Below are the questions asked of DCSD (Dekalb County School District) from Northcrest neighbors with concerns over the rock removal blasting. DCSD has also provided the following additional PDFs:
Questions & Answers for DeKalb County School District Related to Construction at Pleasantdale Elementary School
1) What is the time limitation around when a claim can be filed and the parties responsible will be held accountable for fixing damage to our homes?
DCSD: We do not expect that damages to adjacent properties will occur from blasting activities on the Pleasantdale site. In the unlikely event, damages do occur, the damages are typically visible and obvious immediately. In regards to the specific question of the time frame in which a claim can be made we understand that the limitations around record keeping are seven years.
2) For instance, if the damage isn’t immediate, but we start seeing evidence of problems in our houses/foundations in six weeks, in six months, in one year...will they be responsible for fixing our houses, with high quality in a timely manner, at no cost to us?
DCSD: We do not expect that damages to adjacent properties will occur from blasting activities on the Pleasantdale site. In the unlikely event damages do occur, the damages are typically visible and obvious immediately. Upon completion of blasting, we encourage every homeowner to inspect their property for damages and follow the proper channels of notification so that it can be quickly reviewed and addressed. In regards to the specific question of the time frame in which a claim can be made we understand that the limitations around record keeping is seven years.
3) Who, specifically, is responsible for paying for the damage?
DCSD: Controlled Blasting, Inc. is the contractor who has been hired to complete the blasting activities on the Pleasantdale ES project. In the unlikely event that damages occur as a result of blasting activities on the site, Controlled Blasting, Inc's insurance carrier would be responsible for reviewing any claims for damages with the homeowner.
4) Are there any financial limitations on how much damage they will cover?
DCSD: Controlled Blasting's General Liability insurance limits are $1,000,000 per occurrence with a $5,000,000 Umbrella Policy per occurrence.
5) What are the SLAs around timely completion of work if damage occurs?
DCSD: In regards to the specific question of the time frame in which a claim can be made we understand that the limitations around record keeping are seven years.
6) What role will the county play in making sure that damage is repaired well, professionally, timely, and with quality workmanship?
DCSD: The damage reports need to go to the DeKalb County School District. The DCSD has a contract with Evergreen Construction. We will work through them to efficiently respond to matters resulting from the rock removal process.
7) How was the blasting vendor vetted and selected, and how do we know they are the most qualified for this job?
DCSD: Controlled Blasting, Inc. was selected for this project based on a number of factors including prior professional experience, reputation within the industry. Controlled Blasting, Inc. has operated out of metro-Atlanta, specifically in and around DeKalb County, since 1973. With over 40 years of experience in the blasting industry and this area, they have established themselves as one of the premier blasting firms in the southeast and are more than qualified to these types of services.
8) A similar question around the insurance company involved?
DCSD: Controlled Blasting's insurance meets the requirements for general liability limits.
9) Will we have a say-so in what vendor is selected to do repairs to our houses or are they pre-selected for us?
DCSD: We do not expect that damages to adjacent properties will occur from blasting activities on the Pleasantdale site. In the unlikely event damages do occur, the insurance agency representing Controlled Blasting will have an agent assess any claims and determine the best course for correcting.
10) Why were some homes inspected for an hour plus, while others were only 20 minutes? (me hypothesizing - could level of inspection be based on distance from blast site or topography?)
DCSD: Vibra-Tech personnel are trained in performing pre-blasting surveys. The duration of each survey will vary based on the condition of the structure and other case dependent circumstances. If you feel, that Vibra-Tech needs to review something further on your property, please contact them for a reinsertion. As noted in the community meeting, the survey timeline has been extended for this reason.
11) What are the insurance limits per claim?
DCSD: Controlled Blasting's General Liability insurance limits are $1,000,000 per occurrence with a $5,000,000 Umbrella Policy per occurrence.
12) Does per claim mean per house, for the collective neighborhood, etc.? (The neighbors think per claim means all 63 homes are collectively covered with a $5M cap. Need a non-insurance expert answer that everyone can understand).
DCSD: Per claim means per occurrence.
13) Regarding these pre-blast inspections, there was a lot of focus on how the residents within "750 feet" can get an inspection; in fact, there was a map on display that illustrated this area of concern.
