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HomeMy WebLinkAbout2016-10-04 Decision DTO SPR MOD tkoRT" t 1 PLANNING DEPARTMENT 1 b OC T -5 PH 2: 4 4 Community Development Division 1600 Osgood Street ' North Andover,Massachusetts,01.845 z':: NOTICE OF DECISION DOWNTOWN OVERLAY SPECIAL PERMITthis is to wov that twenty(20)days MODIFICATION(#2) have elapsed(ruin date of derclslon,filed without filinngaoff an ap a. A V / Any appeal shall be filed Joyce A.Bradshaw within (20)days after the -w Town °� � r�9 a 29 date of filing this notice in f -a � : ;r� the office of the Town Clerk. Date: October 4,2016 Date of Hearing: September 20,2016, October 4,2016 Date of Decision: October 4,2016 Petition of: RCG LLC,on behalf of RCG West Mill NA LLC 17 lvaloo Street, Suite 100 Somerville,MA 02143 Premises Affected: 4 High Street; North Andover,MA 01845 Assessors Map 54,Lot 01 Referring to the above petition for a Modification to the Downtown Overlay Special Permit filed pursuant to Sections 8.1,8.3, 10.3, 10.31,and 18 of the North Andover Zoning Bylaw to allow construction of 108 parking spaces including curb landscaping and stormwater improvements. This project expands upon the previously approved project to provide vehicular and pedestrian connectivity to the center parking lot.Additionally,the project includes entranceway upgrades to Building 36 and relocating and replacement of the existing cooling tower.The project is within the Industrial 2 Zone(12)and in the Downtown Overlay District. After a public hearing given on the above date, and upon a motion by Lynne Rudnicki, seconded by Peter Boynton,the Planning Board APPROVES:(a)a Modification to the Downtown Overlay Special Permit under Section 18 of the North Andover Zoning Bylaw; and(b) a Modification to the Parking Special Permit under Section 8.1 of the North Andover Zoning Bylaw,as amended and based upon the following conditions. Vote was made 5 in FAVOR of the application,none opposed. 3 On behElfof the North Andovar Planning Board John Simons, Chair Lynne Rudnicki X1 1"is,>rt': David Kellogg -=.rUc t,o y Lora McSherry Peter Boynton '1'ow11 CIork 4 High Street DoNvntown Overlay District Special Permit Modification October 4,2016 The Planning Board herein APPROVES: (a)a Downtown Overlay Special Permit Modification under Section 18 of the Zoning and(b)a Parking Special Permit Modification under Section 8.1 of the Zoning Bylaw, so as to allow construction of 108 parking spaces including curb landscaping and stormwater improvements,This project expands upon the previously approved project to provide vehicular and pedestrian connectivity to the center parking lot.Additionally,the project includes entranceway upgrades to Building 36 and relocating and replacement of the existing cooling tower.The project is within the Industrial 2 Zone(12)and in the Downtown Overlay District. The application was filed with the Planning Board on August 25,2016.The Applicant submitted a complete application conforming to the requirements of the Zoning Bylaw,which application was noticed and reviewed in accordance with Sections 8.1, 10.3,and 18 of the North Andover Zoning Bylaw. The public hearing on the above referenced application was opened on September 20,2016 and closed on October 4,2016,A quorum of Planning Board members was present. The Planning Board makes the following findings as required by the North Andover Zoning Bylaws Sections 8.1, 8.3, 10.3, 10.31,and 18: FINDINGS OF FACT: I) On January 6,2015 the Planning Board approved a Downtown Overlay Special Pen-nit to allow the partial demolition of one building on-site,the creation of a new 120 space parking lot,conservation and reconstruction of historic facades of adjacent buildings,conversion of existing building space for up to 42 residential apartments,implementation of the signage master plan, and all associated landscaping and grading activities within the Downtown Overlay District. 2) On July 28,2015 the Planning Board approved a modification to the Downtown Overlay Special Permit to allow the demolition of Building 37 in its entirety, a re-orientation of the parking lot(152 spaces), revised landscape plan,revised stormwater management plans and revised operation and maintenance report associated with the modification. 3) BuiIding 37 has since been demolished and the area that was labeled on the previously approved plan as `Future Development Area' is now being proposed for construction for approximately 108 parking spaces. 4) The stormwater management plan has been reviewed by the Town's outside stormwater peer review consulting engineer,Eggleston Environmental. Based on input received from the Planning Board's consultant,the Applicant has provided sufficient stormwater management facilities to mitigate flow of stormwater.The maintenance of the stormwater Best Management Practices(BMP) in this new parking area will be the responsibility of RCG and done in conjunction with the larger West Mill complex. (See email correspondence from L.Eggleston,Eggleston Environmental, dated September 28, 2016.) 5) The Operation&Maintenance(O&M)Plan for this project has been integrated into the previously approved O&M plan for the West Mill center parking lot project and the figure depicting the locations of the BMPs to be maintained and designated snow storage locations has been updated. 6) Snow storage on this project site is limited therefore excess snow will be removed and properly disposed of at alternate snow storage locations on site,as stated in the O&M Plan, 7) The specific site is an appropriate location for the project as it is consistent with the intent and purpose of the Downtown Overlay District in that the site design complements the surrounding uses, 2 4 High Street Downtown Overlay District Special Permit Modification October 4,20I6 preserves important historical building elements and the historic nature of the district,and provides for sufficient traffic and circulation improvements in a manner which promotes a vibrant,mixed use, commercial center.The proposed parking,landscaping,and other improvements will enhance the physical access and visual presence of the area, 8) The use as developed will not adversely affect the neighborhood as the proposed uses are consistent with the intent of the Downtown Overlay District Sub-District A: Historic Mill Area, the site and associated buildings are in the Downtown Overlay District,and the existing activity on-site consists of a mix of residential,commercial, and industrial uses. 9) There will be no nuisance or serious hazard to vehicles or pedestrians. The proposed project enhances the overall walkability and encourages interconneetivity and pedestrian activity. 10) The project will have a positive impact on the neighborhood visual character, adding landscaped screenings such as trees and other plantings. 11) The proposed landscaping for the project is consistent with Section 18.8.8.5 and will enhance and complement the proposed parking improvements. 12)The Board finds that a Special Permit under Section 8.1 is appropriate. In accordance with Section 8.1.8(b) (Modification of Parking/Loading Area Design Standards),the modifications to drive aisles, parking spaces and the parking layout as depicted on the Plans, would serve to provide for safe and convenient parking for the project. The Board funds that a Special Permit under Section 8.1 is appropriate. In accordance with Section 8.1.8(e)(Common Parking Areas and Multiple Use Facilities), the project will involve a combination of retail,restaurant,office,and residential uses on the Property, where the hours,days,or peak parking or loading demand for the uses at West Mill are so different that the proposed number of additional Project spaces(108)will provide adequately for all uses or activities proposed to be served by the parking facility. 13) The Applicant has provided a table summarizing parking demand and utilization for the site showing the most intense uses that are contemplated for the site and the corresponding parking requirement under North Andover's zoning bylaw. The projected number of parking spaces is based upon the Applicant's market research and the actual number of spaces needed will be driven by the market as new areas are leased to tenants. (Please refer to the Table listed in the Decision documents.) 14) The approved permit on July 28,2015 approved 152 parking spaces and the modification is proposing an additional 108 parking spaces. Six(6) parking spaces will be lost in the original design due to the interconnectivity of the parking lots,which results in 146 parking spaces in the original design and 108 parking spaces in the modification,totaling 254 parking spaces. 15) The Applicant shall be responsible for ensuring the proper continued operation and maintenance of the stormwater system as noted in the O&M Report submitted with this modification. 16)According to Section 18.8.8.8 the Applicant will ensure lighting meets minimum Illuminating Engineering Society(1;ES)standards for the Project area. Lighting will be consistent with the plans that were approved as part of the existing permit. 17) The North Andover Fire Department reviewed the Plans and determined there are no concerns over adequate access for firefighting and rescue operations.(See email correspondence from Lieutenant Robert Bonenfant dated September 27,2016.) 3 ¢High Street Dolvntolvn Overlay District Special Permit Modification October 4,2016 18) The cooling tower will be relocated and replaced with a new, smaller, quieter cooling tower located farther from the wetland buffer.The cooling tower will be set level and flush with the landscape. 19) The South Elevation entry will be realigned and enlarged to match the window pattern located above with a new glass storefront-type entrance. 20) The East Elevation will preserve the two existing door locations,but update them with glass doors and sidelights. Other areas of the East Elevation that currently have partial openings remaining from the interface between Building 36 and the now demolished Building 37 will be infilled with brick and glass to match existing patterns. 21) The Applicant is working with the Machine Shop Village Neighborhood Conservation District Commission to seek approval of the exterior changes,No exterior changes will be made without the approval of the Commission, 22) The Applicant is seeking a Modification to the Order of Conditions issued by the Conservation Commission. 23) Finally the Planning Board finds that this project generally complies with.the Town of North Andover Zoning Bylaw requirements as listed in Section 18, but requires conditions in order to be fully in compliance. The Planning Board hereby grants an approval to the applicant provided the following conditions are met as outlined below. DEF)lNITIONS 24)The "Locus" or"Site"refers to the 416,904 sq. ft. area of land with land fronting on High Street as generally shown on Assessors Map 54, Parcel 01, and also known as 4 High Street, North Andover, Massachusetts,as more particularly depicted on the"Plans"as defined below. 25) The "Plans" refer to the plans prepared by Civil Design Group, LLC, titled, "Site Plan Set for West Mill at High Street North Andover, MA 01845", sheets 1-8 and ASK 01, dated August 25, 2016, revision date of September 22,2016. 26) The "Project" refers to the construction of 108 parking spaces including curb landscaping and stormwater improvements. This project expands upon the previously approved project to provide vehicular and pedestrian connectivity to the center parking lot, Additionally, the project includes entranceway upgrades to Building 36 and relocating and replacement of the existing cooling tower.The project is within the Industrial 2 Zone(12)and in the Downtown Overlay District. 27)The "Applicant" refers to RCG LLC, on behalf of RCG West Mill NA LLC, the applicant for the Special Permit, its successors and assigns. 28) The"Project Owner"refers to the person or entity holding the fee interest to the title to the Locus from time to time,which can include but is not limited to the applicant,developer,and owner. SPECIAL CONDITIONS Upon reaching the above findings, the Planning Board approves this Downtown, Overlay Special Permit Modification with the following conditions: 29)The Board recognizes that the project will be completed in multiple phases, and recognizes that this Modification is a component of one of those phases. A series of building permit applications will be 4 4 Ai0i Street Downtown.Overlay District Special Permit Modification October 4,2016 filed and associated with Certificate of Occupancies. To this end,the conditions described below apply to each separate phase for which a building permit is sought unless otherwise provided herein. 30)All previous conditions associated with the Downtown Overlay Special Permit dated January 6, 2015 and July 28,2015 shall remain in effect. PRIOR TO ISSUANCE OF.A,BUILDING PERMIT 31)The Plans and this Notice of Decision must be recorded at the Essex North Registry of Deeds.Two(2) copies of the signed and recorded Plans and Notice of Decision must be delivered to the Planning Department. 32) A Performance Guarantee bond associated with the Previous Plans in the amount of$20,000 shall cover the conditions of the Previous Plans and this Modification. The release of the Bond will be based on compliance with the decisions dated,January 6,2015,July 28,2015 and October 4, 2016, 33) The Applicant must provide documentation that a Certificate to Alter form has been submitted to the Machine Shop Village Neighborhood Conservation District Commission. PRIOR TO THE START OF CONSTRUCTION 34) In consultation with the Town Planner, the Applicant shall designate an independent construction monitor. The monitor must sign the Independent Construction & Stormwater Monitor Letter of Agreement. The monitor shall make weekly inspections of the project site,provide monthly reports to the Planning Department, and immediately provide:notice to the Planning Department detailing any areas of non-compliance and any corrective actions taken. The monitor will also provide reports following heavy rain events. The monitor must be available upon notice to inspect the site accompanying a Planning Department designated official. 35) A construction schedule shall be submitted to the Planning Department for the purposes of tracking major milestones and general construction. 36) A pre-construction meeting must be held with the developer,contractors,Planning Department,Applicant, and other applicable representatives to discuss scheduling of inspections and construction schedule. 37) All applicable erosion control measures must be in place and reviewed and approved by the Planning Department. DURING DEMOLITION& CONSTRUCTION 38) Any stockpiling of materials must be maintained using all relevant Best Management Practices(BMPs) including covering of loose stockpiles and/or implementing dust mitigation measures. 39) It shall be the responsibility of the Applicant to ensure that no erosion from the site of construction shall occur which will cause the deposition of soil or sediment upon adjacent properties or public ways,except as normally ancillary to off-site sewer or other off-site construction.Off-site erosion will be a basis for the Planning Board to make a finding that the project is not in compliance with the Special Permit, and the board shall give the developer written notice of any such funding and provide three(3)days to implement corrective actions. 40) In an effort to reduce noise levels, the developer shall keep in optimum working order, through regular maintenance,any and all equipment that shall emanate sounds from the construction site. 41) Hours of construction are limited from 7:00am to 5:OOpm Monday through Friday, and from 8:OOam to 5.00pm on Saturdays. 5 4 High Street Do'+mtown Overlay District Special permit Modification October 4,2016 PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY 42) The Board recognizes that the Project will be completed in multiple phases.To this end,for each phase of the Project for which a building permit is filed,the Applicant must submit a letter from the architect or/and engineer of the project stating that the building and site layout substantially comply with the approved Plans for the specific phase. Alternatively, the Applicant and/or property owner may provide a bond, determined by the Planning Board,to cover the full amount of the landscaping materials and installation if weather conditions do not permit the completion of the landscaping for the particular phase,and/or prior to the use of the specific building for which the building permit is sought unless otherwise determined by the Board. 43) All slopes must be stabilized with regard to erosion and safety. 44) The site must be raked,loamed and seeded,sodded, or mulched. 45) The Planning Board reserves the right to review the site after construction is complete and require additional site screening as it deems necessary and reasonable_ 46)All stormwater structures shall be cleaned, in accordance with the approved Stormwater Operation & Maintenance Plan. PRIOR TO THE RELEASE OF SECURITY AND/OR ESCROWED FUNDS 47) A comprehensive final set of as-built plans showing final topography, location of utilities, structures, curb cuts,parking spaces and drainage facilities, and easements for the last three permits issued must be submitted to the Planning Department.Plans shall show all relevant site elements including,but not limited to,stormwater infrastructure,landscaping,building footprints,impervious and pervious surface area,sewer and water connections,and other pertinent site features.One paper copy and one electronic copy(PDF)shall be submitted to the Planning Department.If over 1 year has elapsed from the issuance of the Certificate of Occupancy, the Applicant must submit a second letter from the architect and/or engineer verifying that the on-site conditions still substantially comply with the approved Plans. 48) The Planning Board must by a majority vote make a finding that the final as-built plans and site are in conformance with the approved plan, 49) The Applicant must submit a letter from the engineer certifying that the lighting provided properly illuminates site and that the lighting meets minimum Illuminating Engineering Society(IES)standards for the Project area. 50) The Town Planner shall verify that all Planning, Conservation, Health and Division of Public Works requirements are satisfied and that construction was in compliance with all respective approved plans and conditions. GENERAL CONDITIONS 51) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation, 52) Gas,Telephone,Cable and Electric utilities shall be installed underground as specified by the respective utility companies. 53) The provisions of this conditional approval shall apply to and be binding upon the applicant, its employees and all successors and assigns in interest or control, 6 4 high Street Downtown Overlay District Special Permit Modification October 4,2016 54) Any action by a Town Board,Commission,or Department,which requires changes in the plan or design of the building, as presented to the Planning Board, may be subject to modification by the Planning Board. 55)Any revisions shall be submitted to the Town Planner for review. If these revisions are deemed substantial,the developer must submit revised plans to the Planning Board for approval. 56) This Special Permit Modification approval shall be deemed to have lapsed after October 4,2019(three years from the date permit granted), exclusive of the time required to pursue or await determination of any appeals, unless substantial use or construction has commenced within said two-year period or for good cause as determined by the Planning Board. 57) The following information shall be deemed part of the decision: Plan.: Site Plan Set for West Mill at High Street,North Andover MA 01845 Plan Sheets: 1-8 and ASK-01. Prepared for: RCG West Mill NA LLC 17 Ivaloo Street, Suite 100 Somerville,MA 02143 Prepared by: Civil Design Group,LLC. 21 High Street,Suite 207 North Andover,MA 01845 Date: August 25,2016 and Revised September 22,2016 Report: Stormwater Management Report Prepared for: RCG West Mill NA LLC 17 Ivaloo Street, Suite 100 Somerville, MA 02143 Prepared by: Civil Design Group,LLC. Date: August 25,2016 and Revised September 22,2016 Report: Operation and Maintenance Report Prepared for: RCG West Mill NA LLC 17 Ivaloo Street, Suite 100 Somerville,MA 02143 Prepared by: Civil Design Group,LLC. Date: July 2015 and Revised September 2016 Table: Projected and Future Parking Needs Analysis for West Mill Prepared by: RCG West Mill NA LLC 17 Ivaloo Street; Suite 100 Somerville,MA 02143 Date: August 25,2016 cc: Applicant Abutters 7 1 SITE PLAN SET FOR wvv ST MIL !sy LOCUS PLAN AT SCALE:IWW. HIGH STREET, NORTH ANDOVER, MA 01845 PREPARED BY-. CIVIL GROUP DATE O A'fE SHEET SHEET � � ' A `. , L:T 4,1 L--� _ REVISER NQhlBEit QESCREPTIt>fi ti = i *`• t aaxs osr, as,�:ma cnvertsrrl i f !I v `` Y / 21 HIGH STREET SUM 247 I f NORTH ANDOVER,MA UF345 0.4_7:'616 U9::1'.A16 - GfuSfLvl�oVvnrtiuvs.ur�w.RrFaSt [o.�nW vur — Y Q327n016 0972:01a a SITE&L OXAPE.PLAN !ty , crtivw.cd&cslgincering.tom .� � � p:979-794-5400 p$::c^.Otb f19^.3126i6 a (.RAOIN6 S.DRAENAGE PEAN f.978-965.3971 oa^,srola o9'^✓t6f6 s cnNxTRes=narrltr:rn;ls �� `; .-- - Y CONTACT':PH[LIP HENPY,P.E. r J OS23:.A1a 09,_ f6 4 CONSTRS1 MON DETAILS 0&:S�Ol6 W9M%16 T CONSTAf,=10.4 DETAIL$ I ?" ` I PREPARED FOR a6'5:636 :El2016 8 CON57'RV(TfON UE'FAILS ! © I RCG,LLC crnxrr enro+N cns 171V_1LUUS'TREELSUITF.1W SOMERV ILLE,MA R2143 saso m +e1•a sue.Hroora nahrc wvo ,+a epeuwm�r.�vcyov OVERALL LAYOUT PLAN SCALE:1 sa n l f I.1T R 3SL'�3tY,3•J: am COVER SHEET SUMMARY OF WORK 19 � '`a�~~`' l l LCA\,+TALYTkIV+•I.L.�� m�.ar�ie n�llvlT��Rrw�Ykss wm+L.P.Anaa ID IK Iran.twee Im L[cLnR a xn cat,K �' ./////'� • R>!l5 latlRs a w:UYkka tA�R,Lvea¢aR1VLt.CWG+9 R.AM Wl,lwOt 4w p ha. �, *�'�� CF la Z m4s////^ __ •• �_~ TSrF Lra R1101S QG•,aY-aFL Ill tl wDR�a V�uS. 1{eLOCI CfnIDC A� /�,y _-rD..y nwsl MWd'rrPiV MLk+IX RLA Aa'aa �� 1 CELralvi iLvJ`.Y''�,� �'y +Ir.T.W[aFK Rat - 4-�� '.�.' • Icxs mucac main nova{ar rrR mrsc r]wvv vwe w sD]rrw w.rars R'sl rwa>7 un{a ai�uc tt II '�`� � ,K��. n mwl�iLain y'/ L'��L��Y e[�I Lram.L I In.n�.k>�!. rwwL asD a rr]�a zaw>• ` - /' / Ya onea.<kxIRIL laR r[ueaa rD walwmtR xlreuo w�ea)n,�i •/i D! ° '' l - ::.✓t•r .. 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RrAv a u r+jn a tkOHs we vxnw makL cause IkalaDe m cowzm:aapw y r » � � ' �� FRwta l!Y l[IU'.1 MIAI�L M TOM MkL K t]I aOL u atl)YS hi sua F 5/4Vk A lW scat rw;'a K[uk O'Ilalt:Ilbt RalSI.lbAll Db.10.YAy/LL TiL Q LlilOrJ Lryk VAI LYHtI apR S n)s lab a TRIDP rot Rh60LWrc_ � 'I IR,RI C]}e'r",el]IrF:T- L [t2i-k wE YDnaln alreR IIICVt69•ki R rP%Y6 rak iK rJIiD ab w LaDpL cK M uaa imu m Ilr q Ia vlc. 1f1YRPi1 k'R[1VL'�MR ti L1r wzn�ena uwv.wn xaLen mxan m,.Lz ra oval rw aLSRr LRn;,nrix wawLa swL x.uawa LF.GEYss S r aH,+:s..rinlwlRL.Mr.+ piAoka raLvrc ovrars]I ro s.v w+w n nL¢ulr.Ik'AIT+I sTE rrL Is uw,tn as a }St \ �\ a,t+Da.�v r aln3rY:ta�I ew:cva PRmaxR ALRutvmk S n s+a \ y oll,knw xi lakL,d MLLL La uuT+n kL utwas aarRa n.r swnk saDwx>g rDna ^^•'-- vxo+Lrttr uu I .-� ,� \ aeq: EXISTW(; R-].aSK 11YY[psTawel✓•F w\.aVS Ra LIGValr eRLYi 3w nr•laOaM IMI!K m'abK,W'Y.0 •-�"M1a••- -- NITauR c vr✓aARc>,w[L tw,wnF TLrswur rw nilwWl ssLnanLk ace w uaookcL rin smal v s.IaxxrcW •m„ tYDI LnaM CONOI'CCOYS, aalRrlar h Ix am aYw Iary r[nK ra psA.le{:Ra mn�nr kvnLz o-rco+R.�us ABBREVIATIONS DEMOLITION& > !Laew nYnsav xaexwa eekL sML R gDAsm<,aaD ro TH raven srav4x I�--�• ,-I' mr.car.sAiwLx IN 1 L'oa a sL,n � ""'°`L.�•a.n. .. +w rravRo wat awvc+,slr[u v«L R nAkuD c sa+rro I.InICnI.A vmlw xm rtixkln wal yr kaL+s `y$a.w[o cv«sa,11pKa.ci� , • "• „',L.R d 'r'""` V.. 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PAVEMENT TIE-IN DETAIL ACCESSIBLE PARKING SIGNAGE DETAIL TYPICAL DRAIN&SEWER TRENCH DETAIL TYPICAL SIGN POST DETAIL ldaV MNfA�rN5 aN rrurw_.. .�a�crfmnrn'�••c �tI{.)l�r l'1 1sI.�: RrllawwNlalOW-.. .4W W.nGi�YlisMlaP� RMIO.s Rf R2RJnIP i - _-��''-'. 1= - ,.y- • �a,Mw^RaTfr.h'w•C R]lNOO.RM6SE JaW �nOrsOa�vQvpfftwV :l fl:tiil:iRfF!',<rtiA.Vr an P�lirMaal�TOauC '. b� 4 ^� � - ....r........}.�•M.�.� �� , .-�•• ' S5 H!'RTII��{9=MIxg IIF�O]', CONSTRUMON .:.�,w DETAILS nlwwwmaswas+4owwaxMcc c%Iar va+wwmRlUwo ems.Mx wPc.d.n R...t..c a.o.mlw w e/ur],..i.i'.] .raocu.orrunl rtnaowalNrwnRauoITCRM9NiULYGF14HM1/.waPRL <��.a..o.•CNK�n a[K�.[oJNw¢muw.A'wrw.��u aEJRmga]WMJ4611W(IIIAIIWRILIia:Y �{�mr�YkLa�[ylm[..w aors�..ao SRV.rt _ ���n � lweHxw wK.wus xwr�wi.�or[x urn Y�r[i 'RP w N+�4:+!n TYPICAL ACCESSIBLE PARKING ( r TYPICAL ASPHALT!CONCRETE TYPICAL PAINTED ARROW DETAIL SPACE MARKING DETAIL TYPICAL CONCRETE SIDEWALK DETAIL TRANSITION DETAIL v>yrs.e slvtzvaAf ensxrucxrw.x rtu+Y� row.a:Y., rtrLvr- —+?!]T�w:4 Nl.�•.a� �a� rw un�mLrtn.vaomn rv.«t R'� � �[ ftl/46 I(Y.r0!RYA,6M[6 A^'"y1"'1--]"�—,•�. .S uu. 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