Planning Commission Agenda and Packet 2020 06 11

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that could be required at the time of PUD review under Municipal Code Sec. 17.28.080. This code section states that the need for open space in addition to that required as part of a subdivision under Sec. 16.16.060 will be evaluated based on the following factors: 1. Comprehensive development plan (including matters of state interest); 2. Topography, drainage, vegetation and other such physical conditions; 3. Anticipated socio-economic conditions; 4. Type and density of development and employment; 5. Overall need for open space and recreational facilities This requested provision is noted in Sec. 2.1 of the draft development agreement (Attachment No. 7). The development agreement is described in more detail below. At the time of PUD review, if any waivers are requested, the waiver criteria under Sec. 17.28.110 state that additional usable open space may be required in consideration of the waivers or demonstration that the needs of residents for usable or functional open space can be met. The applicant is not requesting any credits towards this potential future obligation with the GDP application. Sec. 17.28.110 ...any such requirements may be waived or modified through the approval process of the planned unit development if the spirit and intent of the development plan criteria contained in section 17.28.120 are met and the city council finds that the development plan contains areas allocated for usable open space in common park area in excess of public use dedication requirements or that the modification or waiver is warranted by the design and amenities incorporated in the development plan, and the needs of residents for usable or functional open space and buffer areas can be met. The plans also include establishment of a conservation easement on a contiguous 36- acre parcel south of the GDP boundary located in the City and County of Broomfield. Density and Height The proposal includes varying building heights ranging from two to five stories and up to 90 ft. in height. Under Municipal Code Sec. 17.72.1190, yard and bulk standards (which includes building heights) should be stated on a GDP, but must be in "general conformance" with the underlying zoning standards. Because the proposed heights are not in "general conformance" with the underlying zoning, which only allows 35 ft. in building height, the proposed GDP notes that the building height proposal will require approval through the Planned Unit Development waiver process. The average development density for the entire property, excluding public land dedications and rights of way, is an FAR of 0.48. The FARs within each parcel ranges between .25 and 1.08. Parcel C, which is planned as a mixed -use walkable subdistrict has the highest density with an FAR of 1.08, followed by Parcel A, which is the location of the senior living community, with an FAR of 0.69. Parcel B, which is the planned corporate headquarter for Medtronic has an FAR of 0.13 and Parcels C and D have an FAR of 0.25. Redtail Ridge Comprehensive Plan and GDP Amendments Page 7 of 32 PC — June 11, 2020 16