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HomeMy WebLinkAboutHIGH POINTE PUD - Filed GC-GENERAL CORRESPONDENCE - 2008-06-06In Residential Uses Point Chart H HIGH POINTE VARIANCE REQUEST 7-5-89 The Land Development Guidance System notes 2 absolute criteria in section H for residential uses, specifically: 1. On a gross acreage basis, is the average residential density in the project at least 3 dwelling units per acre? 2. Does the project earn the minimum percentage points as calculated on the "Density Chart" for the proposed density of the residential project? High Pointe PUD as proposed has a gross density of 1.48 dwelling units per acre and a net density of 2.7 units. (Calculated on 18 units on 12.15 gross acres and 6.61 net acres.) Variance to the 3 unit/ac requirement is based on the following factors: 1. One premis of the 3/ac requirement is that densities less than 3 would not be cost effective for the extension & utilization of the public infrastructure i.e. water, sewer, electric service & public streets. High Pointe is within a developing area with a general mix of land uses including commercial, office and medium to high density residential developments. The addition of a less intense land use on a small parcel will not adversily effect or result in under - utilization of public services. The development of the parcel will also result in the payment of an outstanding SID assessment which in fact will help reduce the City's costs for extending services to the area. 2. The proposed project is a unique parcel with proximity to a mix of residential uses. "The lower density use is more compatible with the existing neighborhoods than a higher intensity use. Based on neighborhood compatability and the use of existing public streets and utilities the developers request approval of the proposed density. ge THE GROUP INC. REALTORS Dave Striger Engineering Services City of Fort Collins P.O. Box 580 Fort Collins, Colorado 80522 Dear Dave, As we discussed on Tuesday, July 3, the Engineering holds on High Pointe can be released with the submittal of the Engineers' certifications. We acknowledge that there are minor walk repairs to be completed in a number of areas. We have removed and replaced certain curb, gutter and walk areas. Now that Symphony of Homes events are complete, the additional work can be scheduled. I appreciate your release of the C.O. I'll let you know when the work is completed. The landscape inspection is scheduled for Thursday, July 5,. I anticipate all C.O. holds to be released by Friday morning. Thanks for your assistance. Linda Hopkins The Group, Inc. 401 West Mulberry Street • Fort Collins, Colorado 80521 • Telephone 303/221-0700 375 East Horsetooth Road • Fort Collins, Colorado 80525 • Telephone 303/223-0700 03 Q PARSONS & ASSOCIATES CONSULTING ENGINEERS July 6, 1990 Dave Stringer, Chief Construction Inspector Mike Herzig, Development Coordinator City of Ft, Collins Ft. Collins, Colorado, 80521 Re: Construction Standards for High Pointe Streets Dear Dave/Mike: As a condition of allowing private streets in the High Pointe P.U.D., the City has requested that an engineer verify that the streets have been constructed to City Standards. Empire Laboratories is submitting to you copies of test results for subbase, base, -asphalt and concrete used in the construction of these streets, as well as a certification verifying their conformance to the plans and City Standards. Additionally, Parsons & Associates staff, the developer and his construction manager (who was on the job continually) have also verified conformance to these standards. The one exception is the colored, patterned concrete pavement for which the City has no standard. Based on all this information, I can say that with the exception of the concrete pavement, the private streets in High Pointe P.U.D. were constructed in accordance with the plans and City Standards. With respect to the.future maintenance of these private streets, the High Pointe P.U.D. Homowner's Association approved initial budget calls for a street maintenance reserve for future street repairs. As a private street, maintenance is the Homeowner's Association's responsibility. DMP:1p M. P 13131 L� N-4 OF J, ds Q Sincere Donald M. Pa sons, P.E. • 432 Link Lane Plaza Ft. Collins, Colorado 80524 • [3031 221-2400 nent Services Department City of Fort Collins December 3, 1991 Carrol Jantzen 362 High Pointe Drive Fort Collins, Co. 80525 Re: High Pointe Planned Unit Development Dear Mr. Jantzen: The intent of this letter is to follow up on our meeting of November 22, 1991. As was discussed, the City does not desire to convert the private street known as High Pointe Drive into a public street thus assuming maintenance responsibilities. The High Pointe Development was given approval by the City Planning and Zoning Board based upon access to the new homes be provided by a private street maintained by the Homeowners Association. The City did not initiate the private street concept. The developer wanted the private streets in order to use the pattern concrete pavement, which the City does not allow in streets it maintains. However, for the City to consider acceptance of the street for maintenance the following would be required: 1. Perform a complete pavement evaluation, including non- destructive and destructive testing to determine the pavement section and concrete sidewalk, curb and gutter condition and perform any upgrades determined to be necessary to bring the street up to an acceptable condition. 