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HomeMy WebLinkAboutR00-147 variance for Two Rivers VillageCommissioner move 'adoption of the follow g Resolution: BOARD OF COUNTY COMMISSIONERS COUNTY OF EAGLE, STATE OF COLORADO RESOLUTION NO. 2000 - 1417- APPROVAL OF A PETITION TO GRANT A VARIANCE PERMIT FROM THE IMPROVEMENTS STANDARDS ESTABLISHED IN SECTION 4 -620 OF THE EAGLE COUNTY LAND USE REGULATIONS FOR THE TWO RIVERS VILLAGE SUBDIVISION & THE TWO RIVERS ESTATES SUBDIVISION File Number VIS -0009 WHEREAS, Two Rivers Development Company, LLC and William and Annalies Stephens, (hereinafter "Applicant "), submitted to the Eagle County Department of Community Development a petition for variances from the requirements of Section 4 -620 of the Eagle County Land Use Regulations for the Two Rivers Village and Two Rivers Estates Subdivisions; and WHEREAS, the specific variances are shown on the attached Exhibit "1 "; and WHEREAS, the Board of County Commissioners ( "the Board "), conducted a public hearing on August 28, 2000 and September 18, 2000 to consider the Applicant's petition; and WHEREAS, the Board, has considered all the evidence, exhib- its and arguments presented at and prior to the hearings. WHEREAS, based on the evidence presented, the Board finds that the Applicant's petition meets the intent of Section 5 -260.G which governs the granting of a variance permit from the Improve- ments Standards of the LUR, and also finds the following:" 1) The applicant has filed a petition for a Variance Permit from the Improvement Standards in conformance with the require- ments of Section 5 -260.G of the LUR. 2) The petition has been properly advertised and is ready for consideration by the Board of County Commissioners. 3) The road designs proposed by the petitioner will provide a road design that is equally durable and will provide for an equivalent level of safety to the standards but would be consid- erably less expensive, use less land, and blend in better with the environment and land form. 4) The applicant has demonstrated hardship to the developer and the public if there is strict adherence to the Rural Access 1 Road Functional r,ssification for the priv r °access road in the Two Rivers Estat`,&'Subdivision, and the Urban:- Collector and Urban Residential Road Functional Classifications for the private roads in the Two Rivers Village Subdivision. The specific hardships are described in pages 1 through 5 of Exhibit 111 ". 5) Hardships to the applicant of not granting the variances exceed any currently perceived adverse impacts on the health, safety, and welfare of persons affected, or adverse impacts to the affected lands. 6) On balance the benefits to the developer of granting the variance outweigh the adverse impacts to people and lands af- fected by granting the variance. NOW, THEREFORE be it resolved by the Board of County Commis- sioners of the County of Eagle, State of Colorado: THAT, The Board hereby approves the Applicant's petition for a Variance Permit from the requirements of Section 4 -620 of the LUR, as shown on the attached Exhibit 111" for the Two Rivers Village and Two Rivers Estates Subdivisions. THAT, the Board of County Commissioners directs the Depart- ment of Community Development to provide a copy of this Resolu- tion to the Applicant. THAT, the Board hereby finds, determines and declares that this Resolution is necessary for the health, safety and welfare of the citizens of Eagle County. MOVED, READ AND ADOPTED by the Board of County Commissioners of the County of Eagle, State of Colorado, at its regular meeting held the day of -^� 2000. °iN�� r aC� ATTEST: A COUNTY OF EAGLE, STATE OF COLORADO, by and Through Its BOARD OF COUNTY COMMISSIONERS By: - -.af / (✓?