HomeMy WebLinkAbout2003 09 02 - Birch Court RoadMERRITT LANES III
CERTIFIED PUBLIC ACCOUNTANT
September 2, 2003
On Site Management Group
1999 Pointe West Drive
Vero Beach, Florida 32966
Attention: Stephen Melchiori, PSM
(OaR e 6c xsn I9ayee
VALLEY PARK PROFESSIONAL CENTER, BUILDING B, SUITE 101
2517 HIGHWAY 35, MANASQUAN. NEW JERSEY 08736
TELEPHONE (732) 292-1805
FAOEIMILE (732) 292-1807
Re: Birch Court Road - Asphalt cracking, water seepage and staining, and drainage
Dear Mr. Melchiori:
On November 20, 2002 you responded to my September 13, 2002 letter of concerns about my Lot
#54. In December 2002 you and the City of Sebastian met and planned a course action to resolve the
standing water behind my lot. That work has been completed and so far water does drain away and
the swampy lake has disappeared. The correction of that problem was as a result of every one
working together to resolve what was a common problem.
It is now time to address the second issue in my September 13, 2002 letter - the construction and
condition of Birch Court. The problem with Birch Court is the same problem as Redwood Court with
one additional and important problem - The water does not drain from the top of the cul-de-sac
because the top of the cul-de-sac is lower then the sides of the cul-de-sac. Therefore water sets in
front of my house on the cul -d -sac. I have a copy of your November 7, 2002 to the residents of
Collier Club Homeowners Association with reference to "Pavement Staining, High Water Table"
and I offer the following comments:
You are correct in stating that "heavy construction equipment used during the house
construction ... caused pumping" and cracking of the pavement. This, though, is simply an
acknowledgment that
a. The roadway was not constructed according to code (see Jonathan Kedith's letter
report dated January 30, 2002) in the amount of ashpalt put down but also in the
preparation of the sub grade.
b. The situation on Redwood Court, as well as Birch Court, should have been foreseen
by the developer. Your engineers, Fraser Engineering and Testing, Inc, reported that
there was a very shallow hardpan in the Redwood and Birch Courts area. These areas
were known to swampy before your construction ofthe road. Therefore it was known
MERRITT LANE, III CERTIFIED PUBLIC ACCOUNTANT
On Site Management Group
September 2, 2003
Page 2
that the water simply did not drain and the ground was wet most the time - before any
irrigation systems.
2. Your statement that "the roadways within the community are the maintenance responsibility
of the Homeowners Association" is not quite correct. Before the roadways become the
responsibility of the Homeowners Association, the common area including the roadways
must be accepted from the developer by a homeowner's association that is not controlled by
the sponsor/developer.
The structural integity of the roadway, eventhough the last construction was completed over a year
ago, is still deteriorating, soft depressions are forming and, of course, the drainage is simply wrong.
The residents of Birch Court will be working with the City of Sebastian and hopefully you to correct
the problems on Birch Court.
Re ectfully
v
Merritt Lane, III
583 Birch Court, Sebastian, FL 32958
772-581-9253
cc: David Fisher, P.E. City of Sebastian, Engineer
Trac Hass, City of Sebastian, Director of Growth Management
Payor'
City of Sebastian
November 7, 2002
Collier Club Homeowners Association:
RE: Pavement Staining, High Water Table
Dear Residents:
We have investigated the reasons for the reddish stain on the pavement as well as the
unusually high water table in portions of the Collier Club Community. Both of these
problems are primarily a result of a layer of "hard pan" approximately four foot below
the surface. Hardpan is a dense layer of soil that prevents water from percolating
resulting in a saturated soil column between the hard pan and the surface. This hardpan
layer was not fractured during utility construction on the cul-de-sacs as it probably was
on Collier Lake Circle because the utilities constructed in this area were shallow, above
the hardpan layer.
The reddish stain is a result of the ground water taking on the color of the hardpan
material. In addition, heavy equipment used during the house construction, cement
trucks, sand trucks etc. can cause "pumping" of the water bring the staining to the
surface. With construction completed in Phase I this would no longer be an issue.
Another factor contributing to the high water table may be the excessive irrigation done
by some of the residents in the community. We brought this to the attention of the
homeowners at the annual meeting and was brought to our attention again by the
Sebastian Code Enforcement Officer this summer. Careful monitoring of your irrigation
system would help control the constant "sogginess" of your individual lawns.
At this time we have been given no clear-cut solution that would correct the problem.
With the construction of Phase I completed and the vast majority of the heavy
construction traffic completed we are hopeful the structural integrity of the pavement will
not deteriorate. However, re -surfacing the pavement at this time may only be a temporary
fix and the problem could reoccur. Seal coating, covering the pavement with a thin layer
of tar, would make the pavement look better but provide no structural value.
