HomeMy WebLinkAboutGypsum Fire Variance Request ApprovalMEMO
502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311
Project: Sweetwater Ranch
Date: March 18, 2025
Topic: Sweetwater Ranch Access Road Variance Requests
Prepared By: Jesse Swann (Sopris Engineering)
Attachments: Road 3 Exhibit, Upper Houser Site Plan & Pressurized Fire Line Exhibit
This memo formally requests variances from the amended 2021 International Fire Code (2021 IFC) pumper truck
apparatus road requirements for a proposed private access road serving a development located approximately six miles
up Sweetwater Road in Gypsum, Colorado.
Project Background
The property encompasses approximately 2,660 acres of a working ranch and includes several structures accessed via
existing agricultural roads. The proposed development site is situated about 1.75 miles west of Sweetwater Road, and
emergency access is planned via an improved existing agricultural access road and a short segment of new road that
will connect to the proposed development.
The development site will consist of the following structures:
Main Residence: Type VB construction, approximately 20,300 gross square feet.
Guest Cabin 2: Type VB construction, approximately 1,750 gross square feet.
Guest Cabin 3: Type VB construction, approximately 1,860 gross square feet.
Guest Cabin 4: Type VB construction, approximately 2,700 gross square feet.
Future Cabin: Potential fourth guest cabin, assumed to be similar to the other proposed guest cabins listed
above.
Community Building: Type VB construction, approximately 14,600 gross square feet.
Activity Building: Type VB construction, approximately 6,800 gross square feet, located near Beaver Pond.
Snowmobile Shed: Type VB construction, approximately 1,800 gross square feet, located near Beaver Pond.
Variance Request
The existing agricultural road does not meet 2021 IFC access requirements due to steep slopes and narrow widths. After
assessing various alternative access road alignments from Sweetwater Road and consulting with Justin Kirkland from
Gypsum Fire, we propose improvements to the existing agricultural road, to the extent feasible, to better align with 2021
IFC standards. This option is preferred over using an alternative access road for primary emergency access.
Our office has evaluated and designed improvements to the existing access road to closely comply with the pertinent
2021 IFC requirements for pumper fire truck access. Due to existing wetlands and challenging topography, we are
requesting a few variances as outlined below and illustrated in attached Exhibit A:
1. Width: The 2021 IFC mandates a minimum width for emergency access roads. To mitigate impacts on existing
wetlands, we propose narrowing a section of the road to 16 feet. This modification is essential for preserving the
wetland ecosystem while ensuring adequate access for emergency vehicles. Emergency pull-outs will be
provided on either side of this narrowed section, with sufficient sight lines for drivers to see oncoming vehicles.
2. Maximum Slopes: Due to the site's topography, some sections of the access road will exceed the 10% slope
requirement; however, no section will exceed 11.5%, as further illustrated in Exhibit A. This access road will be
maintained year-round and will serve as the primary means of emergency access to the proposed development.
Varience approved by GFPD BOD3-26-2025. Subject to final field reviewand approval.
502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311
Fire Safety Enhancements
In addition to the road improvements, all proposed structures, except for the snowmobile shed, will be equipped with a
fire sprinkler system. We are also designing a pressurized water line to facilitate the installation of fire hydrants at
strategic locations within the development to serve the Main Residence, Community Building, and various Guest Cabins,
as illustrated in Exhibit B. This water line will draw from Beaver Pond, an existing pond on the property that offers an
estimated fire storage capacity of over 1.5 million gallons. The proposed system is designed to significantly enhance fire
safety by ensuring an adequate pressurized water supply for fire suppression, thereby minimizing the need for additional
equipment and personnel during emergencies. Furthermore, this fire line will serve a dual purpose by also providing
irrigation for the property, allowing for routine operation.
Conclusion
We believe the proposed improvements and requested variances will effectively balance the need for emergency access
with the preservation of the site's sensitive environmental features. We respectfully request your support for these
variances and are prepared to engage in further discussions to address any additional concerns you may have.
