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Home My WebLink About20073891 111111111111111111111111111111111111111iii1111111111111 3509240 10/08/2007 10:52A Weld County, CO 1 of 15 R 76.00 D 0.00 Steve Moreno Clerk & Recorder 240 DECLARATION OF COVENANTS, CONDITION AND RESTRICTIONS FOR THE HIGHLANDS SUBDIVISION 71 THIS DECLARATION is made this day of 200r, by David C. Schwind and Susanne H. Schwind, hereafter collectively referred to as " the Declarant." WITNESSETH WHEREAS, the Declarant is the owner of that certain parcel of real property located in Weld County , State of Colorado, legally described on Exhibit "A" attached hereto and incorporated herein by reference and hereafter referred to as " the Property" ; and WHEREAS, the Declarant desires to establish and provide for the maintenance of easements and drainage, and desires to establish certain restrictions and uses relative to the Property; and WHEREAS, in order to accomplish the foregoing purposes, the Declarant desires to subject the Property to the easements, covenants, conditions, restrictions, charges and liens hereinafter ser forth. NOW, THEREFORE, the Declarant hereby declare that the property shall be held, sold, conveyed, transferred, leased, subleased and occupied subject to the following easements, covenants, conditions and restrictions which shall run with the Property and are for the purpose of protecting the value and desirability of the Property and every portion thereof, and shall be binding upon all parties having any right, title or interest in the Property or any portion thereof, their heirs, administrators, personal representatives, successors and assigns and shall insure to the benefit of each owner thereof. ao&7- 89/ ii-s- a©i) 1 PL /776 11111111111111111 3509240 10/08/2007 10:52A Weld County, CO 2 of 15 R 76.00 D 0.00 Steve Moreno Clerk& Recorder 1. SUBMISSION OF PROPERTY The Declarant hereby declare that the property shall be held, sold, conveyed, transferred, leased, subleased and occupied subject to the following easements, covenants, conditions and restrictions which shall run with the Property and are for the purpose of protecting the value and desirability of the Property and every portion thereof, and shall be binding upon all parties having any right, title or interest in the Property or any portion thereof, their heirs, administrators, personal representatives, successors and assigns and shall insure to the benefit of each owner thereof. 2. DEFINITIONS 2.1 General. The following sections define words and phases which, as used in this declaration, have the meaning set forth below. Other terms in this Declaration may be defined in specific provisions of the Declaration and shall have the meaning assigned by such definition. Defined words and phases are indicated in this Declaration by capitalizing the first letter of a defined word or of each word in a defined phase. 2.2 Act. The "Act" shall mean and refer to the Colorado Common Interest Ownership act as it may be amended from time to time. 2.3 Assessment. "Assessments" means all annual, special and/or other assessments levied by the association for the purposes set forth herein or set forth in Section 38-33.3-302 (b) and (k) C.R.S. of the Act, including but not limited to payment for Common Expenses, capital improvements, and reserves for the same. 2.4 Association. "Association" means The Highland Subdivision Homeowners Association, and its successors and assigns. 2.5 Board or Board of Directors. "Board" or "Board of Directors" means the governing body of the Association. 2 1111111 111111111111111 11111111111111111111 11111 11111111 3509240 10/08/2007 10:52A Weld County, CO 3 of 15 R 76.00 D 0.00 Steve Moreno Clerk& Recorder 2.6 Common Elements. "Common Elements" means any real estate within the Property and improvements thereon owned or leased by the Association, other than a Lot. 2.7 Common Expenses. "Common Expenses" means all costs and expenses incurred by the Association for the maintenance, repair, renovation, or replacement of any Roads, road improvements and other Common Elements and facilities. Common Expenses include, by way of example and not limitations, insurance; taxes; reserves for repair or replacement of Roads or Common Elements or facilities, and capital improvements; special assessments by taxing districts, if any; management or administrative expenses; legal and accounting fees and all other reasonable costs and expenses incurred by the association in performance of its duties. The Association shall collect Assessments from the Owners to pay Common Expenses in accordance with this Declaration and applicable provisions of the Act. 2.8 Community. "Community" means the Property and all improvements located on the Property subject to this Declaration. 2.9 Declaration. "Declaration" means this Declaration of Covenants, Conditions and Restrictions, together with any amendments and supplements thereof. 2.10 Easements. "Easements" means access and utility easements described on the Plat of The Highlands Subdivision and such other easements as has been or may be granted by the Association. 2.11 Lot. "Lot" means a physical portion of the Property designated for separate ownership or occupancy. 2.12 Member. Each Lot Owner in the Property shall be a Member of the Association. 2.13 Owner "Owner" means any natural person or entity who owns a Lot in the Property, but does not include a natural person or entity having an interest in a lot solely as security for a obligation. 2.14 Plats. "Plats" means the Plat previously recorded with the Weld County Clerk and Recorded for The Highland Subdivision. 3 111111111111111111 B IIII 11111111 11111 III II 1111 III 3509240 10/08/2007 10.52A Weld County, CO 4 of 15 R M.00 D 0.00 Steve Moreno Clerk& Recorder 2.15 Property. "Property" means all of The Highland Subdivision, Weld County, Colorado, according to the recorded Plat. 2.16 Road Easements and Roads. "Road Easements" means the roads and easements appurtenant to the roads described on the Plat of The Highland Subdivision. "Roads" means all roadways and road improvements located within the Road Easements. All roads within the Property are private. The term Roads does not include private drives within any Lot outside of the described Road Easements. 