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HomeMy WebLinkAboutForest Home Wall La Bella Report TOWN OF ITHACA Evaluation of Forest Home Wall Forest glome Drive Ithaca, NY 14850 i l r ���y�l� Ir! •a n, f r March 2016 F I Engineering A ::: U X Architecture Environmental Associates, D.P.C. Planning Engineering / Architecture / Environmental 105 North Tioga Street, Suite 200 Ithaca, NY 14850 LaBella Associates, D.P.C. © 2016 a FOREST HOME WALL EVALUATION REPORT 3/15/2016 Introduction and Background This engineering evaluation and report was commissioned by the Town of Ithaca to address a deteriorating retaining wall along the north side of Forest Home Drive located at 228 and 230 Forest Home Drive. Forest Home is a residential neighborhood adjacent to the Cornell Campus and the community sees a much higher volume of traffic than would normally be found on residential roads. The section of Forest home drive between Warren Road and Caldwell Hill Road is approximately 20 feet wide and includes a very narrow section with a sharp curve which has an existing deteriorated concrete retaining wall on the north side of the road. This section of Forest home drive is not suitable for high volumes of automobile traffic or any large truck because of the narrow width,the sharp curve and the one lane bridge located at the eastern end of the road. Forest Home Drive is a roadway by use and the Town of Ithaca has a Right of Way to maintain the road that is assumed to be a minimum of 3 rods (49.5'). The width of a Right of Way on a road by use is determined by the section that has been actively maintained by the Town. In the case of this section of road the Town does not have a history of maintaining the existing wall and the responsibility for maintenance of the wall is in question. The proximity of the wall to the residence at 228 Forest Home Drive and the need to protect the structural integrity of the residence as well as providing for a walk way that meets ADA requirements are all issues that need to be resolved to the satisfaction of the Town and to the property owner. The design of an acceptable alternative is more than just structural and geometric design but will also include a significant amount of cooperation and negotiation to be sensitive to the needs of the community,the property owner and the Town. The current road configuration along the retaining wall is constrained by the properties on both sides of the road with very small front yard setbacks along with the utility poles, mailboxes and driveways. The existing pavement is approximately 20 feet wide at each end of the section and is reduced to 16 feet of width at the narrowest point of the sharp curve. There is currently a gravel path between the top of the wall and the front yard of the property at both ends of the wall and a section of concrete sidewalk along the side yard. After meeting with John Foote the following summarizes his concerns: 1. The Primary objectives of replacing the wall is safety for pedestrians and property and the aesthetics 2. Location of the wall has been shown in the Forest Home Traffic Calming Plan as remaining in current configuration. Past discussions have been understood that the current sidewalk and wall configuration will be maintained 3. NYSDOT requirements are for walls over three feet in height and local requirements may govern 4. Sidewalk width is shown as 4' in the traffic calming plan with 3' in constricted areas 5. Fencing is not required and should be excluded 6. Forest home is a designated Scenic Byway and design should be compliant 7. Traffic restrictions to exclude large trucks are require Town of Ithaca Forest home Wall Page 12 Existing Conditions The existing wall is approximately 250 feet long on Town of Ithaca Tax Parcel 66.