space was addressed in landscape design.
G. Impact Analysis
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1. In general, the former ranchlands have been converted over time to residential uses
which reduces the lands effectiveness as habitat. The treed areas along the southern
side of the property sloping down to the valley floor are more effective habitat than
the upper portion that is largely former agricultural land.
2. As noted above, the treed area along the southern slope of the property is more
valuable from a habitat perspective. The remaining land is a mix of sage field and
former pasture/hay land.
The soils on the site are discussed in Exhibit B, Appendix D. In general, no
development is occurring in Avalanche, Landslide, Rockfall, or Alluvial Fan hazardous
areas. No corrosive or expansive soils and rocks, major faults, or potential mudflow
paths were identified on site.
3. A geotechnical report is in Exhibit B, Appendix D. No geological hazards have been
identified that would conflict with the proposed uses.
4. A geotechnical report is Exhibit B, Appendix D. Wastewater and stormwater are
addressed in Exhibit, Section 3.5. Pit holes were dug and the results suggest that
satisfactory percolation for on-site septic treatment. Additional information will be
submitted when Ascendigo applies for septic permits.
5. This information is found in Exhibit B Section 2.4. Groundwater and aquifer
recharge areas are located through the Harmony and Whitecloud parcels in four
forms. Infiltration of stormwater/surface runoff through overland flow, infiltration of
irrigation water, infiltration of stormwater through an existing detention pond and
proposed drywells, and infiltration of treated wastewater using septic fields. These
forms of infiltration are allowed per County code and are being designed to their
standards. There shouldn’t be negative impacts to groundwater or local aquifer.
6. This information is in Exhibit G, Section 5. No significant impacts were identified to
flora and fauna or critical wildlife habitat. Specific recommendations to minimize
impacts have been incorporated into the proposal. Examples include perimeter
wildlife-friendly fencing recommendations, domestic animal restrictions, wildlife-
friendly design to a proposed pond expansion, minimizing structures near treed,
slope areas, and lighting restrictions.
7. No vapor, dust, noise or smoke in excess of applicable regulations are proposed.
Ascendigo will use fully shielded exterior light fixtures. Minimal lighting is designed
for a rural feel with only critical lighting designed into the architecture. Generally,
lighting is located in the soffit of roof overhangs, under porches, and in bollards
about four feet tall along parking and walking areas. Landscape lighting is displayed
in Exhibit L 2.
8. While residential uses will be overnight, there will be quiet hours from 9 p.m. to 8
a.m. with no outdoor gathering during summer and 7 p.m. to 8 a.m. during non-
summer periods.
H. Not applicable as there is no request to rezone the property.
I. Not applicable.
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J. No development agreement is required, all uses would be vested and the initial
buildings are expected to include equestrian facilities, then the Base Camp and then the
Camper Lodge. Additional phases will be implemented as funds allow. The entire
buildout is expected to take several years or more.
K. Improvements to Harmony Lane are the only public improvements identified to date.
Ascendigo agrees to developing an Improvements Agreement with Garfield County staff
after the land use change is approved and prior to recording the Land Use Change and
Subdivision Vacation.
L. A Traffic Study is Exhibit K. Final Garfield County Road Impact Fees shall be calculated
and paid at the time of building permits for each building. Total buildout is expected to
take several years or more as it is dependent on additional fundraising. The fees are
estimated in the table below (Exhibit B, Appendix S).
The Ascendigo Ranch trips along with existing trips will generate 244 peak day trips on
Harmony Lane from CR 102 to the entrance to Ascendigo Ranch. Ascendigo agrees to
chip and seal the road surface from Fender Lane to the primary entrance to its property
using the existing road platform. While the road classification does not require chip and
seal, Ascendigo is aware of dust from the existing road as an issue for residents along
Harmony Lane and seeks not to exacerbate that concern.
Prior to that road work, plans will be submitted for review and approval by the Garfield
County Engineer. A waiver request is submitted for a narrower road platform.
Ascendigo has designed its entry to discourage access to and from Sunset Lane and will
provide information to registered guests, employees, and others visiting the site to
access the site via the Harmony Lane and Fender Ln. intersection. Ascendigo is
committed to efforts preventing users from accessing the Ranch via Sunset Lane. A
preferred driving surface from CR 102 to the Ascendigo entrance will provide a visual
cue for drivers reinforcing that commitment.
A Driveway Access Permit will be required for the new entrance and the application will
be submitted to Garfield County once design engineering is completed in preparation
for a building permit.
M. Water Supply information is in Exhibit B, Section 3.1 and storage/distribution are
depicted in Exhibit C, starting on page C 39. There is an existing 200,000 gallon potable
water storage tank, a central water distribution system and two active wells at the site.