DCSD: The DeKalb County School District can provide the graphic map including the homes within the 750 radius upon request. This document has been transmitted to Chuck Hunt.
14) I was doing some reading, and it appears that all owners of buildings within a half-mile (2640 feet) should be notified of these blasts at least 30 days before they begin, and any of these people may request this pre-blast survey. Note that this distance would include numerous properties on the other side of Pleasantdale Road, and this area would encompass many more than the "63 homes" mentioned many times in the meeting. If this information is correct, has this notification been performed? Please refer to the US Federal Government regulation which I believe addresses the distance from the blast site, and appears to be the basis for the half-mile rule mentioned in many places that I see regarding pre-blast surveys. If this threshold was determined incorrectly, what actions should be followed to ensure that all eligible building owners are properly notified?
DCSD: It appears the reference is associated with mining regulations and not construction subsurface foundation excavation. Georgia State code does not require any pre-blasting notifications or surveys to be completed for this type of blasting. The code requires a (single) seismograph to be located at the nearest structure within 750'. DCSD felt it is was necessary to provide pre-blasting notifications and surveys for homeowners as a precaution. We will also be surrounding the site with (4) seismograph's so that vibrations can be monitored in all directions. All local, state and federal regulations regarding pre-blast notifications, surveys, and seismic monitoring have been strictly adhered to and in most cases exceeded for this type of subsurface blasting operation.
15) What is more, I can find no state law nor local regulation or statute that overrides this value, though I do admit that this could be a possibility since these searches are cumbersome. I can find no other place regarding a "750 feet" distance, nor anything that allows the blasting company, the school, or others to establish a different distance besides a half-mile (2640 feet). Upon what basis was this "750 feet" threshold determined, and was this determined correctly?
DCSD: See code 120-3-10.07 http://rules.sos.ga.gov/GAC/120-3-10-.07
16) Can we get a COPY of the videos filmed of our driveways, walls, and foundations? ....and WHY did they NOT go into my crawlspace?
DCSD: Yes, if you would like to receive a copy of the report and video created by Vibra-Tech, please reach out to DCSD and request for it to be sent. Vibra-Tech will provide a DVD with a copy of your inspection documentation for your records. If you feel that Vibra-Tech needs to review something further on your property, please contact them for a reinspection. As noted in the community meeting, the survey timeline has been extended for this reason.
17) How will this affect Sewer and SEPTIC. Many homes from the top of Eaglerock/Northlake Drive, to the park, will NEVER have the opportunity to connect to Sewer. If septic fields collapse, what is the resolution?? There is NO pumping station to send it uphill to Summitridge AND Dekalb will NOT create a line for sewage to drain to the lines in Pleasantdale Road.
DCSD: We do not expect that damages to adjacent properties will occur from blasting activities on the Pleasantdale site. In the unlikely event damages do occur, the damages are typically visible and obvious immediately. Upon completion of blasting, we encourage every homeowner to inspect their property for damages and follow the proper channels of notification so that it can be quickly reviewed and addressed.
18) There is still QUITE A LARGE AMOUNT OF WATER that flows from the school to the storm drain on Northlake Way, that flows under my property towards the park, then turns towards Eaglerock. In high rains, my backyard has much more water than normal. Drainage from the school is NOT as good as they claim!! ...and that's just one side. I understand it is MUCH worse at the end of Northbrook.
DCSD: Erosion control measures are installed based on the civil engineer's design and recommendations. These erosion control measures are also monitored by 3rd party inspections for the Dekalb County School District. Stormwater management has been designed by the civil engineer of record according to the State of Georgia Regulations and Standards. All erosion control measures are installed correctly and being maintained.
19) As a follow up to the meeting last night, I felt that the county folks were tap-dancing around one issue in particular which was raised by several residents and I think there needs to be further investigation into the matter. Perhaps it was because the meeting's primary objective was to discuss the blasting and remaining construction schedule, but I wanted to take a quick moment to revisit this because I don't believe it has been given fair consideration.
At any rate, there seems to have been some damage to homeowner property for those folks at the bottom of the hill on Northlake Road as it relates to storm runoff. The clear-cutting and bulldozing of the soil quite probably changed the flow of stormwater and removed many trees that were preventing erosion of the soil. Now we have the potential to lose even more trees because proper precautions were not taken to compensate for the loss of plant material.
