PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM

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1 To: Planning and Zoning Commission From: John Hilgers, Planning Director Lynn Merwin, Principal Planner Meeting Date Agenda Category Agenda Item # June 8, 2015 Commission Business 4.a 1. Public Hearing on Proposed The Ridge at Broomfield Filing No. 1 Replat B (Phase I Residential) Site Development Plan and Final Plat Property Location: Southeast Corner of State Highway 128 and Ridge Agenda Title: Parkway Owners: Ridge Parkway, LLC and Semaho Inc Applicant: Embrey Partners, LTD 2. Consideration of Resolution No , Regarding the Application Summary The applicant, Embrey Partners, LTD, is requesting consideration of a site development plan (SDP) and final plat (plat) for a 292 unit residential apartment development on 15 acres. The proposed development includes a private clubhouse and dog park, a new five acre public park dedication, and an amendment to a portion of The Views office parking. The property is located at the southeast corner of SH 128 and Ridge Parkway within The Ridge at Broomfield subdivision in southwest Broomfield as shown in the adjacent vicinity map of the area. A subdivision improvement agreement (SIA) will be reviewed by the City Council concurrent with the review of the SDP and plat. The SIA will outline the owners and developer s responsibility for land conveyances, dedication of easements, and completion of improvements to serve the development. The proposed application is substantially consistent with the approved PUD Plan. The applicant is requesting approval of two variances to allow: (1) tandem parking spaces for a portion of the overall parking requirement, and (2) a reduction in the percentage of windows on the front elevation of the second-story carriage units. Proposed Resolution No would recommend approval of the proposed SDP and plat. Prior Council Action On September 16, 2014, City Council considered a conceptual plan for the proposed multi-family development and new park. On May 27, 2014, Council approved the first amendment to The Ridge at Broomfield Planned Unit Development (PUD) Plan and Comprehensive Plan land use map amendment by Resolution No On May 9, 2000, Council approved an amendment to the Broomfield Master Plan Land Use Map by Resolution No ; The Ridge at Broomfield PUD Plan/Preliminary Plat and Final Plat by Resolution No ; The Ridge Apartments Site Development Plan and Improvement Agreement by Resolution No ; and the Broomfield Level 3 Communications Corporate Offices Site Development Plan, Improvement Agreement and Amended Development Agreement by Resolution No On September 8, 1999, Council approved annexation of the property into the City of Broomfield by Ordinance No Financial Considerations The proposal is consistent with Broomfield s adopted Long Range Financial Plan. Alternatives Based on the testimony and evidence presented on the record at the public hearing: If the proposed application complies with applicable Broomfield Municipal Code (BMC) review standards: o Recommend the City Council approve the application as is or with conditions. If the proposed plans do not comply with applicable BMC review standards: o Postpone action on the resolution and continue the hearing to a date certain; or o Recommend the City Council deny the application. Proposed Actions/Recommendations PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM City and County of Broomfield, Colorado Hold the scheduled public hearing. Following and subject to the results of the public hearing, the Planning and Zoning Commission may either Adopt Resolution No. PZ recommending approval with or without conditions; or Adopt Resolution No. PZ recommending denial.

2 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 2 I. SUMMARY OF APPLICATION The application is for consideration of a 292-unit, multi-family residential development and new, five-acre public park. The map below highlights the project location at the southeast corner of SH 128 and Ridge Parkway in southwest Broomfield. Property Owner and Applicant The property owners are Ridge Parkway, LLC and Semaho Inc. Partners, LTD. The applicant is Embrey Concept Review Plan A concept review was held for the subject property on September 16, Comments received during the concept review addressed: the attractive architecture; the need for a level, useable, public park; a request to look at providing direct vehicular access to Ridge Parkway; a request to work with representatives of the adjacent office complex to minimize impacts to their parking with the proposed upgrades to an existing private drive (the upgraded drive is needed to serve the subdivision); and a concern by at least one person about the anticipated variance request to allow tandem parking. The applicant has worked with the owners of the office complex to minimize impacts to their parking. The applicant has also worked with staff to add direct vehicular access to Ridge Parkway and to provide a public park site with a larger, level, multi-purpose play field. As anticipated, the applicant is pursuing the variance request for tandem parking.