/fait. ._ By: CP'� Sara J.F sher Tom C. Stone, Chairman Clerk to the Board of County Commissioners n A Mfchael'1f, 'Gallagher, // Commissioner �/ Tbhnnette Phill-ips, Corp(hissioner 2 Commis )ner _ conded adoption of the foregoing res�iution. The •11 having b �n called, the vote was as follows: Commissioner, Tom C. Stone -- Commissioner, Michael L. Gallagher Commissioner, Johnnette Phillips This Resolution passed by vote of the Board of County Commissioners of the County of Eagle, State of Colorado. 3 Johnson, Kunkel & Associates, Inc. CIVIL ENGINEERING • LAND PLANNING • SURVEYING - MAPPING July 25, 2000 Ms. Helen Migchelbrink, P.E. Eagle County Engineering Department P.O. Box 850 Eagle, Colorado 81631 Re: Two Rivers Village & Estates Variance Request Dear Ms. Migchelbrink: The following outlines the items within the infrastructure of the referenced developments that require variances from the Eagle County Land Use Regulations. This variance request addresses only the project engineering issues that do not comply with the current regulations. It does not address any planning issues that may require a variance. Isom & Associates shall address these items separately. As per your memo to Jean Garren dated June 29, 2000, the roads within Two Rivers Village and Estates are classified as follows: Stephens Drives - Rural Access, Two Rivers Boulevard — Urban Collector, and all interior roads in Two Rivers Village — Urban Residential. For ease of reviewing, we included the standard that we are requesting a variance from. 1. Section 4 -620 H. Right -Of- -Way Width — The minimum right -of -way width for a Rural Residential Road shall be 50 feet. Variance Request — The right -of -way width is 30 feet (30') for all of the side streets within Two Rivers Village. The 30 -foot (30') right -of -way width was approved with the initial preliminary submittal. The 30 -foot (30') right -of -way would provide enough area for the proposed infrastructure, space for any future repairs, and maneuvering of emergency vehicles. The attached Turning Radius Analysis shows that an AASHTO (American Society of State Highway and Transportation Officials) WB -40 Design Vehicle (50' long) can maneuver within the proposed pavement section. Additionally, on- street parking will not be permitted and shall be strictly enforced. Based on this information, the reduced right -of -way should not compromise the safety of the residents of Two Rivers Village. Widening the right -of -way to 50 feet on the minor roads would greatly reduce the number of affordable housing units that the development could provide. Any reduction in the housing units could make the project unfeasible because of the large expense necessary to raise the site out of the floodplain and install the infrastructure. All of the work associated with the submittal would have to be completely redone to accommodate the larger right -of -way. This additional work would delay the project even further and increase the cost - per -lot, substantially. We would like to reiterate that the proposed right -of -way was approved with the initial preliminary plan. P.O. Box 409 • 1286 Chambers Ave. • Suite 200 Eagle, Colorado 81631 • Phone (970) 328 -6368 • Fax: (970) 328 -1035 P.O. Box 771 196 - 1 120 So. Lincoln Ave. • Suite 202 Steamboat Springs, CO 80477 • Phone: (970) 879 -4676 • Fax: (970) 879 -4870 Two Rivers Village & Estates Page 2 of 5 7/25/00 2. Section 4 -620 J. Shoulder Width — Urban Collectors and Urban Residential Roadways shall have a 24" barrier curb and gutter. Variance Request — A 12 -inch (12 ") wide by six -inch (6 ") deep pan curb is proposed for all roadways within Two Rivers Village. The proposed pan curb, as with the barrier curb and gutter, is used to help maintain the integrity of the road prism. However, a 24 -inch (24 ") barrier curb and gutter is not necessary because the roadway is not crowned. All drainage is channeled to the valley pan in the middle of the roadway. Therefore, a traditional curb and gutter would not serve its design purpose. The barrier curb would require raising the entire site an additional foot so that surface run -off would spill over the curb. This would be a large, unnecessary expense. 