To: From: Planning and Zoning Commission John Hilgers, Planning Director Anna Bertanzetti, Principal Planner City and County of Broomfield, Colorado PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM Meeting Date Agenda Category Agenda Item # September 28, 2015 Planning and Zoning Commission Business 4.e 1. Public Hearing on Proposed Planned Unit Development Plan Text Amendment, Site Development Plan, and Final Plat for Interlocken Filing No. 25 (Eldorado at Interlocken). Agenda Title: Property Location: Northwest corner of Interlocken Blvd. and Eldorado Blvd. Applicant: The Spanos Corporation 2. Consideration of Resolution 2015-26 Summary The applicant requests approval of a planned unit development (PUD) plan text amendment, site development plan (SDP), and final plat (FP) for an 11.02 acre property within the Interlocken PUD area. The proposed applications would allow development of an apartment complex with a total of 311 units. The units would be divided between a single apartment building with 265 units stacked above a common garage and 46 rental townhome units with individual garages attached to each unit. The proposed complex would have a range in unit sizes from 448 square foot studios to 1,774 square foot townhomes with up to three bedrooms. Amenities for the development will include a swimming pool, fenced dog run, and common courtyards with passive amenities such as seating/lounge areas and active amenities such as bocce courts and ping-pong tables. Variances are requested to allow a reduced setback for the buildings and parking. Setbacks for buildings in Interlocken are based on building height and there are portions of the south side of the building which will encroach into the required setback along Eldorado Blvd. and Interlocken Blvd. A small portion of the parking areas will encroach into setbacks to the north and west sides of the development. The applicant has provided a separate exhibit to show where the encroachments occur (Attachment 1). A comprehensive plan land use amendment will be considered by the City Council concurrent with the PUD plan text amendment, SDP, and FP to modify the land use from Employment to Urban Residential. Proposed Resolution No. PZ-2015-26 would recommend approval, approval with conditions, or denial of the PUD plan text amendment, SDP, and FP. Prior Council Action The property was annexed into Broomfield on December 23, 1980, with the adoption of Ordinance No. 411. January 23, 1990 The Interlocken Advanced Technology Environment Planned Unit Development (PUD) Plan and Preliminary Plat approved (Resolution No. 1-90). A concept plan for Eldorado-Interlocken Apartments was reviewed on May 19, 2015. Financial Considerations The Comprehensive Plan designation for the property is Employment. The proposed development will require a comprehensive plan amendment to revise the land use to allow residential units. If allowed, the proposed change is expected to result in a decrease to the estimated long range revenues to expenditures ratio from 1.0888 to 1.0854. The change would result in a projected annual net decrease of approximately $1,063,298 per year at Broomfield s buildout. Alternatives Based on the testimony and evidence presented on the record at the public hearing: If the proposed application complies with applicable Broomfield Municipal Code (BMC) review standards: o Recommend that the City Council approve the application as is or with conditions. If the proposed plans do not comply with applicable BMC review standards: o Postpone action on the resolution and continue the hearing to a date certain; or o Recommend that the City Council deny the application. Proposed Actions/Recommendations Hold the public hearing. Following and subject to the results of the public hearing, if the Commission wishes to recommend approval of the application That P&Z Resolution No. 2015-26 for approval be adopted with or without conditions; or That P&Z Resolution No. 2015-26 for denial be adopted.
Eldorado at Interlocken PUDA, SDP, and FP Page 2 I. SUMMARY OF APPLICATION The proposal is for a 311 unit multi-family residential development on 11.02 acres. The residential units would be divided between a single apartment building with 265 units stacked above a common garage (the "podium building") and 46 rental townhome units with individual garages attached to each unit. The site is located at the northwest corner of Interlocken Blvd. and Eldorado Blvd. within the Interlocken PUD area. Property Owner and Applicant The property owner is JPI Colorado Land, LLLP and applicant is The Spanos Corporation. Concept Review A concept review was held on May 19, 2015 for the Eldorado-Interlocken Apartments. The concept plan included 60 townhome units and 260 apartment-style units. Comments received regarding the concept review were generally positive. Comments received included a request to provide a variety of recreation amenities to appeal to a wider audience of renters, support for a project targeted to Millennial population in close proximity to employers, generally a good use for the property, request to ensure connectivity to local trails, and support for variety in parking options. There was generally support for the uniqueness of the project and its location in close proximity to employers, but there were concerns expressed regarding potential impact on the Long Range Financial Plan.