3 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 3 II. ZONING, PREVIOUSLY APPROVED DEVELOPMENT PLANS FOR THE PROPERTY, AND STATUSS OF DEVELOPMENT Zoning The site is zoned Planned Unit Developmen t (PUD). The property is governed by The Ridge at Broomfield Planned Unit Development Plan approvedd in 2000 and amended in The approved PUD Plan permits a mix of uses includingg multi-family residential, office, limited service retail, research and development, flex, and light industrial uses. The proposed development is consistent with the zoning for the property. Status of Development In 2000, the overall 108-acre property was subdivided as The Ridge at Broomfield. Between 2001 and 2003, the 24.5-acre residential portion of thee development was fully built-out on the west end of the property with 350 multi-family residential apartmentt units, known as Stonegate. The eastern 55-acre property was approved for a 1,027,050 square foot (sf) corporate office campus comprised of five office buildings, two parkingg structures, and a common building for corporate dining, fitness and meeting events. In 2001, a portion off the property was developed with two, five-story office buildings which collectively comprise 418,,071 sf and are known today as The Views. Approximately 44 acres of the original PUD Plan area (40%) have remained undeveloped since The graphic below shows thee proposed residential development and public park site within the context of the overall subdivision.

4 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 4 In 2014, City Council approved a PUD plan amendment to permit a broader mix of uses including an additional 594 residential units within a portion of the remaining undeveloped property. With the 350 existing Stonegate residences, the subdivision could develop with up to 944 residential units at full buildout. The following image is a reprint of a portion of The Ridge at Broomfield PUD Plan Amendment No. 1. The table below is a summary of the projects that have been approved to date within The Ridge at Broomfield subdivision. Summary Status of Development for The Ridge at Broomfield Project Parcel Location Land Use Status Acres Stonegate Apartments The Views Public Open Lands Dedication Proposed Phase 1 Residential by Embrey Future Mixed-Use Development* West end of PUD Plan Southeast end of PUD Plan Area South end of PUD Plan Area Southeast Corner of SH 128 and Ridge Parkway All Remaining PUD Plan Area Residential Apartments Building Size: Square Feet or Units Complete units Office Complete ,071 Open Space Complete 12 Not Applicable Residential Apartments & Public Land Dedication Residential and/or Commercial SDP & Plat Pending PUD Plan Approved units 24 Permits Maximum of: 302 additional units or 1,345,263 sq. ft. (.5 FAR) *Future development will include a mix of uses but not full buildout of both residential and non-residential floor area ratio (FAR).

5 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 5 III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS Comprehensive Plan The 2005 Broomfield Comprehensive Plan land use designation for the subject property is Mixed-Use which includes commercial, office and residential (multi-family or single-family attached) uses. The proposed multi-family residential plan is consistent with the Comprehensive Plan land use designation for the property. The following map shows the project location within a portion of the 2005 Comprehensive Plan land use map as amended. Financial Plan The proposal is consistent with the land use assumptions established in the Long Range Financial Plan. The applicant s estimated project valuation for the new construction is valued at $30 million. The value of the land is estimated at $4.5 million. Goals and Policies The proposed project would help meet the following Comprehensive Plan goals: Goal HO-C Encourage a diversity of populations by providing a variety of housing types that serve a broad spectrum of households; Goal OP-F Promote the equitable distribution of open space, parks, recreational and trail facilities.

