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Home My WebLink About2003 12 14 - Birch & Redwood CourtMERRITT LANES III CERTIFIED PUBLIC ACCOUNTANT December 14, 2003 VALLEY PARK PROFESSIONAL CENTER, BUILDING B, SUITE 101 2317 HIGHWAY 35, MANASQUAN, NEW JERSEY 08738 TELEPHONE (732) 282-1805 FACSIMILE (732) 282-1807 C) 4l -1 n C . rn c Mr Earl Masteller p � Mr Steve MoelerCf)Masteller -ten & Moeler 3 _( T11 2205 14' Avenue no C� < { Vero Beach, FL 32960 '— G) =_ Re: Deterioration in the Roadway of Birch and Redwood Court Dear Mr. Masteller and Mr Moeler There is a severe problem with the roadway and grading of Redwood and Birch Court. In discussing this problem with the Engineering Department of the City of Sebastian, they indicated that your engineering firm is the "Engineer of Record" for Phase I, Collier Club Development. As such, your firm is responsible for proposing and certifying to the City, as well as the residents on Redwood and Birch Court, the solution and the completion of the repair to the roadways in Collier Club, Phase 1. We have presented the problem to Stephen Melchiori, On -Site Management Group, who are the developers of Collier Club. Please refer to the attached letter from me to Stephen Melchiori dated September 2, 2003. The letter is quite detailed and specific with a supporting report from Keith & Ballbe, Inc, Consulting Engineers. The residents, myself included, will pursue all avenues to resolve the issues related to our roadway. We have asked the City's Engineering Department to review an proposed repair to the roadways and, if endorsed by the Engineer -of -Record, will allow the repair. Please contact Dave Fisher, City Engineer, to discuss and hopefully resolve this issue. We have asked Tracy Hass, Director of Growth Management, to review any further issuance of building permits for the Collier Club Development. He has indicated that he will strongly consider the current situation of the roadway in Collier Club, Phase I, as he reviews the issuance of building permits. I respectfully request that you contact Dave Fisher and Tracy Hass, propose appropriate repairs that you will be able to certify on completion of the repair by Onsite Management Group, communicate such proposal to the residents of Collier Club and the Engineering Department. I will follow up with a call and a request for an appointment. MERMTT LANE, III CERTIFIED PUBLIC ACCOUNTANT Mr Masteller & Mr Steve Moeler December 14, 2003 Page 2 spectfiill , u Merritt Lane, III 583 Birch Court, Sebastian, FL 32958 772-581-9253 (FL)732-730-2373 (NJ) cc: David Fisher, P.E., City of Sebastian Engineer Tracy Hass, City of Sebastian, Director of Growth Management Stephen Melchiors, PSM, Onsite Management Group Walter Barnes, Mayor, City of Sebastian John Allen, resident, 575 Birch Court Dec 07 03 06:59p Merritt Lane MERRITT LANBE III CERTIFIED PUBLIC ACCOUNTANT September 2, 2003 On Site Management Group 1999 Pointe West Drive Vero Beach, Florida 32966 Attention: Stephen Melchiori, PSM 1-772-581-9253 P.1 VALLEY PARK PROFESSIONAL CENTER. BUILDING B, SUITE 101 2517 HIGHWAY 35, MANASQUAN, NEW JERSEY 08796 TELEPHONE (792) 292-1905 FAC IMIUE 032) 292-1807 Re: Birch Court Road - Asphalt cracking, water seepage and staining, and drainage Dear Mr. Melehion: On November 20, 2002 you responded to my September 13, 2002 letter of concerns about my Lot 454. In December 2002 you and the City ofSebastian met and planned a course action to resolve the standing water behind my lot. That work has been completed and so farwater 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 wl at 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 sameproblem 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 a as 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 Dee 07 03 06:59p Merritt Lane 1-772-581-9253 p.2 INMI RMTT 1.41vE, 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 worldng with the City of Sebastian and hopefully you to correct the problems on Birch Court_ Respectfully Merritt Lane, III 583 Birch Court, Sebastian, FL 32958 772-581-9253 cc: David Fisher, P.E. City of Sebastian, Engineer Tracy Hass, City of Sebastian, Director of Growth Management Mayor, City of Sebastian Vec 07 03 07:00p On Site Merritt Lane 1-772-581-9253 p.3 8ewh, Fbrida 32%6 • I5611794i • Fax15611799.9916 • www.oasitemgmt.com 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 "puinpine" 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 ofthe 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 Irish 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 LIC ori_ PSLI OnSite Management Group, inc. Dec 07 03 07:00p Merritt Lane 1-772-581-3253 p.4 Onsite 1999 February 11, 2002 Mr.131= Herrmann 586 Redwood Court Sebastian, Florida 32958 RE: Collier Club — Redwood Court Pavement Dear W. Herrmann: 7944577 - F— 15611794-9916 - w won iwmgmt.mm The following are in response to the points raised the letter dated January 30, 2002 to you from Mr. Jonathan E. Keith, P.E. I ) The streets within Collier Club are and shall retrain 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 ail involved- You nvolved 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. Site the roadways within the community are the maintenance responsibility of the Homeowners Dec 07 03 07:OOp Merritt Lane 1-772-581-9253 p.5 Association, they would be cite 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 thein. Should you have any questions or need any additional information in this regard please contact our office. Sincerel , Step R. el to ',PSM Onsite Management Gr., Inc. Cc-- Ed Donner, Village Properties Chuck Mechling Jim Adams Dec 07 03 07:00p Merritt Lane 1-772-581-9253 p.6 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, Bu7ZNerrmann 586 Redwood Court 589-9811 cc. J. Keith Redwood Ct. homeowners Hec 07 03 07:00p Merritt Lane 1-772-581-9253 p.7 O January 30, 2002 KEITH & UALLUE, INC. Consulting Engineers 1700 Northwest 64111 Street, Suite 300 Fart Lauderdale, Florida 33309 Phone (954) 409-9001 Fax (954) 489-9802 Mr. 131.177 I-Icrnuaou (Via Pax) 584 Redwood C. �orL Scbaslimi, ) lumla 329513 Iie:'I'heCollier Clu4-ItcJtvandCourt raveweutDRAnage Project Number 2)-10-00 Dear Mr. I Icrnunnu: As a folluly-up to my October 23, 2001 letter regarding the wdsling Imvcntcllt dmaage witLiu Redwood Court at the Collier Club - Phase I devc1opmenl, I have received and reviewed various doctui ents provided by dte City orSebastian hu d OnShe Management Gr.; Inc. Based upon 'fly review of these docwnonts, l offer the lollowlng cwpnlents: 1. *]'lie City'-CSebastimh Laud Development Code Sec. 54-4-19.11 (Required huprovenrcuts and Design Criteria) specifics that the design of required improvements shall be aceruuphished ill such a manner dml they shall he equal to or exceed du2se owlined in this section..... "Phis provides a racelrwisnr by which a- all, av standards can be adopted fill' nil nruiecls wiWia the t'ity for bulb wuLlic 4tJwivate streets. and play allow the Crly tv Iccept the roadways as public streets of nil lrartim desire)- if these miuirumu slanJards ,are rout adhered to • the CRY reserves the rielal not to accept the private str e s f n- ranblic maintenance. 2. I:urlherolor'e, Section 54-419.11(4)(r)I-G ( Streets, Standards for roadway construction) provides the standards for comdI'ructing roads. Specifically, the stcttdards are as follows: a. .4U surfaces shall be I %11 type S-3 asphalt for local roads; b. The Qocol) sn-eet base shall be G"ofcornpaaed limerock ar cemented coquina shale compacted to 98% dersily; c:- .Subgrades for t7ocrrl) streets shall be 9" collill acted thickness n'idr a 60 1,7811 lar 4U I.IJlt compacted to 9WY* 7.150; Aecording to it letter provided by OnSitc Matuagemcrn Or., rue, the typical paventent sectiuu approved Cor die development is: a. I" Type S-1 or S-3 Asphalt City Code raluires 1 %i • neplrall; b. G' Ccrucmcd Coquina, LBIL 100, conipneled at9lt%AAS'rA:rOT-180, ibis adhn'es to City Codc; Page I of 1 Dec 07 03 07:01p Merritt Lane 1-772-581-9253 p.8 c. 8" Slabilizcd Subgtadc, 5UfA V, cowpacteJ ion utLtitnuni uf911%ntaxiumnt ticusity. City Cade rcpuires 9" with a 60 VBV; .. The sul - lmltw-d pavemeud 14-- 4931 r ' the bove rrfercuecd in uicel docs not have the xlrncpuaI ear pacilLlu wccl Ci�Code rivluireuueuts. 3_ Additionally, Secliuu 54-4-19.1 I (4)(w) (Private Kuads) states, Nu new private so eetr s]rall he created rmlesr the .,pplicant PuSile Managenicut Or., bic.) establishes a rood - . mninicnruice agreement, or other meatrr salisfactory to the city tuturney, to provide for proper narintemnrce. T'he parties 10 such agreement shall be responsible fin• corxrtructior; mainrrrurrare mrd rrnrtrpl rf such raorlwayr. I Laie out obtained a copy of (lre Road Maintenance a ereeracut h•oui the City or I)cvcloicr. I suggest that a copy be obtained itnunediatcly to verify the actual m.tiutenancerequirements set forth intlteAerccwcut I crctuavbenLetterufCredif Mill ill force to iluwr adequate maiuteuance 4. 