ROSE BAY SUBDIVISION INSPECTION REPORT Submitted to: Rose Bay Homeowners Association, Inc. c/o Mr. Joe Sanfilippo, LCAM, Property Manager Orange County, Florida March 28, 2012 Prepared By: CENTRAL FLORIDA ENGINEERING CONSULTANTS Civil Engineering and Infrastructure Consultants 500 N. Maitland Avenue STE 102 Maitland, Florida 32751 www.floridaeng.com 407-599-7010 Montje S. Plank, P.E Fl License Registration No. 36149
C IVIL E NGINEERS CENTRAL FLORIDA ENGINEERING CONSULTANTS, LLC INFRASTRUCTURE C ONSULTANTS March 28, 2012 Rose Bay Homeowners Association, Inc. c/o Mr. Joe Sanfilippo, LCAM, Property Manager J S Property Management PO Box 1706 Sorrento, FL 32776 RE: ROSE BAY Subdivision Inspection and Report of Findings Orange County, FL (CFEC Proj. No. 2012.603.01) Dear Mr. Sanfilippo: Pursuant to your request and in accordance within the scope of services agreed upon, we have performed a visual inspection of the above referenced community. The following report of our findings from our investigation, presents the level of maintenance & repair for the project as it relates to the storm drainage system (inlets, pipes), roadways (including curbs, sidewalks) and the buffer walls, which are components of the HOA-commonly owned infrastructure. The intention of our investigative reporting was to assist the Community Manager & HOA Board in their continued infrastructure maintenance: by providing the HOA our services in identifying deficiencies & recommendations upon the identified components of the infrastructure, as well as budgeting for post- repair maintenance costs in the following three years. We govern our recommendations with pragmatic protocol, and additionally also we seek to determine current level of maintenance & repair as we understand this charge upon the Engineer, within the Orange County Code of Ordinances, Chapter 34-290(h)(10)(a.-e.). We thank you for our engagement; and please call me, should you have any questions or want further qualifications upon our report. Sincere regards, CENTRAL FLORIDA ENGINEERING CONSULTANTS, LLC Montje S. Plank, P.E. Russell C. Maynard 500 N MAITLAND AVENUE SUITE 102 MAITLAND, FLORIDA 32751 PHONE (407) 599-7010 TELEFAX (407) 358-5448 information@floridaeng.com
Description CONTENTS Project Overview... 1 Jurisdictional Entities and Criteria... 2 Inspection Procedure... 3 I. Roadways, Curbs, Sidewalks, & Signage... 4 Page II. Stormwater Collection and Conveyance System; Retention/Detention Ponds and Outfall Control Structures... 9 Summary of Needed Remedial Work at Present... 13 Engineer s Cost Estimate Including Phases One & Two Routine Infrastructure Maintenance Funding for the Next Three Years... 14 Appendix... 15 A. LOCATION MAP B. MASTER DRAINAGE PLAN C. PLAT D. ORANGE COUNTY INFORMATION E. SJRWMD
PROJECT OVERVIEW The Rose Bay community consists of the platted subdivisions of Rose Bay Phase One (as platted in P.B. 49, Pgs. 28-30, Public Records of Orange County, FL.) together with the Rose Bay Phase Two (P.B. 55 Pgs. 60 & 61), and is comprised of a total of 157 single- family lots, located in unincorporated Orange County. This community, consisting of these platted areas, will collectively be referred to as Rose Bay in this report. The community is located within portions of Sections 30, Township 21 South, Range 29 East, on the west side of Rose Avenue Ownership & maintenance of the Rose Bay infrastructure (not including the potable water & sanitary sewer systems) is the responsibility of The Rose Bay Homeowners Association, Inc. ( HOA ). The HOA has the on-going maintenance responsibility upon all of the HOA-owned improvements upon the HOA common-area properties (streets, ponds, stormwater piping, sidewalks and curbs), as well as the HOA-owned buffer walls that are accommodated by easements. Common -area fencing, landscaping including street trees, the tot-lot & improvements thereon, are also the responsibility of the HOA. Accordingly, Central Florida Engineering Consultants, Inc. has been enlisted for help in identifying deficiencies in the roadway tracts and stormwater management system. Thusly, this report presents the current shortcomings, due to failures and/or needed maintenance of the subdivision as related to the roadways, curbs, sidewalks, storm drainage conveyance system, and retention/detention pond tracts. It is not the intention nor within the scope of this report to determine the validity of the approved drainage and roadway or other designs, but rather to determine maintenance or remediation needs upon these components of the infrastructure. 1
