CITY COUNCIL STUDY SESSION MEMORANDUM

Transcription

1 City and County of Broomfield, Colorado CITY COUNCIL STUDY SESSION MEMORANDUM To: From: Prepared by: Owner & Applicant Property Size Property Location: Mayor and City Council Charles Ozaki, City and County Manager Lynn Merwin, Principal Planner David Shinneman, Planning Director Kevin Standbridge, Deputy City and County Manager Meeting Date Agenda Item # November 29, Agenda Title Camden USA Inc Acres Concept Review Camden Flatirons Summary Northeast Corner of Interlocken Loop and Interlocken Boulevard (Eastern Interlocken) Proposed Site Development Plan Applicable Prior Plan Reviews/ Approvals Comprehensive Plan Land Use for Property Current Zoning Current Land Use Proposed Land Use Adjacent Zoning & Land Use The applicant is proposing a conceptual site plan for 424 multi-family residential units, a private pool and club house facility, and a dog park on an 18.9-acre parcel. The property was annexed into Broomfield in 1981 with the adoption of Ordinance No On January 23, 1990, City Council approved Resolution No regarding the Interlocken Advanced Technology Environment Planned Unit Development Plan (Interlocken PUD). On March 26, 2002, City Council approved Resolution No regarding the Interlocken Filing No. 17 Final Plat for the property. On September 11, 2007, City Council approved Resolution No regarding the Eighth Amendment to the Interlocken PUD Plan covering the property and Interlocken Filing No. 21 (a replat of Filing No. 17). The Comprehensive Plan land use designation for the property is Employment/Mixed-Use Commercial. PUD and Interchange Influence Area (IIA) Undeveloped Multi-Family Residential North PUD/Developing Office (Interlocken) South PUD/Office and Undeveloped (Lincoln Southpoint) East B-2/Undeveloped (Unplatted) West PUD/Undeveloped (Interlocken) Financial Considerations The proposal is consistent with the assumptions in the Long Range Financial Plan. Alternatives No official action taken at concept review. Discuss any concerns regarding the proposal on this property such as the proposed uses, site layout, architecture, landscaping, and impacts on adjacent properties. Item 3 - Page 1

2 Page 2 CAMDEN FLATIRONS CONCEPT REVIEW Report Contents Subject Page I. SUMMARY OF APPLICATION 3 Property Owner and Applicant 3 Proposed Concept Plans 3 Broomfield Process 3 II. ZONING AND STATUS OF THE DEVELOPMENT 3 Zoning 3 Prior Approved Development Plans 3 III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS 5 Relationship to Broomfield Comprehensive Plan and Financial Plan 5 IV. AREA CONTEXT 7 Property Location and Area Context 7 Surrounding Land Uses 8 V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF 8 REVIEW Description 8 Background/Base Data 8 Land Use Summary 9 Illustrative Site Layout 10 Access, Circulation and Parking 11 Architecture 12 Landscaping and Drainage 14 Public Lands 14 Noise 15 VI. STAFF REVIEW OF KEY ISSUES 15 VII. PHASING PLAN/TIMING 15 VIII. NEXT STEPS 15 Item 3 - Page 2

3 Page 3 I. SUMMARY OF APPLICATION The application is for consideration of a concept plan in anticipation of a formal application for a site development plan for a new multi-family residential development in eastern Interlocken. Property Owner and Applicant The property owner and applicant is Camden USA, Inc. Proposed Concept Plans The concept proposal is for 424 multi-family residential units on an approximately 18.9-acre site. The property is located at the southeast corner of Interlocken Boulevard and Edgeview Drive in southeast Interlocken. Broomfield Process The Concept Review process allows the applicant to receive comments and direction from the Planning and Zoning Commission, the City Council and others prior to submitting a formal development review application. Comments received on the conceptual proposal will guide the applicant in preparing a formal development application. II. ZONING AND STATUS OF THE DEVELOMENT Zoning The site is zoned Planned Unit Development (PUD) for mixed-use development including multi-family residential, office, and commercial (retail and hotel). The site is also within the Interchange Influence Area (IIA). Prior Approved Development Plans The subject property is located within the Interlocken development. This area of Interlocken was annexed into Broomfield in 1981 with the adoption of Ordinance No On January 23, 1990, City Council approved the original Interlocken Advanced Technology Environment Planned Unit Development Plan. There have been several amendments since On September 11, 2007, City Council approved the Eighth PUD Plan Amendment pertaining to the subject property. This PUD Plan covers a 50- acre area and allows for a maximum of 650 multi-family residential units, 678,250 square feet (sf) of office development, 44,000 sf of retail development and a hotel site. The proposed Camden Flatirons residential development is consistent with the PUD Plan intent. Item 3 - Page 3

