Three Forks Ranch. City of Georgetown, Texas PUD Planned Unit Development. January 11, West Braker Lane Suite 250 Austin, Texas 78759

Transcription

1 Three Forks Ranch City of Georgetown, Texas PUD Planned Unit Development January 11, 2007 Applicant: Waterstone Development 4314 West Braker Lane Suite 250 Austin, Texas Prepared by: SEC Planning Riata Trace Parkway Suite A205 Austin, Texas

2 Exhibit A A. Purpose and Intent Three Forks Ranch Planned Unit Development The Three Forks Ranch PUD is composed of approximately acres, as described in Exhibit B (Field Notes). The development of this property is planned as a high quality, mixed use community with a blend of retail, office, restaurant, entertainment, business park and residential opportunities. The vision for the design of Three Forks Ranch is centered upon many of the principles of new urbanism. Three Forks Ranch has been designed to create walkable, pedestrian friendly neighborhoods which are closely knit and linked to the non-residential mix of uses. The blending of uses and pedestrian oriented designs are intended to reduce the dependency on automobile traffic within the community and provide an environment which encourages alternative modes of transportation. Because opportunities will exist to closely blend businesses, retail, entertainment, restaurants and residential, the overall demand for outside trips to accommodate daily needs can be reduced for future residents of the community. The contents of this PUD further explain and illustrate the overall appearance and function desired for this community. Because some of the principles and design ideas incorporated within a new urbanism concept differ from conventional suburban development, several modifications to the Georgetown Unified Development Code will be necessary to implement the vision for the community. A Concept Plan has been attached to this PUD, Exhibit C, to illustrate the design intent for the property. The Concept Plan is intended to serve as a guide to illustrate the general community vision and design concepts and is not intended to serve as a final document. The Concept Plan depicts a mix of residential products, open space areas and non-residential uses which are contemplated within the community. B. Applicability and Base Zoning All aspects regarding the development of this PUD shall comply with the 2007 version of the Georgetown Unified Development Code (UDC), except as established in this exhibit, titled Exhibit A. For the purpose of complying with the UDC requirement of selecting a base zoning district, C-1 has been selected for the attached residential and non residential portions of Three Forks Ranch and RS will serve as the base district for the single family detached areas. This PUD allows the flexibility to mix the various land uses and define boundaries during the platting process. Each plat or site plan submitted to the City will identify the use at the time of City Submittal. All neighborhoods within the PUD will comply with Three Forks Ranch - Planned Unit Development Page 2 of 26

3 the modified development standards of this PUD. In the case that this PUD does not address a specific City requirement, the Georgetown Unified Development Code shall apply. In the event of a conflict between this PUD and the base zoning district C-1 as defined in the 2007 Unified Development Code, this PUD shall control. Where Light Industrial is contemplated within the Three Forks Ranch Concept Plan, the site shall be subject to the base zoning district regulations for BP within the Georgetown Unified Development Code. C. Concept Plan Exhibit C attached is a conceptual development plan intended to visually convey the design intent for the Three Forks Ranch community. The design of the community is not final, and is subject to refinement during the platting and site planning stages. This PUD zoning document does not constitute plat or site plan approval of the attached plan. The residential component of the project is comprised of a mix of various single family detached products as well as townhomes, condos and/or apartments. Additionally, Three Forks Ranch will include a cohesive network of open spaces, including parks, civic greens, water quality areas and trail corridors. The open space and trails system combined with the sidewalk network will be critical in establishing a walkable, inviting community. As the Concept Plan indicates, Berry Creek runs through the northern and eastern portions of the community. Recognizing the environmental and historical significance of Berry Creek to the citizen s of Georgetown, the design will incorporate a 30 foot wide corridor along the creek for a future regional trail system. To minimize disturbance to the floodplain area, this corridor alignment will be coordinated with future City infrastructure easements along the Creek. The non-residential areas of Three Forks Ranch will be a mix of retail and office components oriented to the street and linked together by a series of walking trails, pedestrian plazas and storefront sidewalks. The design balances visibility and access from major roads with the desire to create pedestrian oriented, walkable destinations for residents of Three Forks Ranch and visitors to the community. D. Allowable Uses The uses allowed within the Three Forks Ranch PUD shall comply with the list of allowed and prohibited uses defined in the Georgetown UDC Zoning Use Table for the C-1 base district, with the addition of the following uses: Outdoor Entertainment / Amphitheater Single Family, detached Single Family, attached Townhouse Multi Family Dwelling Fuel Service Three Forks Ranch - Planned Unit Development Page 3 of 26