2. Remove or construct some sort of barrier around the water features to prevent excess water from reaching the street subgrades. 3. Replace all damaged or settled curbs, gutters, sidewalks, storm water inlets, cross pans and etc. 4. The City is aware that soil swell problems exist in this development and that some premature damage to the pavement and sidewalks has occurred. We expect the problem to be corrected prior to City acceptance. 5. Replace the pattern concrete pavement at the Boardwalk entrance with asphalt Pavement. 'M North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6607, M Hopefully, you will find this information useful and if I can be of further assistance please contact me at 221-6605. Sincerely, David Stringer Chief Construction Inspector cc: Gary Diede Mike Herzig M ibor CONSTRUCTION INC. April 8, 1992 In 1708 East Lincoln Suite 3 • Fort Collins, Colorado 80524.493-6262 Mr. David Stringer Chief Construction Inspector City of Fort Collins 281 North College Avenue Fort Collins, CO 80522-0580 Dear Dave: I am in receipt of your letter dated March 25, 1992 (see copy attached). Per our telephone conversation February 25, 1992 at 10:05 a.m. we discussed the street repairs both in the circle drives and the main street. I asked if you would please go out and look at the repair work which had already been done mainly the patching to see if this work had been done to the City's standards. In your letter there was no mention to the outcome of my request. It is my understanding from your letter that the only repair work done was to houses under construction at that time and no other lots. At this time I am requesting some answers to the following questions. 1. Does the new asphalt placed in the circle drives which replaced the stamped concrete meet the City's standards, including but not limited to both material and workmanship. 2. Does the repairs on all curb and gutter meet the City's standards. 3. Do the street repairs in regards to the black top meet the City's standards, including both workmanship, material and uniformity. 4. Were repairs made only on the homes under construction at that time. 5. Has all work been completed to the City's standards. v Mr. David Stringer Page 2 Dave it is my request and intention to have the above questions answered in writing no later than April 17, 1992. If you would like to contact my office, I would be happy to have somebody to pick it up. I am very sorry about the short notice, but do to the circumstances we are under the gun. Respect resident enclosure and Environmental Department City of Fort Collins April 13, 1992 John Giuliano Giuliano and Father 1708 East Lincoln Avenue, Suite 3 Fort Collins, CO 80524 RE: High Pointe P.U.D. Dear John: vices At your request I have made a visual inspection of the street repairs in the cul- de-sac bulbs and the main entry into the High Pointe Development. In short, the answers to your questions are that without further in-depth testing it is impossible to determine if the repair work is to City's standard. As this is a private street, the City did not inspect the repair work and was not involved in the decision to remove the stamped concrete and replace it with asphalt. The following are my answers to each of the questions asked in your letter dated April 8, 1992. Question 1: "Does the new asphalt placed in the circle drives which replaced the stamp concrete meet the City's standards including but not limited to both material and workmanship." Answer: Visually this work exhibits signs of good workmanship, however as you know, there is much more to asphaltic concrete pavement than its appearance. In order for a more accurate determination for acceptance, several tests would need to be administered. Core samples would need to be taken to determine oil contents, aggregate gradations, specific gravities, and etc. These tests can be done after the fact to help make an intelligent decision for the asphalt but not the subgrade. It is my opinion based upon what I saw occur with the concrete paving that the City would require some soil admixtures to be added to the subgrades in this development to control the swelling soil problems. Question 2: "Does the repairs on all curb and gutter meet the City's standards." Answer: Again, I must refer to my answer in Question 1. Concrete also is much more complex then just its visually appearance. Without one of the Engineering's staff people on site during the placing of the concrete we cannot verify that it was placed in accordance with our criteria either structurally or for workmanship. