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Ord. 2000M-0062 2009-07-13ORDINANCE NO. 2000M-62 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 REAL PROPERTY, 10.0 ACRES OF LAND, BEING 10.000 ACRES OF LAND OUT OF THE NORTHWEST ONE QUARTER OF THE SECTION 17, H.T. AND B.R.R. SURVEY, ABSTRACT 242, PEARLAND TEXAS AND BEING PART OF THE TRACTS DESCRIBED AT VOLUME 1757, PAGE 661 AND VOLUME 1757 PAGE 665, BRAZORIA COUNTY DEED RECORDS (BCDR) (GENERALLY LOCATED EAST OF CULLEN BOULEVARD, WEST OF TRANQUILITY LAKES DEVELOPMENT AND SOUTH OF BROADWAY (ZONE CHANGE APPLICATION NO. 2009-03Z), FROM CLASSIFICATION GENERAL COMMERCIAL (GC) TO MULTI FAMILY-PLANNED DEVELOPMENT (MF-PD), AT THE REQUEST OF BLAKE RUE, APPLICANT, ON THE BEHALF OF GLASS 518 JOINT VENTURE, OWNER, PROVIDING FOR AN AMENDMENT OF THE ZONING DISTRICT -MAP; CONTAINING A SAVINGS CLAUSE, A SEVERABILITY CLAUSE, AN EFFECTIVE DATE AND OTHER PROVISIONS RELATED TO THE SUBJECT. WHEREAS Blake Rue, applicant, on the behalf of Glass 518 Joint Venture, owner, filed an application for amendment to Ordinance No. 2000M, the Zoning Map of the City, for approval of a change in the zoning district, 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 more graphically depicted in the location map attached hereto and made a part hereof for all purposes as Exhibit "B"; and WHEREAS, on the 20th day of April, 2009, 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 hereto and made a part hereof for all purposes as Exhibit "C", said call and notice being in strict conformity with provisions of Section 1.2.2.2 of Ordinance No. 2000T; and WHEREAS, on the 15th day of June, 2009, the Planning and Zoning Commission ORDINANCE NO. 2000M-62 of the City submitted its report and recommendation to the City Council regarding the proposed amendment application by Blake Rue, applicant, on the behalf of Glass 518 Joint Venture, owner, whereby the Commission recommended approval of the change of classification with conditions for the described property from its existing classification General Commercial (GC) to Multi Family-Planned Development (MF-PD), said recommendation attached hereto and made a part hereof for all purposes as Exhibit "D"; 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 11th day of May, 2009; 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 Blake Rue, applicant, on the behalf of Glass 518 Joint Venture, owner, presented which, in the judgment of the City Council, would justify the approval with conditions of said application; now, therefore, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS: Section I. The following described property located within the corporate City limits of the City of Pearland, Texas, and presently classified as General Commercial (GC), is hereby zoned to Multi Family-Planned Development (MF-PD), in accordance with all conditions and requirements listed in the Planned Development (PD) Document, also known as Exhibit "A" attached hereto and incorporated for all purposes, such property being more particularly described as: 10.0 acres of land, Being 10.000 acres of land out of the northwest one quarter of the section 17, H.T. and B.R.R. Survey, Abstract 242, Pearland Texas and being part of the tracts described at Volume 1757, Page 661 and Volume 1757 Page Page 2 of 4 Ord No 2000M-62 ORDINANCE NO. 2000M-62 665, Brazoria County Deed Records (BCDR), generally located East of Cullen Boulevard, West of Tranquility Lakes Development and South of Broadway. with the following deviations permitted: 1. A parking deviation from 292 parking spaces to 212 parking spaces be permitted. 2. Lot coverage deviation from 40% to 45% be permitted. 3. The request for a crushed granite walking path that is 5 feet wide be permitted. 4. That a dead end street with 60 feet of frontage off of Broadway Street be permitted. 5. All other requirements of the current UDC shall be met. Section 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. Section 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. Section 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. Page 3 of 4 Ord No 2000M-62 Section 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. Section VI. The City Secretary is hereby directed to cause to be prepared an amendment to the official Zoning District Map of the City, pursuant to the provisions of Section 2.3.2.2 of Ordinance No. 2000-T and consistent with the approval herein granted for the reclassification of the herein above described property. Section VI1. This Ordinance shall become effective after its passage and approval on second and final reading. PASSED, APPROVED, and ADOPTED on First Reading t ~ 3th day of July, 2009. ~ altiv TOM REID MAYOR ATTEST: Y ~ :XM CI SE TARY `"'~ '~` PASSED, APPROVED, and ADOPTED on Second and Final Reading this 27tH day of July, 2009. ~ ~~ . -~ TOM REID MAYOR TTF ~T• Y C (`:Jar ~ lrl``-_ DARRIN M. COKER CITY ATTORNEY ;~~,; ..i ~: k- L~~. APPROVED AS TO FORM: 12/17/200$ 12:19 FAA 713 6230068 DICKEY.PLLC/PA Iieo 17 zo08 10.59AM GEORGE S ~LpSS MA Gt9i ro Y..^ J. ,: •:.. _ +':.. 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'•Y',"7Y~:~ IM•.•l'. •1 ~~•~+.~ ~'I'..w1~4;c.r, ~f. ~-* YY-"+ec rixr~rta!Iamad.Hn.,. ~_ ~ ~ ~ 4ktdlt! •i; t~,7B7 jl n 1?J11J20(38 Doc# 200902154 OPTION TO PURCHASE DETENTION POND CAFACITY AND SALE AGREEMENT THIS OPTION TO PURCHASE DE"TENTiON POND CAPACITY AND SALL•' AC-~.F,EMEN'T herei fter referred to as "Option Agreement" made and entered into this ~__„~' day of ~Q , ?009, by and between HUGHES-WEST INVESTMENTS, LTD., a Texas limited partners p, hereinafter referred to as "Seller", and BROWNSTONE AFFORDABLE HOUSING, LTD., a "Cexas limited partnership, hereinafter sometimes referred to as `Buyer", joined hcxein by GEORGE S. GLASS M.D., TRUSTEE, the current owner of the land set forth on Exhibit B attached hereto and made a part hereof for all purposes, hereinaltc~r referred to as "Owner'. WHEREAS, Buyer desires to purchase from Seller Detention Pond Capacity sufficient to serve all of the Buyer's total acreage of land described on Exhibit B attached hereto; and WIiEREAS, Buyer and Seller desire to enter into this Option Agreement to provide for the purchase of such Detention Fond Capacity and for an initial option which must be exercised by the Buyer prior to any purchase of Detention Pand Capacity; and WHEREAS, the Owner is executing this Option Agreement not for the purpose of obligating itself to purchase Detention Pond Capacity, but as the current owner of the property set forth on Exhibit B attached hereto and that this Option Agreement will only become effective if the Buyer becomes the owner of all or part of the property set forth on F,xhibit B. NOW, THEREFORE, far and in consideration of the sum of One Thousand 1' ive Hundred and No/100 Dollars ($1,500.00) (hereinafttr sometimes referred to as "Option Money"), the receipt and sufficiency of which is hereby acknowledged by Seller, the parties agree as follows; Section t - Groot of Option Seller hereby grants to Buyer an option to purchase (lu~reinaftc;r sometimes referred to as "Option"), on the terms and conditions herein set forth, up to fifteen (15) acre feet o£ water detention pond capacity ("Detention Pond Capacity") in the detention pond located on rc;a) property, the legal description of which is set Earth in Exhibit A, attached hereto and made a part hereof for al! purposes, ("llctcintion Pond"). The minimum acre feet of water Detention Pond Capacity that can be purchased by the Buyer shall be twelve (l2) acre feet. The amount of acreage to be purchased by Buyer will depend upon the total amount of acreage required by the Buyer for the entire tract. described on Exhibit B. The Buyer's engineer shall submit to the Setter the fatal Detention Pond Capacity needed far such tract at the time the Option is exercised, even if the entire capacity specified by the engineer is not drawn down until subsequent buyers acquire acreage within the tract described on Exhibit B attached hereto. While the minimum ultimate Detention Pond Capacity acreage that must be drawn down is twelve (l2} acre feet, at the first closing the Buyer must pay to the Seller at least $180,000.00 for at least six (6) acre feet of Detention Pond Capacity. This Option Agreement will only become effective if Buyer becomes the actual owner of all or a part of the property set forth on Exhibit B attached hereto. The Option Money shall be paid by Buyer to Seller within three (3} business days of the execution of this Option Agreement and properly designated as "Option Money." Unless the Option Money is delivered to Seller within three (3} business days from the execution of this Option Agreement, this Option Agreement shalt, at the option of Seller, terminate and neither Seller nor Buyer shall have any Optiun to Purchase Detention Pend Capacity and Sale Agreement Page I luriher obligations hereunder. tf the Option Money is delivered to Seller before Seller gives such termination notice, this Option Agreement shall remain in full farce and effect. Section ? -Purchase Price tf the Option is exercised, the Purchase Price &~r the Detention Pond Capacity shall be Thirty 'T'housand and No/IUU [h?llars ($3U,UUU.UO) per acre feet (hereinafter sometimes referred to as "Purchase Price"). Purchase Price shall he paid at closing in accordance with Suction 6 hereunder. Section 3 - Term of Option The term of Option shall commence on the E?ffective Date of this C)ption Agreement (as such term is defined in Section l4 hereunder) and shall end eighteen (1$) months thereafter, unless sooner exercised (such period being hereinafter sometimes referred to as the "Option Period"). Section 4 -Inspection While this C)ption Agreement remains in full f<xce and effect, Buyer, together with its agents, servants, employe, and engineers, shall have the right to enter upon the property of Seller upon which the Detention Pond is located tier the purpose of conducting due diligence, for preparing a survey, and for otherwise satisfying the conditions to Buyer's obligations under this Option Agreement. Section 5 - Exercise of Option tf Buyer elects to exercise the Option, written notice of such election shall be given by Buyer to Seller prior to the expiration of the Option Period car any extension thereof as may be provided for hereunder or by any amendment to this Option Agreement. to addition to exercising the Option and as a condition thereof, the Buyer will deposit witty Seller the sum of Twenty-Five Thousand and No/100 Dollars ($2S,000.OU) (the `'Carnet Money") as consideration far the purchase of the Detention Pond Capacity. [f this transaction closes as sp~ifred in Scxaiou G.A, then the Earnest Money but not the Option Money will be applied against the Purchase Price. Section 6 -Option Becomes Contract Upon exercise of the Option in writing within the Option Period, this Option Agreement shall become a binding contract for sale, obligating Buyer to purchase and Seller to convey to Buyer the Detention Pond Capacity, pursuant to the following terms and conditions. A. Closin . Closing of the purchase of the Detention Pond Capacity shall occur on a date set by Buyer, but in any event not later than 3q days after exercise of the Option. The closing shall beat. the offices of Seller at a mutually acceptable time within the 30 clay period above stated. At closing, Seller shall deliver to Buyer. (I) an assignment or any other written documentation reasonably acceptable to Buyer's Counsel, conveying al[ rights to the Detention Pond Capacity, with all appurtenances thereto, free: caf liens and encumbrances that may be unacceptable to Buyer; and Option tc~ Purchase Detention Pond Capacity and Sale Agreement Pane 2 (?) such other dcx;uments or instruments as Buyer's Counsel may reasonably require. At closing, Buyer shall pay to Seller the full Purchase Price less the I:,arncst Money in immediately available tirnds. upon closing, Buyer will assume ali obligations, duties, rights, titles and intermits of Seller with respcxa to Buyer's pro rata share of the Detention Pond Capacity and will execute such dsxumc:n[s as may be reasonably necessary to facilitate this Option Agreement. B. Prorations. $uyer shall pay to Scher on an annual basis, Buyer's pro rata share of all real ar personal property taxc~ and assessments, utility bills, or similar charges assaciatcxl with the Detention Pond Capacity. This provision shall survive closing. C. Maintenance. Eierc-toti>re on or about September 1 1, 2001, Seller entered into a Rt~stated Maintenance and Service Charge Agreement For Tranquility Lakes Development, which agreement is incorporated herein as if written herein verbatim. Among its provisions is an agreement to pay far annual maintenance and a service charge at a rate of $500.00 per acre fact of capacity. Such fee is payable to the Land Owners Association of Tranquility Lakes, Inc. (the "Association"). Buyer a},nees to make such payment directly to the Association before it becomes delinquent each and every year and to furnish proof of payment to the Seller. Failure of the Buyer to make such payment on a timely basis shall constitute an event of default herein. 