4 E. Lot Design Standards Residential Areas: Business Park (subject to Georgetown zoning standards for zoning district BP). Use is limited to a maximum of 30 acres and must be located along the southern boundary of the project. Light Industrial uses may not be adjacent to any residential use. Community Gardens Alcohol sales are permitted but may not occur within 150 ft. of a school or worship site. Three Forks Ranch will include a variety of residential product types and sizes from detached single family homes to multi family. The detached residential has been broken into two categories based upon lot width and size. The attached products have been grouped into one category. Detailed design standards are included within this PUD, Table E.1, based upon the type of residential product. To ensure a variety and mix of residential product types within Three Forks Ranch, the following standards have been established: Maximum Residential Units Per the Approved Comprehensive Plan, the requested residential total will not exceed 1,019 units Residential Product Type Requirements 1. Attached Residential (Multi Family, Condo, Townhome) Minimum of 400 units 2. Single Family Detached Minimum of 250 units Non Residential Areas: Three Forks Ranch will include non-residential uses such as retail, commercial, restaurants, entertainment, office and worship. The non residential uses have been grouped into one non-residential category, Mixed Use, for the purpose of defining development standards (see Table E.1). A minimum of 700,000 s.f. of non-residential building space will be developed within the Three Forks Ranch. Three Forks Ranch - Planned Unit Development Page 4 of 26

5 The Three Forks Ranch development will comply with the Development Standards set forth in Table E.1 Table E.1 Development Standards RESIDENTIAL USES NON-RESIDENTIAL USES DETACHED 70 ft. & wider lot DETACHED narrower than 70 ft. lot ATTACHED Townhome, Multifamily, Condo MIXED USE Impervious Cover (maximum) Lot Width (minimum) Front Setback (minimum) Required Front Build to Line, min. % Side Setback (minimum) Corner Setback (minimum) Rear Setback (minimum) Building Height (maximum) Lot Area (minimum) 55% 65% 70% 70% 70 ft. 40 ft. 20 ft ft.* / 20 ft. 15 ft.* / 20 ft. 0 ft. / 10 ft %/70%*** 6 ft. 5.5 ft. 0 ft.** 0 ft.** 10 ft. 10 ft. 10 ft. 0 ft. 10 ft. 10 ft. 10 ft. 0 ft 35 ft 35 ft 45 ft. 60 ft. 7,000 s.f. 4,000 s.f. 2,000 s.f. -- Units per structure (max.) Townhome: 8 Multi-family: 48 Condo: * If front loaded garage is located on the front of the building, the garage must be set back a minimum of 20 ft. from the lotline. Minimum setback requirements are intended for living areas of the home or front porches. ** Minimum 10 ft. between buildings ***15% of the combined building facades along Airport Road shall be located within 5 feet of the right of way line. If a landscape buffer is employed along Airport Road, the 5 feet shall be measured from the landscape buffer. For internal lots and blocks in the non-residential areas, 70% of the overall building facades shall be within 5 feet of the right of way line. Three Forks Ranch - Planned Unit Development Page 5 of 26

6 Detached Residential: 70 ft. and wider lot Detached Residential: Narrower than 70 ft. lot Three Forks Ranch - Planned Unit Development Page 6 of 26

7 Attached Residential: Townhome Attached Residential: Multi-family/Condo Three Forks Ranch - Planned Unit Development Page 7 of 26

8 Non-Residential F. Impervious Cover The Three Forks Ranch site is located over the Edwards Aquifer. Per the Georgetown Unified Development Code, Section 11.02, the impervious cover limit for land over the Aquifer is 50% with the potential for increases up to 65% with waiver criteria. The impervious cover maximum within the overall Three Forks Ranch community shall be 60%. The calculation of the impervious cover shall be measured as a whole based upon the entire property. Each subdivision plat and/or site plan shall contain an impervious cover table listing the cumulative tabulation of overall community impervious cover based upon the total gross acreage of the site. The following measures will be incorporated into the site design of the community to mitigate the impervious cover increase within the tract: Low impact site design measures such as, but not limited to, bio swales, grassed filter strips and bio retention facilities will be incorporated into the design. Per UDC Section , A, 1, an impervious cover waiver of 7% for Low Impact Site Design is allowed. Parking lot design configured to preserve existing trees within islands and parking lot medians and parking areas separated by planted or natural landscaping features. Per UDC Section , A, 2, a 5% impervious cover waiver is allowed if the development provides a parking lot design that breaks up the parking area into areas separated by planted or natural landscaping features. The plan will exceed the City of Georgetown landscaping minimum requirements by at least 30%. Per UDC Section , A, 4, an impervious cover waiver of 3% is allowed for Over Provision of Landscaping by 30%. Three Forks Ranch - Planned Unit Development Page 8 of 26