3. Section 4 -620 J. Lane Width — Urban Collectors shall have a minimum width of I5 feet (15). Variance Request — The Two Rivers Boulevard lane width is 11.5 feet (115). The 11.5 -foot (11.5') lane width was approved with the initial preliminary submittal. The 15 -foot (15') described in the Land Use Regulations is for all speeds; therefore, the conservatively wide width is used in the regulations. Also, the Urban Collector classification does not have any restrictions on on- street parking; therefore, a portion of the 15 -foot (15') lane could be intended to relieve on- street parking congestion. Two Rivers Boulevard shall have a low speed limit of 20 mph and no on- street parking shall be permitted. Also, the valley pan in the middle of the road provides an additional 1.5 feet (1.5') to each lane. AASHTO guidelines state that the roadway width shall be 24 feet (24') based on the given design speed and traffic volume. The proposed roadway width is 26 feet (26') including the valley pan. Therefore, the proposed road width meets AASHTO standards. Based on the design conditions, the proposed variance should not hinder traffic flow or pose any safety problems. 4. Section 4 -620 J. Paths — Urban Residential roadways shall have a detached sidewalk. Variance Request — None of the side streets in Two Rivers Village have sidewalks. There were no sidewalks on these streets in the approved initial preliminary plan. The 30 -foot (30') right -of -way cannot accommodate the sidewalk. 5. Section 4 -620 J. Bike Lane — Urban Collectors shall have a four foot (4 ) attached bike lane. Variance Request — Two Rivers Boulevard has no provisions for an attached bike lane. There was no attached bike lane with the approved initial preliminary plan. The speed limit is 20 mph throughout Two Rivers Village with valley pans that would control the speed on Two Rivers Boulevard. The lack of a separate bike lane should not be a safety problem based on the low speed limit in the subdivision. 6. Section 4 -620 J.I.f. Horizontal Alignment of Switchbacks — The minimum switchback radii for a Rural Access Road is 60 feet (60 ). Variance Request — One switchback on Stephens Drive in Two Rivers Estates has a 50 -foot (50') radius. This radius was approved with the initial preliminary plat. The 50 -foot (50') radius is necessary to follow the natural ridgeline of the hillside without creating excessive cuts and fills. The posted speed limit on Stephens Drive shall be 15 miles - per -hour (mph). Based on the AASHTO A Policy on Geometric Design of Highways and Streets, the minimum safe radius using a 15 mph speed limit, a side friction factor of 0.4, and no superelevation is 37.5 feet (37.5'). Therefore, it can be 3t Two Rivers Village & Estates ., Page 3 of 5 7/25/00 concluded that the 50 -foot (50') radius exceeds the AASHTO requirements for a safe turning radius. 7. Section 4 -620 J. I. h. Dual Access — The applicant shall be required to provide two (2) points of access from the proposed development to the public roadway system, unless prevented by topography or other physical conditions. In any event there shall be a secondary emergency ingress /egress from any development. All dwellings and other structures shall be accessible by emergency and service vehicles. Variance Request — Two Rivers Estates (Stephens Drive) does not have two points of access or a secondary emergency ingress /egress. The approved initial preliminary plan did not have the dual access. Topographic restrictions prevent being able to provide a dual access. However, there are only five residential units on this roadway. All of the residential units shall be accessible by emergency and service vehicles. 