Eldorado at Interlocken PUDA, SDP, and FP Page 3 II. ZONING, PREVIOUSLY APPROVED DEVELOPMENT PLANS FOR THE PROPERTY, AND STATUS OF DEVELOPMENT Zoning and PUD Plan The property was annexed in 1980 and is zoned PUD and Interchange Influence Area (IIA). The site is within the Interlocken Advanced Technology Environment PUD plan approved in 1990. The PUD Plan allows a variety of corporate and professional offices, commercial uses and research and development facilities. A PUD Plan amendment is required to address the proposed change in land use from employment to residential at a density of 29 dwelling units per acre. III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS Relationship to Comprehensive Plan and Financial Plan Comprehensive Plan The Broomfield Comprehensive Plan designation for the property is Employment." The map provided on the following page shows the portion of the Comprehensive Plan Land Use Plan pertaining to the subject property and surrounding area. The applicant is requesting a map amendment to change the land use designation for the site from "Employment" to "Urban Residential." The Comprehensive Plan amendment will be reviewed by the City Council concurrent with the PUD plan text amendment, SDP, and FP.
Eldorado at Interlocken PUDA, SDP, and FP Page 4 Financial Plan The proposed land uses are inconsistent with the land use assumptions in the Long Range Financial Plan. If allowed, the proposed change is expected to result in a decrease to the estimated long range revenues to expenditures ratio from 1.0888 to 1.0854. The change would result in a projected annual net decrease of approximately $1,063,298 per year at Broomfield s buildout. Goals and Policies Elements of the proposed project could help meet the following Comprehensive Plan goals: Goal HO-C - Encourage a diversity of populations by providing a variety of housing types that serve a broad spectrum of households. Goal LU-B Encourage mixed-use developments that provide the benefits of more compact, denser development with a mix of living, shopping and working environments.
Eldorado at Interlocken PUDA, SDP, and FP Page 5 Area Context and Property Location IV. AREA CONTEXT The site is located within the Interlocken area. A portion of the Interlocken Golf Course is located north of the subject site. West Park is located immediately west of the subject site. West Park includes tennis courts and ballfields. Central Park is located south of the subject site across Eldorado Blvd. Central Park includes trails and a pond. The property to the east across Interlocken Blvd. is vacant land. The map below highlights the site within the context of the surrounding area. Surrounding Land Uses ADJACENT USE/ ZONING COMPREHENSIVE PLAN DESIGNATION North Golf Course/PUD Open Lands South Park/PUD Open Lands East Vacant/PUD Employment West Park/PUD Open Lands
Eldorado at Interlocken PUDA, SDP, and FP Page 6 Description V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW The applicant is requesting approval for a multi-family residential development with a total of 311 residential units on 11.02 acres within the Interlocken PUD Plan area. The proposed development includes two primary types of residential units. On the west half of the parcel the applicant is proposing townhome style rental units with attached garage spaces for each unit. On the east side of the parcel the applicant is proposing a four-story apartment building stacked on top of a two-story parking garage (the "podium building"). The clubhouse would be located on the north side of the site between the two types of units. Background/Base Data 1. PROPERTY OWNER JPI Colorado Land, LLLP 2. APPLICANT The Spanos Corporation 3. PROPERTY LOCATION Northwest Corner Eldorado Blvd. and Interlocken Blvd. 4. PROPERTY SIZE 11.02 acres 5. CURRENT ZONING PUD 6. PROPOSED ZONING PUD 7. CURRENT LAND USE Vacant 8. PROPOSED LAND USE Multi-Family Residential 9. COMPREHENSIVE PLAN Employment DESIGNATION Final Plat A final plat is required because the property had not been included in a previous subdivision plat. The Broomfield Municipal Code requires a property be platted prior to the issuance of a building permit. The proposed final plat includes a single 11.02 acre lot. The plat also includes a 30 foot wide emergency access and utility easement. All other setbacks and easements were established by prior recorded document and are shown for reference only. Although we do not typically include setbacks on final plats, the subdivision plats in Interlocken have historically included the minimum setbacks. PUD Plan Amendment The applicant is requesting approval of a text amendment to the Interlocken PUD Plan to revise the allowed land uses for the subject site. The site currently is approved for employment land uses such as offices and research and development facilities. The proposed text amendment would revise the land use to allow multi-family residential up to 28.5 dwelling units per acre. The text amendment would revise land use for only the subject property and would not impact other parcels within the PUD Plan.
