Important LFPOA Announcements
The LFPOA is dealing with an immense problem on Golf Terrace Dr. (the entrance road to the 19th Hole).
Recent heavy rains have revealed that the entire slope leading from Golf Terrace downhill to Glenwood Circle has suffered repeated failures, resulting in these sediments having to be cleaned from Glenwood Circle repeatedly. In addition to the slope failure, the 15-inch reinforced concrete pipe, which once carried storm drainage from the Golf Terrace Dr. roadway, the uphill areas of the Condo Complex, and the area of our Golf Course, have also failed in several places. The slope failure has also impinged on the roadway on the north side of Golf Terrace Dr. In addition, the problem is exacerbated by the fact that several storm drainage pipes carrying rainfall runoff from these areas have also burst and separated from their junctures at manholes and junction boxes.
The Board has chosen a " Progressive Design Build '' approach to address the situation due to the engineering unknowns involved, our liability, and the emergency nature of the project. Although we can see that this problem is a costly one to solve, it must be completed as soon as possible. The City of Daphne has sent the LFPOA a warning letter and issued a citation. We have responded to the City; they understand our situation and cooperate with us.
In our first efforts to combat the problem and limit our liability, the LFPOA purchased the properties downhill of Golf Terrace located on Glennwood Circle. The LFPOA intends that the sale of that home will offset the cost of the Glenwood Circle Properties acquired by the LFPOA once a permanent fix is in place and the safety hazard abated. Also, to address the initial impacts of the problem, the Golf Terrace roadway has been widened at the point of the cave-in and the drainage inlet by putting down a roadway sub-base, emergency cones, and lighted horses.
The POA Board has hired 50/20 Engineering (Wade Burcham, P.E.) to execute the " Progressive Design Build " approach to addressing this problem. Initial funding for a " Not to Exceed Amount " of $50,000 was based on Wade's preliminary design (which he performed at no cost to the LFPOA). Board Member Mathew M. Laws III is to administer these funds with the necessary Board approvals.
The $50,000 is just an estimate of his costs, with many uncertainties ahead. Uncertainties mostly have to do with the final construction design features, the engineering necessary to complete them, whether we can procure any prefab junction boxes, etc., and the exact construction firm chosen.
The LFPOA Board has also authorized 50/20 Engineering to design and construct a " Temporary Fix " to the slope erosion as the first step toward solving the problem, with a " Permanent Fix " of the stormwater issues with piping and the slope stability to be completed with a construction contractor to be engaged later.
This initial amount of $50K was to cover the construction cost and engineering for the " Temporary Fix " ( the work getting the inlet structure straightened, the construction of the catch basin below the inlet, and the trenching sandbagging, and poly lining, etc. ), as well for any engineering support needed toward getting the Plans and Specifications for the " Permanent Fix " somewhat firmed up, including the City Permits, review and responses, and the activities associated with interviewing construction firms, None of this " Not to Exceed " amount has been disbursed to date. However, Wade has incurred costs, and the Temporary Fix is complete.
The total cost of 50/20's Engineering will include preliminary engineering support, alternatives for temporary traffic control at the site, all design costs for both fixes, procurement of many potential constructors for the Temporary Fix as well as the Permanent Fix' (with Board approval of the selected construction contractor ), his oversight of the construction and review of submittals, any necessary engineering during construction, and eventually the cost of the Permanent Fix Construction Contract. So, the total cost of solving this problem is unknown. But the cost will be significant and possibly as high as $500,000.
The Board, along with our attorney Patrick Collins, Esq., are making efforts to have the City and/or the Condo Complex participate in defraying all or a portion of the cost of this problem. However, the cost will have to be initially paid by the LFPOA.
Lastly, it has been pointed out that costs from two previous efforts in this area of Golf Terrace were expended (about $20,000) in the past. These are earlier efforts that the GM undertook, and we don't know exactly what they were intended to accomplish from an engineering standpoint. But knowing the situation, the expense was likely incurred as a stopgap means to stabilize the slope without understanding the true extensive nature of the problem (as it was not apparent from just a visual inspection at that time). We don't know. The failure has progressed in the past year and uncovered the nature of the piping problems and their relation to the progressive slope failure. So, you can understand that they were excluded from any costs attributed to this current effort.
The LFPOA Board meets on the third and fourth Thursdays at 6 PM CT at the 19th Hole. This is our top priority, and we encourage all LFPOA Members to attend for accurate updates on this project.