-3-16,and because the topography varies along the wall there are five distinct sections. q x s r 3 � 00 �rpw� Section 1 This section starts on the North West end of the existing wall and extends approximately 25'to the House front walk from the porch to the road. The gravel path in this area is approximately 1 foot higher than the edge of pavement and there is approximately 10 feet of lawn between the edge of pavement and the edge of the walk way. There are two mature Russian olive trees located between the path and the roadway in this area. The original wall height in this section varies from 6"to 1' in height. There is a 2 foot wide gravel shoulder between the pavement and base of the wall in this area. IABELIA Town of Ithaca Forest home Wall Page 3 Y' r r ,,,�/%F ��J �h7/9�lD�jl 1,'11A71N1�11✓,��oi/�,a� i u 0 .7 SECTION 1 LOOKING EAST imr d SECTION 1 LOOKING WEST IABELIA Town of Ithaca Forest home Wall Page 14 Section 2 This section starts at the edge of the front walk from the house and extends 70 feet along the existing wall. The wall in this section is closest to the house at 228 Forest Home Drive with the north west end a distance of approximately 21 feet from the porch,the curved portion of the wall which is a distance of approximately 12 feet from the corner of the porch and the east end of the section approximately 21 feet from the house. The wall is 2 feet high in this section. There is 25 feet of a three foot wide gravel path on the north part of the section and 45 feet of concrete walk on the east end. The grade of the path and walk are approximately 2' above the edge of road in this section. The roadway is narrowed along this section and the wall has been damaged by multiple vehicle impacts over the years. Several pieces of the wall have been broken off and the soil behind the wall has settled to a natural angle of repose, resulting in a stable slope between the walkway and the roadway. The gravel shoulder between the pavement and base of the wall in this section varies from 2 feet at each end to less than a foot at the curve. 1, l Ol f m.. y r; sSfli�' �f SECTION 2 LOOKING EAST LABEL[A Town of Ithaca Forest home Wall Page 5 7, ,r SECTION 2 FACE OF WALL hR; r r Ery /�r Jf I1Gl'% i LABELLA Town of Ithaca Forest home Wall Page 16 SECTION 2 FACE OF WALL Section 3 This section starts at the end of Section 2 and extends 35 feet to the west edge of the driveway. The existing wall in this section is not parallel to the house and distance from the house varies from 20 to 30 feet. The wall height is 2 feet at the west end and 1.5 feet at the east end. The yard and sidewalk in this section varies from about 2 feet above the edge of the road at the west end to approximately 3 feet at the east end adjacent to the driveway. The concrete sidewalk is approximately 5 feet from the wall at the west end of the section and 10 feet from the wall at the driveway on the east end of the section. The gravel shoulder is approximately 3 feet wide at the west end of the section and is 5 feet wide at the east end. The concrete wall has a slight radius at the intersection with the driveway. �W a e AYH✓Y//»l %d�f' ^�'�«w&IJJJ i '�� I �jq 9 f SECTION 3 IABELIA Town of Ithaca Forest home Wall Page 7 gym, , r i" is SECTION 3 Section 4 This section starts at the west edge of the driveway, crosses the 15 foot wide gravel driveway and extends 25 feet to the west edge of the barn. There is a 3'wide gravel path from the east side of the driveway extending to the end of this section. The driveway is fairly steep as there is a 3 foot elevation difference between the pavement and the point where the sidewalk crosses the driveway. The wall on the east side of the driveway is approximately 18" high and there is a broken section of concrete wall at the east side of the driveway curb cut. The gravel shoulder in this area varies from 3'to 2' in width. The 3 foot wide gravel path is five feet from the wall at the west end of the section to three feet from the wall at the east end of the section. The west end of the path is 3 feet above the road surface at the west end and 2 feet above the pavement at east end. LABELLA Town of Ithaca Forest home Wall Page 8 rr SECTION 4 AT THE DRIVEWAY t� / 1 w J rcH SECTION 4 [ABELIA Town of Ithaca Forest home Wall Page 19 Section 5 This section is the last 50 feet of the existing retaining wall. The difference in elevation between the edge of pavement and the path is approximately 18" at the west end of the section and less than a foot at the east end. The wall on the section is approximately 18" high. The gravel shoulder in this area varies from 2 feet in width at the west end to 4 feet at the east end of the section. The 3 foot