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Ord. 509-506 02-26-01ORDINANCE NO. 509-506 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS, AMENDING ORDINANCE NO. 509, THE LAND USE AND URBAN DEVELOPMENT ORDINANCE OF THE CITY OF PEARLAND, TEXAS, FOR THE PURPOSE OF CHANGING THE CLASSIFICATION OF CERTAIN REAL PROPERTY LOCATION BEING A 10 ACRE TRACT OUT OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 17, H. T. & B. R.R. CO. SURVEY, A-242, BRAZORIA CO., TX (APPLICATION NO. 965) (OLD CHOCOLATE BAYOU ROAD @ FITE ROAD) FROM CLASSIFICATION GENERAL BUSINESS DISTRICT (GB) TO PLANNED UNIT DEVELOPMENT (PUD) AT THE REQUEST OF KNUDSON & ASSOCIATES, AGENT FOR SIGNATURE HOMES AND BAR CROSS LIMITED, OWNERS, PROVIDING FOR AN AMENDMENT OF THE LAND USE DISTRICT MAP; CONTAINING A SAVINGS CLAUSE, A SEVERABILITY CLAUSE, AN EFFECTIVE DATE; AND OTHER PROVISIONS RELATED TO THE SUBJECT. WHEREAS, Knudson & Associates, agent for Signature Homes and Bar Cross Limited, Owners, filed on December 15, 2000, an application for amendment pursuant to Section 28 of Ordinance No. 509, the Land Use and Urban Development Ordinance of the City, for approval of a change in the land use as provided for in said Section 28, said property being legally described in the original applications for amendment attached hereto, and made a part hereof for all purposes, as Exhibit "A"; and WHEREAS, on the 15th of January, 2001, a Joint Public Hearing was held before the Planning and Zoning Commission and the City Council of the City of Pearland, Texas, notice being given by publication in the official newspaper of the City, the affidavit of publication being attached thereto and made a part hereof for all purposes, as Exhibit "B", said call and notice being in strict conformity with provisions of Section 28.3 and 28.4 of Ordinance No. 509; and WHEREAS, on the 16`hday of January, 2001, the Planning and Zoning Commission 1 ORDINANCE NO. 509-506 of the City submitted its report and recommendation to the City Council regarding the proposed amendment application by, Knudson & Associates, agent for Signature Homes and Bar Cross Limited, Owners, whereby the Commission recommended and approved a change of classification for the property described in Exhibit "A" from its existing classification of General Business District (GB) to Planned Unit Development ( PUD); and; WHEREAS, upon receipt of the report from the Planning and Zoning Commission, the City Council considered this application, and concurred with the recommendation of the Planning and Zoning Commission, at a regular meeting on February 12, 2001, 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 Knudson & Associates, agent for Signature Homes and Bar Cross Limited, Owners, presented which, in the judgment of the City Council, would justify the approval of said application, it is therefore, ORDAINED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS: The following described property located within the corporate City limits of the City of Pearland, Texas, and presently classified as General Business District (GB) is hereby for all purposes changed and reclassified as Planned Unit Development ( PUD); such property being more particularly described as: A 10 acre tract out of the Southwest 1/4 of the Northwest 1/4 of Section 17, H. T. & B. R.R. Co. survey, A-242, Brazoria Co., TX (Old Chocolate Bayou Road @ Fite Road) 2 ORDINANCE NO. 509-506 II. The City Council of the City of Pearland finds and determines that the recitations in the preamble hereof are true and that all necessary prerequisites of law have been accomplished and that no valid protest of the proposed change has been made. The City Council further finds and determines that there has been compliance with the mandates of law in the posting and presentation of this matter to the Planning and Zoning Commission and to the City Council for consideration and decision. III. The City Council of the City of Pearland finds and determines that the Specific Use Permit granted herein promotes the health, safety, morals, and general welfare of the public and is a proper valid exercise of the City's police powers. IV. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and such holding shall not affect the validity of the remaining portions thereof. V. All rights and remedies which have accrued in the favor of the City under this Ordinance and its amendments thereto shall be and are preserved for the benefit of the City. 3 ORDINANCE NO. 509-506 VI. The City Secretary is hereby directed to cause to be prepared an amendment to the official Land Use District Map of the City, pursuant to the provisions of Section 2 of Ordinance No. 509, and consistent with the approval herein granted for the issuance of a Specific Use Permit. VII. PASSED, APPROVED, and ADOPTED on First Reading this 12 day of February ,2001. TOM REID MAYOR ATTEST: A • UNG ��rrN YSail-ETA 'Y OL-P PASSED, APPROVED, and ADOPTED on Second and Final Reading this 26 day of February , 2001. TOM REID MAYOR 4 ORDINANCE NO. 509-506 ATTEST: APPROVED AS TO FORM: DARRIN COKER CITY ATTORNEY 5 r.�r't A qq) �.6...�. v� n'1 .atc �yJ Y' •{ _: rt'.r: .I lli" -.Sa � 4-�.i-Sta )( Change in Zoning Classification from: 615 to: PUO Change in Regulations in Section n: Specific Use for: * :i ''/ Property address: Ne. (_e4JJER OF gr, 4( 6.40c Jtn& Seca 2040 Lot: N/A Block: N/A Subdivision: Metes & Bounds Description: ��++ (unplatted property only; attach survey). ATTDc1tEc JU.gve.yy Tax I.D. number: 7002.34517 `/ Current use of land: VACANT �� land within designation: n �F.SIDeNBA Proposed use of requested _/"CE.MAAEPC1M__ Record owner's name: S I SKU LE i-kMes 4- j CC fSS L--+'✓ • . Owner's mailing address: 7757 AN &L'IFE SMII 2C* Owner's telephone number: ty IDUST / Ix 1' Agent's name: 4uj so►J * 4SSCCIMC5 Agent's mailing address: SSSS 6011 r`•WY� Suit 441 Pious 15 77oz+ Agent's telephone number: 113-3.82oO PETITION: As owner/agent, I hereby petition the City for approval of the above described request as provided by the laws of the State of Texas and Ordinances of the City of Pearland. *On a Specific Use Permit request to allow a residential use in a business zone (OP, NS, GB), I acknowledge that such use may be incompatible with current and future uses on properties in my vicinity. 