CAMELOT FARMS April 6Th, 2017

CAMELOT FARMS April 6th, 2017

Camelot Holdings, LLC DRAWING NAME: PROJECT NAME: CLIENT: ENGINEERING, INC.

A C O R N

WESTBROOK STREET WESTBROOK OLD WESTBROOK STREET WESTBROOK OLD

A C O R N ENGINEERING, INC C-31 DRAWING NAME: PROJECT NAME: CLIENT: ENGINEERING, INC.

A C O R N

WESTBROOK STREET WESTBROOK OLD WESTBROOK STREET WESTBROOK OLD

A C O R N ENGINEERING, INC C-21 DRAWING NAME: PROJECT NAME: CLIENT: ENGINEERING, INC.

A C O R N

WESTBROOK STREET WESTBROOK OLD WESTBROOK STREET WESTBROOK OLD

A C O R N ENGINEERING, INC C-12 DRAWING NAME: PROJECT NAME: CLIENT: ENGINEERING, INC.

A C O R N

WESTBROOK STREET WESTBROOK OLD WESTBROOK STREET WESTBROOK OLD

A C O R N ENGINEERING, INC C-41 DRAWING NAME: PROJECT NAME: CLIENT: ENGINEERING, INC.

A C O R N

WESTBROOK STREET WESTBROOK OLD WESTBROOK STREET WESTBROOK OLD

A C O R N ENGINEERING, INC C-11 A C O R N ENGINEERING, INC A C O R N ENGINEERING, INC A C O R N ENGINEERING, INC

Home Construction Data

Stroudwater Neighborhood 1940-2022 (Anticipated Completion Date)

Pre-1940: Approx 60 Homes Baseline for percentage increase calculations

1940 – 1980: Approx 120 Homes 100% increase (doubling) over 40-year time span

1980 – 2005: Approx 240 Homes 100% increase (doubling) over 25-year time span

2005* – 2022: Approx 335 Homes 40% increase over 18-year time span

*Between 2005-2013 (last year of available data), 0 new homes were built within the neighborhood

Census Source Data: http://www.city-data.com

Representative Neighborhood Density

Stroudwater vs. Camelot Farm

Kingsmark, River’s Edge, Camelot Farms Tide Mill, Old Mast Neighborhoods

Zone R-2/R-3 R-3/ROS

House Lots 83 Lots 95 Lots

Total Neighborhood Area 52 Acres* 54 Acres**

Acres per House Lot 0.62 0.57

* Includes approximately 6 acres of open space at River’s Edge Development only. Other neighborhoods are 100% privately held. ** Includes approximately 12 acres of R.O.S. zoned area and additional 14 acres of Open Space.

Housing Attainability Summary

R-1 Concept - 45-Acre Parcel R-3 Concept – 45 Acre Parcel

84 House Lots (1.8 Dwelling Units per Acre) 95 Home Lots (3.8 Dwelling Units per Acre)

Approx 55% Privately Held, 45% Open Space with Public Access 100% Privately Held without Open Space and Buffer Space

Private Access to Stroudwater River Public Access to Stroudwater River

Approx 25% More Infrastructure & Roadways to Access Lots More Efficient Use of Infrastructure & Roadways

Less Disruptive Earthwork Activities More Intense Earthwork Activities Across the Site (Better Preservation of Existing Natural Resources)

Maximum Lot Coverage Permits Larger House Footprints Maximum Lot Coverage Permits More Compact/Efficient House (± 3,000 sf) Footprints (± 2,000 sf)

Estimated Housing Size/Types will be within 150-200% of Estimated Housing Size/Types will be within 90-120% of Workforce Workforce Housing Unit price point Housing Unit price point

Architectural Design Examples

Craftsman Home Bungalow Craftsman Home

2,250 Square Feet, 2-Floor, 4-Bedroom Floor Plan 1,600 Square Feet, 2-Floor, 2-Bedroom Floor Plan

Bungalow Craftsman Home 1,600 Square Feet, 2-Floor, 2-Bedroom Floor Plan

Bungalow Craftsman Home

1,600 Square Feet, 2-Floor, 2-Bedroom Floor Plan

Traditional Home Craftsman Home

2,533 Square Feet, 2-Floor, 3 Bedroom Floor Plan 1,612 Square Feet, 2-Floor, 3 Bedroom Floor Plan

