CITY COUNCIL STUDY SESSION MEMORANDUM

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City and County of Broomfield, Colorado CITY COUNCIL STUDY SESSION MEMORANDUM To: From: Prepared by: Mayor and City Council Charles Ozaki, City and County Manager Kevin Standbridge, Deputy City and

1 City and County of Broomfield, Colorado CITY COUNCIL STUDY SESSION MEMORANDUM To: From: Prepared by: 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 Michael Sutherland, Planner Meeting Date Agenda Item # January 17, Agenda Title Concept Review Broomfield Business Center Kum & Go Gas Station and Convenience Store Summary Applicant Kum & Go, L.C. Property Size 2.07 acres Property Location: South of Northwest Parkway, East of Via Varra Proposed Concept Plan The applicant proposes a 6,209 square foot convenience store building with a 14-pump fuel canopy (seven double-sided pumps) on a 2.07-acre site. Applicable Prior Plan Reviews/Approvals On January 25, 2005, City Council approved the Broomfield Business Center planned unit development (PUD) plan by Resolution No The Comprehensive Plan designation for the property is Mixed-Use Commercial. The Comprehensive Plan proposed gas station/convenience store land use is consistent with the Comprehensive Land Use for Property Plan and PUD plan. Current Zoning B (PUD) Current Land Use Undeveloped Proposed Land Use Convenience Store and Fuel Station Adjacent Zoning & North B (PUD) Broomfield Business Center, Undeveloped Land Use South B (PUD) Broomfield Business Center, Undeveloped East B (PUD) Broomfield Business Center, Undeveloped West B (PUD) Broomfield Business Center, Undeveloped Financial Considerations The proposal is consistent with the long range financial plan. Alternatives No official action taken at concept review. Discuss any concerns regarding the proposed uses on this property such as the land use, site design, public land dedication, impacts on adjacent properties, and pedestrian and vehicular access. 3 - Page 1

2 Kum & Go Convenience Store and Gas Station Concept Review Page 2 BROOMFIELD BUSINESS CENTER KUM & GO CONVENIENCE STORE AND GAS STATION CONCEPT REVIEW Report Contents Subject Page I. SUMMARY OF APPLICATION 3 Property Owner and Applicant 3 Broomfield Process 3 II. ZONING, PREVIOUSLY APPROVED DEVELOPMENT PLANS FOR 4 THE PROPERTY, AND STATUS OF DEVELOPMENT Zoning, PUD Plan and Preliminary Plat 4 Status of Development 5 III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS 5 Relationship to Comprehensive Plan and Financial Plan 5 IV. AREA CONTEXT 6 Area Context and Property Location 6 Surrounding Land Uses 6 V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF 6 REVIEW Description 6 Background/Base Data 6 Land Use Summary 7 Composite Land Use Graphic 7 Site Layout 8 Access and Circulation 9 Parking 9 Architecture 10 Landscaping 10 Signs 10 VI. STAFF REVIEW OF KEY ISSUES 11 VII. PLAN TIMING 11 VIII. NEXT STEPS Page 2

Kum & Go Convenience Store and Gas Station Concept Review Page 3 I. SUMMARY OF APPLICATION The concept plan proposal is for a 6,209 square foot convenience store and 14-pump fuel canopy on a 2.

3 Kum & Go Convenience Store and Gas Station Concept Review Page 3 I. SUMMARY OF APPLICATION The concept plan proposal is for a 6,209 square foot convenience store and 14-pump fuel canopy on a 2.07-acre site located south of the Northwest Parkway and east of Via Varra in the Broomfield Business Center development. The applicant has provided general architecture and site planning information. If this project proceeds, the applicant will provide more detailed architectural and site planning information with their formal site development plan submittal for consideration by the Planning and Zoning Commission and City Council. A subdivision plat will be required concurrent with the site development plan. The following map shows the property in context with surrounding development. Property Owner and Applicant The property owner is Broomfield Commercial, LLC, and the applicant is Kum & Go, L.C. Broomfield Process The concept review process allows the applicant to receive comments and direction from interested citizens, Broomfield commissioners, boards, and the City Council. Comments received on the proposal will guide the applicant in proceeding with the development and preparing a site development plan and minor subdivision plat. 3 - Page 3

Kum & Go Convenience Store and Gas Station Concept Review Page 4 II.

amended to 662 dwelling units). On February 28, 2012, by Resolution No. 2012-29, Council approved a site development plan and use by special review for a 374-unit apartment development.

