Woodside Plantation Property Owners' Association ROAD CONDITION SURVEY And IMPROVEMENT PLAN

Transcription

1 Woodside Plantation Property Owners' Association ROAD CONDITION SURVEY And IMPROVEMENT PLAN 1

2 Table of Contents Page Introductory Memo 3 Pavement Evaluation Process 4 Sample Condition Photographs 5-8 Life Expectancy Graphs 9 Road Improvement Plan Discussion 10 Alphabetical Listing of Streets Listing of Streets by Repair Annual Costs and Schedule Summary 19 Annual Cost Chart.. 20 Commentary 21 Appendix. 22-2

3 Woodside Plantation Property Owners' Association To: WPPOA Board of Directors Stephanie Wood, Association Manager From: John Rogers, Board Member Peter Messina, P.E., Board Volunteer Date: May 1, Subject: Road Condition Survey and Improvement Plan On April 6 th and 11 th,, Peter Messina and I traveled each roadway in Woodside Plantation to evaluate the current roadway conditions. The analysis included review of each longitudinal crack, transverse crack, potholes and alligatoring areas. For your information Woodside Plantation has 130 private roadways totaling miles in length. A chart was prepared listing the roadway name, length, width, original paving year, recommended repair year and cost to overlay. We evaluated the cost of milling the roadway and then installing a 1 1/2 asphalt overlay plus a percentage for subbase repairs. Local asphalt contractors were contacted to get accurate pricing. The road condition survey data was entered into a computer with an Excel spreadsheet format in a fashion that the data can be withdrawn in various forms. Enclosed are roadway listings in a yearly format based on recommended maintenance priority as well as in alphabetical street listing. To conclude, a summary of roadway improvement recommendations have been completed and outlined in this report. The attached list proposes a twenty year plan to improve the condition of our streets and provide a stable funding source for our roadway maintenance. It is recommended that several roadways a year be scheduled for a milling and overlay. This practice will eliminate catastrophic financial effect for the need to repair ten or more roads in one year if (when) they all start to fail at one time. 3

4 Pavement Evaluation Process The pavement evaluation establishes a preferred order of repair for the roadways in Woodside Plantation. Overall condition, ride quality, volume of traffic, construction date, possible structural deficiencies, drainage, surface type, road safety and several other factors were taken into account. Each roadway must be re-evaluated on a regular basis to re-establish the priority rating. While there are 130 roadways in Woodside Plantation, the road condition survey established 152 roadways or roadway segments. Some of the longer roadways were broken up into 2 or more segments. Poor Condition Recommended Overlay in 0 to 5 years ( to ) Note: There are 33 roadways in this condition Example Roads: Hemlock Drive and Court Loganberry Court Foxhound Run Fair Conditions Recommended Overlay in 6 to 10 years ( to ) Note: There are 34 roadways in this condition Example Roads: Woodside Plantation Drive White Cedar Way Burden Lake Road Good Condition Recommended Overlay in 11 to 15 years ( to ) Note: There are 44 roadways in this condition Example Roads: Boxwood Road Forest Pines Road Enclave Drive Excellent Condition Recommended Overlay in years ( to ) Note: There are 41 roadways in this condition Example Roads: Anderson Mill Road Commonwealth Way Rock Maple Court 4

5 Pavement Condition ExamplesVery Poor Condition Hemlock Court Loganberry Court 5

6 Pavement Condition ExamplesPoor Condition- Woodside Plantation Drive at Burden Lake Road Hemlock Drive at Dewberry Lane 6

7 Pavement Condition ExamplesFair Condition: Typical Road Cracks on Boxwood Road Woodside Plantation Drive by East Gate Dr. 7

8 Pavement Condition ExamplesGood Condition: Enclave Drive Pavement Condition ExamplesExcellent Condition: Anderson Mill Road 8

9 Road Life Expectancy 9

10 Recommended 20 Roadway Capital Improvement Plan The following gives a year-by-year breakdown of budget spending per year. The plan uses the standardized prices beginning in the year. The schedule follows the list in order of road condition. Annual costs for each year average approximately $425,000 in dollars. This plan allows for every road in Woodside Plantation to be resurfaced in the next twenty years. Even then many roads will exceed the normal life expectancy of most roads. 10

