GARFIELD COUNTY, COLORADO

LIGHTING PLAN RIVER EDGE COLORADO GARFIELD COUNTY, COLORADO O W N E R / A P P L I C A N T : C A R B O N D A L E I N V E S T M E N T S, L L C 7 9 9 9 H W Y 8 2 C A R B O N D A L E C O 8 1 6 2 3 970-456- 5 3 2 5 C O N S U L T A N T : 8 1 4 0 P A R T N E R S, L L C P O B O X 0 4 2 6 E A G L E, C O 8 1 6 3 1 J A N U A R Y 1 4, 2 0 1 1

L I G H T I N G P L A N RIVER EDGE COLORADO GARFIELD COUNTY, COLORADO Lighting Plan TABLE OF CONTENTS I. INTRODUCTION... 3 A. BASIS... 3 B. PURPOSE AND SCOPE OF PLAN... 3 C. CONFORMANCE WITH ULUR... 3 II. PROJECT LOCATION... 4 III. LIGHTING PLAN... 4 A. PLANNING FRAMEWORK... 5 B. CONTROLLING STANDARDS AND REGULATIONS... 5 C. LIGHT FIXTURES... 5 1. FULL CUTOFF FIXTURES... 6 2. CUTOFF FIXTURES... 6 3. SEMI-CUTOFF FIXTURES... 6 D. ACCEPTABLE LIGHT FEATURES... 7 1. STREET LIGHTING (RIGHT-OF-WAY TRACTS)... 7 2. COMMUNITY SPACE TRACT LIGHT (EXCEPT OPEN SPACE TRACTS)... 8 3. OPEN SPACE TRACTS... 8 4. PARKING LOT LIGHTING... 8 5. RESIDENTIAL LIGHTING... 9 E. ENFORCEMENT OF THIS PLAN... 9 2

I. INTRODUCTION A. BASIS This Lighting Plan ("Plan") has been prepared in support of an application for PUD Plan Review ("Rezoning") and Subdivision Review ("Preliminary Plan") for the proposed River Edge Colorado ("Project", "REC", or "REC PUD") in accordance with the requirements of the Garfield County Unified Land Use Resolution of 2008 ("ULUR"), as amended. This Plan fulfills the requirements of Section 5-501.G.9 of the ULUR and is consistent with the lighting standards in Section 7-305.B of the ULUR. This Plan is supported by other referenced documents submitted as part of the REC rezoning and preliminary plan applications including the River Edge Colorado PUD and Subdivision Drawing Package ("Drawing Package") and specifically the Lighting Plan and Schedules, Series LT01 of the Drawing Package. B. PURPOSE AND SCOPE OF PLAN The primary purpose of this Plan is to provide a description of the overall lighting program for the Project. The Plan summarizes the overall lighting standards and features as detailed in the PUD Guide, River Edge Colorado Covenants, Conditions and Restrictions ("CCRS") and Lighting Plan and Schedules, Series LT01 of the Drawing Package. C. CONFORMANCE WITH ULUR The proposed lighting program for the REC PUD as outlined herein fully conforms to Section 7-305.B of the ULUR which states: "7-305 B. Lighting Standards. Any outdoor light used for the illumination of parking areas, loading areas and recreation areas, or for any other private or public purpose, shall meet the following conditions. 1. Downcast lighting. Exterior lighting shall be designed so that light is directed inward, towards the interior of the subdivision or site. 2. Shielded Lighting. Exterior lighting shall be fully shielded or arranged in a manner so that concentrated rays of light will not shine directory onto other properties. 3. Hazardous Lighting. The direct or reflected light from any light source shall not create a traffic hazard. Colored lights shall not be used in such a way as to be confused or construed as traffic control devices. 4. Flashing Lights. Blinking, flashing or fluttering lights, or other illuminated device which has a changing light intensity, brightness, or color shall be prohibited in all zoning districts. 5. Height Limitations. Light sources which exceed forty (40) feet in height shall not be permitted, except for temporary holiday displays or as required by local, state or federal regulations." 3

