Phasing of the This is the first Preliminary Plan submittal for the Canyons, final phasing will be determined in the Final Plat.

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1 Total Land Area to be subdivided: Total Number of Lots: Density: Acres 1,032 lots and 50 Tracts 1.3 D.U. per acre Total Land Area to be preserved As Open Space: Acres of Open Space Acres of Park Land Acres Disturbed Land, Acres Undisturbed Land Phasing of the Proposed Subdivision: This is the first Preliminary Plan submittal for the Canyons, final phasing will be determined in the Final Plat. PD 1. General Provisions 1.1. All requirements set forth in this section will be met. 2. Commitments 2.1. Dedications Parks Approximately of the acres required in park land dedication will be fulfilled in Phase 1 of the Canyons. The remainder will be fulfilled upon buildout of all phases of the entire Canyons PD. The parks within phase 1 will be maintained by the Canyons Metro District, rather than the City of Castle Pines Open Space Approximately 306 acres of open space dedication will be fulfilled in Phase 1 of the Canyons. The remainder will be fulfilled upon buildout of all phases of the entire Canyons PD Schools The school site (approximately 12 acres) dedication will be fulfilled by She, and the preliminary location is shown in this submittal. Dedication will occur at the time of Final Plat, or by separate document, as outlined in the Annexation and Development Agreement. The remaining school dedications will be on land not owned by Shea Transit The transit site (4 acres) will be fulfilled on future phases of the Canyons development (not on land owned by Shea) Civic/Community Land - The civic/community land (20 acres) will be fulfilled on future phases of the Canyons development (not on land owned by Shea). The approximate area for this land is shown in this Preliminary Plan Fire Station - The fire station land (1.5 acres) will be fulfilled on future phases of the Canyons development (not on land owned by Shea) Owner s Reserved Rights No comment On- or Off-Site Improvements Roadways Traffic impact study Shea has completed a traffic impact study for this phase of the development and submitted it with the preliminary plan. Fehr and Peers completed this report in July Future traffic studies will be conducted for future phases as well Trails Preliminary placement of trails are shown on the preliminary plan. Final dedication of trails will occur at final plat. Preliminary plans have approximately 15 miles of trail, varying from pervious single-track trail to 8 ft wide, multi-use trails.

2 Water and Sanitation Water and sanitary lines and associated infrastructure is being planned in accordance with the PWSD inclusion agreement Drainage, water quality, and detention Shea is complying and working with Urban Flood and Drainage, as well as the Army Corps of Engineers and City of Castle Pines in order to implement as many Low Impact Development Practices as possible Overlot Grading All permitting requirements for grading and erosion/sediment control will be consistent with the current city standards at the time of application Wildlife and Wetlands Preservation Plan Shea and Alperts have conducted appropriate wildlife studies Phasing Restrictions - Owner has increased planned density in the Shea parcel in order to decrease the amount of infrastructure to be maintained by the city Fire protection No comment Payment of taxes on land to be dedicated for public use Shea will comply Water Conservation See sustainability supplemental development standards HOA Agreement No Comment 2.9. Viewshed Homeowner s with buildings visible from the Pinery must follow all requirements set forth in this section of the PD Supplemental Development Standards Sustainability - Attached Mixed Use Design Criteria The property owner of the mixed-use area will submit these guidelines at the time of the mixed-use preliminary plan Site Planning Attached Landscape and streetscape - Attached Lighting - Attached Signage Attached