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-oh05 %w John Giuliano Page Two April 13, 1992 Question 3: "Do the street repairs in regard to the black top meet the City's standards, including both workmanship, material, and uniformity." Answer: I assume this question refers to the patch areas in the street and not the cul-de-sacs. If this is the case, then I would question the workmanship aspect of these repairs primarily based upon the non -uniform shape of the repairs and the edge work. Otherwise, the answer is the same as in Question 1. Question 4: "Were repairs made only on the homes under construction at that time." Answer: Curbs, gutters and sidewalk repairs were required by the City on those homes requesting certificates of occupancy shortly after construction of this development; however, this work was not inspected by Engineering. We marked the area for repair and that was the extent of our involvement except to see that the work was complete prior to releasing Engineering clearance for certificates of occupancy. Question 5: "Has all work been completed to the City's standard." Answer: No. The City did not have any direct involvement with the majority of this work nor am I aware of any certification for the repair work from an engineer. Therefore, we did not inspect the work and as you know this is one of our criteria for acceptance. In summary, the answer to all of the questions you have submitted is that the City cannot make a decision about the acceptance of the repair work or the adequacy of the street system in the High Pointe Development based upon a visual inspection. More in-depth destructive and non-destructive testing needs to be performed before a conclusive answer to your questions can be given. Sincerely, David Stringer Chief construction Inspector DS/ltg cc: Gary Diede Mike Herzig Lance Newlin Services Department City of Fort Collins June 8, 1992 Patti Kranski High Pointe Home Owners Association 390 High Pointe Drive Fort Collins, CO 80525 RE: High Pointe Planned Unit Development Dear Ms. Kranski: This letter is to clarify the points of Chief Construction Inspector Dave Stringer's letter dated December 3, 1991, concerning the possibility of the City of Fort Collins assuming the maintenance responsibility for the private street in the High Pointe Development. In the December 3rd letter, Item Number One states that a complete pavement evaluation must be performed to determine what may be required to bring the street to an acceptable level for city maintenance as follows: 1. What stabilization measures are needed to address the expansive soils? 2. Is the street surface drainage adequate? 3. Is the subsurface drainage adequate? The answer to these questions involves subsurface soils investigations and surface surveys of the existing street, sidewalks, curbs, gutters and subsurface drainage systems. All of this work needs to be performed by professionals trained in these areas to determine what the existing conditions are and what may be required in order to stabilize the soils to minimize any future damage. Additionally, the City wants to know what impacts the water fountains and ponds may have upon the existing improvements, as well as the effects on the street resulting from the watering of the median and cul-de-sac landscaping. As a result of this investigation, the City must receive expert information and recommendations regarding the condition of the asphalt paving and concrete. Not only structurally, but also on the drainage questions of whether it allows water to flow properly; whether the subgrade is adequate for street construction (if not, what alternatives can be taken to stabilize it); whether the water features leak or have an impact on the soil condition; whether the subdrain system adequately prevents subsurface moisture from getting to the street subgrades and whether the street landscaping water drains away from the street subgrade. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6605 %AW ,d Patti Kranski High Pointe Home Owners Association June 8, 1992 Page Two The maintenance of the landscaped medians at the entrance and the cul-de-sacs will remain the responsibility of the home owners association. Once the investigation is complete and the City has had an opportunity to review your consultant's report, then the City will make a decision on what improvements need to be made. If the conditions of this letter and that of the December 3, 1991, are met, staff will recommend acceptance of the streets for maintenance to City Council conditional upon all work being completed and approved. Also the street rights -of -way will need to be dedicated to the City and accepted by the City Council. In summary, the following steps are necessary for the City to accept your street for maintenance. 