4 Kum & Go Convenience Store and Gas Station Concept Review Page 4 II. ZONING, PREVIOUSLY APPROVED DEVELOPMENT PLANS FOR THE PROPERTY, AND STATUS OF DEVELOPMENT Zoning, PUD Plan and Preliminary Plat The site is zoned Planned Unit Development B (PUD) - a planned unit development for business uses. On January 25, 2005, Council approved the Broomfield Business Center PUD plan for an approximately 80-acre commercial development allowing up to 500 medium density residential dwelling units (later amended to 662 dwelling units). On February 28, 2012, by Resolution No , Council approved a site development plan and use by special review for a 374-unit apartment development. The Retreat at the Flatirons was built and completed in In 2014, Council reviewed a concept plan for a 288-unit multifamily development on the east side of the proposed Kum & Go convenience store and gas station, north of Del Corso park. No site development plans have been approved for the 288-unit development. The Broomfield Business Center PUD plan divides the 80-acre site into four sub-zones: the arterial use zone, the boundary use zone, the internal use zone, and the parkway use zone. Residential uses are a use by special review in the arterial use zone and allowed in all other zones. The arterial use zone extends 500 feet east of the Via Varra right-of-way. The proposed fuel station is allowed in all zones except the parkway use zone, where it is allowed as a use by special review. The proposed fuel station is located in the arterial use zone and does not require a use by special review request. The following PUD plan map shows the different zones within the PUD area. 3 - Page 4

5 Kum & Go Convenience Store and Gas Station Concept Review Page 5 Status of Development The table below shows the progress of development in the Broomfield Business Center PUD. Summary Status of Development for Broomfield Business Center Project Parcel Location Land Use Status Acres Retreat at the Flatirons Del Corso Park Broomfield Business Center Apartments Phase II Kum & Go Convenience Store and Gas Station Commercial Development Southeast Corner of PUD Plan Area North side of Retreat at the Flatirons Northeast Corner of PUD Plan Area Northeast Corner of Del Corso Way and Via Varra All Remaining Areas of PUD Plan Residential Apartments Building Size (Square Feet) or Units Built units Public Park Built 4.5 Not Applicable Residential Apartments Convenience Store and Gas Station Commercial Concept Plan Concept Plan PUD Plan Approved 17.2 with 1.3 added to Del Corso Park 288 units 2.1 6, Max FAR up to 1,074,866 sq. ft. III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS Relationship to Comprehensive Plan and Financial Plan Comprehensive Plan The Broomfield Comprehensive Plan designation for the proposed development is Mixed-Use Commercial. The proposal is consistent with the Comprehensive Plan and the land use designation. Financial Plan Since the concept is consistent with the comprehensive plan, the concept plan proposal is also consistent with the long range financial plan. 3 - Page 5

