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HomeMy WebLinkAbout2018-18 Amended and Restated Development between TOV and Vail Clinic Inc.RESOLUTION NO. 18 SERIES OF 2018 A RESOLUTION APPROVING AN AMENDED AND RESTATED DEVELOPMENT AGREEMENT BETWEEN THE TOWN OF VAIL AND VAIL CLINIC, INC.; AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, the Town of Vail (the "Town"), in the County of Eagle and State of Colorado is a home rule municipal corporation duly organized and existing under the laws of the State of Colorado and the Town Charter (the "Charter"); WHEREAS, the members of the Town Council of the Town (the "Council") have been duly elected and qualified; WHEREAS, the Town and Vail Valley Medical Center ("WMC") entered into a Development Agreement on or about July 16, 2015 (the "Original Development Agreement"), regarding the redevelopment of certain property owned by WMC with an address of 181 West Meadow Drive (the "Property"). WHEREAS, the redevelopment of the Property (the "Project") includes two separate phases, the East Wing and the West Wing; and WHEREAS, the West Wing phase of the Project is nearing completion and the East Wing phase of the Project is commencing and the parties desire to amend and restate the Original Development Agreement to address public improvements and other development issues related to the Project. NOW, THEREFORE, be it resolved by the Town Council of the Town of Vail, Colorado: Section 1. The Council hereby approves the Amended and Restated Development Agreement (the "Agreement") and authorizes the Town Manager to execute the Agreement on behalf of the Town in substantially the same form as attached hereto as Exhibit A and in a form approved by the Town Attorney. Section 2. This Resolution shall take effect immediately upon its passage. INTRODUCED, READ, APPROVED AND ADOPTED this 15th day of May, 018. 1 ii 'TP -ave Chapin, Mayor Resolution No. 18, Series of 2018 AMENDED AND RESTATED DEVELOPMENT AGREEMENT THIS AMENDED AND RESTATED DEVELOPMENT AGREEMENT (this "Agreement") is made on the day of , 2018 (the "Effective Date"), by and between the Town of Vail, a Colorado home rule municipality (the "Town") and Vail Clinic, Inc., a Colorado nonprofit corporation d/b/a the Vail Health ("WMC") (each individually a "Party" and collectively the "Parties"). WHEREAS, the Town and WMC entered into that certain Development Agreement dated July 16, 2015 (the "Original Development Agreement"), regarding the property more particularly described in Exhibit A-1 attached hereto and incorporated herein. Due to the recent land exchange with the Evergreen Lodge and resubdivision of such property, the new legal description is described in Exhibit A-2 attached hereto and incorporated herein, which fully amends and replaces Exhibit A-1 (the "Property"). WHEREAS, the redevelopment of the Property (the "Project") includes two separate phases, the East Wing and the West Wing, as more particularly described in Exhibit B, attached hereto and incorporated herein by this reference; WHEREAS, the Planning and Environmental Commission of the Town on September 11, 2017 gave final approval of an amendment to the Conditional Use Permit for the Project, subject to the express conditions contained in such approval (the "CUP Approval"); WHEREAS, WMC will continue to provide health care services to the community throughout the duration of the Project; WHEREAS, the West Wing phase of the Project is nearing completion and the East Wing phase of the Project is commencing and the parties desire to amend and restate the Original Development Agreement to address public improvements and other development issues related to the Project. NOW, THEREFORE, in consideration of the above premises and the mutual covenants and agreements set forth herein, the Parties agree as follows: 1. Restatement; Process. The Parties agree that this Agreement completely amends and restates the Original Development Agreement and that the Original Development Agreement is deemed wholly terminated upon the mutual execution of this Agreement by the Parties. The Parties acknowledge that the Project involves two separate phases, the first phase being the West Wing and the second phase being the East Wing, as more particularly described in Exhibit B. 2. WMC Obligations. a. Submittals. WMC shall prepare all applications and related plans for the Project, in compliance with the Vail Town Code, at WMC's sole cost. 1 I 5/10/20185/9/2018 b. Applicable Law. WMC shall comply with all applicable law, including without limitation all current and future federal, state and local statutes, regulations, ordinances and rules relating to: the emission, discharge, release or threatened release of a Hazardous Material into the air, surface water, groundwater or land; the manufacturing, processing, use, generation, treatment, storage, disposal, transportation, handling, removal, remediation or investigation of a Hazardous Material; and the protection of human health, safety or the indoor or outdoor environmental, including without limitation