1. Provide information as described above and in the December 3, 1991, letter for staff review. 2. Staff decides final improvements to be made as condition for acceptance, including the street variance received dated July 31, 1989. 3. Staff recommends acceptance of streets and maintenance to City Council conditional upon improvements being made. 4. Improvements are made at no cost to the City and must be inspected and approved by the City. 5. Street right-of-way to be dedicated to the City and accepted by City Council. Hopefully, this letter has addressed your concerns and if you should need further information, please call me at 221-6605. Sincerely, Director of Engineering GRD/ltg cc: Paul Eckman, Deputy City Attorney Mike Herzig, Development Engineering Manager Dave Stringer, Chief Construction Inspector M 140 HIGH POINTE PUD Land Use Data Existing Zoning = RP Proposed Land Use = Single Family Detached Parcel Size (gross): Number of Units: Bedrooms Per Unit: Residential Density: Maximum Building Height: Est. Average Floor Area, Including Grage: Ratio, Average Floor Area To Average Lot Size: 12.15 Ac +/- 529,443 square feet 18 3 (typ.) 18/12.15 = 1.48 DU/Ac 40' 4,600 square feet 4,600/15,924 = .29 Estimated Coverage As A Percent Of Gross Parcel Size: Public Street R. 0. W.: Private Street Basement: Est. Avg. Bldg. Coverage: (18 x 3,000 sq. ft.) Est. Driveway/Parking Area (18 x 900 sq. ft. avg.) Est. Common Landscaped Open Space: Est. Private Open Space: (on lots) TOTALS: PARKING (TYP) Garages Piggy Back Curbside Parking 0 square feet 0.00% 56,036 square feet 10.58% 54,000 square feet 10.20% 16,200 square feet 3.06% 186,784 square feet 35.28% 216,423 square feet 40.88% 529,443 square feet 100.00% PROVIDED DIMENSIONS (TYP) 54 10' x 20' 54 10 'x 20' 18 8' x 25' (One side of street only) u�t t LL � a FfS E i `•t,T1 ,� .... "fir. PARSONS & ASSOCIATES CONSULTING ENGINEERS July 7, 1989 Mr. Mike Herzig Planning Dept. City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 RE: High Pointe P.U.D. Street Variance Dear Mike: This letter is a request for variance from street design standards for the referenced project. In lieu of the 240 foot minimum centerline radius per Section 1.02.03, we are proposing a 100 foot radius in two locations on High Pointe Drive. Please reference our street plans submitted for review on July 5th. As the plans show, High Point Drive is proposed to be a 'Y' shaped private drive terminating in a cul-de-sac at each end and accessing Boardwalk Drive in the center. Each leg of the drive will serve approximately half of the development's 18 single family lots. The entry off Boardwalk will be signed "Private Drive" which will discourage use by anyone other than residents, and the cul-de-sacs are large, exceeding the minimum turning radius by 14 feet. The intersection of the entry drive with the portion parallel to Boardwalk will be perceived by motorists to be a stop condition, slowing traffic. We will post the street for 15 MPH speed limit. The street configuration proposed, with its extensively landscaped entry feature and 100' radius curves, will provide a feeling of exclusivity and privacy which is necessary in a quality residential area such as this. This alignment provided the opportunity to create lot sizes and shapes that insure marketability without compromising public safety. If you have any questions or need d 'tional information, please call. Sincerely ours; Bill Dougla �s`aQ'�.04��'T�k�y.;sO,r'� Project Manager 13131 Donald M. arsons, P.E. #13131 e64. t-e°, OO `�gTF�F CO���e��'r •..- • 432 Link Lane Plaza Ft. Collins, Colorado 80524 • [3031 221-2400 PARSONS & ASSOCIATES CONSULTING ENGINEERS July 31, 1989 Mike Herzig Planning Dept. City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 RE: High Pointe P.U.D. Street Variance Dear Mike: [AUG 9 669 iil I II This letter is a request for variance from street design standards for the referenced project. in lieu of the 240 foot minimum centerline radius per Section 1.02.03, we are proposing a 100 foot radius in two locations on High Pointe Drive. Please reference our street plans submitted this date. As the plans show, High Pointe Drive is proposed to be a "Y" shaped private drive terminating in a cul-de-sac at each end and accessing Boardwalk Drive in the center. Each leg of the drive will serve approximately half of the development's 18 single family lots. We offer the following information to substantiate our request: 1. Using a side -friction factor consistant with the City's design criteria, a 100 foot centerline radius provides for a 20 mph design speed. 