Therefore we feel the prudent thing to do at this time is to monitor the situation to see if
the condition of the pavement stabilizes. Once this has been established the proper
corrective action could be better determined. Should the individual homeowners wish to
undertake a corrective action at this time we would ask that they coordinate this effort
through Robin Jones the property manager.
Sin
S e w1clorl,SM
OnSite Management Group, Inc.
Onsite
1999 Pointe West Drive • Vero [leach, Florida 32966 • [5611794-4577 • Faz: [56117949916 • w V onsitemgmtaom
February 11, 2002
Mr. Buzz Herrmann
586 Redwood Court
Sebastian, Florida 32958
RE: Collier Club — Redwood Court Pavement
Dear Mr. Herrmann:
The following are in response to the points raised the letter dated January 30, 2002 to you from
Mr. Jonathan E. Keith, P.E.
1) The streets within Collier Club are and shall remain private. They are the perpetual
maintenance responsibility of the Homeowners Association. The city will not assume any
responsibility for the roadways as long as the community is gated. There is no plan to
eliminate the gates.
2) The City approved the typical roadway section. This is the same pavement section we
have used in various other communities we have developed including Stonebridge,
Cypress Lake, Pointe West and Arbor Trace.
3) To my knowledge no maintenance agreement with city exists. Because the streets are
private there is language on the plat stating the maintenance obligation for the streets lies
with the POA and the city shall have no maintenance obligation whatsoever.
4) We contracted with Fraser Engineering, now A&M Engineering, to do the testing on the
utility back fill and roadway construction. They worked under the direction of the project
engineer Masteller and Moler, Inc. as well as used there own judgment and industry
standards regarding the testing. We had no input as to the location of the tests or the
number of test taken.
In our opinion neither we as the developer, nor any of the consultants or contactors working on
the project, purposely did anything to hide or create a potential problem. The staining that has
occurred in the area did not surface until after the adjacent property was filled and homes
constructed. The situation on Redwood Court was unforeseen by all involved.
You indicated in your letter dated February 1, 2002 that you expected us to proceed with Mr.
Keith's recommendation of replacing the roadway with a geotextile fabric and 6" of reinforced
concrete. We are not willing to proceed with a repair of that magnitude because 1) the initial
construction was done in accordance with the approved plans and specification and 2) the
"staining" of the roadway was not a result of any deficiency in materials or workmanship. Since
the roadways within the community are the maintenance responsibility of the Homeowners
Association, they would be the responsible party for correcting a problem. If the association
wishes to proceed with Mr. Keith's recommendation and fund it with a special assessment of its
members it would be up to them. .
Should you have any questions or need any additional information in this regard please contact
our office.
Sincere) ,
Step R. el hio?PSF,
Onsite Management Gr., Inc.
Cc: Ed Donner, Village Properties
Chuck Mechling
Jim Adams
Redwood Court Homeowners Association
Collier Club
Sebastian, Florida 32958
February 1, 2002
Mr. Stephen R. Melchiors, PSM
On -Site Management Group, Inc.
1999 Pointe West Drive
Vero Beach, Florid 32966
Dear Mr. Melchiori:
On November 27, 1 wrote Chuck Mechling a letter regarding our concerns about the
condition of our road and also the problem with the park at the end of the block. You and
Mr. Mechling both responded by telephone to me.
Over the summer, at a meeting of all Collier Club homeowners, two Redwood Ct.
members were assured by Mr. Mechling that our road would be properly resurfaced when
other resurfacing was done in Collier Club.
I am aware that you sent documents to Jonathan W. Keith, our civil engineer and we
have also researched documents from the City of Sebastian re: our road construction.
Enclosed, please find Mr. Keith's letter tome dated January 30, 2002. We again
expect remedial action as stated on Page 3, item letter A.
Please contact Jonathan W. Keith at (954) 489-9801 to set up a meeting to resolve
this problem and furnish us with a copy of the Road Maintenance Agreement.
Mr. Mechling said that Mr. Ed Donner would contact Mr. John Carroll (581-2778) re: the
beautification of the park at the corner of Redwood Court. This has not been done to this
date.
We look forward to working together to resolve this matter of our road and park in a
satisfactory fashion. Obviously we are most anxious to get this done quickly and efficiently.
Very truly yours,
Y 19errmannn
VM
586 Redwood Court
569-9811
cc: J. Keith
Redwood Ct. homeowners
LIN
C �cLITH & BA1.,LJIE, INC.
Consulting Engineers
1700 Northwest 64th Street, Suite 300
Fort Lauderdale, Florida 33309
Phone (954) 409-9801 Fax (954) 409-9002
January 30,'2002
Mr. Buri PIcrnu:am (Via Fax)
586 Redwood ('11:rd
Sebastian, Florida 32958
Re: f71c Collier Club- Redwood Court hayCpleat 1)auuy;e
Project Numbcr21-10-00
Dear Mr. I lerro111na:
As a follow-up to Illy October 23, 2001 letter regarding the existing pavement damage within
Redwood Court at the Collier Club - Phase 1 development, I have received and reviewed various
docruuenls provided by the City of Sebastimi and OuSite Management Or., Inc.
