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Ord. 509-748 11-08-04ORDINANCE NO. 509-748 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS, AMENDING ORDINANCE NO. 509, THE LAND USE AND URBAN DEVELOPMENT ORDINANCE OF THE CITY OF PEARLAND, TEXAS, FOR THE PURPOSE OF CHANGING THE CLASSIFICATION OF CERTAIN REAL PROPERTY LOCATION BEING 29.3049 ACRES OF LAND OUT OF TRACT 162 OF THE W. ZYCHLINSKI SUBDIVISION OF SECTION 28, H.T. & B.R.R. COMPANY SURVEY, ABSTRACT 551, ACCORDING TO THE MAP OR PLAT THEREOF RECORDED IN VOLUME 29, PAGE 9, OF THE DEED RECORDS OF BRAZORIA COUNTY, TEXAS, AND BEING A PART OF THE LANDS DESCRIBED IN DEED TO R. WEST DEVELOPMENT CO., INC., RECORDED UNDER BRAZORIA COUNTY CLERK'S FILE NO. 99-040666, AND A DEED TO RAVENWOOD SECTION 3, LTD., RECORDED UNDER BRAZORIA COUNTY CLERK'S FILE NO. 02-037050, BOTH OF THE OFFICIAL PUBLIC RECORDS OF BRAZORIA COUNTY, TEXAS (GENERALLY LOCATED ON THE WEST SIDE OF FUTURE PEARLAND PARKWAY, AND NORTH OF INDUSTRIAL DRIVE) (APPLICATION NO. 1174) FROM CLASSIFICATION SINGLE FAMILY DWELLING DISTRICT (R-4) TO PLANNED UNIT DEVELOPMENT (PUD) AT THE REQUEST OF R. WEST DEVELOPMENT COMPANY, INC., OWNER, PROVIDING FOR AN AMENDMENT OF THE LAND USE DISTRICT MAP; CONTAINING A SAVINGS CLAUSE, A SEVERABILITY CLAUSE, AN EFFECTIVE DATE AND OTHER PROVISIONS RELATED TO THE SUBJECT. WHEREAS, R. West Development Company, owner, filed on April 12, 2004, an application for amendment pursuant to Section 28 of Ordinance No. 509, the Land Use and Urban Development Ordinance of the City, for approval of a change in the land use as provided for in said Section 28, said property being legally described in the original applications for amendment attached hereto and made a part hereof for all purposes as Exhibit "A"; and WHEREAS, on the 18th day of October, 2004, a Joint Public Hearing was held before the Planning and Zoning Commission and the City Council of the City of Pearland, Texas, notice being given by publication in the official newspaper of the City, the affidavit of publication being attached thereto and made a part hereof for all purposes, as Exhibit "B", said call and notice being in strict conformity with provisions of Section 28.3 and 28.4 of Ordinance No. 509; and 1 ORDINANCE NO. 509-748 WHEREAS, on the 2nd day of November, 2004, the Planning and Zoning Commission of the City submitted its report and recommendation to the City Council regarding the proposed amendment application by R. West Development Company, Inc., owner, whereby the Commission recommended approval of the change of classification for the described property from its existing classification of Single Family Dwelling District (R-4) to Planned Unit Development (PUD); and WHEREAS, upon receipt of the report from the Planning and Zoning Commission, the City Council considered this application and the recommendation of the Planning and Zoning Commission at a regular meeting on November 8, 2004; and WHEREAS, the City Council having fully heard the testimony and argument of all interested parties, and having been fully advised in the premises, finds that in the case of the application of R. West Development Company, Inc., owner, presented which, in the judgment of the City Council, would justify the approval of said application; now, therefore, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS: The following described property located within the corporate City limits of the City of Pearland, Texas, and presently classified as Single Family Dwelling District (R-4) is hereby zoned to Planned Unit Development (PUD) in accordance with Exhibit "C" attached hereto and incorporated for all purposes, such property being more particularly described as: 29.3049 acres of land out of Tract 162 of the W. Zychlinski Subdivision of Section 28, H.T. & B.R.R. Company Survey, Abstract 551, according to the map or plat thereof recorded in Volume 29, Page 9, of the Deed Records of Brazoria County, Texas, and being a part of the lands described in deed to R. West Development Co., Inc., recorded under Brazoria County Clerk's File No. 99- 040666, and a deed to Ravenwood Section 3, Ltd., recorded under Brazoria County Clerk's File No. 02-037050, both of the Official Public Records of 2 ORDINANCE NO. 509-748 Brazoria County, Texas (Generally Located on the West Side of Future Pearland Parkway, and North of Industrial Drive) II. The City Council of the City of Pearland finds and determines that the recitations in the preamble hereof are true and that all necessary prerequisites of law have been accomplished and that no valid protest of the proposed change has been made. The City Council further finds and determines that there has been compliance with the mandates of law in the posting and presentation of this matter to the Planning and Zoning Commission and to the City Council for consideration and decision. III. The City Council of the City of Pearland finds and determines that the amendment adopted herein promotes the health, safety, and general welfare of the public and is a proper valid exercise of the City's police powers. IV. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and such holding shall not affect the validity of the remaining portions thereof. V. All rights and remedies, which have accrued in the favor of the City under this Ordinance and its amendments thereto, shall be and are preserved for the benefit of the City. VI. The City Secretary is hereby directed to cause to be prepared an amendment to the official Land Use District Map of the City, pursuant to the provisions of Section 2 of 3 ORDINANCE NO. 509-748 Ordinance No. 509 and consistent with the approval herein granted for the reclassification of the herein above described property. VII. This Ordinance shall become effective after its passage and approval on second and final reading. PASSED, APPROVED, and ADOPTED on First Reading this 8th day of November ,2004. ATTEST: N Y S �CRETARY (::Derk TOM REID MAYOR PASSED, APPROVED, and ADOPTED on Second and Final Reading this 22nd day of November ATTEST: APPROVED AS TO FORM: DARRIN M. COKER CITY ATTORNEY , 2004. 4 TOM REID MAYOR APPLICATION FOR A CHANGE IN ZONING Please check one: City of Pearland Community Development 3523 Liberty Drive (Community Center) Pearland, Texas 77581 281-652-1639 281-652-1702 fax www.ci.pearland.tx.us Ikti) x0 Change in Zoning Classification from: -14f to: MF PUD (list current zoning) (list proposed zoning) ❑ Specific Use Permit Request for : (list proposed use) Property Information: West of Proposed Pearland Parkway / North of InduEtrial Drive Address: See attached Metes & Bounds and location map aq . 304gta% Subdivision: Lot: Block: Tax I.D. Number: ** For unplatted property, attach a copy of the metes and bounds description** Current use of property (type of structures on property): vacant. Future/proposed use of property and reason for zone change: 55 and over one story garden style apartment community PROPERTY OWNER INFORMATION: APPLICANT INFORMATION: NAME R. West Development Co., Inc. NAME ADDRESS 6302 Broadway, Suite 250 ADDRESS CITY Pearland STATE TX ZIP 77581 CITY STATE ZIP PHONE( 281 ) 997-1500 PHONE( ) FAX( 281 ) 997-2886 FAX( ) E-MAIL ADDRESS westdevelopment@aol.com E-MAIL ADDRESS PETITION: As owner/agent, I hereby petition the City of Pearland for approval of the above described request as provided for by the laws of the State of Texas and ordinances of the City of Pearland. 1 certify to the best of my knowledge that this is a true description of the property upon which I have requested the above checked action. I understand that I am fully responsible for the correctness of the legal description given. Owner's Signature: ( �I/0 � Date: 47' % - 0 " Agent's Signature: Date: OFFICE USE ONLY: FEES PAID:/ DATE PAID: q - /' - D 4 RECEIVED BY: APPLICATION NO. 1174- LOCATION MAP Zone Change Application No. 1174 Owner/Applicant: R. West Development Co., Inc. Change: R-4 - PUD 0 200 400 Feet 11111 I AFFIDAVIT OF PUBLICATION The Pearla.nd Reporter News 2404 South Park Pearland, Texas 77581 State of Texas Brazoria and Harris Counties I, Randy Emmons, hereby certify that the notice hereby appended was published in Brazoria and Harris Counties in THE REPORTER NEWS, a newspaper of general circulation in Brazoria, Harris & Galveston Counties, for issues, as follows: No. i Date ,1D - 4 20 "Y__ No. Date 20 No. Date 20 No. Date 20 - No. Date 20 Presid ent Subscribe and sworn to before me this day of ,&6 204�� •••.e •• • ••.•••v i••••••••••-.••• •e• • • • t • • • • { LAURA ANN EMMONS Notary Public, State of Texas Commission Expires 09-09-2006 • .vr• • • - • L"ura Ann Emmons, Publisher Notary Public, State of Texas i ZONE CHANGE County Clerk's File No. 99- APPLICATION N0.1174 040666, and a'deed to Notice is hereby given that Ravenwood Section 3, Ltd., on is October e 8 given at recorded under Brazoria County Clerk's File No. 02- 6:30 p•m•, the City Council 037050, both of the Official and Planning: and Zoning Public Records Of Blazons Commission of the City of County, Texas (Generally Pearland, in i3razoria; Hams Located on the West Side of and Fort Bend Counties, Future Pearland. Parkway, Texas, will conduct a joint and North of Industrial public hearing in the Council Drive) Chambers` of City Hall, 3519 Liberty Drive, Pearland, At said hearing all interest - Texas, on the request of R. ed parties shall have the West Development right and opportunity to Company, Inc., owner, for appear and be hea€Eon the; an amendment to the Land subject. Use and ::',Urban Development Ordinance of is/Theresa Grahmann said City from classification Senior Planner Single Family Dwelling - — District (R-4) to Planned Unit Development (PUD), on the Following described poet* to wit: f dPut9ished Sept. 29 & Oct. 6, 29.3049 acres of land 2004 Tract 162 of the W.; ZychlinskiSubdivision of NOTICE OF A JOINT PUB- Section 28, H.T. & B.R.R. LIC HEARING OF THE Company Survey,' Abstract CITY COUNCIL 551ding to the map or plat thereof,resd in AND Volume 29. Page °ti, of the ed Records of Arazoria THE PLANNING AND nty, Texas, andbeing a ZONING COMMISSION part of the lands .described OF THE CITY OF in deed to R. West PEARLAND, TEXAS Development Co., Inc., recorded under Breaoria AFFIDAVIT OF PUBLICATION The Pearland Reporter. News 2404 South Park Pearland, Texas 77581 State of Texas Brazoria and Harris Counties I, Randy Emmons, hereby certify that the notice hereby appended was published in Brazoria and Harris Counties in THE REPORTER NEWS, a newspaper of general circulation in Brazoria, Harris & Galveston Counties, for 1 issues, ps follows: No. ) Date G/- Z. q 20 cy No. Date 20 No. Date 20 No. Date 20 No. Date 20 ,Subscribe and sworn to before me this J0 day of LAURA ANN EMMONS Notary Public, State of Texas Commission Expires 09-09-2006 • Laura Ann Emmons, Publisher Notary Public, State of Texas Published Sept. 29 & Oc4.6, 2004 NOTICE OF A JOINT PUB- LIC HEARING OF THE CITY COUNCIL AND THE PLANNING AND ZONING COMMISSION OF THE CITY OF PEARLAND, TEXAS ZONE CHANGE APPLICATION NO. 1174 Notice is hereby given that on October 18, 2004, at 6:30 p.m., the .City Council and Planning and Zoning Commission of the City of Peadand, in Brazoria, Hams and Fort Bend Counties, Texas, will conduct a joint public hearing in the Council Chambers of City Hall, 3519 Liberty Drive, Pearland, Texas, on the request of R. West Development Company, Inc., owner, for an amendment to the Land Use and Urban Development Ordinance of said City from classification Single Family Dwelling District (R-4) to Planned Unit Development (PUD), on the following described property, to wit: 29.3049 acres of land out of Tract 162 of the W. Zychllnskl'Subdivision of Section 28, H.T. B.R. t Company Survey, 551, according to the map or plat thereof recorded in Volume 29, Page 9, of the Deed Records of Brazoria County, Texas, and being a part of the lands described in deed to R. ;; West Development Co., Inc., recorded under Brazoria County Clerk's File No. 99- 040666, and a deed to Ravenwood Section 3, Ltd., recorded under Brazoria County Clerk's File No. 02- 037050,`both of the Official Public Records of Brazoria County, Texas (Generally Located on the West Side of Future Pearland Parkway, and North of ,Industrial Drive) At said hearing all interest- ed parties shall have the right and opportunity to appear and be heard on the subject. IsfTheresa Grahmann Senior Planner Planning & Zonin5 Commission City of Pearland November 2, 2004 Honorable Mayor and City Council Members 3 519 Liberty Drive Pearland, TX 77581 Re: Recommendation on Zone Change Application No. 1174 for the property generally located on the west side of Future Pearland Parkway and on the north side of Industrial Drive Honorable Mayor and Council Members: At their regular meeting of November 1, 2004 the Planning and Zoning Commission considered the request for a zone classification change from Single Family Dwelling District (R-4) to Planned Unit Development (PUD) on the following property: Legal Description: 29.3049 acres of land out of Tract 162 of the W. Zychlinski Subdivision of Section 28, H.T. & B.R.R. Company Survey, Abstract 551, according to the map or plat thereof recorded in Volume 29, Page 9, of the Deed Records of Brazoria County, Texas, and being a part of the lands described in deed to R. West Development Co., Inc., recorded under Brazoria County Clerk's File No. 99-040666, and a deed to Ravenwood Section 3, Ltd., recorded under Brazoria County Clerk's File No. 02-037050, both of the Official Public Records of Brazoria County, Texas (generally located on the west side of Future Pearland Parkway, and north of Industrial Drive) Commissioner Sandars made a motion to approve, and Commissioner Ransom seconded. Motion was approved 5-2 with the following condition of approval: 1. Extend the 8-foot high masonry wall located along the southern property line from the east side of Industrial Drive to the westerly extent of Phase I, and add an 8-foot high masonry wall in Phase II along the property line located on the west side of Industrial Drive. Recommendation Letter, Zone Change App. 1174 Page 1 of 2 Vice Chairman Iocco and Commissioner Greiner voted against the motion. Vice Chairman Iocco stated that the proposed gate at Industrial Drive was not adequate to buffer the noise produced by industrial areas, and there was no guarantee that the 36 acres of open area on the east side would continue to be accessible to the residents of the PUD. Commissioner Greiner agreed with Vice Chairman Iocco regarding the noise issue and added that the legal documentation regarding use of the 30-acre open space was not binding. A revised PUD document, received on November 3, 2004, has been included in the package that addresses the condition of approval of the Planning & Zoning Commission. Sincerely, Planning and Zoning Commission LK/TG/md cc: R. West Development Company, Inc. (owner/applicant) 6302 Broadway, Suite 250 Pearland, TX 77581 Recommendation Letter, Zone Change App. 1174 Page 2 of 2 \)ecti 149160,p- nowt-. 