wide gravel path is five feet from the wall at the west end of the section and three feet from the wall at the east end of the section. The west end of the path is 2 feet above the road surface at the west end and 1 foot above the pavement at east end. �1 r J� h r, SECTION 5 FACE OF WALL tABELLA Town of Ithaca Forest home Wall Page X10 u � 71 v r ry' , a ku I i " ii I m g i I f 1 I' SECTION 5 LOOKING WEST r � I �I yv LABELLA Town of Ithaca Forest home Wall Page X11 SECTION 5 LOOKING WEST FROM END OF BRIDGE APPROACH EVALUATION OF ALTERNATIVES The Town of Ithaca has requested that several alternatives be evaluated and presented to the Town Board. FIRST ALTERNATIVE—DO NOTHING The first alternative considered is to do nothing and current conditions will continue: 1. Remnants of existing wall will remain 2. The existing path will remain 3. The Town will not have maintenance responsibility for wall or sidewalk 4. Town responsibility will be to maintain traveled roadway and gravel shoulder only Expected impacts at each section will be: Section 1 This section will have minimal impacts as the remnant of the existing wall is basically a curb transitioning to a gravel shoulder. The existing slope is minimal and no long term changes in condition are expected. Section 2 This section has the highest section of original wall and is also in the worst condition. This alternative will result in continued degradation of the wall and additional failures resulting in some cleanup related to removal of portions of wall from the road surface as has happened in the past. The soil behind the wall will stabilize in a slope which may impact the path at the points closest to the wall. There may be degradation of the path condition with this alternative. Section 3 This alternative will result in continued degradation of the wall and additional failures resulting in some cleanup related to removal of portions of wall from the road surface as has happened in the past. The soil behind the wall will stabilize in a slope which will probably not impact the sidewalk because of the space between the wall and sidewalk. Section 4 Degradation of the wall in this area may impact the driveway as the west end of the retaining wall supports the driveway. Some cleanup related to removal of portions of wall from the road surface should be expected. The soil behind the wall will stabilize in a slope which will probably not impact the path because of the space between the wall and the path Section 5 LABELLn Town of Ithaca Forest home Wall Page 112 There will be minimal impact as the wall is low and there is little grade change between the road pavement and the path. ESTIMATED COST OF THE DO NOTHING ALTERNATIVE There will be no capital costs for this alternative. There will be minimal costs related to removing debris from the road surface as the wall continues to fail. SECOND ALTERNATIVE—REPLACE WALL WITH CAST IN PLACE RETAINING WALL IN EXISTING LOCATION This alternative would consist of construction of a cast in place reinforced concrete retaining wall in the existing location with the same profile as the original wall. This option would require acquisition of an easement or fee ownership of Right of Way by the Town if constructed as a capital project. Section 1 This section of wall can be replaced with a 6" high curb in the existing wall location with minimal grading of the tree lawn to maintain a continuous surface. No modification to the gravel path is necessary. There is sufficient room to install a four foot sidewalk in this area with no change in grade necessary. The section of walk between the path and the curb would be removed and regarded as the property owner has indicated that removal is acceptable. Section 2 A cast in place retaining wall in this section would consist of a 2' high retaining wall in the existing alignment. This section would incorporate a 10"reinforced concrete wall with a 4' wide foundation slab constructed at a 4' depth. The existing grade difference between the road way and the lawn would be maintained and the current path location could be maintained. If the Town took ownership of this wall and the existing path was to be maintained by the Town a guide rail or fence along the top of the wall