I think it would be prudent for someone from the county to meet with the affected residents like Ms. Adamson and Ms. Bowers to have an open and honest conversation about the matter. While we are all excited to see the development of the new school, the residents need to feel that the safety of their homes, property, and neighborhood at large need to take priority over the construction timeline. We aren't going to delude ourselves into thinking that there won't be some discomfort during the process, but a mudslide down the side of someone's house or tree roots being exposed from excessive erosion is clearly beyond what I think anyone expected (county members included). We all just want to feel that the county has our collective back. I would appreciate your relaying this message to the county representative and to have someone contact Ms. Adamson or Ms. Bowers directly to discuss the matter. Thank you for your time and consideration.
DCSD: The DeKalb County School District truly desires to be a "good neighbor," during the construction process of the new school. The meeting was intended to report the status of the project, explain the challenges on encountering rock and answer questions. The meeting format had some limitations, however, we are not going anywhere. We will respond to the resident's concerns throughout the duration of the project and beyond.
20) Was a geological survey conducted in 2017 along with the core samples and if so, what were the findings of those surveys and samples? Was rock found at that time? Why not?
DCSD: A geotechnical report was conducted on December 2015 and there were 33 boring completed. The borings indicated soil conditions, surface materials, topsoil, residual soils, partially weathered rock and auger refusal materials.
21) What has changed in terms of the status of that rock since those surveys and the situation now?
DCSD: Due to the existing site topography and heavily wooded areas the site borings could not be done on a 50 by 50-foot grid pattern so the extent of the rock was not known until the site was cleared for construction.
22) How far out does the rock formation found extend?
DCSD: The actual limits of the underground rock make up has not been determined outside of the foundations for the new Elementary School. Only rock in conflict with building construction will be removed.
23) Does it continue underneath adjacent property and homes?
DCSD: The actual limits of the underground rock make up has not been determined outside of the foundations for the new Elementary School. Only rock in conflict with building construction will be removed.
24) Who, if anyone, is required to inform adjacent property owners of blasting in DeKalb County Georgia?
DCSD: State of Georgia nor DeKalb County does not have a specific requirement set for notifications of blasting activities. That said, in an effort to keep open communication with the neighborhood, DCSD felt it necessary to do so. Therefore, Vibra-Tech was specifically hired as a 3rd party representative to complete the notification and pre-blasting surveys.
25) Can the contract between Pleasantdale Elementary and VibraTech be reviewed?
DCSD: The contract of Vibra-Tech is an independent 3rd party contract. They are not a direct consultant of the DCSD.
26) Can it be reviewed following an open records request query shared with local media covering this story?
DCSD: The DeKalb County School District will cooperate with proper open record requests.
27) When and what was their assessment of the rock?
DCSD: The assessment of the rock was completed around the first of September 2018. It was assessed utilizing a drilling rig to map out the top of rock elevation. It was found that there was 15,831CY of solid unforeseen mass rock.
28) Is it the site owner (Pleasantdale Elementary), engineering firm listed on the project (VibraTech), general contractor (EverGreen) or some combination?
DCSD: The owner of the Pleasantdale Elementary School project is the DeKalb County School District. The General Contractor is Evergreen Construction. Vibra-Tech is a third party independent consultant that specializes with surveys/inspections. They have a contract or sub-contract with Evergreen.
29) Who exactly carries the liability for damage? The school district, the contractor or the engineering firm in charge of the actual blasting project?
DCSD: Controlled Blasting, Inc. is responsible for purchasing and maintaining all required insurance coverage for this type of construction activity.
30) Assuming no damage is immediately evident, is there any reason to expect this could affect the resale value of my home down the road having been exposed to blasting?
DCSD: No.
31) Can engineer certify my home as “safe” before and after blasting? This certification may be necessary to protect the equity in my home during a sale.
DCSD: Vibra-Tech will document the existing condition of homes prior to the commencement of blasting. This documentation may be referenced should anyone believe that the condition of their home was altered during blasting activities.
32) Want to make sure Vibratech performed due diligence on all the houses inspected and find out if it's customary not to look in attics or crawlspaces. I know many homes in the neighborhood don't have attics - but I do and I'm sure that's where the support beams are located for the house.