11 Alphabetical Listing of Roadways Woodside Plantation Roadways Alphabetical Listing Length Width Date Completed Overlayed Anderson Mill Rd - W Pleasant Colony to Pink Dogwood Cir. 578 $23,120 Anderson Mill Road - Steeplechase Rd to Bristlecone Dr $42,640 Baldcypress Court 1300 $52,000 Balfour Court 743 $29,720 Balsam Lane 2390 $95,600 Barbaro Court 276 $11,040 Basswood Drive 3045 $121,800 Bay Tree Court $37,600 Bellewood Drive $56,120 Birch Tree Circle 1300 $52,000 Boxelder Drive $80,600 Boxwood Road $69,200 Boxwood Road, Phase IV, Cottage $18,480 Bridge Crest Court 978 $39,120 Bridle Lane 400 $16,000 Bristlecone Drive - Anderson Mill Rd. to Lot $36,400 Burden Circle 150 $6,000 Burden Lake Rd - Forest Pines Rd. to Woodside Plantation Dr. Burden Lake Road - Holly Lake Rd to Forest Pines Rd $114, $129,800 Butternut Court 945 $37,800 Cameron Alley 443 $17,720 Charles Towne Place 1130 $45,200 Chinkapin Court 395 $15,800 Club Villa Drive East & West 1100 $44,000 Commonwealth Way - Sterling Grove Circle to Lot $63,360 Cottonwood Creek Lane Lots 287 to end cul-de-sac 450 $18,000 Cottonwood Creek Lane WPD to Lot $10,920 Crane Court 1830 $73,200 Crescent Pointe 1080 $43,200 Cypress Lane $22,000 Dewberry Lane $39,483 Double Eagle Court $78,000 Eagle's Nest Lane $32,667 Earlston Alley 231 $9,0 East Gate Drive - Guardhouse to WPD 2900, 2010 $116,000 East Gate Drive - Circle to Guardhouse - 2 sides $52,800 East Pleasant Colony from WPD to cul-de-sac $85,600 Enclave Drive $32,080 Proposed Overlay Estimated Cost 11

12 Length Width Date Completed Estimated Cost Proposed Overlay Forest Bluffs Road 1500 Forest Pines Rd - Huntington Ct. to cul de sac $142,100 Forest Pines Rd. Burden Lake Rd to Huntington Ct $107,333 Forest Ridge Drive $30,333 Fox Trace Court 1000 $40,000 Foxhound Run $173,250 Glen Haven Circle $78,000 Glenlevit Lane 486 $19,440 Golden Oak Drive 2307 $92,280 Grassy Creek Lane 1574 $62,960 Green Ash Court 630 $25,200 Hackberry Lane 1050 $42,000 Hanlon Woods Court $12,000 Hardwood Court 485 $19,400 Hemlock Court $11,692 Hemlock Drive - Woodside Plantation Dr. to Dewberry La $50,408 Hemlock Drive - Dewberry La. To Holley Lake Rd $23,192 Highberry Court 440 $17,600 Highland Reserve Court $67,560 Holley Lake Circle 260 $10,400 Holley Lake Rd - Woodside Plantation Dr. to Hemlock Dr. 890 $35,600 Holley Lake Rd - Hemlock Dr. to Pine Needle Rd. 25 $89,800 Holley Lake Rd - Pine Needle Rd. to Woodside Plantation Dr $80,000 Holley Ridge Road $74,000 Hunters Run Drive $74,250 Huntington Court $28,000 Juniper Lane 380 $15,200 Juniper Loop 2160 $86,400 Lady Banks Road 993 $39,720 Laurel Oak Drive 1145 $45,800 Woodside Plantation Roadways Alphabetical Listing Overlayed $60,000 Live Oak Ct. 145 $5,800 Live Oak Road - Red Oak La. To Sassafras Rd $50,000 Live Oak Road - Sassafras Rd. to Circle 2585 $103,400 Loganberry Court 710 $28,400 Longwood Green Court $92,000 Magnolia Lake Court $125,800 Magnolia Lake Lane $19,600 Magnolia Lake Road $135,000 Mockernut Circle $141,800 Mulberry Court $36,600 12

