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Home My WebLink About2015-02-18 PACKET 04.J. REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # DATE 2/18/15 � � PREPARED BY: Community Development Jennifer Levitt ORIGINATING DEPARTMENT STAFF AUTHOR *�****�***�**�*****************************�*�** COUNCIL ACTION REQUEST 1. Consider approving the final plat named Eastridge Woods 3rd Addition. 2. Consider approving the final construction plans and specifications dated February 10, 2015 for Eastridge Woods 3rd Addition. 3. Consider approving the Development Agreement with D.R. Horton for the development of the Eastridge Woods 3rd Addition project. STAFF RECOMMENDATION 1. Adopt the resolution approving the final plat. 2. Adopt the resolution approving the construction plans and specifications. 3. Approve the Development Agreement SUPPORTING DOCUMENTS ; � MEMO/LETTER: Memo from John McCool dated 1/27/15 � RESOLUTION:� Draft - Final Plat Draft - Plans and Specifications ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: � OTHER: Developer's Agreement ADMINISTRATOR'S COMMENTS ; 1 � `� ► : �-� � City Administrator Date **************************�**,�***�*****,�******** COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER Cott�.ge � rove � �'ride and ProSPerity M�et TO: Honorable Mayor and City Council Ryan Schroeder, City Administrator FROM: John McCool, Senior Planner DATE: January 27, 2015 RE: D. R. Horton — Final Plat, Feasibility Report and Plans and Specifications and Development Agreement Approval for Eastridge Woods 3rd Addition Introduction D. R. Horton, Inc. has filed a final plat application to develop a detached single-family residential subdivision named as Eastridge Woods 3rd Addition. This project is Phase 3 in the Eastridge Woods neighborhood and consists of 24 lots for detached single-family homes. Phase 3 is lo- cated in the southwest corner of D. R. Horton's developing Eastridge Woods neighborhood. The proposed 24 lots are east of the Cayden Glen subdivision and north of 70th Street. A map showing this project's location is below. A copy of the Eastridge Woods 3rd Addition final plat is attached. � �> ;,. � � �� :�� ' �� `� , _�+ � � � ��\`\ N� 5'G'r (NT.xV} � r �� F3 y � � .� � g � x� � A� � � � � � Cy ��s ' ?; i7 . . 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' '_ � -f6 `- � _ �� 7 O` ..a. `�Q�R' 1 ' n2� M817��OlVM � NKAC0.W d) � '� i � wr � � - kn �,o� . � � � r r � �- �--, :fs; ,.r rx,� .,�:.�,�r: �� ; ,� s:.k��} s��c �.,.,r� r 1 Project Location Map Honorable Mayor, City Council, and Ryan Schroeder Eastridge Woods 3rd Addition — Final Plat and Development Agreement January 12, 2015 Page 2 of 2 DISCUSSIOfI The Eastridge Woods 3rd Addition final plat is consistent with the Eastridge Woods preliminary plat and planned development overlay plan the City Council approved on April 3, 2013. The final plat was distributed to other City departments and utility companies for review and comment. No comments or changes were recommended for the final plat. The City's consulting engineer has prepared the construction plans and specifications. The de- veloper will construct all the public improvements this spring. Site grading was substantially completed in 2013. The developer signed the Development Agreement and plans to start construction of the public improvements this spring. Recommendation The City Council is requested to take the following actions: 1) Adopt the attached resolution approving the final plat named Eastridge Woods 3rd Addition. � 2) Adopt the attached resolution approving the final construction plans and specifications dated February 10, 2015 for Eastridge Woods 3rd Addition. 3) Approve the proposed Development Agreement with D.R. Horton for the development of the Eastridge Woods 3rd Addition project. RESOLUI'ION NO. 2015- RESOLUTION APPROVING THE FINAL PLAT NAMED EASTRIDGE WOODS 3RD ADDITION WHEREAS, D.R. Horton, Inc. — Minnesota has applied for a final plat to develop a single- family residential subdivision named Eastridge Woods 3rd Addition. This subdivision plat is the third phase for the Eastridge Woods neighborhood and consists of 24 lots for single-family homes and two outlots. The subdivision is located on property legally described as: Outlot B and Outlot J, EASTRIDGE WOODS, according to the recorded plat thereof, Washington County, Minnesota. AND Outlot F, CAYDEN GLEN, according to the recorded plat thereof, Washington County, Minnesota. WHEREAS, the Planning Commission held the public hearing for the rezoning, prelimi- nary plat, and Planned Development Overlay (PDO) District for the proposed Eastridge Woods subdivision on February 25, 2013; and WHEREAS, the Planning Commission unanimously recommended approval of the rezoning, preliminary plat, and Planned Development Overlay (PDO) applications on February 25, 2013, subject to certain conditions; and WHEREAS, the City Council subsequently accepted the Planning Commission's recom- mendations and approved the preliminary plat (Resolution No. 2013-041) on April 3, 2013; and WHEREAS, the City Council adopted Ordinance No. 913 on April 3, 2013, which rezoned approximately 61.8 acres of land from AG-1, Agricultural Preservation, to R-3, Single Family Resi- dential District, with a Planned Development Overlay (PDO) District; and WHEREAS, City staff found the Eastridge Woods 3rd Addition final plat substantially con- sistent with the approved preliminary plat and the Planned Development Overlay (PDO) plan; and WHEREAS, the City Council adopted Resolution No. 2013-143 on December 18, 2013, that modified Resolution No. 2013-041 to increase the total number of detached single-family lots for the Eastridge Woods Planned Development Overlay plan from 134 to 135 lots. The proposed Eastridge Woods 3rd Addition final plat is consistent with the modified development plan as approved on December 18, 2013. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the final plat application filed by D.R. Horton, Inc. — Minnesota for a residential subdivision plat named Eastridge Woods 3rd Addition. This final plat consists of 24 lots for single-family homes and two outlots located on property legally described above. Approval of this final plat is subject to the following conditions: Resolution No. 2015-XXX Page 2 of 7 1. The Developer and builders must comply with all City ordinances and policies. 2. The Developer must abide by the conditions stipulated in Resolution No. 2013-041, which approved the Eastridge Woods preliminary plat, except as hereafter modified. 3. All utility, drainage, and development plans must conform to the plans approved by the City Engineer. The Developer may start rough grading of the lots before the plat is filed, if a MPCA Construction Storm Water Permit has been issued and the City has been furnished with a cash escrow or letter of credit in the minimum amount specified in the approved development agreement. 4. Development of this project must comply with the grading and erosion control plans as approved by the City Engineer. 5. The Developer must construct or install and pay for the following: � � a) Paved streets b) Concrete curb and gutter c) Street lights d) Water system (trunk and lateral) and water house service stubs e) Sanitary sewer system (trunk and lateral) and sanitary house service stubs fl Storm sewer system g) Street and traffic control signs h) Shaping and sodding drainage ways and berms in accordance with the drainage development plan approved by the City Engineer i) Adjust and repair new and existing utilities j) Sidewalks and trails k) Erosion control, site grading and ponding These Improvements must be in conformance with City approved plans and specifi- cations and will be installed at the sole expense of the Developer in conformance with Title 10, Chapter 5 of the City Code. The form of the financial security is subject to the reasonable approval of the City. 6. The homeowner's association (HOA) for this development is responsible for the maintenance of all vegetation and landscaping lying within Outlot B in Eastridge Woods 3rd Addition. The City will rough cut the vegetation within the stormwater ba- sin (Outlot A in Eastridge Woods and Outlot A in Cayden Glen) twice per year if the HOA does not maintain the stormwater basin as platted in Outlot A in Eastridge Woods subdivision. If the HOA desires a more regular maintenance of the ground cover or that it be irrigated, the HOA shall prepare a maintenance plan for how they intend to manage that area and submit it to Cottage Grove Public Works for review and approval. 7. The City will supply the street light poles and luminaries. The Developer wifl pay the City for street light poles and street light luminaries. Resolution No. 2015-XXX Page 3 of 7 8. The City agrees to review and consider the final wear course paving along certain roadway segments in advance of other roadways depending on the location of the roadway segment. The wear course/final lift of all streets in the subdivision must be completed within three years from the date all other Public Improvements are accepted by the City or when 90 percent of the houses have received a certificate of occupancy, whichever is sooner. 