2.17 Rules and Regulation. "Rules and Regulations" means any instruments however denominated, which are adopted by the Association for the regulation and management of the Property, including any amendment to those instruments. 3. ASSOCIATION 3.1 Powers and Authority. The Association shall manage the business and the affairs of the community. The Association has and may continue to adopt Rules and Regulations. Additionally, the Association, acting through its Board, shall have all the powers and authority granted to an association under the Colorado Common Interest Ownership Act, as the same may be amended from time to time. 3.2 Membership. All Lot Owners shall be member of the Association. The Association shall have one class of membership. Membership shall be appurtenant to and may not be separated from ownership of any Lot. Ownership of a Lot shall be the sole qualification for membership. Each Lot shall be allocated one (1) vote in the Association. When more than one person holds a membership interest in any Lot, all such persons shall be Members. The votes for such Lot shall be exercised as they among themselves determine, but in no event shall more than one vote be cast with respect to any Lot. All membership rights may be assigned by a Member to a tenant, guest or family member, except voting rights. 4 111111 IIIII 111111111111.1,1d1110121111,11,11!!e r 3509240 1010812007 1 5 of 15 R 76.00 D 0.00 Steve Moreno Clerk 4. MAINTENANCE 4.1 Roads. The Association shall be responsible for the maintenance, repair and replacement of the Roads., except in paragraph 4.3 below. In the event that the Association shall fail to maintain the Roads, the Weld County Board of County Commissioners may cause the same to be maintained and may file a lien against said roads for the costs expended for such maintenance, This covenant shall run with the land and may not be amended or deleted without the consent of the Weld County Commissioners. 4.2 Lots. Each Owner is obligated to maintain and keep in good repair and condition such Owner's Lot and all improvements on the Lot. Installations and maintenance of all utilities ( including, without limitation, water, septic systems, electricity, natural gas and telephone) shall be the responsibility of the Owner or the utility provider, as the case may be, and shall not be the responsibility of the Association, unless otherwise provided herein. 4.3 Damage by Owner. Notwithstanding anything to the contrary contained in this Declaration, in the event the need for the Association to maintain or repair or replace any Road or Common element or improvement is caused by the willful act, negligence or other misconduct of an Owner or member of such Owner's family or a guest, invitee or tenant of an Owner or member of such tenant's family, the cost of such repair, replacement or maintenance shall be the personal obligation of such Owner, and any costs, expenses and fees incurred by the Association for the same shall be assessed to such Owner as part of the assessment to which the Owner's Lot is subject and the Association shall have a lien to secure such assessment as provide by this Declaration and Colorado law. 5. ARCHITECTURAL AND USE RESTRICTIONS 5.1 Land Use and Building Type. Except as provided herein, no Lot shall be used for other than residential purposes. No building shall be erected, altered, placed or permitted on any Lot other than One (1) single family dwelling and two (2) additional structures such as 5 MIME IIII IIII IIIIIIII 11111 III 11111 Ellin' 3509240 10/08/2007 10:52A Weld County, CO 6 of 15 R 76.00 D 0.00 Steve Moreno Clerk& Recorder detached garages, outbuildings, shop, barns and stables. No additional building shall exceed 2400 square feet. 5.2 Commercial and Utility Uses. Except as provided in paragraph 5.3, no Lot shall be used for retail sales activity of any kind or to conduct a commercial or manufacturing business or trade, including commercial equipment or vehicle repair except as set forth herein. Professional or "home" occupations such as physician, attorney, dentist, engineer, beauty shop operator or real estate agent, together with such other home occupations as may be permitted by the Weld County Land Use Code, as it may be amended, may be conducted only from the residence structure on a Lot. 5.3 Architectural Control 5.3.1 No building or other structure shall be erected, placed or altered on any Lot until the plans and specifications, and plot plan showing the location of the structure(s) have first been submitted to and approved in writing by the Architectural Control Committee (ACC). Such plans and specifications shall identify the type and color of the exterior materials and design, existing structures, and the location of the proposed with respect to the topography, finished grade and placement within the building envelopes. 5.3.2 The ACC shall consist of a minimum of three (3) members, appointed by the board of directors of the Association for two year terms. The Board may reappoint any Member of the committee whose term has expired, in its sole discretion. The ACC shall carry out the provisions of this Declaration and follow any rules or procedures prescribed by the association not in conflict with the Declaration. 5.3.3 Applicants shall submit plans and specifications to the ACC as set forth herein. The Committee shall process the application and endeavor to issue its approval or disapproval in a timely manner. In the event the ACC shall fail to approve or disapprove the application within thirty (30) days of its submission, such approval shall be deemed to have been given and received; provided, however, that no building or other structure shall be erected or allowed to remain on any Lot which violates the provisions of the Declaration or the Weld County Land Use Code, as it may be amended from time to time. The exterior of the 6 1111111 111111111111111 11111111111111111111 1111111111111 3509240 10/08/2007 10:52A Weld County, CO 7 of 15 R 76.00 D 0.00 Steve Moreno Clerk& Recorder proposed building and finished grading must be completed by an owner within eighteen (18) months of the commencement of construction. The ACC may grant an extension in its sole discretion upon prior written application by the Owner. Construction debris shall be removed immediately upon completion of construction. 