13)q-PPS VILLAGES OF TOWNS LAKE PLANND UNIT DEVELOPMENT CITY OF PEARLAND CITY COUNCIL PLANNING AND ZONING COMMISSION Presented by : R. West Development RFC.1) NOV 1 7 ?C J VELQPMENT COIIIPANy INC. 7918 Broadway Suite 106 Pear'and, Texas 77581 Moveex 15, 2004 City ofPearland City Council 3519 Liberty Pearlaud, Texas 77581 Re: PUD Application - Villages of Towne Lake Dear Council Members: At the last City Council meeting held on November 8, 2004, it was mentioned that a 911 gate needed to be installed at the entry where the unimproved access off of Industrial Drive enter the proposed PUD. Plans to install this gate as a "just in case" have already been made even though the fire marshal stated one was not necessary due to our buildings being 100% sprinkled. Please let this letter serve as notification of our intentions. If you have any questions, please give us a call. Aaron Project Manager R. West Development Co., LLAGF1S OF TOWNF, LAKE Date: November 22, 2004 To: Mr, Nick Fitton, Executive Director of Community Services Ms. Theresa Grabmann, Senior Planner Planning,and Zoning Commission Ms. Ruby Sandars, Chairperson Mr. Todd Jocco, Vice -Chairperson Ms. Sheryl Greiner, Commissioner Mr, Joe McWhorter, Commissioners Ms., David Ransom, Commissioner Mr. Neil West, Commissioner Mr, Peter Dumont, Commissioner City Council Members Mr. Tom Reid, Mayor Mr. Woody Owens, Council Member Mr. Kevin Cole, Council Member Mr.. Charles Viktoria, Council Member Mr. Richard Tetens, Council Member Mr. Larry Morcott, Council Member Re: Formal PUD Application. VILLAGES OF TOWNS LAKE Pearland, Texas closed is our formal i?UD application for the Villages of To S ak RECD N O V 17 2004 TAB LE OF C QNTENTS Project Description • PresProposed Owner; Present/Proposed Zoning Legal Description Planing Objective Devel nt De; Project Rationale Economic Bene£tts Developrent Sclze. Intentions for Putt Quantitative Data Coverage Appendix ription ip llit rg or Leasing 3 4 4 5 6 9 10 PROJECT DESCRIPTION "Villages of Towne Lake" This active adult community (55 and older) will consist of approximately 252 one-story garden style apartment homes. Each will resemble a small, quaint neighborhood consisting of a combination of hardy plank/brick or hardy plank/stone. All units will have front porches that look over a beautiful,, landscaped courtyard. Amenities, such as a pool and recreation center, will be designed to accommodate all the tenants, There are approximately 30 acres of bakes, and green areas on the adjacent property, which will provide the residents a beautiful view as well as access for outside activities. We will construe t the project in two phases, with approximately 126 muts being built in the first phase along with the amenities. After a certain percent of the units are leased, we will begin the construction of the second phase. The management tears will consist of one manager, two leasing agents, and two maintenance technicians. There is not a highturnover in this market. They pay their rent on time and they are not as hard on rental property as others, We believe there is a great chennand for this product in the Pearland area and with the possibility of a hospital being constricted within the area; it will be a great place to do this. V it la.les of Towne Lake Pearland, Texas LAND USE & URBAN D V LOPMENI ORDINANCE REQUIREMENTS Section 19.4 A legal description of the total site proposed for development, irnclucling a statement of present and proposedownership and present and proposed zoning. Legal Description The legal description of the property is located an the fol2owirig page. itfl'roposed Ownership Ravenwood Section 3 Ltd, Owner, Agent of Company, Inc,, A Texas Corporation, Renee Present/Proposed Zor g Deveioprent dent. The property, an unimproved raw -laud site, is presently zoned R-4, This formal Planned Unit Development ("PUU) application is subnnttee with a request to modify the current zoning to PUU. LEGAL DE DESCRIPTION OF VILLAGES OF TOWNS LAIE FOLLOWING PAGES; LEGAL DESCRIPTION 28,4162 ACRES TRACT LOCATED IN THE FLTAIR.R,R. COMPANY SURVEY ABSTRACT NO. 651, BRAZORIA couNTY, TEXAS Being a 26.4162 acre (1,237,809 square foot) tract of land out of Trecl 162 of the VV. Zychlinski Subdivision of Section 28, HT& 8. R.R.Company Survey, Abstract No. 551, [hazerla County, Texas, according to the map or plat thereof recorded In Volume 29, Page 9, of the Deed Records of Brazorla County, Texas, and being a part of the tends described in deed to R. West Development Co., Inc. recorded under 8razorie County Clerk's File No. 99-040666, end a deed to Ravenwood Section 3, Lld. recorded under Brazoria County Clerk's File No. 02-037050, bath of the Official Public Records of Brazoria County, Taxes and being more particularly described by metes and bounds as follows: BEGINNING at a 5/8 inch Iran rod found for the northwest corner of the herein described tract, same being the southwest comer of Thyme Lake Estates, Section Two, Second Amending Piet, as per the map or plat thereof recorded in Volume 24, Page 73 of the Plat Records of Brazuria Courtly, Texas; THENCE North 89°5803" East, along the north line of said Tract 162; same being the south line of said Section Two, e distance of 1,752,17 feel to a 5/8, inch iron rod with cap set for the northeast corner of the herein described tract; THENCE South O0"12.56" East, a distance of 725,99 feel to a set 5/8 inch iron rod for the most northerly southeast comer far the herein described tract; THENCE South 65°21'59" West, along the Southwesterly projection of the North line of a 39 feel Exxon Pipeline Company Easement, recorded in Volume 982, Page 594 of the Deed Records of Brazoria County, Texas, a distance of 540.02 feet to an angle comer of the herein described tract: THENCE South 89°55'58" VVest, a distance of 195.16 feel along the north line of Traci 164 of the W. Zychlinski Subdivision of Section 28, to a 5/8 inch iron rod with cep set for the most southerly southwest comer for the herein described tract; TI-IENCE North 00061144" West, along the west line of said Tract 162 and the east lino of a 3,322 acre tract for U Stor Mor Inc., recorded In Brazorie County Clerk's Ffle No. 98-0'19966, of the Official Records of Brazoria County, Texas, a distance of 316.73 feet to q 5/6 inch Iron rod with cap set far an interior corner of the herein described tract; TitENCE South 89.57591' 'Nest, e distance of 667.98 feel along the north line of said 3.222 acre tract to a 5(9 inch Iron rod with cap set for an exterior corner of the herein described tract: THENCE North 00n02.10Q" West, a distance of 200.67 feel to e 5/8 Inch iron rod set for an exterior corner of the herein described tract: THENCE South 89157159" West, a distance of 315.76 feet to e 5/8 inch Iran rod set for en exterior corner tyf the herein described tract: THENCE North 29v44'29''West, a distance of 149.87 (eat to a .578 inch iron rod set for an the beginning of a curve to the left; THENCE in 8 northwesterly direction along the arc of said curve to the left, having e Radius of 72.50 feel, e Central Angle of 49":37'28", en Arc Length of 62.79 feet and a Long Chord which bears North 47°10'22" West, 60.85 feel, to a 5/8 inch iron rod set for the $eginning of a Reverse Curve; THENCE in a northwesterly direction along the arc of said curve to the right, having a Radius of 17.50 feet, a Central Angle of 50° 17'27", an Arc Length of 15.36 feet and a Long Chord which hears North 47°30'22" West, 14.87 feel to a 5/8 inch iron rod set for the Beginning of a Reverse Curve; THENCE in a northwesterly direction along the arc of said curve to the left, having a Radius of 97.50 feet., a Central Angle of 43°52408", an Arc Length of 74.65 feel end a Long Chord which beers North 50°43'01" West, 72.84 feet Tea 5,18 inch iron rod set for a Point of Tangency; THENCE North 2.8°46'59" West, a distance of 484.26 feet to a 5/8 inch iron rod set for an exterior corner of the herein described tract; THENCE North 61 16'33" East, a distance of 80.00 feet to a sy8 inch iron rod set for an exterior corner of the herein described tract; THENCE South 28°46'59" East, a distance of 484.20 Feet to a 5/8 inch iron rod set for the Beginning of a curve to the left; THENCE in a southeasterly direction along the arc of said curve to the left, having a Radius of 17.50 feet, a Central Angie of 04°09'38", an Arc Length of 28.76 feet and a Long Chord which bears South 75"51'44` East, 25.63 feet to a 5B inch iron rod set for the Beginning of a Reverse Curve; THENCE in a northeasterly direction along the aro of said curve to the right, having a Radius of 72.50 feet, a Central Angle of 2U°24"58", an Arc Length of 25.93 feat and e Lang Chord which bears North 67'15'56" East, 25,70 feet to a 5/8 Inch iron rod set fora Point of Tangency; THENCE North 30°00'00" East, a distance of 91.90 feet to a 5/8 inch iron rod set for an exterior corner of the herein described tract; THENCE North 28°44 29" West, a distance of 93.73 feet to fha PLACE OF BECalIVNINC, containing 28 4182 acres (1,237,809 square feet) of land. Robert A. Marlowe Registered Professional Land Survey TeXas Etegiefration No, 4218 ocb be it 1 t, 2004 I:t2 f d 8tP LA112140 CEr3 AL,doc Villages cfTowne Lake Pear'lan.d, Texas Section '19.4 C (1) (b) A statement of planning objectives to be achieved by the PUD through the part crrjrtr approach proposed by the applicant, This statement should iraciarde a description of the character of the proposed development and the rationale behind the assurnptions and choices made by the applicant. Planning Objective The plaruring objective is to obtain a PUD designation for the "Villages of Towne Lake" by presenting to youa carefully planned Active Adult Community to accomplish a development, which is both aesthetically pleasing and functional. Development Description T11e " Villages of Towne ,Lake" project site has been designed with the expert assistance of Steinberg Design Collaborative and Reich Engineering. Experience and care, by both firms, has been taken to present an attractive community to blend with but also add character and uniqueness to the City of Pearl a.nd. Architeapartment: homes will be built with the idea of comfort: and accessibility. The Villages of Towne Lake will provide 252 units with up-to-date appliances and features. The entry will: be beautifully landscaped and the green spaces throughout the project will provide ample recreation and gathering spaces. Also, withthe use of the lakes on the neighboring property, residents will have a chance to take a nice leisurely walls or enjoy other outdoor activities. A. yearly fee will be assessed to the Villages of Towne Lake for the upkeep of the lakes and the land. 4 The Villages of Towne Lake will be a gated community with am 8' high barrier to provide a buffer between t7 e community and the industrial property to the south (please look at tlae enclosed pictures for barrier location). The rest of the perimeter will consist of a 6' wrought iron. With the property being gated, it will provide a sense of security to the residents. Project Rationale Market Studies indicate that tlae City of Pearlaud's supply of laugh -quality, affordable Active Adult Coumniuuties available, as rental property, does not meet ctuxent ptibiic demand_ Economic Benefits The Property vn its' cru-rent status as uu iztaproved raw Iand is a non -revenue producing asset. The Property does not add value ©r benefit to the landowner or comnuuuty urn its present condition. The Villages of Towne Lake of 252 18,000,000 to the taxable value to the comuaunti add a total value of Residents will have a veryrnininml effect on traffic since most units wiI have one or no velui With the addition of new residents in the Pearland Area, businesses and community groups will gain. customers, volunteers, and contributors. Also, with the healthcare industry looking at this area, ibis project may help bring doctors and specialists to the area. Villages of Towne Lake Pearland, Texas Section 19.4 C (1) (c) A development schedule indicating the approximate date when construction of the PUD or stages of the PUD can be expected to begin and be completed. We anticipate beginning construction in June 2005 with the first phase move -in taking place by the end of 2005. Final completion of the both phases takes place by the third quarter of 2006. Villages of Towne Lake Pearland, Texas Section 19.4 C (1) (d) A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the PUD, such as land areas, dwelling units, etc. Each unit in this well thought out community will be leased on an individual basis to residents of Pearland and the surrounding communities. The residents will be provided with many amenities and options. The cormnunity will be properly managed to help keep the property beautiful for many years to come. 7 Villages of Towne Lake Pearland, Texas Section 19.4 C (1) (e) Quantitative data for the following total number and type of dwelling units; proposed lot coverage of buildings and structures; approximate gross and net residential densities; total amount of open space (including a separate figure for usable open space); total amount of non- residential construction (including a separate figure for commercial or institutional facilities); economic feasibility studies or market analysis where necessary; and other studies as required by the review authority. Each building will resemble a small, quaint, neighborhood consisting of a combination of hardy plank/brick or hardy plank/stone, architecturally consistent: throughout the community. (Elevation are enclosed) The current plan allows for 252 garden style apartment homes (42 structures with 6 units each). This product has been used throug lout the United States and has been extremely. successful. Included you will find artist's renderings as well as a site plan showing the layout and concept of this project. Total P.U.D. Acreage = 28.4162 Acres (1,237,809 sq.ft.) 20' Detention (1,790 ft. x 20 ft.) = 35,800 sq.ft. Total Acreage minus detention = 1,202,009 sq.ft = 27.594 Acres Units per Acre = 252/27.594 = 9.13242 units per acre Villages of Towne Lake Pearland, Texas Net Density (as per the definition in the Land Use and Urban Development Ordinance) = 252/27.594 = 9.13 units per acre Gross Density (Overall Density) = 252/28.4162 = 8.87 units per acre Coverage (Refer to Site Plan) Buildings and Structures 7.126 Acres 24.79% Sidewalks 2.329 Acres 8.10% Drives & Parking 5.957 Acres 20.72% Open spaces 13.004 Acres 46.39% Totals 28.4162 Acres 100.00% Proposed lot coverage (buildings and structures) = 24.79% Permitted lot coverage (buildings and structures) = 70% ' We will be using the neighboring lakes to handle our detention needs. We have an agreement with the neighboring property to use the lakes for our detention, drainage and recreational activities. (Please look in the Appendix for a copy of the agreement.) With our detention being off -site, it has allowed us to provide more usable open space that can be used by the residents living throughout the community. Parking For residential uses, parking has been provided at a rate of 2 spaces per twit, resulting in 504 parking spaces. This is an increase of 12 spaces from the originally proposed 492 spaces. For the clubhouse the parking spaces have been increased from 15 spaces to 25 spaces. Therefore a total of 529 spaces have been provided for the development. Fences An 8-foot high masonry fence is proposed along the southern property line adjacent to industrially zoned or industrially used parcels. This is shown as "8' high barrier" in the preliminary site plan, and landscaping plan. A 6-foot wrought iron fence is proposed along other property lines. Note: Unless specified in the P.U.D., the development will meet all requirements of the Land Use & Urban Development Ordinance. Villages of Towne Lake Pearland, Texas Coverage (Refer to Site Plan) Buildings and Strictures 7.126 Acres Sidewalks 2.329 Acres Drives & Parking 5.957 Acres Openspaces 13.004Acres Totals 28.4162 Acres 24.79 % 8.10 % 20.72 % 46.39 % 100,00 % We will be using the neighboring lakes to handle our detention needs. We have an agreement with the neighboring property to use the lakes for our detention, drainage, and recreational activities. (Please look in Appendix for a copy of the agreement). With our detention being offsite, it has allowed us to provide more usable openspace that can be used by the residents living throughout the community J 1 Villages of Towne Lake Pearland, Texas Section 19,4 C (2) A Site Plan and any maps necessary to show the major details of the proposed PUD (SITE PLAN PROVI I )ED BY S IEINBERG DESIGN COLLABORATIVE) 10 APPENDIX *Boundary and Topographic Survey * Preliminary Site Plan *Phase Map *Site Plan and Landscaping Plan *Drives 8z, Parking *Elevations of Buildings *Preliminary Paving and Drainage Plan _ *Preliminary Detention Plan *Preliminary Utility Plan *Detention Pond Agreement *Deed Restrictions 11 Y \PROP. eo• a97W ACRES (4z2eQfF.; ASS: s2SHAI o III[.Ltmo. Mk aw `= UPC c m GISCC 61C.C1i mzM ¢x.ec.., OnoI.Krue, faan'I-s. M raeore PAh: K alrnaori tF. nn}an[ FIC Fran IPA/ ealal tePpimeC VP, IcallerlAL MVO: COMP/ ICAIS lAmilln agate UP G Pane ICC la ICP Wilt Wri.'at H. T.