PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM

Transcription

1 PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM City and County of Broomfield, Colorado To: Planning and Zoning Commission From: John Hilgers, Planning Director Michael Sutherland, Planner Meeting Date Agenda Category Agenda Item # Business 4. b. 1. Public Hearing on the Proposed Broomfield Urban Transit Village Filing No. 4, Replat A, Lot 1 Site Development Plan/Urban Renewal Site Plan (Colorado General Hospital) Agenda Title: Location: South of State Highway 128 and East of Destination Drive Applicant: Baseline Partners Development, LLC 2. Consideration of Resolution No. PZ Regarding the Application Summary Baseline Partners Development, LLC, requests approval of a site development plan (SDP) / urban renewal site plan (URSP) for an 86,600 square foot hospital building on a acre site located south of State Highway 128 (also known as W. 120 th Avenue) and east of Destination Drive in the Broomfield Urban Transit Village Arista development. The proposed SDP / URSP includes site plans, grading plans, building elevations, photometric plans, and sign plans, which include a waiver request for signs. The zoning of the property is planned unit development (PUD). The five acre property is within the commercial sub-area, which does not currently allow medical and dental uses. In a separate application, the owner requested approval of a PUD plan amendment to allow medical and dental uses on the property. On November 17, 2014, the planning and zoning commission held a public hearing for the proposed PUD amendment and recommended approval to council. A public hearing on the proposed PUD amendment is scheduled for council on December 9, Staff is currently processing a minor subdivision plat (Broomfield Urban Transit Village Filing No. 4, Replat A) to divide Parcel B into two lots. Lot 1 is the acre hospital site. The minor subdivision plat does not require a public hearing and will be processed administratively. Prior Council Action April 25, 2000 Council approved the Broomfield Interchange Sub-Area Plan by Resolution No August 21, 2001 Council approved the BUTV - Park 36 P.U.D. Plan by Resolution No May 24, 2005 Council approved the BUTV Arista PUD Plan, by Resolution No June 28, 2005 Council approved the Wadsworth Interchange URP by Ordinance No September 26, 2014, Council reviewed a concept plan for a 86,600 square foot hospital building on Parcel B. Financial Considerations The proposal is consistent with the Long Range Financial Plan. Alternatives Based on testimony and evidence presented on the record at the public hearing: If the proposed final plat has outstanding issues, the Commission may continue the public hearing to a future date. If the proposed final plat request and evidence associated with same comply with the applicable Broomfield Municipal Code (BMC Section 16) standards: recommend approval of the request. If the Commission determines the final plat does not comply with the applicable Broomfield Municipal Code standards: recommend denial of the request. Proposed Actions/Recommendations Hold the public hearing. Following and subject to the results of the public hearing, the Commission shall consider the approval criteria contained in the Broomfield Municipal Code and either.. o Adopt Resolution PZ recommending approval with or without conditions; or o Adopt Resolution PZ recommending denial.

2 Colorado General Hospital SDP / URSP Page 2 I. SUMMARY OF APPLICATION The application is for consideration of a site development plan (SDP) and urban renewal site plan (URSP) for an 86,000 square foot, three-story, 52-bed, private hospital building on a five acre site located south of State Highway 128 (SH 128) and east of Destination Drive. The map below highlights the location of the proposed private hospital project within the Broomfield Urban Transit Village development. Property Owner and Applicant The owner of the property is Park 36 Investment, LLC, represented by Mr. Tim Wiens. The applicant is Baseline Partners Development, LLC, represented by Mr. W. Scott Hundley.