Based upon Illy review of these documents, I offer the following couunerls:
I. The City ,if Sebastian Laud Development Code Sec. 54-4-19.11 (Required ImprovemWlls
and Design Criteria) specifies that the design of required improvements shall be
accomplished in such a manner that they shall be equal to or exceed those outlined in this
section....,
'rids provides a nleL11111isrll lry vvhicll rondway standards can he adopted for all
projecic within file Cily, for both flu .+c or private streets and paav allow the City to
acee It the rondwa s as public sireets (ifililrtics desire). If these m niul nl standards
are uol nd icred to the City reserves the richt npl to accept the pr[vatc street
Public maintenance.
2. hurlhermore, Section 54.: -19.11(4)(r)1-6 ( Streets, Standards for roadway construction)
provides the standards for constructing roads. Specifically, the standards are as follows:
a. All sur faces shall be 1 %"type 3-3 asphalt for local roads;
b. The (local) s0•eet base shall be C' ofcompacted limerockor cemented coquina shale
cornpacled to 9"f; density;
c. Subgrades.for (local) streets shall be 9" compactedlhichuress with a ti01 h3V or 4U
LBB? compacted to 98% 71-180;
According to a letter provided by OuSite Management Or., Inc. the typical pavement secliou
approved for the development is:
a. i" Type S-1 or S-3 Asphalt. City Code requires 1 %s" asphalt;
b_ G' Cemented Coquina, LBR-100, connpaeted at 98%AAS'fA'f01'-I80, this adhcrca
to City Code;
Page I of 3
c. g" Stabilized Subgradc,50PBV, compacted toanwniwwuof99%maxinwmdensity.
City Cade requires 9" with a 60 1711V;
Tim sub -standard uaveeocnl dq �i 11 mai' lI1C aUU\'C I'CTerL'pl'ed tIrUJCCI dal'9 trot Imve lhL•
struclarsll cnpncily_! target Cifv Codc reuuireauents.
3. Additionally, Se(aiuu 54-4-19.11(4)(w) (Private Roads) slates, No nenv private streels.rlrall
he created unless the applicant paSile Management Or., Inc.) establishes it road
maintenance agreement, or other rneanv satlspetoU to the chy attorney, to provide for
proper mabdenance. The parties to .etch agreemwrt shall be respar,cible, firm construction,
nurinlenmuw and coaly( �/'.ria:h roarhvays.
Ilrnve not obtained a cony of the Road Mainlenauce Agreement fionm the Citv o'
�evclolicr. 1 sllBgest Alat a copy be obtained imutediately to verify the actual
maintenance requirements set forth in the a2reemcut There may ben Leller of Credit
still in, force to insure adequate nuaintenauce.
4. 1 reviewed soils reports prepared by Fraser Engineering and Testi ng, Inc. as supplied by
oiiSile Management lir., luc.. Specifically, I have identified two areas of concern:
a. The soil density reports slow that the lest locations for both the subbase old the road
base (two different layers) were taken at the exact same locations within Redwood
Circle (Palmetto Court).
usually as tlac testing eoupauv or Engineer of Record it is desirable to nraimrtain
randomness in the testing locations In this way there is a reduced imssibility that the
roadway Corti actor will concentrate efforts to properly compact the roadway bases nr
only certain locations The absence of random testing locations,_ although not
conclusive does indleale a peed for additional teshpg_10 confirm uniformity in the
dcusificalion of the roadway bases throughout the street from end to eird.
b. Appendix "ll" of [lie Soils Report prepared by mouser Engineering and'I'esling, Inc.
provides information rcgiudiog dic"pereliod" water table and "apparnat" water table
within the developme t. 'I'lre "pereled" water table is above ale "apparcul" water
table and is usually created by an impervious layer of ecnentcd sand (hardpan)
prolibiting the water to percolate down to die "apparent" water table. According to
the boring locations, hardpan, was encountered within the lake near Redwood Circle.
'fle existence of a pre-existing wetland near this location fwther suggests that the
hardpan layer could lave extended into the Redwood Circle area.
As 1 staled in nry October 231' letter, 1 belicvc that a "perched" water table exists
witbm (lie Redwood Cim cle area whiel► has contributed to the saturation of the r oadwav
bases within Redwood Cir cic 'Phe saturatlou of the bases (especially during the rainy
seasmi) has contributed, in part. to the deeradatiun of the structural capacity of the
existing roadway. The sal 'aled soil docs not have the o 111111umi moisture content
jai F.C11 & IJALLBL, INC. Page 2 of 3
necessary to Irrovidc pro )cr dr party lu suunurt iraflic lu rJs and it appears that the
n9pllalt amid read base has failed in several locations.