3 3. Permitted Uses 3.1. Phase 1 includes PA4, PA5, PA6, PA7, and PA8. All uses will be in compliance. Primary uses listed below PA5 Community facilities, artificial waterway and ponds, multi-use trails and trailheads, and parks PA6 and PA8 Residential (1 single family dwelling unit per lot), artificial waterways and ponds, multi-use trails and trailheads. 4. Development Standards 4.1. Planning Vision/Concept The Canyons is a different type of subdivision than the status quo for many reasons. The land plan has been designed around the vast open spaces that allow for a vast network of multi-use trails connecting all areas of the site. 40% of the lots in the land plan (since the original plan shown to the City of Castle Pines) have been optimized and re-designed to eliminate the amount of grading that has to occur on the site. The community will have a logically placed community center with easy access to future mixed-use area. The design team has focused on the following brand values when designing the land plan, homes, and amenity center: a light touch on the land, preserving the natural beauty and honoring local ecology. Organic Logic, not suburban or overly engineer. Architecture that respects the land and place. Emphasis on health and well-being. An enduring commitment to the environment and to the community. The support for aligning our design with this vision can be seen in the supplemental development standards (attached) Roadways Vision The roadway network within the Canyons is being designed to promote the use of the trail network. The trails will be thoughtfully integrated into the open space and as an important connection between the various neighborhoods and amenity center. The current design uses traffic calming features, swales (and other LID items), xeriscape landscaping, and minimized road section widths to reduce the impervious surface area. Roads have been placed at the optimum locations to respect the natural contour of the land. Where possible, the longest cul-de-sacs have been utilized to eliminate excess roadway and impervious areas Roadway Hierarchy - All roadways will be designed within compliance of the PD. All technical criteria will be met. Within phase 1, the following roadway sections will be used Boulevard Collector Residential Street, Type A Residential Street, Type R Roadway Design and Technical Criteria - All roadways will be designed within compliance of the PD Sidewalks, Curb and Gutter, and Driveways All sidewalks, curb and gutter, and driveways will be designed within compliance of the PD Drainage - All drainage systems will be designed within compliance of the PD. The slotted curbs and use of swales and other LID features are encouraged in the design process to support the Canyons vision and the supplemental development standards Intersections - All intersections will be designed within compliance of the PD Median Islands - All median islands will be designed within compliance of the PD. Where practical, the use of rain gardens will be used in median and cul-de-sac islands to further support the Canyons vision and supplemental development standards # of Dwelling Units w/ Single Access - All requirements in this section will be designed within compliance of the PD Entry Street - All roadways will be designed within compliance of the PD Maintenance The city will maintain all public roadways on the property, including all boulevards, collectors, residential streets, and mixed-use streets. See Annexation and Development Agreement, section 4.4.

4 Permitted Roadway Sections - All roadways will be designed within compliance of the PD Surfaces - All roadways will be designed within compliance of the PD Private Roads - All roadways will be designed within compliance of the PD. They will also be maintained by the metro district or special association Water and Sewer Facilities - All requirements set forth in the PD will be met, as well as all PWSD specs, standards, and requirements Drainage - All requirements set forth in the PD will be met. See sustainability supplemental development standards 4.5. Trails - All requirements set forth in the PD will be met 4.6. Overlot grading - All requirements set forth in the PD will be met. The land plan has been adjusted to minimize the impact of overlot grading to align more with the brand value of the Canyons Landscaping - All requirements set forth in the PD will be met. See landscaping and sustainability supplemental development standards Lighting - See lighting supplemental development standards 4.9. Signage - See signage supplemental development standards Parking - All requirements set forth in the PD will be met Building Envelopes - All requirements set forth in the PD will be met Setbacks - All requirements set forth in the PD will be met Height Limitations - All requirements set forth in the PD will be met.