& .B.R.R. 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Ir r,w.wrwwm M1M4..�.04g.,3,ik 54 I*l225gh a Tne CaO mm ro.., _„.a €'S ,. ednz en me.... art tease alr .01 OOP 9. =252 are = .m. *p d . ere...., an PP P=t. yAc: r a100' cca:,T : _TaTT, Rae!! � 7. ./rrt7FCe /v/.1 -RE-Nlan /Eta.: n3-Rss-r_:.•. c m rnuz nn ale 5/i M M^ 23w, aa.r, m IAA. 4 Ft+e no AAA. tonnes Attn.6 K e 1oK. me taw IA (R Kk„^,W ,ui-Id �m�. Y➢,e S h ma Sovii Perna an 4l _ a, .u'«ae. W. te ,.o-v moat -ire, Pdrn h ma, el m.mt9e5., pan Pena le put Cal/ Fecros-4 P-4/9 inneoneng 9/411 la Pe Re At c 1 mproan' norm. Al /M n�'idere 7n,d- in I,. ,e....� An 1 -new Arne 4401 The eve a..30-5.7 Pe{ aUl%bi52 o55h p� '25 ism.ism.7 a ma/ le .. . y me 10. ears.. Le the Gee a u.e ttn .+ fmw &Mom Carved, gaging ..,.mu Y4. 1 Lkerer 0=32. a1mn. a! a`rm'co .,,e I me P m.' '22 (ran Im me. dam Oen. ,YI lot (19] AY-0/0 1 e.mv A,rn Yet - v 1 d mvL Pre north In Cm �-ekt [Me Me C-efW 1Y+'7Y a imam ¢... 11V / f,mJ 44.Ypt 15242 vre Lee Coen/se, the cno.min e ie rCr:, RaY-Y4 � 2E47E2 AGES PERRIN >. 'CRI S A'0a 42Y.5G lanen3AJFc^ RACY C' A ' 2&4152 AO: 14A-Cr LAND A' P. SOILI 740I1ei90 9l3]4:957:. WIA 22 PAi9 dP432 bE .MAZR.,IA MINT" ER -Cy CORA, IX/i 0 ocnrn x ee i.L• Rr 7974-10 SUFIC A-SSt ERAPORA CIXNh )5AS REKHA ENGINEERING W 0 01 WAHte' Road, SI'3= 15, tri 713An.5s. Term ]]6::. 7I3- 5-ROR --E95 70 a5ANH P9: F I Md0 en 752 I tenrECRE P' CA 0IT:F. k:5l LailinarDIT o:`., INCI ICc Na (Nc ome fay momeeememaPeomm L , / I lc , Dor 0 0 Mr/517,4fral 0 lad ra 1441APPAll lak tittare\ 4s ratatt AROPIT • ltk I W. ,,, 17tF..itkettfbir TA calif 1 Nil ra • frr .- calla ‘..t. 1 (71ri-4,7";Maj- a Aut 1,c, 1 \ 1 I • a'aCalia4141, lrsitik"silietti 111 0 u r ru4440441 aa/ a, aaa aa Industrial D / ,/ ; lA ', 1 1 1 I ‘ \ i / Town Lake Estates Prelimi ar Site Plan SCALE: I = 100 Pearlan Texas for R. West Develo Dment Co. 0 Cd b.0 4-4 0 ISSUE FOR REVIEW ONLY Sanford P. S,einberp, NIA Preqrtss Isze I ad Issue Proven Ism Perma Ime I J03 110. 2003.053 500EI 0E004P11001 511e Man :HER 110. A1.01 CHICHIMOIER le HICHBARVIE Phase 1 Phase 2 Town Lake Est a es Phase Map Pearland, Texas for R. West Developmen MRVAR la C./Cit..i Sanford PSteinberg AlA um bogod QjNfd tri� 8 XS SO. 2003.058 StePlze Smlcr-or arm.•_. I 1• s l 1 1/4 `.� Town Lake Esta. Site & Landscaping Pl Pearland, Texas for ft West Development WEIF;ZW MR IV ONLY >�1 ) \ • / \ ; ; r Er HIGH BARREt - 4- 4 - --- , ----- COMMINIMMIlk Sidewalks Open Space -Grass Town Lake Estates Sidewalk & Otens,ace Pearland, Texas for R. West Development _1^ REVIEW ONLY Sanford P. Steil -thug ALA JO) NO. 2CO3.1:158 SKr =nem Sae PM Set In d I C111-1 • rinctitissak Drives & Parking t f Town Lake Es Drives & Parking SEAL Pearland, Texas for R. West Developmn Sanford P. Ss Barg I i y.7 gira ttgbt! Cfrc oQ o v® 110 stet Kt E Ey i is aammaa me � LjZn7a L. =29■]_L�� — C ■ ai••r 1111 = = MUM. '• =_ ,00 `U N NU/ ` ■UIMIN ; f - = »ter• F/l cTIAVII�4i MVIA. = O Rear Elevation Side Elevation YetL• lite' • } -0 r'\ Front Elevation - -0 , or construction 09-09 2( REVIEW ONLY Sanford P. St: iub:11 ASA SA. Y. OA Ye 9454444 b. 94 Y. 9944.4 hue Pima Mom Lns6.iw i. cG 0 DESCAIION bcile3Ye'= 2 A3.01 a s QRear Elevation fGYE J/fi . {-e a a • Side Elevation ISSUE FOR N REVIEW ONLY o- Sanford P. Steiokn %fA 0 ra an en r>s ra C:. kores Sot hest Ist hest Ms C4ntwefw hf O lib INEEc JO t^. 20031 stal OEM Eke- %4i le Front Elevation or construction 09 09 21 REVIEW CiliLY Siohxd P. Steiebaj AA Silks b foyers Ywr d 4r Fiver. Writ howl Mw Pew In NMmin ■mi ■ 2 t ORear Elevation k4J vti a 1-6 a Side Elevation '\1 / SCA.f: Silt . r-G' G Ella era MERE ti baba ?x REV tegferial �errEm-bl Saki isiel FIont levat of Jr/it Mir 1-c A3.( E ccc LU ti " = HYORO5EED, TYP. HYDRO5EED TO RO.W, TYP. HYDROSEED TO ROYI., TYP. STREETSGAPE PLANTING s STA 4 1+OO TO STA 5T1+50 PLAN LEGEND: HYDR05EED I NOTE: SEE SHEET 355 FOR PLANT SCHEDULE. NOTES: I. REPAIR NIP RESTORE TO ORIGINAL OONOITION, ALL DAMAGED PROPERTY, UTILITIES, TURF, FENCES, ETC., THAT ARP DAMAGED BY CONTRACTOR IN THE COURSE OF THIS PROJECT. REPAIRS SHALL BE SUBJECT TO REVIEW AND APPROVAL BY CITY OF PEARLAND. 2. ALL TREES MUST BE PLANTED A MINIMUM OF 3' FROM WATER LINE ANO A MINIMUM OF 6Lb' PROM PAGE OP CURB, 3. ANY TREE PLANTED IN THE CITY'S RIGHT-OF-WAY MUST BE LOCATED NO LESS THAN ONE HUNDRED (100) FEET PROM AN INTERSECTION ANO NO LESS THAN FIFTY (50) FEET FROM A MID -BLOCK OPENING. 4. CONTRACTOR TO FIELD LOCATE AND STAKE LOCATION OF ALL EXISTING UNDERGROUND UTILITIES IN MEDIAN PRIOR TO BEGINNING CONSTRUCTION. 5. ALL EXISTING AND PROPOSED INLETS TO RECEIVE 24" OP BLOCK SOO BANG AROUND PERIMETER, TYP. b. BACK OP CURB TO RECEIVE 24" BLOCK SOO BANG. TYP. UNLEY.- OTHERWISE SPECIFIED ON THE DRAWINGS. 1, LANDSCAPE CONTRACTOR TO CONTACT CITY OF PEARLAND PARKS DEPARTMENT PRIOR TO REMOVAL OF EXISTING MEDIAN TREES AS TREES MAY BE TRANSPLANTED TO ANOTHER LOCATION. HYDRO`5EED TO Ro.W., TT?. HYDROSEE2, TYP. SCALE: I" = 30' 30 30 60 1'= 30' smile fool K n u dc 0 I1 0500 KATY FREEWAY I SUITE 041 HOUSTON, TXTT093 IT13A83R200 CITY OF PEARLAND SCAU PROJECT: MAGNOLIA ROAD BEAUTIFICATION PROJECT CONSTRUCTION PHASE 2 SEGMENTS I&II PEARLANO, TEXAS CHEMT: CITY OF PEARLAND PAC ACE: N0: BATE: DESCRIPTION: 1012347 504 CONSTRUCTION DOCUMENTS I DWI 020 CONSTRUCTION DOCUMENTS IOC% CONSTRUCTION DOCUI0EM1 10Qd05 ID1::p5 IOW CONSTRUCTION DOCUMENTS RSA1/2 SICNEOISALED SET 1112 POD FL (5 0210E10 A5112 PROJECT NCR coames DESIGN 50: CM ISSUE DATE: 1(240e DRAWN RR dd SCALE: REVIEWED DR LL SHEET TITLE LANDSCAPE PLANTING PLAN SHEET MAKER 345 • k /21 0 a: 971 0 L. .10 9u 00 W. 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Ot03-2146 General Warranty Deed Date: October 21, 2004 Grantor: Ravenwood Section 3, Ltd., a Texas limited partnership, acting by and tluough R. West Development Co., Inc., its general partner Grantor's Mailing Address: Ravenwood Section 3, Ltd. 7918 Broadway Suite 106 Pearland, Texas 77581 Brazoria County Grantee: Villages of Towne Lake, L.P., a Texas limited partnership, acting by and through Lesco Enterprises, Inc., its general partner Grantee's Mailing Address: Villages of Towne Lake, L.P. 7918 Boroadway, Suite 106 Pearland, TX 77581 Brazoria County Consideration: As provided in limited partnership agreement in Villages of Towne Lake, L.P. Property (including any improvements): Being a 28.4162 acre (1,237,609 square foot) tract of land out of Tract 162 of' the W. Zychlinski Subdivision of Section 28, H.T.& B.R.R Company Survey. Abstract No 551, Brazoria County, Texas, according to the map or plat thereof recorded in Volume 29, Page 9, of the Deed Records of Brazoria County, Texas, and being a part of the lands described in deed to R. West Development Co., Inc., recorded under Brazoria County Clerks PileNo. 99- 040666, and a deed to Ravenwood Section 3, Ltd. recorded under Brazoria County Clerks File No. 02-03 7050, both of the Official Public Records of Brazoria County, Texas and being more particularly described by metes and bounds in Exhibit "A" attached hereto and incorporated herein by reference. Reservations from Conveyance: None Exceptions to Conveyance and Warranty: Liens described as part of the Consideration and any other liens described in this deed as being either assumed by Grantee or subject to which title is taken by Grantee; validly existing restrictive covenants comtnon to the platted subdivision in which the Property is located; standby fees, taxes, and assessments by any taxing authority for the year 2004 and subsequent years, and subsequent taxes a.nd assessments by any taxing authority for prior years due to change in land usage or ownership; validly existing utility easements created by the dedication deedor plat of the subdivision in which the Property is located, recorded in the real property records of Brazoria County, Texas; any discrepancies, conflicts, or shortages in area or boundary lines, or any encroachments or protrusions, or any overlapping of improvements; homestead or community property or survivorship rights, if any, of any spouse of Grantee; and any validly existing titles or rights asserted by anyone, including but not limited to persons, the public, corporations, governments, or other entities, to (a) tidelands or lands cotnprising the shores or beds of navigable or perennial rivers and streams, lakes, bays, gulfs, or oceans, (b) lands beyond the line of the harbor or bulkhead lines as established or changed by any government, (c) filled -in lands or artificial islands, (d) water rights, including riparian rights, or (e) the area extending from the line of mean low tide to the line of vegetation or the right of access to that area or easement along and across that area. Grantor, for the Consideration and subject to the Reservations from Conveyance and the Exceptions to Conveyance and Warranty, grants, sells, and conveys to Grantee the Property, together with all and singular the rights and appurtenances thereto in any way belonging, to have and to hold it to Grantee and Grantee's heirs, successors, and assigns forever. Grantor binds Grantor and Grantor's heirs and successors to warrant and forever defend all and singular the Property to Grantee and Grantee's heirs, successors, and assigns against every person whomsoever lawfully claiming or to claim the same or any part thereof except as to the Reservations from Conveyance and the Exceptions to Conveyance and Warranty. As a material part of the Consideration for this deed, Grantor and Grantee agree that Grantee is taking the Property "AS IS" with any and all latent and patent defects and that there is no warranty by Grantor that the Property has a particular financial value or is fit for a particular purpose. Grantee acknowledges and stipulates that Grantee is not relying on any representation, statement, or other assertion with respect to the Property condition but is relying on Grantee's examination of the Property. Grantee takes the Property with the express understanding and stipulation that there are no express or implied warranties except for limited warranties of title set forth in this deed. Restrictions: Age Restriction Provisions set out in Exhibit "B" attached hereto and incorporated herein by reference. Affected Property Owners: As stated herein and tenants of the Restricted Apartments. 2 Grantor, as the fee simple owner of the Property, establishes the Restrictions as covenants, conditions, and restrictions, whether mandatory, prohibitive, permissive, or administrative, to regulate the structural integrity, appearance, and uses of the Property and the improvements placed on it. Grantor a.nd Grantee stipulate that (a) the Restrictions touch a.nd concern the Property; (b) privity of estate exists by reason of the ownership of the Property; (c) notice is given by filing this instrument in the real property records of the county in which the Property is situated; and (d) the Restrictions are reasonable, their purposes being for the common benefit of Grantor, Grantee, and the Affected Property Owners, who are affected by the structural integrity, appearance, and uses of the Property. The Restrictions run with the land making up the Property, are binding on Grantee and Grantee's successors and assigns forever, and inure to the benefit of Grantor, Grantee, Affected Property Owners, and their successors and assigns forever. When the context requires, singular nouns and pronouns include the plural. Ravenwood Section 3, Ltd. BY: Renee L. McGuire President of R. West Development Co., Inc., General Partner of Ravenwood Section 3, Ltd. Villages of Towne Lake, L.P. BY: Renee L. McGuire President of Lesco Enterprises, Inc., General Partner of Villages of Towne Lake, L.P. 3 STATE OF TEXAS COUNTY OF BRAZORIA This instrument was acknowledged before me on , 2004, by Renee L. McGuire as President ofR. West Development Co., Inc., general partner ofRavenwood Section 3, Ltd.. Notary Public, State of Texas STATE OF TEXAS COUNTY OF BRAZORIA This instrument was acknowledged before me on , 2004, by Renee L. McGuire as President of Lesco Enterprises, Inc., general partner of Villages of Towne Lake, L.P.. Notary Public, State of Texas PREPARED IN THE OFFICE OF: The Hetherington Law Firm One Riverway, Suite 1700 Houston, Texas 77056 713-278-7166 713-278-7211 (facsimile) AFTER RECORDING RETURN TO: 4 Exhibit "A" LEGAL DESCRJP11ON 28.4162 ACRES TRACT LOCATED IN THE H.T.