1 Owner's signature: Agent's signature: V- t Fees paid: S ZSO. oo Date paid: /c2— /S D o Received by: Y ... ,r, OWNERS: SIGNATURE HOMES & BAR CROSS LTD. City of Pearland, Texas ZONE CHANGE FROM GB TO PUD SHEET r:,' 400. CAD RC: 00-8022 McKN OWNERS: SIGNATURE HOMES do BAR CROSS LTD. City of Pearland, Texas ZONE CHANGE FROM GB TO PUD M. r co FW 00-8022 SHEET OF 1 i%rrilLJAVi 1 yr rUDLI /11IVIN The Pearland Reporter News 2404 South Park Pearland, Texas 77581 State of Texas Brazoria and Harris Counties I, Randy Emmons, hereby certify that the notice hereby appended was published n Brazoria and Harris Counties in THE REPORTER NEWS, a newspaper of general circulation in Brazoria and Harris Counties, for % issues, as follows: No. / Date /,2- 7 20 00 No. Date 20 No. Date 20 No Date 20 No. Date 20 subscribe and sworn to before me this .723 day of edtc c a ►�• • tlturit- utco ONSu Notary Pub&c, State of ,E8t Texas isher xas Published Dec. 27, 2000 & Jan. a2001 NOTICE OF A JOINT PUBLIC HEARING OF THE CITY COUNCIL AND THE PLANNING IG AND ZONING COMMISSION OF THE CITY OF PEARLAND, TEXAS Notice ishereby given that on the 15th day.ot January, 2001, at 6:30 p.m., the City Council and the Planning and Zoning Commission of the City of Pearland, Brazoria, Harris and ForC Bend Counties, Texas, will conduct a Joint Public Hearing in the Council Chambers, City Hall, 3519 Liberty Drive, Pearland, Texas, on the request. of Knudson & Associates, agent for Signature Homes & Bar Cross Larded, owner, for an amendment to the Land Use and. Urban Development Ordinance of said City from Classification General Business District (GB) to Plenned Unit Development (PUD) on the cdesmbed proper - to . acre tract out of -Itt _est 1/4 of thg ryaa£ H.-T. & B. RR Cd. survey, A•242, Brazoria Co., TX (Old Chocolate Bayou 0 Re Road) Ataaid heating a interest- ed'parties shall have the right and opportunity to appear and be heard on the sU 01 Yo ngleriec City Seotdary POPUOSIORNIX100 AFFIDAVIT OF PUBLICATION The Pearland Reporter News 2404 South Park Pearland, Texas 77581 State of Texas Brazoria and Harris Counties I, Randy Emmons, hereby certify that the notice hereby appended was&published in Brazoria and Harris Counties in THE REPORTER NEWS, a newspaper of general circulation in Brazoria and Harris Counties, for / issues, as follows: No f' Date if 20 No. Date 20. No Date 20 No Date 20 No. Date 20 ath'resident Subscribe and sworn to before me this day of ilk 20 0 I i aeo ly �. •� t,• Vie Nota her Public, State o exas Published Dec. 27, 2000 &I Jan. 3, 2001, .. . NOTICE OF A JOINT PUBLIC KEARWG OF 1II{ CITY COUNCIL AND THE 'PLANNINGANDZONING CORM. ICITY OFPEARLAND, TEXAS Notice is hereby given that en the 151h day of Janbary,. 2001,at 6:30p.m., the Cd'� Council and the Planni ix! Zoning Commission d the City of Pearlan4 6razoria, Harris and Fog Bend Counties, Texas, wij conduct a Joint Public Hearing in the Councig `Chambers, City }fall, 3519' Liberty Drive, Pearland, Texas, on the request of Knudson & Associates, agent for Signature Homes; & Bar Cross Limited, owner, for an amendment to the Land Use and Urban Development Ordinance of , Said City from Classification LB neral Business District J to. Planned- Unitg elopment (PUD) on following described proper! 4y, to wit ' _ L 10 acre tract put ott Southwest 1/4''ot th Nattiest 114 of Suf i Ft T 6 a. ft a to.:atrn A-242, Brazoria Ce. T (Old Chocolate Has Fite Road) At said hearing all int-wrist- ed parties shall havete. right and opportunity to appear and be (ward on the. subject /s/ Young Lotting 1 City Seaekuy APPLICATION NO, 965 p January 16, 2001 Honorable Mayor and Council Members City Hall Pearland, Texas 77581 Re: RECOMMENDATION TO THE CITY COUNCIL ON ZONING APPLICATION NO. 965 Request of Knudson & Associates, agent for Signature Homes and Bar Cross Limited, owner for an amendment to the Land Use and Urban Development Ordinance of said City from General Business District (GB) to Planned Unit Development (PUD) on the following described property, to wit: 10 acre tract out of the Southwest 1/4 of the Northwest 1/4 of Section 17, H. T. & B. R.R. Co. survey, A-242, Brazoria Co., TX (Old Chocolate Bayou Road @ Fite Road) Honorable Mayor and Council Members: At a regular meeting held on January 15, 2001, after a Joint Public Hearing, the Planning and Zoning Commission considered the above -mentioned request. A motion was made by Vice -Chairman Donald Glenn and seconded by Commissioner Emil A. Beltz to recommend approval of Zone Change Application No. 965. Motion to approve passed 4 to 3. This is submitted for your consideration Sincerely, aftilLIA/00, H. Charles Viktorin, Chairman Planning & Zoning Commission C Exhibit Ordinance No. 509-506 r r L r L L i r L. L r THE VILLAGE AT PEARLAND Planned Unit Development Rezoning Application City of Pearland Submitted on Behalf of Signature Homes & Bar Cross Ltd. VNUDSON associates December 15, 2000 r r L i THE VILLAGE AT PEARLAND Planned Unit Development Rezoning Application City of Pearland Table Of Contents Executive Summary . 1 I. Existing Conditions 2 II. Project Description and Objectives . 5 A. Planning Objectives and General Description 711 B. Lot Layout C. Automobile and Pedestrian Circulation D. General Landscape and Perimeter Treatment E. Preliminary Architectural Considerations III. Quantitative Data . 13 IV. Utilities 14 V. Development Schedule . 14 P" VI. Selling/Leasing Proposal 15 L VII. Feasibility and Market Study .. 15 r L Appendices Submitted on Behalf of Signature Homes & Bar Cross Ltd By Knudson & Associates 12/15/00 THE VILLAGE AT PEARLAND Planned Unit Development Rezoning Application City of Pearland List Of Exhibits Exhibit 1: Aerial Photo 3 Exhibit 2: Existing Conditions 4 Exhibit 3: Typical Lot Lines 6 Exhibit 4: Development Plan 7 Exhibit 5: - - Land Use Areas 8 Exhibit 6: Automobile and Pedestrian Circulation 11 Exhibit 7: General Landscape and Perimeter Plan . 