1n addition to the above maintenance fee rc:quiremcnts, to the extent that the detention pond requires maintenance over and above the foregoing, the Buyer as;rec~ to pay its pro rata share of any such n>~~rintenance. Section ? -Default In the event of default hereunder, the remedies shall be limited to those provided below A. Buver's Default. (1) Should Buyer default prior to the exercise of the Option, Seller's sale remedy shall be the retention of the Option Money as liquidated damages. Buyer and Seller agree that in the event of Buyer's default, darn:rgc~ would he difficult to ascertain and that the liquidated damage provided fir herein are an appropriate measure of damages. (2) Should Buyer default after the exercise of the Option, Seller wiq give Buyer ten (]O) days written notice to cure such default, and if such default is not cured within such 10-ciay period, Seller may retain the Earnest Maney as liquidated damages and/or pursue any other remedy available to Seller in equity or in law, including the right to cancel this Option Agreement. In order to secure the Seller ui its ability to collect monies dui, it as a result of this Option Agreemen[ ti•om subsequent purchasers of Buyer within the property described on Txhibit B, the Seller shall have a lien nn all property of the Buyer. Such lien will secure the obligation herein sit forth and will be extinguished only when Buyer, its successor and/or assigns no longer needs or usc~ the Detention Pond Capacity which it purchased pursuant to the provisions hereof. If Buyer defaults and docx not cure such default within the cure period, the Scaler shalt have the Option to Purchase [Atenticm Pond Capacity and Sale Agreeir~ent Pale 3 right to foreclose its lien against the Buyer or against any subsequent purchaser who fails to perform its obligations as herein set forth in whole or in part.. The lien herein referred to will be evidenced by a deed of trust duly executed and filed in the deed records of Brazoria County, Texas. B. Seller's Default. Should Seller fail to perform its obligation under this Option Agreement, Buyer may pursue any legal remedy available to Buyer. Section 8 -Easement for Drainage It will be necessary for Buyer to secure an easement for drainage to the Detention Pond. T'he Buyer agrees after the Option is exc7cised to submit its engineering plans for such easement to the Seller for Seller's approval. SeMion 9 -Costs and Expenses to Implement this Option Agreement All costs and expenses to implement this Option Agreement other than the prorations set forth in Section 6.B herein shall beat the sole cost and expense of the Buyt~r, including but not limited to any and all oasts related to or associated with the easement, legal, engineering costs, recording expense, and any work and/or materials necessary to snake the easement and/or the Detention Pond Capacity purchased by Buyer operational. Section 10 -Assignment Buyer shall have the right to assign rights in this Option A~ex;ment or any rights of buyer hereunder to property owners of the property described in C:xhibit B but not without first obt~~tining the written consent of Seller; provided, however, that Buyer rru~y assign this Option Agreement and its rights hereunder to an Affiliate (as defined below) of Buyer. Any such permitted assignee shall expressly assume the obligations of Buyer under this Option Agreement. An "AfTiliate" is defined as an entity which controls, is under common control with, or is controlled by 13uyc7, as the case may be. Section 1 I -Hazardous l~laterials Seller represents and warrants to Buyer that to the best of Seller's knowledge, no hazardous or toxic materials have been accumulated, stored, or disposed of on or in the property in which. the Detention Pond Capacity is located, and that the Detention Pond Capacity is not contaminated by ar with any such materials. This representation and warranty by Setter shall survive closing and inure to the benefit of Buyer. Section 12 -Notices Any notice required or permitted under this Option Agreement shall be in writing and the same shall be doomed to have been given on the day it is delivered in person, by courier or by facsimile to the facsimile number hereinbelow for the party to whom the notice is given, or on the third day thereafter if placed in certified mail with postage prepaid and addressed to the party at the address hereinafter specified. The addresses and facsimile numbers for all purposes under this Option Agreement and for all notices hereunder shalt be: (?pticin to Purcharr Dc:lenrian Pend Capacity and Sale Agree:rncnl Pale 4 TO SELLER: Hughes-West Investments, Ltd. 7918 Broadway, Suite 106 Pearland, TX 77581 Attention: Renee West McGuire 281-997-1550 281-997-2886 fax TO B[,IYF.R: Brownstone Affordable Housing, Ltd. 6517 Mapleridge Houston, TX 77081 Attention: Doak Brown 713-432-7727 ext. 208 phone 713-432-0120 fax '1'O OWNER: Gear a S. Glass M.D., Tr ~tec 3Z3~- ~-` Said notice requirements are subject to the right of either party to designate by natiee or in writing of a new address or facsimile number to which said ncytic~°s or demands be sent. Section 13 -Successors and/or Assigns This Option Agreement, subject to the icnns of this Option Agreement, shat! be binding upon and inure to the benefit of the respcx;tive parties, their successors and assigns. Notwithstanding the foregoing, it is the Buyer's intent to sell off tracts of land within the confines of Exhibit B to builders. Any and aU builders at the time of their closing must pay their pro rata share of the Purchase Price and agree to be bound by and assume all obligations, duties, rights, titles and interests of this Option Agreement and any and all other agreements referred to herein. This Option Agreement will run with the land and bind all subsequent purchases to the extent of their interest. Section 14 -Effective Date `'Effective Date of this Option Agreement" and/or "Ialix;tivc Uate" shall mean the date upon which this Option Agreement has been executed by bath Seller and Buyer. Section 15 -Exhibits and Attachments 't'he following shall be included and incorporated as a part of this instrument. (1) Exhibit A -Legal Description of real property on which detention pond is located farm which Buyer is purchasing Detention Pand Capacity (?) Exhibit B -Legal Description of real property far which Detention Pond Capacity shall serve Option to Purchase Delexuion Pond ('opacity and Salr Abneement Page 5 Section I(--Miscellaneous A. Severability. If any term, provision, covenant or condition of this Option Agreement is held by a court of compeaent jurisdiction to be invalid, void or unenforceable, the rcmaindc~r of the provisions shall remain in full force and effect and shall in no way tx; affected, impaired or invalidated. B. Governing Law. This Option Agreement shall be governed by and construed in accordance with the laws of the State of 'Texas, and venue for any dispute regarding the terms and provisians herein or performance shall be in Brazaria County, Texas. C. Attornevs~ Fees. If it becomes necessary for Seller to enfarce the provisions of this Option Agreement, Seller shall be entitled to reasonable attorneys' fees and any costs of caurt or otherwise directly relating to the enforcement hereof. U. Compliance. The parties agree. to comply with any current and/or future requirements that may be imposed by any governmental authority, whcthe~r by statute, code or regulation, whether local, state or federal. Any such compliance shall be paid liar an a pro rata basis based on use of the Detention Pond, the numerator of which is the amount of detention pond capacity obligated for by the Buyer- pursuant to this Option A~ncement over the denominator of which is the total capacity being used by all developers expressed as a percentage, which ratio may change from time to time depending upon the actual total acreage of the detention pond capacity being used by alt developers. In other words, as an example, if the Detention Pond's total capacity being used by all developers equated IOQ acre feet and Buyer is obligated for a minimum of 12 acre feet up to 15 acre feet, then Buyer's pra rata share would equal 12"/0 (up to 15°•n}. This formula would be applicable for all other pro rata obligations contained in this Option Agreement. E. Waiver. Waiver of any default or breach of this Option. Agreement ar of any warranty, representation, covenant or obligation contained herein shall not he construed as a waiver of any subsequent breach. E. F,ntire Agreement. This Option Agge~.me~rt, and the instruments referenced herein, contain the entire agreement of the parties with respe~x;t to the matters set forth herein, and supersedes any prior written or oral agreement betwec;n them respecting the subject mattrr contained herein. G. Amendment. This Option Agreement cannot be mcxlified or amended except by a writing signed by all the parties hereto. H. Cumulative Remedies. Na right or remedy herein conferred on or reserved to either party is intended to be exclusive of any other remedy or right, and each and every right ar remedy shall be cumulative and in addition to any right or remedy given hereunder or naw or heru~rfter existing at law or in equity or by statute, unless such remedies are made exclusive by the terms and provisions hereof in which case such exclusivity shall preclude any other remedy. I. Construction of At;rcement. [n determining the meaning of, or resolving any ambiguity with respect ta, any ward, phrase or provision of this Option Al~reenrent, no uncertainty or ambiguity shall be construed or resolved against any party under any rule of canstruction, including the party primarily respansible for the drafting and preparation of this Option Agreement. ~pticm tip Purchase thtenti~7n Pond Capacity and Satr Agrc,~nient Page fi ]. Counterparts and Facsimiles. "Phis Option Agreement may be executed in multiple counterparts and in any number of counterparts, e<ltctt of which shall be: deemed an original, but all of which taken together shall constitute and be deemed to be one and the same instrument, and each of which shall be considered and deemed an original far aft purposes. "Phis Option Agreement shall he effective with the facsimile signature of any of the parties set forth below and the facsimile signature shall be deemed as an original signatwe for all purposes, and the Agreement shall be deemed as an original for all purposes. K. Further Assurances. Each party hereto shall execute and deliver all such furthcv instruments and documents as may reasonably be requested by the other party from time to time in order to fully carry out ttte intent and accomplish the purposes of this Option Agreement and the transactions referred to herein. L. Ileadin~s. hl~dings app~r solely for convenience of reference. Such headings are not part of this Option Agreement and shall not be used to construe it. M. Gender. Wheneve.~r the meaning so requires, the words used herein in the masculine geneyral shall include the neuter gender and the feminine gender and wards used in the singular shall include the plural. N. No Third-Party Beneficiaries. Nothing in this Option Agrec;mcnt will confer any third party beneficiary or other rights upon any person that is not a party to this Option Agrc~.ment except as hc7ein stated. O. "['ime. Time is of the essence in all provisions of this Option Agreement. IN WITNESS WHEREOF, tttc parties have ex~utc~cf this Option Agreement as of the: date of execution set Earth beside its signature, with the Effective Date of this Option Agreement being defined above. BUYER: OWNER: BROWNSTONE AFFORDAI3L:E HOUSING, L"1'D. By: THREE F3 VEN"CURES, CNC. GE?ORGE S. GLASS C~4.D., TRUSTEE its al Partner By: oak E3rawn, Vice President SELLER: HUGHES-WEST INVESTMENT, LTD. E3y: P. HUGHES-WEST. INC. its General Partner By: Renee West McGuire, President Option to Purchase: Detention Punef C'apac:ity and Sale Agreement Page 7 05!21/2009 THU 14:28 FA?C Tt3 4~2 0120 BRatINSTOi•E TRADITIONS t~oarioto J, Co ~teruerts and Fauimllg. This Option Asreentent Wray be vx~~t:utpd in muttiplc counterparts atxl in any nutulxr of count arts, rack of which shall he deemed an ariglnal. but alt of which talum torether shall constitute and he deemed to !x: unc and the same ittstrumeat, ttttd each of which shall bC considered and de~ttud an origia~l for all purposes. This Option Agreerneni shall be rffCC:tivo with the facsimile si~tnatvro of any of the partial sd forth below and the fecwimilo signatuze shall be deemed as as original signature fnr alt purpoats, and the Agreement shat! tx: dxmed as tw original for all purposes. K. iFu se ranecs. trick patty hcxeto shall execute and deliver all queh further irtstrurnrnts and documents as may reasonably bt: requested l+y the other party from time to time in order to ttilty curry out the intent and accomplish the putpwc~ of this Option Agreomeal aad the transactions referred to herein. („ t;~ln~s. (lpdings app~t salcly fnr convenience o('treftrtnCe. Stuck headings arc nut pen of l}tis Option Agr~emtxtt ttncl shall uat be used to Construe ft. M. Gene . Wheat:vgr tha meaning so roquirea, rite words used her~hn in the masculine general ahull inchtde the neuter KNndcr end the feiaininc gender and words used in the sinrular shalt inchtde the plurtrl. N. VLo Third-Party 8ef,eti~>ldes. Nothing is this Option AgreCtnent wil! coufcz eras third party beneficiary or other rights upon arty pCtson that is sot a pstrty to this Option Agrument except as burin stated. O. T_im~. 