&B.R.R. COMPANY SURVEY ABSTRACT NO. 551, BRAZOF IA COUNTY, TEXAS BEGINNING at a 5/8 inch iron rod found for the northwest comer of the herein described tract, same being the southwest corner of Towne Lake Estates, Section Two, Second Amending Plat, as per the map or plat thereof recorded in Volume 24. Page 73 of the Plat Records of Brazoria County. Texas: THENCE North 89 deg 58' 03" East, along the north line of said Tract 162, same being the south line of said Section Two, a distance of 1752.17 feet to a 5/8 inch iron rod with cap set for the northeast corner of the herein described tract; THENCE South 00 deg 12' 56" East, a distance of 725.39 feet to a set 5/8 inch iron rod for the most northerly southeast corner for the herein described tract; THENCE South 65 deg 21' 59" West, along the Southwesterly projection of the North line of a 30 feet Exxon Pipeline Company Easement, recorded in Volume 982, Page 594 of the Deed Records of Brazoria. County, Texas, a distance of 540.02 feel to an angle corner of the herein described tract; THENCE South 89 deg. 55' 58" West, a distance of 195.16 feet along the north line of Tract 164 of the W. Zychlinski Subdivision of Section 28, to a 5/8 inch iron rod with cap set for the most southerly southwest corner for the herein described tract; THENCE North 00 deg. 06' 44" West, along the west line of said Tract 162 and the east line of a 3.322 acre tract for U Stor Mor Inc., recorded in Brazoria County Clerk's File No. 98-019966, of the Official Records of Brazoria County, Texas, a distance of 316.73 feet to a 5/8 inch iron rod with cap set for an interior corner of the herein described tract: THENCE S 89 deg. 57' 59" West, a distance of 68'7.88 feet along the north line of said 3.222 acre tract to a 5/8 inch iron rod with cap set for an exterior corner of the herein described tract; THENCE North 00 deg. 02'00" West, a distance of 200.67 feet to a 5/8 inch iron rod set for an exterior corner of the herein described tract; THENCE South 89 deg. 57' 59" West. a distance of 315.76 feet to a 5/8 inch iron rod set for an exterior corner of the herein described tract; THENCE North 28 deg. 44' 29" West, a distance of 149,87 feet to a 5/8 inch iron rod set for an the beginning of a curve to the left; THENCE in a northwesterly direction along the arc of said curve to the left, having a Radius of 72.50 feet, a Central Angle of 49 deg. 37' 28", an Arc Length of 62.79 feet and a Long Chord which bears North 47deg. 10' 22" West, 60.85 feet to a 5/8 inch iron rod set for the Beginning of a Reverse Curve; THENCE in a northwesterly direction along the arc of said curve to the right, having a Radius of 17.50 feet, a Central Angle of 50 deg. 17' 27", an Arc Length of 15.36 feet and a Long Chord which bears North 47 deg. 30' 22" West, 14.87 feet to a 5/8 inch iron rod set for the Beginning of a Reverse Curve; THENCE in a northwesterly direction along the arc of said curve to the left, having a Radius of 97.50 feet, a Central Angle of 43 deg. 52' 08", an Arc Length of 74.65 feet and a Long Chord which bears North 50 deg, 43' 01" West, 72.84 feet to a 5/8 inch iron rod set for a Point of Tangency; THENCE North 28 deg. 46'59" West, a distance of 404.26 feet to a 5/8 inch iron rod set for an exterior corner of the herein described tract; THENCE North 61 deg. 15'33" East, a distance of 80.00 feet to a 5/8 inch iron rod set for an exterior corner of the herein described tract; THENCE South 28 deg. 46' 59" East a distance of 484.20 feet to a 5/8 inch iron rod set for the Beginning of a curve to the left; THENCE in a southeasterly direction along the arc of said curve to the left, having a Radius of 17.50 feet, a Central Angle of 94 deg. 09'38", an Arc Length of 28.76 feet and a Long Chord which bears South 75deg. 51'44" East, 25.63 feet to a 5/8 inch iron rod set for the Beginning of a Reverse Curve; THENCE in a northeasterly direction along the arc of said curve to the right, having a Radius of 72.50 feet, a Central Angle of 20 deg 24' 58", an Arc Length of 25.83 feel and a Long Chord which bears North 67 deg.15'56" East, 25.70 feet to a 5/8 inch iron rod set for a Point of Tangency; THENCE N 30 deg. 00' 00" East, a distance 91.90 feet to a 5/8 inch iron rod set for an exterior corner of the herein described tract; TLIENCE North 28 deg. 44' 29" West, a distance of 93.73 feet to the PLACE OF BEGINNING, containing 28.4162 acres (1,237,809 square feet) of land. Exhibit "B" AGE RESTRICTION PROVISIONS The provisions herein contained are intended to comply with and be consistent with the provisions of the Fair Housing Act and the exemption in such Act which exempts housing for older persons from the prohibition against discrimination based on familial status set forth in 42 USC. §3607(b)(2)(C) or any successor statute. The improvements on the property described herein in Exhibit "A" is intended to be a residential apartment that provides housing for persons 55 years of age or older of no less than eighty percent (80%) of its available lease premises (herein the "Restricted Apartments"). The Restricted Apartments shall be operated as an age restricted community in compliance with all applicable state and federal laws. No person under 19 years of age shall reside in any Restricted Apartments for more than 60 total days in any calendar year. The following restrictions apply to any Restricted Apartments will be incorporated in and form the basis of any Regulations and Restrictions which governs the use, occupancy and enforcement of provisions relative to such Restricted Apartments described below. As provided in the exemption in the Fair Housing Act, at least 80% of all of the Apartments located on the property described in Exhibit "A" attached hereto, shall be permanently occupied by at least one person 55 years of age or older. Such person shall be referred to in this Section as the "qualifying occupant." Once an Apartment is occupied by a qualifying occupant as such individual's legal Apartment, the members of his or her household over the age of 19 who occupy the Apartment with such person may continue to live there even if the qualifying occupant's residency terminates, so long as at least eighty percent (80%) of the Apartments are occupied by one qualifying occupant. Members of a qualifying occupant's household 19 years of age or older shall have the right to use all recreational facilities and other Common Property for as long as they reside in the Apartment, irrespective of their age and of whether the qualifying occupant dies or otherwise ceases to reside in the Apartment, subject to the Rules of the Owner and/or Apartment Management. At no time shall less than 80% of the Apartments located thereon, subject to these Restrictions be occupied by at least one qualifying occupant. Notwithstanding anything to the contrary in these Restrictions or unless prohibited by law, the restriction that no person under the age of 19 may be a permanent occupant of any Apartment shall be in perpetuity and shall not be subject to amendment, provided, however, that notwithstanding anything contained herein to the contrary, Grantor and Grantee may amend these Restrictions by written agreement signed by both Grantor and Grantee, filed of record in tlie Records ofBrazoria County, Texas. The Owner and/or Management of the Apartments shall establish policies and procedures from time to time as necessary to maintain its status as an age restricted community under state and federal law. Children shall be the direct responsibility of their parents or legal guardians, or of the occupant of the Apartment if the parents or legal guardians are not the occupant, including fill supervision of them while within the Apartments and including full compliance by them of these restrictions and all Rules of the Apartments. All children under nineteen (19) years of' age must he accompanied by a responsible adult when entering and/or utilizing any recreational facilities located on the Apartment Property. In the event of any change in occupancy of any Apartment, as a result of sublease, or assignment, death, birth, marriage, separation, divorce, or otherwise, the tenant of such Apartment shall immediately notify the Apartment Management in writing and provide to the names and a.ges of all current occupants of the Apartment and such other information as the Owner and/or Apartment Management may reasonably require to verify the age of each occupant. In the event that an tenant fails to notify the Apartment Management and provide all required information within ten (10) days after a change in occupancy occurs, the Apartment Management shall be authorized to levy a charge of $25.00 per day for each day against the tenant after the change in occupancy occurs until the Apartment Management receives the required notice and information, regardless of whether the occupants continue to meet the requirements of (herein, in addition to all other remedies available to the Apartment Management and Owner under these Restrictions and Texas law. Any tenant may request in writing that the Apartment Management make an exception to the requirements herein with respect to his or her Apartment. Owner and/or Apartment Management may, but shall not be obligated to, grant exemptions in its sole discretion, provided that the requirements for exemption from the Act would still he met. Any exemption granted by the Owner and/or Apartment Management shall automatically terminate upon termination of the tenancy, unless an earlier termination is provided for by the Owner and/or Apartment Management. Should a request for an exemption be denied, then the tenant making such request acknowledges that occupants not in compliance herein must inunediately vacate the lease premises. The Apartment Management shall be responsible for maintaining age records on all occupants of Apartments. The Owner and/or Apartment Management shall adopt policies, procedures and rules to monitor and maintain compliance herewith, the Fair Housing Act and any successor statute, including policies regarding visitors, conducting a census of the occupants of Apartments, requiring copies of birth certificates or other proof of age for such occupant of the Apartment to be provided to the Owner and/or Apartment Management on a periodic basis, updating the records by surveys or other means at least once every two (2) years, the granting of exemptions pursuant hereto, and enforcement. The Apartment Management shall make available policies, procedures and files to the tenants and make copies available to tenants upon reasonable written request. The Owner and/or Apartment Management shall have the power and authority to enforce herein in any legal manner available, as the Owner and/or Apartment Management deems appropriate, including, without limitation, taking action to evict the occupants of any apartment which does not comply with the requirements and restrictions hereof and/or which results in the Apartments not complying with the exemption under the Fair Housing Act or any successor statute. Each Tenant shall fully and truthfully respond to any and all requests by the Owner and/or Apartment Management for information regarding the occupancy of his or her apartment which in the judgment of the Owner and/or Apartment Management are reasonably necessary to monitor compliance herewith. Each tenant shall be responsible for ensuring compliance of its apartment with the requirements and restrictions hereof and the rules of the Owner and/or Apartment Management adopted hereunder by itself and by other occupants of its apartment. EACH TENANT, BY ACCEPTANCE OF POSSESSION OF THE LEASED PREMISES, AGREES TO INDEMNIFY, DEFEND AND HOLD THE OWNER AND APARTMENT MANAGEMENT, GRANTOR AND GRANTEE, AND THE EMPLOYEES AND AGENTS OF EACH HARMLESS FROM ANY AND ALL CLAIMS, LOSSES, DAMAGES AND CAUSES OF ACTION WHICH MAY ARISE FROM FAILURE OF SUCH TENANT'S APARTMENT TO SO COMPLY OR THE VIOLATION OF THESE RESTRICTIONS BY TENANT. DETENTION POND AGREEMENT THE STATE OF TEXAS "` KNOW ALL MEN BY THESE PRESENTS: COUNTY OF BRAZORIA That this Detention Pond Agreement (the "Agreement") is made and entered into the below date, among the below named parties. DEFWITIONS For purposes of this Agreement, the following definitions shall apply: 1. The term "Villages" shall mean Villages of Towne Lake, L.P., a Texas Limited Liability Partnership. 2. The term "Lesco" shall mean Lesco Enterprises? Inc., a Texas Corporation and the general partner of Villages. 3. The term "Forgotten Angels" shall mean Forgotten Angels, Inc., a Texas not for profit corporation. 4. The term "Villages Property", shall mean that certain thirty seven (37) acres of land, more or less, with improvements located thereon, more particularly described by metes ancl bounds in Exhibit "A" attached hereto and incorporated herein by reference. 5. The term "Detention Ponds" shall mean all ponds, lakes, and the thirty (30) foot wide strip of land surrounding the detention ponds or lakes located in or on the Villages Property, and the pumps, berms, pipes, ditches, amenities, drainage features, and service equipment located thereon. 6, The term "Detention Pond Maintenance" shall mean all mowing, maintenance and constniction activities required to adequately maintain the Detention Ponds on an ongoing basis, and all costs, charges, expenses, or fees arising out of or connected with the operation, maintenance or use of the Detention Ponds associated therewith, now or in the future, but in no event to exceed the aggregate sum of one thousand dollars and no/100 ($1,000.00) per month. 7. The term "Liability insurance" shall mean comprehensive liability insurance issued by a reputable and acceptable insurance carrier provid'ung liability insurance for bodily injury, death and property damage to any person or entity, in a face amount of not less than one million dollars and no/100 ($1,000,000.00) per occurrence related to the operation, maintenance or use of the Detention Ponds, 8. The terns "designates" shall collectively mean any owner, stock holder, agent, employee, insurer, insurer's representative, attorneys, division, parent company, subsidiary, affiliate, (and any agent, director, officer, employee, representative, and attorney of such division, parent company, subsidiary and/or affiliate), heir, executor, administrator, personal representative, successor, and/or assign. The term "Indemnify" shall mean indemnify and hold harmless the party identified from all claims and expenses, including attorney fees, fines, penalties, costs, expert witness fees or expenses, investigator expenses and re -mediation costs, penalties or assessments whether associated in connection with litigation or not incurred, charged or incurred, and whether by voluntary or involuntary payment by the party indemnified, including settlement, judgment or otherwise. 10. The term "Claims" shall mean any and all action, causes of action, suits, debts, accounts, bill, covenants, contracts, controversy, agreement, expenses, costs governmental or quasi governmental expense, taxes, penalties, variance, injury, damage, lien judgment, execution, attorney fees, statutory penalty, exemplary or punitive damage, special, consequential, or incidental damage (including singular or plural of the forgoing terms) known or unknown, in the past, present or future, anticipated or unanticipated of whatsoever kind or nature whether heretofore or hereinafter accruing, in equity, at common or statutory law (available through federal, state of Texas or any governmental or quasi -governmental entity or provision) in ,connection with the subject matter described. 11. The term "License" shall mean all rights, use, easements, rights of entry and access, ingress and egress, and inchoate rights, and shall be deemed to ru.n with the land. RECITALS For purposes of this Agreement, the following recitals shall apply: 1. The parties desire to enter the Agreement to con±iui the use by Villages of the Detention Ponds following the conveyance of the Villages Property by Deed to Forgotten Angels. 2. Villages shall provide the Detention Pond Maintenance during the tern hereof AGREEMENT For valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows: 1. The recitals contained herein are tnie and correct. 2. Forgotten Angels does hereby grant to Villages a License to use the Detention Ponds. 