5.4 Building Size and Material 5.4.1 Single story dwellings shall have not less than 2400 square feet of finished living space and multi level dwellings shall have not less than 3000 square feet of finished living space. In computing such minimum areas, the area of basements, porches, decks, garages, and car ports shall not be included. The maximum building height shall be forty (40) feet from the foundation to the peak of the roof. A minimum of a three (3) car attached garage is required. 5.4.2 All dwellings exterior shall have a minimum of seventy five (75) per cent masonry. Masonry can be brick, stone or stucco or any combination thereof. Exterior colors shall be muted natural colors that blends in with surrounding landscaping. 5.4.3 All dwellings shall include a minimum of a thirty year (30) dimensional shingle, tile, or other decorative roof, which shall be approved by the ACC. All gutters, flashing and stacks are to be painted. 5.5 Landscaping. All Owners shall have One (1) year to complete their landscaping plan as approved by the ACC, complete with water sprinkler systems meeting any requirement of Little Thompson Water District or the Weld County Health Department. 5.6 Out Buildings. All out buildings are to be of material matching the main dwelling. No metal buildings are to be permitted. No Out Building shall be larger than 2400 square feet. All building to be built to plans as approved by the ACC. 5.7 Fences. All fences are to be approved by the ACC prior to erection. White three rail PVC fence is the preferred fence. Fences must provide gates or other appropriate access where they cross easements. No barb wire is allowed. Privacy fence is allowed and not to exceed 6 feet. 7 1 X1111111111111111 VIII lint X1111111111111111 BBB 3509240 10/08/2007 10:52A Weld County, CO 8 of 15 R 76.00 D 0.00 Steve Moreno Clerk& Recorder 5.8 Water and Sewage. All water and sewage disposal systems placed upon any Lot shall comply with the requirements of the State of Colorado Health Department, Weld County Health Department and the Association, as applicable. Each residence shall be connected to the Little Thompson Water District for their domestic water requirements. This subdivision is in rural Weld County and is not served by a municipal sanitary sewer system. Sewage disposal shall be by septic systems in accordance with the regulations of the Weld County Health Department and the State of Colorado Health Department. The construction drawings for this subdivision was prepared by Park Engineer. These construction drawings indicate proposed primary and secondary envelopes for absorption fields. The lot owner shall not place any permanent landscaping, structures, dirt mounds or other items in the absorption field site for they are expressly prohibited. 5.9 Mobil/Modular Homes. A modular and/or factory built home may not be installed on a lot. 5.10 Refuse and Rubbish. Refuse, rubbish, garbage, trash, and other waste shall be kept within sealed containers and shall not be allowed to accumulate on any Lot and shall be disposed of in a sanitary manner. Owners with livestock shall keep animal waste picked up and disposed of in a sanitary manner. 5.11 Exterior Lights. The location of all outside lights or lighting on a Lot, not attached to the residential structure, and the intensity thereof shall be approved by the ACC before installation. 5.12 Vehicle Storage. No inoperative automobiles, trucks, tractors, motor homes, camp trailers, pickup campers, boats, livestock trailers, utility trailers or farm machinery shall be placed or remain on any Lot for more than thirty (30) days unless stored or parked in a garage/out building or in a area shielded from the view of other Lots without being screened in. 5.13 Animals. Commonly accepted domestic household pets may be kept on a lot provided they are not kept or maintained for any commercial purposes, and are not a nuisance to adjoining property owners. Dogs and other domesticated animals may be kept upon the 8 111111111111113331INNN 1111 II11111111111II1II111liii 1III 9 of 15 R 76.00 0 0.00 Steve Moreno Clerk & Recorder property so long as they are securely confined in an enclosure such as a pen, restricted by a suitable leash or chain, or properly trained and at all times within the control of the owner under voice command and not running at large. Horses, cattle and other domesticated livestock may be kept on lots as set forth and in accordance with the rules and regulations of the ACC and Weld County Estate Zoning regulation. They shall be kept in approved fenced areas or buildings as approved by the ACC. Animal waste shall be kept and removed in a sanitary manner. Hay storage shall be in a manner not to be offensive or unsightly to other lot owners. Preferably inside storage. 5.14 Pasture. All pasture or acreage not landscaped shall be planted to a suitable ground cover and maintained in a proper manner. Lot owners shall not over graze the pasture to allow wind erosion to occur. Lot owners shall maintain the pasture by mowing, haying or grazing so as not to allow the grass to reach maturity and dry down to become a fire hazard. Lot owner is responsible for all weed control on said Lot in accordance to Weld County Regulations. 