3 Colorado General Hospital SDP / URSP Page 3 II. ZONING, PREVIOUSLY APPROVED DEVELOPMENT PLANS FOR THE PROPERTY, AND STATUS OF DEVELOPMENT Zoning, PUD Plan and Preliminary Plat The property is zoned PUD. Council approved the following PUD plans and amendments for this development area: BUTV Park 36 PUD Plan and Preliminary Plat, approved August 21, 2001, by Resolution No (original plan); BUTV Arista PUD Plan, approved May 24, 2005, by Resolution No (first amendment); BUTV Arista 1 st Amendment PUD Plan, approved November 25, 2008, by Resolution No (second amendment); BUTV Arista PUD Plan And Preliminary Plat Third Amendment, approved January 25, 2011, by Resolution No (third amendment); Broomfield Urban Transit Village Arista PUD And Preliminary Plat Fourth Amendment, approved October 25, 2011, by Resolution No (fourth amendment); and Broomfield Urban Transit Village Arista PUD Plan Fourth Amendment, approved June 24, 2014, by Resolution No (fifth amendment). The following map shows the most current PUD plan and the location of the proposed hospital site. Color Legend: Open Lands Core Secondary Perimeter Commercial Residential The PUD plan shows the proposed hospital site within the commercial sub-area. The PUD plan describes the commercial sub-area as A major center for commercial to serve the needs of the greater Denver north regional area. The configuration of uses within this district shall encourage transit ridership, promote walking and biking for mid-day trips, and link with the regional bike trail. Hospitals are not listed as an allowed use within the commercial sub-area the property owner has requested a PUD plan amendment. On November 17, 2014, the planning and zoning commission recommended approval of the PUD plan amendment by Resolution No. PZ Council is scheduled to hold a public hearing for the proposed PUD amendment on December 9, Medical and dental uses are currently permitted in the mixed-use perimeter, mixed-use secondary, and mixed-use core sub-areas.

4 Colorado General Hospital SDP / URSP Page 4 Relationship to Comprehensive Plan, Sub-Area Plan, and Financial Plan Comprehensive Plan The adopted Land Use Map identifies the Colorado General Hospital site as transit-oriented development. The proposed PUD amendment is consistent with Broomfield s comprehensive plan. The following map is a portion of the Comprehensive Plan Land Use Map that covers the subject property and surrounding area. The following land use description is reprinted from the Comprehensive Plan: Transit-Oriented Development: These sites are appropriate locations for a mix of uses that cater to the needs of transit commuters, including moderate and high-density residential, employment-generating uses and convenience and specialty commercial. The configuration of uses within this district should encourage transit ridership, promote walking and hiking for mid-day trips, link with the city-wide greenway system and allow those who wish to live and work in the same neighborhoods to do so. The design and orientation of new buildings should be pedestrian-oriented, and special streetscape improvements should be considered to create rich and enjoyable public spaces. A strong physical relationship between the commercial and residential components to adjacent transit centers (park-n-rides and/or commuter rail stops) is critical. Residential densities can be concentrated in multistory projects with up to 50 dwelling units per acre allowed at an overall target average density of 25 dwelling units per acre.

5 Colorado General Hospital SDP / URSP Page 5 Goals and Policies Approval of the proposed Colorado General Hospital SDP / URSP will facilitate implementation of the following goals of Broomfield's Comprehensive Plan: Goal LU-B: Development - "Encourage mixed-use developments to provide the benefits of more compact, denser developments with a mix of living, shopping and working environments." Goal LU-D: Transit Oriented Development - "Create development focused around major transit stops for pedestrian-oriented, vibrant urban centers." Goal ED-C: Employment Build a strong and diversified employment base in Broomfield that minimizes cyclical impacts of market changes and that provides job opportunities for Broomfield residents of all skills. Sub-Area Plan The subject property is within the Wadsworth Interchange Urban Renewal Plan which was adopted by City Council on June 28, The plan was adopted to achieve the following goals in the urban renewal area: a. The Plan will implement those provisions of the Master Plan and the Broomfield Interchange Sub-Area Plan as they apply to the Urban Renewal Area and insure the orderly growth and development of the Urban Renewal Area. b. The Plan will create a quality gateway image that conveys a desirable vision for the City and the region. c. The Plan will promote a balance of complementary land uses in the Area. d. Implementation of the Plan will eliminate and prevent conditions of blight in the Urban Renewal Area. e. Through the maximum possible participation of private enterprise and the cooperative efforts of the public sector, implementation of the Plan will eliminate and prevent economic deterioration in the Urban Renewal Area and the community at large. The Plan will promote creation of value in the Area. f. The Plan will upgrade public facilities and infrastructure, access, traffic, pedestrian and bicycle circulation, public utilities, public amenities, recreation and drainage in the Urban Renewal Area. g. The Plan will help attract capital investment and new retail businesses, retention and development of a competitive regional retail market, thereby providing employment and strengthening the City s economic base. h. The Plan will expand retail opportunities for the citizens of Broomfield and the surrounding area and create a stable sales tax base for the City. i. The Plan will promote the construction of multi-purpose sports and entertainment facilities to serve the region and the City. The proposed SDP / URSP is consistent with the goals of the Wadsworth Interchange Urban Renewal Plan. Financial Plan The proposed SDP / URSP amendment is in conformance with the land use assumptions used in the Long Range Financial Plan and does not require adjustments to the projected ratio of revenues to expenditures.