9. After the site is rough graded, but before any utility construction commences or build- ing permits are issued, the erosion control plan shall be implemented by the Devel- oper and inspected and approved by the City. The City may impose additional erosion control requirements if it is determined that the methods implemented are insufficient to properly control erosion. 10. The final plat and declaration of private covenants must be recorded with the Wash- ington County Recorder's Office before any building permit can be issued. 11. Before final financial guarantees are released, a certificate signed by a registered engineer must be provided. This certificate will state that all final lot and building grades are in conformance to drainage development plan(s) approved by the City Engineer. 12. Condition No. 12 in Resolution No. 2013-041 shall be amended by stipulating that park boundary marker(s) must be installed at the corners of certain private properties abutting Outlot A in Cayden Glen, Outlot A in Eastridge Woods and along the SVWVD's property. Residential lots designated to have a boundary marker(s) must have the marker(s) before a Certificate of Occupancy can be issued for the house on that particular residential lot. 13. Condition No. 16 in Resolution No. 2013-041 shall be amended by requiring the (HOA) to own Outlot B, Eastridge Wood 3rd Addition and be responsible for all maintenance and replacement of dead plantings and any and all landscaping amen- ities that are placed upon this Outlot B. All monument signs must comply with the City's Sign Ordinance and must be placed on private property. 14. Condition No. 17 in Resolution No. 2013-041 shall be amended to require the land- scaping shown on the revised Landscape Plan dated January 29, 2014, and the pro- posed undulating earth-berms within Outlots D, F, and L within the Eastridge Woods plat will be graded as shown on the approved grading plan. The HOA is responsible for the long-term maintenance of these areas. 15. Condition No. 20 in Resolution No. 2013-041 shall be amended by stating that D.R. Horton has paid the entire park dedication fee in lieu of partial land dedication for all 135 lots at the time Eastridge Woods Addition (Phase I) developed in 2013. 16. Condition No. 21 in Resolution No. 2013-041 shall be amended by requiring the builder to post a letter of credit or escrow to the City for the estimated cost of the boulevard trees, four yard trees, and ten shrubs on each lot. Resolution No. 2015-XXX Page 4 of 7 � 17. Condition No. 25 in Resolution No. 2013-041 shall be amended to read as follows: The applicant must submit private covenants with the final plat application which details the following: • The homeowners association (HOA) shall own Outlot B in Eastridge Woods 3rd Addition and be responsible for all maintenance and replacement of dead landscaping materials and all landscaping amenities that are placed within street right-of-way, the vegetation and landscaping within Outlot B in Eastridge Woods 3rd Addition and monument signs. The declaration of cove- nants shall also include a provision that if the HOA defaults on payment of property taxes for any land they own and the property becomes tax-forfeited property with the City obtaining ownership, the City will bill annually each land- owner within the Eastridge Woods, Eastridge Woods 2nd Addition, Eastridge Woods 3rd Addition, and future phases of Eastridge Woods the cost to main- tain the forFeited parcels and all property taxes due thereon. • All mailboxes and location of mailboxes must comply with the U.S. Post Office guidelines and regulations. Mailboxes placed at the curb shall all be the same design and color. • TurF inanagement in and around the stormwater basin in Outlot A of Eastridge Woods and Outlot A in Cayden Glen will be perFormed by the City about twice per year. Weed control might occur once per year and the area will not be fertilized. Debris will generally be removed. Trees will be regularly trimmed and monitored. Tree saplings will be removed by Public Works. The City will periodically inspect the basin to assure proper flow of the stormwater system. Inspections may result in structure maintenance/reconstruction (inlets, outlets, skimmers, etc.), sediment removal, basin shaping, and storm pipe cleaning. All disturbed areas will be restored with similar materials. A natural buffer within 15.feet of a normal water level will be preserved. If the HOA desires a more regular maintenance and intends to manage the ground cover or that it be irrigated, the HOA shall prepare a maintenance plan and submit it to Cottage Grove Public Works for review and approval. • The HOA or the property owners on Lot 5, Block 1 and Lot 2, Block 2 in Eastridge Woods 3rd Addition must maintain the turf grass within that portion of Outlot A, Eastridge Woods between the west curb of 67th Street and the southern rear lot line extension of said Lot 5, Block 1. Maintenance of this portion of Outlot A, Eastridge Woods is primarily the mowing of the turf that is generally the same turf maintenance schedule that occurs on the adjoining residential lots. • The HOA or the property owners on Lot 5, Block 3 and Lot 1, Block 4 in Eastridge Woods 3rd Addition must maintain the turF grass along the trail edges within Outlot K, Eastridge Woods, between the east curb of 67th and Resolution No. 2015-XXX Page 5 of 7 69th Streets and the northerly rear lot Iine e�ension of Lot 5, Block 3. Mainte- nance of this portion of Outlot K, Eastridge Woods is primarily the mowing of the turF that is generally the same turf maintenance schedule that occurs on the adjoining residential lots. • The HOA or homeowner that has a sidewalk in front or on the side of their properly is responsible for maintaining the sidewalks. Such maintenance in- cludes, but is not limited to, sweeping and promptly removing ice and snow or other obstruction to ensure the safe passage of pedestrians. The HOA and property owners within the Eastridge Woods 3rd Addition will not be respon- sible for snow removal or maintenance on any trails or sidewalks located in Outlot K, Eastridge Woods or within or adjoining the South Washington Watershed District property or outside the Eastridge Woods, Eastridge Woods 2nd Addition, Eastridge Woods 3rd Addition, or within any Washington County right-of-way. • Permanent or temporary access from any lot abutting 70th Street (CSAH 22) is prohibited. 18. Condition No. 27 in Resolution No. 2013-041 shall be amended to confirm that the proposed street names on the Eastridge Woods 3rd Addition final plat are consistent with the City's street naming and addressing system. The section of street abutting Blocks 1 and 4 in Eastridge Woods 3rd Addition shall be named 67th Street South. The street section along Blocks 2 and 3 in Eastridge Woods 3rd Addition shall be named 69th Street South. 19. Condition No. 38 in Resolution No. 2013-041 shall be amended to require the Devel- oper to construct the street lights as shown on the approved construction plans. 20. Condition No. 45 in Resolution No. 2013-041 shall be amended by not requiring the Developer to install the street name plates and posts. The costs for the street name plates, posts, labor costs, and materials will still be paid by the Developer, but the City will install these street name plates and posts. 21. Condition No. 50 in Resolution No. 2013-041 shall be amended by clarifying that the Developer is not responsible for street maintenance, boulevard sod, and street sweeping once the City accepts a particular construction phase. Once a homeowner occupies a house, the homeowner is responsible for the maintenance and upkeep of the boulevard area abutting their property. The Developer must ensure that all build- ers keep all streets free of debris and soil until the subdivision is completed. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on said street(s) and directing them to detour routes. If and when the street becomes impassible, such streets shall be barricaded and closed. In the event resi- dences are occupied prior to completing streets, the Developer must maintain a smooth driving surface and adequate drainage on all streets until they are completed and accepted by the City. The Developer hereby ag'rees to indemnify and hold the City harmless from any and all claims for damages of any nature whatsoever arising Resolution No. 2015-XXX Page 6 of 7 out of Developer's acts or omissions in performing the obligations imposed upon the Developer by this paragraph. 