Eldorado at Interlocken PUDA, SDP, and FP Page 7 Land Use Summary The following composite land use summary is based on the site development plan. A portion of the open area is located above a parking garage within the building courtyards. Open Area 52% of Site Open Area Over Structured Parking 0.64 Ac 6% of Site Multiple-Family Building 33% of Site Drives/Parking 15% of Site LAND USE COVERAGE SQUARE FOOTAGE ACREAGE % OF MIXED-USED SITE Multi-Family Buildings 158,522 3.63 33% Drives/Parking 70,832 1.63 15% Private Open Area 250,764 5.76 52% TOTAL 480,118 11.02 100% Access, Circulation, and Parking The site will have access from Eldorado Blvd. and Interlocken Blvd. The primary entrance from Eldorado Blvd. will feature a landscaped entry and views of the clubhouse. The applicant has indicated parking will exceed minimum requirements of the Broomfield Municipal Code. The minimum number of parking spaces is determined based on the number and type (onebedroom, two-bedroom, three-bedroom) of residential units. The minimum required parking spaces is 434 parking spaces. The applicant is proposing 574 parking spaces. Following the concept review, the applicant added approximately 43 surface parking spaces to provide visitor parking spaces. A variance is requested to allow the parking space on the driveway in front of each garage to count toward the available parking for the site. A total of 48 parking spaces are included in this variance.
Eldorado at Interlocken PUDA, SDP, and FP Page 8 Development Standards The Interlocken PUD Plan requires setbacks based on building height. The setback is required at one foot of setback for each one foot of building height, but not less than 30 feet, for locations adjacent to internal parkways and secondary roadways such as Eldorado Blvd. and Interlocken Blvd. The required setback from internal building property lines, such as to the north and west sides of the property, are one foot of setback for each one foot of building height, but never less than 25 feet unless adjacent to commonly owned open lands, in which case setbacks can be reduced if approved by the City Council through a site development plan. The applicant is requesting variances from the setbacks. The building height (as measured based on the definition of building height in the Broomfield Municipal Code) is 68 feet. There are three areas along the south side of the podium building which will encroach into the setback from Eldorado Blvd., but the setback remains greater than 44.5 feet along the roadway. There is also an area at the southeast corner of the building where the setback is reduced from Interlocken Blvd. from 68 feet to 44.1 feet. The applicant provided an exhibit to show the areas where the encroachment occurs (Attachment 1). The applicant is also requesting a reduction in the setback for parking and drive aisles along the north and west sides of the property. A small portion of the surface parking will encroach into the north setback reducing the setback from 25 feet to nine feet. The setback on the west side of the property has a minor reduction from 25 feet to 22.5 feet to accommodate a five foot wide sidewalk along the perimeter of the internal drive. Landscaping and Private Open Area Amenities Landscaping along Eldorado Blvd. and Interlocken Blvd. will conform to landscaping standards of the Interlocken area including substantial use of marigolds at the intersection. New formal landscaping will be installed internal to the site adjacent to the residential buildings and clubhouse. The area along the south edge of the golf course will be natural open area with minimal formal landscaping to transition the site into to the Interlocken Golf Course. Two courtyards will be created on the roof of the apartment building's garage structure surrounded by the residential units, which are also on the roof of the garage. The courtyard plans are detailed on sheet 10 of the SDP. The west courtyard with have active amenities such as ping-pong tables and bocce ball courts. The east courtyard will have passive amenities like café tables, an outdoor kitchen, and lounge areas. A community garden is proposed on the east side of the clubhouse building. A fenced dog park is provided on the north side of the podium building. The clubhouse, pool, yoga lawn, community garden, and dog park are all located along the north side of the property adjacent to the Interlocken Golf Course. The applicant had the amenity placement evaluated by a golf course design firm to ensure the amenities will be safe based on the existing features/design of the Interlocken Golf Course (Attachment 2).