'f itne is of the essence is all prm+isinns of this Uptioa A~ctrncnt. 1N WITNESS VY11Et~LOF, the parties l~avc txeruted this Option Agreement as of the date of execution set forth beside its signature, with the Effective Oate of this Option Agetrnent being defined above. BUYER: HRUWNSTONI: AFFU1tDABLH HOVS>rtG, LTD. Ry: T1LRtfi8 VF.NTU(tES. tNt:':. its General P8t'111~ nw~lr•.x: tibt7RG S. S M.D., ay. Doak Drown, Vice ptvsident SELLER: HVUHFS-WEST INY1rSTMENT. LTD. By: ['. HUGH1'..S-W1rST, iNC. its Gca~zal Partner By: . ReaeE Wcst McGuire t'resitlcnt gprioa to P~ac>'ase 1?errrtk+n thmd Cxpuc.~ity and Sole Agrecmcm Pam? a •d vua i ars,acu~ au w.+ac:c manna ra mew J. Coantergarts and Facsimiles. This Option Agreement may be executed in multiple counterparts and in any number of counterparts, each of which shall be deemed an original, but all of which taken together shall constitute and be deemed [o be one and the same instrument, and each of which shall be considered and deemed an original far all purposes. This Option Agreement shall be effective with the facsimile signature of any of the parties set forth below and the facsimile signature shall be deemed as an original. signature for all purposes, and the Agreement shall be deemed as an original for all purposes. K. Further Assurances. Each party hereto shall execute and deliver all such further instruments and documents as may reasonably be requested by the other party from time to time in order to fully carry out the intent and accomplish the purposes of this Option Agreement and the transactions referred to herein. L. Headings. Headings appear solely for convenience of reference. Such headings are not part of this Option Agreement and shall not be used to construe it. M. Gender. Whenever the meaning so requires, the words used herein in the masculine general shall include the neuter gender and the feminine gender and words used in the singular shall include the plural. IV. No Third-Party Beneficiaries. Nothing in this Option Agreement wilt confer any third party beneficiary or other rights upon any person that is not a party to this Option Agreement except as herein stated. O. Time. Time is of the essence in all provisions of this Option Agreement. lIN WITNESS WHEREOF, the parties have executed this Option Agreement as of the date of execution set forth beside its signature, with the Effective Date of this Option Agreement being defined above. BUYER: OWNER: BROWNSTONE AFFORDABLE HOUSING, LTD. By: THREE B VENTURES, INC. GEORGE S. GLASS M.D., TRUSTEE its General Partner By: SELLER: Doak Brown, Vice President HUGHES-WEST INVESTMENT, LTD. By: P. HUGHES-WEST, INC. its General er By~f 'Lim ~~ Renee West McGuire, President Option to Pw~chase [ktention Pond Capacity and Sale Agreement Page 7 STATF. OF TEXAS HARRIS COUNTY Ol~ This instrument was acknowledged hefore ntc on the ~ day of , 2Q09, by Doak Bmwn, Vice ['resident of Tlu-ee 13 Ventures, lnc., a Texas corporation, oral Partner of Brownstone Affordable I[ousing, C.td., a "texas limited partnership, on behalf of said limited partnership. r~,.,.....,~y, t`'~'"•''L LINOR CARROLL `f ~;= NOTARY PUBLIC .,~, ~: • State of Texas ~,a»`-'•'' •Comm.E~cp.02-0S-2012 _Cj~~t~.Q. L~~~Si4,cfz..~~ NOTARY PUF3LIC. STATE OF TEXAS sTATr_• or- `rLxAs COUNTY OF I3RAL,ORIA This instrument was acknowledged befi~re me on the day of May, 2009, by Renee Wit McGuire, President of P. Hughes-West, Inc., a Texas corporation, General Partner of tlughc~-West Investment, Ltd., a Texas limited partnership, on behalf of said limited partnership. NOTARY PUBLIC, S`I :A"CE OF TEXAS S'rAT'E Or TEXAS COUNTY Ol~ BRAZOItIA This instrument was acknowledged before me nn the _ __~ day of May, 2t)09, by George S. Glass M.D., Trustee, in the capacity therein stated. NC)TARl' PUBLIC, STATE OF TEXAS ;. nor vin,k,lrn,._.iow,r.~..rabriw,...n.~a,.,n,,ys.i vk yrce+~....n~.~n. y, Optitm w punhase t?etentiun Pcmd ('epacity and Sale Agreement Page 3 STATE OF TEXAS COUNTY OF BRAZURIA This instrument was acknowledged before me on the day of , 2009, by Doak Brawn, Vice President of Three B Ventures, Inc., a Texas corporation, General Partner of Brownstone Affordable Housing, Ltd., a Texas limited partnership, on behalf of said limited partnership. NOTARY PUBLIC, STATE OF TEXAS STATE OF TEXAS COUNTY OF BRALORIA This instrument was acknowledged before me on thed~Rs~day of May, 2009, by Renee West McGuire, President of P. Hughes-West, Inc., a Texas corporation, General Partner of Hughes-West Investment, Ltd., a Texas limited partnership, on behalf of said limited partnership. 7 NOTARY PUBLIC, STATE F TEXAS STATE OF TEXAS COUNTY OF IIRAZORIA This instrument was acknowledged before me on the day of May, 2009, by George S. Glass M.D., Trustee, in the capacity therein stated. NOTARY PUBLIC, STATE OF TEXAS L'Y42A~YAL~W}PRT. laaM~ M PwY~ Ors N~tyrw W Y. ~^~ 0)SL01r ~~V Option ro Purchase Detention Pond Capacity and Sole Agreement Page $ 05;.1/.009 THU 14:28 FAX 713 432 0120 B[20trNSTORE TRADITIONS ®008/010 STATE OF Tf~.XnS ' Cf'lTJ1~tTY OF BRAZORIA ' 'I"ltistrsWmtnt eras acJuiuwlcdged before the vn ifx; • day of , 2009, by Doak Brown, Yicc Presidcnl of Three B Ysnturt~. InC•, a Texas corporatioq, General Partner of Brownstone Aft'ordahle Housing. Ltd.. a Texas li~nitcd pnrtmarship, on hahalt of said limited partn~:tship. NOTARY PUBLIC, STATE OF TTDtAS S1'ATfi OF T~.XAS ' COUNTY OF BRA70RTA ' This instrument was acknuwltrlged befort tnc op the day of May, 2009, by Rim West McC;uire, President of T?. Hughes-Weal, Inc., a Texas corporaiian. General Partner of Hughes-West Investment. Lld.. a Tracas limited pARncrsltip, on bt.t~lf of said limited partnership. NOTARY PTJBLtC. SPATE OF TP.XAS STATE OF TfJ{AS ' CnW7'Y OF BR/{ZORTA ' This instrument was 3cknpwledged before mt nn the 'L t day of May, 20Q9, by George S. Glass M.D., Trustoc, in the capacity therein stated. yALt7EZ V ~~r o;~y, ~t~~ Starts of Texas ~a• 'tom Notary ;~,~~ ~ ~ sewn t=,c~treg NOTARY UBL1C. STATE !~F TTBXAS 20, 4011 a"«ntM~.+ ~ W.r../ti ,wryy-rylr,l„-,a W.r A..4-n4/MNM1M,ys~,R,ClMi, Option LO Putrt-a~e Docnticm Prod ('dpacxy ord Sate AArocmcnr Psgu R ~ •ai Stl-1-~ 1 ~f'?17CN-1 .-IN W.a~~ =~ anna i? ~eW hX1tiE31'T A Legal Dexeription of Property on which Seller's Detention Pond is Located from which Detention Pond Capacity shall be purchased A02~< FIT & Ii R k `I'raet 26-2b1-?C-3C-3D Acres 53_F~6~5 I3razoria County Appraisal District Property ID: 16b369 E?iII(6[T B Being 10. t 69 acres of land out of the northwest ono quarter of the nvrthwc'st one quarter of section I7, H.T. and B.R.R. Survey, Abstract 242, Pearland Texas and being part of the tracts described at Volume 1757, Page 661 and Volume 1757 Page 665, Brazoria County Uecd Records (BCDR) Brazoria County Appraisal District Property !D: 498665 and Being 9.077 acres of land out of'the northwest one quarter of the northwest one quarter of sc~tion 17, H.T. and B.R.R. Survey, Abstract 242, Pearland Texas and being part of the tracts described at Volume 1757, Page 661 and Volume t 757 Page 665, Brazoria County Deeei Records (BCDR) Brazoria County Appraisal District Property [D: 166351 Dort 2009022154 #Pages14 8.`i/22/28i@9 l i :SIAN Official Public Records of BRAZORIA t~ltTY JOY[ FAR1tgN CQtktTY CLERH Fees tb8.@@ C~qu ra~s,...•- PEARLAND SENIOR VILLAGE PLANNED DEVELOPMENT DOCUNiEN'i' c 1, , ui•i t° i~t r'.1'•. 71 ~ +:_iutn. Ut''Iri~:1, i'Il.t t :(=F~;1'F..1 t' - '~! ~i'~ 1' .r.: ,tl:..-iFiri t,Fri2CF t.Lfi~~ f1 [l ~ t'ir.... ?-iE1c r. 1 ZE~Fr~ Cri,~t:u;l:: 'c`t,iCATK.•1`t r+a,,~ a at a t%r:eia„., flay "G~a) -'~ ,, City of Pc4rianr_ ~~ •-~ ~ C] r3-NtMIt7R` (,`t'b's.~)Cail. it A~~+RRL~tf~1~T`1yt~M,yF~At its C ~ tI•-~, t.iy~t A E-+~`t~•+r~~3.~ li~l Z~~ tY~ ~~23L1:YrrjGr!'_ ~ +. -~v~~ (L'..Of(K r71Mt C.HfULi ice.' ~,.« FCJ.t l11Y~. TC7C$:{ +]?P j '.Q 1 •U.5?_ ; ?p-a tax • :vi~ci~ya+rt, artnn•a,~x~m. Curr~rrt Lr~ttltl~j LI(ytrict',~• (~ Prvpccsv~! 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'.ti ~... ~f. ~ ..'7 .;i"I~'!t ~€b _ tI ~*~'.i1 l.~n.(ri. €._ _~1 i Ci ., f ( •s tr THE PLANNED DEVELOPMENT DOCUMENT FOR PEARLAND SENIOR VILLAGE PLANNED DEVELOPMENT DISTRICT 8100 Block of W. Broadway Street Revised 7-15-09 I. Introduction A. Description of the Subject Property The subject property is 10 acres. It consists of approximately 9.0747 acres plus a 60 foot right-of--way strip of land being 0.9126 acres. The 10.0 acres is out of a 19.2460 acre tract of land located on the South side of FM 518 between CR 89 and FM 1128 which is 2.5 miles east of SH 288. The 10.000 acres of land is out of the northwest one quarter of the northwest one quarter of section 17, H.T. and B.R.R. Survey, Abstract 242, Pearland Texas and being part of the tracts described at Volume 1757, Page 661 and Volume 1757 Page 665, Brazoria County Deed Records (BCDR) and being more particularly described as follows: BEGINNING at the southwest corner of said tract described at Volume 1757, Page 661 BCDR also being the southeast corner of a tract described at Brazoria County Clerk File Number (BCCFN) 95-011782, also being in the north line of a tract described at Volume 1609, Page 779 BCDR, found a three quarters inch iron pipe, 1. THENCE, North 00 degrees 00 minutes 30 seconds East along said west line of this tract and the east line of said tract described at BCCFN 95-011782, a distance of 599.13 feet to a one half inch iron rod; 2. THENCE, North 89 degrees 58 minutes 40 seconds East a distance of 299.86 feet to a point for corner; 3. THENCE, North 00 degrees 00 minutes 13 seconds East a distance of 671.66 feet to the south right of way of FM 518 (100 feet wide); 4. THENCE, North 89 degrees 58 minutes 44 seconds East along said south right of way of FM 518, a distance of 60.00 feet to a point for corner; 5. THENCE, North 89 degrees 58 minutes 40 seconds East a distance of 299.87 feet to the east line of this tract and the west line of said tract described at BCCFN 95-042371; 1 6. THENCE, South 00 degrees 00 minutes 13 seconds West along said east line of this tract and the west line of said tract described at BCCFN 95-042371 a distance of 599.12 feet to the southwest corner of this tract and the north east corner of said tract described at Volume 1609, Page 779 BCDR from which a one inch bolt (disturbed) bears North 52 degrees 27 minutes East a distance of 0.5 feet; 7. THENCE, South 89 degrees 58 minutes 40 seconds West a distance of 659.83 feet to the south line of this tract and the north line of said tract described at Volume 1609, Page 779 BCDR to the PLACE OF BEGININNG. B. Description of Proposed Development: The proposed development, Pearland Senior Village, will be a 126 unit senior (age 55+) affordable rental community consisting of four two story residential buildings and an approximately 3000 sq. foot clubhouse which will include a leasing office, library, hair salon, laundry facilities, community business office, community room and senior activity room. Pearland Senior Village will offer 88 one-bedroom one bath units with approximately 750 sq. ft. and 38 two bedroom/two bath units with approximately 1,035 sq. ft. Pearland Senior Village will offer the following project amenities: 1. Swimming pool 2. Gazebo 3. Walking trail 4. Senior activity room 5. Garden area 6. Hair salon 7. Community van offering local transportation 8. Central community room 9. Community business office 10. Community library 11. Community laundry facilities The site will have controlled access and security lighting on the entire property. The apartment buildings will be fully sprinkled and have smoke detectors and a fire alarm system throughout. Landscaping will complement the buildings, screen views of parking areas and provide a buffer to adjacent landowners and create apark-like environment within the site. Other amenities include elevators in each residential building, community trash collection and trash chutes. All units will have washer and dryer hook-ups, walk-in closets, fully equipped kitchens with microwave ovens, ranges, refrigerators and dishwashers. 