An Updated Traffic Variance Application was Posted December 12.

Here's a summary of Changes, outside of a revised Traffic Impact Study

The newer document, EJ Crossing VIS App-Consolidated-2025-12-12 (1).pdf, contains two new sections with Applicant responses that were not present in the earlier document, 2025.11.21_Referral V.2 Application 1041-9568.pdf.

The new or changed content includes:

Eagle County Engineering Comments

• Traffic and Level of Service (LOS):

• A description of the El Jebel and SH-82 intersection's existing conditions, noting it is signalized and introduces delay due to the spacing from other signals, with the project expected to add 22 vehicles during the peak hour to the southbound approach.

• Confirmation that the updated Traffic Impact Study provides the requested detailed LOS and delay information for intersection approaches and individual movements at El Jebel and SH-82.

• Details that all reported 95th-percentile queue lengths are within existing turn lane storage and that southbound and westbound through movements at the El Jebel and SH-82 intersection have been included in the updated study.

Wildfire Mitigation Comments

• Construction and Fire Resistance:

• An acknowledgment of the property's Moderate wildfire hazard rating and a commitment to incorporate ignition-resistant design measures.

• Specific construction requirements, including Class-B or better roof assemblies, ignition-resistant deck construction, fire-resistive siding and soffit construction, and protected exterior vents with non-combustible covers and a minimum 1¼-inch metal screening.

• Landscaping and Defensible Space:

• Commitment to maintaining a 5-foot non-vegetated buffer immediately adjacent to most structures, with an exception for irrigated turfgrass near townhomes.

• Note that final tree selection and major landscape placement will be completed in consultation with the Roaring Fork Fire Rescue Authority to ensure emergency access remains unobstructed.

• Evacuation:

• Confirmation of one primary access point and two vehicular emergency ingress and egress points.

• A plan to install clear, durable signage at all residential buildings, common areas, and key decision points to identify emergency evacuation routes and assembly areas.

The responses to the Colorado Department of Transportation and the Town of Basalt comments in the newer document are substantially the same as in the older one.

Sources:

• New Variance Application.pdf

• 11.21 Variance Application sans Traffic Impact Study

The "Traffic Variance": A License for Gridlock

The developer admits their project is too big for our roads. Now they want a waiver to break the rules.

The El Jebel Crossing project (File #VIS-009583-2025) has hit a major roadblock: it will generate so much traffic that the intersection at El Jebel Road will fail. 

Instead of fixing the problem or reducing the size of the project, Aspen One is asking for a "Variance" (waiver) to ignore the safety standards. If the County approves this, they are voting to accept gridlock as the new normal.

🛑 Why You Should Oppose This

A variance is a special permission to break the rules. It is supposed to be used for physical hardships (like a cliff on the property), not for maximizing profit.

Here are the 3 arguments you should use in your public comments:

1. The "Self-Imposed Hardship" Argument

• The Reality: The land isn't causing the traffic problem; the size of the development is.

• What to Say: "Variances are for unique physical hardships, not financial ones. The developer created this problem by choosing to build 111 units. They can solve it by building fewer units. Do not lower our safety standards to protect their profit margin."

2. The "Ambulance Test" (Public Safety)

• The Reality: Traffic standards (Level of Service) exist to ensure emergency vehicles can move. "Level of Service F" means gridlock.

• What to Say: "If you grant this variance, you are knowingly creating a safety hazard. When an ambulance or fire truck gets stuck in gridlock at El Jebel Road, seconds matter. Are you willing to compromise the safety of existing residents for this project?"

3. The "Pay to Play" Argument

• The Reality: If a developer breaks the road network, they must pay to fix it (e.g., traffic lights, roundabouts).

• What to Say: "If the applicant cannot afford the road upgrades required to handle their own traffic, they cannot afford the project. Taxpayers should not subsidize this development by accepting worse traffic conditions."

📝 Action Plan: What You Can Do

Don't just be angry. Be effective.

Step 1: Demand an Independent Review

The developer pays their own consultants to produce the traffic study.

Write to the County Planner planningcomments@eaglecounty.us: "I formally request that Eagle County hire an Independent Third-Party Traffic Engineer—paid for by the applicant—to verify the traffic numbers for File VIS-009583-2025. We believe the impact is understated."

Step 2: Testify at the Hearing

Keep your comment under 3 minutes. Use the Sandwich Method:

1. State the Rule: "The regulations require Level of Service C or better."

2. State the Breach: "The applicant admits they cannot meet this and wants a waiver."

3. State the Conclusion: "You must deny the variance. If the project doesn't fit the road, the project must change."

📂 Project Details for Your Reference

• Project Name: EJ Crossing Variance from Improvement Standards

• Applicant: Aspen One (Heather Henry)

• Request: Variance for "Level of Service" at El Jebel Road & removal of internal Right-of-Way.

• File Number: VIS-009583-2025

• Planner: Taylor Ryan (Taylor.ryan@eaglecounty.us)

Notice: This information was prepared using Artificial Intelligence to synthesize and organize public records from published data, CORA responses, and other relevant documents.  While this tool assists in identifying patterns and structuring data, users should perform their own independent verification of quotes, dates, and technical data points against the official Eagle County case file before using this information in formal testimony or legal filings.