Palisade Park North - Concept Review Page 1 Page 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 Kevin Standbridge, Deputy City and County Manager David Shinneman, Community Development Director John Hilgers, Planning Director Lynn Merwin, Principal Planner Meeting Date Agenda Item # December 13, 2016 2 Agenda Title Concept Review Office Complex at 6900 West 119 th Avenue Summary Spallone and Schafer Ventures, LLC, and S&S Development, LLC.94 Acres 6900 West 119 th Avenue (West of Main Street) Proposed Plan Applicable Prior Plan Reviews/Approvals Comprehensive Plan Land Use and Financial Plan Considerations for Property Current Zoning Current Land Use Proposed Zoning/Land Use Adjacent Zoning & Land Use The applicant is proposing a conceptual site plan for an approximately 17,070 square feet (sf) office complex consisting of two, two-story buildings on Lot 6 of the Vista Pointe Filing No. 1 subdivision. In March 1995, Council approved the annexation and annexation agreement by Resolution Nos. 27-95 and 28-95, rezoning to PUD by Ordinance No. 1101, and approval of a planned unit development (PUD) plan, final plat and subdivision improvement agreement by Resolution No. 29-95 for Pierce Business Park. The ordinance remained unpublished and the documents were never recorded because Broomfield and the owners were unable to resolve issues related to lowering the hill on Main Street. The approvals were rescinded in 2001 by Ordinance No. 1533 and Resolution No. 2001-48 to clear the record. In 2000, the property was included in the Original Broomfield Enclave Annexation by Ordinance No. 1485. On August 12, 2008, Council approved a rezoning of the property to PUD with a PUD plan/preliminary plat and final plat by Ordinance No. 1887 and Resolution No. 2008-134. On May 8, 2012, Council approved a site development plan for FRIENDS of Broomfield by Resolution No. 2012-85. On June 14, 2016, Council approved a site development plan/urban renewal site plan and final plat for an office/flex building by Resolution No. 2016-91. The 2016 Broomfield Comprehensive Plan designates the subject property as Industrial. The proposal is consistent with the land use assumptions in Long Range Financial Plan. PUD Vacant Development Site PUD/Office North C-1(J)/Roof Doctors and R-2(J)/Broomfield Assembly of God Church South PUD/Vacant Development Site East B-PUD/Blue Federal Credit Union West PUD/Vacant Development Site Alternatives No official action is taken at a concept review. City Council may wish to discuss any concerns regarding the proposal such as proposed use or site design. Item 2 - Page 1
Page 2 OFFICE COMPLEX AT 6900 WEST 119 TH AVENUE VISTA POINTE CONCEPT REVIEW Report Contents Subject Page I. SUMMARY OF APPLICATION 3 Property Owner and Applicant 3 Broomfield Process 3 II. ZONING AND STATUS OF THE DEVELOPMENT 4 Zoning 4 III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS 4 Relationship to Broomfield Comprehensive Plan and Financial Plan 4 IV. AREA CONTEXT 6 Property Location and Area Context 6 Surrounding Land Uses 7 V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW 7 Description 7 Existing Site Conditions 7 Background/Base Data 8 Land Use Summary 8 Site Layout 9 Access, Circulation and Parking 10 Access to Public Transit, Walkability and Trails 11 Landscaping 11 Architecture 13 Signage 14 Utilities and Drainage 14 VI. STAFF REVIEW OF KEY ISSUES 14 VII. PHASING PLAN/TIMING 14 VIII. NEXT STEPS 14 Item 2 - Page 2
Page 3 I. SUMMARY OF APPLICATION The application is for consideration of a conceptual site plan in anticipation of a site development plan (SDP) for a 17,070 square foot (sf) office complex consisting of two, two-story buildings at 6900 West 119 th Avenue within the Vista Pointe subdivision. Property Owner and Applicant The property owner is Spallone and Schafer Ventures, LLC. The applicant is S&S Development, LLC. Broomfield Process The Concept Review process allows the applicant to receive comments and direction from the Planning and Zoning Commission and the City Council prior to submitting a formal development review application. Comments received on the conceptual proposal will guide the applicant in preparing a formal development application. Item 2 - Page 3