6 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 6 IV. AREA CONTEXT Property Location The property is located at the southeast corner of SH 128 and Ridge Parkway, approximately.6 miles east of Indiana Street in southwest Broomfield. Area Context This subject property encompasses 53 acres within the proposed final plat (Replat B) and is bounded to the south and west by properties within the City and County of Broomfield. The area to the north of the site and SH 128 is undeveloped land in the Town of Superior and the land to the east is undeveloped, unincorporated Jefferson County. The proposed residential parcel and park site addressed in the SDP encompasses 20 acres at the southeast corner of SH 128 and Ridge Parkway. To the west of the subject property is the 350-unit Stonegate residential apartment community. To the southeast of the proposed residential site are two, five-story office buildings known as The Views and the Broomfield Training and Detention Facility. Further east is Simms Street and the Rocky Mountain Metropolitan Airport. To the south is additional property in private ownership and Broomfield open lands, a portion of which were dedicated with the Stonegate residential development. The proposed Jefferson Parkway is planned to be located approximately 1,300 feet to the south of the property. The map below provides an aerial view of the site within the context of the surrounding area.

7 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 7 Surrounding Land Uses ADJACENT USE/ ZONING COMPREHENSIVE PLAN DESIGNATION North PD, Undeveloped (Town of Superior) Office and Future Open Space (Town of Superior) South PUD, Undeveloped, Office Buildings, Open Lands and Detention Facility (Broomfield) Open Lands & Neighborhood Residential East PUD, Vacant (Broomfield) and Employment I-3, Undeveloped (Jefferson County) West PUD, Multi-Family Residential (Broomfield) Neighborhood Residential Summary Description V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW The applicant is requesting approval of a final plat (plat) and a site development plan (SDP). The final plat encompasses a 53-acre replat and includes 20 acres owned by Semano, Inc. (developed with The Views offices) and 33 acres owned by Ridge Parkway Land LLC (currently undeveloped). The proposed Replat B Phase 1 Residential SDP is an amendment to a portion of the Level 3 Communications Corporate Offices SDP approved in The proposed amendment includes 15 acres for the 292-unit apartment development, private clubhouse, and private dog park; five acres for the new public park; and a 1.2 acre amendment to the north portion of The Views (offices) parking lot and drive currently owned by Semaho, Inc. Background/Base Data 1. PROPERTY OWNERS 2. APPLICANT 3. PROPERTY LOCATION 4. PROPERTY SIZE 5. CURRENT ZONING 6. PROPOSED ZONING 7. CURRENT LAND USE 8. PROPOSED LAND USE 9. COMPREHENSIVE PLAN DESIGNATION Ridge Parkway Land, LLC and Semaho Inc Embrey Partners, Ltd. Southeast Corner of SH 128 and Ridge Parkway 53 Acres (20 Acres for Residential and Park) PUD (for mixed-use development) PUD (no change) Undeveloped Multi-Family Residential and Public Open Lands Mixed-Use

8 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 8 Land Use Summary The following table and graphic present a composite land use summary for the project. Land Use Building Coverage Private Open Lands Streets & Driveways EMBREY RESIDENTIAL DEVELOPMENT THE RIDGE AT BROOMFIELD FILING NO. 1 REPLAT B LAND USE SUMMARY TABLE Acres Unit Sizes* Avg. % Density Units Square Feet Projected Coverage DU/A Min Avg Max Rental Price % ,450 $1,200-2,300 / month % N/A N/A N/A N/A % N/A Total Residential Site Off-Site Parking Lot Amendment Adjacent Public Park Dedication % 292 N/A *Units range from 1 3 bedrooms. N/A 19.4 N/A N/A N/A N/A $1,200-2,300/ Month Project Value $4.5 M Land $30M Improvements $34.5 M $1.3 M (Estimate) Population Estimate The proposed residential development is projected to generate approximately 1.9 persons per household. The 2922 unit development is expected to add approximately 557 residents to the area. The Ridge property is within the Jefferson County School District (Jeffco). Residents in this area will be served by Lukas Elementary School, Wayne Carle Middle School, and Standley Lake High School. These schools are all generally located northeast of Standley Lake and west of Wadsworth Parkway (between West 97 th Avenue andd West 104 th Avenue). For the academicc year, the existing Stonegate residential development within The Ridge subdivision had 19 students attending the Jeffco schools. In March 2015, the school district projected the schools would have sufficient capacity to serve the new students generated by the new residential development by Embrey.