In conclusion, based upon the additional information provided by the City and OuSitc, 1 have 1101
wavered from lily earlier iccommeudatiuns for corrective actions to repair Redwood Circle. As 1
earlier slated:
A. d'hc existing asphalt coarse cannot be sealed with all additional layer of asphalt because the
ulnlerlyiug sub -base and base coarses arc not providing adetluate support for tine existing
asphalt layer mmcl) less any new layer. Theretimq the application of a layer of new asphalt
will only provide n shoe t term aesthetic remedy to the problem_ In time, tic new layer will
also crack due to a lack of structural support within the sub -base and base coarses.
);. The rout of the problem appears to be the condition of tine underlying sub -base mid base
coarses. If these coarses are saturated, contain plastics or a combination thereof, tie
uluisture must be clinninated penuatlenlly and these coarses re-cumpacted to optinmm, design
densities prior to applying a new asphalt coarse. This remedial action is not practical
because elle proximity of the apparent. water table will only re -saturate die coarses as is the
existing case.
C. Au alternate action would be to excavate and remove the existing deteriorated asphalt will
base coarse layers within tine entire roadway and install a rigid layer of pavement consisting
of at least G" ofroinforced concrete over a geotextilc fabric and stabilized sub -base. This will
si( nilicanlly reduce cracking and the deterioration of the roadway.
D. la ally case, I am prepared to nave forward in retaining helping your continency retain the
services of a Oeoteclutical Engineer to conduct asoils and structural analysis of the roadway
to verify illy findings and provide a recommendation to correct the problem. As stated
py of the Roadway Maintenance Agreement from the
above, I suggest that you obtain a uu
City Attorney's office and review the docunent with your attorney and I would appreciate
your fowarding a copy of the Agreement to are, as well.
I will be happy t0 I,,eel will, tie Developer'$ representative or L•'ngincer and the City of Sebastian
Ellginewiug Departmental the site to further discuss this issue.
if you have oily yuestiuus or Icyuirc ally additional infurnnalion, plcasc do not hesitate to call our
office.
Siuccrely.
INC.
Jumathwi W. Keith,
ICE, 1,1,11 & BALLBL, INC. Page 3 of 3
L UUULLLL./LL4'AVLIib
11. Bridges and culverts when necessary;
12. Filling and drainage as necessary;
13. Traffic control devices as necessary;
14. 1leadurcurbs;
15. Native vegetation preserve areas;
10. EnOunmentally sensitive land preserve areas;
17. Emergency access;
10. T'ransporlalion syslmn improvements (off-site and one -site);
10. Marginal and limited access easements; and
20. Other provisions as may be required by land development regulations.
A ugc 1 aA 4
City of
A Florida registered proressional engineer shall be employed to design all 1equired improvements
Including streets, drainage structures, bridges, bulkheads, and water and sewer facilities.
Tire following latest editions of FDO I' manuals shall serve as guides for design:
Drainage Manual
Standard Specifications for Road & Bridge Construction
Roadway & Traffic Design Standards.
Manual of Uniform Mininwm Standards for Design and Construction and Maintenance for
Skeels and Highways
Highway Capacity Manual
Manual of Trip Generaliun ITE
Manual un Unifunn Traffic Control Devices (FHWA)
Guide or Des n of Pavement Structures AASHTO N__
The design of required improvements shall be accomllsheti_tn sucffa manner that they shall be equa�
to or exceed those outlined in this section. Design data, such as calculations and analysis, shall be 111111
submitted along with Ore development plans covering important features affecting design and
construction.
The required improvements shall be completed prior to recording the plat in the manner prescribed in
this ordinance or the applicant shall submit to the city a guarantee in one of the forms prescribed by this
ordinance to assure the installation of the required Improvements.
(b) Block lots and buffers.
(1) Blacks. The length, width and shape of blocks shall be determined with due regard to:
a. Provision of adequate building sites suitable to the special needs of the type of use
contemplated.
b. Zoning requlrernents as to lot size and dhnensions.
c. Need fur convenient access, circulation, control and safety of vehicular and
pedestrian traffic.
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DoewlicntFrunte
rate 1 (11 '+
M121011ing District Cily of
1. Vehicular circulation must be completely contained within the properly and
vehicles located within one portion of the development must have access to all
other portions without using the adjacent street syslern.
2. Acceptable plans must illustrate that proper consideration has been given
I() the swrounding street plan, baflic volumes, proposed street bnpruvemenls,
vehicular street capacities, pedestrian movements, and safely.
