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HomeMy WebLinkAboutORD 2007-91 - Rivery Park Reinvestment ZoneORDINANCE NO, o?00 741 0' 1 #ftft0OM MA W�6SMOUV! !I I ON!i !ACRES ! . CORNERNORTHWEST OF O. BOULEVARD,!PURPOSES PURSUANT TO CHAPTER 311 OF •D BOARD OF DIRECTORS FOR SUCH ZONE; CONTAINING FINDINGS AND PROVISIONS RELATED TO THE FOREGOING SUBJECT; AND PROVIDING A SEVERABILITY CLAUSE, WHEREAS, the City Council of the City of Georgetown, Texas (the "City") has determined that the creation of a reinvestment zone by the City, as authorized by the Tax Increment Financing Act, Chapter 311 of the Texas Tax Code, Vernon's Texas Codes Annotated (the "Act") within the area of the City as described in Exhibit "A" attached hereto (the "Zone"), is in the best interests of the City in accordance with Article VIII, Section 1-g of the Texas Constitution as the area is predominantly open, underdeveloped and, because of obsolete platting, substantially impairs the sound growth of the City; and WHEREAS, the City has prepared a preliminary reinvestment zone project and financing plan, a true and correct copy of which is attached hereto as Exhibit "B" and on file with the City Secretary, which plan provides that a portion of City of Georgetown ad valorem taxes constituting its tax increment are to be deposited into the hereinafter created tax increment fund, and that taxes of other taxing units may be utilized in the financing of the proposed Zone; and WHEREAS, the City, on September 26, 2007 provided written notice of the City's intention to create the proposed Zone, complying with the requirements of Section 311.003, Texas Tax Code, to the governing body of all taxing units levying taxes on property in the proposed Zone; and WHEREAS, a notice of the November 27, 2007 public hearing on the creation of the proposed Zone was published on November 17, 2007 in the Williamson County Sun, a newspaper of general circulation in the City; and WHEREAS, formal presentations were made to other taxing entities on November 13, 2007 and November 19, 2007; and WHEREAS, at the public hearing on November 27, 2007 interested persons were allowed.to speak for or against the creation of the proposed Zone, its boundaries, or the concept Ordinance No. Rivery Park Tax Increment Reinvestment Zone Page 1 of 7 of tax increment financing and owners of property in the proposed Zone were given a reasonable opportunity to protest the inclusion of their property in the proposed Zone; and WHEREAS, evidence was received and presented at the public hearing in favor of the creation of the proposed Zone and its boundaries under the provisions of Chapter 311, Texas Tax Code; and WHEREAS, no owner of real property in the proposed zone protested the inclusion of his property in the proposed Zone; and WHEREAS, not more than 10 percent of the property within the proposed Zone is currently used for residential purposes, as that term is defined in Section 311.006(d) of the Texas Tax Code; and WHEREAS, the City has provided all information, and made all presentations, given all notices and done all other things required by Chapter 311, Texas Tax Code, or other law as a condition to the creation of the proposed Zone; and WHEREAS, the City has not previously created any tax increment reinvestment zones or any industrial districts on the property; and WHEREAS, the total appraised value of taxable real property in the proposed Zone does not exceed 15 percent of the total appraised value of taxable real property in the City. NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY GEORGETOWN, Section That the City Council further 1. Findings. a) That the facts and recitations contained in the preamble of will significantly enhance the this Ordinance are hereby found and declared to be true and correct and are adopted as part of this Ordinance for all purposes. b) That the City Council further finds and declares that the proposed improvements in the Zone will significantly enhance the value of all the taxable real property in the proposed zone and will be of general benefit to the City. c) That the City Council further finds and declares that the proposed reinvestment Zone meets the criteria and requirements of Section 311.005 of the Texas Tax Code because: (1) The Zone is an area described in a petition requesting that the area be designated as a reinvestment zone, by the owners of property constituting at least 50 percent of the appraised value of the property in the area according to the most recent certified appraisal roll for the county in which the area is located; and Ordinance No. c:Wo 7w,91 Rivery Park Tax Increment Reinvestment Zone Page 2 of 7 (2) The proposed Zone is predominantly open and, because of obsolete platting, deterioration of structures or site improvements, or other factors, substantially impairs or arrests the sound growth of the City. d) That the City Council, pursuant to the requirements of Chapter 311, Texas Tax Code, further finds and declares: (1) That the proposed Zone is a contiguous geographic area located wholly within the corporate limits of the City of Georgetown; (2) That the total appraised value of taxable real property in the proposed Zone, does not exceed fifteen percent of the total appraised value of taxable real property in the City and in the industrial districts created by the City; (3) That the proposed Zone does not contain more than fifteen percent of the total appraised value of real property taxable by Williamson County; (4) That the development or redevelopment of the property in the proposed Zone will not occur solely through private investment in the reasonably foreseeable future; (5) That less than ten percent of the property in the proposed Zone is used for residential purposes within the meaning of Section 311.006(d), Texas Tax Code; and (6) That the improvements proposed to be implemented in the proposed reinvestment Zone will significantly enhance the value of all taxable real property in the proposed reinvestment Zone. e) The City Council finds and declares that the creation of the Zone is in conformance with the following Policy Statements in the City's Century Plan: 1.0 The community enjoys the benefits of well-planned land use in which conflicting needs are balanced. 9.0 Citizens and commercial goods move safely and efficiently throughout all parts of the City. 10.0 Georgetown's citizens and businesses enjoy an attractive community with a unique sense of place and a positive, identifiable image, at a cost which is consistent with other city social and economic priorities. Ordinance No. Rivery Park Tax Increment Reinvestment Zone Page 3 of 7 13.0 All municipal operations are conducted in an efficient business -like manner and sufficient financial resources for both current and future needs are provided. 15.0 The City manages its resources in a sound and fiscally conservative manner. Section 2. Designation of the Zone. That the City, acting under the provisions of Chapter 311, Texas Tax Code, including Section 311.005(a)(5), does hereby designate as a reinvestment zone, and create and designate a reinvestment zone over, the area described in Exhibit "A" to promote the redevelopment of the area. The reinvestment zone shall hereafter be named for identification as "Reinvestment Zone Number , City of Georgetown" (the "Zone"), which also may be referred to as the Rivery Park Tax Increment Reinvestment Zone, Section 3. Board of Directors. That there is hereby created a Board of Directors for the Zone, which shall consist of five (9) members. Each taxing unit other than the City of Georgetown levying a tax over the property within the zone and that designates all or a portion of the unit's increment to the zone may appoint one member to the Board of Directors. The State Representative and State Senator, or their designees, within whose district the Zone is located are also members of the Board of Directors. The directors appointed to Positions One, Three, Five, Seven and Nine shall be appointed for two year terms, beginning on effective date of the zone while the directors appointed to Positions Two, Four, Six and Eight shall be appointed to one year terms beginning on the effective date of the Zone. All subsequent appointments shall be appointed for two-year terms. The member of the Board of Directors appointed to Position One is hereby designated to serve as chair of the Board of Directors for the term beginning on the effective date of the Zone, and ending upon the expiration of the initial term of Position One. Thereafter the City Council shall annually nominate and appoint a member to serve as chair for a term of one year beginning January 1 of the following year. The City Council authorizes the Board of Directors to elect from its members a vice chairman and such other officers as the Board of Directors sees fit. Notwithstanding the foregoing, the term of any City Council member serving on the Board of Directors shall automatically expire when their term on the City Council ends. The Board of Directors of the Zone shall comply with Chapter 551, Texas Government Code (the Open Meetings Act) and Chapter 552, Texas Government Code (regarding public records and information). The Board of Directors shall make recommendations to the City Council concerning the administration of the Zone. The Board of Directors shall prepare or cause to be prepared and adopt a project plan and a reinvestment zone financing plan for the Zone as described in Section 311.011, Texas Tax Code, and shall submit such plans to the City Council for its approval. The City, pursuant to Section 311.010(a) of the Texas Tax Code hereby authorizes the Board of Directors to exercise all of the City's powers necessary to administer, manage or operate the Zone and to prepare the project plan and reinvestment zone financing plan, including the submission of an annual report on the status of the Zone. Notwithstanding Ordinance Na Rivery Park Tax Increment Reinvestment Zone Page 4 of 7 the foregoing, the Board of Directors shall not be authorized to issue tax increment bonds or notes, impose taxes or fees, exercise the power of eminent domain or give final approval to the project plan and reinvestment zone financing plan. The Board of Directors of the Zone may not exercise any power granted to the City by Section 311.008 of the Texas Tax Code without additional and prior authorization from the City. Section 4. Duration of the Zone. That the Zone shall take effect immediately upon the passage and approval of this Ordinance, and termination of the operation of the Zone shall occur on December 31, 2031, or at an earlier time designated by subsequent ordinance of the City Council in the event the City determines in its sole discretion that the Zone should be terminated due to insufficient private investment or other good cause, or at such time, subsequent to the time that all project costs, tax increment bonds, notes and other obligations of the Zone, and the interest thereon, have been paid in full. Notwithstanding the foregoing termination date, if the City Council of the City of Georgetown approves an Economic Development Agreement pursuant to Chapter 380 of the Texas Local Government Code with the owner or developer of the property within the Zone, the Zone shall automatically terminate upon the effective date of the Economic Development Agreement. Section 5. Tax Increment Base; Amount of Tax Increment. That the Tax Increment Base of the City or any other taxing unit participating in the Zone for the Zone is the total appraised value of all real property taxable by the City or other taxing unit participating in the Zone and located in the Zone, determined as of January 1, 2007, the year in which the Zone was designated as a reinvestment zone (the "Tax Increment Base"). The amount of the tax increment for a year shall be all or a portion, as recommended by the Board and approved by the City Council, of property taxes levied and collected by the City and all or a portion of property taxes of other taxing units participating in the Zone and located in the Zone (as set forth in an agreement to participate in the Zone) for that year on the Captured Appraised Value of real property taxable by City or other taxing unit participating in the