DCSD: Vibra-Tech personnel are trained in performing pre-blasting surveys. Crawlspaces and attics are not typically inspected due to safety concerns. If you feel, that Vibra-Tech needs to review something further on your property, please contact them for a reinspection. As noted in the community meeting, the survey timeline has been extended for this reason.
33) We understand “some” rock was found during core sampling in 2017. The school district seems to be painting the necessity of explosives as a new development and that the volume of rock was unanticipated. Typically a thorough site survey by engineers and core sampling would reveal an issue like this. Engineers we've spoken too say it is rare to discover this amount of unanticipated bedrock. Did the school district know all along about the potential need for blasting, did the survey team do an insufficient job or is this truly a rare fluke? What changed between 2017 and now? What brought this from “some rock” to “six weeks worth of blasting” rock?
DCSD: A geotechnical report was conducted on December 2015 and there were 33 boring completed. The borings indicated soil conditions, surface materials, topsoil, residual soils, partially weathered rock and auger refusal materials. Due to the existing site topography and heavily wooded areas, the site borings could not be done on a 50 by 50-foot grid pattern so the extent of the rock has not known until the site was cleared for construction.
34) What will the blasting schedule be the week of Christmas (24-28) and New Years (31-4) when neighbors are enjoying holidays?
DCSD: The Blasting Operation will begin on 1/2/2019.
35) I understand that there are certain houses that the construction company is saying may be effected by the blasting, and those houses have been inspected.
What should those of us who live in houses that are just a few houses away from that "circle of possible effect" do since our homes are not being inspected.
DCSD: We do not expect that damages to adjacent properties will occur from blasting activities on the Pleasantdale site. In the unlikely event damages do occur, the damages are typically visible and obvious immediately. Those properties outside of the established 750-foot buffer zone should not experience any impact from blasting at Pleasantdale Elementary.
36) What are the decibel levels at different radius?
DCSD: Decibel levels will be maintained within DeKalb County noise ordinances.
37) Will this wake or disturb those sick, infirm, or sleeping?
DCSD: Decibel levels will be maintained within DeKalb County noise ordinances.
38) How much vibration will be felt on fragile objects like China?
DCSD: Vibration velocity will be maintained within the allowable ranges set by Georgia State code. However, if homeowners have specific concerns regarding fragile or valuable items, it is recommended that they are packed and/or stored.
39) Can we get them to equate the answers in layman's terms like the vibration of an 18 wheeler at 30mph 50' away?
DCSD: Vibration velocity will be maintained within the allowable ranges set by Georgia State code. Blast vibrations resulting from each blast will decrease with distance. The amount of vibration produced during each blast will vary based on the shot design and other factors. The State of Georgia Regulations is two inches per 40 hertz.
40) Who holds the liability for the handling of explosives? The school or the contractor?
DCSD: Only the blasting contractor is licensed to handle the explosives.
41) Is that contractor the same one that did 20 core samples during its site survey and failed to properly identify the rock at that time?
DCSD: No.
42) What types of explosives are being used?
DCSD: Maxam Riodin
43) What type of rock are you blasting?
DCSD: The rock has been identified as a mixture of solid granite and weathered rock.
44) How many charges do you anticipate setting?
DCSD: The amount of blasting charges to be set will be determined based on rock consistency and progress of removal during the blasting operation.
45) What’s the potential range for the vibration?
DCSD: Vibration velocity will be maintained within the allowable ranges set by Georgia State code. Ground vibration levels decrease rapidly near the shot, but slowly farther from the blast. Ground vibration levels may be felt for hundreds of feet from the blast, but should not affect the condition of structures.
46) When disturbing rock those with houses built on rock are likely to feel it most and the radius does not apply to that. Do they have a map showing where the depth to rock is in the neighborhood? I know we have a rock outcrop next door although not in the zone.
DCSD: The actual limits of the underground rock make up has not been determined outside of the foundations for the new Elementary School. Only rock in conflict with building construction will be removed.
47) Will DeKalb Schools look into issues over run-off from tree clearance that have resulted in changes to the stream/creek at the bottom end of Northbrook?
DCSD: The civil engineer has determined that the school drainage to the creek is less than 0.67% of the overall drainage area. The civil engineer designed an underground stormwater retention system that will be installed and functional in accordance with State of Georgia Regulations and Standards.
