PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM

Transcription

1 To: From: Agenda Title City and County of Broomfield, Colorado PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM Planning and Zoning Commission John Hilgers, Planning Director Lynn Merwin, Principal Planner Meeting Date Agenda Category Agenda Item # August 25, 2014 Business 4.a 1. Public Hearing on the Interpark Planned Unit Development Plan First Amendment and Comprehensive Plan Land Use Map Amendment Property Location: Northwest corner of the intersection of Main Street and West 112 th Avenue Applicant: Baseline Engineering Corporation 2. Consideration of Resolution No. PZ Summary The applicant requests approval of a Planned Unit Development (PUD) Plan amendment to expand the range of permitted land uses from office, light industrial and distribution to a mixed use development including general business, office, light industrial and residential uses. Residential uses may include multi-family apartments, condominiums, townhomes, live/work units and senior residential including residential health care. The PUD amendment covers approximately 35 acres generally located at the northwest corner of West 112 th Avenue and Main Street, a southeast gateway to Broomfield. The project site is within the Original Broomfield Neighborhood Plan and the Original Broomfield Urban Renewal Area. The existing Interpark PUD Plan area, approved in 2001, covers 61.7 acres and includes approximately 11.5 acres north of Airport Creek developed as the Broomfield Industrial Park (BIP) ballfields and approximately 9 acres developed with the Jefferson Academy Charter School. These developed areas are excluded from the proposed PUD plan amendment. The formal development application includes a Comprehensive Plan land use map amendment which will be reviewed by City Council together with the Commission s recommendation on the proposed PUD Plan. Proposed Resolution No. PZ would recommend approval, approval with conditions, or denial of the PUD Plan amendment. Prior Council Action City Council has taken the following actions: On August 13, 2013, Council approved the Original Broomfield Urban Renewal Area by Ordinance No On June 18, 2013, Council considered a concept plan regarding a future application for a Comprehensive Plan land use map amendment and PUD Plan amendment to allow a mixed use development including residential land uses. On February 28, 2012, Council approved an improvement agreement and deferred payment agreement for the Jefferson Academy Charter School and an SIA amendment by Resolution No On September 9, 2008, Council approved the Original Broomfield Neighborhood Plan adopted by Resolution No On August 23, 2003, Council approved an amended and restated SIA for Interpark Filing No. 1 and an amended Interpark Filing No. 1 Final Plat by Resolution No On April 24, 2001, Council approved the Interpark PUD Plan, Interpark Filing No. 1 Final Plat, and Subdivision Improvement Agreement (SIA) by Resolution No Financial Considerations The land use plan designation for the property is Light Industrial, Business Commercial and Open Lands. The proposed residential land use will require City Council s consideration of a Comprehensive Plan land use map amendment to change the land use designation from primarily Light Industrial (supporting non-residential land uses) to Mixed Use (supporting residential and non-residential land uses). The proposed land use change may impact financial considerations in Broomfield s Long Range Financial Plan. The proposed Comprehensive Plan amendment, and associated financial details, will be considered by the City Council with the Planning and Zoning Commission s recommendation on the PUD plan amendment. Alternatives Based on the testimony and evidence presented on the record at the public hearing: If the proposed plan complies with applicable Broomfield Municipal Code (BMC) review standards and is consistent with the Comprehensive Plan: o Recommend the Broomfield City Council approve the application as is or with conditions. If the proposed plan does not comply with applicable BMC review standards and are inconsistent with the Comprehensive Plan: o Postpone action on the resolution and continue the hearing to a date certain; or Recommend the Broomfield City Council deny the application. Proposed Actions/Recommendations Hold the public hearing. Following and subject to the results of the public hearing, the Commission may either Adopt Resolution No for approval with or without conditions; or Adopt Resolution No for denial. Item 4.a. - Page 1