6 Kum & Go Convenience Store and Gas Station Concept Review Page 6 Area Context and Property Location IV. AREA CONTEXT The Broomfield Business Center, The Overlook District, and Parkway Circle have become a node for multifamily and hotel development within Broomfield. Commercial development within the area is beginning. Council approved a flex-office development within the Overlook District and an automobile dealership within the Parkway Circle development. Recently, Council reviewed a concept plan for a second automobile dealership and retail building within the Parkway Circle development, and a site development plan application is currently under review for that project. The proposed Kum & Go convenience store and gas station is the second retail concept in the area. Surrounding Land Uses North South ADJACENT USE/ZONING Undeveloped / R (PUD) (Frank Varra) Park and Apartments / B (PUD) (Broomfield Business Center) East Detention Area and Undeveloped / A-1 West Undeveloped / B (PUD) (Broomfield Business Center) COMPREHENSIVE PLAN DESIGNATION Rural Residential / Conservation Easement Mixed-Use Commercial Agriculture / Conservation Easement Mixed-Use Commercial V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW Description The concept plan proposal shows a 6,209 square foot convenience store on a 2.07-acre site located at the northeast corner of Del Corso Way (a private street) and Via Varra. The convenience store is on the east side of the property. In front of the convenience store is a 14-pump (seven double-sided pumps) fuel canopy. The plans show 26 parking spaces, including two handicap spaces, landscape areas, a trash enclosure, artwork, signs, and architectural elevations. The plans show the relocation of an existing right-in, right-out access and reconfiguration of the access and existing median to a three-quarter access (left-andright-in, right-out). Background/Base Data 1. PROPERTY OWNER / APPLICANT Broomfield Commercial, LLC/ Kum & Go, L.C. 2. PROPERTY LOCATION Northeast Corner Del Corso Way and Via Varra 3. PROPERTY SIZE 2.07 acres 4. CURRENT ZONING B (PUD) 5. PROPOSED ZONING B (PUD) 6. CURRENT LAND USE Undeveloped 7. PROPOSED LAND USE Convenience Store and Fuel Station 8. COMPREHENSIVE PLAN DESIGNATION Mixed-Use Commercial 3 - Page 6

Kum & Go Convenience Store and Gas Station Concept Review Page 7 Land Use Summary The following is a composite land use summary for the proposed development.

7 Kum & Go Convenience Store and Gas Station Concept Review Page 7 Land Use Summary The following is a composite land use summary for the proposed development. BROOMFIELD BUSINESS CENTER KUM & GO CONCEPT REVIEW Land Use Sq. Ft. of Site Coverage Acres of Site Coverage % Total Units Buildings 6, % NA Parking and Drives 56, % NA Open Areas 27, % NA Approximate Project Value Land: $1M Improvements: $5M Projected Rents per Month NA Total 90, % NA $6M NA Composite Land Use Graphic 3 - Page 7

Kum & Go Convenience Store and Gas Station Concept Review Page 8 Site Layout The concept review shows a large landscape area at the front of the proposed site with the fuel canopy behind it and the

8 Kum & Go Convenience Store and Gas Station Concept Review Page 8 Site Layout The concept review shows a large landscape area at the front of the proposed site with the fuel canopy behind it and the convenience store at the back of the lot. A 1.5-acre commercial lot is on the north side of the proposed Kum & Go, but there are no plans to develop that site at this time. The proposed buildings are 15 feet from the northern and eastern property lines. The approved PUD plan requires buildings to be at least 20 feet from internal property lines. The applicant would either need to adjust the building locations or request a waiver of the setback requirements. If the project moves forward, staff will work with the developer to either meet the required setbacks or request appropriate waivers to the setback requirements. 3 - Page 8

9 Kum & Go Convenience Store and Gas Station Concept Review Page 9 Access and Circulation Via Varra is a public right-of-way bisecting the Broomfield Business Center into east and west sides. The concept plan proposal is on the east side of Via Varra. All other roads in the development are private. Del Corso Way is a private road on the south side of the property. When Via Varra was built, planned access points were constructed in accordance with the traffic report for the development. Adjacent to this property, Via Varra has a median and there is one right-in, right-out access to Via Varra serving this site. Similarly, Del Corso Way (a private street) was built with planned access points. A non-signalized, full-movement access at the southeast corner of the property serves this site and the undeveloped property to the east. The applicant anticipates moving the existing Via Varra access to the north and adding a median cut to make a three-quarter access to the site (left-and-right-in, right-out). The original traffic report showed that there was not enough room for a full movement access on Via Varra between the Northwest Parkway and Del Corso Way. If the project moves forward, the applicant will have to provide a traffic report showing that turning movements associated with the proposed three-quarter access are safe for current and future traffic on Via Varra. In addition, the traffic report must show that the proposed three-quarter access is adequately designed for expected traffic, according to Broomfield s Standards and Specifications. Vehicular access has been identified as a key issue for the proposed development. Drive aisles surround the proposed building and fuel canopy. In addition, the applicant has shown a loading zone for refilling the underground fuel tanks. Pedestrian circulation is shown on the existing sidewalks of Via Varra and Del Corso Way. If the project moves forward, staff will work with the applicant to provide adequate pedestrian access to the convenience store and a pedestrian circulation plan for the site to provide pedestrian access to future developments surrounding the property. Parking The concept plans show a total of 26 parking spaces for the convenience store and 14 spaces at the pumps for gas station customers, for a total of 40 parking spaces provided. The approved PUD plan for the Broomfield Business Center requires five parking spaces for each 1,000 square feet of building area (convenience stores are listed as retail uses in the PUD plan). For the proposed 6,209 square foot convenience store, 31 parking spaces are required. 3 - Page 9