9 G. Parkland/Open Space Open space within Three Forks Ranch will create a network of trails and parkland that creates distinct neighborhoods and provides pedestrian walkways throughout the community. Per UDC Section , B, Formula for Calculating Area of Parkland, the acreage contributed for parkland shall be pro-rated in an amount equal to one acre for each 50 new dwelling units. Based on the above mentioned formula, and the PUD residential cap of 1,019 units, the Three Forks Ranch PUD is required to contribute a maximum of acres of parkland. As illustrated on Exhibit D, Open Space Summary, the Three Forks Ranch PUD Concept Plan illustrates approximately 113 acres of parkland/open space; a mix of floodplain, greenbelts, civic greens, open space, trail corridors, parks and water quality. For the purpose of calculating the total parkland requirements, the Three Forks community shall be viewed as a whole. For example, one plat may have less than the required parkland in that specific area if the parkland is provided in another location within the community. The parkland requirements shall be calculated and tracked cumulatively within a summary table on each plat for the purpose of verifying that the total parkland requirements have been satisfied. The conceptual Parks and Open Space Plan, Exhibit D, shall be referenced as a guide at the time of platting to ensure that the overall open space and trail network described in this PUD is maintained. Due to lot sizes with small yards and a variety of attached product types, civic greens will be dispersed throughout the community within walking distance of all residents to encourage interaction and recreation activity. These public spaces will vary in size and configuration based upon the ultimate site design and the potential adjacent residential density. In certain situations, these civic greens may contain less than the City preferred standard of three (3) acre minimum size and 200 of street frontage. If the applicant can prove that a reduction in these size standards would create a park area that is a benefit to the adjacent residences, the City shall consider accepting these areas as parkland credit. Also being contemplated within the Three Forks Community are community gardens and linear park trail corridors. If community gardens and linear parks are included within the open space network of the community, the open space shall be allowed as parkland credit. H. Pedestrian Circulation Pedestrian circulation will be a vital component of Three Forks Ranch. The community design will encourage an alternative mode of transportation within the mixed use development including strong links to residential components of the community. Exhibit E, Walking Distance Analysis, highlights the goal of establishing centrally located parks and mixed uses within close walking distances of all proposed residential. Three Forks Ranch - Planned Unit Development Page 9 of 26

10 In the Mixed Use areas, street front sidewalks will provide pedestrian connections along the front of buildings. The walkways will be connected to the residential walkway system in an organized and logical circulation pattern for easy access between the uses and to encourage pedestrian activity. Additionally, centralized pedestrian corridors and plazas will be created within the Mixed Use areas to create public gathering places and break up the mass of buildings and parking facilities. The design of plazas will be developed during the site planning process and will be reviewed with the City during the Site Plan Submittal stage. A minimum corridor of 30 will be dedicated to the City along Berry Creek for a future regional trail system to be built by the City. This corridor may be located over future utility easements to minimize disturbance within the floodplain. I. Roadway Design The Three Forks Ranch vehicular circulation pattern provides access to all parts of the project from Airport Road and Interstate 35. Additionally, the Concept Plan provides a roadway stub to the south which will ultimately connect to Interstate 35 and toll road 130. Due to the pedestrian oriented design and emphasis on an attractive streetscape, the roadway standards for Three Forks Ranch require deviations from the City of Georgetown standard roadways. Within the boundaries of Three Forks Ranch, the following alternative roadway sections and design standards shall apply. If not modified within this PUD, all other roadway standards shall be governed by the Georgetown UDC, Section 12.03, Streets. The roadway design classifications within Three Forks Ranch shall be generally in accordance with Exhibit F, Roadway Summary. A Road Improvement District will be created for Three Forks Ranch and shall include the following improvements: Airport Road expansion to a 4 lane arterial from Berry Creek Road to Lakeway Drive All internal collector level streets Details of the Road Improvement District will be included in a development agreement with the City and must also be approved by Williamson County. Construction of the complete Airport Road expansion will commence after 300 certificates of occupancy have been issued. If the traffic impact analysis (TIA) indicates a warrant for immediate minor improvements such as turn lanes, signals, etc., these improvements could occur prior to the complete expansion. Three Forks Ranch - Planned Unit Development Page 10 of 26

