TECHNICAL MEMORANDUM. Kathy Eastley Garfield County Building and Planning. Date: March 28, William S. Otero, P.E Partners, LLC

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1 TECHNICAL MEMORANDUM To: Kathy Eastley Garfield County Building and Planning Date: March 28, 2011 From: William S. Otero, P.E Partners, LLC Re: Preliminary Construction Cost Estimate and Project Financing River Edge Colorado This technical memorandum has been prepared to provide a preliminary-level construction cost estimate for River Edge Colorado based on the preliminary designs shown in the PUD/Preliminary Plan Applications submitted on January 23, The estimated construction costs are based on the validated preliminary unit costs developed by 8140 Partners, LLC. Summary of Estimate: The Preliminary Construction Cost Estimate Summary summarizes the composite in place costs for the infrastructure necessary to support the development of the River Edge Colorado project. Based on the assumptions identified below, the construction cost for the required infrastructure is estimated at 25.6 M. The estimate includes various unknown factors including opportunities to phase access improvements, minimization and optimization of infrastructure, and the infrastructure phasing during reclamation. Approach, Assumptions, Limitations, and Exclusions: The estimated construction costs are based on the validated preliminary unit costs developed by 8140 Partners, LLC for the mountain area infrastructure and all assumptions associated therewith. Unit costs were generally derived from RS Means 2009 cost database, CDOT Bid Tabs, and local data obtained by 8140 Partners, LLC in 2009 and has been inflated based on recent economic information/data concerning construction costs in the region. The estimate is based upon procedures utilized by heavy civil engineering contractors in preparing hard money competitive bids. The cost estimates are intended to provide an approximation of unit costs to provide for comparative calculations of total project costs appropriate for the preliminary level of design. These cost estimates are considered to be approximately -10% to +20% accurate. The base unit cost estimate prepared does not include any contingency to account for project uncertainties (including final design, permitting restrictions and bidding climate). These estimates are subject to refinement and revisions as the design is developed in future stages of the project. The actual cost of construction may be impacted by the availability of construction equipment and crews and fluctuation of supply prices at the time the work is bid Partners, LLC makes no warranty, expressed or implied, as to the accuracy of such opinions as compared to bids or actual costs. Project Financing: At the present time, Carbondale Investments, LLC (CI) plans to fund the project with cash and through traditional financing mechanisms which may include construction loans from financial institutions or investors. Based on the financial climate at the time construction is initiated and the duration and phasing of the project, CI reserves the right to use any and all mechanisms determined most financially appropriate and beneficial for achieving the goals of the project. Making such a determination today concerning project financing or limiting the approaches CI may use would be inappropriate and potentially misrepresentative. Additionally, depending on the nature and extent of requirements placed on CI by the various review and permitting agencies, additional mechanisms not currently being considered may be required including, but not limited to, the establishment of a metropolitan district.

2 River Edge Colorado Infrastructure Cost Estimates 1,2,4 Filing 1 Item # Description Units Qty. Unit Cost 3 Total Notes Use Lump Sum Estimate FAE 1 Type 1Road (Entry) ft ,000 2 Type 2Road (Local) ft ,112,500 3 Type 3Road d(gh Access) ft Type 4Road (Alley) ft ,500 5 Bridge Ea 1 500, ,000 6 Walls sq ft ,800 7 Trails (Hard) ft ,000 8 Trails (Soft) ft ,000 9 Potable Water ft , Raw Water ft , Sanitary Sewer ft , Dry Utilities ft ,750 4,413,000 Filing 1A Use Lump Sum Estimate FAE 1 Type 1Road (Entry) ft Type 2Road d(l (Local) ft Type 3Road (GH Access) ft ,000 4 Type 4Road (Alley) ft Bridge Ea 0 500, Walls sq ft Trails (Hard) ft Trails (Soft) ft Potable Water ft Raw Water ft Sanitary Sewer ft Dry Utilities ft ,000 Filing 1B Use Lump Sum Estimate FAE 1 Type 1Road d(e (Entry) ft Type 2Road (Local) ft Type 3Road (GH Access) ft Type 4Road (Alley) ft Bridge Ea 0 500, Walls sq ft Trails (Hard) ft Trails (Soft) ft Potable Water ft Raw Wt Water ft Sanitary Sewer ft Dry Utilities ft Prelimianry Infrastructure Cost EstimateRiver Edge Colorado Page 1 of 5

3 Filing 2 Use Lump Sum Estimate FAE 1 Type 1Road (Entry) ft Type 2Road (Local) ft ,500 3 Type 3Road (GH Access) ft ,600 4 Type 4Road (Alley) ft ,000 5 Bridge Ea 0 500, Walls sq ft ,000 7 Trails (Hard) ft ,500 8 Trails (Soft) ft ,950 9 Potable Water ft , Raw Water ft , Sanitary Sewer ft , Dry Utilities ft ,000 1,691,000 Filing 2A Use Lump Sum Estimate FAE 1 Type 1Road (Entry) ft Type 2Road (Local) ft Type 3Road (GH Access) ft ,000 4 Type 4Road (Alley) ft Bridge Ea 0 500, Walls sq ft Trails (Hard) ft Trails (Soft) ft Potable Water ft Raw Water ft Sanitary Sewer ft Dry Utilities ft ,000 Filing 3 Use Lump Sum Estimate FAE 1 Type 1Road (Entry) ft Type 2Road (Local) ft ,500 3 Type 3Road (GH Access) ft Type 4Road (Alley) ft Bridge Ea 0 500, Walls sq ft Trails (Hard) ft ,000 8 Trails (Soft) ft ,700 9 Potable Water ft , Raw Water ft , Sanitary Sewer ft , Dry Utilities ft ,500 1,070,000 Prelimianry Infrastructure Cost EstimateRiver Edge Colorado Page 2 of 5

