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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 Page Intentionally Blank 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. Ascendigo Ranch Limited Impact Review and Plat Vacation 5 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” Ascendigo Ranch Limited Impact Review and Plat Vacation 7 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 Ascendigo Ranch Limited Impact Review and Plat Vacation 8 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. Ascendigo Ranch Limited Impact Review and Plat Vacation 10 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. Ascendigo Ranch Limited Impact Review and Plat Vacation 11 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. Ascendigo Ranch Limited Impact Review and Plat Vacation 12 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. Ascendigo Ranch Limited Impact Review and Plat Vacation 13 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 Ascendigo Ranch Limited Impact Review and Plat Vacation 15 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. Ascendigo Ranch Limited Impact Review and Plat Vacation 16 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. Ascendigo Ranch Limited Impact Review and Plat Vacation 17 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. Ascendigo Ranch Limited Impact Review and Plat Vacation 19 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