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2008-139
ORDINANCE No. ZooB- AN ORDINANCE APPROVING A DEVELOPMENT AGREEMENT FOR RAYZOR RANCH ~DME SITE} BY AND BETWEEN THE CITY OF DENTON, TEAS .AND ALLEGIANCE HILLVIEW, L.P., A NEW YORK LIMITED PARTNERSHIP, ACTING BY AND THROUGH ITS GENERAL PARTNER, TH GP, LLC ~DIBIA TH DENTON GP, LLC}, A DELAWARE LIMITED LIABILITY COMPANY THEREINAFTER CALLED "DEVELOPER"} PROVIDING FOR THE DEVELOPER'S CONVEYANCE OF A CERTAIN TWO ACRE TRACT OF LAND TO THE CITY IN ORDER FOR THE CITY To PROVIDE AN ELECTRIC SUBSTATION To SERVE THE DEVELOPMENT; AND THE CITY'S ACQUISITION OF EASEMENTS AND THE RELOCATION OF EXISTING ELECTRIC TRANSMISSION LINES AS ARE NECESSARY FOR THE CITY To CONSTRUCT A CERTAIN "RIGHT TURN ONLY LANE" TOGETHER WITH OTHER MATTERS; AND PROVIDING AN EFFECTNE DATE. WHEREAS, there are certain improvements that are located in an area zoned in the "Rayzor Ranch overlay District" which must be constructed andlor moved with respect to the Development's electrical needs; and WHEREAS, the Developer and the City will enter into several Development Agreements, this one being entitled "Developmental Agreement for Raynor Ranch ~DME Site}" regarding certain of the Development's needed electric facilities; and WHEREAS, the Public Utilities Board, an advisory committee of the City Council, has duly considered this "Development Agreement for Rayzor Ranch ~DME Site}" at its open meeting on the 9t~ day of June, 2008, and the Board approved this Development Agreement by a vote of 4 to 0; and recommended this agreement for the approval of the City Council. NOW, THEREFOR THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS: SECTION 1. The City Manager or his designee is hereby authorized to execute the "Development Agreement for Rayzor Ranch ~DME Site}" which is attached hereto as Exhibit "A," and to exercise all of the City's rights, duties and obligations thereunder. SECTION 2. This ordinance shall become effective immediately upon its passage and approval. PASSED AND APPROVED this the da of , 2008. Y PERRY . McNEILL, MAYOR ATTEST: JENNIFER WALTERS, CITY SECRETARY By: APPROVED AS TO LEGAL FORM: EDWIN M. SNYDER, CITY ATTORNEY r By: TIIE STATE OF TFAS § COUNTY OF DENTON ~ NUTYCE OF CONFIDEN'I`L4►LYTY RIGHTS: ZF YaU ARE A NATURAL PERSUN, YOV MAY REl1~O~'E IIR STlt~ ANY OF THE FOLLOwiNG INFt]RIVIATION FRaM TffiS IlwTSTRUIV~NT BEFORE IT IS FILED FOR RECORD IN TSE PUBLIC RECORDS: YOUR SOCIAL SECURITY NUMBER OR YIaUR DRYER'S LICENSE NUMBER. DEVELOPMENT AGREEMENT FOR RA"Y~OR RANCH ~DME SITE} This Development Agreemeat ~"Agreement"} is entered into by and between the CITY 4F DBNTON, a Texas municipal corparaitivn in Denton County, Texas ~aereina~cr called the "City"}, acting by and tbrougb~. its duly authorized o~cers, and ALLECxIANCE H1LLVIE~, I,.P., a New York limited partnership ~hereina~er called „Developer"}, acting by and through its general partner, T~ CrP LLC ~dlbla TIi Denton OP LLC}, a Delaware limited liability company and its duly authorized o~cers. wITNESSETH: w~REAS, Developer owns ~ l ~ acres of property, more ar less, situated generally north and south of ~Uest University DrivefCT.S. ~ghway 380 ~"I~ghway 3B4"}, between haterstate Plighway 3~ ~''II3w35 and Bonnie Brae Street, zoned as the Raynor Ranch Overlay District Classif catran according to City Ordinance X047-06$, as amended or superseded ~sueh property being described herein as the "Prope~y"}; and WHEREAS, Developer wishes to develop the Property to include a wide variety of caxmaaercial, xetai], office, housing of various types, open space areas, and other uses pursuant to Ordinance ~D07w068~ as amended ar superseded, also to be known as the Raynor Ranch Development {the "Development" or "Raynor Ranch+'}; and wHE~EAS, the electric power demands anticipated by the Development necessitate eons#auction of a ~]en an ~ c~pai Bleetr~c subs~ian to sere the Development ar~d customers in its general vicinity, on land of sufficient size, proximuity and configuratrfln to accommodate the substation, and located within, or in the immediate proximity of the Development and cxishing transmission lines, therefore, Developer wishes to transfer and convey by Special warranty Deed to the City, at no additional monetary cast, certain land within the Property consisting of apgroxa,mately two acres, more particularly described in the attached Ex~'bit '~A" the "DME Site"}, as specific consideration for City's constxuction of a certain Right Turn Only Lane ~"RTO Lane"} necessitated by the Development and described herein, hacluding City's acquisition of easements and relor~tian of existing electric transmission lines as necessary to the construction of that RTO Lane, asset forth on the at~ched Exhibit +'B'' ''Sit"}. NOw T~REFORE, in consideration of the mutual covenants and obligations herein, the parties agree as follows: Raynor Ranch Development Agreement (DME Site) Page t S~CTY~1~ 1. DEV~L~PMENT AGREE~I~1T Developer and the City agree to the following: A. DIVA Substation. Within sixty days of the mutual execution of this Agreement by all necessary parkies, Developer shall transfer to City at no cast by Special warranty Deed a two acre parcel of land to be used for a Denton Muucipal Electric substation,. The location of the proposed substation and Access Drive are shown on Exhibit "A", attached hereto and incorporated herein by reference. The City shall construct the Denton. Municipal Electric substation on the D11~ Site and take measures necessary to acc~m~modaxe the electric power needs of the Development, in accordance with applicable law. ~ the unforeseen event that City commences any permanent use of the DME Site which does not include the use of the site as an electric substadon~ or otherwise benefit or support City's operation of an electric utility, and furkher provided that City has not commenced construction of any part of the substation, Developer may, but is not obligated tos purchase preferentially the DME Site Exam the City at the price of $4UO,~00.44, to the extent such preferential purchase may be allowed by State law and ~usti~ed by the public purpose contemplated by this Agreement. Under no circumstances shall this repurchase option extend more than forty X40}years following execution of this Agreement, and it shall terminate immediately upon commencement of construcrian of the electric substarian. Notwithstanding any such event or repurchase cif allov~ed},the remaining