Chipseal Project 2025
A new chipseal project, subject to member approval. Option 1 (blue). This option covers chipsealing the most heavily-traveled, and troublesome roads. The sun-exposed portions of these roads are treated with Dustac® every year, but are still subject to dust in summer. All our roads are subject to potholes in winter, and washboarding any time of year. Option 2 (red) This option provides chipsealed access to Harney View Park. The chipseal will cover the same roads as Option 1 as well as the lower part of Double Cove Road. This option is relatively expensive due to the steep grades and a hairpin turn. Roads in Gray are outside the scope of this project, but owners can get chipseal at a discount if they want to fund it themselves.
Introduction
This project was initiated on request by several property owners who are concerned with dust, potholes, and washboard surface of the roads, especially towards the end of summer and over the winter.
While the roads are in better condition today than they have been historically, the Board is concerned about the increased cost of annual maintenance. The increase in cost is driven by inflation in general, but particularly the increase in the price of Dustac®, which currently represents almost half of our annual road maintenance expense. Dustac® is a wood-processing byproduct, but the supply is limited due to competition by other uses. In 2024 there was a shortage, and while Harney View obtained what it needed, not everyone on the island who wanted Dustac was so lucky. Any projection of future maintenance, that takes compounding inflation and our reliance on Dustac® into account, shows that our current approach to road maintenance will be an increasingly heavy financial burden.
Chipseal provides a solution to both problems: it provides an excellent driving surface and the maintenance cost in the long term is more predictable.
What to expect
All property owners will receive a non-binding survey from the Board to gauge owner interest in proceeding with the project.
If there is sufficient interest, the Board will seek formal approval from the members.
If the survey shows insufficient interest, this proposal will go where the previous chipseal project went to die.
On steep sections the gravel washes away.
Gord Crowe on his tractor. Lower part of Double Cove Road after heavy rain.
What Is Chipsealing?
Chipsealing is gravel rolled into asphalt, like a County road. The County uses triple chipseal (three layers), whereas private roads are typically double chipsealed initially, which is less expensive and adequate for less trafficked roads. Chipsealing is less expensive to apply than asphalt alone or black top. It also has a more natural look than those surfaces.
Outline of the project
Equitable sharing of cost and benefit. Randi’s Farm/Grindstone Road lots have no direct access to the roads maintained by the Harney View Association[1] and, nevertheless, are expected to contribute 60% of an annual assessment for road improvements and other Association expenses. We propose to amend the CC&Rs so they do not have to pay for, or vote on, Harney View direct road maintenance expenses (including the chipsealing project), but would share equally in all other Association expenses.
[1] One property uses 275 ft of Old Farm Road to access Killebrew Lake Road.
The project will be limited to heavily travelled roads to keep the costs manageable. This project will include all roads that are currently treated with Dustac, so it eliminates more than half of our annual road maintenance expense. See the map for details.
A fiscally prudent long-term plan, which locks in current chipseal cost. This will mitigate compound inflation in the price of Dustac and other annual road maintenance costs.
Bank financing is expected to be available for members who wish it.
Additional Benefits:
Enhanced property values and marketability.
The ability to wash your vehicle and have it stay clean for more than 10 minutes.
Individual owners, or groups of owners not covered by this plan[1] will have the opportunity to piggyback on this project at favorable chipseal rates.
[1] E.g., Tawanda Road Association and the owners on Hummingbird Lane, Mossywoods Lane, and Woodfern Lane.
Timing:
During 2025, based on the availability of the contractor, the weather, and subject to member approval. The road must be completely dry for a successful application.
We will notify all members when we receive the final date.
Chipsealed roads will be much easier to maintain in bad weather, and will facilitate snow removal.
Environmental impact
The durability of Chipseal means fewer emissions from construction equipment and reduced use of raw materials over time. The solid surface will stop the negative effects of dust, which carries soil, tire, and oil particles into the air to human lungs, roadside vegetation, and animals.
The asphalt used in this project is inert, coal tar free, and complies with all state and county regulations. CRS-2P is the most common chipseal emulsion used to maintain WSDOT roadways and used regularly by Orcas Island and San Juan County. The Department of Ecology has taken no exception to the use of these products and the safety of Chipseal is also supported by peer-reviewed scientific publications.
Budget
Upon project completion, the roads maintained by Harney View will consist of a mix of gravel and chipseal. After the initial cost of chipseal installation, based on our best estimates[1], the total annual road maintenance cost per lot will drop compared to the projected cost of all-gravel roads.
[1] We added 20% to the estimate for the initial chipsealing in 2025 to account for potential cost overruns. The final costs will be based on the actual work done and the metered amount of asphalt applied.
This model includes the accumulation of funds in the first 5 years for a third layer of chipseal in 2030. After that, the chipsealed sections will require little maintenance or repair for the next 10 years. The model also accumulates funds between 2031 and 2040 for a renewal application in 2040. The gravel sections will be maintained as we do currently, but without the need for expensive Dustac.
In winter, emergency access is challenging. Bottom of the hill on Old Farm Road.
The chipseal process
Step 1 Prepare the roads for sealing
Island Excavating will replace five (5) deteriorating metal culverts, clear the shoulders, lay down a thin coat of gravel, grade, and compact the road.
Step 2 Chipseal first layer
The Chipseal contractor will apply liquid asphalt and spread 5/8” clean crushed rock. A twelve-ton roller will compact the rock, and upon completion, the excess rock will be swept off the pavement.
Step 3 Chipseal second layer
The same as Step 2, but with 3/8” clean crushed rock.
Step 4 Third layer of chipseal after 5 years to take care of wear, subsidence or uneven areas.
Where can I see what chipsealing would look like?
In our neighborhood, the Schulmans chipsealed the driveway down to their home at 242 Harlan’s Lane ten years ago. You can also view homeowners association chipsealing projects at View Haven (View Haven Road, off Enchanted Forest), Orcas Highlands (Lindsay Way, before you reach Rosario), and Raccoon Point (Raccoon Point Road, off Buckhorn).
Maintenance
Maintenance would consist of annual sweeping each spring, and a chipseal renewal coat every ten years after 2030.
We are told that neighborhoods that stick to this maintenance schedule are happy with the results, but that neighborhoods that allow their chipsealing to begin to fail before trying to maintain it are not. When you see a neighborhood chipsealed road that is potholed and falling apart, that is the result of that neighborhood having failed to do the regular maintenance that we are planning for.
Respectfully,
The Harney View Park and Road Association Board