1000' of Skyline View Lane has been repaved and looks great!

On Thursday, 24 October, our road was repaved by the Granite Construction Company.  Mark Barton negotiated an exceptionally good price of $13,602 which was less than half what was expected to grade the existing road base, clean the existing pavement, add a binder, lay at least 3” of asphalt, and roll / compact it.  New resident, Marko Pala managed the project, worked out the technical details, and supervised the paving effort.  I leaned on shovel, watched the crew of 5 work, and took the pictures below.

The original plan was to lay 3” of asphalt, 10’ wide, from about 90’ of the gate (to cover the gravel added last year) to the bottom of the hill at Wheeler's, about 865’.  The plan was revised on paving day to merge the pavement with Guardsman Pass Road and extend it to the end of Wheeler’s driveway to provide a flatter transition to the hill, about 1000’.  In places the depth was increased on the south side of the road to ensure the grade tilted into the hill instead of away from it.   The two pullouts by Curtis’s were also paved to the width of 16’, which was the maximum capability of the paving machine.   A water bar was added to the middle of the hill to direct water to the ditch above the culvert.  The additional material may have increased cost by 10%.

The crew started at 7:30 AM and worked to about 4:30PM. 

The pictures show: the road base was cut/filled and graded to the level of the existing pavement, swept, and a binder was sprayed on the asphalt; the paving machine literally pushed the trucks up the hill (11 trucks were used); a roller compacted and smoothed the road surface; two guys controlled the thickness and measured the depth with gauges (the thickness was mostly greater the 3”); although not specified a technician used an instrument to measure compaction as part of Granite’s internal quality control; there was a lot of debate over the need for a water bar, it’s location, and shape.  It was decided to put it in the middle of the hill, and shape it like a triangle to make it easier to driver over (Granite’s suggestion).  The bottom 2 pictures show the pull-outs and the transition to GPR.  Granite did a nice job with the transition, filling holes at GPR and tilting the road away from the slope.

Remaining issues include, monitoring the ditches and water bar to ensure drainage is adequate, and modifying the gate to ensure there is adequate clearance for snow.  When the pavement was added, clearance at the gate bottom corner was decreased from about 8” to 4”.  We need to cut/re-weld the gate.  Perhaps Ross or Paul Nell could accomplish this. 

There are also concerns that snow/ice on the newly paved hill could melt and freeze at night presenting very hazardous morning conditions.  Drivers need to be very cautious  on the hill this winter.  It has also been suggested that a path be maintained on the side of the hill for walkers.

Don Pickard

12325 E Skyline View Lane

Forest Glen Update

The roads have been snow free for a few weeks now.  The warm weather is rapidly melting the snow on the south facing slopes, and the front side of Forest Glen is down to about 10% snow coverage.  I’ll be planting grass seed this weekend! The weather has been relatively dry and there continues to be some run-off from the snow banks to erode the roads, but they are remarkably firm and relatively mud free.  The north side of our cabins still has very deep snow.  Paul plowed the A roads this week.  The ski resorts still have a lot of snow coverage with only a few bare spots poking through, so mountain bike season is still at least a few weeks away.  It’s a bluebird day today and it’s gorgeous up here.

These pictures are of Windflower and Forest Glen Roads, the bottom left shows where Paul plowed A

Don Pickard 12325 E Skyline View Lane

Forest Glen Update

Oops..... it appears I called “mud season” prematurely.  We've got about a foot of fresh powder today and more on the way.  Spent a great day at Brighton!

Don Pickard 12325 E Skyline View Lane

Forest Glen Update

It’s officially “mud season” in the Big Cottonwood Canyon.  As of the first of April, the Forest Glen roads are mostly passable by automobiles, without 4WD or snow tires.  Skyline View Lane is free of snow and ice almost to the Windflower intersection.  Both Windflower and Forest Glen still have some snow and ice and require 4WD, but Paul has been grinding the ice down and the warm weather is doing the rest.  If you’d like to get into your cabin, but don’t have a place to park, call Paul and he can grind out a space for you.