There is adequate legal and physical water for the Ascendigo Ranch proposal. A pump
test was performed to assure Ascendigo of adequate physical supply.
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N. Wastewater information is in Exhibit B, Section 3.5 and leach fields/distribution are
depicted in Exhibit C, starting on page C 38 with green boxes. Location and leach field
sizes will be finalized in preparation for septic permits.
O. Not applicable.
Article 7: Standards
7-101 Zone District Regulations
The Ascendigo Ranch is in compliance with zone district regulations. There are three parcels,
after vacation of the Whitecloud Subdivision, all of which are larger than 2 acres. The
architectural concept drawings in Exhibit D display building heights which will conform to the
25’ limit for residential buildings (Camper Lodge, Staff Lodge, Caretaker home and ADU, and
Guest Cabin). The non-residential buildings will comply with the 40’ limit. The maximum lot
coverage and setbacks are in compliance and displayed on the Site Plan in Exhibit N. The staff
lodging building will be in proximity to a setback line and building permit application will
confirm conformance.
7-102 Comprehensive Plan and Intergovernmental Agreements
The conformance with the Comprehensive Plan is discussed above. We are unaware of any
Intergovernmental Agreements that would address the Ascendigo Ranch.
7-103 Compatibility
As discussed above, the building design concept is complementary to the typical structures in
the area and the agricultural and equestrian uses complement the uses in the area. The
distribution of buildings around the site presents a rural-agricultural, low density pattern of
land use. Buildings have been sited with consideration for adjacent property owners and we
believe will have less impact than the alternative housing development.
The camp itself has a residential character; however, there are no existing camp uses adjacent
to the area. As discussed above, the Ascendigo Ranch would be similar to other non-single
family home uses in the Missouri Heights area that provide added meaning and “Heart in the
Heights”.
Ascendigo Ranch Limited Impact Review and Plat Vacation 18
7-104 Water Source
In accordance with 2013 Garfield County Land Use and Development Code (LUDC), Article 4
Section 4- 203. M. requires that any development served by a Water Supply Entity shall submit
a letter prepared by the engineer of the Water Supply Entity. The Water Supply Adequacy
Report (Appendix M) and subsequent sections include all letter requirements listed in Sections
M.1.a.1.-(a-f).
Potable water for the campground will be supplied from two existing wells, Levitt Wells 2 and 3.
The Ascendigo property has water rights for both wells. An additional Levitt Well 1, is permitted
on the property, but it is not fully developed at this time. Wells are decreed as alternate points
of diversion to the Basalt Conduit under Case No. 01CW305 and can utilize 14.9 AF/year, at a
maximum simultaneous pumping rate of 50 gpm from all three wells. Currently, the wells can
be used for indoor domestic use, stock watering, and outdoor irrigation. Contract 269 will need
to be modified to reflect the new property owner and purchase of both Whitecloud and
Harmony Heights property. Additionally, the primary uses of the Levitt Wells need to be revised
to accurately reflect the proposed educational operations. For more details read the Water
Supply Adequacy Report in Appendix M.
A pump test was performed on Levitt Well 2, and Well 3 in September 2020. The test was
broken up into three phases: (1) 3 days of continuous pumping, (2) 16 hours of pumping with 8
hours off, and (3) recovery for 8 days.
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Results of all three phases of pump testing indicate adequate physical water supply, with the
potential for a sustained minimal drop (~1-2 ft) in the water column (54.2 ft of drawdown
available) during peak operations. For more test details and results,
including drawdown and recovery charts please see Appendix M.
Water quality samples were taken as a composite sample from Levitt
Wells 2 and 3. Wells 2 and 3 are drilled to 320 ft and 360 ft respectively
and are classified as groundwater wells not under the influence of
surface water. The wells produce safe drinking water in accordance
with EPA primary and secondary drinking water standards, results are
included in Appendix N.
Raw water for the lot comes from two different sources. The sources
are conveyed via the Whitecloud/Levitt Trust Pipeline to the property
and are discharged into a small pond. The pipeline conveys 251 Class A
Shares from Cattle Creek, which runs from Spring Runoff to late June/early July depending upon
the year. At the beginning of irrigation season, Class A shares deliver 1 cfs to the site. After
Class A shares end, Class B shares from Spring Park Reservoir begin for approximately 16 days.
Class B conveys 2.56 cfs to the property, which can be stored.
The property also owns 3 of the 13 taps from the Antonides Well. The Ascendigo Ranch plan is
not anticipated to require the use of the Antonides well taps. Use of those taps is a concern of
neighboring homeowners who share that well. Ascendigo retains the legal right to those taps, if
perfected. Multiple options exist for expanding irrigation water supply, which Ascendigo is
currently evaluating. More details on those options are discussed in the Water Supply Adequacy
report in Appendix M.