13 Length Width Date Completed Overlayed Nutmeg Court 270 Periwinkle Court Pine Needle Circle 200 Pine Needle Road 1940 Pink Dogwood Circle 1795 Pinyon Pine Loop 828 Woodside Plantation Roadways Alphabetical Listing Proposed Overlay Estimated Cost $10,800 $5,760 $8,000 $77,600 $71, $33,120 Poplar Hill Court $16,000 Quiet Oak Court 1458 $58,320 Red Cedar Road 1515 $60,600 Red Oak Lane 2050 $82,000 Reserve Club Drive 642 $25,680 River Birch Road 1500 $60,000 Rock Maple Court 1099 $43,960 Sassafras Court 325 $13,000 Sassafras Road 15 $49,800 Scarlet Oak Place $36,225 Scotch Pine Court 630 $25,200 Sea Grass Lane 1082 $43,280 Shagbark Court $15,800 Short Iron Drive $12,000 Silver Maple Court 360 $14,400 Silver Meadow Court 1015 $40,600 South Gate Dr. - Holley Ridge Rd. to Chukker Creek Rd $28,000 Spalding Lake Circle 1603 $64,120 Spaulding Bridge Road 953 $38,120 Steeplechase Rd-Guard house to Anderson Pond Rd $28,880 Steeplechase Rd-Sterling Grove Cr to Guard House 1411 $56,440 Steeplechase Rd - Silver Meadow Ct. to Sterling Grove Cr 1926 $77,040 Steeplechase Rd Foxhound to W Pleasant Colony 1371 $54,840 Steeplechase Rd W Pleasant Colony to Silver Meadow Ct $112,000 Steeplechase Rd WPD to Foxhound Run $74,720 Sterling Grove Circle - Steeplechase Rd to traffic circle 1584 $63,360 Storm Song Court $6,000 Sugar Maple Circle 2130 $85,200 Sugarberry Road $28,400 Summer Squall Lane $28,000 Summer Winds Circle -Sterling Grove Cir. to Rock Maple Ct. 472 $18,880 Sweet Gum Court 650 $108,000 Sweet Gum Lane 1640 $26,000 Sweetbay Drive 3025 $65,600 13

14 Length Width Date Completed Overlayed Tall Pine Drive 2730 Thornhill Drive 678 $27,120 Three Runs Creek Way 2831 $113,0 Trippi Lane $26,000 Tulip Poplar Court 170 $6,800 Tupelo Court 295 $11,800 Woodside Plantation Roadways Alphabetical Listing Proposed Overlay Estimated Cost $109,200 Twin Ponds Lane 1644 $65,760 Village Green Blvd $84,480 Water Oak Court 440 $17,600 Waterlocust Court $6,000 Wax Myrtle Circle 110 $4,400 Wax Myrtle Court 500 $20,000 West Pleasant Colony Dr - Lot 8 to Steeplechase Rd 1800 $72,000 West Pleasant Colony Dr. - Red Cedar Rd to Lot $73,720 West Pleasant Colony Dr. - Woodside Plantation Dr. to Red Cedar Rd White Birch Court 1584 $63, $36,400 White Cedar Way 1330 $53,200 White Willow Place $4,000 Willow Lake Court $26,000 Willow Lake Drive $120,000 Willow Oak Loop $80,000 Winged Elm Circle - Lot 156 to Woodside Plantation Dr $106,600 Winged Elm Circle - Woodside Plantation Dr. to Lot $91,400 Woodside Plantation Dr. - West Pleasant Colony to South Gate Dr. Woodside Plantation Dr. - South Gate Dr. to Winged Elm Circle (South) Woodside Plantation Dr. - Winged Elm Circle to Winged Elm Circle Woodside Plantation Dr. - Winged Elm Circle (North) to Bellewood Dr. Woodside Plantation Dr. - Bellewood Dr. to East Gate Dr $154, $104, $86, $87, $172,000 Woodside Plantation Dr. - East Gate Dr. to Main Gate Dr $212,000 Woodside Plantation Dr. - Main Gate Dr. to Holly Lake Rd $89,200 Woodside Plantation Dr. - Holly Lake Rd to Steeplechase Rd $107,400 Yellow Pine Lane $10,400 Yellow Pine Road $48, , Total Linear /miles Total Cost $8,439,453 14