obligations of the parties under this agreement shall continue in full, B. Im rovements to Bonnie Brae at its intersection with Universi DrivelU.S. Hi wa 35~. The Tra~c Tmpact Analysis the "TIA"~ far Raynor Ranch identifies that a right turn lane will be r~,uired on northbound Bonnie Brae, fuming east on University DrivelU,S. Highway 380 The City will install the right-turn lane at the intersection of U,S. Highway 380 and Bonnie Brae at its sole expense in accordance with requirements andlor recommendations set fords in the TIA and in a timely rn.anner and in accordance with applicable law. It is anticipated that the right turn Zane at this location witi be installed by the City at such a time in order to prevent the level of service ~"LCS"} of the affected intersection from dropping below LDS "D" as affected by the existence~presence ofthis turn lane. Tlie Developer underst~ads and acloaowledges that the additional right-of~way ~"ROw") rewired at this intersection for the cans#~ic~on of the right turn lane will cause the City to incur additional costs for the purchase of the additional RCw X0.15 acres} and for ~e reconfigured easements for the adjacent water ~rriissian main tube canstructed~`in this location net increase of 0:1'~ reac s}:'Developer agrees to rei~aburse the City for these additional property costs at the actual value of the purchase, up to a total maxirnurn expenditure of $25,oao.~~, within thirty ~3~} days of receipt of an invoice from the City for the RCw and easement expenditure, The City will relocate electric trymission lines as needed to acconunodate the right turn lane at the intersection of U.S, Highway 3 g4 and Bonnie Brae at its sole expense and in a timely manner. Raynor Ranch Development Agreement ~DME Site) Page ~ restrictions, regu7,atians, or interferences, delays cawed by fhe franchised unities ~Dentdn MuniClpal Electric, CoServ Electric, Southwestern Bell Telephone, Atmos Energy, Charter Cable, Vernon or any of their predecessors or successors or other utilities, or any of their contra,Ct4lrs~, fire or other casualty, court ~ajunc~on, necessary C~~demnation proceedings, acts of the ether party, its affiliatesl related entitles, andlor their contractors, ox any circumstances which are reasonably beyond the control of the party obligated or permitted under the terms of thus Agreement to do or perform the same, regardless of whether any such cirGUmstance is s' to any of thaw enumerated yr not, the party sa obligated or permitted shall be excused from daiung or performing the same during such period of delay, so that the time period applicable to such design or construction re~uixement sha11 be extended fQr a period of time equal to the period such party was delayed, The vbligadans subject to enlargement of time withar~t penalty dv not include funding obligations ar obligations delayed fvr fwancial reasons. SECTION 3, TERM . The term of this Agreement shall begin on the date of execution, and end upon the complete performance of all obligations and conditions precedent by the partaies to this Agreement. Upon execution, this Agreement shall be recorded in the Denton County Real Property Records as covenants running with the land. Developer's abligatxans