6 Colorado General Hospital SDP / URSP Page 6 Property Location III. AREA CONTEXT The proposed Colorado General Hospital would be located east of Destination Drive and South of SH 128 in the Arista Development. The following map shows the project location in the context of the Arista development on the west side of US 36 and the Broomfield Industrial Park development on the east side of US 36. Surrounding Land Uses ADJACENT USE/ZONING COMPREHENSIVE PLAN DESIGNATION North SH 128 / PUD Transit-Oriented Development South Undeveloped / PUD Transit-Oriented Development East Undeveloped / PUD Transit-Oriented Development West Undeveloped / PUD Transit-Oriented Development The Children s Hospital is a medical office use located approximately 500 feet south of Parcel B on Uptown Avenue within the mixed-use perimeter area of the PUD plan. It is a 19,996 square foot out-patient therapy clinic for patients of the Children s Hospital system. The facility currently has no in-patient capacity or services. Council approved the Children s Hospital on January 25, 2011 by Resolution No The facility is approximately one quarter mile south of the proposed hospital site.

7 Colorado General Hospital SDP / URSP Page 7 Status of the Broomfield Urban Transit Village The following map shows the parcel locations within the PUD Plan and the location of the fiveacre hospital site in yellow.

8 Colorado General Hospital SDP / URSP Page 8 The following table shows the status of the BUTV development as of. Broomfield Urban Transit Village Development Status Table Filing 4 Parce l Filing No. Land Use Designation Acres PUD Approved Residential SDP Approved Residential PUD Approved Commercial (Site specific) A 7 Commercial ,970 B1 4A Commercial ,541 SDP Approved Commercial 86,600 Proposed Status SDP Proposed Development Name Colorado General Hospital B C C2 Perimeter 4.38 C ,050,232 Under Const. Davis Apartments C4 Public Park OL 1.11 Under Const. Arista Sensory Park C5 The Children's Hospital ,996 Built Perimeter Colorado Therapy Care D 11 Detention/Park OL 4.58 SDP Approved Overlook Park E 11 Core ,000 min. F1 10 Live/work ,000 7,995 Built Sunburst F2 6 Commercial ,792 92,463 SDP Approved Arista Place G 6 RTD Parking Garage ,275 Built RTD / Arista Garage H 6 RTD Park-N-Ride ,885 Built RTD Park-N-Ride I 6 Core , ,416 Built Arista Place K 4 Perimeter ,433 L 4 Public Park OL 3.27 SDP Approved Gallery Park M1 11 Concept ,850 Perimeter Review Done M2 5 Perimeter Future Ramps RTD / CDOT N 4 Arista Uptown ,937 Built Secondary Apartments O1 13 Core ,184 92,243 Built Aloft Hotel O2 13 Core 1.58 P 4 Core ,973 7,000 Built AMLI Alexan Apartments Q 4 Village Green OL 1.04 Built Arista Park R1 12 Core ,556 Built AMLI Alexan Apartments R2 12 Core ,900 SDP Approved S 4 Secondary o 265, ,720 Built 1STBANK Center T 19 Residential ,617 Built KB Homes Duplexes U 19 Public Park OL 3.60 Under Const. Shepsfield Park V 17,18, Residential ,646 Under Const. Century Communities W 4 Public Park OL 1.72 Built Red Point Ridge Park X 4 Residential ,113 Under Const. AMLI II Apartments Y 4 Residential ,238 Built AMLI Alexan Apartments Z 4 Park/Detention OL SDP Approved Terrace Ponds Park AA 9 US 36 Frontage 3.25 Built BB 4 Landscape Corridor 0.17 SDP Approved CC 4 Landscape Corridor 0.20 SDP Approved DD 4 Landscape Corridor 0.13 Built Totals (3,669) (5,811,045) 1,256 2,250* 2,583, ,333 Revised 12//8/2014 A minimum of 900 dwelling units and a maximum of 1,814 dwelling units to be developed within the Arista PUD. *The Arista Northeast PUD added 436 residential units for a maximum of 2,250 residential units. + Maximum commercial square footage is 2,583,000 (with additional square footage to accommodate a 225-room hotel). o Number approved but none actually constructed. OL = Open Land