5 Code Annexation and Development Agreement (Development Standards Appendix H) Introduction A. Purpose B. Vision - The Canyons is a different type of subdivision than the status quo for many reasons. The land plan has been designed around the vast open spaces that allow for a vast network of multi-use trails connecting all areas of the site. 40% of the lots in the land plan (since the original plan shown to the City of Castle Pines) have been optimized and re-designed to reduce the amount of grading that has to occur on the site. The community will have a logically placed community center with easy access to future mixed-use area. The design team has focused on the following brand values when designing the land plan, homes, and amenity center: a light touch on the land, preserving the natural beauty and honoring local ecology. Organic Logic, not suburban or overly engineer. Architecture that respects the land and place. Emphasis on health and well-being. An enduring commitment to the environment and to the community. The support for aligning our design with this vision can be seen in the supplemental development standards (attached). C. Relationship to the PD and Design Guidelines Overall Development Standards Compliance with all of these sections are captured within the supplemental development standards (attached) A. Sustainable Community Development Goals B. Sustainable Development Standards 1. Transportation 2. Ecology 3. Water 4. Energy 5. Education C. Signage D. Lighting Residential Development Standards A. General Site Development As allowed on Page 2, Note #5 of the PD, and the Partial Assignment of Development Rights and Obligations (signed by City of Castle Pines on 12/8/15), the site plan has been adjusted to focus approximately 2,000 residences within 1270 acres in the north area of the Canyons. This has allowed for more efficient use of infrastructure and cluster the residences in a logical way to conserve the open space, and allow approximately 75% of the lots to front onto that open space. a. Land Uses - Phase 1 includes PA4, PA5, PA6, PA7, and PA8. All uses will be in compliance. B. Planning Areas The planning areas that are going to be constructed in phase 1 have been split into 10+ smaller neighborhoods that include 9 different product types built by different builders. These include single family detached homes, attached duplexes, age-targeted homes, and cluster-type products, all on a variety of lot widths. The lot depths have a set minimum, but many lots back onto open space, providing the feel of much deeper lots. Lot sizes range from around 4,000 sq. ft, to nearly 20,000 sq ft. The products vary in square footage from 1250 sq ft to over 4,500 sq ft. Architectural guidelines will encourage varied setbacks, non-repetitive architecture, house types, and colors in each neighborhood to promote an exciting streetscape. a. Circulation and Orientation Roads have been designed to minimize the grading impact, while using the topography of existing terrain to incorporate traffic calming features into the roads. Several areas have been re-designed to better capture the stunning views. A large percentage of the lots will have optimum solar orientation, however, the land plan was carefully designed so

6 that the houses will not have a grid feel and to still keep a light touch on the land without excessive grading or creating more construction constraints. b. Residential Grading The site plan has been designed with a lot of focus on minimizing grading impact. Significant landmarks and stands of scrub oak have been avoided to lend character to the open space. The edges of development will be thoughtfully blended and landscaped into the open space. Wetland and other sensitive areas have been avoided. The design team is working with UFD and the Army Corps of Engineers to best utilize all LID practices and minimize the impact of created flows on the open space and wetland areas. c. Setbacks All requirements set forth in the PD will be met. In the private design guidelines, front and rear setbacks will be offset where possible to make streetscapes more appealing, as well as making the view of the rear of houses more appealing from the open space because so many houses back onto these areas visible from the trail network. d. Building Envelopes - All requirements set forth in the PD will be met. e. Driveways Driveways at the Canyons will be sensibly designed to work with the variety of garage types that will be enforced in the Architectural Design Guidelines, as well as the LID features that will be incorporated in the roadway sections. f. Site Walls Several visually appealing retaining wall types that will be used only in areas that are necessary due to the rough topography of the land. g. Fencing Fence type is a strong part of the design of the entire community, so the Design Guidelines strongly correlate the fence match the design of the architecture within the subdivision. It will follow all requirements set forth in the Development Standards. h. Landscaping See Landscape supplemental design standards. (attached) C. Residential Architectural Design a. Approach i. Sustainability All builders within the Canyons are required to adhere to the sustainability Supplemental Development Standards. Builders are encouraged to create brand-new product and buildings for this project, and all permanent buildings will be subject to review by an Architectural Review Committee, where the Design Guidelines will be enforced. The architectural themes currently selected are: Modern Colorado, Modern Prairie, Modern Farmhouse, Chalet, and Colorado Ranch. ii. Site Specific Architecture the Design Guidelines and Architectural Review Committee are being used to ensure that the builders are using the unique lot layout at the Canyons to its fullest potential. All lots have been designed so each house will have access to the trail system and enjoy the open space that the Canyons has to offer. iii. Four-Sided Architecture All homes at the Canyons will meet this requirement. The Architectural Review Committee will enforce the Design Guidelines to ensure the streetscape, sides of houses, and the rears of the houses do not like stage sets from the street, as well as from the vast open space. iv. Garages Specific limits on certain garage types and orientations will be enforced in the Design Guidelines. All garage doors are matched to the architectural style of the homes. v. Integrated Outdoor Living Living outdoors and close to nature is one of the guiding principles for the Canyons design team. In addition to the outdoor gathering places at the Community Centers, specific Architectural design requirements for outdoor patios to ensure the outdoor living spaces at each house are well-thought and not just tacked on to these homes. The network of trails and having gathering places at trailheads throughout the community will encourage residents to get out and enjoy the outdoors. b. Architectural Styles - The architectural themes currently selected are: Modern Colorado, Modern Prairie, Modern Farmhouse, Chalet, Modern Craftsman, and Colorado Ranch. These are going to be enforced by the Design Guidelines, and review by the Architectural Review Committee.