JURISDICTIONAL ENTITIES, CRITERIA, AND COMPLETIONS St. Johns River Water Management District: The project received the St. Johns River Water Management District (SJRWMD) permit on June 26, 2000 to construct and operate a surface water management facility, Permit #40-095-63537-1. This permit is appended to this report, within the appendix. Although we were able to determine from our on-line search of the SJRWMD permit file, that the construction of the stormwater management system was Certified upon on October 2, 2001 as being complete & compliant with the permitted lands and permit criteria, later compliance correspondence indicated that as-built plans are needed, as well as transfer of the permit to the HOA, into the Permit s operational phase. As to SJRWMD compliance, we have also enclosed the referenced letter from SJRWMD, dated August 18, 2004, that speaks the issue with maintenance of this pond upon Tract A, and project close-out. We recommend the HOA to go forward in meeting with SJRWMD to confirm upon the certification of all pond construction, and transfer of the permits to the operational phase to The Rose Bay Homeowners Association, Inc. It may be wise for this contact of SJRWMD AFTER work as is identified as needed within this report upon Tract A is performed. The HOA should also re-familiarize itself with the Conditions of the SJRWMD permit (such as #s 11. & 24.) in regard to the criteria for operation permit status issuance, and that the maintenance entity is to have inspections performed upon water management systems every 2 years. Orange County: The Rose Bay subdivision is located within the unincorporated county limits of Orange County, Florida. The subdivision is therefore subject to Orange County Code - Subdivision Regulations, Chapter 34. We have attached some information from the County s files, in reference to the construction of the infrastructure. 2
INSPECTION PROCEDURE The Rose Bay community has streets and stormwater collection/conveyance & treatment systems that are owned and are to be maintained by The Rose Bay HOA. The following items have been reviewed and evaluated by our inspectors, Montje Plank, PE and Russell Maynard, Principal, of Central Florida Engineering Consultants. The objective was to determine current and near-term maintenance and/or remedial construction needs and any other functional concerns (as per report limitations), in regard to the certain components of the infrastructure that is owned and maintained by The Rose Bay HOA. Observations were made upon the streets, curbing, sidewalks, and stormwater drainage systems. Included within the inspection were: Roadways, Curbs, Sidewalks, & Right-of-Ways Visual Inspection upon roadways for failures and damage; Visual inspection of all sidewalks for consequential cracking, damage, or trip hazards; Visual inspection of traffic control signage for confirmation of same in adherence to design. Stormwater Collection and Drainage System; Retention/Detention Ponds and Outfall Control Structures Visual inspection of the storm inlets for structural integrity, debris or blockage; and probing for excess sedimentation; Visual inspection of the pond outfall control structures for functional performance as designed; Visual inspection of pond banks and berms for stability and adequate maintenance. An on-site inspection of the property was performed on March 6, 2012. The following report identifies the observed conditions and noted concerns observed by the inspectors, pursuant to the intent of this investigation. 3
I. Roadways, Curbs, Sidewalks, & Signage Roadways: The streets, internal sidewalks along them, and the majority of the stormwater collection system, are located within the platted Tract H within the two plats of the Rose Bay subdivision. The streets were traversed and observation made upon the pavement, curbs, and sidewalks, for determination of defects. We note that the roadways are generally presently sufficient, but also in stressed condition throughout the community; that it is time to once more provide maintenance treatment to the asphalt wearing surface. We also observed that in isolated and limited areas of the pavement, that small voids are present within the pavement surface; these voids were likely caused by the deterioration of small pieces of organic debris, within the original pavement. These locations are small, and do not penetrate