City and County of Broomfield, Colorado To: From: Prepared by: Owner Applicant Property Size Property Location: CITY COUNCIL STUDY SESSION MEMORANDUM Mayor and City Council Charles Ozaki, City and County Manager Kevin Standbridge, Deputy City and County Manager David Shinneman, Community Development Director John Hilgers, Planning Director Alice Hanson, Planner Meeting Date Agenda Item # January 17, 2017 1 Agenda Title Concept Review Project Chalet Corporate Headquarters Summary Partners Group Colorado Propco, LLC Prime West Development, LLC 12.47 Acres North and east of the intersection of Eldorado Boulevard and State Hwy 128 1200 Eldorado Boulevard Proposed Site Development Plan Data Applicable Prior Plan Reviews/ Approvals Comprehensive Plan Land Use Projection for Property Current Zoning Current Land Use Proposed Land Use Adjacent Zoning & Land Use The concept proposal is for three buildings, a 50,000 square foot office building, a 12,000 square foot conference and training building, and an 18,000 square foot amenities building. February 1990-May 1999 City Council approved the Interlocken Planned Unit Development (PUD) and 10 subsequent amendments. The sixth amendment is the most recent amendment that impacts the subject property approved May 11, 1999, with Resolution No. 99-99. May 26, 1998, Council approved the Interlocken Filing No. 13 Final Plat (Resolution No. 103-98). September 16, 2003, City Council reviewed a concept plan for a 125-unit residential townhome project on the property. The project did not move forward. The property is designated "Mixed-Use Commercial" in the 2016 Comprehensive Plan Land Use Map which supports commercial, employment and multi-family residential uses. The proposal is consistent with the Land Use Map. Planned Unit Development (PUD) - Interlocken PUD and Interchange Influence Area (IIA) Undeveloped Employment (office, training center) North PUD (Office Level 3) South PUD (Interlocken Golf Course) East PUD (Interlocken Golf Course) West PUD (Office Level 3 and Interlocken Golf Couse) Financial Considerations The proposal is consistent with the land use assumptions in the Long Range Financial Plan. Alternatives No official action is taken at concept review. City Council may wish to discuss any concerns regarding the project on this property such as: proposed use, architecture, landscaping, site layout, impacts on adjacent properties, and pedestrian and vehicular access. 1 - Page 1
Interlocken Filing No. 13, Lot 1, Block 2 (Project Chalet) Concept Review Page 2 PROJECT CHALET INTERLOCKEN FILING NO. 13, LOT 1, BLOCK 2 CONCEPT REVIEW Report Contents Subject Page I. SUMMARY OF APPLICATION 3 Property Owner and Applicant 3 Proposed Concept Plan 3 Broomfield Process 3 II. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS 4 Relationship to Comprehensive Plan and Financial Plan 4 III. ZONING, PREVIOUSLY APPROVED DEVELOPMENT PLANS FOR THE PROPERTY, AND STATUS OF DEVELOPMENT 5 Zoning, PUD Plan, and Final Plat 5 Previously Approved Development Plans 6 Status of Development 6 IV. AREA CONTEXT 7 Property Location 7 Surrounding Land Uses 7 V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW 7 Background/Base Data 8 Land Use Summary 8 Site Layout 9 Access and Circulation 10 Parking 10 Walkability and Transit 10 Grading and Drainage 10 Utilities 11 Architecture 11 Landscaping 11 Airport Influence Area 12 VI. STAFF REVIEW OF KEY ISSUES 12 VII. PHASING PLAN/TIMING 12 VIII. NEXT STEPS 12 1 - Page 2
Interlocken Filing No. 13, Lot 1, Block 2 (Project Chalet) Concept Review Page 3 I. SUMMARY OF APPLICATION The proposal is to construct a corporate headquarters building (50,000 square feet), a conference and training building (12,000 square feet), an amenities building (18,000 square feet) and 240 parking spaces. The property is currently undeveloped. The applicant s narrative of the project is in Attachment 1. Property Owner and Applicant The owner of the property is Partners Group Colorado Propco, LLC. The applicant is Prime West Development, LLC. Proposed Concept Plan The illustrations below summarize the location, conceptual site plan and architecture for the proposed project. Vicinity Map Site Plan Building Perspective from Northwest Broomfield Process The concept review process allows the applicant to receive comments and direction from the public, City Council, and other boards and commissions in order to identify concerns or key issues prior to development of a formal application. 1 - Page 3
Interlocken Filing No. 13, Lot 1, Block 2 (Project Chalet) Concept Review Page 4 II. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS Relationship to Comprehensive Plan and Financial Plan Land Use Map The Broomfield Comprehensive Plan designation for the location of the proposed development is Mixed-Use Commercial. The map below shows the portion of the Comprehensive Plan that pertains to the subject property and surrounding area. The mixed-use category is described as follows: areas include commercial, employment and multifamily or single-family attached residential uses. As a guide, no more than 30 percent of the land area within the Mixed-Use Commercial district should be utilized for residential uses unless approved through the PUD process. The proposed development of a corporate headquarters with office, training and amenities is consistent with the Comprehensive Plan land use designation. 1 - Page 4