3. No driveway shall be constructed in the radius return of an intersection.
d. ServicP drives. Where a subdivision borders on or contains a limited access
highway right-of-way, or arterial street, the city council may require a service drive or
suitable provisions for future service drives approximately parallel to and on each side
Of such right-of-way, at a distance suitable for the appropriate use of the intervening
land, as for pail; purposes In residential districts, or for commercial or industrial
purposes in appropriate districts. Distances involving right-of-way shall also be
delerrnined with due regard for the iequiremenls of approach grades and future grade
separations.
leys. Alleys may be required along rear lot lines of commercial and Industrial
sions. When provided alleys shall be paved •10 feet wide in a minimum 20 -foot wide
way for commercial and Industrial use, all having appropriate radii for the use intended.
lersections and sharp changes in alignment shall be avoided and dead end alleys are
.a m— imil limn a minimum uaved width of 20 feel.
�V
(4) Streets. All streets and related facilities required to sery te�rposed subdivision shall
be constructed and paved by the appplicant pursuant to specifications herein stipulated. The
construction shall consist of, but not be limited to, street grading, subgrading stabilization, base
ppreparation and surface course along with drainage as required under this article. All roadway
hnprovemenls shall comply with concurrency management provisions of article IX, Concurrency
Management.
�_. r---
," a. Street layout. The proposed subdivision street layout shall be coordinated whir
transportation element ill the comprehensive plan as adopted or as may hereinafter be
amended, and with the street system of the surrounding area. Consideration shall be
given to existing and planned streets, relation to topographical conditions, to public
convenionce, safely and their appropriate relation to the proposed use of the land to be
served by such streels. All roads and streets shall intersect — 5 angle of 00 unless
circumstances acceptable to the city Indicate a need for a lesser angle of intersection.
ents with mean lot
Frollocal or ntage of 125 feel or less or nonresidential development access to llwith mean lot frontage of 225
feet or less shall provide sidewalks.
b. Costs of paving streets. The city shall pay no part of Ilia cost of paving streets in
any undeveloped subdivision. Where access streets to a subdivision are not adequately
paved to handle the anticipated traffic, arrangements for paving the access streets
should be made with the city prior to acceptance of the final plat byy the developer. All
paving installed in and adjacent to these subdivisions shall be at the entire cost of the
applicant and shall be pursuant to the sections of this article.
c. Streets adjoining unsubdivided land. When a new subdivision adjoins
unsubdivided land, any needed new streets shall be recommended by the planning and
growth management director in consultation with the city engineer, and the planning.
and zoning commission. After receiving the said recommendations, the city council
shall act on Ilya recommendations thereby determining which street installations shall
be required to serve the abutting unsubdivided land. The recommendations and the
action by city council shall address whether (lie said streets shall be designed as
collector streets and whether the streets shall be carried to the boundary of the tract
proposed to be subdivided. Local streets, when extended to the boundary of the tract,
shall be designed in a manner that will discourage through traffic.
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p. Alignment, intersections, and radii.
A .16 1 V1 J
M12 Zoning District Cily�f
1. Alignment I'be arrangement of streets in a new subdivision shall make
provisions for the continuation of the existing or platted streets Into adjoining
areas or their proper projection where adjoining land is not subdivided insofar
as they may be deemed necessary by the city council for public requirement.
'I he sircot and alley arrangement shall be such as not to cause a hardship In
owners or adjoining properly when they plat their own land and seek to provide .
for convenient access to it.
2. Intersections. Streets shall be laid out to intersect as nearly as possible at
right anpgles. No street right-of-way shall intersect another at an angle of less
than t15 of 90 degrees unless special provision is made In the design of the
intersection. Multiple Intersections involving the junction of more than two
streets shall be prohibited unless special provision is made in the design of the
Intersection. All intersections shall be designed to provide adequate sluPPpin
and sight distance in accordance with the current ---tion of AASHTO
Standards. The intersection of any two local roads or streets with a major
collector or arterial shall be separated by a minimum distance of 660 feel from
center Ilne to center line.
3. Accel/decal lanes. The following location and design criteria shall apply to
Intersections . Acceleration, deceleration, and/or turning lanes shall be provided
by the applicant at intersections of arterial or collector routes if projected traffic
entering the site equals or exceeds 30 vehicles in the peak hour turning left, or
75 vehicles in the peak hour for right tum movements. For projects with
significant truck traffic (over Ove percent of anticipated projected traffic volume),
passenger car equivalents (PCE) at the rale of one truck equals three PCE
shall be used in determining the application of the above acceleration andlor
deceleration lane requirements. For purposes of this section, any vehicle with
three or more axles shall be considered a truck.
A. Radii. The point of curvature of any local street shall not be closer than
10U feet to the point of intersection. When the centerline of a local street
detects by more than fen degrees, it shall be curved with a radius adequate to
assure safe sight distance and driver comfort, but never less than a minimum
centerline radius of 100 feet Properly lines at street Intersections shall have 25
feet or greater radius and street pavement radii shall be a minimum of 30 feet.
q. Street side swales. Typical sections for street right -or -way shall comply wiUr
Manual of Uniform Minimum Standards for Design, Construction and Maintenance for
Streets and Highways", and shall:
'I. I -lave a side slope no sleeper than three to one within the applicable clear
zone.
