CITY COUNCIL AGENDA MEMORANDUM

Transcription

1 City and County of Broomfield, Colorado CITY COUNCIL AGENDA MEMORANDUM To: Mayor and City Council From: George Di Ciero, City and County Manager Prepared by: Anna Bertanzetti, Principal Planner David Shinneman, Planning Director Kevin Standbridge, Assistant City and County Manager for Community Development Meeting Date Agenda Category Agenda Item # October 12, 2010 Council Business 9(b) 1. Public Hearing on Proposed Lambertson Farms Filing No. 4, Replat A Final Plat, Lot 1 (Valero) Site Development Plan, and Subdivision Improvement Agreement Agenda Title: Location: Northeast corner of West 136 th Avenue and Kalamath Street Applicant: Valero Diamond Metro, Inc. 2. Consideration of Resolution No , Regarding the Application Summary The applicant requests approval of a Site Development Plan for the development of a 4,300 square foot convenience store with fuel sales and car wash on 2.12 acres. The subject site is located within the previously approved Cobblestone Crossing shopping center (Lambertson Farms Filing No. 4). The applicant is requesting a replat of Lambertson Farms Filing No. 4 lots 7 and 8 to combine the lots into one 2.12-acre parcel. On July 13, 2009, the Land Use Review Commission (LURC) recommended approval of the Site Development Plan and Final Plat with one condition that the applicant work with staff to correct technical issues on the site development plan and final plat. The technical issues have been addressed. The application was put on hold after the LURC review because the owner was unable to obtain its lender s (New Frontier Bank) execution of the replat as a result of the closure of the New Frontier Bank and delays in the liquidation of its assets. This issue was resolved in August of 2010, which allowed the application to proceed to City Council for consideration. Proposed Resolution No would approve the Final Plat, Site Development Plan, and Subdivision Improvement Agreement. Prior Council Action October 1997, City Council annexed the Lambertson Farms property into Broomfield by Ordinance September 2003, City Council approved an amendment to the Comprehensive Plan Land Use Map for the Lambertson Farms property and the Lambertson Farms Planned Unit Development (PUD) Plan and Preliminary Plat by Resolution June 2006, City Council approved the Lambertson Farms Filing No. 1 Final Plat, PUD Plan Amendment, Park Site Development Plan (SDP), and Subdivision Improvement Agreement (SIA) by Resolution September 2007, City Council approved Lambertson Farms Filing No. 4 Cobblestone Crossing Final Plat, PUD Plan Text Amendment, Site Development Plan and Subdivision Improvement Agreement by Resolution February 17, 2009, City Council considered the Concept Review for Valero at Cobblestone Crossing. 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 and is consistent with the intent of the Comprehensive Plan: o Approval If the proposed plans do not comply with applicable BMC review standards and are inconsistent with the intent of the Comprehensive Plan: o Remand the case to the Land Use Review Commission for additional review and recommendations; o o Postpone action on the resolution and continue the hearing to a date certain; or Direct the City & County Attorney to draft findings to support denial of the application. Proposed Actions/Recommendations Hold the scheduled public hearing. Following and subject to the results of the public hearing, if Council wishes to approve the application, it is recommended That Resolution No be adopted.

2 Page 2 LAMBERTSON FARMS FILING NO.4 REPLAT A FINAL PLAT LOT 1 SITE DEVELOPMENT PLAN VALERO AT COBBLESTONE CROSSING Report Contents Subject Page I. SUMMARY OF APPLICATION 3 Applicant and Property Owner 4 Proposed Development Plans 4 Concept Review 4 II. ZONING, PREVIOUSLY APPROVED DEVELOPMENT PLAN FOR THE 4 PROPERTY, AND STATUS OF DEVELOPMENT Zoning and Approved PUD Plan for the Property 4 Site Development Plan and Final Plat 5 Status of Development 7 III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS 9 Relationship of Comprehensive Plan and Financial Plan 9 IV. AREA CONTEXT 10 Property Location 10 Surrounding Land Uses 11 V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF 11 REVIEW Background/Base Data 11 Land Use Summary 12 Existing Site Characteristics 12 Zoning 12 Site Design 13 Final Plat 14 Circulation 14 Architecture 14 Landscaping 16 Signage and Lighting 16 Variances Requested 16 Neighborhood Meeting 17 Subdivision Improvement Agreement 17 VII. STAFF REVIEW OF KEY ISSUES 18 VIII. LAND USE REVIEW COMMISSION S RECOMMENDATION 18 IX. APPLICABLE MUNICIPAL CODE PROVISIONS 18

