(NOTE: The following is a cursory yet comprehensive document for ACA road planning, the first time we've had something like this in writing. It's a long overdue start. Chris Martin, especially, spent many hours riding with and talking to professional road contractors, builders, and maintainers earlier this year; John Stoeckel joined him in many of these rides, as well. Chris has since resigned from the board and is in the midst of his sojourn west, but he left this and a few other documents that he'd drawn up for us to use. Most of us would agree 'roads' are our biggest concern in ACA.
We had a great turn-out for the annual meeting last Tuesday; those minutes will be posted once they are compiled and I receive them. If you'd like a hard copy of this report, please contact John Stoeckel, per his suggestion at the meeting. Many thanks to Chris for his tireless work on these and other ACA road issues.)
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Road Maintenance Guidelines and Check List
for Apple Creek Acres Road System
May 31, 2011
(compiled by Chris Martin)
General Information from the road consultants
It takes more than one contractor to maintain the Apple Creek Road System. The system consists not only of the paved surface (the cap) but the road base, edge, shoulder (right-of-way), culverts/drainpipes, ditches, road canopy and the gravel side roads and related shoulder, ditches, drains and canopy.
The gravel side roads have their own unique set of maintenance issues. Each of these road elements directly affects the overall system's health and must be maintained on a regular basis to insure passable and safe conditions. Regular maintenance also improves appearances and protects property values.
Although getting the lowest price is important, the road experts agreed that it is important to use contractors that are highly familiar with the ACA Road System and related problematic areas. ACA's has numerous problematic areas that need to be watched and addressed each year. These areas include Staymon road curves and drain culverts, the shoulder washing out problem adjacent the Palmer property, the spring run off adjacent the Jacobs and Foutch properties, can be reworked to reduce chronic annual repair cost. There are other areas that need to be watched and listed.
Apple Creek Road is over 10 years old and is showing its age. Careful planning can help off- set the aging process and protect the road against hard rains and winter.
This information was collected from discussions with the following resource people:
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CONTRACTORS
Doug Shock, (452-5255) Villages of Plott Creek full time road manager. Doug manages approximately 23 miles of steep roads similar to Apple Creek Acres. Doug also has 20 years experience with IPAC paving company.
Berry Anders, 400-2278, Custom Paving, Hyatt creek road for paving repair, grading, ditching w/large equipment, sweeping, curbing for water control.
David Boyd, 926-8888, mowing and right-of-way clearing.
JKC Enterprises, LLC 828-734-6998 for Roadside mowing and ditching
Flat concrete work, Terry Fisher 508-0863 or Dennis Queen, works with concrete 506-0192
Dennis Franklin, road concrete drains and culvert work. (unable to meet with him at time of this paper)
Manual ditch clearing, Jose Lopez, 400-6587 Call after 5pm ask for Edgar (interpreter)
Ice melt/Salt-ACE Hardware, Dellwood Rd, Waynesville, NC, Steve Carver 828-926-0300
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Ten Cardinal Rules from the Experts.
- The main question to ask is what does the ACAHA want the AC Road System to look like in 8 to 10 years? What will this cost annually? How does the association keep cost down and ward against inflation while trying to achieve the 8-10 year goal.
- Supervise contractors while they are working. Make sure an ACAHA board member or representative is on hand supervise and take notes. Contractors appreciate being accompanied by a member of the association's board. This saves money, time and is a good learning process for the association. There are times when contractors make mistakes. If spotted early the contractor is willing to correct the problem. Don't wait until people start to complain. It's usually too late by then.
- Get the water off the road, into ditches as soon as possible. One expert, while driving on Apple Creek road during a heavy rain observed "that water is staying on this road too long." Run off water gathers momentum and cuts and destroys road surfaces, shoulders and clogs drains. In winter water carries damaging salt/ice melt to weak road sections causing further damage.
- Keep the road edge clear of obstructions like leaves, grass, and other water routing debris. Water cannot drain from the road to the appropriate ditch if the road edge is blocked. Water will stay on the road to gather momentum and cause problems. This will increase road maintenance cost.
- Keep road right-of-way clear. Keep shoulders and ditches free of foliage, small trees, sticks and rocks. Removing small trees or saplings will reduce mowing cost. A mower should have clear passage all the way to the top. This also includes side roads.