Thank you for your attention to this matter. Please feel free to reach out if you require any further information or
documentation.
E
E
PROPOSED 10'X50' PULLOUT
& START 16' WIDE ROAD
PLATFORM THROUGH
EXISTING WETLANDS
PROPOSED 10'X50' PULLOUT
& END 16' WIDE ROAD
PLATFORM THROUGH
EXISTING WETLANDS
PROPOSED 16-FT
WIDE BRIDGE
PROPOSED CATTLE
GUARD #1
FINAL LOCATION TBD
PROPOSED CATTLE
GUARD #2
FINAL LOCATION TBD
PROPOSED CATTLE
GUARD #3
FINAL LOCATION TBD
PROPOSED CATTLE
GUARD #3
FINAL LOCATION TBD
VARIANCE REQUEST
#1: 308 LF OF 20-FT
WIDE ROAD @ 11.25%
VARIANCE REQUEST #2: 927 LF
OF 20-FT WIDE ROAD @ 11.5%
VARIANCE REQUEST #3: 920 LF OF 16-FT WIDE ROAD
TO AVOID IMPACTING SURROUNDING WETLANDS
NOTE: PULL OFF PROVIDED ON EITHER SIDE OF
NARROWED ROAD SECTION WITH CLEAR LINE OF SIGHT
PROPOSED GUARDRAIL-FINAL LOCATION &
EXTENTS TO BE FURTHER COORDINATED
WITH GYPSUM FIRE AS DESIGN PROGRESSES
HMS DITCH
CROSSING
VARIANCE REQUEST
#4: 287 LF OF 20-FT
WIDE ROAD @ 10.5%
BEAVER
POND
PROPOSED ACCESS ROAD TO
BEAVER POND (20-FT WIDE @ 10%
MAX. GRADES). ALIGNMENT OF
PROPOSED PRESSURIZED FIRE LINE
TO SERVE PROPOSED CABINS AND
RESIDENCE AT UPPER HOUSER SITE.
PROPOSED FUTURE
ACCESS ROAD TO
SWEETWATER ROAD
12% MAX. GRADES
16' MIN. WIDTH
S
W
E
E
T
W
A
T
E
R
R
O
A
D
S
W
E
E
T
W
A
T
E
R
C
R
E
E
K
GA
R
F
I
E
L
D
C
O
U
N
T
Y
EA
G
L
E
C
O
U
N
T
Y
PROPOSED 20-FT ACCESS LOOP ROAD (20-FT WIDE
@ 10% MAX. GRADES) W/ LOOPED PRESSURIZED
FIRE LINE; RE. TO EXHIBIT B FOR UPPER HOUSER
SITE PLAN & PROPOSED PRESSURIZED FIRE LINE
W/ HYDRANT LOCATIONS
W
W W
W
W
W
W
W W W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
UPPER HOUSER:
FUTURE BUILDING SITE
W/ PROPOSED LOOPED
PRESSURIZED FIRE
WATER LINE FED FROM
BEAVER POND
PROPOSED
ACTIVITY BARN
SW
E
E
T
W
A
T
E
R
R
O
A
D
SW
E
E
T
W
A
T
E
R
C
R
E
E
K
PROPOSED FUTURE BRIDGE
OVER SWEETWATER CREEK FOR
RESIDENTIAL & AGRICULTURAL
ACCESS (UNDER DESIGN)
PROPOSED GUARDRAIL-FINAL LOCATION &
EXTENTS TO BE FURTHER COORDINATED
WITH GYPSUM FIRE AS DESIGN PROGRESSES
3/18/2025
DATE REVISION
DRAWING NO.
TITLE
NO
R
T
H
1 inch = ft.
( IN FEET )
GRAPHIC SCALE
0250 250 500
250
100075
SW
E
E
T
W
A
T
E
R
R
A
N
C
H
57
9
8
S
W
E
E
T
W
A
T
E
R
R
O
A
D
GY
P
S
U
M
,
C
O
8
1
6
3
7
JOB NO.
