Cobblestone Crossing Residential

This is a new development application. Share your ideas about how this development application might be improved to better serve the community, leave comments that will be shared with City Council and/or ask questions about the proposal using the tabs below.

Project Overview

Cobblestone Crossing is a new proposed 134-unit residential development by Oakwood Homes and Terracina Design. The proposed units are duplexes, and the architectural proposal is for a mixture of traditional forms and massing, and modern rooflines.

The project site is located near the intersection of W. 136th Avenue and Huron Street in Broomfield, and is approximately 11.65 acres. Cobblestone Crossing was previously approved in 2007 for commercial use, but the property is currently vacant. The property is a part of the Lambertson Farms Planned Unit Development (PUD).

This proposal will require the approval of an amendment to a prior approved Site Development Plan for commercial uses, an amendment to the Comprehensive Plan land use map to allow residential uses, and an amendment to the PUD plan to allow residential uses. The proposal also includes a final plat to adjust property lines for the development.

Project Details

Applicant: Terracina Design on behalf of Oakwood Homes
Location: 885 W 136TH Avenue
Project Type: Multiple-unit Residential

Proposed Site Plan

City and County Staff Analysis

Zoning, Surrounding Uses and Comprehensive Plan: The current zoning is Planned Unit Development (PUD). The property is governed by the Lambertson Farms PUD Plan, which permits a mix of uses in the area and commercial uses on the subject property. The surrounding land uses include residential uses to the north, west, and south, and commercial uses to the east. The land to the south and east, across W. 136th Ave and Huron Street respectively, are in the City of Westminster, and include single-unit residential, commercial, and future commercial/employment uses.

The comprehensive land use designation is "Commercial." This land use designation is not consistent with the intended residential use, and the land use map would need to be amended to allow residential on this site. Since the application does not propose to remove the possibility of commercial development on the subject property, the proposed land use map amendment will be to change the land use designation from “Commercial” to “Mixed Use Commercial,” which allows residential land uses when approved through a PUD Plan.

Parking: The Broomfield Municipal Code Section 17-32-040 - Off-street parking; required spaces requires two (2) parking spaces per residential unit and one (1) guest parking space for every eight (8) residences. This means that a 134-unit residential development requires 285 parking spaces. The applicant is proposing to provide a two (2) car garage with each home, and additional parking on the site totaling 327 spaces. Guest parking is dispersed throughout the interior of the proposed development and along the existing access drives, with new parallel parking spaces. An additional 98 parking spaces would be provided in on-lot driveways that are not included in the total. The property is not located within a Broomfield-defined parking reduction area.

Site Circulation and Multimodal Access: The applicant is proposing a circulation plan for the site that includes alleys to access unit garages and parking.

Density, Unit Type and Income Aligned Housing: The proposed gross density is approximately 11.3 dwelling units per acres. Up to 17 units (12% of the total housing units) are proposed for income-aligned housing. This is equal to the amount required for a for-sale single-unit or duplex residential development.

Landscaping, Open Lands, Parks and Trail Amenities: The proposed site plan includes a large buffer along the north edge of the site and an additional buffer along the south edge of the site. Open area located within the project area would include trail connections and corridors within the project connecting to off-site open land areas and the Broomfield regional trail system. One large pocket park is described as providing additional amenities, including a playground near the northeast corner of the site.

Public Land Dedication: The applicant proposes to fulfill the public land dedication (PLD) obligation by allocating an excess credit from a prior public land dedication provided within the Lambertson Farms development, which included Broomfield Quail Park located northeast of Zuni Street and W. 136th Ave. The applicant has calculated the PLD obligation for this project to be 9.43 acres, based on the current PLD calculation of 24 acres per 1,000 residents. The applicant has indicated that an excess of 14.591 ares has been dedicated to Broomfield within the Lambertson Farms PUD. This calculation will be reviewed for accuracy as part of this development review. Since the public land dedication overage belongs to Broomfield, city council will ultimately determine whether they support an allocation of the overage to the applicant’s proposed development.

The on-site open area proposed as a part of the Cobblestone Crossing residential development amounts to 2.4 acres that would be owned and maintained by the future HOA. The applicant is proposing that these additional acres count as PLD, which will require the HOA to maintain public access to these areas. A detailed review of the proposed PLD relative to Broomfield’s applicable PUD regulations will be performed as part of the development review process.

Possible Key Issues: The applicant's proposal is inconsistent with the current Comprehensive Plan land use designation for the property. Their proposal to change the planned use of the site from Commercial to Mixed Use Commercial could have a negative impact on Broomfield's Long Range Financial Plan. Additional key issues could emerge through the formal development review process.

Public Engagement

You can engage with this project using the Questions and Comments tabs below, or by emailing planning@broomfield.org(External link). All engagement will take place virtually. Public notices will be sent to property owners within 1,000 feet of this project prior to a Public Hearing for the application. The online concept will be open and accepting feedback and questions until the date of the first Public Hearing.

The project timeline on this page provides an overview of the next steps in the development process.