2 Primary funding for Pearland Senior Village is via the Federal Tax Credit Program. The Texas Department of Housing and Community Affairs (TDHCA) allocates tax credits in Texas based on a competitive application scoring system. If the Pearland Senior Village project is not selected for an allocation of tax credits, the owner/developer will not move forward with this development. Utility easements and any necessary drainage easements shall be addressed at the time of platting. Pearland Senior Village shall meet the City of Pearland's fire and building codes. Access roads, turning radii and other requirements shall be reviewed by City of Pearland Staff once detailed plans are submitted for the building permit. The road accessing Pearland Senior Village as shown in Exhibit A will be longer than 600ft; therefore, access shall be made through a 60 ft. right of way. A 36 ft. wide street shall be constructed to City of Pearland standards inside such right of way. The proposed cul-de-sac shall have sidewalks on each side of the cul-de-sac. The swimming pool as shown in the Design Plan shall be permitted and processed separately from this PD and other required permits. The proposed sprinkler system for Pearland Senior Village shall be extended to the patio and the balcony of all units. There shall be a minimum of one elevator for each of the four buildings in the Design Plan. The minimum total number of elevators in Pearland Senior Village shall be four. Elevator locations are shown on the Design Plan. Buffer and fencing requirements shall be met as shown in the Exhibit A Design Plan. The Code of record will be the International Code Series - 2003 Edition. C. Describe the area of land in acreage: The subject property is 10.0 acres. It consists of approximately 9.0747 acres plus a 60 foot wide strip of right of way, being approximately 0.9126 acres, allowing access to the development form W. Broadway Street. The 9.0747 acres is approximately 600 feet deep and 660 feet wide. D. A statement as to the purpose and intent of the PD district established therein: The proposed development will be consistent with the use described in Section IB of this PD document. The purpose of the proposed PD is to facilitate development of the subject site and to provide the only affordable housing senior development for the City of Pearland. There are no developments like this for approximately 73.3 square miles around this site. PD districts are intended to implement generally the goals and objectives of the City's Comprehensive Plan. Pearland Senior Village specifically meets the objectives of Immediate Goal No. 3; Attractive and Affordable Housing out of the Goals and Projects for the Economy which is part of the Pearland 20/20 goals. II. Zoning and Land Use A. Describe the existing zoning districts and the boundaries of said districts: The current zoning of the proposed PD is General Business. The property to the east is zoned Multifamily (MF). The property to the north is zoned General Business (GB). The property to the west is zoned General Business (GB). The property to the south is zoned General Business (GB). B. Describe the base zoning district to be overlaid, together with the boundaries of the district, and describe the areas in acreage of each different district. The base zoning district to be overlaid will be multifamily. The boundaries of the district will be the entire 10.0 acre tract. This request is being made due to the nature of the project being a senior's only community. The land use of multifamily for this tract is consistent with the City of Pearland's desire to add affordable housing in appropriate areas and to have multifamily housing near but not fronting an arterial roadway and buffering general business from single family zoning. C. The general standards applicable to development within the district, with or without reference to the base district, including but not limited to: density, lot area, lot width, lot depth, yard depths and widths, building height, building elevations, coverage, floor area ratio, parking, access, accessory buildings, signs, lighting, project phasing or scheduling, management associations, and such other requirements as the City Council may deem necessary in order to implement the Comprehensive Plan, and the purposes of the PD District. 1. Provide a table outlining the percent of use in each zoning classification. Included detention and major thoroughfares as separate items. Discuss possible variations from percentages in table and amount of variance requesting, if any. 4 Land Use Summary Percentage of Zoning Use Acres Total Acres District Single Family NA NA NA Multifamily 10.00 42.87% MF/PD General Bus./Commercial NA NA NA Parkland to be dedicated to the City Payment in lieu of land 0% NA $750 x 126 units = $94,500 or City of Pearland Rates at time of Site Plan Submittal Over 113,921 sq. ft. Common Open Spaces/ provided 26.15% MF/PD Trails/Recreation to be 113,400 sq. ft. required maintained by Property Detention See Ex: E 0% NA See Ex: A for 60ft ROW with 36ft road off Thoroughfares/ROW W. Broadway St. 9.24% NA Internal Streets/Vehicular 94,707 sq. ft. 21.74% NA Circulation Others NA NA NA 2. For residential uses, provide lot width categories and corresponding zoning in a table. Describe the percent change the number of lot sizes may vary by category, if any variation. NOT APPLICABLE TO THIS DEVELOPMENT 3. For residential (single or multi-family) uses, provide density by classification of zoning districts included in the PD and overall for 5 residential section, and the PD as a whole. Discuss any possible variation as development may occur. Pearland Senior Village will have 126 units or approximately 13.88 units per acre which is less than the 16 units per acre maximum density limit for multi-family zoned property in the City of Pearland. D. The permitted, conditional and accessory uses authorized in the district, the location of such uses, the residential densities or other measurements of development intensity associated with base districts or phases of the development in conformance with the approved Design Plan. 1. The development shall have a base zoning of multifamily and have 126 units which results in a density of approximately 13.88 units per acre. 2. The multifamily development shall have 88 one bedroom units and 38 two bedroom units. 3. The units shall only be rented to individuals 55 and older; however, Federal Fair Housing Laws allow individuals who are disabled to live at senior properties if they are younger than 55. The reality is that very few units at affordable senior properties are filled by disabled individuals younger than 55 because the development is not marketed to them. 4. A clubhouse shall also be located in the development and shall contain the following rooms: a. Leasing office b. A multipurpose room which shall provide an area for a local hair stylist to provide services to residents from time to time c. A community library d. A maintenance room e. Bathroom facilities f. A community business office g. A resident community room h. A senior activity room i. Community laundry facilities j. Community kitchen As required by federal ADA laws, four (4) of the residential units will be built and equipped for persons with mobility impairments and three (3) of the residential units will be built and equipped for persons with visual and hearing impairments. III. Design standards applicable to the development A. Signage, Landscaping, Fencing, Parking, Screening, Trees, etc. 6 1. The entrance from FM 518 will be constructed in accordance with deviation #3 on page 10 and in accordance with all other Pearland UDC requirements. Any issues regarding platting will be addressed and resolved at time of platting. 2. The access road shall be located within the 60 feet of right of way. The access road shall be 36 feet wide and constructed to meet all requirements of Pearland's UDC. Sidewalks shall be constructed on the 9.0747 acres to meet all requirements of Pearland's UDC. Additionally, sidewalks shall be constructed on either side of the 36 foot access road within the 60 foot right of way; however, these sidewalks are not required until the immediate adjacent land is developed. 3. Offsite detention will be provided for Pearland Senior Village by accessing the excess capacity in the oversized detention pond located on the adjacent property serving the Tranquility Bay Apartments. See Exhibit E. 4. The Open Area requirement for the multi-family zoning is 900 sq. ft. per unit or 113,400 sq. ft based on a 126 units. Based on the Design Plan included with this PD application, Pearland Senior Village will provide over 113,921 sq. ft. of open space. This amount of open space exceeds of Pearland's UDC requirement by over 521 sq. ft. Please note that there are additional areas on the site plan that would probably also qualify as open space. 5. Perimeter fencing will be provided to meet all requirement of Pearland's UDC. 6. The exterior facades of the buildings shall be composed of a minimum of 50% masonry (stone, stucco or brick). The remaining exterior facades shall be constructed of hardi-plank. 7. Total landscaped area will be 18% or greater, which is 3% more than the required 15% landscaping of the total area. Specifically, 3% more trees, 3% more shrubs, 3% more small shrubs and 3% more ground cover/grass will be planted than what is required by the UDC. It is our intent that the UDC will be followed unless items are noted in this PD as a variance from the UDC. B. Refer to Design Plan and describe which aspects of plan are precise and which are general. Design Site Plan -Exhibit A Every effort has been made to be specific on the Design Site Plan. As engineering is performed and the construction drawings are finalized, minor deviations from the approved Design Site Plan shall be approved by 7 the Planning Director of the City of Pearland. In addition the development will meet the City of Pearland's fire and building codes. C. A specific list of deviations from standards in the base zoning district(s), together with any standards in the ordinance which are to be varied for development within the PD district. 1. Deviation from Section 4.2.1.2(a) the UDC's minimum requirement for off-street parking for multifamily zoning. The UDC's minimum requirement for off-street parking for multifamily is: 88 One Bedroom Unit 2 Spaces 176 38 Two Bedroom Unit 2.5 Spaces 95 2926 Sq. Ft. Clubhouse See Breakdown 17 Total Parking Required Per City of Pearland UDC 272 Additional Visitor Parking Recommended by City 20 Total Required Parking 292 Breakdown of Clubhouse Parking Dimensions Footage Category 15'-6" x 14'- Onsite laundry for residents 2" 219.59 Laundry Senior Activity 24'-0" x 20'- Assembly Room 2" 484.01 Hall 11'-10" x Leasing Office 11'-6" 136.05 Office & Professional 11'-10" x Business Office for Residents Only 14'-0" 158.62 Office & Professional 20'-6" x 25'- Assembly Community Room 0" 512.50 Hall Hair salon for residents only 12'-8"x11'-4" 143.55 Office & Professional Library for residents only 12'-8"x11'-8" 147.86 Library Additional HVAC Sq. Ft + Maintenance 1,123.83 Office & Professional Total 2 926.00 Applicable Parking Parking Ordinance Requirements So. Footage Required Laundry 1 per 200 219.59 1.10 Office & Professional 1 per 300 438.22 1.46 Library 1 per 300 147.86 0.49 8 Assembly Hall 1 per 100 996.51 9.97 Additional Sq. Ft. 1 per 300 1,123.83 3.75 Total Parkin Re uired for Clubhouse 16.76 Parking Deviation Request 88 One Bedroom Unit 1.3 Spaces 114.4 38 Two Bedroom Unit 1.75 Spaces 66.5 3065 Sq. Ft. Clubhouse 1/100 sq. ft 16.76 Additional parking~rovided 14.24 Total Parking Spaces Requested 212 Parking needs for seniors are different than those of families. It has been our experience that the number of senior residents per one bedroom or two bedroom unit is lower than a family development. In addition, fewer residents in senior developments own automobiles than do residents in family developments. A number of jurisdictions have agreed that parking needs for seniors are different than those for families by approving reduced parking requirements for senior developments: a.The City of Houston has a separate parking space requirement for seniors of .75 spaces per unit b.The City of Dallas has a separate parking space requirement for seniors of .7 spaces per unit c.The City of Baytown approved an ordinance for a development similar to the Pearland Senior Village allowing for a parking space ratio of .75. d.The City of Friendswood approved an ordinance for a development similar to the Pearland Senior Village allowing for a parking space ratio of .75 e.The Cities of Baytown and Port Arthur have approved parking ratios for senior projects of 1.33 and 1.38 per unit respectively. It is our understanding that past research performed by the City of Pearland staff has indicated the City of Pearland would be comfortable with a parking ratio of 1.3 spaces per one bedroom unit and 1.75 spaces per two bedroom unit for a senior project. Therefore we propose these parking ratios for the 88 one bedroom units and 38 two bedroom units resulting in 180 parking spaces to serve the units. To serve the clubhouse we are proposing 17 parking spaces to cover the leasing office, maintenance and staff. 9 In addition, we are proposing an additional 15 parking spaces for resident guests as recommended by City Staff. The clubhouse community room, senior activity room and other development amenities are intended to serve residents and the families of residents of Pearland Senior Village. No events or activities for non-residents of the Pearland Senior Village will be hosted in the clubhouse. Based on our experience, similar projects and the precedent set by other local municipalities, we believe the 212 parking spaces we are proposing is more than adequate for the Pearland Senior Village. To comply with the current City of Pearland parking ordinance would result in the destruction of desired green space and the construction of unneeded and unsightly concrete parking that would go unused. Therefore, we respectfully request a reduction in the parking requirement from 292 parking spaces to 212 parking spaces. 