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HomeMy WebLinkAboutWOODLANDS CONDOMINIUMS PUD - Filed GC-GENERAL CORRESPONDENCE - 2005-09-12Transportation Services Engineering Department City of Fort Collins October 9, 1998 Amshell Corporation % Stephen Slezak P.O. Box 1978 Fort Collins, CO 80522 Re: Woodland Park Town homes P.U.D. Dear Mr. Slezak: This is in response to your September 18, 1998, letter concerning the damaged sidewalks around your project. It is my understanding that you feel that, as the builder, it is not your responsibility to repair the sidewalk that was installed by the original developer. The Development Agreement for this project clearly states that the terms of the Agreement are attached to the property and become binding upon any successors in ownership. It is City (Engineering Department) policy to require all cracked curbs, gutters and sidewalks to be replaced prior to issuance of a Certificate of Occupancy (CO) on the adjacent properties. This assures that new residents receive a new, unblemished product, which I am sure is your company's desire as well. The cracks that I observed were obviously caused by the building activity - trucks and/or equipment running over the sidewalks. It is your responsibility to repair these cracked sections. Our inspector, Marc Lyons, has spoken to your superintendent for the project (Wayne), stating that the damaged sections need to be fixed prior to issuing CO's on the buildings adjacent to the damage. There are a total of 10 (ten) units on the property, and all but 3 (three) units will be released and given CO's when requested, unless more damage happens to occur. We are holding those three CO's pending replacement of the damaged areas. If you would like to discuss this matter further, feel free to contact me at 221-6605. Sincerely, e av(a.t°,r---- Cam McNair City Engineer 281 North College .Avenue • P.O. Box 580 - Fort Collins, CO 80522-0580 • (970) 221-of,05 sz_ September 18,1998 Mr. Clint McNair, Jr. City of Fort Collins City Engineer Y.O. Box 580 Ft. Collins, CO 80522-0580 Re: Woodland Park Townhomes PUD Dear Mr. McNair: I've got a problem! I recently completed the townhomes located at 4021 Yellowstone Circle off County Road 9 known as the Woodland Park Townhomes PUD. While we were the builder we were not the developer. Northern Colorado Land through their subsidiary Chateau Custom Builders developed this project in early 1996. They installed the sidewalks, utilities, roads etc. and our contract to purchase reads that we accept the property "as is". The problem is that the sidewalks are cracking and we are being asked to replace them prior to Certificates of Occupancy. As is so often the case these thing tend to happen during construction. Our contention however is that this did not happen during construction and such is the genesis of this letter. As you can see from the photos, there is not really any differential settlement nor separation at the cracks but rather simply surface cracking. Ghota'B' shetvF crack;-, it at.area where there is a traffic sign. Clearly if a heavy vehicle had run over the walk there would have been damage to the sign pole. Because we have an interior drive we made a concerted point of making all deliveries from the pan area which we had to install. There has not been any traffic on the cracked portions of the walks. The engineering inspector assigned to this project, Marc Lyons has noticed and has commented on the fact that the cracking does indeed continue beyond the areas that he has marked at previous inspections and appears to be continuing yet. We have made an inspection throughout the Woodland Park subdivision and have found numerous locations where the walks are cracked in similar fashion and yet have clearly had no construction traffic. In addition locations at 3226 Yellowstone Circle and 3121 Yosimite have cracked walks although there are residents which indicates that the walks have cracked after the inspection process. It is understandable that the walks need to meet certain design criteria but we feel it is unfair that the quality of the workmanship from the original developer becomes the problem of the future builders and residents simply because the failures continue beyond the point of ownership. If there is anything we can do to seek relief from the expense of replacing these walks I would appreciate the opportunity to discuss such potential with you. Thank you for your attention in this matter. Jcer' el , Slezak SCHEDULE OF PHOTOS Photos A Closeup of hairline crack Photo B Cracks where there is an existing sign which would have obstructed any heavy equipment. Photo C Interior driveway with shallow apron. Rollover curb was removed and pan was installed by builder. Photo D Crack in walk where limits identified by Marc Lyons have increased due to continued cracking. Photo E Additional view of expanded crack area.