5.15 Nuisance. No activity which may constitute a nuisance shall be permitted on any Lot. There shall be no persistent loud or excessive noises which interfere with the right of the Owners of adjoining Lots to the quiet enjoyment of their Lots. 5.16 Architectural Review Board Power to Grant Variances. The Architectural Review Board may authorize variances from the compliance with any of the provisions of this Declaration, including restrictions upon height, size, floor area or placement of structures or similar restrictions, when circumstances such as topography, natural obstructions, undue hardship, aesthetic or environmental consideration may require. Such variance must be evidence in writing and shall become effective when signed by all members of the Architectural Review Board. If any such variance is granted, no violation of the provisions of this Declaration shall be deemed to have occurred with respect to the matter for which the variance was granted; provided, however, that the granting of a variance shall not operate to waive any of the provisions of this Declaration for any purpose except as to the particular property and particular provision hereof covered by the variance, nor shall the granting of a variance affect in any way the owner's obligation to comply with all governmental laws and 9 111111111111111111111111111111111111111III 111111111 1111 3509240 10/08/2007 10:52A Weld County, CO 10 of 15 R 76.00 D 0.00 Steve Moreno Clerk& Recorder regulations affecting the property concerned. The ACC can not any variances from the plat notes as recorded. 6. RIGHT TO FARM COVENANT 6.1 Weld Count is one of the most productive agricultural counties in the United States. The rural areas of Weld County may be open and spacious, but they are intensively used for agriculture. Persons moving into the rural area must recognize there are drawbacks, including conflicts with longstanding agricultural practices and a lower level of service than in town. Agricultural users of the land should not be expected to change their long established agricultural practices to accommodate the intrusions of the urban users into a rural area. Well run agricultural activities will generate offsite impacts, including noise from tractors and equipment; dust from animal pens, field work, harvest, and gravel roads; odor from animal confinement, silage, manure, smoke from ditch burning; flies and mosquitoes; the use of pesticides and fertilizers in the fields, including the use of aerial spraying. Ditches and reservoirs cannot simply be moved "out of the way" of residential development without threatening delivery of irrigation to fields which is essential to farm production. Section 35-3.5-102, C.R.S., provides that an agricultural operation shall not be found to be a public or private nuisance if the agricultural operation alleged to be a nuisance employs methods or practices that are commonly or reasonably associated with agricultural production. Weld County covers a land area of over 4,000 square miles in size (twice the State of Delaware) with more than 3,700 miles of state and county roads outside of municipalities. The sheer magnitude of the area to be served stretches available resources. Law enforcement is based on responses to complaints more than on patrols of the county and the distances which must be traveled may delay all emergency responses. including law enforcement, ambulance, and fire. Fire protection is usually provided by volunteers who must leave their jobs and families to respond to emergencies. County gravel roads, no matter how often they are bladed, will not provide the same kind of surface expected from paved roads. Snow removal priorities mean that roads from subdivisions to arterials may not be cleared for several days after a major snowstorm. Snow removal for roads within subdivisions are of the lowest priority for public works or may be the private responsibility 10 11111 11111 11 1 IIII 1111111111111111 111111 III lilt 3509240 10/08/2007 10:52A Weld County, CO 11 of 15 R 76.00 D 0.00 Steve Moreno Clerk & Recorder of the home owners. Services in rural areas, in many cases, will not be equivalent to municipal services. Children are exposed to different hazards in the county that in urban or suburban settings. Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center pivot operations, high speed traffic, sand burs, puncture vines, territorial farm dogs, and livestock present real threats to children. Controlling children's activities is important, not only for their safety, but also for the protection of the farmer's livelihood. Parents are responsible for their children. 7. ASSESSMENTS 7.1 Purpose of Assessments. The Assessments adopted by the Association through its Board of Directors shall be used for the purpose of promoting the safety and welfare of the lot owners; for payment of all Common Expenses including the maintenance and repair of the road; to operate and administer the Association. 7.2 Annual Assessments. Annual assessments shall be based upon an annual budget adopted by the Association Board of Directors to promote and pay for the administration and performance of its duties set forth herein. Annual assessments shall be levied and collected as determined by the Board. The omission or failure of the Board to fix the annual assessment for any reason shall not be deemed a waiver, modification or release of the owners for their obligation to pay the same. 7.3 Special Assessments. In addition to annual assessments authorized above, the Association may levy in any fiscal year, one or more Special Assessments, payable over such a period of time as the association may determine, for the purpose of defraying, in whole or part, the cost of any unbudgeted costs; for the construction, reconstruction, repair or replacement of any common element or road improvements for which the Association is responsible. 7.4 Personal Obligation. Each lot owner, by acceptance of the deed for any lot, whether or not it shall be so expressed in any deed or other conveyance, shall be deemed to covenant and agree to pay all assessments allocated to such lot. Such assessments, including fees, 11 I 111111 11111 U 111111111111 IIIII 111 1111 3509240 10108/2007 10:52A Weld County, CO 12 of 15 R 76.00 D 0.00 Steve Moreno Clerk& Recorder charges, late charges, attorney fees, court costs, fines and interest charged by the Association, shall be the personal,joint and several obligation of the lot owners at the time when the assessments or other charges became due. The personal obligation to pay any sums due the Association shall not pass to a successor in title unless expressly assumed by the successor; but the lien against the lot(s) for unpaid assessments or other charges shall remain subject to foreclosure. 