LOOKOUT RIVERWALK

HOMEOWNERS ASSOCIATION

Community Roadway Resurfacing Project

Prepared August 2014 by: Michael Kelly, GMB, GBI Board and A.R.C. Member

Purpose: This report was created with the intention of providing the current and future board members of the Lookout RiverWalk Community a set of guidelines and statistics. This information will simplify the decisions that will have to be made to maintain the Community roadways. Contents: 1. Introduction and community roadway lengths and areas. 2. Roadway rating system and visual illustrations of road defects. 3. Breakdown of road segments and their classification. Recommended scheduling of resurfacing of individual road segments, Including lengths, areas, and estimated costs for each segment. 4. Recommendations and summary.

Introduction

Lookout RiverWalk’s road system appears to have been paved in the 1989-1999 time period, as evidenced by the marketing map of 1999. The community roads are approximately 14 years old and are in moderate shape overall, considering the limited building that has occurred so far. Most severe damage appears to be from heavy truck damage, especially on the road shoulders. This is typical on strip pavement which lacks restraint on the edges. Roads that have concrete curbing do not encounter this defect. As roadways age, the cracking and crazing defects quickly worsen. Freeze-thaw cycles and heavy rainfall will cause the pavement to lose structural strength. If left un-checked, the pavement will soon become a cluster of un-attached pieces that will have to be removed before paving can take place. This condition increases the cost of repairing a roadway considerably. The seal coating and gator patching of 2012 has had some, but limited success in slowing down the aging of our roads. The cracks in the road were too wide and numerous for the sealing to be effective. Further patching, except for dangerous potholes, should be avoided. Currently the only lasting solution for roads of this age will be to re-surface them before they lose their cohesion.

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Statistics

Total length area of pavement in Riverwalk in need of re-surfacing: 4.31 Miles =22,808 lineal feet = 45,616 sq. yds. of asphalt covered area. *The boat ramp road and newly re surfaced area of Gardner Point Drive have been excluded in this report because they are in very good shape and should not need attention soon. Beach Drive should be in good shape for 5+ years and Gardner point for 10+years. **Olive Road is also excluded from the paving section in that it is gravel and there are no immediate plans to pave it. For reference Olive Road is approximately 2695 ft. in length and is around 48,510 square ft. of surface area, with an average width of 18 ft. It should take app. 150 tons of ABC gravel spread to 1” thickness to bring it up to standards. This will be needed within 3 years. Tractor scraping the road at least yearly should improve the serviceability of the road greatly. 2014 estimated cost to gravel Olive Road with 150 tons of ABC and Tractor spread-----------$4500 - $6000

Roadway Rating System And

Defect Illustrations

A numerical rating system - A thru D was chosen to simplify the most common stages of road deterioration and the accompanying “symptoms”. On the following pages will be photos taken from the neighborhood representing these rating scores. *Cracks are breaks in the structural roadbed. **Crazing are cracks that cluster and create a checkerboard type pattern, which causes the roadway to lose its structural integrity if the cracks widen sufficiently.

Rating System

A - Roadways are new, or have limited cracking evident Expected life before re-paving 10+ years. B - Roadways have low to moderate cracking and crazing. Cracks are tight and less than 1/8 inch in width. No loss of structural integrity. Limited damage to road edges. Expected life before re-paving 3-6 years. C - Roadways have extensive cracking and crazing. Cracks are up to ¼ inch in width with some wider. Roadbed slumping is starting to occur in areas of extensive crazing. Roadbed is starting to lose its structural integrity in places. Moderate damage to road edges. Expected life before re-paving 1-3 years. D - Roadway has extensive cracking and crazing, with gaps often over ¼ inch. Roadbed slumping is occurring and sections have lost structural integrity. Potholes are starting to appear and some areas of the roadbed may require excavation and replacement. Without repair and repaving shortly, roadbed may require extensive and costly repairs before repaving can occur. Expected life before re-paving/repairing 0-1 years.

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Road Segments Breakdown And

Rating With Suggested Repair Priorities

It is suggested that the roads be paved in the order listed below, if possible All paved roadways with accompanying length and area are listed below. Estimated 2014 costs are listed also. All measurements are calculated from a plat from 1999, and lengths were calculated by combining lot measurements along the roadways. Cul-de-sac measurements were calculated assuming 50 ft radius. Area dimensions were calculated by assuming an average of 18’ road width. Binding estimates will be required when work is to be contracted out. If re-surfacing is not performed within the time frame noted, more extensive repairs or thicker overlays may be required. Severe freeze/thaw cycles will also shorten the repair times. If the roadbed loses its structural integrity and severe crazing and slumping occur, repair costs will be extreme. Estimated 2014 costs will need to be adjusted yearly. 3-5% should be adequate unless severe costs in petroleum have occurred. Before paving: A binding agent will need to be applied over the existing roadbed, and the surface should be machine cleaned by contractor of heavy dirt or litter. Average thickness of overlay should be 1.5 inches. Areas that are losing their structural integrity may require 2” overlay. This is a cost effective method of adding rigidity to the damaged area, instead of excavating the area. *Areas that are severely slumped may require excavation, hauling away of old material, and adding compacted gravel before paving can occur.

