R2017-038 2017-02-27RESOLUTION NO. R2017-38
A Resolution of the City Council of the City of Pearland, Texas, authorizing the
City Manager or his designee to enter into a Development Agreement with
American Modern Green Development (Houston) for the construction of off-
site public infrastructure associated with the Ivy District Planned Development
(generally located at the intersection of South Spectrum Boulevard and SH 288
frontage road).
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS:
Section 1. That certain Development Agreement. a copy of which is attached hereto as
Exhibit "A" and made a part hereof for all purposes, is hereby authorized and approved.
Section 2. That the City Manager or his designee is hereby authorized to execute and
the City Secretary to attest a Development Agreement.
PASSED, APPROVED and ADOPTED this the 27th day of February. A.D., 2017.
ATTEST:
YS
RFING,
ETARY
T
APPROVED AS TO FORM:
DARRIN M. COKER
CITY ATTORNEY
TOM REID
MAYOR
Resolution No. R2017-38
Exhibit "A"
DEVELOPMENT AGREEMENT
(EXHIBIT "A" TO RESOLUTION NO. R2017-38)
This Agreement is entered into this / day of eurc%f, 2017, by and between the City of
Pearland, Texas (hereinafter "City") and America Modern Green Development (Houston), LLC,
or any successor or assign (hereinafter referred to as "Developer").
WHEREAS, Developer owns certain land, more accurately described in Exhibit "A"
(hereinafter, "Property"), that is located in the City within the boundaries of the Lower Kirby
Pearland Management District (hereinafter "LKMD") and located adjacent to Pearland
Municipal Management District #1 (hereinafter "PMMD No.l"); and
WHEREAS, Developer desires to develop a multi -use development called the Ivy District
(hereinafter, "Project") as more accurately reflected in the Ivy District PD attached hereto as
Exhibit "B", which may be amended from time to time without further amendment to this
Agreement; and
WHEREAS, Developer and City agree that certain off-site road and utility improvements are
required to serve the Project; and
WHEREAS, approved Development Agreements with the City for the construction of off-site
road and utility improvements as well as park and on-site improvements is a condition to the
final Planned Development (City of Pearland Ordinance No. 2000M-144) for the Property; and
WHEREAS, in order to facilitate the orderly development of the Property, City and Developer
desire an agreement to set forth their respective responsibilities of the Parties with regard to the
construction of off-site road and utility improvements.
WITNESSETH:
NOW, THEREFORE, in consideration of the foregoing premises and other good and valuable
consideration the receipt and sufficiency of which is hereby acknowledged, it is hereby agreed as
follows:
ARTICLE I
INCORPORATION OF RECITALS
1.1 Recitals Incorporated. The representations, covenants, and recitations set forth in
this Agreement are material to this Agreement and are hereby found and agreed to be true and
correct and are incorporated into and made part here of as though they were fully set forth in this
article.
ARTICLE 11
COOPERATION
2.1 Action of the Parties. The Parties agree to take such actions, including the
execution and delivery of such documents and instruments as may be necessary or appropriate to
carry out the terms and intent of this Agreement.
ARTICLE Ill
EFFECTIVENESS OF AGREEMENT
This agreement shall become effective from and after its approval and execution by both Parties.
ARTICLE IV
RESPONSIBILITIES OF THE PARTIES
4.1 Road and Streetscape Improvements. Developer shall, at Developer's expense,
cause the construction the following Road and Streetscape Improvements to support
development of the Project:
a) A portion of South Spectrum Boulevard from SH 288 to Promenade Shops
Drive (hereinafter, "South Spectrum East") as shown on Exhibit "C"
attached hereto; and
b) Promenade Shops Drive extending south of South Spectrum East to the
southern property line of the Property (hereinafter, "Promenade Shops") as
shown on Exhibit "D" attached hereto.
c) South Spectrum East and Promenade Shops shall collectively be referred to as
the "Road Improvements."
d) The streetscape improvements associated with the Road Improvements shall
include, but not be limited to the landscaping, irrigation, sidewalks, brick
pavers and lighting fixtures (hereinafter, "Streetscape Improvements") as
more accurately defined on Exhibits "C" and "D" attached hereto.
