7. Building setback lines are labeled above as per the Patton Township Ordinances as they relate to the Toftrees Planned Community.

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1 P:\lddtproj\e0\0\0-0 MP\Design\design files\0-pte-m PLN-EVISED-MD---.dwg, //0 ::0 PM, : TOFTEES M PLN. Planning Purpose: The TOFTEES PLNNED COMMUNITY M PLN UPDTES upon acceptance and approval by the Township will revise and replace the Master Plan of Toftrees. The secondary purpose of this plan set is to depict the detail of the lots/parcels and uses planned and intended for the Toftrees Planned Community as detailed on this TOFTEES PLNNED COMMUNITY M PLN UPDTES. cceptance of the TOFTEES PLNNED COMMUNITY M PLN UPDTES will: evise the minimum and maximum unit densities for the Tracts and Development Communities. anges shall be provided which describe intended build-out allowances intended. evised and/or establish the planned and the permitted uses for the entire Toftrees Planned Community lands. Establish dedicated open space and stormwater management areas to be offered and intended upon full build-out of the Toftrees Planned Community. Establish an engineered and appropriately zoned and developed tract of land(s) that graphically depicts the development plan for the Toftrees Planned Community. Will graphically depict and label the overall densities for Commercial/retail/Office & esidential Densities intended; specific to the Town Center designated in the Plans as MX- and as graphically bound surrounding the Neighborhood. The Developer reserves the right to amend the improvement locations(s), sizes, unit counts and similar; shown on this plan prior to individual area Land Development Final Plan approval. Items such as housing or commercial market, consumer and community needs, and similar may cause scope or rank of use in the future as certain portions of the plan are being considered for Development. Developer acknowledges that the re-allocation of densities varying from the ranges as shown in this Plan Update may require a Master Plan Update review from Patton Township. The roadway, utilities and mass grading have been engineered in a manner to define the roadway locations, and to best value engineer the properties. Supplemental detail of these facilities has been provided Patton Township for their information. The proposed users, uses, percentages of area notations, etc. as listed in the same plan TBLES is based upon the Developer's current plan strategy as it relates to the Toftrees Planned Community and conforms to the Township Ordinances based upon the product currently developed and planned for future development. The uses and counts and areas as shown shall be considered to be within % of those listed (on average); but shall never exceed or be developed without conformity to the Township Ordinances. Developer acknowledges that the re-allocation of densities varying from the ranges as shown in this Plan Update will require a Master Plan Update review from Patton Township.t the time of submission of a Land Development Plan for any portion of the Town Center, the Developer shall submit detailed plans and renderings that provide specific graphic representation of building treatments and materials for that phase. These details will be used to establish the overall architectural character of the entire Town Center development in accordance with Chapter -.B.(). "Open Space" shall consist of a mix of ecreational Facilities, Natural Space, "Green Space" (lawn, vegetation & multi-purpose areas), plus stormwater. Final selection of specific recreational facilities will be agreed upon need, market & regional planning to the benefit of the Developer and occupants of that areas community at the time of development.. General Site Information a. Total Existing Site(s) Size*:, acres,,0, Sq. Ft. *Note: the Boundary area of the Toftrees Planned Community consists of all properties that are located to the boundary west of Fox Hollow oad, southward to the Village at Penn State residential users and State oute / I-, as far west as Curve Hill oad and to the surrounding Julian residential communities. The total acreage includes the Toftrees esort and the Golf Club. The boundary of the property and the area as listed has been obtained from surveys by PennTerra Engineering, Inc. and other surveying professionals, deeds and plans of record at the Centre County ecorder of Deeds and other sources interpreted by the professional engineering & surveying community to establish the appropriate boundaries and area. b. Zoning: Toftrees Planned Community with some portions of the site additionally being part of the I- Corridor Overlay District (those lands within 0' of the State ight-of-way). c. Existing Use: Village at Penn State, Pinnacle, the Cricklewood Developments, the View