3 Page 3 I. SUMMARY OF APPLICATION The convenience center, fuel canopy, and car wash are proposed on a 2.12-acre site within Cobblestone Crossing at the northeast corner of Kalamath Street and West 136 th Avenue. Cobblestone Crossing is the commercial center on the east side of the Lambertson Farms PUD. The proposed site is on the southwest side of the center at the entrance off of Kalamath Street. The following vicinity map shows the subject site within the context of the overall Lambertson Farms PUD and the surrounding neighborhoods. The subject application was put on hold after the LURC review because the owner was unable to obtain its lender s (New Frontier Bank) execution of the replat as a result of the closure of the New Frontier Bank and delays in the liquidation of its assets. This issue was resolved in August of 2010, which allowed the application to proceed to City Council for consideration.

4 Page 4 Property Owner and Applicant The current property owner is Rexlen II, LLC and applicant is Valero Diamond Metro, Inc. Proposed Development Plans The applicant requests approval of the following development plans: 1. A proposed final plat will combine Lots 7 and 8 of Lambertson Farms Filing No. 4 to create a single 2.12-acre lot for the gas station site. 2. A proposed site development plan will allow a gas station with convenience store and car wash on the 2.12-acre site. 3. A proposed subdivision improvement agreement will outline responsibilities for improvements associated with development of the 2.12-acre gas station site. Concept Review The project concept was considered at the City Council Study Session on February 17, Comments were made regarding the placement of the vacuum, quality of architecture, and whether the fuel canopy could be moved to the north side of the site. Following the meeting, the applicant revised the plan to place the vacuum on the east side of the car wash building. The building will provide a buffer to the future residential development to the west while also moving it away from the W. 136 th Avenue visibility. In addition, the applicant agreed to limit the hours of operation of the car wash and vacuum from 24-hours (as permitted by the zoning) to 6:00 AM to midnight. II. ZONING, PREVIOUSLY APPROVED DEVELOPMENT PLANS FOR THE PROPERTY, AND STATUS OF THE DEVELOPMENT Zoning, PUD Plan and Preliminary Plat The property is located within the Lambertson Farms subdivision which was annexed in 1997 and zoned Planned Unit Development (PUD) in The northwest corner of Huron Street and West 136 th Avenue was designated as commercial uses on the PUD Plan. A gas station and accessory carwash is permitted for the subject property per the PUD Plan.

5 Page 5 Site Development Plan and Final Plat The proposed gas station is within Lambertson Farms Filing No. 4, a Replat of Tract H of Lambertson Farms Filing No. 1. The Lambertson Farms Filing No. 4 subdivision is marketed by the developer as Cobblestone Crossing. The (master) Site Development Plan and Final Plat for Cobblestone Crossing were approved in September The proposed gas station occupies Lots 7 and 8 of Lambertson Farms Filing No. 4. The Site Development Plan for Cobblestone Crossing established architectural guidelines for the entire center and included final elevations for the internal buildings as well as Advanced Auto Parts adjacent to Huron Street. The plan established points of access to Cobblestone Crossing as well as the network of internal drives. A portion of the site development plan showing the proposed site of the gas station and examples of approved elevations are included on the following page.

