Embrey - Broomfield at Indiana Apartment Complex Concept Plan

Share your ideas about how this development application might be improved to better serve the community, leave comments, and/or ask questions about the proposal using the tabs below.

Project Overview

This proposal is for a new 362 multi-unit apartment complex on a 35-acre property to include a public regional park that will be approximately 9 acres in size. The new 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 final plat would be required. The site plan would reflect 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: The concept plan review of a proposed 362-unit apartment complex with a 9-acre public park

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 would be required.

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.

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.

Conceptual Sustainability Elements: Sustainability elements have not been finalized at this stage of the process. Staff will work with the applicant on incorporating sustainable practices into the formal development plans if the project proceeds past the concept stage.

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.

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. Should the applicant proceed with a formal development review, the Public Health and the Environment Department would be asked to review and comment on this Phase II Environmental Site Assessment study. It will be up to Embrey to contact the former developer to inquire if they can use this report as part of the new development application.

Possible Key Issues:

Staff has preliminarily identified the following key issues:

• Parking - The concept plan indicates 456 parking spaces will be provided via carports, garages, and surface lots. This proposal is overparked by approximately 114 spaces. Broomfield encourages providing only the minimum parking spaces required per the Broomfield Municipal Code, Chapter 17-32-040. Overparking uses additional land that could be integrated into the park, community gathering spaces, or open areas. This further helps to maintain an efficient and well-planned development.
• Access, Emergency Services - The concept plan shows a 3/4 turn access point from SH128 to the site. Typically, a secondary access is required, but the development team has met with the North Metro Fire 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 concept plan currently shows the 3/4 turn access point at the western side of the property without the secondary access shown. 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, or by emailing planning@broomfield.org. Feedback must be submitted during the concept plan review. Feedback shared on this project page will be provided to the City Council as they consider the development application.

You can also provide comments for the City Council Concept Review via the Public Comment tab below.

Concept reviews are the first step in the land development process. Concept reviews allow developers an opportunity to introduce their development proposal and receive initial feedback from City Council, Broomfield Boards and Commissions (including the Land Use Review Commission), and residents. This step in the process does not approve or deny the proposal, but instead helps the developer to consider feedback while they refine their development proposal before the formal development application. This step is the best time to share concerns or comments, as it gives the developer an opportune time to consider changes in response to the feedback they receive.

The project timeline on this page provides an overview of the next steps in the development process should the developer choose to move forward with their proposal.