The project will use the raw water from the Whitecloud/Levitt Trust Pipeline as the source to fill
the three proposed ponds using the existing private lateral on the property. This piped lateral is
called the Fender lateral. Since the irrigation lateral is private and only benefits the Ascendigo
property an easement is not required. No stormwater is being directed to the lateral since it is
piped and buried and no impacts are proposed.
The owner of the irrigation ditch, which feeds the Fender lateral, is the Missouri Heights-
Mountain Meadows Irrigation Company. There are no impacts to the existing ditch. The
registered agent is Craig Corona with a mailing address of 1802 County Road 10, Carbondale,
CO 81623-9626.
An existing pond storage is proposed for expansion subject to future approvals from the State
of Colorado. If the approvals are not received, then only the existing ponds will be improved.
7-105 Central Water Distribution and Wastewater Systems
A. The water distribution system is centralized and provides water service for all uses.
Results of all
three phases
of pump
testing
indicate
adequate
physical
water supply
Ascendigo Ranch Limited Impact Review and Plat Vacation 20
B. A central wastewater distribution system is not available in the area. Individual septic
systems are typical in Missouri Heights and the proposed plan results in significantly
fewer wastewater systems than the private home alternative. A total of six leach fields
are proposed at the Ascendigo Ranch to treat the anticipated demand. That compares
to about 21 systems that could be required to serve the single family home alternative.
7-106 Public Utilities
Holy Cross Energy is providing electrical service to the site. There is existing underground single
phase on the Whitecloud parcel. There is adequate single-phase power supply to provide single
phase to the entire site, which would include an extension of existing underground from
Harmony Lane into the upper Harmony Heights portion of the site.
There is existing Century Link telephone service on the Whitecloud parcel. The telephone
conduit terminates at edge of the Whitecloud Ridge and Harmony Heights properties.
Telephone conduit for the upper Harmony Heights portion of the site will be extended from
either the existing termination at the Whitecloud property line, or from Harmony Lane, at cost
to the Owner.
There is an existing Black Hills energy
natural gas line that extends through
both the Harmony Heights and
Whitecloud properties. The existing
line can serve all of the structures on
the Whitecloud parcel. Gas service
lines would need to be added if service
is desired for the Harmony buildings.
Easements vacated for utilities services
on the Vacation Plat will be reinstated
with utility providers after recordation
of the Vacation Plat. Discussion with
the utility providers has been ongoing and the status is reported in Exhibit Q in a letter from
Sarah Oates, Ascendigo’s attorney.
7-107 Access and Roadways
A. The site shall have two access points that connect to Harmony Lane, an existing
roadway to the Whitecloud Subdivision and a new direct access from Harmony Lane
that would be the primary access to the site. Harmony Lane connects to County Road
102/Fender Lane.
B. Safe access is provided to the site.
Ascendigo Ranch Limited Impact Review and Plat Vacation 21
C. The Ascendigo Ranch shall pay road impacts fees per the county road impact fee
schedule. The Ascendigo Ranch will pay for chip and seal improvements to Harmony
Lane from CR 102 to the primary entrance to the property.
D. Not applicable
E. Not applicable
F. Based on a traffic study performed by McDowell Engineering, the existing and
Ascendigo Ranch traffic during the peak day could achieve the level of Secondary
Access. Obviously, this will not be a daily level of traffic and will vary seasonally;
however, neighbors along Harmony Lane note an existing issue with dust from traffic on
Harmony Lane and chip and seal will help reduce dust and provide a safer road surface
for area residents. Ascendigo proposes to use the existing road platform with no
substantial changes other than to make sure that there is a slope for proper drainage.
The internal road system is displayed on the site plan and in Exhibit C, starting on page
C11. No street lighting or sidewalks are proposed. Low scale bollard lighting will be used
at parking areas and some walkways. Internal pedestrian circulation will be via a trail
system indicated on the site plan. Drainage is displayed in Exhibit C and discussed in
Exhibit B, Section 2.3.
7-108 Natural Hazards
A geotechnical study was performed by Kumar & Associates for the Ascendigo Ranch. Kumar
did not find hazards in any area planned for development. The Kumar report is Exhibit B,
Appendix D.
7-109 Fire Protection
A. The Ascendigo Ranch site plan was shared with both the Colorado State Forest Service
and Carbondale and Rural Fire Protection District for review and comment while still
under design. Buildings have been sited and landscaping proposed with defensible space
as a priority.
There are existing fire hydrants in place for the Whitecloud Subdivision and the
Carbondale District provided comments on additional fire resources that would be
required for the Ranch that are incorporated into the submittal. The comments from
agencies have been incorporated into the design and fire protection resources in the
drawings in Exhibit C and discussion in Exhibit B, Section 3.4.