Zone and located in the Zone. The Captured Appraised Value of real property taxable by City or other taxing unit participating in the Zone for a year is the total appraised value of all real property taxable by the unit and located in the Zone for that year less the Tax Increment Base, Section 6. Tax Increment Fund. That there is hereby created and established a Tax Increment Fund for the Zone which may be divided into subaccounts as authorized by subsequent resolutions or ordinances. All Tax Increments, as defined herein and in the Texas Tax Code, shall be deposited in the Tax Increment Fund. Any expenditure to be made from the Tax Increment or any contract related thereto, must be approved by the City Council prior to such expenditure being made or contract being executed. The Tax Increment Fund and any subaccount shall be maintained at the depositary bank of the City and shall be secured in the manner prescribed by law for funds of Texas cities. The annual Tax Increment less any amounts that are to be allocated pursuant to the Act shall be deposited directly into the Tax Ordinance No. f Rivery Park Tax Increment Reinvestment Zone Page 5 of 7 Increment Fund. All revenues from the sale of any tax increment bonds, notes or other obligations hereafter issued for the benefit of the Zone by the City, if any; revenues from the sale of property acquired as part of the project plan and reinvestment zone financing plan, if any; and other revenues to be used in the Zone shall be deposited into the Tax Increment Fund. Prior to the termination of the Zone, money shall be disbursed from the Tax Increment Fund only to pay project costs, as defined by the Texas Tax Code, for the Zone, to satisfy the claims of holders of tax increments bonds or notes issued for the Zone, or to pay obligations incurred pursuant to agreements entered into to implement the project plan and reinvestment zone financing plan and achieve their purpose pursuant to Section 311.010(b) of the Texas Tax Code. Section 7. Purpose of Zone. That the City Council hereby finds that the creation of the Zone and the expenditure of moneys on deposit in the Tax Increment Fund necessary or convenient to the creation of the Zone or to the implementation of the project plan for the Zone constitutes a program to promote local economic development and to stimulate business and commercial activity in the City. The City Council further finds that the Zone will facilitate a program of public improvements to allow and encourage the proposed development of the Summit at Rivery Park. Construction of the public improvements is anticipated to take place in phases over a number of years and timed in coordination with development with the Zone. Section 8. Severability. If any provision, section, subsection, sentence, clause or phrase of this Ordinance, or the application of same to any person to set circumstances, is for any reason held to be unconstitutional, void or invalid, the validity of the remaining provisions of this Ordinance or their application to other persons or set of circumstances shall not be affected thereby, it being the intent of the City Council in adopting this Ordinance that no portion hereof or regulations connected herein shall become inoperative or fail by reason of any unconstitutionality, voidness or invalidity of any portion hereof, and all provisions of this Ordinance are declared severable for that purpose. Section 9. Open Meetings. It is hereby found, determined and declared that a sufficient written notice of the date, hour, place and subject of the meeting of the City Council at which this Ordinance was adopted was posted at a place convenient and readily accessible at all times to the general public at the City Hall of the City for the time required by law preceding its meeting, as required by the Open Meetings Law, Texas Government Code, Ch. 551, and that this meeting has been open to the public as required by law at all times during which this Ordinance and the subject matter hereof has been discussed, considered and formally acted upon. The City Council further ratifies, approves and confirms such written notice and the contents and posting thereof. READ, CONSIDERED, PASSED AND APPROVED ON FIRST READING by the City Council of Georgetown at a regular meeting on November 27, 2007, at which a quorum was Ordinance No. Rivery Park Tax Increment Reinvestment Zone Page 6 of 7 present and for which due notice was given pursuant to Section 551.001, et. seq. of the Texas Government Code. I 111111111 11111111111111111 IN III READING by the City Council of Georgetown at a regular meeting on the December 11, 2007, at which a quorum was present and for which due notice was given pursuant to Section 551.001, et. seq. of the Texas Government Code, PASSED AND APPROVED on first reading on the 27th day of November, 2007, PASSED AND APPROVED on second reading on the 11th day of December, 2007. Gary llon, Mayor City of Georgetown, Texas �:)anara Lee City Secretary APPROVED AS TO FORM: Patricia Carls City Attorney Ordinance No. Rivery Park Tax Increment Reinvestment Zone Page 7 of 7 TAX INCREMENT REINVESTMENT ZONE — THE SUMMIT AT RIVERY PARK FIELD NOTES DESCRIPTION FIELD NOTES FOR A 67.752 ACRE TRACT OF LAND SITUATED IN THE NICHOLAS PORTER SURVEY, ABSTRACT NO, 497, WILLIAMSON COUNTY, TEXAS; BEING A PART OF THAT CERTAIN CALLED 259.4406 ACRE TRACT OF LAND DESCRIBED IN A DEED TO THE RIVERY JOINT VENTURE, RECORDED IN VOLUME 2471, PAGE 379, OFFICIAL RECORDS OF WILLIAMSON COUNTY, TEXAS; AND BEING LOTS 1-7, THE RIVERY PARK II SUBDIVISION, A SUBDIVISION OF RECORD IN CABINET "AA", SLIDES 20-23 OF THE PLAT RECORDS OF WILLIAMSON COUNTY, TEXAS, THE SAID SUBDIVISION HAVING BEEN CONVEYED TO RIVERY PARTNERS, LTD., A TEXAS LIMITED PARTNERSHIP, BY DEED RECORDED AS DOCUMENT NO. 2005012659 OF THE OFFICIAL RECORDS OF WILLIAMSON COUNTY, TEXAS,; AND BEING LOTS 2, THE RIVERY PARK SUBDIVISION, A SUBDIVISION OF RECORD IN CABINET "W", SLIDES 212-214 OF THE PLAT RECORDS OF WILLIAMSON COUNTY, TEXAS, THE SAID SUBDIVISION HAVING BEEN CONVEYED TO RIVERY PARTNERS, LTD., A TEXAS LIMITED PARTNERSHIP, BY DEED RECORDED AS DOCUMENT NO. 2002066148 OF THE OFFICIAL RECORDS OF WILLIAMSON COUNTY, TEXAS; SAID 67.752 ACRE TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS: BEGINNING at an iron rod set in northwest right of way line of Interstate Highway No. 35 and in the southeast line of said called 259.4406 acre tract for the southwest corner of this tract, from which an iron rod found at the point of curvature of a curve to the left in said lines bears, S 43050'20"W, a distance of 364.35 feet; THENCE, over and across said called 259.4406 acre tract the following five (5) courses and distances: 1) N 36033'42"E, a distance of 190.05 feet to an iron rod set; 2) N 40025'07"W, a distance of 75.00 feet to an iron rod set; 3) S 50003'08"W, a distance of 190.00 feet to an iron rod set; 4) S 84039'44"W, a distance of 160.59 feet to an iron rod set; 5) N 07°44'01"W, a distance of 15.00 feet to an iron rod set; Tax Increment Reinvestment Zone — The Summit at Rivery Park Page 1 of 4 THENCE, leaving the west line of that 35.817 acre tract and continuing along the west line of Lot 1 of the Rivery Park Subdivision, the following three (3) courses: 1) S22025'33"E, a distance of 158.07 feet to a'I/2 inch iron rod; 2) N89028'53"W, a distance of 112.71 feet to a %2 inch iron rod; 3) S49055'0255 W, a distance of 32.01 feet to a %2 inch iron rod found; THENCE, leaving the west line of Lot 1 of the Rivery Park Subdivision and continuing along the northeast right-of-way line of Rivery Blvd, the following one (1) course: 1) along the arc of the said curve to the right having a radius of 525.00 feet, a central angle of 60°02'15", a chord distance of 525.30 feet (chord bears N18°17'39"W), an arc distance of 550.12 feet to a %2 inch iron rod located at the southwest corner of Lot 2 of the Rivery Park Subdivision and the southeast corner of Lot 1 of the Rivery Park lI Subdivision; THENCE, leaving the said northeasterly right-of-way line of the said Rivery Boulevard, going over, across and through the said Lot 3, the following two (2) courses and distances: 1) N72004'44"E, ,a distance of 262.36 feet to a'/2 inch iron rod with a plastic surveyor's cap (Interstate Surveying, Inc.) set for an angle point hereof, 2) S86058' 17E. a distance of 145.17 feet to a %2 inch iron rod with a plastic surveyor's cap (Interstate Surveying, Inc.) set for the point of intersection with the east line of the said Lot 3, same being the west line of the above referenced 35.817 acre "Parcel B", same being the most northerly, northeast corner of the tract described herein; THENCE, along the east line of Rivery Boulevard, the following eight (8) courses 1) along a curve to the right, having a radius of 525.00 feet, a delta angle of 12'48'12", a chord distance of 117.07 feet (chord bears N05°19'23"E), an arc distance of 117.32 feet, to a I/2 inch iron rod; 2) N11°51' 1 I"E, a distance of 111.00 feet, a %2 inch iron rod; 3) along a curve to the left, having a radius of 1000.00 feet, a delta angle of 27°02'52", a chord distance of 467.70 feet (chord bears NO 1'40'1 5"W), an arc distance of 472.07 feet, to a �/2 inch iron rod; 4) NI5°11'42"W, a distance of 220.61 feet, to a %2 inch iron rod; Tax Increment Reinvestment Zone — The Summit at Rivery Park Page 2 of 4 5) along a curve to the right, having a radius of 1657.82 feet, a delta angle of 05°19'24", a chord distance of 153.97 feet (chord bears N12°32'00"W), an arc distance of 154.03 feet, to a %2 inch iron rod; and 6) along a curve to the right, having a radius of 729.50 feet, a delta angle of 13°03'33", a chord distance of 743.28 feet (chord bears NO3°20'43"W), an arc distance of 778.19 feet, to a %2 inch iron rod; 7) S24059'39"W, a distance of 407.83 feet to a''/2 inch iron rod found; 8) S3702456"W, a distance of 164.22 feet to a %2 inch iron rod found, THENCE, leaving the said northeasterly right-of-way line of the said Rivery Boulevard, going over, 35.817 acre tract and continuing along the west and north line, the following one (1) course: 1) with said curve, to the right, having a radius of 1324.11 feet, a central angle of 37003'32", an arc length of 856.44 feet, and a chord bearing and distance of, N 32°21'59" E, 841.59 feet to an iron rod set in the easterly line of said called 259.4406 acre tract and the westerly line of that tract of land conveyed by deed recorded in Volume 534, Page 302 and Volume 456, Page 453, Deed Records of Williamson County, Texas, from which an iron rod found at an angle point in said easterly line bears, N 23°56'34" E, a distance of 43.77 feet; THENCE, with the easterly line of said called 259.4406 acre tract, S 23°56'34"E, a distance of 4.61 feet to an iron rod found; THENCE, continuing with the easterly line of said called 259.4406 acre tract, S 36056'27" E, a distance of 176.26 feet to an iron rod found; THENCE, continuing with the easterly line of said called 259.4406 acre tract, S 24032'09" E. a distance of 89.1.9 feet to an iron rod found; THENCE, continuing with the easterly line of said called 259.4406 acre tract, S 18009'07" E, a distance of 115.00 feet to its intersection with the centerline of the North San Gabriel River; THENCE, with the easterly line of said called 259.4406 acre tract and the centerline of the North San Gabriel River, the following three (3) courses and distances: 1) S 41035'35" E, a distance of 602.14 feet to an iron rod set; 2) S 09020'45" W, a distance of 800.35 feet to an iron rod set; Tax Increment Reinvestment Zone — The Summit at Rivery Park Page 3 of 4 FITTIMMI 3) S 03016'36" E, a distance of 907.86 feet to an iron rod set in the northwest right of way line of Interstate Highway No. 35 for the southeast corner of said called 259.4406 acre tract; THENCE, with the northwest right of way line of Interstate Highway No. 35 and the southeast line of said called 259.4406 acre tract, S 43°50'20" W (bearing reference), a distance of 630.15 feet to the POINT OF BEGINNING, containing 67.752 acres of land within these metes and bounds. Bearing Reference: The southeast line of said called 259.4406 acre tract described in Volume 2471, Page 379, Official Records of Williamson County, Texas. (S 43050'20"W) Tax Increment Reinvestment