FY2026 Road Plan
December and January weather has had a negative impact on the planned maintenance activity. Wet weather had postponed the planned leaf and ditch clean-up then the severe cold has prevented grading and gravel distribution. As soon as Mother Nature cooperates, these planned activities will begin.
Grading Strategy
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Over the years, we have established a grading and rock distribution strategy for the 1.5 miles of Big Ben that fall under the POA responsibility. Unfortunately, the road base has been scraped away in many places and over the years has worn down to bedrock in many cases. Solutions to this issue have been the subject of many discussions. The overall concept is to attempt to crown the road so that rainfall can be directed into drainage ditches without deteriorating the roadbed. What has been decided and what is working in some places is to distribute different sized of rock to build up the roadbed so that it can be crowned where possible. The last layer of material is something called ‘fines’ which is a combination of smaller sized rock that looks like a gray sand. That mix, with a small amount of rainfall, hardens to a more solid roadbed. We will continue to monitor the situation and seek fiscally responsible solutions to improving the condition of the roads.
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Basic Road Maintenance
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In Q1FY26 we’ve spent $1,800 on Road Maintenance compared to $9,355 in Q1FY25. It is estimated that we will spend $15-18,000 in Q2 and another $10,000 in Q3 on basic maintenance. This means grading of the dirt/gravel surface of 1.5 miles of Big Ben; road crowning and rock distribution where necessary and asphalt patching of sections of Gobbler Knob as needed. This work and the associated expenses are required to maintain the status quo of the POA-responsible road surfaces.
From a financial standpoint, the POA started FY26 with $7,630 in the Road Fund. However, there are challenges ahead for FY26. Contributions to the Road Fund this year are keeping pace with those made last year. Through Q1FY26, $30,550 has been contributed to the Fund. However, there are challenges ahead for FY26.
Assuming the 45 homeowners who had contributed last year will contribute the newly suggested amounts, an additional $14,200 will be added to the fund. These contributions will enable the POA only to maintain the status quo. The chart below considers quarterly projected contributions and estimated expenses on a cash-flow basis for the rest of FY26.
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Q1 Actual Q2 Projected Q2 Projected Q2 Projected
Contributions $30,550 $7,850 $2,600 $400
Grade & Gravel $15,000 $10,000
Road Fund Net Assets $30,550 $23,400 $16,000 $16,400
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Keep in mind that these are projected figures and are subject to actual contributions, labor and material costs and unforeseen weather impacts on our roadways. If these projections happen as planned, the POA will end FY26 with a surplus of $16,400 in the Road Fund. This projected surplus is higher than what was available at the beginning of FY26 but it leaves little room to manage unforeseen contingencies.
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Non-Standard Road Projects​
Big Ben Culvert Project
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There are two under-roadway culverts at the intersection of Big Ben and Boardtown Roads. One culvert runs NE-SW parallel to Boardtown Road emptying into a deep ditch at the SW end. This culvert is clearly the responsibility of the Gilmer County Road Department & Public Works and had been cleared in the fall of 2025.
Another culvert running NE-SW lies under Big Ben Road designed to empty into the same deep ditch as the county-owned culvert. The County Road Department supervisor has concluded that this second culvert is not a county responsibility. Unfortunately, County maintenance personnel were unable to clear a severe clog in this second culvert.
As you may know, Big Ben Road from Boardtown Road to the bottom of Gobbler Knob Road runs through two sections of private property and is not part of the Double Knob Community. The property owners have granted an access easement so that the POA can maintain Big Ben Road. The clogged culvert in question is located on an easement right-of-way so the responsibility to replace the culvert, if necessary, is unclear.
Efforts to clear the clogged culvert using high pressure water by the County Road Department or County Fire Department will be pursued. Should that prove unsuccessful, other grading companies will be contacted for suggested solutions.
If the ultimate solution requires a culvert replacement, investigation of ownership of the culvert vis-à-vis the right-of-way easement will take place. The cost estimate for full replacement is $7-10,000.
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Mailbox Apron Project
The transition between Boardtown Road to Big Ben Road is difficult to maintain and costly to upgrade. Several requests for attention to this intersection have been made to the County Road Department. Since Big Ben is considered a private road and is under a right-of-way easement, the County refuses maintenance responsibility.
Using the cost of recent paving done on Gobbler Knob as a starting point, it is estimated that a similar project at the Mailbox Apron would cost approximately $25,000.
One alternative to expensive asphalt paving such as last year’s repairs on Gobble Knob Road is the distribution of asphalt millings which are created when public highways are resurfaced. We have solicited quotes to distribute asphalt millings on Big Ben Rd from the intersection of Boardtown Rd (at the mailboxes) up to the 15mph Speed Limit sign (approximately 225ft). The estimate to lay and roll four inches of millings is $12,000.
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Conclusions
Given the POA’s Charter and By-Laws, it seems that the best course of action is to continue with the more basic road plans to keep Big Ben and Gobbler Knob Roads in the best shape possible. Unfortunately, optional non-standard projects cannot be implemented without significant financial risk of running out of funds. A future POA Board meeting agenda will include discussions about alternative fund raising methods and considerations of a virtual POA member conference sometime later this year.