Vista Pointe Homes PUD Amendment Concept Review

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This is a new concept proposal! 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 Description

A new concept review application has been submitted for a proposed amendment to the Vista Pointe Planned Unit Development (PUD) Plan and the Broomfield Comprehensive Plan Land Use Map. The Vista Pointe PUD Plan and the Broomfield Comprehensive Plan identify these lots for non-residential development. The applicant is proposing to amend the PUD to add multi-family residential to the allowed uses specifically for these lots. The request also proposes to change the industrial land use designation in the comprehensive plan to residential.


Project Details

Location: 6900 and 7000 W 119th Avenue

Project Type: Concept Review for a proposed PUD Amendment and Comprehensive Plan Amendment

Applicant: Broomfield Housing Authority


City and County Staff Analysis

Zoning Alignment and Compatibility with Surrounding Uses: The property is zoned Planned Unit Development (PUD). There is an existing Vista Pointe PUD Plan for the property which governs the site. The property is currently permitted for commercial uses; and as such the proposed residential development is not consistent with the PUD Plan. An amendment to the PUD Plan would be required should the development proposal move forward to add residential uses to the allowed uses for these parcels. The PUD Amendment would also include any development standards required to accommodate these new units including but not limited to lot sizes, setbacks, and building heights.

The Broomfield Comprehensive Plan also designates thes lots as industrial. An amendment to the comprehensive plan land use map will be needed to change from industrial to residential.

There are a mix of uses surrounding this property. These include residential and commercial (retail, office and flex warehousing) uses. There is another existing residential use to the west (The Friends of Broomfield home). The proposed development is consistent and could be designed to be compatible with the surrounding uses.

Site Design and Proposed Densities: The applicant's concept review is for a proposed amendment to the PUD Plan and Comprehensive Plan Land Use Map. As such, there is no specific site design proposed at this time. The applicant's conceptual PUD Amendment proposes a maximum density of 65 multi-family units.It is anticipated that these units would be rental income aligned housing. As this a conceptual proposal the density may shift upwards or downwards as the applicant moves forward. A maximum density will be established in the PUD Plan Amendment should the applicant move forward.

Site Circulation and Parking: The proposed project is anticipated to be accessed off W 119th Avenue. Broomfield's Municipal Code establishes a parking minimum for multi-family residential developments based on the number of bedrooms in a unit. One bedroom and studio units are required to have one parking space per unit, two bedroom units are required to have a minimum of 1.5 parking space per unit, and three bedroom units are required to have a minimum of two parking spaces per unit. The proposed PUD Amendment is only adding residential as an allowed use with a proposed maximum density. As the project moves forward with a future site development plan and specific unit counts and sizes are determined parking counts will be determined.

Landscaping: Conceptual plans are not required to identify specific landscape materials or quantities. The conceptual plan does not identify locations for proposed landscape materials at this time, but will be required to comply with Broomfield's new landscape code requirements which went into effect on January 1, 2024 as part of a future site development plan.

Income Aligned Housing: Broomfield Municipal Code requires new residential developments to provide income aligned housing as part of their projects. The code encourages the construction of on-site deed restricted units, but provides an option for satisfying this requirement through a cash-in-lieu payment. The Broomfield Housing Alliance (BHA) serves as Broomfield's Housing Authority and specializes in providing attainable and secure housing opportunities. The applicant has stated that the intent is for this project to be a 100% income aligned housing project.

As the PUD Amendment moves forward following concept review, the residential could be required to be 100% income aligned.

Public Land Dedication: Broomfield's Open Space, Parks, Recreation and Trails (OSPRT) Plan outlines the PLD requirements for new residential projects. The proposed development is less than 10 acres in size and as such, a minimum of 15% of the site area is required to be onsite PLD. The required remaining PLD requirement can be met through a cash-in-lieu payment based upon the percentage of income aligned housing and the percentage of AMI level met by that on-site income aligned housing.

Sustainability Elements: No specific sustainability elements are identified at this stage as the proposed amendment is limited to the PUD Plan and the Comprehensive Plan Land Use Map. Specific sustainability elements will be identified as part of a future site development plan.

Possible Key Issues: Staff has identified the following key issue for this concept plan.

  • Change in Land Use - The parcels included within the applicant’s project area have been anticipated for industrial development based upon the current PUD Plan and underlying Comprehensive Plan Land Use Map. The proposed conversion from industrial to residential is anticipated to have a negative impact on the long range financial plan.

    Although the Comprehensive Plan includes a goal/policy to protect industrial land from potential change in land use, the proposal is to change the land use to allow 100% income aligned housing which is also highly desirable to address critical shortage in attainable housing options. Allowing residential uses in close proximity to industrial and employment land uses can create an opportunity for potential incompatible land uses in close proximity. This needs to be balanced with the fact that this property will be within 0.4 miles of the new Broomfield Town Square development, will have access to transit services available within approximately 650 feet (walking distance) of the property, and is located near the edge of the industrial area where other light industrial and service uses are located. The applicant is seeking feedback from the Council regarding whether there is interest in considering the change in land use for this project.

    The applicant is seeking feedback from the Council regarding whether there is interest in considering the change in land use for this project.


Public Engagement

Members of the public can engage with this project using the Broomfield Voice platform, or email planning@broomfield.org. This Broomfield Voice page will collect feedback on this project until Monday, April 15, 2024. Feedback shared on this project page will be provided to City Council as they consider the development application.

Public can also participate in the City Council Concept Review meeting both in-person, or by phone utilizing the connection information that will be shared on the meeting agenda which will be published on the City Council Meeting Website.

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 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.