48) What liability will DeKalb Schools and their contractor(s) assume for breakage to valuables in the home (pictures, china, etc..?
DCSD: The blasting contractor and their insurance provider are responsible for any damages caused by blasting activities.
49) What can be done where they have clear-cut the trees? My neighbors had yet another tree fall from the park property and it has lines down in our yards. I'm afraid one is going to fall on their house. This is the second one in two weeks!
DCSD: For the DCSD property an arborist inspected the site and determine that there are three threating trees. These trees have been removed by a licensed contractor. Any trees on park property homeowners should contact the DeKalb County Parks Department.
50) Is there a document of the general & site-specific blasting hazards to nearby homes & environmental impacts that are defined? Apparently, this is a required document as I research blasting impacts.
DCSD: A pre-blast program and safety analysis was performed for this project after the unforeseen rock was discovered. In addition, a site-specific safety plan and blasting guidelines for this project were generated distributed to the DCSD as part of the approval process for this construction operation.
51) How much explosive will be stored on-site in total or is it brought in each day? Who is the Blaster in Charge? We should have a name.
DCSD: No, explosives will not be left on the site. It will be brought in by the licensed blasting contractor each day. The contractor responsible for all blasting operations is Controlled Blasting, Inc.
52) What effects will the blasting have on our homes, land, yard, the structural integrity of our homes, i.e., steel carport poles, decks, foundation, outside brick walls, support beams? How will the blasting effect our pets at home alone and our beloved wildlife in the Northcrest community? Deer, owls, birds, hawks, raccoons, possum, otters, etc.
DCSD: We do not expect that damages to adjacent properties will occur from blasting activities on the Pleasantdale site. In the unlikely event damages do occur, the damages are typically visible and obvious immediately. Upon completion of blasting, we encourage every homeowner to inspect their property for damages and follow the proper channels of notification so that it can be quickly reviewed and addressed.
53) Other communities have had severe consequences where there was not adequate blast designs and controls, i.e., premature detonation and "fly rock". Many issues have arisen in other communities near blasting sites, leaving the homeowners with damaged homes and ending up becoming embroiled in legal action and financial loss. What is our assurance in writing that we will not have these issues?
DCSD: Controlled Blasting will be adhering to the Fire Safety Commissioners Rules and Regulations Chapter 120-3-10. In addition, there shall be a minimum of 6 foot (overburden) of earthen cover to prevent any ''fly rock''
54) This is the holiday season. This issue was brought up rapidly in late November with a start date of 12/10 and only delayed to 12/17 due to a highly emotional meeting with DeKalb on 12/5. A Vibra-Tech representative was not even present.
DCSD: The Blasting Operation will begin on 1/2/2019.
55) This is the holiday season. The most cherished time of the year with many family members coming in for visits. It's a time for entertaining, relaxing, laughter, decorating, cooking, etc. A time to take off from work. Are we to remove our decorations, china, hand-blown glass decor with special mounts to the wall, antiques and other art objects during this season while we have our family in town in order for DeKalb to meet their deadline?
DCSD: The Blasting Operation will begin on 1/2/2019.
56) Will standards be followed for the blasting vibrations and changes to the air pressure, which apparently will feel like a 2nd blast? Will a blasting seismograph be used to measure both in ensuring that they are complying to national standards?
DCSD: Seismographs will be utilized to ensure vibrations are kept within Georgia Blasting Regulations for ground vibration and air overpressure.
57) What will the vibration actually feel like in our homes and please don't say "burp". Will it be a slight tremor barely felt, will it be like a freight train rolling by your home, like a clap of thunder, like a jet engine flying low overhead?
DCSD: Blast vibrations will be felt as a quick vibration inside the house. Most blasts have a duration of less than one second. Vibrations will be stronger close to the blast and weaker with distance; however, the vibration velocity will be maintained within the allowable ranges set by Georgia State code.
58) How will the blasting affect the utility lines, i.e., gas and water lines running to our homes? Will these be checked prior to record how the lines are in or good working and whether there are any changes during the blasting by the utility companies and Dekalb for the water lines? This is important. A gas leak can blow home apart.
DCSD: We don’t anticipate that the blasting will affect any utilities. The vibration velocity will be maintained within the allowable ranges set by Georgia State code.
