To: Planning and Zoning Commission Anna Bertanzetti, Planning Director Alice Hanson, Senior Planner

Transcription

1 To: Planning and Zoning Commission From: Anna Bertanzetti, Planning Director Alice Hanson, Senior Planner Meeting Date Agenda Category Agenda Item # June 26, 2017 Business 4.b 1. Public Hearing on a Proposed Interlocken Filing No. 26 Final Plat and Interlocken Filing No. 26, Lot 1 (Project Chalet) Site Development Plan. Property Location: 1200 Eldorado Blvd. - north of the northeast corner of Eldorado Blvd. and State Hwy. 128 Owner: Partners Group Colorado Propco, LLC Applicant: Prime West Development, LLC 2. Consideration of Resolution No. PZ regarding the application Summary The applicant, Prime West Development, LLC, is requesting a final plat and a site development plan for a corporate headquarters containing 112,973 square feet, an amenities building of 19,366 square feet and a training center of 15,823 square feet for a total of 148,162 square feet on a acre site (Lot 1). The Interlocken Planned Unit Development (PUD) allows commercial and retail uses including a corporate campus consisting of multiple buildings. A final plat for Interlocken Filing No. 26 is requested to replat Lot 1, Block 2, Interlocken Filing No. 13 into two lots of acres and 9.7 acres. Each lot will have access from Eldorado Boulevard. Lot 1 is proposed for development of a corporate campus. A separate site development plan will be considered when development is proposed on Lot 2. The subject site is adjacent to an underground Broomfield water storage tank. The final plat and site development plan preserve Broomfield access to the tank. A variance is requested as part of the site development plan (SDP) to reduce the parking lot drive aisle from 25 feet to 24 feet. The Interlocken Architectural Control Committee (ACC) and staff support the variance request. Proposed Resolution No. PZ would recommend approval of the final plat and site development plan. Prior Council Action February 1990-May City Council approved the Interlocken Planned Unit Development (PUD) and 10 subsequent amendments. The sixth amendment is the most recent amendment that impacts the subject property - approved May 11, 1999, with Resolution No May 26, 1998, Council approved the Interlocken Filing No. 13 Final Plat (Resolution No ). September 16, 2003, City Council reviewed a concept plan for a 125-unit residential townhome project on the property. The project did not move forward January 17, 2017, City Council reviewed a concept plan for the Project Chalet headquarters. 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: Recommend the City Council approve the application as is or with conditions. If the proposed plans do not comply with applicable BMC review standards: Postpone action on the resolution and continue the hearing to a date certain; or Recommend the City Council deny the application. Proposed Actions/Recommendations Hold the 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. 4.b - Page 1

2 Page 2 I. SUMMARY OF APPLICATION The proposal is a final plat to divide a acre parcel in Interlocken into two lots and construct a corporate headquarters on Lot 1. The site development plan proposal for Lot 1 contains a corporate headquarters building ( square feet), an amenities building (19,366 square feet), and a training center (15,823 square feet) on Lot 1, Interlocken Filing No. 26 (12.43 acres). A total of 235 parking spaces are provided in an underground garage and 81 surface spaces. The proposed site development plan includes grading, landscaping, architecture, and parking for the proposed headquarters complex. No development is currently proposed on Lot 2. A subsequent site development plan will be submitted for the development of Lot 2. Property Owner and Applicant The property owner is Partners Group Colorado Propco, LLC. The applicant is Prime West Development, LLC. Concept Review Plan A concept review was held for the subject property on January 17, Comments were supportive of the proposal which is reflected in the site development plan proposed. II. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS Relationship to Comprehensive Plan and Financial Plan Land Use Map The Broomfield Comprehensive Plan designation for the location of the proposed development is Mixed-Use Commercial. The map on the follow page shows the portion of the comprehensive plan that pertains to the subject property and surrounding area. The mixed-use category is described as follows: areas include commercial, employment and multifamily or single-family attached residential uses. As a guide, no more than 30 percent of the land area within the Mixed-Use Commercial district should be utilized for residential uses unless approved through the PUD process. The proposed development of a corporate headquarters with office, training and amenities is consistent with the comprehensive plan land use designation. 4.b - Page 2

3 Page 3 Goals and Policies The proposed project would help meet the following comprehensive plan goals: Goal ED-B - Commercial Vitality - Maintain and enhance the vitality of commercial, industrial and retail sectors in order to provide employment and tax base. Policy LU-A.1 - Promote infill development and redevelopment that contribute to the desired mix of land uses. Policy LU-E.7 - Maintain, enhance and expand economic opportunities in Broomfield. Sub-Area Plan The US 36 Sub-Area Plan approved in May 1997 includes the subject site. This sub-area plan establishes a long range vision for 6,000 acres in southwest Broomfield along the US 36 corridor. The proposal is consistent with the sub-area plan. 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 land is $4.1 million and new construction is $40 million. 4.b - Page 3