11 The following roadway alternatives are allowed within Three Forks Ranch: Street A: Street B: Street C: Street D: Street E: Street F: Street G: Street H: Four Lane Divided Collector with Parallel Parking Two Lane Divided Collector with Parallel Parking Two Lane Divided Collector with Angled Parking Two Lane Collector with Angled Parking Two Lane Collector with Parallel Parking Two Lane Local with Angled Parking Two Lane Local with Parallel Parking Alley Three Forks Ranch - Planned Unit Development Page 11 of 26

12 Street A: Four Lane Divided Collector with Parallel Parking Three Forks Ranch - Planned Unit Development Page 12 of 26

13 Street B: Two Lane Divided Collector with Parallel Parking Three Forks Ranch - Planned Unit Development Page 13 of 26

14 Street C: Two Lane Divided Collector with Angled Parking Three Forks Ranch - Planned Unit Development Page 14 of 26

15 Street D: Two Lane Collector with Angled Parking Three Forks Ranch - Planned Unit Development Page 15 of 26

16 Street E: Two Lane Collector with Parallel Parking Three Forks Ranch - Planned Unit Development Page 16 of 26

17 Street F: Two Lane Local with Angled Parking Three Forks Ranch - Planned Unit Development Page 17 of 26

18 Street G: Two Lane Local with Parallel Parking Three Forks Ranch - Planned Unit Development Page 18 of 26

19 Street H: Alley In addition to the alternative roadway sections within Three Forks Ranch, the following roadway standards shall apply: 1. Horizontal Curve In order to provide flexibility within the roadway design, Table I.1 outlines the minimum horizontal curve radius for each roadway classification. Table I.1 Minimum Horizontal Curve Roadway Classification Design Standard Horizontal Curve (minimum feet.) Design Speed (miles per hour) Street A Street B Street C Street D Street E Street F Street G Street H Landscape Islands The preservation of existing trees will be a significant consideration during the design and platting of the community. As a result, this PUD permits the preservation of existing trees and vegetation in medians which are located within the public right-of-ways and allows the planting of additional trees and vegetation in medians and public right-of-ways. Said landscape tracts may be platted as private lots deeded to the Developer or Owners Association. The Developer or Owners Association is responsible for landscape maintenance and irrigation within said landscape lots and right of way. The maintenance areas and responsibility will be determined at final plat. Landscape and irrigation plans for proposed improvements will be submitted for review and approval prior to Final Plat approval. The plans will be reviewed to ensure compliance with utility placement standards and sightline standards established in the UDC. Three Forks Ranch - Planned Unit Development Page 19 of 26

20 3. Driveways For detached residential lots, Georgetown UDC Section c.3 shall be modified as follows: On local streets, no driveway is permitted closer to a corner lot than 40. J. Parking Requirements The Three Forks Ranch is designed to encourage pedestrian activity and mixed use to reduce emphasis on vehicular trips per day. Due to the mix of higher density residential products in close proximity to retail and office, the internal demand for parking may be reduced. Additionally, with the incorporation of on street parking along the community roadway network, parking requirements can be distributed throughout the mixed use areas. The blend of office and retail uses within the compact area also provides the opportunity for shared parking arrangements. The following parking requirements shall apply within the Three Forks Ranch: On street parking within the public right of way as defined by the roadway sections within Section I of this PUD, may be included in the parking requirement calculations for a specific use within Three Forks Ranch. Table J.1 - Parking Requirements SPECIFIC USE GENERAL REQUIREMENT ADDITIONAL REQUIREMENT MIXED USE Eating Establishments 1 per 125 s.f. of Seating Area including outdoor seating area Office 1 per 350 s.f. of GFA Medical Office 1 per 350 s.f. of GFA Retail Sales and Service (Shopping Centers larger than 100,000 s.f.) 1 per 300 s.f. of net retail floor area 1 additional per 500 s.f. FA over 20, 000 s.f. Retail Sales and Services (All other Retail Sales and Services) (GFA - Gross Floor Area) (FA - Floor Area (Net)) 1 per 350 s.f. FA for first 20,000 s.f. net retail floor area 1 additional per 500 s.f. FA over 20, 000 s.f. Three Forks Ranch - Planned Unit Development Page 20 of 26