7-201 Agricultural Lands
A. The land use change enhances the agricultural activity on the property rather than
dividing it up into smaller lots. It does not affect the viability of adjacent agricultural
uses. Ascendigo implemented the first phase of weed management soon after acquiring
the property and participated in Garfield County’s Noxious Weed Cost Share Program.
Weed management will be an ongoing responsibility.
Ascendigo Ranch Limited Impact Review and Plat Vacation 22
B. Not applicable, adjacent properties are residential with the exception of Stirling Ranch
open space.
C. Acknowledged.
D. Not applicable.
7-202 Wildlife
Ascendigo Ranch retained
Colorado Wildlife Science to
perform a study of wildlife
and impact analysis related
to the proposed land use
change. The wildlife report
is in Exhibit G. Ascendigo
Ranch will comply with the
recommendations in the
report.
A. The more intact habitat areas on the property are on the treed and steep southern
slope of the property that leads down to the valley floor. Buildings and uses have been
sited to minimize impacts to those areas.
The property is mapped at a large scale by Colorado Parks and Wildlife as within elk
summer range, winter range, and severe winter ranges and within a portion of a
resident population. The property is also mapped within the home range of a resident
mule deer herd.
On-the ground inspection by Colorado Wildlife Science (CWS) found evidence of deer
using the property but no elk tracks or pellets were found on the plateau where
buildings are proposed. CWS has found the CPW deer mapping to be more accurate in
Missouri Heights than elk. CWS confirmed the wisdom of siting the buildings in the
disturbed areas above the slope and treed areas.
B. There are no mapped or field verified migration corridors on or near the property.
C. The proposed buildings will occur in areas of previous disturbance. Activity areas are
clustered to reduce impacts to wildlife.
D. Not applicable
E. In addition to Garfield County Animal Control regulations, the following rules will apply:
a. All pets must be within the control of a responsible person, either verbal or physical.
Ascendigo may require certain animals be leashed.
b. Pets not under control are considered at large and may be reported to Garfield County
Animal Control.
Ascendigo Ranch Limited Impact Review and Plat Vacation 23
c. Pet owners/responsible persons will make every reasonable effort to prevent their pet
from disturbing the peace of any other person by habitual or persistent barking, biting
or otherwise injuring, chasing, howling, yelping, whining or making any other disturbing
noise.
d. Pet owners/responsible persons will immediately collect and properly dispose of all pet
animal feces.
e. Cats will be kept inside or on a leash at all times.
f. Pet owners/responsible persons will be warned after the first infraction. Upon the
second infraction, Ascendigo may temporarily ban the pet and/or pet
owner/responsible person from Ascendigo property. Upon the third infraction,
Ascendigo may permanently ban the pet and/or pet owner/responsible person from
Ascendigo property.
g. All refuse containers should meet bear-proof specifications set by the Living with
Wildlife Foundation.
7-203 Protection of Waterbodies
A. Not applicable.
7-204 Drainage and Erosion
A. A permit from the State will be required.
B. Detailed drainage plans are displayed in
Exhibit C. The existing topography of the
site generally slopes in a northeast to
southwest direction with slopes varying from 5 to 20 percent across the northern half of
the property. This area is mostly Missouri Heights upland and was irrigated in the past.
The southern half of the property includes an escarpment with grades ranging from 20
to 60 percent. The western property line abuts a steeper drainage that has grades
ranging from 20 to 60 percent. Slopes are shown in Exhibit F. There are no major
drainages that cross through the property. Several small first order drainages start on
the border of the upland and escarpment areas. There is also a drainage that abuts the
western property line. The vegetation mainly consists of sage, juniper and grasses.
The Whitecloud parcel was improved in early 2000 with an asphalt access road that has
two 11-foot lanes and ditches for drainage. The road generally runs east to west and has
a spur that runs towards the Harmony parcel.
All roadside drainage is routed to a detention basin on the west side of the site using
ditches and culverts. The detention basin outlet pipe directs stormwater to the western
drainage. Stormwater on the Harmony parcel flows south following to smaller
drainages.
Ascendigo Ranch Limited Impact Review and Plat Vacation 24
No paved roads exist on the Harmony Parcel, only a two-track for accessing the existing
wells and water tank. The proposed development includes a road extension across the
Harmony parcel, three structures, a playing field, a stream course, two small ponds, and
one large pond within the Harmony Heights parcel. The proposed grading of the parcel
generally follows the existing grade of northeast to southwest.