Kum & Go Convenience Store and Gas Station Concept Review Page 10 Architecture The applicant provided conceptual renderings of the convenience store and fuel canopy.

10 Kum & Go Convenience Store and Gas Station Concept Review Page 10 Architecture The applicant provided conceptual renderings of the convenience store and fuel canopy. The 17-foot tall flat-roof convenience store features two types of fiber cement paneling and a silver aluminum canopy. The modern-style building also features a 22.5-foot tall red aluminum pillar element and a 21-foot tall tower element, to give the building visual interest. At this time, the applicant has not provided a specific architectural concept for the buildings. The 18.5-foot tall fuel canopy also features modern styling with silver and black aluminum finishes. The following illustrations are reprinted from the concept plan packet. Under the building materials and colors section, the approved PUD plan states Masonry, brick, and cut stone used in their natural state are strongly preferred as principle cladding materials. If the application moves forward, staff will work with the developer to include stone elements for the convenience store and fuel canopy. Landscaping The concept plans show landscape areas at the front of the site and on the south side of the proposed convenience store. In accordance with the approved PUD plan, there are various buffer requirements for the perimeter of the property depending on whether the use is compatible with an adjacent use or non-compatible. A multifamily development is planned on the east side of the Kum & Go property. If the project moves forward, staff will work with the applicant to provide an appropriate landscape buffer on the east side of the property and screening the back side of the proposed convenience store from planned multi-family development on the east side of the property. Signs The concept plans show 210 square feet of building sign area, including three convenience store signs and three canopy signs. In addition, the plans show a monument sign and a ampersand artwork piece at the north side of the convenience store. Additional details will be necessary to determine if the artwork qualifies as a sign. The sign standards of the approved PUD plan allow for 165 square feet of building sign area for this business and a single 32 square foot monument sign. If the project moves forward, staff will work with the applicant to meet the sign requirements of the approved PUD plan. 3 - Page 10

11 Kum & Go Convenience Store and Gas Station Concept Review Page 11 VI. STAFF REVIEW OF KEY ISSUES The following key issues have been identified in the staff report: 1. Vehicular Access the applicant is proposing revisions to the previously constructed layout of Via Varra to allow a left turn into the property from southbound Via Varra. The proposed configuration allows better access into the site, especially from travelers on the Northwest Parkway. Currently, they would have to make a left turn on Del Corso Way to get into the site. If the project moves forward, the applicant must provide a detailed traffic report showing the stacking and turning movements associated with the median cut and new left-in access are safe and meet Broomfield standards. 2. Site Details if the project moves forward, staff will work with the applicant on architecture, landscape buffers, and signs to assure that the plans meet the approved PUD plan requirements or adequate waivers are requested, if warranted. VII. PLAN TIMING The developer plans to make an application as quickly as possible and begin the formal review process. The applicant would like to begin and complete construction later in VIII. NEXT STEPS After gathering comments at the concept review, if the applicant wishes to go forward, they will need to submit a development application for a site development plan, minor subdivision plat, and an improvement agreement. The site development plan will be reviewed by the Planning and Zoning Commission for a recommendation and the Council will make a final decision for approval or denial of the proposed site development plan and improvement agreement. If Council approves the application, staff will approve the minor subdivision plat. If Council approves the application, the applicant may proceed with construction and building permits. 3 - Page 11

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PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM

PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM City and County of Broomfield, Colorado To: Planning and Zoning Commission From: John Hilgers, Planning Director Anna Bertanzetti, Principal Planner Meeting