7 c. Massing This is going to be enforced by the Design Guidelines by breaking up the front, back, and sides of houses by changes in materials, or horizontal or vertical breaks in the plane. This will be reviewed by the Architectural Review Committee. d. Building Height - All requirements set forth in the PD will be met. e. Sustainable Building Materials See sustainability supplemental development standards. f. Sustainable Construction - See sustainability supplemental development standards.

8 Annexation Presentation General Concepts and Design We have maintained the light touch design in keeping the approved planning areas and adjusting our land plan in order to minimize the total grading impact on the site. The Canyons Architectural Guidelines will ensure that the builders carry consistent, appropriate themes throughout the community. Products in phase 1 include portfolio/production homes, and cluster-type homes. Options for low maintenance homes will be offered. The theming for the community is consistent with the concept discussed in this section. Concept Plan The same concept plan is being used, as approved in the PD and Partial Assignment of Development Rights and Obligations. Area Transportation Network The same basic arterial roadway system is planned on being used at the Canyons. Portfolio Homes Portfolio homes will be offered in 6 architectural styles: Modern Farmhouse, Modern Colorado, Chalet, Modern Prairie, Modern Craftsman, and Colorado Ranch. These architectural styles are outlined in the community Design Guidelines, and will be enforced using a Design Review Committee. Homes will be optimized for passive and active solar energy savings, where applicable. Custom Homes Custom builders are being considered as part of the land sale program at the Canyons. Clusters and Townhomes A variety of product types will be offered, including, but not limited to: single family detached houses (35, 40, 45, 50, and 60 + wide products), age-targeted homes (attached duplex product, 40 patio homes, 50 patio homes, and 60 patio homes), as well as townhome and cluster products. All homes have been thoughtfully planned in regards to location to shared open spaces and access to the trail network. Denser housing options (apartments and condominiums) are planned to be in mixed use areas, where this zoning has been approved. Sustainability See sustainability supplemental development standards for the details regarding water, energy, transportation, and ecology. Water See sustainability supplemental development standards Energy See sustainability supplemental development standards Transportation See sustainability supplemental development standards Ecology See sustainability supplemental development standards Marketplace Marketplace is not within the land owned by Shea. Working Farm The farm is planned in the PD on land that is not owned by Shea. Shea, however, is planning on working with the Alpert s on coordinating the trail system for pedestrian access to the Farm. The Art of Living Part of marketplace not on property owned by Shea. Parks and Amenities

9 Shea s community amenity center will provide a place for community events, a small neighborhood commercial area, and education center. Trail Concepts Shea s trail concepts are based upon the same plan as shown. Trails will be a mix of hard-surface, and single-track type trails. They are being designed with the intent of multi-purpose trails. A variety of trailheads will be located around the site for easy access for all residents.