As can be seen from the pictures below, taken on 4 April, our roads are in very good shape.  There has been some erosion, a few large water filled potholes, more small potholes, long stretches of smooth hard road, and surprisingly, very little mud.  The road to the Skyline View hill is as good as it was in the fall.  The hill itself has some erosion.  The pot hole in front of Hammond's is smaller than it was in the fall.  There is one large “pond” in front of our cabin.  The road is firm and mostly dry from there, all the way to Ross’s.  Forest Glen Lane drains all the way to Ross’s and has caused the most significant erosion.  There’s not much mud, but the road has a steady flow of water.

Forest Glen A still has several feet of snow that will take at least another month to melt….depending on the weather. This may be the earliest that our neighborhood has been accessible.   The early access is due in part to a low snow year and plowing paid for by a small group of residents.

If you'd like a more detailed report on access, the road, conditions, or your cabin, please feel free to call me at 508-361-2418.

Don Pickard 12325 E Skyline View Lane

Great news and special thanks to our HOA president, Greg Hatch.

Greg has had several discussions with Captain Miller at the fire station here at Brighton in a persistent effort to get emergency services available for our home owners. Captain Miller notified us this weekend that the fire station has made one more step towards providing us with emergency response. They now have a 6 wheeler stocked with medical supplies and a stoke stretcher (see below). He said that if our neighborhood had a medical emergency they can now respond on our plowed roads with the 6 wheeler and bring the person out to an ambulance in the stoke stretcher and back board if needed. He said that crews have already come into the neighborhood to test it out and had no trouble negotiating our roads including the Windflower hill.  The Brighton fire station is just beginning to develop plans to respond to emergencies in our canyon,  and the 6 wheeler is a first step, but Greg is working towards getting a small pumper and ambulance (equipped with tire chains) in the neighborhood. 

 

Carolyn Keigley, 12278 E Skyline View Lane

Future Planning Questionnaire

Dear Forest Glen Neighbor,

As we consider potential neighborhood improvements, a HOA Board member will be calling you to get your opinions.  This will be for informational purposes only: non-binding; not a vote. If you prefer, you may also submit your opinion via email.  

The following improvements have been identified and members have researched estimated project costs. Clearly, you will find some projects more desirable and timely than others. Note that none are absolutely required at this time. Please rate them on a scale of 1 to 3, ( 1=not desired, 2= undecided and 3= desired. For your #3, desired projects, let us know if it is a high or low priority for our timeline. 

Here’s a heads up to prepare you for the call:

Suggested Improvement	Estimated  Total Cost	Estimated Cost per Lot	Rating 1,2,3	Timeline Priority- high or low?
1. Paving road from gate to hill	$25000.00	$352.00
2. Paving entire road	$173600.00	$2445.00
3. Regrading hill on Skyline View Lane	$10000.00	$141.00
4. Drainage ditches	$8000.00	$113.00
5. Phase 3 of the waterline master plan (additional storage)	$300000.00	$4167.00
6. Dust control – annually	$3000.00	$42.00
7. Moving power line at the gate (to provide sufficient clearance for delivery and construction vehicles)	$9000.00	$127.00
8. Burying power lines throughout neighborhood	$477000.00	$6718.00
9. Remote water meter readers to facilitate finding system leaks	$95 per cabin

Additional questions that the Board member will be asking you include:

DUES VS. ASSESSMENTS:

1. How would you prefer to fund a project? 

1. Pay by an assessment per project, when necessary; OR 
2. Use annual dues to fund prioritized projects, as the budget allows 

WATER:

1. Does your cabin have a sprinkler system for fire?   Yes / No

2. Do you have water storage tank?   Yes / No    Gallons ________ 

3. How deeply buried is the current line?  _____________________________________

4. What material is the pipe? __________________________________

5. Has your water line frozen in the past?  Yes / N

SUMMER ROADS:

1. Do you use the roads in the summer?   Yes / No

If yes, are you satisfied with the road condition?   Yes / No

If no, what do you feel is required?__________________________________

WINTER ROADS/PARKING (deep breath!):

Our community is growing and changing.  Six new cabins have been added in the last few years, 5 cabins have been sold to new owners, and more families and their guests are using their cabins in the winter.  The number of cars has increased over time.  