3. Villages shall provide any and all Detention Pond Maintenance and shall pay on a timely basis upon invoice the Detention Pond Maintenance: 4. Villages does hereby Indernrufy Forgotten Angels, and its designates, from any Claims arising out of, related to, or connected with the Detention Ponds or Detention Pond Maintenance, or this Agreement. (c) Villages shall provide Liability Insurance in connection with the Detention Ponds and shall name Forgotten Angels, and its designates, as an additional insurecl(s) under the terms of the Liability Insurance policy. No less than thirty (30) days prior to the end of any Liability Insurance term, Villages shall provide written proof of coverage to Forgotten Angels. If for any reason such Liability Insurance lapses, is terminated, or is not in force, then Villages does hereby authorize Forgotten Angels to immediately secure such Liability Insurance required hereunder, and shall immediately pay Forgotten Angels for the cost of such Liability Insurance regardless of any monetary obligation limit stated herein. Notwithstanding anything herein contained to the contrary, this agreement shall terminate the earlier of the following dates: (a) Twenty five (25) years from the execution date hereof, or, (b). The failure by Villages to timely perform or if Villages be in default under the terms of this Agreement, after ten (10) days written notice from Forgotten Angels to Villages of default or non-performance; or, The insolvency, bankruptcy, or receivership issued in connection with Villages, remaining un-dismissed for thirty (30) days after filing; or, (d) The written mutual agreement of the parties. MISCELLANEOUS It is expressly, understood and agreed that the terms of this Agreement are contractual and not merely recitals. 2. This Agreement shall be construed under the laws of the State of Texas; shall be binding on the successors and assigns of the party hereto; shall constitute the full and final agreement of the parties hereto; may not be modified except by written instnunent, signed by all parties hereto; shall be covenants running with the land; that no oral understandings, statements, and promises contrary to the terms hereof exist; that should any provision of the Agreement be declared or determined by any court to be illegal or invalid, the validity of the remaining parts, terms or provisions shall not be affected thereby, and such legal or invalid part term or provision shall be deemed not to be part of this Agreement; and that the parties executing same on behalf of the corporation named have full authority to do so and as the act and deed of said corporation; that the parties have fully performed under the terms of the Agreement; and that the parties have entered into such Agreement voluntarily and of th.eir own free will and act through no coercion or under no duress from or by the other party. 3. This Agreement is performable in Brazoria County, Texas, and enforceability by any Party for venue purposes is hereby designated as Brazoria County, Texas. Should any party be forced to resort to judicial action to enforce it's rights under the terms of this Agreement, the prevailing party shall be entitled to recover from the non -prevailing party reasonable attorney's fees and costs incident thereto, The parties agree to hmned.iately execute and deliver to the other party all documents to enable cousurmnation of the acts provided for herein. IN WITNESS WHEREOF, the parties hereto have signed this Agreement this day of 2004. Villages of Towne Lake, L.P. By: Lesco Enterprises, Inc. General Partner, by Its President Forgotten Angels, Inc. By: Its President SUBSCRIBED AND SWORN TO BEFORE ME on by ,of Lesco Enterprises, Inc., General Partner of Villages of Towne Lake, L.P., and on it behalf. Notary Public, State of Texas SUBSCRIBED AND SWORN TO BEFORE ME on by , of Forgotten Angels, Inc., and • on its behalf. Notary Public, State of Texas CITY OF PEARLAND PLANNING & ZONING AGENDA ITEM DATE: November 17, 2004 TO: City Council FROM: Planning Staff SUBJECT: Villages of Towne Lake PUD The above referenced item is on the consent agenda pf the City Council meeting scheduled on November 22, 2004 for a second reading. At the last City Council meeting of November 8, 2004, the Council had requested that a 911 gate be installed with entry to the unimproved Industrial Road right-of- way from the proposed development. The applicant has agreed to the stipulation and a letter from the applicant dated November 15, 2004 is attached with this memo. Since all other conditions had been addressed in the PUD discussed by the City Council at their November 8, 2004 meeting staff recommends approval of the proposed PUD. R., WEST DEVELOPMENT COMPANY, INC. 7918 Broadway, Suite 106 Pearland, Texas 77581 November 15, 2004 City of Pearland City Council 3519 Liberty Pearland, Texas 77581 Re: PUD Application — Villages of Towne Lake Dear Council Members: At the last City Council meeting held on November 8, 2004, it was mentioned that a 911 gate needed to be installed at the entry where the unimproved access off of Industrial Drive enter the proposed PUD. Plans to install onelsgate as a "just in case" was not necessary due toaourve already been made even though the fire marshal stated buildings being 100% sprinkled. Please let this letter serve as notification of our intentions. If you have any questions, please give us a call. Aaron McGuire Project Manager R. West Development Co., In nffirp • (281) 997-1500 REC'D N O V 17 2004 FAX: (281) 997-2886 CITY OF PEARLAND PLANNING & ZONING AGENDA ITEM DATE: October 28, 2004 TO: Planning and Zoning Commission FROM: Planning Staff SUBJECT: Proposed Villages of Towne Lake Planned Unit Development (PUD), Generally Located on the East Side of SH 35 (South Main Street), South of Oiler Drive. . The above referenced Planned Unit Development (PUD) was scheduled for a Joint Public Hearing on October 18, 2004 and discussed by Planning and Zoning Commission (P&Z) the same night. This item was tabled at that meeting to provide the applicant an opportunity to address the P & Z's comments. A revised PUD dated November 1, 2004 has addressed all the P & Z comments and is included with this memo. The P & Z's comments and applicant's responses have been discussed below. Also attached is the staff report presented by staff at the Joint Public Hearing. PLANNING AND ZONING COMMISSION'S COMMENTS FROM MEETING OF OCTOBER 18, 2004 AND APPLICANT'S RESPONSES: 1. Please include the following on Page 9: a. Overall density b. Net density (excluding storm water detention, pipeline/utility easements, dedication for thoroughfare ROW, and accepted city streets.) c. Lot coverage (covered by primary and accessory buildings) — permitted and proposed. Response: Done. Villages of Towne Lake PUD Page_1 of 2 2. Add a note in the PUD document that unless specified in the PUD, the development will meet all requirements of the Land Use and Urban Development Ordinance. Response: Note added on page 9 and on the survey. Applicant has indicated that a same note will be added to the preliminary and final plats. 3. Clarify the number of parking spaces added to the original proposal for residential units and the clubhouse and state total number of parking and breakdown per use. Response: Information added on page 9. 4. Include an unsigned copy of the documentation to ensure access, rights to use and maintenance of the 30 acres of lake and open space located to the east of the parcel in the appendix. Response: Added in the appendix. 5. Show the location of 8' high masonry fence and wrought iron fence on the site plan. The masonry fence should be provided along the southern property line that is adjacent to industrially zoned or industrially used parcels, except along the southern boundary east of Industrial Drive that is currently owned by the applicant. Response: Text added on page 9 and location .shown on Preliminary Site Plan (A1.01), Phase Map (A1.01a), Site & Landscaping plan (A1.01d) and Drives and Parking (A1.01c). 6. On the landscaping plan show pedestrian access from the subject parcel to the adjacent 30-acre open space with a note clarifying that the connecting path to the open space beyond the subject parcel is not within the PUD. Response: Shown on sheets A1.01, 41.01 a, A 1.01 d, and A 1.01 c. 7. Include a draft copy of the portion of the deed restriction that 80% of the units will be rented to 55+ older tenants with the PUD submitted to the City Council. Add language in the PUD document in this regard. Response: Added in the appendix: Villages of Towne Lake PUD__- ' Page 2 of 2 --- CITY OF PEARLAND PLANNING & ZONING AGENDA ITEM DATE: October 12, 2004 TO: City Council & Planning and Zoning Commission FROM: Planning Staff SUBJECT: Discussion Item Regarding a Proposed Planned Unit Development (PUD), Generally Located on the East Side of SH 35 (South Main Street), South of Oiler Drive. The attached document is a proposed Planned Unit Development (PUD) that is scheduled for a joint public hearing on October 18, 2004. This item was scheduled for discussion and preliminary review by the Planning and Zoning Commission on October 4, 2004 as per the requirements of PUD regulations in the Land Use and Urban Development Ordinance (Ordinance). The PUD has been revised in response to some of the comments by staff and Planning and Zoning Commission. The applicant will be available to make a brief presentation at the joint public hearing. PROPERTY LOCATI.ON:.. The 28.42-acre parcel is located east of SH 35 and south of Oiler Drive. The access to the proposed development would be from a driveway off English Lake Drive. English Lake Drive is would provide access to Towne Lake Estates (single family residential subdivision to the north of the subject parcel) also. _Villages of Towne Lake PUD_____ Page 1_ of 6-7 SURROUNDING ZONING AND LAND USES: Zoning North Single Family Residential District (R-2) South Light Industrial District (M-1) East Single Family Residential District (R-4) Land Use Single Family Residential Subdivision of Towne lake Estates Industrial uses along Industrial Drive Undeveloped land with lakes West Light Industrial District (M-1) Industrial uses and vacant land along SH 35. ZONING HISTORY: The subject property was recently rezoned from MF,(Multi-family) to R-4 (Single Family with minimum lot size of 5,000 sq. ft.) in April of 2004. This was part of the rezoning initiated by the City for five parcels, that were zoned MF. The proposed update to the Comprehensive Plan indicated that the City has adequate land zoned and developed for multi -family. The Comprehensive Plan indicated .that if the subject property and other multi -family parcels were to develop as multi- family developments, the City might have an overabundance of multifamily development that could have a negative impact on traffic, drainage, water and wastewater infrastructure. SUMMARY: The subject property is approximately 28.42 acres in' size. The ''property is unimproved raw land. The applicant is proposing a PUD with 252 residential units. This gated Active Adult Community (55 and older) will provide 252 garden style rental /leased apartment homes with common landscaped areas and green spaces. Amenities will include a pool, recreation center, . and covered parking spaces. These rental/leased apartment homes will be attached single-family homes. The applicant has indicated that the residents will have access to approximately thirty (30) acres of green areas including a nine (9) acre spring fed lake on the neighboring property to the east for fishing, walking and other outdoor activities. The applicant is proposing to use the existing drainage pond located to the north of the site. The applicant is proposing to provide 504 parking spaces at a ratio of two parking spaces per residential unit. Additionally, 27 spaces will be provided for the Villages of Towne Lake PUD - Page 2of6:" clubhouse. Total number of spaces in the development would amount to 531 spaces. DEVELOPMENT SCHEDULE: The project is proposed to be constructed .in two phases, with approximately 126 units to be built in the first phase along. with the amenities. After a certain percent of the units are leased the second phase would begin. The applicant anticipates that construction will begin in June 2005 with the first phase being completed by end of 2005. The final completion of both phases will take place by the third quarter of 2006. LOT AND BULK INFORMATION: Proposed Uses: Building and Structures 7.126 Acres 24.79% Sidewalks 2.329 Acres , 8.10% Open Space 13.0004 Acres 46.39% Drives & Parking 5.957 Acres 20.72% Density Overall Density: 252 units on 28.42 acres 8.87 units per acre Net Density* 9.15 units per acre 252 units on 27.52 acres. `Excludes 20' utility easement of approximately 0.9 acres. The development does not have any storm water detention areas, dedicated streets, or right of way dedication within the parcel that would be excluded for net density calculations. Lot Coverage Allowed maximum coverage 70% of lot area (lot area covered by primary or accessory buildings) Provided maximum coverage 24.79% CONFORMANCE TO THE COMPREHENSIVE PLAN AND LAND USE AND URBAN DEVELOPMENT ORDINANCE (ORDINANCE): Use: The 2004 Comprehensive Plan update recommends Medium Density Residential Uses for the subject property. The Comprehensive Plan describes Medium Density Residential as being single family lot sizes of 6,000 — 7,000 sq. ft,patio home and townhome development. Appropriate zoning districts for medium density residential uses are the Single Family Dwelling Districts R-2, R-3 and R-4. In terms of use, the proposed PUD with apartments does not conform to the requirements of the Comprehensive Plan that recommends patio homes and townhomes Density: The maximum density recommended by the Ordinance for a R-4 zone is approximately 6.1 units per acre while R-4 PUD is 11 dwelling units per acre. The proposed PUD with density of 8.87 units per acre is in the range between R-4 zone and R-4 PUD. CONFORMANCE TO THE THOROUGHFARE PLAN: The Thoroughfare Plan identifies SH 35 as a Major Thoroughfare with an ultimate right-of-way of 120 feet. The Thoroughfare Plan does not make any other recommendations for this area. If adequate right of way does not exist along SH 35 at the proposed location of the driveway, dedication might be required for future widening. STAFF ANALYSIS: The proposed use is in conformance with the recommendations of the Comprehensive Plan that recommends Medium Density Residential Uses for the subject property. The Comprehensive Plan indicates that the appropriate zoning districts for Medium Density Residential Uses are the —Single Family Dwelling Districts R-2, R-3 and R-4. With the exception that R-4 PUD would require individual lots for each residential unit, the proposed PUD (with rental/leased units) would meet the general requirements of R-4 PUD. Therefore staff is in favor of the proposed PUD. However, the PUD document as submitted is incomplete and needs to incorporate the details that have been requested for further review and to ensure compliance with the Ordinance. STAFF REVIEW COMMENTS: . 1. Please include the following on page 9: a. Overall density b. Net density (excluding storm water detention, pipeline/utility easements, dedication for thoroughfare ROW, accepted _-City streets. - Villages of Towne Lake PUD - • Page 4of6` c. Lot coverage (covered by primary and accessory buildings) — permitted and proposed. 