12 Submitted on Behalf of Signature Homes & Bar Cross Ltd By Knudson & Associates 12/15/00 THE VILLAGE AT PEARLAND Planned Unit Development Rezoning Application City of Pearland Executive Summary The purpose of this planned unit development (PUD) application is to request the re- zoning of a 10 acre site in the City of Pearland for the purpose of developing a mixed -use project consistent with the City's land development regulations. The site is currently zoned SD (Suburban Development) and GB (General Business). As contemplated in the City's zoning ordinance, the PUD designation will allow the development of a project which is planned comprehensively and in a unitary fashion, and that will provide flexibility in building siting, mix of uses and housing types, provision of open spaces, and preservation of significant natural features. The proposed Village at Pearland PUD will consist of approximately (not to exceed) 54 townhomes- and a commercial area of 25,000 square feet of floor space. It will be designed under the concept of the `urban village", with a central park surrounded by the residential and commercial structures. The project will benefit the City by providing quality housing and commercial space within an innovative planning and architectural scheme. The tax revenues will also be greater than those accruing from a more conventional single-family development. Submitted on Behalf of Signature Homes & Bar Cross Ltd By Knudson & Associates 12/15/00 rI r r l L THE VILLAGE AT PEARLAND Planned Unit Development Rezoning Application City of Pearland I. Existing Conditions The Village at Pearland PUD is located on the northeast corner of Fite Rd. (CR 91) and Chocolate Bayou Rd. (CR 89) in the City of Pearland. The site is square, measuring 660' on each side, and has a surface area of 10 acres. The parcel is mostly flat, with a variation of less than two feet in elevation across the site. It is largely devoid of trees, with the exception of 10 mature live oaks on the northern section. These trees will be relocated within the property to comply with the City's tree protection ordinance. The site is currently zoned SD (suburban development) and GB (General Business). The site is bordered by a vacant, wooded property to the north; a manufacturing establishment to the east; large lot residential development to the west (across Chocolate Bayou Rd.); and single-family residential development and a gas station to the south (across Fite Rd.) (see Exhibits 1 and 2). Currently, there are plans to widen and improve both of the project's thoroughfares. Chocolate Bayou Rd. will be replaced by Cullen Blvd., which will also follow a new alignment, curving to the west on the northwestern -most portion of the site. Submitted on Behalf of Signature Homes & Bar Cross Ltd By Knudson & Associates 12/15/00 { a.. r L r L L r L L L r THE VILLAGE AT PEARLAND Planned Unit Development Rezoning Application City of Pearland II. Project Description and Objectives A. Planning Objectives and General Description The Village at Pearland PUD consists of approximately (not to exceed) 54 townhomes and three commercial/office structures designed around a central park. The fee simple townhomes will consist of two to three story attached dwelling units with two -car garages. The development has been designed according to the concept of an "urban village". This planning model emphasizes a medium -density mix of homes and small businesses with well-defined common areas. This model is fully consistent and supportive of the City of Pearland's Comprehensive Plan in providing a gradual transition of land use intensity from commercial development located at and along major thoroughfares to varying densities of single family housing. This transitioning of uses and intensity achieves greater levels of compatibility not normally seem in more traditional development patterns. In more traditional development, transitions between different uses are often abrupt and require heavy buffering. Urban villages are a unique and promising form of development which provide the following: • Quality common spaces which serve as the focus and center of the neighborhood; • A harmonious mix of homes and businesses that provides visual and functional variety; • A strong sense of community provided by the prominent location of common spaces, which also afford passive recreational use with pathways, seating, and water features; • Village -style architecture with modest setbacks and strong street presence; • Quality medium -density homes in an attractive small-town setting; and • Continuity of "village character" throughout the development achieved by means of consistent scale, materials, special paving accents, landscaping, and street furniture, including light standards, benches, and trash receptacles. The proposed Pearland Urban Village follows these guidelines by creating a central park as the visual focus of the community. This multipurpose village "green" or "common" will have a central water feature, perimeter benches, activity kiosk, and attractive landscaping. The townhomes will surround the park on three sides, with the commercial area of the project enclosing the fourth side (see Exhibits 4 and 5). The proposed commercial area of the project consists of three commercial structures: a 3,200 square feet one-story, currently planned as a restaurant, and two 4,980 square feet two-story buildings, currently planned for ground floor retail and for offices and professional services. The development requirements for the Submitted on Behalf of Signature Homes & Bar Cross Ltd By Knudson & Associates 12/15/00 THE VILLAGE AT PEARLAND Planned Unit Development Rezoning Application City of Pearland commercial area would follow the General Business (GB) zoning classification. The commercial area occupies the comer on the main intersection and will be visually buffered from the major thoroughfares and the residential area by landscaped borders. Overall, the proposed residential area occupies most of the site, with 6.6 acres or 68% of the total area. The commercial area occupies 2.1 acres or 22% of the total. The park occupies approximately one acre (10% of the total area) (see section III, below). These land uses may be increased or decreased in acreage by up to 25% as the final plat is developed. The percentage land use area change is required to ensure the success of the development by maintaining planning flexibility in response to changes in economic and market conditions. Land uses may be interchanged within the boundaries of the PUD, provided their acreage is kept within the 25% range mentioned above and otherwise conform to the City of Pearland regulations. B. Lot Layout The typical residential lot of the PUD measures 30'x100'. All lots will have a front setback or building line of 20' and.a rear setback of 10'. Corner or end (semi - attached) lots will have an additional 5' side setback on their free side. Interior lots may have townhomes attached on both ends, with no side setbacks. In lots with no side setbacks the dwelling unit will cover 70% of the lot, which is the required maximum for the lots of Pearland's PUDs. On corner or end lots with one side setback the dwelling units would cover no more than 58% of the lot (see Exhibit 3, below). Exhibit 3: Typical Lot Setbacks and Coverage -- Side Line Rear Line r - 10' _ 10' -„ I. 1 5'}� I 1 I. 1 1 1 lg. I to • Front Line I I I I � 1 2,_ ._0, T I i 20, Li- . 