15 Recommended Roadway Maintenance Priority Listing Woodside Plantation Roadways Priority Listing Length Width Date Completed Overlayed Hemlock Court Hemlock Drive - Dewberry La. to Holley Lake Rd. Hemlock Drive -Woodside Plantation Dr. to Dewberry La. Dewberry Lane Loganberry Court Woodside Plantation Drive - Main Gate Dr. to Holley Lake Rd. Woodside Plantation Drive - Reserve Sign to Winged Elm Circle (South) Hunters Run Drive Woodside Plantation Drive - Bellewood Dr. to East Gate Dr. Woodside Plantation Drive - Winged Elm Circle (North) to Bellewood Dr. Willow Lake Court Willow Lake Drive Winged Elm Circle - Lot 156 to Woodside Plantation Dr. Woodside Plantation Drive - East Gate Dr. to Main Gate Dr. Woodside Plantation Drive - Winged Elm Circle to Winged Elm Circle Charles Towne Place Crane Court Eagle's Nest Lane Longwood Green Court Red Oak Lane Tulip Poplar Court White Cedar Way Chinkapin Court Highberry Court Live Oak Ct. Live Oak Road - Red Oak La. To Sassafras Rd. Live Oak Road - Sassafras Rd. to Circle Scarlet Oak Place Scotch Pine Court Short Iron Drive Sugarberry Road White Willow Place Willow Oak Loop Fox Trace Court Golden Oak Drive Highland Reserve Court Red Cedar Road Red Cedar Road Sea Grass Lane Spaulding Bridge Road West Pleasant Colony Dr - Lot 8 to Steeplechase Rd Proposed Overlay 2016 Estimated Cost $11,692 $50,408 $23,192 $39,483 $28,400 $89, $104, $74,250 $172, $87, $26,000 $120,000 $106,600 $212, $86,000 $45,200 $73,200 $32,667 $92,000 $82,000 $6,800 $53,200 $15,800 $17,600 $5,800 $50,000 $103,400 $36,225 $25,200 $12,000 $28,400 $4,000 $80,000 $40,000 $92,280 $67,560 $60,600 $60,600 $43,280 $38,120 $72,000 15

16 Woodside Plantation Roadways Priority Listing Length Width Date Completed Overlayed Baldcypress Court Boxwood Road, Phase IV, Cottage Bridge Crest Court Bridle Lane Burden Circle Burden Lake Road - Forest Pines Rd. to Woodside Plantation Dr. Burden Lake Road - Holly Lake Rd to Forest Pines Rd. Forest Pines Road - Huntington Ct. to cul de sac Forest Pines Road - Burden Lake Rd to Huntington Ct. Woodside Plantation Drive - West Pleasant Colony to Reserve Sign Cottonwood Creek Lane WPD to Lot 286 Foxhound Run Glen Haven Circle Poplar Hill Court Steeplechase Road - Foxhound Run to W Pleasant Colony West Pleasant Colony Dr. - Red Cedar Rd to Lot 8 Huntington Court Cypress Lane Bay Tree Court Mulberry Court Holley Lake Road - Hemlock Dr. to Pine Needle Rd. Holley Lake Road - Pine Needle Rd. to Woodside Plantation Dr. Holley Lake Road - Woodside Plantation Dr. to Hemlock Dr. Holley Ridge Road Juniper Lane Juniper Loop South Gate Drive - Holley Ridge Rd. to Chukker Creek Rd Lady Banks Road Laurel Oak Drive Pine Needle Circle Pink Dogwood Circle Steeplechase Road - WPD to Foxhound Run Three Runs Creek Way Boxwood Road Spalding Lake Circle Water Oak Court Waterlocust Court Bellewood Drive Forest Bluffs Road Sweet Gum Court Woodside Plantation Drive - Holley Lake Rd to Steeplechase Rd. Reserve Club Drive Sassafras Court Sassafras Road Proposed Overlay Estimated Cost $52,000 $18,480 $39,120 $16,000 $6,000 $114, $129,800 $142,100 $107,333 $154, $10,920 $173,250 $78,000 $16,000 $54,840 $73,720 $28,000 $22,000 $37,600 $36,600 $89,800 $80,000 $35,600 $74,000 $15,200 $86,400 $28,000 $39,720 $45,800 $8,000 $71,800 $74,720 $113,0 $69,200 $64,120 $17,600 $6,000 $56,120 $60,000 $26,000 $107,400 $25,680 $13,000 $49,800 16

