Town Of Carbondale 511 Colorado Avenue Carbondale, CO 81623

Date: 10/18/11

SUMMARY: Village at Crystal River Planned Unit Development, Amendment to the Zone District Map and Community Impact Assessment ATTACHMENTS: Zone Area Map PUD Development Site Plan Street Location Map Pedestrian/Trails Exhibit Highway 133 Improvements Exhibit Highway 133 Improvements Exhibit (left turn lanes for Industry) The purpose of this summary is to provide the public a list of key points which are included in the Development Agreement, PUD Zone Text and Architectural Guidelines. Please note that this summary does not include all of the conditions in the draft agreement documents. Those documents should be reviewed in order to fully understand the draft conditions.

Property: 24 acre site on the northwest corner of Highway 133 and Main Street Current Zone District Commercial/Retail/Wholesale and Planned Community Commercial Proposal: Zone (1) the northern portion Commercial/Mixed Use PUD Zone (2) the area to the south of Zone (1) Residential PUD Zone (3) the area along Main Street Residential and Live/Work PUD General Description: Approximately 125,000 sq. ft. of commercial/retail density o 58,000 sq. ft. grocery store o 4,000 sq. ft. bank building o Restaurant with a drive through o Gas station 15,000 sq. ft. of office space 164 residential units (maximum number) o 24 employee units o 104 condominium units o 24 townhouse o 12 live/work units. Summary of Uses (not all inclusive review zoning for entire list): Areas 1, 2, 3, 4, 5 and 6B Grocery Store, Restaurants, Commercial Retail Sales Establishments (with the exception of art

galleries, studios, movie theaters, and Farmers Markets), Hospital, Hotel, Medical Clinic, Multifamily Dwelling Units, Office and Service Commercial Businesses, Employee Housing Units, Bank, Gas Station Area 6A Commercial Retail, Non-Retail Establishments, Day Care, Hospital, Hotel, Medical Clinic, Restaurants, Offices, Senior Care Facility, Service Commercial Business, School, Light Manufacturing Area 7 Multifamily Family Residential, Limited Retail Sales (not to exceed 400 sq. ft.), Home Occupations, Non-retail, and Retail Sales Establishments (with the exception of art galleries, studios, movie theaters, and Farmers Markets), Day Care, Service Commercial Businesses Areas 8 and 9 Multifamily Residential Dwelling Units, Day Care, and Live/Work Units o Live/Work Units may include*: professional office Boutique Retail (max. 500 sq. ft.) Live/Work Studio Medical Clinic. Other Points in PUD Zone District: Minimum retail commercial square footage is 100,000 within Areas 1, 2A, 3A, 3B, 4, 5, 6A and 6B Maximum size of grocery store is limited to 60,000 sq. ft. Maximum building footprint is 30,000 sq. ft. o The grocery store is an exception Maximum building size is 60,000 sq. ft. 25% of land must be Private Common Open Space o In addition to the public park dedication Building Heights: Zone Areas 1, 2, and 3 32 ft. Zone Areas 4, 5, 6A, 6B and 7 (residential) 38 ft. Zone Areas 4, 5, 6A, 6B and 7 (commercial and mixed use) 42 ft. Zone Areas 8 and 9 38 ft. Drive through pickup windows may not face Highway 133 unless screened with walls and/or landscape Sustainability: Entire development be constructed to LEED neighborhood development (not certified) Grocery store to be built to Energy Star Certified and LEED (not certified) Remaining commercial structures in Phase 1 shall meet 90% of LEED All structures in Phases 2-6 shall be constructed to LEED New Construction Silver (not certified) Fifty percent of windows shall be south facing with the exception of employee units Bike racks Parking for alternative fuel vehicles Community garden. Development Agreement Key Points:

Phase 1 completed within three years o Possible one year extension o Includes completion of the grocery store in Area 4 Highway 133 Improvement must be completed with Phase 1. Improvements include: o Roundabout at Nieslanik Avenue o Pedestrian crossings o Median strips o RFTA bus stop o Bike/pedestrian trail along Highway 133 from Main Street to Dolores Avenue All highway improvements would be approved during the Phase 1 preliminary and final plat review by the Planning Commission and Board of Trustees (public hearings) 1% PIF would be collected on retail sales o Revenue from the PIF could only be used toward the highway improvements o Those improvements include the roundabout, pedestrian crossings, median strips, the RFTA bus stop and the pedestrian trail from Main Street to Dolores Avenue PIF would generate around $2.3-2.4 million Highway improvements would cost approximately $2.4 million Public Hearing required for approval of a Metro District to collect the PIF District would include properties zoned and developed for commercial use o Includes property tax of 4 mils - commercial properties only o District must be dissolved after bond repayment The mil levy and PIF is no longer collected Approximately 23 years All water rights needed to serve the consumptive needs of the development must be dedicated to the Town. o If water rights are not deeded, the Developer would be required to pay fees in lieu of water rights Road B will not be built as part of Phase 1 o Required to be constructed six years after PUD zoning approval Developer proposes a waiver from undergrounding Holy Cross Overhead Power Line o Line runs north/south o Distribution line that serves the Crystal River Valley south of Carbondale o Does not serve this development 1% RETA would be collected by the Town at the time of second sale of residential units for use by the Town Developer must obtain an agreement from the Rockford Ditch Company to reroute the Rockford Ditch prior to approval of any subdivision plat involving relocation of the ditch