would be required for protection of the public. Section 3 A cast in place retaining wall in this section would consist of a 2' high retaining wall in the existing alignment. This section would incorporate a 10"reinforced concrete wall with a 4' wide foundation slab constructed at a 4' depth. The existing grade difference between the road way and the lawn would be maintained and the current path location could be maintained. If the Town took ownership of this wall and the existing path was to be maintained by the Town a guide rail or fence along the top of the wall would be required for protection of the public. Section 4 LABELLA Town of Ithaca Forest home Wall Page 113 A cast in place retaining wall in this section would consist of an 18" high retaining wall in the existing alignment. This section would incorporate a 10"reinforced concrete wall with a 4' wide foundation slab constructed at a 4' depth. The existing grade difference between the road way and the lawn would be maintained and the current path location could be maintained. If the Town took ownership of this wall and the existing path was to be maintained by the Town a guide rail or fence along the top of the wall would be required for protection of the public. Section 5 This section of wall can be replaced with a 35' long section of 18" high retaining wall along the section adjacent to the barn and a 30 foot long section of 6" high curb in the existing wall location with minimal grading of the tree lawn to maintain a continuous surface. No modification to the gravel path is necessary. There is sufficient room to install a four foot sidewalk in this area with no change in grade necessary. ESTIMATED COST OF THE SECOND ALTERNATIVE The total estimated cost for replacing the existing wall with a cast in place reinforced concrete wall is $110,000 for the retaining wall and an additional$12,000 for the sidewalk. Installation of a fence if the Town is responsible for the wall would add $3,400 to the project cost,for a total project cost of $125,400. THIRD ALTERNATIVE—REPLACE WALL WITH PRECAST WALL UNITS IN EXISTING LOCATION This alternative would consist of construction of a large block precast wall in the existing location with the same profile as the original wall. This option would require acquisition of an easement or fee ownership of Right of Way by the Town if constructed as a capital project. Section 1 This section of wall can be replaced with a 6" high curb in the existing wall location with minimal grading of the tree lawn to maintain a continuous surface. No modification to the gravel path is necessary. There is sufficient room to install a four foot sidewalk in this area with no change in grade necessary. The section of walk between the path and the curb would be removed and regarded as the property owner has indicated that removal is acceptable. Section 2 and 3 A precast concrete gravity retaining wall system in this section would consist of a 2' high retaining wall in the existing alignment. Precast Concrete Block Gravity walls are constructed of large interlocking concrete blocks. Typical Blocks are 16" high and 4' to 8' wide in varying depths depending on the height of wall and the sloped surcharge above the wall. This section would incorporate a precast concrete block wall on a 12" deep crushed stone base. The existing grade difference between the road way and LABELLA Town of Ithaca Forest home Wall Page 114 the lawn would be maintained and the current path location could be maintained. If the Town took ownership of this wall and the existing path was to be maintained by the Town a guide rail or fence along the top of the wall would be required for protection of the public. Section 4 A precast concrete gravity retaining wall system in this section would consist of an 18"' high retaining wall in the existing alignment. This section would incorporate a precast concrete block wall on a 12" deep crushed stone base. The existing grade difference between the road way and the lawn would be maintained and the current path location could be maintained. If the Town took ownership of this wall and the existing path was to be maintained by the Town a guide rail or fence along the top of the wall would be required for