4 Page 4 The plan below highlights the proposed residential development site within the Eighth Amendment PUD Plan area. On March 26, 2002, City Council approved the Interlocken Filing No. 17 Final Plat for the property. The property was subsequently replatted as Interlocken Filing No. 21. This replat and the PUD Plan Eighth Amendment were both approved on September 11, The parcel immediately north across Edgeview Drive is approved for a four-story, 192,400 sf office building. Hines, an international real estate development and management company, has purchased the property and begun construction of the approved office building. The new office building is expected to be complete in mid Item 3 - Page 4

5 Page 5 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 Employment/Mixed-Use Commercial. This designation calls for a mix of uses including employment, commercial, and residential uses. The intent is to provide an opportunity for people to live and work in the same neighborhood. Item 3 - Page 5

6 Page 6 The following map shows the project location within the US 36 Sub-Area plan area. This sub-area plan also calls for an Employment/Mixed Use Commercial land use designation. The Plan was adopted by reference in the Broomfield Comprehensive Plan. The proposed multi-family residential use is consistent with the intent of the Comprehensive Plan and Sub-Area Plan land use designation. Financial Plan The proposal is consistent with the land use assumptions established in the Long Range Financial Plan and does not change estimated long range revenues or expenditures. The applicant s estimated project valuation for the land is $6 Million and new construction is $46 Million. Goals and Policies Elements of the proposed project could help meet the following Comprehensive Plan goals: 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; Goal HO-C - Encourage a diversity of populations by providing a variety of housing types that serve a broad spectrum of households; Policy LU-B.1 Encourage pedestrian connections within mixed-use development areas to adjacent development and to existing and proposed trails. Item 3 - Page 6

7 Page 7 Property Location and Area Context IV. AREA CONTEXT The proposed site for Camden Flatirons is at the southeast corner of Edgeview Drive and Interlocken Boulevard in east Interlocken. The property is part of a larger 50-acre site originally platted as Interlocken Filing No. 17 and zoned PUD for mixed-use development. To the north and south are developing and existing office buildings respectively. The properties to the east and west are undeveloped and intended for primarily employment uses. The greater Interlocken area continues to develop as a premier business park. As of October 2011, Interlocken has approximately 3.9 million square feet of completed office development. The newest building currently under construction is the Hines office building located at 105 Edgeview Drive immediately north of the proposed Camden Flatirons site. To support the Hines building and future development, area streets have been improved and utilities are available in the vicinity of the subject site. There are two existing approved multi-family residential development sites within Interlocken. They are, the Camden Interlocken (approved as The Oasis) and AMLI Interlocken. Camden Interlocken (the same owner/developer as the proposed Camden Flatirons development) is located northwest of Interlocken Loop and Eldorado Boulevard and includes 340 units. The newer, AMLI Interlocken development, under construction at 401 Interlocken Boulevard, includes 343 units. The proposed Camden Flatirons development could add an additional 424 units for a total of 1,107 residential units in Interlocken with a total estimated population of 2,114 to support area jobs and retail. The following map highlights the proposed project location within the context of the surrounding area. Item 3 - Page 7