Thank You
LFPOA Board of Directors
Recent heavy rains have revealed that the entire slope leading from Golf Terrace downhill to Glenwood Circle has suffered repeated failures, resulting in these sediments having to be cleaned from Glenwood Circle repeatedly. In addition to the slope failure, the 15-inch reinforced concrete pipe, which once carried storm drainage from the Golf Terrace Dr. roadway, the uphill areas of the Condo Complex, and the area of our Golf Course, have also failed in several places. The slope failure has also impinged on the roadway on the north side of Golf Terrace Dr. In addition, the problem is exacerbated by the fact that several storm drainage pipes carrying rainfall runoff from these areas have also burst and separated from their junctures at manholes and junction boxes.
The Board has chosen a " Progressive Design Build '' approach to address the situation due to the engineering unknowns involved, our liability, and the emergency nature of the project. Although we can see that this problem is a costly one to solve, it must be completed as soon as possible. The City of Daphne has sent the LFPOA a warning letter and issued a citation. We have responded to the City; they understand our situation and cooperate with us.
In our first efforts to combat the problem and limit our liability, the LFPOA purchased the properties downhill of Golf Terrace located on Glennwood Circle. The LFPOA intends that the sale of that home will offset the cost of the Glenwood Circle Properties acquired by the LFPOA once a permanent fix is in place and the safety hazard abated. Also, to address the initial impacts of the problem, the Golf Terrace roadway has been widened at the point of the cave-in and the drainage inlet by putting down a roadway sub-base, emergency cones, and lighted horses.
The POA Board has hired 50/20 Engineering (Wade Burcham, P.E.) to execute the " Progressive Design Build " approach to addressing this problem. Initial funding for a " Not to Exceed Amount " of $50,000 was based on Wade's preliminary design (which he performed at no cost to the LFPOA). Board Member Mathew M. Laws III is to administer these funds with the necessary Board approvals.
The $50,000 is just an estimate of his costs, with many uncertainties ahead. Uncertainties mostly have to do with the final construction design features, the engineering necessary to complete them, whether we can procure any prefab junction boxes, etc., and the exact construction firm chosen.
The LFPOA Board has also authorized 50/20 Engineering to design and construct a " Temporary Fix " to the slope erosion as the first step toward solving the problem, with a " Permanent Fix " of the stormwater issues with piping and the slope stability to be completed with a construction contractor to be engaged later.
This initial amount of $50K was to cover the construction cost and engineering for the " Temporary Fix " ( the work getting the inlet structure straightened, the construction of the catch basin below the inlet, and the trenching sandbagging, and poly lining, etc. ), as well for any engineering support needed toward getting the Plans and Specifications for the " Permanent Fix " somewhat firmed up, including the City Permits, review and responses, and the activities associated with interviewing construction firms, None of this " Not to Exceed " amount has been disbursed to date. However, Wade has incurred costs, and the Temporary Fix is complete.
The total cost of 50/20's Engineering will include preliminary engineering support, alternatives for temporary traffic control at the site, all design costs for both fixes, procurement of many potential constructors for the Temporary Fix as well as the Permanent Fix' (with Board approval of the selected construction contractor ), his oversight of the construction and review of submittals, any necessary engineering during construction, and eventually the cost of the Permanent Fix Construction Contract. So, the total cost of solving this problem is unknown. But the cost will be significant and possibly as high as $500,000.
The Board, along with our attorney Patrick Collins, Esq., are making efforts to have the City and/or the Condo Complex participate in defraying all or a portion of the cost of this problem. However, the cost will have to be initially paid by the LFPOA.
Lastly, it has been pointed out that costs from two previous efforts in this area of Golf Terrace were expended (about $20,000) in the past. These are earlier efforts that the GM undertook, and we don't know exactly what they were intended to accomplish from an engineering standpoint. But knowing the situation, the expense was likely incurred as a stopgap means to stabilize the slope without understanding the true extensive nature of the problem (as it was not apparent from just a visual inspection at that time). We don't know. The failure has progressed in the past year and uncovered the nature of the piping problems and their relation to the progressive slope failure. So, you can understand that they were excluded from any costs attributed to this current effort.
The LFPOA Board meets on the third and fourth Thursdays at 6 PM CT at the 19th Hole. This is our top priority, and we encourage all LFPOA Members to attend for accurate updates on this project.
Thank You
LFPOA Board of Directors
LAKE FOREST PROPERTY OWNERS ASSOCIATION, INC. STANDARD OPERATING PROCEDURE
FOR MAINTENANCE ITEMS (BUDGETED and NON-BUDGETED) AND FOR IMPROVEMENT ITEMS
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FOR MAINTENANCE ITEMS (BUDGETED and NON-BUDGETED) AND FOR IMPROVEMENT ITEMS
Click HERE to read the full document