THREE-YEAR ROAD BUDGETARY PLAN.
Introduction
The purpose of this report
To outline the requirements needed to maintain our road system in a safe and accessible manner as set forth by the road committee for the next three years.
Our goal:
For this document to be used to aid the association in the financial planning for the road system which will encompass the next three years.
· This report is broken down into three sections, yearly maintenance, road improvements and a final annual maintenance and road improvements cost estimate.
· Yearly maintenance
Periodic gravel and grading are essential to ensure a proper road surface. Historically these costs have remained relatively the same throughout the history of the road. During the winter months in the past two years an active snow removal/deicing plan has been in place to allow accessibility and ensure safety on the road system during these weather events. Also within this category are expenses related to road insurance, Lower Pinnacle South Association road contribution and reserve fund contribution.
Road improvements·
Since our road system is now approaching ten years old problems are developing now which we feel are due to improper original road construction, maintenance and natural erosion. Our area had experienced drought conditions from approximately 1997 until 2002. Since then we have left the drought era and now are experiencing a more normal weather pattern. This is bringing into light several urgent drainage issues and increased erosion along our road system. The projects and drainage maintenance which we feel will need to be addressed within the next 3 years are documented within this category. We believe in taking a proactive approach. Instead of waiting for a problem to become a major issue we believe it is in the associations best interest to remedy the problem before this happens. There are several reasons for this including an overall cost savings and more importantly finding a qualified individual to perform the work.
From the time the work is ordered until the time the contractor starts the job can take weeks even months in this area. In addition to these projects it is also presumed that other currently unknown urgent situations will arise within this period and will need to be financed solely by our emergency funds. This category also contains ideas which may reduce overall maintenance cost and provide additional safety for our road system.
· Annual maintenance and road improvements final estimate
This section will summarize the cost of all road maintenance and improvements listed.
Yearly maintenance-
Gravel and Grading
1999-2000 2000-2002 2001-2002 2002-2003 2003-2004 2004-2005 Gravel 0 2,579.89 13,086 7,568.86 7,830 7,700 Grading 2001.25 3,110.00 3,010 2,380 3,205 2,700
Looking at the graph and table above you can see since 1999 our expenses for grading and gravel. We anticipate this trend to continue, especially since we are seeing more traffic on our road system as more homes are being built. The only factor, which may change this trend, is if a soil stabilization product is successful. This is discussed under the road improvements.
$7,700.00 gravel and $2,700.00 grading =$10,400.00 per year
Snow Removal and Deicing
· Ice melt-
This year ice melt was used on two sections of Pinnacle Parkway which remain icy after the majority of ice on the rest of the road had melted. This product worked well and was very beneficial for the overall safety of the road.
Ice melt 8 bags per year @ $7.70 per bag = $61.60 per year
Snowplow-·
This year the association purchased a snowplow which can be attached to a vehicle. It proved to be very effective on snow and was used during at least 3 snow events on the mountain. Snow fall as deep as 24” was easily removed from the road with this piece of equipment. Although no compensation was given to the operator of the plow we would like to budget in some moneys to pay for fuel and vehicle wear and tear in the years to follow. Below are the estimated hours for snow removal this year and an hourly rate for compensation. This number could go up or down depending on snowfall each year.
Snow Removal -16 hours per year @ $30.00 per hour = $480.00 per year
Ditch Maintenance
· De-silting and debris removal from ditches:
First year:
· 16 hours @ $90.00 per/hour = $1,440.00
Second and Third year
· 8 hours per year at $90.00 per/hour = $1,440.00 ($720.00 per year)
Road Improvements
Below are several critical projects we feel will need to be addressed in the next 3 years dealing with road maintenance and safety.
Pinnacle Parkway from the locust fence to the curve before Dave McCaughn’s house:
Starting on the south side of the locust fence there is an active sinking road shoulder
{see figure 1}. It appears this is due to old stumps being used for fill along the bank of the road. These stumps over the years are rotting away causes instability along the road at this point. It seems apparent that at anytime this bank will give way leaving the road dangerously narrow at this point. Further up the mountain past the locust fence part of the shoulder of the road has already given way leaving a drop off which is currently flagged {See figure 3}. The locust fence itself is becoming unstable and needs to be replaced with a more significant structure. The ditch on the inside of the road from this point on up to the next curve is too shallow allowing water to jump the ditch during heavy rains and cut across Pinnacle Parkway
{See figure 2}. It is believed that this may be saturating the shoulder of the road at this point and has caused the above mentioned shoulder failure. Further up the road at the curve before Dave McCaughn’s house where this ditch begins there are two culverts and two intermittent streams coming from up the mountain. It has been observed during heavy rains that one of these streams overwhelms the culvert and the excess runs across the road eroding the inside of the curve at this point {See figure 4}.