the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. § 9601, et seq. ("CERCLA"); the Hazardous Materials Transportation Act, 49 U.S.C. § 1801, et seq.; the Resource Conservation and Recovery Act, 42 U.S.C. § 6901, et seq. ("RCRA"); the Toxic Substances Control Act, 15 U.S.C. § 2601, et seq.; the Clean Water Act, 33 U.S.C. § 1251, et seq.; the Clean Air Act; the Federal Water Pollution Control Act; the Occupational Safety and Health Act; all applicable Colorado environmental laws; and all other federal, state or local laws and regulations relating to, or imposing liability or standards of conduct concerning any hazardous, toxic or dangerous waste, substance or material, now or at any time hereafter in effect. c. Dedication of Easement. Prior to the issuance of the first certificate of occupancy for the East Wing, VVMC shall dedicate or convey to the Town all easements required by the CUP Approval, including without limitation, (i) an easement agreement as related to exterior areas and a license agreement as related to interior building areas, such non-exclusive easement and license to be located as generally depicted on Exhibit C-1 hereto and incorporated herein, for public pedestrian access through the Property from the South Frontage Road to West Meadow Drive, it being acknowledged that such easement agreement shall permit VVMC to maintain improvements within the easement, such as but not limited to landscaping improvements, valet stand, bicycle racks and the placement and use of a mobile imaging truck, provided that the remaining portions of the easement are sufficient for reasonable pedestrian access; and (ii) an easement agreement for public pedestrian access upon those portions of the sidewalk along West Meadow Drive located within the Property as generally depicted on Exhibit C-2 hereto and incorporated herein. d. Insurance. At a minimum, VVMC shall require its general contractor to carry not less than $4,000,000 of commercial general liability insurance covering death, bodily injury and property damage, and automobile comprehensive insurance. WMC shall require its general contractor and subcontractors to maintain all required worker's compensation insurance. Upon request, VVMC and its general contractor and subcontractors shall provide written evidence to the Town of the existence of all required insurance policies described herein. e. Reimbursement Agreements. WMC agrees that the various reimbursement agreements in place for consultants and attorneys necessary for the Town to process the applications submitted by VVMC in a timely manner shall remain in place through completion of the Project, and that any maximum amounts specified in such agreements shall be increased to amounts sufficient to cover costs incurred by the Town in processing the applications. 2 I 5/10/20185/9/2018 3. Public and Project Improvements. a. Public Improvements. In addition to VVMC's other obligations under this Agreement, WMC shall construct and install the public improvements required for the Project in accordance with the applicable ordinances, codes and regulations and as described in Exhibits D-1, D-2, D-3 and D-4 attached hereto and incorporated herein by this reference and more fully discussed in this Section 3.a below (the "Public Improvements"). Construction of the Public Improvements shall be substantially completed prior to the issuance of the first certificate of occupancy for the East Wing. All references in this Agreement to WMC maintaining a Public Improvement shall mean maintaining such Public Improvement until such time as it is accepted by the Town, in accordance with applicable Town ordinances and regulations. Notwithstanding the foregoing, VVMC shall maintain landscaping and sidewalks up to the curb line of the adjacent streets pursuant to Town Ordinances and regulations. The Public Improvements include, without limitation, improvements to South Frontage Road and West Meadow Drive, as follows: i. Construction or reimbursement of the construction of the improvements to the South Frontage Road located south of the south edge of proposed bike lane as shown on the plans set forth on Exhibit D-1 hereto (excluding the storm drain improvements shown thereon, which are discussed subsection (ii) immediately below), including curb and gutter, right turn lane, concrete bus pull out, sidewalk, landscaping, irrigation and street lighting. WMC will install such improvements pursuant to its own design plans but VVMC and the Town agree to work cooperatively to revise such plans so to line up grades with the Town's own South Frontage Road design plans. ii. Reimbursement to the Town of its actual out-of-pocket costs for a maximum of two storm water inlets and 75' of associated storm sewer piping immediately adjacent to the Property within the South Frontage Road right-of-way as shown on Exhibit D-1 hereto. iii. WMC agrees to provide the Town of Vail with necessary construction easements for the construction of the South Frontage Road improvements at no cost if determined that the Town of Vail's contractor shall construct any