Page 4 II. ZONING AND STATUS OF THE DEVELOPMENT Zoning The site is zoned planned unit development (PUD). The property is governed by the Vista Pointe PUD Plan/Preliminary Plat approved for the property in 2008 and amended most recently in 2016. Uses permitted on the property include a variety of business and light industrial uses including office, warehouse and distribution, and self-storage. III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS Relationship to Comprehensive Plan and Financial Plan Comprehensive Plan The 2016 Broomfield Comprehensive Plan is a vision and policy document developed to provide a vision and guide development within the city and county. The associated Land Use Map designates the subject property as Industrial which generally envisions industrial, office, manufacturing, research and development, warehousing, outside storage and some commercial uses. The property is within the Original Broomfield Neighborhood Plan study area. This 2008 plan provides a finer degree of land use planning for the Original Broomfield area. The neighborhood plan land use designation for the subject property is Office/Flex Light Industrial. The conceptual site plan proposal is consistent with the land use designations set forth in the vision plans for the property The following map is a portion of the 2016 Land Use Map that covers the subject property and surrounding area. Item 2 - Page 4
Page 5 The following map shows the project location within the Original Broomfield Neighborhood Plan land use map for the area. The neighborhood plan provides a finer degree of land use planning for the Original Broomfield area. For example, the neighborhood plan shows a Bus Rapid Transit (BRT) station at West 116th Avenue/Transit Avenue and US 36 and a future Commuter Rail Station (CRS) at West 116th Avenue and the BNSF railroad. Please refer to page 11 of the agenda memorandum for more information on the access to transit in the area. Item 2 - Page 5
Page 6 Policies and Action Steps: Elements of the proposed project could help meet the following Comprehensive Plan policy and action step: Action Step LU-D.1.1: Land Use - Continue to implement the Original Broomfield Sub-Area Plan and guide development to designated Mixed-Use and TOD areas. Goal ED-G: Adequate Tax Base - Ensure an adequate property and sales tax base to support quality community services, facilities and amenities. Financial Plan The proposed land use is consistent with the land use assumptions in the Long Range Financial Plan. Property Location and Area Context IV. AREA CONTEXT The property is located at 6900 West 119th Avenue, west of Main Street in the Original Broomfield Neighborhood. The property is Lot 6 within the Vista Pointe subdivision. The subdivision was approved for 14 lots in 2008 and later improved with streets, curb and gutter, sidewalks, and utilities. The property is zoned for business and industrial uses in conformance with the Neighborhood Plan. The property is surrounded to the south and west by undeveloped properties also within the Vista Pointe subdivision. The subdivision includes an outdoor storage business, the FRIENDS of Broomfield facility, and a new office/flex warehouse building currently under construction. Currently, there is a pending development application for a new self-storage facility southwest of Main Street and West 118 th Avenue. The proposed storage facility was reviewed by the City Council in concept on July 19, 2016. The balance of the Vista Pointe property is vacant. Blue Federal Credit Union is situated to the east of the subject property and The Assembly of God Church is located to the north. There has been significant investment in and around the Original Broomfield neighborhood in recent years with several area roadway and transit improvements including installation of a pedestrian bridge over US 36 to access the BRT Station, construction of the US 36 Express Lane Project, relocation of the new Uptown Avenue bridge (formerly the Old Wadsworth bridge), and construction of the 120th Connection (Phase 2 to be completed in 2018). A Northwest Rail phasing plan evaluated the extension of existing commuter rail from the current West 71st Avenue and Lowell Boulevard terminus to the West 116th Avenue Station and on to Louisville and Boulder. A future commuter rail station (CRS) at West 116th Avenue has been included in the environmental clearance (NEPA National Environmental Policy Act) process; although it is neither funded nor included in the FasTracks plan. The plans for extension of the commuter rail will continue to be evaluated in the future by the Regional Transportation District (RTD). If approved in the future, the West 116th Avenue Station would be located at West 116th Avenue and the railroad, as shown in the Broomfield Comprehensive Plan and the Original Broomfield Neighborhood Plan. Item 2 - Page 6
Page 7 The map below highlights the site within the context of the surrounding area. Surrounding Land Uses ADJACENT USE/ ZONING COMPREHENSIVE PLAN DESIGNATION North C-1(J)/ Roof Doctors and Industrial R-2(J)/Broomfield Assembly of God Church South PUD/Vacant Industrial East B-PUD/Blue Financial Credit Union Commercial West PUD/Vacant Industrial Description V. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW The proposed concept plan is for preliminary consideration of an office complex comprising 17,070 sf. The complex includes two, two-story office buildings intended for a single or multiple building tenants. Existing Site Conditions The subject property is vacant. The overall subdivision has been improved with streets, curb and gutter, and utilities to serve the property. Item 2 - Page 7