1 leviewcd soils icports prepared by hrnscr Engineering mid Testing, Ilia. as supplied by OuSile Managcurent Cir-, Inc.. Spccirncally, i have idculified two areas of collcenn: a. The soil density tcporls show alai the test locations fur Will the subbase mid the road base (two different layers) wele lakeu at lite exact smile locations withhl Redwood Cimle (Palincito Court). I5nrrlly as the testing coltip•inv ur Cugiueer of Aiecurd it is desirable to ntaiutaiu rani iiesa iu llm tmtiug lucaliolls lu tbiswav tbere is a reduced possibility that the i-oadway cuntracturwill correct trate efforts to w-operly tonna"'tlie roadway bases to only cct taiu locations Tine absence of riudopl tcstmg laeatiots. altbough not coucln4iyC docs indicate a liced for additional testing to confaut unlforwrty in the dcnsiflt.nlion of the ro•ulrv•iv bases thraughmd the sweet [Coto cud l Appaidix "B" of the Soils Rcpart luepared by Ptascr Eugiuecriug aud'fcsting, like. provides infurgtatiot regiuxliug llic "]ncrchul"water l:ablc mrd "tyrpacent" water table within the developrncut. '1'lle "perched" water table is above the "apparent" water table and is usually created by an impervious layer of educated sand (hmdptul) prohibiting the water to pocobiledown to dlc "appmene'water table. Acculdiug to tlic boAug locations, Ilm i pau was encountered witliiu the lake near Redwood Circle. 'l'he existelice of a plc -existing wetland ticm- this location further suggests that Die hardpan layer could have cstcaded into Ilia Redwood Circle arca. As 1 paled in ujy 52ctober 23i° letter, I believe tilat a "perched" water table exists wtlhintlicReJrvoud ire]care•tt vhichhascoutributediothesaturatiouoEthel vadrvav hasty wiW in 12ed0d Circle 'Cite satwalpat of lite hasty (nsiicclally duruig rho rmav season) has cot tributed. in part to the deeradAti of ibe structural capacity or the exiSlinK raaJtvav The s0turated soil dues not hate the 00111111111 moisture colileut ICE. y1'11 & uALLd1L,1NC. Page 2 of 3 Dec 07 03 07:01p Merritt Lane 1-772-581-9253 p.9 kArTi sya fy Lu tn'uvide pr'uf)er Jcusity lu su�pwY traffic loads and it spucars that the as(rhalt anil ruad Irme has failed in seyer'AI IUcations._ It, conclusion, based upon lite additional information provided by the City and OnSitc, I have not wavelcd frllill illy cmticl' itx:VIn111c11[Ii1tUVns for cmr'ective actions to repair Redwuud Circles_ As 1 earlier sl:nclt: A. Tile existing asphalt cumsc cannot be sealed with all additional layer of asphalt because the underlying sub -base. and base coarses are not providing adequate support for the existing asphalt layer uruch less any naw layer_ 'I'hctclin'c, tlic application ufa layer of licw aspliall will only provide a short tcnu aeslhctic remedy to the pioblcul. In time, Elie new layerwill also crack due Eli a lack, of snuctraal support within lite sub -base and lime cuuLN—m- B. 'file rout of the problem appears to be the condition of lilt underlying sub -base and brise cotuses. if these coarses are saturated, contain plasties or a combination thereof, die moisture must be clintinatcdpermwteully and these coarses re-colupacled to optitnutn design densities pliur to applying a new asphalt coarse. Tlris remedial action is not practical because the pruxintity, of the apparent water table will only rr`saturatc tine coarses as is the cxistiug case. C_ Au alternate action would be to excavate and reunove die existing deteriorated asphalt anti base coarse layers within the entire roadway will install a rigid layer ofpavclncm consisting ofatleast6"ofrcinforcedconcreteoveragcotcxlilefabricandstabilizedsub-base. Thiswill significantly reduce cracking anti the deterioration of the ruadway. D. In any case, l alit prepared to nluve forward in retaining Helping your couWEenncy retain lite services of a Geoleclaucal Engin= to conducl a soils and structural analysis of the roadway to verify lily f udiags and provide a recommendation to correct the problem_ As stated above, I suggest