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