8. EASEMENTS 8.1 Road Easements. Every owner has a perpetual, non-exclusive easement for access to and from such owner's lot over and across the road easement which easements are appurtenant to and shall pass with title to such owner's lot. All conveyances or other instruments affecting title to such lot shall be deemed to grant and reserve the easements and rights provided for herein as though set forth in said document in full even though no specific reference to such easement or right appears in any such conveyance or instrument. Any owner entitled to use the road easements may delegate to such owner's tenants, invitees and guests the right to use the road easement subject to any rules and regulations adopted by the board. Each owner's right to use the road easement shall be subject to the rights of other owners as well as subject to the following: The right of the Association to reasonably restrict access and use, such as for closure due to repairs, maintenance or replacement. 8.2 Utility Easements. The utility easements described in the plat are for the purpose of construction, installation, location, maintenance and repair of public utilities and other private facilities, which may furnish utility services to the lots. The utility easement are perpetual and non-exclusive. 9. MISCELLANEOUS PROVISIONS 9.1 Enforcement. Enforcement of any provision in this declaration, the bylaws, and rules and regulations shall be by appropriate proceedings by statue, at law or in equity against those persons violating or attempting to violate any such provision. Such 12 111111 11111 11111 IIII IIII 1111111111111111 111111 III IIII 3509240 10/08/2007 10:52A Weld County, CO 13 of 15 R 76.00 O 0.00 Steve Moreno Clerk& Recorder proceedings may be for the purpose of removing a violation, restraining or enjoining a future violation, recovering damage for any violation, foreclosing a lien, obtaining such other and further relief as may be available, or any combination thereof. Such proceedings may be instituted by the Association or by a lot owner. In any such proceedings the prevailing party shall be entitled to recover the costs and reasonable attorney's fees incurred in connection with such proceedings. However, the Association shall not be liable to reimburse any lot owner for attorney's fees or cost incurred in any suit brought by a lot owner to enforce or attempt to enforce this declaration against another owner or third party. The failure to enforce any provision or this declaration, the bylaws and the rules and regulations shall not preclude or prevent the enforcement thereof for a further or continued violation, whether such violation shall be of the same or of a different provision. 9.2 Severability. If any provision or term of this declaration is invalided, such invalidity shall not affect the validity of the remainder of this declaration. 9.3 Duration. Subject to paragraph 9.4 below, the covenants, conditions and restrictions of this declaration shall run with the property, shall be binding on all lot owners, their legal representatives, heirs successors and assigns, and shall be in effect for twenty-five (25) years from the date hereof, and automatically renew for 25 years. 9.4 Amendment. This declaration may be amended at any time by a written and recorded instrument containing the consents of the record owners of majority of the lots subject to this declaration. 9.5 Notice. Unless otherwise required by this declaration, notice of matters affecting the property may be give to lot owners by the Association, or by other lot owners, in the following manner: Notice shall be hand delivered or sent by United States first class mail, to the mailing address of each lot owner. 9.6 Waiver. No Provision in this declaration is waived by reason of any failure to enforce the provision, regardless of the number of violations or breaches which may occur. 13 AMID 111111 IIII IIII 11111111 IIIII III 111111 III Ill! • 3509240 10/08/2007 10:52A Weld County, CO 14 of 15 R 76.00 D 0.00 Steve Moreno Clerk & Recorder Dated this - day of / f(c) C , 2007. IN WITNESS WHEREOF, the undersigned being Owners of all Lots in The Highlands executed this Declaration the date and year indicated above. 1, :, tj David C. Schwind, Owner, The Highlands Subdivision fr A Susanne H. Schwind, Ownerghland Subdivision State of Colorado ) tom) ss County of ) The foregoing instrument was acknowledged before me this • ` day of , 2007 by David C. Schwind, Owner, The Highland Subdivision. Witness my hand and official seal. My Commission expires: '-1-6 - £_.t-c a) r *..v_ Notary Public BA SARA A. LEGER NOTARY PUBLIC State of C orado ) STATE OF COLORADO ) ss My Cr-,•_•. o -... _: ^.'2009 County of W>& ) The fore eng instrument was acknowledge before me this day of S , 2007 by Susanne H. Schwind, Owner, The Highland Subdivision. Witness my hand and seal. My Commission expires: 6-2-09 44.4G44,)a 4,) Notary Public BARBARA A. LEGER NOTARY PUBLIC STATE OF COLORADO MyOo_"s≤.,: 79.2?2309 14 1111111 111 111111III111111111111111111 111111 11111 3509240 10/08/2007 10:52A Weld County, CO 15 of 15 R 76.00 0 0.00 Steve Moreno Clerk& Recorder Exhibit A " Property Description" "The Highlands" Minor Subdivision Final Plat (MF-1069) being a portion of the Northwest Quarter of Section Four, Township Three North, Range Sixty-Eight West of the Sixth Principal Meridian, County of Weld, State of Colorado. Being more particularly described as Lot "A" Weld County Recorded Exemption No. 1207-4-34-RE 2651. 15 Jacqueline Hatch From: John Broderius Sent: Sunday, April 29, 2007 2:10 AM To: Jacqueline Hatch MF Subject: The Highlands minor subdivision ML 1069 Jacqueline, Per your request I checked with dispatch and found that there are not any conflicts with the proposed names for streets in this subdivision. Highlands Ct. is acceptable. J.D. Broderius Division Commander Operational Support Division Weld County Sheriff's Office 1950 "O" Street, Greeley, Colorado 80631 970-356-4015 Ext 2810 Cell Phone 970-590-6838 E-mail:jbroderiusco.weld.co.us 1 IQRK ENGINEERING CONSULTANTS I FINAL DRAINAGE REPORT ' THE HIGHLANDS MINOR SUBDIVISION (FKA SCHWIND SUBDIVISION) WELD COUNTY,COLORADO 1 ' Prepared for: Dave Schwind ' 17900 WCR#5 Berthoud, Colorado 80513 (970) 535-4275 ' Prepared By: PARK ENGINEERING CONSULTANTS ' 420 2I st Avenue Suite 101 Longmont, Colorado 80501 (303)651-6626 November 4, 2005 Revised May 22, 2006 1 PEC Project#410-1 420 21st Ave. Suite 101 • Longmont, CO 80501 • (303) 651-6626 • FAX (303) 651-0331 E-mail don@parkengineering.net 1 "I hereby certify that this report(plan)for the drainage design of the THE HIGHLANDS MINOR SUBDIVISION was prepared by me(or under my direct supervision) in accordance with the provisions of the Weld County drainage criteria for the owners thereof." • ' ! 