21 K. Architectural Criteria Once the design of the non-residential components of the development is refined and finalized, a comprehensive architectural theme will be developed which will specify the architectural style, materials and colors. In order to convey the architectural theme, items such as architectural elevations, material sample boards and color samples may be submitted to the City for review at the time of Site Plan Submittal. In order to maintain a comprehensive and complementary architectural style throughout Three Forks Ranch, the Developer will establish a community Design Review Committee (DRC) composed of an Architect, Landscape Architect and a representative of the Developer. The approval of the DRC does not take the place of any and all required submittals to the city, county or other governmental agency as necessary to receive regulatory approvals. Additionally, to emphasize the overall community theme of automobile trip reduction and environmentally responsible design, all buildings within the community are required to be LEED Certified. L. Signage The control and placement of all signs is especially important to the aesthetic harmony of Three Forks Ranch. A critical component of a cohesive community is the sense of place and identity. The Three Forks Ranch community signage is intended to accentuate the features of the existing historic ruins on the property. Water may also be incorporated into the primary subdivision signage to symbolize three river forks combining into one body of water, which is the basis of the land owner s origination of the name Three Forks. All sign types within Three Forks Ranch shall employ the use of common forms, materials and colors to emphasize a cohesive appearance. Exhibits H, I, and J have been included with this PUD to illustrate the conceptual theme for the overall family of signage. In compliance with UDC Section , Master Sign Plan, a sign plan has been developed as a component of the Three Forks Ranch PUD. Exhibit G, Master Signage Plan identifies the primary sign components of Three Forks Ranch. Approval of this PUD is intended to permit the number and locations for the primary intersections and entrances to the community as indicated on Exhibit G and allow a consistent signage package for those locations as illustrated on Exhibits H, I and J. Approval of the Three Forks Ranch PUD shall permit signage at the indicated locations on Exhibit G, but shall not be interpreted as approval of a sign permit. Each proposed sign within this PUD must be submitted to the inspection department for review and permit. Three Forks Ranch - Planned Unit Development Page 21 of 26

22 Due to the complexity of Three Forks Ranch as a multi use, complex project, not all uses have been defined or specifically sited within the community. Thus, every potential internal sign type and location has not been indicated on Exhibit G. As individual lots or blocks are platted within Three Forks, the signage areas, sizes and quantities for those lots shall be governed by the UDC Section 10, unless modified within this PUD. 1. Boundary Marker The Boundary Marker, as illustrated in Exhibit G, identifies Three Forks Ranch as one drives north along Airport Road. The feature is intended to be an architectural feature with the community logo to create a sense of arrival and identify the boundary for the Three Forks Ranch. 2. Free Standing Monument Signs Up to five (5) freestanding monument signs are allowed at the intersections of the internal community roads and Airport Road, as indicated on Exhibit G. The signs will identify the secondary access points to the community (see Exhibit I). Individual non-residential lots within Three Forks Ranch may request additional free standing monument signs. Any additional free standing signs must comply with the sign design and quantity standards described in UDC Section Multi-Tenant Signs Multi Tenant Signs shall be allowed per Section Exhibit J illustrates the design theme and intent for the multi tenant signage. The location of each of sign must receive the approval of the City prior to construction. 4. Subdivision Entry Signs Three (3) freestanding, monument signs are proposed at the primary community entrances from major arterials per UDC Section O.1. One subdivision sign is proposed along Airport Road, one on the southern boundary of the property and one on the eastern boundary. The size and form of such signs will generally comply with the conceptual sign design established in Exhibit H. 5. Neighborhood Entry Signs Up to four (4) freestanding, monument signs along the collector roads to create identification for the various neighborhoods within Three Forks Ranch. The Neighborhood Entry Signs will be smaller in scale while remaining consistent with the theme of the overall sign program. Three Forks Ranch - Planned Unit Development Page 22 of 26

