ATTACHMENTS TO DECLARATION OF COVENANTS, CONDITIONS AND
RESTRICTIONS FOR TRINITY SQUARE TOWNHOMES
EXHIBIT A
Being all of that property containing 4.80 acres, more or less, and shown on map entitled
"TRINITY SQUARE TOWNHOMES, PHASE 1, SECTION A", said map having been
prepared by Riley Surveying, P. A, and now on file in the Office of the Register of Deeds
of Wake County in Book of Maps 1997 at page 1637, to which map reference is hereby
made for a more particular description of same.
EXHIBIT B
Being all of that tract designated "TRACT 4, 9.749 ACRES", on map entitled "Property
of TRINITY ASSOCIATES, LLC", said map having been prepared by Irvin A. Staton,
R.L.S., dated 2-22-96 and now on file in the Office of the Register of Deeds of Wake
County in Book of Maps 1996 at pages 252 and 253, to which map reference is hereby
made for a more particular description of same.
EXHIBIT C
Budget for Retainage/Detention Pond
(Refer to Operations and Maintenance Manual for
detailed instructions on the following)
I.
I. Monthly or after every runoff producing rainfall, whichever comes first:
A. A. Remove debris from trash rack.
B. B. Check and clear orifice of any obstruction.
C. C. Check pond side slopes; remove trash, repair eroded areas before next
rainfall.
D. D. Check existing vegetation downstream of the pond for erosion.
II.
A.
B.
C.
D.
III.
II. Quarterly
A. Inspect the collection system (i.e., catch basin, piping, grassed swales) for
proper functioning. Clear accumulated trash from basin grates and basin' bottoms
and check piping for obstructions.
B. Check pond inlet pipes for undercutting. Repair if necessary.
C. Repair any broken pipes.
D. Replace rip rap that is choked with sediment.
III. Semi-annually
A. A. Remove accumulated sediment from bottom of outlet structure.
B. B. Check pond depth at various locations. If depth is reduced to below 75% of
original design depth, remove sediment to original design depth.
C. C. Reseed grasses swales twice yearly.
D. D. Inspect pond for floating, submerged and emergent growth and remove as
necessary.
IV.
A.
B.
C.
D.
E.
F.
IV. General
A. Mow side slopes according to the season. Maximum grass height to be six (6)
inches.
B. Cattails are encouraged around the perimeter, however, they are to be
removed when they cover tile entire surface of the pond.
C. All components of impoundment system to be in good working order.
D. Activate emergency drain valve annually to ensure operation.
E. Perform a visual internal inspection of tile riser/barrel assembly and check for
staining, seepage, or cracks.
F. Perform visual check periodically for beavers, muskrats, and rodents and treat
as appropriate.
The Homeowners' Association budget for the retention/detention pond shall provide
$2,400 annually for the above. The funding is covered by Article 5 Sections 2-4 of the
Declaration of Covenants, Conditions, and Restrictions for Trinity Square Townhomes.
Construction cost of the retainage/detention pond in 1997 dollars was $26,842. Useful
life of the improvements to the pond are expected to be 40 years. Fifteen years prior to
the end of the useful life of the improvements (the year 2022), the Homeowners'
Association shall begin setting aside one fifteenth the cost to replace the improvements
(or $1790 in 1997 dollars) each year in order to fund replacement of the improvements.
EXHIBIT D
OPERATIONS and MAINTENANCE MANUAL for PERMANENT WATER
QUALITY POND at TRINITY SQUARE TOWNHOMES
OWNER: TRINITY SQUARE TOWNHOME HOMEOWNERS ASSOC.
1001 EDWARDS MILL ROAD
RALEIGH, NC 27607
DOCUMENT PREPARED BY:
HUGH J. GILLEECE, III, and ASSOCIATES, PA
875 WALNUT STREET, STE 350
CARY, NC 27511
469-1101
Summary: This document is intended to provide the homeowners association of Trinity
Square Townhomes information needed to maintain and operate the permanent water
quality pond located in Trinity Square Townhomes.
Table of Contents:
Section 1:
Pond construction, materials, and contractors associated with construction.
Section 2:
Maintenance of embankments and spillways.
Section 3:
Maintenance of upstream and downstream vegetation.
Section 4:
Aquatic vegetation control.
Section 5:
Rodent control.
Section 6:
Inspection for seepage and/or piping.
Section 7:
Inspection for cracks, slides, and settlement.
Section 8:
Maintenance of spillway and control structure.
Section 9:
Dam operation and cleanout schedule.
Section 1.
Section 1.
with pond construction.
Pond construction materials and contractors associated
Section 2.
1.1.