8 Page 8 Surrounding Land Uses ADJACENT USE/ ZONING COMPREHENSIVE PLAN DESIGNATION North Developing Office/PUD (Interlocken) Employment/Mixed-Use Commercial South State Highway 128 and Office/PUD Employment (Lincoln Southpoint) East Undeveloped/B-2 Employment/Mixed-Use Commercial West Undeveloped/PUD (Interlocken) Employment Description V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW The applicant s concept plan proposal is for 424 residential apartments, a private pool and clubhouse, and a private dog park. The applicant s concept plan consists of the following sheets: Sheet 1 Sheet 2 Sheet 3 Sheets 4 and 5 Sheets 6 and 7 Vicinity Map Conceptual Site Plan Color Rendering/Site Plan Color Elevations Color Perspectives Attachment 1 is a supplemental project narrative submitted by the applicant. Background/Base Data 1. PROPERTY OWNER & APPLICANT Camden USA, Inc. 2. PROPERTY LOCATION Southeast Corner of Edgeview Drive and Interlocken Boulevard 3. PROPERTY SIZE 18.9 acres 4. CURRENT ZONING PUD and IIA 5. PROPOSED ZONING PUD and IIA 6. CURRENT LAND USE Undeveloped 7. PROPOSED LAND USE Multi-Family Residential 8. COMPREHENSIVE PLAN DESIGNATION Employment/Mixed-Use Commercial Item 3 - Page 8

9 Page 9 Land Use Summary The following is a composite land use summary for the proposed development. CAMDEN FLATIRONS (INTERLOCKEN) - CONCEPT REVIEW COMPOSITE LAND USE SUMMARY Land Use Coverage Sq. Ft. Acres % Dwelling Units DU/ Acres Buildings 138, Drives and Paved Surfaces 200, Open Areas 485, Projected Development Costs Total 825, $46 Million The developer anticipates rental rates ranging from approximately $1,015 to $1,550 depending on the number of bedrooms and other factors. Item 3 - Page 9

10 Page 10 Illustrative Site Layout The proposed conceptual site layout depicts five, four-story buildings, a private pool, club house with leasing space, and a dog park. The clubhouse and pool are located at the primary (western) entrance off Edgeview Drive. Site access is gated at the eastern entrance from Edgeview Drive and at two internal private drive locations on the west end of the development. The western gates allow for visitors to park at the clubhouse/leasing office without having to pass through gates. There is an existing detention pond at the northeast corner of the site. The proposed dog park, for tenants only, is located adjacent to the east entry. An existing 30-foot storm water easement extends north-south along the east side of the development and is depicted on Sheet 2 of the concept proposal. A maintenance building and trash compactor are located at the southeast end of the site. Monument sign locations are noted at the Edgeview Drive entries but details are not provided at this time. The following graphic shows the proposed site layout. Item 3 - Page 10

11 Page 11 Access, Circulation and Parking The property is located at the northeast corner of Interlocken Boulevard and Interlocken Loop. The site is within east Interlocken, generally south of US 36, and west of the Wadsworth Interchange and the recent 120 th Connection roadway improvements. The map below shows the project location relative to major roadways in the area. The 120 th Connection project was partially completed in 2010 by the Colorado Department of Transportation (CDOT). The final phase, shown in blue in the map, will be under construction in 2013 and complete by The Wadsworth Interchange bridge is planned to be replaced as part of the US 36 Managed Lane Project. CDOT has begun design of this project in anticipation that construction would be underway in 2012 and completed in mid Vehicular access to the site is provided from existing Edgeview Drive to two private entry drives on the north side of the property. Edgeview Drive is an improved public street that currently terminates in a cul-de-sac near the northeast end of the project site. A combined access and utility easement is provided from the eastern end of Edgeview Drive to the east property line to allow access for possible future development to the east. The proposed internal private drives within Camden Flatirons circulate throughout the development and have 28-foot wide drive aisles with parking shown on one or both sides of the drive. The western entry is depicted as a shared access drive with the property to the west. The applicant will need to coordinate this drive with the adjacent property owner to the west. Item 3 - Page 11

