PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM

Transcription

1 To: From: Agenda Title Planning and Zoning Commission John Hilgers, Planning Director Anna Bertanzetti, Principal Planner Meeting Date Agenda Category Agenda Item # July 13, 2015 Business 4.b 1. Public Hearing on the Wadsworth Station Planned Unit Development Plan and Preliminary Plat Property Location: Southeast corner of the intersection of Wadsworth Blvd. and W. 116th Ave. Applicant: 2. Consideration of Resolution No. PZ Summary The applicant requests approval of a Planned Unit Development (PUD) Plan and preliminary plat to establish the permitted uses, development standards, and intended future lot configuration for a acre un-platted property. The proposed PUD Plan would allow a mix of uses including office, residential (up to 70 units), retail, and restaurant uses on the north 1.3 acres of the property (Building Area 1). Residential uses (up to 325 units) are proposed on acres of the property (Building Area 2). The developer is proposing open lands and public uses for the southern 4.8 acres of the property acres of property will be dedicated for right-of-way. City and County of Broomfield, Colorado PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM Fleischli Enterprises Inc. It is the owner's intent to dedicate the area identified as "public land dedication" to meet a portion of the public land dedication with the remainder of the requirement met through payment of cash-in-lieu of land dedication. The dedication of the property and the timing of improvements for the property would be established in a future site development plan and subdivision improvement agreement. The proposed development standards are intended to be consistent with the vision of the Original Broomfield Neighborhood Plan by encouraging buildings to be located closer to Wadsworth Boulevard with parking located farther from the roadway or behind buildings. Design guidelines are included within the proposed PUD Plan and address architecture, landscaping, lighting, and screening. 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 and Preliminary Plat. Prior Council Action City Council has taken the following actions: The property was annexed into Broomfield on November 22, 1984, with the adoption of Ordinance No City Council approved the zoning of the property to planned unit development (PUD) on March 12, 1985 by Ordinance No The City Council held a concept review meeting on January 20, 2015 for a mixed-use PUD Plan and amendment to the Comprehensive Plan land use map. Financial Considerations The Comprehensive Plan designation for the property is mixed-use, transit oriented development, and open lands as set forth in the Original Broomfield Neighborhood Plan Land Use Map adopted by reference into the Comprehensive Plan in September The proposed development will require a comprehensive plan amendment to revise the land use. The proposed uses would represent a minor change to the land use assumptions and therefore, if allowed, is expected to result in a minor decrease to the estimated long range revenues to expenditures ratio from to The change would result in a projected annual net increase of approximately $22,475 per year at Broomfield s buildout. 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.b. - Page 1

2 Page 2 I. SUMMARY OF APPLICATION The application is for consideration of a PUD Plan and preliminary plat. The plan includes intended uses and development standards for the acre property. The applicant intends office, commercial, and residential uses at the site. The owner intends to submit a site development plan in the future. A concept review will be submitted prior to a formal application for a site development plan. The property is located in the Original Broomfield neighborhood north of 112th Avenue and east of Wadsworth Blvd. The subject property is also located in the Original Broomfield Urban Renewal Area. Property Owner and Applicant The property owner and applicant is Fleischli Enterprises, Inc. Concept Review Comments and Follow-up During the concept review held in January 2015 for the proposed project, comments provided to the applicant were largely supportive. Concerns were expressed regarding the loss of commercial uses for the property, proximity to the railroad, and type of improvements the developer would be providing to address traffic and stormwater. The uses proposed for Building Area 1 (north parcel adjacent to W. 116th Avenue) are consistent with the Transit Oriented Development uses outlined in the Original Broomfield Neighborhood Plan. Residential uses remain the intended use for Building Area 2, but the applicant has included specific design guidelines to address how the residential use can be compatible with the vision for the area (buildings to be located closer to the street, providing pedestrian scale architectural details, and screening parking). The proposed PUD Plan includes a note requiring the developer(s) to provide a disclosure notice to future residents regarding the site's proximity to the railroad as well as to US 36. 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. II. ZONING AND STATUS OF THE DEVELOPMENT Zoning The site is comprised of one unplatted parcel zoned PUD. There is no planned unit development (PUD) plan for the property. The permitted uses on the property are agricultural (A-1) uses until such time as a PUD Plan is approved for the subject property. Item 4.b. - Page 2

