EXHIBIT A To DECLARATION OF PROTECTIVE COVENANTS FOR, P.U.D. ENVIRONMENTAL MANAGEMENT HANDBOOK FOR SEVERANCE, COLORADO REVISED January 13, 2016 July 13, 2016
ENVIRONMENTAL MANAGEMENT HANDBOOK FOR SEVERANCE, COLORADO Table of Contents Introduction... 3 Irrigation System... 4 Storm Water... 5 Roads... 5 Trails... 5 Common Areas... 6 Privately Owned Open Space... 6 Landscape Maintenance Funding... 6 Septic Systems... 7 Peak Season Design and Annual Water Requirements... 9 Notes to Peak Season Design and Annual Water Requirements... 10 Septic Design Diagram... 11
Introduction ENVIRONMENTAL MANAGEMENT HANDBOOK The Environmental Management Handbook is an appendix to the Protective Covenants of Soaring Eagle Ranch. It is a document that describes several components of the development that will be the responsibility of the Homeowners Association or individual lot owners. The following outline describes the various elements of the Handbook; how they will be managed; who is responsible for taking care of them; and, how the funding of each item will be collected. As a part of the Covenants, this document has the enforcement and collection authority of the Homeowners Association and it is an encumbrance on each property. [The remainder of this page is intentionally left blank] Page 3 of 11
Irrigation System ENVIRONMENTAL MANAGEMENT HANDBOOK The neighborhood is served by a separate water system that allows each lot to tap into a pressurized water line for irrigation water. The Homeowners Association owns and operates this system, which includes the ditch easement that delivers water to a reservoir on the property and the water rights as described below. The reservoir is a lined pond that has a large pump or series of pumps which draw water from the reservoir and deliver it under pressure via underground pipes to each individual lot, as well as to the two landscaped entryways. Each lot is allotted a specific amount of water and a specific watering time schedule. See Pages 9-10, Table A: "Peak Season Design and Annual Water Requirements." The amount of water and time will be directly related to the landscape plans that are submitted and approved by the Homeowners Association (HOA). Each year the HOA budget will include annual expenses to operate the irrigation system, which will include the cost of water, electricity, maintenance and operational costs. In addition to these annual expenses, the budget shall include a reserve amount which will be used for future repair or replacement of components of the system. Each lot is allowed a maximum of 20,000 square feet of equivalent turf area, inclusive of shrubs and trees, all of which must be contained within the designated landscape envelopes. The remaining portions of each lot that lie outside the Landscape Envelope area must be non-irrigated native grasses. Upon approval of the landscape and irrigation plans for each lot, the owner will be allowed to tap into the irrigation system. The HOA will manage and maintain the system up to this tap facility and the individual homeowners will manage and maintain their systems, including the tap facility that is on or accessory to their lot. The developer has provided the following water rights to satisfy the needs of the non-potable system: Larimer Weld Direct Windsor Reservoir Canal Co. Larimer Weld Reservoir (Terry Lake) 4 Shares 2 Shares 2 Shares Page 4 of 11
Storm Water ENVIRONMENTAL MANAGEMENT HANDBOOK Storm water facilities consist of: Swales Detention (Retention Areas) Culverts Pipes Water Quality Features Rip Rap Each of the storm water facilities is identified and detailed on the Final Design Engineering Drawings as prepared by Northern Engineering and approved by Weld County. The ownership and maintenance of these facilities is the responsibility of the HOA, funded through the collection of annual dues. Any facilities or drainage that is over or adjacent to any lot will be described and the responsibilities of each homeowner, as they relate to drainage, grading and maintenance are identified on these plans. Since the primary storm water facilities are also part of the common area landscaping or the roads, the maintenance and reserve accounts for these categories will include storm water. Roads The roads throughout the neighborhood will be dedicated to the County, but maintained by the HOA. Road reserves shall be collected from each lot owner each year and held in reserve to fund a crack, fill and seal coating application every 5 years or as determined by the HOA. After 2 seal coat applications this reserve may require adjustment to fund a patching and replacement maintenance program. All assessments and budget reserves shall be determined by the HOA. Snow removal to be provided as determined by the HOA and at the expense of the HOA. Trails The trails will be owned, managed and maintained by the HOA. The Annual Budget of the HOA shall include an amount adequate to fund the maintenance of the neighborhood trails. Page 5 of 11