Eldorado at Interlocken PUDA, SDP, and FP Page 9 Access to Public Transit, Walkability and Trails The site is within the Regional Transportation District (RTD) and is served by Route 228 and the Interlocken/Westmoor Call-n-Ride. Route 228 provides service from Louisville to Flatiron Crossing through Interlocken south to the US 36 and Broomfield Park-n-Ride. The Interlocken/Westmoor Call-n- Ride provides curb-to-curb service within a defined geographic area generally bounded by 100th Avenue to the south, US 36 to the north, Wadsworth Blvd. to the east, and the City and County of Broomfield limits to the west. The Call-n-Ride also provides connections to the US 36 and Broomfield Park-n-Ride and Flatiron Crossing. In the spring of 2015, high frequency Bus Rapid Transit (BRT) service will begin operation from the Broomfield Park-n-Ride and Flatiron Station. There are 14 routes to transfer to at the Park-n-Ride including service to Denver, Boulder, the Denver International Airport (DIA), 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 site is a 15 minute walk from the Flatiron Station. The site is located north of Central Park, which includes walking paths connecting to the east to East Park and to the northwest to West Park. Sidewalks are present along the north side of Eldorado Blvd. and along the west side of Interlocken Blvd. adjacent to the site.
Eldorado at Interlocken PUDA, SDP, and FP Page 10 Public Lands and Amenities Broomfield s Open Space, Parks, Recreation and Trails (OSPRT) Master Plan sets forth the public land dedication (PLD) policy which calls for residential developments to provide 24 acres per 1,000 residents as a dedication and/or a cash-in-lieu payment to satisfy the PLD obligation. The Eldorado-Interlocken public land dedication obligation for the 311-unit residential development is 14.9 acres (assuming 2.5 people per townhome style unit and 1.91 people per apartment style unit). The public land dedication policy for Interlocken has been utilized for AMLI at Interlocken and Camden- Flatiron at Interlocken. This policy calls for 50 percent of the public land dedication obligation to be met with the existing Interlocken Open Lands Inventory and the balance be met with a cash-in-lieu payment of $43,560 per acre of remaining obligation. The cash-in-lieu payment would equate to $324,522 for the proposed Eldorado-Interlocken development (7.45 acres x $43,560). The Interlocken Open Lands Inventory consists of West Park, an 8.4-acre public park, and 69 acres for the golf course (69 acres represents 25 percent of the 275-acre golf course). The OSPRT Master Plan calls for counting 25 percent of any golf course area towards the PLD obligation if it is open to the public. Project Name Interlocken PLD Inventory Balance Number of Units Estimated Population Acres from Interlocken PLD Inventory Amount of Acreage Available for Credit 77.4 Approved Camden Interlocken (The Oasis) 340 656 (15.7*) Approved AMLI Interlocken 343 662 (2.29) Proposed Camden Flatirons 424 810 (9.72) Interlocken (East) Eighth PUD Plan Amendment** 226 431 (5.18) Eldorado-Interlocken 311 612 (7.45) TOTAL 1,644 3,171 37.06 * For Camden Interlocken (The Oasis), which is already constructed, there was no cash-in-lieu provided and therefore 100% of the required PLD was subtracted from the Interlocken PLD Inventory. ** The Interlocken (East) PLD estimate is based on the PUD PLD formula (50% as a dedication and 50% as cash in lieu) and the remaining residential density permitted in the PUD Plan assuming 424 of the 650 permitted units are approved with Camden Flatirons. The final number of units and type are subject to a future development application(s) consideration. The developer has agreed to follow the existing Interlocken PLD Policy, but would like consideration of a reduced population estimate for this development as noted on the cover page of the SDP. The applicant would like to utilize the reduced population estimate to justify a reduction in their water/sewer license fees in addition to a reduction in the cash-in-lieu contribution for PLD. The applicant prepared a study which is in review with staff and will provide additional detail to the City Council concurrent with their proposal since the proposal may have implications beyond just this particular SDP. Airport Proximity The site is not within the Rocky Mountain Metropolitan Airport critical area that precludes residential development. The site is within the influence area for the airport and an avigation easement is in place for the development.