Developer and City agree to the following terms with respect to the Road and Streetscape
Improvements:
1) The Road Improvements and Streetscape Improvements shall be constructed
in accordance with the all applicable City rules and regulations, the Modern
Ivy District PD and the Lower Kirby District Beautification Strategy:
Gateways and Corridor Enhancements, as of the date of this Agreement.
2
2) City shall permit the separate platting and construction of a segment
Promenade Shops (eastern 2 lanes south of South Spectrum East) prior to
approval of the Master Plat for the Project; however, Developer shall cause
the Road Improvements and Streetscape Improvements to be completed and
accepted by City prior to the approval of a Final Plat and the issuance of any
building permits for the Project.
3) Subject to City's approval of the construction plans for Promenade Shops,
City will allow the location of the storm sewer improvements in the road
median, location of the sanitary sewer improvements in the roadway outside
the wheel path and water line improvements under the sidewalk as more
accurately shown on Exhibit "E" attached hereto.
4) The Developer shall pay $198,276 to the LKMD representing Developer's
share of the Streetscape Improvements in the median of Promenade Shops
(the "Median Improvements") that will be constructed at a future date. The
cost estimate for the Developers share of the Median Improvements to pay to
the LKMD is attached hereto as Exhibit "D" and includes median
landscaping and lighting. Any direct payments made by the Developer for
any Median Improvements shall be credited towards the Developer's required
payment described in this paragraph (4).
4.2 Secondary Fire Access. Subject to the following conditions, City, through the
LKMD, shall be responsible for the design and construction the extension of South
Spectrum West Boulevard from its intersection at Promenade Shops Drive, west to Kirby
Drive ("Secondary Fire Access") as depicted in Exhibit "F":
1) The Developer acknowledges that the Road Improvements and a Secondary
Fire Access are required by the International Fire Code to serve the Property.
2) The Developer agrees to advance $1,000,000 ("Developer's Secondary Fire
Access Advance") towards the design and construction costs for the
Secondary Fire Access within the boundaries of PMMD No.1.
3) Subject to the receipt of the Developer's Secondary Fire Access Advance,
City shall use its best effort to cause the LKMD to cause construction of the
Secondary Fire Access to commence within 180 days following approval of
the construction plans by the City Engineer and the acquisition of all right-of-
way required for construction of the Secondary Fire Access.
4) Developer's Secondary Fire Access Advance shall be reimbursed by the City
contingent upon the City entering into a Financing Agreement with PMMD
No.1 providing for the City's pre -financing of the Secondary Fire Access and
PMMD No.1 reimbursement of said costs, plus interest, to the City
(hereinafter "Secondary Fire Access Reimbursement Payments"). Oft is
further understood by the parties that all or some of PMMD No. 1's ability to
reimburse the City, and therefore the City's ability to make Secondary Fire
Access Reimbursement Payments to the Developer, may be subject to review
3
and approval by the Texas Commission on Environmental Quality. It is
understood by City and Developer that no established timetable exists for the
Secondary Fire Access Improvement Reimbursement Payments, and such
payments shall only occur once PMMD No.1 has funds available to make
payments to the City in accordance with their reimbursement policies.
4.3 Construction Deposits. Developer shall, within sixty (60) days following
execution of this Agreement by all parties, deposit an amount equal to $1,000,000 with City for
Developer's Secondary Fire Access Advance; an amount equal to $3,013,320 with LKMD for
construction of the Road Improvements and Streetscapc Improvements; and an amount equal to
$198,276 with LKMD for construction of the Median Improvements referenced in Section 4.1
(4) of this Agreement (collectively, the "Construction Deposits"). Unless otherwise agreed by
the City in writing, the Construction Deposits may only be used to pay for constructions costs
associated with the Secondary Fire Access and the Road Improvements and Streetscape
Improvements. City shall seek an acknowledgment from the Districts that they have received
Construction Deposits from the Developer for the above intended purposes.