22. Condition No. 53 in Resolution No. 2013-041 shall be amended to clarify that all land- owners within the Eastridge Woods 3rd Addition is responsible to maintain grass and weeds on their property so as not be exceed eight inches in height. Failure to control grass and weeds will be a violation of City ordinances and the City may, at its option, perform the work and the property owner shall promptly reimburse the City for any expense incurred by the City. 23. Condition No. 58 in Resolution No. 2013-041 shall be amended and read as follows: All sidewalks to be constructed as part of the development must be completed before building permits will be issued. The exception to this requirement is if the building permit is for a model home to be constructed by the Developer of the subdivision. The Developer is responsible for repairing any part of a sidewalk that is damaged during the public improvement construction or home building process. 24. Condition No. 62 in Resolution No. 2013-041 shall be amended to clarify that the Developer is responsible for informing each builder that the builder is responsible for completing the final grade on all lots and ensuring all boulevards and yards have a minimum of four inches of organic topsoil or black dirt on them. Placement of organic topsoil or black dirt, sod, and shrubs must not be transferred to homeowners. 25. Condition No. 79 in Resolution No. 2013-041 shall be amended by changing the last sentence to accurately refer to trees and landscaping improvements within Outlots D, E, F, and L in Eastridge Woods Addition and on the SWWD's property. 26. Condition No. 81 in Resolution No. 2013-041 shall be amended to reference that the Developer is responsible for the cost and construction of an eight-foot wide asphalt trail to be located on Outlot K in Eastridge Woods. 27. Condition No. 83 in Resolution No. 2013-041 shall be amended to clarify that a water supply line will be provided to Outlot B in Eastridge Woods 3rd Addition but an underground irrigation system for all turF areas and landscaping within Outlot B in Eastridge Woods 3rd Addition will not be installed unless it becomes necessary. 28. Condition No. 87 in Resolution No. 2013-041 shall be deleted, as it was also included in Resolution No. 2013-041 as Condition No. 82. 29. Condition No. 89 in Resolution No. 2013-041 shall be amended to read as follows: The Developer must install nine park boundary markers. These markers are required to be installed at the rear lot corner between Lots 9 and 10, Block 4; the northeasterly corner of Lot 6, Block 4; the rear lot corner between Lots 3 and 4, Block 4; southeast corner of Lot 1, Block 4; northeast and southeast corners of Lot 5, Block 3; southwest corner of Lot 5, Block 1; the rear lot corner between Lots 3 and 4, Block 1; and the western most corner of Lot 1, Block 1, all within the Eastridge Woods 3rd Addition. Resolution No. 2015-XXX Page 7 of 7 Passed this 18th day of February, 2015. Myron Bailey, Mayor Attest: Caron M. Stransky, City Clerk RESOLUTION NO. 2015-XXX RESOLUTION APPROVING THE CONSTRUCTION PLANS AND SPECIFICATIONS FOR EASTRIDGE WOODS 3NR ADDITION WHEREAS, D. R. Horton, Inc. — Minnesota has filed a final plat application with the City of Cottage Grove to develop a detached single-family residential subdivision named Eastridge Woods 3rd Addition. This project consists of 24 lots for single-family homes and one outlot. This subdivision is located on property legally described as: Outlot B and Outlot J, EASTRIDGE WOODS, according to the recorded plat thereof, Washington County, Minnesota. AND Outlot F, CAYDEN GLEN, according to the recorded plat thereof, Washington County, Minnesota. WHEREAS, the City's consulting engineer, Stantec Consulting, prepared a feasibility report for the entire Eastridge Woods subdivision dated February 27, 2014, and the project was found to be feasible; and WHEREAS, the Developer will utilize the approved plans and specifications dated February 10, 2015, as prepared by Stantec Consulting to construct the public improvements within the subdivision; and WHEREAS, the approved plans and specifications dated February 10, 2015, are in conformance with the information included within the Feasibility Report dated February 27, 2014 and the revised cost estimates prepared by Stantec; and WHEREAS, the Developer will install the public improvements within the subdivision in accordance with current City ordinances and policies; and WHEREAS, a development agreement and financial sureties are required for the development of this project. NOW, THEREFORE, BE IT RESOLVED, that the City Council for the City of Cottage Grove, Washington County, Minnesota, hereby approves the Eastridge Woods 3rd Addition construction plans and specifications dated February 10, 2015 as prepared by Stantec Consulting, subject to the following conditions: 1. The developer and builders must comply with all City ordinances and policies. 2. Modifications to final construction plans and specifications shall be permitted in writing by the City Engineer. Resolution No. 2015-XXX Page 2 of 2 Passed this 18th day of February, 2015. Myron Bailey, Mayor Attest: Caron M. Stransky, City Clerk DEVELOPMENT AGREEMENT EASTRIDGE WOODS 3RD ADDITION THIS DEVELOPMENT AGREEMENT ("Agreement") is entered into on the day of , 2015, by and between D. R Horton, Inc. — Minnesota, a Delaware corporation, refei�ed to as "Developer" and the City of Cottage Grove, a municipal corporation, situated in the County of Washington, State of Minnesota, hereinafter referred to as the "City." RECITALS A. At the time this Agreement is recorded, the Developer is the fee owner of the parcels of land described in E�ibit "A," which is to be developed as a subdivision in the City bearing the name `BASTRIDGE WOODS 3RD ADDITION" and may sometimes hereinafter be refei�red to as the "Subject Property" or the "Subdivision." B. The Developer proposes to develop the Subject Property, which is being platted into 241ots for the constiuction of detached single-family homes situated in the City of Cottage Grove, County of Washington, State of Minnesota. C. The City approved the EASTRIDGE WOODS preliminaty plat (City Resolution No. 2013-041) on Apri13, 2013. The EASTRIDGE WOODS preliminaty plat consisted of 134 single-family lots on 61.793 acres. The EASTRIDGE WOODS final plat was approved by the City on June 5, 2013, for a residential development consisting of 37 single-family lots and 12 outlots. The City approved an amendment to Resolution No. 2013-041 (City Resolution No. 2013-143) on December 18, 2013 to increase the total number of lots fiom 134 to 135 in the EASTRIDGE WOODS preliminary plat. The EASTRIDGE WOODS 2ND ADDITION final plat was approved by the City on Apri116, 2014, for a residential development consisting of 37 single-family lots and eight outlots on 16.14 acres. D. The City requires that certain public improvements, which are herein referred to as "Public _ Improvements" and include, but are not limited to storm drainage systems, sanitary sewer, water, grading, street lighting, trails, sidewalk, curb and gutters, and streets, be installed to setve the Subject Property and other properties affected by the development of the Subject Property, all at the expense of the Developer, all as set foi�th herein and in the Approved Plans originally dated February 10, 2015, as may be amended by the City. -i- E. The Developer will perform other work and install certain improvements within the Subject Properly, which work and impiovements typically consist of drainage swales, erosion control, street cleaning, and the like thereof and which improvements to the Subject Property shall be referred to herein as "On-Site Improvements." Public Improvements and On-Site Improvements are collectively refened to as the "Improvements." F. The Developer shall develop the Subject Property and install the Public Improvements in confoi7nance with the plans and specifications prepared by the City originally dated February 10, 2015, as may be amended, and referred to as the "Approved Plans." The Approved Plans shall not be amended without the pr7or written approval of the Developer and the City. G. The updated preliminaty cost estimates dated December 16, 2014 for the EASTRIDGE WOODS 3RD ADDITION were taken from the EASTRIDGE WOODS Feasibility Repoi�t dated May 6, 2013. NOW, THEREFORE, IT IS HEREBY nND HEREIN MUTUALLY AGREED, in consideration of each party's promises and considerations herein set forth, as follows: l. Request for Plat Approval. The City approved the final plat for EASTRIDGE WOODS 3RD ADDITION on February 18, 2015. This residential subdivision is located in the City of Cottage Grove, County of Washington, State of Minnesota, and is legally described in E�ibit A. 2. Conditions of Approval. The City hereby approves the final plat and this Agreement on the conditions that: a. The Developer enters into this Agreement and abides by the conditions stipulated in the resolution approving the final plat and the terms of this Agreement. All the lots within EASTRIDGE WOODS 3RD ADDITION are required to be part of a homeowners association. b. The Developer provides to the City upon execution of this Agreement: i. An ii7evocable letter of credit or cash in the amount of: LETTER OF CREDIT OR CASH Site grading and restoration $15,570.00 Erosion control $16,370.00 Pond maintenance and cleaning $4,000.00 Landscaping $9,500.00 Buffer Landscaping (Outlot L, EASTRIDGE