1 726 > mine Donald W. Park £ Registered Professional Engineer ,For State of Colorado No. 16726 I (Seal) t I 1 I. INTRODUCTION In general,the proposed improvements for the The Highlands Minor Subdivision include grading, roadways, drainage facilities, and utility infrastructure for 4 low-density single-family homes. There ' is an existing home on the southwest portion of the site, which will occupy one of the newly created lots. This is the home of the applicant with the address of 17900 WCR#5. This analysis includes a site drainage plan and report outlining the overall drainage strategy for the entire site. Supporting calculations and design criteria are contained in the appendix of this report. The drainage design concepts of this project are intended to be in conformance with the Weld County storm drainage requirements as described in the Weld County Subdivision Regulations. In addition to the Weld County Subdivision Regulations,the drainage criteria used for this project was the Urban Drainage and Flood Control District's Storm Drainage Criteria Manual. The Intensity- Duration-Frequency curves used for the rational method is that published by the Town of Mead. II. GENERAL LOCATION AND DESCRIPTION t The The Highlands Minor Subdivision is located at the southeast corner of the intersection of Weld County Road#38 and Weld County Road#5 in Weld County, Colorado,in the Northwest Quarter of Section 4, Township 3 North,Range 68 West of the 6th Principal Meridian. It is generally bounded ' by the Ish Ditch and Weld County Road#38 on the north side, Weld County Road#5 on the west and agricultural lands on the east and south. See vicinity map on next page. The Property is approximately 22 acres that will be divided into four(4)estate lots, 4 to 6 acres in size. A single access drive with a cul-de-sac will serve the site off of WCR#5. III. TOPOGRAPHY The project site is located on a ridgeline that runs north and south along the middle of the site. Approximately 60% of the site slopes west and 40%slopes east on slopes of approximately 1 to 1.5%. The entire site is irrigated pasture except for the existing house,yard and barn area. ' The Ish Ditch runs west to east along the north property line between the edge of the pasture and WCR#38. The Ditch is deep in this area as it cuts through the ridgeline approximately 15 to 20 feet below grade. ' The properties surrounding the site are all used for agriculture, with intermittent homes that are associated with farms and ranchets. 1 ' IV. EXISTING DRAINAGE CONDITIONS In general,the runoff from the site presently sheet flows either west or east depending on which side of the ridgeline is being evaluated. The westerly portion, which is approximately 60% of the site, flows west to the east borrow ditch of WCR#5. The runoff then flows north in the borrow ditch and through an existing 16"HDPE culvert to the south side of the Ish Ditch(DP A2). The flows then enter into the Ish Ditch by passing over riprap. There is no bypass of the Ditch,which is approximately 8 to 10 feet below grade at this point. WCR#5 passes over the Ditch via a 14' wide concrete box culvert. The ' easterly portion of the site, which is approximately 40%of the site, flows east to the easterly property line. A swale along the easterly property line intercepts the flows and directs them southeasterly to a concrete return structure.The concrete return structure directs flows into the Mead Lateral(DP B1). ' The site is currently flood irrigated from a portable,pressurized gated pipe along the ridgeline. The irrigation water is pumped from the Mead Lateral at the south side of the property up to the ridgeline. ' After development the parcel will no longer be irrigated. The individual lots will not have any shares of the irrigation water. ' There are no off-site flows that enter the site since the site is at the "top of the hill". The site is not included in any master planned drainage studies and does not lie within any floodplain. This site is within the St. Vrain River drainage basin. ' The parcel lies within Zone C per FIRM Community Panel #080266 0725C, Revised 9/28/82. V. DRAINAGE FACILITY DESIGN ' The following discusses the proposed drainage concepts for the developed conditions of the Subdivision. Please also refer to the Final Drainage and Erosion Control Plan drawing included with this report. Supporting calculations and design criteria are contained in the appendix of this report. ' Since the Developed conditions are similar to and consistent with the Historic conditions, no drainage improvements are proposed except for the improvements required for the private access drive. The gravel access drive will be a rural cross section with roadside ditches. Where the access drive ties into WCR#5, a culvert will be installed to pass the flows that have been collected in the east borrow ditch of WCR#5. Houses will be built with positive drainage, 1' drop in the first 10', away from the buildings with swales as needed to direct flows around houses. All swales will be at a minimum 2%. With the ' development of this parcel into lots,the land will no longer be irrigated. The proposed lots will not have irrigation water rights. ' Flows from the westerly basin will continue to sheet flow west to the east borrow ditch of WCR#5 than north in the borrow ditch to the Ish Ditch (DP A2). The runoff from the easterly basin will also follow historic patterns by sheet flowing east to the swale along the east property line that takes the flows back ' to the entrance structure into the Mead Lateral (DP B1). Developed flows are minimal. The road will be 26' of gravel with borrow ditches on each side. A 15" RCP will be placed in the borrow ditch under the entrance road(DP Al). It has been sized to carry the 5- year storm. The off-site area to the south of this parcel that contributes to the borrow ditch has been included in the calculations. No evaluations of off-site areas entering the site are necessary since the property is located at the top of the ridgeline and no runoff enters the site. An evaluation of the off-site flows(OS I)entering the borrow ditch along WCR#5 have been included to fully assess the 15"RCP under Highlands Court(DPA1). The southwesterly basin(Basin Al)has the following flow rate comparisons. Q5 historic= 1.0 cfs; Q100 historic=9.5 cfs ' Q5 developed= 1.2 cfs; Q100 developed=9.8 cfs The northwesterly basin(Basin A2)has the following flow rate comparisons. 