Local Design Examples

Classic Cape Home Edenville Home

1,525 - 2,047 Square Feet, 2-Floor, 3 Bedroom Floor Plan 1,800 Square Feet, 2-Floor, 3 Bedroom Floor Plan

Village Green, Cumberland - As-Built Plans Eastern Village, Scarborough - As-Built Plans

Abutting Neighborhood Design Examples

1533 & 1527 Westbrook Street 59 Kingsmark Lane

1,668 Square Feet, 1.5-Floor, 3-Bedroom Floor Plan 2,228 Square Feet, 1-Floor, 3-Bedroom Floor Plan

1,584 Square Feet, 2-Floor, 3-Bedroom Floor Plan Bungalow Craftsman Home

1,600 Square Feet, 2-Floor, 2-Bedroom Floor Plan

Bungalow Craftsman Home 1,600 Square Feet, 2-Floor, 2-Bedroom Floor Plan

10 & 18 Pierce Ave

1,104 Square Feet, 1-Floor, 3 Bedroom Floor Plan 1646 Westbrook Street

1,200 Square Feet, 1-Floor, 3 Bedroom Floor Plan 1,365 Square Feet, 1.5-Floor, 3 Bedroom Floor Plan

Potential Metro Bus Transit System Expansion

Option 1: Extend M4 line to include Stroudwater Street Westbrook Street

Option 2: Extend M5 line to Westbrook Street

Potential Portland Trails System Expansion

Potential to connect the Fore River Sanctuary to the Stroudwater River Trail

Planned pedestrian bridge Potential pedestrian bridge over the Stroudwater River over the Stroudwater River (Public Access Easement – 1700 Westbrook)

The purpose of the public access easement granted herein is to provide physical public access via the Pathway to the shore of the Stroudwater River for pedestrians within the Easement Area, which Pathway may be improved by Grantee at Grantee’s sole and exclusive expense, including, without limitation, Grantee or its assigns installing an ADA compliant access way for pedestrians, provided that impermeable surfaces shall be only when absolutely necessary. Maintenance, repair and snow removal responsibilities within the Easement Area and Pathway shall belong solely to the Grantee, its successors and assigns. Land within the Easement or Pathway area may be disturbed, graded, regarded, seeded, or otherwise managed by Grantor for all purposes necessary for development of the Camelot Farm lot located generally at 1700 Westbrook Street, Portland, Maine, or in any fashion otherwise permitted by land-use and zoning laws, but in all cases, the disturbance shall be in form and scope which is the least intrusive as commercially reasonable, and shall be repaired, restored, or replanted, as applicable by Grantor. It is the intent of this easement to tie into a similar easement situated at 1714 Westbrook Road, recorded of near or even date herewith.

This easement is given for recreational use and the Grantor and Grantee claim the rights and protections against liability in accordance with Title 14 MRS §159-A to the maximum extent permitted by law.

TO HAVE AND TO HOLD the aforegranted and bargained public access easement, with all privileges and appurtenances thereof, to the Grantee, its successors and assigns, to its and their use and behoof, forever.

IN WITNESS WHEREOF, ______, the Grantor has caused this instrument to be executed by ______, its ______thereunto duly authorized, this ____ day of ______, 2017.

(Exhibit A Appears Below)

(Public Access Easement – 1714 Westbrook)

The purpose of the public access easement granted herein is to provide physical public access via the Pathway to the shore of the Stroudwater River for pedestrians within the Easement Area, which Pathway may be improved by Grantee at Grantee’s sole and exclusive expense, including, without limitation, Grantee or its assigns installing an ADA compliant access way for pedestrians, provided that impermeable surfaces shall be only when absolutely necessary. Maintenance, repair and snow removal responsibilities within the Easement Area and Pathway shall belong solely to the Grantee, its successors and assigns. Land within the Easement or Pathway area may be disturbed, graded, regarded, seeded, or otherwise managed by Grantor for all purposes necessary for development of the Camelot Farm lot located generally at 1700 Westbrook Street, Portland, Maine, or in any fashion otherwise permitted by land-use and zoning laws, but in all cases, the disturbance shall be in form and scope which is the least intrusive as commercially reasonable, and shall be repaired, restored, or replanted, as applicable by Grantor. It is the intent of this easement to tie into a similar easement situated at 1700 Westbrook Road, recorded of near or even date herewith.

IN WITNESS WHEREOF, ______, the Grantor has caused this instrument to be executed by ______, its ______thereunto duly authorized, this ____ day of ______, 2017.

