HomeMy WebLinkAbout20070120 Ver 2_More Info Received_20070716WEST-
CONSULTnNTS o«~
July 13, 2007
Mrs. Cyndi Karoly
401 Permitting Unit
1650 Mail Service Center
Raleigh, NC 27699-1650
~(
Re: Carolina Peaks Subdivision f~f- I ~ ~ ,v~~ D
Rutherford County
DWQ Project # 07-0102
Request for Additional Information
Dear Mrs. Karoly;
Enclosed, please find five copies of the information requested in your letter of June 29,
2007. This submittal includes five copies of the site plan showing storm water inlets and
outfalls. Five copies of the information on the most current Pre Construction Notification
Form are also included. The unnamed tributary to Otter Creek is indicated on the site
plan. There are no other waters of the state, streams or wetlands located on the property.
The only impact to live water is the 40 linear feet of culvert placement requested. Please
include this information with our previous submittals for this project. Thank you for your
assistance with this project.
Sincerely, D U`-' ~ ~ LI V
WEST CONSULTANTS PLLC D
' J~.1L 1 n 2007
,~~0 ~. ~~
DENR -WATER 4UALITY
David W. Poore, P.E., CPESC ~LMitki~,VDSTO"~!~~/g1FRg~~
405 South Sterling Street, Morganton NC 28655
828 433 5661 / rax 828 433 5662 / westconsc~bellsouth.net
Cc Roger Edwards, Asheville Regional Office
~7~ 4/aa Ua
Office Use Only: Form Version Merch OS
USACE Action ID No. DWQ No.
(If any particular item is not applicable to this project, please enter "Not Applicable" or "N/A".)
I. Processing
r~~;";
R f_ ~ ~ ! ~ ?-_ i
Check all of the approval(s) requested for this project:
® Section 404 Permit ^ Riparian or Watershed Buffer Rules
^ Section 10 Permit ^ Isolated Wetland Permit from DWQ
® 401 Water Quality Certification ^ Express 401 Water Quality Certification
2. Nationwide, Regional or General Permit Number(s) Requested: NWP-39
3. If this notification is solely a courtesy copy because written approval for the 401 Certification
is not required, check here: ^
4. If payment into the North Carolina Ecosystem Enhancement Program (NCEEP) is proposed
for mitigation of impacts, attach the acceptance letter from NCEEP, complete section VIII,
and check here: ^
5. If your project is located in any of North Carolina's twenty coastal counties (listed on page
4), and the project is within a North Carolina Division of Coastal Management Area of
Environmental Concern (see the top of page 2 for further details), check here: ^
II. Applicant Information
Owner/Applicant Information
Name: Car
Mailing Address: P.0
~ 15~~LI V L~
JIJL. X ~ 2007
5
_- ----
Orland FL 32836
Telephone Number: 828-625-1123 Fax Number:
E-mail Address:
2. Agent/Consultant Information (A signed and dated copy of the Agent Authorization letter
must be attached if the Agent has signatory authority for the owner/applicant.)
Name: David W. Poore P.E. CPESC
Company Affiliation: West Consultants PLLC
Mailing Address: 405 South Sterling Street
Mor anton, NC 28655
Telephone Number: 828-433-5661 Fax Number: 828-433-5662
E-mail Address: dpoore ,west-consultants.com
Page 5 of 12
III. Project Information
Attach a vicinity map clearly showing the location of the property with respect to local
landmarks such as towns, rivers, and roads. Also provide a detailed site plan showing property
boundaries and development plans in relation to surrounding properties. Both the vicinity map
and site plan must include a scale and north arrow. The specific footprints of all buildings,
impervious surfaces, or other facilities must be included. If possible, the maps and plans should
include the appropriate USGS Topographic Quad Map and NRCS Soil Survey with the property
boundaries outlined. Plan drawings, or other maps may be included at the applicant's discretion,
so long as the property is clearly defined. For administrative and distribution purposes, the
USACE requires information to be submitted on sheets no larger than 11 by 17-inch format;
however, DWQ may accept paperwork of any size. DWQ prefers full-size construction
drawings rather than a sequential sheet version of the full-size plans. If full-size plans are
reduced to a small scale such that the final version is illegible, the applicant will be informed that
the project has been placed on hold until decipherable maps are provided.
