HomeMy WebLinkAboutSection 12 Non-Compliant Site AccessApril 17, 2018
Mark & Ernie Gianinetti
611 Cowen Dr.
Carbondale CO 81623
RE: Gianinetti Spring Creek Guest Ranch — Non -conforming Site Access
Cowen Drive (near Latigo Loop Intersection), Carbondale, Garfield County
Dear Mark & Ernie,
Per Garfield County's Planning Department request, an analysis of the ranch's
existing access is requested as part of the Engineering Report for the referenced
Gianinetti Ranch, dated February 15, 2018 along with any non-compliant issues and
recommendations.
As mentioned in the referenced Report, The ranch's only public access is an existing
driveway (road) intersecting the east side of Cowen Drive, approximately 280 feet
south of Latigo Loop intersection. Coming off Cowen Drive, the existing gravel
driveway immediately curves to the north and slopes down at nearly 12% for
approximately 1,000 lineal feet along the embankment cut onto the northwest flatter
portion of the ranch. The exiting driveway width varies from 18 to 20 feet.
The maximum generated average daily traffic (ADT) would occur when the guest
ranch amenities are at full capacity summarized as follows:
Event Center (200 person wedding) - 160 ADT*
9 Guest Cabins - 36 ADT
TOTAL 196 ADT
*most events will be weekly with 50-100 participants
The road design standard for servicing the proposed guest ranch based on a 196 ADT
(maximum occupancy) is classified as a "Rural Access" per County Regulations —
Table 7-107: Roadway Standards. The following chart compares the County's road
design standard for Rural Access with the proposed Gianinetti Guest Ranch Access
with its non-compliant standards shown as red text.
923 Cooper Avenue, Ste. 201 ( Glenwood Springs, CO 81601 1 970.945.5252 1 www.bu-inc.com
Mark & Ernie Gianinetti
Gianinetti Spring Creek Guest Ranch — Non -conforming Site Access
April 17, 2018
Page 2 of 3
GarCo Table 7-107: Roadway Standards
Design Standard
Rural/Access
Proposed
Guest Ranch Access
Design Capacity (ADT)
...................................................................................................
Min ROW width (feet)
Lane Width (feet)
Shoulder Width (feet]
Ditch Width (feet)
Cross slope
......................................................................................................
Design Speed
......................................................................................................
Minimum Radius (feet)
......................................................................................................
Maximum % Grade
......................................................................................................
Surface
100-200
50
11
4
2 Min. Paved
6
2% Chip/Seal
3% Gravel
.............................................................
nJa
s0
12%
.............................
Gravel
25-196
....................................................................................................
On Property (no ROW)
9 (two lanes)
1
Ditch not necessary
(No runoff anticipated due
to gravel ground surface)
3%
nJa
..............................................................................
30
(Space limitation)
12%
..............................................................................
Gravel
The graveled access has serviced the family ranch for many years with no evidence of
any road grade settlement or surface erosion. The driveway appears to be built with
native embankment gravels (ideal road base material). Also, no roadside ditch exists
or appears to be warranted along the uphill side of the drive due to the highly pervious
hill side surface area (native gravels and cobbles). Surface drainage along this
driveway appears to be a non -issue, thus eliminating a need for a road side ditch.
Based on the attached trip generation table for a typical wedding events, peak traffic
will be one-way, either arriving to or departing from the event, thus minimizing the
need for wide lane widths in both directions. The curve radius of the existing driveway
curve coming off Cowen Drive is physically limited to 30 feet due to its location along
the top edge of a high embankment.
The attached email from the Deputy Chief of the Carbondale & Rural Fire Protection
District finds the existing access acceptable for the proposed uses along with the
recommendation for improving the width of the driveway as more uniform.
923 Cooper Avenue, Ste. 201 ( Glenwood Springs, CO 81601 ( 970.945.5252 1 www.bu-inc.com
Mark & Ernie Gianinetti
Gianinetti Spring Creek Guest Ranch — Non -conforming Site Access
April 17, 2018
Page 3 of 3
Based on the above findings and recommendations, the existing driveway is
acceptable for the proposed use with the condition that the two combined lane and
shoulder widths be improved to a uniform driveway width of 20 feet.
I appreciate the opportunity to complete the requested review. Please feel free to
contact me with any questions or for additional information.
Sincerely,
BOUNDARIES UNLIMITED INC.
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Bruce D Lewis, P.E. er,• - `•
Project Engineer 144:11.°
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923 Cooper Avenue, Ste. 201 ( Glenwood Springs, CO 81601 ( 970.945.5252 ( www.bu-inc.com