2 Page 2 INTERPARK AN AMENDMENT TO THE PLANNED UNIT DEVELOPMENT PLAN Report Contents Subject Page I. SUMMARY OF APPLICATION 3 Property Owner and Applicant 3 Concept Review Comments and Follow-up 3 II. ZONING AND STATUS OF DEVELOPMENT 4 Zoning 4 Status of Development 5 III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS 6 Relationship to Comprehensive Plan 6 Comprehensive Plan: Land Use 6 Comprehensive Plan: Goals and Policies 8 IV. AREA CONTEXT 9 Area Context and Property Location 9 Surrounding Land Uses 10 V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW 10 Summary Description 10 Background/Base Data 11 Land Use Summary 11 Population Estimate 13 Site Layout 13 Access, Circulation and Parking 15 Access to Public Transit, Walkability and Trails 16 Architecture 17 Drainage 17 Public Lands and Amenities 18 Landscaping and Environmental Assessments 18 Airport Influence Area 19 VI. STAFF REVIEW OF KEY ISSUES 19 VII. APPLICABLE MUNICIPAL CODE STANDARDS 19 Item 4.a. - Page 2

3 Page 3 I. SUMMARY OF APPLICATION The application is for consideration of the first amendment to the Interpark Planned Unit Development (PUD) Plan to expand the range of permitted land uses from employment-focused uses such as office, flex, and distribution, to a mixed-use development with office, general business, light industrial, residential and open lands. The proposed PUD plan amendment area covers approximately 35 undeveloped acres at the northwest corner of Main Street and West 112th Avenue. The proposal excludes approximately 22 acres previously developed with the Jefferson Academy Charter School to the southwest (9 acres) and the Broomfield Industrial Park (BIP) ballfields to the northwest (13 acres). Property Owner and Applicant The property is owned by Broomfield 112 th and Main Partners, Ltd. The applicant is Baseline Engineering Corporation. Concept Review Comments and Follow-up During the concept review held in June 2013 for the proposed project, there were a variety and range of comments expressed which are summarized below. A response is provided in italicized text. Support for the owner to move forward with developing the property, particularly with commercial development at the prime corner of Main Street and West 112 th Avenue. The applicant proposes a range of permitted non-residential and residential uses in an effort to market the property to a wide range of potential developers. Concern about reducing the future availability of primarily light industrial land area in Broomfield and questions about how much industrial space is available. The proposed amendment could reduce the future buildout of light industrial development on the site by designating approximately 6 acres of open lands and allowing up to 275 residential units. The proposed amendment continues to allow light industrial development. However, given recent market conditions, it seems likely a portion of the property will develop with residential development. According to Broomfield s Economic Development Office, there is currently approximately 3.5 million square feet of industrial space in 127 buildings in Broomfield. The vacancy rate is at 4.1% which equates to approximately 200,053 sf of vacant space in 25 properties. Concern with the potential impact to Broomfield s Long Range Financial Plan. The proposed amendment to allow a mix of uses requires a Comprehensive Plan and Neighborhood Plan land use map amendment and is projected to impact Broomfield s Long Range Financial Plan ratio. City Council will consider this proposed change as part of its review of the proposed development. Item 4.a. - Page 3

4 Page 4 Observation that the surrounding area has changed with the addition of the Jefferson Academy and the (then planned) West 112 th Avenue realignment to the west providing direct access to Arista over US 36. Jefferson Academy opened in early 2013 and the West 112 th Avenue realignment with the new Uptown Bridge over US 36 was completed and opened to the public in the Fall of Other comments focused on details such as the adequacy of the school s parking, questions on the drainageway, and concern with the City of Westminster requesting an amenity zone be accommodated for their residents along the east side of Main Street. It was noted Broomfield has already provided a screen wall amenity for Broomfield resident s backing to Main Street. The future SDP submittal, and associated engineering studies, will address the site specific details to ensure adequate improvements are incorporated in the proposed plans to serve the development and surrounding area as required. Zoning II. ZONING AND STATUS OF THE DEVELOMENT The site is zoned B-2 (PUD) and Urban Renewal Area (URA) and is governed by the Interpark PUD Plan which permits office, flex, distribution, and public recreation uses. The following map shows the project location within the existing PUD plan approved for the overall area in Item 4.a. - Page 4