Scope of work - Option 1:
Starting with the sinking shoulder the scope of work includes removing the rotting stumps and other debris
from below the shoulder and rebuilding the area with rock and fill, compacting the material so that it will remain stable. Next the mud slide above the fence will have large boulders installed below the road to give an anchoring point for rock and fill to be placed so that the shoulder can be rebuilt at this location. The ditch from this point up to the curve will be dug deeper using a modified bulldozer ripper to break threw the solid rock base. Where the two culverts are located on the uphill side of the road the two intermittent streams will be combined and routed to both culverts so that there flows can be shared between the two drainage pipes. Also the inside of the curve will be rebuilt where erosion has taken place at this point. After completion of this work a new barrier will need to be installed to replace the locust fence and extended further in each direction. This is described in the guardrails section. Also all slopes, which have received work, will need to be seeded with heavy grasses to aid in stabilization. It is also good practice to insure sight distances by cutting back roadside vegetation but low plants and grasses should be preserved if possible.
Estimated cost: $6,500.00
Note: This price includes using existing boulders adjacent to the road, which are not necessary for road stability, and the use of fill which is blocking the driveway to Dave Robinson’s cabin located on Pinnacle Parkway which he has already approved..
Scope of work - Option 2:
Although more expensive a second option may want to be considered for this section of road. The road at both the sinking shoulder and at the slide beyond will be redirected over into the mountain requiring excavation into the hillside and proper back sloping up hill. The shoulders will be seeded with heavy grasses and sloped to add in stabilization. The ditch from this point up to the curve will be dug deeper using a modified bulldozer ripper to break threw the solid rock base. Where the two culverts are located on the uphill side of the road the two intermittent streams will be combined and routed to both culverts so that there flows can be -shared between the two drainage pipes. Also the inside of the curve will be rebuilt where erosion has taken place at this point. After completion of this work a new barrier will need to be installed to replace the locust fence and extended further in each direction. This is described the road improvements section. Also all slopes, which have received work, will need to be seeded with heavy grasses to aid in stabilizing the slopes. It is also good practice to insure sight distances by cutting back roadside vegetation but low plants and grasses should be preserved if possible.
Pinnacle Parkway above the concrete strip
The inside of the first curve above the concrete strip is eroding away rapidly
{See figure 5}. There are several reasons for this including the steepness of the downhill terrain, the narrowness of the road at this point and the fact that the culverts do not extend out far enough out below the road to disperse the water properly. Recently rip-rap was installed to slow this process however a more long term solution needs to be employed.
Scope of work:
Provide culvert extensions to reduce erosion below the road. Build up the inside of the curve with rock and fill to bring the road back up to an acceptable width at this point.
Estimated cost: $3,500.00
Pinnacle Lane:
There is slide near the end of this road, which was partially removed last year
{See figure 8}. The area was not properly back sloped so eventually more debri will fall down on the road. The ditch at this location also was not re dug after the slide was removed.
Scope of work:
Remove debri and backslope the area to stabilize the slide. Reseed the area with grass to slow erosion. Re cut the ditch to allow for proper road drainage.
Estimated cost: $500.00
Doubleview drive:
The developer of this road never properly cut ditches or sloped the shoulders of the road
{See figures 6 & 7}. The spring rains of last year caused severe damage to this road. Some work was done to these areas during grading however heavy equipment will be required to adequately cut the ditches thru rock and slope the shoulders to provide a long-term solution to the problem.
Scope of work:
Deepen the ditches on the inside of the turns, which could not be done by the grader due to the presence of rock. Also grading the downhill side of the road above the turns so that water will run off instead of collecting on the edge of the road and adding to the flow of water in the ditch.
Estimated cost: $800.00
Pinnacle Parkway above the Greene’s house
The spillway off of Pinnacle Parkway discharges into a natural intermittent streambed, which flows alongside the Green’s residence. During heavy rains the added rainwater discharge from Pinnacle Parkway causes flooding along the edge of the residence. The Green’s have had a ditch cut to divert the flow and control it. The ditch is above the lower level of the home and if overwhelmed or clogged with sediment would cause flooding and erosion along the basement wall. This could cause a liability issue for our association if damage is done to the residence.