17 Woodside Plantation Roadways Priority Listing East Gate Drive - Guardhouse to WPD Forest Ridge Drive Green Ash Court Holley Lake Circle Pine Needle Road Silver Meadow Court Birch Tree Circle Wax Myrtle Circle Wax Myrtle Court Storm Song Court Summer Squall Lane East Pleasant Colony - WPD to cul-de-sac River Birch Road Sweet Gum Lane Trippi Lane West Pleasant Colony Dr. - Woodside Plantation Dr. to Red Cedar Rd White Birch Court Nutmeg Court Sweetbay Drive Steeplechase Road - W. Pleasant Colony to Silver Meadow Ct Double Eagle Court Enclave Drive Tupelo Court Winged Elm Circle - Woodside Plantation Dr. to Lot 156 Periwinkle Court Hackberry Lane Butternut Court Balfour Court Basswood Drive Club Villa Drive East & West Cottonwood Creek Lane Lots 287 to end cul-de-sac Crescent Pointe Yellow Pine Lane Yellow Pine Road Tall Pine Drive Grassy Creek Lane Mockernut Circle Sugar Maple Circle Boxelder Drive Hardwood Court Village Green Blvd. Sterling Grove Circle - Steeplechase Rd to traffic circle Glenlevit Lane Thornhill Drive East Gate Drive - Circle to Guardhouse - 2 sides Magnolia Lake Court Length Width Date Completed Overlayed , Proposed Overlay Estimated Cost $116,000 $30,333 $25,200 $10,400 $77,600 $40,600 $52,000 $4,400 $20,000 $6,000 $28,000 $85,600 $60,000 $65,600 $26,000 $63,360 $36,400 $10,800 $121,000 $112,000 $78,000 $32,080 $11,800 $91,400 $5,760 $42,000 $37,800 $29,720 $121,800 $44,000 $18,000 $43,200 $10,400 $48,000 $109,200 $62,960 $141,800 $85,200 $80,600 $19,400 $84,480 $63,360 $19,440 $27,120 $52,800 $125,800 17

18 Woodside Plantation Roadways Priority Listing Length Width Date Completed Overlayed Magnolia Lake Lane Magnolia Lake Road Steeplechase Road - Guard house to Anderson Pond Rd Steeplechase Road - Sterling Grove Cr to Guard House Steeplechase Road - Silver Meadow Ct. to Sterling Grove Cr Balsam Lane Cameron Alley Commonwealth Way - Sterling Grove Circle to Lot 327 Quiet Oak Court Rock Maple Court Shagbark Court Silver Maple Court Summer Winds Circle - Sterling Grove Circle to Rock Maple Ct. Twin Ponds Lane Anderson Mill Road-Steeplechase Rd to Bristlecone Dr. Anderson Mill Road - W Pleasant Colony to Pink Dogwood Circle Barbaro Court Bristlecone Drive - Anderson Mill Rd. to Lot 517 Earlston Alley Pinyon Pine Loop Summer Winds Circle - Rock Maple Ct. to Circle Hanlon Woods Court Proposed Overlay Estimated Cost $19,600 $135,000 $28,880 $56,440 $77,040 $95,600 $17,720 $63,360 $58,320 $43,960 $15,800 $14,400 $18,880 $65,760 $42,640 $23, $11,040 $36,400 $9,0 $33,120 $108,000 $12,000 Total linear feet Total Miles Total Cost Average s to Overlay 209, $8,439,

19 20 Road Maintenance Program Costs Number Proposed Schedule Annual Cost Prices $153,175 $193,200 $333,850 $550,600 $385,067 $378,425 $413,840 $376,000 $403,433 $530,930 $409,000 $510,200 $338,000 $410,533 $468,760 $410,840 $4,320 $537,800 $542,120 $436,440 $232,920 Total $8,439,453 19

20 Annual Cost by And Long Term Trend Based on the timeline and sequencing of road repairs over the next 20 years. The average age of the road surface when repaved will be 22.4 years. (All estimates based on current dollars) Annual Cost (With Trend Line) $600,000 $500,000 $400,000 $300,000 $200,000 $100,000 $0 It is recommended to establish a constant dollar figure per year for road maintenance purposes. From the chart above $450,000 per year would be a reasonable budget number. 20