Finish floor elevations, roadways and stream courses follow natural grade to limit
import and export volumes. Positive drainage is maintained away from all structures
and roadways. Approximately ten acres within this parcel are being disturbed. A cut/fill
analysis was performed with most of the excess material being used for the proposed
berms and over lot grading to limit unnecessary trucking.
All roadways on the Harmony parcel are cross sloped to follow the natural grade of the
parcel and aid with the collection of runoff from the road. Roadside ditches used to
collect runoff are typically a minimum of two-feet deep with three to one side-slopes.
The ditches have the capacity to convey the 100- year storm event through the site to
its natural drainage course.
Drywells are proposed to collect runoff from all of the impervious areas in the Harmony
Heights parcel including the proposed buildings. The drywells are sized to detain and
release the 25-year, 24 hour storm event using the modified Federal Aviation
Administration (FAA) Rational-based equation. The 100-year storm water event will
bypass the drywells. All released
runoff will transition back to sheet
flow conditions using rip-rap or
other approved best management
practices (BMP) to mitigate
erosion.
C. No discharge to a water body is
proposed. Drywells and other
drainage features will be used to
collect runoff from impervious
surfaces and buildings as per the
drawings and calculations in Exhibit
B, Section 2.5 and Appendix I and
Exhibit C starting on page C 11.
D. Acknowledged.
7-205 Environmental Quality
A. Acknowledged.
B. All hazardous materials will be stored in accordance with State and Federal regulations.
Ascendigo Ranch Limited Impact Review and Plat Vacation 25
7-206 Wildfire Hazards
A. The Site Plan submitted was developed with consultation from the Colorado State
Forest Service and Carbondale and Rural Fire District. Buildings are located outside of
the steep sloped and treed areas. The number of potential outdoor wood fires is
dramatically fewer than the single family home alternative use.
B. Buildings are sited in locations that are adequate distance from heavily forested areas
and no increase in intensity or duration of a wildfire is anticipated.
C. Roof Materials are non-combustible as shown in the materials palette in Exhibit D page
1.
7-207 Natural and Geologic Hazards
A. Utility locations have been prepared by a professional engineer and reflect findings from
the geotechnical report.
B. No development is proposed in avalanche areas.
C. No development is proposed in landslide areas.
D. No development is proposed in rockfall areas.
E. No development is proposed in alluvial fan hazard areas.
F. No development is proposed in areas with greater than 20% slope. There are a few
small sections of driveway or parking areas that will be in 20% slope while still following
contours. Any necessary retention or mitigation will be addressed in building permits for
those sections.
G. Surface drainage will be directed away from foundations even though buildings are not
planned in corrosive or expansive soils. Runoff will be directed as prescribed in the code
and is displayed in Exhibit C.
H. No development is proposed in mudflow areas.
I. No development is proposed in fault areas.
7-208 Revegetation
1. Acknowledged
2. Weed management activities will continue. Treatment has already begun on the
identified areas of noxious weeds.
3. Acknowledged.
4. Acknowledged.
5. Acknowledged.
6. Acknowledged.
7. Acknowledged timeline will be established at time of building permit.
Ascendigo Ranch Limited Impact Review and Plat Vacation 26
7-301 Compatible Design
A. The site organization is developed to minimize wildfire risk, to optimize solar access for
buildings considered for solar energy, to create a site form that clusters uses in a
manner consistent with the historical agricultural character and current residential
character. The internal circulation will mostly be on foot, bike, or electric cart.
B. Operations
1. Dust, odors, gas, fumes and glare will be minimal and are expected to be less than
the residential development alternative.
2. Acknowledged.
3. While residential uses will be overnight, there will be seasonal quiet hours.
Additional operating information has been prepared in response to staff request to
clarify building uses and capacity limitations.
Summer Camp Use
The highest use will occur when Ascendigo hosts its core summer camp between June 1 and
August 31. Further definition of dates, times, number of people, etc. is provided in the
accompanying table. When summer camp is in session, other programs are not offered at the
site.
Basecamp Building Use
Ascendigo’s main administrative offices will continue to be in downtown Carbondale. The
Basecamp building is sited and serves as the welcome center for the site and the primary
destination for most visitors.
The Basecamp building includes camp-specific administration space, including: a reception
desk; a 1-room infirmary and dedicated bathroom; 6 workstations for program staff, 4 of whom
are full-time employees that will use the offices year-round; one private office; a conference
room for staff meetings; a flex space with small table; a waiting room; a restroom; storage
closets; and 2 calming/sensory rooms.
The Basecamp building also includes a 72-seat dining hall, commercial kitchen, bathrooms,
storage, mechanical/utility space, and a 24-seat outdoor dining porch. The Basecamp will serve
as the primary location for education and training when offered during non-summer periods.
The Basecamp may also be used during special events.