1. Name of project: Carolina Peaks Subdivision
2. T.I.P. Project Number or State Project Number (NCDOT Only): N/A
3. Property Identification Number (Tax PIN): 1634686
4. Location
County: Rutherford Nearest Town: Old Fort
Subdivision name (include phase/lot number): Carolina Peaks
Directions to site (include road numbers/names, landmarks, etc.): From I-40, take US 221
South 3 mi. to Mud Cut Road SR 1135. Go 2 mi. to Sugar Hill Rd., SR 1001, turn left. Go
3 5 mi. to Bills Creek Rd SR 1008. GO 0.6 mi. to Otter Creek Rd. Site is 0.5 mi. on ri hit-
5. Site coordinates (For linear projects, such as a road or utility line, attach a sheet that
separately lists the coordinates for each crossing of a distinct waterbody.)
Decimal Degrees (6 digits minimum): 35.52053 °N 82.10590 °W
6. Property size (acres): 124.82 Acres
7. Name of nearest receiving body of water: U/T to Otter Creek (9-23-13, C-Tr)
8. River Basin: Broad River Basin
(Note -this must be one of North Carolina's seventeen designated major river basins. The
River Basin map is available at http://h2o.enr.state.nc.us/admin/maps/.)
9. Describe the existing conditions on the site and general land use in the vicinity of the project
at the time of this application: Existing conditions are wooded. General land use in the
vicinity of the project is residential and agricultural uses. The parcel joins other tracts that
are small family farms.
Page 6 of 12
10. Describe the overall project in detail, including the type of equipment to be used:
Proiect involves constructing 8 000 LF of streets to serve a proposed subdivision. One street
will cross this U/T At this point it is proposed to place 40 LF of culvert.
11. Explain the purpose of the proposed work: PurRose is to allow access to property by
crossing_creek The creek must be crossed in order to have access to the parcel.
IV. Prior Project History
If jurisdictional determinations and/or permits have been requested and/or obtained for this
project (including all prior phases of the same subdivision) in the past, please explain. Include
the USACE Action ID Number, DWQ Project Number, application date, and date permits and
certifications were issued or withdrawn. Provide photocopies of previously issued permits,
certifications or other useful information. Describe previously approved wetland, stream and
buffer impacts, along with associated mitigation (where applicable). If this is a NCDOT project,
list and describe permits issued for prior segments of the same T.I.P. project, along with
construction schedules. NIA
V. Future Project Plans
Are any future permit requests anticipated for this project? If so, describe the anticipated work,
and provide justification for the exclusion of this work from the current application.
VI. Proposed Impacts to Waters of the United States/Waters of the State
It is the applicant's (or agent's) responsibility to determine, delineate and map all impacts to
wetlands, open water, and stream channels associated with the project. Each impact must be
listed separately in the tables below (e.g., culvert installation should be listed separately from
riprap dissipater pads}. Be sure to indicate if an impact is temporary. All proposed impacts,
permanent and temporary, must be listed, and must be labeled and clearly identifiable on an
accompanying site plan. All wetlands and waters, and all streams (intermittent and perennial)
should be shown on a delineation map, whether or not impacts are proposed to these systems.
Wetland and stream evaluation and delineation forms should be included as appropriate.
Photographs may be included at the applicant's discretion. If this proposed impact is strictly for
wetland or stream mitigation, list and describe the impact in Section VIII below. If additional
space is needed for listing or description, please attach a separate sheet.
1. Provide a written description of the proposed impacts: Impacts will be from placing-
40 LF of culvert pipe in a stream in order to allow access to the subdivision.
Page 7 of 12
2. Individually list wetland impacts. Types of impacts
mechanized clearing, grading, fill, excavation, flooding,
separately list impacts due to both structure and flooding.
include, but are not limited to
ditching/drainage, etc. For dams,
N/A
Wetland Impact
Site Number
(indicate on map)
Type of Impact Type of Wetland
(e.g., forested, marsh,
herbaceous, bog, etc.) Located within
100-year
Floodplain
(yes/no) Distance to
Nearest
Stream
(linear feet) Area of
Impact
(acres)
Total Wetland Impact (acres)
3. List the total acreage (estimated) of all existing wetlands on the property:
4. Individually list all intermittent and perennial stream impacts. Be sure to identify temporary
impacts. Stream impacts include, but are not limited to placement of fill or culverts, dam
construction, flooding, relocation, stabilization activities (e.g., cement walls, rip-rap, crib
walls, gabions, etc.), excavation, ditching/straightening, etc. If stream relocation is proposed,
plans and profiles showing the linear footprint for both the original and relocated streams
must be included. To calculate acreage, multiply length X width, then divide by 43,560.