8. Section 4 -620 J.2.b. Maximum Grade —The maximum grade for a Rural Access Road shall be eight percent (8 %) to 12- percent (12 01c). Variance Request — The maximum residential roadway grade within the developments is 10- percent. This grade is found only on Stevens Drive. The 10- percent maximum grade on the current drawings is less than the 12- percent provided in the initial preliminary submittal. The access road to the water tank is at 17.75% for approximately 200 feet and 15% for approximately 150 feet. Only Metro District vehicles shall access the road. The type of maintenance vehicles using the access road should have no problems with access to the tank site. Also, Section 4 -620 J.2.b.4. Low Volume Roadways, permits increases in grades to 150 - percent of the stated values. 9. Section 4 -620 J.2.b. Maximum Grade Through Switchback — The maximum grade through a switchback for a Rural Access Road shall be six percent (6°Io). Variance Request — The roadway grade through the switchbacks in Two Rivers Estates is 10- percent (10 %). This grade was approved with the initial preliminary plan. It would not be feasible to adjust the grade to six - percent (6 %) because of topographic restrictions. Granting of this variance does not, in our opinion, adversely impact the health, safety, or welfare of persons whom would be traveling on the roadway. 10. Section 4 -620 J.2.c.1 Vertical Curves — The maximum algebraic difference in grade shall be eight- tenths (0.8) percent & minimum K Factors for sag curves shall be 20 for 20 mph design speed. Variance Request — A grade break occurs along the valley pans in the center of each intersection along Two Rivers Boulevard. The grade break is necessary to install the drainage facilities as currently designed. The valley pans could also serve as speed control on Two Rivers Boulevard. The valley pans as shown were approved with the initial preliminary submittal. Revising the plans to allow only an 0.8- pecent grade break would reduce the drainage capacity of the valley pan and require major design revisions. This additional work would delay the project even further and increase the costs substantially. The sag curve at the start of the water tank access road has a K Factor of 4.17. However, the vehicle speeds along this road shall be considerably less than 20 mph. Only maintenance vehicles will use the road; therefore, driver "comfort" is not critical. Two Rivers Village & Estates Page 4 of 5 7/25/00 11. Section 4 -620 J. Minimum Structural Section — The minimum structural section for a collector Rural Residential Road is four -inch (4') HBP and 12 -inch (12') ABC. Variance Request — The revised preliminary drawings illustrate a four -inch (4 ") HBP and 12 -inch (12) ABC roadway section. However, a note has been added to the plans stating that the roadway section shall be designed based on laboratory analysis (Resistance Value R) of the subgrade (proposed fill material). The analysis may show that a four -inch (4 ") HBP and 12 -inch (12 ") ABC roadway section may be excessive for the design conditions. The analysis results and design of the roadway section shall be submitted to the Eagle County Engineering Department for review and approval prior to Final Plat submission 12. Section 4 -620 J. Minimum Centerline Radius — The minimum centerline radius for an Urban Residential Roadway is 100 feet. Variance Request — The proposed centerline radius of .most of the side streets within Two Rivers Village is 35 feet (35'). The 35 -foot (35') radius was approved with the initial preliminary plan. The attached Turning Radius Analysis shows that an AASHTO WB -40 Design Vehicle (50' long) can maneuver within the proposed pavement section with the 35 -foot (35') centerline radius. Therefore, the proposed radius would allow emergency vehicles to enter any of the side streets. 