9 Colorado General Hospital SDP / URSP Page 9 Description IV. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW The applicant, Baseline Partners Development, LLC, requests approval of a site development plan (SDP) and urban renewal site plan (URSP) for an 86,000 square foot, three-story, 52-bed, private hospital building on a five acre site located south of State Highway 128 (SH 128) and east of Destination Drive. The proposed private hospital facility will provide a wide variety of professional medical services including emergency services, inpatient and outpatient services, diagnostics, laboratory, pharmacy, and administration. The proposed 30 million dollar hospital will create approximately 300 new jobs for Broomfield with a full spectrum of employment opportunities from part-time labor to full-time highly skilled professionals. The proposed SDP / URSP includes site plans, grading plans, architectural elevations, landscape plans, photometric details, and sign plans. The applicant is requesting a waiver to the PUD sign standards to allow additional square feet of wall sign area, 200 square feet of additional monument sign area, and one additional monument sign above the maximums allowed by the PUD plan standards. The site illustration below is from the applicant s color packet and shows the layout of the hospital on the five-acre site.

10 Colorado General Hospital SDP / URSP Page 10 Background / Base Data 1. PROPERTY OWNER Park 36 Investment, LLC 2. APPLICANT Baseline Partners Development, LLC 3. PROPERTY LOCATION South of SH 128, East of Destination Dr. 4. PROPERTY SIZE Approximately 5.01 Acres 5. CURRENT ZONING PUD 6. CURRENT LAND USE Undeveloped 7. PROPOSED LAND USE Hospital 8. COMPREHENSIVE PLAN DESIGNATION Transit Oriented Development Land Use Summary The following table and graphic are a composite land use summary for the proposed development. COLORADO GENERAL HOSPITAL COMPOSITE LAND USE SUMMARY Land Use Coverage (Sq Ft) Coverage (Ac) Coverage Percentage of Sub-Total Total Bldg. Square Ft. FAR Projected Construction Value Parking & Drives 93, % NA NA Building Coverage 41, % 86, :1 Open Area 83, % NA NA $28,500,000 Total 218, % 86, :1 Composite Land Use Graphic Parking and Drives 2.14 acres 43% Building Coverage 0.96 acres 19% Open Area 1.91 acres 28%