Stream Impact
Number
(indicate on map)
Stream Name
Type of Impact
Perennial or
Intermittent? Average
Stream Width
Before Im ct Impact
Length
(linear feet) Area of
Impact
(acres)
Stream Impact #1 U/T to Otter Creek Culverft P 1' 40 0.00092
Total Stream Impact (by length and acreage) 0.00092
5. Individually list all open water impacts (including lakes, ponds, estuaries, sounds, Atlantic
Ocean and any other water of the U.S.). Open water impacts include, but are not limited to
fill, excavation, dredging, flooding, drainage, bulkheads, etc. N/A
Open Water Impact
Site Number
(indicate on map)
Name of Waterbody
(~ applicable)
Type of Impact Type of Waterbody
(lake, pond, estuary, sound, bay,
ocean, etc.) Area of
Impact
(acres)
0
Total Open Water Impact (acres)
Page 8 of 12
6. List the cumulative impact to all Waters of the U. S. resulting from the project:
Stream Impact (acres): 0.00092
Wetland Im act (acres : 0
Open Water Impact (acres): 0
Total Im act to Waters of the U. S. (acres) 0.00092
Total Stream Impact (linear feet): 40
7. Isolated Waters
Do any isolated waters exist on the property? ^ Yes ®No
Describe all impacts to isolated waters, and include the type of water (wetland or stream) and
the size of the proposed impact (acres or linear feet). Please note that this section only
applies to waters that have specifically been determined to be isolated by the USACE.
8. Pond Creation N/A
If construction of a pond is proposed, associated wetland and stream impacts should be
included above in the wetland and stream impact sections. Also, the proposed pond should
be described here and illustrated on any maps included with this application.
Pond to be created in (check all that apply): ^ uplands ^ stream ^ wetlands
Describe the method of construction (e.g., dam/embankment, excavation, installation of
draw-down valve or spillway, etc.):
Proposed use or purpose of pond (e.g., livestock watering, irrigation, aesthetic, trout pond,
local stormwater requirement, etc.):
Current land use in the vicinity of the pond:
Size of watershed draining to pond: Expected pond surface area:
VII. Impact Justification (Avoidance and Minimization)
Specifically describe measures taken to avoid the proposed impacts. It may be useful to provide
information related to site constraints such as topography, building ordinances, accessibility, and
financial viability of the project. The applicant may attach drawings of alternative, lower-impact
site layouts, and explain why these design options were not feasible. Also discuss how impacts
were minimized once the desired site plan was developed. If applicable, discuss construction
techniques to be followed during construction to reduce impacts. See Attachment
VIII. Mitigation
DWQ - In accordance with 15A NCAC 2H .0500, mitigation may be required by the NC
Division of Water Quality for projects involving greater than or equal to one acre of impacts to
freshwater wetlands or greater than or equal to 150 linear feet of total impacts to perennial
streams.
Page 9 of 12
USACE - In accordance with the Final Notice of Issuance and Modification of Nationwide
Permits, published in the Federal Register on January 15, 2002, mitigation will be required when
necessary to ensure that adverse effects to the aquatic environment are minimal. Factors
including size and type of proposed impact and function and relative value of the impacted
aquatic resource will be considered in determining acceptability of appropriate and practicable
mitigation as proposed. Examples of mitigation that may be appropriate and practicable include,
but are not limited to: reducing the size of the project; establishing and maintaining wetland
and/or upland vegetated buffers to protect open waters such as streams; and replacing losses of
aquatic resource functions and values by creating, restoring, enhancing, or preserving similar
functions and values, preferable in the same watershed.
If mitigation is required for this project, a copy of the mitigation plan must be attached in order
for USACE or DWQ to consider the application complete for processing. Any application
lacking a required mitigation plan or NCEEP concurrence shall be placed on hold as incomplete.
An applicant may also choose to review the current guidelines for stream restoration in DWQ's
Draft Technical Guide for Stream Work in North Carolina, available at
http://h2o. enr.state. nc.us/ncwetlands/strmgide. html.