30' 30' I Corner Lot Interior Lot Setbacks Setbacks (58% Coverage) (70% Coverage) r Submitted on Behalf of Signature Homes & Bar Cross Ltd By Knudson & Associates 12/15/00 THE VILLAGE AT PEARLAND Planned Unit Development Rezoning Application City ofPearland C. Automobile and Pedestrian Circulation Automobile circulation within the project is separated among the residential and commercial areas; there are no direct connections between the two land uses. The residential area has two exit/entrances, one off Fite Rd. and the other off Chocolate Bayou Rd. The residential area has a circuitous internal circulation loop intended to discourage cut -through traffic at this busy intersection. A number of townhouse lots are accessed through private streets terminating with turnarounds. Twenty- nine guest parking spaces are conveniently provided for the residential area, more than one guest space for every two residential units. The commercial area also has one entrance/exit off each thoroughfare. The circulation in this case is organized around the parking lots. The amount of parking provided for the commercial area complies with the requirements for fast food or sit-in restaurants (1 parking space for every 75 square feet) and business services (1 parking space for every 200 square feet). The restaurant has 44 parking spaces; the other two commercial buildings have a combined total of 96 parking spaces (see Exhibit 6). The proposed location of the project's entrance driveways will require a variance. Currently, the City requires separations of 250 feet and 200 feet between driveways along Chocolate Bayou Rd. and Fite Rd., respectively. The proposed commercial driveway off Chocolate Bayou Rd. is located 180 feet from the intersection and 170 feet from the residential driveway immediately north of it. Along Fite Rd., the distance between the commercial and residential driveway is 140 feet. These shorter distances between driveways are necessary due to the smallness of the site and the need to keep the circulation of the land uses separate. The proposal will not compromise safety issues. A Traffic Impact Analysis (TIA) is currently being undertaken for the site in order to confirm the functionality of this proposal and to assess the project's overall traffic impacts. In contrast to the automobile circulation, the pedestrian circulation layout is designed to integrate the commercial and residential areas. Sidewalks are concentrated along the main entrance streets of the residential area and major thoroughfares, and around the central open space. They are also provided along the guest parking spaces of the residential area in order to ensure comfortable access to and from the dwellings. Since the area in front of the residential lots will be mostly paved and the access streets will not have heavy traffic, no sidewalks are provided along the streets leading to the townhouse driveways. Pedestrian circulation along these streets will not be blocked by parked automobiles and provide unobstructed movement, since the proposed 20 foot front setback will provide sufficient private driveway space for stacked parking within private townhouse lots. The sidewalks along Fite and Chocolate Bayou roads will be 6 feet in width; all internal sidewalks will be 4 feet (see Exhibit 6). Submitted on Behalf of Signature Homes & Bar Cross Ltd By Knudson & Associates 12/15/00 THE VILLAGE AT PEARLAND Planned Unit Development Rezoning Application City of Pearland D. General Landscape and Perimeter Treatment The Village at Pearland PUD will be thoroughly landscaped along streets and in the common areas (see Exhibit 7). Trees will be planted along the main streets of the residential area and the perimeter of the park. The commercial area will also have trees planted along its perimeter and on planting islands on the parking lots. Shrubs and seasonal planting are planned alongside all the entrances to the development. Patterned concrete will be placed on all main driveways and intersections. The project will have a monument at the corner of the major thoroughfares, which will be enhanced with shrubs and seasonal planning. The perimeter treatment of the residential area along Fite Rd. will consist of fencing of masonry columns and wrought iron. Wood fencing will be used for the remaining sides. The perimeter of the commercial area will consist of trees and shrubbery as described above. E. Preliminary Architectural Considerations The project's architecture is not defined at this point in time. The architecture of the townhomes will depend on the homebuilder chosen for the project. Efforts will be made to harmonize the design of the commercial and residential buildings. In general, the architecture will use mostly masonry and/or glass for the facades of buildings, especially along the major thoroughfares, as required by the zoning ordinance. Submitted on Behalf of Signature Homes & Bar Cross Ltd By Knudson & Associates 12/15/00 i' r E r r L F THE VILLAGE AT PEARLAND Planned Unit Development Rezoning Application City of Pearland III. Quantitative Data The project's quantitative data is summarized in the following tables. Land Use Acreage % of Total Estimated Acreage Residential Use (Townhomes) 6.626 Acres 68 % Estimated Acreage Commercial Use 2.14 Acres 22 % Estimated Acreage Open Space (All usable) 0.92 Acres 10 % Total Acreage of Site 9.686 Acres 100 % Estimated Number of Dwelling Units 54 N/A Proposed Residential Lot Coverage 70% N/A Gross Estimated Residential Density (Residential 8.0 N/A