Zone — The Summit at Rivery Park Page 4 of 4 CIL t f \.r,,*,, I. INTRODUCTION II. PROJECT PLAN A. Existing Uses and Conditions (311.011(b)(1)) 11-1 B. Municipal Ordinances and Agreements (311.011(b)(2)) II -1 C. Zone Non -Project Costs (311.01l(b)(3)) II -2 D. Relocation (311.011(b)(4)) II -2 III. FINANCING PLAN A. Project Cost Description (311.011(e)(1)) 1I1-1 B. Location of Proposed Public Improvements (311.011(c)(2)) III -2 C. Anticipated Budget for Project Costs III -2 D. Economic Feasibility Study (311.011(c)(3)) III -2 E. Estimate of Bonded Indebtedness to be Incurred (311.011(c)(4)) 11I-2 F. Time of Incurring Monetary Obligations (311.011(c)(5)) 1I1-2 G. Method of Financing (311.011(c)(6)) III -2 H. Current Appraised Value/Captured Appraised Value (311.011(c)(7)(8)) III -3 I. Duration of the Zone (311.011(c)(9)) 111-3 IV. BOARD OF DIRECTORS OF THE ZONE I-1 IV -1 Exhibit A Map Indicating Existing Conditions Exhibit B Zone Boundary Map Exhibit C Metes and Bounds Description of Project Exhibit D Planned Unit Development (PUD) Ordinance Exhibit E Site Plan of Proposed Improvements Exhibit F Estimated Cost of Proposed Improvements Exhibit G Estimate of Captured Appraised Value Appendix 1 Market and Economic Feasibility Study The Rivery Park Reinvestment Zone (the "Zone") is a tax increment reinvestment zone, proposed to be designated by the City of Georgetown (the "City") pursuant to the Tax Increment Financing Act, as codified in Chapter 311 of the Texas Tax Code (the "Act") in accordance with the provisions of a simultaneous agreement with Brae Development Partners, Ltd, a Texas limited partnership, for a Planned Unit Development, (the "PUD"). The Zone is proposed to cover the approximately 31.94 (+/-} acres referenced in the PUD document and an adjoining parcel of approximately 35 (+/-) acres, which is known as the City's Rivery Park. Both parcels are located entirely in Williamson County (the "County") and within the corporate limits of the City. They are generally located at the northwest corner of the 11135 access road and Rivery Boulevard. The Zone is proposed to be created for a 25 -year duration. The current owners of the property within the Zone are Brae Development Partners, Ltd, (31.94 acres) and the City (35 acres). The Zone will facilitate a program of public improvements to allow and encourage the development of a 31.94 (+/-) acre tract of land into a mixed use development with a hotel, conference or event center, and business/corporate offices with a maximum of 1,170,000 square feet of retail/hotel/meeting/office/parking garage space and three neighborhood amenity areas. In addition to the improvements on the 31.94 -acre tract, the Zone will facilitate improvements to the adjacent 35 -acre Rivery Park (cumulatively, the "Project"). Public improvements to Rivery Park will allow and encourage the development of Rivery Park as an outdoor event/destination/festival site for the City. Construction of the Project is scheduled to take place in phases over a three year period. The first phase of the Project is scheduled to begin construction in the first quarter of 2008. Private development costs in the Zone are estimated to range from $135,000,000 to $165,000,000 and will be expended over a three to four year period. In the 31.94 -acre tract owned by Brae Development Partners, Ltd, public improvements scheduled for the Zone include, but are not limited to, the construction of: (i) a water distribution system, (ii) storm sewers and drainage ponds, (iii) sanitary sewers, (iv) landscaping, streetscape, fountains, works of art, and street furniture, (v) plazas, squares, pedestrian malls, boardwalks, and other public spaces, (vi) parking garages, parking lots and on-site roadways, (vii) a conference or event center, and (viii) other related necessary or convenient public improvements. In the approximately 35 (+/-) acres known as Rivery Park owned by the City, public improvements scheduled for the Zone include, but are not limited to, the construction of: (i) water features and artwork, (ii) pedestrian paths, (iii) relocation of the Park's public access road, (iv) additional bathroom facilities, (v) an amphitheatre, (vi) landscaping and/or landscaping refinements, (vii) other related necessary or convenient public improvements. The public improvements to be constructed within the Zone, which constitute eligible Project Costs, as defined in Section 311.002 of the Act, shall not exceed $25,000,000 in principal amount. M # X The City and Brae Development Partners, Ltd, have simultaneously entered into an agreement outlined in the PUD document which specifically sets forth the terms and quality for the development of the Project, excluding the City's Rivery Park. Improvements within the City's Rivery Park which are included in the Zone are outlined by this Preliminary Project Plan and Reinvestment Zone Financing Plan. I-2 The City will designate approximately 66.94 (+/-) acres as The Summit at Rivery Park Reinvestment Zone. Prior to the creation of the Zone, almost 32 acres of the land within the Zone was vacant and unimproved. The remaining acreage in the Zone consists of an existing, moderately developed park owned by the City and known as Rivery Park. Exhibit A is a map illustrating the existing conditions of property within the Zone, as required by Section 311.011 (b)(1) of the Act. The purpose of the Zone is to facilitate a program of public improvements to allow the development of a mixed-use development with a hotel, conference or event center, and business/corporate offices with a maximum of 1,170,000 square feet of retail/hotel/meeting/office/parking garage space and three neighborhood amenity areas, as well as to allow the development of an outdoor event/destination/festival site for the City on existing City -owned parkland. For illustrative purposes, Exhibit B depicts the vicinity and boundaries of the Zone. A metes and bounds description of the property located within the Zone is included as Exhibit C to this Preliminary Project Plan and Reinvestment Zone Financing Plan (the "Plan"). 1 All of the property located within the Zone is within the corporate limits of the City. The City and Brae Development Partners, Ltd, have entered into an agreement to develop the 31.94 acres as outlined in the PUD document included as Exhibit D describing all of the improvements planned for the acreage. This Plan details the public improvements eligible for financing through the Zone, the manner of reimbursement to Brae Development Partners, Ltd, and various other matters related to the Project. The City has agreed to participate in the Zone by all or a portion of its tax increment. The description of the above -referenced ordinances, plans, and agreements is provided in accordance with Section 311.001(b)(2) of the Act. The proposed development does not anticipate any additional changes to the City's comprehensive plan, City ordinances or building codes other than those relating to the creation of the Zone and those specified in the PUD document filed and pending approval by the City. CO Zone ! ! '; !, Non -Project Costs represent the expenditures estimated by Brae Development Partners, Ltd, necessary to complete the development as contemplated by the master plan prepared by Brae Development Partners, Ltd, exclusive of eligible Project Costs as defined in Section 311.002 (1)(A -K) of the Act. Non -Project Costs are estimated at over $1353000,000. A copy of the PUD document is attached as Exhibit D. The PUD shows the proposed improvements to and proposed uses of the property in the Project as required by Section 311.011(b)(1). The total private investment in the Zone is estimated at approximately $135,000,000 during the development of the Project. This consists of private investment for the construction of improvements including retail, restaurants, hotel, conference or event center, business/corporate offices, and other buildings. No residential relocation will be required as a part of the creation of the Zone. Less than ten (10) percent of the property within the Zone is currently used for residential purposes. II -2 WE ,E o • r, , 1 Brae Development Partners, Ltd, will construct the public works and improvements necessary to develop the property in the Zone which constitute Project Costs, as defined in Section 311.002 (1)(A -K) of the Act. Brae Development Partners, Ltd, has agreed to advance the funds necessary to construct certain TIRZ improvements subject to reimbursement from tax increment and/or tax increment bond proceeds. The City may finance certain Project Costs through the issuance of bonds or other obligations secured by the tax increment generated by the City. Project Costs to be reimbursed consist of costs associated with the design and construction of the public works and improvements necessary for the development of the Project, as described below: a. water distribution & irrigation system; b. storm sewers and drainage ponds; C, sanitary sewers; d. parking garages; e. conference or event center; f. parking lots and on-site roadways; g. public amenity areas, water features, and artwork; h. pedestrian trails and pathways; i, landscaping; j. signage; k. park road relocation; 1. park landscaping improvements; M. park water features; n. park amphitheatre; o. park restroom facilities; P. park irrigation and electrical systems; and q. park signage. Design,, Engineering Fez The development of the Project will require professional services for the design and engineering of public improvements, including inspecting/testing of soils and construction materials and overseeing construction operations. Additionally, certain studies, including market and economic feasibility studies, will be prepared. 34 Zone Administration < of Zone The ongoing administration of the Zone will require services including, but not limited to, such services as accountants and bookkeepers, engineers, legal counsel, planners or other administrative services deemed necessary by the Zone Board to implement this Plan. 10 Location of Proposed Public Improvements (311-011(c)(L The site plan indicating the approximate location of the proposed public improvements, as required to be demonstrated by Section 311.011 (c)(2) of the Act, is shown on Exhibit E, which follows. The public improvements will be constructed in phases consistent with the development of the property. C* Estimate of Project Costs An estimate of the costs of the proposed improvements as they are currently anticipated to be funded is shown on Exhibit F which follows. The Estimate of Project Costs is in year 2007 dollars and is subject to change. Such Project Costs may be paid from the tax issuance of bonds, notes or other obligations (the "Obligations"). A market and economic feasibility study for the proposed Zone has been conducted by The Perryman Group. See Appendix 1 for a copy of the study. Ew Estimate of Bonded Indebtedness to be Incurred (311.011(c)(4)� The City will finance certain Project Costs described above necessary to develop the property in the Zone. The City will sell bonds secured by the tax increment in the Zone to finance the public improvements. The City estimates that it will reimburse Brae Development Partners, Ltd, for the Project Costs through the issuance of approximately $25,000,000 principal amount of bonds. Such figures include the possible funding of a debt service reserve, capitalized interest, and paying developer interest and cost of issuance. The balance of the Project Costs will be paid from available tax increment. Fe • of Incurring Monetary :i ! The repayment term on any bonds issued is estimated at 20 years. Debt service and cash flow projections, as prepared by First Southwest Company, financial advisors to the City, are illustrated in Exhibit G. The City will establish a Tax Increment Fund (the "Fund") for the Zone in the ordinance designating the Zone. In accordance with Section 311.013 of the Act, each participating taxing jurisdiction will pay into the Fund a portion of the increment generated by the taxing jurisdiction. The proposed financing plan anticipates the use of 100% of the increment of both the City and the County. However, the Board of Directors of the Zone will recommend and the City Council and Commissioners Court will each determine the III -2 itl actual percentage of their tax increment to be designated to the Zone at the time that the final Project and Financing Plan is approved. If the percentage of the increment designated to the zone is less than 100%, the project list will be revised to reflect the reduction in revenues for the Zone. The tax increment deposited into the Fund will be used to pay for the construction of infrastructure of approved Project Costs along with maintaining, operating and administering the Zone. HO Current Appraised Value/Captured Appraised Value (311.011 (c)(7)(8)) The Plan will be implemented in part through the Zone's ability to capture and utilize incremental ad valorem tax revenue generated from real property in the Zone, known as the captured appraised value. The base value, from which captured appraised value is calculated, is the total assessed taxable value of all property within the zone on January 1, 2007, as shown on the rolls of the Williamson County Appraisal District. An estimate of the captured appraised value in each year of the projected life of the zone is included in Exhibit G. Duration of i The Zone will have a duration of 25 years. 