21 If proper roadway maintenance is not performed on a regular basis all the roads in Woodside Plantation will look like this in 25 years! 21

22 APPENDIX Road Condition Analysis Notes: Factors affecting Road Longevity: (In addition to installation quality, etc.) Plus: Weather - no freeze / thaw cycles in Southeast Light Traffic (many cul-de-sacs, "Courts" and "Lanes" styles) Subsurface - good drainage Minus: Weather - baking summer sun dries out asphalt Minimal Standards inches of asphalt Final surface installed prior to heavy traffic home construction Annual Budget estimate: Total Cost (approx. 40 miles ~ feet wide - See Survey details by street) = $8,439,453 Cost per year over the life of: Life - per Reserve Study "Typical" life Used in Survey years $527,466 $421,973 $421,973 All costs in current dollars Note: Assumes all roads are resurfaced in next 20 years. Average age of road when resurfaced will be 22.4 years. Basis of cost estimates used in Road Conditions report: Cost per Square Yard Reserve Study (August 2014) B. Lykins est. (2013 data) Survey Estimate Used 4 local contractors* Resurface Milling 1.5 inches overlay -----> $13.00 Repairs Total/ SY Cost/Mile $4.50 $17.50 $12.10 $6,400 $170,368 $10.00 $2.00 $15.00 $211,200 $3.00 Cost per mile (assumes foot typical width): Reserve Study conducted by Associan Reserves August Avg of high/low est. *Road construction pricing received from Beam s Contracting, Southern Grading & Paving, C & H Contracting, ATC Grading and Paving 22

23 Woodside Development Company Roadway Specification: 1 ½ compacted asphalt on top of 6 graded aggregate base 23

24 Addendum Road Baldcypress Balfour Ct Basswood Boxwood Bridge Crest Court Burden Lane Charles Towne Place Crane Ct Crescent Point Eagles Nest Eastgate to Holly Lake Forest Pines Forest Ridge Drive Highberry Ct. Holly Lake Rd Holly Lake Rd Holy Lake Circle Laurel Oak Drive Magnolia Lake Magnolia Lake Ct Mulberry Nutmeg Ct. Red Oak Lane Sugarberry Rd Sweet Gum Ct Tall Pine Tulip Poplar Wax Myrtle Ct White Cedar Willow Lake Ct Woodside - Winged Elm to Bellwood Woodside - Winged Elm to Winged Elm Woodside Plantation Woodside Plantation Yellow Pine Comments - notable observations Feb during road review Possible crack repair Cul de sac patch - reveling loose aggregate At Balsam Land intersection - Stop signs rotting out Many cracks in block down hill - can these be filled? Small off ramp - 2 years needs repair Cul de sac small cracks for repair crack fill possible, many large cracks Paving job not good - OK for now Allegatering at yield sign #113. Patches in cul de sac - under repair? At Willow Oak near entrance yield sigh - small pothole - approx 101 Eagles Nest Much cracking - but base looks solid Pot hole in front of 323 patch in cul de sac reveling needs to be repaired this year Missing a piece of asphalt at corner Some crack repair At 4 way at WPD - pothole and joint failure - fix in Possible crack repair At #125 Depression could be filled At Magnolia Lane - pot hole and alligatoring Cul de sac 2x2 repair settling some At Bay Tree Ct. - Storm drain cover cracking Crack fill possible, many cracks At Sassafras Rd. Cracking In cul de sac Patch is wearing quickly but OK for now At #2 depression from sinking patch - holding up At #161 road being undermined by tree roots Patches in cul de sac not holding up At #10 Curb holding water. Large crack in street. (Terrance Russo complaint) Repairs at #257 At end - many patches - needs work in 2-3 years Gutter ripping out - Pot hole Bellwood and WPD Alligatoring near Winged Elm and Highberry At Cypress Lane - seem needs to be repaired Between Mulberry and Juniper Lane - pothole to be fixed At YP Lane catch basin cover broken Other: Road signs - consider an annual program to "pressure wash" signs as needed. Road appearance - curbs - consider annual program to maintain aesthetics.