4.4 Building Permits and Certificates of Occupancy. Upon application or request by
the Developer, the City shall authorize building permits for the Property, subject to the following
conditions:
(a) Payment of all Construction Deposits in accordance with Section 4.3 above;
(b) The Developer has satisfied all applicable obligations set forth in any other agreement
between Developer and the City related to the Property, including but not limited to other
Development Agreements related to on-site public roads, utilities, detention, drainage, and park
and recreational facilities; and
(c) The proposed building plans comply with all applicable City regulations.
The Developer agrees that no Certificates of Occupancy will be issued by the City for
any buildings or structures on the Property unless the Secondary Fire Access and Road
Improvements are substantially complete as certified by the City's Engineer. Substantial
completion for purposes of this Agreement shall mean that the Secondary Fire Access is capable
of accommodating firefighting and other emergency vehicular traffic for the purpose of
providing emergency services to the Property.
4.5 Reimbursement Agreements. Nothing in this Agreement shall be construed to
prohibit or preclude Developer or City from requesting or obtaining reimbursement for eligible
public improvement costs from another political subdivision of the State of Texas, including but
not limited to Lower Kirby Management District and Pearland Municipal Management District
No. 1 (each, a "District"). The parties to this Agreement acknowledge that performance of their
respective obligations hereunder may be conditioned upon approval of separate agreements
related to reimbursement of eligible expenses, and the parties agree that the construction of any
public improvements described herein may be constructed pursuant to contracts awarded and
administered by either District, in accordance with all applicable legal requirements including
any provisions of the Texas Special District Local Laws Code, Chapter 375, Texas Local 1
Government Code, and Chapter 49, Texas Water Code, and conveyed to the City for acceptance,
ownership, and operation. It is further acknowledged Developer shall not be entitled to seek
4
duplicative or redundant reimbursement from the Districts for Developer's Secondary Fire
Access Advance to the City.
ARTICLE V
TERM
The initial term of this Agreement shall be for a period of two (2) ears, commencing on
the /5 day of %%%areji , 2017, and terminating on the /5 day of rGh , 20 %q
ARTICLE VI
AUTHORITY COVENANTS
Powers.
(a) The City hereby represents and warrants to Developer that it has full
constitutional and lawful right, power and authority, under currently applicable law, to execute
and deliver and perform the terms and obligations of this Agreement, and all of the foregoing
have been or will be duly and validly authorized and approved by all necessary City proceedings,
findings and actions.
(b) Developer hereby represents and warrants to the City that it has full lawful right,
power and authority to execute and deliver and perform the terms and obligations of this
Agreement and all of the foregoing have been or will be duly and validly authorized and
approved by Developer's authorized representative.
ARTICLE VII
GENERAL PROVISIONS
7.1 Time of the essence. Time is of the essence of this Agreement. The Parties will
make every reasonable effort to expedite the subject matter hereof and acknowledge that the
successful performance of this Agreement requires their continued cooperation.
7.2 Default.
(a) A party shall be deemed in default under this Agreement (which shall be deemed
a breach hereunder) if such party fails to materially perform, observe or comply with any of its
covenants, agreements or obligations hereunder or breaches or violates any of its representations
contained in this Agreement.
(b) Before any failure of any party to perform its obligations under this Agreement
shall be deemed to be a breach of this Agreement, the party claiming such failure shall notify, in
5
writing, the party alleged to have failed to performed the alleged failure and shall demand
performance. No breach of this Agreement may be found to have occurred if performance has
commenced to the reasonable satisfaction of the complaining party within 30 days of the receipt
of such notice, subject, however, to the terms and provisions of Section 7.2 (c). Upon a breach
of this Agreement, the non -defaulting Party, in any court of competent jurisdiction, by an action
of proceeding at law or in equity, may secure the specific performance of the covenants and
agreements herein contained, may be awarded damages for failure of performance, or both.