Scope of work:
Divert the flow from Pinnacle Parkway back to the opposite side of the road using a headwall and culvert. Line inside of ditch along Pinnacle Parkway at the curve with rip-rap to slow the added amount of water and check erosion. Provide another culvert back across Pinnacle Parkway past the road leading down to the Greene’s. This is necessary since the existing culvert a little ways further down will not be able to handle the additional flow.
Additional comments:
The potential of damage to the Green’s residence can only be partially addressed by fixing existing road drainage issues. The watershed from the mountain above the house may still cause damage even if the road issues are completely resolved. The location of the house puts it in jeopardy. This is not an issue for the association but can be resolved by the owners if they provide ditching of increased capacity that insures the non-road hillside water is contained. Although not covered in this estimate there has been some interest in providing a concrete strip at the steep section of this road to aid in traction.
Estimated cost: $6,500.00
:
Rip-Rap:
Rip-rap is needed for lining ditches and slowing down velocity of flow:
2 loads @ $350.00 per/load = $700.00
Placing of rip-rap by machine:
6 hours @ $75.00 per/hour = $450.00
Road Enzymes
SoilTac--Soil Stabilizer is the product we will be testing in the spring and if all goes well with the test we will be treating our more problem areas, to start off we will be purchasing five gallons, which covers 150 ft for $45.00. This application is for all-season heavy haul roads. If the product proves ineffective then this budgeted item will not be needed. If it proves effective we will do our most troublesome sections first, approximately ½ mile, over the next 3 years. If funds are more readily available then a more aggressive schedule can be made.
SoilTac--Soil Stabilizer is biodegradable, environmentally safe, polymer based emulsion. This product is used to stabilize all soils from dust; erosion and can generate results similar to the qualities of cement. SoilTac is designed to work its way down into the soil creating a thicker protective barrier with a more rigid and stable road base. We hope this product will cut cost on gravel and grading.
2640ft (1/2 mile) of road @ $45.00 per 150 ft. = $792.00 ($264.00 per year)
Guardrails and Concrete Barriers:
In the past few year’s concrete barriers have been added along some of the more dangerous portions of our road system. This has worked well and we will continue to use these however there are a few areas where the road width is not sufficient to allow for the use of concrete barriers. A guardrail system would be more practical at these locations. Below are locations requiring safety barriers and type of barrier system used.
·
Guardrail - Locust fence area
8x8 guardrail system made from pressure treated wood
Material $15.00 per ft.x 50 ft = $750.00
Labor. $850.00
Total 1,600.00
Pinnacle Parkway between Doubleview Drive and Tom Pfaffl’s house
Concrete barriers--
Material and labor: 20 barriers @ $100.00 per barrier
Total $2,000.00
Street Signs
Additional street signs are needed in some locations to aid emergency vehicles and to help visitors and contractors find their way in our development.
The following chart indicates the location, sign nomenclature and cost.
,Street Name 6in Reflect Blade PRICE Post PRICE Doubleview/ Pinnacle Pkwy intersection, $39.00 No post needed 0 Pinnacle Pkwy/ REMC intersection $39.00 ......... 8ft Galv Round $22.00 Pinnacle Pkwy/ Tuckback cove intersection $39.00 No post needed 0 Pinnacle Pkwy and the Greene's $39.00 8ft Galv Round $22.00 Total cost $156.00 Total cost $44.00
Total cost $200.00
Annual maintenance and road improvements final cost estimate:·
Annual maintenance cost estimate:
1st year
Gravel and Grading
$10,400.00
Deicing
$61.60
Snow Removal
$480.00
Ditch maintenance
$1,440.00
Road supplies
$100.00
Road insurance
$362.00
Pinnacle South road contribution
$4000.00
Reserve Fund
$1000.00
Administrative
$100.00
1st year total
$17,944.60
2nd and 3rd years
Gravel and Grading
$10,400.00
Deicing
$61.60
Snow Removal
$480.00
Ditch maintenance
$720.00
Road supplies
$100.00
Road insurance
$362.00
Pinnacle South road contribution
$4000.00
Administrative
$100.00
Reserve Fund
$1000.00
Per year total
$17,228.60
Road Improvements cost estimate:
Drainage Projects:
Pinnacle Parkway from the locust fence to the curve before Dave McCaughn’s house
$6500.00
Pinnacle Parkway above the concrete strip
$3500.00
Pinnacle Lane
$500.00
Doubleview Drive
$800.00
Pinnacle Parkway above the Greene’s residence
$6500.00
Road Enzymes Application
$792.00
Guardrails
$1600.00
Concrete Barriers
$2000.00
Street Signs
$200.00
Ditch Rip-Rap
$1,150.00
3 year total
$23,542.00
Per year
$7,847.33 l