DATE:
SO
P
R
I
S
E
N
G
I
N
E
E
R
I
N
G
L
L
C
50
2
M
A
I
N
S
T
R
E
E
T
S
U
I
T
E
A
3
C
A
R
B
O
N
D
A
L
E
C
O
8
1
6
2
3
(9
7
0
)
7
0
4
0
3
1
1
s
o
p
r
i
s
e
n
g
i
n
e
e
r
i
n
g
.
c
o
m
EXHIBIT A
ROAD 3 SITE PLAN
W/ REQUESTED
VARIANCE
LOCATIONS
34008
PROPOSED GUARDRAIL
PROPOSED CULVERT
EXISTING GRAVEL ACCESS ROAD
LEGEND
SECTION OF IMPROVED ROAD SEEKING A
VARIANCE REQUEST FROM GYPSUM FIRE
MAPPED WETLAND
PROPOSED PRESSURIZED FIRE LINEWWW
VICINITY MAP
N.T.S.
S
W
E
E
T
W
A
T
E
R
R
D
CO
L
O
R
A
D
O
R
I
V
E
R
R
D
SITE
I-70
DOTSERO
GYPSUM
EXISTING FENCEX
EXISTING OVERHEAD POWER LINEOE
GY
P
S
U
M
F
I
R
E
C
O
O
R
D
I
N
A
T
I
O
N
E
X
H
I
B
I
T
1
2
'
'
W
L
1
2
'
'
W
L
12'
'
WL
12'
'
WL
12'
'
WL
12'
'
WL
12'
'
WL
12'
'
WL 12'' WL
12
'
'
WL
12
'
'
WL
12
'
'
WL
12
'
'
WL
12'
'
WL
12''
WL
1
2
'
'
W
L
1
2
'
'
W
L
12'
'
WL
12'
'
WL
12'
'
WL
12'
'
WL
12'' WL 12'' WL
12'
'
WL
12'
'
WL
12'' WL
12
'
'
W
L
12
'
'
W
L
12
'
'
W
L
12
'
'
W
L
12
'
'
W
L
1
2
'
'
W
L
1
2
'
'
W
L
1
2
'
'
W
L
1
2
'
'
W
L
1
2
'
'
W
L
12
'
'
WL
12
'
'
WL
12
'
'
WL
12
'
'
WL
12
'
'
WL
12
'
'
WL
12
'
'
WL
12
'
'
WL
12''
WL
12''
WL
12''
WL
12''
WL
12''
WL
1
2
'
'
W
L
1
2
'
'
W
L
1
2
'
'
W
L
1
2
'
'
W
L
1
2
'
'
W
L
1
2
'
'
W
L
1
2
'
'
W
L
12''
WL
7750
77
5
5
7
7
6
0
7
7
6
5
7
7
7
0
7
7
7
5
77
8
0
7
7
8
5
7
7
9
0
77
9
5
78
0
0
78
0
5
20.0'
ACCESS ROAD
SLOPES VARY
(10% MAX.)
20.0'
WIDE ACCESS RD
10% MAX. GRADES20.0' WIDE
DRIVEWAY
MAX. GRADE: 6.4%
LENGTH 150-FT TO
STAGING AREA AS
SHOWN HEREIN
20.0' WIDE DRIVEWAY
MAX. GRADE: 3.75%
LENGTH: 100-FT±
20.0' WIDE ACCESS RD
MAX. GRADE: 8%
LENGTH: 120-FT±
20.0' WIDE
DRIVEWAY
W/ 8% MAX.
GRADES
20.0' WIDE
DRIVEWAY W/ 8%
MAX. GRADES
GUEST
CABIN #3
GUEST
CABIN #2
MAIN
RESIDENCE
COMMUNITY
BARN
GUEST
CABIN #4
POTENTIAL
FUTURE
CABIN SITE
20.0'
WIDE ACCESS ROAD TO
SWEETWATER RD.