5 Page 5 Status of Development In 2001, City Council approved the Interpark Filing No. 1 Final Plat, PUD Plan and Subdivision Improvement Agreement (SIA). In 2003, Council approved an amended and restated SIA and a revised final plat which included dedicated public right-of-way (ROW) for Teller Street. In 2006, Council reviewed the Jefferson Academy site plan and approved the First Amendment to the Amended and Restated SIA for Interpark Filing No. 1 and an improvement agreement for the charter school development. The school opened within the subdivision in early In August 2013, City Council approved the Original Broomfield Urban Renewal Plan covering the Original Broomfield Neighborhood including the subject property. The URA boundary was established to include areas where Broomfield anticipates redevelopment and where Broomfield can use urban renewal tools, such as tax increment financing, to improve public infrastructure. III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS Relationship to Comprehensive Plan Comprehensive Plan: Land Use In 2008, City Council adopted the Original Broomfield Neighborhood Plan covering the site and surrounding area and adopted the plan by reference into the 2005 Broomfield Comprehensive Plan. The Original Broomfield Neighborhood Plan and Comprehensive Plan land use designation for the subject property is primarily Office/Flex Light Industrial with Item 4.a. - Page 5

6 Page 6 smaller areas as Business Commercial and Open Lands. The Plans further identify the area as susceptible to change due to the perceived potential for development of the site relative to other areas already built out within Broomfield. The following map shows the project location within the context of the Original Broomfield Neighborhood Plan land use map. Item 4.a. - Page 6

7 Page 7 This map shows the project location within a portion of Broomfield s 2005 Comprehensive Plan land use map. The proposed PUD plan amendment changes the permitted land uses to allow a broader mix of uses including residential land uses. The addition of residential uses to the area is not consistent with the Comprehensive Plan and the Original Broomfield Neighborhood Plan land use map designations for the property and therefore requires an amendment to designate the property as Mixed-Use which would allow a variety of land uses including residential uses. The Mixed-Use designation states: Mixed-use areas include commercial, office and residential (multi-family or single-family-attached) uses.the mix of uses may be achieved horizontally throughout the site; however, vertical mixes within buildings are highly encouraged. This land use designation calls for a maximum multifamily density of 25 dwelling units per acre Item 4.a. - Page 7

8 Page 8 The following comparison map shows the existing land use designations (light industrial, business commercial and open lands) as compared with the proposed land use designations (mixed-used and open lands). The applicant has applied for consideration of an amendment to the Comprehensive Plan land use map to designate the site as Mixed-Use and Open Lands to permit residential and nonresidential uses on the site. The proposed amendment will be considered by the City Council with the Planning and Zoning Commission s recommendation on the PUD plan amendment. Comprehensive Plan: Goals and Policies Elements of the proposed project could help support 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-A Provide 40 percent of Broomfield s planning area as open lands; Goal LU-F Encourage a variety of employment land use types and intensities in designated areas that are both supported by and compatible with surrounding land uses. Item 4.a. - Page 8

9 Page 9 Area Context and Property Location IV. AREA CONTEXT The 35-acre site is located at the northwest corner of Main Street and West 112 th Avenue. The property is a southeast gateway into Broomfield along the jurisdictional boundary with the City of Westminster. The property location is approximately one-third mile to the south of the planned, but unfunded, commuter rail transit station at West 116 th Avenue and the railroad. The property is bounded on the west by the railroad; on the north by Airport Creek channel, Broomfield Industrial Park ball fields, and flex/office uses; on the east by Main Street and City of Westminster residences; and on the south by West 112 th Avenue and City of Westminster offices. The property is within the Interpark subdivision. The subdivision includes the nine-acre Jefferson Academy Charter School property and the 13-acre Broomfield Industrial Park property north of Airport Creek which are not part of this application. In 2013, as part of the US 36 Managed Lane Expressway project, the Colorado Department of Transportation s (CDOT s) completed the realignment of West 112 th Avenue west of the site and including the new Uptown Avenue bridge connecting to the Arista development west of US 36. The following map highlights the site within the context of the surrounding area. Item 4.a. - Page 9

