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Wickersham
Road News
February
21, 2007
Greetings
- Gate
Combo Change
- 2006
Owners Meeting Overview
- 2006
Winter Prep
- 2007
Dues Assessment: Emergency Dues
- Regular Road use Reminder
- 2006 Logging Operations Overview
- Road Committee Elections
- 2007 Road Maintenance
2007
Gate Combo Change
The Gate
Combo will change on Monday, March 05, 2007.
The new combination
will be:
Front Gate:
**** Big Iron Gate: **** Please make a note and notify any co-owners.
.
2006
Owners Meeting Overview
Belated thanks
to all who attended the 2006 Owners Meeting held July 15. Thanks also
to all who helped prepare for the meeting and especially for all the great
food and drink.
A special
thanks to Heinz and Agnes Moser for the use of their camp for the meeting.
We will not
try to report all details of the meeting here but there are several bullet
points worth noting.
Road Maintenance
Overview
General concepts as well as specific details of our road
maintenance practices and goals were reviewed and all present appeared
satisfied that the current direction was acceptable.
In general,
we will continue to make basic surface improvements to the road such that
the road drains properly for durability and to reduce siltation of adjacent
waterways. The current strategy will result in completion of these tasks
by 2008 for the most severe sections of road.
The Committee
will continue to focus on long term maintenance as a means to reduce short
term maintenance, while addressing critical needs as they arise.
Additionally,
the Committee will utilize supplemental dues to cover emergencies and
one time events so that regular dues will continue to be used for the
long term strategy.
Owners asked numerous questions about the particular approaches we
have taken and raised some concerns about strategies, but the general
consensus appeared to be positive with regard to the methods and, in particular,
to the actual condition of the road at this point in time.
Road
Finances
Owners were presented with an overview of annual income
and expenses. Additionally, road damage from this year's storms was included
as potential burdens on the Road Association.
Owners were advised that dues collection continues to fall short based
on several Owners who do not pay their dues. This shortfall was also factored
into the annual picture.
The result indicated that a Supplemental Assessment of approximately $500
per parcel may be necessary to keep the Long Term Maintenance on track
while addressing this year's problems.
Guests
New
neighbor David Katz spoke briefly about various alternate funding
mechanisms for road and watershed improvements. David facilitates such
efforts on a professional basis and expressed an interest in assisting
the Road Association in pursuing funding should we choose to do so.
Dave
Fowler of Water Quality also spoke about his department's goals and
priorities. This was a very informative discussion of great interests
to all of the Owners present.
Of
particular interest were Dave's comments on our Road Associations work
on the road and our approach to future planning. David indicated that
we are the kind of group his department loves because we are actually
working proactively on the road. He stated that he was very pleased to
review our master plan. He drove the road with members of the Committee
to observe the quality of work, and concluded that we should feel very
little fear about ever getting in trouble with Water Quality.
Specific
questions were asked about liability issues and the qualifications of
vendors for performing road work in rural situations. Dave stated that
most roadwork in the woods was performed by unlicensed vendors or vendors
who may be licensed for timber operations only. He stated that most of
the training efforts were aimed at these people because, like it or not,
they are the ones doing most of this work.
Most
Owners seemed satisfied that our current choices for vendors were satisfactory
as long as we continued to monitor insurance certifications.
Doug
Porter addressed the group stating his concerns regarding individual
liability for work done by the Association and his reasons for withholding
dues.
After a sometimes lively discussion, most present agreed that there was
very little exposure on the part of the Owners with regard to vendors
and road maintenance methods that would be alleviated by requiring either
inappropriate licenses or excessive insurance for vendors. Most who have
had direct experience with litigation know that neither insurance policies
nor licenses protect anyone from involvement in a lawsuit.
The
discussion was ultimately positive and Doug stated that he had heard new
information that might allow him to reconsider his position. It was our
hope that all Owners would go away confident that the Road Committee is
equally concerned about liability and risk to the Owners.