These standards are specifically incorporated into the PUD Guide, CCRS, or and Lighting Plan and Schedules, Series LT01 of the Drawing Package, except where such provisions of the REC PUD are more restrictive than the ULUR standards, where the more restrictive provision is proposed as the regulatory control within the REC PUD. Further, Sections 11-106.D and 11-203.D.2 of the ULUR address the lighting of signs. These sections state: "Section 11-106 Prohibited Signs. The following signs and advertising devices are prohibited in all zone districts D. Displays With Open Light Bulbs. External displays, other than temporary decorative holiday lighting, that consist of unshielded or open light bulbs." "Section 11-203.D.2. No Impact to Traffic. Neither the direct or reflected light from any light source illuminating the sign shall create a traffic hazard to operators of motor vehicles on public thoroughfares or approaches to public thoroughfares. Colored lights shall not be used at any location or in a manner so as to be confused with or construed as a traffic control device." The sign provisions of the PUD Guide and ULUR specifically address the lighting of signs in manner consistent with the ULUR provisions and ensure conformance with said provisions. II. PROJECT LOCATION The Project is located along State Highway 82 ("SH 82") between the City of Glenwood Springs and Town of Carbondale near the junction of County Road 110/113 ("CR 113") and SH 82. The property is located almost entirely west of the Roaring Fork Transit Authority ("RFTA") right-of-way and east the Roaring Fork River and the Roaring Fork Conservancy ("RFC") Conservation Easement (i.e., Grant of Conservation Easement dated February 3, 2000, recorded at Reception Number 559036 and survey map, recorded December 24th, 2008, recorded at Reception Number 760571 in the real property records of Garfield County, Colorado). The Project straddles Cattle Creek which is also located within the RFC Conservation Easement. The Project covers approximately 160 acres ("Project Site") as shown and described on the PUD01-03 Series in the Drawing Package. III. LIGHTING PLAN The following represents the planning, regulatory framework for all lighting within the REC PUD and overall lighting plan for community spaces and private lands within the Project. All lighting, as proposed and as regulated under the PUD Guide, CCRS, and Design Guidelines conform to this Plan. All street and pedestrian trail lighting, as currently proposed, is shown on Lighting Plan and Schedules, Series LT01 of the Drawing Package. Additional outdoor lighting may also be proposed in Community Spaces and right-of-way tracts provided said lighting is in conformance with the PUD Guide, CCRS and Design Guidelines. The lighting of private lots within the REC PUD is also controlled 4

by the outdoor lighting provisions of the PUD Guide, CCRS and Design Guidelines, which framework is outlined herein. A. PLANNING FRAMEWORK Addressing the environmental issues of lighting design is seen as critically important to maintaining quality of life in neighborhoods. These issues go beyond the amount of light produced and include minimizing light pollution, enhancing the urban environment during the day by use of decorative poles and fixtures and at night by the provision of pedestrian level light, deterring undesirable or illegal activities, increasing safety, restricting unwanted truant light onto private property or sensitive lands, minimizing glare, power consumption, cost and visual impacts (day and night). The intent of the lighting program and standards from REC is to minimize outdoor lighting to the maximum extent practicable in keeping with the semi-rural nature of the area and the desirability of maintaining dark skies for to limit impacts on wildlife and allow residents to be part of the natural world with the ability to star gaze on summer evening and avoid the lights of town. B. CONTROLLING STANDARDS AND REGULATIONS In accordance with Section 7-305, all lighting of parking areas, loading areas and recreation areas, or lighting for any other private or public purpose, will meet the following conditions: Downcast lighting. Exterior lighting will be designed so that light is directed inward, towards the interior of the subdivision or site. Shielded Lighting. Exterior lighting will be fully shielded or arranged in a manner so that concentrated rays of light will not shine directory onto other properties. Hazardous Lighting. The direct or reflected light from any light source will not create a traffic hazard. Colored lights will not be used in such a way as to be confused or construed as traffic control devices. Flashing Lights. Blinking, flashing or fluttering lights, or other illuminated device which has a changing light intensity, brightness, or color are prohibited. Height Limitations. Light sources which exceed forty (40) feet in height will not be permitted, except for temporary holiday displays or as required by local, state or federal regulations. C. LIGHT FIXTURES The term light pollution is often used in describing three distinct negative effects of lighting which are light trespass, sky glow and glare. Light trespass occurs when uncontrolled light from a street light is allowed to spill into an area where it is unwanted such as onto private property into a building window. Sky glow is the effect of 5