10 Page 10 Surrounding Land Uses ADJACENT USE/ COMPREHENSIVE PLAN DESIGNATION ZONING North Open Lands/PUD Office/Flex Light Industrial and Open Lands South Office/PUD City of Westminster: Business Park East Residential/PUD City of Westminster: Residential 3.5 (du/ac) West Railroad and Undeveloped/PUD Mixed-Use and Open Lands Summary Description V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW The application proposes a mixed-use development on a 35 acre site at the northwest corner of West 112 th Avenue and Main Street. The following map shows the site relative to key roadways in the area including Main Street, West 112 th Avenue, Uptown Avenue and US 36. Item 4.a. - Page 10

11 Page 11 Background/Base Data 1. PROPERTY OWNER 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 Broomfield 112 th and Main Partners, Ltd. Baseline Engineering Corporation Northwest Corner: Main Street and West 112 th Avenue 35 Acres PUD (office, flex/light industrial, distribution) PUD Amendment (mixed-use including residential) Undeveloped and Agricultural Mixed-Use & Open Lands Office/Flex Light Industrial, Commercial, Open Lands Land Use Summary The proposed land use data are summarized in the table below. The plan proposes a mixeduse development with up to 275 multi-family residential units, a 6-acre public park, and a mix of office, general business and light industrial land uses. A maximum of 75% of the developable land area may be used for a single use when single-use buildings are proposed. Projects with vertically mixed buildings (i.e. retail on first floor different uses on the upper floor(s)) may be allowed to use up to 90% of the developable land for a single use. In preparing this staff report for the Commission, staff determined further clarification is needed to the land use data to specify a maximum square footage of non-residential development that could potentially buildout on the site. Neither staff nor the applicant anticipates full buildout of all uses listed on all parcels as set forth in the site data table above. Rather, a range of uses, but not all uses at full buildout, are likely. A maximum buildout should be specified in the table or as a note to the table to clarify the intent prior to the Council hearing. Item 4.a. - Page 11

12 Page 12 The following is an excerpt from the proposed PUD Plan amendment listing the full range of permitted uses and prohibited uses. The following is a composite land use summary based on the projected allocation of general land uses within the proposed mixed-used district. Land Use Coverage INTERPARK SUBDIVISION PUD AMENDMENT FOR MIXED-USE DEVELOPMENT COMPOSITE LAND USE SUMMARY Acres % Dwelling Units Residential % 275 Commercial/Retail % Office, Medical % Future Public Land Dedication % Projected Development Costs Total 35* 100% 275 $50.7 Million *The total acreage excludes public rights-of-way previously dedicated by final plat. Item 4.a. - Page 12

13 Page 13 Population Estimate Development of this property is projected to generate between 1.9 and 2.5 persons per household depending on the type of housing ultimately proposed. Assuming full buildout of 275 apartment units, the development would add approximately 523 residents to the area. The Interpark property is in the Jefferson County School District. The development will be serviced by Semper Elementary School at Wadsworth Boulevard and W. 96 th Avenue, Mandalay Middle School at Pierce Street and W. 96 th Avenue, and Standley Lake High School at West 104 th Avenue and Wadsworth Parkway. Site Layout The 35-acre site is bounded by Main Street on the east, West 112 th Avenue on the south, the railroad on the west and Airport Creek on the north. Reed Way, a public street, will bisect the site between Main Street and W. 112 th Avenue. The first phase of Reed Way has been constructed to serve Jefferson Academy. The plan includes five planning areas arranged along Reed Way. The proposed amendment allows up to 275 residential units on planning area 2 (PA-2) and/or PA-4, designates a location for a future 6.1-acre public land dedication on PA-5 located at the northwest corner of the site between Jefferson Academy and Airport Creek, and anticipates a mix of nonresidential development possible on PAs 1-4. Item 4.a. - Page 13