6 Page 6 Approved Lambertson Farms Filing No. 4 SDP Approved Lambertson Farms Filing No. 4 Elevations

7 Page 7 Status of Development Lambertson Farms is a 244-acre mixed-use project which includes a maximum of 549 residential units, up to 397,163 square feet of commercial development and more than 58 acres of open lands. The overall infrastructure development within Lambertson Farms is complete, making parcels available for development. Cobblestone Crossing is the Community Commercial development approved for construction on the northwest corner of Huron Street and West 136 th Avenue. The construction of a Montessori School, Advanced Auto Parts, and the internal drives have been completed. A Burger King has been approved, but construction has not begun. Concept Reviews have been completed for a credit union and Taco Bell. The table on the following page is a summary of the projects that have been approved within the Lambertson Farms PUD.

8 Page 8 Parcel (per Filing 1) A (Filing 2) B C, K, L, N, O & P D Land use Designation Acres Estate Residential Public Lands/ Park Open Lands Village Residential E Commercial (Filing 5) Filing 5 Lot Filing 5 Lot Filing, Lot 3.70 Filing 5 Lot 4.70 Summary Status Development for Lambertson Farms Max Density/ Maximum Status Units FAR & SF PUD APPROVAL 2.0 Du / Ac 148 Units 10 Du/ Ac 151 Units 54 Units (restricted)* ,163 sf Approved To be transferred to Public Dedicated to CCOB with Filing 1 Overall SDP and Plat Approved Approved FAR & SF Approved Density/ Units SITE DEVELOPMENT PLANS 1.71 DU/Ac 123 Units No res. units approved Development Name Quail Creek Park (P) is complete Shops at Quail Creek King Soopers with fuel In-line Commercial Construction Completed.24 99,844 sf Construction.17 Completed 37,800 sf Construction Completed 3,767 sf FirstBank Construction Completed 2,477 sf Filing 5 Lot ,800 sf Filing 5 Lot 6.75 F Medium Density Res G Village Residential H () Tract A 5 Du / Acre 116 Units 10 Du/Acre 134 Commercial ,000 Private Open Area 1.49 Lot 1 Commercial Lot 2 Commercial.91 Lot 3 Commercial.91 Lot 4 Commercial.91 Lot 5 Commercial.91 Lot 6 Commercial 1.16 Lot 7 Commercial 1.06 Lot 8 Commercial 1.06 Lot 9 Lift Station I, J ROW 8.46 Q, R, S, T & HOA LS w/in U ROW.52 SDP Approved Overall SDP and Plat Approved SDP Approved SDP Approved Construction completed Concept Review Complete Construction completed Concept Review Complete SDP approved Subject SDP Construction completed Dedicated with Filing 1 Dedicated with Filing 1 5,685 sf.21 FAR 107,581 sf.19 FAR 7,173 sf.24 FAR 9,535 sf.17 FAR 7,000 sf.24 FAR 9,535 sf Jack in the Box Real Chi Wellness Spa Cobblestone Crossing Private open area Cobblestone Crossing Montessori School Taco Bell Advance Auto Parts Credit Union.05 FAR 2,627 sf Burger King.11 FAR 9,876 sf Valero Gas Station Lift Station APPROVED PUD & SDP TOTALS 4.31 Du/Ac 549 Units 397,163 sf 305,700 sf 123 units

9 Page 9 III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS Relationship to Comprehensive Plan and Financial Plan Comprehensive Plan The Broomfield Comprehensive Plan designation for the proposed development is Community Commercial. The following map shows the portion of the Comprehensive Plan Land Use Map that pertains to the subject property and surrounding area. The Community Commercial category is depicted in the 2005 Comprehensive Plan as an appropriate location for convenience-oriented retail uses designed to serve the needs of several neighborhoods.

10 Page 10 Goals and Policies The proposed project would help meet the following Comprehensive Plan goals and policies: Policy LU-E.6 Make convenience shopping (and services) easily accessible to residents without negatively impacting the neighborhood. 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 site is $1,200,000 and the estimated new construction is $1,800,000. Property Location IV. AREA CONTEXT The detail map below shows the lot for the proposed development over an aerial photograph.