111-3 The City will create a Zone Board of Directors composed of 9 members in the Ordinance designating the Zone. Appointment of members of the Board of Directors shall be in compliance with Section 311.0091 of the Texas Tax Code. The Board of Directors of the Zone will prepare (i) an Annual Zone Budget; (ii) an Annual Report of Zone activities; and (iii) an Annual Financial Statement prepared in accordance with Generally Accepted Accounting Principles for presentation to the City. IV - I TAX INCREMENT REINVESTMENT ZONE — THE SUMMIT AT RIVERY PARK FIELD NOTES DESCRIPTION FIELD NOTES FOR A 67.752 ACRE TRACT OF LAND SITUATED IN THE NICHOLAS PORTER SURVEY, ABSTRACT NO. 497, WILLIAMSON COUNTY, TEXAS; BEING A PART OF THAT CERTAIN CALLED 259.4406 ACRE TRACT OF LAND DESCRIBED IN A DEED TO THE RIVERY JOINT VENTURE, RECORDED IN VOLUME 2471, PAGE 379, OFFICIAL RECORDS OF WILLIAMSON COUNTY, TEXAS; AND BEING LOTS 1-7, THE RIVERY PARK II SUBDIVISION, A SUBDIVISION OF RECORD IN CABINET "AA", SLIDES 20-23 OF THE PLAT RECORDS OF WILLIAMSON COUNTY, TEXAS, THE SAID SUBDIVISION HAVING BEEN CONVEYED TO RIVERY PARTNERS, LTD., A TEXAS LIMITED PARTNERSHIP, BY DEED RECORDED AS DOCUMENT NO. 2005012659 OF THE OFFICIAL RECORDS OF WILLIAMSON COUNTY, TEXAS,; AND BEING LOTS 2, THE RIVERY PARK SUBDIVISION, A SUBDIVISION OF RECORD IN CABINET "W", SLIDES 212-214 OF THE PLAT RECORDS OF WILLIAMSON COUNTY, TEXAS, THE SAID SUBDIVISION HAVING BEEN CONVEYED TO RIVERY PARTNERS, LTD., A TEXAS LIMITED PARTNERSHIP, BY DEED RECORDED AS DOCUMENT NO. 2002066148 OF THE OFFICIAL RECORDS OF WILLIAMSON COUNTY, TEXAS; SAID 67.752 ACRE TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS: BEGINNING at an iron rod set in northwest right of way line of Interstate Highway No. 35 and in the southeast line of said called 259.4406 acre tract for the southwest corner of this tract, from which an iron rod found at the point of curvature of a curve to the left in said lines bears, S 43°50'20"W, a distance of 364.35 feet; THENCE, over and across said called 259.4406 acre tract the following five (5) courses and distances: 1) N 36033'4251E, a distance of 190.05 feet to an iron rod set; 2) N 40°25'07"W, a distance of 75.00 feet to an iron rod set; 3) S 50°03'08"W, a distance of 190.00 feet to an iron rod set; 4) S 84039'44"W, a distance of 160.59 feet to an iron rod set; 5) N 07044'01"W, a distance of 15.00 feet to an iron rod set; Tax Increment Reinvestment Zone — The Summit at Rivery Park Page 1 of 4 THENCE, leaving the west line of that 35.817 acre tract and continuing along the west line of Lot 1 of the Rivery Park Subdivision, the following three (3) courses: 1) S22025'33"E, a distance of 158.07 feet to a %2 inch iron rod; 2) N890281535W, a distance of 112.71 feet to a'/2 inch iron rod; 3) S49055'0211W, a distance of 32.01 feet to a11/2 inch iron rod found; THENCE, leaving the west line of Lot 1 of the Rivery Park Subdivision and continuing along the northeast right-of-way line of Rivery Blvd, the following one (1) course: 1) along the arc of the said curve to the right having a radius of 525.00 feet, a central angle of 60'02'15", a chord distance of 525.30 feet (chord bears N18°17'39"W), an arc distance of 550.12 feet to a 1/2 inch iron rod located at the southwest comer of Lot 2 of the Rivery Park Subdivision and the southeast comer of Lot 1 of the Rivery Park II Subdivision; THENCE, leaving the said northeasterly right-of-way fine of the said Rivery Boulevard, going over, across and through the said Lot 3, the following two (2) courses and distances: 1) N72004'44"E, ,a distance of 262.36 feet to a 1/2 inch iron rod with a plastic surveyor's cap (Interstate Surveying, Inc.) set for an angle point hereof, 2) S86°58' 17"E. a distance of 145.17 feet to a 1/2 inch iron rod with a plastic surveyor's cap (Interstate Surveying, Inc.) set for the point of intersection with the east line of the said Lot 3, same being the west line of the above referenced 35.817 acre "Parcel B", same being the most northerly, northeast comer of the tract described herein; THENCE, along the east line of Rivery Boulevard, the following eight (8) courses 1) along a curve to the right, having a radius of 525.00 feet, a delta angle of 12'48'12", a chord distance of 117.07 feet (chord bears N05°19'23"E), an arc distance of 117.32 feet, to a 1/2 inch iron rod; 2) NI 1°51' 11"E, a distance of 111.00 feet, a %2 inch iron rod; 3) along a curve to the left, having a radius of 1000.00 feet, a delta angle of 27°02'52", a chord distance of 467.70 feet (chord bears NO1°40'15"W), an arc distance of 472.07 feet, to a 1/2 inch iron rod; 4) NI 5°11'42"W, a distance of 220.61 feet, to a %2 inch iron rod; Tax Increment Reinvestment Zone — The Summit at Rivery Park Page 2 of 4 5) along a curve to the right, having a radius of 1657.82 feet, a delta angle of 05°19'24", a chord distance of 153.97 feet (chord bears N12°32'00"W), an arc distance of 154.03 feet, to a %2 inch iron rod; and 6) along a curve to the right, having a radius of 729.50 feet, a delta angle of 13°03'33", a chord distance of 743.28 feet (chord bears NO3°20'43"W), an arc distance of 778.19 feet, to a %2 inch iron rod; 7) S2405933911W, a distance of 407.83 feet to a %2 inch iron rod found; 8) S37024'56"W, a distance of 164.22 feet to a'I/2 inch iron rod found, THENCE, leaving the said northeasterly right-of-way line of the said Rivery Boulevard, going over, 35.817 acre tract and continuing along the west and north line, the following one (1) course: 1) with said curve, to the right, having a radius of 1324.11 feet, a central angle of 37°03'32", an arc length of 856.44 feet, and a chord bearing and distance of, N 32°21'59" E, 841.59 feet to an iron rod set in the easterly line of said called 259.4406 acre tract and the westerly line of that tract of land conveyed by deed recorded in Volume 534, Page 302 and Volume 456, Page 453, Deed Records of Williamson County, Texas, from which an iron rod found at an angle point in said easterly line bears, N 23°56'34" E, a distance of 43.77 feet; THENCE, with the easterly line of said called 259.4406 acre tract, S 23°56'34"E, a distance of 4.61 feet to an iron rod found; THENCE, continuing with the easterly line of said called 259.4406 acre tract, S 36056'27" E, a distance of 176.26 feet to an iron rod found; THENCE, continuing with the easterly line of said called 259.4406 acre tract, S 24032'09" E, a distance of 89.19 feet to an iron rod found; THENCE, continuing with the easterly line of said called 259.4406 acre tract, S 18009'07" E, a distance of 115.00 feet to its intersection with the centerline of the North San Gabriel River; THENCE, with the easterly line of said called 259.4406 acre tract and the centerline of the North San Gabriel River, the following three (3) courses and distances: 1) S 41035535" E, a distance of 602.14 feet to an iron rod set; 2) S 09°20'45" W, a distance of 800.35 feet to an iron rod set; Tax Increment Reinvestment Zone — The Summit at Rivery Park Page 3 of 4 3) S 03016'36" E, a distance of 907.86 feet to an iron rod set in the northwest right of way line of Interstate Highway No. 35 for the southeast corner of said called 259.4406 acre tract; THENCE, with the northwest right of way line of Interstate Highway No. 35 and the southeast line of said called 259.4406 acre tract, S 43°50'20" W (bearing reference), a distance of 630.15 feet to the POINT OF BEGINNING, containing 67.752 acres of land within these metes and bounds. Bearing Reference: The southeast line of said called 259.4406 acre tract described in Volume 2471, Page 379, Official Records of Williamson County, Texas. (S 43°50'20"W) Tax Increment Reinvestment Zone — The Summit at Rivery Park Page 4 of 4 1 1 !' FOR THE SUMMIT AT RIVERY►'• • L 1.1 All definitions referenced in the Unified Development Code of the City of Georgetown, Ordinance No. 2003-15, as subsequently amended and codified in Title 17 of Georgetown Code of Ordinances (the "Code"), shall apply to interpretation of the terms of this Planned Unit Development for the Summit at Rivery Park (this "PUD"). Any terms not defined in this Development Plan shall be construed by applying the Random House Webster's Unabridged Dictionary, subject to the approval of such interpretation by the director of Planning and Development Services of the City of Georgetown. 2.1 This PUD applies to approximately 31.94 acres of land located within the jurisdictional limits of the City of Georgetown, Texas, which land consists of seven (7) subdivided lots within the Rivery Park Il Subdivision and one (1) subdivided tract of land in the Rivery Park Subdivision, which are collectively herein defined as the "Property", and which are legally described as follows: Lots 1 through Block 1 . RIVERY PARK 11, a subdivision in Williamson i according to the map or plat thereof recorded Cabinet .. SlidesPlat Records of Williamson County, r+ 1` 2, Block RIVERRIVERY P. subdivision in Willia/ County, i /'; /; or plat thereof/ t ,/ in Cabinet W, Pages 212�214 of the Plat Records of Williamson County, 3.1 This PUD is intended to conform to the approval criteria of Sections 3.06.030 and 3.06.040 of the Code. Section 3.06.030 of the Code provides that the following criteria shall be considered by City Council for zoning changes: 1 (a) The application is complete and the information contained within the application is sufficient and correct enough to allow adequate review and final action; (b) The zoning change is consistent with the Comprehensive Plan; (c) The zoning change promotes the health, safety, or general welfare of the City and the safe, orderly, and healthful development of the City; (d) The zoning change is compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood; and (e) The property to be rezoned is suitable for uses permitted by the District that would be applied by the proposed amendment. Section 3.06.040 of the Code provides that, in addition of consideration of the foregoing criteria of Section 3.06.030, the following applicable criteria shall be considered by City Council for approving this PUD: (a) An orderly and creative arrangement of all land uses with respect to each other and to the entire community; (b) A planned and integrated comprehensive transportation system providing for a separation of pedestrian and vehicular traffic, to include facilities such as roadways, bicycle ways and pedestrian walkways; (c) The provisions of cultural or recreational facilities for all segments of the community; (d) The location of general building envelopes to take maximum advantage of the natural and manmade environment; and (e) The staging of development in a manner which can be accommodated by the timely provision of public utilities, facilities and services. 4.1 This PUD shall be applicable to zoning as it applies to all portions of the Property. All design, development, and use criteria not specifically covered by this PUD shall be subject to the applicable provisions of the Code. All design, development and use of the Property shall generally conform to the PUD described herein and, unless superseded, amended or controverted by the terms of this PUD, to a General Commercial District (C-3), which is the zoning designation most similar to and compatible with the design, development and use proposed for the Property. 