3 Page 3 III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS Relationship to Comprehensive Plan and Financial Plan Comprehensive Plan The Broomfield Comprehensive Plan designation for the subject property is Mixed-Use, Transit Oriented Development, and Open Lands. The applicant s proposal includes a single land use (multi-family residential) on the Mixed-Use portion of the site. The Mixed-Use land use category requires a mix of residential and commercial uses. The applicant is requesting a revision to the land use designation to 14.9 acres of Transit Oriented Development and 4.8 acres of Open Lands. The proposed high density residential development and mixed-use commercial uses are consistent with the Transit Oriented Development land use category. Development standards have been based on the Arista development on the west side of US 36 which is also a Transit Oriented Development area. The Transit Oriented Development land use category encourages high density residential uses with a target density of 25 dwelling units per acre, pedestrian-oriented buildings, and a strong physical relationship between the commercial and residential components to adjacent transit centers. The proposed land use map amendment will be reviewed by the City Council concurrent with the PUD plan and preliminary plat. Item 4.b. - Page 3

4 Page 4 In 2008, City Council adopted the Original Broomfield Neighborhood Plan covering the site and surrounding area. This plan articulates Broomfield s vision of how the transit oriented development (TOD) would be defined in terms of street networks, land uses and design. A major defining element of the Original Broomfield Neighborhood Plan is the future plan for transit service in the area. The plan calls for a Commuter Rail Station (CRS) and a Bus Rapid Transit (BRT) station within the planning area in the vicinity of West 116 th Avenue. The CRS is planned to serve the Northwest Rail and the BRT Station to connect to improved bus rapid transit service along US 36. The following two graphics on pages 5 and 6 have been taken from the Original Broomfield Neighborhood Plan to illustrate the anticipated TOD: Item 4.b. - Page 4

5 Page 5 Item 4.b. - Page 5

6 Page 6 Item 4.b. - Page 6

7 Page 7 The proposed PUD Plan has been reviewed against the Original Broomfield Neighborhood Plan Land Use provisions and the proposed uses for the transit oriented development area are consistent with the Original Broomfield Neighborhood Plan. According to the Comprehensive Land Use Plan and the Original Broomfield Neighborhood Plan, TOD guided areas are appropriate for moderate and high density residential uses adjacent to transit commuting opportunities, employment-generating uses, and convenience, retail and specialty commercial at the street level. The proposed PUD Plan includes multi-family residential uses in close proximity to Wadsworth Boulevard and provides for ground level retail space along W. 116th Avenue. Financial Plan The proposed land uses are inconsistent with the land use assumptions in the Long Range Financial Plan. The proposed uses would represent a minor change to the land use assumptions and therefore, if allowed, is expected to result in a minor decrease to the estimated long range revenues to expenditures ratio from to The change would result in a projected annual net increase of approximately $22,475 per year at Broomfield s buildout. The Comprehensive Plan land use amendment will be reviewed by the City Council concurrent with the proposed PUD Plan and Preliminary Plat and a detailed analysis regarding the financial impact will be provided for City Council. Goals and Policies Elements of the proposed project could help meet the following Comprehensive Plan goals: Goal LU-A Provide an appropriate mix of land uses that ensures sustained economic vitality; and Goal LU-D - Create development focused around major transit stops that form pedestrian-oriented, vibrant urban centers. Area Context and Property Location IV. AREA CONTEXT The site is located adjacent to, and east of, Wadsworth Boulevard. The Burlington Northern Santa Fe (BNSF) railroad abuts the subject parcel to the east. Immediately to the north is existing outdoor vehicle storage. The subject parcel is included within the proposed Original Broomfield Urban Renewal Area. The character of the immediate area is beginning to transition from an area with light industrial uses (i.e. outdoor storage, landscape business) to a developing area with the Harvest Station Apartments (297 units) and numerous road improvement projects such as the Uptown Avenue bridge connection between W. 112 th Avenue and Uptown Avenue to the south of the subject site and the SH 128 West 120th Avenue connection to the north of the subject site. A significant change in the area includes the $312 million US 36 Express Lanes Project funded through FasTracks, which encompasses Bus Rapid Transit Lanes (BRT), two managed lanes, and a 12-foot regional bikeway generally running parallel to the highway. The project is expected to be complete in The subject site is within 1,500 feet of the current BRT Station in Arista. Item 4.b. - Page 7