portion of the public improvements as shown in Exhibit D-1. iv. Reconstruction of sidewalk and new planter island along West Meadow Drive as shown on the plans set forth on Exhibit D-3 hereto. During the restoration of the West Meadow Drive paver sidewalk, the "art flow line" existing in the current pavers shall be restored back to its original configuration and alignment. A detailed survey of the flow line shall be completed prior to demolition, so that the flow line can be restored in the exact alignment and width. VVMC will contact the Town's Public Works department prior to reinstalling the art flow line. v. Installation of heat and snowmelt facilities required for sidewalks on the Property along South Frontage Road and West Meadow Drive as shown on the 3 I 5/10/20185/9/2018 plans set forth on Exhibit D-4 hereto (the "Snowmelt Improvements") which will include the installation of snowmelt tubing and necessary appurtenances within the sidewalk in front of the Medical Professional Building in anticipation of snowmelting the said walk in the future. WMC agrees to install and operate a heat melt system in front of the Medical Professional Building at such time the existing boiler is replaced or with the demolition and redevelopment of the building. b. Water, Sanitary Sewer and Storm Sewer. WMC shall construct all required water, sanitary sewer and storm sewer facilities in accordance with the rules and regulations of the Town and the Eagle River Water and Sanitation District. c. Drainage. i. VVMC shall construct drainage improvements in accordance with the rules and regulations of the Town. WMC shall submit a final drainage study prior to the issuance of the first building permit for the East Wing. ii. As part of the drainage plan for the Project, WMC shall route clean groundwater (from de -watering system) separately from stormwater. iii. All drainage improvements within the public rights-of-way shall be dedicated to the Town upon acceptance by the Town and thereafter maintained by the Town. All drainage improvements on private property shall be maintained by WMC or private property owners subject to drainage easements to allow the Town to enter the property in the case that WMC or such private property owners fail to adequately maintain such drainage facilities. d. Lighting. VVMC shall install all street and pedestrian lighting required for the Project in compliance with the Town's Design Guidelines, with attention to dark -sky compliant design and downcast lighting fixtures. e. Landscaping and Street Furniture. VVMC shall install and maintain all street trees, other landscaping and street furniture as depicted in plans approved as part of the CUP Approval and by the Town's Design Review Board, whether on private property or within public rights-of-way, at VVMC's expense in compliance with applicable Town regulations. f. Parking. i. Until delivery to the Town of the Lot 10 Parking (as described in subsection iv below), VVMC shall provide the Town a minimum of four (4) on-site parking spaces and four (4) off-site parking spaces (to compensate for the reduction to existing parking from the re -design of the West Parking lot) as set forth in a separate agreement between WMC and the Town relating to Lot 10. ii. VVMC will construct on-site parking in accordance with the CUP Approval (the "On -Site Parking"). Until the construction of the On -Site Parking, VVMC shall provide a minimum of 41 net new off-site parking spaces, to meet the 4 I 5/10/20188 parking requirements of the Project. For purposes of this Agreement, "net new" means spaces to which VVMC did not have access prior to March 23, 2015. iii. VVMC shall adhere to the Plan for Managed Parking Program, August 2017, as approved as part of the CUP Approval (the "Parking Management Plan"), in all matters referenced unless amended per the procedures of the Vail Town Code Section 12-16-10, Amendment Procedures. The Parking Management Plan is attached to this Agreement as Exhibit E and incorporated herein. iv VVMC shall (A) construct parking on Lot 10 substantially similar to the parking which existed at the time the parties entered into that certain Temporary Construction License Agreement related to Lot 10, including resurfacing and striping (the "Lot 10 Parking"), and deliver possess of the Lot 10 Parking to the Town upon the expiration of such Temporary Construction License Agreement, and (B) provide a non-exclusive access easement to the Town for ingress and egress from West Meadow Drive to the Lot 10 Parking over and across the driveway serving both VVMC and the Lot 10 Parking as generally depicted on Exhibit F hereto. g. Snowmelt Facilities. WMC shall provide for the ongoing operation and maintenance of the Snowmelt Improvements (as defined in Section 3.a.v above) at WMC's sole cost, and shall enter into the Town of Vail's standard Snowmelt Maintenance Agreement h. Loading Areas. VVMC shall adhere to the Management Plan for the Operation of the Loading Facility approved as part of the CUP Approval (the "Loading Facility Management Plan"), included