4.2. Pursuant to Section 5.01 of the Code and this PUD, the following shall be prohibited uses for the Property: (a) Single family detached, single family attached, or two-family residential uses, provided that limited upper -story residential development shall be permitted in Zone B of the Property, provided that the area dedicated to such use shall not exceed thirty percent (30.00%) of the total usable area of the Building. Zone "B" is depicted in Exhibit "B" attached hereto and incorporated herein.; 2 �► 11 fir' "� (b) (c) (d) (e) (f) (g) (h) U) (k) (1) Manufactured housing or manufactured housing parks; Group Living uses; Family day care; Governmental Detention Center; Vehicle Sales and Service; Heavy and Light Industrial uses; Warehouse and Freight Movement uses; Waste Related Services; Large Animal Veterinarian Services uses; Self -Storage uses; Places of Worship uses, provided, however, may be used for conferences that may be prohibited use shall apply exclusively to used as a Place of Worship; that the Conference Center religious ir any structure nature, and this that is primarily (m) Bed and Breakfast uses, provided expressly, however, that all other Overnight Accommodation uses shall be permitted; (n) Agricultural uses; and (o) Resource Extraction. 5.1 Improvements on the Property shall be designed and developed in two Zones as shown on Exhibit "B", being Zone A and Zone B. Zone A applies to approximately 9.63 acres of land comprising the Property and is depicted as Tract 1 on Exhibit "A". 99 5.2 Zone A represents the approximate boundary lines of the southern one- third of the land area comprising the Property and is closest in proximity to Interstate 35. Zone A is segmented from the remainder of the land comprising the Property by the existing access road and easement to Rivery Park. Zone A shall be designed and developed for office or office condominium use, provided that ancillary neighborhood retail and restaurant use may be incorporated into the final designs for these improvements. One or more of the office buildings or office condominium buildings may be converted to a restaurant site and/or a parking garage, provided, however that drive-through service at a restaurant will not be permitted. 5.3 Zone B consists of approximately 22.31 acres of land and is depicted as Tracts 2 and 3 on Exhibit "A". Zone B represents the northern remainder of the land comprising the Property and may be designed and developed for mixed commercial use. One or more restaurant pads, one or more hotels, a conference center, and one or more office buildings, together with one or more parking garages and surface parking facilities to service the foregoing in accordance with the Code may be designed and developed in Zone B. Restaurant and dining facilities in the hotel(s) or conference center are considered to be ancillary to the primary use of the hotel(s) or conference 3 center, as the case may be, and are not to be considered as being inclusive of one of the PUD's permitted restaurant sites. Any Building may include a restaurant or retail space as a component of the improvements, except that restaurant or banking drive- through service facilities will not be permitted in Zone B. 5.4 A proposed rendering of the project which remains subject to modification as permitted under this PUD and the Code is depicted in Exhibit "C", attached hereto and incorporated herein by reference. The final number, size and location of Buildings may vary on the final site plan, provided, however, that (i) a maximum footprint of all improvements of 85,000 square feet shall be allowed in Zone A; and (ii) a maximum footprint of all improvements of 300,000 square feet shall be allowed in Zone B. Proposed Building Envelopes are depicted on Exhibit " ", attached hereto and incorporated herein for all purposes. 5.5 The final site plan shall be subject to City approval according to Section 3.09 of the Code. 5.6 As applied herein, "Building Height" shall be defined according to Section 6.02.040(C) of the Code. Under this PUD, heights of all Buildings to be designed and developed in Zone A and Zone B may vary from and exceed building height limitations prescribed under Table 6.03.020 of the Code, as follows: (a) The Building Height for any Building in Zone A save and except those described in Paragraph 5.6(b) below, shall not exceed the greater of eight (8) stories of vertical improvements or one hundred twenty (120) feet. (b) The Building Height for any Building situated in either Zone A or Zone B designed primarily as a free-standing restaurant will not exceed 45 feet. (c) The Building Height for any Building in Zone B will not exceed the greater of fifteen (15) stories or two hundred twenty-five (225) feet. (d) Building Height variances permitted by this PUD serve to minimize the need for surface parking; to enhance the natural beauty and appeal of the Property, including its existing tree canopy and Heritage Trees; and are necessary to cause this PUD to substantively comply with Sections 3.06.030 and 3.06.040 of the Code. 5.7 All improvements designed and developed on the Property shall be subject to a 25 -foot perimeter setback as prescribed in Table 6.03.020 of the Code, provided, however, that no setback requirements shall be applicable to any common lot lines between any of the legal lots comprising the Property, and improvements that encroach on such common lot lines may be designed and developed under this PUD, provided that the same otherwise comply with the requirements of this PUD and the Code. Impervious cover shall not exceed sixty-five (65) percent as applied to the aggregate sum of the building and improvement footprints compared to the comprehensive area of land comprising the Property. M 5.8 Pursuant to Sections 6.03.040 (B)(6) and 16.05 of the Code, landscape features including outside gathering areas, walkways, driveways, swimming pools, walls, and minor utilities, shall be permitted within required setback areas, provided that the same shall not encroach on a public utility easement without a License to Encroach. To the extent defined under the Code, the improvements consisting of these landscape features will be included in impervious cover calculations, but the same shall not be included in the footprint limitations for Zone A or Zone B as described in Section 5.4 above. 6.1 This PUD shall include a comprehensive signage plan for the development of the Property (the "Master Sign Plan"). The Master Sign Plan serves to implement signs uniformly as a means of clear visual communication, and is intended to cause the designs of any signs on the Property to be complementary to the natural environment, and to improve pedestrian and vehicular safety. Signs may only convey the name of the businesses and the products or services offered within the Property, provided, however, that temporary construction signs, signs advertising portions of the Property for sale or lease, and temporary signs announcing special events on any portion of the Property shall be permitted. Monument signs and sign lettering and designs along the public right-of-way adjoining the Property will be homogenous and will consist of a standard design to ensure that the comprehensive signage for the Property does not dominate the streetscape. All signs shall be constructed of materials and colors compatible with those utilized on the Buildings' facades so as to blend into the environment and the development scheme of the Property in general. Billboard signs shall not be erected on the Property. 6.2 This PUD requires the development of a Master Sign Plan in accordance with Section 10.01.050 of the Code. The Master Sign Plan shall be submitted to the City for approval by the Building Official prior to and as a condition for final approval of the site plan for this Property. Signage designed, developed or constructed within the Property shall comply with the approved Master Sign Plan. 6.3 Up to six (6) Monument Signs may be designed, developed and constructed along the public right-of-way of the Property, and may be located along the Property's boundaries in direct proximity of the planned entrances to the Property. Monument Signs shall be subject to a 25 -foot setback from the public right -of way, shall be limited to eight (8) feet in Building Height with a maximum of forty-eight (48) square feet for each of the two (2) permitted sign faces per Monument Sign, and will be installed in such areas as to maximize the public safety of owners, tenants, and invitees of and to the Property, and to enhance the efficiency of vehicular and pedestrian traffic to and from the Property. 5 6.4 Low -Profile Signs may be used in lieu of Monument Signs. Low -Profile Signs must not exceed ten (10) feet in Building Height and are otherwise subject to the same limitations applicable to Monument Signs. 6.5 Internal Directional Signs of similar design and colors are allowed throughout the Property and shall be permitted in addition to the Property's signs along the public right-of-way. Directional Signs shall conform to the specifications set forth in Section 10.03.020 of the Code and may include the names of businesses located on the Property. No more than ten (10) Directional Signs shall be used throughout the Property. 6.6 In general, Electronic Message Centers and unshielded Neon Signs shall not be permitted to be designed, developed or constructed on the Property; provided, expressly, however, that a maximum of three (3) Electronic Message Centers may be allowed in outdoor public areas internal to the Property provided that the same are not visible from the public right-of-way and the same otherwise do not impair the safety or wellbeing of the public or any owner, tenant, or invitee of any portion of the Property; and provided further that encased Neon Signs shall be permitted on restaurant building facades provided the same are situated at least one hundred feet (100') from the public right-of-way. 6.7 The proposed hotel(s), conference center, and office buildings in Zone B are accessed by several proposed driveways from Rivery Boulevard and pedestrian access ways from Rivery Park. Wall signs based upon each Building's primary entrance and Building Fagade as defined by Section 16.05 shall be expressly permitted under this PUD pursuant to Section 10.06(C) of the Code. Under this PUD, one wall sign secured to the top level of each of the respective Buildings which can be viewed from each view corridor is expressly permitted for the proposed hotel(s), conference center, and office buildings in Zone B. The proposed hotel(s) is subject to three (3) view corridors, and therefore a maximum of three (3) wall signs shall be permitted on these improvements. The conference center and office buildings situated near the Property's easterly boundary line are subject to two (2) view corridors, and therefore a maximum of two (2) wall signs shall be permitted on these improvements. Wall signs will also be allowed on the parking garages in Zone A and Zone B. Specifications for these signs will not exceed those outlined in Section 10.06(C)(1) and Table 10.06.010 of the Code, and shall otherwise remain subject to the specifications set forth in the finally approved Master Sign Plan, WATER7. STORM WATER DRAINAGE MAP, WATER QUALITY9 AND GREY 7.1 Storm Water Detention. The natural flow of storm water drains across the Property from the south and southwest to the North Fork of the San Gabriel River or to natural drainage channels that discharge to said river. Detention structures are typically required to mitigate the increase in storm water runoff associated with any rel increase in impervious cover resulting from development; however, due the Property's location adjacent to the San Gabriel River, detention structures are not required as any increase in runoff will not impact any property or structures downstream of the Property. A comparison of the developed runoff hydrograph of the Property to the hydrograph of the river will show that the development of