12 Page 12 Pedestrians will be able to use sidewalks along Edgeview Drive and limited internal sidewalks. Access to the future retail parcel to the west will be available along Edgeview Drive and potentially from the proposed shared access drive on the west. Staff has requested the developer coordinate with the property owner to the south to provide a pedestrian connection from the Camden Flatirons site to the existing trail/walk along the north side of Interlocken Loop (State Highway 128). This adjacent property is Colorado Department of Transportation (CDOT) right-of-way. The 424-unit development includes 755 off-street parking spaces which exceeds the 724 required spaces and averages approximately 1.78 spaces per unit. The proposed concept plan indicates 365 covered spaces located on the first level within each of the residential buildings, 60 carport-covered surface spaces and 330 uncovered surface parking spaces. Architecture The residential buildings each feature four-levels of residential apartments set above a first floor, at-grade parking level contained within the building footprints. The fourstory residential building plus a parking level creates a five-story building approximately 66 feet high. The building footprints range from 24,500 to 29,500 square feet (sf). The club house is expected to be approximately 5,800 sf. The residential buildings feature architectural variation in materials, wall planes and detailing to break-up the building mass. The color renderings show pitched roofs, stucco with ledge veneer stone accents, covered balconies, and generous windows. The first floor parking level shows arched openings with metal mesh grills. The primary building color is a reddish tan earth tone with a dark brown roof. The buildings include elevators. The majority of the mechanical equipment is expected to be contained within the buildings with some heating and ventilation equipment exterior to the building. There is not expected to be any roof-mounted equipment. The applicant has provided color elevations for a typical building shown on sheets 4 and 5 of the concept plan packet. Color perspectives are also provided within the accompanying concept plan on sheets 6 and 7. Item 3 - Page 12

13 Page 13 The following shows a rendered perspective of the development looking westbound from Interlocken Loop. A second perspective is provided in the packet showing the view from Edgview Drive into the proposed development. Item 3 - Page 13

14 Page 14 Landscaping and Drainage The conceptual landscape plan shows a hierarchy of landscaping with accent gardens at the primary entries, manicured landscaping within the development, and enhanced native areas at the eastern edge of the development. The conceptual color landscape plan shows preliminary locations for trees, turf and native areas. The formal application will address the site landscaping in greater detail. Approximately 58 percent of the site is comprised of private open area. The existing site topography descends from south to north. There is an approximately 25-foot drop in elevation across the site. The proposal shows an existing detention area at the northeast corner of the property. Retaining walls are shown along the north side of most of the buildings on sheet 2 of the concept plan. The walls range in height from five to six feet and may be tiered in certain areas. Public Lands Broomfield s Open Space, Parks, Recreation and Trails (OSPRT) Master Plan sets forth the public land dedication (PLD) policy requiring 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 Camden Flatirons public land dedication obligation for the 424-unit residential development is acres. The public land dedication for the property was established with the Eighth Amendment to the PUD Plan. It calls for 50 percent of the public land dedication obligation to be met with the existing Interlocken Open Lands Inventory and the balance to be met with a cash in lieu payment estimated at approximately $423,404 (assuming $43,560 per acre for 9.7 acres). 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. The Interlocken Open Lands Inventory is as follows: Interlocken PLD Inventory Balance Project Name Number of Units Estimated Population Acres from Interlocken PLD Inventory Amount of Acreage Available for Credit 77.4 Approved Camden Interlocken (The Oasis) (15.7*) Approved AMLI Interlocken (2.29) Proposed Camden Flatirons (9.72) Interlocken (East) Eighth PUD Plan Amendment** (5.18) TOTAL 1,333 2, * 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 Flatiron. The final number of units and type are subject to a future development application(s) consideration. Item 3 - Page 14

15 Page 15 Noise The site is not within the Rocky Mountain Metropolitan Airport critical area which precludes residential development. An avigation easement has been previously granted for the site to provide a disclosure to future residents on the proximity of the site to the airport. Given the development s proximity to the airport, the formal application should address sound mitigation as appropriate for the future residential population. VI. STAFF REVIEW OF KEY ISSUES The following key issues are identified for the concept plan: Traffic and Engineering Studies - The developer will need to provide a traffic study update that demonstrates an adequate local street network is provided to serve the development. Engineering studies or updates will be required with the formal development application to address the adequacy of existing utilities, drainage and other improvements needed to serve the development. The proposed shared access drive on the west end of Edgeview Drive will need to be coordinated with the adjacent property owner. Public Land Dedication Obligation The developer will need to satisfy the public land dedication obligation consistent with the approved PUD Plan formula requiring 50 percent allocated from the existing Interlocken Open Lands Inventory and 50 percent paid as cash in lieu of dedication. Noise Given the development s location within the Airport Influence Area and its proximity to area highways, the formal application(s) should address and provide for appropriate sound mitigation measures. Environmental Reports and Policies - The applicant will need to provide environmental and wildlife assessments including addressing any prairie dogs in conformance with Broomfield s Prairie Dog Policy and ensuring appropriate treatment of any key natural and environmental features located on the site. Staff will work with the applicant through the formal development review process to address these concerns. VII. PHASING PLAN/TIMING The applicant anticipates construction beginning in Fall of 2012 and concluding the Fall of VIII. NEXT STEPS Depending on the outcome of the concept review, the applicant will need to submit a formal development application for a site development plan. Item 3 - Page 15