partments at State College, the Toftrees Golf Club, and vacant lands westward of the Toftrees Golf Course. d. Planned Use: Toftrees Planned Community- Town Center and surrounding development. e. Proposed Use: s permitted under the Toftrees Planned Community. Village at Penn State, Pinnacle, the Cricklewood Developments, The View partments at State College, The State College Town Center and similar support residential and commercial development of the Toftrees Planned Community. ll remaining other Toftrees West Neighborhoods shall meet or exceed the remaining Master Plan Density, Usage, etc. as listed hereafter. f. Master Plan: The Master Plan (Updates) is submitted to be approved by Patton Township. NOTE:See the detail displayed on the TOFTEES PLNNED COMMUNITY M PLN UPDTES for final neighborhood and community density, land use, impervious coverage, building heights, and open space requirements as planned and as detailed on the data summary and usage charts hereon. ) Density: The total number of dwelling units in Toftrees shall not exceed,0 units. ) Land Use: Use esidential Minimum % equired Large Lot single-family 0% Medium Lot single-family 0% (0% combined) Small Lot single-family or Medium Density multi-family % High-density multifamily & Mixed-use % Non-residential Mixed use % Open Space 0% Town Center shall be Specifically Delineated Construction for nonresidential uses in the Town Center area shall conform to the following: ) Impervious Coverage: Number of Units Constructed % of Nonresidential,00 0%,00 0%,00 0% creage in Town Center,00 00% esidential Use Coverage Building Impervious Less than units per net acre % %.0- units per net acre 0% 0%.0- units per net acre none 0% Greater than.0 units per net acre none % Mixed Use Outside Town Center % 0% Town Center* None None Nonresidential Outside Town Center 0% 0% Parkland % % Open Space % 0% OW Outside Town Center N/ % Other % 0% (* The Town Center Neighborhoods include the Neighborhoods/Communities MX-, N-, -, -, -, -0, & -. ) ) Building Heights: esidential Use Building Height (feet) Less than units per net acre.0- units per net acre.0- units per net acre Greater than.0 units per net acre 0 Nonresidential or Mixed Use in Town Center* 0 Nonresidential or Mixed Use Outside Town Center 0 Parkland 0 Open Space 0 OW Outside Town Center N/ Other 0 (* The Town Center Neighborhoods include the Neighborhoods/Communities MX-, N-, -, -, -, -0 & - ). ) Setbacks: Structures of Master Plan Boundaries to Public ight-of-way = 00' Parking reas of Master Plan Boundaries to Public ight-of-way = 0' Structures of Master Plan Boundaries Not to Public ight-of-way = ' Parking reas of Master Plan Boundaries Not to Public OW = ' Minimum Setback to Interior Streets of Master Plan Development = None Minimum Setback to Internal Lot Lines of Master Plan Development = None ) Open Space equirements: a) Minimum of 0% of the gross land area shall be Parkland or Common Open Space. b) Minimum of 0% of the Open Space shall remain as Natural rea. c) Permitted Uses of Open Space: USE Maximum Permitted Use Golf Course % Parkland % Stormwater Management Facilities 0%. For dditional Information refer to the following plans: a. Toftrees Master Plan, prepared by Miller, Detuerk & ssociates approved May, b. Patton Township Zoning Ordinance, Chapter, rticle D. c. Land Disposition and Subdivision Map of a Portion Lands of Federated Home & Mortgage Co., Inc.: by Sweetland Engineering & ssociates, Inc., dated March, and recorded in the Centre County courthouse in Plat Book, Page, on October,. d. Toftrees Planned Community Master Plan mendment, The Penn State, Phase Two, Master Plan by PennTerra Engineering, Inc. dated ugust, 00 and recorded at the Centre County ecorder's Office in Plat Book Page 0 on May 0, 00. e. "Toftrees Planned Community Master Plan mendment, The Penn State, Tracts, B & B," by PennTerra Engineering, Inc. dated October, 00 and recorded at the Centre County ecorder of Deeds Office in Plat Book Page on July, 00. f. Preliminary-Final Water Tank Site Subdivision and ' Wide Easement Plan, as recorded by Sweetland Engineering & ssociates, Inc. on December 0,, in Centre County Plat Book, pages -. g. Toftrees esort and Golf Course, Perimeter Survey of Tax Parcels -- and -- by PennTerra Engineering, Inc., dated December, 00. h. "Preliminary/Final Subdivision Plan of Tax Parcel --0" by PennTerra Engineering, Inc. dated January, 00 and recorded at the Centre County ecorder of Deeds Office in Plat Book Pages & on June, 00. i. "Preliminary/Final Subdivision Plan, Phases, & " by PennTerra Engineering, Inc. dated January, 00 and recorded at the Centre County ecorder of Deeds Office in Plat Book Page on July, 00. j. "LT/CSM Land Title Survey, Tract B, Portion of Tax Parcel --0 " by PennTerra Engineering, Inc. dated March, 0. k. "Tract