that you ubbtiu a copy of the Roadway Maintenatice Agreement from the City Attorney's office and review Elle document with your aftorucy and I would appreciate your forwarding a copy of the Agrcculeut to tile, as well_ I will be happy to meet with Elle DCVeIUper',s repiescul:nlvc or Lngiucei' and lite City of Sebastian L•ngiuccring Dcparlrncut at the site lu futher discuss this issue. if you hove any queslious or icyuire ally addiliulud information, please do not hesitate to call our 0frlce. Sincerely, I�£FM- cS'_J LLBE- INC_ Jonathan W. Keith, li.i.i. li i cull k BA,L1.04 INC. Page 3 of 3 Qec 07 03 07:01to Merritt Lane 1-772-581-9253 P.10 A/ V4YJJ1�.J 41' 1JrY1i 11. Bridges and cufvens wlien necessary; 12. Filling and dialnage as necessary; 13. Traffic control devices as necessary; H. 1 leader curbs: 15. Native vegelalfon preserve areas; 1G. f_nviruwrrenlaliy sensitive land preserve areas; 17. Emergency access; 10. Timispoi 4dion system Improvements (off-site and one -site); 19. Marginal and limited access easements; and rape 1 ul G City of 20. OUier provisions as may be required by land development regulations_ A Florida registered professional engineer shall be employed to design all required improvements Including streets, drainage structures, bridges, bulkheads, and water and sewer facilities. The following latest editions of FDOT manuals shall serve as guides for design: Drainage Manual Standard Specifications for Road S Bridge Construction Roadway &'Traffic Design Standards. Manual of Unifrrm Minimum Stindaids for Design and Construction and Ma itenance for Streets and Highways I liglrway Capacity Manual Manual of Trip Generation ITE Manual un Unlfuiun Traffic Control Devices (FI-IWA) Guide or Des n of Pavement Siructures AASHTO The design of required improvements shall be5ccom Isbeifin suchainanner that they shall ue equal to or exceed those outlined In this section. Design ata, such as calculations and analysis, shall be submitted atony with the development plans covering Important features affecting design aril construction. The required improvemenls slhall be completed prior to recording the plat in the manner prescribed in this ordinance or ills 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 buffer's. (-I) Dluelcs. The length. width and shape of blucks shall be determined Willi due regard to: a. Provision of adequate building sites suitable to Via special needs of the type of use contemplated. b. Zoning requirements as to lot size and dimensions. c- Need fur convenient access, circulation, control and safety of vehicular and pedestrian traffic. ._Jom_isapi.dlt'ladvyucrysssubdivisions kaqucly=subdivisioiis&lirarlihgs%vitirhits=oii&lleadingswl2/5/0t Dec 07 03 07:02p Merritt Lane 1-772-581-9253 p.11 lloctmicutl'runic Pate 1 ofA A2Zonlryg District City of -1. Vehicular circulation must be completely contained within the properly arta vehicles located within one portion of the development ),list have access to all Diller portions without using the adjacent street system, 2. Awiplable plans crust illustrate that proper consideration has been given hn Ills surrounding street plan, traffic volunnes, proposed street iuNnuvennenls, vehicular street capacities, pedestrian irvivernents, and safely. 3- No driveway shall be constructed in time radius return of an intersection .d. Service drives. Where a subdivision borders on or contains a limited access h!yhway right-of-wayy, or arterial street, the. city council ntay require a service drive or suitable provisions for future service drives approximately perailel to and o) each side of such right-ol-way, at a distance suitable for the appropriate use of the intervening land, as for park purposes In residential districts, or for commercial or industrial purposes in applopriete districts. Distances involving riglit-of-way shall also be determined with due regard for Urs requirements of approach grades and future grade separations. (3) Alleys. Alleys may be requued along rear lot lines of conu)erciaf and Industrial subdivisions. When provided alleys shall be paved 18 feet wide it a minimum 2D -rout wide right -or -way for commercial and Industrial use, all having appropriate radii for the use intended. Alley intersections and sharp changes in alignment shelf be avoided and dead end alleys are prohibi��.is al uJav p "ll`' wr.