Except as otherwise set forth herein, no action taken by a Party pursuant to the provisions of this
Section of this Agreement shall be deemed to constitute an election of remedies and all remedies
set forth in this Agreement shall be cumulative and non-exclusive of any other remedy either set
forth herein or available to ay Party at law or in equity. Each of the Parties shall have the
affirmative obligation to mitigate its damages in any event of a default by the other Party.
(c) Notwithstanding anything in this Agreement which is or may appear to be to the
contrary, if the performance of any covenant or obligation to be performed hereunder by any
Party is delayed as a result of circumstances which are beyond the reasonable control of such
Party (which circumstances may include, without limitation, pending or threatened litigation,
acts of God, war, acts of civil disobedience, fire or other casualty, shortage of materials, adverse
weather conditions [such as, by way of illustration and not limitation, severe rain storms or
below freezing temperatures, or tornados] labor action, strikes or similar acts, the time for such
performances shall be extended by the amount of time of such delay. The Party claiming delay
of performance as a result of any of the foregoing "force majeure" events shall deliver written
notice of the commencement of any such delay resulting from such "force majeure" event not
later than seven days after the claiming Party becomes aware of the same, and if the claiming
Party fails to so notify the other Party of the occurrence of a "force majeure" event causing such
delay, the claiming Party shall not be entitled to avail itself of the provisions for the extension of
performance contained in this Section.
7.3 Notices. Any notice sent under this Agreement (except as otherwise expressly
required) shall be written and mailed, or sent by or personally delivered to an officer of the
receiving party at the following addresses:
If to the City: Clay Pearson - City Manager
City of Pearland
3519 Liberty Drive
Pearland, Texas 77581
With a copy to: Darrin Coker - City Attorney
City of Pearland
3519 Liberty Drive
Pearland, Texas 77581
If to Developer: America Modern Green Development (Houston), LLC
11233 Shadow Creek Parkway, Suite 289
Pearland, Texas 77584
6
With a copy to:
The Muller Law Group, PLLC
16555 Southwest Freeway, Suite 200
Sugar Land, Texas 77479
Attn: Nancy Carter
Each party may change its address by written notice in accordance with this Section. Any
communication addressed and mailed in accordance with this Section shall be deemed to be
given when so mailed, any notice so sent by facsimile shall be deemed to be given when receipt
of such transmission is acknowledged, and any communication so delivered in person shall be
deemed to be given when receipted for by, or actually received by, an authorized officer of the
City or Developer, as the case may be.
7.5 Amendments and waivers. Any provision of this Agreement may be amended or
waived if such amendment or waiver is in writing and is approved by the City Council and the
Developer. No course of dealing on the part of the City or Developer nor any failure or delay by
the City or Developer with respect to exercising any right, power or privilege pursuant to this
Agreement shall operate as a waiver thereof, except as otherwise provided in this Section.
7.6 Invalidity. In the event that any of the provisions contained in the Agreement
shall be held unenforceable in any respect, such unenforceability shall not affect any other
provisions of the Agreement and, to that end, all provisions, covenants, agreements or portions of
the Agreement are declared to be servable.
7.7 Successor and assigns. Developer shall have the right to assign its rights under
this Agreement or any interest herein, so long as it first gives to the other party notice of such
assignment and acknowledgement of such assignment from the assignee and obtains the prior
written consent from the other party to such assignment, which consent shall not be unreasonably
withheld, conditioned or delayed. This Agreement shall be binding on and shall inure for the
benefit of all parties and their permitted successors and assigns.