the Property in accordance with this PUD and the Code will not impact structures and properties adjacent to the Property or properties downstream of the river. Storm water runoff from the developed area of Zone B will discharge from the site via overland and/or conveyance through the existing natural channels. The existing natural channels are primarily rock lined with sporadic natural shrubbery. Necessary drainage measures will be implemented to minimize degradation to the vegetation within the natural cause by any increased runoff during normal rainfall events. These measures may include providing detention to mitigate increases in runoff for the one- year and two-year occurrence intervals. Two existing storm sewer lines traverse the Property from Rivery Boulevard to natural drainage channels that convey storm water to the existing water quality pond. These storm sewer lines were constructed as part of The Rivery Phase One Construction Plans by Urban Design Group as approved on June 4, 2002, which is included as Exhibit "E", attached hereto and incorporated for all purposes. The construction plans for the existing storm sewer lines do not indicate any storm sewer inlets to serve the Property. Additional engineering calculations shall be required as part of the site plan review process to determine if adequate capacity exists in the storm sewer lines to serve the Property. The existing topography appears to allow for direct discharge into the adjacent natural drainage channels that lead to the existing water quality pond. 7.2 Water Quality. The Property is located within the Edwards Aquifer Recharge Zone according the TCEQ USGS Quad Map. The Property must comply with the requirements of Chapter 11 of the Code and the Edwards Aquifer Rules of the Texas Commission on Environmental Quality (TCEQ). Zone A and the eastern 4.29 acres of Zone B contribute to the existing adjacent water quality pond maintained by the City. The existing wet pond is approved and regulated by TCEQ Edwards Aquifer Rules. All areas contributing to the existing water quality pond shall comply with the approved Water Pollution Abatement Plan (WPAP) as amended. The remaining tracts of land in Zone B will require water quality controls in accordance with the TCEQ Edwards Aquifer Rules. The water quality controls may be accomplished by: (a) Natural vegetative filter strips located within the City's property known as Rivery Park — In order for this option to be viable and approved by the City, plans and analysis will have to be completed to ensure that utilizing the existing park area as vegetative filter strips will: (i) not cause ORD. AOOI�q) 7 additional erosion within Rivery Park; (ii) not adversely impact the existing natural vegetation (grasses, brush, or trees) within Rivery Park; (iii) meet the minimum requirements established by TCEQ for vegetative filter strips. (b) Sedimentation/filtration or other TCEQ approved controls or by natural vegetative filter strip located within the City's adiacent water quality pond located adjacent to the Rivery Boulevard bridge — The existing water quality pond will have to be enlarged to accommodate any additional contributing area in accordance with the requirements of TCEQ and the City engineer. In order for this option to be viable and approved by the City, plans and analysis will have to be completed to ensure that utilizing the City's existing water quality pond along Rivery Boulevard will: (i) not cause additional erosion within Rivery Park; (ii) not adversely impact the existing natural vegetation (grasses, brush, or trees) within Rivery Park; and (iii) meet the minimum requirements established by TCEQ. (c) On-site water quality controls meeting the minimum requirements established by the TCEQ Edwards Aquifer rules — In order for this option to be viable and approved by the City, plans and analysis will have to be completed to ensure that utilizing on-site water quality controls will: (i) not cause additional erosion within Rivery Park; (ii) not adversely impact the existing natural vegetation (grasses, brush, or trees) within Rivery Park; and (iii) meet the minimum requirements established by TCEQ for vegetative filter strips. (d) A combination of two or more of the items above may be utilized to accomplish the required water quality requirements. All water quality control methods, location, and scale are subject to approval by the City by and through its City Engineer. 7.3 Grey Water Line. The final approval of this PUD will also result in a need for an access and use agreement and easement between the developer and the City of Georgetown to enable the developer to access the City's grey water line, which runs along the bank of the North Fork of the San Gabriel River and which is located in the City's property known as Rivery Park, for the purposes of irrigation in Rivery Park and on the Property and for other uses as available, permitted, and agreed to by the City of Georgetown. 8.1 The Plan will comply with environmental protection standards detailed in Chapter 11 of the Code, except as otherwise specified in this PUD. M 9.1 The Property has approximately 2,020 feet of frontage along Rivery Boulevard, a divided arterial roadway. Rivery Boulevard has five (5) existing median cuts adjacent to the Property. Lot and Tract numbers referenced in this Section 9 are depicted on Exhibit "A" Existing median cuts are as follows: (a) At the southwest corner of Lot 2, Tract 1, with an accompanying curb cut and public access road to the Wendy's Restaurant and Discount Tire Store; (b) At the southwest corner of Lot 1, Tract 1, with no accompanying curb cut; (c) Near the common lot line between Lots 2 & 3, Tract 1, with an accompanying curb cut and public access road to Rivery Park; (d) Opposite Wolf Ranch Parkway (near the southeast corner Lot 5, Tract 2) with no accompanying curb cut; and (e) Near the northwest corner of Lot 6, Tract 3, with an accompanying curb cut and across from the rear entrance to City Lights Theatre. 9.2 The City of Georgetown transportation criteria require that a driveway on a divided arterial be separated by a minimum of 305 feet based upon the posted speed limit of 40 miles per hour, unless a waiver is approved by the City Engineer. No additional median cuts are proposed for this PUD. Curb cuts with internal driveways to access the Property will be utilized at each of the existing median cuts. Subject to a field study according to Section 3 of Chapter 2 of the TxDOT Design Manual and attached as Exhibit "L", an additional curb cut limited to a right -in and right -out driveway without an accompanying median cut near the northwest corner of Lot 7, Tract 3, is planned for accessibility to the hotel(s) and its accompanying parking garage. 9.3 An additional Traffic Impact Analysis is not required for this PUD.. 10.1 The improvements within this PUD will be designed to maximize pedestrian and vehicular circulation within the Property, and all of the existing median and curb cuts will be integrated therein for ingress and egress from and to the Property. Construction of (i) two (2) additional curb cuts at existing median cuts along Rivery Boulevard in accordance with the Code; and (ii) one (1) additional curb cut without a corresponding median cut shall be permitted under this PUD to provide ingress and egress to and from the Property. The location of the additional curb cut described in (ii) above shall be subject to a field study according to Section 3 of Chapter 2 of the TxDOT Design and approval by the City Engineer. 0 This PUD will include pedestrian and vehicular circulation plans designed to provide access to all areas within Zone A and Zone B. and will incorporate homogenous design features for all Buildings and other improvements and appurtenances within the Property, and to provide reciprocal access between the Property and the City's contiguous property known as Rivery Park. All designs for internal pedestrian and vehicular circulation shall comply with the Americans With Disabilities Act, as amended, and the Texas Accessibility Standards as codified in the Texas Architectural Barriers Act Article 9102, 'Texas Revised Civil Statutes, as amended. 10.2 After final approval of this PUD, the general alignment of proposed internal pedestrian and vehicular circulation may be modified from the proposed rendering shown in Exhibit "C" to accommodate Building locations on the approved site plan and for the protection of trees and fire safety requirements. A schematic presentation of suggested internal pedestrian and vehicular circulation is depicted in Exhibit "F', attached hereto and incorporated herein by reference 10.3 Planned pedestrian walkways on the Property will feature outdoor amenity areas and will be designed to connect to amenities located in the City's property known as Rivery Park. Pedestrian access between Rivery Park and the Property is planned via at least two outdoor amenity areas. Vehicular access between the Property and Rivery Park will be provided via a roadway which will connect to the existing parking area in Rivery Park. This park access road may be relocated to the south side of the Property. The park access road will be well marked for the public and noted on a freestanding Monument Sign located on the Property's perimeter and adjacent to Rivery Boulevard. 11.1 Pursuant to Section 9.02.050C of the Code, this PUD will require the creation of a Reciprocal Access and Parking Easement among all owners, tenants, subtenants, and purchasers of subdivided lots within the Property. Improvements within this PUD shall consist of a mixed-use development with a variety of businesses that conduct business at varying times. It is unlikely that all of these businesses will operate at maximum capacity during the same hours of the day. In addition, this PUD shall be inclusive of parking features that will permit invitees to the Property, including the hotel(s), conference center, restaurants, and office buildings in Zone A and Zone B to share all vehicular parking facilities. Designs in furtherance of this PUD shall be created to maximize the natural aesthetics of the Property by preserving as many Heritage Trees, Significant Tree Stands, and Protected Trees as possible. To accommodate the foregoing objective, this PUD will include a reduction in the minimum parking requirements for the improvements to be constructed on the Property, not to exceed twenty percent (20%) of the number of parking spaces required by the Code; provided that any such variance shall be supported by a Shared Parking Study to be completed by the developer. Offsite parking for the hotel(s) and conference center shall be expressly permitted by Om contracting with another party for off-site parking spaces in limited circumstances warranted by a specific event. Valet parking services for on-site parking and off-site parking shall be permitted within the Property. 12. 