shad be binding upon subsequent purchasers of the Property andlor the Developer's successors, assignsr agents or representatives, urn all obligations of the Developer are satisfied in full. SECTION I1VDE~CATIDI!1 DEVELOPER SHALL JOINTLY AND SEVERALLY INDEMNIFY AND. HOLD HARMLESS T'HE CIfiY, MEMBERS OF 'lam CITY COUNCIL, AND TTS OFFICERS, EMPLOYEES, AGENT'S, REPRESENTATIVES AND CONSULTANTS BEACH PERSON DESCRIBED HEREIN CALLED AN "INDE11rINTE'~D PARTY" AND COLLECTIVELY, "INDEMNIFIED PARTIES"} AGAINST ANY AND ALL INDEIUn~F'IED LIABILITIES SUBJECT TO T'HE RESTRICTIONS IN THIS SECTION IF AN INDEMNIFIED PARTY INCURS ANY TNDEMNiFIED LIA,BILIT]ES, THE DEVELOPER SHALL FULLY REIlVIBURSE SUCH INDEMNIFIED PARTY FOR ALL SUCH 1NDENINIFIED LIABILITIES INCURRED, TTY DEVELOPER CONFIl~MS THAT ANY INDENIl~TCATION UNDER THIS AGREEMENT FOR Il~DEMNLFIED LL4B~L5 FOR P~~~o~~ a~~R~ ~R P~~a~~; PROPER~r~ DAMAGE-~~Y~A~~~E~ou~oF~T~E NEGLIGENCE OF ARTY INDENLNTFIED PARTY IN CON~LINCTION' NTH THE INDEMNIFIED PARTY' S ACTIVITIES, DUTIES OR RESPONSIBILITIES RELATING TO 'THE WQRR. TO BE PERFORMED BY THE INDEIVINIFIED PARTIES UNDER OR TN ASSOCIATION WITH THIS AGREEIIrIENT. ~ HOWEVER, T`I~ DEVELOPER V~ILL NOT BE REQUIRED TO ]NDEIIrIl~FY ANDIOR HOLI} HARMLESS ANY Il~TDEMN]FIED PARTY FOR ANY LOSSES OR INDENIlVl~'IED LIABILITIES THAT RESULT FROM THE INDEMNIFIED PARTY'S SOLE NEGLIGENCE, INTENTIONAL MISCQNDUCT OR KNOWING V70LATION OF THE LA's. TO THE EST APPLICABLE, THE DEVELOPER SHALL BE SUBROGATED TO ANY CLAIMS OR RIGHTS OF THE Il~DEMNIFIED PARTIES AS AGAINST ANY OTHER PERSON ~3UT N'OT AN INDEMNIFIED PARTY} WITTI RESPECT TO Il~tDENIf~'IED LIABTLxT1ES PAID BY THE DEVELOPER FOR PURP05E5 OF THIS SECTION 5, ``INDEMNTFII~D LIABILITIES" Rayzor Ranch Development Agreement ~DME Site} Page 4 SMALL BE DEFINED TC INCLUDE ALL LOSSES II~ICURRED BY ANY GF THE ]NDENIl~FIED PARTIES THAT ARE RELATED TO, ARISE CUT CF OR. ARE ASSOCIATED w1TH: (l~ THE CONSTRUCTION OF THE w4RR THAT IS CONTEMPLATED BY THIS AGREEMENT; ANY $REACH OF OR Il~ACCUR.ACY Il~ ANY REPRESENTATION OR ~ MADE EY 'THE DEVELOPER, TTS G PARTNER, CR PARTIES UNDER ITS CON'TRCL; ~3~ ANY BREACH OR NON- PERF~JRMANCE, PARTIAL OR TOTAL, BY DEVELOPER OF ANY COVENANT CR AGREEN~t'I` OF THE DEVELGPER CONTAINED 1N THIS AGREEMEN'T'; ~4~ AN,Y CONDITION CREATED IN OR ABOUT THE SITE OF '1`HE ~OR~ CONTEMPLATED BY THIS AG ;AND ~5} ANY ACCIDENT, ]NrURY aR PROPERTY DAMAGE wHATSOE~TER OCCURRING IN, AT OR UPON THE SITE aF THE ''CORK CONTEMPLATED BY THIS AOREEM~T. SECTION 5~ EVENTS OF DEFAULT A default shall exist if either Developer or the City fails to perform ar observe any material covenant contained in this Agreement. The ran defaulting party shal]. promptly ratify the defaulting party in writing upon becoming aware of any change in the existence of any condition or event which would r~nstitute a default or, with the giving of notice or passage of time, or both, would constitute a default under this Agreements Such notice shall specify the nature and the period of existence thereof and what action, if any, the notifying party requires or proposes to require with respect to curing the default~ SECTION + IyIEDIES If a default shall occur and continue, after thirty ~34~ days' advance written