COUNTYOFALBEMARLEDepartmeTtofPlanningCommunityDevelopment40IMcIntireRoadRoom218CharlottesvilleVirginia2290245964342965823Fax4349724012November182003FrankDCoxJrTheCoxCompany220EastHighStreetCharlottesvilleVA22902REZMA2001007AlbemarlePlaceTaxMap61WSection3Parcels19A19B23and24DearMrCoxTheAlbemarleCountyBoardofSupervisorsatitsmeetingonOctober222003approvedtheabovenotedrequestsubjecttotheproffersdatedOctober222003theamendedExhibitspresentedonOctober222003andtheCodeofDevelopmentdatedOctober152003inclusiveoftheApplicationPlanCopiesoftheprofferstheamendedexhibitsandCodeofDevelopmentareattachedIfyouhaveanyquestionspleasedonothesitatetocontactmeSincerelyUcuJVWayneDirectorofPlanningCommunityDevelWCjcfCcAmeliaMcCulleyJackKelseyAlbevilleStationJVLLC

PROFFERFORMDateOctober222003ZMA200107TaxMap61W3andParcelNumbers19A19B23and2464705AcrestoberezonedfromLIandC1toNMDPursuanttoSection333oftheAlbemarleCountyZoningOrdinancetheOwnerherebyvoluntarilyprofferstheconditionslistedhereinbelowwhichshallbeappliedtoAlbemarlePlacehereinafterthePropertyiftheZoningMapAmendmenthereinafterZMAisapprovedbytheCountyofAlbemarleTheseconditionsareprofferedasapartoftherequestedZMAanditisagreedthat1theZMAitselfgivesrisetotheneedfortheconditionsand2suchconditionshaveareasonablerelationtotherezoningrequestedThetermOwnerasreferencedhereinshallincludewithinitsmeaningtheownerofrecordandsuccessorsininterestThetermApplicationPlanreferstoExhibitAThetermCodeofDevelopmentreferstoExhibitBThetermZMAPhasingPlanreferstoExhibitCThetermRegulatingBlockPlanreferstoExhibitDThetermMPOConceptPlanHydraulicRoadRoute29referstoExhibitEThetermShortTermRoute29TransportationImprovementsreferstoExhibitFThetermRightofWayReservationAreareferstoExhibitGTheheadingsoftheproffersandconditionssetforthbelowhavebeenpreparedforconvenienceorreferenceonlyandshallnotcontroloraffectthemeaningorbetakenasaninterpretationofanyprovisionsoftheproffers1PhasingofAlbemarlePlaceImprovementsTheOwnershallphasedevelopmentsothatthefirstsiteplanfortheinitialphaseofAlbemarlePlaceincludesstreetutilityandlandscapeimprovementstoservetheplannedbuildingimprovementscontainedwithinBlocksABCandDasdepictedonExhibitDRegulatingBlockPlanAspartofthisfirstphasetheOwnershalldesignandconstructthosestreetsidentifiedonExhibitCZMAPhasingPlanasNewMainStreetSouthNewMainStreetNorthNewMainStreetSwansonRoadInglewoodDriveandAlbemarlePlaceBoulevardalsoreferredtoas4thStreetCedarHillRoadincludingallsupportingutilityinfrastructureandlandscapingonthesestreetsTheseimpróvementsshallbedesignedconstructedandinstalledasprovidedinExhibitsCandDandtheCodeofDevelopment2CommunityDevelopmentAuthorityParticipationUponrequestbytheCountytheOwnershallpetitionforandconsenttoalltaxmapparcelsusedfornonresidentialpurposesparticipatinginaCommunityDevelopmentAuthorityCDAestablishedpursuanttoSection1525152etseqoftheCodeofVirginiaCodetobecreatedforthepurposeofimplementingRoute29regionaltransportationimprovementsincludingbutnotlimitedtotransportationimprovementswithintheSuperBlockthegeographicalareaboundedby1IVIbf5I