protection of the public. Section 5 This section of wall can be replaced with a 35' long section of 18" high retaining wall and a 30 foot long section of 6" high curb in the existing wall location with minimal grading of the tree lawn to maintain a continuous surface. No modification to the gravel path is necessary. There is sufficient room to install a four foot sidewalk in this area with no change in grade necessary. ESTIMATED COST OF THE THIRD ALTERNATIVE The total estimated cost for replacing the existing wall with a large block precast concrete wall is $85,000 for the Wall and an additional $12,000 for the sidewalk. Installation of a fence if the Town is responsible for the wall would add $3,400 to the project cost,for a total cost of$100,400. FOURTH ALTERNATIVE—RELOCATE RETAINING WALL AND INSTALL CURB IN LOCATION OF EXISTING WALL This alternative would consist of eliminating the need for a heavy wall by placing a curb in the location of the existing wall and regrading the yard and utilizing landscaping features to establish a sidewalk. This option would require acquisition of an easement or fee ownership of Right of Way by the Town. Section 1 This section of wall would be replaced with a 6" high curb in the existing wall location with minimal grading of the tree lawn to maintain a continuous surface. No modification to the gravel path is necessary. There is sufficient room to install a four foot sidewalk in this area with no change in grade necessary. The section of walk between the path and the curb would be removed and regraded as the property owner has indicated that removal is acceptable. Section 2 LABELLA Town of Ithaca Forest home Wall Page 115 This section of wall would be replaced with a 6" high curb in the existing wall location with regrading of the lawn and path by excavating approximately 18 inches of soil and using a Precast Stepped Landscaping block wall 12 to 18 inches high to preserve the existing foundation planting bed at the pinch point of the curve. The landscaping and regrading would start at the 10'east of edge of the house walk and extend approximately 40 feet along the existing planting beds. A 6" curb would be installed at the location of the existing wall. A four foot sidewalk may be constructed in the existing location with a 2 foot setback from the face of the curb. In this section an option to Install 24"timber beam guide rail behind the curb on curve with the primary purpose of prevent run up on curve due to the close proximity of the sidewalk to the road. This would not normally be required on low speed roadways with truck traffic restrictions, but due to the narrow pavement and history of impacts with the wall it can be justified to protect pedestrians. Section 3 This section of wall can be replaced with a 35 foot long section of 6" high curb in the existing wall location with a slope of 1' in 3' grading of the tree lawn to the location of the existing sidewalk. Some grading of the lawn would be required if a 4 foot wide side walk was constructed. Section 4 This section of wall can be replaced with a 25 foot long section of 6" high curb in the existing wall location with a slope of 1' in 3'grading of the tree lawn to the location of the existing path. No modification to the gravel path is necessary. Some grading of the lawn and driveway would be required if a 4 foot wide side walk was constructed. Section 5 This section of wall can be replaced with a 65 foot long section of 6" high curb in the existing wall location with minimal grading of the tree lawn to maintain a continuous surface. No modification to the gravel path is necessary. There is sufficient room to install a four foot sidewalk in this area with no change in grade necessary. ESTIMATED COST OF THE FOURTH ALTERNATIVE The total estimated cost for replacing the existing wall by lowering the grade and installing a curb and guiderail is$72,000, with an additional cost of$12,000 for the sidewalk for a total cost of$84,000. LABELLA ROJECT-aP,!Fj- LA ilq C -0.!l ET wff")h E L OUNk PROJECT SHEET P.C. PROJECT NO.