13. Section 4 -630 B.1. Sidewalk Width — Detached sidewalks shall be six feet (6) wide and attached sidewalks shall be four feet (4 ) wide. Variance Request — The proposed detached sidewalk width along Two Rivers Boulevard is five feet (5'). The five -foot (5') width was approved with the initial preliminary plan. The AASHTO Policy on Geometric Design of Highways and Streets, states "sidewalks in residential areas may vary from 4 to 8 ft." and "where sidewalks are placed adjacent to the curb, the walkway widths should be approximately 2 ft wider than those widths used when a planted strip separates the walk and curb." It appears that the Land Use Regulations has the widths indicated incorrectly. For the Land Use Regulations to comply with the AASHTO guidelines, the attached sidewalk should be six feet (6') wide and the detached sidewalk should be four feet (4') wide. The proposed five -foot (5) wide detached sidewalk is in compliance with the AASHTO and ADA guidelines. 14. Section 4 -630 B.2. Sidewalk Minimum Thickness — Sidewalks shall have a minimum thickness of four (4) inches of reinforced concrete compacted over six (6) inches of Class VI aggregate base course (ABC). Variance Request — The proposed sidewalk along Two Rivers Boulevard has a four -inch (4'7 reinforced concrete section over four inches (4'7 of Class VI ABC. The proposed section should be adequate to support the design loads anticipated for the proposed sidewalk. However, the sidewalk section shall be designed based on laboratory analysis (Resistance Value R) of the subgrade (proposed fill material). The analysis results and design of the sidewalk section shall be submitted to the Eagle County Engineering Department for review and approval prior to Final Plat submission. Two Rivers Village & Estate -/' Page 5 of 5 7/25/00 The roadway layout as it exists was previously approved with the initial preliminary plan. However, because of other changes to the initial preliminary submittal (mostly planning issues), a new preliminary plan has been submitted. It is our opinion that the proposed variations from the current regulations are not detrimental to the health, safety, or welfare of the residents of Two Rivers Village. Because the project is proposed to provide affordable housing, any reduction of lots or additional changes may reduce the feasibility of the project. Therefore, it is critical to the life of the project that the requested variances be approved. Thank you for taking the time to review the requested information. Should you have any questions or require additional information, please call. Sincerely, Jorge Gonzalez - Rodiles, P.E. Project Manager P:\EA00223\DOCUMENTS\VAREANCE2.doc PC: Ken Kriz Bill Stephens Steve Isom — Isom & Associates King Lloyd — Gould Construction • ITWO RIVERS VISAGE TURNING RADIUS ANALYSIS AASHTO WB -40 DESIGN VEHICLE SEE DETAIL BELOW FOR \ DESIGN VEHICLE AND PATH DESCRIPTIONS 13 14 15 W III m 0 0 BASS DRIVE 22 21 CENTERLINE 20 VEHICLE DIMENSIONS N.T.S. 7 —BACK OF CURB -� EDGE OF PAVEMENT 23 A PROPERTY LINE EDGE OF VALLEY 24 PAN (TYP) NOTES 1. BASS DRIVE WAS USED IN THE ANALYSIS AS A REPRESENTATIVE ROADWAY FOR TWO RIVERS VILLAGE. ANALYSIS PERFORMED ON OTHER STREETS MAY VARY. 2. THE DESIGN VEHICLE USED IS TAKEN FROM THE AASHTO, A POLICY ON GEOMETRIC DESIGN OF HIGHWAYS AND STREETS. 3. THE ANALYSIS SHOWS THE VEHICLE DRIVING FORWARD, COUNTERCLOCKWISE ON THE ROADWAY. 