Here are some facts. Guardsman Pass Road holds only 15 safely parked cars. Full time residents have 17 cars. More than 25 additional cars could arrive for weekends and vacations.  A small group of 23 owners paid for plowing the subdivision that reduced the need for Guardsman Pass parking slots and enabled access to all.  

For your information, here are the winter costs:

• Forest Glen B/C roads:  $300 x 23 cabins = $6900 (paid to-date by private group)
• Guardsman Pass Road and entrance: $2690 (paid to-date by HOA)
• Estimated total cost for an average winter: $10,000 to $12,000 ($169/lot)
• Estimated cost for high snowfall (2010/11): $16,000 to $22,000 ($310/lot)

Note: If paid by HOA fees, these costs would not require an increase in dues, but would lower the amount saved for future improvement projects.

1. Do you feel that the Board should be responsible for solving the winter parking problems? Yes / No (circle one)

2. Have you or a guest/family member used the winter road at least once with a car?

3. Should the HOA pay for winter parking or should a private group pay for it…..

3a.  For subdivision roads:  HOA or private group (circle one)

3b.  For Guardsman Pass Road:  HOA or private group  (circle one)

FINANCIAL ACCOUNTABILITY

Beginning in 2007 with the Water Projects, our HOA has handled significantly more money than in previous years.  With the advice of a CPA, the Board has researched two options for increased financial accountability:

1. A full "Audited Financial Statement" will cost $18,000 for the years 2007 through 2012 which would include special assessments, HOA fees, and expenditures during this time period.
2. An "Agreed Upon Procedures" for the two Water Phase Projects would cost $3,900 which would include auditing only the special assessment monies for the years 2007 through 2012.
3. Do you support spending HOA funds on Option 1? Option 2? Neither?  (Circle One)

GENERAL:

1. Do you feel one HOA meeting annually is sufficient?   Yes / No

If no, how often would you like meetings?  2x per yr.?  4X per year?   (Circle One)

OTHER: Any other comments/suggestions?

Thank you.  As the Board considers long term plans for Forest Glen B&C, your responses will help ensure decisions are in the best interests of residents.

Sincerely,     Board of Directors, Forest Glen B&C

Forest Glen Update

We are experiencing spring conditions a bit early this year.  Hopefully, there’s plenty of winter left, but, in the meantime the road is going through the diurnal freeze/thaw cycle that can produce both slushy and icy conditions.  The other thing I noticed is that ruts produced by tires can leave channels that will collect water, which will deepen the ruts, particularly on hills where the water can flow.  Fortunately Paul Nell, a plowing professional, has strategies to deal with these conditions.  The road was very slushy and rutty on Thursday.  He groomed it Thursday night and I‘m happy to report, as of 11AM on Friday morning, the roads are excellent with few ruts and holes, and little ice.  Still, for foot traffic, spikes/grips are recommended/required because there are some icy patches.

I took some pictures of the road on the front side.  The back side is pretty much unaffected by the freeze/thaw.  The Forest Glen and Wildflower roads are in good condition.  One concern on Skyline is that there are four snow mobiles and trailers parked in the two turn-outs by the gate.  One is blocking the fire hydrant.  These snowmobiles prevent plowing the turn-outs and prevent turn-out by vehicles.  The next place to pass after Guardsman is all the way down the hill in Wheeler’s driveway.  I haven’t had a problem with this situation, but I don’t know if others have.  Perhaps the four can fit in one turn-out leaving the other for vehicles.

Other news. 

The Harvey's received an Occupancy Permit....Yea!

After years of being on the market, two more B/C cabins were recently put “under agreement”, thanks in no small part to the plowed roads.  Apparently there’s not much left on the market.  We received a cold call from a Realtor yesterday asking if we’d be interested in selling our cabin.