2. Deviation from UDC Section 3.2.6.4(n) regarding Dead End Streets. The private road with cul-de-sac we propose to build from Broadway Street to our development will be built to meet the City of Pearland UDC standards. The bulb of our cul-de-sac will have a minimum of 80 ft in diameter of pavement per UDC requirements. Working with City Engineers and anticipating that in the future the private road will be donated to the City of Pearland as ROW, it is the City Engineers recommendation to receive only the 60 ft strip of right of way ("ROW") and not to receive the bulb of our cul-de-sac as ROW. Currently Section 3.2.6.4 allows for a private road (not a public road) accessing a multifamily development up to 700 ft. Our proposed road is approximately 677 feet and would meet this requirement. To allow for the opportunity of the private road to be dedicated as ROW, the City Engineer has recommended this deviation to prevent any future complications in the ROW dedication process regarding UDC requirements for turnarounds on public ROW. Therefore, in working with City Staff and City Engineers we respectfully ask for a deviation allowing relief from the Section 3.2.6.4(n) regarding Dead End Streets which would allow an approximately 677 ft dead end public road. 3. Deviation from Section 3.2.14.2(j) requiring the minimum frontage of a multifamily lot to be 125 ft. In working with City Staff and upon the City Engineer recommendation as stated above, to avoid any issues should the private road be donated to the City of Pearland as ROW, we will be platting two separate pieces of property for this project. One parcel being an approximate 9.0474 acre parcel containing the cul-de-sac turn around bulb and the development. The second parcel shall be an approximate .9126 acre parcel containing the 60 ft wide strip of ROW and the private road which may at some time 10 in the future be donated as ROW to the City of Pearland. Upon the City Engineers recommendation of this platting process, our development would be left with only the 60 ft of frontage being the 60 ft wide ROW instead of over 125 ft of frontage if the cul de sac were to be included with the 60 ft wide ROW. As a result we respectfully ask for a deviation to from Section 3.2.14.2 (j) to allow this multifamily development 60 ft of frontage. 4. Deviation from UDC Section 2.4.2.10(c)(1)(c) the maximum project coverage of forty percent (40%) to forty-five percent (45%). Working with City Staff and following guidance from the City Council in efforts to develop a higher quality development for the Pearland community than would otherwise be developed through conventional zoning districts, we are developing a two story apartment complex instead of a three story complex which could have been designed and built to meet the forty percent (40%) maximum project coverage. We are providing a laundry list of amenities that include a swimming pool, gazebo, walking trail, senior activity room, garden area, hair salon, community van, central community room, community business office, a community library and sidewalks throughout the community that will provide a high quality of life for Pearland Senior Village residents. In addition we are developing less than 14 units per acre on our senior project, which is below the 16 units per acre allowed for in multifamily zoning while at the same time using off site detention. The approximate project coverage shall be: Streets: 76,244 s.f. cul-de-sac turnaround: 5027 s. f. Buildings: 77,588 s.f. Sidewalks: 18,775 s.f. Total project coverage: 177,634 s.f. or 45% Total open: 217,107 s.f. or 55% Total lot: 394,741 s.f. As a result we respectfully ask for a deviation to Section 2.4.2.10 (c) (c) which will allow our project up to forty-five percent (45%) Project Coverage. D. Add a note that all requirements of the Unified Development Code will be met unless specifically mentioned in this Planned Development. All requirements of the UDC will be met with the exception of the deviations noted above. IV. Required Dedications of Land or Public Improvements 11 Due to limitations in the land available for development, we will contribute financially to the City's parkland fund at an amount consistent with the City of Pearland requirement at the time the site development plan is submitted for permitting. Under current requirements, the contribution to the City's parkland fund would be $750 for each of the 126 units or $94,500. V. A phasing schedule for the project, where applicable, setting forth the dates for submittal of site development plans and the timing of performance by the developer for dedications of land or public improvements and satisfaction of any conditions in relation to the phasing of development, where applicable. Pearland Senior Village application for financing submitted to the TDHCA is currently being considered. Final decisions will be made at the TDHCA Board Meeting scheduled on or near July 31, 2009. If the Pearland Senior Village application is successfully funded and this PD district is formally approved by the City of Pearland before July 31, 2009 then the owner/developer will move forward with plans and target a land closing date by October 31, 2009. We will then move forward with the platting and obtaining building permits. The target date for breaking ground on Pearland Senior Village would be spring of 2010. Prior to receiving a certificate of occupancy for any building, all amenities, except for landscaping shall be constructed and in place as shown on the Design Plan. Each of the four residential buildings (Buildings 1-4 on the Design Plan) and the clubhouse shall receive an individual certificate of occupancy. Although it is anticipated that construction of all buildings shown on the Design Plan will be commenced simultaneously, it is likely buildings will be ready for occupancy at different times, thereby requiring a certificate of occupancy at different times. VI. Exhibits Exhibit A -Design Site Plan Exhibit B - Building Elevations Exhibit C -Floor Plan One Bedroom Unit Exhibit D -Floor Plan Two Bedroom Unit Exhibit E - Water Detention Plan Exhibit F - Development Amenities 12 EXtitBIT "A" DESIGN SITE PLAN 0 ~ r ~ N i ~ O N i„ O i T Ql N a~a~ ro _ ~~ ~ m a z O N_ D D ~o ~ Vv a = ~~~~ z ~~ ° - ~ \,z N U' n ~ T D ~ 1 O ~ ~ D O '. W p 7 O ~ '~ ~ ~ ~ N T ~n D ~ =~~ - ~ a w ~ ~^ A N N D ~I/ ~ T rn D 1 O N W D ~ ~ O O N N T N ti D rn D X 0 o~~~3y ~ O O o~ A ~ ~ T rD- Q ~ Z z l z N 7~ ~ ~ D ] G~ ~pON D N O p m C_ N N 7_ /~ j r ~ rn w ~ ~ ~ u. O U' ~ Z -I ~ O O ~ N 1 1 ~' w ~ = y O iv Nan n { N r <_ N O a v o i N O 0 a ~ iz~~ ..or~p ~~a~C w ~z ~ Ox R° V~ ac'v'"] N ~ C'I O ~ozZ Z ~ ~~ ~~ o~ ~ ~ v S ~ 41 Q N I o Q (D I N z ~ v O I ~ ~ Q ~ D ~ .9 c~ v I N G O ~ PIPEIIN°_ EASEUiENT I ~ ~I p O ~' r I ~ -~ ~ `° ~ ^ ~ 659.00 6 Nt. Wood Fence ___-___-~-___I ( 50 R.O.W. ; ~ I ~ ~ I I i ~~~7 ~5i~3 Q 41C%X~' [n~,0~~u~~ ~ EXHIBIT "A-1" Exhibit "B" Location Map Ordinance No. 2000M-62 LOCATION MAP T ZONE CHANGE NO. 2009-03Z NORTH GENERALLY LOCATED EAST OF CULLEN BOULEVARD, WEST OF TRANQUILITY LAKES DEVELOPMENT AND SOUTH OF BROADWAY Exhibit "C" AFFIDAVIT 4 F PUB Publications Ordinance No. 2000M-62 The Pearland Reporter News = 2404 South Park Pearland, Texas 77581 State of Texas Brazoria and Harris Counties I, Lloyd Morrow, hereby certify that the notice hereby appended was published in THE REPORTER NEWS, a newspaper of general circulation in Brazoria, Harris and Galveston Counties, for >` issues, as follows: No. No. No. ' - No. No. Date `~ ~ ~ 20 ~ Date 20 Date 20 Date 20 Date 20 ~i~~ CFO Subscribe and sworn to before me this 20 ~_ 3 S 1. day of ~~~ ~' ~ ~ ra Ann Emmons, Publisher Notary Public, State of Texas P l a n n e d Development -Mufti Family (PD-MF), on the following described property, to wit: Legal Description: Being 10.000 acres of land out of the northwest one quar- ter of the northwest one quarter of sec- tion 17, H.T. and B.R.R. Survey, Abstract 242, Pearland Texas and being part of the tracts described at Volume 1757, Page Published April 1 and 661 and Volume April 8, 2009 1757 Page 665, Brazoria County NOTICE OF A JOINT PUBLIC HEARING OF THE CITY COUNCIL AND THE PLANNING AND ZONING COM- MISSION OF THE CITY OF PEARLAND,TEXAS ZONE CHANGE NO. 2009-03Z Notice is hereby given that on April 20, 2009, at 6:30 p.m., the City Council and Planning and Zoning Commission of the City of Pearland, in Brazoria, Harris and Fort Bend Counties, Texas, will conduct a joint public hearing in the Community Center, located at 3523 Liberty Drive, Pearland, Texas, on the request of Blake Rue, applicant, on the behalf of Glass 518 Joint Venture, owner, for approval of a change in zoning district from the clas- sification of General Commercial (GC) to Deed Records (BCDR) General Location: Located East of Cullen Boulevard, West of Tranquility Lakes Development and South of Broadway. At said hearing, all interested parties shall have the right and opportunity to appear and be heard on the subject. Angela Gantuah AFFIDAVIT OF PUBLICATION The Pearland Reporter News 2404 Park Avenue Pearland, Texas 77581 State of Texas Brazoria and Harris Counties I, Lloyd IVlorrow, hereby certify that the notice hereby appended was published in THE REPORTER NEWS, a newspaper of general circulation in Brazoria, Harris and Galveston Counties, for / issues, as follows: No. ~ Date ~ - ~ 20 ~~l .. No. Date 20 No. Date 20 • • . No. Date 20 No. Date 20 ••. Subscribe and sworn to before me this 20~ 4 CFO day of ..z~~ C~~,S~ ,~~~ ac~~-~2 Notary Public, State of Texas Published April 1 and April 8, 2009 NOTICE OF A JOINT PUBLIC HEARING OF THE CITY COUNCIL AND THE PLANNING AND ZONING COM- MISSION OF THE CITY OF PEARLAND, E CHANGE N0. ce is hereby on April 20, 2( i p.m., the ncil and PIS and Zoning Commiss of the City of Pearla~ in Brazoria, Harris a Fort Bend Counti~ Texas, will conduct joint public hearing the Community Cent located at 3523 Libe Drive, Pearland, Tex on the request of Blau Rue, applicant, on tl behalf of Glass 5' Joint Venture, owner, f approval of a change zoning district from tt classification of Gener Commercial (GC) 1 Planned Development Multi Family (PD-MF on the followin described property, f wit: Legal Description: Being 10.000 acres of land out of the northwest one quarter of the north- west one quarter of sec- tion 17, H.T. and B.R.R. Survey, Abstract 242, Pearland Texas and being part of the tracts described at Volume 1757, Page 661 and Volume 1757 Page 665, Brazoria County Deed Records (BCDR) General Location: Located East of Cullen Boulevard, West of Tranquility Lakes Development and South of Broadway. At said hearing, all inter- ested parties shall have the right and opportunity to appear and be heard on the subject. Angela Gantuah Senior Planner Exhibit "D" P&Z Recommendation Letter Ordinance No. 2000M-62 Planning & ~Oning Commission Recommendation Letter June 22, 2009 Honorable Mayor and City Council Members 3519 Liberty Drive Pearland, TX 77581 Re: Recommendation on 2009-03Z Honorable Mayor and City Council Members: At their meeting of June 15th, 2009, the Planning and Zoning Commission considered the following: Application by Blake Rue, applicant, on the behalf of Glass 518 Joint Venture, owner, for approval of a change in zoning district from the classification of General Commercial (GC) to Multi Family-Planned Development (MF-PD), on the following described property, to wit: LEGAL DESCRIPTION: Being 10.000 acres of land out of the northwest one quarter of the section 17, H.T. and B.R.R. Survey, Abstract 242, Pearland Texas and being part of the tracts described at Volume 1757, Page 661 and Volume 1757 Page 665, Brazoria County Deed Records (BCDR) GENERAL LOCATION: Generally Located East of Cullen Boulevard, West of Tranquility Lakes Development and South of Broadway. Commission Member, Ron Capehart, made a motion to approve the Zone Change Application 2009-03Z (with 126 units as indicated in the PD document) with conditions listed below. The motion was seconded by Commission Member Susan Sherrouse. The vote was 5-0 with commission Member Darrell Diggs absent, and the motion passed. 1. A parking deviation from 292 parking spaces to 212 parking spaces be permitted. 2. Lot coverage deviation from 40% to 45% be permitted. 3. The request for a crushed granite walking path that is 5 feet wide be permitted. 4. That a dead end street with 60 feet of frontage off of Broadway Street be permitted. Page 1 5. All other requirements of the current UDC shall be met. Sincerely, Angela Gantuah, Senior Planner On behalf of the Planning and Zoning Commission Page 2 E~ui~,i~i~c E:~.~~~;~~rio~s n~u Quu,ni~c ~~..=ass N w ~~ N ,:~ ~f~o v I' w ~z~ ~ 1 ~~ ~ I ~.i ~ w u_ ;' __ ~~ i ~~ s U ; Ul C5 z Q J tQ_ V Z a _..., co EXHIBIT "B-i" Ij II ', ;,;; v-,f f C) I <t u .1 u~ ~[?L.; ~llF; 1 I; z O '_. Q ~? LL~ ~, ~, l~ i t N ~i m! m: ~ i .Q ~~~ ~~ j n~ ! ~ lU ~ l9 IL E -. Q ~~ U; m ~~ v Q J z EXHIBIT "8-2" j A ~ m .~ m x I 3 ~; u ~~~~ m .., o, .. -~ `FI u~ ~.... V- ~) tL ~t m ~{ i 6 !t ,o,~; } ~.~ .s i O 1 W J us 7 W i ~~ ~~ k t N m ~! u~ ~ l9 ~- -_ LLJ _J 4 U ' `: cSl ' O ,t7 ,h ~ ~ .(7 .~ ,, ~a d ~., ,a, ~;: W ~1 ~. 