This is a new concept proposal! 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 Description

A new concept review application has been submitted for a proposed amendment to the Vista Pointe Planned Unit Development (PUD) Plan and the Broomfield Comprehensive Plan Land Use Map. The Vista Pointe PUD Plan and the Broomfield Comprehensive Plan identify these lots for non-residential development. The applicant is proposing to amend the PUD to add multi-family residential to the allowed uses specifically for these lots. The request also proposes to change the industrial land use designation in the comprehensive plan to residential.


Project Details

Location: 6900 and 7000 W 119th Avenue

Project Type: Concept Review for a proposed PUD Amendment and Comprehensive Plan Amendment

Applicant: Broomfield Housing Authority


City and County Staff Analysis

Zoning Alignment and Compatibility with Surrounding Uses: The property is zoned Planned Unit Development (PUD). There is an existing Vista Pointe PUD Plan for the property which governs the site. The property is currently permitted for commercial uses; and as such the proposed residential development is not consistent with the PUD Plan. An amendment to the PUD Plan would be required should the development proposal move forward to add residential uses to the allowed uses for these parcels. The PUD Amendment would also include any development standards required to accommodate these new units including but not limited to lot sizes, setbacks, and building heights.

The Broomfield Comprehensive Plan also designates thes lots as industrial. An amendment to the comprehensive plan land use map will be needed to change from industrial to residential.

There are a mix of uses surrounding this property. These include residential and commercial (retail, office and flex warehousing) uses. There is another existing residential use to the west (The Friends of Broomfield home). The proposed development is consistent and could be designed to be compatible with the surrounding uses.

Site Design and Proposed Densities: The applicant's concept review is for a proposed amendment to the PUD Plan and Comprehensive Plan Land Use Map. As such, there is no specific site design proposed at this time. The applicant's conceptual PUD Amendment proposes a maximum density of 65 multi-family units.It is anticipated that these units would be rental income aligned housing. As this a conceptual proposal the density may shift upwards or downwards as the applicant moves forward. A maximum density will be established in the PUD Plan Amendment should the applicant move forward.

Site Circulation and Parking: The proposed project is anticipated to be accessed off W 119th Avenue. Broomfield's Municipal Code establishes a parking minimum for multi-family residential developments based on the number of bedrooms in a unit. One bedroom and studio units are required to have one parking space per unit, two bedroom units are required to have a minimum of 1.5 parking space per unit, and three bedroom units are required to have a minimum of two parking spaces per unit. The proposed PUD Amendment is only adding residential as an allowed use with a proposed maximum density. As the project moves forward with a future site development plan and specific unit counts and sizes are determined parking counts will be determined.

Landscaping: Conceptual plans are not required to identify specific landscape materials or quantities. The conceptual plan does not identify locations for proposed landscape materials at this time, but will be required to comply with Broomfield's new landscape code requirements which went into effect on January 1, 2024 as part of a future site development plan.

Income Aligned Housing: Broomfield Municipal Code requires new residential developments to provide income aligned housing as part of their projects. The code encourages the construction of on-site deed restricted units, but provides an option for satisfying this requirement through a cash-in-lieu payment. The Broomfield Housing Alliance (BHA) serves as Broomfield's Housing Authority and specializes in providing attainable and secure housing opportunities. The applicant has stated that the intent is for this project to be a 100% income aligned housing project.

As the PUD Amendment moves forward following concept review, the residential could be required to be 100% income aligned.

Public Land Dedication: Broomfield's Open Space, Parks, Recreation and Trails (OSPRT) Plan outlines the PLD requirements for new residential projects. The proposed development is less than 10 acres in size and as such, a minimum of 15% of the site area is required to be onsite PLD. The required remaining PLD requirement can be met through a cash-in-lieu payment based upon the percentage of income aligned housing and the percentage of AMI level met by that on-site income aligned housing.

Sustainability Elements: No specific sustainability elements are identified at this stage as the proposed amendment is limited to the PUD Plan and the Comprehensive Plan Land Use Map. Specific sustainability elements will be identified as part of a future site development plan.

Possible Key Issues: Staff has identified the following key issue for this concept plan.

  • Change in Land Use - The parcels included within the applicant’s project area have been anticipated for industrial development based upon the current PUD Plan and underlying Comprehensive Plan Land Use Map. The proposed conversion from industrial to residential is anticipated to have a negative impact on the long range financial plan.

    Although the Comprehensive Plan includes a goal/policy to protect industrial land from potential change in land use, the proposal is to change the land use to allow 100% income aligned housing which is also highly desirable to address critical shortage in attainable housing options. Allowing residential uses in close proximity to industrial and employment land uses can create an opportunity for potential incompatible land uses in close proximity. This needs to be balanced with the fact that this property will be within 0.4 miles of the new Broomfield Town Square development, will have access to transit services available within approximately 650 feet (walking distance) of the property, and is located near the edge of the industrial area where other light industrial and service uses are located. The applicant is seeking feedback from the Council regarding whether there is interest in considering the change in land use for this project.

    The applicant is seeking feedback from the Council regarding whether there is interest in considering the change in land use for this project.


Public Engagement

Members of the public can engage with this project using the Broomfield Voice platform, or email planning@broomfield.org. This Broomfield Voice page will collect feedback on this project until Monday, April 15, 2024. Feedback shared on this project page will be provided to City Council as they consider the development application.

Public can also participate in the City Council Concept Review meeting both in-person, or by phone utilizing the connection information that will be shared on the meeting agenda which will be published on the City Council Meeting Website.

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 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.

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  • Vista Pointe Homes PUD Amendment Public Comment (Concept Review)

    about 1 month ago
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Page last updated: 16 Apr 2024, 01:34 PM