Roadway Segments

Riverwalk Road Rating C- Total Length - 2,590ft. Area - 46,620 Sq. ft. 2014 estimated cost----------$46,620.00 Notes: Area 500ft from entrance shows severe crazing and the cul-de-sac is deteriorating quickly. Ridge Point Drive Rating C- Total Length - 1,679ft Area - 30,222 sq. ft. 2014 estimated cost---------$30,222.00 Notes: Area 300ft from intersection with Gardner Point Dr. shows severe crazing and will soon begin to slump.

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Mountain Aire Drive Rating C- Total Length - 1,362 ft. Area - 24,516 sq. ft. 2014 estimated cost----------$24,516.00 Notes: Area near intersection with the T turn-around is crazing badly. The upper part of the roadway is in B- condition. It would be more economical to resurface whole roadway at one time if funds allow. Stonecliff Lane Rating C- Total Length - 440 ft. Area - 7,920 sq. ft. 2014 estimated cost---------$7,920.00 Notes: The cul-de-sac is severely cracking; the rest of the roadway is C+ condition. Overlook Drive Rating C Total Length - 1,002 ft. Area - 18,054 sq. ft. 2014 estimated cost --------$18,054.00 Notes: Average aging. Gardner Point Drive Rating C Total Length - 6,345 ft. Area - 114,174 sq. ft. 2014 estimated cost----------$114,174.00 Notes: Some severe roadway edge damage towards the gate area. Heavy crazing at the bottom of the two hill sections. Bad road edges at the intersection with Rivercliff Dr. Rivercliff Drive Rating C Total Length - 4,391 ft. Area - 79,848 sq. ft. 2014 estimated cost-------$79,848.00

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Notes: Average wear with areas that have heavy crazing. Wood Cove Lane Rating B- Total Length - 523 ft. Area - 9,414 sq. ft. 2014 estimated cost--------$9,414.00 Notes: Road has small pot hole that will enlarge quickly. Suggest having it patched when the first paving session begins. Pier Point Lane Rating B- Total Length - 1,168 ft. Area - 21,024 sq. ft. Estimated cost----------$21,024.00 Notes: Average wear and tear. Oak Point Lane Rating B Total Length - 1,243 ft. Area - 22,284 sq. ft. 2014 estimated cost------$22,284.00 Notes: Average wear. Pebble Creek Lane Rating B Total Length - 1,053 ft. Area - 18,954 sq. ft. 2014 estimated cost-------$18,954.00 Notes: Average wear Beacon Ridge Drive Rating B Total Length - 969 ft, Area - 17,442 sq. ft. 2014 estimated cost-------$17,442.00

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Notes: Average wear.

Overall 2014 Estimated Cost.

These costs are from the lowest quoted contractor’s price and will need to be adjusted for increases in costs (3-5%) after the 2014 calendar year. 1.5” asphalt overlay on appx.45, 616 square yards of road surface $410,472.00 Current tear out and patching costs $5,450.00 1320’ of yellow striping $858.00 36’ of 2’ permanent speed bumps $360-$600.00 Total project cost if performed in 2014 = $417,210.00 Notes: All contractors except Maymead were negotiable on the pricing of the asphalt and accessories. I believe we should be able to achieve a better price if we do large areas in a reasonable time period. Maymead seemed firm on their current pricing. Asphalt pricing changes periodically based on the NCDOT liquid asphalt price index. Aggregate pricing averages + $ 1.00yr. Per ton or more. (Note from the board: Please refer to the most recent Reserves Budget on the website for up-to-date financial summaries and comments)

Recommendations and Summary

Taking into account the reserve funds and the annual discretionary money left after paying for maintenance of the neighborhood and running the HOA, it will be necessary to assess the RiverWalk lot owners to resurface and repair our road system. The recommended repair time is within 3 years. After this time period, the roads will deteriorate at an accelerated rate and it will cost even more to bring them back to a condition that will preserve the property value of our homes that we all care about. We would also have to live with crumbling and unsightly roadways until the work was done. ***Disclaimer I, Michael J Kelly compiled this report for the benefit of the lot owners of the Riverwalk HOA, at no charge to the Association except printing ink costs. I have used my best judgment and current available facts to compile this report. Any errors or omissions that may have incurred in this report are by accident. No type of compensation to me is involved in any way for this report or if assigned by the board, to implement this plan in the future. By using this report and the signatures below of the Riverwalk HOA president, the Riverwalk HOA agrees that I will be held harmless for any potential errors contained within this report or cost differences incurred when the project is started. By:_______________________________________Date_____________ Riverwalk HOA 2014 President By:_______________________________________Date_____________ Riverwalk HOA 2014 Board Member

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