`paved width of 20 feet- (.1) eel - (4) Streets. All streets and related facilities required to serve-1fie`easrd�divisioilshall be constructed and paved by lire applicant pursuant to specifications herein stipulated. The preparration and surface coursetnot a alongg withmted drai age as eye red under this artiiicle.i All roadway Improvements shall comply will, concurrency management provisions of article 1X, Concurrency Meuuagenmenl � a. Street layout. The proposed subdivision street layout shall be coordinate(! with transportatibrr element in the cornprelnensive plan as adopted or as may hereinafter be ameuded, and with ills street system of the surrounding area. Consideration shall be given to existing and planned streets, relation to topographical conditions, to public couvenrcnce, safely and their appropriate relation to the proposed use of the land to be served by such streets. All reads and streets shall intersect — 5 angle of 90 unless circumstances acceptable to the city Indicate a need for a lesser angle of intersection All local or minor collectors providing access to residential developments with mean lot frontage of 125 feel or less or nonresidential development withmean lot frontage of 225 feet or less shelf provide sidewalks. b. Costs of paving streets. The city shall pay no part of the 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 will the city prior to acceptance of the final plat by 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 Ulis article - c. Streets adjoining unsubrrivided !and. 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, Ore city council shall act an the recommendations thereby determining which street installations shall be required to serve the abutting unsubdivided land. The recommendations and time action by city council strait address whether the said streets shall be designed as collector streets and whether tine 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 wig discourage through traffic. ions_isapl.dll?advqucq=subdivjsjoun s&uqucry=subdivisios&lleadiugswith'rits= ii&licadingsw)2/5/01 Dec 07 03 07:03p Merritt Lane 1-772-581-9253 p.12 p. Aligninaml. intersections, and radii. r ugv 1 us J J RZeno,- Dist"CL City Rf 1. Aliyanhent, rhe arrangement of streets in a new subdivision shat) make provisions for lite conlinuakon of the existing or platted streets into ad'oining areas or their proper projection where adjoining land is not subdivided insofar mr lhny may be deemed necessary by the city council for public requirenrent. 'I he slieet and alley airangetnettL shall be such as not to cause a hardship it, owners of adjoining property when they plat their own land and seek to provide for convenient access to iL 2. Intersections. Streets shall be laid out to intersect as neady as possible at tight aniyles. No street right -&-way shall intersect another at an angle of less Than t1a 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 adequale slupppingg anti sight distance in accordance with the current edition or AASM8 Standards. The inlersediah of any two local roads or streets with a major collector or arterial shall be separated by a mirdnwln distance of 000 feel from center line to center line. 3. AcceUdecel lanes. The following location and design criteria shall apply to inlerseclians. Acceleration, deceleration, and/or turning lanes shall be provided by the appficattt at intersections of arterial or collector roules 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 turn movements. For projects with signitr:anl (ruck inalOc (over Trve percent of anticipated projected traffic volume), passenger car equivalents (PCE) at tie tale of one truck equals three PCE shall be used in delermining 11 e appficallon of the above acceleration and/or deceleration lane requirements. For purposes of this section, any vehicle with Three or more axles shall be considered a trucit_ 4. RadiL The point of curvature of any local street shall not be closer than 1UU feet to Elie point of intersection. When the centedine or a local street detects by more than ten 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 feel_ Properly lines at street intersections shall have 25 feet or greater radius and street pavement radii shall be a rnhurnunn of 30 feel Sbeet side swale& Typical sections for street right-of-way shall comply with "Manual of Uniform Minimum Standards for Design, Construction and Maintenance for Streets and Highways", and shall: 1. Clave a side slope no sleeper than three to one within the applicable clear zone. 2. Be designed to accumulate and carry water pursuant to stounwater and flood protection plan in a manner in accordance with article XII, Surface Water Management. 