4 Page 4 III. ZONING AND STATUS OF THE DEVELOPMENT Zoning, PUD Plan and Final Plat The site is zoned Planned Unit Development (PUD) and Interchange Influence Area (IIA). The Interlocken PUD was initially approved in February There have been ten amendments to the original PUD. Six of the ten PUD amendments included the subject parcel. The Sixth Amendment was approved in May 1999 and is the most recent PUD amendment affecting the property. A portion of the Sixth Amendment Plan is shown below. The PUD zoning on the property permits Commercial/Retail uses. The Commercial/Retail use category in the Interlocken PUD Plan Sixth Amendment allows corporate campuses consisting of multiple buildings. Accessory uses to the headquarters and office uses include private health clubs and similar uses to serve the employees and visitors to the campus. The proposed use is consistent with the PUD zoning. The uses, floor area ratios (.7:1), building heights (135 feet), setbacks (one foot per foot of height, not less than 30 feet), site coverage (70%), and parking ratios (1:400) are established on the PUD. The proposal is in conformance with the parameters noted. The subject site was platted as Lot 1, Block 2, Interlocken Filing No. 13, in May The property is also within the Interchange Influence Area (IIA). The IIA zoning overlay primarily addresses prohibited uses (i.e., mini-storage and landfills) in the vicinity of US 36 and establishes site design criteria (landscaping and building materials) which are met in the proposed site plan. 4.b - Page 4

5 Page 5 Status of Development The overall Interlocken Subdivision currently includes approximately 3.9 million square feet of office and industrial space (with an estimated 8,700 employees) and 1,418 approved residential units. Currently there are 1,107 residential units in Interlocken generating approximately 2,114 residents. The land area in Interlocken has been developed or made available for development with the construction of major roadways, utilities, regional detention ponds and parks. IV. AREA CONTEXT Property Location The map below shows the location of the proposed development over an aerial photograph. Vicinity map for the Project Chalet Proposal Surrounding Land Uses ADJACENT USE/ZONING COMPREHENSIVE PLAN DESIGNATION North Office/PUD Mixed-Use South Golf Course/PUD Mixed-Use East Golf Course and Broomfield water tank/pud Mixed-Use West Office and Golf Course/PUD Mixed-Use 4.b - Page 5

6 Page 6 Description V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW The applicant is requesting a final plat and site development plan to allow development of a corporate headquarters campus. The final plat will subdivide one property of acres into two lots. Lot 1 (12.43 acres) is intended for the development of the corporate headquarters. Lot 2 (9.67 acres) is not proposed for development at this time. The proposed site development plan includes landscaping, grading, architecture, and parking. Lot 1 will contain three buildings an office building, an amenities building, and a training center. Parking is provided in a garage under the office building and in a surface parking lot. Background/Base Data PROPERTY OWNER APPLICANT PROPERTY LOCATION PROPERTY SIZE CURRENT ZONING PROPOSED ZONING CURRENT LAND USE PROPOSED LAND USE COMPREHENSIVE PLAN DESIGNATION Partners Group Colorado Propco, LLC Prime West Development, LLC East side of Eldorado, north of State Hwy 128 current address is 1200 Eldorado Boulevard Acres PUD & IIA PUD & IIA Undeveloped Employment (Corporate campus) Mixed-Use Commercial 4.b - Page 6

7 Page 7 Land Use Summary The following is a composite land use summary for the proposed development. PROJECT CHALET COMPOSITE LAND USE SUMMARY Land Use Coverage Acreage of Site Coverage % Total Floor Area of Building (SF) FAR Projected Construction Value Building 1.43 Ac 11.8% 148, $ 40.0 million Parking 2.58 Ac 20.7% Open Area 8.42 Ac 67.5% $ 4.1 million Total Ac 100% $ 44.1 million 4.b - Page 7