It
should be noted that Doug has paid his current dues (but not past dues)
based on subsequent dialogues with the Committee and the current vendor.
We all appreciate this and hope that confidence will remain high with
regard to the overall intentions of the Association.
General Comments
TIn general, the group was pleased with the meeting and many suggested
that we meet at least once a year both for the practicality and the fact
that it was an enjoyable way to meet the neighbors. It is our intention
to plan a meeting for next summer.
Again
thanks to all who participated.
We
have certainly missed some important details here. If anyone has comments
that they would like to share with the Association, please forward them
to us for inclusion in the next newsletter. Anyone who was not present
and would like additional details should contact the Road Committee and
we will be happy to fill you in.
2006
Winter Prep
TAs discussed previously in the newsletter and at the Owners meeting,
there were numerous areas that were damaged in the winter storms last
year.
Some
of these areas were addressed with immediate repairs by Lawrence Boyd.
Additional problems were corrected in the context of our regular roadwork.
Several
items remained that required correction prior to the winter weather. These
tasks were initiated on an emergency basis last fall to make sure that
work was completed before the rains set in.
Culverts
Four culverts were replaced on Two-Mile Hill. These were culverts that
had plugged and overflowed last winter or were in danger of failure. These
were small pipes that had not been originally set to the normal bed and
included shotgun outfalls that were degrading the downstream course.
Replacement
culverts were 24" plastic designed to handle peak flows at these locations.
New culverts were set deeper to follow the natural stream bed and heavily
armored at catch basin and outfall.
Three
of these culverts were critical and one was marginal but required replacement
to accommodate surface changes planned for next this season's regular
work.
An
additional culvert was replaced on Snot Hill for the same reasons. This
addresses several of our worst culverts; however we should plan on a long-term
culvert replacement cycle starting in 2008 - 2009 after surface corrections
to the road have been completed.
Catch
Basins
Catch basins were cleaned where necessary in prep for winter. This included
exposure of a culvert that has been buried for four years.
The
Slip
No work was done on the slip pending observation this winter. Based on
input from a wide range of sources, we have concluded that applying loads
to the top of the slip (by filling) might exacerbate future failure. Since
the slip appears to be a surface condition we are watching it this winter.
With low rainfall we may likely see little chance of saturation.
There
was a small slide of material from a previous slide in the cut bank above
the slip. This represents material that had already slid years ago. It
appears that some cleaning of this material will prevent future slippage
onto the road and this item is being considered for 2007. Additionally
the ditch along the slip area needs to be widened to ensure that water
flows off the hill and road above the slip will bypass the slip area so
as not to over charge the road base above the slip.
Snot
Hill
The mile'o mud that ran down Snot Hill last year came from a slide below
the road above Snot Hill. Observations indicated that this was a standard
surface slip of material below the road that was not likely triggered
by anything other than typical surface weathering (that's how these hills
get round.). Source waters for this slide were adjusted, however, this
was likely a one time event. The ditch above was cleaned so that overflows
would not occur that may affect this area.
Surface
Improvements After Logging
ASurface grading was done to correct minor rutting that resulted from
the 2006 logging operations. Rutting resulted from heavy traffic on dry
roads and from traffic on freshly watered roads where surfaces were damaged.
This
damage was minor but required grading to prevent deeper rutting by trapped
water once the rains initiated. The work has proven valuable in most locations.
Funds
for this work were utilized from Supplemental Dues paid by Earl Farnsworth
as part of his logging operation. Thanks to Ear for voluntarily submitting
theses supplemental dues without even a reminder. We appreciate it.
Incidental
Rock Application
Rock was applied to several areas that were disturbed both by logging
and the culvert replacement operations. This was done on an interim basis
and does not necessarily reflect a full rock project for these areas.
Subject areas included Upper Two Mile Hill and the stretch of road just
before the Big Iron Gate. This rock has performed well over the season
and was a valuable unplanned expenditure.
Thanks
to Martin Fornage for donation of this rock from his pit. We hope to develop
the ability to utilize rock from pits on the front ranches as we shift
the road strategy from basic geometric adjustments to more extended rock
application in selected areas.