Areal# of DU) DU/Acre Estimated Net Residential Density 14.5 N/A (Lot Area/# of DU) DU/Acre Total Estimated Commercial Building Area 25,000 square feet N/A Estimated Commercial Floor Area Ratio 0.27 N/A Submitted on Behalf of Signature Homes & Bar Cross Ltd By Knudson & Associates 12/15/00 THE VILLAGE AT PEARLAND Planned Unit Development Rezoning Application City of Pearland IV. Utilities Sanitary sewer service will be provided from a proposed sanitary sewer line in Fite Road (CR 91). Water service will be provided from existing lines in both Fite Road and Chocolate Bayou Road (CR 89). The proposed on -site storm sewer system will connect to an out -fall at the northeast corner of the property where it will be conveyed to an off -site detention pond. All utilities (water, sanitary, and storm sewer) will be installed along the private streets. A schematic utility layout is provided in the appendix. V. Development Schedule The construction of the proposed Pearland Urban Village can initiate soon after zoning change approval. The infrastructure for the residential area would be built first. A preliminary schedule follows. > December 15, 2000 Application for re -zoning > January 15, 2001 Joint Public Hearing (P&Z Commission and City Council) > February 12, 2001 lst City Council Hearing > February 26, 2001 2nd City Council Hearing > March — May 2001 Preparation and approval of development plats. > Summer 2001 Construction of residential area infrastructure begins. > December 2001 Completion of residential area infrastructure. Beginning of construction of townhomes. Beginning of construction of commercial area infrastructure. > Summer 2002 Completion of commercial area infrastructure. Beginning of construction of commercial establishments. > December 2002 Completion of commercial area buildings. Submitted on Behalf of Signature Homes & Bar Cross Ltd By Knudson & Associates 12/15/00 14 THE VILLAGE AT PEARLAND Planned Unit Development Rezoning Application City of Pearland VI. Selling/Leasing Proposal All of the Village at Pearland residential lots will be sold to one primary homebuilder. The townhomes will be built for fee simple ownership. VII. Feasibility and Market Study The proposed PUD represents a sound investment for the City of Pearland in terms of fiscal benefits. Because the PUD consists of a mixed -use development, taxes are collected from both residential and commercial property, and sales tax revenue is also -obtained. A preliminary fiscal analysis of the PUD shows $8.1 million in residential assessed value, $1.8 million in commercial assessed value, and $12,000 in annual sales tax revenue. Compared to a typical single-family subdivision at a density of 4 units/acre, the proposed PUD can command more than 80% more value per acre. The revenue for the school district by student would also be larger for the PUD. This comparison is included in the appendix. A market study for the project is currently being prepared in order to confirm the demand for the project's proposed housing and commercial product. Submitted on Behalf of Signature Homes & Bar Cross Ltd By Knudson & Associates 12/15/00 THE VILLAGE AT PEARLAND Planned Unit Development Rezoning Application City of Pearland Appendices A. Title Document & Metes and Bounds B. Tax Analysis Sheet C. 24" x 36" Survey D. 24" x 36" Landscape Plan (Exhibit 7) E. 24" x 36" Utility Schematic Plan Submitted on Behalf of Signature Homes & Bar Cross Ltd By Knudson & Associates 12/15/00 A. Title Document & Metes and Bounds r 08,18/00 13:13 FAX 713 780 7869 COMMONWEALTH 002/011 r 1— issum By III C.oM-M0, -M.TH LAND t F.INsuRANCE • MPANY >~I Commonwealth gCe' A LA::u!LM CA CCA %RY Li lii C 7'I THE FOLLOWING COMMITMENT FOR TITLE INSURANCE 1S NOT VAUD UNLESS YOUR NAME AND THE POLICY 7 g AMOUNT ARE SHOWN IN SCHEDULE A, AND OUR AUTHORIZED REPRESENTATIVE HAS COUNTERSIGNED a BELOW. We Commonwealth LandTreeInsurance Company will issue our title insurance policy or policies (the Policy) to You 76 (the proposed insured) upon payment of the premium and other charges due, and compliance with the requirements C in Schedule B and Schedule C. Our Policy will be in the form approved by the Texas Department of Insurance at the I- date of ""issuance, and will insure your interest in the land described in Schedule A. The estimated premium for our Poli- 7 G cy and applicable endorsements is shown on Schedule D. There may be additional charges such as recording fees, E and expedited delivery expenses. COMMITMENT FOR TITLE INSURANCE This Commitment ends ninety (90) days from the effective date, unless the Policy is issued sooner, or failure to L. P. issue the Policy is our fault. Our liability and obligations to you are under the express terms of this Commitment and end when this Commitment expires. lEi 7 'El fr. IN WITNESS WHEREOF, COMMONWEALTH LAND TITLE INSURANCE COMPANY has caused this commitment to be signed as of the effective date of commitment as shown in Schedule A, the commitment to ..w •E become valid and binding only when countersigned by an authorized signatory. El 1E1 1 I] 7 It ri 1 Dated: COMMONWEALTH LAND TITLE INSURANCE COMPANY By: Ct/sjj- a 642.4-1-t. Ace= L n i ;J:-PA4:1 Prtaidcnt Secrersry EI Commitment for Title Inswance - T-7 Page One - Texas (Rev_ 10-1-97) Forrn 1177-1 ORIGINAL 08.18/00 13:14 FAX 713 780 7869 COMMONWEALTH U 003/011 L Closer: DAVID BRANDT Examiner/KeyeDLS printed by: Title Data Ref: 1A2B; A242 r r E L E r E r r L r r f L SCHEDULE A Effective Date: August 13, 2000 at 7:59 a.m. G.F. No. 0086018A Commitment No. [N/A7, issued August 18, 2000 at 12:51:06. The policy or policies to be issued are: (a) OWNER POLICY OF TITLE INSURANCE (Form T-1) (Not applicable for improved one -to -four family residential real estate) Policy Amount: $ PROPOSED INSURED: (b) TEXAS RESIDENTIAL OWNER POLICY OF TITLE INSURANCE --ONE-TO-FOUR FAMILY RESIDENCES (Form T-1R) Policy Amount: $To Be Determined PROPOSED INSURED: 1. (c) MORTGAGEE POLICY OF TITLE INSURANCE (Form T-2) Policy Amount: $To Be Determined PROPOSED INSURED: Proposed Borrower: (d) MORTGAGEE TITLE POLICY BINDER ON INTERIM CONSTRUCTION LOAN (Form T-13) Birder Amount: PROPOSED INSURED: Proposed Borrower: (e) Other: Policy Amount: $To Be Determined PROPOSED INSURED: 2. The interest in the land covered by this Commitment