on pages 20-22 thereof, unless amended per the procedures of the Vail Town Code Section 12-16-10, Amendment Procedures. Any vehicle unable to meet the requirements of the Loading Facility Management Plan due to size or other characteristics shall use the VVMC's west parking lot and shall at no times be permitted to access the loading facility. i. Middle Creek. As stipulated by the Original Development Agreement, WMC has submitted to the Town a plan for cleaning and restoring the bank of Middle Creek adjacent to the Property. Improvements prescribed by this plan have been completed. Prior to June 1, 2018, Town staff shall review such improvements to confirm that they conform with approved plans. In event additional work is necessary to comply with the approved plans, VVMC shall complete such work by August 31, 2018. This work shall be re -inspected prior to the VVMC's relinquishing possession and control of Lot F-1, Vail Village, First Filing, to the Evergreen Lodge and any and all necessary repairs and/or modifications shall be completed within 6 months of inspection. j. Shell Space. Prior to the occupancy or use of any of the "shell space" of the Project as identified on Exhibit G attached hereto and incorporated herein, VVMC 5 I 5/10/201851912018 shall have obtained an amendment to the CUP Approval per the procedures of Vail Town Code Section 12-16-10, Amendment Procedures. 4. Construction and Warranty. a. Plan. VVMC shall provide a construction management plan for review and approval by Town staff prior to the issuance of the first building permit for the East Wing. b. Phasing. Public Improvements may be constructed in phases, as required to serve the particular phase of the Project being constructed. For example, without limitation, it is acknowledged that the Public Improvements to the South Frontage Road as discussed in Section 3.a.i above, cannot be constructed until the Town has constructed its South Frontage Road improvements (e.g., grades will not line up, other logistical issues). VVMC and the Town agree to work cooperatively on appropriate phasing of the Public Improvements. c. Security. Prior to site disturbance for the Project, VVMC shall furnish to the Town either a cash escrow or an irrevocable letter of credit in an amount equal to 120% of the estimated costs of the Public Improvements required to support the phase of development for which the site disturbance is occurring. The Town shall have the right to draw against the security if VVMC fails to construct the Public Improvements for such development phase in compliance with this Agreement or applicable law. The Public Improvements for each phase of development will be set forth in a Development Improvements Agreement, in the Town's standard form. The letter of credit shall be in a form reasonably approved by the Town and issued by a financial institution reasonably satisfactory to the Town. The security shall be released as construction progresses in accordance with the Town's standard practices. d. Construction Standards. WMC shall ensure that all construction and improvements are performed in a workmanlike manner in accordance with Town rules, regulations, requirements, criteria, and codes governing such construction and this Agreement. The Town shall have no duty to accept the dedication of any Public Improvement that is not constructed in compliance with this Section. e. Damage. VVMC shall be fully responsible for the prompt repair of any property which may be damaged during construction of the Public Improvements, whether such property is public or private. f. Completion. VVMC shall notify the Town when it deems a Public Improvement to be complete. g. Conditional Acceptance. Within 30 days of notification that the Public Improvements are complete, the Town will review the same and deliver a written Conditional Acceptance, or, for any that are not acceptable, specify in writing in reasonable detail which improvements are not acceptable and the reasons they are unacceptable. 6 I 5/10/2018519/2018 h. Warranty. VVMC warrants and guarantees that, for two years from the date of Conditional Acceptance, the Public Improvements: will not fail, and will be constructed and installed in a workmanlike manner suitable for their intended uses; will be constructed in compliance with applicable federal, state, municipal, and special district statutes, ordinances, regulations, rules and codes; and will comply with all applicable land use approvals. i. Final Acceptance. Upon the expiration of the warranty period for any particular Public Improvement, and provided any breaches of warranty have been cured, the Town shall issue written Final Acceptance of such Public Improvement and, thereafter, the Town will accept and maintain such improvements. Upon WMC's request, the Town shall confirm in writing the acceptance of such Public Improvement. 