4' 12 25 a 5 TURNING PATH TEMPLATE I "-5W - ROW 4 3 Johnson, Kunkel 8.00 3.30 25.00 8.00 & Associates Inc. PHONE: 970 - 328 -6368 970- 879 -4676 SCALE CHECKED BY 0 FAX: 970 -328 -1035 970- 879 -4870 1 in. = JOB NO.: EA 0022J LAND SURVEYING MAPPING P,O. Box 409 1286 Chambers Ave., /200, Eagle, CO 81631 50 it 50 [t 7122100 % CIVIL ENGINEERING P.O. Box 771196 1120 S. Lincoln Ave., #202. Stmbt Spgs, CO 80477 DRAWING NO.: AUTOAIRA/ 0 E) 4.00 13.00 2.00 NAME UNITS Tractor Width : 8.50 Trailer Track : 8.50 Trailer Width : 8.50 Steering Angle : 21.30 Tractor Track : 8.50 Tractor/Troiler Angle :44.98 VEHICLE DIMENSIONS N.T.S. 7 —BACK OF CURB -� EDGE OF PAVEMENT 23 A PROPERTY LINE EDGE OF VALLEY 24 PAN (TYP) NOTES 1. BASS DRIVE WAS USED IN THE ANALYSIS AS A REPRESENTATIVE ROADWAY FOR TWO RIVERS VILLAGE. ANALYSIS PERFORMED ON OTHER STREETS MAY VARY. 2. THE DESIGN VEHICLE USED IS TAKEN FROM THE AASHTO, A POLICY ON GEOMETRIC DESIGN OF HIGHWAYS AND STREETS. 3. THE ANALYSIS SHOWS THE VEHICLE DRIVING FORWARD, COUNTERCLOCKWISE ON THE ROADWAY. 4' 12 25 a 5 TURNING PATH TEMPLATE I "-5W - ROW 4 3 Johnson, Kunkel EAGLE STEAMBOAT SPRINGS DRAWN BY- J�' j & Associates Inc. PHONE: 970 - 328 -6368 970- 879 -4676 SCALE CHECKED BY SHEET FAX: 970 -328 -1035 970- 879 -4870 1 in. = JOB NO.: EA 0022J LAND SURVEYING MAPPING P,O. Box 409 1286 Chambers Ave., /200, Eagle, CO 81631 50 it 50 [t 7122100 % CIVIL ENGINEERING P.O. Box 771196 1120 S. Lincoln Ave., #202. Stmbt Spgs, CO 80477 DRAWING NO.: AUTOAIRA/ OF TWO RIVERS VI SAGE TURNING RADIUS ANALYSIS FIRE ENGINE DESIGN VEHICLE 10 11 SEE DETAIL BELOW FOR 12 DESIGN VEHICLE DESCRIPTION 13 14 I&1 II 8 , 7 / 6 BASS DRIVE 22 21 \ CENTERLINE 20 EDGE OF VALLEY r -"- PAN (TYP) - BACK OF CURB -' EDGE OF PAVEMENT 23 PROPERTY LINE 24 5 ROW 4 3 1 NOTES 1. THE ANALYSIS WAS PERFORMED USING DIMENSIONS TAKEN FROM THE LARGEST FIRE ENGINE IN THE GYPSUM FIRE PROTECTION DISTRICT. 2. AUTOTURN SOFTWARE WAS USED TO PERFORM THE ANALYSIS. THE ANALYSIS DISPLAYS THE VEHICLE DRIVING FORWARD, 3. COUNTERCLOCKWISE ON THE ROADWAY. DIMENSIONS Width 8.25' 5.83' 20.08' 12.17' Track 8.25' Steering Angle 32.2' VEHICLE DIMENSIONS_ Turning Radius 37.7' N.T.S. Johnson, Kunkel & Associates Inc. LAND SURVEYING MAPPING CIVIL ENGINEERING EAGLE STEAMBOAT SPRINGS X: PHONE: 970- 328 -6368 970- 879 -4676 FA 970- 328 -1035 970 - 879 -4870 SCALE 1 in. = 50 ft 50 ft. DRAWN BY JG CHECKED BY , SHEET JOB NO.: EA 0022J 1 OF P.O. Box 409 1286 Chambers Ave., 1200, Eagle, CO 81631 P.O. Box 771196 1120 S. Lincoln Ave., 1202, Stmbt Spgs, CO 80477 7122100 DRAWING NO.: AUTOTURN -FIRE p TWO RIVERS \CLAGE TURNING RADIUS ANALYSIS FIRE ENGINE DESIGN VEHICLE 12' ROAD TO WWTP REAR WHEEL' DESIGN VEHICLE FRONT WHEEL'S PATH SIDEWALK J ROW EDGE OF WATER -- COLORADO RIVER CENTERLINE OF CUL -DE -SAC PROPERTY LINE C11 CRAPPIE LAKE 1 " =50' BACK OF PAN CURB 30 SEE DETAIL BELOW FOR DESIGN VEHICLE DESCRIPTION 29 m EDGE OF VALLEY PAN (TYP) CEN E111111111-6 28 NOTES 1. THE ANALYSIS WAS PERFORMED USING DIMENSIONS TAKEN FROM THE LARGEST FIRE ENGINE IN THE GYPSUM FIRE PROTECTION DISTRICT. CYP9UY nits PRO[Ef,'f10N ulstfnct 2. AUTOTURN SOFTWARE WAS USED TO PERFORM THE ANALYSIS. THE ANALYSIS DISPLAYS THE VEHICLE DRIVING FORWARD, rq 3. COUNTERCLOCKWISE ON THE ROADWAY. 6 CUL -DE -SAC RADIUS TO EDGE OF PAVEMENT IS 43 FEET. e 8 4. EACH LANE IS 13 FEET WIDE INCLUDING THE VALLEY PAN IN 0 THE MIDDLE OF THE ROADWAY. m DIMENSIONS Width 8.2 5' 5.83' 20.08' 12.17' Track 8.25' Steering Angle 32.2' VEHICLE DIMENSIONS Turning Radius 37.7' - -- -- - --- N.T.S. Johnson, Kunkel EAGLE STEAMBOAT SPRINGS DRAWN BY ✓G J & Associates Inc. PHONE: 970- 328 -6368 970 -879 -4676 SCALE CHECKED 8Y SHEET FAX: 970- 328 -1035 970 - 879 -4870 I in. = J08 NO.: EA 00223 LAND SURVEYING MAPPING P.D. Box 409 1266 Chambers Ave.. #200, Eagle. CO 81631 60 ft DATE.' 7122100 J CIVIL ENGINEERING P.O. Bo. 77t196 1120 S. Lincoln Ave.. /202. Stmbt Spgs, CO 80477 DRAWING NO.: AT —C —D —S OF