Asphalt Paving and Sealcoating in Highlands Ranch, CO
Asphalt Denver provides asphalt paving, sealcoating, repair and parking lot striping in Highlands Ranch. There is no city hall here: Douglas County, the Highlands Ranch Metro District and the community association each cover a different part of the process. We work out who has to sign off before quoting. Free estimate.
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Highlands Ranch is not a city. It is an unincorporated census-designated place in Douglas County and the most populous unincorporated community in Colorado, with 105,631 residents at the 2020 census across about 24 square miles. The Mission Viejo Company bought the land in 1978 and the first houses went up near South Broadway in 1981, with C-470 opening in 1985 and development rolling south and west from there.
Because the whole community was built to one master plan in phases, its asphalt ages in phases too. The oldest driveways, near Broadway at the north end, are now over forty years old and are largely past sealcoating. The southern and western sections are decades younger and still respond to maintenance. Knowing which phase a property sits in tells you a lot before anyone walks the site.
Asphalt work in Highlands Ranch
Governance here has three layers and each one matters to a paving job. Douglas County is the county government and issues right-of-way permits through its Public Works engineering division, including driveway permits for work in county right of way such as paving an existing gravel drive, with a maximum driveway slope of 4 percent inside the public right of way. The Highlands Ranch Metro District designs and builds much of the local infrastructure, including the four and six lane arterials, traffic signals, storm drainage and street lighting on major roads, and it reviews projects in Highlands Ranch for effects on the public water and sewer systems. The Highlands Ranch Community Association enforces the covenants and runs the community amenities.
On the ground that means the arterials, Highlands Ranch Parkway, University Boulevard, Broadway and the C-470 frontage, are metro district infrastructure, while the drive aisles and parking behind a retail center or an office building are private. Landmarks include the Highlands Ranch Mansion, which the metro district operates, and the Backcountry Wilderness Area on the south side. Corporate tenants such as UDR and a Visa operations center bring office parking that has to be maintained without closing.
The commercial side is the strongest demand we see here. Retail centers, medical buildings, schools, churches and HOA parking all need sealcoating on a cycle, crack sealing before winter and striping that stays legible. Douglas County sits over parts of the Front Range piedmont where expansive claystone is close to the surface, so a lot that ponds water will move at the ponding point. Correcting fall during a resurfacing is usually cheaper than patching the same corner every third year.
Common jobs around Highlands Ranch
- Commercial sealcoating and crack sealing for retail, office and medical lots on a maintenance cycle
- Parking lot paving and resurfacing where the original 1980s and 1990s surface has reached the end
- Driveway repair and replacement in the older north-end phases near Broadway
- HOA and community association drive aisle patching, speed table work and visitor bay striping
- Restriping with ADA stalls, fire lanes and directional arrows after a resurfacing
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Asphalt in Highlands Ranch: common questions
Highlands Ranch has no city government. Who issues the permit?
Douglas County does. Its Public Works engineering division handles right-of-way use permits, including driveway permits for work in county right of way such as paving an existing gravel drive. The Highlands Ranch Metro District separately reviews projects here for effects on public water and sewer, and the community association handles covenants.
Do I need community association approval to redo my driveway?
Possibly. The Highlands Ranch Community Association enforces the community covenants, so a change to the appearance or footprint of a driveway can need its sign-off even when the county does not require a permit. Check with the association before work starts. A like-for-like asphalt replacement is generally the simplest case.
Why is commercial sealcoating such a common job here?
Because most of the commercial pavement went in during the same twenty-year build-out and now needs the same care at the same time. Sealcoating slows surface oxidation and keeps water out of the joints. On lots that get it on a regular cycle, the resurfacing date moves years further out.
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