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EXHIBIT 8 GLENEAGLE ESTATES

PLANNED DEVELOPMENT (PD) STANDARDS

STATEMENT OF INTENT

The Planned Development (PD) is proposed to allow for Y:z-acre sized lots in a Single-Family Detached Residential development that otherwise requires a minimum lot size of one acre.

ADMINISTRATIVE PROVISIONS

Unless otherwise stated, the definitions contained in Article 1, Section 18-3 of the City of Thornton Development Code, as amended, shall apply to this Planned Development and accompanying Planned Development (PO) Standards. In the event of conflict, these PO District Standards control. Gleneagle Estates HOA has an established Architectural Review Committee ("ARC") for the development of this Subdivision. All items requiring ARC review and approval must include a "Letter of Approval" from the ARC. These letters should accompany all permits and plans submitted to the City at the time of permit or plan review and action.

PERMITTED USES

Detached single-family residences.

ACCESSORY USES AND STRUCTURES

Garages, storage sheds, swimming pools, hot tubs, tennis courts, decks and porches, dog runs and common recreational facilities as allowed by Code.

TEMPORARY USES AND STRUCTURES

Construction trailers, sales offices, construction signs, and marketing signs.

LOT AND BUILDING STANDARDS

No residential building shall exceed 40 feet in height.

Accessory structures shall not exceed 25 feet in height.

Setbacks:

Front setback from any street or common access: 35 feet

Front setback adjacent to more than one street: 35 feet

Side setback from property line: 15 feet

Rear setback from property line: 20 feet

) LotSize:

Minimum lot size: 0.50 acre

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Q BUILDING COVERAGE

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Twenty percent for residential structures;

Twenty-five percent for nonresidential structures; and

Thirty-five percent for all structures combined.

SITE DEVELOPMENT STANDARDS A.

B.

DRIVEWAYS AND PARKING.

Access to each residence shall be via the public street as shown on the Plat. The drive should be situated to minimize the earthwork, without overly emphasizing the parking area or garage. Circular drives are acceptable to the Architectural Review Committee (ARC) if appropriate to the site and architectural design. Driveways paralleling property lines are discouraged in consideration of curvilinear drives with gentle curves allowing for the integration of landscape pockets. Parking areas should be located out of major sight lines and should be screened with landscape earth forms and planting. Garage doors must be oriented away from the street wherever possible. Total driveway width including the sum of two drives at the property line shall not exceed 30 feet and each drive shall be a minimum of 5 feet from the property line.

1. There shall be a minimum of three and a maximum of six enclosed garage spaces for each residence. Houses with six-car garages must have two that are side loaded. In addition, a minimum of two off-street parking spaces shall be incorporated into the drive design.

2. Driveways should intersect the street at no less than 60 degrees for maximum visibility and should not exceed 8% in slope, except where use of short pitches up to 1 0% may lessen site impacts.

3. All driveways shall have a paved, hard surface including at least one of the following:

a) exposed aggregate concrete;

b) concrete with colored, stamped detailed border treatment;

c) colored, textured or stamped concrete;

d) stone or masonry pavers.

4. Aprons are required to be of the same color, patterns, and material as borders. Asphalt or plain concrete surfaces will be discouraged.

RETAINING WALLS.

Retaining walls should be as low as possible and integrated into the entire landscape plan. The use of terracing is encouraged in order to maintain a maximum height of four feet (4') wherever possible. Walls should complement the natural surroundings and materials must be those of the

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building structure or stone. Flagstone, moss rock, rhyolite, brick, or compatible stuccos are encouraged.

SCREENS AND ENCLOSURES. ~e..ncJ ~ ---f

T o allow a more open, spacious feeling for the community and the project's open space, only wrought iron perimeter lot fences (except the project fence) are allowed. In order to further define the open character of the Gleneagle Estates Community, individual residential lots, and outdoor use areas, a system of fencing and privacy screens has been developed as follows:

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2.

PROJECT FENCE. The project perimeter, (subdivision boundary), and entry features will exclusively be the responsibility of the Developer to initially install, and the Gleneagle Estates Homeowners Association, Inc., to maintain thereafter. The project perimeter fence may be of solid privacy type or of open iron work design.