11 Colorado General Hospital SDP / URSP Page 11 Concept Review On September 16, 2014, Council held a concept review for the hospital site. In the concept review memorandum, staff identified four key issues for the proposal: pedestrian connections, vehicular access, drainage improvements, and site integration. At the concept review meeting, Council supported the proposal. The following points were discussed in the meeting. Responses are indicated by italics. Good project. Parking requirements should be identified and there should be enough parking to expand the facility. The applicant does not have plans for future expansion. Open area on the site should meet the requirements. Good location, nice looking building. This does not look like a full service hospital. The hospital does offer the full hospital services required by the state, but does not offer some of the services provided at large hospitals. What types of emergencies would be serviced at the hospital? Any emergencies could be sent to this hospital, but long term care might be done by larger hospitals. Architecture fits the neighborhood. Great area for a hospital, natural fit. Concern with the right-in-right out on SH 128. If CDOT does not approve the access, would the hospital move to a different location? Maybe the access could be temporary. Could there be a fourth story added? No. What is the timeframe for the US 36 access ramp? Not expecting funding for this in the foreseeable future. Who is responsible for the landscaping on SH 128? Staff will work with the developer to get a finished treatment for SH 128. The applicant wants nice landscaping there. The hospital access to Destination Drive cuts through the property to the west, is this ok with that property owner? The owner is aware of the proposed access. Emergency vehicle strobe sensors at Destination Drive? North Metro Fire and Rescue District will control those operations or upgrades. Broomfield Urban Transit Village Filing No. 4 Replat A, Lot 1 SDP / URSP The proposed SDP / URSP for Colorado General Hospital contains site plans, grading plans, architectural elevations, landscape plans, photometric plans, and sign plans. The following sections describe and review each of the plan elements within the proposed SDP / URSP. Site Plans The site plans show the proposed vehicular circulation, building layout, parking areas, and pedestrian circulation within and around the five-acre site. The proposed SDP / URSP shows two site plans: one shows all of Parcel B and the Parcel D detention pond / park area; the other shows the five-acre hospital property in greater detail. The proposed site plans are in conformance with the approved PUD plan and all applicable requirements of the Broomfield Municipal Code. The site plans show two off-site access drives to Destination Drive. The northern access is a three-lane, 70-foot wide drive with the center lane used for turning movements. The northern access serves as the primary access for the site. The southern drive is a two-lane, 52-foot wide drive which would serve as a secondary access. In addition, the site plans show a requested right-in-right out access to SH 128 near the northeast corner of the site. The applicant must have Colorado Department of Transportation (CDOT) approval to provide access to SH 128 and currently, CDOT has not granted access for this site. The two access drives shown to Destination Drive provide adequate access to the site and if CDOT approves access to SH 128 in the future, the applicant could install an additional drive as shown in the plans.

12 Colorado General Hospital SDP / URSP Page 12 There are two proposed buildings on the site. The hospital building footprint covers 38,615 square feet in the center of the site. The building and parking setbacks exceed the minimum setback requirements in the approved PUD plan. The total floor area of the three-story building is 86,600 square feet. The main entrance for the hospital building is at the northeast corner with emergency entrances at the northwest corner, an outpatient entrance in the middle of the east side of the building and an outpatient discharge on the south side of the building. The plans also show a 2,995 square foot mechanical yard near the southwest corner of the site which contains a gas yard. A recycling and refuse enclosure is on the south side of the mechanical yard. Parking areas and drive aisles surround the proposed hospital building. The site plans show 142 standard size parking spaces, 15 handicapped parking spaces, and 39 compact parking spaces to serve the buildings. In all, there are 196 parking spaces shown on the site plans. The approved PUD plan for the Broomfield Urban Transit Development does not require minimum parking ratios but instead allows individual site development plans to determine appropriate parking ratios within the transit oriented development. The Broomfield Municipal Code requirement for hospital uses is one space per bed. At 52 beds, the proposed parking spaces exceed code requirements by 144 spaces. Currently, there are three pedestrian pathways in close proximity to the site: a 12-foot wide sidewalk on SH 128 to the north; a 12-foot wide commuter bike / pedestrian path within the US 36 right-of-way to the east; and a six-foot sidewalk on Uptown Avenue to the south. The site plans show construction of a new sidewalk on the east side of Destination Drive to provide a pedestrian connection from Uptown Avenue to SH 128. The plans also show a six-foot sidewalk on the north side of the northern access drive, a six-foot sidewalk on the south side of the southern access drive, an eight-foot walkway to the SH 128 sidewalk and US 36 commuter bike / pedestrian path, and a future trail connection at the southeast corner of the site to the future trail within the Parcel D detention pond area. Grading Plans Generally, the site slopes downward from northwest corner (elevation 5,502 feet above sealevel) to the southeast corner (elevation 5,494 feet above sea-level). There is an existing swale within the SH 128 right-of-way that drains west from the bridge over US 36 to Destination Drive. The proposed grading plans show on-site and off-site grading, retaining walls, and storm sewer locations. The grading plans are in conformance with the master drainage study for the Broomfield Urban Transit Village and applicable requirements of the Broomfield Municipal Code.

