Indiana Apartments

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Project Overview

This proposal is for a new 362-unit multi-unit apartment complex on a 35-acre property, including a public park approximately 9 acres in size. The development is proposed east of Indiana Street and south of State Highway 128, immediately west of the Ridge at Broomfield. In addition to a Planned Unit Development Plan, a site development plan, and a final plat have been submitted and are under review. The site plan depicts the improvements related to the apartment complex and park.

Project Details

Location: South of State Highway 128, east of Indiana Street, west of Ridge Parkway

Project Type: Multi-unit Residential

Applicant: Embrey and Norris Design

Project Description: Formal development applications for a final plat, a planned unit development plan, and a site development plan for a 362-unit apartment complex are under review. The final plat includes Lot 1, a 22.52 acre property that will house the apartment complex, Tract A, a 9.02 acre neighborhood public park, Tract B, which is 1.38 acres and is being created for a new lift station, Tract C, a 3.17 acre property that will be designated for the stormwater and detention, and Lot 2, which is 12.62 acres and intended to be set aside for future development.

The proposed unit mix includes the following bedroom types:

• 182 one bedrooms
• 152 two bedrooms
• 28 three bedrooms

The site is not a part of the parking reduction area, per the Broomfield Parking Reduction Map. The Broomfield Municipal Code, Chapter 17-32-050 requires the following parking amounts for market-rate apartments:

• Guest parking - 1 space for every 8 units
• One bedroom - 1 space per unit
• Two bedroom - 1.5 spaces per unit
• Three bedroom - 2 spaces per unit

The BMC allows for fewer parking spaces applicable for income-aligned housing units at the following rates:

• One bedroom - 1 space per unit
• Two bedroom - 1.25 spaces per unit
• Three bedroom - 1.5 spaces per unit

Electric vehicle parking spaces are required at the following ratios:

• 5%, EVSE Installed
• 10%, EV Capable
• 15%, EV Ready
• 30%, EV Capable Light

City and County Staff Analysis

Consistency with Zoning: The property is zoned Planned Unit Development (without a plan). A PUD Plan that establishes uses, site layout, setbacks, architectural design, and other development standards has been submitted by the applicant and is currently under review.

Consistency with the Comprehensive Plan and Compatibility with Surrounding Uses: The property is identified as "residential" per the Comprehensive Plan. The proposed use for the property is consistent with the Comprehensive Plan and compatible with the surrounding uses. The Ridge at Broomfield, a multi-use development east of this site, includes two apartment complexes, detached single-unit homes, and two office buildings. The Town of Superior is to the north of the subject property. There is a single-unit residential subdivision to the north and east of the site on the north side of State Highway 128 (SH128) in Superior, with Coyote Ridge Open Space bordering the northern side of SH128. Unincorporated Jefferson County is to the west of Indiana Street.

The property west of the site is zoned PUD (without a plan) and is designated as "open lands" per the Comprehensive Plan. The City and County of Broomfield owns the property to the south, which has the Great Western Park reservoir.

Long-Range Financial Plan: The proposed use is consistent with land use assumptions in the long-range financial plan.

Sustainability Elements: The applicant's project narrative indicates sustainability initiatives will be met in the development via the following:

• Smart programmable thermostats
• Interior and exterior LED lighting (with full cutoff shields for all exterior light fixtures)
• Short and long-term covered bike parking
• Electric charging capabilities for electric bikes and bike parking areas

Inclusionary Housing and Public Land Dedication: In compliance with the inclusionary housing requirements, the applicant has set aside 20% or 72 units at 60% AMI with a 40-year deed restriction. Public land dedication will be met through the 9.02-acre improved park.

Environmental Study: In April 2022, Ayuda Companies conducted a Phase II Environmental Site Assessment in preparation for a proposed multi-unit development, but the applicant (Thompson/Thrift) subsequently withdrew its application. The soil samples - both surface and subsurface - were evaluated for contaminants. The report concludes the site is suitable for residential development and recommends no further action. The Public Health and Environment Department will review the Phase II Environmental Site Assessment study.

Possible Key Issues:

Staff has preliminarily identified the following key issues:

• Access, Emergency Services - A 3/4 turn access point is proposed from SH128 to the site. Typically, a secondary access is required, but the development team has met with the North Metro Fire Rescue District to request a variance to this requirement.
• Access, Colorado Department of Transportation - CDOT controls access to State Highway 128. At maximum, a 3/4 turn access point would be acceptable to CDOT at the westernmost side of the property, with any potential secondary access being a right-in-right-out only. The site plan currently shows the 3/4 turn access point at the western side of the property without secondary access. CDOT has indicated it would be ideal to get a connection from Indiana Street. A 3/4 access point on State Highway 128 would prevent access to Indiana Street for this development.
• Grading and Utilities- The applicant's project narrative indicates that multiple retaining walls (10 ft- 20 ft in height) will be required due to the site's steep topography. As currently shown, there are five large retaining walls needed to terrace the site, with shorter walls likely to be added as the design develops. Additionally, the concept plan depicts roadway grades that may require a variance from Broomfield Standards and Specifications.

Utilities - A secondary water line connection will be required in addition to connecting to the existing water line stub to the east. This proposal shows a lift station, which Broomfield will require to be privately owned and maintained, in addition to the sewer network that drains to it. The private lift station will have to pump to Broomfield's gravity sewer system, likely to the stub that is on the property immediately to the east. This private lift station would require approval by the State of Colorado's Department of Public Health and Environment, which can be a multi-year process.

If the applicant opts to proceed with a formal application for development of the site, Broomfield staff will work with the applicant to address these issues.

Public Engagement

You can engage with this project using the Questions and Comments tabs below, by emailing planning@broomfield.org(External link) or by providing comments at a public hearing. All comments provided directly via email and through the Broomfield Voice will be added to the correspondence folder. This folder will be reviewed by the Land Use Review Commission and/or, City Council in advance of any public hearings on the proposal.

Following the review of the formal application, public hearings will be scheduled in accordance with the application review process timeline. Public notices will be sent to property owners within 1,000 feet of this project, sign(s) will be posted on the property, and a notice will be published in the Broomfield Enterprise newspaper. Members of the public can attend the public hearings and provide in-person comments if desired.