- Keep the sun on the road. Trim trees and tree limbs that hang over the road creating a thick canopy that blocks the sun. Shade keeps roads wet and frozen. Thaw-freeze causes serious road damage. Tree limbs and trunks, even in winter, shade the road and significantly reduces sunlight and melting.
- Keep all drains clear including driveway drains. Driveway drains are directly related to the overall drainage system in Apple Creek Acres and serves to protect the road investment. Ask neighbors to report problems with their driveway drains and water runoff along their property right-of-ways.
- "Check dams" made properly from Rip-Rap in ditches in steep areas can serve to reduce water momentum. These dams must be cleared of leaves, sticks and other matter each year.
- "Watch for "heaving". A road is not all about the top or paved cap. The base is more important. If the base is damaged the cap will simply slide off the top. Watch for evidence of "heaving" where the pavement appears to be oozing or sliding off the surface of the road. This area must be dug up, the base replaced and the cap repaved. Salt getting in the base can also cause heaving. Never use salt on gravel roads! This will destroy the road's base.
- Keep gravel side roads graded at such an angle that water will run off into the appropriate ditch, drain and culvert. Water remaining on gravel roads will cause rutting and washing. Capping the curves of steep gravel roads is recommended
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Road Maintenance Timetable and Checklist
Oct-Dec Do preliminary inspection of the road system with contractor to determine areas for repair and determine estimated cost so budget can be approved and fees set for December mail out.
Nov-Dec Mowing after first frost to remove remaining summer stubble and brush to clear ditches for cleaning and improve visibility. Clear ditches and drains in preparation winter rain and snow run off.
Feb-March Contact and meet with road contactors to inspect for road repairs and maintenance and over winter damage. Check problematic areas such as Staymon ditches and drains. Get cost estimates and adjust budget.
April-June Road repairs and maintenance start. Person to supervise contractors and keep president and board updated
June-July Summer mowing begins. Inspect ditches and drains after mowing.
July-Aug Further maintenance and follow up report for Annual Meeting. Prepare for ACAHA Annual Meeting.
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Winter Road Conditions Guidelines for Apple Creek Acres
The ACAHA snow and Ice removal efforts are governed by the weather and available budget funds. Best efforts are taken to make the road passable as soon as possible. Be prepared. Know your limitations and strengths and think carefully and please use the Apple Creek Blog to stay informed. Remember, road conditions along the length of Apple Creek Road vary considerably.
Ice should be on hand for the snow removal contractor and road-side boxes filled before December 1 since snows appear to be arriving earlier. There is an open charge account at ACE Hardware. A letter establishing this letter may need to be renewed if ACE Hardware is the supplier.
- Check the ACA blog site at http://applecreekacres.blogspot.com for any updated weather and driving conditions along Apple Creek. Last winter, Claire Stoeckel used to blog to post any information she had on estimated salting/plowing times, etc.
- Generally, snow plowing will begin after much of the predicted snow has fallen unless super heavy snows are predicted.
- Do not abandon your vehicle in Apple Creek Road. This will stop plowing efforts. Your vehicle may be seriously damaged as cars attempt to move down the road.
- If unable to move forward pull or back into a ditch along the right of way.
- With permission park in drives, side roads and along Mauney Cove road and walk.
- Call your neighbors about road conditions along Apple Creek road before you leave home. If driving in form the outside call someone before going up the mountain. Keep the phone list with you. Make copies.
- Stay with others who live lower on the mountain or in town.
- Ask yourself how suitable your car or driving ability is for driving on a steep snowy/icy mountain road.
- Carry several bags of salt or sand in your car preferably over the rear axle.
- Carry extra cloths, shoes, blankets, food, flashlight and medications
- Get some Yak-Tracks for shoes at Mast Store in town.
- Have enough food, water and medications in your home for a week.
- During icy conditions expect power outages.
- Keep a battery operated weather radio handy in home and car.
- Have a close neighbor check on you during heavy snows. Do the same for them.
- Make prior arrangements for your pets in case you are snowed out of ACA.
- Remember you have to go up the mountain at the end of the day. The road starts to refreeze after 3 pm. Try to be home before then. If possible try to leave after 10 am and return before 3 pm.
- Freezing occurs rapidly at the "Blue Roof House" (Moskos) location and above.
- Vehicles moving down the road will usually take the right-of- away to maintain control.
- Avoid inviting friends and family during icy conditions. They are most prone to be stuck or hurt.
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