Route29HydraulicRoadCommonwealthDriveandGreenbriarDriveandintersectionalimprovementsassociatedtherewith3CashProfferforRoute29RegionalTransportationTheOwnrwillmakeacashcontributiontotheCountyfortheMPO29H250Phase2Route29regionaltransportationstudyintheamountofOneHundredThousandDollars10000000ThecashcontributionshallbemadebytheOwnerwithinthirty30daysuponrequestbytheCountyIftherequestisnotmadewithinone1yearfromthedateofsubmissionofthefirstfinalsiteplanfortheinitialphaseofdevelopmentthisproffershallbecomenullandvoidIfsuchcashcontributionisnotexpendedforthestatedpurposewithintwo2yearsfromthedatethefundswerecontributedtotheCountyallunexpendedfundsshallberefundedtotheOwner4CashProfferforCityofCharlottesvilleTrafficCalmingImproveershallcontributeTenThousandDollars1000000toCityotCharlottesvilleortheconstructionbytheCityoftrafficcalmingimprovementsonSwcinsoðàcrcectãffÍillRoadandotherCitystreetsintersectingHydraulicRoadinthevicinityofAlbemarlePlaceThecashcontributionshallbemadebytheOwnerwithinthirty30daysuponrequestbytheCityIfthetrafficcalmingimprovementsarenotimplementedbyOctober152007allunexpendedfundsshallberefundedtotheOwnerJ5CashProfferforCharlottesvilleTransitServiceCommercialCorridorJitneyServiceUpontherequestoftheCountytheOwnershallcontributeTwentyThousandDollars2000000perannumoranamountequaltotwentypercent20oftheannualoperatingandmaintenancecostswhicheverislessforaperiodnottoexceedfiveyearsforoperatingandormaintainingadedicatedjitneybusservicetoretailcommercialdevelopmentsincludingAlbemarlePlacealongtheRoute29CorridorIftheCTSjitneyserviceisnotplacedintooperationbyJanuary12007orthedateofissuanceofthefirstoccupancypermitforacommercialbuildinginAlbemarlePlacewhicheveroccurslastthisproffershallbecomenullandvoidrxzþ00006CashProfferforCapitalImprovementsTheOwnershallcontributeOneMillionFiveHundredThousandDollars150000000hereinafterreferredtoasthetotalcontributiontotheCountyforthepurposeoffundingcapitalimprovementsrelatedtoAlbemarlePlaceThecontributionshallbepaidasfollowsaThreeHundredandSeventyFive37500000shallbecontributedtotheCountywithinthirty30daysafterthefirstfinalsiteplanorsubdivisionplatcontainingresidentialdwellingunitsisapprovedforAlbemarlePlacebanadditionalThreeHundredandSeventyFive37500000ofthetotalcontributionshallbecontributedtotheCountypriortotheissuanceofacertificateofoccupancyforthefirstresidentialdwellingunitsinAlbemarlePlaceandctheremainingSevenHundredFiftyThousand75000000ofthetotalcontributionhallbepaidonaproratabasisofThreeThousandDollars300000perresidentialdwellingunitatthetimecertificatesofoccupancyareissuedforthefirsttwohundredfifty250dwellingunitsNoadditionalcontributionshallbereqUiredforthenexttwohundredfifty250dwellingunitsJ2MbRID

Iffive5yearsfromthedateofapprovalofthetìrstfinalsiteplanorsubdivisionplatforresidentialdwellingunits1thetotalcontributionhasnotbeenfullypaidthebalanceofthetotalcontributionshallbecontributedtotheCountywithinthirty30daysuponrequestbytheCountyIfthisfundhasnotbeenexhaustedbytheCountyforthestatedpurposewithinfive5yearsfromthedatethelastcontributionismadeallunexpendedfundsshallberefundedtotheOwnerInadditiontotheforegoingafterbuildingpermitshavebeenissuedforthefirstfivehundred500dwellingunitswithinAlbemarlePlacetheOwnershallpaytotheCountyThreeThousandDollars300000priortotheissuanceofabuildingpermitforeachnewresidentialdwellingunitthereafter7ConstructionofFrontageImprovementsonRoute29andHydraulicRoadAtitsexpensetheOwnershallplandesignbondandconstructtravellaneimprovementstobededicatedforpublicuseonitsHydraulicRoadandRoute29frontageThedesignshallbesubmittedwiththefirstsiteplanfortheinitialphaseofAlbemarlePlaceThesubjectfrontageimprovementsaredepictedbyExhibitFShortTermRoute29TransportationImprovementsTheOwnerproffersthattheCountymayrequiretheseimprovementstobecompletedasaprerequisitetotheissuanceofanycertificatesofoccupancyj8ConstructionofOffSiteImprovementsUponrequestbytheCountyorasprovidedhereintheOwnershallplandesignbondandconstructoffsitetransportationimprovementsintheCountyandtheCityasdepictedonExhibitFShortTermRoute29TransportationImprovementsIftheimprovementsarerequiredtobeconstructedtheOwnerproffersthattheCountymayrequiretheseimprovementstobecompletedasaprerequisitetotheissuanceofanycertificatesofoccupancyConstructionshallbedeemedcompletewhentheimprovementsareacceptedbytheappropriatepublicentityorarebondedfortheentitysacceptanceAOffsiteImprovementsintheCountyattheNorthwestQuadrantoftheHydraulicRoadRoute29IntersectionTheengineeringplatsandconstructiondocumentsforoffsiteimprovementsintheCountyshallbesubmittedwiththefinalsiteplanfortheinitialphaseofAlbemarlePlaceInadditionforpropertyacquisitionthatisrequiredfortheoffsitepublicrightofwayforHydraulicRoadRoute29intersectionimprovementswithintheCountytheOwnershallmakeacashcontributionorprovidealetterofcreditinaformapprovedbytheCountyAttorneyforsuchpurposeintheamountasdeemednecessaryforthepropertyacquisitionbytheCountyAttorneyprovidedthatsuchamountshallnotexceedonehundredfiftypercent150oftheCountysappraisalpreparedforacquisitionorcondemnationpurposesThecashcontributionorletterofcreditdescribedinthisproffershallbeusedtopayforthetotalcostoftherightofwayacquisitionThetotalcostoftherightofwayacquisitionfortheoffsitepropertyintheCountyatthenorthwestquadrantoftheHydraulicRoadRoute29intersectionshallincludethenormalcostsassociatedwithacquiringlandbuildingsstructureseasementsandotherauthorizedinterestsbycondemnationorbypurchaseincludingbutnotlimitedtolandacquisitionengineeringsurveyingand3Mùi5J

jreasonableattorneysfeesThecashcontributionortheletterofcreditshallbeprovidedbytheOwnerwithinthirty30daysuponrequestbytheCountyIfthepropertyisacquiredbypurchasethecontributionforthepurchasepriceshallnotexceedonehundredfiftypercent150oftheCountysappraisalpreparedforcondemnationpurposeswithouttheconsentoftheOwnerIfthecostoftherightofwayacquisitionexceedstheamountpreviouslycontributedabovethentheOwnershallreimbursetheCountyallsuchexcesscostswithinthirty30daysuponrequestbytheCountyTheCountyshallrefundtotheOwnerallexcesscontributionsuponcompletionofthelandacquisitionIftherightofwayhasnotbeenacquiredwithineighteen18monthsafterapprovaloftheinitialsiteplanforthefIrstphaseofAlbemarlePlacewhichshallincludethefInalrightofwayplatsandallconstructiondocumentsnecessaryfortheacquisitionofthepropertyfortheoffsiteimprovementsthisProffer8AshallbecomenullandvoidandallunexpendedfundsshallberefundedtotheOwnerortheremainingbalanceoftheletterofcreditshallbereleasedrJBOffsiteImprovementsintheCityattheNortheastQuadrantoftheHydraulicRoadRoute29IntersectionTheOwnershallsubmittheengineeringplatsandconstructiondocumentstheplansfortheimprovementsintheCityofCharlottesvilletotheCityofCharlottesvillewithinsixty60daysafterthefirstsiteplanfortheinitialphaseofAlbemarlePlaceissubmittedtotheCountyTheOwnershalldiligentlypursueapprovaloftheplansintheCityIftheCitydoesnotapprovetheplanswithinsix6monthsafterthefirstmalsiteplanfortheinitialphaseofAlbemarlePlaceisapprovedbytheCountytheOwnershallnotberequiredbythisproffertoconstructanyimprovementsforwhichapprovalshavenotbeenobtainedTheOwnershallnotberequiredbythisproffertoacquireorotherwisepayforrightofwayintheCityfortheseimprovementsIftheimprovementsarerequiredtobeconstructedtheOwnershallcompleteconstructionoftheimprovementsforwhichrightofwayisavailablewithintwelve12monthsaftertheissuanceofthefirstcertificateofoccupancywithinAlbemarlePlaceConstructionshallbedeemedcompletewhentheimprovementsareacceptedbytheappropriatepublicentityorarebondedfortheentitysacceptance9ReservationandDedicationofLandforRegionalRoute29andHydraulicRoadIntersectionImprovementsTheOwnershallreserveforfuturededicationtotheCountycertainlandonthePropertyintheCountyfortransportationimprovementsfortheRoute29andHydraulicRoadintersectioninthelocationdescribedasAreaAonExhibitGROWofWayReservationandDedicationAreaUpontherequestoftheCountytheOwnershalldedicateAreaAtotheCountyinfeesimpleforthepurposeofconstructionofregionaltransportationimprovementsprovidedthatsuchrequestfordedicationismadebytheCountynotlaterthanOctober152009orthisproffershallbecomenullandvoid4v1DB6220

øAfterdedicationanduntilthesubjectregionaltransportationimprovementsarefundedforconstructiontheOwnershallattherequestoftheCountymaintainthislanduntilrequestedbytheCountytonolongerdosoprovidedtheOwnerisgrantedtherighttotheexclusiveuseofthelandforlandscapedopenspaceapocketparktemporaryparkingfencingsignageutilitiesorotherpurposesasmaybeapprovedwiththefinalsiteplanforthefIrstphaseofAlbemarlePlaceUponbeingrequestedbytheCountytonolongermaintainthelandtheOwnershallceasealluseofthelandandremoveallimprovementsestablishedbytheOwnerûattheCountyrequestsberemovedIntheeventthattheadopteddesignforfuturepublicintersectionimprovementsdoesnotrequiretheutilizationofallofthededicatedlandupontheOwnersrequestthededicatedlandshallbetransferredtotheOwneratnoexpensetotheOwnerIftheconstructionofthesubjecttransportationimprovementsonthededicatedlanddoesnotcommencebyOctober152025thisproffershallbecomenullandvoid10ReservationandDedicationofAdditionalLandforRoute29andHydraulicRoadIntersectionImprovementsTheOwnershallreserveforfutUrededicationtotheCountysubjecttotheconditionshereinbelowcertainadditionallandonthePropertyfortherightofwayforafutureHydraulicRoadandRoute29relatedregionaltransportationimprovementsThereservationoftheadditionallandislimitedtoandshallnotexceedtheareaaasinitiallydefinedonExhibitEMPOConceptPlanHydraulicRoadRoute29IntersectionorbassubsequentlydefinedbyarevisedrightofwayexhibitinaccordwithaplanapprovedbytheCountythatreducestherightofwayimpactasnowdepictedbyExhibitEonthePropertyUpontherequestoftheCountyatemporaryconstructioneasementnottoexceedtwenty20feetbeyondthereservedareashallbeprovidedforthisconstructionUntilthelandisdedicatedtheOwnershallmaintainthislandandshallretaintherighttotheexclusiveuseofthelandforlandscapedopenspaceapocketparktemporaryparkingfencingutilitiesorotherpurposesasmaybeapprovedwiththefirstfinalsiteplansubmittedfortheinitialphaseofAlbemarlePlaceTheconditionsonthesubjectreservationanddedicationshallbeasfollowsaTheOwnershallreservetheadditionallandasshownonExhibitEuntilanOfficialMaporothertransportationimprovementsplanisadoptedorapprovedbytheCountythatdefinestherightofwayforthesubjectregionaltransportationimprovementandthelandtobededicatedtotheCountyUponadoptionorapprovaloftheOfficialMaporthetransportationimprovementsplantheCountymayrequestthattheOwnerdedicatetheadditionallandtotheCountyTheOwnershalldedicatetheadditionallandwithinsixty60daysaftertheCountysrequestIfsaidOfficialMaportransportationimprovementsplanhasnotbeenadoptedbytheCountybyDecember312009thisprofferbecomesnullandvoid5fYbßlf22O