Community (Affordable) Housing shall consist of the following: 8 rentals at 80% AMI 9 rentals at 80-100% AMI 8 rentals at 80-120% AMI 1 for sale unit at 120% AMI 8 for sale units at 150% AMI If employee rentals are reduced, balance of required AMI units shall be provided (total of 33 AMI units) AMI deed restrictions shall address possible transition of rental units to sale units Public Parks:

If PUD includes full built-out of 140 units (not including employee units), a public park dedication of 47,469 sq. ft. would be required o Because the number of residential units is uncertain, a park trigger schedule has been developed Trigger 1 - 1st Unit o 10,000 sq. ft. park easement (5,000 sq. ft. community garden and a 5,000 sq. ft. playground) Trigger 2 46th Unit o 20,000 sq. ft. of parkland dedicated to the Town with a 5,000 sq. community ft. garden o Park improvements would be required. Trigger 3 91st Unit o Final park area dedicated to the Town based on the final number of the residential units o Remaining park improvements would be constructed

Future Approval Process/Public Hearings: Project to be completed in 6 Phases: Phase 1 includes Areas 1, 2A, 2B, 3A, and 4 Phase 2-6 includes Areas 3B, 5, 6A, 6B, 7, and 8 Planning and Zoning Commission: o Phase 1 Preliminary Subdivision Plat Application Final Subdivision Plat Application Site Plan Review Architectural Review o Phases 2-6 Preliminary Subdivision Plat Application Final Subdivision Plat Application Site Plan Review Architectural Review Board of Trustees: o Phase 1 Preliminary Subdivision Plat Application Final Subdivision Plat Application Site Plan Review Architectural Review o Phases 2-6 Preliminary Subdivision Plat Application Final Subdivision Plat Application

Vesting: Vesting not to exceed twelve years, however, an additional amount of vesting period could be granted o Vesting means a time period within which the Town cannot change the zoning and other agreements included in any PUD approval (with some exceptions). Phase 1 Completed within first four years of approval Phase 2 Recorded within five years of approval Phase 3 Recorded within nine years of approval Phase 4 Recorded within twelve years of approval

Phase 5 and 6 Recorded within twelve years of approval.

Architectural and Site Design Standards and Guidelines (not all inclusive) Design Standards for All Zone Areas All sides of a building open to view to include materials and design consistent with those on the front. Building design shall incorporate textured surfaces, projections, recesses, etc. to avoid monolithic shapes. Exterior building materials shall be selected from the approved material palette included in the standards. Building facades longer than sixty feet shall be required to subdivide the wall plane. Provide horizontal alignment of architectural elements such as windows, sills, cornices, banding, etc. Delivery, loading, trash, and other service areas must be screened or integrated into the building. Screening of all roof top or pad mounted mechanical units is required. Garage doors should not be on primary facades of buildings, or face directly on a public street. Additional Design Standards for Zone Area 1 Facades facing Highway 133 shall be subdivided with features such as windows, entrances, arcades, etc., along no less than fifty (50) percent of the building. Primary building entrances shall be clearly defined. Predominant exterior building materials shall include but not be limited to brick, stucco, integrally colored concrete masonry units, wood or stone. Faade colors shall be low reflectance, subtle, neutral, or earth tone colors. Parking structures must be architecturally compatible and integrated with the associated buildings. Variety of roof lines and parapet heights incorporating changes every sixty lineal feet. Additional Design Standards for Zone Area 2 Parking structures must be integrated with the residential high density buildings. All front yard fencing facing a public street shall be open rail in character, as opposed to a solid fence. When the end of a residential building faces a public street, address the street with a front door appearance. Trash and other service areas must be screened or integrated into the building. Additional Design Standards for Zone Areas 3 All front yard fencing along a public street shall be open rail in character, as opposed to a solid fence. When the end of a residential building faces a public street, address the street with a front door appearance. Trash and other service areas must be screened or integrated into the building Variety of roof lines and parapet heights incorporating changes every sixty lineal feet.