11 Page 11 The two 1.06-acre lots were created by the Lambertson Farms Filing No. 4 Final Plat. The interior drives have been constructed and the Mountain View Montessori and Advanced Auto Parts buildings have been developed adjacent to Huron Street. Surrounding Land Uses ADJACENT USE/ZONING COMPREHENSIVE PLAN DESIGNATION North Cobblestone Crossing parking area and retail Community Commercial buildings/pud Community Commercial South Single-Family Residential - City of Westminster City of Westminster Residential East Undeveloped pad site (Burger King) at Cobblestone Crossing/PUD Community Commercial Community Commercial West Undeveloped residential (Lambertson Neighborhood Residential Farms)/PUD Community Commercial Village Residential V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW The proposal is for a 4,300 square foot convenience store with car wash and fuel sales on 2.12 acres at the northeast corner of Kalamath Street and W. 136 th Avenue. A final plat is proposed to combine two lots of Lambertson Farms Filing No. 4 to create the 2.12-acre parcel. Background/Base Data 1. PROPERTY OWNER Rexlen I LLC 2. APPLICANT Valero Diamond Metro, Inc. 3. PROPERTY LOCATION North of West 136 th Avenue, east of Kalamath Street in Cobblestone Crossing 4. PROPERTY SIZE 2.12 Acres 5. CURRENT ZONING PUD 6. PROPOSED ZONING PUD 7. CURRENT LAND USE Undeveloped 8. PROPOSED LAND USE Convenience store, fuel sales, and car wash 9. COMPREHENSIVE PLAN DESIGNATION Community Commercial

12 Page 12 Land Use Summary The following is a composite land use summary for the proposed development. VALARO AT COBBLESTONE CROSSING COMPOSITE LAND USE SUMMARY Lot Sizes Floor Area Proj. Density Square Feet Square Feet Total Land Use Acres SF % Total # of Units DU/A Min Avg Max Min Avg Max FAR Cost C-Store Bldg, Fuel Canopy, Car Wash 9,876 11% N/A N/A N/A N/A N/A N/A N/A N/A.11 Open Area 38,107 41% Parking and Drives 44,399 48% Total , % $3 M Building Area 11% Open Area 41% Parking and Drives Area 48% Existing Site Characteristics The site is vacant and the surrounding infrastructure within Cobblestone Crossing (internal streets, internal curb cuts, and utilities) has been completely installed. The internal landscaping and sidewalks have not been completely installed. The site will be slightly higher than the elevation of West 136 th Avenue. Zoning The Lambertson Farms PUD permits a gas station and accessory car wash on the subject property.

13 Page 13 Site Design The proposal includes a 4,576 square foot canopy on the south side of the site adjacent to West 136 th Avenue to shelter seven fuel dispensers. The 4,300 square foot convenience store is located north of the fuel canopy adjacent to an internal drive for Cobblestone Crossing. A freestanding carwash is adjacent to Kalamath Street. There are three access points into the site. One access is via a north/south internal drive from West 136 th Avenue. Two access points are provided from an east/west internal drive from Kalamath Street. The proposed size of the buildings is well within the square footage proposed in the SDP for Cobblestone Crossing. The building is required to setback 50 feet from West 136 th Avenue, 30 feet from Kalamath Street, 40 feet from the north/south access drive, and 24 feet from the east/west access drive. The site plan meets the required setbacks.