Interlocken Filing No. 13, Lot 1, Block 2 (Project Chalet) Concept Review Page 5 Goals and Policies The proposed project would help meet the following Comprehensive Plan goals and policies: Policy LU-A.1 Promote infill development and redevelopment that contribute to the desired mix of land uses. Policy LU-E.7 - Maintain, enhance and expand economic opportunities in Broomfield. Sub-Area Plan The US 36 Sub-Area Plan approved in May 1997 includes the subject site. This Sub-Area Plan establishes a long range vision for 6,000 acres in southwest Broomfield along the US 36 corridor. Financial Plan The proposal is consistent with the land use assumptions established in the Long Range Financial Plan. The applicant's estimated project valuation for land is $4.1 million and new construction is $40 million. III. ZONING, PREVIOUSLY APPROVED DEVELOPMENT PLANS FOR THE PROPERTY, AND STATUS OF DEVELOPMENT Zoning, PUD Plan and Final Plat The site is zoned Planned Unit Development (PUD) and Interchange Influence Area (IIA). The Interlocken PUD was initially approved in February 1990. There have been 10 amendments to the original PUD. Six of the 10 PUD amendments included the subject parcel. The Sixth Amendment was approved in May 1999 and is the most recent PUD amendment affecting the property. A portion of the Sixth Amendment Plan is shown on the following page. The PUD zoning on the property permits Commercial/Retail uses. The Commercial/Retail use category in the Interlocken PUD Plan Sixth Amendment allows corporate campuses consisting of multiple buildings. Accessory uses to the headquarters and office uses include private health clubs and similar uses to serve the employees and visitors to the campus. The proposed use is consistent with the PUD zoning uses. 1 - Page 5
Interlocken Filing No. 13, Lot 1, Block 2 (Project Chalet) Concept Review Page 6 The uses, floor area ratios (.7:1), building heights (135 feet), setbacks (one foot per foot of height, not less than 30 feet), site coverage (70%), and parking ratios (1:400) are established on the PUD. The proposal is in conformance with the parameters noted. The subject site was platted as Lot 1, Block 2, Interlocken Filing No. 13, in May 1998. The property is also within the Interchange Influence Area (IIA). The IIA zoning overlay primarily addresses prohibited uses (i.e., mini-storage and landfills) in the vicinity of US 36. Previously Approved Development Plans A concept plan for a residential townhome project was considered in 2003. The project did not proceed to the formal review process. Status of Development The overall Interlocken Subdivision currently includes approximately 3.9 million square feet of office and industrial space (with an estimated 8,700 employees) and 1,644 approved residential units. Currently there are 1,117 residential units in Interlocken generating approximately 2,134 residents. The land area in Interlocken has been developed or made available for development with the construction of major roadways, utilities, regional detention ponds and parks. 1 - Page 6
Interlocken Filing No. 13, Lot 1, Block 2 (Project Chalet) Concept Review Page 7 Property Location IV. AREA CONTEXT The map below shows the location of the proposed development over an aerial photograph. Surrounding Land Uses Vicinity map for the Project Chalet Proposal ADJACENT USE/ZONING COMPREHENSIVE PLAN DESIGNATION North Office/PUD Mixed-Use South Golf Course/PUD Mixed-Use East Golf Course and Broomfield water tank/pud Mixed-Use West Office and Golf Course/PUD Mixed-Use V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW The proposal is for a corporate headquarters complex. The 12.47 acre site proposed for development will be created by subdividing the current 22.11 acre property into two lots. Three buildings are proposed the largest building along the southern property line is a 50,000 square foot office building. The building to the east of the office building is an 18,000 square foot amenities building for on-site employees and visitors. The third building (12,000 square feet) is separated from the headquarters building by a visitor parking area and a pedestrian plaza and will serve conference and training functions. A total of 240 parking spaces are proposed to service the three buildings in this concept review. 1 - Page 7
Interlocken Filing No. 13, Lot 1, Block 2 (Project Chalet) Concept Review Page 8 Background/Base Data PROPERTY OWNER APPLICANT PROPERTY LOCATION PROPERTY SIZE CURRENT ZONING PROPOSED ZONING CURRENT LAND USE PROPOSED LAND USE COMPREHENSIVE PLAN DESIGNATION Partners Group Colorado Propco, LLC Prime West Development, LLC East side of Eldorado, north of State Hwy 128 1200 Eldorado Boulevard 12.47 Acres PUD & IIA PUD & IIA Undeveloped Employment (Corporate campus) Mixed-Use Commercial Land Use Summary The following is a composite land use summary for the proposed development. PROJECT CHALET COMPOSITE LAND USE SUMMARY Land Use Coverage Acreage of Site Coverage % Total Floor Area of Building (SF) FAR Projected Construction Value Building 1.29 Ac 10.3% 80,000.15 $ 40.0 million Parking 3.59 Ac 28.8% Open Area 7.59 Ac 60.9% $ 4.1 million Total 12.47 Ac 100% $ 44.1 million 1 - Page 8
Interlocken Filing No. 13, Lot 1, Block 2 (Project Chalet) Concept Review Page 9 Site Layout The campus buildings are proposed along the southern portion of the property to maximize views of the Flatirons and foothills. The buildings are clustered around a plaza serving as an employee gathering and client entertaining space with a small parking lot to serve visitors. A second phase (not included in this concept review) for the project may add an additional 40,000 square feet of office within the property and possibly convert the amenities building to office uses. A loop road around the campus from Eldorado Boulevard circles the building, providing access to the parking garage under the office building and providing fire/emergency and delivery access. The existing landscape along Eldorado Boulevard will remain in place. The majority of the site will be landscaped with native grasses and flowers. The applicant is proposing to adhere to the required setbacks in the Interlocken PUD. These setbacks are related to the height of the building. 1 - Page 9