Activity Barn Use
The Activity Barn includes a gym, gear storage and 5 therapy rooms. Therapy rooms will be
used for summer camp activities. During the remainder of the year, therapy and educational
sessions for program participants will be offered. The Activity Barn may also use used in
education and training for professionals, as needed.
Ascendigo Ranch Limited Impact Review and Plat Vacation 27
Camper Lodge Use
The Camper Lodge includes 24 single-occupancy rooms and 12 bathrooms, such that 2 campers
will share a bathroom. At full capacity, there will be 24 campers sleeping in the lodge during the
summer season. We will allow other Ascendigo participants to stay in the Camper Lodge during
non-summer seasons if they are part of an Ascendigo program, and we will limit total capacity
during non-summer seasons per the table below.
Staff Lodge Use
The Staff Lodge includes 24 double-occupancy rooms with bathroom capacity for up to 48
people. At full capacity, there would be 48 people sleeping in the lodge during the summer
season. We will also allow program participants to stay in the Staff Lodge during non-summer
seasons, and we will limit total capacity during non-summer seasons per the accompanying
table.
Caretaker House Use
Proposed Caretaker House is intended for an Ascendigo staff member and family. The intent is
for this staff member to be the caretaker of the property. The ADU is also intended for an
Ascendigo staff family.
Guest Cabin Use
Proposed Guest Cabin will be used by camp families who wish to stay on-site while their
camper is in session. This can be advantageous for campers who cannot be separated from
their parents overnight. During non-summer periods, the cabin may be occupied individuals or
families who are visiting for other Ascendigo programs. Only those participating in Ascendigo
programs will be housed there.
The accompanying table defines and quantifies our use in terms of categories listed below:
o Average summer day – This day assumes camp is in-session as described in
detail in the traffic study, Exhibit K. Ascendigo’s summer camp currently
consists of 8 weeks per from mid-June through mid-August. While we do not
intend to increase the number of weekly campers, we are allowing for the
possibility to increase the number of weeks in which camp participants or staff
are on site to 12 weeks, as listed in the accompanying table, recognizing that
lower demand and reduced staff availability during early and late summer are
limiting factors.
o Peak summer day – These are camper drop-off (Sunday) and pick-up days
(Friday) which occur once each per week. These days are less active in terms of
recreational activity but will have more vehicular traffic and total people on-
site. We offer families a meal on both days for campers, their parents, and
staff. It should be noted that many campers stay for more than one week, so
most pick-up/drop-off days will see less traffic than the peak.
Ascendigo Ranch Limited Impact Review and Plat Vacation 28
o Average non-summer day – These days may vary from month to month, but
capacity will be limited per the table. Warmer days may have similar
recreational activities to summer camp. Winter days will involve off-site skiing
and limited on-site outdoor activities such as sledding, cross-country skiing,
snowshoeing/hiking or general snow play. Therapy sessions are expected to
occur during the non-summer season. There will also be several weeks of
program breaks for holidays, staff rest, facility repairs and maintenance, etc.
o Peak non-summer day – These days will likely be educational workshops or a
drop-off or pick-up day for a non-summer program.
o Community event – We are limiting these events to no more than 2 per year
and they will likely occur in the Spring or Fall so that they avoid the busy
summer season but can still be held outdoors, possibly with tents. These
events include fundraising events or other community-based functions that
related to Ascendigo. We are allowing for more people on-site during these
events as per the table and will incorporate a shuttle system for participants
from Aspen and/or our Carbondale office.
In addition to our summer camp activities, Ascendigo intends to use the property for therapy
sessions, small-group training for staff and other autism professionals, staff meetings,
educational workshops, and education programs (including programs with a residential
component), and 2 community or fundraising events per year. Indoor events will not exceed
seating capacity of the Basecamp building (72 at maximum capacity) and it is important to note
that we anticipate less than 10 ‘peak days’ for non-summer use. All activities will be hosted by
Ascendigo and Ascendigo commits to not leasing any facility or component to other
organizations. To be clear, part of Ascendigo’s mission is to train other organizations on
supporting individuals with autism and therefore other organizations will be invited for
educational or training opportunities, but again, they will be hosted by Ascendigo. Also,
Ascendigo does indeed have a published educational training curriculum.
To quantify the scale and frequency of these additional uses, we have included the
accompanying table for seasonal dates, quiet hours, and maximum people on-site. The peak
day pertains to any peak activity, whether it is our peak camp activity (pick-up/drop-off days) or
whether it is an alternative use such as an educational workshop or community event.
Additional Commitments
1. Ascendigo commits to complying with and exceeding applicable Garfield County Sheriff
fire restrictions and following best practice standards as applicable based on conditions.