1. Provide a brief description of the proposed mitigation plan. The description should provide
as much information as possible, including, but not limited to: site location (attach directions
and/or map, if offsite), affected stream and river basin, type and amount {acreage/linear feet)
of mitigation proposed (restoration, enhancement, creation, or preservation), a plan view,
preservation mechanism (e.g., deed restrictions, conservation easement, etc.), and a
description of the current site conditions and proposed method of construction. Please attach
a separate sheet if more space is needed. N/A
2. Mitigation may also be made by payment into the North Carolina Ecosystem Enhancement
Program (NCEEP). Please note it is the applicant's responsibility to contact the NCEEP at
(919) 715-0476 to determine availability, and written approval from the NCEEP indicating
that they are will to accept payment for the mitigation must be attached to this form. For
additional information regarding the application process for the NCEEP, check the NCEEP
website at http://h2o.enr.state nc us/wrp/index htm. If use of the NCEEP is proposed, please
check the appropriate box on page five and provide the following information:
Amount of stream mitigation requested (linear feet):
Amount of buffer mitigation requested (square feet):
Amount of Riparian wetland mitigation requested (acres):
Amount of Non-riparian wetland mitigation requested (acres):
Amount of Coastal wetland mitigation requested (acres):
Page 10 of 12
IX. Environmental Documentation (required by DWQ)
1. Does the project involve an expenditure of public (federal/state/local) funds or the use of
public (federal/state) land? Yes ^ No
2. If yes, does the project require preparation of an environmental document pursuant to the
requirements of the National or North Carolina Environmental Policy Act (NEPA/SEPA)?
Note: If you are not sure whether a NEPA/SEPA document is required, call the SEPA
coordinator at (919) 733-5083 to review current thresholds for environmental documentation.
Yes ^ No ^
3. If yes, has the document review been finalized by the State Clearinghouse? If so, please
attach a copy of the NEPA or SEPA final approval letter. Yes ^ No ^
X. Proposed Impacts on Riparian and Watershed Buffers {required by DWQ)
It is the applicant's (or agent's) responsibility to determine, delineate and map all impacts to
required state and local buffers associated with the project. The applicant must also provide
justification for these impacts in Section VII above. All proposed impacts must be listed herein,
and must be clearly identifiable on the accompanying site plan. All buffers must be shown on a
map, whether or not impacts are proposed to the buffers. Correspondence from the DWQ
Regional Office may be included as appropriate. Photographs may also be included at the
applicant's discretion.
1. Will the project impact protected riparian buffers identified within 15A NCAC 2B .0233
(Meuse), 15A NCAC 2B .0259 (Tar-Pamlico), 15A NCAC 02B .0243 (Catawba) 15A NCAC
2B .0250 (Randleman Rules and Water Supply Buffer Requirements), or other (please
identify )? Yes ^ No
2. If "yes", identify the square feet and acreage of impact to each zone of the riparian buffers.
If buffer mitigation is required calculate the required amount of mitigation by applying the
buffer multipliers.
Zone* I ~c ImpactQ+` I Multiplier I R.egrriHed
1 3 (2 for Catawba)
2 1.5
Total
* Zone 1 extends out 30 feet perpendicular from the top of the near bank of channel; Zone 2 extends an
additiona120 feet from the edge of Zone 1.
3. If buffer mitigation is required, please discuss what type of mitigation is proposed (i.e.,
Donation of Property, Riparian Buffer Restoration /Enhancement, or Payment into the
Riparian Buffer Restoration Fund). Please attach all appropriate information as identified
within 15A NCAC 2B .0242 or .0244, or .0260. N/A
Page 11 of 12
XI. Stormwater (required by DWQ)
Describe impervious acreage (existing and proposed) versus total acreage on the site. Discuss
Stormwater controls proposed in order to protect surface waters and wetlands downstream from
the property. If percent impervious surface exceeds 20%, please provide calculations
demonstrating total proposed impervious level. See Attachment.
XII. Sewage Disposal (required by DWQ)
Clearly detail the ultimate treatment methods and disposition (non-discharge or discharge) of
wastewater generated from the proposed project, or available capacity of the subject facility.
Wastewater will be treated through ground absorption septic systems to be approved by the
Rutherford Count Heaith De artment.
XIII. Violations (required by DWQ)
Is this site in violation of DWQ Wetland Rules (15A NCAC 2H .0500) or any Buffer Rules?