8 Page 8 Final Plat The proposed final plat divides the acre property into two lots. A site plan, included in this report, is proposed for the acre southern parcel. The 9.68-acre parcel will remain undeveloped at this time. Both lots have access to Eldorado Boulevard. The plat includes easements for access, water and sewer service, and drainage and stormwater detention. An access easement is provided for the Broomfield water tank adjacent to the property. Site Layout The three campus buildings (office, amenities building and training center) are clustered along the southern portion of the property to maximize views of the Flatirons and foothills. The buildings are approximately 218 feet from Eldorado Boulevard and 61 feet from the south property line. These setbacks, along with the other setbacks, exceed the requirements of the Interlocken PUD requirements. The buildings range from one to three and one-half stories with a maximum height of 50 feet. An amphitheatre and plaza area connect the office building and training center. Vehicular access is from Eldorado Boulevard at two locations. The primary entrance aligns with an existing median cut in Eldorado Boulevard. The secondary entrance is along the southern property boundary and is a right-in, right-out intersection. The two entrances are connected by a circuitous drive through the property that serves as access to the proposed buildings and to the underground Broomfield water tank adjacent to the site. Parking is primarily supplied by an underground garage accessed from the west. A surface parking lot located east of the buildings provides the balance of the required parking. A plaza area between the office building and the conference center building is for drop-off purposes only with no parking. An eight-foot wide pedestrian access from Eldorado Boulevard serves the cluster of buildings. A five-foot wide pedestrian crusher fine pathway meanders throughout the site for the use of employees. Bicycle parking is provided in a covered location between the office and amenities building. Signage is proposed at the main entry with a design compliant with the Interlocken standards, and a sign on the office building. 4.b - Page 8

9 Page 9 Access and Circulation Access to the site is proposed from two points. A three-quarter intersection is proposed at an existing curb cut on Eldorado Boulevard allowing full turning movements for the project. A secondary access (right-in, right-out) is on the south side of the property. Circulation through the site is provided by a looped drive providing access for fire protection to all the buildings and to the underground and surface parking. Parking The parking required by the Interlocken PUD for a corporate campus (1:400 square feet) is 231 spaces. The plan provides parking for 235 vehicles in the underground garage and 81 surface spaces. This exceeds the required 231 spaces. Thirty bicycle parking spaces are included in the plan - 16 within storage lockers and 14 spaces at seven racks. The bicycle parking is located in a covered area between the office and amenities building. Walkability and Transit The site includes a segment of sidewalk adjacent to Eldorado Boulevard. The sidewalk is not continuous on the south/east side of Eldorado Boulevard through Interlocken. The Interlocken Owners Association recommended the sidewalk not be extended to the southern edge of the property, which is adjacent to the golf course, for safety reasons. The applicant has provided a 30-foot easement along Eldorado Boulevard from the 4.b - Page 9

10 Page 10 main entry to the southern property line to accommodate a sidewalk in the future if safety concerns can be alleviated. A crusher fine trail network within the property provides a walking route for employees. The applicant has connected the walks along Eldorado Boulevard with the pedestrian circulation system within the property even though the internal pathway is private. A plaza area between the office building and training center will serve as a pedestrian gathering area. Regional Transportation District (RTD) serves the Interlocken area with Route 228 which connects the Arista Park-n-Ride to Superior and Louisville. The closest bus stop on this route is at Eldorado Boulevard and Interlocken Loop (approximately a 25-minute walk from the subject property). The RTD Call-n-Ride service (Interlocken/Westmoor) is available by reservation providing service from the US 36/Flatiron Station. Scheduled departures of the Call-n-Ride service are available from the US 36/Broomfield Station (Arista). Grading and Drainage The site slopes approximately 70 feet from the south to north of the proposed site. Retaining walls up to 13 feet are proposed near the southern property line and around the southern end of the parking lot. The wall behind the office building is faced with masonry veneer as it is screened from view by the buildings. The wall at the parking lot will be faced with a buff sandstone veneer. 4.b - Page 10

11 Page 11 The grading on the balance of the site was adjusted after the concept review and a bridge for the primary access drive was added to better accommodate the stormwater drainage on the property (see perspective below). The balance of the property slopes sharply to the north beyond the access drive loop. Utilities Adequate utility service is in the area and is being extended by the developer to the property. Architecture The building architecture is driven by a factory theme using building materials and window designs reminiscent of a classic historic lower downtown Denver factory. North Elevation of Headquarters Building 4.b - Page 11

12 Interlocken Filing No Project Chalet Page 12 West Elevation of Headquarters Building East Elevation of Headquarter Building (shows underground parking) The Amenities building is a similar vernacular, but with a slightly different proportion to create its own identity. Amenities Building North Elevation Amenities Building South Elevation Amenities Building West Elevation Amenities Building East Elevation The Training and Conference Center is a modern design to deliberately contrast with the traditional factory character. Glass curtain walls will allow unobstructed views and an open feeling to the patio and fire pit in the adjacent plaza area. Seminar Building North Elevation Seminar Building West Elevation Seminar Building South Elevation Seminar Building East Elevation 4.b - Page 12