10 Castle Pines Comprehensive Plan Parks/Recreation/Amenities Goal PR-1: provide recreation, community, and educational facilities that serve the City s population and support a healthy and active community. The Canyons Amenity Center will be open to all Canyons residents, and will provide a family amenity, as well as an age-targeted community area for older residents. Some preliminary features of the Amenity center will include: welcome center and coffee-house, resort-style pool with kiddie pool area, outdoor fire pit, family community center and gathering room, demonstration kitchen, catering area, fitness center, outdoor gazebos and seating, outdoor patios and decks. Goal PR-2: Provide Areas for open space, parks, trails, and wildlife corridors in all new development that accessible to all residents. Phase 1 of the Canyons will be in compliance with this goal by providing 3 parks, 14 acres of community parks, and 306 acres of open space. Park amenities will include children s play areas, adult focused fitness areas, and a variety of community based furnishings such as shade structures, barbecues, and benches. Each park will be consciously designed to mimic the native landscape through water conscious plantings and blending with native scrub oak stands. About 15 miles of trails will traverse through the neighborhoods, allowing the trail users to enjoy the great views that the community has to offer. The trails within Canyons will also connect to the larger regional trail network connecting to the surrounding communities of Parker, Castle Pines and Castle Rock. The open space corridors will conserve areas for natural wildlife habitat, and provide wildlife movement to and from the neighboring Reuter Hess reservoir. The remainder of the commitments for parks and open space will be dedicated in future phases of the Canyons. Goal PR-3: Conserve and maintain quality of resources and natural assets. One of the brand values of the Canyons is to live as close to nature as possible, so it is vital that we exceed this goal. The useful trail network will encourage residents to use alternative forms of transportation, reducing greenhouse gasses. The Canyons has a set of sustainability supplemental development standards that all designers and builders are required to adhere to. All construction projects use BMP s to decrease soil erosion, and the energy supplemental development standards will support all opportunities for alternative and renewable energy usage. Goal PR-4: Consistently manage high quality of facilities and efficient delivery of recreation and water services. The Canyons is committed to having high quality open spaces to please residents, as use of the open spaces will be a strong draw for buyers into the neighborhood. The extensive trail system has been carefully designed to provide easy access to all residents. Economic Development (Marketplace) Goal ED-1: Foster a robust and resilient economy. Goal ED-2: Establish vibrant and pedestrian-friendly community activity centers to encourage socialization, entertainment, and local events. Goal ED-3: Retrofit Village Square to create a stronger mixed-use downtown feel with unique sit-down restaurants, office, retail, and housing. Goal ED-4: Promote fresh food production for health, food security, and economic opportunities. Housing Goal H-1: Build on the small town and friendly feel of neighborhoods and align new housing with community values. The design of all buildings within the Canyons are going to be regulated by private Architectural Design Guidelines, as well as approval by an Architectural Review Committee. Character will be maintained by this

11 committee ensuring the guidelines are followed. Lots have been arranged into logical clusters, or neighborhoods, with a majority of the lots bordering open space. All neighborhoods meet the desired density ranges set forth the Comprehensive Plan. Goal H-2: Provide a balance of diverse, high-quality housing that incorporates a range of type, design, and density and appeals to families, singles, and seniors. Multifamily housing will be placed in the areas adjacent to the commercial areas (not owned by Shea). Shea will provide an entire area of the Canyons dedicated to the active adult residents looking for lower-maintenance homes. This will include a specific area of the amenity center, as well as a programmed park area in this neighborhood. Open space and trails surround nearly the entire area for easy access. Goal H-3: Support housing that meets the financial needs of current and future residents. The planning areas that are going to be constructed in phase 1 have been split into 10+ smaller neighborhoods that include 9 different product types built by different builders. These include single family detached homes, age-targeted homes, and cluster-type products, all on a variety of lot widths. The lot depths have a set minimum, but many lots back onto open space, providing the feel of much deeper lots. The products vary in square footage from 1250 sq. ft. to over 4,500 sq. ft. Architectural guidelines will encourage varied setbacks, non-repetitive architecture, house types, and colors in each neighborhood to promote an exciting streetscape. Transportation Goal T-1: Visually reinforce the City s sense of community and distinct identity at gateways and along public right-of-ways. The Canyons will have thoughtfully designed monumentation that will create a unique identity for the community, while complying with all signage standards in the City. The streetscapes will have xeriscape landscaping, rain gardens, and landscaped medians. Goal T-2: Develop an efficient, multi-functional transportation network designed to ensure safety, promote user access, and facilitate cost-effective operations and maintenance. The neighborhoods, community center, and future mixed-use area are being planned to be connected by an integrated trail system, and road network with detached sidewalks. Multiple access points to the trail system throughout the community allow users to get on and off the trail system at many areas. All roadways will have detached sidewalks on both sides of the road, except in areas where the trail system parallels these roads. All Canyons design is compliant with county, regional, and local transportation plans. The school will not be dedicated until a future phase. Natural traffic calming measures have been built into the roadways by having them follow the logical contours of the existing land. The DU s in phase 1 have been consolidated to decrease the amount of infrastructure needed, and will decrease the total mileage of roadway maintained by the city after acceptance. Road sections have been minimized to decrease impermeable surfaces for runoff, and this will also strengthen the residential character. Goal T-3: Increase pedestrian and bicycle connectivity, accessibility, safety, and comfort. The trail network (approximately 15 miles) in the Canyons will be a mix of hard-surface trails, and some hard-packed dirt single track trails. It is being designed to connect the communities to the amenity center, as well as logical connection points to regional trail systems and to the west side of I-25 as well. The boulevards with the community have multiple landscaped medians. All boulevard and collector roads will have dedicated bike lanes. Trail crossings will be placed in logical, safe locations to ensure pedestrian safety. Goal T-4: Position the community for future public transit connections and commuting alternatives that reduce traffic congestion. The future RTD site lies on ground not owned by Shea Canyons. Land Use