8 Page 8 A Northwest Rail phasing plan has evaluated the extension of existing commuter rail from the current W. 71st Avenue and Lowell Boulevard terminus to the West 116th Avenue Station, to Louisville and Boulder. Though it is not currently funded, a station at West 116th Avenue has been included in the environmental clearance (NEPA National Environmental Policy Act) process. The plans for extension of the commuter rail will continue to be evaluated in the future. If approved in the future, the West 116th Avenue Station would be adjacent to the subject property as shown in the Broomfield Comprehensive Plan and the Original Broomfield Neighborhood Plan. The following map highlights the site within the context of the surrounding area. Bus Rapid Transit Station West 116th Avenue Station (Future) Surrounding Land Uses ADJACENT USE/ ZONING COMPREHENSIVE PLAN DESIGNATION North Outdoor Vehicle Storage/A-1(J) Transit Oriented Development South W. 112th Avenue right-of-way Open Lands East Railroad right-of-way, Broomfield Industrial Park, and Industrial Businesses/PUD Office/Flex Light Industrial and Open Lands West Rural Residential/I-3(J), C-2(J), C-1(J), A-1(J), and PUD Transit Oriented Development, Mixed-Use, and Open Lands Item 4.b. - Page 8

9 Page 9 Summary Description V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW The proposed PUD plan and preliminary plat include a potential mixed-use development on 19.7 acres of property. The applicant has indicated 4.8 acres of open land would be dedicated to Broomfield. The remaining property is intended to be developed with multifamily, office, and commercial uses. Design guidelines are included in the PUD Plan including requirements for setbacks, height, landscaping and architecture. Background/Base Data 1. PROPERTY OWNER Fleischli Enterprise, Inc. 2. APPLICANT Fleischli Enterprise, Inc. 3. PROPERTY LOCATION West 116 th Avenue and Wadsworth Blvd. 4. PROPERTY SIZE acres 5. CURRENT ZONING PUD 6. PROPOSED ZONING PUD 7. CURRENT LAND USE Vacant 8. PROPOSED LAND USE Transit Oriented Development (Residential, Office, Retail), Urban Residential and Open Lands 9. COMPREHENSIVE PLAN Transit Oriented Development (TOD), DESIGNATION Open Lands, and Mixed-Use Land Use Summary The concept plan is for a PUD Plan and preliminary plat only. The PUD Plan establishes uses and development standards for the project, but exact locations of buildings, parking and landscaping will not be finalized until an SDP is submitted for review. The following composite land use summary is based on the maximum building coverage allowed and minimum open area allowed. Mixed-Use Building Coverage 6% Residential Building Coverage 46% Private Open Area Coverage 38% Parking/Drive Coverage 10% Item 4.b. - Page 9

10 Page 10 LAND USE COVERAGE SQUARE FOOTAGE ACREAGE % OF MIXED- USED SITE Multi-Family Buildings 282, % Mixed-Use Building 37, % Drives/Parking 61, % Private Open Area 239, % Developable Area 620, Population Estimate Development of this property is projected to generate 1.91 persons per household. Assuming full buildout of 395 apartment units, the development would add approximately 755 residents to the area. The 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. According to correspondence from the school district, these schools currently have sufficient capacity to service the proposed development. The future developer will be responsible for contributing service expansion fees as required by the Broomfield Municipal Code which can be utilized in the future for joint use facilities benefiting both the school district and the City and County of Broomfield. Site Layout The acre site is bounded by Wadsworth Station on the west, W. 116th Avenue (future) on the north, the Burlington Northern Railroad track on the east. The plan includes two building areas. The northern building area (Building Area 1) is intended for future transit oriented development with a mix of office, retail and residential uses. The southern building area (Building Area 2) is intended for future multi-family residential use with up to 325 units. An open lands parcel is proposed south of Building Area 2. At this time the owner 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. The plan depicts the boundary of the PUD area, site access from adjacent roadways and the various planning areas including a planned future 4.8 acre public land dedication. Item 4.b. - Page 10

11 Page 11 Development Standards To remain consistent with the Original Broomfield Plan, buildings would be located along the roadways to screen parking where possible. Overhead electric transmission lines bisect the site from the northwest to the southeast. The existing utility easement for these lines will impact building placement, but parking is typically allowed within the easement subject to site development plan approval and approval from the utility provider (Public Service Company of Colorado). In the areas impacted by the utility easement, parking may be located along Wadsworth Blvd. in front of buildings instead of behind the building. The applicant intends to include at least one vertically integrated mixed-use building and intends such building to be located adjacent to W. 116th Avenue to contribute toward creation of a mixed-use, transit-oriented corridor along W. 116th Avenue. Item 4.b. - Page 11