14 Page 14 At this time the developer does not have a detailed site layout to present. A more specific site layout would be the subject of a future conceptual site plan and formal site development plan (SDP) application. The following image is an excerpt of the proposed PUD plan amendment. The plan depicts the boundary of the amendment area, site access from adjacent roadways, Reed Way, and the various planning areas including a planned future 6.1 acre public land dedication (PA-5). The proposed PUD plan amendment addresses revised setbacks for the development. The intent is to provide for adequate landscape zones and appropriate separation between similar and/or dissimilar uses. For example, a setback from Reed Way is reduced for buildings and increased for parking to create a wider landscape zone while reducing distances for walkability within the mixed-use site. The proposed setback from the railroad is reduced. However, the property is intended for public open lands and as such, there would likely be only park-related development on the property such as ballfields and related accessory structures. Item 4.a. - Page 14

15 Page 15 The existing and proposed setbacks are summarized in the following table. Setbacks Measured from Parcel/Lot Specific Property Lines Proposed Existing Approved Main Street & West 112 th Ave From Reed Way Airport Creek (north) Railroad (west) Internal Property Lines (similar uses) Internal Property Lines (dissimilar uses) (15 for parking) (10 for parking) 25 (5-10 for parking) 20 (5 for parking) Not Addressed Not Addressed Access, Circulation and Parking Primary access to the site will be provided from Main Street and West 112 th Avenue via Reed Way. As described above, Reed Way is a planned public street that will bisect the property and provide access to all planning areas. Secondary access is proposed along Main Street at West 113 th Place and via a restricted access (right-in-right-out) within PA-1 south of West 113 th Place (see sheet P3 of the PUD plan). There is a previously approved final plat and subdivision improvement agreement (SIA) for the overall property that sets forth special provisions for future improvements to the perimeter roadways. Ultimately, the two perimeter streets are planned as arterial roadways with four lanes of through travel (two in each direction) and a center turn lane. Currently, Broomfield has a capital improvement program project listed in the Long Range Plan to expand West 112 th Avenue. This work will be coordinated with the City of Westminster which controls the south side of the street. As part of the improvements associated with construction of Jefferson Academy, there were interim improvements made to West 112 th Avenue to add a center turn lane for eastbound traffic and a continuous deceleration lane from Main Street to Reed Street for school-related traffic. In addition, Reed Way was partially constructed to serve Jefferson Academy. Reed Way will eventually extend to the north and east to connect with Main Street. The existing approved plat for the property includes dedicated public right-of-way (ROW) for a possible future extension of Teller Street between the BIP ballfields and the Interpark site. This connection would require bringing Teller Street through the BIP ballfields site in some manner whether as an official public street, constructed to applicable street standards, or as a modified access connection to facilitate connectivity but not necessarily encourage through traffic. The existing, approved SIA for the property does not obligate the owner to make the Teller Street improvements but does require them to make sidewalk and landscaping improvements for the possible future extension of Teller Street within the site. The PUD Plan requires parking to be provided for future development in conformance with applicable requirements set forth in the Broomfield Municipal Code. Parking will be evaluated in greater detail with future site plans to ensure adequate capacity to serve the development. Depending on the proposed uses, different parking ratios may be applied to determine an appropriate count for the development. Item 4.a. - Page 15

16 Page 16 Access to Public Transit, Walkability and Trails The site is within the Regional Transportation District (RTD) and is served by the Route 112 and the Broomfield Call-n-Ride. The Route 112 provides service from Northglenn to the Broomfield Park n Ride. The Broomfield Call-n-Ride provides curb to curb service within a defined geographic area bounded by West 112 th Avenue to West 136 th Avenue, and Sheridan Boulevard to US 36. The Call n Ride also provides connections to the Broomfield Park n Ride located in Arista adjacent to the 1STBANK Center. In the spring of 2015, high frequency Bus Rapid Transit (BRT) service will begin operation from the Broomfield Park n Ride. There are 14 routes to transfer to at the Park n Ride including service to Denver, Boulder, the airport, the Anshutz-Fitzsimmons Medical Center, and Longmont. BRT service will provide a connection to Denver Union Station, the hub for light rail connections throughout the Denver metropolitan area. The Original Broomfield Plan anticipates a future commuter rail service with a station at W. 116 th and the BNSF railroad, but RTD does not anticipate construction of the rail for the foreseeable future. The Original Broomfield Neighborhood Plan calls for sidewalks and trails throughout the planning area and for grade separated underpasses along Airport Creek at the railroad and at Airport Creek and Main Street to accommodate pedestrians. The following is the Open Lands Trails Plan for the neighborhood. Item 4.a. - Page 16