59) Who is the contact and emergency number to call after the blasting has begun in the event of an urgent situation that may arise and we need to reach someone rapidly?
DCSD: In the event of an urgent situation call 911.
60) Is there a schedule of the blasting dates that will be distributed? Apparently, it's best to have a clear, calm cool day to have optimal blasting and we do have bad weather that will affect this schedule.
DCSD: The blasting operation will begin on 1/2/2019. The blasting operation will take 6 weeks to complete.
61) What is the name of the Vibra Tech insurance company and who is our contact? What is the coverage amount to cover each home should there be damages? Is there a form to complete?
DCSD: Should issues arise, please contact Vibra-Tech and the DeKalb County School representatives identified on the notification letters.
62) Are all of our Northcrest neighbors, even those with a strong voice allowed to attend any meetings regarding the blasting and share their opinion and be part of the neighborhood discussion? I work at a university that values all opinions and freedom of speech and no one is shut down. Has this happened?
DCSD: All individuals that are legally allowed to be on DCSC property may do so.
63) Will their be a Blasting Emergency plan with names and phone numbers available and distributed should an emergency happen. There is always potential for something this volatile to go extremely wrong and many lives could be impacted. There are such things as disasters from man-made work projects. What is their plan? Where is their plan?
DCSD: A pre-blast program and safety analysis was performed for this project after the unforeseen rock was discovered. In addition, a site-specific safety plan and blasting guidelines for this project were generated and distributed to the DCSD and the Northcrest Civic Association as part of the approval process for this construction operation.
64) How will this affect the pets that are home alone and our wildlife living in our woods and near the creek?
DCSD: We intend to follow a precise schedule for blasting. Pets and wildlife should not encounter noises greater than what nature provides during a storm. Pets may be further buffered due to actions taken by the homeowner with knowledge of when the sound will occur.
65) What happens if enough rock is not removed at the end of the blasting period. When will we learn what the next steps are in this situation?
DCSD: The extents of the rock that are in direct conflict with the construction of the new school have been clearly identified for removal. In the unlikely event that additional blasting should be required, additional notifications will be provided.
66) Why did some people have their crawl spaces and attics inspected when others didn’t?
DCSD: Vibra-Tech personnel are trained in performing pre-blasting surveys. Crawlspaces and attics are not typically inspected due to safety concerns. If you feel, that Vibra-Tech needs to review something further on your property, please contact them for a reinsertion. As noted in the community meeting, the survey timeline has been extended for this reason.
67) Why were some houses inspected for an hour and others two-plus hours?
DCSD: Vibra-Tech personnel are trained in performing pre-blasting surveys. The duration of each survey will vary based on the condition of the structure and other case dependent circumstances. If you feel, that Vibra-Tech needs to review something further on your property, please contact them for a reinsertion. As noted in the community meeting, the survey timeline has been extended for this reason.
68) What has been done as far as impact to wildlife?
DCSD: We have adhered to all related codes, ordinances, etc. but, did our best to maintain tree buffers outside of the construction zones.
69) What types of explosives are being used?
DCSD: Maxam Riodin.
70) What type of rock are you blasting?
DCSD: The rock has been identified as a mixture of solid granite and weathered rock.
71) How many charges do you anticipate setting?
DCSD: The amount of blasting charges to be set will be determined based on rock consistency and progress of removal during the blasting operation.
72) What’s the potential range for the vibration?
DCSD: Vibration velocity will be maintained within the allowable ranges set by Georgia State code. Ground vibration levels decrease rapidly near the shot, but slowly farther from the blast. Ground vibration levels may be felt for hundreds of feet from the blast, but should not affect the condition of structures.
73) Who is the company doing the explosives?
DCSD: Controlled Blasting, Inc.
74) What if you need to do more blasting than anticipated, will we get notice?
DCSD: Yes, we will provide notice if additional blasting is identified.
75) Other than the inspections by Vibratech what other precautions are being taken to protect the homeowner's property?
DCSD: We have included four seismographs around the blasting zone to ensure that the vibrations are kept within allowable tolerances. In addition, a test blast has been scheduled for 1/2/2019 so the project team can ensure that this construction operation will have as minimal impact as possible to the neighboring school and surrounding community.
* Please check the NCA News section for updates on the blasting schedule as these dates and times may have changed since this article's publication.