5. Fees. a. General. Except as expressly provided in this Agreement, WMC shall pay all permit, plan review, and other similar fees to the Town in connection with the Project. b. Employee Housing. The Parties recognize that the Project will generate new employees, and as such, WMC must mitigate the impacts on employee housing. In mitigation of those impacts, WMC agrees to the following: i. West Winq Audit, Credit. It is acknowledged that VVMC has paid to the Town the "Employee Housing Payment" as defined and describe in the Original Development Agreement. Two years following the issuance of the first certificate of occupancy for the West Wing, the Town shall conduct an audit to determine how many new employees were actually generated by the West Wing during that two-year period. If that number exceeds 56, WMC shall submit an additional cash -in -lieu payment for the additional employees. If that number is less than 56, the Town shall credit that portion of the Employee Housing Payment not attributable to the West Wing against the employee housing mitigation requirements for the East Wing as set forth in subsection ii below. ii East Winq Mitigation. Prior to the issuance of the first certificate of occupancy for the East Wing, WMC shall demonstrate compliance with the required employee generation mitigation as set forth in the CUP Approval, subject to any adjustment in such mitigation pursuant to subsection i above. The required mitigation set forth in the CUP Approval is to provide off-site housing for 5.14 employees. Mitigation to be provided by VVMC purchasing and deed restricting dwelling units within the Town of Vail or purchasing deed restrictions as per the Town's "InDeed" housing program. iii. East Wing Audit. Two years following the issuance of the first certificate of occupancy for the East Wing, the Town shall conduct an audit to determine how many new employees were actually generated by the East Wing during that two- year period. If that number exceeds 59.9, WMC shall submit a cash -in -lieu 7 I 5/10/20185/9/2018 payment for the additional employees. If that number is less than 59.9, the Town will provide a refund. c. Traffic. The Parties recognize that the East Wing will generate traffic impacts, and as such, VVMC shall pay to the Town a traffic impact fee in amount of $287,605.00 (the "Traffic Payment"), due prior to the issuance of the first certificate of occupancy for the East Wing. (The calculation of this fee includes all square footage existing at the time of this agreement and all new East Wing square footage inclusive of the Shell Space described in Section 3(j) above".) d. Bus Stop Contribution. WMC shall pay to the Town the sum of Fifteen Thousand Dollars ($15,000.00) as a contribution towards the construction of a bus stop structure in front of WMC along the South Frontage Road, due upon the issuance of the first building permit for the East Wing. 6. Breach and Remedies. a. By the Town. If the Town defaults on any obligation under this Agreement for any reason, WMC may seek damages, but WMC shall not be entitled to enforce this Agreement through an action for specific performance. b. By VVMC. If VVMC defaults on any obligation under this Agreement, the Town may: seek damages; draw on the letter of credit; and/or withhold issuance of building permits or certificates of occupancy not yet issued for any improvements on the Property until said default has been cured or waived. In addition to the specific remedies set forth herein, the Town shall have all other remedies available at law or equity, and the exercise of one remedy shall not preclude the exercise of any other remedy. 7. Miscellaneous. a. Severability. If any provision of this Agreement is determined to be void by a court of competent jurisdiction, such determination shall not affect any other provision hereof, and all of the other provisions shall remain in full force and effect. b. Integration. This Agreement represents the entire agreement between the parties hereto with respect to the subject matter hereof, and all prior or extrinsic agreements, understandings or negotiations shall be deemed merged herein. c. Waiver. No provision of this Agreement may be waived to any extent unless and except to the extent the waiver is specifically set forth in a written instrument executed by the Party to be bound thereby. d. Modification. This Agreement may only be modified by subsequent written agreement of the Parties. 8 I 5/10/20185/9/2848 e. Governing Law and Venue. This Agreement shall be governed by and construed in accordance with the laws of the State of Colorado, and venue for any legal action arising out of this Agreement shall be in Eagle County, Colorado. f. No Third Party Beneficiaries. No third party is intended to or shall be a beneficiary of this Agreement, nor shall any third party have any rights to enforce this Agreement in any respect. g. No Joint Venture or Partnership. No form of joint venture or partnership exists between the Town and VVMC, and nothing contained in this Agreement shall be construed as making the Town and VVMC joint venturers or partners. h. Notices. A notice under this Agreement shall be in writing and may be given by U.S. Mail, postage prepaid, addressed as set forth herein; or hand -delivery. Notice