notice to cure default, the fallowing measures of damages sha11 apply, in proportion to the harm caused by the breach: A. Upon a showing of Developer's breach, City's remedies shall include specific performance on the transfer of the DME Site and Access Drive to City, if not sooner completed, ar7 alternati~rely, ~ but only if, sgec~'ic performance is not available to the City, the cost to acquire a s' ' ar substitute site in the imarnediate proximity of the Development end e~cistiug electric transmission lines? of equal ar greater size and suitahilityfosthe-intended-purpose, R. Upon a showing of City's breach, Developer's remedies shall be limited to monetary compensation far the DME Site and Access Drive, rat to exceed $4an,00~, which the parties stipulate to be the negotiated present value of DME site and Access Drive in the absence of the RTO Lane construction, less offset of any reasonable, actual, out-of-pocket costs incurred by the City's construction of the RTO Lane. The parties acknowledge that City intends to improve the DME site and Access Drive with fixtures and infrastructure that far exceed the stipulated value of the DME Site and Access Drive, and that the size and proximity of the DiVIE Site and Access Drive are critical to the intent and purpose of this Agreement. Accordingly: the parties stipulate that any resolution of a contractual dispute must include transfer of the DME Site and Access Drive to City as a specific Raynor Ranch Development Agreement ~DME S1te} Fage 5 remed sub' ect to $ ro riots monetary offsets and. awards contemplated by this Agreement, if Y~ ~ pp P any. N'athing in this Sectxan shall be construed to waive any sovereign, governmental ~nun~ty available to the City under Texas law. Nothing in this Section shall be construed as a waiver or release of any tight, remedy or cause of action that is available t4 the City under or as a result of this Agreement, in equity or at Iaw. SECTIGN 7. VENUE Alm GLl LAw THIS AGREEMENT SHALL BE INTERPRETED AND THE RIGHTS aF THE PARTS DETERN~~ED IN ACCORDANCE wITH THE LAwS OF THE UNITED STATES APPLICABLE T'I~ERETO AND THE LAwS OF THE STATE OF TEAS APPLICABLE TO AN AGREEMENT EXECUTED, DELEI~'ERED AND PERFORMED IN THE STATE OF TE~A.S. This Agreement is performable in Den#an County, Texas? and ve~,ue of any action arising cut of this Agreement shall be exclusively in Denton County, Texas. This Agreement shall be governed and coned in accordance with the laws and court decisions of the State of Texas. SECTIONS. NOTICES Any notice required by this Agreement shall be deemed to be properly served if deposited in the U.S. Mail b cerdtied leer, return receipt requested, addressed to the recipient at the Y recipient's address shown below, subs ect to the nght of ether party to designate a different address by nadce given in the manner just described. If intended for the City, to: If intended for Developer, to: George C. Campbell, City Manager Allegiance Hillview, L.F. City Half, clo Ton~eon Capital, LP X15 E. NIcl~inney 5l5 Congress Avenue, Sui#e ~5~5 Denton, Texas 7G~a1 Austin, Texas 78701 A~ention: Rex Paine Phase: ~512~ 472-777 Fax: X51?) 