14 Page 14 Final Plat The proposed final plat combines Lots 7 and 8 of Lambertson Farms Filing No. 4 into one 2.12-acre parcel. The plat also dedicates additional utility easements associated with the development. Circulation Vehicular Vehicular access is provided by two driveways off the internal east/west private drive within Cobblestone Crossing and an additional drive off the internal north/south private drive. There is no vehicular access directly from West 136 th Avenue or Kalamath Street. When the Kalamath Street median and internal drives for Cobblestone Crossing were constructed a left turn out of the center onto Kalamath Street was not anticipated. Medians were used to ensure the drive into Cobblestone Crossing remained right-in and right-out only. The applicant is proposing to modify the median in Kalamath Street and in the drive aisle to the center to allow a left-out and left-in movement. This will allow fueling trucks to exit the center without having to drive along Kalamath Street to West 138 th Avenue. The drive aisles within the parking and fuel canopy areas provide for traffic in both directions. Screen walls are provided along the south side of the site to shield the headlights of traffic within the parking and fuel canopy area from West 136 th Avenue and the residential development on the south side of West 136 th Avenue. Pedestrian Pedestrian access is provided via the two internal drives for Cobblestone Crossing from both Kalamath Street and West 136 th Avenue. Parking The site plan provides for 34 vehicle parking spaces. The Broomfield Municipal Code requires 1 parking space for every 150 square feet of a gas station and a carwash requires one for each employee. Since the carwash is fully automated and the convenience store includes 4,300 square feet of floor area, the site requires 29 spaces. Bicycle parking is provided via a bike rack located on the southwest side of the convenience store. Architecture The body of the building is primarily brick. The primary building entrance on the south side of the structure features a yellow curved steel awning. Yellow awnings are included on the south, west, and east sides of the building. Accent brick is used on the east and west elevation consistent with the recently completed Advanced Auto Parts at Cobblestone Crossing. The building features brick columns at all four corners and accent brick soldier courses to break up the building facades.

15 Page 15 The carwash building matches the materials and architectural style of the convenience store. The fuel station canopy features brick columns and a fascia painted and textured to match the building. Lighting within the canopy is full cutoff and recessed into the canopy. Utility and service areas are screened on the convenience store by a brick wall matching the primary materials.

16 Page 16 Landscaping The landscape plan includes approximately 41% private open area. The plan provides for a variety of material and levels of landscape. The majority of the landscaping adjacent to West 136 th Avenue was approved as part of the Lambertson Farms Filing No. 4 (Cobblestone Crossing) Site Development Plan and will be installed by the master developer of the center. This landscaping has not yet been completed. The gas station will be responsible for the landscaping within its individual lot. The low walls intended to screen the headlights from vehicles within the fueling area are broken-up with the use of evergreen shrubs. Signage and Lighting Internally illuminated signage is proposed on each building and the fuel canopy. The convenience store features signage that is located on the south elevation. The carwash features signage on the north and south elevations. The fuel canopy features identification signs on the south, east, and west elevations. The size of signage is detailed on Sheet 11 of 11. The site development plan for the commercial center included a future monument sign for both Lot 7 and Lot 8. Each sign was specified as no taller than six feet and no wider than 7.5 feet. Since the applicant will need to combine Lots 7 and 8 to accommodate the proposed gas station, the applicant is requesting consideration to allow one larger sign for the new lot. The sign will be located ten feet from the W. 136 th Avenue right-ofway near the middle of the lot s frontage. The single monument sign is shown Sheet 11 of 11 and is seven feet in height and 10.5 feet in width. The design of the sign is consistent with other monument signs in Cobblestone Crossing. Two additional signs for Cobblestone Crossing are located on the property. A center identification sign is located at the corner of Kalamath Street and W. 136 th Avenue and a multi-tenant monument is located at the east side of the site. These signs were approved as part of the Lambertson Farms Filing No. 4 (Cobblestone Crossing) Site Development Plan. The applicant has revised the lighting of the site since the Concept Review meeting to ensure lighting levels will not spill onto adjacent residential development. Variances Requested The Broomfield Sign Code does not specifically address signage for canopy structures, or structures like the car wash that have no point of public pedestrian entrance. The applicant is proposing a variance to allow signage for both the fuel station canopy and the car wash. The signage proposed is in scale with the structures.