2. Be designed to accumulate and carry water pursuant to slonnwater and
flood protection plan in a manner in accordance with article XII, Surface Water
Management.
3. Be sodded in right -or -way along full frontage of development.
q. Provide proper drainage structures
r. Standards for roadway section construction. A properly prepared subgrade
approved road base and wearing surface shall be provided for all streets.
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MVULUAL Arl1911t A1V 1drub V1 J
1. 'the construction methods and all materials used in the improvements
required by this article shall comply with applicable specifications of the city and
those methods and materialsprescribed by: 1) Fre current Florida Department
of Transportation Standards Specifications for Road and Bridge Construction;
2) the American Waterworks Association for Water Improvements Construction;
3) tire Water Environment Federation for Wastewater Facilities Construction; 4)
lire Florida Department of Environmental Protection (DEP); Indian River County
Utilities: and Ore St. Johns River Water Management District.
2. During construction, the applicant's engineer shall make such
measurements, field tests and laboratory tests or cause them to be made to
cehlify Lha' the work and materials conform with Fie approved development
plans and the provisions of this ordinance. The city engineer or other
represenlativa deslgnalod by the city council may require feels and
I
which are deemed necessary and which shall be performed at
the expense of the applicant or hiengineer.
3. The road for arterial streets and commercial or industrial streets shell be a
minimum of seven inches compacted limerock, or cemented coquina shale as
per FDOT Standards for road construction. All other street bases shall be six
Inches All base constructlon shall be compacted to 90% density and extend six
Inches beyond edge of pavement.
f 4. All surfaces shall be one and one/half inclies type S-3 asphalt for local
fonds. Commercial streets, major collectors and arterials shall be one and one-
half inches S -I and one Inch 3-3, or two and one-half inches S-3, two fills.
5. Pavement crown shall be one-fourth inch/foot (.02%) cross slope or
greater with no inverted crowns permitted.
6. Subgrades for arterial streets and cornmercial or industrial streets shall be
12 Inches compacted Odckness extended 12 inches beyond base and 75 feet
FBV or 40 LBR compacted 10 90% T-180. All other streets shall be nine inches
compacted thickness, extended 12 inches beyond edge of pavement with 60
FBV or 40 LBR compacted to 90% T-180.
ilia FDOT
0. 1 he city engineer shall review and approve of the design and construction
of streets.
After subgiading.streets, there shall be given one course penetration
treatment of emulsified asphalt and local aggregate to the full width of
ilia street and an additional course to the middle 22 feet of said street,
all to the specifications and requirements' for review and approval of the
city engineer.
s. Sidewalks and bicycle paths. l be project developer shall be responsible for
provision of a bike pati along the project site frontage on all right-of-way or easements
designated. Sidewalks shall be constructed on one or both sides of all collector and
arterial streets. Bicycle path shall be constructed on both sides of all arterial streets.
They may be constructed concurrent with road construction or deferred and guaranteed
by tire posting of surely. A required sidewalk pray be waived as determined by lire city
engineer when bicycle pallis provide adequate pedestrian circulation.
Where provided, sidewalks shall be a minimurn of rive feet wide. Sidewalk sub-
base shall be 95% compacted density. They shall be constructed of concrete
having a compressive strength of 2,500 pounds per square Inch at 28 days.
The fiber mesh concrete thickness shall be six riches across driveways. In
commercial areas, thickness shall be six inches. In other areas, thickness shall
be four inches. The cross slope shall be one-quarter inch per foot. Bicycle
paths shall be eight feet wide and shall be constructed in accordance with file
current FDOT Bicycle Facilities Planning and Design Manual. If not specified,
the FDOT manual shall prevail.
/ori_isapi.dll?advqucry=subdivisiomslycaqeery=subdivisiuus&])cadingswitldiits=on&headimgs 12/5/01
0
I. Bridges and bridge culverts. Where a subdivision. is traversed by or develops
canals, waleiceurses, lakes, streams, waterways or channels, bridges or culverts shall
be provide// as necessary to facilitate the proposed street system. The bridge or culvert
requirement Is subject to the agency having jurisdiction over above enumerated
facilities. Uridges shall be designed pursuant to current State Department of
Transporlalion practices and specifications and shall include planning for utility systems
installation. Low maintenance materials shall be used. The bridge design loading shall
be in accordance with anticipated loads. Bridge or culvert shall include sidewalk as
Indicated by road requirements above. Barrier between walkway and traffic is required
per FDOT safely standards.
Lt. Median strips. Median strips that are part of a dedicated or deeded right-of-way
may only be used for a public purpose under the auspices of the city or a public utility.
Where an applicant desires or is required to beautify,a median strip in a subdivision, the
applicant may do so by placing grass, shrubs, and/or approved ground cover within the
inedian strip in occurdam:e with article XIV, Landscaping. The homeowner association
shelf be responsible for maintenance.
