480 Flatiron Blvd - Hotel Conversion to Apartment Complex (Towneplace Suites)

This Concept Plan was reviewed by the City Council on November 19, 2024.

The applicant has submitted a formal development review application for a planned unit development (PUD) plan amendment to the Midcities PUD Plan and an administrative amendment to the site development plan.

Project Overview

The applicant proposes to convert an existing 151-unit hotel into an apartment complex. The 2.98-acre site contains two long-term stay hotel buildings with surface parking, sidewalks, and landscaping. The proposed apartment complex conversion would include income-aligned housing units at the following for-rent rates: 20% at 60% AMI and 80% of the units at 80% AMI.

Project Details

Applicant: 480 Investors LLC
Location: 480 Flatiron Boulevard - Towneplace Suites
Project Type: Planned Unit Development Plan amendment (Midcities)

City and County Staff Analysis

Zoning, Surrounding Uses, and Comprehensive Plan: The property is zoned planned unit development (PUD) It is subject to the Midcities PUD Plan. The surrounding uses include an apartment complex to the east, a hotel to the north and across the street, an apartment complex to the south, and vacant land to the west.

The Comprehensive Plan designation is "Mixed Use Commercial."
Site Circulation, Parking, and Multimodal Access: The site is accessed via Flatiron Boulevard through a full movement shared drive with the apartment complex to the west. An internal drive circulates through the south and west sides of the lot for access to parking.

The approved site plan depicts two parking lots located to the south and west of the lot. These parking lots provide approximately 155 spaces with parking for 8 bicycles. . The applicant has indicated that they will add bicycle parking to accommodate the fulltime residents.

A trail system runs east/west and connects to the west side of the site. It continues around the front of the site and then to the north, connecting to the existing sidewalks along Flatiron Boulevard and Interlocken Loop.

The RTD Interlocken/Westmoor FlexRide serves this site and the surrounding neighborhood. It provides services to both US 36/Broomfield Station and US 36/Flatiron Station.
Density, Unit Type and Income-Aligned Housing: The applicant's project narrative indicates that the existing hotel's 151 units will be converted to 151 apartment units. The overall dwelling unit per acre is 51 du/ac. The applicant's project narrative indicates that the 151 hotel units will be converted to 96 studios, 11 one-bedrooms, and 30 two-bedrooms. The for-rent units will include income-aligned housing at 20% of the units at 60% AMI and 80% of the units at 80% AMI. To meet the minimum on-site housing requirements, 20% of the units (30) would be required at 60% AMI.
Landscaping, Open Lands, Parks, and Trail Amenities: Existing landscaping includes trees, cool-season turf grass, shrubs, and ornamental grasses. Existing trails provide connections to bus stops and sidewalks along Interlocken Loop.

Public Land Dedication: Since this property is improved with two hotel buildings, parking, landscaping, and an outdoor pool, there is not enough suitable acreage on the existing site to allow for additional land to be dedicated for public use. The applicant proposes to meet the public land dedication requirements through a combination of reduced public land dedication since the development proposes to provide income-aligned housing, and through cash in lieu.
Potential Variances: A variance to the minimum open area requirement of 40% for residential development may be required.
Possible Key Issues:

• Negative impact on the financial plan with a decrease in business sales tax
• Converting water and sewer lines from commercial to residential

Public Engagement

You can engage with this project using the Questions and Comments tabs below, by emailing planning@broomfield.org or by providing comments at a public hearing. 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.