12 Page 12 The existing and proposed setbacks are summarized in the following table. Setbacks Measured from Parcel/Lot Specific Property Lines Area 1 (TOD) Area 2 (Residential) Wadsworth Blvd. 116th Avenue East Property Line (Railroad) From Public Open Land Tract Internal Property Line 10' to Building 20' to Parking 7' to Building (15' Max) 20' to Parking 20' to Building 5' to Parking Not Applicable 0' to Parking or building (must meet building code and fire code requirement) 10' to Building 20' to Parking 10' to Building 20' to Parking 20' to Residential Building 5' to Garage/Carport 5' to Parking 15' to Building 15' to Parking 0' to Parking or building (must meet building code and fire code requirement) The proposed setbacks are similar to what was utilized in the Arista development on the west side of US 36 to establish a high density, transit oriented development where buildings frame the street and parking is located within parking lots primarily located behind the buildings. The 0' parking and building setbacks for internal property lines are consistent with the B-2 zone district and other mixed-use developments such as Arista and North Park. Uses for the proposed development were taken directly from the Original Broomfield Neighborhood Plan. The uses for Building Area 1 are consistent with the Transit Oriented Development uses for Original Broomfield, but the applicant also specified drive-thru uses are prohibited. The uses for Building Area 2 include public uses and amenities, residential, accessory uses, and home occupation only. The area for public land dedication is limited to public uses and amenities only, which includes trails, gathering places, parks, and other recreational amenities. A copy of the permitted land use table from the PUD Plan is included on the following page. Footnotes in the table cross reference to the Original Broomfield Neighborhood Plan. Item 4.b. - Page 12

13 Page 13 Access, Circulation and Parking The site will have access from Wadsworth Boulevard and from W. 116th Avenue. The preliminary plat includes potential areas for additional right-of-way dedication for both streets. The applicant has shown W. 116th Avenue as a new road along the north side of the parcel. The road would terminate immediately east of the railroad track. The Original Broomfield Neighborhood Plan had envisioned a network of streets in this area, which would provide another street parallel to the west side of the railroad tracks. The applicant believes including another public street along the west side of the railroad track will limit development opportunities near W. 116th Avenue. The final configuration of W. 116th Avenue will be finalized at the time of final plat and site development plan for Building Area 1. The timing for improvements to Wadsworth Boulevard and W. 116th Avenue will be finalized in a future subdivision improvement agreement which would be required when the property is platted. Road improvements will include road widening, sidewalks, bike lane (Wadsworth Blvd.), curb, gutter, and street lights. Item 4.b. - Page 13

14 Page 14 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. The PUD Plan includes design guidelines regarding landscaping within parking lots. At each row of 20 spaces there will be a landscaped island with a minimum width of nine feet. Between every two rows of parking and drives there will be an eight foot wide landscape island. In areas where parking will be located between the buildings and the street the developer will screen parking with landscaping, berms, or walls. Access to Public Transit, Walkability and Trails The site is within the Regional Transportation District (RTD) and is served by Route 112 and the Broomfield Call-n-Ride. Route 112 provides service from Northglenn to the Broomfield Park-n-Ride located in Arista adjacent to the 1STBANK Center development along US 36. 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. In January of 2016, high frequency Bus Rapid Transit (BRT) service to be known as a Flatiron Flyer 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 Anschutz-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 Neighborhood Plan anticipates a future commuter rail service with a station at W. 116 th Avenue and the BNSF railroad, but RTD does not anticipate construction of the rail for the foreseeable future. The Original Broomfield Neighborhood Plan s Open Lands and Trail Plan (shown on following page) calls for sidewalks and trails throughout the neighborhood planning area and for two grade separated underpasses located at: (1) Airport Creek and the railroad and (2) Airport Creek and Main Street. The applicant has shown how trails within the future public land dedication parcel can be aligned to provide access to the future pedestrian underpass at the railroad tracks. The planned underpass has not been identified as a developer obligation for the adjacent property on the east side of the railroad tracks (Interpark PUD) and would likely be constructed as a future CIP project if approved by Council. Sidewalks and bike lanes to serve pedestrians and cyclists respectively will be installed as the public streets are improved with future development of the subject site and surrounding properties. The timing and obligation for the street and sidewalk improvements will be included in a future subdivision improvement agreement to be reviewed and approved concurrent with a future final plat for the property. Item 4.b. - Page 14