3. Be sodded in right-ol-way along Jul frontage of development. ,__ •I. Provide proper drainage s_trures �. c Standards for roadway section construction A properly prepared subgrade approved road base and wearing surface shall be provided for all streets. ..- on>_isapi.dll?advqucry=gubtlivis01L5&lquciy=stbdivisictisShccadlligs4Billl(Ills--on&bcadlllgswl2/S/DI Dec 07 03 07:03p Merritt Lane 1-772-581-9253 p.13 uuwmcrmrrnurc rage L ud J h. 'Ibe conslrucliou methods and all materials used in lire Improvements required by this article shelf comply with applicable specifications of the city and those meurods and materials preschibed by: 1) the current Florida Department of Transportation Standards Specilicatlons for Road and Bridge Construction; 2) the American Waterworks Association for Water Improvements Construction; J) the Water Environment Federation for Wastewater Facilities Construction; 4) the Flo:fda Department of Environmental Protection (DEP); Indian River County Utilities; and the Sl Jahns River Water Management District. 2. During construction, the applcanrs engineer shall make such measurements, field tests and laboratory tests or cause them to be made to certify that the wO1K and materials cunfonth with the approved development plans and the provisions of this ordinance. The city engineer at' other �eptesenlalive designalod by the city councll nhay require tests and neasurenreots whicfr are deemed necessary and which shat be performed at the expense or Fbe applicant or his engineer. 3. The mad for arle[W sheets and commercial orindushial streets stall be a utininium of seven inches compacted Nmerock, or cemented coquina shale as per FOOT Standards for road construction. All other street bases shall be six j inches. All base construction shall be compacted to 90% density and extend six inches beyond edge of pavement. / 4. All surfaces shall be one and onerfhalf inclres type S-3 asphalt for local roads. Oonvner'cial streets, najor collectors and adettals shall be one and one- half inches 3-1 and one inch S-3, or two and one -pelf inches S-3, two lifts. �F. 5. Pavement crown shall be one-fourth inch/fool. (.02%) cross slope or greater with trot inverted crowns permitted. G. Subgrades for arterial streets and commercial or industrial streets shall be 12 inches canpacled thickness extended 12 fiches beyond !rase and 75 feet PBV or 40 LBR compacted to 90% T-100. At other streets stat be nine inches compacted thickness, extended 12 inches beyond edge of pavement with 0o _ FIN or40 LBR compacted to 90%T--100. 7vIRrottpecified, the FOOT manda-r-sshall prevail, Iu- 8. 1 h city engineer shall review and approve of the design and construction of sheels. After subgiading.slreels, there shall be given one course penetration treatment of emulsified asphalt and local aggregate to the full width of the street and an additional course to the noddle 22 feel of said street, all to the specificalfons and requirements forreview and approval of the city engineer. S. Sidewalks and bicycle paths. the project develuper stall be responsible for provision of a bike path along the project site frontage on all ricghl-of-way or easements designated. Sidewalks shall be constructed on one or both sides of air 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 lire posting of surely. A required sidewalk may be waived as determined by the city engineer when bicycle pants provide adequate pedestrian circulation. Where provided, sidewalks shall be a mininruin of five feet wide Sidewalk sub- base shall be 95% compacted density. They shall be canstrucled of concrete having c compressive strength of 2,500 pounds per square inch at 28 days. The liber mesh concrete thickness shall be six nches across driveways. In commercial areas, thickness shall be six Inches. In other areas, thickness strait be four inches. The cross slope shat be one-quarter inch per fool Bicycle paths shall be eight feet wide and shall