4 Filing 4 Use Lump Sum Estimate FAE 1 Type 1Road (Entry) ft Type 2Road (Local) ft ,000 3 Type 3Road (GH Access) ft Type 4Road (Alley) ft Bridge Ea 0 500, Walls sq ft Trails (Hard) ft ,000 8 Trails (Soft) ft ,750 9 Potable Water ft , Raw Water ft , Sanitary Sewer ft , Dry Utilities ft ,750 2,001,000 Filing 4A Use Lump Sum Estimate FAE 1 Type 1Road (Entry) ft Type 2Road (Local) ft Type 3Road (GH Access) ft ,000 4 Type 4Road (Alley) ft Bridge Ea 0 500, Walls sq ft Trails (Hard) ft Trails (Soft) ft Potable Water ft Raw Water ft Sanitary Sewer ft Dry Utilities ft ,000 Filing 5 Use Lump Sum Estimate FAE 1 Type 1Road (Entry) ft Type 2Road (Local) ft ,500 3 Type 3Road (GH Access) ft Type 4Road (Alley) ft Bridge Ea 0 500, Walls sq ft Trails (Hard) ft ,000 8 Trails (Soft) ft ,650 9 Potable Water ft , Raw Water ft , Sanitary Sewer ft , Dry Utilities ft ,750 1,077,000 Prelimianry Infrastructure Cost EstimateRiver Edge Colorado Page 3 of 5

5 Filing 5A Use Lump Sum Estimate FAE 1 Type 1Road (Entry) ft Type 2Road (Local) ft Type 3Road (GH Access) ft Type 4Road (Alley) ft Bridge Ea 0 500, Walls sq ft Trails (Hard) ft Trails (Soft) ft Potable Water ft Raw Water ft Sanitary Sewer ft Dry Utilities ft Filing 6 Use Lump Sum Estimate FAE 1 Type 1Road (Entry) ft Type 2Road (Local) ft ,500 3 Type 3Road (GH Access) ft Type 4Road (Alley) ft ,000 5 Bridge Ea 0 500, Walls sq ft Trails (Hard) ft ,000 8 Trails (Soft) ft ,250 9 Potable Water ft , Raw Water ft , Sanitary Sewer ft , Dry Utilities ft ,000 1,898,000 Additional Offsite Activities Use Lump Sum Estimate FAE Intersection HWY 82 Ea 1 1,250, ,250,000 2 Water Tank Ea 2 350, ,000 3 Water Lines ft , ,470,000 Prelimianry Infrastructure Cost EstimateRiver Edge Colorado Page 4 of 5

6 Additional Onsite Activities Use Lump Sum Estimate FAE 1 Earthwork/Soil Placement cu.yd ,880,000 2 Landscaping sq. ft ,553,600 3 Glenwood Ditch ft ,500 4 WTP Ea 1 750, ,000 5 WWTP Ea 1 1,500, ,500,000 6 RWTP Ea 1 75, ,000 7 Community Facility 1 1,500, ,500, Park Improvements 1 600, ,000 9 RFTA Tunnel 1 150, ,000 10,153,000 Use Lump Sum Estimate FAE 1 Type 1Road (Entry) ft ,000 2 Type 2Road (Local) ft ,622,500 3 Type 3Road (GH Access) ft ,600 4 Type 4Road (Alley) ft ,500 5 Bridge Ea 1 500, ,000 6 Walls sq ft ,800 7 Trails (Hard) ft ,500 8 Trails (Soft) ft ,300 9 Potable Water ft ,868, Raw Water ft ,067, Sanitary Sewer ft ,994, Dry Utilities ft ,973, Additional Offsite Activities 1 2,470, ,470, Additional Onsite Activities 1 10,153, ,153,000 25,590,000 Notes: 1 Roadways include sidewalks, curb/gutter, lighting, and landscaping, roundabout, stormwater and site grading allowances. Water, sewer and dry utilities unti costs include all fittings, liftstations, manholes and other appurtances. 2 Garden Home Lots are assumed to be served by utilities from the streets and not internal accessways. Additonal grading, fencing, berming and landscaping are considered part of lot development costs at time of building construction and are excluded from this estimate. t All unit costs are built or lump sum numbers prepared for preliminary costing. 4 Required grading, fencing, berming, and plantings on indiviudal lots are considered a part of building costs and are excluded from this estimate. Prelimianry Infrastructure Cost EstimateRiver Edge Colorado Page 5 of 5 3