B, Final Subdivision Plan," by PennTerra Engineering, Inc. dated pril, 0 and recorded at the Centre County ecorder of Deeds Office in Plat Book Page 0 on ugust, 0. l. efer to the multiple plan books recorded at the Centre County Courthouse as listed in the table titled "Toftrees East esidential Development" on Sheet of of this Master Plan Set. m. Plat Book, Page - TOFTEES PLNNED COMMUNITY- TCTS, B, ND C - M PLN MENDMENT- THE VILLGE T PENN TE. Note that the details of the Patton Township Board of Supervisor s approved July 00 plans shall be incorporated and made part of this TOFTEES PLNNED COMMUNITY M PLN UPDTES.. Proposed Lot Information: ll development set forth shall conform to the Toftress Planned Community site use as adopted by Patton Township and as planned for the TOFTEES PLNNED COMMUNITY M PLN UPDTES for final neighborhood and community density, land use, impervious coverage, building heights, and open space requirements as planned.. Contours of this plan were generated from field survey by PennTerra Engineering, Inc.; an aerial survey obtained in the Spring of 00 by Land & Mapping Services and is based upon USGS Datum. efer to above (*) note for additional detail regarding the boundary and area tracts.. The 00-year flood elevation and flood hazard boundaries have been determined for the portion of an unnamed tributary to Buffalo un located on the subject property according to the Federal Emergency Management gency (FEM) flood insurance rate mapping for Community Panel No. 0 B and as determined from LOM acknowledgement of the FEM in 00, as prepared by PennTerra Engineering, Inc.. There are no jurisdictional wetlands located on the site according to National Wetlands Inventory mapping of Julian, P and as field audited by PennTerra Engineering, Inc. in the fall of 00.. Building setback lines are labeled above as per the Patton Township Ordinances as they relate to the Toftrees Planned Community.. Utilities: CT Utility Information ll utility locations should be verified prior to any construction, utility information and locations should be considered approximate. Contractor shall notify P One Call prior to any excavation. a. Electric: West Penn Power Company, 00 E. College ve., State College, P 0 - Phone: -- b. Telephone: Verizon-P., Facility Management Center, S. llen Street, State College, P 0 - Phone: -- c. TV Cable: Comcast, Benner Pike, State College, P 0 - Phone: --00 d. Gas: Columbia Gas, 0 Carolean Drive, State College, P 0 - Phone: --0 e. Sanitary Sewer: University rea Joint uthority, Spring Valley oad, State College, P 0 - Phone: -- f. Water: State College Borough Water uthority - 0 West Branch oad, State College, P 0 - Phone: -- g. Storm Sewer: Patton Township - 00 Patton Plaza, State College, P 0 - Phone: --. The proposed road alignments, vehicle access points, walkways, utilities, site grading, detention basins, road profiles and residential units shown on this plan are for illustrative purposes only, and are not intended to depict final plan location. The developer reserves the right to amend the improvement locations(s) shown on this plan prior to Final Plan approval. Please refer to the TOFTEES WE- TOFTEES PLNNED COMMUNITY M PLN MENDMENT for detail and preliminary utility and grading design for the western area. t the time of submission of a Land Development Plan for any portion of the Town Center, the Developer shall submit detailed plans and renderings that provide specific graphic representation of building treatments and materials for that phase. These details will be used to establish the overall architectural character of the entire Town Center development in accordance with Chapter -.B.(). 0. With the approval of this revised M PLN UPDTES, the original Master Plan for Sections depicted on that plan of Toftrees shall be null and void.. Preliminary and Final Plan will be submitted for each Phase of the revised M PLN UPDTES and be subject to individual review and Township acceptance. Planned "Phasing" will be presented with future land development plan submissions.. The owners of all units within this M PLN UPDTES will have access to the community centers and pools, and all amenities attached-by-right of that community/neighborhood; subject to all regulations of the appropriate amenities. The amenities of the Toftrees Country Club and Lodge, The Village at Penn State, the acre The View partments at State College, and The Station are private to only members or residents of these communities. These four areas are exempt from the immediately before statement. The areas designated for Parkland for the Toftrees West are designated on the TOFTEES WE- TOFTEES PLNNED COMMUNITY M PLN MENDMENT. Provided on that plan are the intended, preliminary locations of the parks, considering the concept planning for each Neighborhood. The