7.8 Exhibits, titles of articles, sections and subsections. The exhibits attached to this
Agreement are incorporated herein and shall be considered a part of the Agreement for the
purpose stated herein, except that in the event of any conflict between any of the provisions of
such exhibits and the provisions of the Agreement, the provisions of this Agreement shall
prevail. All titles or headings are only for the convenience of the parties and shall not be
construed to have any effect or meaning as to the agreement between the parties hereto. Any
reference herein to a section or subsection shall be considered a reference to such section or
subsection of the Agreement unless otherwise stated. Any reference herein to an exhibit shall be
considered a reference to the applicable exhibit attached hereto unless otherwise stated.
7.9 Applicable law. This Agreement is a contract made under and shall, be construed
in accordance with and governed by the laws of the United States of America and the State of
Texas, and any actions concerning this Agreement shall be brought in the Texas State District
Courts of Brazoria County.
7.10 Entire agreement. This written agreement represents the final agreement between
7
the parties and may not be contradicted by evidence of prior, contemporaneous, or subsequent
oral agreements of the parties. There are no unwritten oral agreements between the parties.
7.1 1 Approval by the parties. Whenever the Agreement requires or permits approval
or consent to be hereafter given by any of the parties, the parties agree that such approval or
consent shall not be reasonably withheld or delayed.
7.12 Counterparts. This Agreement may be executed in several counterparts, each of
which shall be an original and all of which shall constitute by one and the same agreement.
7.13 Interpretation. This Agreement has been jointly negotiated by the parties and
shall not be construed against a party because that Party may have primarily assumed
responsibility for the drafting of this Agreement.
[Signature pages follow]
8
IN WITNESS WHEREOF, the parties have duly executed this Agreement pursuant to all
requisite authorizations as of the date first above written
ATTEST:
Y ng Lor g
ty Secre
APPROVED AS TO FORM:
CITY:
CITY OF PEARL ' D TEXAS, a home rule
municip•i /
Cla 'Pearso
City Manager
o wiliS,,,,,,
4Qfr1�RLq.
(g(.. /'� .:moi=
4.
C),)7 , cam
Darrin M. Coker
City Attorney
AMERICA MODERN GREEN DEVELOPMENT
(HOUSTON), LLC, a Texas limited liability
company
By:
Name:
Title:
9
tiktdmd
coi 01
KM
STATE OF TEXAS §
COUNTY OF PRAZORIA §
BEFORE ME, the undersigned Notary Public, on this day personally appeared Clay
Pearson, known to me to be the person whose name is subscribed to the foregoing instrument
and acknowledged to me that he/she executed the same for the purposes and consideration
therein expressed.
441
GIVEN UNDER MY HAND AND SEAL OF OFFICE THIS ib DAY OF
, A.D., 2017.
r+lfur
,<0:Y, JENIfER K. SMITH
}j � ra hlbtory Public. State of Texas Comm. Expires 07.15.2018
Notary ID 844803
s vz
10
(Llit-'
N ARY UBLIC AND FOR THE
STATE OF TEXAS
Printed Name: JC•n; ter K • Jrnd n
My Commission Expires: 7. /6 2bi8
STATE OF WASHINGTON
COUNTY OF V_'1')(1
§
§
§
BEFORE ME, the undersigned Notary Public, on this day personally appeared
()LAANG,M,.Nf,) t -IANC, , known to me to be the person whose name is subscribed to the
foregoing instrument and acknowledged to me that he/she executed the same for the purposes
and consideration therein expressed.
GIVEN UNDER MY HAND AND SEAL OF OFFICE THIS 7 DAY OF
hike-cH , A.D., 2017.