FULL ENCLOSURE. A full enclosure shall be restricted to the side, rear and front lot boundaries. Full enclosure areas should be integrated with the overall landscape plan. A combination of landscape hedges, earth forms, retaining walls, or other compatible landscape components must be utilized in the overall fence/enclosure plan. Compatibility and integration with the overall architecture of the home will also be considered as part of the enclosure approval. These areas may be enclosed with the following:

a) Architecturally detailed wrought iron fences, not to exceed 5 feet in height with masonry pilasters every 75 feet and at the end of the fence.

3. PRIVACY SCREENS. Privacy screens are to be utilized in screening privacy areas including decks, patios, and hot tubs. These areas may or may not be fully enclosed. Screening of these privacy areas requires utilization of materials and finishes taken from the building palette itself. These screens shall be limited to the side or rear lot area and connected to the structure. In no event shall the height of these screens exceed 6 feet, and total enclosed area shall not exceed 1500 square feet. The privacy screen must also be compatible with and integrated into the overall landscape plan creating harmony between the physical structure and the landscaping.

4. SWIMMING POOL ENCLOSURE.

a) Six-foot fencing is required by City Code around swimming pool facilities.

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b)

D. LIGHTING.

All pool equipment is encouraged to be below grade or completely screened and incorporated into the overall landscape plan or in the residence.

All exterior lighting shall be of a "sharp cut off' or low-wattage design, minimizing light spill onto adjacent properties. The use of "flood lights" is prohibited unless specifically activated by a security monitoring system in which case they must be concealed and pointed away from view. The color of the fixtures shall complement the building colors. The developer has agreed to install street lights at all roadway intersections.

E. DECKS.

Columns supporting decks are required to be constructed from the building materials of the home. Wood posts are prohibited. Railing design must be included with architectural submittals.

F. ACCESSORY AND OUTBUILDINGS.

All accessory buildings or structures must be designed and integrated into the overall architectural and landscape treatment of the home so as to not appear as an isolated structure in the rear yard.

G. SQUARE FOOTAGE.

Each residence to be built on a lot shall contain certain minimum square footage. For a single-story dwelling, square footage shall exceed 2, 700 square feet. For a multiple-story dwelling, square footage shall exceed 3,000 square feet.

ARCHITECTURAL STANDARDS.

A. INTENT.

These Design Standards have been developed with attention toward general goals and concepts with a general requirement for attention to detail, in order to allow individual expression within a visually cohesive neighborhood.

It is anticipated that each home constructed in Gleneagle Estates is a unique site specific design that has been assembled to accentuate the individual assets of each lot.

Heavy emphasis must be given to the overall quality of the design, which should not favor the front of the home over the other sides {if the front elevation is bricked or partially bricked or stoned, the other sides should contain this material and treatment as well). The park-like quality of the neighborhood created by the large lots, sophisticated landscaping and lack of fences provides view opportunities to all sides of a structure requiring the need for continuity of materials and detailing from front to rear.

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MASSING.

In reviewing the forms of a proposed building, careful scrutiny will be given to the massing, proportions, and overall scale of the building in relation to the site. The ARC will encourage designs that achieve a delicate balance between distinctive form and subtle impact on the immediate environment.

Large, unbroken planes are not considered in keeping with the desired scale of the development. Therefore, wings, courtyards, stepped walls, integrated decks with well-designed and proportioned railings, and covered entries are encouraged to develop well-balanced massing. Upper levels should be smaller than the building footprint in order to reduce overall building scale. Small or under scaled windows or groups should be avoided as they tend not to contribute to an open and inviting appearance consistent with the community goals.

GARAGES.

Garages should be carefully considered in the overall design. Garage entries must be oriented away from the street frontage unless it is a corner lot.

ROOFS.

The form of a roof has much to do with architectural character. In order to establish a certain harmony within the community, flat, mansard, and gambrel roof styles will be discouraged.

Roofing materials should be considered with respect to harmony of color and texture with other materials on the home and adjacent properties. Concrete or clay tile, and slate are the materials of choice, while consideration may be given to copper roofs.

EXTERIOR MATERIALS AND FINISHES.

Homes within Gleneagle Estates should be designed with a high level of detail and a sophisticated combination of materials. Quality materials such as natural stone and brick masonry, acrylic-based stucco, and selected use of natural wood will be encouraged within the development in keeping with the upscale image of the community and the desire for visual harmony.

1. MASONRY. A high percentage of masonry or stucco is encouraged within the project. When masonry or stucco is the primary selected material, it is required that approximately 60%-70% of the non-window elevation must be of the masonry or stucco material. This masonry may be natural or cut stone, brick or similar masonry units. Synthetic stone materials will be reviewed by the ARC, which reserves the right to reject them.