1 Q5 historic= 0.8 cfs; Q100 historic= 7.6 cfs Q5 developed= 1.0 cfs; Q100 developed= 7.9 cfs tThe easterly basin(Basin B)has the following flow rate comparisons. ' Q5 historic= 2.6 cfs;QI00 historic= 17.1 cfs Q5 developed= 2.8 cfs; Q100 developed= 17.4 cfs ' Basin C will remain untouched and represents the basin of the Ish Ditch. Basin OSI consists of the off-site area contributing to the 15"RCP(DP Al) ' Q5 historic 2.6 cfs; Q 100 historic= 16.6cfs ' DP A2 is the collection of DP Al plus Basin A2 developed flows. DPAI Q5 historic= 3.8 cfs; Q100 historic= 26.4 cfs DPA2 Q5 developed=4.8 cfs; Q100 developed= 34.3 cfs Since the increase in flow from the historic to developed is minimal,no on site detentioning is proposed and no changes are proposed to the existing culvert into the Ish Ditch or the existing riprap. tErosion control will consist of a silt fence around the entrance road during construction. Straw bales will be placed in the entrance road borrow ditch. 1 VI. CONCLUSIONS The drainage concepts for this project are consistent with current policies and practices for storm drainage management and are in accord with Weld County storm drainage criteria. Each lot is in control ' of its runoff since no off-site flows enter the individual lots except for the swale along the east line of Lot 4. No mitigation is required for this development except for erosion control during construction of the homes and access drive. Historic conditions do not significantly change with this development and no ' detentioning is needed. Water quality is maintained with the large acreage lots providing for sheet flow across vegetation back to the release points. I I I 11 / It •.:, u l ' it ii I ___"_,______ _____________,..______,______ ill 11 gbh III I i\ I II a P I 507 STo-.1 - r A ,__I poi 71 %i • %%l I 5050-�� ' I 01•0 .11 / 41 f ' \-- --- 5088 rinj— — ... — — — i — - -- — — — — • G I 5 c'n :u ill I I APPENDIX I I I I I I I I I I ' C factors & Impervious % 9/28/2005 The Highlands Minor Subdivision HISTORIC AREA(sf) I C2 I C5 I C10 I C100 I %IMPERV IEXISTING GRAVEL DRIVE 4000 0.40 0.45 0.50 0.60 40 ,$*fTk1P.ASTURr..e .`' r`6ss928.` ajos );.. taa : . '5,ie,"t.' 2i:':::1 ": ' C2= 0.05 Total Basin Area C5= 0.15 20.80 ac I C10= 0.25 Basin Impervious CI00= 0.50 0% BASIN Al &A2 AREA(SO I C2 I CS I CIO I 000 I %IMPERV Ii1dMt0 D BARN $ fl ' ,4;60b& .'. -',.:6:401 Q'4 ; ?4W b.52 `.` if, ,;!.:1%-'14 t z4 GRAVEL PRIVATE DRIVE 22015 0.40 0.45 0.50 0.60 40 I ite tVEDRIVE$V1YALleS A .i5ti0'% w'. o&t-i av i i w_ U.B&.p? "44..O13' ;: �- PASTURE 389617 0.05 0.15 0.25 0.50 0 I C2= 0.08 Total Basin Area C5= 0.17 9.62 ac CIO= 0.27 Basin Impervious IC100= 0.51 3% BASIN B AREA(sl) I C2 I C5 I CIO I C100 I %IMPERV I IIbMEANDBARN #t ' 6000 04 '� 4 Etr-'''8"+ pelf u•. % ` GRAVEL PRIVATE DRIVE 3927 0.40 0.45 0.50 0.60 40 Pr.CVEDDRIVESjWALWN.V' : ISQO., Vii- ..Q.ar-it ., ±.. . ra�.,, a.: r+ .z tifr IPASTURE 390025 0.05 0.15 0.25 0.50 0 C2= 0.06 Total Basin Area I C5= 0.16 9.22 ac C10= 0.26 Basin Impervious C100= 0.50 I% IBASIN C AREA(sf) I C2 I CS I 00 I C100 I %IMPERV EXISTING 1511 DITCWC &. „ '4•:;":".;--8'504X4.::I'Fi 4,0 0SRA.` T ,S.V, �,'012 <„iK.R . . . _ '{JaVil IC2= 0.05 Total Basin Area C5= 0.15 1.95 ac C10= 0.25 Basin Impervious I C100= 0.50 2% BASIN OS1 AREA(sf) I C2 I C5 I CIO I C100 I %IMPERV I H G:S K't. K It '�J Lr P 'i cty+ .rox EXISTING HOME AND BARN'.' ' 30W �:4Q 't r;- .65 d,��:raN . �,<bS(�` � 6_ � �r'e��s 4� ^X, EXISTING GRAVEL DRIVE 2000 0.40 0.45 0.50 0.60 40 EXISTING PASTURE ' .447362. 005-t* r. 1 , .215;,„8. c. `2',25 . ... ,.bi:5 ;;3 : o°:,. C2= 0.05 Total Basin Area C5= 0.15 10.38 ac I CIO= 0.25 Basin Impervious C100= 0.50 0% ' basin&detention.XLS I TimeOfConcentration.XLS I I I ' TIME OF CONCENTRATION WORKSHEET THE HIGHLANDS MINOR SUBDIVISION I DWP 9/28/2005 *Ti from equation 3-3 of Urban Drainage and Flood Control manual "From figure 3-2 of Urban Drainage and Flood Control manual I ***Tt=travel length/travel velocity "*From Table 3-1 of UDFCD Manual: assume c-value for lawns of mixed clay and silty soils. I sub-basin initial/overland time,Ti travel time,Tt total time length h slope C5**** Ti' length swale type slope velocity** Tt n* Tc=Ti+Tt (It) (/) (min) (ft) (%) (f/s) (min) (min) I HISTORIC BASIN Al 500 1.5 0.15 33.4 650 grass 1.0 1.5 7.2 40.6 HISTORIC BASIN A2 500 1.5 0.15 33.4 700 grass 1.0 1.5 7.8 41.2 ' HISTORIC BASIN B 500 1.5 0.15 33.4 500 grass 1.0 1.5 5.6 39.0 I DEVELOPED BASIN Al 500 1.5. 0.17 32.7 650 grass 1.0 1.6 6.8 39.5 DEVELOPED BASIN A2 500 1.5 0.17 32.7 700 grass 1.0 1.6 7.3 40.0 DEVELOPED BASIN B 500 1.5 0.16 33.1 500 grass 1.0 1.7 4.9 38.0 BASIN OS1 500 1.5 0.15 33.4 1,142 grass 1.0 1.5 12.7 46.1 ' I I I RunoffCalculations.xls I RUNOFF ' THE HIGHLANDS MINOR SUBDIVISION FLOW ANALYSIS STANDARD FORM SF-3 (RUNOFF, RATIONAL METHOD PROCEDURE) KAK 09/28/05 design event area runoff Tc C x A IQ area year (acres) coeff. (min) (acres) (in/hr) (cfs) HISTORIC BASIN Al 100-year historic 5.33 0.50 41 2.67 3.6 9.5 5-year historic 5.33 0.15 41 0.80 1.3 1.0 HISTORIC BASIN A2 100-year historic 4.29 0.50 41 2.15 3.6 7.6 ' 5-year historic 4.29 0.15 41 0.64 1.3 0.8 ' DEVELOPED BASIN Al 100-year developed 5.33 0.51 40 2.73 3.6 9.8 5-year developed 5.33 0.17 40 0.91 1.4 1.2 I DEVELOPED BASIN A2 100-year developed 4.29 0.51 40 2.20 3.6 7.9 ' 5-year developed 4.29 0.17 40 0.73 1.4 1.0 ' HISTORIC BASIN B 100-year historic 9.22 0.50 38 4.61 3.7 17.1 5-year historic 9.22 0.15 38 1.38 1.9 2.6 DEVELOPED BASIN B 100-year developed 9.22 0.51 38 4.69 3.7 17.4 5-year developed 9.22 0.16 38 1.48 1.9 2.8 OS1 100-year historic 10.38 0.50 46 5.19 3.2 16.6 5-year historic 10.38 0.15 46 1.56 1.7 2.6 I AREA CONTRIBUTING TO DPA1 Q 5-YR j Q-10-YR I (CFS) ! (CFS) BASIN OS 10.38L 2.6 16.6 I BASIN Al 5.33 AC • 1.21Ii 9.8 -f TOTAL I 3.8 26.4 IAREA CONTRIBUTING TO DPA2 I O 5 YR ! Q 10-YR (CFS) (CFS) IDPOS1 1843 AC 38! 