Eldorado at Interlocken PUDA, SDP, and FP Page 11 Architecture The applicant is proposing modern architecture for the proposed development. The buildings include earth tone colors with off-white accent panels to create a modern look. Materials include stucco, smooth cementitious panels, cementitious panels with wood siding contours, and synthetic stone veneer. Sloped portions of the roof will be standing seam metal. The podium building is four stories located above a two story parking garage. Select units on the fourth floor will have higher ceilings and loft space on the north side of the building underneath the sloped portion of the building's roof. Entrances into the parking garage for the podium building will be from the north and west sides of the building and therefore the doors into the garage will not be visible from off-site. As shown on the elevation Sheet 13, the garage for the podium building will not be visible from Eldorado Blvd. and Interlocken Blvd. The townhome units include two story units with attached garages. These units include usable roof top patio space for the use of individual residents. Interlocken Architectural Control Committee The applicant is working with the Interlocken Architectural Control Committee (ACC). The applicant will need to continue to work with the Interlocken ACC as this project proceeds through the development review process and construction completion. VI. STAFF REVIEW OF KEY ISSUES Staff has not identified any key issues with the proposed PUD amendment, SDP, and final plat.
Eldorado at Interlocken PUDA, SDP, and FP Page 12 VI. APPLICABLE MUNICIPAL CODE PROVISIONS A public hearing is required. At the conclusion of the public hearing, the Planning and Zoning Commission reviews the application based on the following provisions of the BMC. SITE DEVELOPMENT PLAN 17-38-220 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 17-38-010. (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 17-38-240 below. (I) The proposal should include any common areas serving the site, and adequate provisions should be made for the ownership and maintenance of such areas. (J) The proposal should justify any proposed deviations from the Broomfield Municipal Code in terms of the overall quality of the plan. (K) The proposal should be consistent with the approved PUD plan. (L) For residential-use PUD plans and site development plans, the proposal should be consistent with adopted uniform standards. (Ord. 725 1, 1987; Ord. 1098 2, 1994; Ord. 1111 36, 1995; Ord. 1364 4, 1998; Ord. 1935 54, 2011) 17-38-180 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 17-52. (Ord. 725 1, 1987; Ord. 1111 33, 1995; Ord. 1935 41, 2011) 17-38-190 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. 725 1, 1987; Ord. 1111 34, 1995; Ord. 1935 42, 2011) 17-38-350 Exceptions. For good cause shown by the applicant, the city council may eliminate, alter, or vary some or all of these uniform subdivision standards for a residential PUD plan or for a residential site development plan. (Ord. 1288 1, 1997) FINAL PLAT 16-20-090 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 16-16-110 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. 724 1, 1987; Ord. 934 4, 1992; Ord. 1147 1, 1995; Ord. 1935 23, 2011) 16-16-110 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:
Eldorado at Interlocken PUDA, SDP, and FP Page 13 (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 14-04. (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. 724 1, 1987; Ord. 769 2, 1988; Ord. 1111 7, 1995; Ord. 1935 18, 2011) 16-20-050 Final plat; hearing and notice; planning and zoning commission. The planning and zoning commission shall hold a public hearing on the final plat. Notice shall be given in accordance with the provisions of chapter 17-52. (Ord. 724 1, 1987; Ord. 1111 9, 1995; Ord. 1935 20, 2011) 16-20-060 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. 724 1, 1987; Ord. 1111 10, 1995; Ord. 1935 21, 2011) PLANNED UNIT DEVELOPMENT PLAN 17-38-080 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 17-52 17-38-090 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. 17-38-120 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 17-38-010. (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 space 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 17-38-240 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.