2007
Dues Assessment
2007 Road
Dues are now payable. Invoices are included with this newsletter. Annual
dues are $500 per parcel.
We are still
anticipating assessing Supplemental Dues to offset the extended cost of
the winter prep for 2006; however we are awaiting formulation of the detailed
strategy for 2007 as well as considering the possibility of a small grant
to supplement current work. As we develop these details we will determine
the appropriate supplemental assessment (if any) and notify the Owners.
At this time
only regular dues are being collected. These will be utilized to pay bills
remaining from the 2006 season.
Regular
Road Use Reminder
We have had several reports of unlocked gates, both at the Front Gate
and the Big Iron Gate. Several owners have replaced locks on their own
without charging the Road Association. We appreciate this, but we feel
that lock costs should not burden either the Road Association or individual
Owners.
So we request
that anyone inviting visitors or workers to their parcels please advise
them about the lock policy and the actual functioning of the locks.
Also please
recall that the Big Iron Gate serves a property that is not part of the
Road Association.
That Owner
has requested that that gate remain locked at all times. We have no choice
in this matter.
The following
is the regular reminder about use of the Road. Please share this with
all guests and vendors.
- Always
lock the gate; regardless of whether it was unlocked when you got there.
- Make sure
the combo is NOT left on the lock or the lock will not lock. Spin the
numbers before locking and test the lock to make sure it is locked.
- If you
wish to leave the gate open for a car that may be following, please
wait at the gate while it is open.
- Please
pick up litter and debris that does not belong on the road. If you are
at the Front Gate and see litter, please assist in picking it up for
removal. This makes the Front Gate more attractive for all users.
- Please
remove rocks or trees that have fallen onto the road. (If you remove
a large tree or perform other substantial work in keeping the road open,
please advise the Committee so we can say thanks.)
- Please
get permission from the owners of the front ranch to park cars inside
the front gate.
Contact: Dean and Kelly Falkenberg (707) 431-1517 dktfalken@aol.com
- Please
park between the front gate and the second green-post and chain fence.
This way the Owner can tell that you are a guest and not a trespasser.
- Please
drive slowly and carefully.
Guests
- Please
advise guests that they are traveling over private property and that
they should respect the privilege to do so. It is not appropriate to
stop for sightseeing or personal relief on other's property.
- Please
advise your guests regarding Road Etiquette including basic driving
methods for rural roads and basic courtesies.
- Please
ask guests to say Hello and readily identify themselves and who they
are visiting when meeting someone on the road. (It's always nice when
I encounter a stranger on the road and they tell me whom they are without
me having to ask.)
- Please
advise all of your guests regarding the importance of locking the gate.
It is your responsibility to ensure that your guests understand how
to operate the gate.
- Please
advise guests not to litter the area around the gates. (I pick up trash
there almost every time I enter. This is not road trash but it came
from people using the gate.)
- Please
advise guests to assist with Road maintenance by removing rocks or trees
that are in the path of travel should they encounter them.
Gate Locking
Rationale:
When
we cross the lands of others, those owners have every right to ask us
to keep gates locked. Both the front gate and the second gate are located
on lands that are not part of the Road Association. Each of these owners
has requested that the gates remain locked at all times. This is not a
matter for debate among the Road Association; it is a simple fact of life
out here in the country.
Additionally,
many members of the road association prefer to have both the gates locked
as a means to further ensure that strangers do not inadvertently (or otherwise)
wander back into the ranch. For those who do keep the gate locked, the
road clean and always have a smile when passing, thanks from the Committee
and from the owners at the front ranches.
2006
Logging Overview
Silva Harvest
The Silva harvest activities are generally complete.
In general
the harvest caused limited damage to the road. The most significant impact
was the generation of dust, particularly at the corners, and some rutting
on the portions of the road that had recently been improved by the Road
Association.
It appears
that the operator did water the road on a regular basis as required under
the THP. The water was heavy at times and exacerbated localized rutting.
