meadows of brushy creek - september 2011

Copyright © 2011 Peel, Inc. Meadows of Brushy Creek Homeowner's Association Newsletter - September 2011 1

Meadows of Brushy Creek

Meadows ofBrushy CreekMeadows ofBrushy Creek

(Continued on Page 3)

September 2011 Volume 4, Issue 9Official Publication of Meadows of Brushy Creek HOA

FREQUENTLY ASKED QUESTIONSABOUT SEAL COATS

What is a seal coat and why do we do it? A seal coat is a preventive maintenance surface treatment designed to preserve and extend the life of a street. It protects an aging pavement surface and seals up the small cracks to keep water out of the pavement. The process starts by spraying a thin layer of liquid asphalt over the pavement. It is followed by the spreading of a thin layer of small rock. The surface is then rolled with a rubber tire roller and the street is reopened to traffic. Excess gravel is swept up by a vacuum street sweeper the following day. It takes about a month for the new surface to completely cure and lock the surface firmly into place with the road open to regular traffic.

Why was the seal coat done? Asphalt streets consist of a 1½ to 2 inch layer of asphaltic concrete most people just call asphalt or pavement. Over time, the asphalt ages, weathers, and oxidizes. It becomes brittle and cracks. While the old surface appears smooth, it contains hairline cracks that if not treated would continue to widen, deepen and eventually form potholes.

How long does a seal coat take? On most streets the work will only take about 30 minutes per block per lane. There might be a short period of time when the roadway in front of a residence is in an active work zone, and for safety reasons, the driveway is inaccessible. The first sweeping does not take place for 24 to 48 hours, so, drivers should drive slowly. The surface is still “tender” for the remainder of the curing process. Tight turns, quick accelerations, or sudden stops

and heavy braking may leave permanent marks in the surface in the first few months especially on very hot days.

The street was swept, but why is there still a lot of gravel scattered around? We do not tow vehicles for the seal coat operation. If residents are unable to assist us by moving vehicles off the street, the sweepers will be unable to vacuum the rock from under them. Loose gravel also tends to accumulate at low spots, on the outside of curves and at intersections. However, all of this typically amounts to less than a gallon of gravel per block. We would be glad to clean this up. If concerned residents will contact the resurfacing hotline, we will come back to sweep up any excess rock.(943-3393 )

Why did you stop at the cul-de-sacs? Tandem axle, double tire, garbage trucks make sharp turns in cul-de-sac bubbles and cut into a fresh seal coat thereby pealing up large sections of the surface. This is especially true in hotter weather. We will come back later with a different process to treat those areas. This other process is called a slurry seal. Slurry Seals work better with the heavy, slow-speed turns at the end of the street. Because we don’t want seal coat construction traffic to interfere slurry seal construction traffic, the slurry seal is usually done six months to a year after the seal coat.

What about the areas skipped where cars were parked? We ask that each resident help maintain the quality of their street by moving vehicles parked on the street in advance of

Left: 2 mths. old Right: 4 yrs. old

4 Yr Old seal coat: Talleyran Dr

4 Yr Old seal coat: Talleyran Dr

2 Meadows of Brushy Creek Homeowners Association Newsletter - September 2011 Copyright © 2011 Peel, Inc.


NEWSLETTER EDITOR Mike Baranowski ................... [email protected]

HOA CONTACT INFO

PROPERTY MANAGEMENT(Deed restriction violations and general information)

Debra Johnson - Goodwin Management, Inc. 11149 Research Blvd, Suite 100

Austin, Texas 78759Office (512) 502-7043 • Cell (512) 745-1511

Fax (512) 346-4873

TERM EXPIRES

HOA Web Sitewww.meadowshoa.com

Bob Grahl, Chairman of the Board ............................09/[email protected]

Mel Callender, President ............................................09/2012 [email protected] Roush, Director ................................................09/2012 [email protected] Baranowski, Director ........................................09/2012 [email protected] Meadows, Director, .................................... 09/2011

[email protected] Bennett, Director ..............................................09/2011

[email protected] Haig, Director ...................................................09/2012 [email protected]

IMPORTANT NUMBERSWilliamson County (main line) ......................... 512-943-1300Williamson County Sheriff (non-emergency) ....512-943-1300Sam Bass Fire Department (non-emergency) .....512-255-0100Animal Control (domestic pets and stray livestock) .................512-943-1389Poison Contrl .................................................... 800-POISONFor Emergencies .............................................................. 9-1-1Non-Emergencies ............................................................3-1-1Community, Healthy, Mental Services ............................2-1-1

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Meadows of Brushy CreekSeal Coats - (Continued from Cover Page)the seal coat work. In the cases where residents have not moved their vehicles, seal coat production will be reduced and we will be back with a hand crew to cover those spaces at a later date. This will be more expensive and result in fewer streets that can be seal coated that year.