With regard to the Sewer survey that was recently mailed out to homeowners, I thought the “facts” were one sided, bordering on scare tactics: “Banks and mortgage companies have started to refuse mortgages on homes not connected to the sewer, making it difficult to sell a home or refinance”.  We and others have had no problem refinancing.  With respect to the watershed, I would argue that our septic systems are friendlier than a sewer.  First of all, we are a long way from the creek with a highway in between.  Our “greywater” leaching fields return “irrigation quality” water to the aquifer.  Most of us limit flushes of blackwater to preserve our holding tanks.  Connected to a sewer, the greywater would be lost, we’d use more water for flushing, and produce ten times as much waste…..just my opinion.  On the flip side, marginally buildable lots would be buildable; there would be little or no restriction on the number of bedrooms (we were limited to two); and cabins with marginal or failing systems would have a choice between repair and connection.  From an individual perspective I am not in favor of the sewer project, because there’s a huge cost with no practical or hypothetical benefit.  From a neighborhood perspective, I’m less sure. 

Don Pickard 12325 Skyline View Lane

Forest Glen Update

Based on gate usage data and observations, 36/50 cabins (72%) were used so far this winter.  Of those 36 cabins, 29/36 (81%) drove in on the plowed roads, and the remaining 7/36 (19%) only parked on Guardsman Pass Road (GPR) and used other means to access their cabins.  During weekends, there were typically 24 cars parked within Forest Glen and 6 parked on GPR.

A private group of 23 homeowners paid for maintenance this winter, and although it was an average snow season at best, there were no times when the road was not open for 4wd vehicles and snow tires.  It has also been very affordable.  The 23 paid $300/each into a fund that still remains.

HOA dues were used to pay for the maintenance of GPR for the convenience of the 7 homeowners that exclusively parked there, as well as trucks and trailers of snowmobilers.  It should be noted that had our roads not been plowed, the 12 vehicles owed by daily residents would have taken most of the spots on GPR, and most of the weekend and weekly owners would have had no place to park.

Forest Glen has changed.  Some may argue for the worst, but most for the better.  The waterline project not only provided a more secure water supply, it enabled plowing and the ability to enjoy nearly effortless access.  Plowing has been an experiment this winter….a very successful experiment.  The doomsayer’s predictions of high cost and disaster has not occurred.  For those selling, buying, and going through appraisals, refinancing and insurance, this is good news. We had our cabin appraised in January, and I drove the appraiser around the neighborhood.  There was no question about winter access, and the appraisal came in at about 20% higher than I expected. We have since refinanced, and there are no concerns about fraud or with-holding information about winter access.

For the homeowners and their guests that enjoy the winter bounty of the Big Cottonwood Canyon, it’s even better news. It now only takes a few minutes to get to Brighton and Solitude.  Hauling groceries and trash doesn't have to be an arduous time consuming chore. There are far fewer screaming, smelly snowmobiles.  The snow banks contain the noise and headlights of those snowmobiles that do come by (appreciated by those who live on the downhill side of the road). The roads are very walkable, skiable, and driveable.  Most importantly, the roads provided a safe, secure, easily accessible place to park…our cabins.

Guardsman’s parking is unsustainable. Ironically, this low snow year reduced GPR parking by limiting the amount that the bank could be extended.  Instead of perpendicular parking, there was only room for parallel parking, about 15 spots.  Had our roads not been plowed, these spots would have been taken by daily parking eliminating the possibility of weekend parking. 

As you can see from the pictures below, taken at the end of February, Paul Nell has done an excellent job maintaining our roads.  Even the Wildflower hill is very driveable.

Don Pickard 12325 Skyline View Lane

Forest Glen Update

After a couple weeks of little or no snow, NOAA reported 34” at Brighton over the last week.  Paul Nell has done an excellent job of maintaining the Forest GIen Roads.  We’ve had no problems driving in and out at any time.  Paul has managed to stretch the $300 paid by 22 cabins all the way from our first snow fall on Oct 24 to Jan 31, so the high cost of plowing that we all feared has been, so far, unrealized.  Curtis reported that 28 of the 51 B/C cabins (and 1 A cabin) were accessed through our gate since the first of the year, so many of our neighbors have been enjoying this beautiful winter.  Besides skiing and snowboarding at Solitude and Brighton we’ve enjoyed a lot of snowshoeing and cross-country skiing in the back-country.  There’s also no inversion up here, only crisp clean air.  So we hope to see everyone visit Forest Glen this winter.

Don Pickard 12325 E Skyline View lane