We also recognize the value in collective effort and consistent policies, and therefore we
commit to complying with fire restrictions adopted by all adjacent HOAs.
Ascendigo Ranch Limited Impact Review and Plat Vacation 29
2. Ascendigo commits to implement traffic-reduction strategies to reduce peak traffic.
Examples include encouraging and/or requiring staff carpooling and incorporating
shuttles during special events.
3. Ascendigo will adapt its current drug & alcohol policy to Ascendigo Ranch operations
and commit to diligent enforcement.
4. Ascendigo commits to maintain and implement best practice standards with respect to
soil health, weeds, domestic animals, and livestock management.
5. Ascendigo commits to working with the Roaring Fork Horse Council to allow limited
truck and horse trailer parking while trails are being used by their members.
Ascendigo Ranch Operational Parameters
start
date
end
date days
Quiet
hours
Camper
Lodge
max
Staff
Lodge
max
max
people
on-site3
Summer 1-Jun
31-
Aug 91
9pm-
8am
average
days1 71 24 48 80
peak days1 20 24 48 100
Non-
summer 1-Sep
31-
May 274
7pm-
8am
Camper
Lodge
Ave.
Staff
Lodge
Ave.
average
days1 268 22 2 18 2 65
peak days1 4 22 2 18 2 100
community
events1 2 22 2 18 2 150
average
days1 subtotal 339
peak days1 subtotal 26
TOTAL 365
NOTES
1
Please refer to accompanying narrative
descriptions.
2
During non-summer seasons, this number refers to a seasonal average, not a
maximum.
3 Max number of people on-site at any given time
Ascendigo Ranch Limited Impact Review and Plat Vacation 30
C. Buffering
The adjacent Garfield County zone districts are either the same or residential Planned
Unit Development (Stirling Ranch to the north and west). Eagle County zoning to the
east is residential. Berms have been proposed to the north of the Base Camp and
parking area to provide screening to the adjacent northern property. Trees along
Harmony Lane provide screening from the south. The number of buildings is significantly
lower than the large lot home alternative.
D. Materials
A materials palette is displayed in Exhibit D page 1. Materials and building forms reflect
the character of the area.
7-302 Off-Street Parking
A. Off-Street Parking
The parking proposed is based on Ascendigo’s 15 years of experience running a summer
camp program in the valley. Dispersed parking areas within the property are proposed
in character with the setting. A determination by the Director for an unlisted use is
requested, however, a table is provided to display the closest calculations based on the
closest code categories.
There are 33 proposed parking stalls at base camp. Eight parking stalls are proposed at
the activity barn drive. Six parallel parking stalls are proposed at the camper lodging
structure. The staff lodging area provides 22 parking stalls. There are eight spaces at the
Maintenance Barn and appropriate parking with the residential structures on the site.
Ascendigo anticipates that the dispersed parking areas proposed best meets their
needs.
Ascendigo Ranch Limited Impact Review and Plat Vacation 31
Structure Garfield County Section 7-
302 Requirement
Proposed
Parking Spaces
Use Type Notes
Base Camp 27 33 Dining and
Public Facility
72 seats. 1 spot for
4 seats = 18
Activity Barn 49 8 Public Facility 14,484 sq ft floor
area/300
Camper
Lodging
13 6 Lodging 13 rooms
Staff Lodging 24 22 Lodging 24 rooms
Guest Cabin 2 3 Lodging 2 rooms
Maintenance
Barn
8 8 Public Facility 2,298 sq ft
area/300
Caretakers
Residence
4 6 Residential 2 units, 2 spaces
per unit
Equestrian
Facility
8 8 Public Facility 2,296 sq ft/300
Total 135 94
The overflow parking area also serves as the delivery truck drop-off and turnaround
location for the base camp. The turnaround geometry allows up to an AASHTO WB-40
truck to safely drop-off and exit the property for base camp deliveries.
B. Not applicable.
C. Acknowledged.
D. Acknowledged.
E. No applicable.
F. Parking and Loading Surface
1. The surfaces for specific parking areas are indicated on the site plans in Exhibit C,
pages C 2 and C3 and are appropriate to the use, intensity and area character.
2. See Exhibit C.
3. Acknowledged.
G. Minimum Dimension of Parking Areas
Acknowledged, compliance will be assured through building permit submission.
H. Compact Car Spaces
Acknowledged, compliance will be assured through building permit submission.
I. Loading Berths
The overflow parking area also serves as the delivery truck drop-off and turnaround
location for the base camp. The turnaround geometry allows up to an AASHTO WB-40
truck to safely drop-off and exit the property for base camp deliveries.
J. Handicapped or Accessible Parking
Acknowledged, compliance will be assured through building permit submission.