is: FEE SIMPLE Schedule A (Rev. 1/1/93) Page 2 Commitment for Title Insurance Form 991 - Form Sheet 1 Valid Only If Schedules B, C, D And Cover Page are Attached 08/18/00 13:14 FAX 713 780 7869 COMMONWEALTH tj 004/011 3. Record title to the land on the Effective Date appears to be vested in: Pollak Constructions, Inc., a Texas corporation, DBA Signature Homes and Bar Cross, Ltd., a Texas limited partnership Legal description of land: A parcel of land containing 10.0000 acres (435,599 square feet) ;:ore or less being that certain 10 acre tract conveyed from Mark B. raynard to Basil L. Cogbill and wife Carrie Mae Coghill as recorded in Volume 1393, Page 859,-Deed Records Brazoria County, Texas and also being that certain 2.5 acre tract conveyed from Ernest A. Cogbill and wife F'erele M. Cogbill to Basil L. Cogbill and wife Carrie Mae Cogbill as recorded in Volume 1437, Page 145, Deed Records, Brazoria County, Texas, said 10.0000 acre tract being situated in the Southwest 1/4 of the Northwest 1/4 of Section 17, HT & B RR. Co. Survey, Abstract No. 242 in Brazoria County, Texas, and being more particularly described by metes and bounds as follows: BEGINNING at a found 3/4 inch iron pipe in the South line of that certain tract conveyed from Charles W. Kennedy, Jr. Trustee to Earl M. Onitsuka, as recorded in File No. 97-004030, Official Records, Brazoria County, Texas, for the Northwest corner of that certain tract conveyed from Blaine F. Barker II and Gary W. Bucek to G & B Real Estate, Ltd. as recorded in File No. 99-035957, Official Records, Brazoria County, Texas, same being the Northeast corner of the said 10 acre tract, and.the northeast corner of the said 2.5 acre tract; THENCE, South, with the West line of the said G & B Real Estate Ltd. tract, same being the East line of the said 10.00 acre treact, and the East line of the said 2.5 acre tract, at a distance of 164.67 feet pass a found 3/4 inch iron pipe for the Southeast corner of the said 2.5 acre tract, and at a distance of 645.00 feet -pass a found 3/4 inch iron pipe for reference and a total distance of 660 feet to a point for the Southeast corner of the said 10 acre tract; THENCE, North 89 deg. 53 min. 12 sec. West, along County Road 91, same being the South line of the said 10 acre tract, a distance of 660.00 feet to a point for the Southwest corner of the said 10 acre tract; from which a found 1 inch iron pipe bears, North 59 deg. 45 min. 59 sec. East, 18.06 feet; ,THENCE, North, along County Road 89, same being the West ine of the said 10 acre tract, at a distance of 495.00 feet pass the Southwest corner of the said 2.5 acre tract from which a found 1 inch iron pipe bears, North 84 deg. 53 ;min. 04 sec. East 16.13 feet, and also with the West line of the said 2.5 acre tract, a total distance of 660.00 feet to a point for the Southwest corner of the said kad same e said cre tract,nthe �North Northwest corner ofNorthwest thesaid 2.5 acre tract; 10 tract; a Schedule A (Rev. 1/1/93) Page 2 Commitment for Title Insurance Form 991 - Form Sheet 2 Valid Only If Schedules B, C, D And Cover Page are Attached 08/18/00 13:15 FAX 713 780 7869 COHNON'WEALTH j005/011 L C 7 THENCE, South 89 deg. 53 min. 12 sec. East, with the South line of the said Onitsuka tract, same being the North line of the said 10 acre tract, and the North line of the said 2.5 acre tract, at a distance of 16.01 feet pass a found 1 1/2 inch iron pipe for reference, and a total distance of 660.00 feet to the POINT OF BEGINNING and containing 10.0000 acres (435,599 square feet) of land more or less Schedule A (Rev. 1/1/93) Page 2 Commitment for Title Insurance Form 991 - Form Sheet 3 Valid Only If Schedules B, C, D And Cover Page are Attached C r r 08/18/00 13:15 FAX 713 780 7869 COMMONWEALTH SCHEDULE B Commitment No. (N/A] G.F. No. 0086018A EXCEPTIONS FROM COVERAGE 413006/011 In addition to the Exclusions and Conditions and Stipulations, your Policy will not cover loss, costs, attorney's fees, and expenses resulting from: 1. The following restrictive covenants of record itemized below (We must either insert specific recording data or delete this exception.): Item 1, Schedule B is hereby deleted. 2. Any discrepancies, conflicts, or shortages in area or boundary lines, or any encroachments or protrusions, or any overlapping of improvements. 3. Homestead or community property or survivorship rights, if any of any spouse of any insured. (Applies to the Owner Policy only.) r. L c_. Any titles or rights asserted by anyone, including, but not limited to, persons, the public, corporations, governments or other entities, 7 a. to tidelands, or lands comprising the shores or beds of navigable or perennial rivers and streams, lakes, bays, gulfs or oceans, or b. to lands beyond the line of the harbor or bulkhead lines as 7 established or changed by any government., or c. to filled -in lands, or artificial islands, or d. to statutory water rights, including riparian rights, or 7 e. to the area extending from the line of mean low tide to the line of vegetation, or the rights of access to that area or L easement along and across that area. (Applies to the Owner Policy only.) E 5. Standby fees, taxes and assessments by any taxing authority for the year 2000, and subsequent years; and subsequent taxes and assessments by any taxing authority for prior years due to change 7: in land usage or ownership, but not those taxes or assessments for prior years because of an exemption granted to a previous owner of the property under Section 11.13, Texas Tax Code, or because of improvements not assessed for a previous tax year. 6. The terms and conditions of the documents creating your interest in the land. 7. Materials furnished or labor performed in connection with planned construction before signing and delivering the lien document described in Schedule A, if the land is part of the homestead of the owner. (Applies to the Mortgagee Title Policy Binder on Interim Construction Loan only, and may be deleted if satisfactory evidence is provided to us before a binder is issued.) 