V. Subdivision onfronccways. Subdivision entranceways consisting of wall, fences,
gates, rock piles or the like are not permitted within the median strip or other areas In a
dedicated or deeded right -or -way. Entranceways, If divided, shall be divided by a raiser/
or landscaped median strip and shall be not less than two lanes each 12 or more feet
wide. Decorative entranceways shall be constructed upon plats of land adjacent to the
right-of-way in compliance with the land development code and building codes and
placed so as not to constitute a traffic hazard. A guard house located so as not to
create a traffic hazard may be constructed at the entrance to a development having
private streets.
Where art applicant is specifically permitted byy the city to construct decorative
entrances, structures, or landscaping within I. ie right-of-way of any street, the
applicant or community homeowners' association shall provide an adequate
bond to guarantee maintenance for a specified period and to provide for
removal for such structures and fur landscaping at the end of such period on
order by the city for cause. The city shall not accept any liability or
responsibility for maintenance for decorative entrances, structures, or
landscaping In rights-of-way. Such improvements shall be designed in such a
manner so as to not obstruct desirable visibility or restrict turning movements.—
w. Private roads. No new private streets shall be created unless gte applicant
establishes a road maintenance agreement, or other means satisfactory to the city
attorney, to provide for proper maintenance. The parties to such agreement shall be
responsible for construction, maintenance and ontrol o` f such roadways.
(j) PenuenPermanent reference monuments and all other survey markers are
to be installed as per Florida Statutes chapter 177.
(k) Commercial and indu;liial subdivisions. Commercial and industrial subdivisions shall comply
with all of (he requirements of this ordinance, except that local streets shall be designed according to
the arterial street typical section contained in these regulations.
(1) Mobile Anne subdivisions. New and the expansk
comply with all of the requirements of the land develop
City of Sebastian. Mobile home developments shall be c
temporary and/or transient residence purposes with sine
areas with individual ownership of contiguous lots in a
"association" shall function with untried control as a sings
are intended to provide planned space for occupancy of
family dwelling emits containing all utility and sanitary a
connections, which may be attached to approved peri
undercarriage shall remain attached to the mobile home
of existing mobile home developments shall
int code and lite Code of Ordinances of the
sified as either rental trailer parks for use as
entity ownership or as oennanent residence
unit.
n or cooperative a:
entity. Mobile (tome
To retain
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FRASIrR LIGINEERING AND Ti4.MNG7 INC,
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PMIE1'✓09 DEC 3 0 1997
toe RAIN0SE, R.�NGAl , ;RING ANDS YESE ING, I N .
December 22; 1997
Oa -Site Management Group
ALM: Mr. Steve NIcIchioli
4445 A -1-A, Suite 250
Vero Beach, Florida 32963
Re: Collier Club Subdivision, Roseland Road
Iudiau River County, Ilurida
-FET Job# D-97186
Gentlemen:
Enclosed are the logs from the three (3) Hand Auger borings (IIAs) taken on December 17, 1997
sit'the above refcrcnced'projecl. Hand Auger borings had been taken at the sante locations on
October 2, 1997 as notal in our October 14, 1997 report. The borings locations are noted on tine
attached layout drawing. The bming depths are referenced from e,-dstiug grade at the time Aney were
taken.
In order to distip uislt between iltc."perched" water table and the.undet9ying "apparent" water table,
the borings were taken utilizing a four inch diameter casing seated 'unto Ute layer of cctnctited sand
` mdpan" encountered a few feet below the surface at the HA -2 and HA -3 locations. No hardpan
was cimuntered at the IIA 5 location. Willi the cashig seated lino the hardpan; the perched water
could not flow brio the borehole. The apparent water table was measured at lbe. time the borings
.were taken, two (tours later, -and eighteen hours later. The measurements at two bouts and eighteen
£_ hours were unchanged, indicating a stabilized water table had been detennined..Our findings are
r:
sunmtarized as follows:
IIA -2
12Cltlllly _[Iattl1tttld
4.0'
�'crclied Water T'Ible
1.5'
2.6'
IIA -3 2.0' at ground surfa6e 3.0'
IIA -5 Wa n/a 1.5'
011 -Site Iklaoagcmcut Giuup
Collier Club Subdivision
December 22, 1997
It Iws been our Plcasvne to assist you in this plum ofyour project. Ifyou Lave any questions or need
any additiounl'informatioq please call at your convemenco, .
PIID:da .
Client - 2
Masteller and Moler - I
Respcetfully subuuttcd,
FIWIM EDIGIMEI;IU NG AND TE, IINC:
Pau l
-� llauforUS I .);.
Ilo ida Registration No. 44653 -
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K&B ,
INC KEITH & BALLBE, INC.
Consulting Engineers.