MICHAEL CORNEA
Notary Public
State of Washington
Commission Expires March 7, 2020
11
NOTARY PUBLIC IN AND FOR THE
STATE OF WASHINGTON
Printed Name: et4C-1—'t— Coat -,1/4-7A,
My Commission Expires: 03(01/1.o1 -o
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OF A 48.471 ACRE TRACT IN ME
JAMES HAMAN N SURVEY, 4-881 N
1340 0TY OF PEARLAND. HARRIS
COUNTY & BRA20RIA COUNTY. TEXAS
EXHIBIT "A"
EXHIBIT "B" — Planned l nit UeN elonment
Exhibit B
Ordinance No. 2000M — 154
An ordinance of the City Council of the City of Pearland, Texas, amending
Ordinance No. 2000M, the zoning map of the City of Pearland, Texas, for
the purpose of changing the classification of certain property, Zone
Change Application No. ZONE 16-00016, at the request of the City; for
approval of amendments to all Planned Developments and Planned
Unit Developments within the City of Pearland to require approval of
a Conditional Use Permit for auto related uses, Gas Stations, Pawn
Shops, Payday Loan Centers, Gold Exchanges, Rehab Facilities,
Halfway House, Boarding Homes, Asphalt/Concrete Plants,
Liquor/Package Stores, Cigars, Tobacco or E -Cigarettes Shops and
Vaping Lounges; providing for an amendment of the zoning district map;
containing a savings clause, a severability clause, and an effective date
and other provisions related to the subject.
WHEREAS, the City is proposing an amendment to all Planned Developments
and Planned Unit Developments within the City of Pearland to require approval of a
Conditional Use Permit for auto related uses, Gas Stations, Pawn Shops, Payday Loan
Centers, Gold Exchanges, Rehab Facilities, Halfway House, Boarding Homes,
Asphalt/Concrete Plants, Liquor/Package Stores, Cigars, Tobacco or E -Cigarettes
Shops and Vaping Lounges, and
WHEREAS, on the 21st day of November 2016, 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 hereto and made a part hereof for all
purposes as Exhibit "A," said call and notice being in strict conformity with provisions of
Section 1.2.2.2 of Ordinance No. 2000T; and
WHEREAS, on the 21s1 day of November 2016, the Planning and Zoning
Commission submitted its report and recommendation to the City Council regarding the
amendments to all Planned Developments and Planned Unit Developments within the
City of Pearland to require approval of a Conditional Use Permit for auto related uses,
Gas Stations, Pawn Shops, Payday Loan Centers, Gold Exchanges, Rehab Facilities,
frrOVeJ
Ordinance No. 2000M-144
Exhibit "E"
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Mr% AMERICA N1ODRN GREEN
itair DEVELOPMENT(HOUSTON)LLC
EXHIBIT "C" — South Spectrum East with Cost Estimate
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JEGICIOIICICZCISICZCI�IICICICIC/01
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t; o' / / PROPOSED M e
• LIVE OAK (TYP.) l01 !Qi
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PROPOSED
STORM SEWER
( EXISTING
I WATER LINE
•31,4r
Exhibit C
Construction Contingency Engineering&Testing
Estimate (10%)
$487,300 $4$730
$490,700 $49,070
$142,170 521,326
$128,300 519,245
5122,730 518,410
572,000 510,800
Spectrum Boulevard WS&D
Spectrum Boulevard Paving
Spectrum Boulevard Landscaping (South ROW)••
Spectrum Boulevard Lighting (South R0W)••
Spectrum Boulevard Median Landscaping**
Spectrum Boulevard Median Lighting••
••landscapng & Lighting includes 15% contingency and 8% design
(18%) Subtotal
560,037 5596,067
565,769 5605,539
511,374 5174,869
510,264 5157,809
59,818 5150,958
55,760 588,560
EXISTING ASSORTED SHRUBS,
ASSORTED SHRUBS, STORM GRASSES, ETC. (TYP.)
GRASSES, ETC. (TYP.) SEWER
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OUTH SPECTRUM BOULEVARD
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6'MIN. 15'
WALK PARK WAY
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PROPOSED
ORNAMENTAL
TREE (TYP.)
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iW
R.O.W.
25' B-0
.40
15' •
STREET MEOIAN1
EXISTING
SANITARY
SEWER
25' 8-8
STREET
Figure G.2- Type 'A' Street
IIEDESTRIAN REALM
2Y Me v.