Yes ^ No
Is this an after-the-fact permit application? Yes ^ No
XIV. Cumulative Impacts (required by DWQ)
Will this project (based on past and reasonably anticipated future impacts) result in additional
development, which could impact nearby downstream water quality? Yes ^ No
If yes, please submit a qualitative or quantitative cumulative impact analysis in accordance with
the most recent North Carolina Division of Water Quality policy posted on our website at
http://h2o.enr.state nc us/ncwetland5. If no, please provide a short narrative description:
Any additional development on this property will only be for the construction of individual
residences. No land disturbing activity will be done within a 100 foot setback from the stream
XV. Other Circumstances (Optional):
It is the applicant's responsibility to submit the application sufficiently in advance of desired
construction dates to allow processing time for these permits. However, an applicant may
choose to list constraints associated with construction or sequencing that may impose limits on
work schedules (e.g., draw-down schedules for lakes, dates associated with Endangered and
Threatened Species, accessibility problems, or other issues outside of the applicant's control).
7- /O ~~
Applicant/Ag2nt's`~ignature Date
(Agent's signature is valid only if an authorization letter from the applicant is provided.)
Page 12 of 12
ATTACHMENT TO PCN FORM
1. Lack of practical alternatives:
As indicated on the overall site plan showing the proposed subdivision with
respect to the surrounding properties, the small stream that is proposed to be crossed runs
completely across the front of the property. In order to access the property, the stream
would have to be crossed at some point. The only alternatives to crossing the stream with
a piped crossing would be to either use some other structure such as a bridge or a
bottomless arch culvert pipe or to not cross the stream. Not crossing the stream would
render a large portion of this property inaccessible and therefore unusable. The use of a
structure such as a bridge or a bottomless culvert pipe was not considered due to the cost
involved. A bottomless arch culvert for this location could cost approximately sixteen
thousand dollars. A traffic rated bridge could cost approximately forty thousand dollars.
The proposed culvert will cost approximately three thousand dollars. We feel that the
difference in costs should indicate that there is a lack of practical alternatives in this
situation.
III. 10. Overall project description:
The overall project involves creating a 62-lot subdivision on the 124 acre tract. In
order to access these lots, the project proposes to construct approximately 8,000 linear
feet of streets. As indicated on the overall site plan, the proposed lots for this subdivision
range in size from 1 acre to 3.89 acres. The subdivision is not designed to maximize the
property to achieve the maximum number of lots possible. It is designed using larger lots
in order to retain as much of the property in an unaltered condition as is possible. No
building sites are proposed under this plan. The location of the homes will be decided by
the property owners and the owners of the subdivision at a later date. Streams and ponds
are shown on the site plan. This plan does not propose to disturb any wetlands on the site
so a delineation of wetlands was not performed. The land uses of the surrounding
properties are woodlands, pasturelands and residential home sites.
VII. Avoidance and minimization:
The owners have stressed their desire to not destroy the natural surrounding of
this property. They have also indicated that the stream will have a setback of 100 feet to
any built upon area in the subdivision in an effort to preserve the integrity of the stream
and to provide a vegetated buffer for storm water to drain through. The owners also feel
that only impacting 40 feet of the stream that has a total length of over 2,400 feet on this
parcel reflects an effort to reduce the impacts of this project on the stream. Also, the
entrance to the subdivision has been limited to a single entrance in an effort to limit the
number of stream crossings to only one.
XI. Stormwater:
The long term management of storm water for the street construction for the
project will be to reduce the concentration of storm water by using frequent cross
drainage pipes. Each pipe will discharge into an energy dissipater that will be in place
for the life of the project. The storm water for each individual lot will be dissipated and
filtered by the vegetated areas on each lot. This subdivision's lot sizes are large and are
intended to provide each lot with a substantial portion of the lot that will be left in the
natural state or grassed. These areas will help to dissipate and filter storm water runoff
from the built upon areas of the project.
Proposed Project Imperviousness:
Total Number of lots = 62
Assume each lot will have a 2,000 SF home built on it.
621ots x 2,000 SF/lot = 124,000 SF of roof surface
Assume 1,000 SF of paved driveway per lot.
621ots x 1,000 SF/lot = 62,000 SF of driveway paving
Assume subdivision streets are paved 18' wide
8,000 LF x 18' wide = 144,000 SF of pavement
If all assumptions hold true, and no lots are combined, and all lots are built on, total
project impervious area = 330,000 SF = 7.576 Acres
Parcel size is 124.82 Acres. Percent impervious based on the above assumptions
= 6.069 %.
The owners of this project feel that the overall design of their project with the large lots
and the minimal impacts on the stream in the area indicate that they are trying to create a
subdivision that will have minimal impacts on the environment and preserve and protect
the natural beauty of the area adjacent to the subdivision. Thank you for your
consideration of this application.