2. Show the location of 8-foot masonry fence and wrought iron fence on site plan. 3. Staff recommends that a note .be added in the PUD document that unless specified in the PUD, the development will meet all the requirements of the Ordinance. 4. A TIA may be required during platting. . PLANNING AND ZONING COMMISSION'S COMMENTS: 1. Correct discrepancy in average square footage of units in page 1 and page 8. Response: The revised PUD has removed reference to average square footage from both pages. The table in the Site Plan provides detailed breakdown on square footage. 2. Recommend that the swimming pool be more centrally located for ease in access. Response: Pool location unchanged. Staff Comment: Staff had suggested that the location of the pool was appropriate and after discussion, as per staffs recollection, this item was not required to be included. 3. Provide additional parking for pool area. Response: Parking for pool area increased from 15 to 27 spaces. The overall parking has also been increased to provide 2 parking spaces per unit. Staff Comment: Since this is an "Active Adult Community" it is questionable if a ratio of 2 spaces per.residential unit is necessary. 4. Include a statement in the PUD and provide documentation to ensure access, rightsto use and maintenance for the 30 acres of lake and open space located to the east of the parcel. . Response: Applicant has indicated that a copy of the filed documentation will be provided. A yearly fee will be assessed to the Villages of Towne Lake for the upkeep of the lake and area. Staff Comment: Some staff is not sure if acknowledgement of lake is necessary or should be required. 5. Disagree that "residents will have minimal effect on traffic since most units will have on or no vehicles" Villages of Towne Lake PUD - - -- = _ --Pag-e 5 of 6==.:- Response: Theapplicant has provided a Traffic Study that will be reviewed by staff. Applicant will be responsible for any improvements required by the TIA. 6. • Recommend reduction in density. Response: The density has not been changed. Staff comment: The proposed density of 8.87 units per acre falls within the range of 6.1 units per acre allowed by R-4 zone and 11 units per acre allowed by R-4 PUD. 7. Provide 8' solid masonry fence along the entire southern property line. Response: Applicant is proposing 8'masonary fence for a length of 200, adjacent to industrial property, along the southern property line. All other fences are proposed to be 6' wrought iron. 8. Provide updated aerial pictures. Response: The aerials have not changed. 9. Add a note in the PUD that all amenities will be constructed as part of Phase I including access to open areas. Revise the Phasing map accordingly. Response: The Phasing map has been revised to include walking trail and gazebo in Phase 1. 10. Show pedestrian access from the subject parcel to adjacent 30-acre open space on landscaping plan. Response: Not addressed in landscaping plan. 11. Suggested parking for bicycle racks near the club. Response: Applicant had verbally agreed toll ovide- bicycle parking. This has not been included in the PUD document. 12. Address the deed restriction that 80% of the units will be rented to 55+ older tenants during platting. Add language in the PUD document in this regard. Response: Not addressed in the PUD. SUPPORTING DOCUMENTS: • Notice of Public Hearing • Zone Change Application • Location Map • Property Ownership Map Property Owner Notification List Zoning Map Future Land Use Plan • Proposed Planned Unit Development (PUD Villages of Towne Lake PUD =- _ -_ :..:..__.... - _ Page 6 of 6 CITY OF PEARLAND 3523 Liberty Drive (Community Center), Pearland, Texas 77581 281-652-1742 FAX 281-652-1702 www.ci.pearland.tx.us ZONE CHANGE APPLICATION NO. 1174 NOTICE OF A JOINT PUBLIC HEARING OF THE CITY COUNCIL AND THE PLANNING AND ZONING COMMISSION OF THE CITY OF PEARLAND, TEXAS, REGARDING: A request by R. West Development Company, Inc., owner, for an amendment to the Land Use and Urban Development Ordinance of said City from classification Single Family Dwelling District (R-4) to Planned Unit Development (PUD), on the following described property, to wit: 29.3049 acres of land out of Tract 162 of the W. Zychlinski Subdivision of Section 28, H.T. & B.R.R. Company Survey, Abstract 551, according to the map or plat thereof recorded in Volume 29, Page 9, of the Deed Records of Brazoria County, Texas, and being a part of the lands described in deed to R. West Development Co., Inc., recorded under Brazoria County Clerk's File No. 99-040666, and a deed to Ravenwood Section 3, Ltd., recorded under Brazoria County Clerk's File No. 02-037050, both of the Official Public Records of ,Brazoria County, Texas (Generally Located on the West Side of Future Pearland Parkway, and North of Industrial Drive) PUBLIC HEARINGS WILL BE HELD IN THE COUNCIL CHAMBER OF CITY HALL LOCATED AT 3519 Liberty Drive, Pearland, Texas on MONDAY, OCTOBER 18, 2004, AT 6:30 P.M. An application and map are enclosed for your information. This notice has been sent to all owners of real property within 200 feet of the request, as such ownership appears on the last approved city tax roll, in accordance with notification guidelines established by City Ordinance and State law. At said hearing, all interested parties shall have the right and opportunity to appear and be heard on the subject. If you are unable to attend, but wish to have your opinions made a part of the public 'record,: please.:... complete the enclosed form and return it prior to the public hearing. If you have any questions or need additional information please contact the City of Pearland Planning Department _ at (281) . 652-1742 . or tgrahmann@ci.pearland.tx.us. R WESTDEVELQPMENT CO INC R WEST DEVELOPMENT CO INC Ova 1 • I. . Alt • 4ft. 4.14 CURRENT RESIDENTS R WEST DEVELOPMENT CO INC 4 USTQR MORINC 111111... ® Or A • 2per. NOTIFICATION LIMITS. PIPERPIPE RENTALS & SALES r i' PIPER PIPE RENTALS & SALES: 1 1 I I I `\ AT RAVENWOOD SECTION 3 LTD ~ • \ _II PIPER PIPE RENTALS & SALES PIPER PIES RENTALS & SALES SUBJECT PROPERTY. RAVEN _WOOD SECTION RAVENINOOD SECTION 3. GRAY TERRY) MAGWEST INC OWNERSHIP MAP W Zone Change Application No. 1174 Owner/Applicant: R. West Development Co., Inc. Change: R-4 - PUD s 0 200 400 Feet 11111 "`all property owners may not be shown due to limited space on the map - see the property owner listing for a complete list of all owners notified TAX ACCOUNT 05940001000 05940005000 05940007000 05510010000 05510010002 05940005150 05940005140 05940005125 05510010001 05940005120 05510010050 05510010120 05510010001 05510010050 05510010180 05510010120 05510010002 05510010002 ZONE CHANGE APPLICATION NO. 1174 Property Owner Notification List OWNER ADDRESS R WEST DEVELOPMENT CO INC 6302 BROADWAY ST STE 250 R WEST DEVELOPMENT CO INC 6302 BROADWAY ST STE 250 R WEST DEVELOPMENT CO INC 6302 BROADWAY ST STE 250 CITY OF PEARLAND RAVENWOOD SECTION 3 LTD U-STOR MOR INC E P G T TEXAS PIPELINE LP PIPER PIPE RENTALS & SALES GRAY TERRY PIPER PIPE RENTALS & SALES PIPER PIPE RENTALS & SALES RAVENWOOD SECTION 3 LTD GRAY TERRY PIPER PIPE RENTALS & SALES MAC -WEST INC RAVENWOOD SECTION 3 LTD RAVENWOOD SECTION 3 LTD RAVENWOOD SECTION 3 LTD ,CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT 3519 LIBERTY DR 6302 BROADWAY ST STE 250 4147 S MAIN ST PO BOX 4372 PO BOX 1186 PO BOX 597 PO BOX 1186 PO BOX 1186 6302 BROADWAY ST STE 250 PO BOX 597 PO BOX 1186 6302 BROADWAY ST STE 250 6302 BROADWAY ST STE 250 6302 BROADWAY ST STE 250 6302 BROADWAY ST STE 250 3914 AUSTIN LAKE CT 3916 AUSTIN LAKE CT 3918 AUSTIN LAKE CT 3917 AUSTIN LAKE CT 3915 AUSTIN LAKE CT 3913 AUSTIN LAKE CT 3914 SOMERVILLE LAKE CT 3916 SOMERVILLE LAKE CT 3915 SOMERVILLE LAKE CT 3913 SOMERVILLE LAKE CT 3914 TRAVIS LAKE CT 3916 TRAVIS LAKE CT 3915 TRAVIS LAKE CT 3913 TRAVIS LAKE CT CITY PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND HOUSTON FRIENDSWOOD PEARLAND FRIENDSWOOD FRIENDSWOOD PEARLAND PEARLAND FRIENDSWOOD PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND ST ZIP CODE LEGAL DESCRIPTION TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX 77581-7828 77581-7828 77581-7828 77581-5416 77581-7828 77581-6090 77210-4372 77549-1186 77588-0597 77549-1186 77549-1186 77581-7828 77588-0597 77549-1186 77581-7828 77581-7828 77581-7828 77581-7828 77581 77581 77581 77581 77581 77581 77581 77581 77581 77581 77581 77581 77581 77581 A0594 H STEVENS, TRACT 6A (PT) (PEARLAND), ACRES 2.1576 A0594 H STEVENS, TRACT 4 (PEARLAND), ACRES 6.510 A0594 H STEVENS, TRACT 5, ACRES 2.000 PT LTS 162-164 R/W 551 H T & B PEARLAND, ACRES 4.939 A0551 H T & B R R, TRACT 162-162C-162D-162E, ACRES 18.977 A0594 H STEVENS, TRACT 4C (ALL) 4C1 (PT), ACRES 2.317 A0594 H STEVENS, TRACT 4C1 (PT), PEARLAND, ACRES 1.005 A0594 H STEVENS, TRACT 4B (PEARLAND) A0551 H T & B R R, TRACT 162B-164N, ACRES 4.990, PEARLAND A0594 H STEVENS, TRACT 4A (PEARLAND), ACRES 2.970 A0551 H T & B R R, TRACT 162A-164M, ACRES 5.000 A0551 H T & B R R, TRACT 161-163, ACRES 38.420 A0551 H T & B R R, TRACT 162E-164N, ACRES 4.990, PEARLAND A0551 H T & B R R, TRACT 162A-164M, ACRES 5.000 A0551 H T & B R R, TRACT 164J, ACRES 2.710 A0551 H T & B R R, TRACT 161-163, ACRES 38.420 A0551 H T & B R R, TRACT 162-162C-162D-162E, ACRES 18.977 A0551 H T & B R R, TRACT 162-162C-162D-162E, ACRES 18.977 TOWNE LAKE TWO, LOT 72 TOWNE LAKE TWO, LOT 71 TOWNE LAKE TWO, LOT 70 TOWNE LAKE TWO, LOT 69 TOWNE LAKE TWO, LOT 68 TOWNE LAKE TWO, LOT 67 TOWNE LAKE TWO, LOT 64 TOWNE LAKE TWO, LOT 63 TOWNE LAKE TWO, LOT 62 TOWNE LAKE TWO, LOT 61 TOWNE LAKE TWO, LOT 58 TOWNE LAKE TWO, LOT 57 TOWNE LAKE TWO, LOT 56 TOWNE LAKE TWO, LOT 55 CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT CURRENT RESIDENT AT ZONE CHANGE APPLICATION NO. 1174 Property Owner Notification List 3914 CONROE LAKE CT 3916 CONROE LAKE CT 3915 CONROE LAKE CT 3913 CONROE LAKE CT 3912 LIVINGSTON LAKE CT 3914 LIVINGSTON LAKE CT 3911 LIVINGSTON LAKE CT 3909 LIVINGSTON LAKE CT 3912 HOUSTON LAKE DR 3914 HOUSTON LAKE DR 3913 HOUSTON LAKE DR 3911 HOUSTON LAKE DR 3910 RAYBURN LAKE CT 3912 RAYBURN LAKE CT 3911 RAYBURN LAKE CT 3909 RAYBURN LAKE CT PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND PEARLAND TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX TX 77581 77581 77581 77581' 77581 77581 77581 77581 77581 77581 77581 77581 77581 77581 77581 77581 TOWNE LAKE TWO, LOT 52 TOWNE LAKE TWO, LOT 51 TOWNE LAKE TWO, LOT 50 TOWNE LAKE TWO, LOT 49 TOWNE LAKE TWO, LOT 46 TOWNE LAKE TWO, LOT 45 TOWNE LAKE TWO, LOT 44 TOWNE LAKE TWO, LOT 43 TOWNE LAKE TWO, LOT 40 TOWNE LAKE TWO, LOT 39 TOWNE LAKE TWO, LOT 38 TOWNE LAKE TWO, LOT 37 TOWNE LAKE TWO, LOT 34 TOWNE LAKE TWO, LOT 33 TOWNE LAKE TWO, LOT 32 TOWNE LAKE TWO, LOT 31 ZONING MAP Zone Change Application No. 1174 Owner/Applicant: R. West Development Co., Inc. Change: R-4 - PUD 0 200 400 Feet Iiii� I FUTURE LAND USE PLAN Zone Change Application No. 1174 Owner/Applicant: R. West Development Co., Inc. Change: R-4 - PUD N W+E S 0 200 400 Feet iiiil I October 11, 2004 Planning and Zoning Commission 3517 Liberty Pearland, Texas 77581 Re: Response to Discussion Items heard on October 4, 2004- Villages of Towne Lake Dear Planning and Zoning Commission, After reviewing Planning and Zoning and staff comments, we have made the following changes and clarifications to better meet the requirements and requests set forth by both: -We are requesting approval as a Planned Unit Development (PUD). Responses to Staff Review Comments Item # 1 — Clarify if density on Page 8 meets definition on Page 8 in the Ordinance. Find clarification on attached document on page 9 in the proposed PUD booklet Item # 2 — Are there any rights or restrictions proposed that would ensure that the open space would remain as such and would be accessible to the residents of the PUD? The PUD will have use of the 37 acres with the 3 lakes (lake area totals approximately 20 acres) for walking and other outdoors activities. We will provide a copy of the documentation that will be filed, if the PUD is approved, allowing the Villages of Towne Lake use of the lakes for amenities, drainage, and detention. A yearly fee will be assessed to the Villages of Towne Lake for the upkeep of the lakes and the land. Item # 3 — Parking a) Stafl's opinion proposes that the 15 spaces at the clubhouse might not be sufficient for events at clubhouse. We will include an additional 10 spaces for the clubhouse to alleviate proposed concern. b) Required parking is 504 parking spaces, but only 492 spaces are provided for residential use. We will include an additional 12 spaces to alleviate proposed concern. Item # 4 — Staff requires that the setback along the southern property line be increased to 20 feet as proposed on the northern side. All the units have at least 20-30 feet of setback except one building corner along the southern side of the property in the middle. All the porches have plenty of setback to provide ample space for the residents to gather. Item # 5 — Staff requires a general landscape plan, including the treatment of materials used for private and common spaces. Our landscaping will consist of hardwoods, seasonal flowers, and bushes. The enclosed landscape plan shows how the trees will be disperse throughout the community. Also, the walking path will be lined with trees and benches for the residents to relax and converse with others. Item # 6 — Staff requires plan showing proposed treatment of perimeter of the PUD, including materials, heights, and techniques used for screens, fences, and walls. Most of the perimeter will consist of a 6-foot wrought iron fence with the exception of shown on the PUD. An 8-foot masonry fence will be constructed along the perimeter adjacent to the industrial property which is approximately 200'. We also own all the property to the north, all the property to the east, half the property to the south, and all the property to the west except for 200' so we have control of what happens on all the surrounding tracts except for a 200' section. Item # 7 — Please include additional data as required by Chapter 19 of the Ordinance including height of structures, usable open space, preliminary architectural renderings of typical structures and improvements, etc. Architectural renderings would show how the intended "neo-traditional neighborhood" character envisioned in the PUD is achieved. Regarding the items in Chapter 19 of the Ordinance, we have added the additional information to the PUD booklet including building elevations, layout of open space, etc. Also, we have placed a note on the survey stating the following: "Unless specified in the PUD for this tract, all requirements shall meet the conditions of the City of Pearland Land Use Ordinance." Item # 8 — Are the internal roadways private? The proposed PUD will consist of internal driveways. Please see enclosed Site Plan for notation. Item # 9 — Will this planned community be gated? Yes, the architect has shown on the drawings where the gates will be located. Item # 10 — List of MF PUD requirements Question is irrelevant since proposed plan has been changed to PUD. All information enclosed will reflect this change. Items a-f have been reviewed by the architect and the following information show that we are in compliance