472-G731 Raynor Ranch Development Agreement ~DME Site} Page G ~U'ith copies to: Fortress Investment Group LLC ~~~1 N. O'Connor Blvd,, Suite 700 Irving, Texas 7~03~ Attention. Andy Csborne Phone: {~7~~ 53~-433 Fax: X214} X64-093 S BI~Wl111~CCa~TOII, L,L.~. ~ ~ 1 Cong~eSS AVenue, Suite . ~ Ausdn, Texas 7874I Attention: Robert L. Davis Phoney. 1 479w97QG Fax. 479-1101 SEC'ITGN 9. GIFT` TG PUBLIC SE~vAI~IT A. The City may terminate this Contract innnediately if Developert leas offered, conferred or agreed #Q confer any benefi# upon City employee ar official that the City employee ar oi~ieial is prohibited by law from accepting. B. For purposes of this Article, "bene~i#" means anythuag reasonably regarded as pecuniary gain or pecuniary advantage, including benefit to any other person in whose we~are tae bene~iciaary has a direct ar substantial interest, but does not include a contribution or expenditure made and reported in accordance with law. C. 1~otwi~as#anding aay other legal remedies, the City may require Developer to remove any employee of Developer from the Project who has violated the restnic~ons of this Section or any sim~ar state or federal law, and obtain reimbursement fox any e~pendi#ures made to Developer as a result of the improper offer, agreement to confer, 4r conferring of a bencf~t to a City employee or off cial. SECTIGN IQ. AFPLI.~ABLE LAwS s A Bement is made subject to the provisions of the Charter and ordinances of the City, as amended, and al% applicable s#a#e and federal Taws. SECTI(3N' 11. LEGAL C~ll~'STRUCTIDI~ In case any one or more of the provisions eantained in this Agreement shall for any reason be held to be invalid, illegal, or unenforceable in any respect, such invalidity, illegality, or~ unenforceability shall not affect any other provision thereof and this Agreement shall be considered as if such invalid, illegal, or unenforceable provision had never been contained in this Agreement. Raynor Ranch Development Agreement ~]NIE Site) Page 7 ~ECTI~N' 1~. C~UI~TERPARTS This Agreement may be executed in any nwnber of counterparts, each of which shall be deemed an original and constitute one and the same instrument. SECTION 13. CAP'~TONS The captions to the various clauses of this Agreement are for infomaational purposes only and shall, not alter the substance of the terms and conditions of this Agreement. SEC'~Ol~ 1~. SLCCESSOR~S Awl ASSYGI~S The terms and conditions of this A ement are binding upon the successors and assigns of the parties to this Agreement. Developer may assign, im whole or in part this Agreement tQ an affiliate of Developer, or a successor owner of the Property ~a „Permitted Assignee"} at any time dur~ag the term hereof subject #o City's prior written consent and approval! which consent and approval shall not be unreasonably withheld. developer sball be released from all liability hereunder to the extent of such assignment to a Permitted Assignee, provided that Assignee adequately demonsfirates its ability to undertake and satisfy the requirements of the assignment to City's satisfaction. SEC'~'I0~' 1~. RECITALS E~ffiBTTS The terms and provisions of the recitals and the terms and provisions of the fallowing exhibits and attachments are incQZporated into this Agreement as if fully set forth herein: ~x}ubit "A" ~ Legal Description