17 Page 17 Neighborhood Meeting As required by the Lambertson Farms PUD, the applicant held a neighborhood meeting on February 4, According to the applicant, three Westminster residents attended the meeting. According to information provided by the applicant, two attendees had no comments or questions. The third attendee indicated that he liked the development and specifically the design of the buildings. Subdivision Improvement Agreement The proposed Subdivision Improvement Agreement (SIA) for Lambertson Farms Filing No. 4 Replat A is attached to Resolution No The agreement is a standard three-party agreement between Rexlen II, LLC, Valero Diamond Metro, Inc., and the City and County of Broomfield that establishes schedules and costs for necessary public improvements within the filing. Section 14 of the proposed SIA shows all special provisions. This section contains the following agreements: 14.1 The Developer shall be responsible for the completion of the following offsite roadway improvements prior to the issuance of a Certificate of Occupancy for the Property: reconstruct the center median break in Kalamath Street to provide full turning movement access to and from the drive along the north side of the Property The right-of-way landscaping and landscaping located within the 50-foot landscape easement adjacent to the Property along the frontage of West 136 th Avenue and within the 20-foot landscape easement adjacent to the Property along Kalamath Street shall be completed by the Developer prior to the issuance of a Certificate of Occupancy for the Property The City agrees that Developer s obligations are limited to the express obligations under this Agreement. The City expressly releases Developer from any and all obligations, representations, warranties, and agreements of the Developer or the Owner under any other Subdivision Improvement Agreement and any other Development and Reimbursement Agreement, and any amendments to such agreements, affecting the Property and executed prior to the date of this Agreement by the City and either Rexlen II, LLC or Lambertson Family, LLC. Owner remains obligated to fulfill all of its obligations under the Lambertson Farms Filing No. 4 Subdivision Improvement Agreement.

18 Page 18 There are no key issues with this proposal. VII. STAFF REVIEW OF KEY ISSUES VIII. LAND USE REVIEW COMMISSION RECOMMENDATION On July 13, 2009, the Land Use Review Commission held a public hearing concerning the proposed Site Development Plan. The Commission unanimously adopted Resolution LURC , recommending approval of the application to Council subject to one condition. The condition and the applicant s response is listed below. 1. That the applicant work with staff to correct technical issues (to include the location of the separator for the drainage) on the site development plan and final plat. The separator is shown at the car wash facility. All minor technical issues have been addressed. IX. APPLICABLE MUNICIPAL CODE PROVISIONS A public hearing is required. At the conclusion of the public hearing, Council reviews the application based on the following provisions of the BMC. FINAL PLAT Review Standards (Final Plat) The recommendation of the land use review commission and the decision of the city council shall be based on whether the applicant has demonstrated that the proposed final plat meets the standards set forth in section and is generally consistent with an approved preliminary plat, if there is one. No final plat will be recommended by the land use review commission or approved by the city council until such maps, data, surveys, analyses, studies, reports, plans, designs, documents, and other supporting materials as may be required herein have been submitted and reviewed, and found to meet the planning, engineering, and surveying requirements of the city required; provided, however, that the city engineer may waive any final plat requirement for good cause shown Review standards (Preliminary Plat). The recommendation of the land use review 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

19 Page 19 (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. SITE DEVELOPMENT PLAN Site development plan; hearing and notice; city council. The city council shall hold a public hearing on the site development plan. Notice shall be given in accordance with the provisions of chapter (Ord , 1987) Site development plan; decision; city council; recording. (A) (B) Within thirty days of the conclusion of its public hearing on the site development plan, the city council shall adopt a resolution of approval, disapproval, or referral back to the land use review commission for further study. The site development plan shall include a legal description of the real property within the boundaries of the site development plan and a vicinity map showing the location in the city of the site development plan, which shall be recorded in the office of the director of recording, elections, and motor vehicles. (Ord , 1987; Ord , 1995; Ord , 1999; Ord , 2001) Review standards. The recommendation of the land use review 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 sitespecific scale. (G) (H) (I) (J) (K) (L) The land uses within the plan should be compatible with one another and with nearby properties. 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. The proposal should include any common areas serving the site, and adequate provisions should be made for the ownership and maintenance of such areas. The proposal should justify any proposed deviations from the Broomfield Municipal Code in terms of the overall quality of the plan. The proposal should be consistent with the approved PUD plan. 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)