the asphalt wearing surface layer therefore, not typically of the size where a separate pavement patch is warranted. Nonetheless, the asphalt maintenance company that may propose upon asphalt sealing should also make recommendation of any additional restoration steps that would be merited, such as the placement of filler into these areas. (FIG 1.1) We feel that asphalt sealing maintenance is now in order, such as the application of a sand-seal treatment, or a slurry-seal with emulsion & sand. The other observed locations of pavement issues are very limited, are herewith itemized, and identified by proximity to the listed addresses: Between 5544 & 5533 Berwood Drive, a stained pavement depression in the middle of the road, near the sanitary sewer manhole, should be monitored for worsening conditions & future possible repair need. (FIG 1.2) The cul-de-sac on Baywood Vista is evidencing its age, and pavement rehab need. A patch is needed in a small pavement hole, where the base is exposed. 4
Curbs: The curbs were observed to be satisfactory. In the limited locations that we observed cracking, and did not identify them within the following list of deficiencies - we omitted reference to them, as we found those cracked or chipped curb locations to be stable, and functional, and thusly not meriting patching, which is too often just a short term remedy, anyway. The following tabulation identifies the curb locations needing remediation at this time: The curb needs minor patching on the east side of the Berwood Drive entrance median. (FIG 1.3) At 5647 Berwood Drive, the chipped curb should be monitored or repaired. (FIG 1.4) At 8315 Baywood Vista Drive, the curb needs patching. (FIG 1.5) (#76) 5
Sidewalks: The sidewalks are continuing to undergo the assault by the street trees. In numerous locations, the root growth below the sidewalks has caused upheaval the walks, wherein there is now a vertical step between sidewalk sections where they abut. This problem creates a trip hazard, and can be expected to be an on-going nuisance needing intermittent monitoring and repair. The previous grinding of numerous areas of the sidewalks evidences the HOA s attention to this concern. We encourage the HOA s continued vigilance in managing this issue. At 5544 Berwood Drive, the sidewalk/curb ramp is broken, needs repair. (FIG 1.6) At 5545 Berwood Drive, the sidewalk at the driveway is nearing becoming a trip hazard, and should be monitored or repaired. Also at 5551 Berwood Drive, the sidewalk at the driveway is nearing becoming a trip hazard, and should be monitored or repaired. At 5563 Berwood Drive the sidewalk merits grinding to eliminate the current trip hazard. (FIG 1.7) Also at 5605 Berwood Drive, the sidewalk at the driveway is nearing becoming a trip hazard, and should be monitored or repaired. At 5611 Berwood Drive the sidewalk merits grinding to eliminate the current trip hazard.(fig 1.8) At 5647 Berwood Drive the sidewalk merits grinding on both sides of a previously replaced section to eliminate the current trip hazards. (FIG 1.9) 6
At 5695 Berwood Drive the sidewalk merits grinding to eliminate the current trip hazard. (FIG 1.10) (#26) At 8434 Baywood Vista Drive the sidewalk merits grinding to eliminate the current trip hazard. (FIG 1.11) At 8506 Baywood Vista Drive, the NE corner of the ramp is broken, and should be repaired. (FIG 1.12) At 8543 Baywood Vista Drive, the sidewalk merits grinding to eliminate the current trip hazard. At 8561 Baywood Vista Drive, the sidewalk merits grinding in two places to eliminate the current trip hazards. At 5525 Burlwood Drive the sidewalk merits grinding in two locations (at tree & at drive) to eliminate the current trip hazards. At 5579 Burlwood Drive the sidewalk merits grinding in two locations to eliminate the current trip hazards. At 8315 Baywood Vista Drive, the sidewalk is broken, and needs repair. (FIG 1.13) At 8293 & 8286 Baywood Vista Drive, the sidewalk merits grinding to eliminate the current trip hazard. At 8280 Baywood Vista Drive, the sidewalk is cracked and needs repair. (FIG 1.14) 7