Interlocken Filing No. 13, Lot 1, Block 2 (Project Chalet) Concept Review Page 10 Access and Circulation Access to the site is proposed from two points. A three-quarter intersection is proposed at an existing curb cut on Eldorado Boulevard allowing full turning movements for the project. A secondary access (right-in, right-out) is on the south side of the property. Circulation through the site is provided by a looped drive providing access for fire protection to all the buildings and to the underground and surface parking. Parking The parking required by the Interlocken PUD for a corporate campus (1:400 square feet) is 200 spaces. The concept plan indicates the provision of approximately 240 parking spaces. If a second phase is proposed, the need for additional parking will be assessed at that time. Walkability and Transit The east side of Eldorado Boulevard currently has a sporadic pattern of sidewalks. The completion of the sidewalks on this property should accompany the development of the property and will be addressed with a subdivision improvement agreement as part of the formal application. The applicant proposes to connect the walks along Eldorado Boulevard with the pedestrian circulation system within the property. A plaza area between the office building and training center will serve as a pedestrian gathering area. Regional Transportation District (RTD) serves the Interlocken area with Route 228 which connects the Arista Park-n-Ride to Superior and Louisville. The closest bus stop on this route is at Eldorado Boulevard and Interlocken Loop (approximately a 25-minute walk from the subject property). The RTD Call-n-Ride service (Interlocken/Westmoor) is available by reservation providing service from the US 36 and Flatiron Station. Scheduled departures of the Call-n-Ride service are available from the US 36/Broomfield Station (Arista). Grading and Drainage The site slopes approximately 70 feet from the south to north of the proposed site. A retaining wall ranging in height from 11 to 14 feet is proposed near the southern property line. The wall will be behind the office and amenities buildings. The property will slope sharply to the north beyond the access drive loop. 1 - Page 10
Interlocken Filing No. 13, Lot 1, Block 2 (Project Chalet) Concept Review Page 11 Utilities Adequate utility service is in the area and will need to be extended by the developer to the property. A Broomfield water storage tank is located adjacent to the site and is currently accessed through the site proposed for development. The developer has indicated they will coordinate with Broomfield to establish a permanent access route through the property to the water tank. Architecture The applicant states the building architecture is driven by a factory theme using building materials and window designs reminiscent of a classic historic lower downtown Denver factory. The Amenities building is a similar vernacular, but with a slightly different proportion to create its own identity. The Training and Conference Center is a modern design to deliberately contrast with the traditional factory character. Glass curtain walls will allow unobstructed views and an open feeling to the patio and fire pit in the adjacent plaza area. North Elevation of Headquarters Building North Elevation Amenities Building North Elevation of Seminar Building Landscaping The plans indicate approximately 61% private open area on the lot. The Interlocken PUD requires 30 percent open area. The Eldorado Boulevard right-of-way is already landscaped. The proposed landscaping for the site is shown on the color conceptual plan below and reflects a primarily native mix of grasses and flowers. 1 - Page 11
Interlocken Filing No. 13, Lot 1, Block 2 (Project Chalet) Concept Review Page 12 Airport Influence Area The property lies within the Airport Influence Area and airport critical zones as defined in the 2011 Rocky Mountain Metropolitan Airport Master Plan Update. The Plan recommends avoidance of residential and public uses in the airport critical zone and sound attenuation for public spaces within new construction. An existing Avigation Easement is recorded over the property that informs owners of the potential of the property to be more impacted by airport activities. VI. STAFF REVIEW OF KEY ISSUES Staff has identified no key issues for this development. VII. PHASING PLAN/TIMING The first phase will be the development of the headquarters, amenity and conference/training building with the associated parking. A future phase may include an additional building northeast of the headquarters building. VIII. NEXT STEPS After gathering comments at the concept review, the applicant may proceed with a formal development application for a Final Plat and Site Development Plan. The Planning and Zoning Commission will hold a public hearing and give recommendations to the City Council. Following a public hearing, City Council will render a final decision of approval or denial of the proposed development. 1 - Page 12
1 - Page 13
1 - Page 14
1 - Page 15
1 - Page 16
1 - Page 17
1 - Page 18
1 - Page 19
1 - Page 20
1 - Page 21
1 - Page 22
1 - Page 23
1 - Page 24
1 - Page 25
1 - Page 26
1 - Page 27