obscuring the view of the night sky as a result of light being directed upward. Glare is created when a harsh light source detrimentally reduces an individual s ability to see objects the light is meant to illuminate. Light trespass and sky glow can annoy property owners and detract from enjoyment of their property. If the street lights are more noticeable than the objects they illuminate, then the lights are likely producing glare. Glare can be discomforting and counterproductive to drivers, pedestrians and other users of the right-of-way. The Illuminating Engineering Society of North America (IESNA) has developed cutoff classifications for the lighting industry which are intended to reduce these negative impacts of lighting. There are four levels of cutoff classifications: Full Cutoff, Cutoff, Semi-Cutoff and Non-Cutoff. Full Cutoff light fixtures offer the most light distribution control and provide significant mitigation to all three types of light pollution; however, there are benefits and limitations to each light cutoff classification. 1. FULL CUTOFF FIXTURES Full cutoff fixtures produce no light above horizontal and less than 10 % of the produced lamp lumens shine above the 80 line. Full Cutoff benefits include: (1) No direct up- lighting which is the major cause of sky glow; (2) Excellent light control at property lines; (3) Limits light trespass; (4) Maximum reduction of glare; and (5) Allows greater visual access to the night sky. Full Cutoff limitations include: (1) Typically reduces pole spacing (increasing pole and luminaire quantities and cost); (2) Typically least cost effective of all cutoff categories; (3) Concentrated down- light component can result in reflected up- light and increase in sky glow; (4) Potential for decreased lighting level uniformity due to higher light levels directly under the pole; ad (5) Limited number of fixture styles. 2. CUTOFF FIXTURES Cutoff fixtures produce no more than 2.5% of produced lamp lumens above the horizontal and less than 10% of the lamp lumens shine above the 80 line. Cutoff benefits include: (1) Small amount of high-angle light that can contribute to sky glow; (2) Limited light trespass; (3) Potential for increased pole spacing and lower overall power consumption compared to full cutoff; and (4) More fixture styles available than for full cutoffs. Cutoff limitations include: (1) Does allow some lighting above horizontal; (2) Light control at property lines is less than full cutoff; (3) Reflection off pavement can increase sky glow; and (4) No more than 5% of produced lamp lumens above the horizontal and less than 20% of the lamp lumens shine above the 80 line. 3. SEMI-CUTOFF FIXTURES Semi-cutoff fixtures produce no more than 5% of produced lamp lumens above the horizontal and less than 20% of the lamp lumens shine above the 80 line. 6

Semi-Cutoff benefits include: (1) Potential for increased pole spacing and lower overall power consumption compared to cutoff; (2) High angle light accents taller surfaces; (3) Less reflective light off pavement than cutoff fixtures; (4) Illumination of vertical surfaces increases pedestrian security and sense of safety; and (5) Large selection of fixtures to choose from. Semi-Cutoff limitations include: (1) Allows more lighting above horizontal than cutoff fixtures; (2) Light trespass can be a concern in residential areas; (3) Increased amount of high-angle light compared to cutoff. D. ACCEPTABLE LIGHT FEATURES The following standards will be met by all lighting within the REC PUD. For Tract references and use designations see PUD Plan, PUD01-03 Series of the Drawing Package and PUD Guide. In addition to the following standards, when considering the lighting of community spaces and rights-of-way, the following publications should be consulted for guidance: Lighting for Exterior Environments RP-33-99, IESNA Guideline for Security Lighting for People, Property and Public Spaces G-1-03, IESNA. 1. STREET LIGHTING (RIGHT-OF-WAY TRACTS) Effective street lighting illuminates the street and sidewalk to offer visibility by and of the users of the public right-of-way for the safe and comfortable interaction of drivers, bicyclists and pedestrians. Street lights are proposed to illuminate corners/intersections and major crossings at levels consistent with the street lighting standards. All street may be lighted to the following levels for safety and comfort. Average luminance will not exceed 0.5 cd/m 2 (candela per square meter or a "nit") and should generally be programmed at an average luminance of 0.1 cd/m 2 in residential areas and generally only exceed 0.3 cd/m 2 in areas near the neighborhood center or other heavy traffic or pedestrian areas. Uniformity should generally be achieved at a minimum ratio of 6 L ave (average luminance) to 1 L min (minimum luminance) to maximum ratio of 10:1. Any luminaire used to illuminate a public area such as a street or walkway will utilize an energy efficient lamp such as a low pressure sodium lamp, high pressure sodium lamp or metal halide lamp. Mercury vapor lamps will not be used due to their inefficiency and high operating costs and toxic mercury content. Luminaires used in public areas such as roadway lighting, parking lots and for exterior building illumination will be designed will generally not exceed the minimum illumination recommended by the IESNA in the most current edition of the IESNA Lighting Handbook. Street light poles in areas with a planting strip between the sidewalk and curb are encouraged to be located behind the sidewalk, but may be located in the planting strip if there is at least 18 inches lateral clearance between the face of curb and nearest side of pole. Lighting fixtures will not exceed 20 feet in height. 7

