Forest City Response to Questions about Century Communities Avenue Villas in Filing 22

1. Is there a higher or equal density set of units in Stapleton in the same class of structures (price point, similar street, lot size, etc.)? If so please provide their location.

FC Response: Yes. The Century Communities Avenue Villas (CCAV) in your neighborhood will have a density of 26 dwelling units per acre (dua). Other similar or higher densities for existing multi-family residential development at Stapleton include:

AVN is responding on 5/21/12 to Mr. Gleason's letter of 5/18/12 with clarification and examples regarding his response.We have assessed the Forest City supplied comparable properties. AVN feels that these comparable sites have set the precedence which the Century Community plan should follow.

Although there are some with dua in the high $200's, none of the comparable has 49 units clustered so tightly on one large block. In fact, the most are 36 units spread over areas larger the Century Communities site. The “dua” ratio in NOT indicative of clustering or architectural attributes. The observations (and pictures) below further support AVN’s density and architectural diversity concerns for the following reasons:

None of the comparable areas has more than 36 units The comparable areas have 6 (or less) complex’s where

repeating elevations exist Avenue Villas has 14 complexes 2 elevations , totaling

49 units in one “super –cluster”

Most are significantly priced higher The exception being the New Town site

A vast majority (over 90%) of the comparable units are street facing.

When units do not face each other the courtyards and are estimated at 30-40 feet wide.

Most have significant amounts of brick work or stucco where there complexes are not street facing

Most of the comparable units are on major arterial roads In areas where density is higher (per dua) the architecture is

varied so that the site does not appear homogenous

AVN would also like to address the comment made by Tom Gleason at the SUN meeting 5/17/2012. He stated 45 casitas were planned. While this may be true the Casitas could fit that many units b/c some of the units were solely garden level, whereas other units were upper floor studios. Meaning more units could fit into the same building footprint, equaling more green space.

The Trimark Mansion homes in the 2800 block of Ulster north of Aviator Pool (25 dua)AVN is responding on 5/21/12 to Mr. Gleason's letter of 5/18/12 with clarification and examples regarding his response.

o Site Overview: Street facing ~4-plex layoutso Architecture: ~4-plex layouts with mixed elevations of

similar themeso Quantity/Density: Lower than Avenue Villas (26 dua) and

spread out over a larger area, broken up non- clusteredo Street: Streets uncongested; units have additional off street

parking plus two car garages.o Price: Estimated $300

Aviator Trimark Mansions 1

Aviator Trimark Mansions 2 (Additional Off-street Parking)

Aviator Trimark Mansions 3 (Additional Off-street Parking)

McStain row homes on south side of E.29th Avenue east of Founders Green (27 dua)AVN is responding on 5/21/12 to Mr. Gleason's letter of 5/18/12 with clarification and examples regarding his response.

o Site Overview: Street facing Row Homeso Architecture: Similar Architecture varied colorso Quantity/Density: 5 units per complex , and 6 complexes

total, 30 units totalo Street: 29th is a major arterial road o Price: Estimated $300-$400

29th McStain Row Homes 1

29th McStain Row Homes 2 (Major Arterial Road)

McStain row homes in the 8700 block of 25th Avenue near the Puddle Jumper pool (28 dua)AVN is responding on 5/21/12 to Mr. Gleason's letter of 5/18/12 with clarification and examples regarding his response.

o Site Overview: Brick rows and ~4 -plexs non-densely clustered, street facing

o Architecture: Diverse units brick Rows Homes and ~4 –plexs with brick siding and railing

o Quantity/Density: Higher than Avenue Villas per dua (26 dua) but not clustered together as densely, and widely diverse elevations

o Street: Uncongested, slightly wider to accommodate pool users

o Price: Estimated $300-$500+

Puddle Jumper1

Puddle Jumper 2

Puddle Jumper 3

McStain row homes at 8703-39 and 8903-39 29th Place (26 dua)

AVN is responding on 5/21/12 to Mr. Gleason's letter of 5/18/12 with clarification and examples regarding his response.