of DME Site and Access Drive ~xhlblt I~~'r - Site Plan Showing RTC Lane} . SECTION 1~. ENT3~E AO1~El4~ENT This Agreement embodies the complete agreement of the parties heretoy superseding ail oral or written previous and contemporary agreements between the parties relating to matters contazned in this Agreement and, except as otherwise provided in this Agreem~at, cannot be od~ed-without~written~agreernent~of the-parties-to be~attached to-and~made-a part of this Agreement E~CUTED this da of ~OU8, by the City, signing by and Y ' i Man er dul authorized t execute same b C~rdinanee N'o. , through its C ty ag , y Y approved by the City Council on June 1?, X008, and by Developer, acting through its duly authorized n~cers. Rayzar Raach Development Agreement ~D1VIE Sited Page $ APPRC3~'ED AS T~ FARM: CITY ~F DENT41 ~DwIN M. SI~DER George C. Campbell City Attorney City Manager f ~r . ~ . By, rriey City Manager f ALLECxIANCIr 1*i[LL~xE~', L.P., aNew fork limited partnership ~ By; TH GP LLC ~~1 bl a TH Benton GP LL~~, a Delaware limited liability company, its general partner By: Name: ~ Q~l,~r~e . r True; ~i Ray~ar Ranch Development Agreement tDME Situ Page 9 I L~J~HIB~r z.ooac~~ r~aGr BsBr~rl ~ ~r~r~r ~V~~~~~ ~B~r~~r ~~r ~1rY D~"f ~r~~N, ~~'Nr~JV CC~tINrY, METER AND BOUNDS 2.00 Acres B,B.B, 8~ CfR,R. Company Survey, Abstract No.192 City of Denton, Denton County, Texas BEING a 2.OQ acre tract of land situated in the B,B.B. & C.R.R, Company Survey, Abstract Number 192, CICy of Denton, Denton C©unty, Texas, and being a portion of a called X86.8981 acre Shepherd Nall pact thereinafter referred to as Tract 1 ~ of land described in the Deed to Allegiance Hillview, L,P., records as Denton County Clerk's File Number 2QDfi-41743 in the G~ic~l Public Records of Denton County, Texas thereinafter referred ro as QPRDCT~, wi#h the herein deed tract of land being further desc:riil~d as held on the ground by metes and bounds as follows; CQMMENCING at a al8~inch iron rod found in the west r~ht of way line of Bonnie Brae Street, a called variable ~d#h right of way, and the northeast caner of Traci 1; THENCE North Bq'g4"~" 1IV~rrt, leaving ~e west right of way line of Bonnie Brae Street and being in the north line of Trac# 1, a distance of 39.1"1 i to a point; THENCE South Aq'83'gT': wit, learrlr~g the earth line of Tract 1, ebng a proposed right of way dedicadon, a distance of 46,gq feet to a point; THENCE North 89'D4"34" Wit, along a proposed 3q foot wide proposed pudic access ea~nt and Ivaving said proposed right of way dedicadon, a distance of 6$.7~ tit to tip PANT aF BEGN~NtNG; THENCE running through the said Tract 1 the following courses and distances: South gq`~'gT"west, along the west line of a proposed 10 foot wee pipeline easement, a distance Z95,18 ~ to a 518-inch iron roal set with cap stamped "ICHA" therein a celled 518~1nch iron ro~ sett' far comer; ~ North 8q'g4'34" wart, across said Tract 1, a distar~e of 298,16 i tv a 618-inch iron rod setfar comer; North DO°53`D~"' East, across said Tract 1, a dletanre of 296.16 fret to a 51B-inch iron rod set for corner to the south tine of said 3Q foot wide proposed public ac~as easement; " South 8g°q4`3!"' Est, slang the south line a1 said proposed