Vista Highlands West - Phase II Concept Review

Project Details

The concept proposal is located within the Highlands PUD plan area to the north of Colorado 7 (fka. State Highway 7), east of Sheridan Pkwy, and south of W. 169th Ave. There are two components with the proposal: an approx. 43,000 sqft. retail building and a 228 unit multifamily development. Retailers of this size could include a: small grocery store, neighborhood hardware store, or smaller/neighborhood sized national retailer. The apartment development will include a mix of one and two bedroom units. Clubhouse amenities at this time include a lounge area and a swimming pool.

Retail use: The proposed building architecture appears to be consistent with the approved architectural requirements for this area. The building uses a combination of masonry, metal, and resin panels as the primary building materials.

Location: 1185 State Highway 7
Project Type: Retail and Multifamily Residential 
Applicant: Kensington Development Partners

City and County Staff Analysis

Conformance with the Comprehensive Plan, Zoning, and Compatibility with Surrounding Uses:
The proposal is inconsistent with the Highlands PUD plan and Broomfield Comprehensive Plan. The Comprehensive Plan Land Use designation for the site is 'Commercial', which does not allow residential uses. In addition, the Highlands PUD plan did not include residential as an allowed use in this portion of the PUD plan. Amendments to both plans will be required if the project proceeds past the concept review process.

The proposed uses are compatible with the surrounding area by providing a transition between the single-family detached residential to the north with the auto intensive uses along the highway corridor to the south. In addition, the added density to the area will help promote bus rapid transit along the highway corridor between Boulder and Brighton. 

Long Range Financial Plan:
The proposal is not consistent with the land use assumptions in Broomfield’s long-range financial plan since the land use assumption was for non-residential uses consistent with the existing comprehensive plan designation and PUD plan for the area. The proposal reduces the expenditures to revenues in the LRFP from 1.0763 to 1.0747; and reduces the projected annual revenue at build out by $626,491.

Potential Key Issues for Discussion:

• The plans to include multi-family residential uses in this area are inconsistent with the Highlands PUD Plan and the 2016 Comprehensive Plan Land Use Map. The original plans for the area did not envision residential uses, as shown by the concept plan. However, the proposal includes a multi-family density of approx. 23 DU/acre, which is above the minimum transit-oriented density of 20 DU/acre. The PUD and Comp. plans were established at a time when big box regional shopping centers were more common. With the rise in ecommerce, large regional shopping centers are transitioning to mixed-use/transit-oriented developments where residents can live, work and play. CO 7 is identified as an opportunity for sustainable multimodal transportation options which includes bus rapid transit (BRT). The additional residential density is critical to support transit along this corridor. 

• The proposal creates a negative impact to the Long-Range Financial Plan. The proposal would eliminate approx. 39,600 sqft of potential commercial/retail by adding the multifamily residential use. However, the addition of high density multifamily residential in this area will help foster future transit opportunities along the CO 7 corridor and provide shopping and dining activity along the corridor beyond normal commuting hours.
  

• The municipal code requires residential PUD areas to include 40% on-site open area. The proposal includes 28% and would require a variance as part of a formal application. It is common within Broomfield and the surrounding area for higher density, mixed-use/transit-oriented developments to provide less on-site open area. This allows for a higher density, while providing access to nearby parks and open areas. There have been proposals for the adjacent Vista Highlands East project to include additional open area to the north of the subject proposal (north of W. 169th Ave. and east of Sheridan Pkwy). This future, adjacent public open area would be accessible to residents of the subject proposal. In addition, the site is located near existing parks and trail corridors, providing opportunities for future residents to enjoy public open areas throughout the region.

• As presented, the residential component of the proposal does not meet the minimum off-street parking requirements of the Municipal Code. If the project proceeds past the concept stage, the formal development application will need to finalize the number and type of residential units and provide adequate parking consistent with the municipal code requirements. The applicant will need to finalize their public land dedication and inclusionary housing proposals and present their request to the appropriate advisory boards (HAC, OSTAC and PRAC) as part of the formal development application.
  
  
  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.