17 Page 17 There is an existing trail along the eastern portion of Airport Creek bordering the property to the north. An existing SIA for the property requires the owner to either construct a pedestrian bridge across Airport Creek to connect with BIP ballfields or pay a cash-in-lieu fee of $75,000 as adjusted for inflation. The planned underpasses are not identified as a developer obligation in the Interpark SIA and would likely be constructed as future CIP projects if approved by Council. Existing sidewalks are provided adjacent to developed areas along Main Street and West 112 th Avenue. As the public streets are improved with future development of the Interpark subdivision, they will also include sidewalks and bike lanes to serve pedestrians and cyclists respectively. Architecture The proposed PUD Plan amendment addresses the design intent and provides design standards for multi-family residential and non-residential development. The vision is for residential buildings that are two- and three-story stories with designs to complement similar developments in Arista and/or Harvest Station. The maximum proposed residential building height is 50 feet. Retail/commercial buildings will be one to two stories and the maximum building height for non-residential uses will range from 45 to 55 feet. The maximum building height in the current approved PUD Plan ranges from 40 to 60 feet. The proposed PUD reduces the maximum permitted height by 5 feet and provides for a more uniform maximum building height within the development. The proposed PUD Plan maintains the majority of the prior approved design standards related to signage, lighting, and service areas. The key changes address the conceptual intent for the public land dedication required for any residential development; establishing the minimum private open area of 40% for residential development; requiring a minimum of 50% of buildings facing a street or trail to include masonry, stone or stucco; incorporating larger setbacks to account for a mix of uses; and encouraging xeric landscaping where practical to minimize water use on the site. The site specific architectural details will be provided at the SDP stage. Drainage The site generally slopes to the north toward Airport Creek. Portions of the site contain Federal Emergency Management Agency (FEMA) mapped floodplains according to the maps of record for the property. There have been initial modifications made to Airport Creek to facilitate development on the north side of the creek, particularly adjacent to Broomfield Corporate Center (the office/flex light industrial buildings north of the site along Main Street). There is an existing approved Conditional Letter of Map Revision (CLOMR) for the creek which will used as the guide for final improvements to the creek. Once the final improvements are completed, a Final Letter of Map Revision will be prepared and submitted for approval by Broomfield and FEMA. Item 4.a. - Page 17

18 Page 18 Public Lands and Amenities The proposed PUD plan amendment would allow for future residential development. Residential development requires a public land dedication (PLD) and/or cash in lieu payment to Broomfield. The Open Space, Parks, Recreation and Trails Master Plan calls for a density based dedication based on 24 acres of land per 1,000 residents and allows for a possible, partial cash-in-lieu of dedication payment option for developments where the total land dedication obligation for parks and open space would consume more than 25 percent of the development s gross residential land area. Based on the proposal to allow up to 275 new residential units on 35 acres, a proposed multi-family development would require an approximately 12.6-acre PLD obligation. The PUD plan typically addresses at least the conceptual plan for the PLD obligation while the specific details for meeting the PLD obligation may be determined at the SDP and final plat stage. Assuming there is full residential buildout on PA-2 and PA-4, the project would require a minimum 4.6-acre PLD (representing 25 percent of the gross residential land area) with the balance of the obligation met with a cash-in-lieu fee. The applicant is proposing a minimum PLD of 6.1 acres with the balance paid as a cash in lieu fee totaling $283,140, based on Broomfield s standard rate of $43,560 per acre for the remaining approximately 6.5-acre obligation. If the future development plans include fewer residential units, the corresponding PLD obligation would be reduced accordingly. Sheet P3 of the proposed PUD plan amendment shows the proposed future public land dedication parcel, PA-5. The PUD plan addresses the PLD obligation and method for meeting the obligation on sheet P1. The notes to the PLD table indicate the dedication will be made by plat submitted within 60 days of approval of the PUD plan amendment. The notes further state that an existing detention area within PA-5 will need to be relocated so the future park land dedication is sufficiently flat and useable as a park. The PUD notes state that the park improvements will be determined with a future SDP. There are no specified park improvements listed at this time. Landscaping and Environmental Assessments Consistent with the Broomfield Municipal Code, the proposed PUD Plan requires a minimum of 25 percent and 40 percent private open area on the site for non-residential and residential uses respectively. Private open area typically may include landscaping, walkways and plazas, and similar areas open to use. A future SDP will need to address the specific private open areas and associated landscaping details. The applicant will need to provide an updated environmental and wildlife assessments at the SDP stage to address any prairie dogs in conformance with Broomfield s Prairie Dog Policy and provide appropriate treatment of any key natural and environmental features located on the site. Item 4.a. - Page 18