The pond (technically known as a water quality pond)
was designed and built in order to comply with the zoning ordinances of the City of
Raleigh, Wake County, North Carolina. Construction of the pond began with excavating
the earth to create a depression used to store a certain volume of stormwater. The
excavated material was then moved to a location that was suitable for construction of an
embankment immediately downstream of the depression. Earthen material used for
embankment construction included only soils specified and approved by the design
engineer or his appointed representative. Soils for embankment construction were
deposited in lifts of approximately 4 inches and then compacted with mechanical
equipment to prevent seepage of water through or under the embankment. Once the
embankment was constructed, a hole was bored through the embankment for installation
of the barrel assembly (see as built sheet provided). At the same time, a concrete pad was
poured to provide a base on which to construct the riser assembly. After the concrete base
and barrel assembly were constructed and completed, the riser assembly was installed
including emergency drain valve, concrete trash rack, and drawdown device. Once the
pond was finished as specified on the construction drawings, the design engineer was
contacted to inspect and approve the water quality pond provided all specifications were
met or exceeded.
Section 3.
1.2.
Materials used far pond construction are as fallows:
Section 4.
A)
Soils – Suitable clay materials for embankment
construction to be evaluated by engineer. Prior to any fill placement,
subgrade shall be proofrolled. Slope and geometry of embankment
specified on plans.
Section 5.
B)
Barrel Assembly – 24" Reinforced Concrete Pipe
with watertight joints. Provided by Blackmon and Associates.
Section 6.
C)
Riser Assembly – 60" Reinforced Concrete Pipe
with watertight joints. Provided by Blackmon and Associates.
Section 7.
D)
Trashrack – Inverted 8' diameter manhole base.
Provided by Blackmon and Associates.
Section 8.
E)
Emergency Drain Valve – 8" gate valve complete
with stem for actuation. Provided by Blackmon and Associates.
Section 9.
1.3.
The contractor responsible for installation and
construction of the pond is Blackmon and Associates (contact person is Jerry Blackmon).
The Engineer responsible for the design of the pond is Hugh J. Gilleece. III, and
Associates, PA, 875 Walnut St, Cary, NC, 27511. 1-919-469-1101 (contact person is Jeff
Dunn).
Section 10.
Section 2.
Maintenance of embankments and spillways.
Section 11.
2.1.
Grass or turf areas.
Section 12.
A)
Seed and fertilize any bare or eroded areas
according to seeding specifications on design drawings detail sheets.
Section 13.
B)
Areas with turf or grass shall be mown regularly.
Turf height shall not exceed 6".
Section 14.
C)
Visual inspection of turf areas shall be made at
least twice a year during the months of March and September for potential
bare areas, areas of poor drainage, weed intrusions t and burrowing.
Inspection records shall be maintained detailing inspection operations.
Photographs shall be taken during all inspections to supplement the
written material. Report major damage of vegetative cover to Civil
Engineer.
Section 15.
2.2.
Rip-rap channels
Section 16.
A)
Stone or rip-rapped lined channel shall be kept
clean and free of trash or debris. Any vegetation growing within channels
shall be eliminated. Filter liner under stone shall be inspected far tears or
punctures. Replace filter liner as directed by Civil Engineer.
Section 17.
B)
Channel shall be inspected at least three times a
year and after significant rainfall events. Stone shall be replaced if
displaced during washouts, theft, or vandalism. Replacement stone shall
be at equal or greater size. Remove any soil or sediment buildup that
restricts or retards flow through channel.
Section 18.
C)
Channel geometry shall remain consistent with the
design plans. Any changes to channel design shall be reviewed and
approved by Civil Engineer.
Section 19.
2.3.
Damaged areas within embankments of spillway shall be
repaired and reseeded. as necessary, according to grading and seed in a specifications.
Rills and gullies shall be filled with suitable soil and compacted prior to seeding (the
upper 4 inches shall be topsoil). Any holes from vegetative removal must be filled,
compacted, and grass cover shall be established, Report any major damage of spillway or
embankments to Civil Engineer immediately.
Section 20.
Section 3.
Maintenance of upstream and downstream vegetation.
Section 21.
3.1.
Upstream areas
Vegetation shall be established in bare areas, in the immediate area of
pond to promote settling of sediments prior to pond deposition, and to
minimize erosion.
Section 22.
3.2.
Downstream areas
Existing vegetation downstream of the embankment shall be, inspected
annually, and after severe rainfall events for erosion damage. Revegetation
shall be provided, as required, at the direction of the Civil Engineer.
Section 23.
Section 4.
Aquatic vegetation control.
Section 24.
4.1.
Inspect pond areas twice a year for floating, submerged,
and emergent growth. Control vegetation according to recommendations of NC
Agriculture Extension Service, with herbicides or other methods approved for use in
and/or adjacent to water.
Section 25.
Section 5.
Rodent control.
Section 26.
5.1.
Groundhog control: Inspection for burrows shall take
place during the spring. Groundhogs shall be controlled by a licensed exterminator.
Section 27.
5.2.
Muskrat control: Inspect annually for muskrat burrows.
Muskrats shall be controlled by a licensed exterminator.
Section 28.
5.3.
Beaver control: Inspect for and remove cuttings placed in
spillways. Trapping may be done, as required.
Section 29.
5.4.
Burrow filling: Any burrows discovered shall be filled by
packing flowable and compactable material and then tamping firm to match existing
grade of surrounding ground. Reseed area if large disturbance is required.