shall be effective three days after mailing or immediately upon hand -delivery. The addresses of the Parties shall, unless changed in writing, be as follows: The Town: WMC: With a copy to: Town Manager Town of Vail 75 South Frontage Road Vail, CO 81657 Chief Executive Officer Vail Clinic, Inc. 181 West Meadow Drive Vail, CO 81657 Chief Financial Officer Vail Clinic, Inc. 181 West Meadow Drive Vail, CO 81657 i. Contingency; No Debt. Pursuant to Article X, § 20 of the Colorado Constitution, any financial obligation of the Town under this Agreement are specifically contingent upon annual appropriation of funds sufficient to perform such obligation. This Agreement shall never constitute a debt or obligation of the Town within any statutory or constitutional provision. j. Governmental Immunity. Nothing herein shall be construed as a waiver of any protections or immunities the Town and its officials, representatives, attorneys and employees may have under the Colorado Governmental Immunity Act, C.R.S. § 24-10- 101, et seq., as amended. k. Recording. This Agreement shall be recorded with the Eagle County Clerk and Recorder. The benefits and obligations of the Parties under this Agreement shall run with the land, and shall be binding on, and enforceable by, any subsequent holder of an interest in the Property. 9 I 5/10/2018-519,4204-8 I. Rescission without Penalty. Notwithstanding any other provision of this Agreement, should the Town fail to approve any of the land use applications for the Project, either Party shall be entitled to rescission of this Agreement without any penalty whatsoever. Should the Town approve the applications, but the approvals are challenged by referendum or other legal action, either Party shall be entitled to rescission of this Agreement without any penalty whatsoever. m. Force Majeure. Neither the Town nor WMC shall be in breach of this Agreement if a failure to perform any of the duties under this Agreement is due to Force Majeure, which shall be defined as the inability to undertake or perform any of the duties under this Agreement due to acts of God, floods, storms, fires, sabotage, terrorist attack, strikes, riots, war, labor disputes, forces of nature or the authority and orders of government. 10 I 5/10/201851912018 IN WITNESS WHEREOF, the Town and VVMC have executed this Agreement as of the Effective Date. ATTEST: Town Clerk By: STATE OF COLORADO ) ) ss. COUNTY OF EAGLE ) TOWN OF VAIL: Town Manager VVMC: The foregoing instrument was acknowledged before me this day of , 2018, by as of Vail Clinic, Inc., a Colorado nonprofit corporation d/b/a the Vail Health. My commission expires: Notary Public 11 5/10/20185/g/241-8 EXHIBIT A-1 ORIGINAL LEGAL DESCRIPTION Lot E and F, Vail Village, Second Filing, according to the map thereof recorded March 25, 1963 under Reception No. 97199, County of Eagle, State of Colorado. 12 I 5/10/201851912018 EXHIBIT A-2 NEW AMENDED AND RESTATED LEGAL DESCRIPTION Lots E and F, Vail Village, Second Filing, Lot E, Lot F and Lot F-1, a resubdivision of Lot F; Lot 2E, Vail/Lionshead, Second Filing, Block 1, a resubdivision of Lot 2, according to the recorded Plat thereof, recorded December 29, 2017 under Reception No. 201724580, County of Eagle, State of Colorado; and Lot 2E, Vail Village Second Filing, Lot E, Lot F and Lot F-1, a resubdivision of lot F; Lot 2E Vail/Lionshead, Second Filing, Block 1, a resubdivision of Lot 2, according to the recorded Plat thereof, recorded December 29, 2017 under Reception No. 201724580, County of Eagle, State of Colorado; and Lot 2E-1, Vail/Lionshead, Second Filing, Block 1, a resubdivision of Lot 2W, according to the recorded Plat thereof, recorded December 29, 2017 under Reception No. 201724579, County of Eagle, State of Colorado. 13 I 5/10/201851912018 Exhibit B r Property Line Phase I West Wing mar Imo - Interior License Agreement Exhibit C- 1 South Front age Road \Vest Meadow Drive Public pedestrian access through the property Exhibit C-2 Public pedestrian access through the property (portions of sidewalk on Vail Health Property) West Meadow Drive Exhibit D- 1 Approximate arca of improvement to be installed or paid for by Vail health. ,arca defined by curblInc. inclusive of right turn lane and bus pullout. •• r • • 44 �, Proposed Cllrblinc Property 1,i ne Right • • • • s)(.. urn Lane i 75' storm sewer piping Storni water inlet Bus Pullout • Proposed Curblinc- Property Line • • i • • • • • • • Exhibit D-2 Right Turn Lane . • - - • • • •• • 4410 ill. 41111. linty ales ••. Property Line Medical Professional Building Exhibit D-3 •••11110 ammo Immo Planter Islands Property Line 11•••••• Reconstructed Sidewalk Exhibit D-4 Snowmelt Improvements I r4 r ARIEL A1111111- ten._ MN Rill Nig om Rai 11 Snowmelt Improvements Lot 10 Exhibit F � Approximate location of curb lines I Asphalt Area • • • • I�aft Approximate location of Access Easement West Meadow Drive Exhibit G j14 t SI fit cid t— L 3 -.1 I 11 Level 2 Shell Space (+1- 2,913 sf) Exhibit G Mt Level 5 Shell Space (+/- 12,558 sf) Exhibit G Level 6 Shell Space (+/- 12,668 sf)