9 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 9 Site Layout The proposed residential site encompasses 15 acres identified as Lot 1 in the proposed Replat B Final Plat. The proposed site plan depicts the multi-family residential buildings situated along the perimeter of the site with parking on the interior. A private clubhouse with pool anchors the southwest corner of the property along Ridge Parkwayy and the access drive. The residential buildings are sited to maximize views to the west and south. There are 10, three-story The residential buildings incorporate attached garages on the groundd floor. The three-story buildings also residential apartment buildings and four, two-story residential carriage buildings. include a tandem parking space in front of each garage space. Additional parking is provided in central auto courts which include both uncovered andd covered parking spaces (stand alone, multi-bay garages, and carport-covered). The proposed SDP and plat also include a new, five acre public park and trail corridor located east and north of the residential development respectively. A private dog park is shown within private open area at the northwest edge of the residential parcel. A combined bike repair and mail building is incorporated in a central location between buildings five and nine. Approximately 1.27 acres of Semaho-owned, office parking and drive will be amended with this SDP to accommodate an upgraded private drive withh public access easement to servee the development and general public. (The drive is addressed in greater detail below.) The proposed site layout is shown in the color graphic below.

10 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 10 Access and Circulation, Parking and Transit Vehicular Access and Circulation The Ridge at Broomfield subdivision is currently accessed from two locations along SH 128. The primary access is at the intersection of SH 128 and Ridge Parkway located west of the subject property. The intersection is currently warranted for a traffic signal and the developer is assuming an existing owner-obligation to install the required signal at SH 128 and Ridge Parkway. The developer has submitted construction plans to Broomfield and the Colorado Department of Transportation (CDOT) for review and approval. A secondary access is provided for emergency vehicles only from SH 128 at the northeast corner of the subdivision. The emergency access will remain for the foreseeable future. As part of the proposed development, an existing private access drive currently serving The Views office buildings, will be upgraded to serve the broader subdivision and general public. To ensure public access, the proposed plat will grant a public access easement over the private, upgraded drive. The northern half of the upgraded drive will be substantially consistent with a typical public street (drive aisle, on-street parking, detached walk and landscaping) while the southern half of the drive, adjacent to The Views office parking lots, will include a typical drive lane but no on-street parking. The sidewalk behind the curb to the south will vary in size but will still provide pedestrian connectivity to the offices as shown on sheet 30 of the SDP. The upgraded drive will remain in private ownership and will require private maintenance. The proposed residential site will have two vehicular access points from the private drive. A third access drive to the residential site is shown on the west from Ridge Parkway and is restricted to right-in-right-out vehicular movements. The third access was added following comments during the concept review meeting for the project in September In the future, Jefferson Parkway is expected to be extended through Broomfield and Jefferson Counties as generally depicted in the aerial map on the following page. In addition, Simms Street, located to the east of this development, is expected to be realigned to connect with Eldorado Boulevard to create a four-way intersection at SH 128. Ridge Parkway was designed so it could continue off-site to the east to tie in with the planned realignment of Simms Street. When the Simms Street realignment occurs and creates a new intersection at Eldorado Boulevard/Simms Street/SH 128, CDOT could potentially require the current emergency access for The Ridge development to be removed. If this occurs, an alternative secondary access will be required. The proposed subdivision improvement agreement addresses this possibility. Broomfield will work with affected parties to facilitate an acceptable alternative access at that time. Trails and Walks Currently, SH 128 does not include trails (multi-use paths) west of Interlocken. The proposed plan provides for the first segment of a new eight-foot trail/multi-use (pedestrian and bicycle) corridor along the south side of SH 128 adjacent to The Ridge residential property and park site. Broomfield anticipates the trail corridor will be continued to the east with the buildout of an additional undeveloped Ridge parcel to the east of the planned park. With full buildout of The Ridge development along SH 128, the existing multi-use path will connect from Interlocken to Ridge Parkway. Broomfield anticipates this trail could eventually tie in with a planned trail extending along the east edge of The Ridge property and extending from Eldorado Boulevard/SH128 south to Broomfield open lands. The proposed SDP shows bicycle storage lockers and bicycle racks will be provided for residents within the development. A bike rack is also provided at the public park. The following map depicts the proposed pedestrian circulation for the site.