12 Goal LU-1: Design development to complement both the natural and man-made landscape. Neighborhoods in the Canyons have been clustered into areas that tie into the existing land and topography. Open space divides the planning space, acting as a natural buffer or spacing between the neighborhoods. The trail system in the open spaces captures maintains views of the Reuter-Hess reservoir, as well as the views of the Front Range. The land plan has been designed to minimize the impact of grading and the total amount of dirt that will have to be moved in the developable areas. Dark Sky standards and specific lighting supplemental development standards have been created and will be enforced to minimize the effect of light pollution within the development. Goal LU-2: Achieve compatibility and balance between residential and non-residential land uses. Applicable to Shea s ground - The amenity center will be designed by the same architect that is creating the residential design guidelines, so the residential and non-residential areas will have consistent feel and theming. Goal LU-3: Establish public space or gathering places in new and existing neighborhoods. The roadway system and trail network both connect the neighborhoods to the community amenity center. This will serve as the central community gathering place. There are currently no other adjoining developments to the Canyons. Goal LU-4: Foster preservation and conservation of environmental systems and sense of place. Over 30% of the community is going to be left as open space, with many connection points to the Reuter Hess reservoir. Wildlife studies have been conducted before the annexation and before the development. Goal LU-5: Recognize and respect natural geologic conditions and hazard risks. Shea has weighed the risks of the development. Areas that do not make sense for development have been left as open space. Coordination has occurred between South Metro Fire Department and they will serve as the fire department in the community. Goal LU-6: Ensure consistent high-quality architecture and urban design that is visually attractive and contributes positively to the desired community character. The design of all buildings within the Canyons are going to be regulated by private Architectural Design Guidelines, as well as approval by an Architectural Review Committee. Items that are included in these guidelines include: garage orientation, setback requirements, material use requirements, consistent theming, roof lines, among many other items. Goal LU-7: Ensure the provision of necessary services and infrastructure concurrently with development in an efficient and cost-effective manner. The Canyons has been bifurcated into a section owned by Shea, and the remainder of the ground is owned by the Alperts. The majority of the DU s have been consolidated into the northern part of the property where it is logical to save on infrastructure, and for maintenance costs by the city. All existing rules, regulations, and uses of the planning areas being developed in this phase are followed. At the time of annexation, a fee of approximately $3 million was collected by the City of Castle Pines to ensure this development paid its own way. Goal LU-8: Provide effective, efficient, and high-quality emergency services to City residents. Emergency services in the Canyons will be provide by Douglas County Sheriff s department, and South Metro Fire District.