DEPTH VARIES J
6FT MIN
EXIST 15"
SANITARY SEWER
PROP STORM
SEWER (DEPTH
AND SIZE VARY)
DEPTH VARIES
4FT MIN
EXIST 12"
WATER LINE
(00001
SCALE IN FEET
0
100
200
NOTE: CENTERLINE OF SPECTRUM FORMS THE
BOUNDARY BETWEEN PEARLAND MANAGEMENT
DISTRICT NO. 1 (NORTH OF CENTERLINE) AND
LOWER KIRBY PEARLAND MANAGEMENT DISTRICT
(SOUTH OF CENTERLINE)
300
EXHIBIT C:
SOUTH SPECTRUM
BOULEVARD - EAST
FEBRUARY 2017
LJA Engineering, Inc.
2929 Briarpark Drive
Suite 600
Houston, Texas 77042
Phone 713.953.5200
Fax 713.953.5026
FRN - F-1386
EXHIBT "D" —Promenade Shops with Cost Estimate
Future Pavement
Exhibit D
Construction Contingency Engineering & Testing
Estimate (10%) (18%) Subtotal
Promenade Shops Drive WS&D 5528,400 552.840 564,521 5645,761
Promenade Shops Drive Paving 5292,500 529,250 522.071 5343,821
Promenade Shops Drive (S) Landscaping (East ROW)" 5119,100 517,865 59,528 $146,493
Promenade Shops Drive (S) Lighting (East ROW)" 584,100 512,615 $6,728 5103,443
Promenade Shops (5) Median Landscaping" 5103,700 515,555 58,296 $127,551
Promenade Shops (S) Lighting" 557,500 58,625 54,600 570,725
"Landscaping includes 15% contingency and 8% design
PROPOSED
STORM
SEWER
MEDIAN LANDSCAPING TO BE
DESIGNED IN FUTURE TO
0/STRICT STANDARDS
PROMENADE SHOPS
PROPOSED
SANITARY
SEWER
(1 J[
DRIVE
PROPOSED
WATER LINE
PROPOSED
LIVE OAK (TYP.)
SCALE IN FEET
0
100
200
300
EXHIBIT D:
PROMENADE SHOPS
DRIVE SOUTH
FEBRUARY 2017
LJA Engineering, Inc.
2929 Briarpark Drive
Suite 600
Houston, Texas 77042
114
Phone 713.953.5200
Fax 713.953.5026
FRN - F-1386
EXHIBIT "E" — Promenade Shops Cross Section with Utility Profile
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BUILDING
ILLUSTRATIVE
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Exhibit E
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B.L R.O.W.
6' MIN. 15' 25' B -B 15' 25' B -B
IWALKJ PARK WAY. STREET MEDIAN STREET
100'
AIM
DESTRIAN REALM
Figure G.2- Type 'A' Street
DEPTH VARIES
4FT MIN
20 MIN.
PROP 12"
WATER LINE
— 6.25FT
DEPTH VARIES
6FT MIN
NOTE: EAST SIDE OF PROMENADE SHOPS
DRIVE TO BE CONSTRUCTED. WEST SIDE
TO BE CONSTRUCTED IN FUTURE
FUTURE
PROP STORM
SEWER (DEPTH
PROP 12" AND SIZE VARY)
SANITARY SEWER
WEST
EXH/B/T E: PROMENADE
SHOPS DRIVE PROFILE
FEBRUARY 2017
LJA Engineering, Inc.
2929 Briarpark Drive
Suite 600
Houston, Texas 77042
IA
Phone 713.953.5200
Fax 713.953.5026
FRN - F-1386
EXHIBIT "F" — Secondary Fire Access — South Spectrum \Vest
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Exhibit F
PEARUNO MANAGEMENT
OISTRA.T NO 1
7
J
LOWER KIRBY P£ARLANO
MANAGEMENT 0/STR,CI
EXHIBIT F:•
SOUTH SPECTRUM
BOULEVARD — WEST
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