The Harvest
Operator made post-harvest improvements to the road crossing about half
of the Silva Ranch. This work occurred from the Big Iron Gate to approx.
mile 5.0. Work included some basic grading and crowning, several rolling
dips, installation of new culverts and application of rock.
The culvert
replacement represents a significant improvement to the road and will
educe costs to the Road Association over the long term.
The rock
application will also be beneficial to the users; however the rock is
course and was not worked heavily so users should drive slowly for the
first year or so. The Road Association may want to supplement this rock
with fines at some point should it not beat in adequately.
There are
several areas that were graded but which still generate substantial in-slopes
thus charging ditches with surface water. (The Road Committee typically
prefers a more aggressive out slope so that water is shed from the road
immediately after it falls.) These areas may generate increased need for
ditch maintenance when compared to a properly out sloped road. However,
the overall quality of the work will generally reduce the maintenance
burden to the Association. The previous road surface was severely damaged,
although the Association did perform repair work prior to the Timber Harvest.
None of the
current work on this section was performed by the Road Association or
defined by the Road Committee. Since the Silva Ranch is not part of the
Road Association, no dues are assessed for the timber hauling to supplement
any additional repair work that may be necessary.
Farnsworth
Harvest
The Farnsworth Harvest also appears to be complete. The operator performed
minor pre-harvest improvements to the road including brush trimming and
the widening of the road at "The Slip."
The hauling
operation was performed with less watering than normally required, thus
the operation generated significant dust on the road and some rutting.
This Harvest
is subject to a supplemental dues assessment of $10 per 1000 board feet.
Thanks to Earl and Lenore for submitting supplemental dues without even
a request from us. We appreciate their diligence. The amount submitted
was utilized to make some of the repairs prior to winter.
2007-2008
Road Committee Elections
Finally,
it's election time again. Every two years the Association elects members
to the Road Committee. Typically we ask for any nominations ahead of time.
Nominations for new members are usually accompanied by signatures of three
Owners. Existing members have the option of retaining their name on the
ballot. At this time the following members will place their name on the
ballot for 2007-2008:
Martin
Dreiling
Gary Martinez
Dave Schaeffer
has requested not to include his name on the ballot. We know he has been
very busy these last years and appreciate the time he has carved out to
serve his neighbors at the Ranch.
Dave has
served for 6 years and has offered tremendous insight and effort in service
to his neighbors. The Road Committee thanks him for his expertise in construction
and project management. I'm sure the rest of the owners feel similarly.
We therefore
need nominations for an additional member of the Committee as well as
an alternate member. Please submit any nominations by:
March
15, 2007
We will mail
election ballots at that time. The dues envelope included in this mailing
can be used to submit nominations as well.
2007
Road Maintenance Goals
The following is a brief outline of planned and desirable Maintenance
tasks for the coming year. Planned projects:
- Surface
Geometry Changes to Upper 2-Mile Hill: Outslope and berm removal
- Surface
Geometry Changes to Upper Snot Hill: Outslope and berm Removal
- Bridge
approach repairs at Tombs creek: Include steel plate and wheel curb
at critical corner
- Rock
Application at west approach to Tombs Creek Bridge
Desirable
projects:
- Rock
Application from Mile 6.45 - 6.74, adjacent Peter Beale's Vineyard
- Fabrication
and installation of road use signage re: Liability limits
- Culvert
change at Mile 6.98: (The big one in the picture on page 1.)
2008-
2009 Projects:
- Additional
rock application at key areas
- Additional
culvert replacements
- Ongoing
pursuit of Tombs Creek Bridge Replacement
There are
numerous small tasks that have not been listed here. That will either
emerge as projects or be included in larger projects where appropriate.
We plan to provide an updated Master Plan in the next Newsletter.
Resources
Ranch
Mailbox wranch@cssanf.com
Ranch
Website "http://www.wickershamranch.com"
Thanks to
Tami Bobb for her efforts in sharing space on her personal ranch site
for our benefit.
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