7, ~t. n F-- Q W f 1! ~ F--- _7 N IL z Q 7 ~_ F- rSr' ~) W J US Z u_~ EXHIBIT "B-3" ,. i iry I !~I ~~ N .mil l t / i 1. ` a k_ ~. ,:~ ~ ~ , i, tt r. _ ay ~ tr ff ~ p ~{ l_~ i i w l i N u ~~ i ~j ~ tD ._~ . u - ~~ II ~ r; ~` 4G ~.1 r~ n '7 L -J J T T ~ y ~ c EXHIBIT "B-4" ,,,. ~ ';gym E ~ i I ~ N ~ +I tr) { i:i t. 'fr =; i:. ° i,: N~ 'J 1 N r O Q ! O J W ~~~~---~ '> ~~ ~ lL1 1~ I ~ iL It j ~! i ITV ~~~ ` ~ r~ EXHIBIT "B-5" tt.i ' l9 LL._ i~ _ ~~ J ~~ Q ~I U '',, ._ O Q n~ I..L 7 `~+! ~! i i .O ,F~ .U IE~ .V '2E:1 y; 3 ~ f u ~ ut ~~ U U1 '' Q _7 r~ V 2 J_ EXHIBIT "B-6" U `;f l LLJ ~i r ~, C_l to ~t' J I` Q n:' Z a W oC j N ~ ~ Q ~O© u~ en ~t'i EXHIBIT "B-7" ~; U C) u_ u, U u_ U O ~ Q Q u a _, ,b LLJ F' (~ Q ~ J ~.T LL-I ' `~ O C & 8 `_ `t a' ` 1 # ~.. ., ~, r. C~ d J J U-! F- L t~ ~. C] N L 'S U7 n U u~ U U aY ~ ~ ~~~ W Fu ~~ ~UO u.t ttl t!1 e! Q Q J 11_ u{ tJ IL r~ V Gn 11 Q ~ 1 IV Q ~t ~~ J ul 1 fi ~ ~~ IL I N ~ a~ _] ~~ d a ~~fl ~~ r. _ EXHIBIT "B-8" «L.. t L. e ~~ ~, iY [~ I.1 i ID IY ~ 1 1.. (') (} ~' ~~ 1 i-1 Q C~1 I ( 11 1L ft LL.~ 1_ ~' i ! f ~'' ' ~ Q1 `~' A~ '~ ' q 41 ~Yt ~ 0 Q ~ ~ d, n ~ ~~ t- ~ ~•,i c. ~ ei ~ I ' rj it ~ ~ i~ ~ ~~ N m ~ n i 4_ 0 l3 (l i- 01 ~~ ~N 1 u~ a ,, ~~ u I K1 I- +t e~, f i t ~v t' u~~ ° ~ C ~ v _I ~~ u i "`` V a ';{ V C7 ~:n C') d t" ~) t, :z '~ I ~ a O ; i u - ~- _ ~ ~ • ~~ ~.{ p l~ Ml ti ExHraz~r "~-9" r~f~ii3i~r .~~.,, F'LOOlt PL:~N ('Olt Ot~l•: l3EUR00~1 UNIT PA'I`10 - I3AI.CUI~Y - ~ I.iVING I)I N I f~(a FLOOR PLAN SC~LC (F`t=FT ) 1 O 4 8 12 UNIT PLAN 'A' 1 13CDROOM i f3ATll APf'~(a?+:IMATF_iQLlAR>= f`OOTAGE (;OP,lf71 i tt )t~Pi ~ Af`FA' ~ 7~,0 ,`~.F 'al(~F.AC~F ARFA 17 5.~. YGti:CIi /PATIO ARFA 71 ~ F. TOTr~1 AF_{ ~'~ 133 :y.C. EXHIBIT "C-1" t~:.l' I I I BIT "I)"' FLOOR t'I.AN I~nR'1'WO BEDItOt)tit C'11'I' PA`I~10 - BAI.(()NY LIVIN(; UININ(a ('r:~'I~RAL CC~Rf~ilx)R FLC~C~I~ PLAN SCALE (f=EET ) i nf-•F~kOxlnrnrr c,nllnkcF Frx.7Ync:F Q ~ fi t? U I V~ T 1 LJ \ N ' rL./' F'C)kr: I !FF AT~ () nRFn 7 I ~~ f r~t~~~oo nn ,~ r3Arr 1 ~~,`nl n~rn I ,. ~~ _. r EXHIBIT " D-1" I•:l l l l [~1"1 "1•:" t~~l ~ iit Nlap of 29.556161,-95.337636 ~*~,~-~~~~~~ ~acs1_ EXHIBIT "E-1" ~~Iljt: 1TUl~?>.Y;1~ltri~ ~x}f1i ,tT111E .':1("i1 } cY.v 11a~ 1111{ tati~~.lnP~ I (ii~i~l 1 ~~'~il art;~~ll ~i) ."`(+~ .. ~ ~.t ~11({4f .,..,.. ,~ ~'~'- ~~`f~t `~ ~' ~ ~Te S ~ (C:fX - -t14 ~f °~ ~~4+'t~r t~ i ~~! ~.,~ ~~ . f~P°~`m~../1 ~'!'t'C~ n ~ I -- _~ A~8 En gineering LLC .._ ., _ t a~i,.~r~~n~ut.~( I'lavnnt., ~9areh •-l. ?01 )c) Mr. Bill Brc7~~ n 13r~n~~nstcute :~~rchitc~t~ and Planners (;i 17 ~tahlerid~~r (r~ust~nt. ~I'exa:; 77th; (tf:~ [)rtrntion Volume ftryuirement 1 c) :~crrs in Pear-lancl. Trxa, Uear C/~ir. Liro~~~n. :~E3En~~inerrin~ l.L(' hay ealeulatrcl Preliminary drtentiort vc+lumc rryuiremrnt~ fi+r dry elohment of~a c).U74 acre and a 10.171 3 ar.rr trart~ of land located in I'rarland. Tr~ias. T'he calt:ulations are hard un the City ol~ I'varlancl (~.n,.tinerrin~~ larsi~;n (1-iteria !Manual (.lone ?0071. C3ased on this nutrutal, the minimum detention rryuirrcl lire all hrojects is O.h~ acre li•rt her acre. t-Icrt~e~rr, this ~alur is increa.rd by 5°o to account ti+r,aturated conditiun~ ~~I'clricl++hed arena. "1"herrlin-e. the rryuircd detention ~olumr tier the U'act. of" land arc ~urnn~ariied hrlnt~ Tract of Land (Acres) Detention Volume (Acre-H'eet) 9.07-I - -- b I9 -- - -- 10.1713 ------- 6.9-{ 1~his ~ aloe is hrrlintinary artcl is subject to chm~,r based on final design c;ctnditions. Reshrctfirlly submitted. :anchor I'.. Ilc+lnt, I'.f;. .~E-.Fi ! I>,'.fli t a.i 1 rrr,~.:~ tiu~tr li)r~ Ch:u+nrl~ie~+. le~:+~ r?j3(1 t i l i l lit I _!7U-t tax t_'`~1 t `~~',,-++~3_'~` EXHIBIT "E-2" REKHA ENGINEERING, INC. CONSULTING CIVIL ENGINEERS AND LAND SURVEYORS ..-°~ Mr. Doak Brown May 6, 2009 BROWNSTONE AFFORDABLE HOUSING, LTD. 6517 Mapleridge Houston, Texas 77081 RE: Proposed " Pearland Senior Villgae" - (79 Acres Residential Development) Northwest of the Existing Tranquility Lakes Detention System -Present Detention Volume - Pearland, Tx. Dear Sir: The purpose of this letter is to provide the present referenced detention system capacity and present usage volume based on previous reports which REKHA Engineering, Inc. has provided to West Development for the developed previous phases of the referenced development and capacity sold to others. SUMMARY OF RESULTS: X 'Total area being served by detention pond - 118.64 acres (w/ pre~~ous sand pit area) X Minimum storage volume required for overall drainage area(three existing and one proposed} -- 60.0 ac-ft X lt'fitumum storage volume required for 12.88 acre; existing development("I'Q 1 +Blvd.) - 7.OU ac-ft X Minimum storage volume required for 9.64 acre proposed development (Villages of Pearlvld -Res. Sub) = 3.? ac-ft X Minimum storage volume required for 18.63 l acre development {'1'Q 2 - R4serve (u? TQ) = 8.80 ac-ft X 14~iinimum storage volume required for 5.53x)4 acre existing development (SS Ill} 2003 -- 2.~6 ac-ft X Minimum storage volume required for I(i.U163 acre proposed development ('I'Q 3} 2003 = 6.96 ae-ft Minimum storage pro~nde to City of Pearland for Cullen Road Expansion (2004) = 11.00 ac-ft EXHIBIT "E-3" 5301 HOLLISTER, SUITE 190 • HOUSTON, TEXAS 77040 PHONE: (713) 895-$080!8081 • FAX: (713) 895-7686 ~nr_~...:... ~. s,..i, ......, ..~4i.-.n..,..nm . G_mail~ lako '1 ~nl nrin nc~t ?~ Storage volume provided prior = 99.92 ac-ft X Minimum storage volume required for 19 acre developments 0.65 ac-ft/ar (Peai•land Senior Village) - 12.35 ac-ft X Storage volume provided prior = 112.27 ac-ft X Storage volume remaining in the pond - 340.84 ac-ft (for future developments) X Actual Design Outflow Rate = 5.00 c.f.s X Maximum 100-year W.S. El in sandpit = 35.75 ft. CONCLUSIONS AND RECOMMENDATIONS Based on the above presented preliminary letter, the preliminary evaluation of the proposed project and existing sand pit /pump facility, the conclusion of this report is that the existing sand pit /pump system is sufficient and will provide enough detention storage volume to mitigate the full impact of development of the proposed project (19 acres). Furthermore, it is also concluded that in a 100-year storm event, the water level in the sand pit will reach an approximate elevation of 35.75 which is well below the existing top of bank elevation of approximately 50,04; thus, the runoff generated in a 100-year storm event from all of the drainage area will stay well within the confines of the existing sand pit. Note all elevations are based on City ofPearland Bench Mark System - 1987 adj. (Vote this letter is based on previous mitigation reports dated in 2003 or prior by our firm at those times of phased developments. Please review and if you have any questions, please cal! me or John English, Sr. Vice President @ 713-895-8080.. REKH Engineering, Inc. ,,1 ~ ~_ --~-~`-~ ..- ~ l~~ ~ Dinesh Engineer _P:~E:---~~°""-"~' 2886-TQ OetLetter EXEiTBIT "E~1 " b C)P~llOl~ TO1't'12(~Il:~~l•:I)1•:~I~1•:til~lOti I'ONU(',1P:~('I1~1~ ICII~ttpllttN Itrptatt'IL~SI~_I)I IlVlltt~;I't)NI)t';~I':~t'ifl'.ANI)ti;1t_t .~t,l~l~l~~t(•N1 hcrcrrJ ~alter rclcrred t„ a, "( )ptu,n ~srr~•ntrnt" nradr ;nnl ~°ntcrrti int+, thr, "~.1'_~ ~Lr~ ++t' t'14t . 'UU+l, h~ and het~~ cen Ii Ii(:111•a-~~ ha f Iti~'F.ti7 Al F'N I ti, 1.7 !)., ,r I r.~a~ linutcd partncrsl>~. hcrr.inaliur relen~rd I„ a.; "~eller•'. arnl 1312O~~"Nti"1'ONI•: :~hhUltl).Utl.l( liOl tilti(:, L'1'U.. a I ryas limited partnership, hcninalier sunu•tinu•~ rrl~•rrcd to a. "liuti+•r" t„rnr+l herein hti GI•:OlLt:l•: S. Ca.:~ti~ ItLI)., 'i'ItU577•:1~,. the current rn~nrr +•1 the land set t++rth un I:xltihrt 13 atLtched hereto anal nt:ufe a p:u~t hereof ti ,r :ell purp+„r,. hcrcinalier reti7-red to as °t h~ rrer.. ~~'lll?Itl•::1ti. luvcr desircw In purchase learn Seller I)rtcntiun fund (;rpaciiy sullicicnt to serve all ul the I(u~tr', total arrc~t>:c of land de,crihed uu I~,xluhit R auachcd Itrreto; and W111•:Ith.,1ti. Eiuver :rail Seller desire to enter into This Uption r1l*rcuncnt tit I,ruvulc ti,r the purchase ul such I )ctcuti+,n fund C'apacrty and li,r an initial option which ntusl he rzcrcised by flee Buyer prior to anv purchase ol• C)etention fond ('apacity; and 1ti'IIH:K1~;Ati. the t hvncr i e~cculim~ Ibis t )pti+•n :1~.;reentent nttt ti,r the IturJ,usc <,I' +,I,li~~trtin~~ rtsclfto purchase I)ctention fund C'aparity, but as lhr current u,4ner ofthc prupert}' set tnrth +tn 1•xhil,it I3 atrrched hereto and that this t )I,uon A;~rrrment will only become cff~•eti~c rl the liuver hee+ane the rnvncr uf;rll or hart of flee property set ti,rth on t~:xhihit 13. N(")t~, 'CIIh:KI•;1~OIL1~,. i.,r and in cunsi~lert[ion ul the stun olOnc -1•housand I ivr I tundred and Ntr, IOU Ih,llars I'E;l,>UI).Ut)) (hercinaftrr sontrtinte5 rel:xrcd t<, as "Uption i~~loney"-, the receipt and sullicicrtcy +,f which is hereby ackno~ti lcdgc~l by Seller. the parties a~rec as li,llows: Sccliun I - Gr:rnl of Optirrn Seller hcreh~ grant. In [3uver au option Lc, purrhasr (hercin:rtirr sontctintc:; rclrrred ti, a; "t)ption"). on the terms and conditions herein set Furth- up k, liliern (I~) acre feet of water detection pond capacity ("Uctrntion fund Capacity") in fhc detention p+nui Iucatetl net real property. the Ir~~al description of which is set li,rth iu [:xhihit ~1, attached hereto and rnadc a part hereof' li+r all purposes. ("l)ctenlion I'vutl") ")-he minimum acre I~c.t ol~ te~atcr Uctcntion fund t'apacity that can he purchased by the Ruyc-r• shall he twrl~e (12- acre icrl. -ilte anr,unt ul arrea!~c to h~• purrhase~l h~ Ru_~cr will +icperttl ul,on the total antuunt of acrca~c reyuircd by the buyer li,r the entire trte't described un I:zhihit li 1 he l3uyrr`s cn,~rnee•r shall submit to the Seller the total I)c•tention fund ('opacity nexded fur such trace at fete finer flee t)ption i> c~crrisctl, cren rl the cntire• ca},aeit} sprcilictl by the enginetir is nut th;t~tn do~ti'n until suhscelurnt buyers acquire acrra):r within the trait ekrrihed ore I~xhihil ii attached hereto. ~l~'ltilc the uunirnuur ultimate !)etrnti„n ['ond Capacity acre:t~_e that roust he dra~~n du~~u rs t~~ca,c (!'1 acr~• fi~ct. at the first rlosim~ the I{uyer Hurst pay to the Seller at feast '~l`titl,t)OU.UU ii+r a1 Icast srs (t,) acre fret of Ikaentiun fund C'apae•ity [hip, t)ptiun :~Lrernrent will only hcroruc rlli•cti~e• it I3uyrr herontes flee actual owner of all or a part ul tlte• property set li,rth un I•xhihit ti attached heret+,. the t)ptiun R~loney shall he paid by Iiuvrr to ~ic•Ilrr ttithin three (?) buines. days of the rsrculiun of this Option .~~reetnrnl and proprrl~ elesi~~natcd ati "t)pU+m !~tune~ " t?nlc,s the t?ption tilunry rs delivered to Seller within three (~! husincs:, davs Imnr the cxetution of the. t -ptrun /~Lfe:e'ntent. the; t tpnort :~srrrutcnt ~halL at the ++ptrou e,f Seller. trrnrinatr once neither ticllrr nor liuver sirrll h;n e any l lt.li,n, I„ I'urct+u~r ttrr~•uli~n, t'un,t rnpaiit} .u,,l 1.,Ic -lgrrenrcnt t'n~c~ 1 EXHIBIT "E-5" further ;rhli,;rtiuns hrreun+lrr If tlu,• t)I,u,nr ~lunrl tti drli~rrcd to tirll~r hrGrrr tiellcr ~~n+~ti ,u;•h turnunau+rn n,rtirr. tht; t il,ttun ~~~n•rntrnt shall rctnaiu ut full Cnrrr and rl•i~rt Section _' - I'urch:r.c Price If the t)I,tiun i, exerrisrd. tlt;• I'ur~ha.r I'rirr lire the C)ctrntrun fund t'al,ncity tihall he thirty tlurusand and Nu'luu fh+llars (~,?U.uUt).n(t) I,er arrc fret (herriu:rlirr ,untrtintes relrrrcd t+f as •'1'urrhasr I'nrr•'). Purrhnse Prier.hall hr tercel at ch,~in~~ in accurdanrc ~~ iIh ticrti+xt b hrrcuudrr ticclion 3 1 crm of Option I'hr Ic~rnt u1 t)I,ti+m shall r+nnntc:nrc un Ihr I'.licrlivc I)atc of this t)ptinn .~1~~r~i~mcnt (as sorb torn is droned in Sex•tiun I.1 herrun;ler) and shall end cikhlrcn (I ti) nt+rnths thrr~:aitrr. unless sooner exrrcr,ril Isurh (,mud hrutg hrreinallcr sometimes retcrred to a, Ihr "t )I,tum 1'rriud•') Section -l - Inspcctinn w•hilr thts t)t,ttun Agrrruunt remains in fuU force aril rl'I+sa. 13uyer, together ~~~ith its :r~~entti. servants, cny,luyc•~s. aril engineers, shall have the rttltl to enter upon the prnl,rrty nl~ Srllrr ulx,n which the I>rtcntiun fond is I+x:atrd li,r the Irurtxrse of r;rnducun~.; clue +lili~~rnrr, f;rr trrrltar•in~~ a survey. an;t lire otltcnvisr salilyin~~ the rundtUuns to Ituy~•r•, +,hli~:tti+,ns un;ler Ihi, t -1,Iiun -~~rrcnt~•nt. ticction S - I•:~crcisc of Option II' 13uyrr elms t+, rxrrrisr Ihr l )I,tl+m. written n+,tirr of such clrcti+:n ,hall hr gi~rn by I~uyrr t+r Seller I,nor t+r the rxhu•atiun ul the Olrti;m I'rrivil ur anv e~tensiun therein as may he pru~idcd fur hi:reundcr ur by any antendnunt to this l )t,tiun ,~lgrccutent.• In :ulditiun tie c~ercising the t )shun and as a cunditiiat therurl'• the Guyer will dri,usit ;~-ith Scilrr the sum ol~ l'wenty-live 7'huusanil anil Nu%1l-t) 1)ullars (~+_'>.UUt).t)01 (the "I~.anu~t fblunry") as cirusidrrrtion lire lhr purrhasc +rf the C)elention Puud ('aparity_ Ifthis trans:rrtion closes as sl,crilie;l in Sctitiun ~.:~. then the I•:arncst itluney but not the t >ption (\9uney ~~'i!I he al,(,lied a~~arrrst the I'in-rh;tsc I'rire. Section b -Option [3ccomc~ (•nntract l.ll,un exercise ut the l )i>tiun in writing witlun tltr t -l,hun 1'rrtud• this (-hhuu .