11 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 11 Transit The site is within the Regional Transportation District s (RTD s) Interlocken/Westmoor Call-n- Ride service area. The closest RTD bus stop is located approximately one and one-half miles to the east at the intersection of Interlocken Loop and Network Parkway. The closest Park-n- Ride facility is the US36/E. Flatiron Circle Park-n-Ride located approximately three miles northeast of the site along US 36. This transit stop is serviced by three RTD lines providing access to Boulder and Denver along US 36. Parking The Broomfield Municipal Code requires 523 off-street parking spaces for the project and the SDP indicates 531 spaces will be provided. The parking will consist of a combination of 278 surface spaces (48 carport-covered and 230 uncovered), 100 attached garage spaces, 53 detached garage spaces, and 84 tandem spaces behind garages. The proposed public park will include ten off-street parking spaces including one handicap accessible stall. Variance for Residential Tandem Parking - The SDP indicates 84 of the 531 parking spaces are tandem spaces, where the open parking space is directly behind an attached garage space. The BMC requires all off-street parking to be unobstructed. If occupied, the tandem parking spaces behind each garage space would impede direct access between the drive lanes and the garage spaces. The applicant is requesting approval of a variance from the BMC parking requirements to permit the tandem parking spaces. Of the 84 tandem spaces provided, 62 of them count toward the required 523 off-street parking spaces. Variances of this nature have been approved along the US 36 corridor for several multi-family developments including Davis

12 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 12 Apartments in Arista, Dry Creek Valley Apartments south of Arista, Retreat at Flatirons in the Broomfield Businesss Center subdivision, and at Summit Green in Midcities. The image below shows a typical apartment building with garage spaces within the building foot print and the proposed tandem spaces located in the driveway behindd the parking garage space. Semaho Parking Amendment - Approximate ely 1.2 acress of the Semaho site is proposed for an amendment to modify the existing parking and drive aisle serving the north end of The Views office development. The amendment will allow for an upgrade to the existing private drive to create a street with public access to serve the broader Ridge development, the park site and the general public. The improved drive will equire closing certain parking access drives on the south side (north side of the office parking) and reconfiguring the northern portion of the parking for The Views offices. The modified parking area will reduce the number of existing parking spaces for the offices; however, the parking will still exceed the minimum number of parking spaces required by the BMC. The BMC requires 1,1700 spaces and the amended parking plan will provide 1,384 spaces. Architecture The proposed architecture depicts two- and three-storyy buildings with parking on the first level. The buildings include one, two and three bedroom planss ranging from approximately 640 sf for a one-bedroom unit in the carriage houses to 1,450 sf for a three-bedroom with an architectural composition shingle roof. The elevations show varying roof forms, materials, colors and architectural details to break up the building massing and provide visual interest. All upper floors are accessed by unit. The primary exterior building materials are synthetic stone and stucco covered stairways integrated into the building design. The carriage units are located on the second floor only, above attached garages. The maximum building height is 444 feet. All rooftop vents and building-mounted meters will be painted to match the rooff and wall color respectively. The private clubhouse and other accessory buildings incorporate a similar palette of materials and colors as the apartment buildings.

13 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 13 The images below show the architectural intent for the large apartment buildings. Variance for Window Opening Requirement - A variance is requested from The Ridge at Broomfield PUD Plan design standards to reduce the minimum percentage of windows on the front elevation of the carriage units from 15% to zero. The developer s explanationn and proposed mitigation is as follows: The Residential portion of the front elevation of the carriage buildings (#8, 10, 11 and 13) will have less than 15% window coverage as this area of the building reflects the bathroom and kitchen components of each of the 3 units in the carriage building. Windows on the front elevation would compromise privacy in the bathrooms and reduce the functionality of the kitchens. The following mitigation is offered: 1. Placement of closed shutters on this elevation mimicking window locations. 2. Increase of window coverage on the rear elevation where 15% is also required. (30% is provided) 3. Provide 13% window coverage on each of thee two building sides where there is no requirement. 4. Front carriage elevations are internal to the project and cannot be seen from adjacent public areas. 3 out of the 4 front elevations facee an auto court. 5. The requested variance is limited to 4 small two story structures within the site plan. Visible impact will be negligible.