Proposed street lighting is shown on Lighting Plan and Schedules, Series LT01 of the Drawing Package. 2. COMMUNITY SPACE TRACT LIGHT (EXCEPT OPEN SPACE TRACTS) Lighting should be kept to a minimum in these areas. Sports fields, playgrounds, and trails within Parks Tracts may be lighted at the discretion of the POA, but every effort should be made to limit such light and any trespass or glare in the design of such lighting beyond the surface the lighting is intended to illuminate. All lights will be cutoff or full cutoff fixtures except the Neighborhood Center which will be allowed to use semi cutoff fixtures. The Neighborhood Center building façade may be lighted provided it meets the following standards: The exterior of a building may be lighted provided the following standards are met: (1) The lighting is done to accentuate an architectural or aesthetic element of the building, not the entire building; (2) The light must only be directed onto the building façade and not spillover beyond the plane of the building; (3) Upward aimed lighting must not exceed 2,000 mean lumens per accent feature, must be fully shielded, and mounted as flush to the wall as possible; and (4) Lighting exceeding 2,000 mean lumens per accent feature must be aimed downward, fully shielded, and mounted as flush to the wall as possible. Parking lot lights will meet the parking lot standards. Outdoor lighting installations will include timers, dimmers, and/or motionsensors to reduce overall energy consumption and eliminate unneeded lighting, particularly after 11 p.m. 3. OPEN SPACE TRACTS No lighting will be placed in open space tracts except lighting specifically required in association with a utility placement for security or safety. Said lighting will be will be minimized to the maximum extent practicable as provided by applicable law or regulations. To protect light-sensitive wildlife habitats, artificial lighting in or on the periphery of areas identified as Open Space Tracts will be minimized and fully shielded to prevent any emission above a horizontal plane through the lowest light-emitting part of a luminaire. 4. PARKING LOT LIGHTING The IESNA Lighting Handbook includes lighting guidelines for parking areas, both open and enclosed. The guidelines for open parking facilities suggest that a basic minimum level of illumination (at the darkest point of the lot) of 0.2 cd/m 2 is necessary in areas of low nighttime activity. As activity levels increase, the minimum level of needed illumination also increases to a point. To avoid severe contrasts in lighting levels in different parts of the parking area, the IESNA guidelines suggest that the uniformity ratio not exceed 4:1. This, in conjunction with a minimum illumination level of 0.2 cd/m 2, would yield an average level of illumination no higher than 0.8 cd/m 2. 8

All parking lot lighting will meet, at a minimum, the requirements of semi-cutoff lighting. Outdoor lighting installations will include timers, dimmers, and/or motion-sensors to reduce overall energy consumption and eliminate unneeded lighting; particularly after 11 p.m. Fixtures will not exceed 20 feet in height. 5. RESIDENTIAL LIGHTING All exterior lighting will be full cut -off or cut -off design so the light source is not visible by adjacent property owners or lands upon any adjacent Community Space Tracts. Direct source lighting is not allowed (i.e., the actual light bulb is visible). Fascia mounted floodlights are not allowed due to glare into adjoining properties. No fixture will be placed more than 10 feet above the surface it is intended to light. Moving, fluttering, blinking, or flashing, neon or tubular lights or signs will not be permitted, except as temporary seasonal holiday decorations. E. ENFORCEMENT OF THIS PLAN The elements of this Plan have been fully integrated into the PUD Guide, CCRS, Design Guidelines and therefore are fully enforceable by Garfield County and the POA. Specific lighting plans will be submitted at the time of Final Plat or site plan review for the community space and right-of-way tracts being platted. 9