At 8215 Baywood Vista Drive, the sidewalk merits grinding in two locations to eliminate the current trip hazards. At 8221 Baywood Vista Drive, the sidewalk merits grinding to eliminate the current trip hazards. At 8227 Baywood Vista Drive, the sidewalk merits grinding in three locations to eliminate the current trip hazards. Street/Traffic Control Signage: Besides the typical traffic control signage - speed limit, stop signs, stop bars, directional signage, and pavement stripping, the fire department blue pavement markers are typically installed midway through a traffic lane adjacent to the fire hydrant. (This enables the fire department to easily locate fire hydrants at night). Maintenance upon signage upon these private streets is the responsibility of Rose Bay HOA. The street signage & striping appeared sufficient. The blue reflective pavement markers (RPM s) were either missing or damaged at the following fire hydrant locations: The RPM at the fire hydrant at the Berwood Drive entrance is damaged, and needs replacing. (FIG 1.15) The street lights by-and-largely appeared functional, and in good repair (inspection did NOT ascertain as to actual lighting, as observations were performed in daytime hours). 8
II. Stormwater Collection and Conveyance System; Retention/Detention Ponds and Outfall Control Structures Stormwater Collection and Conveyance System: The stormwater collection and drainage system is designed to collect the stormwater runoff from the lots and streets and convey it to the stormwater retention/detention ponds. This collection and conveyance system is comprised of the roadway curbs, stormwater inlets (most often, roadside so-called curb inlets); and the below-grade piping. The stormwater runoff from the subdivision is by-and-large collected in the curb and gutter alongside the roads, into the curb inlets that are built integrally into the roadside curbing; thence, it is conveyed through interconnected drainage pipes, networking into piped outfalls - usually terminating with a mitered end section or headwall, discharging into the on-site ponds. The ponds treat the stormwater, by retaining the first flush of runoff, and then moderating the outfall rate of discharge. Control Structures regulating the outfall are employed, to this end. These stormwater management tracts in which the treatment ponds are located are Tract A, and Tract B. These tracts are owned by the Rose Bay HOA, as are the roadways. The Rose Bay subdivision s stormwater collection/conveyance system, like its private roadways, is also to be HOA - maintained. Accordingly, the street drainage inlets and manholes were inspected; to the extent practical without the pump-down of the system (pump-down of the system was not anticipated, nor seen as necessary by this report author). A number of inlets have accumulated a significant amount of oak leaves in their throats, or perhaps within the structure; although these should be cleaned, both to provide a full flow into the inlet, and to reduce the nutrient loading into the receiving ponds, this is more critical if the pipes were flowing to wet treatment ponds. Therefore, our focus at this time is instead upon a management plan. Both a resident education as to not blowing or raking the leaves into the inlets, and a street-sweeping program involving scheduled, periodic sweepings would abet the issue. The following list identifies only those structures needing some attention: At 5591 Burlwood Drive, but along the Berwood Drive frontage at the curb inlet, we observed a trait that was thereafter found to be repeated several times within the community the curb is fractured (but still intact ), abutting the curb inlet structure, within the transition curb area. This & these similar locations will eventually need to be 9
patched, unless some epoxy filler labeled for concrete usage is presently used. That being said, we recommend that the HOA act to patch/repair locations such as this, while the repair is being made on locations that surely merit repair, as identified in the following. (FIG 2.1) We believe that patching with a Portland cement concrete that is placed after a bonding compound is applied, is the more feasible solution. We also observed excessive leaves within the inlet. At 5590 Burlwood Drive, as with 5591 above; patch, or use epoxy for repair. At 8435/41 Baywood Vista Drive, as with the other similar above - patch, or use epoxy for repair. Also at this location, 8435 Baywood Vista Drive - excessive leaves observed. At 8489 Baywood Vista Drive, the inlet should be cleaned of the sheet plastic (Visqueen type) debris and the silting within the inlet. (FIG 2.2) Retention/Detention Ponds and Inflow & Outfall Control Structures: The existing dry retention/detention pond provide for water quality and peak-discharge attenuation treatment. To accomplish this, the ponds are designed to