2. The entry off Boardwalk Drive will be signed "Private Drive" which will help to discourage use by anyone other than residents, their visitors and service people. 3. Due to the low density and character of the development, the number of vehicle trips per day will be low and most users will be familiar with street alignment. 4. The number of lots served past the 100 foot radius curves is fevr-five on the north and six on the south. 5. The intersection of the entry drive with the portion parallel to Boardwalk Drive will be posted with a yield sign, slowing traffic. 6. it is proposed to provide signing appropriate for safe operation in accordance with the M.U.T.C.D. for the proposed design speed. The signing is shown on the utility plan. The street will be posted for a 15 mph speed limit. b. A "Not A Thru Street" sign will be posted. -� • 432 Link Lane Plaza Ft. Collins, Colorado 80524 • [3031 221.2400 - High Pointe Variance Page 2 Based upon the above information, the street can be built and signed to function safely. If you have any questions or need additional information, please call. sincerely ours, am( h Bill Douglas Project Manager M. wi - 13131 'o� OF CT-'�S PARSONS & ASSOCIATES CONSULTING ENGINEERS July 31, 1989 Mike Herzig Planning Dept. City of Fort Collins P. 0. Box 580 Fort Collins, CO 80522 RE: High Pointe P.U.D. Street Variance Dear Mike: This letter is a request for variance from street design standards for the referenced project. In lieu of the 240 foot minimum centerline radius per Section 1.02.03, we are proposing a 100 foot radius in two locations on High Pointe Drive. Please reference our street plans submitted this date. As the plans show, High Pointe Drive is proposed to be a "Y" shaped private drive terminating in a cul-de-sac at each end and accessing Boardwalk Drive in the center. Each leg of the drive will serve approximately half of the development's 18 single family lots. We offer the following information to substantiate our request: 1. Using a side -friction factor consistant with the City's design criteria, a 100 foot centerline radius is adequate for a 20 mph design speed. 2. The entry off Boardwalk Drive will be signed "Private Drive" which will discourage use by anyone other than residents. 3. Due to the low density and character of the development, the number of vehicle trips per day will be low and users will be familiar with the street alignment. 4. The number of lots served past the 100 foot radius curves is few -five on the north and six on the south. 5. The intersection of the entry drive with the portion parallel to Boardwalk Drive will be perceived by motorists to be a stop condition, slowing traffic. 6. We will provide signing appropriate for safe operation at the specified design speed. a. We will post the street for a 15 mph speed limit. b. A "Not A Thru Street" sign will be posted. c. A "Curve" warning sign will be posted, if required. • 432 Link Lane Plaza Ft. Collins, Colorado 80524 • [3031 221-2400 High Pointe Variance Page 2 The street configuration proposed, with its extensively landscaped entry feature and 100 foot radius curves, will provide a feeling of exclusivity and privacy which is necessary in a quality residential area such as this. This alignment provided the opportunity to create lot sizes and shapes that insure marketability without compromising public safety. If you have any questions or need additional information, please call. Sincerely urs, Bill Oouglas Project Manager 1A. OF C0\-'���V� FROM: Glen SCHLUETER / CFC52/01 TO: Dave STRINGER / CFN��0/01 � Part 2" Dave, I have received a certification letter dated December 6, 1989 from Parsons & Associates certifying conformance to construction plans For the storm drainage facilities on the High Points PUD^ Also, a red lined print verifying critical elevations and pond volumes was submitted. The volume of detention is a little less than the original design but does meet our minimum criteria since the original design included one foot of freeboard. The freeboard on Pond "A" is reduced to (B`') and the freeboard in Pond "B" has been reduced to (11"). Also the swale between lots 3 and 4 and the swale between lots 17 and 18 have been verified thus allowing the release of the building permits for these lots. However, a hold should placed on the Certificate of Occupancy on lots 3,4, 17 and 18 to assure the swales are not disturbed during the building construction. As a result the Stormwater Utility hold on building permits is hereby released unless your field inspector has any concerns" If you have any questions please feel free to contact me" S