to the PUD ordinance: Item # 11 — Staffwould like a note be added that unless specified in the PUD, all requirements would meet the Ordinance. Engineer has put notation on PUD (see attached survey) Item # 12 — Preliminary Site Plan and survey show a discrepancy in the acreage. Please correct and also include this data with the Qualitative Data on page 8. See corrected surveys Item # 13 — Please clarify material of walking path Walking path will consist of concrete or pavers. Item # 14 — The PUD states that there will be covered parking, but the site plan show no reference. Please clarify. At this time, we have decided not to add the covered parking, but would like to have the flexibility to add them in the future. Item # 15 — A TIA may be required Traffic Study is enclosed Please find that we have addressed all comments and concerns. Thank you very much for you patience and time. Sincerely, Renee McGuire R. West Development Co., Inc. Traffic Engineering Study Villages of Towne Lake Phases One & Two, Pear and, Texas R. West Development Co., Inc. 6302 Broadway, Suite 250 Pearland, Texas 77581 October 2004 HRS and Associates, Consulting Engineers 8318 Ivan Reid Drive Houston, Texas 77040 713 466-9776 and Associates, Civil, Traffic Engineering, and Consulting 8318 Ivan Reid Drive - Houston, Texas 77040-1509 Phone: (713) 466-9776 , Fax: (713) 466-3299, E-mail: hrsassociates@aol.com October 11, 2004 Mr. Aaron McGuire R. West Development Company, Inc. 6302 Broadway, Suite 250 Pearland, Texas 77581 Tel: 281 997-1500 Fax: 281 977-2886 RE: Traffic Engineering Study for Villages of Towne Lake, Phases One & Two, at English Lake Drive and State Highway 35, City of Pearland. Dear Mr. McGuire; Transmitted herewith is the traffic engineering study report for Villages of Towne Lake, Phases One & Two. The report consists of the followings: • Project Location Map • A.M./P.M. Peak Hour Turning Movement Counts and Diagrams • Existing, Future, and Projected Volumes • Evaluations and Recommendations This portion of the study has also been performed in accordance with the methodology presented in the Institute of Transportation Engineers Publication, Trip Generation and Highway Capacity Manual. Please contact me if you have any questions. Sincerely; Hamid R. Shotorbani, P.E. Table of Contents: Introduction 1 Purpose 1 Site Description 1 Study Methodology 2 Site Accessibility 5 Area Roadway 5 Proposed Site Access 6 Existing Traffic Volumes and Conditions Existing Traffic Volumes Capacity Analysis Site Traffic Characteristic Trip Generation Trip Distribution and Assessment Traffic Impact Assessment Traffic Safety Investigation Operation Analysis 7 7 9 12 12 13 16 16 18 Findings and Recommendations 19 Appendix "A" Traffic Counts Appendix "B" Capacity Analysis Figure l - Figure 2 - Figure 3 - Figure 4 - List of Figures Page No. Project Location 3 Site layout 4 Existing A.M. and P.M. Peak Turning Movement Counts at State Highway 35 and Oiler Drive 8 Projected Distribution and Trip Assignment of the Proposed Development and Towne Lake Single Family units at State Highway 35 English Lake Drive Figure 5 - Projected Distribution and Trip Assignment of the Proposed Development at State Highway 35 English Lake Drive Figure 6 - Projected Distribution and Trip Assignment of the Proposed Development, at State Highway 35 and Oiler Drive 14 15 17 List of Tables Page No. Table 1 - Level -of -Service Definitions for Signalized Intersections 10 Table 2 - Capacity Analysis: Existing Condition 11 Table 3 - ' Proposed Land Characteristics and Trip Generation 12 Table 4 - Operation Analysis 18 INTRODUCTION HRS and Associates, was retained by R. West Development Company, Inc. to assess the traffic impacts of the proposed 252 senior -living apartments (ages 55-year and above). The proposed is called "Villages of Towne Lake" and is located in the southeast quadrant of State Highway 35 (A.K.A. South Main) and Oiler Drive. Figure 1 illustrates the site relative to area roadway. Purpose: The purpose of this traffic study is to evaluate and document the transportation impacts of the proposed development on the area roadway network and to examine the critical elements, which might affect site accessibility. This report contains conclusions and recommendations for roadway improvements necessary to mitigate any adverse traffic conditions on the adjacent street system. Site Description: The developer, R. West Development Company, Inc. is proposing to build 252 Senior -Living apartment units for age category of 55 years and above, in two phases. Phase 1 will comprise of 126 units and phase II with 126 units will be build -out in year 2007. Each phase will include 252 parking spaces. Figure 2 illustrates the proposed site plan of the senior living apartments Traffic Impact Analysis Villages of Towne Lake October 2004 Page 1 of 19 Study Methodology: The traffic impacts of the proposed development were established through the following sequence of activities: • A field reconnaissance of the roadways in the vicinity of the site was conducted for the purposes of gaining insight into existing travel patterns and characteristics. • Existing A.M. and P.M. peak hour turning movement volumes were collected at the intersection of SH 35 and Oiler Drive. • Calculation of the trip generation estimates of the development for the A.M. and P.M. peaks hours using the 6th Edition of the Institute of Transportation Engineers (f I'E) Trip Generation Manual. • Distribution and assignment of the generated trips to the area roadway system based on the orientation of populations and their future growth, as well as area travel patterns. • Capacity analysis was performed at the intersection of SH 35 and Oiler Drive relative to the existing traffic conditions. • Capacity analysis was performed at the intersection of SH 35 and Oiler Drive relative to the existing traffic conditions plus site traffic conditions. • Traffic safety evaluation along the immediate vicinity of the proposed site. Traffic Impact Analysis Villages of Towne Lake October 2004 Page 2 of 19 , VILLAGES OF TOWNE Y NE LAKE • V) u I Figure 2 vu^nclucs INMSWr aDDV 1- 0 CP I Wand Associates, Civil, Traffic Engineering and Consulting 1 8315 Ivan Reid Drive Houston, Texas Phone: (713) 466-9776 77040-1509 Fax: (713) 466-3299 E-mail: hrsassociates@,aoi.cam Traffic Impact Analysis Villages of Towne Lake October 2004 Page 4 of 19 SITE ACCESSIBILITY Factors that affect accessibility of a site are its geographic location (with respect to other areas of activity), the efficiency of the roadways system serving the site, and planned roadway improvements. Roadway systems efficiency is a function of traffic volumes and available roadway capacity. Area Roadways: The proposed senior -living apartment complex will be provided with access from a local and regional standpoint. The roadway network providing access and mobility associated with the development is illustrated on Figure 1. The area roadway network includes: English Lake Drive is a four lane divided roadway that provides direct access to the existing Towne Lake Estates, a single-family subdivision, and the proposed Villages of Towne Lake that will be the senior -living apartment complex. SH 35 is a four -lane un-divided facility that provides north/south mobility within the study area. The posted speed limit along SH 35 within the immediate vicinity of the proposed development is 45 miles -per -hour (MPH). SH 35 serves as a major arterial for traffic traversing north -south direction in the vicinity of the project. Olier Drive is a four -lane divided roadway that provides east/west mobility within the study area. The posted speed limit along Oiler Drive within the immediate vicinity of the proposed development is 35 miles -per -hour (MPH). Oiler Drive terminates on the west side to form a "T" intersection with SH 35. A traffic signal controls the intersection of Oiler Drive and State Highway 35. Traffic Impact Analysis Villages of Towne Lake October 2004 Page 5 of 19 Proposed Site Access: Under the proposed development, the main or direct access to the development would be provided via English Lake Drive and future access easement to Industrial Drive. Traffic Impact Analysis Villages of Towne Lake October 2004 Page 6 of 19 EXISTING TRAFFIC VOLUMES AND CONDITIONS Existing Traffic Volumes: A baseline condition for existing traffic operations was established to measure the impact of the site traffic on area intersections. Turning movements counts were collected during the AM and PM peak hour at the intersection of Oiler Drive and SH 35 on September 23, 2004. Detail turning movement counts can be seen in the Appendix "A" of this report. Figure 3 shows the existing A.M. and P.M. peak hour turning movement counts at the intersection of SH 35 and Oiler Drive. Field observations were performed during the morning and evening peak hours at the intersections deemed critical for evaluation. These intersections are: • English Lake Drive and SH 35 • SH 35 and Oiler Drive. Current traffic patterns and the existing street network provide a basis for analysis of the traffic impact of the proposed development. These factors must be considered with expected traffic generation characteristics of this project and others within the study area. Traffic Impact Analysis Villages of Towne Lake October 2004 Page 7 of 19 VILLAGES OF TOE LAKE ul s •` �j Roe5� DRI�� LP 0 Lit Existing Traffic Distribution (7:15 to 8:15 A.M.) Figure 3 Existing Traffic Distribution (4:45 to 5:45 P.M.) 'Nand Associates, Civil, Traffic Engineering and Consulting 8318 Ivan Reid Dciva Houston, Texas Phone: (713) 468-9776 77040-1509 Far (713) 488-3299 E-mail: Traffic Impact Analysis Villages of TOWne Lake October 2004 Page 8tif19 CAPACITY ANALYSIS Capacity analyses were performed at the key critical intersections that provide access to the proposed development to determine the current traffic operating conditions. These intersections were analyzed using Highway Capacity Software for signalized intersection. The software package uses the procedures outlined in the Highway capacity manual 2000 (HCM 2) published by the Transportation Research Board (TRB). The results of the analysis are expressed as Level of Service (LOS). Level of Service is a quantitative measure used to identify how effective an intersection is at accommodating traffic. Intersection LOS ranges from LOS A (light traffic with no delays) to LOS F (extremely heavy traffic with long delays). Level of Service D is generally considered to be an acceptable level of service during peak hours. The general characteristics associated with each level of service for signalized intersection are presented in Table 1. The traffic simulation software Synchro, was used to complete the operational analysis. Synchro follows procedures developed in HCM 2000 and looks at the study area in its entirety, rather than as a series of isolated roadway intersections and driveways. Synchro uses the methods of the HCM 2000 and is an industry accepted standard for intersection capacity analysis, queuing analysis and signal timing optimization. In addition to calculating capacity, Synchro optimizes signal cycle lengths and splits. Synchro optimizes signal timings to reduce delays and has the ability to model actuated signals. Detailed Synchro output is included in the appendices of this report for review by the City of Pearland. The results of the capacity analysis for existing AM and PM peak hours traffic conditions are summarized in Table 2. Whereas the detailed analysis worksheets are provided in the Appendix. Traffic Impact Analysis Villages of Towne Lake October 2004 Page 9 of 19 TABLE 1 LEVEL -OF -SERVICE DEFINITIONS FOR SIGNALIZED INTERSECTIONS (1) Level of Service Interpretation Delay (2) A Uncongested operations and progression is 0.00-10.0 extremely favorable; most vehicles arrive during the green phase and do not stop at all. B Uncongested operations and represents good 10.1-20.0 progression; some vehicles may be stopped during the red phase. C Light congestion and fair progression; 20.1-35.0 occasional backups on critical approaches. D Congestion on critical approaches is more 35.1-55.0 noticeable. Vehicles required to wait through more than one cycle during short peaks. No long-standing lines formed. E Severe congestion with poor progression; 55.1-80.0 some long-standing lines on critical approaches. Blockage of intersection may occur if traffic signal does not provide for protected turning movements. F Total breakdown with stop -and -go operations. 80.1+ (1) Source: Highway Capacity Manual, Transportation Research Board, 1997. (2) Intersection Signal Delay is measured in seconds. Traffic Impact Analysis Villages of Towne Lake October 2004 Page 10 of 19 Table 2 . Capacity Analysis: Existing Conditions SH 35 at Oiler Drive Directional Approach Weekday Peak Hour Approach AM PM LOS Delay (s/veh) LOS Delay (s/veh) Northbound Through A 1.5 A 3.3 Southbound Through A 1 A 2.7 Southbound Left Turn F 263 A 4.4 Westbound Left Turn D 33.2 B 9.2 Westbound Right D 32.9 B 8.6 Traffic Impact Analysis Villages of Towne Lake October 2004 Page l l of .l 9 SITE TRAFFIC CHARACTERISTICS To accurately evaluate the impacts of site generated traffic on the area's roadway system, several factors must be considered. These factors include the identification of the appropriate time periods for analysis, the number of trips generated during the critical time period, the directional distribution of the site generated traffic, and the specific routes motorists will use when accessing the site. Trip Generation: The number of trips generated by a parcel of land is primarily a functionof the land use contained on the site, the density of the individual land uses, and the intersection of the different land uses_ Trip generation rates were derived from the 6th edition of Trip Generation published by the Institute of Transportation Engineers (TM'E). The trip generation estimates are shown in Table 3. TABLE 3. Land Use Characteristics and Site Trip Generation Senior Apartment Pearland, Texas Land Use (ITE Code) Size Weekday Peak Hour AM PM Enter Exit Enter Exit Retirement Community 252 DU 19 24 38 30 Traffic Impact Analysis Villages of Towne Lake October 2004 Page 12 of 19 TRIP DISTRIBUTION & ASSIGNMENT The trip distribution for the generated trips was primarily based upon the directions from which vehicles will approach and depart the site. The directions depend on the efficiency and directness of the roadway network surrounding the site, the distribution of population and employment within the market area, and the location of competing land uses within the market area. Changes in distribution of population or the introduction- of new competing land uses within the market area can change the directional distribution of vehicles over time. Existing traffic patterns and field observations were used to determine the directional distribution of site generated traffic. Based on the determined directional distribution and the "split" of traffic entering and exiting the proposed development the distribution percentages were allotted to the most logical corresponding external development access points and then assigned to the local street network. Figures 4 and 5 illustrates the trip distribution