8. Liens and leases that affect the title to the land, but that are subordinate to the lien of the insured mortgage. (Applies to Mortgagee Policy only) Schedule B (Rev. 1/1/93) Page 3 Commitment for Title Insurance Valid Only If Schedules A, C, D Form 991 - Form Sheet 4 And Cover Page Are Attached 08/18/00 13:15 FAX 713 780 7869 C0!LMONWEALTH Z 007/011 r fl L r- L 9. The following matters and all terms of the documents creating or offering evidence of the matters (We must insert matters or delete this exception.): a. Rights of Parties in Possession. (Owner Title Policy only) b. Right of Way in favor of Brazos Valley Irrigation Company as set out in instrument recorded in Volume 682, Page 480 of the Deed Records of Brazoria County, Texas. c. All oil, gas and other minerals, as set forth by instrument(s) recorded in Volume 1364, Page 132 of the Deed Records of Brazoria County, Texas. d. Encroachment of 3 A/C water chiller units on cinder blocks onto the subject property over the east property line as shown on survey dated June 22, 2000, prepared by Civil-Sury Land Surveying, L.C., Alfred E. Lentz, RPLS No. 2413. (Owners Title Policy only) e. Street sign located on the south property line, 2 fire hydrants located along the west property line, sanitary sewer manhole located on the east property line and light poles and power lines located along the east and west property lines, as shown on survey dated June 22, 2000, prepared by Civil-Sury Land Surveying, L.C., Alfred E. Lentz, RPLS No. 2413. (Owners Title Policy only) Schedule B (Rev. 1/1/93) Page 3 Commitment for Title Insurance Form 991 - Form Sheet 5 Valid Only If Schedules A, C, D And Cover Page Are Attached 71 08/18/00 13:16 FAX 713 780 7869 COMMONWEALTH 008/011 r C SCHEDULE C Commitment No. [N'/A] G.F. No. 0086018A Your Policy will not cover loss, costs, attorneys fees, and expenses resulting from the following requirements that will appear as Exceptions in Schedule B of the Policy, unless you dispose of these matters to our satisfaction, before the date the Policy is issued: i. Documents creating your title or interest must be approved by us and must be signed, notarized and filed for record. 2. Satisfactory evidence must be provided that: - no person occupying the land claims any interest in that land against the persons named in paragraph 3 of Schedule A, - all standby fees, taxes, assessments and charges against the property have been paid, all improvements or repairs to the property are completed and accepted by the owner, and that all contractors, sub -contractors, laborers and suppliers have been fully paid, and that no mechanic's, laborer's or materialmen's liens have attached to the property, there is legal right of access to and from the land, (on a Mortgagee Policy only) restrictions have not been and will not be violated that affect the validity and priority of the insured mortgage. You must pay the seller or borrower the agreed amount for your property or interest. 4. Any defect, lien or other matter that may affect title to the land or interest insured, that arises or is filed after. the effective date of this Commitment. 5. Vendor's Lien retained in Deed dated June 29, 2000, executed by Basil L. Cogbill and wife, Carrie Mae Cogbill to Pollak Construction, Inc., a Texas corporation, DBA Signature Homes and Bar Cross, Ltd., a Texas limited partnership, filed for record under Brazoria County Clerk's File No. 00 026424, securing Southwest Bank of Texas, N.A. in the payment of one note of even date therewith in the principal sum of $165,000.00, due and payable and bearing interest as therein provided; said note being additionally secured by a Deed of Trust of even date therewith to George Marshall, Trustee, filed for record under Brazoria County Clerk's File No. 00 028425, and all the terms, conditions and stipulations contained therein, including, but not limited to, any additional indebtedness, if any, secured by ,said instrument. 6. NOTE: Procedural Rule P-27 as provided for in Article 9.39A of the Texas Insurance Code requires that "Good Funds" be received and deposited before a Title Agent may disburse from its Trust Fund Account. Schedule C (Rev. 1/1/93) - Page 4 Commitment for Title Insurance Form 991 - Form Sheet 6 Valid Only If Schedules A, B, D And Cover Page Are Attached 08/18/00 13:16 FAX 713 780 7869 COMMONWEALTH C6 009/011 7 L COMMONWEALTH LAND TITLE COMPANY OF HOUSTON By: Schedule C (Rev. 1/1/93) - Page Commitment for Title Insurance Form 991 - Form Sheet 7 4 Authorized Countersignature Valid Only If Schedules A, B, D And Cover Page Are Attached Poi 08/18/00 13:16 FAX 713 780 7869 COMMONWEALTH [j01o/01i SCHEDULE D [71. Commonwealth Land Title insurance Company is a wholly owned subsidiaryof LandAmerica Financial Group, Inc., a Virginia Corporation whose securities are publicly traded on the New York Stock Exchange. G.F. No. 0086018A Commonwealth Land Title Insurance Company's officers E Deceter 31, 1998 were as follows: OFFICERS E [i Herbert Wender, Chairman & Chief Janet A. Alpert, President Jeffrey A. Tischler, Treasurer &. L Wm. Chadwick Perrine, Secretary Kenneth Astheimer, Executive vice President John M. Carter, Executive Vice President G._.William Evans, Executive Vice President Charles W. Keith, Executive Vice President David W. Koshork, Executive Vice President 7 Donald C. Weigel, Executive Vice President Stephen P. Veltri, Executive Vice President Jeffrey D. Vaughn, Executive Vice President C Executive Officer Chief Financial DIRECTORS Officer and directors at Herbert Wender Janet A. Alpert Jeffrey A. Tischler Theodore L. Chandler, Jr. Robert F. Norfleet, Jr. 2. You are entitled to receive advance disclosure of settlement charges in connection with the proposed transaction to which this commitment relates. Upon your request, such disclosure will be made to you. Additionally,the name of any person, firm or corporation receiving any sum from the settlement of this transaction will be disclosed on the closing or settlement statement. You are further advised that the estimated title premium* is: Owners Policy Mortgagee Policy Endorsement Charges TOTAL Of this amount: $ [15. Insurance Company; $ (%) Agent; and the remainder of parties as follows: $ [ %) to $ [ %) to *The estimated premium is based upon information furnished to us as of the date of this Commitment for Title Insurance. Final determination of the amount of the premium will be made at closing in accordance with the Mules and Regulations adopted by the State Board of Insurance. $ to $ be