13 Colorado General Hospital SDP / URSP Page 13 Temporary drainage swales are shown along the north side of the northern access drive and the east side of Destination Drive along with a temporary drainage outlet on the property south of the hospital site. These temporary drainage improvements will be removed and replaced with permanent storm sewer improvements as surrounding properties develop. The hospital site grading plans show installation of 18 and 24-inch diameter storm sewer pipes around the perimeter of the site. The 24-inch diameter storm sewer extends south from the southeast corner of the site to the regional detention pond in Parcel D. The plans show a four-foot tall retaining wall on the east side of the site and wall sections. The parking area will be on the top side of the wall. The grading at the bottom of the wall will slope downward toward US 36. Architectural Elevations The architectural elevations show the proposed hospital building and the proposed mechanical yard. The proposed hospital building features brick and stone with stucco and metal accents. Each elevation features numerous windows. The principal architectural feature of the building is a two-story rotunda at the main entrance. The architectural elevations are consistent with all design standards contained in the approved PUD plan. The following perspective illustration is reprinted from the color packet and it shows the northeast corner of the proposed building.

14 Colorado General Hospital SDP / URSP Page 14 Landscape Plans The landscape plans show the placement of 157 trees and 1,765 shrubs around the five-acre site along with various perennials and sod for the balance of the open area. The quantities of trees and shrubs shown exceed the quantities required by the approved PUD plan. The landscape plans also show snow storage areas around the parking lot where snow may be piled after heavy winter storms. The proposed plant list shows a variety of deciduous and evergreen trees and shrubs which should provide year-round color and visual interest for the site. The proposed landscape plans do not show landscaping in the approximately 65-foot wide rightof-way area between the northern property line and the 12-foot wide sidewalk for SH 128. The proposed landscape plans also do not show landscaping in the approximately 20-foot wide area between the sidewalk for SH 128 and the curb. As part of the West 120 th Avenue project, CDOT and Broomfield collaborated on plans for landscaping and irrigation within the medians of SH 128 and basic landscape plans for intersections. Funds to complete the landscaping and irrigation are in the Broomfield budget and installation will follow completion of the West 120 th Avenue project in Broomfield expects new developments along the frontage to provide landscaping complementary to the CDOT/Broomfield landscape plan. Broomfield would maintain the medians while private parties would install and maintain other landscaping within the right-of-way. Since this is the first property to be developed adjacent to the SH 128 right-of-way, it will provide a landscape template for future developments within Arista to the west. Without showing landscaping within the SH 128 right-of-way, the proposed development raises doubts about what type of landscaping will be installed in the SH 128 right-of-way, by whom, and when. In the worst case scenario, the lack of landscaping in this area raises concerns that eventually, Broomfield might have to design, install, and maintain landscaping in this area which has unknown budgetary implications. If the plans were to show landscaping within the SH 128 rightof-way, Broomfield could be assured that specific and compatible landscaping would be installed and maintained privately and staff could make agreements with the developer regarding the timing of the installation. Staff identified landscaping within the SH 128 right-ofway as a key issue for this development.