(Exhibit A Appears Below)

**NOTE THAT THIS EXHIBIT WILL BE REDRAWN BY ACORN**

(Draft Open Space Easement – One for Each Parcel – 1700)

KNOW ALL PERSONS BY THESE PRESENTS, that DIVERSACORP, LLC, a Maine limited liability company with a place of business in Portland, Maine and mailing address of 5 Stone Pony Circle, Saco, Maine (the “Grantor”), FOR CONSIDERATION PAID, hereby GRANTS to the CITY OF PORTLAND, a Maine body corporate and politic, with a mailing address of City Hall, 389 Congress Street, Portland, Maine (the “Grantee” or the “City”), a non-exclusive open space easement for the purpose described below, over portions of Grantor’s property at or about 1700 Westbrook Street, in Portland, Maine, said easement area being the greater of: (a) the area shown falling within the bounds of the ROS zone as depicted on Exhibit A, or; (b) the Open Space as so defined on any subdivision plan recorded by Grantor or any affiliate or subsidiary thereof, or any successor in title thereto, for development of 1700 Westbrook Street (in the case of (a) or (b) the “Easement Area”. For the avoidance of doubt, the Easement shall initially encumber the ROS zone in Exhibit A, and shall automatically extend to encumber the subdivision “Open Space” contemplated in (b) above immediately upon filing said subdivision plan. Grantee shall not be obligated to take any further action in order for this Easement to extend beyond the ROS zone.

The purpose of the open space easement granted herein is to provide a meaningful areas of undeveloped open space along the Stroudwater River corridor. Land within the Easement area may be disturbed, graded, regarded, seeded, or otherwise managed by Grantor for all purposes necessary for development of the Camelot Farm lot located generally at 1700 Westbrook Street, Portland, Maine, or in any fashion otherwise permitted by land-use and zoning laws, but in all cases, the disturbance shall be in form and scope which is the least intrusive as commercially reasonable. This easement is not a conservation easement. Neither Grantor nor Grantee has any obligation to maintain the Easement Area, except as Grantor may be required to repair or replant areas disturbed during development. The parties agree that this Easement shall in no way impair any restrictions or requirements imposed by local ordinance, state statute, or federal law, as the same relate to activities within the Easement Area. Nothing in this easement shall prevent the pipeline company having prior rights through the Easement Area from exercising its rights to the pipeline. Nothing in this open space easement shall inhibit the public access easement granted prior hereto to Portland Trails for access to and from said Stroudwater River.

IN WITNESS WHEREOF, ______, the Grantor has caused this instrument to be executed by ______, its ______thereunto duly authorized, this ____ day of ______, 2017.

(Exhibit A Appears Below)

Exhibit A

** THIS WILL BE A REVISED DRAWING SHOWING THE AREA WITHIN THE NEW ROS ZONE **

(Draft Open Space Easement – One for Each Parcel – 1700 / 1714)

KNOW ALL PERSONS BY THESE PRESENTS, that DIVERSACORP, LLC, a Maine limited liability company with a place of business in Portland, Maine and mailing address of 5 Stone Pony Circle, Saco, Maine (the “Grantor”), FOR CONSIDERATION PAID, hereby GRANTS to the CITY OF PORTLAND, a Maine body corporate and politic, with a mailing address of City Hall, 389 Congress Street, Portland, Maine (the “Grantee” or the “City”), a non-exclusive open space easement for the purpose described below, over portions of Grantor’s property at or about 1714 Westbrook Street, in Portland, Maine, said easement area being the greater of either: (a) the area shown falling within the bounds of the ROS zone as depicted on Exhibit A, or; (b) the Open Space as so defined on any subdivision plan recorded by Grantor or any affiliate or subsidiary thereof, or any successor in title thereto, for development of 1700 Westbrook Street (in the case of (a) or (b) the “Easement Area”. For the avoidance of doubt, the Easement shall initially encumber the ROS zone in Exhibit A, and shall automatically extend to encumber the subdivision “Open Space” contemplated in (b) above immediately upon filing said subdivision plan. Grantee shall not be obligated to take any further action in order for this Easement to extend beyond the ROS zone.

IN WITNESS WHEREOF, ______, the Grantor has caused this instrument to be executed by ______, its ______thereunto duly authorized, this ____ day of ______, 2017.

(Exhibit A Appears Below)

Exhibit A

** THIS WILL BE A REVISED DRAWING SHOWING THE AREA WITHIN THE NEW ROS ZONE **