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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
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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)
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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