retain stormwater runoff; and also to moderate overflowing stormwater discharge through the use of control structures, allowing for the downstream discharging of the treated runoff as per approved design. These control structures have weirs, limiting the discharge, and may also contain notches or orifices that additionally regulate pond outfall. Almost invariably, the control structures will have an aluminum or fiberglass skimmer/baffle(s) that serves to retain floating oils and other floating debris from causing downstream pollution. Maintenance upon these structures is of importance for proper functioning, to achieve environmental compliance, as well as control from possible flooding. The inspector reviewed the inflowing structures/locations, and control structures located within the ponds to determine if the required components were intact, that the structures were properly functioning and not clogged, and to ascertain the general maintenance in and around the structures. 10
Tract A : Pond Tracts The pond upon Tract A has the following noteworthy issues: The Tract A needs bush-hogging ; mowing needs to be performed periodically thenceforth. There are a few large trees (a couple of maples, and a cabbage palm) also that have grown within the pond areas - we believe that those located away from the control structure can remain. Some bare areas were observed along the back berm of the pond, under vegetation/vines, etc. These areas need resodding. We observed one gopher tortoise hole; should active burrows be located within the side banks or berm of this pond, they should be relocated, as they could affect stability. A wildlife botanist could assist with permitting and relocating. The Tract A control structure needs removal of the small tree growing up through it; this needs to be accomplished without causing damage to the baffle. Any exterior orifice needs at least 6 inches of vertical clear depth below it to the ground. (FIG 2.3) A Compliance letter from SJRWMD of August 18, 2004 (attached in the Appendix) speaks to some of these issues, and does not appear to have ever been resolved. 11
Tract B : The shallow pond upon Tract B has the following noteworthy issues: Areas along the southerly pond berm and sideslope have a very thin stand of grass; these areas should be fertilized to promote adequate grass cover for stabilization. The overflow berm just east of the west end of the pond needs some minor earthen filling, & 100 square feet or so of sod cover on the south side. The baffle on the westerly overflow berm needs reattachment. (FIG 2.4) We observed what appears to be a small chemical spill / dead grass, in the rear of 8238/44, along the pond sideslope; also, a small hole, which should be filled. 12
Summary of Needed Remedial Work at Present 1. The asphaltic pavement is due for preventative maintenance, such as a slurry-seal, or sand-seal. Sporadically-occurring small surface voids may warrant filling, and a little patching is needed on the Baywood Vista cul-de-sac. 2. The sidewalks have numerous trip hazards & some limited damage otherwise, needing repair; this is an on-going issue. 3. Repairs need to be made, as enumerated in this report, upon quite limited locations of the curbs and paving. 4. Minor remedial work upon structures that are a part of stormwater collection system (as detailed within the body of this report) is needed. 5. The stormwater management pond on Tract A is in dire need of maintenance, involving bush-hogging. 6. The stormwater management pond on Tract B warrants some maintenance, as identified. 13
Engineer s Cost Estimate for ROSE BAY Including Phases One & Two Routine Infrastructure Maintenance Funding for the Next Three Years March 2012 NOTE: The costs tabulated below do NOT include remediation as is currently needed, and addressed within this report. Items Year 1 Year 2 Year 3 Pavement Repairs $1,000 $1,000 $1,000 Storm and Piping System - Clean, $1,000 $1,000 $1,000 Repairs Sidewalk & Curb Repairs $1,000 $1,000 $1,000 Misc. Striping and Signage Repairs - $500 $500 Pond Tract-areas Erosion Control $1,000 $1,000 1,000 Gates & Walls Maintenance Not Incl. Not Incl. Not Incl. Pond & Tract Mowing Not Incl. Not Incl. Not Incl. Landscape & Irrigation Maint. Not Incl. Not Incl. Not Incl. Total $4,000 $4500 $4500 Notes: Items noted as Not Incl. are so noted, because the items of reference should be maintained through enlistment of qualified contractors, wherein the cost would be determined. 14