11 12.1 Landscape Areas. Landscape requirements for this PUD shall meet all applicable requirements in Chapter 8 of the Code, unless otherwise stated. Bufferyards do not apply to this Property pursuant to Section 8.08.030 of the Code. 12.2 Amenity Areas. The amenity areas within the Property shall be designed so as to complement and not conflict with the natural environment of the Property. The Property shall contain four (4) Amenity Areas. Each of these areas will incorporate a theme of natural elements and architecture to support this purpose. Suggested Amenity Areas are depicted in Exhibit "G" as follows: (a) Amenity Area "1" — The Visitor Sector, located between the office building(s) and the hotel(s) in Zone B: This area will include a main pedestrian walkway connection between Rivery Park and the hotel(s), conference center, and the office building(s). This area will feature a 37 - inch caliper Live Oak creating a large shady plaza for outdoor seating. The seating area will provide a gathering spot and access overlooking Rivery Park and the North Fork of the San Gabriel River below. The improvements in this area will be constructed with materials and finishes that are compatible with those on adjacent Buildings within the Property. The design of this area may encompass gathering and sitting areas which will be visually attractive from within the Buildings adjacent to this area. This area may incorporate water feature(s) that complement an urban plaza and which may be artful in nature. (b) Amenity Area "2" - The Park Sector, located between the office condominiums in Zone A and the office building(s) in Zone B: This area will be designed to serve as a park -like node to link the aforementioned improvements and provide gathering spaces constructed with materials which compliment those used on the Buildings within the Property. The design for this area will also comprise a second major pedestrian walkway between the Property and Rivery Park. This area may be screened from the street by raised planters and vegetation screens to create more intimacy within the proposed pedestrian walkways and gathering areas. The design of this area may encompass gathering and sitting areas which will be visually attractive from within the Buildings adjacent to this area. This area may incorporate water feature(s) that complement an urban plaza and which may be artful in nature. (c) Amenity Area "3" — The Overlook Sector, located along the eastern perimeter of the Property: The Overlook Sector will serve as an extension of the outdoors to adjacent Buildings within the Property and designs for this area may include seating and viewing areas to serve pedestrians on the walkways that encircle the development areas of the Property. Hardscape 12 elements will be constructed with materials and finishes that compliment the adjacent Buildings within the Property. The design of this area may include gathering and sitting areas along the eastern perimeter of the Property, and may include connectivity and access to Amenity Area "1" and Amenity Area "2". (d) Amenity Area "4" — The Pedestrian Plaza Sector,_ located along the front entrances to the Buildings and which serves to provide contiguous pedestrian access between the Buildings and plazas on the Property: This area will serve as arrival areas and connections to and between the Buildings. This area shall be designed to provide for efficient pedestrian movement between all areas of the Property and may include viewing areas and corridors. Hardscape elements will be constructed with materials and finishes that compliment the adjacent Buildings within the Property. The design of this area may include gathering and sitting areas, and may include connectivity and access to Amenity Area "1" and Amenity Area «2„ 13.1 Tree preservation for all trees within the Property shall comply with Plat Note #17 as shown on the approved plat recorded in Cabinet AA, Slides 20-23, Plat Records of Williamson County, Texas, and the requirements as to tree preservation contained in such Plat Note shall supersede the requirements set forth in Section 11.03 of the Code. 14.1 All Buildings designed for and constructed on the Property will comply with the Non -Residential Design Standards set forth in Section 7.04 of the Code unless otherwise provided for in this PUD. Options for Building materials and color palettes will be submitted to the Planning Director as a condition precedent to final approval of the site plan. 15.1 Exterior Lighting on the Property and its buildings will comply with the requirements set forth in Section 7.05 of the Code related to outdoor lighting unless otherwise described in this PUD. 13 16.1 The following exhibits are attached hereto and incorporated herein by reference: A. Property Map with Tract or Lot Lines Designated B. Property Map with Zone Designations Outlined C. Property Map with Conceptual Site Plan D. Property Map with Building Envelopes Outlined E. Property Map of City Utilities F. Schematic Presentation of Proposed Pedestrian & Vehicular Circulation on the Property, including Public Access Road to Rivery Park G. Schematic Presentation of Amenity Areas H. Schematic Tabulation of Proposed Maximum Floor Area Ratios and Maximum Heights of Proposed Buildings I. Schematic Presentation of Rivery Park Upgrades with Connectivity to the Property J. Typed Field Notes Identifying the Property on Letter -sized Paper K. Reduced Copies on Letter -sized Paper (8.5" x 11 ") of All Sheets of the Plan L. Field Study Showing Stopping Sight Distances VA 0 0 �s o O N 0 Oco_ 0 O 0 N 0 rn N 0 O O N N 00 N O r O O N 0 0 0 000 O O 0 0 0 & 0 0 0 0 O O O 0 N N N O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O OOOCDOCD N 0 LO N tO o 0 0 0 o O o 0 o O 00000& co LO N to 0 N V7 d r O LO d O O O O O O O O O O O O O O O O O O O O 0 O O O O O O O O O O O OOOCDOCD N 0 LO N tO o 0 0 0 o O o 0 o O 00000& co LO N to 0 6t6to&&L6d6L N N O O LO d C O_ O O W r. LO N tf? N N O t� eY et L N M It NT V--7 �. V.. 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NM1 my mm dr fA t9 N3 M V� fA N f9 H 4i E9 (A' c Hi (A Hj f9 W EH f9 � � Yi d3 M m m � m Vi N w n n V M (O m N h m O c0 ` M E9 N m OJ (O (p N M Q h O cmJ a-_ O V n N m O (m0 N O W e m O r f9 T h irn0 Orni m W M na'1 OOi ro r M O V N [H f9 N m N 0 m Vi N r N Vy O) V N 69 m N M Vi N- m E9 rn {9 tO h rn fA T M M lm m M N O M M r M Vi n N eA (O m r W r r m .- (A C' m Vi IN fR M m N tV M1 h N h M r c- OI m h T O C V O O O m .- N N W .- h rn M m M V m M1� O V [O O O M N V V O Lm m N � M cp N M Q! O m VJ N O O O m t0 m VJ b O n N M m rn M M m M M m m m t0 N r p] V r N N N c N LO N M S (O m l0 r rn Ol r m r T V V 4 r t° N N m O 4 V m rn T W 10 m p O m V O d W A N H N m N m m O m (O O O O O) M O m m O M � 01 L(I r rn m N N M 0I r 0I M m V W C C M (p (p M m N N m K Vi V N f9 O Vf m m OJ N O) V m O r tO M m 0 r m N N r rn rn v) m N r r h V r M M Q! O m VJ N O O O m t0 m VJ b O n N M m rn M M m M M m m m t0 N r p] V r N N N c N LO N M S (O m l0 r rn Ol r m r T V V 4 r t° N N m O 4 V m rn T W 10 m p O m V O d W A N tp m fA Vi M_ M_ a r m O fp m N O N O V M N r di r N m m rn V M M (O N M m r � r V t0 Of f0 O m tO N N N OI O m O N VI M V M N V m V r y N ` �_ O O O W N N N (° N � � m � � �� mM f9 FAN m m � N V �� Of N .- M M r `% m M M6 M m O N f9 fA N N fA Vi V3 � fA fA r tl? NM1 my mm dr fA t9 N3 M V� fA N f9 H 4i E9 (A' c Hi (A Hj f9 W EH f9 � � Yi d3 M m Vi N r Z m 2 J y w y? E m 3 m E E v 5 E o 6 y j E x m m m w m ai rn m o N c y ryy y o m m a (7 vu d a c 2 m c> n D o uwm` m E 12 ao T 0 E oow w 1- m w m yap N m L d m w3 o xn n c m a E u g y 2 o c E o m m i�m 0w 3wLL-� iam'w = m = o 0 0 0^ ca m o 0 0 0 0 o 0 0 0 0 o p o o v o 0 0 m n ori 0 M m V N O O m fA N m M N M O s N a m V O m N m V � , . m m N m m m f m O rn N W V' M r t h fO m O N K m N M m V' O h N fp O m N V efl N m m t9 m d) M V' m r m r r m V N` m N f 1 O m r V r N V O M mM Y M M N N N O rn m V m VJ V rn n N [O r m y N tO M O m m N 0I �(] (SI M V r O r N N LO N M S (O O (O m w m - M r N m V t0 m r m N (O r O 4 V m rn T W 10 m p O m V m w O tp rn N�nm M^ N a r tm mmrm [p tp moa N N r' m ry O OO (O m M M rn m Y1 V O N m N r � M V �� r M N N V r M m N m N m M mmr N N m'm N m orN y tp vm m co m N V W (° N m mM f9 FAN M V Of N m M h O N f9 fA N N fA Vi V3 � fA fA r tl? NM1 my mm dr fA t9 N3 M V� fA N f9 H 4i E9 (A' c Hi (A Hj M i9 � � � M m NN r V1 m V N O O m fA O V N N p N R N m N V K N O O V t9 m a N M m f9 O a N O V r O N m m N M m t r rn m fA ' N OJ E9 h m O E9 m N N M m M r O Hi O m C N m m O Vi m M N m h r O� xq O) m N m th � m M r M V m O to m (O rn H3 i0 rn �O f9 V r m N Hi m O rn N W m O �O M V m r V Vi r (O N m m m N OJ fA O r m O V3 m m OI m N m O N K m N O r (A V (O N m W 1p T !p N Q m M m M O O di V efl [t tm (O m O m r V' M O m m m V O R m N N (O m Ol r VI m N (O O r N O h cp O V O rn m O m M M N N O V m V] tD C m M O O O N O V` m m V Q m M m M O O di V efl [t tm (O m O m r V' M O m m m V O R m N N (O m Ol r VI m m N (V N M m O If) M 10 m VJ W N 1A r m r m 0) m m O O M m p w N 1O M r N N LO N M S (O O (O m w m - M r N m V t0 m r m N (O r O 4 V m rn T W 10 m p O m V m t0 O tp rn t9 M^ y' O r tm V [p tp N N r' N m O fH (O m M M rn m Y1 V O N m N r r M V m r M N N V r M m N m N m M N N N V N M V y tp m m m m N V W (° N �� m M V Of N m h O f9 fA M f9 fA fA Vi V3 � fA fA fA tl? t9 f9 � fA t9 N3 M V3 to N � � � � M m o v c t Z m .- .Z y U N c m E •> a m d o o E a m E o m a N E L m n o O N c y M o _ w m U' =g dm E m `•YU m n d J a op m m W m m o. N1 o w t0 ,Z Z E v m a rn m a O N m 0 d m w of (n m 9 mma u 3 'o ro `m v E a a a m .Lm-'-' L`> N m w E m~ c W= o E rn 5 m 0 W j L m c12 O O m O m Q y m O m w m m y O m Q1°- 1tj N 1 d CN tU O O In ct t0 It M CO N O W CO r m m m O r M Lo h O Md co W O N C' h 00 O R h h 0) co h N h co Ci V O Lo h V'6 (D N W Lo .- h CM O W N co Ln > � co m n Wh co fn COO (D W n h h W W W W W W W m 0) a) 0) M X 0 0 0 0 0 0 C W E LU l3 mh M W O m d' W Lo M N CO M O m0) O N wt h r LO O Lo 0) ct m M h .0 <- h m moi' M M 0) O O r N CO O O M CD h E W LO co co MW co O N T W c0 O N 4 ((O W 6O) O N ct � m M Lo r N ct W W W W m O m O O O O O O r r .-- r N N N N N M M M M Co V 9;t0 r r r r r V <- r r r r r r r r r r r r r r d CN tU d u ^X U o E 0 w L a vat a) a 3 o a a v a o d C tU tV V L Q U o L 7 w v a 3 a) V E o a a v d C tU tV V L Q U o 4 LD N y V E � C a a� W h W W M h M M M rh h h 0 = M 'ct M W N (O M m MM O am O h h M W m Vt m O h t0 m N (0 M W m CO dT M V' h W to M m CO N m ,N O h r V h "t O d' m r O) CO CO h r'qr W N CO W CO et CO LO m W m O m (O m V N M m r O h m Lb M N W N O m W N W W h h h O W N LO Lo CO h Lo M h m h N O W W M h h N ct N N co h Lo co V co Lo m CO r r =r N cF' CO m CO CO CO m LO N O CO h h h W m r M W m W LC) (n W W M Lo h m M W W O M W W ct W M N LL) W r W W ct co M co co M Nt it ct It V LO LO LO Lf) (O co co co h h h h W co W m m m 0 0 64 fA fA 64 ER GG EA 69 69 (A 64 69 Pf3 U) 0% 69 to ff} fA 64 64 U9. WA 69 64 (A (A fA r V> O CV M m M or d' V O Lo W W N-zt .-- m W W d' 0 Lo M h h 0 CD LO h CD O r N m M W LO CO O W O M W M W W M W W W h CO V 0 h W N W O h W m m W m <t m m r M W N O M N h ct O O W W r co O W m W h O to 4 4 6 W M h m W O h ct W W h N W cV W M O M co m CO O N Vt h W O N Lo CO 0 W N V' LO LO W m co h LO O CO h N CO co W M m N m h W W to W O 1h W N O r CO LO CO LO h M 'dt 0 0 Lo CO m M M V ICT 4t to LO W (10 W h rhCO CO 00 co co m O O N M M V Lo W h W m N ff3 Vi 64 64 4A 69 64 09. 64 fri 64 w U), 64 64 64 =r r r c- r r r N N U). 0=3 ({) 64 fg 64 64 fn W. LO 69 (A 69 K) m r ct N W W m h O W m CO WW M W m h W O M N W O W m W N N �t N m M W LO M O O m Lo W co O dt MO t LO M h W <t W m m W m m MI�t N N co M M h 7 m (O W O M W Lo h co V' N W O M O M N M W ct W h N M V m W O M N 6 W W V W m h W W W O M to M W r W m CO LO M N M N et N CO O h Lo M W M N h m W Lo m r m 'ct W V m m M h r N ct m <- W m r M W M m Lo N O m W W m r M h a M O W N m h Lo O O d' W co M LL) co O M W m V h O V h 0 ct h <t W r L m ct ct ct Nt It vt et LO W M to W W W W h h h W W W m m m 0 0 O r r fPr ffJ 64 fR 3 6F3 64 Gq cq fA 69 CA Ef3 03 64 Vs (f? 64 69 f9 (f3 to 64 64 r 6s (A Vi 64 64 fri LO W N CO W m 0 M O V' W M Wt W N M_ h 4d,0 r W NM ct h M 'ct N h W W h= "t h M r M W h m ct m m W ct M M M W N m M LO O ct r W W m N M M +-- r W 0 -t W ct ct N M LO V h O m m N m CO 0 0 m W N ct ct W O M W W N 4 h M W W h to W h W m m d m h o h W WO Nt to m in m V M N V N to W co h m W W� O W 7 V' m O co Lo V' m r W W W W N W h m ct qt m W r W m LO LO O O ct ct m m W h M N r M in 0) ct co co h N h M m LO W t4 M O 0 m m m 0 cri (O 0 c*3 d' Nt It d' ct M LO W W h h co co m 0 0 r N Md' V W W h m 0 = N M Lo 64 64 vi W f % H3 W Uf> 69 (ii V! . (f3 64 W r NN N N N U)' 6% 64 EH tf3 64 fA 64 (A (A Q9 U3 64 fA (fi 69 N N W m O CO ct N Lo N h h M h W h W M M M W M m d' O M M h W M O W m h N CO N N N m T p� (p M m M m m m N LO h N N Nt m o N d V CO M N r p N N W M O rt V (0 M W M W m W h M W O m r m y M h m M r W W h m N m O W W h N to ct O I-- h W W M m 0 W W m W M M W M M W M ct m m N M O N m O W h W W t0 W M W O N CO <- W CO W t0 h O ct O h W LO h O V* O h W CO h O ceN ct 64 h d' h c- ct W N coOLO m y C C'7 W M 6) ct O W h M 0 W to W W W (O h h h W W W m m 0a 0 r r N_ N M CO d' In Lo (0 co h CO fR >A b9 64 Gq E9 to K3 64 64 69 69 V3 6s r r r r r r r r r 60 (A 69 64 GS H3 6t3 U3 64 V3 69 H3 fA (!J tf} 6s N -�t N CO W M m N h W M v m ct N M W N W M W W W M nt CO O m h W m W r N h N O ct h W m W N m V W O M m h h h h CO N M W W W r ct N "t N N M�t M r m N W W N 0 0 0 N m M M W W V m h W 6i W 4 4 (`i V'N_ N M M W V r V M W h M W M N h W d- M Lo co m LO co Lo O M W M M M cp n W o 0 W N M M N M h h o N O d m r to M O O ct N M W W m CO h N N h h N M m r m M M O 7 to M M N Lo O W N h N W Nt O h ct N O 0) W h h co, 0) O co- W 0) M 00 M Oi (0 LO LO N W W h h W W m 0 0 r N M CO_ V Lo (0 h W O r N CO LO Co W m ��U �- N N N N N N N N M fA fs Ul. 69 vi fR Ef) ol? 0- ffi fA w 643 64 64 (f9 (A 64 U3, Ul. r N M d Lo W h W M O r N M W W t. W m O r N M S LO W h W m 0 0 0 0 0 0 0 0 0 0 N N N N N N N N N N M N N N N N N N N N N N N N N N N 0 0 N N 0 0 0 0 0 0 N 0 N 0 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N O LO v r (C L Q U C 4 LD y V E � C T a� W h W W M h M M M rh h h 0 = M 'ct M W N (O M m MM O am O h h M W m Vt m O h t0 m N (0 M W m CO dT M V' h W to M m CO N m ,N O h r V h "t O d' m r O) CO CO h r'qr W N CO W CO et CO LO m W m O m (O m V N M m r O h m Lb M N W N O m W N W W h h h O W N LO Lo CO h Lo M h m h N O W W M h h N ct N N co h Lo co V co Lo m CO r r =r N cF' CO m CO CO CO m LO N O CO h h h W m r M W m W LC) (n W W M Lo h m M W W O M W W ct W M N LL) W r W W ct co M co co M Nt it ct It V LO LO LO Lf) (O co co co h h h h W co W m m m 0 0 64 fA fA 64 ER GG EA 69 69 (A 64 69 Pf3 U) 0% 69 to ff} fA 64 64 U9. WA 69 64 (A (A fA r V> O CV M m M or d' V O Lo W W N-zt .