of the proposed development for AM and PM peak hours at the intersection of SH 35 and English Lake Drive. Traffic Impact Analysis Villages of Towne Lake October 2004 Page 13 of 19 VILLAGES OF TOWNE LAKE 15 4 °C E Projected A.M. Distribution of Apartment Traffic only Figure 4 Projected P.M. Distribution of Apartment Traffic only Wand Associates, Civil, Traffic Engineering and Consulting 8318 Man Reid Drive Houston, Texas Phone: (713) 466-9776 77040-1509 Far (713) 4683299 E maB:hreassociatestkaoLcom Traffic Impact Analysis Villages of Towne Lake October 2004 Page 14 of 19 VILLAGES OF TOWNE LAKE Projected A.M. Distribution of Apartment Traffic plus Towne Lake Single Family Dwellings 53 0.1 14 Figure 5 Projected P.M. Distribution of Apartment Traffic plus Towne Lake Single Family Dwellings /Nand Associates: A, Traffic Engineering and Consulting 8318 Ivan Reid Drive Houston, Texas 77040-1509 Pone: (713) 466-9778 Fax (713) 488,3239 E israB: ersassoclateettacf.com Traffic Impact Analysis Villages of Towne Lake October 2004 Page15 of 19 TRAFFIC IMPACT ASSESSMENT The traffic impacts generated by a proposed development are typically assessed in ternis of the ability of the area roadway system to accommodate the existing (background) traffic plus site generated traffic, particularly at the site access drives and adjacent critical intersections. The ability of the intersection to accommodate new and existing traffic is expressed in terms of level of service. The non -site (background or existing traffic) and site generated traffic volume estimates were combined to establish an estimate of total traffic volumes. Figure 6 shows the combined ,site generated traffic by the proposed development, plus and existing traffic generated. from Towne Lake subdivision, using English Lake Drive for both A.M. and P.M. at the intersection of SH 35 and Oiler Drive. The total traffic projections are used to analyze future traffic conditions and determine roadway and intersection needs. The year 2007 was established as the year in which the senior apartment would be fully constructed and occupied. This time frame was used to assess the major roadway effects and to facilitate the evaluation of alternative improvements. Traffic Safety Investigation: An in-depth field review was conducted within the immediate vicinity of the proposed development. This review involves an inspection of the physical condition of the site and an observation of traffic operations along SH 35 and Oiler Drive. Information obtained from this field review in conjunction with traffic data collected by HRS and Associates was used to analyze any potential existence of physical deficiencies. Traffic Impact Analysis Villages of Towne Lake October 2004 Page 16 of 19 VILLAGES OF TOWNE LAKE -57 Projected A.M. Distribution and Trip Assignment of the Proposed Development with English Lake Drive open to traffic Figure 6 Projected P.M. Distribution and Trip Assignment of the Proposed Development with English Lake Drive open to traffic and Associates, Ciwl Traffic Engineering and Consulting 8318 Ivan Reid Drive Houston, Texas Phone: (713) 466-3776 77040-1509 far (713) 466-3230 E-ma3: htSaSSOCI8t0SgeOLOOM Traffic Impact Analysis Villages of Towne Lake • October 2004 Page 17 of 19 OPERATIONS ANALYSIS Capacity analyses were performed for the intersections of SH 35 and Oiler Drive based on total projected traffic volumes and data collected by HRS and Associates. The results of the capacity analysis with and without the total traffic volumes for the weekday A.M. and P.M. hours are presented in Table 4. Table 4 Capacity Analysis: Existing Conditions Plus Proposed SH 35 at Oiler Drive Directional Approach Weekday Peak Hour Approach AM PM LOS Delay (s/veh) LOS Delay (s/veh) 3.3 Northbound Through A 1.6 A Southbound Through A 1 A 3.5 Southbound Left Turn F 103.3 A 3.6 Westbound Left Turn D 33.2 B 11.1 Westbound Right D 32.9 B 10.4 Traffic Impact Analysis Villages of Towne Lake October 2004 Page 18 of 19 FINDINGS .ANU RED+COM 'l.ENDATIONS • • Based on in-depth field investigation and traffic impact analysis performed as part this study, the proposed Senior Living Apartment would not have significant adverse impact on the adjacent street system if improvements the following improvements are made at the site entrance. Improvements necessary to enhance the existing and future traffic condition along SH 3.5 at site entrance are as follows: • 1. Construction of a left turn lane along SH 35 at English Lake Drive_ 2. Optimizing traffic signal timing to accommodate the changes in traffic volumes and patterns. This type of improvement is generally provided by the agency maintaining the traffic signals, in this case the Texas Department of Transportation (TxDOT). Signal timing adjustments by • TxDOT may be implemented on a regular maintenance schedule or more often based on complaints from public. TxDOT may also monitor traffic complaints and initiate traffic signal timing adjustments. Traffic Impact Analysis Villages of Towne Lake October 2004 Page 19 of 19 APPENDIX "A" TRAFFIC COUNTS S£ HS giii°[1 mold D •,a tarp IsoM. uwoi3 .00 �4S .V0 87S n 1G7 s 4.00 Vehicular Volume U O U O In O V, O 0 0 0 0 0 0 0 0 0 tlf 7gi 1 on I I 21:•i:•I:aiTl 1 9�1 5sco� l 1 1 0431 I I 1 :•1 J o 0 From North SH 35 A . J o 0 N o. N w 2 J 0W W W o N WN 1 y o 0 0 From Fast Oiler Dr. 6 . -. o 00 N 0 A 0 O' O o O O w b e w c N J 00 a. N O e O From South frD 00 47% O O H oo o w e N U e., o U W t` �. O se,' O o From West y •S r 4to o H o 4, w 7t o b 3 O O H O l00 J N 0 N J G1 00 00 Vi A 00 r+ 00 00 J J J �1 �1 -1 . 0� 01 0. 'i ((li 1/1 O (AC O t"n O O vi O Vi O O 00 00 00 00 O 0 0 O O O O O O N 00 O O O O O J O O O O O O O V 00 A V.5 N A O O O O O O A W /t.+ VO 0, NJ00 00 1/40 N. co W 1/40 0 0 (A) O W 1•+ A 00 0 A 0' O CO N CO O 00 CO b 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O O O 0 0 0 0 0 0 O �7 W N N W .r W N O .$ Cs O. 1,4 �~+ O O O O O O O O O O O O O O O O 00 00 0\ J O O N N 0 O O O O O N 0 0 • N O O O O O O O O O b O O b 00 O O 0 J O O O O 0 O N 00 J ut O O O O O O CO O N 1/40 J 0\ O O O O O O 0 W 00 J O O O N N O N O O J 00 N O O O O 0 O O O O O O O 1111. 0 O O 0 tit 00 r 00 00 0 2- O G 0 W yt.toJ iuoig 0 0 O et 0. 0 U O ie Yr 0 43 To c 3 0 0 .a 0 O 0 0 '�Q igno in cE HS APPENDIX " B" CAPACITY ANALYSIS Oiler Drive & State Highway 35 Timings Summary Cycle Length: 150 Natural Cycle: 150 Control Type: Semi Act-Uncoord Left Turn Type Phase Number Phase Lagging? Can Lead or Lag? WBT NBT SBT Split Perm Perm 6 8 4 Maximum Split (s) 20 130 130 Maximum Split (%) 13% 87% 87% Minimum Split (s) 20 20 20 Yellow Time (s) 4 4 4 Lost Time (s) 3.0 3.0 3.0 Splits and Phases: Oiler Drive & State Highwa J,4 130 20 130 f6 T 8 Volume Worksheet October 8, 2004 WBL WBR NBT NBR SBL SBT Volume (vph) 54 38 993 187 323 331 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 60 42 1103 208 359 368 Lane Util. Factor 1.00 1.00 1.05 1.05 1.00 1.05 Lane Group Flow (vph) 60 42 1376 0 359 386 EXISTING CONDITIONS AM Oiler Drive & State Highway 35 October 8, 2004 Lane and Saturated Flow Worksheet t3:, WBL WBR NBT NBR SBL SBT Lanes Ideal Flow (vphpl) 1900 Shared Lane? Lane Width (ft) Grade (%) Heavy Vehicles (%) Bus Stops (#/hr) 0 Parking (#/hr) Frt Protected Flt Protected Satd. Flow (prot) Frt Perm. Flt Perm. 0.950 Satd. Flow (perm) Area Type: 1 1 2 1900 1900 No 12 0% 2% 0 0 0.850 0.976 0.950 1770 1583 3515 0.850 0.976 1770 1583 3515 Other 0 1900 Yes 12 0% 2% 0 Capacity and Level of Service Analysis Summary Lane Group Perm or Prot? NA Perm Perm Perm Adj Flow (vph) 60 42 1376 359 386 Prot. Satd Flow 1770 Perm. Satd Flow 1583 3515 164 3601 Green Ratio 0.11 0.11 0.85 0.85 0.85 Lane Grp Cap (vph) 201 179 2976 139 3049 V/C Ratio 0.30 0.23 0.46 2.59 0.13 Critical LG? Yes Yes Uniform Delay, d1 46.4 46.0 2.2 99.7 1.5 Actuated G/C Ratio 0.08 0.08 0.87 0.87 0.87 Actuated V/C Ratio 0.41 0.32 0.45 2.53 0.12 Percentile Delay 33.2 32.9 1.5 263.2 1.0 Percentile LOS D D A F A 1 2 1900 1900 No 12 0% 2% 0 0 0.950 1770 3601 0.088 164 3601 WBL WBR NBT SBL SBT Cycle Length: 150 Lost Time: 6 Sum of Critical V/S Ratios: 2.22 Intersection V/C Ratio: 2.32 Intersection Percentile Delay: 45.2 Intersection Percentile LOS: E EXISTING CONDITIONS AM Oiler Drive & State Highway 35 Timings Summary Cycle Length: 150 Natural Cycle: 150 Control Type: Semi Act-Uncoord Left Turn Type Phase Number Phase Lagging? Can Lead or Lag? WBT NBT SBT Split Perm Perm 6 8 4 Maximum Split (s) 20 130 130 Maximum Split (%) 13% 87% 87% Minimum Split (s) 20 20 20 Yellow Time (s) 4 4 4 Lost Time (s) 3.0 3.0 3.0 Splits and Phases: Oiler Drive & State Hi 130 20 130 V'6 T I Volume Worksheet October 8, 2004 Li II lit ED WBL WBR NBT NBR SBL SBT Volume (vph) 138 65 594 80 112 30 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 153 72 660 89 124 33 Lane Util. Factor 1.00 1.00 1.05 1.05 1.00 1.05 Lane Group Flow (vph) 153 72 786 0 124 35 EXISTING CONDITIONS PM Oiler Drive & State Highway 35 October 8, 2004 Lane and Saturated Flow Worksheet Lanes Ideal Flow (vphpl) Shared Lane? Lane Width (ft) Grade (%) Heavy Vehicles (%) Bus Stops (#/hr) Parking (#/hr) Frt Protected Flt Protected Satd. Flow (prot) Frt Perm. Flt Perm. Satd. Flow (perm) WBL WBR NBT NBR SBL SBT 1 1 2 0 1 2 1900 1900 1900 1900 1900 1900 No Yes No 12 12 12 0% 0% 0% 2% 2% 2% 0 0 0 0 0 0 0.850 0.982 0.950 1770 1583 3536 0.850 0.982 0.950 1770 1583 3536 Area Type: Other Capacity and Level of Service Analysis Summary Lane Group Perm or Prot? Adj Flow (vph) Prot. Satd Flow 0.950 1770 3601 0.242 451 3601 WBL WBR NBT SBL SBT NA Perm Perm Perm 153 72 786 124 35 1770 Perm. Satd Flow 1583 3536 451 3601 Green Ratio 0.11 0.11 0.85 0.85 0.85 Lane Grp Cap (vph) 201 179 2994 382 3049 V/C Ratio 0.76 0.40 0.26 0.32 0.01 Critical LG? Yes Yes Uniform Delay, d1 49.0 46.9 1.7 1.8 1.3 Actuated G/C Ratio 0.22 0.22 0.48 0.48 0.48 Actuated V/C Ratio 0.38 0.20 0.47 0:58 0.02 Percentile Delay 9.2 8.6 3.3 4.4 2.7 Percentile LOS B B A A A Cycle Length: 150 Lost Time: 6 Sum of Critical V/S Ratios: 0.36 Intersection V/C Ratio: 0.38 Intersection Percentile Delay: 4.5 Intersection Percentile LOS: A EXISTING CONDITIONS PM Oiler Drive & State Highway 35 Timings Summary Cycle Length: 140 Natural Cycle: 150 Control Type: Actuated -Uncoordinated Left Turn Type Phase Number Phase Lagging? Can Lead or Lag? Tf WBT NBT SBT Split Perm Perm 6 8 4 Maximum Split (s) 20 120 120 Maximum Split (%) 14% 86% 86% Minimum Split (s) 20 20 20 Yellow Time (s) 4 4 4 Lost Time (s) 3.0 3.0 3.0 Splits and Phases: Oiler Drive & State Hiahwav 35 ', 11 120 20 120 6 _T 1 8 Volume Worksheet October 8, 2004 Li WBL WBR NBT NBR SBL SBT Volume (vph) 138 65 630 80 110 849 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 153 72 700 89 122 943 Lane Util. Factor 1.00 1.00 1.05 1.05 1.00 1.05 Lane Group Flow (vph) 153 72 828 0 122 990 EXISTING CONDITIONS PLUS PROPOSED AM Oiler Drive & State Highway 35 Lane and Saturated Flow Worksheet October 8, 2004 Lanes Ideal Flow (vphpl) 1900 Shared Lane? Lane Width (ft) Grade (%) Heavy Vehicles (%) Bus Stops (#/hr) 0 Parking (#/hr) Frt Protected Flt Protected Satd. Flow (prot) Frt Perm. Flt Perm. 0.950 Satd. Flow (perm) 1770 4--f it_l WBL WBR NBT NBR SBL SBT Area Type: Other 1 1 2 1900 1900 No 12 0% 2% 0 0 0.850 0.977 0.950 1770 1583 3518 0.850 0.977 1583 3518 0 1900 Yes 12 0% 2% 0 Capacity and Level of Service Analysis Summary 1 2 1900 1900 No 12 0% 2% 0 0 0.950 1770 3601 0.086 160 3601 Lane Group Perm or Prot? Adj Flow (vph) Prot. Satd Flow Perm. Satd Flow Green Ratio 0.12 Lane Grp Cap (vph) 215 V/C Ratio 0.23 Critical LG? Yes Uniform Delay, d1 42.2 Actuated G/C Ratio 0.09 Actuated V/C Ratio 0.31 Percentile Delay 32.8 Percentile LOS D Cycle Length: 140 Lost Time: 6 Sum of Critical V/S Ratios: 0.94 Intersection V/C Ratio: 0.98 Intersection Percentile Delay: 9.9 Intersection Percentile LOS: B WBL WBR NBT SBL SBT NA Perm Perm Perm 49 33 1421 146 416 1770 1583 0.12 192 0.17 41.9 0.09 0.23 32.5 D 3518 0.84 2940 0.48 2.4 0.85 0.47 1.6 A 160 0.84 134 1.09 Yes 13.7 0.85 1.07 103.3 F 3601 0.84 3009 0.14 1.6 0.85 0.14 1.0 A EXISTING CONDITIONS PLUS PROPOSED AM Oiler Drive & State Highway 35 Timings Summary Cycle Length: 150 Natural Cycle: 150 Control Type: Actuated -Coordinated Offset: 0 (0%), Referenced to phase 2-Unused and 6-WBTL, Start of Green Left Turn Type Phase Number Phase Lagging? Can Lead or Lag? _ .I Ir,. WBT NBT SBT Split Perm Perm 6 8 4 Maximum Split (s) 40 110 110 Maximum Split (%) 27% 73% 73% Minimum Split (s) 20 20 20 Yellow Time (s) 4 4 4 Lost Time (s) 3.0 3.0 3.0 Splits and Phases: Oiler Driv 4,1A 110 40 110 fi I'J 8 Volume Worksheet October 8.2004 l WBL WBR NBT NBR SBL SBT Volume (vph) 54 38 993 187 323 331 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 60 42 1103 208 359 368 Lane Util. Factor 1.00 1.00 1.05 1.05 1.00 1.05 Lane Group Flow (vph) 60 42 1376 0 359 386 EXISTING CONDITIONS PLUS PROPOSED PM - 4 Oiler Drive & State Highway 35 Lane and Saturated Flow Worksheet October 8, 2004 Lanes Ideal Flow (vphpl) Shared Lane? Lane Width (ft) Grade (%) Heavy Vehicles (%) Bus Stops (#/hr) Parking (#/hr) Frt Protected Flt Protected Satd. Flow (prot) Frt Perm. Flt Perm. Satd. Flow (perm) rt WBL WBR NBT NBR SBL SBT 1 1 2 1900 1900 1900 No 12 0% 2% 0 0 0 0.850 0.983 0.950 1770 1583 3540 0.850 0.983 0.950 1770 Area Type: Other 1583 3540 0 1900 Yes 12 0% 2% 0 Capacity and Level of Service Analysis Summary 1 2 1900 1900 No 12 0% 2% 0 0 0.950 1770 3601 0.220 410 3601 Lane Group Perm or Prot? NA Perm Perm Perm Adj Flow (vph) 153 72 828 122 990 Prot. Satd Flow 1770 Perm. Satd Flow 1583 3540 410 3601 Green Ratio 0.12 0.12 0.84 0.84 0.84 Lane Grp Cap (vph) 215 192 2958 343 3009 V/C Ratio 0.71 0.37 0.28 0.36 0.33 Critical LG? Yes Yes Uniform Delay, d1 44.9 43.0 1.9 2.0 2.0 Actuated G/C Ratio 0.32 0.32 0.51 0.51 0.51 Actuated V/C Ratio 0.27 0.14 0.46 0.58 0.54 Percentile Delay 11.1 10.4 3.3 3.6 3.5 Percentile LOS B B A A A WBL WBR NBT SBL SBT Cycle Length: 140 Lost Time: 6 Sum of Critical V/S Ratios: 0.38 Intersection V/C Ratio: 0.40 Intersection Percentile Delay: 4.2 Intersection Percentile LOS: A EXISTING CONDITIONS PLUS PROPOSED PM 4 • • • • • 4 4 • PC ▪ PC 4 .<«3' • 1< ... 44 ▪ • • • t : c.R.992 45 c s Nc � �} ---� C.R. 59 a• e < j �} l COIector.Streetsfrotri s<< $d)ar a it'restdentral::- ; i". neigT bthl 'o'i ds'st oufii=sligri . ai:4hett•interse0iigp with: major.; .: • :: orsecondar'yYhorougbiares •0000••0• North Prepved byVetr0n G. Harry I. Msoddn Inc Prn*o Cc nwt at W.+...s a AttiD$z. ••0000 ® movernenisvarlhinzesidenba( .neighbo rhood s.bypftsrotlrn g •: ■■ rntersecttbns ortemiiYiatlt g:at• : prEiglitahgteintersecttoriS:,'i W o••• Major Thoroughfares (120' Minimum R.O.W.) Sufficient Width To Be Widened To Be Acquired Proposed Frontage Road Secondary Thoroughfares (100' Minimum R.O.W.) Sufficient Width To Be Widened To Be Acquired 414.4444.14. Major Collector Streets (60' Minimum R.O.W.) Sufficient Width To Be Widened To Be Acquired t�_i• u •. -a. C.R. 100 ? ASSEY Minor Collector Streets (60' Minimum R.O.W.) Sufficient Width To Be Widened To Be Acquired McHARD •-•oo o • • • NORTHEAST STUDY AREA 7M i re /"� • 17C) t t o• 0 • •n Proposed Grade Separation 15:1 R.O.W. Transition 0 i Streets intersect ata right angle as part of a 'T or +way intersection i Railroad Fig( 1r'c 1 Thoroughfare Plan Pearland Planning Area