26.4 ---- ------ BASIN A2-4.29 AC 1 7.9 ITOTAL 4.81 34.3 I I I . I I I I I I I . I I Is " RcP culvert Calculator ill calculator output should be verified prior to design use Entered tered Data: I shape Circular Number of Barrels 1 Solving for Headwater chart Number 1 I scale Number 1 chart Description CONCRETE PIPE CULVERT; NO BEVELED RING ENTRANCE Scale Description SQUARE EDGE ENTRANCE WITH HEADWALL Overtop lowratte�ng — C 3.8000 cfs lRIE.5 S- �EftF 0EUEGGPEO A-i DPRi Of IManning' s n 0.0130 Roadway Elevation 44. 5400 ft Inlet Elevation 42.8600 ft I outlet Elevation 42.3400 ft Diameter 15.0000 in Length 52.0000 ft Entrance Loss 0.0000 I Tailwater 1.2500 ft kmputed Results: Headwater 44.0736 ft Inlet control 1 Slope 0.0100 ft/ft velocity 5.4793 fps Messages: I Inlet head > outlet head. Computing Inlet Control headwater. solving Inlet Equation 26. Solving Inlet Equation 28. Headwater: 44.0736 ft I DIS- HEAD- INLET OUTLET CHARGE WATER CONTROL CONTROL FLOW NORMAL CRITICAL OUTLET TAILWATER Flow ELEV. DEPTH DEPTH TYPE DEPTH DEPTH VEL. DEPTH VEL. DEPTH cfs ft ft ft in in fps ft fps ft 0.76 42.91 0.00 0.05 NA 3.47 9.46 0.62 0.69 0.00 1.25 1. 52 43.03 0.17 0.05 NA 4.95 5.86 4.30 0.41 0.00 1.25 I2.28 43.22 0.36 0.05 NA 6.15 7.24 4.81 0.51 0.00 1%25 3.04 43.39 0.53 0.05 NA 7.24 8.42 5.19 0.60 0.00 1.25 3.80 43.56 0.70 0.05 NA 8.27 9.46 5.48 0.69 0.00 1.25 4. 56 43.74 0.88 0.05 NA 9.30 10.39 5.71 0.77 0.00 1.25 I 5.32 43.96 1.10 0.05 NA 10.36 11.22 5.88 0.86 0.00 1.25 6.08 44.16 1.30 0.05 NA 11. 56 11.96 5.99 0.96 0.00 1.25 6.84 44.42 1.56 0.05 NA 15.00 15.00 5. 57 1.25 0.00 1.25 7.60 42.91 0.00 0.05 NA 15.00 15.00 6.19 1.25 0.00 1.25 I8.36 42.91 0.00 0.05 NA 15.00 15.00 6.81 1.25 0.00 1.25 9.12 42.91 0.00 0.05 NA 15.00 15.00 7.43 1.25 0.00 1.25 9.88 42.91 0.00 0.05 NA 15.00 15.00 8.05 1.25 0.00 1.25 10.64 42.91 0.00 0.05 NA 15.00 15.00 8.67 1.25 0.00 1.25 ' 11.40 42.91 0.00 0.05 NA 15.00 15.00 9.29 1.25 0.00 1.25 12.16 42 .91 0.00 0.05 NA 15.00 15.00 9.91 1.25 0.00 1.25 12.92 42.91 0.00 0.05 NA 15.00 15.00 10.53 1.25 0.00 1.25 13.68 42.91 0.00 0.05 NA 15.00 15.00 11.15 1.25 0.00 1.25 1114.44 42.91 0.00 0.05 NA 15.00 15.00 11.77 1.25 0.00 1.25 15.20 42.91 0.00 0.05 NA . 15.00 15.00 12.39 1.25 0.00 1.25 15.96 42.91 0.00 0.05 NA 15.00 15.00 13.01 1.25 0.00 1.25 16.72 42.91 0.00 0.05 NA 15.00 15.00 13.62 1.25 0.00 1.25 17.48 42.91 0.00 0.05 NA 15.00 15.00 14.24 1.25 0.00 1.25 18.24 42.91 0.00 0.05 NA 15.00 15.00 14.86 1.25 0.00 1.25 19.00 42 .91 0.00 0.05 NA 15.00 15.00 15.48 1.25 0.00 1.25 I ' CR 5 BORROW DITCH ' Man Made Channels -- English Units Civil Tools for Windows (09-08-2005, 15:09:31) Flow Depth = 1.500 ft 1 Flowrate = 39.376 cfs — CARRIES too-YEAR DEUEC-oFED AT DP AZ.. Channel Bottom Width = 1.000 ft Channel Side Slope = 4 .000 ft/ft t Channel Slope = 0.00900 ft/ft Channel Roughness = 0.032 Wetted Area = 10.50 sf Wetted Perimeter = 13.37 ft Velocity = 3.75 fps Froude No. = 0.74 Flow = Sub-Critical I 1 1 1 ' DRAINAGE CRITERIA MANUAL RUNOFF IT TABLE 3-1 (42) IRECOMMENDED .RUNOFF COEFFICIENTS AND PERCENT IMPERVIOUS LAND USE OR PERCENT FREQUENCY ISURFACE CHARACTERISTICS IMPERVIOUS 2 5 10 100 Business: ICommercial Areas 95 .87 .87 .88 .89 Neighborhood Areas 70 .60 .65 .70 .80 IResidential : Single-Family * .40 .45 .50 .60 I • Multi-Unit (detached) 50 .45 .50 .60 .70 Multi-Unit (attached) 70 .60 .65 .70 .80 1/2 Acre Lot or Larger * .30 .35 .40 .60 IApartments 70 .65 .70 .70 .80 Industrial : ILight Areas 80 .71 .72 .76 .82 Heavy Acres 90 .80 .80 .85 .90 ' Parks , Cemetaries : 7 . 10 .18 .25 .45 Playgrounds : 13 . 15 .20 .30 .50 I Schools: 50 .45 .50 .60 .70 Railroad Yard Areas 20 .20 .25 .35 .45 Undeveloped Areas: IHistoric Flow Analysis- 2 (See "Lawns") Greenbelts , Agricultural IOffsite Flow Analysis 45 .43 .47 .55 .65 (when land use not defined) IStreets: Paved 100 .87 .88 .90 .93 IGravel (Packed) 40 .40 .45 .50 .60 Drive and Walks : 96 .87 .87 .88 .89 Roofs : 90 .80 .85 .90 .90 ILawns , Sandy Soil 0 .00 .01 .05 .20 Lawns , Clayey Soil 0 .05 .15 .25 .50 INOTE: These Rational Formula coefficients may not be valid for large basins. ' *See Figure 2-1 for percent impervious. I 11-1-90 URBAN DRAINAGE AND FLOOD CONTROL DISTRICT I O a .. • ,:c I =___. . . .. , n,,,,.._._ _ ____.__. ______,,__. _..,. ,..:_„__, ._.. .. ._ _=_ ________ ,________„•=7„_...:.________ _._ ____.._____ __ . _ _ . . ,,:, i= ..-.q.l, =1= _ =.__ Z C. I ---- _— _ -_= = F' :_— -(_. ._ _ Ir.= —, - - ' _I 700 YEAR- ' _ — ........... EAR-- _ — , - 1. 1, -LT:, (La4. .-.-I- -• o W 0 i. =r - J= e, _10..7:—.]:=-: ] ,-2.0 : 1 a:,-.',57:'..=1:7--.V..2707...-I.—,-- _. —'0 -=1 ,- ..-}-).,:=:,--,_2,2_,- � _ —�0_ Z _ - _ TI'lE=OF-CO,NCFNTRATJ011._t� ( I f'I_ TFS..) - - O ' �T_, � H I I DRAINAGE CRITERIA MANUAL RUNOFF I ' 50 30 I — I F 1 I16/1 ..11 i — II 4I1- 20 ! IW Tl �glIJ1 cc W ti I Oa10 ~yI �. a —J z 1 �; t l I -o I >} PT-„ r — . I 3_ ZcI W ac ° I ° r yO 5 t ° - I J J ?1n _� I I -VIIy I r i' P ? Gi 4 I I_IWN 2 I IR2 3 - _ - -1 -` -" rt r - c I� O c 2 — c M7k i f f M- t - -- - I I It _y . _ . _ L. -- -- - - 7 t -- .- I I [ I _; t 4 I I I r .5 : - I .1 .2 .3 .5 I 1 2 3 5 10 20 VELOCITY IN FEET PER SECOND I FIGURE 3 - 2. ESTIMATE OF AVERAGE FLOW VELOCITY FOR IUSE WITH THE RATIONAL FORMULA. . ' MOST FREQUENTLY OCCURRING ' UNDEVELOPED" LAND SURFACES IN THE DENVER REGION. IREFERENCE : '-Urbao Hydrology For Small Watersheds Technical Release No. 55. USDA. SCS Jan. 1975. I 5 -1-84 URBAN DRAINAGE & FLOOD CONTROL DISTRICT IFROM : HRSCct.L SURVEYS DC FFUC C. : 19 ro5se5EQ4 Jul. 22 2005 09:sari P2 o = i m N H .�-� s O r E p aae at a �N az s l�7 Y f W 442 r W .� E♦ go a. t I Ket 9 a8 �_ M1.41 Zo O O I W Iis �. � UU _ a= _ _ ® - == I \—..` 0 " a = a f WZ v O W I n N z s • s$ O N S .� - (DOB 5\—0, -------3 43 ; a n W I/ -0 i o II II I .----r J o <1 , 1 02 os, as g `-io I � 1 03 1i \ • \\,... r.r g a 1 ~ n�° 18 'R-\....., Final Drainage Report contains oversized Final Drainage and Erosion Control Plan Map Please See Original File Hello