WOODS) $7,775.00 Buffer Irrigation (Outlot L, EASTRIDGE WOODS) $5,350.00 Sub-total $58,565.00 150% TOTAL LETTER OF CREDIT OR CASH $87,847.50 The letter of credit must be issued by a bank that is deteimined by the City to be solvent and creditworthy and in a form acceptable to the City. If the City determines at any point that the bank -a- no longer satisfies its requirements, it can require the Developer to get a new letter of credit from a different bank. ii. Proof of public liability and property damage insurance covering personal injury, including death, and claims for property damage which may be caused by reason of the operation of the Developer's equipment and laborers, or caused by Developer's completion of the Public Improvements. Limits for bodily injuiy or death shall not be less than $1,000,000 for one person and $2,000,000 for each occurrence; limits for property damage shall not be less than $500,000 for each occurrence. The Developer must lceep the insurance in force at all times that constluction for the development is in progress. The City must be named as an additional insured on the policy and must provide that the insurer must give the City at least ten (10) days' v�nitten notice prior to cancellation or termination of the insurance policy; and iii. Letter of Credit: To guarantee compliance with the terms of this Contract, payment of the costs of all Improvements and any other improvements and construction of all Improvements and any other improvements, the Developer shall furnish the City with a letter of credit, in the form attached hereto, from a bank ("security") in the amount of $654,590.00. Public Improvements Estimated Const�uction Costs General $33,188.00 Sanitaiy sewer system $66,890.00 Water system $111,484.00 Water & sanitary house services $49,575.00 Storm sewer $62,950.00 Street improvements $133,085.00 Sidewallcs $26,915.00 Bituminous trails $4,960.00 Street lighting (base, conduit, wiring, etc.) $11,475.00 Final sheets construction $54,070.00 Subtotal $554,592.00 Less: Water main oversizing ($ 30,920.00) Total $523,672.00 At 125% $654,590.00 This brealcdown is for historical reference; it is not a restriction on the use of the security. The bank issuing the letter of credit shall be subject to the approval of the City Adminishator. iv. Cash: The following is a summary of the cash requirements under this Agreement which must , be furnished to the City: Sanitary Sewer Area Charge (2014 Rate) $55,040.00 Water Area Charge (2014 Rate) $23,780.00 Stoi�n Water Area Charge (2014 Rate) $32,045.00 AUAR Fee (2014 Rate) $920.00 Major Road Fee (2014 Rate) $81,081.00 Street Light Poles and Luminaires $9,300.00 -3- Street Sealcoatmg $3,016.00 Trail Sealcoating $349.00 Boundary Marlcers $1,035.00 Street Light Utility Charge $1,411.00 City Engineering Administration Fee (2.7% of Public $14,383.00 Improvements) Escrow for Engineering Seivices (15% of Public Improvements) $78,551.00 Subtotal Cash Payment $300,911.00 Less: Escrow deposited with Final Plat Application ($ 15,000.00) Total Cash to City $285,911.00 If escrowed funds held under this agreement as the "Escrow for Engineering Services" exceed the amount necessary to reimburse the City for its engineering costs under Section 5, such funds shall be retui�ed to the Developer without interest. If it appears that the actual costs incurred will exceed the estimate, the Developer and the City shall review the costs required to complete the project and the Developer shall deposit additional sums with the City. v. The Developer shall infot�rn each builder that an escrow and fees must be deposited with the City for each lot. The escrow and fees must be deposited with the City at the time a building pernut is issued by the City. The puipose of the escrow and fees is to insure certain private improvements (e.g. boulevard/yard sod, boulevard trees, curb stop inspection, right-of-way permit, property corner boundary marlcers, as-built survey, etc.) are completed before a certificate of occupancy is issued by the City. The Builder must plant a boulevard tree having a minimum tree trunk size of not less than 2.5-inch caliper width. One (1) boulevard tree is required per lot, except for corner lots, which must have one (1) boulevard tree on each street of the propei�ty. The City Forester must be contacted for purposes of stalcing the location of the boulevard tree to be planted and approving the tree species. For a lot where the Certificate of Occupancy is issued between August 1 and Api7130, tree planting described in this paragraph must be completed by the builder by the 15th day of June. For a lot where the Certificate of Occupancy is issued between May 1 and July 31, tree planting must be completed by the builder by the 15th day of September. The builder's cash escrow will be posted with the City's Finance Director in a non-interest bearing account and shall be released upon completion of the certain private improvements. The minimum cash escrow and fees for each lot is shown below: Lots 1 thiu 5, Block 1 Fee: Right-of-way pei�rnit $50.00 Lot 1, Block 2 Fee: Curb box inspections $300.00 Lot 1 thru 5, Block 3 Escrow: Boulevard tree, boulevard/yard sod, $6,254.00 Lots 1 and 12, Block 4 driveway apron, and colner lot boundary marlcers and as-built survey. Fee: Right-of-way permit $50.00 Lot 2, Blocic 2 Fee: Curb box inspections $300.00 Escrow: Two boulevard hees, boulevard/yard $7,454.00 sod, driveway apron, and corner lot boundary marlcers and as-built survey. -4- If the Developer is the only builder pulling permits within the Subdivision, the City at its sole discretion may accept an irrevocable lettei of credit fiom the Developer in lieu of individual builder escrows on each lot in an amount equal to or exceeding the total amount of cash escrow that would otherwise be required under this provision. c. The Developer records the final plat with the Washington County Recorder within six (6) months after City Council approval of the final plat. d. The Developer agrees to fui�nish all labor, materials, and equipment per the resolution approving the final plat for EASTRIDGE WOODS 3RD ADDITION and perform the Public Improvements and utility repair and adjustment in confoi�nance with the Approved Plans. 3. Development Plans and Ri�ht to Proceed. The Developer may not construct any Improvements until all the following conditions have been satisfied: a. This Agreement has been fully executed by both parties and filed with the City Clerk. b. The necessary securities, warranties, and escrows as required by this Agreement have been received by the City. a The City has issued a letter stating that all conditions of this paragraph have been satisfied and that the Developer may proceed. The Developer agrees that the Improvement work shall be done and perfotrned in a workmaniike manner and all materials and labor shall be in strict conformity with the Approved Plans and City ordinances. Any material or labor supplied which was rejected by the City as defective or unsuitable per the Approved Plans shall be removed and replaced with approved material to the reasonable satisfaction or approval of the City at the cost and expense of the Developer. The Developer shall submit a written schedule indicating the progress schedule and order of completion of the Improvements. It is fui�ther agreed that upon receipt of written notice fiom the Developer of the existence of causes over which the Developer has no control which will delay the completion of the Improvements, the City Council, in its discretion, may extend the date herein for completion and that any security required shall be continued to cover the Improvement work during this extension of time. It is distinctly understood and agreed that all Improvement work covered by this Agreement shall be done at no expense to the City unless otherwise agreed to by the City and the Developer. The City agrees to sealcoat the streets in the subdivision, at the City's expense, within two (2) years following the installation of the wear course paving in the Subdivision. The Developer agrees to have all Improvements substantially done, including the bituminous wedge on the street, and fully completed to the reasonable satisfaction and approval of the City Engineer on or before November 15, 2015, except all concrete work must be completed by October 15, 2015, and the wear course/final lift of all streets in the subdivision must be completed within three (3) years from the date all other Public Improvements are accepted by the City or when ninety percent (90%) of the houses have been conshucted, whichever is sooner. The Developer is responsible for the future expenditures to remove the temporary wedge, pave the wear course, repair curb and gutters, and restore impacted areas and any other Improvement that must be completed. -s- NNP-Janlaica, LLC is the developer of the adjacent Cayden Glen neighborhood and is responsible for the removal of the temporat•y cul-de-sacs on the easteily terminii of 69th St�eet South and 67th Street South, pursuant to the Development Agreement for Cayden Glen Addition dated December 18, 2013 and recorded January 16, 2014 as Document No. 3977636 in the Office of the County Recorder, Washington County, Minnesota. The Developer will be removing the temporaiy cul-de-sacs as part of the Improvements. The City will work with NNP-Jamaica, LLC to facilitate reimbtu sement to the Developer for the actual cost of the removal of the temporary cul-de-sacs in an amount not to exceed Four Thousand Eight Hundred and NO/100 Dollars ($4,800.00), pursuant to the cost of such work identified in the Feasibility Report for Newland Property — Cayden Glen, dated November 7, 2013. 