K. Acknowledged, compliance will be assured through building permit submission.
L. Tandem Parking
Acknowledged, compliance will be assured through building permit submission.
Ascendigo Ranch Limited Impact Review and Plat Vacation 32
M. Backing Into Public Streets
Acknowledged, compliance will be assured through building permit submission.
N. Access Driveways
Acknowledged, Roadways are displayed in drawings of Exhibit C.
O. Acknowledged, compliance will be assured through building permit submission.
7-303 Landscaping Standards
A. General Standards
1. Exhibit L 1 displays the revegetation proposed. The buildings will be constructed
over time and revegetation will be specific to each project area disturbed using a
native low grow grass mix recommended by Garfield County. Pastureland will use a
dryland pasture seed mix, currently available at the Roaring Fork Coop or similar.
2. Acknowledged.
B. Not applicable.
C. Not applicable.
D. Acknowledged and incorporated into design.
E. Acknowledged and incorporated into design.
F. Acknowledged and incorporated into design.
G. Acknowledged and incorporated into design.
H. Acknowledged and incorporated into design.
I. Acknowledged and incorporated into design.
J. Not applicable. No parking is proposed adjacent to a public road.
7-304 Lighting Standards
A. Acknowledged.
B. Acknowledged.
C. Acknowledged.
D. Acknowledged.
E. Acknowledged.
7-305 Snow Storage
A. Parking lot snow storage areas are shown in Exhibit B, Appendix L.
B. Acknowledged.
C. Acknowledged.
D. Acknowledged.
E. Acknowledged.
7-306 Trail and Walkway Standards
A.-C. Not applicable.
Ascendigo Ranch Limited Impact Review and Plat Vacation 33
7-1001 Industrial Use
A.-I. Not applicable.
Vacating Final Plat
Ascendigo intends to vacate the Whitecloud Ridge Subdivision Plat to a single parcel of land.
This application includes a request for Vacation of the Whitecloud Ridge Subdivision Plat. A
draft Vacation Plat is in Exhibit E. A draft Termination Agreement of the Subdivision Common
Interest Community is in Exhibit O. After approval and final changes based on staff comments,
these documents will be finalized and recorded concurrent with the Land Use Change approval.
The intention would be to have the same land use change approval for all three remaining
parcels, tying their approved use and conditions of approval together.
5-307 Vacating a Final Subdivision
A. Acknowledged. Ascendigo is requesting the Vacation to be tied to the approved Land
Use Change. The Vacation Plat, Land Use Change, termination of Common Interest
Community and Improvements Agreement would be recorded at the same time as a
condition of approval. Exhibit Q provides information on the status of easements. The
Vacation Plat is Exhibit E. The Draft Declaration of Termination is Exhibit O. We
acknowledge that a condition of approval may be required to acquire agreements with
all utilities prior to recording the Vacation Plat
B. 1. Notice will be provided in same notice as the Land Use Change.
2. Acknowledged, see Exhibit E. Final Vacation Plat to be reviewed by County Attorney.
3.
a. Acknowledged.
b. No rights of way are public vacated
c. utility easements will be reinstated after vacation by agreement with the
providers. See Exhibit Q.
d. Acknowledged.
C. 1. See Exhibit I for Title Commitment.
2. Ascendigo Property Holdings owns all of the parcels and has consented to this
application. See Exhibit J.
3. See Exhibit Q. We recognize that a condition of approval may require completing all
utility agreements prior to recording the Vacation Plat.
4. The subdivision plat vacation allows better land utilization and management by
removing unnecessary property boundaries on the Whitecloud property. We believe
that inclusion and education related to the autistic population promotes a healthier
community. Ascendigo’s educational mission builds capacity among educators,
employers, and law enforcement, among others, in address the needs of this aspect
of the community.
5. Not applicable, the resulting parcel is greater than 35 acres.
Ascendigo Ranch Limited Impact Review and Plat Vacation 34
Exhibit List
Exhibit A Illustrative Site Plan
Exhibit B Engineering Report
Exhibit C Engineering Drawings
Exhibit D Architecture & Materials Palette
Exhibit E Vacation Plat
Exhibit F Slope Drawings
Exhibit G Wildlife Report
Exhibit H Property Owners within 200’ and Mineral Rights Owners
Exhibit I Deed and Title Commitment
Exhibit J General Requirements- Application and Letters of Representation
Exhibit K Traffic Study
Exhibit L Landscape Plan L-1 Landscape Lighting Plan L-2
Exhibit M Pre-Application Conference Notes
Exhibit N Setback and Lot Coverage
Exhibit O Draft Declaration of Termination CIC
Exhibit P Road Association
Exhibit Q Easement Status Letter
Exhibit R Vicinity Map