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Runoff Calculations
SUPPORTFNG CALCULATIONS
Method: Peak Discharge Method SCS Technical Release No. 55, Urban Hydrology for
Small Watersheds
Note: Other acceptable methods such as Rational Method may also be used to
support the calculations.
A. Calculate peak runoff rate for the site during development
.Design Point: Storm Drain Pipe under Street
Site Information:
(1) Site Location: Rutherford County
(2) Hydrologic Soil group for Rutherford County: B
(3) Average Watershed Slope: 19%
(4) Approximate hydraulic length (LF): 3,260
(a) Hydraulic Length Modified 0
(b) Percentage of Impervious Area 5%
(5) Ratio of Drainage Area to Ponding Area 0.00
(6) Area contributing to runoff (AC): 87.61
(7) Off-site Runoff into project area (AC): 0
B. Calculate Weighted Curve Number (CN) (Table 8.03b}
*" Note: All references to tables and figures are taken from the N C Sediment &
Erosion Control Manual *'`
Land Use/Cover Percent CN Product
Newly Graded Area 5.0% x 93 = 4.65
Woods/Forest (Thick) 95.0% x 70 = 66.50
Paved Area 0.0% x 98 = 0.00
0;0% x 0 = 0
0.0% x 0 = 0
0.0% x 0 = 0
Weighted CN Value = 71
C. Rainfall Amount for 10-year, 24-hour storm, (Figure 8.03j)
25 -Year, 24 -Hour Storm Event = 7.00 Inches
D. Calculate Runoff Depth (Table 8.03d)
Runoff Depth for 25 -Year, 24 Hour Event = 3.62 Inches
E. Calculate Peak Discharge Rate
(1) Adjustments for a) watershed shape, b) impervious area and channel improvements,
c) Ponding, and d) watershed slope shall be calculated in the following.
(a) Watershed Shape
(i) _ Equivalent Drainage Area (Fig. 8.03n) = 90 Acres
(ii) Discharge for Equivalent Drainage Area (Fig. 8.030 - 8.03q)
Value from relevent table = 70 CFS/Inch
(iii) Q, = 70 x 3.62 = 253 CFS
(iv) Qz = 253.4 x 0.973444 =
(b) Impervious Area and Channel Improvements
(i) Impervious Factor (Fig. 8.03r) _
(ii) Hydraulic Length Modification Factor =
(If no channel modifications are made, use "1".
Otherwise, reference table 8.03r.)
(III) Q3 - 247 X 1 .00 -
(d) Surface Ponding, (Table 8.03e)
(i) Adjustment Factor for Surface Ponding
(ii) QP zs.za = 247 x 0.95
(c) Watershed Slope (Table 8.03d):
(i) 25 -Year, 24 -Hour Storm Event
(ii) Qzs,za = 234 x 1.05
247 CFS
1.00
1.00
247 CFS
- 0.95
= 234 CFS
= 1.05
= 246 CFS
Table 8o03b
Hydrologic Soil Group
Land Use/Coves A B C D
Cultivated Land
C. L. w/o conservation 72 81 88 91
C. L. w/ conservation 62 71 78 81
Pasture Land
Pasture-Land (poor) 68 79 86 89
Pasture Land (fair) 49 69 79 84
Pasture Land (good) 39 61 74 80
Meadow
Meadow (Good) 30 58 71 78
Woods/Forest
Woods/Forest (Thin) 45 66 77 83
Woods/Forest (Thick) 25 55 70 77
Open Spaces - -Lawns
Open Spaces -Lawns 39 61 74 80
Open Spaces -Lawns 49 69 79 84
Commercial Areas
Commercial Areas - 8 89 92 94 95
Industrial Areas
Industrial Areas - 74% 81 88 91 93
Residential Areas
Residential Areas (1/8 77 85 90 92
Residential Areas (1/4 61 75 83 87
Residential Areas (1/3 57 72 81 86
Residential Areas (1/2 54 70 80 85
Residential Areas (1 A 51 68 79 84
Residential Areas (2 A 47 66 77 81
Paved Parking/Drives/Roofs
Paved Parking/Drives 98 98 98 98
Streets/Roads
Streets w/ curb & story 98 98 98 98
Streets w/ gravel 76 85 89 91
Streets w/ dirt 72 82 87 89
Newly Graded Area
Newly Graded Area 81 89 93 95
Residential In Progress
Residential In Progres 88 93 95 97
Residential In Progres 85 91 94 96
Residential In Progres 82 90 93 95
Residential In Progres 81 89 92 94
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