4. Approved Plans. The Developer shall not do any work or furnish any materials not covered by the Approved Plans or this Agreement, for which reimbursement is expected from the City, unless such work is first ordered in writing by the City as provided in the Approved Plans. Any such work or materials which may be done or furnished by the Developer's contractor without such written order first being given shall be at the Developer's own risk, cost, and expense, and the Developer hereby agrees that without such written order the Developer will malce no claim for compensation for worlc or materials so done or fui�ished. It is fui�ther agreed, anything to the contrary herein notwithstanding, that the City, City Council, and its agents or employees shall not be personally liable or responsible in any manner to the Developer, the Developer's contractor or subcontractors, material men, laborers, or to any other person or persons whomsoever, for any claim, demand, damages, actions, or cause of any action of any kind or character arising out of or by reason of the execution of this Agreement or the pei�formance and completion of the Improvement work and the Improvements and that the Developer will save the City haimless from all such claims, demands, damages, actions, or causes of action or the costs, disbursements, and expenses of defending the same, except for any such claims, demands, damages, actions or causes of action caused by the misconduct or negligence of the City or someone acting on its behalf. 5. En�ineerin� Services: Plat Review, Desi�n, Stakin�, Surveyin�, and Inspections. Developer will pay the City Engineering Adminishation Fee of 2.7 percent of the total cost of the Public Improvements for City staff time associated with plan review, plat review, grading plan review, and design review and project administration for this phase and all remaining phases of this development. This fee shall be collected as a lump sum cash payment. All fees incuned by the City related to concept, plat, and grading plan review have been billed to the developer as the charges were incurred. The `Bscrow for Engineering Seivices" escrow (2.b.iv) is an estimate for consulting engineering, legal, and other expenses incui�ed or to be incui�ed by the City in connection with this Development Agreement and Plat approval and acceptance and authoi7zation of improvements. The percentages included in this section are estimated as follows: • Public design services, (estimated at five percent (5%) of the total public improvements cost) for the public improvements, including securing all necessary pei�nits for the project and preparation of the preliminary cost estimate. • The City will provide construction inspections, erosion control inspections, staking and surveying, witness testing, review testing repor and attend project meetings at the -6- Developer's expense. Fees for these services are estimated at ten percent (10%) of Improvement costs identified above and escrowed by the Developer with the City as part of this Agreement. The Developer must notify the City Engineer at least fol�ty eight (48) hours in advance, not including weelcend days or holidays, for inspection seivice or scheduling of tests to be performed. Bills not paid within thirty (30) days shall acciue interest at the rate of eight percent (8%) per year. 6. Street Lights. The City will furnish the sheet light poles and luminaires. The Developer is responsible for the pole and luminaire costs. The Developer is responsible for installing the street lights and providing all other street light improvements as shown on the Approved Plans. 7. Final Inspection/Acceutance. Upon completion of the Public Improvements, the City Engineer and representatives of the Developer's contractor and/or engineer will promptly make a fmal inspection of the Public Improvements. Before the City's final acceptance and release of the securities, the Developer and City Engineer shall be satisfied that all work is completed in accordance with the Approved Plans and all City inspections for the work were perfor�rned, and the Developer's engineer submits a written statement attesting to the same. The Developer wai�ants all improvements required to be constructed by it pursuant to this Agreement against poor material and faulty worlcmanship. The warranty period for underground utilities is two (2) years and shall commence following completion and acceptance by the City Council. The warranty period for streets is one (1) year and shall commence after the wear course/final lift of streets has been installed and accepted by the City Council. The Developer, or the Developer's contractor performing the Public Improvements on behalf of the Developer, must submit to the City a one hundred percent (100%) warranty maintenance bond to secure the warranties. At the time of final acceptance of the Public Improvements, if it is deteimined by the City that the Approved Plans were not adhered to, or that the Public Improvement worlc was done without City inspections, the Developer agrees to increase the length of the one hundred percent (100%) wai7anty maintenance bond up to a m�imum of five (5) years as reasonably detei�nined by the City Engineer. The City Engineer will notify the Developer in writing of the City's approval of the Public Improvements and schedule the request for acceptance by the City Council. The final approval and acceptance of the Public Improvements by the City Council shall constitute final approval and acceptance by the City without fut-ther action on the part of any party hereto. 8. Default bv Develoner. In the event of default by the Developer as to any of the Public Improvement wark to be performed hereunder by the Developer, its successors or assigns, and the continuance of such default after wi7tten notice from the City and the expiration of the Ctue Period (as defined below), the City is granted the right to declare any sums provided by this Agreement due and payable in full, and the City may draw upon any financial guaranty posted in confoi7nance with this Agreement, provided, however, the Developer shall first be given an opportunity to cure the default for a period of at least thirty (30) days (except in emergency situations) thereafter as provided below. Said notice will be addressed to the Developer at the address shown below in Section 18. In the event the City draws from any financial guaranty sums that exceed the costs or damages to the City, the City will promptly return such excess amounts to the Developer. -�- Notwithstanding anything to the contrary contained in this Agreement, if the City determines that the Developer is in default of any of the tei7ns of this Agreement, the City shall promptly notify the Developer of the default and/or non-compliance. The City agrees to provide the Developer a reasonable and appropriate amount of time, which shall not be less than thil (30) days, for the Developer to coz�ect any noted defaults, based on the measures that will need to be taken by the Developer to conect the default ("Cure Period"). In the event Developer fails to coi�ect said non- compliance within the designated Cure Period, the City may take any other remedy or action available to the City under the terms of this Agreement. 