area ranges (i.e.,. -.0 acres, for example) represent the area range planned for each park within that Neighborhood. Final size and location of the parks will be a function of each Final Land Development submission to Patton Township.. Buffer Yards are required around the lots that border the FEM floodway and along the I- Corridor.. Future school sites within the TOFTEES M PLN UPDTES shall be accepted; first, by the State College School District School Board for sighting, pattern, extent of development and anticipated population at/for the School.. Sidewalks and walking trails shall be developed throughout to promote pedestrian usage in and around the Toftrees area.. Lots and development areas, not already constructed or provided final Township approval for construction are shown for illustrative and informational purposes, ONLY. The Developer reserves the right to make future changes and submissions based upon the Township Ordinances and Codes in-place at that time.. The Developer(s) shall obtain outside approvals as necessary from parties such as the Pennsylvania Department of Environmental Protection, the Federal Highway Commission, local utility uthorities, and similar as appropriate.. Stormwater Management will be prepared and performed under the (then) current Township Stormwater Management Plan.. Traffic Studies, approvals and Highway Occupancy or Township Driveway Permits as appropriate will be obtained for roadway improvements as necessary. 0. The ails-to-trails depicted on the Master Plan Update are lands that are intended to be dedicated by the Developer to a designated preservation party whom may develop the former rail bed to a walkway and/or bikeway trail. However, in all cases for the entirety of the lands, Patton Township shall require that the lands immediately abutting lands to be developed shall have the walkway and/or bikeway improved. The trail improvement shall be a condition of the approval of the future Land Development plans. The trail shall be improved with a twelve inch stone placement as detailed in the General Details. Upon construction, that portion of the improved trail will be dedicated to Patton Township for ownership and maintenance responsibilities for perpetuity of the trail.. Per the 0 Patton Township Manager prepared Waddle oad Interchange Funding nalysis, the development types and the associated contribution amounts are as follows. Type of Development Measurement Unit Contribution per unit Single Family Detached per unit $0. Townhomes/Condo per unit $. partments per unit $0. Hotel Per PM PH Trip $. Commercial per 000 sq. ft. $,. Office per 000 sq. ft. $. Note: Beginning December, 0 the above contribution amounts per unit shall increase annually by.%. The annual increase shall continue until January, 0. fter this date the annual increase shall be equal to the current rate of the outstanding balance at that time.. The existing multi-family residential development in the Toftrees East Development shall be allowed to be re-developed up to a maximum density of Units/cre.

2 TOFTEES WE M PLN PSIBLE USE/CONUCTION SCHEDULE Below are assigned & projected anticipated dates for each phase of the Toftrees West development. Please understand that the market for residential development, commercial expansion and other developer considerations such as the traffic and Interstate-/S /Mount Nittany Expressway-Waddle oad development, will control the actual time schedule for this Project. Please use the time schedule for general considerations and purposes, only. TBLE TOFTEES PLNNED COMMUNITY & TOFTEES M PLN (WE) USE DEMND. State College Town Center is planned to be built in two Phases, in a six-year to fifteen-year production Initialperiod. the initial Phase Town Center which consist of up to 00,000 s.f. of business/retail space. CICKLEWOOD. Initial residential development areas are projected to be neighborhoods -, - & - in the first years. Phase will likely be - & DIVE - due to their proximity to the main roadway into the development. OPEN SPCE.0 CS. Commercial Product is intermixed throughout the 0 year projected schedule; approximately at every third-period (eight to ten years). -. CES OPEN SPCE NOTTIONS: -. CES - Parkland reas - Probable menities (efer to the Tables for Description) - Natural reas - &. CES, & & 0 N-. CES CES.0 CES. CES - -. CES MX-. CES -. CES,, & -0. CES N-. CES - N-.0 CES P:\lddtproj\e0\0\0-0 MP\Design\design files\0-pte-m PLN-EVISED-MD---.dwg, //0 :: PM, :.0 CS. CES. CES -. CES,, & -. CES TOFTEES WE PLNNED COMMUNITY M PLN MENDMENT PTTON TOWNSHIP CENTE COUNTY PENNSYLVNI WE SIDE PHSING & SCHEDULE SHEET N-.0 CES 0-0 DECEMB, 00 "= 00'