Page 8 Background/Base Data BACKGROUND AND BASE DATA Owner Applicant Property Location Property Size Current Zoning Proposed Zoning Current Land Use Proposed Land Use Comprehensive Plan Land Use Designation Land Use Summary Spallone and Schafer Ventures, LLC S&S Development, LLC 6900 West 119th Avenue.9 Acres PUD PUD Vacant Pad for Office/Flex Light Industrial Office Industrial The following table and graphic present a composite land use summary for the project based on the land use data provided on sheet 1 of the concept plan. VISTA POINTE OFFICE COMPLEX COMPOSITE LAND USE SUMMARY Land Use Site Coverage Projected % Total FAR (Square Feet) Construction Value Building Coverage 7,867 19%.4 $369,300 Open Lands 11,183 27% Parking and Drives 21,983 54% Site Totals 41,033 100%.4 $1.1 Million Item 2 - Page 8
Page 9 Site Layout The proposed site is located on the south side of West 119 th Avenue immediately west of the Blue Federal Credit Union. The proposed site layout shows two square-like, two-story buildings facing a central entry plaza accessed from the north and south parking areas. (The elevations show an upper level bridge walkway connecting the two buildings at the second floor level.) The following graphic is reproduced from the concept plan and shows the conceptual site layout for the new buildings. Office Complex at 6900 West 119 th Avenue Item 2 - Page 9
Page 10 Access, Circulation and Parking The closest public street is West 119 th Avenue, north of the site. Access to the subject site is from a shared, private access drive to extend north-south through the Vista Pointe development between West 118th Avenue and West 119 th Avenue. The northern part of the private access drive is shown along the west edge of the conceptual site plan location. Vehicular access extends around the building complex. Parking is provided to the north and south of the buildings. The context map below depicts the site highlighted in red within a portion of the Vista Pointe subdivision to show the adjacent public streets and the planned private access drive. A total of 45 parking spaces are provided with the proposed plan at a rate of one space per 300 sf of gross leasable floor space. The Broomfield Municipal Code parking requirements call for a rate of one parking space per 300 sf of gross floor space (instead of gross leasable floor space). Based on the BMC rate, the proposed development should provide 55 parking spaces. The applicant is requesting a variance to reduce the parking by ten spaces based on the leasable area of the buildings versus the gross sf of the buildings which includes common areas such as the lobby. A variance is also requested for the length of a portion of the parking stalls (28 out of 45 spaces). The BMC requires a standard stall size of 9 x 19 feet. The proposal is for approximately 28 of the 45 spaces to be 9 x 17 feet, with a two-foot overhang allowed into landscape areas. A similar variance was requested and approved for the Office/Flex building within Replat B of Vista Pointe. Item 2 - Page 10
Page 11 Access to Public Transit, Walkability and Trails The Vista Pointe subdivision, including the subject property, has been improved with public streets and attached, five-foot sidewalks. The property is within the Regional Transportation District (RTD) and is served by Route 112 and the Broomfield Call-n-Ride. Route 112 provides service from Northglenn to the Broomfield Park-n-Ride located in Arista adjacent to the 1STBANK Center along US 36. The Broomfield Call-n-Ride provides curb-to-curb service within a defined geographic area bounded by West 112 th Avenue to West 136 th Avenue, and Sheridan Boulevard to US 36. The Call-n- Ride also provides connections to the Broomfield Park-n-Ride. The closest bus stops are on Main Street near the Blue Federal Credit Union. The nearest Park-n-Ride is the Broomfield Park-n-Ride located to the southwest of the site along US 36 near West 116 th Avenue. High frequency Bus Rapid Transit (BRT) service, known as a Flatiron Flyer, operates from the Broomfield Park-n-Ride. There are 14 routes to transfer to at the Park-n-Ride including service to Denver, Boulder, the airport, the Anschutz-Fitzsimmons Medical Center, and Longmont. BRT service provides a connection to Denver Union Station, the hub for light rail connections throughout the Denver metropolitan area. The Original Broomfield Neighborhood Plan anticipates future commuter rail service