14 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 14 The following images show the architectural treatment (shutters planned carriage buildings. in lieu of windows) for the Front Elevation of Carriage Building No Window Openings (Variance Condition) Rear Elevation of Carriage Building 30% Window Openings (Reflects 50% Increase in Requiredd Window Openings) Public Land Dedication A public land dedication (PLD) and cash in lieu of dedication fee are required to meet the required PLD obligation for the proposed residential development. The PLD obligation is calculated in accordance with the Open Space, Parks, Recreation and Trails (OSPRT) Master Plan at a rate of 24 acres per 1,,000 people as generated by the proposed development. The PLD obligation for the development is acres. The approved PUD plan for the development specifiess the PLD obligation shall be met with a minimumm five-acre land dedication equal to 25% of the gross land area and the balance of the obligation satisfied with a cash in lieu of dedication payment of $365,033, based on 8.38-acres at the standard rate of $43,560 per acre. The proposed development includes a five acre public land dedication for a new park and trails to serve the development and greater Broomfield community. The proposed park plan is shown in the color illustrative plan shown above on page 9. The park land dedication includes a 30- foot wide trail corrido with an eight-foot trail along the south side off SH 128 adjacent to the site. The trail transitions down the north slope with a switch back design until it connects to the formal park site. The park site is defined by an eight-foot wide circular trail loop with a level, irrigated multi-use play field measuring approximately 272 feet in width by 345 feet in length. The south edge of the park includes ten off-street parking spaces and a gathering area consisting of a park shelter, benches, picnicc tables, a king of the hill earth play mound, a bike rack, dog station, port-a-let enclosure and enhanced landscaping.

15 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 15 The applicant is requesting credit for certain fees to usee toward a portion of the estimated $1.3 million in park improvements. This request will be set forth in the proposed subdivision improvement agreement presented for Council consideration concurrent with the proposed development plans. Grading and Landscaping The site slopes from north to south with a significant drop off from the high point adjacent to SH 128. Regional detention is provided off-site to the south in a natural appearing detention area previously dedicatedd to Broomfield for detention purposes. Site grading details are presented on sheets 7-10 of the SDP. A long retaining wall is planned along much of the north portion of the site. The portion of this wall within the residential development reaches a maximum of 14.5 feet in height with an average of 10 feet in height. Thee retaining wall in the park will extend up to 7.7 feet with an average of 4 feet. Additional retaining walls are planned at the dog park and in the vicinity of the Building 4 amenity area. The maximum heights of these walls are 4.1 and 7 feet respectively. The northern portion of the site adjacent to SH 128 will be landscaped with a dryland seed mix enhanced with evergreen trees and accent plantings spaced in an informal arrangement. The native landscape design should require lesss frequent maintenance and water consumptionn than a formal design. The down slope areas adjacent to the residential buildings will be improved with irrigated turf grass and a variety of shrubs and ornamental grasses and perennials. The level portion of the park will be landscaped with irrigated turf grass to accommodate multiwalks purpose play. The residential site features 40% private open area coverage comprised of landscaping, and amenity areas consistent with the BMC and the approved PUD plan for the property. The usable open area on the site will include a private clubhouse and pool, a private dog park, walkways and landscaped areas. Landscaping has been planned to provide screening in front of meters mounted on the side of the buildings. Walkways are provided throughout the site to connect buildings, parking, and surrounding public sidewalks. There is also a private amenity area located between buildings 4 and 5 with outdoor seating, tables, and a gas grill. A bike repair building is located south of building 9. A detail off this area is provided on sheet 26 of the SDP. Signage, Lighting and Site Furnishings There are two signs proposed to be built into site retaining walls att the southwest corner of the development near the clubhouse. One sign will face south and the second will face west. Each sign is 16 sf and approximately five feet three inches inn height. The veneer on the monument signs will match the clubhouse building. Signage for the development is consistent with the BMC.

