Concept Plan Review for a Proposed Amendment to the Interlocken Planned Unit Development Plan

Project Summary

The concept plan for a request to amend the Interlocken Planned Unit Development (PUD) Plan specific to the properties at 100 and 115 Edgeview Drive was reviewed by Council on June 16, 2026. Should the property owner opt to move forward with the proposal, the next step will be to host a neighborhood meeting to gather public input, followed by a formal development review application for an amendment to the Interlocken PUD Plan.

Project Details

Applicant: JP Colorado Land, LLLP
Location: 100 Edgeview Drive and 115 Edgeview Drive (north of the Rocky Mountain Metropolitan Airport)
Project Type: Concept Plan Review for a proposed PUD Plan amendment

City and County Staff Analysis

Zoning, Surrounding Uses: The Interlocken Planned Unit Development (PUD) Plan establishes the zoning for the two vacant properties. The Interlocken development consists of a mixture of office, light industrial, and residential uses. The Interlocken PUD Plan 8th Amendment identifies the permitted use for 100 Edgeview Drive as "Retail," and 115 Edgeview Drive is designated as "Office."

Surrounding uses include an apartment complex to the south of 115 Edgeview Drive and to the east of 110 Edgeview. The property to the west of 115 contains an office building with parking. A hotel is to the east. 100 Edgeview Drive is bounded to the north and west by Edgeview Drive and Interlocken Boulevard, respectively.

Comprehensive Plan: The Comprehensive Plan land use designation is "Mixed-Use Commercial." The proposed PUD plan amendment to allow for residential use is consistent with the designation for the property.

The Comprehensive Plan describes Mixed-Use Commercial areas as those characterized by commercial, employment, and multi-family or single-family attached residential uses. As a guide, no more than 30 percent of the land area within the Mixed-Use Commercial district should be utilized for residential uses unless approved through the PUD process. When considered with the overall Interlocken PUD Plan area, the proposed multi-unit residential uses are consistent with the intended mixed-use commercial uses. If the subject sites are utilized for residential as proposed, the total acres used for residential land uses within Interlocken remains less than 30% of the overall PUD Plan area.

Relationship to Broomfield Interchange Influence Area: The subject properties are within the established Broomfield Interchange Influence Area, the plan identifies these properties as being within the “Employment/Mixed Use Commercial” Sub-District. Parcels designated “Employment” are anticipated to be developed with office, research and development, light industrial, warehousing, and limited commercial uses. The “Mixed-Use Commercial” designation envisions development as being major centers for employment, commercial, and residential uses.

• Residential uses are identified as a “generally accepted use” under both the “Employment” and “Mixed-Use Commercial” sub-districts.

Relationship to US 36 Sub-Area Plan: The subject properties are within the US 36 Sub-Area Plan. The plan was amended in 2007 and designates this property as “Employment/Mixed Use Commercial” on its land use map. The plan calls for a “quality southern ‘gateway’ into the City of Broomfield”. The US 36 Sub-Area Plan does not list specific acceptable or unacceptable land uses.

Site Circulation, Parking, and Multimodal Access: Both properties are accessed via Edgeview Drive. Parking will be determined during the site development plan phase of the project. The PUD Plan establishes parking for multi-unit developments at 1.5 spaces per one-bedroom unit, with 0.5 spaces for each additional bedroom.

The site is within the Regional Transportation District (RTD) and is served by the Interlocken/Westmoor FlexRide, which provides curb-to-curb service within a defined geographic area generally bounded by 100th Avenue to the south, US 36 to the north, Wadsworth Parkway to the east, and the City and County of Broomfield limits to the west. The FlexRide also provides service to connect to high-frequency Bus Rapid Transit (BRT) service at the Broomfield and Flatiron BRT Stations along US 36. The BRT Stations provide transfer routes to Longmont, Boulder, and Denver. Denver Union Station is the hub for light rail connections throughout the Denver metropolitan area, with connections to Denver International Airport (DIA) and the Anschutz-Fitzsimons Medical Center, among other locations.

Density, Unit Type and Income Aligned Housing: 
Landscaping, Open Lands, Parks and Trail Amenities:

Since this concept plan review is specific to a request to amend the PUD Plan, landscaping is shown as illustrative only. Any future development of the properties will require a landscape plan that meets the requirements of the Broomfield Municipal Code, Chapter 17-70.

The Interlocken PUD Plan 8th Amendment identifies the permitted use for 100 Edgeview Drive as "Retail," and 115 Edgeview Drive is designated as "Office."

Interlocken contains existing sidewalks that are located throughout the development. The hotel that is located immediately to the east of the 115 Edgeview Dr property includes a 10-foot concrete trail that connects the US 36 Bikeway to Edgeview Drive. At the time of development, the site at 115 Edgeview will need to construct a trail connection to the trail that deadends on the westernmost edge of the hotel property. Should these properties be developed with apartments, the developer will be required to include internal sidewalks that connect the parking lots and apartment buildings to the existing sidewalks along Edgeview Drive.
Public Land Dedication: The amendment requires any future conversion to residential to comply with minimum Broomfield Municipal Code requirements related to public land dedication and inclusionary housing.

Rocky Mountain Metropolitan Airport: The properties are subject to the Rocky Mountain Metropolitan Airport (RMMA) Environs Land Use Plan. This plan is an advisory document that is reviewed in relation to properties adjacent to and surrounding the airport. The Airport Environs Land Use Plan identified parcels within a geographic boundary of the airport outside of the Runway Protection Zone and the Airport Critical Zones where particular land uses are either influenced by or will influence the airport. Further, they are near two airport runways and are within the RMMA-established Airport Influence Area and the critical zone. These zones are more fully described below:

1. RMMA Airport Critical Zone - The RMMA discourages residential uses within the critical zone. The western portion of the property at 115 Edgeview Drive underlies the RMMA’s mapped airport critical zone. All of the property at 100 Edgeview Drive is underneath and subject to the critical zone.

2. RMMA Runway Protection Zone - The Federal Aviation Administration (FAA) prohibits residential uses that are within the runway protection zone. During review with Ben Miller, RMMA, it appears that both properties are just outside of this zone.

Runway 3/21 runs north/south, with air traffic patterns flying directly over these properties.

Potential Variances: insert text
Possible Key Issues: Staff has identified the following key issue with the proposed concept plan review:

• Near the Rocky Mountain Metropolitan Airport (RMMA) and Runway 3/21
• Impacts to the Long Range Financial Plan

Public Engagement Summary

Neighbors and community members provided comments regarding the proposed PUD Plan amendment to allow for residential uses on the above-described properties. During the Council meeting, several community members provided comments about the proposal, indicating concerns about additional apartments and residential units in their neighborhood.