19 Page 19 Airport Influence Area The property is located within the Rocky Mountain Metropolitan Airport s designated Airport Influence Area. 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 Airport comments in Notes on Sheet P1 of the proposed PUD plan amendment. VI. STAFF REVIEW OF KEY ISSUES There are no key issues identified for the proposed PUD Plan - First amendment. VII. APPLICABLE MUNICIPAL CODE STANDARDS The Planning and Zoning Commission reviews the PUD Plan amendment based on the following provisions of the Broomfield Municipal Code: PLANNED UNIT DEVELOPMENT PLAN PUD plan; hearing and notice; planning and zoning commission. The planning and zoning commission shall hold a public hearing on the PUD plan. Notice shall be given in accordance with the provisions of chapter PUD 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 PUD plan would be acceptable shall be set forth PUD 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 PUD 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 be consistent with the master plan. (C) The proposal should identify and mitigate potential negative impacts on nearby properties, other areas of the city, and the city as a whole. (D) The proposal should identify and maximize potential positive impacts on nearby properties, other areas of the city, and the city as a whole. (E) The proposal should include adequate facilities for pedestrians, bicyclists, and motorists. (F) The proposal should include adequate public improvements (both on and off site) to be provided in a timely fashion. (G) The proposal should optimize conservation of energy, water, and other resources on a broad scale. (H) The land uses within the plan should be compatible with one another and with nearby properties. (I) 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. (J) The proposal should adequately provide for an organization for ownership and maintenance of any Common areas. (K) The proposal should justify any proposed deviations from the Broomfield Municipal Code in terms of the Overall quality of the plan. Item 4.a. - Page 19

20 PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ A RESOLUTION RECOMMENDING APPROVAL OF THE INTERPARK PLANNED UNIT DEVELOPMENT PLAN - AMENDMENT NO. 1 APPROXIMATELY LOCATED NORTHWEST OF MAIN STREET AND WEST 112TH AVENUE 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 Interpark Planned Unit Development Plan - Amendment No. 1 has been submitted. 1.2 Said application consists of the following sheets: Planned Unit Development Plan - Amendment No. 1 three 11" x 17" sheets 1.3 Said application was considered during a public hearing held August 25, 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. PASSED unanimously on August 25, Chairman Planning and Zoning Commission Secretary Planning and Zoning Commission Item 4.a. - Page 20

21 PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ A RESOLUTION RECOMMENDING DENIAL OF INTERPARK PLANNED UNIT DEVELOPMENT PLAN - AMENDMENT NO. 1 APPROXIMATELY LOCATED NORTHWEST OF MAIN STREET AND WEST 112TH AVENUE 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 Interpark Planned Unit Development Plan - Amendment No. 1 has been submitted. 1.2 Said application consists of the following sheets: Planned Unit Development Plan - Amendment No. 1 three 11" x 17" sheets 1.3 Said application was considered during a public hearing held August 25, Proper notice was given in accordance with chapter of the Broomfield Municipal Code. 1.5 Said application is not in substantial compliance 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 August 25, Chairman Planning and Zoning Commission Secretary Planning and Zoning Commission Item 4.a. - Page 21