4bIntheeventthattheadopteddesignforfuturepublicintersectionimprovementsdoesnotrequiretheutilizationofallofthereservedordedicatedlanduponrequestoftheOwnertheresidualportionshallbereleasedbytheCountyfromthereservationorifthelandhasbeendedicatedtransferredbacktoandfortheuseoftheOwnercUpontherequestoftheOwnerthededicatedlandshallbereleasedfromsuchdedicationatnoexpensetotheOwneriftheconstructionofthesubjecttransportationimprovementsonthededicatedlanddoesnotcommencebyOctober152025oratsuchtinÏetheCountydeterminesthatthelandoranyportionthereofisnotneededforsuchimprovementswhicheveroccursfirstdThedesignandconstructionoftheHydraulicRoadandRoute29intersectionandrelatedregionaltransportationimprovementssubstantiallymaintaintheaccessfunctionandcontinuityofserviceoftheplannedintersectionofSwansonRoadExtendedandexistingHydraulicRoadintoAlbemarlePlaceatthelocationoftheexistingSwansonRoadandHydraulicRoadintersectionotherwisethisprofferbecomesnullandvoid11SignalizationProfferforHydraulicRoadandRoute29IntersectionsTheOwneratitsexpenseshallengineerbondandconstructalltrafficsignalizationimprovementsatatheintersectionof4thStreetalsoknowasAlbemarlePlaceBoulevardandRoute29andbtheintersectionofCedarHillRoadExtendedandHydraulicRoadTheseimprovementsshallbeconstructedwhentheCountyandVDOTrequesttheinstallationofsuch12CommonwealthDriveConnectionTheOwnershallreservelandengineerbondandconstructatitsexpenseonsiteimprovementsforastreetconnectionatthenorthwestcornerofthePropertytoCommonwealthDriveadjacenttothelandcurrentlyknownastheComdialPropertyTM61W318asdepictedonExhibitAtheApplicationPlanandlabeledasFutureCommonwealthConnectionTheconnectionwillbeatwolanefacilitywithasidewalkconstructedonthesouthsideofthestreetUpontherequestoftheCountytheOwnershallengineerbondandconstructtheoffsiteportionoftheconnectiontoCommonwealthDriveontheComdialPropertyprovidedthatplatandplanapprovalsandconstructionpermitsasmaybenecessaryforsuchconstructionfortheconnectionthroughoffsitepropertiesforthisimprovementhavebeengrantedatnocosttotheOwnerandtherequestforsuchconnectionthroughtheoffsitepropertyismadebytheCountypriortoOctober152013UpontherequestoftheCountytheconnectionshallþecompletedbytheOwnerwithintwelve12monthsfromthedateofsatisfactionoftheconditionsassetforthabove13OtherSuperBlockStreetConnectionsTheOwnershallreservelandandgrantconstructionandpermanentaccesseasementsorrightofwayatnoexpensetotheCountyforthepurposesoffutureconstructionbyothersofinterparcelstreetconnectionswithintheSuperBlockatthefollowinglocationsFirstStreettowesttoCommonwealthDriveSecondStreettowesttoCommonwealthDriveThirdStreettowesttoCommonwealthDriveCedarHillRoadExtendedinBlockFnorthtoComdialPropertyFourthStreet6IJ1

betweenBlocksFandGnorthtoComdialPropertySwansonRoadExtendedtonorthtoSperryPropertyandattwoadditionallocationsintoSperryPropertyThelocationsforeasementorrightofwayreservationanddedicationareasgenerallydepictedonExhibitAandlabeledthereonasFutureExtensionTheseeasementorrightofwaylocationsshallbeidentifiedplattedanddedicatedattherequestoftheCountyinconjunctionwithsubsequentsiteplanapplicationsforAlbemarlePlaceTheundersignedOwnerherebyproffersthattheuseanddevelopmentofthesubjectpropertyshallbeinconformancewiththeproffersandconditionshereinaboveandtheseproffersshallsupersedeallotherproffersandconditionsmadepriorheretoOwnerAlbevilleStationJVLLCRonaldBFerrinjSoleManagerKëNLJPrintedNameBvVjNOctober222003Date7MDBJ

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