15 Wadsworth Station PUD Plan and Preliminary Plat Page 15 Item 4.b. - Page 15

16 Page 16 Architecture The proposed PUD Plan allows buildings up to 65 feet in height for the area intended for transit oriented development (Building Area 1) and up to 45 feet in height for the urban residential portion of the development (Building Area 2). Design guidelines are included within the PUD to ensure future development meets the intent of the Original Broomfield Neighborhood Plan. Design guidelines include: Roof lines will be varied to minimize large expanses of flat planes and this should occur at no less than 50 foot intervals and can be by steps in the roof of at least 18 inches or changes in roof shape or by additional elements like dormers, gables, or similar elements. Commercial facades along public streets shall have glazing at least five feet tall at the street level for a minimum width of 70% of the total façade length. Commercial facades along public streets shall have architectural detailing at pedestrian level to include wainscoting, raised or recessed features, sconces, or other decorative elements. Provide a four foot horizontal offset in street façade between adjacent structures. Multi-family buildings shall have façade articulation elements which avoid long, monotonous walls. In so far as possible, buildings shall be built as close to Wadsworth (in front of parking), except where it is not possible due to existing utilities. A minimum of 48 square feet of outdoor space is to be provided for each residential unit in the form of balconies, patios, decks, or other similar types of usable areas. Multifamily garages and carports shall contain massing materials and details that are complimentary to the primary buildings. Ground floor street facing facades shall utilize masonry, simulated masonry, or manufactured stone materials. The site specific architectural details will be provided at the SDP stage. Drainage The site generally slopes to the south 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 is an approved Conditional Letter of Map Revision (CLOMR) prepared by CDOT in conjunction with work on US 36 which reduces the floodplain on this site. The CLOMR will be used as the guide for final improvements. Once the final improvements are completed, a Final Letter of Map Revision (LOMR) will be prepared and submitted for approval by Broomfield and FEMA. A channel analysis report will be required from the developer showing any anticipated improvements in the channel/floodplain. A CLOMR is required prior to Building Permit for any structure in the regulatory floodplain. A LOMR is required for a certificate of occupancy for any building in the regulatory floodplain. Item 4.b. - Page 16

17 Page 17 Public Lands and Amenities The proposed PUD plan 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 395 new residential units on acres (19.73 acre property less right-of-way dedication for Wadsworth Blvd. and W. 116th Ave.), a proposed multi-family development would require an approximately 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 Building Areas 1 and 2, the project would require a minimum 4.8-acre PLD (representing 25 percent of the net land area allowing residential uses) with the balance of the obligation met with a cash-in-lieu fee. The applicant is proposing a minimum PLD of 4.8 acres with the balance paid as a cash in lieu fee totaling $579,783.60, based on Broomfield s standard rate of $43,560 per acre for the remaining approximately acre obligation. If the future development plans include fewer residential units, the corresponding PLD cash-in-lieu obligation would be reduced accordingly. The proposed PUD plan shows the proposed future public land dedication parcel. The notes to the PLD table indicate the future dedicated land will be improved by the developer of Building Area 2 and will include a parking lot, wetland enhancement, landscaping, trails with benches, flat grass play areas, picnic shelter structure, trash receptacles, portapotty enclosure and possible other amenities. The park improvements will be determined with a future SDP and timing of installation of the improvements will be specified in a future subdivision improvement agreement between the City and County of Broomfield and the developer. Trails are shown on the PUD Plan on sheet 3 conceptually, but there is a note clarifying that the exact location and configuration of trails will be determined at the time of the SDP review. Private Open Area and Landscaping 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. 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 6 and 7 of the proposed PUD plan. Item 4.b. - Page 17

18 Page 18 VI. STAFF REVIEW OF KEY ISSUES There are no key issues identified for the proposed PUD plan and preliminary plat. VII. APPLICABLE MUNICIPAL CODE STANDARDS The Planning and Zoning Commission reviews the PUD Plan 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.b. - Page 18

19 PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ A RESOLUTION RECOMMENDING APPROVAL OF THE WADSWORTH STATION PLANNED UNIT DEVELOPMENT PLAN AND PRELIMINARY PLAT LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF WADSWORTH BOULEVARD AND WEST 116 TH 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 a Planned Unit Development Plan and Preliminary Plat have been submitted. 1.2 Said application consists of the following sheets: Planned Unit Development Plan and Preliminary Plat four 11" x 17" sheets 1.3 Said application was considered during a public hearing held July11, 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. 1.6 Said application may include certain variances from the Broomfield Municipal Code provisions. 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. The Broomfield Planning and Zoning Commission also recommends approval of those variances from the Broomfield Municipal Code contained in the application with the following conditions: PASSED on July 11, Chairman Planning and Zoning Commission Secretary Planning and Zoning Commission Item 4.b. - Page 19

20 PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ A RESOLUTION RECOMMENDING DENIAL OF THE WADSWORTH STATION PLANNED UNIT DEVELOPMENT PLAN AND PRELIMINARY PLAT LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF WADSWORTH BOULEVARD AND WEST 116 TH 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 a Planned Unit Development Plan and Preliminary Plat have been submitted. 1.2 Said application consists of the following sheets: Planned Unit Development Plan and Preliminary Plat four 11" x 17" sheets 1.3 Said application was considered during a public hearing held July 11, 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 July 11, Chairman Planning and Zoning Commission Secretary Planning and Zoning Commission Item 4.b. - Page 20