15 Colorado General Hospital SDP / URSP Page 15 Photometric Plans The proposed photometric plans show on-site and off-site lighting. With the development of the hospital site, the master developer will install street lights on Destination Drive. In addition, the photometric plans show installation of street lights for the northern access drive to Destination Drive. The proposed plans show the location of 13 parking lot lights and several perimeter building lights with particular focus on lighting the main entry and the emergency entry. The proposed plans do not show street lights for the southern access drive to Destination Drive. The proposed plans do not show pedestrian lighting on either access drive. Street and pedestrian lights are required on all streets in the development standards of the approved PUD plan. Street lights and pedestrian lights would help illuminate the pedestrian connections from Destination Drive to the site, making them safer and more usable. Staff identified lighting along the access drives as a key issue for this development. Sign Plans The sign plans show the basic locations and sizes of wall signs on the hospital building and the size and location of monument signs off-site. The applicant is requesting a waiver to the PUD plan sign standards to allow 625 square feet of wall sign area, 600 square feet of monument sign area, and three monument signs. Arista sign standards were established by an amendment to the PUD plan which superseded the Broomfield Municipal Code sign code. The following table compares the requested waiver to the PUD plan standards and the sign code. Colorado General Hospital Sign Plan Waiver Request Comparison Table Requested PUD Plan Maximum Sign Code Maximum Business Districts (Superseded) Wall Sign Area 625 square feet 300 square feet 300 square feet Monument Sign Area 600 square feet 400 square feet 300 square feet Total Area 1,225 square feet 700 square feet 300 square feet Number of Monument Signs 3 2 2

16 Colorado General Hospital SDP / URSP Page 16 As shown in the table, the applicant is requesting 525 square feet of total sign area in addition to the 700 square foot maximum established by the PUD plan. The sign plan shows the location of monument signs at each entry drive and at the northwest corner of the site. The applicant is also requesting a waiver to allow one monument sign in addition to the maximum two allowed by the PUD plan. The monument signs are shown at the maximum height of 20 feet and will be placed at least 10 feet from property lines, as required by the PUD plan. Off-site signs, typically prohibited by the Broomfield Municipal Code sign code, are allowed by the PUD plan standards. The sign plan and waiver request addresses commercial signs only. There will be additional non-commercial signs on the building and on the site such as Emergency entrance signs and direction and parking signs which do not count against total sign area for the PUD plan standards or the sign code standards. The monument signs shown in the SDP / URSP are plain and need to show bases and landscaping which complement the development and the hospital building. Since the hospital is the first development in the commercial area and the total sign area waiver request is significantly greater (175%) than the maximum allowed by the PUD plan, staff has identified the sign waiver request as a key issue in the staff report. Circulation, Walkability, and Transit A regional commuter bicycle path for the US 36 corridor was recently constructed adjacent to the northeast corner of the site. The Regional Transportation District (RTD) provides a bus rapid transit stop less than one-half mile away between the parking structure and the 1STBANK Center. A variety of residential and commercial buildings are within walking distance of the proposed hospital site. V. STAFF REVIEW OF KEY ISSUES Staff identified the following key issues for the proposed development: Landscaping: the applicant should provide a landscape plan for the frontage on SH 128 to and apply for the appropriate permits through CDOT to ensure the landscaping is consistent with median and corner landscape plans, privately maintained, and installed in a timely manner. Lighting: the applicant should install pedestrian and street lighting consistent with the PUD standards. Pedestrian lighting should be installed on the northern access drive. Pedestrian and street lighting should be installed on the southern access drive. Signs: the applicant is requesting a waiver to allow 175% of the maximum sign area allowed by the PUD plan. Whether or not the waiver request is granted, the applicant should design the freestanding signs with bases and landscaping to complement the Arista development and the hospital site.

17 Colorado General Hospital SDP / URSP Page 17 VI. APPLICABLE MUNICIPAL CODE STANDARDS The Planning and Zoning Commission reviews the application based on the following provisions of the Broomfield Municipal Code. Urban Renewal Site Plan Review of urban renewal site plans. The commission shall hold a public hearing on urban renewal site plans prior to consideration of the plan by the Broomfield Urban Renewal Authority. The commission shall make recommendations to the Broomfield Urban Renewal Authority as to the conformity of the urban renewal site plans to applicable urban renewal plans and urban renewal design standards. (Ord , 2004) Site Development Plan 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 (Ord , 1987; Ord , 1995; Ord , 2011) 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 , 1987; Ord , 1995; Ord , 2011) 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 (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 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 , 1987; Ord , 1994; Ord , 1995; Ord , 1998; Ord , 2011)