16 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page 16 The site lighting is addressed on Sheets 31 and 32 of the SDP and complies with Broomfield s target policy to achieve.1 foot candle at the property line unless higher levels are needed for safety. Slightly higher lighting levels are provided at intersections for safety. These higher levels are not anticipated to cause any negative effects for area residents. The light poles will be 20 feet in height and will include full cut off fixture to control light glare. The site furnishings such as bike racks and lockers, benches, trash receptacles, and the park picnic shelter are shown on sheet 28 of the SDP. Airport Influence Area The property is located within the Rocky Mountain Metropolitan Airport s designated Airport Influence Area and below a flight pattern used for the south runway. The site is not within the Airport Critical Zone which includes the runway protection and approach zones which have the ability to be more impacted by airport activities. The applicant has addressed the Airport s comments in Notes 2-5 on Sheet 1 of the SDP. The notes pertain to granting an avigation easement across the property (previously completed), requiring a disclosure notice to prospective tenants, addressing noise mitigation in the construction documents, and providing evidence of filing appropriate forms if a crane is required during construction. VI. STAFF REVIEW OF KEY ISSUES Staff has identified no key issues for the proposed site development plan and final plat. VII. APPLICABLE MUNICIPAL CODE PROVISIONS A public hearing is required. At the conclusion of the public hearing, the Planning and Zoning Commission reviews the application based on the following provisions of the BMC. SUBDIVISION PLAT Review standards. The recommendation of the planning and zoning commission and the decision of the city council shall be based on whether the applicant has demonstrated that the proposed preliminary plat meets the following standards: (A) The project should not create, or should mitigate to the extent possible, negative impacts on the surrounding property. (B) The project should provide desirable settings for buildings, make use of natural contours, protect the view, and afford privacy and protection from noise and traffic for residents and the public. (C) The project should preserve natural features of the site to the extent possible. (D) The proposed traffic flow and street locations should be consistent with the city's master plan, should be in accordance with good engineering practice, and should provide for safe and convenient movement. (E) The lots and tracts should be laid out to allow efficient use of the property to be platted. (F) The proposed public facilities and services should be adequate, consistent with the city's utility planning, and capable of being provided in a timely and efficient manner. (G) The proposal should comply with the design standards of chapter 16-28, the improvement requirements of chapter 16-32, and the standards and specifications of chapter (H) The proposal should be consistent with the need to minimize flood damage. (I) The proposal should have public utilities and facilities, such as sewer, gas, electrical, and water systems, located and designed to minimize flood damage. (J) The proposal should have adequate drainage provided to reduce exposure to flood damage. (Ord , 1987; Ord , 1988; Ord , 1995; Ord , 2011