The seal coat surface is too rough. My kids can’t roller blade and my dog can’t walk in the street. What can be done to smooth it out? The surface will smooth out with traffic over the first four to six weeks as the material cures and the gravel particles interlock and embed into a tighter surface. While this process is slow, it is happening. The street will look completely different in six to eight weeks with a darker, tighter, smoother surface. It will never be as slick as the old surface; however, it will provide good wet weather traction, preserve the remaining life of the street, and seal most of the cracks.

When can I walk on the asphalt again? It is best to wait at least 30 minutes after rock has been down before walking on the new pavement surface. Remember that the curing process takes longer than 30 minutes, so if you choose to walk outside be sure to remove shoes before going back in your house and make sure that all pets feet are clean before going back in as well

How often do you need to do seal coat maintenance? Seal Coat Maintenance is often performed on an 8 – 10 year basis. If preventive

maintenance, crack sealing and seal coat resurfacing, is conducted on Williamson County roads and streets on a routine basis, the existing pavement structure will last for many decades.

Why not pave the street with material like the one we already have, what is the difference in cost? What residents are used to driving on is a pavement structure that has a hot mix asphalt pavement (HMACP) surface with a flexible crushed rock base below it. The cost to resurface their existing road using an HMACP overlay is approximately 6 to 8 times more expensive than resurfacing the road with a seal coat. Part of that cost is due to the fact that proper construction practices, that utilize an HMACP overlay to resurface a road, require a seal coat be applied to the existing pavement surface prior to the HMACP overlay. Should the roads not be resurfaced at all, they will continue to degrade, and there comes a point when resurfacing maintenance is no longer effective and the road would need to be rebuilt. The cost to rebuild a road is approximately 10 -15 times greater than the cost of seal coating.

Where else have they used the seal coat process? The City of Austin resurfaces all residential streets, and most boulevards using a seal coat. Below are a some residential streets in the Spicewood Estates Neighborhood that were seal coated in 2007.

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Talleyran Drive, Mystic Oaks Trail, Vista View Drive, Bordeaux Lane, Winding Oak Trail

My street was just resurfaced. Is this the final product? Yes and No. Yes this is the product that is being utilized to resurface all subdivision roads in the unincorporated Williamson County. As expressed earlier in the FAQ, it is much more cost effective to resurface with a seal coat than with HMACP. No, what you see on your street the day of resurfacing is not how it will look in the future. We spread more rock than is necessary to decrease the likelihood that residents would get asphalt on their vehicles and feet. That excess rock will be vacuumed up (it might take a couple of trips down your street) and the remaining rock (that which stuck to the asphalt) will continue to work itself into a tighter structure with continued driving on it. The rock will also tend to darken over time.

Where do I go for more information? You may call our Resurfacing Hotline to hear daily updates of roads that our crews our currently working on at 512-943-3393 or you may visit our county website at www.wilco.org.

Seal Coats - (Continued from Cover Page)ROAD REFINISHING

PHASE 2PHASE 1 OF THE PROJECT INCLUDED STREETS.

PHASE 2

addreses portions of streets and cul-de-sacs (round circular areas) in which larger vehicles are provided ample space to turn around. A different method will be used to resurface these areas which is estimated to be completed sometime in September.

You may call our Resurfacing Hotline to hear daily updates of roads that our crews our currently working on at 512-943-3393 or you may visit our county website at www.wilco.org.

http://www.wilco.org

http://www.wilco.org


Meadows of Brushy CreekAt no time will any source be allowed to use the Meadows of Brushy Creek

HOA Newsletter contents, or loan said contents, to others in anyway, shape or form, nor in any media, website, print, film, e-mail, electrostatic copy, fax, or etc. for the purpose of solicitation, commercial use, or any use for profit, political campaigns, or other self amplification, under penalty of law without written or expressed permission from the Meadows of Brushy Creek Homeowner's Association and Peel, Inc. The information in the newsletter is exclusively for the private use of Meadows of Brushy Creek Homeowner's Association residents only.

Articles and ads in this newsletter express the opinions of their authors and do not necessarily reflect the opinions of Peel, Inc. or its employees. Peel, Inc. is not responsible for the accuracy of any facts stated in articles submitted by others. The publisher also assumes no responsibility for the advertising content with this publication. All warranties and representations made in the advertising content are solely that of the advertiser and any such claims regarding its content should be taken up with the advertiser.

* The publisher assumes no liability with regard to its advertisers for misprints or failure to place advertising in this publication except for the actual cost of such advertising.

* Although every effort is taken to avoid mistakes and/or misprints, the publisher assumes no responsibility for any errors of information or typographical mistakes, except as limited to the cost of advertising as stated above or in the case of misinformation, a printed retraction/correction.

* Under no circumstances shall the publisher be held liable for incidental or consequential damages, inconvenience, loss of business or services, or any other liabilities from failure to publish, or from failure to publish in a timely manner, except as limited to liabilities stated above.

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meadows of brushy creek - september 2011

Documents

fresh seal coat

seal coat operation

seal coat construction

new surface

old surface

questionsabout seal

aging pavement surface

slurry seals work