16 ATTACHMENT 1 Camden Flatirons 'Concept Plan:: Narrative October 3, 2011 RECE IVED Project Description: OCT Camden Flatirons is a proposed luxury apartment community located at the southstp^tq Interlocken Boulevard and Edgeview Drive, just north of Interlocken Loop / State Hig way 12 Camden is proposing 424 units on the 18.9 acre Lot 7 Block I of Interlocken Filing No 21 creating a density of 22.4 du/ac. The product mix includes one and two bedroom apartment units. Units will generally range from 667 sf to 1,347 sf with projected rental prices of $1,015 to $1,550. Background: The site is part of the Interlocken Advanced Technology Environment PUD, 8th Amendment and was platted in 2007 as Interlocken Filing 21, which includes a Subdivision Improvements Agreement. Interlocken Architectural Control Committee: The Interlocken Architectural Control Committee (ACC) is reviewing the Sketch Plan / Concept Plan submittal concurrent with the City and County of Broomfield submittal. Following the review of these two Concept Plans, the next step of Schematic Design / Design Development will be reviewed by the ACC and a Site Development Plan will be submitted for review and approval by the City and County of Broomfield. Architecture I Urban Design Concept: Camden Flatirons is a 424 unit apartment community consisting of a clubhouse/leasing center and five residential apartment buildings. The design includes traditional residential elements such as pitched roofs, balconies and railings with the use of traditional residential materials and colors relating to the surrounding Interlocken design elements. The residential buildings have been designed as podium units (4 stories of residential above ground-level parking) to respond to existing topography and soil conditions while providing covered parking for tenants. Additional parking has been provided along the internal drive, including both covered (carport) and uncovered spots for an average of 1.78 spaces per unit. Elevators at each building will provide easy accessibility to all residential levels. Residents will be able to access the community from two locations off of Edgeview Drive, with a main access to the west and a secondary, exit-only access at the existing cul-de-sac. The main entry will also provide guest access and future resident access to the leasing center located in the clubhouse. Continuous vehicular and pedestrian circulation throughout the community connects all buildings and amenities while providing convenient entry and exit project access for tenants and emergency vehicles. Landscape Concept: The landscape architecture of the site will compliment the existing landscape concepts along the adjacent streets and Interlocken as a whole. Accent gardens will be strategically located to help identify entries into the community. Ornamental grasses and water conserving plant materials will be used where appropriate, carefully transitioning to the existing landscape adjacent to the site. Shrubs and ornamental grasses will be used to help screen proposed retaining walls and surface parking. Fencing is proposed near the eastern and western edges of the site and includes gates at both entrances and exits as shown on the conceptual landscape plan. Open Lands and Trail Amenities: Existing trails/walks are located along Edgeview Drive, Interlocken Boulevard and Interlocken Loop. An internal walk network will provide residents with easy access to the various residential buildings, clubhouse, dog park, open lands and the extensive existing Interlocken trail network. Item 3 - Page 16

17 Camden Flatirons October Concept Plan:: Narrative Open lands have been provided along the perimeter of the site that transition from the existing to proposed landscape. Additional open lands have been provided internal to the community to create active and passive spaces for future residents. Phasing: The Camden Flatirons community will be built as one phase with construction moving from one residential building to the next. Item 3 - Page 17

18 a TABLE OF CONTENTS VICINITY 1. MAP 2. SITE AND GRADING PLAN 3. CONCEPTUAL LANDSCAPE PLAN 4. RESIDENTIAL BUILDING ELEVATIONS 5. RESIDENTIAL BUILDING ELEVATIONS 6. PROPOSED VIEW FROM INTERLOCKEN LOOP 7. PROPOSED VIEW FROM EDGEVIEW DRIVE ^-Oooft MARTIN / MARTIN CONSULTING En GINEE- NORRIS DESIGN orn s-design. com CAMDEN F latirons CITY & COUNTY OF BROOMFIELD CONCEPT PLAN SUBMITTAL October 3rd, 2011 RECEIVED OCT OLANNI IG Prepared For : CAMDEN.y Sheet 1 of 7 Item 3 - Page 18