public access easement, a distance of 29lt.16 feet to the P~NNT QF BE+BiNNiNG and containing 2.DV acres, more ar leas, ~ Bearing System based upon the Te~cas Cacrrdlnate System of 1983,. N~ Central Zone Grid A~rnuth~ w ~ ~ ~ ~ ~ ~ Q A f • ~ }f}} . .rrr. Rf r •..f} . f .ffl flffr♦ } r} ~ ~ ~ ~ . Q •}f . tffff SURD rM ~ ~X~~~1~' ~R~r~ ~ ~r~R~i ~a~~~~~ / ~ I ~ar crrr aF a~~r~ra~u, ~~~v~ra~v c~~~~, r~a$ corn r~~, ~ t~C ~ ~ o. PF~Ii'C~'~fFtISF~I ADD~'ItO~V No. r ~ ~ c~ ~ scc~E sae I o GPI ~ P.R.~.c.r, I EtifER Y ~ p• ~ 4~ un~rY, aR~r~r~ k 89ti4'3~~ w I S TREE T DIME ACCESS E~ts~lVr 3~. ~ unu~r ~ur {aY Pub S Do"33'D7" W PRINT 4F CA9. ~ ~aMI~~NGING P.R.D.G ~0' f~l~t1RE PIPECI~4E' EA 274 At~ES Ci11,l,Et~ Q. _ ~ ~ N 89'g4'34" ~ tll~A CA,~AS lYSTAD - , 74'_.._. Imo.. tss4. P~ 6TH R P.R.D.G T. ~i9Y PLAT _ . rox ecoc~c ~ . ~ es •a4'~4 M E ~~~r ~ ~ ~ ~ ~ Kr s~ Futu~E ~ P4iNT ~ ~ P~R.,D,C. r. c~srl~}'~Orv E~s~Mr~r ~ ~ ~E~1NI~M1G ~ ca~tsn i~n~v err ~I ~ ~ ~ ~E FUTURE ~ I ~ ~ ~ ~ ~ ~ ~ I ~ ~ ~ YAi~.I'~Y R ~IANiE ~ ~ ~ ,r~~. oo~ r~~ 2.~~ ACRES ~ ~ ~ .RO.c r. 87 ~,~0 ~Q. FT. ~ ~ ~ w ~ ~ ~ _ ~ ~ as R ~ ~ a~~o~ ~r~s ~ rye sa. ~ur~E Pu~c ~c~'s~ ~ ~ ~ ~ c~~ros~PE ~ unc~r~ E~~EIME~r ~ ~ ~ $ ~ r Pct ~ ~ ~ Q ~ ~ ~ ~ ~ ~ ~ ~ M rr r ~ ~ co , ~.oc~c ! ~ r ~ FUTURE ~ ~ ~ o.~~~ ~cl~Es f~ {~i,~~ sc~. Fry ~~F 1 ~ ~ FU~'UR~ R~~i'N~ ~`~W~Y ~ ~ ~arc~ naw w ` N ~D4'34" W ~~~.1 I I ~ I cG~ ~ 6~.~ 1 ,~ANKE ~T1dV ~ ~ G~~~ ,2~. ~98I AGR~~ ~ P,R.D.~ T. ~ ~ I ~u . ~cLE~1ANCE Nlt,hl~Ew, c.P. ~ ~ ~ ~r~r war Inst. No. 246-4r ?43 Funr~' ~a' ~ °i~ D.P,R,Q. C. T. ~~E I ~ . d~C~~~D ~ ~1~~ ~ IRF - iRt11V R{~ I` Ct1ND ~ ~ IRFC -CAPPED IRDN RED F"pUMD ~ F ~ ~ ra■rrrrarrrr IRSC CAPPED IRDN RQD SET T r'r rr y CSI - CQNTRQ~. M4NI~MEN'f ~ r ~ f rrrrr■ lFrr •aWarr a rf a .arr >Y! rrr . . rr r r r.rr.. ~J►1~~~i ~~V ~l~i~~ r a 1Qn ~ ~ 10~ ~QQ rr aF ~ ~ rr' ~ D ~ . ~ ~x ~ ~ inch = 14a !t. P~~~ ~ of ~ rrl iiI 1 ~ ~ M ~ ~ f t ~ ~ li r ~ ~ ,~:r ~I~~ ~ "gyp ~~L~ ~ ~ h ~w ~EVEL[?ENT NEE ~ ~ . ~ ~ , I ~ y ~ ~ . w• i ~~Fls~~ ~ ~~1' l~ ~~P~T G~e~~i[ ~~t~e Ares ~e~r I~t~vc~~~ ; ~ ° ~ - ~~r~d ~~~~lnie brae Sheet - - ~ ~ ~ ~ ~ ~ ~ { ~ T'l~~ x~lht B is Mended ~~r~l t~ !R! FI~R~ illustrate ~oe~tinn~ n the ~~le ~ ~ ~ , a~teeted the installation ~f the futx.~re ~ I'~ - ~I F ~~nn~e erg e street ~ ~ ~ ~ ~ rx;~ht turn line from ~ , ~ ~ I ~ ~ ~ s-~~ ~ c~nt~ ea°sthe~rnr~ ~n~~er~~ty Drive and t~~ ~r ~ FUTURE show the ~eraa ~f` tl~e ~ytkrre right t~r~~ ~ ~ ~ ~ RE ~~lE~JT [an+~. ether areris and t~c~tat~~~r~s are ~ ~ ~ ~ ~r - ~ itl~.l~~~,ci ~~nl for clan of ill~stratic~z} ~ ~ ~ ~ ~ ~ _ u~ and ire ~~t~ifi~,aily nQt ~ of this _ ~ ~ I~ v ~ ba A~Tw ~ ~ ~ ~ - - - t~' , r► ' ` ~ _ - p#,~ ' r. 4+ r p ~ ~ - im= r ~ ~ i ' ~ ~ ~ ~ ~ P~_ _ _u ~ ~ -1 ~ i' , u- ~ 1^ - # - . i ~ Fri 74 _ ~ - 1 - z y , ~ „ i' i m ~ ~ r `s - - ~ i ~ L~!~~+TICIN ~1= C~1= FFtC~I~ ~R~N~ RA~~ ~N~T ~I~RiIE~ED~. ~H~~I~I F Ik.I~t~T~A7i~N z ~ ~~N~I~A~. Gf~l'~~ITI~N ONLY, ' r,, ~ '~~~~7 ~ I H ,.~kl ~ _ - _ M ~y~ k~ _ ~ _ ~ , , ~ ~ ` `~4 I ~t Y J fib" i I ~ _ - - rn ~ ~ ~ ~ ~ - ~ ~ ~ ~ ~ _ I ~ ~ ~ ~ - _ ~ 'a ~I f . _ ~ ~ ~ ~ n k i~ I r ~~C~~ ~~~n~ ~ fl~ Z ~ ~rn~~ '~~~~~~~x ~t7m ~ ~~'~7ro2 ~ ~ ~~D m~ ~ ~ ~ m ~ ~ ~ ~ a: ~ ~ ~ ~ ~ 1 ~ ~ ~ E~ r; r4,-,.:.~~"r , ,~,t~,~~ t fir, Brgran# ~hu~k r~ ~i~ ~~t~ nth: fir;