3 OPEN SPCE NOTTIONS: - Parkland reas - Probable menities (efer to the Tables for Description) - Natural reas The existing multi-family residential development in the Toftrees East Development shall be allowed to be re-developed up to a maximum density of Units/cre. The column "Design Units" in the Toftrees West esidential Development Table are for illustrative purposes only and does not guarantee that this area can achieve the development number. The only density guarantee is the overall density for the entire Toftrees Planned Community.. CS.0 CS CICKLEWOOD DIVE OPEN SPCE.0 CS -. CES Y TOFTEES -. CES Y FOX HOLLOW OD OPEN SPCE E Y D PLNNED COMMUNITY 0 0 Y - TE O Concrete Vault T - PTTON TOWNSHIP CENTE COUNTY PENNSYLVNI E T.0 CES -. CES 0. CES M PLN. CES MX-. CES,, & -0. CES N- - Y. CES 0 - &.0 CES, & - D Y ' NG TI Y IS T NT EX NI ME S SE E P:\lddtproj\e0\0\0-0 MP\Design\design files\0-pte-m PLN-EVISED-MD---.dwg, //0 ::0 PM, : T & -. CES T M PLN MENDMENT.0 CS. CES T 0' BIK N- EPT H. CES - N-.0 CES. CES -. CES,, & -. CES N-.0 CES 0-0 DECEMB, 00 "= 00'

4 OPEN SPCE NOTTIONS:. This plan graphically depicts areas generally intended to be 'OPEN SPCE'. The OPEN SPCE (identified by ) are areas that include non-developed areas, parkland & park areas, natural areas, stormwater & BMP (Best Management Practices) & related water quality areas & similar. The identified on this plan are made-up of all or some of Open Space, Natural reas & Stormwater facilities. The value of each as identified on this sheet are labeled in determining the NET reas of each Toftrees Neighborhood. The value of these comprise the above data along with public right-of-way and roadways subtracted from each Neighborhood to obtain the value of the NET rea of the Neighborhoods. - Parkland reas - Probable menities (efer to the Tables for Description) - Natural reas T THE TIME OF SUBMISSION OF LND DEVELOPMENT PLN F NY NEIGHBHOOD or PCEL ID, THE DEVELOP SHLL SUBMIT DETILED PLNS THT POVIDE SPECIFIC DETILS OF OPEN SPCE, PKLND, MENITIES, ND NTUL ES. ECH DEVELOPMENT HENCEFTH WILL POVIDE N UPDTE TO THE BOVE TBLE.. "Open Space" shall consist of a mix of ecreational Facilities, Natural Space, "Green Space"plus stormwater. Final selection of specific recreational facilities will be selected by the Developer at the time of development. CICKLEWOOD DIVE OPEN SPCE -. CES.0 CS -. CES - &. CES, & & 0 N-. CES CES.0 CES. CES - -. CES P:\lddtproj\e0\0\0-0 MP\Design\design files\0-pte-m PLN-EVISED-MD---.dwg, //0 :: PM, : PLNNED COMMUNITY MX-. CES -. CES,, & -0. CES TOFTEES WE.0 CS. CES N-. CES - N-.0 CES. CES M PLN MENDMENT PTTON TOWNSHIP CENTE COUNTY PENNSYLVNI M PLN WE -. CES,, & -. CES N-.0 CES 0-0 Notes:. reas shown are "Gross reas." "Net reas" are areas of neighborhoods subtracting open space, parkland, natural areas, roadways & similar "Public-Type" areas. efer to above table for detailed areas of projected areas. efer to "Illustrative Plan" for additional data.. refers to gross area subtracted from each neighborhood. See "Toftrees esidential Development Tables" on sheet of. DECEMB, 00 "= 00'

5 Notes:. reas shown are "Gross reas. "Net reas" are areas of neighborhoods subtracting open space, parkland, natural areas, roadways & similar "Public-Type" areas. efer to above table for detailed areas of projected areas. efer to "Illustrative Plan" for additional data.. refers to gross area subtracted from each neighborhood. See "Toftrees esidential Development Tables" on sheet of. OPEN SPCE NOTTIONS: - Parkland reas - Probable menities (efer to the Tables for Description) - Natural reas. This plan graphically depicts areas generally intended to be 'OPEN SPCE'. The OPEN SPCE (identified by ) are areas that include non-developed areas, parkland & park areas, natural areas, stormwater & BMP (Best Management Practices) & related water quality areas & similar. The identified on this plan are made-up of all or some of Open Space, Natural reas & Stormwater facilities. The value of each as identified on this sheet are labeled in determining the NET reas of each Toftrees Neighborhood. The value of these comprise the above data along with public right-of-way and roadways subtracted from each Neighborhood to obtain the value of the NET rea of the Neighborhoods... CS "Open Space" shall consist of a mix of ecreational Facilities, Natural Space, "Green Space"plus stormwater. Final selection of specific recreational facilities will be selected by the Developer at the time of development. The existing multi-family residential development in the Toftrees East Development shall be allowed to be re-developed up to a maximum density of Units/cre. FOX HOLLOW OD OPEN SPCE.0 CS CICKLEWOOD DIVE OPEN SPCE Y.0 CS Y E Y 0 W T M T D Y Y 0 0 Y TE W M O T W M O Concrete Vault T TOFTEES E PLNNED COMMUNITY M PLN MENDMENT.0 CS T P:\lddtproj\e0\0\0-0 MP\Design\design files\0-pte-m PLN-EVISED-MD---.dwg, //0 :: PM, : 0' BI N-. CES KEP TH PTTON TOWNSHIP CENTE COUNTY PENNSYLVNI M PLN E 0-0 DECEMB, 00 "= 00'