Gunbarrel Repaving Issues Addressed In Two Meetings March 2012
BY KIM GLASSCOCK AND MARY WOLBACH LOPERT
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Homeowners in two Gunbarrel neighborhoods, The Homestead and Gunbarrel Estates, are exploring options for paving streets in their neighborhoods.
At a Jan. 26 homeowners association meeting, about 30 residents of The Homestead neighborhood agreed to form a committee to look into paving possibilities for The Homestead. Residents Greg Belfor and Carolyn Bleicher will head the effort, and the committee is expected to report its findings at a special homeowners meeting in late April or early May.
Gunbarrel Estates residents met on Feb. 16, with approximately 60 residents attending. HOA President Dan Reina and Michelle Boyd will manage the issue for the subdivision, with the next meeting also occurring in late April or May.
Mike Thomas, engineer for Boulder County, outlines repaving
issues for Gunbarrel Estates residents during a Feb 16 meeting
at Shepherd of the Hills Lutheran Church. A similar meeting was held
on Jan 16 for The Homestead subdivision. Photo by Mary Wolbach Lopert
Mike Thomas, county engineer for the transportation department, spoke at both meetings. As background information, Thomas said since 1995, the Boulder County Comprehensive Plan has included a provision stating that local access roads should be rehabbed and resurfaced by the users and local residents who benefit from using them.
Before that time, the county was responsible. That policy change caught most unincorporated Boulder County residents by surprise and prompted a working group that formed in 2009 to research road repaving options.
That working group concluded that roads should be addressed immediately, and recommended that both Boulder County and homeowners should pay some of the costs. The group said residents could vote to form public improvement districts to levy an assessment to pay for the road work, or the county could create local improvement districts to do the same thing.
But in a fall 2010 advisory vote, a majority of residents in unincorporated Boulder County rejected a proposal to create a countywide local improvement district to fund paving subdivision and local access roads. While the vote was not binding, Boulder County Commissioners have said they will not form any LID without backing from a majority of residents of the included area.
The countywide LID proposal was rejected by 58 percent of those voting. But further analysis of the advisory vote showed that residents who lived in areas where the roads are rated fair or poor actually approved the LID proposal with about a 70 percent approval rate.
At the Jan. 26 meeting, Thomas said The Homestead streets are 26 years old and 80 percent of them have alligator cracking. A visual inspection done in March 2011 also found some cracking and rutting, along with some heaving areas on La Plata Circle. At the request of homeowners, Thomas agreed to have county employees do a core sample of some areas of the streets by the end of February to determine what is occurring under the road surfaces.
Thomas said The Homestead has slightly less than one mile of roadway to maintain. Chip sealing the streets, a short-term solution with a life expectancy of one to two years, is estimated to cost about $18,300, Thomas said. Milling the top asphalt coat down two inches and then overlaying the streets with a two-inch asphalt coat is a longer term option lasting about two to five years. The cost would be about $127,000.
Completely rehabilitating the streets could last 30 years, Thomas said, if interim maintenance is done. Rehabilitating involves removing all the existing asphalt, recompacting the subgrade, adding an aggregate base as needed, and repaving with four inches of asphalt. That portion of the work is estimated to cost about $330,000.
The streets would require chip sealing in years seven and 15 at a cost of about $18,000 for each chip seal, Thomas said, and the overlay would be needed in year 20.
“The total project could cost about half a million dollars,” Thomas told Homestead residents.
In response to a question, Thomas said that no costs are included for curbs, gutters and any necessary sidewalk replacement because “the county will pay that cost.”
Thomas had similar information for the Feb. 16 Gunbarrel Estates meeting. The subdivision has 3.8 miles of paving, of which most is in fair condition. That said, Thomas feels that the streets are at the brink of being classified as poor.
Two options were outlined. The first would cost approximately $320 per house per year over 30 years. It would involve reconstructing each road once, overlaying it once and chip sealing three times. The estimated cost would be $3 million.
The second option would involve overlaying each road once and one chip seal over a 10-year period at a cost of $280 per house per year. Total cost would be less than a million dollars.
The question of how to pay for any road maintenance will be addressed at future meetings. Residents will be asked to consider forming a local improvement district, a public improvement district, a combination of both, or will have the option to do nothing.
Boyd urged attendees to sign a petition to show the county commissioners that there is support in the neighborhood for road improvement. Two hundred signatures out of the 330 households are needed. Boulder County will then be able to facilitate the creation of an improvement district to address road improvements.
Many residents voiced their concerns about how the county commissioners handled the whole repaving process. Many felt that the postcards, which were sent out two years ago, didn’t adequately inform homeowners about the issues.
Some thought the post cards were an advertisement, rather than important information from the county commissioners. One resident said it had taken over an hour for Thomas to review the issues. How was all that information supposed to fit on a postcard?
Thomas seemed to have some hope that the county commissioners would revisit the issue and reevaluate the county’s position.
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