9. Denial of Permits. Breach of any tei7n of this Agreement by the Developer or failure to comply with City ordinances shall be grounds for denial of building or occupancy pei�nits for buildings within the Subdivision until such breach is cor�ected by the Developer 10. Model Homes. Notwithstanding any other provision of this Agreement to the contrary, the City will issue building permits for up to two (2) model homes on lots acceptable to the City upon Developer's compliance with the following requirements: a. Approval of a building plan and survey by the Chief Building Inspector; and b. Presence of a paved road within three hundred feet (300') and presence of a fire hydrant within one thousand feet (1,000') of the model home(s). c. An unobstructed gravel surface road extension from a paved street surface to the proposed model home's driveway. d. No certificate of occupancy for such model homes shall be issued until all typical requirements for such issuance have been met. The Developer acknowledges that prior to the construction of the Improvements, site conditions and access to paved roads and fire hydrants will be sub-standard and will not be optimized until the Improvements are completed. To the fullest extent per�rnitted by law, Developer agrees to indemnify the City, its off'icers, employees, agents and others acting on its behalf and to hold them harmless and defend and protect them (with counsel of the City's choosing) fiom and against any and all loss, damage, liability, cost and expense, specifically including attorneys' fees and other costs and expenses of defense, which result from, or otherwise arise in connection with any actions, claims or proceedings of any sort caused by or arising from the construction or use of the model homes by Developer or its contractors, employees, agents or assigns, prior to the Improvements being completed. Such claims shall include, but not be limited to, claims that the model homes could not be accessed properly or in a timely manner by fire equipment and/or police or emergency vehicles due to road or site conditions or claims based on lacic of proximity to fire hydrants or lack of adequate fire protection. Although indemnification shall cease for claims arising after the Improvements are completed and accepted, indemnification obligations for claims arising prior to the completion of the Improvements shall survive the termination of this Agreement. 11. Attorneys' Fees. The Developer will pay the City's reasonable attorney's fees to be fixed by the Court in the event a suit or action is brought to enforce the tei�ns of this Agreement, or in the event an action is brought upon a bond or letter of credit furnished by the Developer as provided herein. -s- 12. Assi�nment. The Developer may not transfer or assign any of its obligations under this Agreement without the pi7or written consent of the City, which shall not be urueasonably withheld, conditioned, or delayed. 13. Agreement to Run with Land. The City agrees to record this Agreement among the land records of Washington County, Minnesota, and the Developer agrees to record the "EASTRIDGE WOODS 3RD ADDITION" final plat at Washington County, Minnesota. The provisions of this Agreement shall run with the land and be binding upon the Developer and its successors in interest. Notwithstanding the foregoing, no conveyance of the Subject Property or any par thereof shall relieve the Developer of its liability for full performance of this Agreement unless the City expressly so releases the Developer in writing. 14. Release. Upon completion and approval of all Improvements required herein, including completion and acceptance of the Improvements and satisfaction of all of the Developer's obligations under this Agreement, the City agrees to execute an instrument (in form sufficient to remove this Agreement as a fui�ther encumbrance against the Subject Property) releasing all of the Subject Property from the terms of this Agreement. 15. Severabilitv. The provisions of this Agreement are severable, and in the event that any provision of this Agreement is found invalid, the remaining provisions shall remain in full force and effect. 16. Consent. The Owner represents and watmants that the Developer is the only fee owner in the Subject Property and no other parties have the right to consent to the plat or development agreement. 17. Applicable Law. This Agreement shall be governed by and construed in accordance with the laws of the State of Minnesota. 18. Chan�es in Of�cial Controls. For two (2) years fiom the date of this Agreement, no amendments to the City's Comprehensive Plan or official controls shall apply to or affect the use, development density, lot size, lot layout, or dedications of the approved preliminary plat and final plat unless required by state or federallaw or agreed to in wi7ting by the City and the Developer. 19. Notices. Required notices to the Developer shall be in wi7ting, and sha11 be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the following address: D.R. Horton, Inc. - Minnesota Attention: James Slaikeu, Division President 20860 Kenbridge Coui�t, Suite 100 Lakeville, MN55044 Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or mailed to the City by certified mail in care of the City Administ�ator at the following address: City of Cottage Grove Attention: City Administrator 12800 Ravine Parkway South Cottage Grove, MN 55016 -9- 20. Prior Agreements. This Agreement supersedes and replaces any prior development agreements for EAS1'RIDGE WOODS 3RD ADDITION. 21. Mail Boxes. The Developer is responsible for the placement of a mailbox for all the lots within the Subdivision and must comply with the United States Postal Seivice's mailbox design and placement guidelines. The mailboxes must be of similar design and color within the Subject Property. 22. Sidewalk and Trail Maintenance. If the City does not provide snow removal on the trails or sidewallcs within the Subject Property, the homeowners association or the propet�ty owner(s) adjoining sidewalks within the Subject Proper-ty must remove the snow and/or ice as deteimined by the governing documents for the homeowners association. The homeowners association and property owners within the Subject Proper-ty will not be responsible for snow removal or maintenance on any trail located in Outlot A of EASTRIDGE WOODS 3� ADDITION or in Outlots D, K or L of EASTRIDGE WOODS or within or adjoining the South Washington Watershed District property, outside the Subject Property, or within any Washington County right-of-way. 23. Park Dedication and Park Improvements. The Developer paid the full payment of the park dedication fee in lieu of the partialland dedication with Phase 1 of EASTRIDGE WOODS. Subsequently, the City approved an amendment to Resolution No. 2013-041 (City Resolution No. 2013-143) on December 18, 2013 to increase the total number of lots from 134 to 135 in the EASTRIDGE WOODS preliminary plat and such resolution indicated that the parlc fee will be adjusted accordingly with the fmal plat of a future phase. The Developer and City agree that the additional lot owes a parlc dedication fee in the amount to the per unit price and shall be subj ect to the same reimblu sement identified in the development agreement for the EAS'I`RIDGE WOODS fmal plat. 24. Lot 1, Blocic 1, EASTRIDGE WOODS 3RD ADDITION. The Developer shall, at the Developer's expense, and at no expense to the City, commence and take all necessaty action to combine Outlot J, EASZ`RIDGE WOODS and Outlot F, CAYDEN GLEN to create one registered lot with one t� parcel identification number. Such proceedings shall include, but not be limited to, commencing Tor�ens proceedings for initial registration, proceedings subsequent and lot combination proceedings. During such time as such proceedings are pending and in the event that the above lot combination and Torrens proceedings cannot be accomplished, no home construction activities shali occur on Lot 1, Block 1, EASTRIDGE WOODS 3RD ADDITION without the prior written consent of the City. IN WITNESS OF THE ABOVE, the parties have caused this Agreement to be executed on the date and year written above. SIGNATURES APPEAR ON NEXT PAGE -io- D.R. HORTON, IIVC. - MINNESOTA CITY OF COTTAGE GROVE: B . � �� Y: . By: `°° James R. Slaikeu, Vice President Myron Bailey, Mayor By: Caron M. Stransky, City Clerk ACKNOWLEDGEMENT FOR CITY STATE OF MINNESOTA ) )ss. COUNTY OF WASHINGTON ) The foregoing instrument was acknowledged before me this day of , 2015, by Myron Bailey, Mayor, and Caron M. Stransky, City Clerk, of the City of Cottage Grove, a Minnesota rnunicipal corporation, on behalf of the corporation. Notary Public (Notary Seal) ACKNOWLEDGEMENT FOR DEVELOPER STATE OF MINNESOTA ) )ss. COUNTY OF � l�- ) Qi� tl�is � clay of �' �� (�.Q. �'�. 2015, l�cfc��•e i��e, � uaiaiy pul�lic vyitlui� antl far s�iti Caunty, personally appeared James R: Slaikeu, ViCe Pre$Ident o!' D.R. I�o��lan,. Inc. - Ivluuiesot�, a Dc(�ware corporation, on behalf of said corporation, ` ,.j �� /�' � � . tn. � _.._ � � , L�r� �.�� CARLA A JENSEN ;�'` ,,s�',. NO7ARYPUBLIC•MINNE pi� PUbI1C " , (Notary Seal) �'� MY COMM18SI4N EXPIRES 01'31l10 � THIS DOCUMENT DRAFTED BY: Community Development Department ' City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 11 EX�iIBIT "A" LEGAL DESCRIPTION OF THE SUBJECT PROPERTY Outlot B and Outlot J, EASTRIDGE WOODS, accoxding to the recorded plat thereof, Washington County, ' Minnesota. 