--,,- ...... CALC. BY2_LU, DAM__ ENGINEERING.ARCHITECTURE.ENVIRONMENTAL.PLANNING 300 State Street,Suite 201 -Rochester,NY 14614 SUBJECT Cara re',PT" Ohone 585.454.6110 e Fax 585.454.3066 ,vww.labellapc.com C—T- 10 Iq lrn (4, C_ 4 Flr:' LABELLA PROJECT E 0Q 6 NE.._.. .. w _ SHEET OF Associates,P.C. PROJECT , ,_,,,ww ___w _ CALC.BY OA°TE;_ _... ENGINEEBING.ANCN ITE CTUH E.ENVINONMENTAL.PLANNING 300 State Street,Suite 201 •Rochester,NY 14614 SUBJECT_ Q ...mm SCALE Phone 585.454.6110•Fax 585.454.3066 www.labellapc.com r G7-/o1 1 OQ Q c a 41 Ql/ r. J v J r M u E LA L LA PR�E'�C1___FL � ... �. "�- ... .. SHEET OF,.�... Associates,P.C. PROJECT NO.� .�� .��........... wdW _ ............._CALL.BY l DxrE.... ENGINEERING.ARCHITECTURE.ENVIRONMENTAL.PLANNING C_.___...m.C � S r� ,�� 300 State Street,Suite 201 •Rochester,NY 14614rUBJL O --_-- •••••-- _... ...SCALE-,,,-,, Phone 585.454.6110•Fax 585.454.3066 www.labellapc.com m S�cTro� y �J 1- r' y 4{ L I N ` 1�' V�ti�ll s `r r J 3 a L n, IV $4-0 I BELL/kPROJECT„ ` 0?,-F--57r .. — �'�... ... ' ,.�:—.._. ._...... . SHEET -,OF --, Associates,D.P.C. PROJECT NO. ...................... ....._ .. _v..... _ .CALC. BY—.....—_ .- DATE_....ww_ ENGINEERING.ARCNITECTURE.ENVIRONMENTAL.PLANNING 300 State Street,Suite 201 •Rochester,NY 14614 SUBJECT t - :S G.-('--rl 0 14 SCALE Phone 585.454.6110•Fax 585.454.3066 www.labollapc.com t-AO f4 4 PA tz IS Nil, I 5 725 v d S d✓ 0 �, I�. LABE,LLA PROJECT-.—,,,,,,,,,—,—,— ... SHEET_.—OF-.......... . Associates,D.P.C. PROJECT NO..-,-,—, _._._ .... CALC. BY. n.. .. DATE_._..__ ENOINIIRINO.ARCHITECTURE.ENVIRONMENTAL.PLANNINO 300 State Street,Suite 201 •Rochester,NY 14614 SUBJEC I• ......••• -•••-- .......... .......-....-............. . SCALE .....,, Phone 585.454.6110•Fax 585.454.3066 vuww.labellapc.com L® G a r� w 2 q t P 1 C tt U S /1�6z r 0a.� Cost Estimates for Alternates SECTION DATA SECTION 1 Length 25 ft wall hgt 0.5 ft path gravel grade 1 foot above pavement SECTION 2 Length 70 ft wall hgt 2 ft path 25 ft gravel 45 ft conc grade 2 foot above pavement SECTION 3 Length 25 ft wall hgt 2 ft path 25 ft grade 2 foot above pavement SECTION 4 Length 40 ft wall length 25 wall hgt 1.5 ft path gravel grade 3 foot above pavement west end 2 foot above pavement east end SECTION 5 Length 25 ft wall hgt low/curb path gravel grade 1 foot above pavement ALTERNATE 2 REPLACE WALL WITH CAST IN PLACE RETAINING WALL IN EXISTING LOCATION Wall Section 10"thick Foundation 4'below road grade Foundation Slab 12"thick and 4 feet wide Concrete Volume Section 2&3 thickness height volume wall 0.83 5.00 4.17 CUFT/FT 0.66666667 Base 1.00 4.00 4.00 8.17 cuft/ft= 0.30 CY/ft section 4&5 wall 0.83 4.50 3.75 CUFT/FT Base 1.00 4.00 4.00 7.75 cuft/ft= 0.29 CY/ft Concrete cost at $1,000 /cy $300.00 /ft excavation and backfill $150.00 /ft Item of work 1 Maintenance and protection of traffic $5,000.00 2 Concrete Curb Section 1 25 If $40.00 /If $1,000.00 Section 5 30 If $40.00 /If $1,200.00 3 retaining wall 2 70 If $450.00 /If $31,500.00 3 35 If $450.00 /If $15,750.00 4 30 If $450.00 /If $13,500.00 5 35 If $450.00 /If $15,750.00 4 Asphalt repair 2 70 If $45.00 /If $3,150.00 3 35 If $45.00 /If $1,575.00 4 30 If $45.00 /If $1,350.00 5 35 If $45.00 /If $1,575.00 5 Restoration $15,000.00 Total $106,350.00 $110,000.00 ALTERNATE 3 REPLACE WALL WITH PRECAST WALL UNITS IN EXISTING LOCATION Item of work 1 Maintenance and protection of traffic $5,000.00 2 Concrete Curb Section 1 25 If $40.00 /If $1,000.00 Section 5 30 If $40.00 /If $1,200.00 3 block retaining wall 2 70 If $300.00 /If $21,000.00 3 35 If $300.00 /If $10,500.00 4 30 If $300.00 /If $9,000.00 5 35 If $300.00 /If $10,500.00 4 Asphalt repair 2 70 If $60.00 /If $4,200.00 3 35 If $45.00 /If $1,575.00 4 30 If $45.00 /If $1,350.00 5 35 If $45.00 /If $1,575.00 5 Restoration $15,000.00 Total $81,900.00 $85,000 ALTERNATE 4 RELOCATE RETAINING WALL AND INSTALL CURB IN LOCATION OF EXISTING WALL Item of work 1 Maintenance and protection of traffic $5,000.00 2 Concrete Curb Section 1 25 If $40.00 /If $1,000.00 2 70 If $40.00 /If $2,800.00 3 35 If $40.00 /If $1,400.00 4 30 If $40.00 /If $1,200.00 5 65 If $40.00 /If $2,600.00 4 Asphalt repair 2 70 If $25.00 /If $1,750.00 3 35 If $25.00 /If $875.00 4 30 If $25.00 /If $750.00 5 65 If $25.00 /If $1,625.00 5 excavation and landscaping restoration $50,000.00 6 Guide rail 70 If $50.00 /If $3,500.00 Tota 1 $72,500.00 sidewalk cost 225 If $50.00 /If $11,250.00