2. STUCCO. A stucco-based house will be reviewed very carefully with respect to detailing, color, and massing. A high level of

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articulation to the wall surfaces through the use of detail and reliefs will be required.

3. WOOD. Wood will be allowed within the community when accompanied by the required amount of masonry or stucco. Stains and paints are acceptable finishes when approved with the material's submittal.

4. OTHER MATERIALS. Other materials not addressed in these standards shall be reviewed on an individual basis for which the ARC retains the right to approve or disapprove.

LANDCAPE DESIGN REVIEW PROCESS.

Landscape improvements become the final critical element in the overall streetscape, architectural integrity, and aesthetics of Gleneagle Estates. The properly conceived and well-designed landscape program may ultimately be the single most important value-enhancing element for the overall community. Consequently, careful attention has been given to these landscape standards ("Landscape Standards") to ensure that the landscaping for each individual home is a positive addition and will be compatible and harmonious to the overall community.

All landscape construction that is to be undertaken in this community, whether original landscape planting, subsequent landscape improvements or any drainage improvement is subject to review under the following Landscape Standards and requirements.

A. LANDSCAPE STANDARDS.

1. LANDSCAPE INTENT AND CONCEPT.

With the understanding of the land and its characteristics in mind, it is the objective of this document and the Developer to establish not only a proper blend of residential structures, but an adequate and diverse landscape pallet. Consequently, although these landscape requirements are typically greater than what residential subdivisions often require, it should be clearly understood that our requirements for a certain number of specimen trees, and an increased pallet and number of landscape materials will collectively serve as a value-creating theme throughout the entire community.

The landscape concept should be refined and elegant, providing a high-quality, manicured appearance which harmonizes with the surrounding neighborhood and architecture. Special attention should be paid to earth forms, site drainage, softscape plant forms and placement, hardscape materials and design, and ground plane treatments. The plan should include development of outdoor use areas and spaces through the use of landscape earth forms and plant massing. Separation and privacy can be attained through the use of landscape berms, plant groupings, screens and hedges.

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2. TREE PLANTING REQUIREMENTS.

a) In the front/entry area of the property, at least 3 specimen trees are required. These can be either Pine or Spruce 12-15' tall, or 3Yz" caliper shade trees. Acceptable shade trees are Ashes, Honey Locusts, Lindens, Maples (except Silver), and Oaks.

b) Over the remainder of the site, there shall be a minimum of 3 additional shade trees, 2" caliper minimum; 3 evergreen trees 6' tall, minimum; and 2 ornamental trees, 1 Y2" caliper minimum. Ornamental trees can be substituted for shade trees on a 2-to-1 basis.

c) Trees should be integrated into planting beds whenever possible. If trees stand alone in a turf area, the base of the tree should be surrounded with mulch. Mulch will retain moisture and provide for easier maintenance around the tree trunk.

d)

d)

e)

Parking areas, driveways, utility boxes, trash enclosures, pet enclosures, play equipment, gardens, swimming pools, tennis courts, hot tubs and other such items shall be screened from adjoining residences and streets.

Planting beds shall have a cedar wood chip or mulch, 3" in depth. Large cobble may be used only in dry stream beds, along drainage ways, by a water feature or to accent a xeriscape landscape zone.

Turf areas shall be installed with a bluegrass or bluegrass mix sod (suggest mix bluegrass, fescue) xeriscape.

PUBLIC LAND DEDICATION.

Tract H as shown on the ODP/CSP will be dedicated to the Gleneagle Estate HOA as a "Pocket Park". The developer will be responsible to improve the pocket park with amenities such as a tot lot, landscaping, permanent irrigation and benches. A Final Landscape Plan will be submitted and approved with the Subdivision Plat and Minor Development Permit Plan review for the development.

HOMEOWNER'S ASSOCIATION.

A Homeowner's Association shall be established to provide for the maintenance of all common areas not dedicated to a public entity such as, but not limited to, landscape areas, perimeter fencing, open space tracts, storm water detention areas and neighborhood trails.

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0 GENERAL REQUIREMENTS.

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Other issues, requirements or specifications not covered by these standards will be addressed by the general provisions, regulations and standards of the City of Thornton Development Code in effect at the time of building permit application.

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