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mp90:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 SNOITCESLACIPYT :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.101C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp11:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 LORTNOCNOISOREYRAROPMET :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI UNSX370308391,LCRP84,ONSX370308391,VXSX370308391,REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.102C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp21:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 LORTNOCNOISORETNENAMREP :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI UNSX370308391,LCRP84,ONSX370308391,VXSX370308391,REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.202C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp51:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 STSHT96&STSHT76-NAIMRETAW&REWESYRATINAS :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI 89.019 0.119 W"808.009VNI E"808.009VNI 94.019MIR 00+21ATS 94.019 44HMASXE 5.019 W"859.009VNI E"859.009VNI 86.109MIR 16+11ATS A44BUTSXE 55.019 6.019 58.019 9.019 51.119 1.119 63.119 4.119 W"848.109VNI MRTS"81 N"835.998VNI 50.219 71.219MIR 1.219 83+9ATS 6HMAS 34.119 4.119 29.019 9.019 15.019 5.019 MRTS"21 92.019 3.019 65.019 N"864.898VNI S"864.898VNI 6.019 97.019MIR 17+6ATS 5HMAS 88.019 9.019 N"801.898VNI 81.119 S"801.898VNI 43.119MIR 2.119 97+5ATS 4HMAS 74.119 5.119 WN"886.798VNI 37.119 S"886.798VNI 7.119 27.119MIR 67+4ATS 3HMAS 25.119 5.119 WN"843.798VNI ES"843.798VNI 81.119MIR22.119 09+3ATS 2.119 2HMAS 58.019 8.019 35.019 5.019 WN"847.698VNI ES"847.698VNI 43.019 43.019MIR 93+2ATS3.019 WN"895.698VNI1HMAS MRTS"21 ES"895.698VNI 13.798MIR 10+2ATS 73.019 41BUTSXE 4.019 46.019 6.019 W"881.698VNI ES"881.698VNI 50.119MIR 50.119 00+1ATS 31HMASXE 1.119 62.119 3.119 16.119 6.119 VXSX370308391,UNSX370308391,ONSX370308391,REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.104C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp71:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 SUOENALLECSIM&STSHT96-NAIMRETAW&REWESYRATINAS :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP FOETATSEHTFOSWALEHTREDNU .ATOSENNIM ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI 2.409 9.009 7.209 2.309 1.409 28.319 0.809 68.219 0.219 W"848.109VNI 70.219 N"835.998VNI 0.219 71.219MIR 83+9ATS 6HMAS 69.119 0.219 92.119 9.119 VXSX370308391,UNSX370308391,ONSX370308391,REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.204C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp81:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 SUOENALLECSIM&STSHT76-REWESMROTS :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI 93.119 4.119 W"4217.009VNI N"1279.309VNI W"2147.409VNI E"2126.409VNI05.019MIR S"8136.409VNI 95+2ATS MW"8 17.698PMUS 12.019 4BC 05.019MIR 2.019 RWSS"8 03+2ATS 3HMBC 81.119 2.119 81.219 2.219 WN"4203.898VNI E"4203.898VNI 02.209MIR 07+0ATS ES"4200.898VNI 83.009MIR2HMTS 05+0ATS 1SEF 59.019 9.019 W"4217.009VNI 83.019 N"1279.309VNI E"2126.409VNI4.019 S"8136.409VNI 17.698PMUS 05.019MIR 03+2ATS05.019 3HMBC 5.019 77.019 8.019 S"1293.409VNI N"8193.409VNI 55.019MIR 10.119 50+2ATS 0.119 5HMBC 73.119 4.119 S"8177.409VNI N"8177.409VNI 31.119MIR 00+3ATS31.119 6HMBC 1.119 79.119 0.219 S"8141.509VNI WN"8151.509VNI 13.119MIR 59+3ATS 77.119 7HMBC 8.119 15.119 5.119 ES"8125.509VNI WN"5125.509VNI 27.019MIR 98+4ATS 8HMBC 71.119 2.119 49.019 9.019 ES"5150.609VNI 75.019 EN"2150.609VNI 10.019MIR 6.019 12+6ATS WS"2161.609VNI 9HMBC 10.019MIR RWSS"8 84+6ATS 35.019 MW"8 01BC 5.019 VXSX370308391,UNSX370308391,ONSX370308391,REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.105C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp02:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 STSHT96&STSHT76-REWESMROTS :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI 15.019 5.019 E"5102.609VNI N"2102.609VNI 34.019MIR 11.019 49+4ATS 1.019 7HMBCXE 23.019 3.019 56.019 6.019 79.019 0.119 EN"8124.509VNI W"5114.509VNI 14.119MIR 78.119 79+2ATS 9.119 21HMBC RWSS"8 N"8122.509VNI WS"8122.509VNI 41.119MIR MW"81 32.119 74+2ATS 2.119 11HMBC 59.019 9.019 W"4217.009VNI 83.019 N"1279.309VNI E"2126.409VNI4.019 S"8136.409VNI 17.698PMUS 05.019MIR 03+2ATS05.019 3HMBC 5.019 77.019 8.019 10.119 0.119 VXSX370308391,UNSX370308391,ONSX370308391,REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.205C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp22:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 STSHT96&STSHT76-ELIFORP&NALPDAOR :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI 83.019:EIVP 44.41+32:SIVP 95.019 6.019 98.019 9.019 91.119 2.119 54.119:ECVB 84.119 36.39+42:SCVB 5.119 14.119:ECVE 36.33+52:SCVE 82.119 3.119 98.019 9.019 05.019 64.019:ECVB 5.019 00.55+62:SCVB 43.019 3.019 04.019:ECVE 00.51+72:SCVE 16.019 6.019 19.019 9.019 12.119 2.119 15.119 5.119 27.119:ECVB 00.53+92:SCVB 87.119 8.119 27.119:ECVE 00.57+92:SCVE 75.119 6.119 72.119 3.119 79.019 0.119 76.019 7.019 14.019:ECVB 73.019 00.39+13:SCVB 4.019 14.019:ECVE 54.019 00.34+23:SCVE 5.019 85.019:EIVP 00.17+23:SIVP DRSX370308391,VXSX370308391,UNSX370308391,ONSX370308391,REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.106C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp42:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 STSHT96-LIATEDNOITCESRETNI/ELIFORP&NALPDAOR :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI 02.119:EIVP 00.73+1:SIVP 81.219:ECVE 05.17+0:SCVE 71.219 81.219:ECVB 2.219 05.14+0:SCVB 65.119:EIVP65.119 00.00+0:SIVP6.119 DRSX370308391,VXSX370308391,UNSX370308391,ONSX370308391,REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.206C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp72:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT �--------- O BACK OF Clifl& �i FLOri LME � FftOHT OF GUT7ER 0 OPTIQYRI V OR CitAD[NG � c. �--------- O �� O& O � O O Z �.__ ��q . _O 2 PARALLEL u" O" Q � `�l Q i "'""'. NON-pAI.KABIE OR S NQ4-WALKAeLE Ofl riALKA6lE SURiACE QQ � ,,,s. OO WAlKA9LE SUflFACE � W � W r S i u R � � ¢ O � ti N o_ � � i e2 . `u F_ e U 2 � � � � I p � TIERED PERPENDICULAft CUflB OR y�� 4' a" MIN. CUflB ANO CUTTER REQl3IRE0 LANOIHC 5 �.- VA-R _, . n.��;. _. ' � _ e 0.02 fT./FT.MAX.06 �6" > 0.05 PT./FT.ANO CONCRET� S 0.083 FT�/FT PREFERREO q WALX SECTION A-A PERPENDICULAR/TIERED/D[AGONAL LUft6 OR VAN. 4' 0"MIN. CURB ANO GUTT£R .j � 1/4' it -- — REQUIRED N4ItiG I. . 5 .._: .. - . . :! � a `-<`° - -' a �,°� 4, 0.02 FT.fFT.MA%.O 6" > 0.02 FT /FT. AND CONCRETE 50.05 FT./F7 PREFERREO 4 TALK w � a L� � FAN DEPftESSEO CORNER CURB OR q� 0" MIN. OO CUR9 ANO CUTTEfl qEp{�IREO LANOINC �^' 1/4" R. _—��...,--- 6" q C0.YCRETC 0.02 FT./fT. MA%. 6Q NALK sECTZON c-c PARA4LE1,/OEPRE55£D CORHER SECTION B FAN NOTES� LANOINGS SNALL dE LOCATEO ANYWNERE THE P[OESTRfAN ACCE55 Rtlt1TE CHAHGES DIRfCTI6N, AT TH£ TOP OF RAMPS TNAT f1AVE RUNNING SLOPE$ GR�ATER THAN 5.0%. AN6 IF TH£ APPROACHIHG MALK ES [NYEASE CRAOE. INITIAL ClfRB HMN tAtNIIRCS SHALL 8E CONSTRUCTE� WITNIN 15'FROM TRE 8ACK 0� W0.8,YfITN 6'FROM 7N[ BACK OF CURe flEING THE PREiERREO DISTANCE. S[CONOARY CURS RAMP LAi401NG5 ARE REW[PEO FOR EVERY 30" OF VERtfCAI RiSE WHEN THE LONGIiUDINAI SLOPE f5 GREATER 7HAN 5.0%. COHTRACTION JOINTS SHALI BE CON57RUC7E0 AtqVG AlL GRA�E BREAKS. All GRADE BflEAKS riITNM TNE PAR SHALL BE PERPENDICEILAR FO TflE PATN OF TRAVEE� TO ENSqR£ RAMPS ANO LNi0ENG5 ARE PROE'EflLY CONC7RUCTEtl,LANDiNGS MAY 8E CAST SEPpRATELY.YO«OX SI�EWAIK REtNFORCfMEN7 DETAIlS ON SHEE7 5 riHEN LhHD[NGS ANE CAST SEPARATEIY. All SLOPES ARE ABSOIUTE,RA7HER TMAN RELASIY£ i0 SIDEWAtK/ROADWAY GRp0E5. t01' OF CUHa 5NALL MATCH PROPOSED AOJACENT MpIX GPAOE. q'MINIMUM BIOTN OF OEIECTABLE WAflNING IS RE(JUIREO fOR ALL MRPS.�EiECTABIf WARN[HGS SHALE CON7INUOUSLT E%TEND FOR A MINIMUM OF 24" IN 1HE PATH OF TRAVEL. SNAREa ll5E PATHS SHALL FAYE OETCCTA9LE riARNSNG ACROSS 7NE fNT]RE Y![OTH Of PAtH riHEN TNE Ppifl CROSSES A ROAD. SEE S7ANOA(70 PLAT£ 7038 AND SHEET 4 OF 5 fOFt AOOIT[ONAL �E7A[LS ON OETECiABLE YlARNING. O{ 0" CURB HEIGH7. Q2 FULL CURB NE[GNT. (�3 �ETECTABIE RARN[NGS MAY BE PANT OF A'X h'I.ANDING AREA If lT IS NOT F6ASI8LE TQ C0.YS7RUCT THE LANUING OUTS[OE OF 7HE DET£CTAOIE MfARNfNG AREA. Q4 I/2" PREPORMEO JOIN7 FItIER MATER[Al AASHTO M 213.JOINT FILI£R SHALI BE PLACEO FlUSN WIiH iHE BACK Oi CURB ANO AOJACENT SiOEIYALK.J0INT SHALL BE FREE OF OEBRIS. ftEC7AN4ULAR DETECTABLE riARNINGS SNALL BE SETBACK 3" fROM THE BACK OF CURe. RAOIAL QETECTABtE riARNINGS St1ALl BE SETBACK 3" MIHiMUM TO 6" MA%iMUM FHOM iHE BACR OF CUPB. 05 SEE PEOESIH[AN ACCESS ROUTE CURB AHD GUTTEH OE7AIL FOR INFOFiMATION OM CQYSTRUCTINC CUR6 ANO GUTTCft AT CUAe OPENINGS.SEE SHEET N0.3 OF 5. Q6 4'BY 4'MIN.LAND[NG M[TH MAX.2.0'J. SLOPE IN ALL �tRECT[ONS. {�7 IF LONGITUDINAL SLOPC IS GR[ATER TIIAN 5.0%, -0' X 4' MIN. EANDINC H[TH MA% 2.0% SLOPE IN A{� p[RECii0N5 AEQUIREO. �8 V CI1R8, iP USEO, SHAII OE PLACEO WTSIDE TIIE SIOEBAIK EIMRS TfHEN flIGHT OF WAY ALlOWS.SEE SHEET 5 OF 5. Q9 SEE SHEET 4 OF 5,TYPICAI SIOE TREpTMENT OPilONS,FOft Q£TA115 ON fLARES M70 RE7URNE0 CqR85. �0 DIAGONAL NAMAS SHOULO QYLY BE 1I5E0 AFTEq ALt OTHER CUR6 RAMP TYPES HAVE BEEN EVALUATED AND OEEAiEO IN6'RACTICAL. LEGENd THESE l6NCtTlIDINAI SLOPE FtANCES SHALL BE THE STARiINC POINT. IF SITE CON�ITIONS WARRAN7.LOHGFTl101NAL SLOPES UP TO 8.3% OH FLATTEH AHE ALlOWE6. � INDICAlES PEOf5TR1AH RAMP - SLOPE SHALI BE BETMEEN 5.0% MIN[MUM ANO 8.3% MA%iMUM 1N THE OIAECTIOH SHOY/N AND THE CAOSS SLOPE SHALL NOT EXCEEO 2,0% (f� iNDICATES PEOESTRIAN flAMP - SlOPE SHALL BE CRfATER j TNAN 2.0'1. AN� LESS THAN 5.0% IN THE �EREC7fON SHOflN 1 AND CROSS SI.OPE SflAll. NQT E%CEEO 2.0% PERPENOICULAR DIAGONAI � 4 � a � � O � �� w �� 3 5' MAX a. o � k� O � tgs�a .� O _ � a . e � q� y � � � � � 9 4i 4 L i� � � U 4 u � _ O` � ti N 2 - h � � = H �' 4l I � ti � U � � � I O O � OPT[ONAL 4-CIktB Q OR GRAD2NG o --� --�--� 5 ;oog NON-YIAIKAeLE SURFACE 9 :..