13 Page 13 Landscaping The plans indicate approximately 67% private open area on the lot. The Interlocken PUD requires 30 percent open area. The Eldorado Boulevard right-of-way is already landscaped with a manicured landscape design. The applicant will preserve the manicured appearance adjacent to Eldorado Boulevard and provide a prairie type landscape on the balance of the site. Maintenance of the landscape along Eldorado is shared with Interlocken and the landscape plan identifies the delineation of the two areas. The proposed landscaping for the site is shown on the color plan below. Airport Influence Area The property lies within the Airport Influence Area and airport critical zones as defined in the 2011 Rocky Mountain Metropolitan Airport Master Plan Update. The Plan recommends avoidance of residential and public uses in the airport critical zone and sound attenuation for public spaces within new construction. An existing Avigation Easement is recorded over the property that informs owners of the potential of the property to be more impacted by airport activities. The developer is aware of the Federal Aviation Administration (FAA) requirements for construction and has noted them on the site development plan. 4.b - Page 13

14 Page 14 Variations One variation is requested with the site development plan. It is: Reduction of the Broomfield required drive aisle of 25 feet to 24 feet (24 feet is the requirement of the Interlocken Design, Development and Construction criteria). Staff and the Interlocken ACC support the variation request. Subdivision Improvement Agreement City Council will consider a subdivision improvement agreement with the Interlocken Filing No. 26 Final Plat for the properties. The agreement will identify public improvements and the timing for their completion. Staff has identified no key issues for this development VI. STAFF REVIEW OF KEY ISSUES VII. APPLICABLE MUNICIPAL CODE PROVISIONS The Planning and Zoning Commission reviews the final plat and SDP based on the following provisions of the Broomfield Municipal Code: FINAL 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 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 planning and zoning 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. (Ord , 1987; Ord , 1992; Ord , 1995; Ord , 2011) 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) Final plat; hearing and notice; planning and zoning commission. 4.b - Page 14

15 Page 15 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 Intent. The purpose of this chapter is as follows: (A) To provide for necessary commercial, recreational, and educational facilities conveniently located to housing; (B) To provide for well-located, clean, safe, and pleasant industrial sites involving a minimum of strain on transportation facilities; (C) To insure that the provisions of the zoning laws which direct the uniform treatment of dwelling type, bulk, density, and open space within each zoning district will not be applied to the improvement of land by other than lot-by-lot development in a manner which would distort the objectives of the zoning laws; (D) To encourage innovations in residential, commercial, and industrial development and renewal so that the growing demands of the population may be met by greater variety in type, design, and layout of buildings, and by the conservation and more efficient use of open space ancillary to said buildings; (E) To encourage a more efficient use of land and of public services, or private services in lieu thereof, and to reflect changes in the technology of land development so that resulting economics may inure to the benefit of those who need homes; (F) To lessen the burden of traffic on streets and highways; (G) To encourage the building of new neighborhoods incorporating the best features of modern design; (H) To conserve the value of the land; (I) To provide a procedure which can relate the type, design, and layout of residential, commercial, and industrial development to the particular site, thereby encouraging preservation of the site's natural characteristics; and (J) To encourage integrated planning in order to achieve the above purposes and the directives of the current master plan. (Ord , 1987) 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) 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 above. (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) (L) 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; Ord , 2011) Required. (A) In residential areas of a PUD plan, at least 40% of the developable site shall be open area. (B) In commercial and industrial areas of a PUD plan, at least 25% of the developable site shall be open area. (C) For the purpose of this section, the "developable site" does not include areas to be dedicated to the city for streets, parks, or other purposes. (Ord , 1987; Ord , 1998) 4.b - Page 15

16 PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ A RESOLUTION RECOMMENDING APPROVAL OF INTERLOCKEN FILING NO. 26 FINAL PLAT AND INTERLOCKEN FILING NO. 26, LOT 1 (PROJECT CHALET) SITE DEVELOPMENT PLAN 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 for Interlocken Filing No. 26 Final Plat and Interlocken Filing No. 26, Lot 1 (Project Chalet) Site Development Plan have been submitted. 1.2 Said application was considered during a public hearing held June 26, Proper notice was given in accordance with chapter of the Broomfield Municipal Code. 1.4 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 condition: 3.1 PASSED by vote on June 26, Chairman Planning and Zoning Commission Secretary Planning and Zoning Commission 4.b - Page 16

17 PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ A RESOLUTION RECOMMENDING DENIAL OF INTERLOCKEN FILING NO. 26 FINAL PLAT AND INTERLOCKEN FILING NO. 26, LOT 1 (PROJECT CHALET) SITE DEVELOPMENT PLAN 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 for Interlocken Filing No. 26 Final Plat and Interlocken Filing No. 26, Lot 1 (Project Chalet) Site Development Plan have been submitted. 1.2 Said application was considered during a public hearing held June 26, Proper notice was given in accordance with chapter of the Broomfield Municipal Code. 1.4 Said application is in conformance with the applicable requirements of the Broomfield Municipal Code. 1.5 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 with the following conditions: 3.1 That That. PASSED by a vote on June 26, Chairman Planning and Zoning Commission Secretary Planning and Zoning Commission 4.b - Page 17