19 30' PRIVATE ACCESS/UTILITY EASEMENT REC# PARKING CHART Spaces Parking Type Required Provided Under Building (Covered) 365 Surface (Covered Carports) 60 Surface (Uncovered) 330 Total spaces per unit /AMENDED ;30' WATER '/EASEMENT SITE COVERAGE AND LAND USE CHART Land Use Area (SF) Area (AC) Percentage Units Density Residential Building 132, % 424 Clubhouse/Leasing/Maintenance 6, % nla Total Building Coverage 138, % n/a PROPERTY LINE Parking and Driveways 200, ,3% n/a Private Open Area 485, % n/a Totals 825, du/ac NORTH Note.' This illustration is not to scale MARTIN / MARTIN CGNG LLT ING CNGIN EC R. OWN NORRIS DESIGN esagrlcem CAMDEN Flatirons CITY & COUNTY OF BROOMFIELD CONCEPT PLAN SUBMITTAL October 3rd, 2011 Prepared For: CAMDEN. -e Sheet 2of 7 Item 3 - Page 19

20 JFFER WALLS PITH TREES &,ARGE SHRUBS VHEN POSSIBLE LEGEND ROPOSED INTERLOCKSN CANOPY TREE PRCPUSED INTERLOC KEN EVERGREEN THE=. PROPOSED INTERLOCKEN SMALL DECIDUOUS TREE n PROPOSED ACCENT LANDSCAPE ZONE PROPOSED MANICURED TURF ZONE PROPOSED FORMAL AND INFORMAL SHRUB MASSES ENHANCED NATURAL LANDSCAPE ZONE Note: This illustration NORTH is not to scale CAMDEN Flatirons CITY & COUNTY OF BROOMFIELD CONCEPT PLAN SUBMITTAL October 3rd, 2011 Prepared For CAMDEN Sheet 3 of 7 Item 3 - Page 20

21 Legend 1. Metal Mesh Grill 2. Stucco 3. Stucco Band 4. Ledge Veneer Stone 5. Cementitious Horizontal Siding 6. Cementitious Shingle Siding 7. Vinyl Railing 8. Vinyl Windows 9. Vinyl Shutters 10. Metal Brackets 11. Metal Grill 12.Architectural Composition Shingles MARTIN J MARTIN CONS^^TING ENGIN EL RS CAMDEN Flatirons CITY & COUNTY OF BROOMFIELD CONCEPT PLAN SUBMITTAL October 3rd, 2011 Prepared For: CAMDEN y Sheet 4of 7 Item 3 - Page 21

22 Legend 1. Metal Mesh Grill 2. Stucco 3, Stucco Band 4. Ledge Veneer Stone 5. Cementitious Horizontal Siding 6. Cementitious Shingle Siding 7. Vinyl Railing 8. Vinyl Windows 9. Vinyl Shuters 10. Metal Brackets 11. Metal Grill 12. Architectural Composition Shingles MARTIN / MARTIN CGNSU^TiNG Erv GIN EGRG NoRRIS DESIGN CAMDEN F latirons CITY & COUNTY OF BROOMFIELD CONCEPT PLAN SUBMITTAL October 3rd, 2011 CAMDEN 1( Sheet 5of 7 Item 3 - Page 22

23 NORRIS DESIGN w%%.r orris-design.com G1 1 CAMDEN Flatirons CITY & COUNTY OF BROOMFIELD CONCEPT PLAN SUBMITTAL October 3rd, 2011 Prepared I CAMDEN.' Item 3 Sheet - Page 23 6of 7

24 MARTIN / MARTIN NOKKis DESIGN CAMDEN Flatirons CITY & COUNTY OF BROOMFIELD CONCEPT PLAN SUBMITTAL October 3rd, 2011 Prepared For: CAMDEN Sheet 7of 7 Item 3 - Page 24