\grrrntrnt ,hall hrruntc a hindinL contract f;+r sale. uhlr,~atin~ Ituycr lu Irurchasc anel Seller to ronvey to 13uver the Uctentiun Fund t•al,acity, pursuant lu tlx- lirlluwim~ leans aril runditiuns. 1. C•losin~. C•I+stn~~ uY the t,urrhasc ul th~• Uetcutinn t'e,nd C'aharit~ ;hall ,recur <,u a date ;rt by liuarr• hul in any event nut later th:ut 31) cl:ty~ after rxercr~i• uC Ilrr Option. lltr ~lusin~~ ~h;rll hr at the uflirrs ;,I~ Seller ai a nuttua{ly arreptahlr lime caithin the ZU day period ahu~r s4tteil. :1t clusin_~. Seller ;hall deliccr to buyer. (1 l an assi~,untrnt ur any utltrr tivrittrn ;tururnrnt,rtion rraonahly a;:rrptahlr t+, Ituvcr•s C'+,unsel, rumryiu~~ :ell ri+_h-s to tlrr t)rtention Pend ('aparit}. «ith all appurtrnanrr~ Ilterrtu- tier n-•hrns anti cncumhranc~•~. that nrrv hr rrnarceptahlc t;~ t#uvrr; anal ut,ti+u, h~ I'urrh.+~r I)rR~nti,+n f'+nxl l'at~a.tlq:u,Gf tiat~: \grer+nr„r ('a!~r' EXHIBIT "E-6" t'1 ;tn~h other d,,cunlrut; ur iustrunuut: a; (iuvcr', t'+~un>~•I may rra,r,uahiy rryulrr 1t clnsnt!~. Cfuyrr sh:lll ray I,, tirllrr the Iull f'ur~hasr t'ri~r Icss Ihr. I:arur;t 'vlunrv ul ulunrdiatcly avallahlr I~uncis lir+m el„snl}:. liuvrt ~\tll a~suutr all nhh~atiun,, duue,, right,, titles and uttrry~I; .,I Scllrr v+ith resrrrt t,~, I~uvrr's rr+, rata ;hare ul~ the I )rtrntion I',md (•ara~tty atril lVlll rxreUfC ;sill d,K'lllllrltl~ ;1~ IIYI\ h\• 1"r:IS~~lrahl\ tl\'CCtiti;II'_\ lt, faelht:llr tills UI?Ilc,n ;1~~rccmrnt. 13 Proration.. I~uycr shall ray to Scllrr Int an :nuutai basis, 13trvrr•s pro rata share r>f all real or rcrsunal rn,l>rrty rtxrs and asscssntcnts. utility bills, ur siulilar charms assuctatcd with the 1)rtcntiurt I'+,nl C':tl,acity. 1 his Itrovisi+xr shall surci\r rl+siu~~. ('. !1laintrnancr. Ilrrrt,+hrrr i,n ur abrrut Scrtcmhrr I I. 2Ot-I. Seller cntcrccl intn a Itcstatcd hlainteuancr and Service Charge 11~:rrrmcnt hnr 1'ranyuility I.akcs L)cvrlnlamcnt, which agrccmrrN is inan•rur:ttcd hcrcin as if w•ritlrn hcrcin vrrh:ltinl. Anuatg its rr+,vtsiuns is an a;~t•cement to ray ii,r aunu:ll ntaintunance and a ;rrvicr cltar;~r at <+ rate ul `y 51N1.Ut1 rcr acre litot +,I earacity. tiurh lie is rayahlr fu the Land (hvnrrs .~s~><•iati,ut „f~ hrancluility I.akrs. Inc. (the ":\s,vriatitrn"). liuvrr a~~rcrs Iv utal.r such r:lyulcnt dirctitly t++ the .nss+x'iati,+n hrtitm it hcccttn~w dclinlurnt each and every yc<tr and lu furnish rr++ol' of rayntcnt t., the Seller. I~ailurc of tfre liuvcr to nrakc such payntc:nl on a tintcly h:r.;is shall roustitutc an event oh default hcrcin. 1^ addition to the ahc,v'c maintenance Ice rryuirerncut~• to the extent that the dctentir+n rnnd re~luu•cs rnaintcnancc ovrr:tnd above lhr tinrguing, the I~uyrr a~rccs t„ ray its rrr~ rata share c,1•any xurfl ntaintcnaui:r. Section 7 - Default Itt the event ,,I default hrrrundrr, tltr rrntctlies shall he linlitrcl to Hulse rru\ idcd hehn\ ;\ Ku~ re's Ilrfault. f 1) Shrnlld [3uycr drlaull rriur t,+ the rxrrctsr uC the t )rtum• Scller•s sole rrmuly shall hr the retention of the t trtivn 1~luney as (itluidatrlf danla~~es. t~uver and Seller' agri•r that in thr event of I~uyer•s dclault, danrt~cs \+'ould hr dit7icull lu asccrtairt and that the ii~luidatrd tl;una~,c-s rruvillcd li,r hcrcin arc an arrrurriatr ntcasurr ofdatttagcs. (~) Slutuld l3u\cr \Irlault aftcl the cxrrcitic nt rile (lrtluu• Srllcr \vill ;znr fiuvcr k•n t l u) day:, \vrilten n„ti.•r t„ corr. su~~ll llrtault. and if such dctauU is n„t curet withrn such It)-dati rcri,~d. Scllrr Wray ret:un the I;arnrst Mc,ncy as luµndatcd dantagcs andn+r cursor anv +,thc~r rcntccfy available t„ Seller in cvµlity ~a' in law, includirtz the right to cancel tlna OrUun :1f!I"Cl'Etlenl. Itt t,r(lrf tU .crurr the Scllrr in it, ability tx, collect nnmies dtte it a, a result oC thi; Orti+rn f~LfCrrllrlll ti'lun sultsrtlucnt rurchascrs +,f I;over vvitlun the rrt,rerty described +,n I~:xhihit t3. the tirllur ,hall ha\c a lien un all rrvhrrty +,f the flu}cr. Su.h lira \vill src-urr the nt,li~~ati+,n hcrcin set tilrth ani will hr rxtinguishref only vahen I;uyrr• its ,urccwsor and-~+,r a,;irns nn longer nerds ur use; Ihr IA•trntiun t'+tnd Carartty \\hi.•h it Inu`chascd rursuant to the Itr„\isium hcrr+lt. II Ruvcr drClult.~ and d+,~~; trot tort such dcfalllt within the cure rrriud• the tirllt•r shall h;t\e the tttxu,n 1.. t'urclcru• [hrrnnnn 1'on;l t'at,,icu\ .uu1 ti<~Ic :~~rrr,nrnl P:+~~~~ EXHIBIT "E-7" n~ht In turcrluse it lien a~;umt thr liu~cr ,+t :r~~ain.tit :tn~ uh;ryurW htncha,rr t'.It,r -;ril, tt; Irrrlnrn, it, „hli~ati,m, a:; hrrcn, ,ct icrtlfr•in ~+h~~l~• „t rn hart. I It~• lira Ir.•rrin r.~l~rrc~l tr, kill h~ r~rden~xxi h~ ;r deed ul front duly r~rcutrtl :urtl Illyd iu the tfcct) rrr,;rcl. ,,! lir;trnria t',aunti. Irsa~. fi. Seller's 1)cfault. Should Scllcr tail t„ lrrrl<rrnr it., „hli~~ali,,n under this OI,ti„n :\~rrrnu•nt. I~uvrr ntav Inu~sur any Ic__~al rcntcdy avail;rhlr Iu tiuycr- Section K h.asenu•nt lire I)raina_c It will he necessary It,r Ru`cr tt, secure an easement li,r dr:unarc t,, the Uetentu,n Ntntd. I he Buyer agrees alter the t )ptit,n is everrisrd tt, suhnut its em~inecring Mans fr7r such c~rscmcnt to the fieller lire tirller', alrhn+~al Section 9 - ('usl~ and I;xpcuses to Implement this Oplion :1'~rcctncnt All ct+sls anti ezh~nses tt, unlrlrnrrnt Ihi, t: )Irtitm Azrrenu•nt other than !hc Irnrratu,n~. set li,rtlt in Scrti~>n h.13 herein ,hall heat lhc~ stele cost anti l~Yl,cnsC nf'thc I;uyrr, inclutlin~~ but nirt limil~~t) t,, any ancf all costs related I„ t,r asst>riated with the rrscmcnt, legal, engnrcerin~ cants, r-~tit,rdurg rxhv:nscs, anti any work and t,r ntatrrials nrcrss:,ry t„ nrakc thy: cascn,rnt antiir,r tht, I )ctrnti„n fund (':r~acity Irurrlrasctl h_c liuycr trhrrat it are I. Section I11 - r~ssi~~nnunl liuvcr ,hall have the right to asst±.:n ri~~hts in this t rhtiun .r1.~rrcmrnl t,r any ri;~hts „1 buyer hcrcundrr tt, hr„htrty owners ut~ the Irrtrlrerty de,crihed in t~:xhihit li but n„t withtxrl lint r+htanunz the writlrn t:unscnl trl~ticller. I,rueitlr~l, h,ntevrr, Ihat tiuyrr• Wray assign Ihi, (>htiun -lgrrenunt anti it, ri~~ht, lureundcr to an r11•filiatr lets delinrd hrlvty} of Buyer. ;1ny such hrrntilteti :rsi~,ncr lr:rll r~l?r~•sly assunrc the i~hliz:tttnn> t,t liuycr under this Uphtat 1t~rcrmrnt. ;1n ";yCliiiatu' is defined as an entity which r+nrtrt+ls. rs antler <<mtnu,n ctmtru) with. ur• i, runtn,llcd by liuycr• as tlu• case nta}' hc. Scotian I1 - hazardous ~latcri;th tirller rrl,r~~,cu-s and warrants tt, (iuyet' that t„ Utc hest r+l' Scllrr'a kn.+wlydgt:, ntr h:v..trtluu, ++r tu.~:ic rnateriah hair hceu accunttdated, sturctl. ta• disi~„scd cil~,m ter ut the pruhrrty in which the I)rtenhun I'trnd l'ahacity is hrcated, anti that the Ihtcntiun fund ('ah:rcity is n„t rr,ntamin:rtctl h~ tm- ~tiith any such nr,trruth l ius rrl,r~~~entaticm anti warr:utty by Seller shall sure ter cl~sin_ and inure t„ the benefit ui liu~ rr. tiectitrn 12 - t\otices Any ntrtit:e required ur (~ennittetl under this Olxiun A~'rretnent shall hr In 4t'flURr :u~~l the same shall Ife dcrnred ttr ha~•e hct•n given un the day it is delivered in he:rsun. by t:uuricr r,r h} facsimile to the tacsintilr nunrher Itrreinhc:lu~ tier the Irar-y to v<hunt the ntrtirr is ~~ivcn. yr un tltr third das tht~reatier it ~lacril in certified mail with Ixrsta~'e hrelraid :out addressed to dte Irarty at the address Ireri:inafter ,recitied. l he adt.h-rs.rs :tna fat simile uurnhrrs fire all purlxnes unifier this Uhtiun A~zrremrnt glut ti,t- all uuu:es Itrrcundcr strall he: t rta„m 1~, I'un,6e.r t)ct~n,tiun P,nr,l,'at,:,~rty nml tiatc A~~nr,u+au Pa,_c-t EXHIBIT "F.-$" It)tiLl I I I: Ilu+,h~•ti-1\~•~t Itt~r,trn~~nt~ I.tti 'v 1 \ Iin+adt+a~. Suite 1 Uh I'~arland. 1~ '?7~ti1 ~1tt.•nUaan~ hence West 1La iun~e ~~I -v~t7-I ~5t) ?~ I -~)+l?-?~\ta is l t) Iil,l'I I:: firua n~ttatr ,~\tia+n-:rhle I (cxt;in+~. I td. h~ 17 !~gahlerid~~r I laauslvn. I .A lilt;; l !1ltetttuan: Ihrrh Itruwn 71 ~-=1 ;?-?7_' i ext. ?t)k phone 71?--li_'-t)I_'t) ta~~ O t)~'1'Nl~at, t;et+r+~~• ti. c il:t~~ ~~1.1).. I r ~tcr Said notice reyuu-cntrnt, arr sul,jtrt ttr the ri~ltt crl' cithct p;nt~ t++ tlcsi+~rtalr by rr,ati~~~ ur in writin+~ a+f a new addre~s ur lur,imile ntuuher Ur ~t ltirla sari m,tice, ur dentarnh he sent. ticction 13 - tiurccsst-rs anti/or A`si~~m ~I-his t )htuan :~~;rec•ntent. sul,ject tv the. terms ul• this Opium A+~recmcnt. ,hall he battling uhtm atul inure to the benelit aat thr respe~ti~e parties, their su~eessurs anti assigns. Nuttivithstandin« the tiare:~staing• it is the I3uyrr's nttent to se11 taff traits t,t~ 1:-nd within the ccmlines ul~ I~xltihit 14 to huiltlers, !env :uxl all builders at the tnnc ul' their claasut,~ ntust had' Iheu hru rata ,hare aal' the Purchase hrlee and agree t« I>r htxrnd by and assuntc all uhligatium. dude,. tight,, litlr, and ink•re,ts „I•tltis l)hticm ngreentent and any and all ~rtlter agrecntcNs referred to herein. I his t -ptiun t'lsrecment ~t~ill run t4 ith the land anel bind all stthscyuettt hurrhases to tltc rstem of their urtcret ticction I.3 -- 1•: ffcctiFe t):>,te "I•Ilixti~c [):rte e,l thrs Uhttrm :~rn•cntent•• antf•~r+r "[ 17ccti~c t>ate" shall ntcan the date uhaan ~ttueh thin Ohtnm :~~~reentenl ha, I,ecn e~twutcd h~ hull( ticller and [3uycr. ticctivn 1~ - f:~lrilait.:urd ;~ttarhnrcnt. I he halloo nr~ shall he iuelutfeil and tn:urhurated :ts a hart ul`tlti, in,trunteut. {11 f-.~lribit .~ I r+~al I)eserihltun of real hn+herty ~,n u~hirh detrntican hand is h><ated lornt tti~6ieh liuyrr is hurchasin~ I)rtenliun fund ('aharrt} {?) I~xlribit li -Leal Ue;~rihtiun uCreal hruhert~ liar t~hreh I)etenhaan P.+nd C•ahacit~ shalt >Cr\ t' t q+tuar r.+ f'ur:h:+,r Ih•trunuu I',uul t :+pa~rn :uu) S;dr ~u'rcuu•tu P;r~c; EXHIBIT "E-9" ticrtion Ih -- 11i.ecll:uu•uu. r1 tir.cralrilih It am terut. pruyi,iun. ~,+~en:utt ur ~unthtiun ul this t-hti„n .~+~r~•~ntcttt i, held h~ a coon ul ~„ntl,eteut ~uri.du•tiun t.. hr m~:,hd. ~utd ur uncnf+~rreahle, the t-rmaintlt•r ,•f thr pruyi;i„ns shall rcntaur in Ittll t~~rec ;tud ettrit .utd r;hall nt nr+ w;ty ht•;tlicclctl. nupairrtl ,~r in~alidalyd. li (:ovcruin~,! Law. l ht, t -puun ,~~'ret•uunt slcrll I,e ~~u~eruud by ants construed in atxurdan~r t4tth the law, of thr Starr of lesa,. and venue fi,r any disputr regardim~ Ute trnn, and pru~i,ivus heaent ur Ikrl~a~nrutce,hall he nt t3r.,i.,,rra (•„uuty, leas. C' ;lttnrnet•~.,• hee._ If tt hecuntcs nc~cesary li,r S~Iler to cttlur~cr thr provisions t,l this t -ptiun :~grecntent. Seller shall he retitled t„ reasonable attorneys' tees and any c,rst> of court or ~>thrrwisr dirrt:tly rclatin~~+ t„ the cnt~trcrmrnl hereof • f) ('Dort li:urce. I he partie. a~rer to etnupl} ~+tth any rurrrnt antV'r,r tirture retluirt:mcnt that may' he imposed b~ any govcrnmrnrtl authority. whether by statute, axle or regulation' whrth<r Itkal. start' or federal. ~~ny su41t Turnpliance shall he paid li,r on a pro rata basis hasetl on use ol~ the [Mention Pond' the munrrth~r ul~ which is the amount ul• drlention pond capacity r,hli~~ated I„r by the l3uycr pursuant t., this t)pti,,n Agrerntent over the dene,minatur o1~ which i. the total capacity hrim~ used by all developers erprcwsetl as a percentage. which ratio stay change from tine' to ttmr drprutlmg upon the actual total acreage of~thr tlc•tenUun prnttl capacity brio,' used 1,v all developers. In usher wvord~, a. an e~antple. if the Ih•Irnliott Pond•a total raincily bring u.rtl by :tll tic~rl+,prrs etlualyd I(tO ;(err li.•r1 and Buyer is ohli~.;ated fur a minimum of 12 acre fret up to I ~ acre Icrt. tltrn ituver•s pro ral;t share would cyual I?" o (up l0 1 ~";,) this litnnula would be applicahli• site all other pro rata ohli~_attons contained in this Option n~~rccmcnt. I~. ~~"ai~rr. 4b~aiycr of :uty dcaiwlt or breach of this (-ptiun ~~grcemrrtt ur of any warranty. reprtwentatiun, ruveuant ur ul,li~~aliun cuntainr~l Itrrrin ,hall nut he cunstrur~i as a waiErr of any subsequent hrc:-ch. I . 1•:ntire :~~~reement. 'phis t )pUon :~;~recntent, and tltr iustrumenls referenced herein. contain the eutirc a~~rcetneut of the parties ~~ ith respect to the nstucrs set lurch herein, ants supersedes any prior written or ur:tl a~~n•entrnt hchvrrn them re,peclin~c the suhjrel matter r,mtained herein. (i. ,1nu•ndm~nt. I hi, t -ptwn -1~~re~~ntrrtt carutut he utudili~tl ur am~nti~~tl except by :l writing signed by all the parries hereto. It ('uuwluti~c Itcmcdics Nu right or rentcdv Itrrrin cuuti•rrcd on ur rcweryrd to either Itarty is utlentletl t„ hr rv~ lu,tvr of any utlter rrntrdy ur rt+~ht, ants each ants e~ cry rn:ht ur rentetly ;hall he cunnrlatiye anti ut additi.m t,~ any n;~ht or rentrd~ ~,t~cu hrr~•untlrr „r nuu ur herraltrr r~istin•~ at last ur ut equuy i,r by talute, unless such remedies are untie erlusi~e I,r the terrtts an,l print,ions ltcrcof in ~t hies( ease sorb esclusn icy ,hall preclude any utlter rentrily I. ('omtnrctnto of•:~~„recntcnt. In deter ntinin~ the ntcanim~ of. or resolvutg any anthiguity wits( resprt9 lu. an•. w+ntl. phra.r ,+t pr.+~ isiun of Iles t -pli,nt :1errcnunt. no uncertainri ur anthi_~nity shall he romtrut•~I nr re.ulted a,~:unst any party under any rule of cunstructum, including the party. primarily responsible cur the drtltinL anti! prcpar;ttiun uf(I~is t -ptutn :~:arcvntrnt. (lt,u•+n t+~ I'urrh.+.. 