1700 Northwest 64th Street, Suite 300
Fort Lauderdale, Florida 33309
Phone (954) 489-9801 Fax (954) 489-9802
October 23, 2001
Mr. Buzz Herrmann
586 Redwood Court
Sebastian, Florida 32958
Re: The Collier Club - Redwood Court Pavement Damage
Project Number 21-10-00
Dear Mr. Herrmann:
Pursuant to your request, our firm has conducted an inspection on September 22, 200 1 of the
pavement damage within Redwood Court at the Collier Club - Phase I development. The following
represents our field observations and suggested remedial work required to correct the problem:
A. Observations:
The asphalt coarse within Redwood Court from Collier Lake Circle east to the cul-
de-sac is cracked in numerous locations and water was seeping out of several cracks,
especially at the asphalt edges and at the drainage inlet locations. This cracking is
indicative of the structural failure of the underlying sub -base and base coarses.
Additionally, moisture between the base coarse and asphalt coarse has reduced the
adhesion between the two materials_thus creating additional damage to the asphalt.
2. The Redwood Court area of the development abuts a wetland area to the east. It
appears that the depth from the asphalt surface to the apparent water table within the
area is less than three feet (3').
3. There may also be plastic (clay or marl) characteristics of the soil beneath and within
the sub base and base sections which do not allow the water to percolate downward
to the water table.
4. It appears that the soils utilized for sub -base construction under the asphalt and base
coarse are fine grained and may subject to capillary rise. Because the water table is
very close to the sub -base coarse, the water actually "wicks" up into the sub -base
coarse and saturates this soil layer. The saturated soil does not have the optimum
moisture content necessary to provide proper density to support traffic loads.
5. Furthermore, the coloration of the seepage from cracks within the asphalt matches
the color ofthe base coarse materials utilized within the development which indicates
Page 1 of 3
that the base coarse is also saturated. In many locations, foot and wheel loading
adjacent to the cracks created "pumping" of the water upward through the cracks
onto the surface of the asphalt. This indicates that the base coarse is fully saturated
and will not support wheel loading as would soil having an optimum moisture
content of approximately 6% to 10%.
6. Due to the base coarse and sub -base coarse being saturated, the existing roadway
will not provide adequate support for vehicles, especially larger vehicles such as
construction equipment and moving trucks. The asphalt coarse has cracked due to
deflections within the base coarses. We believe that much of the damage to the
roadway occurred during the construction of the adjacent homes when heavy
construction equipment, concrete trucks and dump trucks frequently utilized the
roadway. We believe that it is fair to say that the original roadway design section
for Redwood Court did not contemplate soil saturation or the use of plastic soils in
the construction of the roadway.
B. Remedial Actions:
1. The existing asphalt coarse cannot be sealed with an additional layer of asphalt
because the underlying sub -base and base coarses are not providing adequate support
for the existing asphalt layer much less any new layer. Therefore, the application of
a layer of new asphalt will only provide a short term aesthetic remedy to the problem.
In time, the new layer will also crack due to a lack of structural support within the
sub -base and base coarses.
2. The root of the problem appears to be the condition of the underlying sub -base and
base coarses. Iftlnese coarses are saturated, contain plastics or a combination thereof,
the moisture must be eliminated permanently and these coarses re -compacted to
optimum design densities prior to applying a new asphalt coarse. This remedial
action is not practical because the proximity of the apparent water table will only re -
saturate the coarses as is the existing case.
3. An alternate actionwouldbe to excavate andremove the existing deteriorated asphalt
and base coarse layers within the entire roadway and install a rigid layer of pavement
consisting of at least 6" of reinforced concrete over a geotextile fabric and stabilized
sub -base. This will significantly reduce cracking and the deterioration of the
roadway.
4_ In any case, we are prepared to move forward in retaining a Geotechnical Engineer
to conduct a soil and structural analysis of the roadway to verify our findings and
provide a recommendation to correct the problem. Additionally, we suggest that you
obtain copies of the following documents from the City of Sebastian Engineering
Department (all of which should be public information):
a. Copies of all applicable permits issued to the Developer and/or Road
KEITH & BALLBk INC. Page 2 of 3
-1
Construction Contractor for Redwood Court;
b. Approved construction drawings for the road including approved
pavement sections and specifications, plan and profile sheets and
construction notes;
C. Record as -built drawings of the roadway;
d. The Record Engineer's Certification of the roadway;
e. Density test reports for the sub -base and base coarses;
f. Proctor test reports of the soils utilized within the roadway;
g. Inspection reports prepared by both City and record Engineer
personnel;
Please provide a copy of this information to our office for our review and analysis.
If the Developer's representative or Engineer wishes to meet with a representative from our firm and
the City of Sebastian Engineering Department at the site, we will make ourselves available.
If you have any questions or require any additional information, please do not hesitate to call our
office.
Sincerely,
KEITH & BALLBE, INC.
an W. Keith, P.E.
c.N1yrjjm\rcdwood.wpd
KEITH & BALLBE, INC. Page 3 of 3