o Site Overview: Some identical but diverse units, identical units are not clustered in more than 2 pairs. When units are facing each other the courtyards are 20-30 feet apart . End facing and street facing

oo Architecture: Brick Row Homes and Tuscany styleo Quantity/Density: Some identical but diverse units,

identical units are not clustered in more than 1 pair. Typically 6 units per complex 2 complexes total 12 of same elevation with 6 complex totaling 36 units.

o Street: Congested. o Price: Estimated $400-$500

McStain Rows 1

McStain Rows 2

McStain Rows 3

McStain Rows 4 (Streets congested note two cycles for scale)

McStain Rows 4 (Note diversity of site)

McStain row homes on east and west sides of Xenia Street north between 33th and 35th (26 dua) AVN is responding on 5/21/12 to Mr. Gleason's letter of 5/18/12 with clarification and examples regarding his response.

o Site Overview: Street facing on spacious one -way boulevard.

o Architecture: Identical units varied in color and slight layout , mostly brick

o Quantity/Density: 6 units per complex, 6 complexes 36 homes total

o Street: Large 1 way boulevardo Price: Estimated $400 - $600

Xenia Rows 1

Xenia Rows 2

Xenia Rows 3

New Town Row Homes at 25th Court and Uinta (27.2 dua along 25th Court and 34.4 dua along Uinta)

AVN is responding on 5/21/12 to Mr. Gleason's letter of 5/18/12 with clarification and examples regarding his response.

o Site Overview: Street facing tall modern unitso Architecture: Identical units varying in coloro Quantity/Density: X units per complex. X complexes

planned: Total estimated 30 homeso Street: Unknown because units under construction ,Units

back up to sizable Denver Studios parking lot o Price: Stated $100so NOTE: These are planned for the FIQH on Trenton

New Town 1

New Town 2

2. Is there a traffic study for the proposed Century Communities project? If not please where we should address such a request.

Response:The CCAV lots that were formerly owned by McStain were part of the Filing 22 traffic impact study done in

2007. The builders in Filing 22 received copies of that study as part of the due diligence process and it was available to anyone purchasing a home in that filing. An electronic copy of that report is attached.

AVN is responding on 5/21/12 to Mr. Gleason's letter of 5/18/12 with clarification and examples regarding his response.

Roadway widths and rights-of-way proposed within Filing 22 are consistent with those of other residential areas of the Stapleton; however please note that Tamarac is 2 feet narrower than Ulster:

• 22 nd Place: 36’ (flowline-to-flowline [FL-FL]) street in a 64’ right-of-way • 21 st Avenue: 32’ FL-FL street in a 60’ right-of-way • Ulster Street: 32’ FL-FL street in a 60’ right-of-way (64’ right-of-way at northern end) • Tamarac Street: 30’ FL-FL street in a 60’ right-of-way • Trenton Street: 30’ FL-FL street in a 60’ right-of-way • 22 nd Avenue: 36’ FL-FL street in a 64’ right-of-way

3. What is the reason that the alleys only egress onto Tamarac? They have dual egress on 22nd Place and 20 St alleys. Are the hydrants adequate for that number of dwellings and for the layout? Can a fire truck fit down those alleys and then back out?

Response:The design of the alley system conforms to standards of the City and County of Denver and is based on the relationship with adjacent streets and alleys. The fire hydrants conform to City of Denver standards and that information is available in the Filing 22 water line plan, which was provided to builders as part of their due diligence package.

(An electronic copy is attached). In all but very rare cases, Denver Fire does not need access to alleys because it prefers to fight fires from the street.

AVN is responding on 5/21/12 to Mr. Gleason's letter of 5/18/12 with clarification and examples regarding his response.

AVN feels alley egress onto both Ulster and Tamarac is a non-negotiable item. In fact, it is the only non-negotiable concern. Everything else is up for discussion. Forest City agreed to discuss with Denver and will provide AVN status no later than Friday May 25th

4. Was there a consideration of off-street parking on Tamarac? If not, too whom should we address a parking study request

Response:Parking requirements at Stapleton must conform to the same City standards that apply in neighborhoods throughout Denver, which allows parking on public streets. All of the CCAV homes have two car garages, as do the single family homes in your neighborhood.