determined 00%) will be paid to the policy issuing Title will be retained by the issuing Title Insurance the estimated premium will be paid to other Schedule D (Rev. 9/30/92) - Page 5 Commitment for Title Insurance Form 991 - Form Sheet 8 for for Valid Only If Schedules A, IS, C And Cover Page Are Attached 08/18/00 13:17 FAX 713 780 7869 COMMONWEALTH [2 o11/o11 r C r E r C r r r C i 3. The following disclosures are made by the title insurance agent issuing Ethis commitment: Commonwealth Land Title Company of Houston is a wholly -owned subsidiary of Commonwealth Land Title Insurance Company. Commonwealth -Land Title Company of Houston officers and directors at. December 22, 1998 were as follows: OFFICERS John A. Magness, President Marvin H. Zindler, Jr. Executive Vice President Joseph V. Pizzitola, Executive Vice President Lyn Sullivan, Executive Vice President Paula Dyer, Vice President Heather Harvey, Vice President David M. Parnell, Vice President J. Michael- Pruitt, Vice President Janis Spiller, Vice President Vickie Smith, Vice President Suzan M. Sutkowski, Vice President Stacey L. Hall, Human Resource Director Schedule D Commitment Form 991 - (Rev. 9/30/92) Page 5 for Title Insurance Form Sheet 9 DIRECTORS Kenneth Astheimer John A. Magness Lloyd Draper Valid Only If Schedules A, B, C And Cover Page Are Attached B. Tax Analysis Sheet The Village at Pearland PUD Land Use and School District Property Tax Analysis Proposed Land Use Mix for Village (10 acre site) Single Family Commercial Totals Total Homes Value per Home (a) Total Value Single Total Square Value per Total Sales Tax Family Feet (b) Foot (c) Commercial per Year (d) Total AV AV per Acre 54 $ 150,000 S 8,100,000 Density: Residents Per D/U (e): Students per D/U (f): Estimated Population: Estimated Students: PISD Taxes (g): Taxes per Student: Notes: a) b) c) d) e) j g) 5.40 2.80 0.80 151.20 43.20 S16,416.84 $ 380.02 23,120 $ 80.00 $1,849,600 $ 12,270 $ 9,949,600 $ 994,960 Average home value anticipated, based on a range of $130,000 to $170,000. Commercial composed of two small freestanding mixed use commercial buildings (9960 sq. ft. per), and one small pad site (3200 sp. ft. aprox) Based on estimated costs provided by developer. Based on 4,980 square feet of retail and 3200 square feet of restaurant space. assuming $150.00 per square foot. Based on 2000 PISD analysis (Toenjes & Associates). Based on 2000 PISD analysis (Toenjes & Associates). Based on 2000 PISD tax rate, $1.65 / 100 AV. Alternative I (10 acre site) Single Family Commercial Totals Total Homes Value per Horne (a) Total Value Single Total Square Family Feet Value per Total Sales Tax Foot Commercial per Year Total AV AV per Acre 40 $ 135,000 S 5,400,000 Density: Residents Per D/U (b): Students per D/U (c): Estimated Population: Estimated Students: PISD Taxes (d): Taxes per Student: Notes: a) b) c) d) 4.00 2.80 0.80 112.00 32.00 S 8,910.00 $ 278.44 n/a n/a n/a n/a Value based on 1999 Pearland market analysis of single family new construction (American Metro/Study). Current average single family in Pearland is $110,000 based on 2000 PISD analysis (Toenjes & Associates). Based on 2000 PISD analysis (Toenjes & Associates). Based on 2000 PISD analysis (Toenjes & Associates). Based on 2000 PISD tax rate, $1.65 / 100 AV. $ 540,000 001211 high vs low compxls, scenario 4, 12/14/00 r L r C. 24" x 36" Survey Undeveloped .(woods Large L.ot. Residential • Exhibit 1 Aerial Photoin1998 THE `MILEAGE AT PEARLAND Pollak/Winston investments Houston, Texas Knudson & Associates, Inc. Ptnnnlna Daslon Davelonment Services �.. 1 IL. IIt' A tr OAK • z C✓_>- z EJ U x- x • • • • • 15. OM • EARL M. ONITSUKA FILE NO 97-004030 O.R,B.C.T. S 89'53'12" E 660.00' 2.5 ACRES ERNEST A. COGBILL & %FE FERELE M coma TO BASL L COGBILL & WIFE CAME MAE COGBILL VOL1437, PG145 B.C.DR • N 89.53'12- W 660.00' 14' ONC 10.0000 ACRES 435,599 SQ. FT. MARK B. MAYNARD TO BASL L CCGaa & WIFE CARRRE MAE CCGBIL VOL.1393, PG859 B.C.OR x x • It OM $40 x TYcx • x• ® cm x x x • x r. x ▪ O LO O ✓ ,fs FD3/<• P v+AAo a-Gexr - (31 A/C MAIc'i, M4 P.O.B. Inc 3/r : • • O O D 0 to c.JFy OR�� vEz aUEL -\NRR G0 q2icoscec x // 7 2 BLAINE F. BARKER 11 & GARY W. BUCEK TO G&B REAL ESTATE, LTD. FILE NO 99-035957 O.R..B.C.T. (165.00') TV ••1.b�i COUNTY ROAD Ni, 91 329 86' Exhibit 2 Existing Conditions (Survey) THE VILLAGE AT PEARLAND CIE f Pollak/Winston Investments Houston, Texas 1 1 • • • • r • • • • • • • • • i P- !3' N ') 11 1 G4-. — 44 1 4, l9 10' G G I'll . is )11' () ' F.47 — i G - v 1 _.... k) ISO' P• 1 v O _ ... , �=i Ars 11101. �s3• 1 P ) . s� .. :'T' 01 ' L 1 () I.— in ll - l�.— r 243' TYP. ta- Al I l) 1 i • 7 1 44 1 d _ ,— Exhibit 4 r ▪ •rti 1 vs% I .. ,^we THE VILLAGE AT PEARLAND Pollak/Winston Investments Houston, Texas Knudson & Associates, Inc. Planning Design Development Services • • • • roc I 0 o I � t OPEN SPACE .920 ACRES (±25 %) Fits Road (CR 91) L 1s RESIDENTIAL 0h2& ACRES (±25 18 EMMMM 7 18 19 23 21 13 12 •19 ................ Exhibit 5 Land Use THE VILLAGE AT PEARLA Pollak/Winston Investments Houston, Texas Knudson & Associates, Inc. • • • • room • (Proposed Culaen Blvd.) 1 • 1 I "Et -art: so 61 83 I __... --- F=- • -- -- — '-- iir . •__ - -_-_ - _ - :_' } OPEN SPACE _ . COMM RC • • • Fite Road (CR 91) • 46 1S 18 13 17 12 18 19 in 11 21 8 1 Exhibit 6 Vehicular and Pedestrian Circulation S treets/Parking S idewalks 1130111COSIZZIEN along thoroughfares - 6' Trail THE VILLAGE AT PEARL) Pollak/Winston Investments Houston, Texas Knudson & Associates, Inc. • • • • • • -.. •••.•.. • • • Os f • • • 0 ar 03 • • • ell /Q r Y J •• ' :•• ..r• - • •••a • • a ' it ' r ..•3 ; .4 - • • .•. . .. . ••a . ••• .-• i E. elt:�:..• •1 /• • n. r./r' •i• • • ' • .• •!i '!. • -• v Z} •• C.• t. r _S 1•. C • !- 1 j ✓- ...q• • 4r]1 a • Jv • •••. • • •r O • .r rl • G. 1 • 1 r y° el .- 1 -•_ rt • • l ' .. • � ,• -. 1 _i ... �� `. ,• i ;Ii• ryT 1 • t r j 1 • /. . 1a t.• .. {4 •• • r-. • • =•_• •• Co• _• ••^" - . • .S :•C:'a•S:.• • V i' a s ..r••-..r• ) ) n a i 1 ,•:. '. ... . ••.... ., it . A. �0 • Cr• . GC t . ▪ e▪ ' • - • CO i i •1 fire• r'2 r--r` - A ,x. —e:• as r r' Exhibit 7 0 if 4 i t • nera 1Man"1'' 1( .�, i4ri Ey' e:isi,rimeter • 1 • THE VILLAGE AT PEARLA Pollak/Winston Investments Houston, Texas Knudson & Associates, Inc. Planning Dasign Devolopmonl Services