11ct+•nu,u, P+u„I t~atc+rtl~ ;uul ~atr 1~+trrn,cut P,t+~rr~ EXHIBIT "E-10" .1- t'ounterCrrrts and Fac>imilc~. I his t -i,tiun :1~'reetn~~nl tr-av hr c~e~t-I~tl in nurltittlc cnuntrrhartti and in am -uunher ,+I ~+,untrrh.ut,. carp of ~rhich ,hall he dcentrd an nri~~inal. but all ut ~rluch taken tu+~~th~:r sl-all rtmsltlut~• .-n~l hr tl~•cm~~tl to Ik• urrl and tltr s;llrll' 11111rrii1lC11t, :uul c.r4Et of tti~luch shall Itc i~unsldered and deerned :ut uri+~inal ti,r all hurpus~•~. I ht5 s )hhr,-r :A~~rrvncut shall I,~ el~F~ti•ti\e ~+ ith the la~ainnle si;~nalurc ui and r,t tl-t_• harttrs .cal litrlh hclut~ and the Facsimile si+~natru•~ shall he derntcd as an tn-i±~inal siz~naturc lilt all purposes. and the ~\grerntent shall he drenu•d as an uri~,iual lilt all purposes. ti. hurfhcr :~ssuranccs- I•:ach harpy hereto shall cxr.~:utr and ~Icli~cr all aurh Further instrumettls and dt>L•ulrtents as play reawnahly he requested by the i,lhir },arty li•unt time to time in order to ILlly carry nut the intent and accomplish the Ixrrpuscs of this Option :f\~'reenlenl and the U-ansactious retirrcd to herein. L. Ucadin+~s. tlcadings appear solely lilt cun~cnicnce ctl rclerenre. Snch headio+.~s ;ere nett hart oFthis t )!lion :\~~rcrntent and shall nett he used h, cnnsU•uc tt. ~1. (:coder. Vk'Ire:nevcr the meaning set rc•tluires, tltc wards used herein in the nctscuhne. +~eneral shall inclurlr th~• neuter guulrr :old the Feminine gender and words used in the singular shall irn:lude the plural. N. No "Third-Farb- 13eneliciarics. Nothing in Ibis t)ption Agreement will confer any third party henrliciary ur other ri~~hts upt,n any person that is nut a party to this Uption \~!reenrent except as herein stated. C). 'l'ime. 1 tntt: is of the essence in all provisions ul'this Option r1~~rcrmcnt. IN ~i'1'I NI?Sti ~~'111~.RF;Oh. the parties have cxc~uted this Uption A`srernunl as ul~-hc date ol• execution set i~trth taeside its si+snaturc. tieith the f:flcctive Fate ut•Iltis t)htiun ;A~~rcemcnt bcim~ defined a Ihn c. 13U1a•;ll: 13Rt)1V'NS~ft)NI' :AI~ltai~U;'1131.1 Ilt)1}SING, I.I'I). Iiv: fIIIZI-l•: t3 \'}~N`(UItI~S, INt' ils °tlI'artncr l i ~ : ( _ _ _''~~~ )++ltk 131'i)N11, \`ICC I'1Ctil11C11t G l t -Itt i l • ti. (i L: \S S f\l . l )., l'K l ~S l l ~ l': ti 1•:1.I ,hat Ill'tilll S \4f•Sl IV\ I SfAII:Nf. C11) liv: I'. I Il ~Gl }I•ti-1\'l ti l , INt'. u, t ~i~nrral 1':u`tn'r lip Ii CI h't' ~~ i'til '~l~t iUll"e, I'I C~Idi1tl l ttn,+ai t~+ I'turl,,t:c I?cl~nur+n I'++nJ ('.ttxt.:u~ snit Sale ~\rvr.•~ntettr Pa+~~. "! EXHIBIT "E-11" 05'21%2009 THJ to ze F'AC 71J dJ2 0120 BRawNST'Q~E rR.~plTTOVS !~.~Dai!U1D Cou+~tslUsrrs and racsimlles. ?his Option Abrcen:etlt tttay be c~ccutc^t! in -nuitt~lc cnuntetpans anal i+- eny nutvhcr of counterparts, e:-ch of which sltsli he deemed an oridiral. but all of which taken together shall constitute and be deemed lu be vnc zn~l thr saute ittstrumcnt, and each of which shall be et~nstdered and drrmud an original for :-11 purposes. This Option Agreern~nt Mull be c('i'~.uvc with the facs~milc si~nnttue of troy of the panics set forth bcaow and the tacsirnila signature shn,l bu lamed as an ori~;in:~l s+gnature far all putp4st5, and the Agreement shall be slcerned as ou original for all purlx:ses. K Further Assurances. L::.e6 pa-ty hereto shall execute and dclivu7 all st:eh further instruments and docuirents as may reasonably be requested by the other party from time t~~ bins in order to fully carry nut the latent and accomplish tltc purpose of this Ogtton Agreauent etrd the transactions rdertcd to Itcrcin. L. HR ~ s f Icadings Tppuai 9olciy for convcr~icucc of rcCtrenet. Sttch headings are nut part of llu8 4ptio~t Agrcetneatl nntl shall not be usal to Construe it. M Cen er. Whencv~7 the ~ne~-tntng su requires, the words used here-in in the masculine general stroll include the neuter 1;•~ndcr and the fernininc gcndtx and words used in the sinbular shall include the plural. N. o Thlrri-Pn Be eficiarirs. i'~otlung in this Option Agrxinptt will confer otty th+rd parry henc2iciary or uthcr rights upon any person that is oat a p:uty to this Option Agreement exctpt as herein Stated. O. Timr. '1'unc is of the essence in all prtrvr9inns ofthis Clption Ab7t-~,-rncnt IN WITNESS W11LRb:nF, the pariica liavc txa:utul this Option Agreernem as of ttte date of e.~ecution set lorth beside its Signature, with the F.['fective Date of this Oplian Agreement tieing dr2ined ~h,wc B CIYER: HRUWNSTON~ AFFU1tllA13LF. HOUSING, L1`17. Ry• T1tR1r1r B VF.NTL'RES, INC. ifs General Partner By. Doak Drown, V~-:c Pr~sidcnt SELLER: HuGHFg-NP.ST 1NVY.STNriE1rT. LTD. ay: r. IiUGHrS-w>=sT, WC. its Gcnrr:tl Partner >3y; .- Kene~ West McGuire, I'residrnt Uprion ;u Pu.rh;,m htiertbn Panel Cnpnciry and Sala Agrccinen~ t'egr' EXHIBIT "F.-12" i3 •d xH-t t ~r~t ~~;tt t ,tN w<ti;~;-t: t>t~o~ l~ ~~t.t t~ ILA t~~~.~~.~s ~ ~: ~ . d I1 :F' ~ 1-I~~`.tFt~ i 1, , ,.-._ r; ~- z't '~ ~=t 1'; :!! t -ir.~. Il~~'!1E'd1 ( =.1_t~,arcr.~a;i: F`i°tt~ i 1 J. Cnur,?tryr~tar(s and Farsimilrs T'Itiz f )ptictn Ac*,rermcnt ma? be e?terutr~•1 in muttiplr cuuntrrperts anti in arty number u1 counterparts, each of wlti4h shall k>L Jecmcd art uriFinal, trot al! of which Grl.en fnEcther shall cuttstitutc and !x; deetnrJ to be uuc and the santr. in,trunlen[, and r<re:h of which shah ba coruid~rcd :tud dcx•rnrd :ttt orir,inal fur all purFxt,c;s This U{ttion Agreement shall Fx: eftectivt w'Ith the lac.imile signature of arty of the parties set forth bclnw acrd the facsimile si~laturc stud( be d«:med :u are uritinal signature ti,t all purCxtsrs, and the Agrrcrncnt shall be dc~mrA as art on~'inal Cor afl p+trlx~ses. K. Further AstiuranCw. E:ac:(r party he;rctu shall rxt;cute and deliver all such further instruments and documents as may reasonably tk rcxluestrd Uy the ether party from time to tune ul order w fully carry out the intent and a~:crtmptish the purposes of [his C)ption AC;r-eerncrlt and [he trtnsac:tions rc:terred w herein f.. Headings Headings appcxr solely fdr convCnicncr of rclcrenc:e. Such Irwdings arc nut part uf'tllis Option Ageement and shall not kx: used to construC it. M Gender. Whenever the nteanin~; set rcquins, the words used herein in the nursculine general shall include the ncu[rr gender artd the feminine gender and words used in the ,irlFular shrill include the plural. N. Nu 1'Irird-Parr' E3eneficiaries. Nitthint; rn this (:)ptiun Agreement wiU confer arty third party k><:netici:uy err other rights upon any pcrsoll that is nut a party to this Option Agreement rxc;ept as herein stated U "Time. Time i of die essence in al{ provisions of this (Jption Agreement. 1N V4'ITNESS W1itER14 Of , the partlt;S huVr. C::LCL'U(Cd tllrJ UptlOn Agreement a; Of IhC datC of execution set forth beside its sif,rtaturc, with the Effe<aive Date of tt-is Option A}yrrCrnerrt ttning deftnrd alxtve_ BUYER: BROWNSTONE Ak=l=oKDAfi[.f•. HOlIS(NG, [.'k~h. By: TE-fKEf•: ki Vf?N1"UKFS, iNC its Cicatrral l'~fri7ter k3y: SEL1.Ek: Dunk Br(twn, VIcC PCCS1tilCnt FiUGFiES-WEST fNVES'1'MFN'[', LTD kiy~ P. HLIC;HES WE.S7, [NC:. its Gen~ftrF P~rcr ~ ~ ~ ~,~ . _-1--_,, ~ ~~ - ~ .j Kenee Wrst McGuire, ktrosic rot f)WNt:K: Gf:ORGE S. C;L.ASS M.D., "ff:USTF.i: Option 4~ I'ur~h,>:;e Gcden[ron F'un4 l:sp:u;ity anQ 5alc Akrccmrnl F'atrr. 7 EXHIBIT "E-13" S I .~ 1 1 i ?( I F\ \ti ' HAI:Klti ( lu ut~tnuncnt Ica, achntt~~lt;d~~cd before nt~• un the ~~/ dati of ~/~j_ . _'Ult~), h4 I)ual~ liru~~n. ~ ice I'tcidcnl c,l I hrcc 13 \'culures. In.•.. a l r~:n currxtraU~,n~teral I'artnrr uJ l~r~~~~ n:,t,mr .'\flitnlahl~• 1 Gntsin~. I Id.. a I c~as litnilyd lrtrUtershilt. un behalf c,l~said lintitcd hartner~hilt :~;off'"•'•••°'t;:•., LIPJdA CARROIt ..; NU7ARY PU@1.1G ~' State of Texas ~'~~a°'''~.Comm. t_xp. 02-GS-2072 ~r:1ll ttl rl.~::~s ' 1 NO"I r\Itti~ I'l tlil.l('. ti l i\ 11~ c ){ ~I I \,1S t'(~l!N I l" (ri (31Z:1/l -(Z 1:1 ' l lu, inr.truntcnt was acknu~+~led,.:ed h~turr me txt the day ttl` ~1ay. ?U(-'), by Itencti: \Vest Nlc(;uirc. I'residrtU <,l !'. tlu~~hc~-V~'c~t. Inc.. ~t ~(~c~a, rurlu,ratikrn. General 1'artntr t,l` Ilu~hes-West ImcsUrtcnt. I.td.. a lexa; lintitrd Itarincrshilt, un hrhall~ui~::aid limited Irtrtrtrrsltip. _ . __ _. _ N(YI;~K1~N1~1311( SIAII~:t)J 11~,\;~5 t'Ol`N~11~ t -f~ lilt:Al.i tltl.A ' Iltis instrunumt «a~ acknu~~led~cd Lrc,tia•c tits +nt the _ _ dad of h7ay. ?II(N), by (iet,r~r S. Glass f~Ll).. Truster, in th~• calrtcity thrrrin sl:ttul. NO l :\Itti" I't `131.1('. ti'1:1 ! I (11 1 I \:'1 t)htnnt n.I'wrh:n~• Ik•tt•nti~n, I'nnd 1 ,~~~.,crr. any! S:,Ic A~rcrtnrnt t'ngc EXHIBIT "E-14" F 1LE Pd.,.~~~, i~r, ,-'1 'ii°_~ 1'.:x,4 I[~:F'-t:.~=~.,E-[.Et :T_LL~i~-1}-l;1( t:t~u<.. ~tl i~,,~,-~.;~<~:i;; i - ti"I :ATE c rl~ '1 }XAS C'iN1NT'Y t~F HltAZOTc1A ' i~' This innrument was ~cl.ncn4lydl~c.d bcfi>rr me un tlrc 1 day ut• ~~ .c_- ~?tX19, t,y [)uak t3nrwn, Vice Pr~•sidcnt of Tltrrr I3 Vertrirres, Inc., ~ cXtis cb ~ratton. (:ien r I Partner ~ ~ ~, cf tarn ' ~ aa, lirnttcd parts ° "kiP, m hclialf of • id limilc p;rrtrrcrship. VITA CHRIBTIA~1 `,_, ~ - Ally 20. 2013 .~{.C _... _~ ~ U"TAKY P E31.1C, 5 ~ : O • TF\A. STATE (~r' 't'6XAS COUNTY OF RRA7ORIA ' ~I'hiL tnstrurnent wars act:nnwled~ed b,_turr me on the ~:+y of h1ay, 2(X19, by Rcncc~ West McGuire, President of P. 11ut~Jres-Vdcst, lne;., a TeAas curprrration, Grn~nr) Partner of tturJres Wrsr Investrncnt, tad., a 'Trxu~ lin~it~-~1 p:~,~tnershiF,, un bChalf of sai<t limited partru-rship. ".r.. __ _`. ____ _._ . _.-__ N(1TAKY Pl)I3L.1C, S'I'ATE.OF'TEXAS STATE OI~ Tf:XAS ' COUNTY U}•' [3KA7.(7R1A This instrrrnrent was acl~rrnwlcdl;eJ brfure me un dre day cyf May, 7.UUti, by Gc;Ur~c S. Glass h4.D , "I~nrstc:e, in the capacity therein statul. Nta'rAt:Y Put~l.tc, sTA"rF tir• ~rt~~~as 1l~ (11>riun 11i Pu~cF~asr Dnt,entinn P~tt~d C'an~71,y end S~Ic A}'rcement F'c~~r F EXHIBIT "E-15" ~5- @1/.tiD9 THU 11:28 FAY 7l3 ~i32 01.4 DROWNSTOKE TR~DIT[OYS ~CQ9'!110 ST.4Th OF Tr•.xnS ' t't~iJNTY OF RRAZnR1A ' '1'!tis irstntment v~•as acktwwk:dged before me un thr day of , 2009, by Doak Brown, Vicc I'cesidcnt e~f Three B Yeutursa. Inc., a Tezas corporation, Cient~al Partner of Eirnwns:ona Affordahle Housing. Llti . a Texas limited partn~arship, nn h:halt of said Sirr~ilcd partnc;shtp. NOTARY PUBLIC:, STATE OF TT:?CAS s1•n~tE of TrxAS ' cowry ar aRA7_oRln ' This inctntment was acknuwlarlgcd beferc me on the day of May, 2009, by R~•r,e~ West McGuire, Presidrnt of P. Hughes-West, Inc., a 7'cxas cOrpt,ratimt, Gcncral Paring of Hul;ha-West Investmc-tlt, L1~1.. a Tcxa; lin>ited partnership, on behalf of said limited partnership. 7U'T'.1RY PUBLIC, SPATE cUF TpX,~S STATE OF TGXr+~S ' C't'~UN7'Y OF BRr1ZOR1A ' This instrument was acknowledged bc:furc me nn the Z t day of May, 200t), by C"ieorge S. Glass M.D., rruslx, +n the capacity therein staled. ,,,.~,«•., iut R A Cs. YAIt?E2 ~--~~~ , _ ~J~!.~•Y~ Nit°~, public, Sete oI Texas ~ My Comma°e~~n E"F'f6g 1VpTARY U13L1C', STATE nF TT:7CAS ~t ,s• ''~ MW ?t), 2011 1 "~~~ o' NYC`. ~ Vrr~w r.w,-r ~ r ~ ti-.. v ..- ~ww..I.M~ ,rwe, H! W ~Yi7~II'i M ,L Ontion to Purrha:e Dc+cntion Po+u1 ('u~ ac~ty and Sate A~rcemrn, Pngu K EXHIBIT "E-16" t;'d Xt) I 1 7f'rl 1St11 ~IlI Weigh=E t~t)t):'. 1Z ~eW 1:\flfRl'I' ;~ l.e~:al I)rs~rtl,ttun t,l I'ruhrrt~ ~,tt a luclt tirll~r~:. lh~lrnlu+u I'~m~ i~ t ~tcatc•~1 li'+au ~4lticlt I)ctcnli~m I'un~l (';il,a~it~ tiltall hr httrt(t;i;~•~) -~ti~-1~ I I I <l' 13 f: IZ I r;t~t 'Ii-_'hl-~('-it'-?t) :SCI"~'ti ~3.ht,t1~ liraau~ia t'~~unt~ i~l,l,r.tisal 1)ianrt I'n+p~rt} II): Iht,:(,~) EXEiIBIT "E-17" I~: \ I l l lill li 13rniL lU. lhrf ,rrr~~: „I I:,n,l uut ,~I tlt~• nnrtli„rsl unr quarter u) the nurtlr.~c~t nnr yu,,rtcr n) ac'cl inn I "'. I t. I anal 13 IZ.IZ. tiur~ry.1h.Ua~•t _'-3_', 1'earland I eras anil I,rur~ hart nl tlu• tract, ~le~.:ril,ed at Vulun,c I i ~7, I'a,~.• (,(, I anal Vulurne 17ti? I'a>!t (,(,~. liraruna ('uunly Uce~l IZeenr~ls Ili('UIZI Rr:r~nria ('nuntti~ :~hhrai.:,l I)isU-irt I'rnl,c;rt~ (I) -tr1~(~1,~ and L3ein~').U77 acres nl' land nut ul~the u„rtlncea ,nee quarter of ihr rn,rlln~~e,t nne ~luarternCsc•~~tinn I7, II.I anal Ii.IZ.IZ. Sur~cv, f~hstrart ?-1?, I'earlau~i lexasan~l hein~! hart nl the tracts ~l~~erihc~l at Vnluntr 17;7. I'a~e hb l an,l Vnluntr 17;7 I'a~c (,h5, Il;raiuria C•nunt~ 1)ec~l IZ4t~nr~ls (t3('t)IZ- lirai.nria ('nuniti ~lhhraisal O„ir,ct 1'rnherty 11 ): !h(~Z~I EXHIBIT "E-18" [)1~,~'EI.nP~1t~,~"1' :1~11~:\1~1't1~:S Pearland Senior ~'illarc Pcarland Senior Village ..-ill utter the rollo.. ini; development amenities: 1. S.vimmin~; Pool 2. ~rii/.l'170 3. Walking; trail a. Activity room 5. Carden at•ca ti. Clair salon 7. Communih van ofrcrin~ local transportation K. Central community room 9. Community business ofrirc/librarc 10. Controlled access/dated comnntnit~ t 1. Elevator in each residential building; 12. "Trash chutes and trash collection scr-vicc 13. Fire sprinklers in all units Pl':1Cland Senior ~ llla~,c will offer the followin;~ unit amenities: 1. Laundry connections 2. t~"alk-in closets 3. Fulh equipped kitchrns with microwave oven, rang, r•cfri~crator w/icentakcr and dishwasher ~. Nine foot reilin~s 5. E;ncrg;,v efficient items including Lo..-I? windo.vs, water conscrvin;~ G~tures, ceilin„; fans in each room and Iti~h K v aloe insulation 6. tli~h speed intcrnct connections 7. ('ovcrrd patios 8. ('ovrred entries EXHIBIT "F-1"