5. Were the Century Communities homes factored into that traffic study?

Response:See response to #2 above.

6. What will the structure layout look like? For example should we expect that all the homes will be parallel will they have layout diversity, i.e. some units facing east west

others facing north south, will the courtyards be enclosed by the row homes or open to the Tarmac and Ulster. Realize that obtain plans and elevations form Century may answer most of this question.

Response:Documents previously provided.

AVN is responding on 5/21/12 to Mr. Gleason's letter of 5/18/12 with clarification

Please review the Forest City comparable sites above for how this quantity density, orientation and similar architecture unprecedented in Stapleton. It is a primary concern of the AVN and its members

7. What is the architectural diversity of the units? Most if not all builders in Stapleton are required to have multiple elevations.

Response:As with all single family and multi-family residential development at Stapleton, the CCAV were required to go through a design review process. While single family homes typically have multiple elevations, multi-family homes typically do not. The CCAV feature two different elevations with four different color schemes.

AVN is responding on 5/21/12 to Mr. Gleason's letter of 5/18/12 with clarification and examples regarding his response.

AVN and its members are not as concerned with the frontal elevation variation. The concern is that the plan has all the end units facing the street and the end elevations.

Elevation A side is ~99% siding with very few (4) windows and a sliding glass door. Elevation A Enhanced is ~90 siding with a low brick veneer and 6 foot privacy fence. Similarly Elevation B is has only 2 windows and one sliding glass door surrounded entirely by siding. Elevation B Enhanced has

is 90% siding with a low brick veneer and 6 foot privacy fence. The side of the complexes is the primary views for 12 of the 14 units.

8. Is there a model home or any other units from Century Communities in Stapleton, i.e. is this first project in Stapleton?

Response: Century Communities does not currently have a model home at Stapleton. However, they are currently constructing the “Boulevard Rows” on the east side of Central Park Blvd. south of Xanthia Way. They plan to have a model home and sales office at the Avenue Villas. If you are interested in visiting their other model homes you can locate them by visiting the Century Communities website (www.centurycommunities.com).

9. Why was signage place up only two days prior to excavation activities? In short the residents in the area are critical of the project b/c there has been almost no information disseminated for the development.

Response:Information about the Century Community Avenue Villas was made available to the public in January of this year on the Forest City Stapleton website (www.stapletondenver.com), as well as in the Home Guide Map (January 2012) that is available to the public

throughout Stapleton. Posting of site signage is typically done once a builder is under contract, has completed design review and has a rendering available for the sign. The Century Community Avenue Villas has and will continue following this normal procedure.

10. Is Forrest City and Century willing to have a meeting this Saturday evening with our committee leadership?

Response:Forest City believes written communication such as this email (and the documents attached) is more effective than a meeting to convey factual information to you and your neighbors and to ensure everyone has the same understanding. That way, residents do not have to rely on “second hand information” in the event they are unable to attend a meeting.

AVN is responding on 5/21/12 to Mr. Gleason's letter of 5/18/12 with clarification

Forest City, Tom Gleason held a meeting on Friday May 18 with AVN committee members and Century Communities Rob Johnson. The meeting minutes are posted at http://saveourstapleton.wordpress.com/ No further meetings are planned at this point. AVN is awaiting response to our official Letter of Objection (link below) which was supplied to FC and CC on Tues May 15 2012. We were told we will receive a response NLT Friday May 25th. Based on those responses it is likely that further meetings will be requested.

http://saveourstapleton.files.wordpress.com/2012/05/avn-ltr-of-objection.pdf

Forest City agreed to formally disposition our Letter of Objection and will supply a response no later than May25th 2012

Please feel free to forward this email and attached documents to all members of your group.

Tom GleasonVice President-Public RelationsForest City Stapleton, Inc.May 18, 2012