17 The Ridge at Broomfield Filing No. 1 Replat B Final Plat and SDP Page Final plat; hearing and notice; planning and zoning commission. The planning and zoning commission shall hold a public hearing on the final plat. Notice shall be given in accordance with the provisions of chapter (Ord , 1987; Ord , 1995; Ord , 2011) Final plat; recommendation; planning and zoning commission. Within thirty days of the conclusion of its public hearing on the final plat, the planning and zoning commission shall adopt a resolution recommending approval, disapproval, or conditional approval. If the approval is conditional, the conditions under which the final plat would be acceptable shall be set forth. (Ord , 1987; Ord , 1995; Ord , 2011) SITE DEVELOPMENT PLAN Review standards. The recommendation of the planning and zoning commission and the decision of the city council shall be based on whether the applicant has demonstrated that the proposed site development plan meets the following standards: (A) The proposal should be consistent with the intent of this chapter as set forth in section (B) The proposal should identify and mitigate potential negative impacts on nearby properties. (C) The proposal should identify and maximize potential positive impacts on nearby properties. (D) The proposal should include adequate facilities for pedestrians, bicyclists, and motorists. (E) The proposal should include adequate public improvements (both on and off site) to be provided in a timely fashion. (F) The proposal should optimize conservation of energy, water, and other resources on a site-specific scale. (G) The land uses within the plan should be compatible with one another and with nearby properties. (H) The proposal should provide for open area at a rate of not less than forty percent of the developable site in residential areas and twenty-five percent in other areas as provided in section below. (I) The proposal should include any common areas serving the site, and adequate provisions should be made for the ownership and maintenance of such areas. (J) The proposal should justify any proposed deviations from the Broomfield Municipal Code in terms of the overall quality of the plan. (K) The proposal should be consistent with the approved PUD plan. (L) For residential-use PUD plans and site development plans, the proposal should be consistent with adopted uniform standards. (Ord , 1987; Ord , 1994; Ord , 1995; Ord , 1998; Ord , 2011) Site development plan; hearing and notice; planning and zoning commission. The planning and zoning commission shall hold a public hearing on the site development plan. Notice shall be given in accordance with the provisions of chapter (Ord , 1987; Ord , 1995; Ord , 2011) Site development plan; recommendation; planning and zoning commission. Within thirty days of the conclusion of its public hearing, the planning and zoning commission shall adopt a resolution of approval, disapproval, or conditional approval. If the recommendation is for conditional approval, the conditions under which the site development plan would be acceptable shall be set forth. (Ord , 1987; Ord , 1995; Ord , 2011) Exceptions. For good cause shown by the applicant, the city council may eliminate, alter, or vary some or all of these uniform subdivision standards for a residential PUD plan or for a residential site development plan. (Ord , 1997)

18 PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ A RESOLUTION RECOMMENDING APPROVAL OF THE RIDGE AT BROOMFIELD FILING NO. 1 REPLAT B (PHASE I RESIDENTIAL) SITE DEVELOPMENT PLAN AND FINAL PLAT APPROXIMATELY LOCATED AT THE SOUTHEAST CORNER OF STATE HIGHWAY 128 AND RIDGE PARKWAY BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY AND COUNTY OF BROOMFIELD, COLORADO: Section 1. The Broomfield Planning and Zoning Commission finds that: 1.1 An application has been submitted. 1.2 Said application consists of the following sheets: Final Plat four 11 x 17 sheets Site Development Plan thirty-two 11 x 17 sheets 1.3 Said application was considered during a public hearing held June 8, Proper notice was given in accordance with chapter of the Broomfield Municipal Code. 1.5 Said application is in conformance with the applicable requirements of the Broomfield Municipal Code. Section 2. This Resolution constitutes the written report, findings, and recommendation or decision of the Broomfield Planning and Zoning Commission. Section 3. Recommendation. On the basis of the above, the Broomfield Planning and Zoning Commission recommends approval of the application with the following conditions: 1) That the.. 2) That the PASSED unanimously on June 8, Chairman Planning and Zoning Commission Secretary Planning and Zoning Commission

19 PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ A RESOLUTION RECOMMENDING DENIAL OF THE RIDGE AT BROOMFIELD FILING NO. 1 REPLAT B (PHASE I RESIDENTIAL) SITE DEVELOPMENT PLAN AND FINAL PLAT APPROXIMATELY LOCATED AT THE SOUTHEAST CORNER OF STATE HIGHWAY 128 AND RIDGE PARKWAY BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY AND COUNTY OF BROOMFIELD, COLORADO: Section 1. The Broomfield Planning and Zoning Commission finds that: 1.1 An application has been submitted. 1.2 Said application consists of the following sheets: Final Plat four 11 x 17 sheets Site Development Plan thirty-two 11 x 17 sheets 1.3 Said application was considered during a public hearing held June 8, Proper notice was given in accordance with chapter of the Broomfield Municipal Code. 1.5 Said application is not in substantial conformance with the applicable requirements of the Broomfield Municipal Code. The application is deficient for the following reasons: a. b. Section 2. This Resolution constitutes the written report, findings, and recommendation or decision of the Broomfield Planning and Zoning Commission. Section 3. Recommendation. On the basis of the above, the Broomfield Planning and Zoning Commission recommends denial of the application. PASSED on June 8, Chairman Planning and Zoning Commission Secretary Planning and Zoning Commission