23 M. Miscellaneous Provisions Counterparts. This Agreement may be executed in any number of counterparts, any one and all of which shall constitute the Agreement of the parties and each of which shall be deemed an original. Amendment. This Agreement may be canceled, changed, modified or amended, in whole or in part, only by the written and recorded agreement by the City and the then current owner of the Property. In the event that the Property shall be owned by more than one owner, then this Agreement may be cancelled, changed, modified or amended, in whole or in part, only by the written and recorded agreement by the City and the owners of sixty (60%) of the land area of the Property; provided, however, that so long as Developer or its Designated Successors and Assigns has at least a ten percent (10%) ownership interest in the Development Areas, it shall be required to join in any cancellation, change, amendment or modification of this Agreement. Section and Paragraph Headings. The section and paragraph headings herein contained are for the purposes of identification only and shall not be considered in construing this Agreement. Governing Law. This Agreement shall be interpreted in accordance with the laws of the State of Texas, both substantive and remedial. Entire Agreement. This Agreement sets forth the entire agreement between City and Developer relating to the Property and all subject matter herein, and supersedes all prior and contemporaneous negotiations, understandings, and agreements, written or oral, between the parties. Successors and Assigns. This Agreement shall inure to the benefit of and be binding upon the permitted successors and assigns, heirs, and legal representatives of the parties hereto. Construction of Agreement. All of the parties to this Agreement have participated freely in the negotiation and preparation hereof; accordingly, this Agreement shall not be more strictly construed against any one of the parties hereto. Gender. As used in this Agreement, the masculine shall include the feminine and neuter, the singular shall include the plural and the plural shall include the singular as the context may require. Venue. Venue shall be Williamson County, Texas. Severability. The provisions of this Agreement are severable. If a court of competent jurisdiction finds that any provision of this Agreement is unenforceable, the remaining provisions of this Agreement will remain in effect without the unenforceable parts. Three Forks Ranch - Planned Unit Development Page 23 of 26

24 Exhibits. All exhibits described herein and attached hereto are fully incorporated into this Agreement by this reference for all purposes. Waiver. The failure of any party to exercise any right given hereunder or to insist upon strict compliance with any term, condition or covenant specified herein shall not constitute a waiver of such party s right to exercise such right or to demand strict compliance with any such term, condition or covenant under this Agreement. Assignment. This Contract may be assigned by Developer to any other person, individual, entity, or otherwise, related or non-related to Developer, without notice to or consent of City and, upon such assignment, Developer shall be relieved of any further duties or obligations hereunder. This Contract shall inure to the benefit of and be binding on the parties hereto, the Developer and City, their respective heirs, legal representatives, successors, and assigns. Force Majeure. City and Developer agree that the obligations of each party shall be subject to force majeure events such as unavailability of materials, labor shortages, natural calamity, fire, or strike. Cooperation. The parties shall cooperate with each other as reasonable and necessary to carry out the intent of this Agreement, including but not limited to the execution of such further documents as may be reasonably required. Authority. The signatories to this Agreement represent and warrant that they have the authority to execute this Agreement on behalf of the City and Developer. Government Approvals. The City agrees to cooperate with Developer regarding any waivers, permits, or approvals Developer may need or desire from Williamson County, Texas Department of Transportation, Texas Commission on Environmental Quality, or any other governmental authority in order to develop the PUD in accordance herewith. Notices. Any notice or other communication to be given or served upon any party hereto in connection with this Contract must be in writing, and delivered (i) in person, (ii) by facsimile (with the original and a copy of the facsimile confirmation following in the United States mail), (iii) by overnight delivery service (including FedEx), or (iv) by certified mail, return receipt requested. If such notice is given in person or by facsimile transmission, such notice will be deemed to have been given when received or transmitted. If such notice is given by overnight delivery service (including FedEx), such notice will be deemed received the day following delivery to the delivery service of such notice. If such notice is given by certified mail, return receipt requested, such notice will be deemed received three (3) days after a certified letter containing such notice, properly addressed with postage prepaid, is deposited in the United States mail. Notice will go to the parties at the following addresses: Three Forks Ranch - Planned Unit Development Page 24 of 26

25 If to City: Attention: Tel. Fax With a copy to: Attention: Tel. Fax If to Developer: Tel. Fax Three Forks Ranch - Planned Unit Development Page 25 of 26

26 Exhibit B Field Notes Three Forks Ranch - Planned Unit Development Page 26 of 26

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