Section 30.
Section 6.
Inspection for seepage and/or piping.
Section 31.
6.1.
Inspection
Inspect for boils, piping, or sinkholes. If these conditions appear along
embankment, consult Civil Engineer immediately. If sinkholes are
observed, emergency procedures (including possible downstream
evacuation) must be implemented immediately.
Section 32.
6.2.
Lake level
A continuous or sudden drop in the normal pond level may be an
indication that seepage is occurring. In this case, one or more locations of
flowing water are usually noted downstream of the embankment. The
condition itself may not be a serious problem, but will require frequent
and close monitoring and professional assistance.
Section 33.
Section 7.
Inspection for cracks, slides, and settlements.
Section 34.
7.1.
Cracks
Section 35.
A)
Inspection. The entire embankment must be
closely inspected for cracks. Short, isolated cracks are not usually
significant but larger (wider than 1/4 inch), well-defined cracks indicate
serious problems.
Section 36.
B)
Transverse cracks. Transverse cracks appear
across the entire embankment and indicate differential settlement within
the embankment. Such cracks provide avenues for the seepage of water.
Consult Civil Engineer immediately should such cracks appear.
Section 37.
C)
Longitudinal Cracks. Longitudinal cracks run
parallel to the embankment and may signal the early stages of a slide or a
slump an either face of the embankment. Consult Civil Engineer
immediately if these cracks appear.
Section 38.
D)
Control. Small cracks shall be documented and
examined by the Civil Engineer and then sealed. The seal will prevent
water from entering the cracks, causing saturation of embankment
material, and possibly triggering a slide or other serious problem. After the
cracks have been sealed, the areas shall be monitored frequently to
determine if more movement is still occurring. Continued movement or
cracking is an indication of a more serious problem such as a slide.
Section 39.
7.2.
Slides.
Section 40.
A)
Inspection. Arc-shaped cracks in the embankment
are indications that a slide or slump is beginning. These cracks soon
develop into larger scarps at the top of the slide.
Section 41.
B)
Control. If a slide develops in the embankment, the
Civil Engineer shall be contacted and the pond shall be drained
immediately. The scarp hall be sealed at the direction at the Civil Engineer
to prevent rainfall and surface runoff from lubricating the interior slide
surface.
Section 42.
C)
Slides in spillway or outlet areas. Slides in these
areas shall be removed immediately. Shallow surface slides can be
repaired by removing the slide material and rebuilding the slopes to the
original grade with well compacted pervious material.
Section 43.
7.3.
Settlement.
Settlement shall be monitored by measuring the differences in elevation
between a problem area and permanent reference monuments located
away from the embankment. Serious settling problems shall be brought to
the attention of the Civil Engineer.
Section 44.
Section 8.
Maintenance of riser/barrel assembly.
Section 45.
8.1.
Riser/barrel assembly
Section 46.
A)
Concrete inspection. Concrete surfaces shall be
examined for spalling and deterioration due to weathering, stress,
chemical action, erosion, cavitation, vandalism, and other destructive
forces. Structural problems are indicated by cracking, exposed
reinforcement bars, areas of broken indicate internal rusting and
deterioration of reinforcement steel. If any of the above problems are seen
or noted, contact Civil Engineer immediately.
Section 47.
B)
Emergency drain valve. The 8 inch gate valve shall
be actuated once every year at a minimum to insure it is working correctly.
Drain can be opened by standing on tap of trash rack and turning actuating
wheel in a counter clockwise motion. After closing valve I monitor barrel
flows to determine if any leakage is occurring.
Section 48.
C)
Trashrack. Maintenance shall include a monthly
check to ensure that debris is not accumulating between trashrack and riser
assembly. Remove all debris in this area and around anti-vortex hole.
Contact Civil Engineer should the trashrack overturn.
Section 49.
D)
An internal visual inspection may be initiated by
entering structure through the barrel device. This should be done at least
once a year. Inspect joints along barrel and within riser assembly to
determine if any seepage or leaking is occurring. Staining of interior pipes
may be an indication that seepage is occurring within the riser/barrel
assembly (dropping of pond water levels may also be an indication of a
leaking structure). It is advisable that an outlet guard be installed at the
outlet barrel to keep out vermin and/or children.
Section 50.
E)
Homeowners are responsible far maintenance and
upkeep of riser/barrel assembly per "Reservoir Watershed Protection
Impoundment Maintenance Agreement" found at the beginning of this
document.
Section 51.
Section 9.
Section 52.
9.1.
Dam operation.
Section 53.
A)
Observations. All observations shall be recorded.
Photographs are valuable for recording observations and changes.
Section 54.
B)
Maintenance. Written records of maintenance and
major repairs will be important in periodic safety evaluation of the
embankment
Section 55.
C)
Construction plans. The owner shall maintain a
complete and up-to-date set of plans and specifications for the
embankment.
Section 56.
Section 10.
Replacement of the Improvements.
Section 57.
10.1.
The useful life of the improvements to the detention
facility are expected to be 40 years