�'_ FOE 4 � \ 5' MAX o ADJACEMT TO NON-WAlKABLE SURPACE OPTIONAI V CUR9, CRADING OR fLARE OO Q NON-NAIKABLE SURFACE 5'MAX O I � 6388� O ' oo8a WALK � O F ;;,,� � O � .>.,. 5 i o„a � evee� '_""_""_'�"_"" "_""" ° ° 4 _ ` � IF NON-CONCRETE BLVD.IS C0.�STHUCTE� ANU I$ LE55 THAN 2' IN WIUTH AT TOA OP CllflB TRAN5ITION,PAYE CONCflE7E RAMF' 1YIDTN TO ADJACENT BACK OF WR6. ONE-WAY DIRECTIONAL RAMP ,�, ui i 2: W � ti � D _GRADE pREAK . MAX.2.0% SLOPE IH Atl DSRECYIQNS NOR-riAIKABLE SURFACE �-�,_ BALK OF CUflB 4 O '�-` FLOri LINE 2.0%-3.Q% GUTT£R 5LOPE S�CTION D-D �� FRON7 0£ GUT7ER CURB FOR DIRECTIONAL RAMPS �� < � Y O = �Q 2' MAX _ O � OPTIONAL V-CURB OB OR CRAOINC 0 ` V O� Q � 4 '� � '�° WAlRABLE SIIRFACE e O BACK OF CUR6 ��' OO O OO F ARE iLOW LINE � 4 O fRONT OF CUTTER ` 2' MA% q AOJACENT TO WAlKABLE SURFACE COMBIN�O DIRECTIONAL � GRAQ[ � RAfAP BflEAK RAMP MAX, 2.0% SLOPE l4 IN All OtRECTSONS o o, 2 ,� eso � NON-riALKABIE � a� a ^a- SUflFACE OO °�. e�� q 4 `°� `�—� a_ DETECTABLE WARNING PLACEMEN7 WHEN SETBACK CRITERTA IS EXCEEDED 2.6% MAX. YAR. RNAP 5 HON-WAlKABLE OR riAIXABLE SIiflFACE � � � � a � . v' q: ,�= � - q' 6" CONCNETE WAIK NOTES� lAH0IRC5 SHALI BE LOCAiEO ANYWHERE THE PEOESTRIAN AC£ESS ROUTE CHANGES DIRECTIOM, AT Tf{E TOP OF RAMPS THAT NAVE RUNNING 5lOPES GREATER 7HAN 5.0%. AN� IF THE AYPROACHMG RALK iS INYENSE GRAOE. INRIAL CURB NAMP LANU[NCS SHAtI BE CONSTRIICTEO WIfHSN I5'FAOM 7HE BACK AF CUfl9,Y11TN 6'FROM TNE BACK OF CUR9 BEIHG iHE PREFERRfO D[S7ANCE. SECONOARY Llfq9 RAtAP LANDINGS ARE REWIftEO FOR EVERY 30" OF YENT[CAl R[SE 1YHEN THE LOHGITUOINAl SLOPE [5 CREA7ER THAN 5.0%. COHTRACTiON .IOINTS SHALL 6£ CON57RUCSED AtONC ALL GRAOE BREAKS. ALL CRAOE BREAKS YIITHIN THE PAR SHAII BE PFRPENDICULAR 70 INE PATH OF TRAVEt. TO £NSURE RAAWS ANO LANDINCS ARE PROPERLY CONCTRUCTED.LANDIHCS MAY BE CAST SEPARA7ELY.FOLLOri SIUEIYALK REINFORCEMENT DETA��S ON SHfET 5 ril{EN lANDiNGS ARE CAST SEPAFiATEIY. ALL SLOFES AftE ABSOLUTE,RA7HER THAN RELATIVE TO 530EriALK/ROAOWAY GflA6ES. TOP OF' Cl1PB SHALL MATCN PROPOSEO AOJACENT WALK GRAOE. 4'MINIMUM riFDTN OF OETEGTA9LE WARNINC IS AELIUIREO FOR All RAMPS.DETECTAetE riARNiNGS SNALL CON7iNU0USLY E%TENO FOft A MINIMIIM OF 24" IN THE PATH OF TRAVEL. SNAREO USE PATHS SNALL HAYE OETECTABIE WARNIHG ACftOSS TNE EN72RE rilO71i OF PATH NHEN THE PATH CROSSES A ROAO. SEE STAMOAfi� FLATE 7038 ANO SHEET -0 OF 5 FOR AOOITIONAL U£TA1lS ON �E7ECYA6lE Y�ARNiNG. Qt 0" CURB HElGH7. 2Q F�1iL CURB HEIGfIT. 03 3° MIMIMUM CUPB HEIGHT,4" PREffRRED. Q4 V2" PRCFORMEp JOtNT FILLER MATERIAL AASNTO M 213.JOINT FFLIEfl SNAIE BE PLACEO FLUSN YIITH iHE BACK OF CUPB ANO AO.IACENT 5[OEY/Al&.JOIN� 5lULl Bf FREE OF OEBH[5. ftGCTAHGUTAR OE7ECTA8tE WARN[NCS SNAL4 9E SET6ACK 3" FROM THE BACK OF CURO, RAOIAI DETECTABLE WARNINCS SHALL BE SETBACK 3" MIN.TO 6"MA%.FROM THE BACK OF GUfle. �5 SEE PEOf57RIAN ACCE55 ROl1TE CUNB AtiO GUTTER OETA[l FOR 1NFORAFAT[ON OR CONSTRUC7INC CURB AtiO GUTiER AT CUAB OPENINGS.SfE SHEET N0.3 OF 5. O6 4'BY 4'MSN.4ANDINC MfTN MN(.2.0'J. SCOPE IN ALL DIflEC7fON5. Q IF LONGI7UOINAL SLOPE IS GRfATER THAN 5.0%. 4' % 4' MIN. LAt�OMG W[TN MA1C 2.0% 5�-OPE IN ALL OIAEC7ION5 AEBUIREO. Q8 V ClIRB,iF ll5ED,5HALL BE P1ACE0 WTSIOE THE SIOEMAIX LIMITS riHEN RIGHT OF RAY ALLOWS. Q9 SE€ SHEET 4 OF S.�YPICAL SIOE 7flEAlMENT OPTIONS,FC#2 OETAIlS ON FLARES AND R£TIIRttEO CUR85. � MAX.2.0% SlOPE [N AtL OIRECTIONS IN FRONT OF CRAOE eREAR ANO OflAIN 70 FLOTf LINE.SHALI BE CONSTRUCTEO IN7EGRAl ritTH CURB AND GUiTER. lt TO BE USEU FOR ALL OSRECTIONAI RAMPS. � PtACH UOMES AT iHE BACK OF CURB MHEN ALLOWA9LE SETOACK CRI7EH[A �5 EXCEEOED. '�3 RECTANGULAR OE7EC7A6LE WARNiNCS MAY BE SETBACK 9" FROM i8E BACR OF CURB riITH CORNERS SET 3" P€i0M OACK OF CURB. fP 9" SETBACK IS EXCEEDEO USE RAO[Al DETEE7AeLE WARNSNGS. � WHEN NO CQ4CRETE PIARES ARE PROAOS£O,TNE CONCREiE WALK SNALL BE FORNED AND CONSTRUCTED PERPEN�ICULAfl 70 THE eACK Of CURB.MAINFAtN 3" BETWEEN EOGE OF OOMES AHD EOGE OF C01tCRCT£. Q FflONT EDCE OF DEIECTABLE riARNINC SHAEL eE SET BACK 2'MAXIMUM WHEH AOJACEN7 70 ,� WALKAOIE SIfAFACf,AN� 5'MAX[MUM WHEN AOJACENT TO NQN-MALKA0L6 SURFACE WITki OPtE �,, CORNER SE7 3" FRBM 9ACK OF CUPB. riNETHER A SUAFACE 15 WALKAeLE OP NQT SHALL '� OE OETCRMINEO BY TNE ENGWEER LEGENO TNE5E LONGITWIRAL SLOPE RANGES SHALL B£ FHC STARttNG POIN7. IF 5(1E CON017IONS WARRANT,I.ONGtiUDINAI S�OPES UP TO 8.3% OR FIATi£ft ARE pLtOriFA. � INDICA7E5 PEOESTR[AN RAMP - 540PE SNAIL BE eETriEEH 0% MINIMUM hN� 8.7% MAXIMl1M IN 7HE DfRCCTION SNDWN pND 7HE CRO55 SLOPE SHALL HOT EXCEEO 2.0'!. � IHDICATES PEDESTRIAN RAt/P - SLOPE SHALL BE CREATER TkAN 2,6Y. AND LESS iHAN 5.6% IN THE DIPECTION SHOWN ANO CRO55 SLOPE SHALL HOT EXCEEO 2.0% INSET A FRONT OF CUITER -- BACK OF C�RB/ OO flOW �� EOGE OF WAIX 3 7 O O 3 ° 2 3/ . ° < p�� o 0 0. o� o I/2" R. ITYP.) a A 4 24" 8-12" Q NOH PERPENOICULAR OO PEDESTRIAN ACCESS f20UTE CURB & GUTTER DETAIL 4J Q W � 2 � � � � U !�. d N � a ti y a � � 2 q a �i a Q'' q � W o � MILL MERFtC0.L EDGE OO A OO EX[STMG 6[7. 2" gI7UMIN0U5 PpYEM€NT MILL h PATCH t/2" H.tTYPJ o ' . o . P �� q - a I 2 4�� I , ' 0 �. SAWCi1T e[T. Vl�RIABLE OEPTH PAVEMENT CONCRETE BASE E%[STING BIT. PAYEMENT 2" BIi.PATCN O� O 1!2" H. RYP.1 -- -e a . � . o ° - o °,°� 4 4� a,'�� .?' ° . : f` p� INSET A FftONT Of Gl1TTER --- BACK Of' GIRB/ OO �T FLOW LINE EOGE OF riAlf( Q � `. r a - 5% MAX, �, � � °, ° ° ° ° . 9 1/2° R.ITYPJ a � �. �. 24" 8-�2" PEAPENDICULAR OO SAWCUT 8[T. PAVEM£NT EXfSTiNG BIT, _ O & O PAVEMENT REMOVE t RCPLACE �/p�� R.(TYPJ SIT.PAVEMENi o" o: . e . .o o: 4 Q . _ a. ' - ° :a. � .a ,.. L.� �! p' a � 24" � SAHCiIT CONCRETE PAVEMENT EXI57FNC CONCFEiE PAYEMEMT 3 �/p" R.fTYP.) ..a.a.a.a,e�. . �'.�: .a ....i:...- e',��' u :. - O". ° . ` 4 .: i ��: �'�_ i'��:.�'a:.�.9 ��:,t�a: / .. t e'.'p� e: :p �•, e': p' e: : ". 0': p' o: : �' 0': p 0. a t 2 �. 1 . � a. �, . ,le�i •,'�.. � .{:. .�.;♦ �;4 � `{ . o �� PAVEMEN7 TREATMENT OPTIONS IN FRONT QF CURB & GU77ER FOR IfSE ON CURB RAMP RETROFITS I/4° MfN. TO 5/2° � a o a O b D � ' . , o v c a e � ��'�`�� .. INSET A snwcur EXISTING CUfle ANO G�TTER 3" MIN. - 3" MIN. e o�:o a. a. snwcur CURB AND GUTTER � REINFORCEMENT FOR USE ON CtIRB RAMP FE7ROFITS NO7E5: POSITIVE FtOW L1NE DRAtNRGE SHdLI 8E MAIN7AiNEq THROUCN iHE PEOESiRtAN ACCESS 20UTE IPARIAT A 2% NAXIMUN. HO POHOING SBAIL 8E PRESENT IH THE PAR. ANY VERTICAL LIP iHAi OCWftS AT TNE FLOri LINE SMALL HOT 6E GflEATER THAN V4 INCH. Ql FOlt USE Ai CUR9 CUTS WHERE TNE PEOESTR[AN'S PATH OF TRAYEl iS ASSUMEO HON E TYP N i N EPRESSE� N C l T 711E CIITTER FLOri LIN . RAfAP ES 1 CIU�E FA S. 0 PERPE DI U AR 0 CORNERS, & ONE MIAY AN� COMBINEO bIRECTlONALS. �2 FOR USE AT CURB Cl[TS riHERE THE PEDESTRiRN'S PATH OF 7RA4EL IS ASSUMEO PERPENDICULAR TO lNE tUTiER FLOW LINE.RMIP TYPES IHCLWE�PERPENDICULM1R, i[ENfU PEPPENDICI1lAR.PARALLEI. AN� DIACONAL ftAMPS. 03 iNERE SHALI 8E HQ YEflTICpI DISCONT[N!7[T[ES GREAiER iHAN 1/4'. 04 6A�LL ANO GR6U7 N0.4 CPDXY-COATEU 18" LONG TIE eAflS AT 30" CENTER 70 CEN7ER INTO ERISTING CONCREiE PAYEMENT. O5 ELEYATION CHANGE TA%ES P�ACE FROM THE EX[STING TO NEW t'ftONT OF GUTTER. PATCH IS USE� TO MATC11 THE NEYI GUTTEA FACE IN10 TN£ E%ISTINC ROAONAY, Q6 YAR[A8L£ WIOTH FOR OIREC7[ONAI CURB dPPLICAilONS. Q TOP FRUYT OF Gl1TTfR SNALL 6E CONSTRUCTED FLUSH IIITH PAOPOSEO A0.IACENT PAYEMENT flEYATION. PAR GUTTER SHhIL N0T 8E 04ERLAIO. Q8 MHERE PIAN 5PECIFIES,ORSLL ANO GROIIT 2- N0.4 X 12" LONC RE(NFORC€MHNT BARS (EPDXY COATEO). tii i d� �_i � �, .ON.CIL:ETAD 379045102/01/2 SLIATEDDRADNATS :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.408C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp63:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 SLIATEDDRADNATS :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.408C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp53:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 SLIATEDDRADNATS :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.408C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp43:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 SLIATEDDRADNATS :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.408C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp33:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 SLIATEDDRADNATS :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.408C370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp23:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT .ON.CIL:ETAD 379045102/01/2 NALPGNITHGILTEERTS :ERUTANGIS STNEMEVORPMIGNITHGIL&YTILITU,TEERTS NOITIDDADR3SDOOWEGDIRTSAE-NOTROH.R.D IKCONAS.RDIVAD:EMANTNIRP .ATOSENNIMFOETATSEHTFOSWALEHTREDNU ATOSENNIM,EVORGEGATTOC REENIGNEDESNECILYLUDAMAITAHTDNA NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI LCRP84,VXSX370308391,UNSX370308391,ONSX370308391,REDROB370308391,:sferX .NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO gwd.101E370308391\steehSnalP\gwD\DAC\370308391\evitca\8391\:V:emangniwarD NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT mp83:1-5102/01/20:etaDtolP .YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT