HomeMy WebLinkAboutDOADEPARTMENT OF
CONSERVATION
TOWN OF YARMOUTH
CONSERVATION COMMISSION
MEMO
To: Steven DeYoung
Chairman, Board of Appeals
Fr: Kerry Muldoon
Conservation Administrator
Re: Petition # 4579 & Petition # 3646M
121 Camp Street, West Yarmouth
Mill Pond Village Condominium
Date: February 20, 2015
Additional information is needed to determine the correct course of action with Conservation
The wetland delineation has expired. A new delineation is needed to determine if the
work falls within jurisdiction. Any work within jurisdiction would need to be approved
by the Conservation Commission.
2. What is the status of the 1.9 acre upland mining pit that was associated with the project?
3. How does the project meet the Massachusetts Stormwater Management Standards?
RECEIVED
FEB 20 2015
YARMOUTH
BOARD OF APPEALS
- Memorandum C-�4 ce
To: Karen Greene, Yarmouth Board of Appeals, Ed Marchant, Mark Grylls,
Lester J. Murphy, Esq., Bruce Gilmore, Esq.
From: New MPVAcquisition, LLC
Ronald S. Bonvie —Principal/Manager
Subject: Responses MPV Restructuring MEMO dated April 6, 2015
Site Plan
The original proposed site plan that was presented at the February 26, 2015 ZBA
(i.e. if phase three has 400 linear feet of road, we would complete phase three road work
in phase three). We will not and cannot close a home with out proper, base coat road
frontage in front of that home. Additionally, during the first phase we will continue the
first phase road way and infrastructure up to and including the completion of the Ferndoc
Street Emergency Egress. We will make sure that the appropriate roadway and fire break
away fence is complete to the appropriate specifications, and we will make sure it is clean
and passable on any property that is within our control. It should be also noted that we
will be completing minimally base coat asphalt, barrier fencing and beautification to the
western boundary of phase 1 and general cleanup along the perimeter, prior to and during
the first phase. The Wastewater Treatment plant will be need to be expanded during or
after approximately 10 units, dependent on the number of two or three bedroom units
completed. t t€ { b wedn $500,ODtl an 6$600,000
The original Comprehensive Permit was conditioned upon various exhibits and
site plans, including plans referencing sidewalks throughout the project. The original
developer never installed any sidewalks within the Mill Pond Village project. The phases
that have been completed at MPV are a good example of what typical unit setbacks look
like. We are of the opinion that the setbacks are such that the aesthetics of a sidewalk
would be extremely detrimental to the project, and therefore, are ru„inv of
their;"tr s: Additionally, the original perrriil bias a provis on or
"avow par g" requiring that all overnight parking being contained off of the roads
and day -time parking shall remain on one side of the road. Similarly, the drainage and
future drainage areas shall be used for overflow parking but are not required to be paved,
or formally lined. The association is in compliance with the parking requirements, as
MPV Master Deed (section 12) and Rules and Regulations ("Parking Restrictions")
outlines the parking requirements. Both documents are attached hereto this memorandum
1
for your review. The original Comprehensive Permit has a requirement for at Treatment
Plant Buffer to north/northwest border. We are of the opinion that this requirement may
have been only partially compliant. We would like to do a site inspection. If the standard
has not been met, we will address what is needed to fully comply. °rThe treatmt giant is
cu�pntlymr�nt�d���pe-Cod,A�a�or �e�e I.��arti��t�e� dal�d���,%15
we wrll be, ure a firs �r ion �u auto by ape_.C�- AJopii ii accorda�ge
with the lire ] epai�meii s require�rients. a eo " on; oAn f t. The original
developers had installed the existing landscaping approximately 7+ years ago. With
regard to compliance, the association has done a good job maintaining and even
improving the landscaping.
Unit Plans
There were eight original unit designs for the project. We have been informed that
four units were, by a significant margin, the best sellers. We are hesitant to earmark
specific unit models to individual lots as we have found it will hinder marketability. In
today's market, potential clients like options. Following that fact, we would like the
option to market any of the eight units, as much as possible, while following the set -back
restrictions. We anticipate selling a majority of the build out consisting of the best sellers
(Egret, Sandpiper, Osprey, Plover).
We believe that continuity is important and do not want to deviate significantly
from the first 60 units. With that belief in mind, there are some minor changes we would
like to make to unit designs as these plans are over ten years old and could use some
modernization. For example, one of the main exterior changes we request is to increase
the size of the decks compared to approximately 12'xl4', where spatially applicable.
Examples interior changes would be the movement or addition of closets, re -arrangement
of bathroom and kitchen layouts, etc. We are requesting that any minor plan
modifications be made to and subject to the approval of Sean Igo. Additionally, in
considering the comments in the Memo dated 2/23/15 from Captain/Inspector James
Armstrong, we will include fire alarm and security systems in the new homes to be
monitored by an alarm company, along with requirements necessary to receive a typical
fire department sign off for a new unit. This provision was required in the original
Comprehensive Permit.
conser anon
The wetland delineation for this project has expired, as was outlined in the Memo
dated February 20, 2015 from the Conservation Administrator. A majority of the work
that was originally permitted within the jurisdiction of the Conservation Cow
been completed.o�!'
b d% f` i ei vivr.
tie 6o ti&
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it has
2
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r with said restrictions will give rise to a cause of action in the Trustees, and/or any aggrieved
Unit Owner, for the recovery of damages, or for injunctive relief, or both.
M. No parking shall be permitted on the roadways within the Common Elements.
Overnight parking shall be permitted in Unit driveways and parking areas designated for such
purposes from time to time by the Board of Trustees.
13. Rights Reserved to the Declarant.
13.1 As stated above, the Declarant intends to develop the Condominium in stages
herein referred to as "Phases". The Land, together with the Buildings shown on the Site Plan
as "Phase 1" shall initially comprise the Condominium. Said Phase 1 consists of ten (10)
dwelling units. The Condominium may consist of additional Phases constructed and to be
constructed, on the Land and the Property. The addition of phases will conform to the
requirements of the Comprehensive Permit provided, however, that an individual phase may
contain fewer units than are permitted under the applicable phase under the Comprehensive
Pen -nit. Until such time as additional Phases are added to the Condominium by the recording
of "Phasing Amendments" as described below, any buildings or portions thereof existing on the
Land (other than Phase 1) any other Buildings shown on the Site Plan shall be exclusively
i
owned by, and shall be the exclusive responsibility of, the Declarant.
13.2 The Buildings for Phase 2 and all subsequent Phases ("Future Phases") are to be
constructed on the areas shown on said Site Plan or on areas to be shown on subsequently
recorded site plan(s). When all Phases of the Condominium have been developed, it is
anticipated that there will be a total of up to 136 Units in thirteen (13) Phases and/or 13 Sub -
Phases. The Declarant need not complete construction of or establish any additional Phase as
part of this Condominium, however.
-17-
GSOOCS-1202078-4
The Mill Pond Village Condominium Trust, as stated in Article V of the Declaration of Trust, maintains
Master Policies of casualty and physical damage covering both common areas and facilities and the
Units. A certificate of the coverage maintained on behalf of the Owners' Association can be secured by
contacting the current Insurance Agent for the Condominium with the following information: (1) Unit
Owner's Name or New Buyer's Name, (2) Number of Unit, (3) Mortgagee Clause: including name and
complete mailing address, (4) Loan or reference number.
All Unit Owners must carry an H06 Policy. It is the sole responsibility of each individual condominium
unit owner to insure his/her own personal effects/contents, personal liability, unit improvements and
coverage for the Association's deductible (usually $1,000-$2,500 for property damage). The coverage
must be coordinated between the individual H06 and Master Policy. Your agent will need to know that
our Master Policy provides blanket coverage and is written on a All -Inclusive basis. It includes installed
fixtures, interior walls, appliances and additions including those within a portion used exclusively by an
individual Unit Owner. Installed items include wall to wall carpeting, domestic appliances, wall
coverings, cabinets and plumbing fixtures.
It is strongly recommended that the basic H06 policy be endorsed to add H032 which extends perils
insured against from a "named peril" basis to so-called "all risk" coverage although some limitations
still remain. This coverage will provide the Owner with coverage for the Association's deductible.
Home Owners should also consider H035 — Loss Assessment Coverage. Regardless of the cause of the
loss, certain portions of each claim are the responsibility of the Unit Owner or Resident and not the
Condominium Trust. It is recommended that all unit owners review their own personal insurance
requirements with their insurance agent.
Investor Units: Liability is the responsibility of Unit Owners. Often liability may be added to the policy
covering the investor's primary residence. Investors should also secure coverage for rent loss in the
event that a unit becomes uninhabitable. The Master Policy and the Association will not be responsible
for any claims for loss of rents. It is also recommended that unit occupants purchase H04 Tenant
Homeowners unit policy.
SPEED LIMIT
The speed limit on the property is 15 mph.
F
RKING RESTRICTIONS
idents shall park their vehicles either in the unit's garage or parking area. Except with the written.
sent of the Board, no unregistered, uninsured or inoperable vehicles shall be on the property. All
mercial vehicles, boats and recreational vehicles shall be parked in areas designated by the Board of
rustees. All vehicles that park in violation of this rule will be subject to towing and storage at the
vehicle owner's expense. Each vehicle parked in the common area shall be registered and insured. No
more than two vehicles per person may be kept in the common area. The ability of the Trust or of
Owners to tow vehicles is subject to certain requirements of the state law in conjunction with the Town
of Yarmouth Chief of Police. The Unit Owner who keeps any vehicle or boat, or permits any guest,
invitee, etc. to keep any vehicle or boat, in violation of this rule shall pay a fine of $25.00 a day
The Board of Trustees contracts each year with a snow removal company to plow and sand the site.
During a snow storm the contractor is required to keep the main roadways open. The roadways through
the development are considered a private way by the town because the site is treated as one lot. Unit
owners will be responsible for snow removal from their parking areas. When the Board contracts with a
. ' Mill Pond Village Condominium: Rules and Regulations Page 3
snow removal company to plow and sand the main roadways, a cost for clearing individual parking
areas will also be negotiated and unit owners will be given the opportunity to have snow from their
s parking areas removed at their expense.
t-
RESIDENTIAL USE ONLY
The Condominium property is for residential purposes only. No Unit shall be used for any purpose other
than residential housing for one family or three (3) unrelated individuals. No Unit may be occupied by
more than two (2) persons per bedroom, plus one additional person.
COMMON AREAS
Nothing shall be altered or constructed in or removed from the common areas and facilities except upon
the prior written consent of the Board of Trustees. Common Areas are defined in Section 6 of the Master
Deed.
YARDS (Limited Common Areas)
The Declaration of Trust defines Limited Common Areas as those Common Areas to which a Unit
Owner has an exclusive right of use. Each Unit Owner or Resident is responsible to keep their yard for
which they have exclusive use in a good state of preservation and cleanliness. Nothing shall be hung or
attached to the exterior walls of the building (with the exception of American flags). Yards are to be
used for seasonal furniture, not storage, whether permanent or temporary. Mill Pond Village
Condominium Trust does not have facilities for storage outside Owners' units. Seasonal furniture may
be neatly covered and stored in the rear of the unit during the wintertime. Colored tarps and any
coverings which could be an eyesore for other Owners are prohibited. The common areas and facilities
cannot be obstructed by any personal items such as bicycles, baby carriages, etc.
EXTERIOR OF THE BUILDING
t The architectural integrity of the Buildings and the Units shall be preserved and to that end; no balcony,
porch, garden or yard enclosure, awning, screen, antenna, sign, banner or other device, and no exterior
change, addition, structure, projection, decoration or other feature shall be erected, applied to, or placed
upon or attached to any Building or Unit, or any part thereof, or upon any Common Element; no
addition to or change or replacement of any exterior light, door knocker or other decoration shall be
done on any exterior part of surface of any Building or Unit nor on the interior surface of any window
without, in each instance, the express consent thereto in writing by the Trustees. Such restriction shall
not, however, be construed to restrict a Unit Owner's right to decorate his Unit as he should so
determine; provided, however, that to the extent such decoration when viewed from the exterior of any
Unit, if such shall be so viewable, detracts, in the reasonable judgment of the Trustees, from the
aesthetic or architectural integrity of the Building, the Unit Owner may be required to undertake such
reasonable measures as the Trustees may determine to ameliorate such detraction.
Within reason, Unit Owners may display decorations on or around their dwellings within three weeks
before and two weeks after a recognized holiday. In addition, a Unit Owner may install decorative
lighting on the landscaping adjacent to his/her dwelling during the same time period. Reasonable
extensions of the time for removal of such decorations may be made by the Board because of inclement
weather conditions.
Satellite dishes may be installed in accordance with the Association's satellite dish installation policy
(available on-line).
There shall be no individual newspaper boxes along the streets of Mill Pond Village.
Mill Pond Village Condominium: Rules and Regulations Page 4
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STA.=8+93.46
PROPOSED 4' DIAM.
A e Co :..
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CATCH BASIN
RIM ELEV.= 20.90
EVCS: 9+14.29
v
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LEFT INV. IN=17.90 0
EVCE: 21.19
05
LEFT NV. OUT=17.80
m 0
RIGHT INV. iN=17.68 Ty
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17.6
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21.44
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18.7
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21.69
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IN A z
DRAINAGE MANHOLE
I� a
RIM ELEV.= 21.25
p --_ _ J m
INV. IN=17.57
N
+
0 18.9
INV. OUT=17.47
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r� + o
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RIM ELEV.- 21.00
v
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21.41
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RIGHT INV. IN=18.98 m
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231
RIGHT INV. OUT=18.88 I
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22.81
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ELEV-23_18
STA.-23+03.41
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25,39
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4
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EVCF-
25.33
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RIM ELEV- 25.00
e
INV. IN -21.31
INV. OUT -21.21
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25.4
25.05
PROPOSED 4' DIAM. :{
CATCH BASIN
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LEFT INV. IN-21.66
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LEFT INV. WT-21.56
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RIM ELEV.- 25.95
INV. IN -2100
91V. OUT -22.90
r
PROPOSED 14VOIAM.
CATCH BASIN
RIG ELETIV. 27.21
RIGHT INV.-240
LEFT INV. R1-24A.
20
LEFT INV. WT-23.95
261
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328.66
2
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PROPOSED 4' I AM. 1
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RW ETIV.- 21L44
RIGHT INV.-25.44
LEFT INV. IN-25.29
LEFT INV. OUT-25.19
PROPOSED
4' Olt.'a
MANH
RIM 9A
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ELEV.- 2&23 b
INV.
I172 J.69
INV.
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PROPOSED 4' g
DRAINAGE MOIAM.
292913
RW ELEV- .13
INV. NI -24.17
INV WT -24.01
8
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SOLID CATCH BASIN
RIM ELEV._22.18
LEFT INV._19.18y
RIGHT INV. IN_79.03
1 7
RIGHT INV. OUT_18.93
§
I G
19.1
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PROPOSED 4' IMAM
DRAINAGE MANHOLE
I".ELEV_22.62
INV. IN-1B.18
197
INV, OUT_16.06
23.27
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21.35
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do ; ^- ! 1a'; CS M
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RIGHT INV. IN=t].66
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30.00
30.0
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29.64
30.9
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30.14
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31.8
30.20
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PROPOSED 4' DIAM.
m
SEWER MANHOLE
RIM ELEV.= 29.39
INV. OUT-23.48
32.0
29.39
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I
31.1
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25.31
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31.2
28.24
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31.3
1
29.13
l
31.5
29.63
31.1
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29.13
PROPOSED 4' DIAM. m
]RIM
SEWER MANHOLE
k
ELEV.= 29.13
in
IINV. IN=22.50 A
INV. OUT=22.40 H
30.0
28.13
2
ID
r�i
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28.6
A
27.13
0
D
W
N
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27.7
26.13
PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV.= 26.13
A
INV. IN=19.50 i
INV. OUT=19.40
25.4
25.13
22.7
24.13
m
PROPOSED 4' DIAM.
20.0
SEWER MANHOLE
RIM ELEV.= 23.63 m
23.13
INV. IN=17.24
INV. OUT=17.14 �^
p
L
m
0
18.5
22.13
r
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17.8
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21.30
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17.7
114-
21.12
PROPOSED 4' DIAM.
SEWER MANHOLE
�,
RIM ELEV.= 21.12
INV. IN=16.46
a
INV. OUT=16.36
u
17.6
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21.44
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18.0
+
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21.79
PROPOSED
4' DIAM.
m
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SEWER MANHOLE
a
RIM ELEV.= 22.1
19.5
INV. IN-15.78
\
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22.14
INV. OUT=15.68
PROPOSED 4' DIAM.
u o
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SEWER MANHOLE
a
RIM ELEV.= 22.49
INV. IN=15.50
18.1
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PROPOSED 4' DIAM.
U
SEWER MANHOLE
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RIM ELEV. 22.49
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17.5
17.5
INV. IN=15.24
22.84
INV. OUT=15.14
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22.95
PROPOSED 4' DIAM.
J_
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SEWER MANHOLE
II
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o
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INV. IN=14.76 I?
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18.0
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22.60
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PROPOSED 4' DIAM.
m r
mSEWER
MANHOLE
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RIM ELEV.= 21.90 all
o �S o
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INV. IN=14.08
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INV. OUT=13.98
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21.55
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22.25
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22.60
PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV.= 22.78
INV. IN=15.54
INV. OUT=15.44
$ i
21.6
22.95
PROPOSED 4' DIAM.
p
SEWER MANHOLE
I
RIM ELEV.= 22.92 =
INV. IN=15.80 3
INV. OUT=15.70 =
co
218
0
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22.74
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22.39
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LINE
MU
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19.4
22.04
PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV.= 21.87
INV. IN=16.48
7Td
18.7
INV. OUT=16.38
21.69
n m
v
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18.9
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21.34
m
20.3
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21.41
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21.76
PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV.= 21.88
=
INV. IN=17.33
1=
INV. OUT=17.23
22.4
22.11
a
A
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22.8
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22.46
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23.1
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22.81
PROPOSED 4' DIAM. i
SEWER MANHOLE m
RIM ELEV.= 23.19 m 8
INV. IN=18.17
23.5
INV, OUT=18.07
23.16
I
24.0
23.51
PROPOSED 4' DIAM.
SEWER MANHOLE 8
RIM ELEV.= 23.67
INV. OUT=18.45
23.8
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m
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PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV.- 23.63
INV. IN=17.24 -71
4
INV. OUT=17.14
ail
I
I
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PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV- 25.05
INV. IN=20.26
4
INV. OUT-20.16
PROPOSED 4' DIAM.
SEWER MANHOLE
m
RIM ELEV.- 25.54
e
T g
INV. IN-20.81
INV. OUT-20.71
D m
PROPOSED 4' IAM.
SEWER MANHIX. E
of
RIM ELEV.- 26.16 y1
I
INV. OUT=27,26
20.79
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PROPOSED 4' DIAM.
aSEWER
MANHOLE
RIM ELEV-28.04
s
INV. IN-22.93 f
29.4
INV OUT-22.83
2110114
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PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV.= 29,14
INV. IN=24.05
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INV. OUT-23.95
7
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PROPOSED
4' DIAM.
SEWER
MANHOLE
RIM ELEV.=
29.02
INV. OUT=24.43
0
1.
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PROPOSED 4' DIAM. F
SEWER MANHOLE Ip
RIM ELEV.- 22.60
INV. OUT-19.35
1
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PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV.- 22.50
INV. OUT-19.51
u $
PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV.- 23.50
INV. IN=19.14
INV. OUT-19.04 a
e
0
PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV.- 24.00
k
INV. IN=18.86
H
INV. OUT-iB.76
PROPOSED
SEWER MANHOLE
RIM ELEV.- 24.50
INV. IN=18.57
INV. OUT=18.47
o
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PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV.- 24.22
INV. IN=18.00
INV. OUT=17.90
8
8
S
4' DIAM.
SEVER MANHOLE
RIM ELEV,= 21J3
INV. IN=17.33
INV. OUT=17.23
a
v
X
la
=
O
2
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F o
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PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV.- 22.54
1
INV. IN=18.31
I
PROPOSED 4' DIAM.
SEWER MANHOLE
RIM EIEV.- 22.57
INV. IN
19.1
r
g
I
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PROPOSED
4' DIAM.
SEWER MANHOLE
� Xm
RIM ELEV.-
24,21 Y^
1 '
INV. IN=18.42
INV. OUT=18.32
o
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c �
PROPOSED 4' DIAM,
SEWER MANHOLE 1C
RIM ELEV.m 24.21 �
INV. IN�18.00
,
INV. OUT=17.90
1
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g
m
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0
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12.8
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s
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g a
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m
0
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s
PROPOSED 4' DIAM. a m
SEWER MANHOLE
RIM ELEV.- 23.63
INV. IN=17.24
INV. OUT=17.14
5
s
n
n
N
O
b
N
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PROPOSED
8
1
8
r
PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV.- 21.87
INV. IN=16.48
i
INV. OUT=16.38
I�
C
A
I
t
i
4
I
1
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PROPOSED 4'
DIAM.
SEWER MANHOLE
RIM ELEV.= 21.39
INV. OUT-17.76
PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV-21.39
t
INV. OUT=17.79
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17.
I
w
21.91
t
I
PROPOSED 4' DIAM.
SEWER MANHOLE
RIM ELEV.- 22.03
INV. IN-iJ.31 N
6
INV. OUT=17.21
1
T
0
I 8
35
PROPOSED 4' DIAM.
SEWER MANHOLE r
RIM ELEV.- 21.33
INV. IN- 16.83 0
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RIM ELEV.- 21.12
INV. IN-16.46
INV. OUT-16.36
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