-- m W W d' 0 Lo M h h 0 CD LO h CD O r N m M W LO CO O W O M W M W W M W W W h CO V 0 h W N W O h W m m W m <t m m r M W N O M N h ct O O W W r co O W m W h O to 4 4 6 W M h m W O h ct W W h N W cV W M O M co m CO O N Vt h W O N Lo CO 0 W N V' LO LO W m co h LO O CO h N CO co W M m N m h W W to W O 1h W N O r CO LO CO LO h M 'dt 0 0 Lo CO m M M V ICT 4t to LO W (10 W h rhCO CO 00 co co m O O N M M V Lo W h W m N ff3 Vi 64 64 4A 69 64 09. 64 fri 64 w U), 64 64 64 =r r r c- r r r N N U). 0=3 ({) 64 fg 64 64 fn W. LO 69 (A 69 K) m r ct N W W m h O W m CO WW M W m h W O M N W O W m W N N �t N m M W LO M O O m Lo W co O dt MO t LO M h W <t W m m W m m MI�t N N co M M h 7 m (O W O M W Lo h co V' N W O M O M N M W ct W h N M V m W O M N 6 W W V W m h W W W O M to M W r W m CO LO M N M N et N CO O h Lo M W M N h m W Lo m r m 'ct W V m m M h r N ct m <- W m r M W M m Lo N O m W W m r M h a M O W N m h Lo O O d' W co M LL) co O M W m V h O V h 0 ct h <t W r L m ct ct ct Nt It vt et LO W M to W W W W h h h W W W m m m 0 0 O r r fPr ffJ 64 fR 3 6F3 64 Gq cq fA 69 CA Ef3 03 64 Vs (f? 64 69 f9 (f3 to 64 64 r 6s (A Vi 64 64 fri LO W N CO W m 0 M O V' W M Wt W N M_ h 4d,0 r W NM ct h M 'ct N h W W h= "t h M r M W h m ct m m W ct M M M W N m M LO O ct r W W m N M M +-- r W 0 -t W ct ct N M LO V h O m m N m CO 0 0 m W N ct ct W O M W W N 4 h M W W h to W h W m m d m h o h W WO Nt to m in m V M N V N to W co h m W W� O W 7 V' m O co Lo V' m r W W W W N W h m ct qt m W r W m LO LO O O ct ct m m W h M N r M in 0) ct co co h N h M m LO W t4 M O 0 m m m 0 cri (O 0 c*3 d' Nt It d' ct M LO W W h h co co m 0 0 r N Md' V W W h m 0 = N M Lo 64 64 vi W f % H3 W Uf> 69 (ii V! . (f3 64 W r NN N N N U)' 6% 64 EH tf3 64 fA 64 (A (A Q9 U3 64 fA (fi 69 N N W m O CO ct N Lo N h h M h W h W M M M W M m d' O M M h W M O W m h N CO N N N m T p� (p M m M m m m N LO h N N Nt m o N d V CO M N r p N N W M O rt V (0 M W M W m W h M W O m r m y M h m M r W W h m N m O W W h N to ct O I-- h W W M m 0 W W m W M M W M M W M ct m m N M O N m O W h W W t0 W M W O N CO <- W CO W t0 h O ct O h W LO h O V* O h W CO h O ceN ct 64 h d' h c- ct W N coOLO m y C C'7 W M 6) ct O W h M 0 W to W W W (O h h h W W W m m 0a 0 r r N_ N M CO d' In Lo (0 co h CO fR >A b9 64 Gq E9 to K3 64 64 69 69 V3 6s r r r r r r r r r 60 (A 69 64 GS H3 6t3 U3 64 V3 69 H3 fA (!J tf} 6s N -�t N CO W M m N h W M v m ct N M W N W M W W W M nt CO O m h W m W r N h N O ct h W m W N m V W O M m h h h h CO N M W W W r ct N "t N N M�t M r m N W W N 0 0 0 N m M M W W V m h W 6i W 4 4 (`i V'N_ N M M W V r V M W h M W M N h W d- M Lo co m LO co Lo O M W M M M cp n W o 0 W N M M N M h h o N O d m r to M O O ct N M W W m CO h N N h h N M m r m M M O 7 to M M N Lo O W N h N W Nt O h ct N O 0) W h h co, 0) O co- W 0) M 00 M Oi (0 LO LO N W W h h W W m 0 0 r N M CO_ V Lo (0 h W O r N CO LO Co W m ��U �- N N N N N N N N M fA fs Ul. 69 vi fR Ef) ol? 0- ffi fA w 643 64 64 (f9 (A 64 U3, Ul. r N M d Lo W h W M O r N M W W t. W m O r N M S LO W h W m 0 0 0 0 0 0 0 0 0 0 N N N N N N N N N N M N N N N N N N N N N N N N N N N 0 0 N N 0 0 0 0 0 0 N 0 N 0 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N O LO 46 r Q' Q L Q 3 C �L W h W W M h M M M rh h h 0 = M 'ct M W N (O M m MM O am O h h M W m Vt m O h t0 m N (0 M W m CO dT M V' h W to M m CO N m ,N O h r V h "t O d' m r O) CO CO h r'qr W N CO W CO et CO LO m W m O m (O m V N M m r O h m Lb M N W N O m W N W W h h h O W N LO Lo CO h Lo M h m h N O W W M h h N ct N N co h Lo co V co Lo m CO r r =r N cF' CO m CO CO CO m LO N O CO h h h W m r M W m W LC) (n W W M Lo h m M W W O M W W ct W M N LL) W r W W ct co M co co M Nt it ct It V LO LO LO Lf) (O co co co h h h h W co W m m m 0 0 64 fA fA 64 ER GG EA 69 69 (A 64 69 Pf3 U) 0% 69 to ff} fA 64 64 U9. WA 69 64 (A (A fA r V> O CV M m M or d' V O Lo W W N-zt .-- m W W d' 0 Lo M h h 0 CD LO h CD O r N m M W LO CO O W O M W M W W M W W W h CO V 0 h W N W O h W m m W m <t m m r M W N O M N h ct O O W W r co O W m W h O to 4 4 6 W M h m W O h ct W W h N W cV W M O M co m CO O N Vt h W O N Lo CO 0 W N V' LO LO W m co h LO O CO h N CO co W M m N m h W W to W O 1h W N O r CO LO CO LO h M 'dt 0 0 Lo CO m M M V ICT 4t to LO W (10 W h rhCO CO 00 co co m O O N M M V Lo W h W m N ff3 Vi 64 64 4A 69 64 09. 64 fri 64 w U), 64 64 64 =r r r c- r r r N N U). 0=3 ({) 64 fg 64 64 fn W. LO 69 (A 69 K) m r ct N W W m h O W m CO WW M W m h W O M N W O W m W N N �t N m M W LO M O O m Lo W co O dt MO t LO M h W <t W m m W m m MI�t N N co M M h 7 m (O W O M W Lo h co V' N W O M O M N M W ct W h N M V m W O M N 6 W W V W m h W W W O M to M W r W m CO LO M N M N et N CO O h Lo M W M N h m W Lo m r m 'ct W V m m M h r N ct m <- W m r M W M m Lo N O m W W m r M h a M O W N m h Lo O O d' W co M LL) co O M W m V h O V h 0 ct h <t W r L m ct ct ct Nt It vt et LO W M to W W W W h h h W W W m m m 0 0 O r r fPr ffJ 64 fR 3 6F3 64 Gq cq fA 69 CA Ef3 03 64 Vs (f? 64 69 f9 (f3 to 64 64 r 6s (A Vi 64 64 fri LO W N CO W m 0 M O V' W M Wt W N M_ h 4d,0 r W NM ct h M 'ct N h W W h= "t h M r M W h m ct m m W ct M M M W N m M LO O ct r W W m N M M +-- r W 0 -t W ct ct N M LO V h O m m N m CO 0 0 m W N ct ct W O M W W N 4 h M W W h to W h W m m d m h o h W WO Nt to m in m V M N V N to W co h m W W� O W 7 V' m O co Lo V' m r W W W W N W h m ct qt m W r W m LO LO O O ct ct m m W h M N r M in 0) ct co co h N h M m LO W t4 M O 0 m m m 0 cri (O 0 c*3 d' Nt It d' ct M LO W W h h co co m 0 0 r N Md' V W W h m 0 = N M Lo 64 64 vi W f % H3 W Uf> 69 (ii V! . (f3 64 W r NN N N N U)' 6% 64 EH tf3 64 fA 64 (A (A Q9 U3 64 fA (fi 69 N N W m O CO ct N Lo N h h M h W h W M M M W M m d' O M M h W M O W m h N CO N N N m T p� (p M m M m m m N LO h N N Nt m o N d V CO M N r p N N W M O rt V (0 M W M W m W h M W O m r m y M h m M r W W h m N m O W W h N to ct O I-- h W W M m 0 W W m W M M W M M W M ct m m N M O N m O W h W W t0 W M W O N CO <- W CO W t0 h O ct O h W LO h O V* O h W CO h O ceN ct 64 h d' h c- ct W N coOLO m y C C'7 W M 6) ct O W h M 0 W to W W W (O h h h W W W m m 0a 0 r r N_ N M CO d' In Lo (0 co h CO fR >A b9 64 Gq E9 to K3 64 64 69 69 V3 6s r r r r r r r r r 60 (A 69 64 GS H3 6t3 U3 64 V3 69 H3 fA (!J tf} 6s N -�t N CO W M m N h W M v m ct N M W N W M W W W M nt CO O m h W m W r N h N O ct h W m W N m V W O M m h h h h CO N M W W W r ct N "t N N M�t M r m N W W N 0 0 0 N m M M W W V m h W 6i W 4 4 (`i V'N_ N M M W V r V M W h M W M N h W d- M Lo co m LO co Lo O M W M M M cp n W o 0 W N M M N M h h o N O d m r to M O O ct N M W W m CO h N N h h N M m r m M M O 7 to M M N Lo O W N h N W Nt O h ct N O 0) W h h co, 0) O co- W 0) M 00 M Oi (0 LO LO N W W h h W W m 0 0 r N M CO_ V Lo (0 h W O r N CO LO Co W m ��U �- N N N N N N N N M fA fs Ul. 69 vi fR Ef) ol? 0- ffi fA w 643 64 64 (f9 (A 64 U3, Ul. r N M d Lo W h W M O r N M W W t. W m O r N M S LO W h W m 0 0 0 0 0 0 0 0 0 0 N N N N N N N N N N M N N N N N N N N N N N N N N N N 0 0 N N 0 0 0 0 0 0 N 0 N 0 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N O LO 46 V g L a W h W W M h M M M rh h h 0 = M 'ct M W N (O M m MM O am O h h M W m Vt m O h t0 m N (0 M W m CO dT M V' h W to M m CO N m ,N O h r V h "t O d' m r O) CO CO h r'qr W N CO W CO et CO LO m W m O m (O m V N M m r O h m Lb M N W N O m W N W W h h h O W N LO Lo CO h Lo M h m h N O W W M h h N ct N N co h Lo co V co Lo m CO r r =r N cF' CO m CO CO CO m LO N O CO h h h W m r M W m W LC) (n W W M Lo h m M W W O M W W ct W M N LL) W r W W ct co M co co M Nt it ct It V LO LO LO Lf) (O co co co h h h h W co W m m m 0 0 64 fA fA 64 ER GG EA 69 69 (A 64 69 Pf3 U) 0% 69 to ff} fA 64 64 U9. WA 69 64 (A (A fA r V> O CV M m M or d' V O Lo W W N-zt .-- m W W d' 0 Lo M h h 0 CD LO h CD O r N m M W LO CO O W O M W M W W M W W W h CO V 0 h W N W O h W m m W m <t m m r M W N O M N h ct O O W W r co O W m W h O to 4 4 6 W M h m W O h ct W W h N W cV W M O M co m CO O N Vt h W O N Lo CO 0 W N V' LO LO W m co h LO O CO h N CO co W M m N m h W W to W O 1h W N O r CO LO CO LO h M 'dt 0 0 Lo CO m M M V ICT 4t to LO W (10 W h rhCO CO 00 co co m O O N M M V Lo W h W m N ff3 Vi 64 64 4A 69 64 09. 64 fri 64 w U), 64 64 64 =r r r c- r r r N N U). 0=3 ({) 64 fg 64 64 fn W. LO 69 (A 69 K) m r ct N W W m h O W m CO WW M W m h W O M N W O W m W N N �t N m M W LO M O O m Lo W co O dt MO t LO M h W <t W m m W m m MI�t N N co M M h 7 m (O W O M W Lo h co V' N W O M O M N M W ct W h N M V m W O M N 6 W W V W m h W W W O M to M W r W m CO LO M N M N et N CO O h Lo M W M N h m W Lo m r m 'ct W V m m M h r N ct m <- W m r M W M m Lo N O m W W m r M h a M O W N m h Lo O O d' W co M LL) co O M W m V h O V h 0 ct h <t W r L m ct ct ct Nt It vt et LO W M to W W W W h h h W W W m m m 0 0 O r r fPr ffJ 64 fR 3 6F3 64 Gq cq fA 69 CA Ef3 03 64 Vs (f? 64 69 f9 (f3 to 64 64 r 6s (A Vi 64 64 fri LO W N CO W m 0 M O V' W M Wt W N M_ h 4d,0 r W NM ct h M 'ct N h W W h= "t h M r M W h m ct m m W ct M M M W N m M LO O ct r W W m N M M +-- r W 0 -t W ct ct N M LO V h O m m N m CO 0 0 m W N ct ct W O M W W N 4 h M W W h to W h W m m d m h o h W WO Nt to m in m V M N V N to W co h m W W� O W 7 V' m O co Lo V' m r W W W W N W h m ct qt m W r W m LO LO O O ct ct m m W h M N r M in 0) ct co co h N h M m LO W t4 M O 0 m m m 0 cri (O 0 c*3 d' Nt It d' ct M LO W W h h co co m 0 0 r N Md' V W W h m 0 = N M Lo 64 64 vi W f % H3 W Uf> 69 (ii V! . (f3 64 W r NN N N N U)' 6% 64 EH tf3 64 fA 64 (A (A Q9 U3 64 fA (fi 69 N N W m O CO ct N Lo N h h M h W h W M M M W M m d' O M M h W M O W m h N CO N N N m T p� (p M m M m m m N LO h N N Nt m o N d V CO M N r p N N W M O rt V (0 M W M W m W h M W O m r m y M h m M r W W h m N m O W W h N to ct O I-- h W W M m 0 W W m W M M W M M W M ct m m N M O N m O W h W W t0 W M W O N CO <- W CO W t0 h O ct O h W LO h O V* O h W CO h O ceN ct 64 h d' h c- ct W N coOLO m y C C'7 W M 6) ct O W h M 0 W to W W W (O h h h W W W m m 0a 0 r r N_ N M CO d' In Lo (0 co h CO fR >A b9 64 Gq E9 to K3 64 64 69 69 V3 6s r r r r r r r r r 60 (A 69 64 GS H3 6t3 U3 64 V3 69 H3 fA (!J tf} 6s N -�t N CO W M m N h W M v m ct N M W N W M W W W M nt CO O m h W m W r N h N O ct h W m W N m V W O M m h h h h CO N M W W W r ct N "t N N M�t M r m N W W N 0 0 0 N m M M W W V m h W 6i W 4 4 (`i V'N_ N M M W V r V M W h M W M N h W d- M Lo co m LO co Lo O M W M M M cp n W o 0 W N M M N M h h o N O d m r to M O O ct N M W W m CO h N N h h N M m r m M M O 7 to M M N Lo O W N h N W Nt O h ct N O 0) W h h co, 0) O co- W 0) M 00 M Oi (0 LO LO N W W h h W W m 0 0 r N M CO_ V Lo (0 h W O r N CO LO Co W m ��U �- N N N N N N N N M fA fs Ul. 69 vi fR Ef) ol? 0- ffi fA w 643 64 64 (f9 (A 64 U3, Ul. r N M d Lo W h W M O r N M W W t. 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OV V v V m- m M MLO V' N U) N to h m O �- p M Rt d' V O N O d' 7 0 h (m m m w N c t- V O) to m m m h m co r a) �- M n r tD r r V; r (T r CO m (D (D r0) r m n O N Nin (D N O N VW - 00 -0- Lo M Lo h O N Lo h0 M Lo m V h O co m O w o O M M M M M M d' 44T V sr cr LO LO Lo U) Co m m (o h h h h Co m m M O) to 0 m F o V3 Vi EA V3 69 V3 [A V3 64 60 64 64 64 V3 Vi 6 V> 6g3 Vi V3 V3 V3 cA Vj Vi to V3 Vi V} m p O C. 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