with a station at West 116 th Avenue and the BNSF railroad, but RTD does not anticipate construction of the rail for the foreseeable future. The Original Broomfield Neighborhood Plan s Open Lands and Trail Plan, reprinted on page 12, shows the project site in relation to the planned BRT station and a future Commuter Rail Station (CRS). The Neighborhood Plan calls for sidewalks and trails throughout the neighborhood planning area and for two grade separated underpasses located at: (1) Airport Creek and the railroad and (2) Airport Creek and Main Street. Landscaping The proposal anticipates the private open area (landscaping, private walks and plaza areas) on the site will be approximately 27% which complies with the minimum 25% required in the PUD plan for the property. The PUD plan requires a minimum 10-foot wide landscape area adjacent to the public street and a landscape buffer between parking and the public street. The buffer may consist of a low berm, knee wall and/or plant material. The conceptual plan shows landscaping consisting of trees, shrubs, grasses, and non-irrigated native and dryland grasses along the street edge. The base of the building and periodic landscape islands in the parking lot show trees, shrubs, and crushed rock. All landscaping should be irrigated to provide adequate water to establish the plantings and support their health during periods of drought. West 119 th Avenue Item 2 - Page 11
Page 12 The following map shows the project location within the Original Broomfield Nieghborhood Plan Open Lands and Trail Plan. Item 2 - Page 12
Page 13 Architecture The preliminary architecture is shown on sheets 4A and 4B of the concept plan set. The elevations depict two, two-story buildings connected by a covered, second story bridge above an entry plaza. The bridge is open on the sides to the north and south. The primary building entries are served off a common entry plaza between the two buildings and open to the air to the north and south. As shown in the perspective below, the second floor of each building cantileavers approximately two feet beyond the first floor building footprints. The building elevations are punctuated by a large horizontal ribbed metal panel in a metallic bronze color. Other building materials include a cast-in-place concrete wainscoat with window panels extending along the first and second floors. A tan, concrete, cast-in-place horizontal band extends above each row of windows. The building height is approximatley 33 feet and complies with the maximum allowed height in the district of 40 feet. Roof-top mechanical equipment is screened behind the roof-top parapets. While the building materials are similar to the prior approved office/flex warehouse building currently under construction to the southwest of this site, the proposed office complex buildings reflect more of a traditional design than the more contemporary design presented and approved for the office/flex warehouse building. Based on a preliminary review of the concept plan, the proposal appears consistent with the general architectural intent of the approved PUD plan for the area. South Elevation Perspective The following images for the building on the west depicts the typical individual elevations. Item 2 - Page 13
Page 14 Signage A monument sign location is planned at the north entry of the site from West 119 th Avenue. Wall signs are permitted on the buildings subject to applicable sign regulations in the Broomfield Municipal Code. All signs will be evaluated in detail at the future site development plan/urban renewal site plan stage. Utilities and Drainage The property has been platted and the streets, sidewalks, street lights, and fire hydrants have been installed. Water and sanitary sewer are presently available in the vicinity of the proposed development. The site will drain to on-site inlets and be conveyed by existing storm sewer infrastructure to a detention pond at the northwest edge of the overall development. VI. STAFF REVIEW OF KEY ISSUES The key issue identified for this proposal is a requested parking variance to reduce the required parking by 10 spaces based on the gross leasable space of the buildings versus the gross square footage of the buildings specified in the Broomfield Municipal Code. The proposal is to provide 45 instead of 55 parking spaces. VII. PHASING PLAN/TIMING The applicant intends to commence construction following approval of the formal SDP/URSP and associated construction plans. VIII. NEXT STEPS Depending on the outcome of the concept review, the applicant will need to submit a formal application for a SDP/URSP. Item 2 - Page 14
Item 2 - Page 15
Item 2 - Page 16
Item 2 - Page 17
Item 2 - Page 18
Item 2 - Page 19
Item 2 - Page 20
Item 2 - Page 21
Item 2 - Page 22
Item 2 - Page 23