be constructed in accordance with the current FDOT Bicycle Facilities Planning and Design Manual. If not specified, the FDOT manual shall prevail. .../ont_isapi.dij'?advgncly=subdivisiuns,Fagway=subdivisiunsSchcadingswi[hhits=oncl�lleadings 12/5/01 Dec 07 03 07:04p Merritt Lane 1-772-581-3253 p.14 I. Bridges and bridge culverts. Where a subdivision is traversed by or develops r:auals, watercourses, lakes, streams, waterways or chamrets. bridges ur culverts shall be provided as necessary to facililale the proposed street sysieat. The bridge or culvert requirement is subject to the agency having jurisdiction over above enumerated facilities. Bridges shall be desrrned pursuant to current Slate Department or Transporlalion practices and specifications and stroll include planning for utility systems installation. Low maintenance materials shall be used. The bridge design loading shall be in accordance wiUr anticipated loads. Bridge or culvert shall include sidewalk as indicated by road requirements above. Banter between walkway and Iraffnc is required per FDOT safety standards. If- Median strips. Median strips Thal are pad of a dedicated ur deeded right-ol-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 medlan strip in a subdivision, the applicant may do so by 1 placing grass, shrubs, and/or approved ground cover within the median ship nr accurdalmV with arllck: XIV. Laudscapmg.-life boineowner assocleliun shall be responsible fur maintenance. - V. Subdivision enlranccways. Subdivision entranceways consisting of wall, fences, gales, rock piles ur the like are not perndtted within the median strip or other areas In a dedicated or oeaded rightof-way. L=nbanceways, if divided, shall be divided by a raised or landscaped median strip and shall be not less than two lanes each 12 or more feet wide. Decorative entranceways shall be constructed upon plots of land adjacent to the right -or -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. -Ae- Wiens an applicant is specifically permitted by ire city to construct decorative entrances, structures. or landscaping within the 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 for landscaping at the end of such period on order by lire city for cause. lire 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 o as to not obstruct desirable visibility or restrict turning movements. w. private roads. No new private streets shat be created unless the applicant YY establishes a road maintenance agreement, or other means satisfactory to the city altnmey, to provide for proper maintenance_ The parties to such agreement shall be responsible forconsbuGmn, maintenance and control orsuch roadways. (j) Per+umrbnrs`urveyniorr'urnenls. permanent reference monuments and all other survey markers are to be installed as per Florida Statutes chapter 977. (k) Commercial and industrial subdivisions. Commercial and industrial subdivisions shall comply ut ail of (Ile requirements of UrIs ordinance, except t al local streets shall be designed according to the arterial street typical section contained in these regulations. (1) MoWle /ionic subdivisions. New and the expansion of existing mobile horse developments shall comply wiUt all of rte requirements of the land development code and Ute Code of Ordinances of the City of Sebastian. Mobile home developments shall be classified as either rental trailer parks for use as temporary and/or transient residence purposes with single entity ownership or as permanent residence areas with individual ownership of contiguous lots in a condominium or cooperative association. The "association"shall function with unified control as a single -ownership entity_ Mobile (tome developments are intended to provide planned space For occupancy of prefabricated, detached, transportable, single - Family dwelling units containing all utility and sanitary convenlences, including eiecirfcal and plumbing connections, which may be attached to approved permanent utility systems. To retail mobility, the undercarriage shall remain attached to the mobile home uniL ...foln_isapi.dil?advquery=suixdivisions&aqucry=subdivisions&lieadiugswilhldts=ou&Jieadings 1215101 Dec 07 03 07:04p Merritt Lane 1-772-581-9253 p.15 FRASER LNGINEMUNG AND T41 STING, INC. vENU OFd upnp bTsl�! JlW Q�WSIRNL JJnNJREF.i IU4TPIERCE F{DR)Un 11—n (URl ryF7tl:r, 116(1461-7701 _.v. e. ----- .--- -_ 17 Report of DENSITY OF SOIL IN I-LACL >AST In UA92.2 <p . • CJI'' !L a'�'� DATE: 12/10198 J>�S c SR V gQ� � � cu' CLIENT.- Ou-SIIC RiaungauaR Gtuup n Collin ClubI{+ vl id �� P811I)EUU cUUu/ , ,, �fi TF MATE "-1- IVO_ 7EstEL L11LnibIY-EVAT(O RF.J.AT[Up9111r TEST :.tAX. iM PLACE 8107 IZ/(0/9II Stn I -I OU Lot mw flIIY WT- DflY• DEi' UY tERCErcf' 108 SIR. 4-1011 Ccutcdiuc Sub St da RIOT '11^ A 110.1 CU1NPncrto, 98-8 �I , 109.8 98.6 VvGG \ f \j mi¢: Cunt - I En&cff- 1 Conuutmc. 1 Rcspoctfulty subn.,lc k FRASER ENGINEEMG AND U-STINQ, INC. AMnmRkx Ii Etasv, P -E- Fla Rcg Nu. 16178 �I�A'/6QIOt?ltmm Rn'I+lh�l Ntl [tYLSIILU�gIp �lE][.lq.pVMl'/Y.tTI![it19 Dep 07 03 07:05p Merritt Lane 1-772-581-9253 p.16 FRASER t 4GINIC, ERING AND 1'k -TING? INC. FORT nRRCE FLORIUA uu6 • EPO BE.10b101 F 561-0167 TORT MOCE 1]60461A]p STL'.\PT x]61. Sy, 111 -- -. Fr 1101cEI.WFL1 W11 l{cl)Orl w of UENS1'I'Y OF SOIL IN PLACL• ASTNI U2922 CLIFNT: Un -Silt h1almgmucul Group UA'1'li: 1/14199 �) �• `„ CGN'1'RACCUIL• Uaticv SUR" colli«(:lub Palmetto Courl nrutsiuttl t]KNsn-v U 'T m nnt.�n0-arur ]NnACF TFS7 DA7R -��6 TFSf m". DRY rJMCENT NO. 7R41TO LOG1770N - EL$VAf NO. DRY rfr. 1]l GUY COWACnUN R12U 1/14/99 Station I+UULeft Disc R117 129.1 131.7 1021 121 S�ion4+0U Ccaterliac 131.6 102.0 -opies: Client - I Denico - I M&vcUcr and Molex- I Gubco cousauction - I Respoctfully submitted. FRASER ENGINECRING AND TESTING, INC 1 vi— Alcxkdci H. Fraser, Pl. I•la. Reg. No. 16178 QCp18t G1fMFFPW'.C'..` r9fH1'1Ti0'1 PIYFaTIW\11Po CAR I TE ROL NAJ A+1'Iw F wll Dec 07 03 07:05p Merritt Lane 1-772-581-9253 p.17 - On -Site blaua(;caucut Group Collier Gub sttbdivi-,ion Oecctttbcr22, ]997 - It Iws bccat our pleasure to a silt you itt 1Lis piiaao oryour project: IFyou hive any questions or ucetl atiyadditioual iuromtatiou, please x111 at you,. cuuvenicucc. . PRD:da . Client - 2 lvlastellcr and 141u1cr - I licspcdrully submittal, 172ASrliTNG1NEMNGAND .7F,517 G, INC Pau. `iL Dauruttlt 1'X Florida Registration No_ 911653 RAI loll �ff/i I• /i/!�f!'i�E��Qid _ ci CJ •C,i Nw11��.rfT '��f •� l Dec 07 03 07:06p Merrrct Lane 1-7722-581-9253 p.1b October 23, 2001 KEITH TH & BALLBE, INC. Consulting Engineers 1700 Northwest 64th Street, Suite 300 Fort Lauderdale, Florida 33309 Phone (954) 489-9801 Fax (954) 489-9802 mr. Buzz flerrmann 586 Redwood Court Sebastian, Florida 32958 Re: The Collier Club - Redwood Court Pavement Damage Project Number 21-10-00 Dear lvlr_ Herrmann: Pursuant to your request, our firm has conducted an inspection on September 22, 20ul of the pavement damage within Redwood Court atthe 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 tmderlying 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_Theremayalso beplastic(clayormarl) characteristics ofthesoilbeneathandwithin the sub base and base sections which do not allow the water to percolate doANMward 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 coarsematerials utilized within the development which indicates Pape 1 of 3 Dec 07 03 07:06p Merritt Lane 1-772-581-9253 p.20 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 IO%_ 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: 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 ofnew 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. Ifthese coarses are saturated, contain plastics ora 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. q. In any case, we are prepared to move forward in retaining a Geotechnical Engineer our ndings and to conduct a soil and structural analysis of the roadway to veiify we flestthat you provide a recommendation to correct the problem. Additionallysuggest 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 I�CE. I'rH & BALLBfl, INC. Page 2 of 3 Ilec 07 03 07:06p Merritt Lane 1-772-581-9253 p.21 Construction Contractor for Redwood Court; b. Approved construction drawings for the road including approved pavement sections and specifications, plan and profile sheets .md construction notes; C. Record as -built drawings of the roadway; d. The Record Engineer's Certification of the roadway; C. 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 lutd 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. Siuccrcly, KEITH & BALLBE, INC. ! an 1u_ Keith, P.E. C:W1yFdeNed.,Lllpd KEITII & ItALLU , INC_ Page 3 of 3