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

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

Project Overview

This concept plan is a request to amend the Interlocken Planned Unit Development (PUD) Plan specific to the properties at 100 and 115 Edgeview Drive, situated to the north of the Rocky Mountain Metropolitan Airport on the north side of State Highway 128. The amendment would allow for standalone residential uses for these properties. Both properties remain undeveloped with intended uses of retail and office for 100 Edgeview and 115 Edgeview, respectively.

There is not a specific developer for the two sites outlined in the Concept Review Submittal, and the site plans shown in the documents tab are illustrative and general in nature. Any future developer(s) would follow Broomfield’s applicable processes, including a final plat and site development plan, should the applicant submit an application for a PUD Plan Amendment and it is approved, after the concept plan review process is completed.

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. 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 Sub-Area Plan: The subject properties are within the established Broomfield Interchange Sub-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: These properties are also subject to 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 projects. The Interlocken PUD Plan establishes parking for multi-unit developments at 1.5 spaces per eash one bedroom unit plus 0.5 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: insert text
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 requires

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 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. Refer to the documents tab for more information. Further, they are near two airport runways and lie underneath 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:

• Adjacency to the RMMA and Runway 3/21

Public Engagement

You can engage with this project using the Questions and Comments tabs below, or by emailing planning@broomfield.org. Since this is an online concept, there will be no publicly noticed meeting. All engagement will take place virtually. Public notices will be sent to property owners within 1,000 feet of this project. The online concept will be open and accepting feedback and questions until (insert date of online concept closing here).

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 community members. This step in the process does not approve or deny the proposal but instead helps the developer to take feedback into consideration while they refine their development proposal prior to the formal development application. This step in the development process is the best time to share concerns or comments, as it allows the developer the most 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.