Common Areas ENVIRONMENTAL MANAGEMENT HANDBOOK The common areas will be owned, managed and maintained by the HOA. Other than the two entryways, all common areas will be landscaped with a drought-tolerant native grass seed mix. Once established, these areas will require periodic mowing (one per month, typical), periodic fertilizer, and broad leaf weed control (one per season), and infrequent maintenance and/or replacement. The entryway features will be maintained at a high quality, manicured level. Weekly mowing, daily irrigation, annual flowers, ornamental trees and shrubs, and all of the care usually given to high quality features, will be applied to both entrances. Privately Owned Open Space Outside of the landscape envelope of each lot is an extensive area that is planted by the Owner with the same grass mix as described above in "Common Areas." The maintenance of this open space will be done by the owner. Landscape Maintenance Funding The Annual Budget of the HOA shall include an amount adequate to fund the maintenance of the common areas as described above. In addition to annual maintenance costs, a Landscape Replacement Reserve should be included to cover future expenses to replace or repair landscaping. Determination of expenditures and reserves shall be made by the HOA. Page 6 of 11
Septic Systems ENVIRONMENTAL MANAGEMENT HANDBOOK Individual septic systems can be designed to function perpetually if they are managed and maintained properly. This portion of the Environmental Management Handbook will detail the design criteria required of each septic system installed in Soaring Eagle Ranch. The HOA will hire qualified technicians to inspect the plans for each system, inspect the installation of each system, perform annual maintenance and monitoring of each system, and keep a running record of each systems performance. The separate cost of inspections will be collected from each owner of developed lots, along with annual dues, and held in reserve to pay for annual inspections and reports of each system. These management practices will be a pro-active approach to assure properly designed and functioning systems in Soaring Eagle Ranch. 1) DESIGN Prior to submitting for a septic system permit with the Weld County Department of Health, each Owner shall submit their design plans to the Soaring Eagle Ranch Architectural Review Committee (ARC) for review and approval. All systems must be designed and installed in accordance with all applicable Weld County Individual Sewage Disposal System regulations and Colorado Department of Public Health and Environment guidelines. Weld County Department of Public Health and Environment has final approval of all septic system designs. Each system must also be designed to meet the minimum requirements of Soaring Eagle Ranch Septic System Design as described on Exhibit A (Page 11) of the Environmental Management Handbook. Each septic system shall be designed for site-specific conditions, including, but not limited to, maximum seasonal high groundwater, poor soils, and shallow bedrock. Once the septic system has been approved by the Soaring Eagle Ranch ARC the permit application may be submitted to Weld County. Activities such as landscaping, i.e., the planting of shrubs and trees; and construction, i.e., auxiliary structures, dirt mounds, etc., are expressly prohibited in the designated leach field sites. These areas should be maintained in grass. 2) INSPECTION A) Prior to backfilling the installed septic system and after final inspection and approval by Weld County, each Owner shall notify the Soaring Eagle Ranch ARC in writing requesting an inspection. A $50 inspection fee shall be included with the request. Said inspection shall occur within 48 hours (Monday-Friday) of receiving the request for inspection and shall be made to insure the approved design has been properly installed. Page 7 of 11