RE. TO EXHIBIT A FOR OVERALL
ALIGNMENT OF ACCESS ROAD
77
8
0
7
7
7
0
77
7
0
7
7
7
0
775
0
7
7
3
0
7
7
2
0
77
1
0
7
7
1
0
7
7
3
0
772
0
77
2
0
7
6
9
0
7
6
8
0
7
6
9
0
7
7
0
0
7
7
0
0
77
0
0
76
9
0
76
9
0
7680
7670
PROPOSED
HYDRANT
LOCATION
PROPOSED
HYDRANT
LOCATION
PROPOSED
HYDRANT
LOCATION
PROPOSED
HYDRANT
LOCATION
PROPOSED
HYDRANT
LOCATION
PRESSURIZED WATER LINE
FROM BEAVER POND
PRESSURIZED WATER LINE
FROM BEAVER POND LOOPED
AROUND ACCESS ROAD
PROPOSED DRIVEWAY ACCESS
(DESIGN STILL UNDER
DEVELOPMENT)
PROPOSED
HYDRANT
LOCATION
TURN AROUND TO
ACCOMMODATE
AMBULANCEPROPOSED PRESSURIZED FIRE LINE FED
FROM BEAVER POND LOCATED
FURTHER UP THE PROPERTY. ACCESS
TO BEAVER POND WILL BE PROVIDED
VIA A NEW 20-FT WIDE ACCESS ROAD
DATE REVISION
DRAWING NO.
G:
\
2
0
2
4
\
3
4
0
0
8
S
W
E
E
T
W
A
T
E
R
_
R
A
N
C
H
\
C
I
V
I
L
\
C
I
V
I
L
D
W
G
S
\
E
X
H
I
B
I
T
S
\
B
U
I
L
D
I
N
G
S
I
T
E
S
\
C
A
D
\
U
H
F
I
R
E
H
Y
D
R
A
N
T
P
L
A
C
E
M
E
N
T
C
O
O
R
D
.
D
W
G
-
M
a
r
1
7
,
2
0
2
5
-
8
:
0
6
a
m
NO
R
T
H
1 inch = ft.
( IN FEET )
GRAPHIC SCALE
050 50 100
50
20025
JOB NO.
DATE:
SO
P
R
I
S
E
N
G
I
N
E
E
R
I
N
G
L
L
C
50
2
M
A
I
N
S
T
R
E
E
T
S
U
I
T
E
A
3
C
A
R
B
O
N
D
A
L
E
C
O
8
1
6
2
3
(9
7
0
)
7
0
4
0
3
1
1
s
o
p
r
i
s
e
n
g
i
n
e
e
r
i
n
g
.
c
o
m
EXHIBIT B
PROPOSED UPPER
HOUSER SITE PLAN
& FIRE HYDRANT
LOCATIONS
34008
3/18/2025
GY
P
S
U
M
F
I
R
E
C
O
O
R
D
I
N
A
T
I
O
N
E
X
H
I
B
I
T
EXISTING CONTOUR 2-FT INTERVAL
EXISTING CONTOUR 10-FT INTERVAL7900
:33.1Steering Angle
4.83 17.67
8.17
6.91
6.0
American LeFrance - Eagle
feet
:
:
:
Width
Track
Lock to Lock Time
32.67
70.5'
CURB TO
CURB
REAR WHEEL TRACKING
FRONT WHEEL TRACKING
VEHICLE CENTERLINE
VEHICLE CLEARANCE
TURNING MOVEMENT LEGEND
LEGEND
PROPOSED CONTOUR 2-FT INTERVAL
PROPOSED CONTOUR 10-FT INTERVAL7900
NOTE: LOCATION OF PROPOSED FIRE HYDRANTS ILLUSTRATED
HEREIN ARE CONCEPTUAL AND MAY ADJUST AS THE DESIGN
PROGRESSES. FINAL LOCATIONS SHALL BE APPROVED BY GYPSUM
FIRE PRIOR TO CONSTRUCTION.
SW
E
E
T
W
A
T
E
R
R
A
N
C
H
57
9
8
S
W
E
E
T
W
A
T
E
R
R
O
A
D
GY
P
S
U
M
,
C
O
8
1
6
3
7