ENVIRONMENTAL MANAGEMENT HANDBOOK B) A written approval or denial of approval shall be delivered to the Owner within 24 hours of the inspection and the Owner shall remedy any deficiencies prior to backfilling. C) Another inspection accepting the remedies shall be requested and this additional inspection shall occur within 48 hours (Monday-Friday) of receiving a written request for inspection along with a $50.00 re-inspection fee. D) Any additional re-inspections shall follow the above described procedure and shall include a $100 re-inspection fee per occurrence. E) Once the septic system installation has been approved and subsequently backfilled, a final inspection shall be requested using the same procedure as outlined above. Final re-inspection to remedy deficiencies shall include the reinspection fees described above. Final approval shall be in written form and delivered to the Owner within 24 hours of final approval Inspection. 3) ANNUAL MAINTENANCE Each year the HOA shall hire qualified technicians to perform the following maintenance procedures on each septic system: A) Inspect the overall system B) Monitor the sludge and/or scum level of the tank C) Clean the effluent filter D) Alternate the leach field, if applicable E) File a report with the Owner and the HOA on the tasks performed and the condition of each system 4) SLUDGE PUMPING In the event that the annual inspection reveals that the combined depth of the sludge and scum mat is equal to or exceeds 33% of the tank liquid volume or the when the scum mat measures 6 inches or greater, the tank must be pumped. Pumping must be performed by a licensed Weld County septic tank cleaner, who will dispose of the sludge in a proper and acceptable manner. Any pumping or sludge removal that may be deemed necessary by the annual inspections or sale of the property shall be coordinated and paid for by the owner. Page 8 of 11
ENVIRONMENTAL MANAGEMENT HANDBOOK TABLE A Peak Season Design and Annual Water Requirements Irrigated Area Peak Season Design Irrigation Requirement Operating Loss Total Daily Application Requirement Total Daily Application Requirement Total Daily Application Requirement Seasonal Irrigation Requirements Seasonal Effective Precipitation Total Seasonal Irrigation Application Total Seasonal Irrigation Application Total Seasonal Irrigation Application SEE "NOTES" ON FOLLOWING PAGE 54 acres 0.25 inches/day 0.06 inches 0.31 inches 1.39 acre feet 453,742 gallons 36.0 inches 7.0 inches 29.0 inches 130.5 acre feet 42,537,598 gallons WATERING INFORMATION Even-numbered address: Mondays, Wednesdays and Fridays Odd-numbered addresses: Tuesdays, Thursdays and Saturdays No watering allowed on Sundays It is recommended that watering be done before 8:00 a.m. and after 6:00 p.m. to minimize evaporation loss. Newly seeded or sodded lawn areas are permitted to be watered daily for the first six weeks if water is available. There is no guarantee that the pumps will be operating on Sunday. Reminder please be mindful of water conservation by minimizing run-off, and not watering during strong winds or on rainy days. Page 9 of 11
ENVIRONMENTAL MANAGEMENT HANDBOOK Notes to Peak Season Design and Annual Water Requirements a) Proposed irrigation system operational efficiency is assumed to be 80%. b) Proposed irrigation system tap utilization efficiency is assumed to be 85%. Tap utilization efficiency is defined as the average design flow/average available flow. c) Peak season irrigation requirement of 0.25 inches per day is assumed for the irrigated landscape areas and is based upon National Weather Service data and a crop coefficient of 0.80. d) A seasonal precipitation of 14 inches is used and is based upon National Weather Service Information. Precipitation is assumed to be 50% effective. e) The irrigated acreage is an estimate based upon the conceptual site and landscape plans. Some changes may be made as these plans are finalized. The irrigated area includes 20,000 s.f. of irrigated landscape per homeowner lot and two acres of irrigated Common Open Space for ornamental landscape located near project entries. f) The irrigation water requirement, based upon the conceptual plan, is 130.5 acre feet. 163 acre feet of water will be dedicated to the Homeowners Association. This will account for normal season irrigation requirements with an additional 25% dedicated to account for abnormally dry years and for supplemental watering of trees and shrubs located in Common Open Space areas during plant establishment. The irrigation water will be dedicated from Windsor water and/or Larimer and Weld Canal water. Page 10 of 11
ENVIRONMENTAL MANAGEMENT HANDBOOK EXHIBIT A TO ENVIRONMENTAL MANAGEMENT HANDBOOK FOR, P.U.D. Septic Design Diagram Typical Septic System Layout Plan View Page 11 of 11