To:
From:
Planning and Zoning Commission
John Hilgers, Planning Director
Anna Bertanzetti, Principal Planner
Meeting Date
July 28, 2014
Agenda Category
Commission Business
Agenda Item #
4.a.
1. Public Hearing on Proposed Great Western Park Filing No. 4 Replat E Final Plat and Site
Agenda Title:
Development Plan
Property Location: South of Skyestone Parkway and West of Simms Street
Applicant/Owner: Taylor Morrison of Colorado
2. Consideration of Resolution No. 2014-25, Regarding the Application
Summary

The applicant, Taylor Morrison of Colorado, is requesting a final plat (FP) to resubdivide 118 lots and five tracts into 114 lots and six tracts.
The change is requested to revise the widths of the previously platted lots to be consistent with the size of lots located north of Skyestone
Parkway. The proposed plat does not modify existing road right-of-way or publicly owned open lands. The amount of privately owned open lands is slightly increased by 0.35 acres with the proposed plat.

The proposed site development plan (SDP) will revise the landscaping for the private open lands and will revise the architecture of the homes for this portion of the development to match the architecture approved for the lots located north of Skyestone Parkway.

There are no variances requested as the proposed setbacks are consistent with the
Great Western Park PUD Plan.

Proposed Resolution No. 2014-25 would recommend approval of the final plat and site development plan.
Prior Council Action

In January 2001, City Council approved a planned unit development (PUD) plan, preliminary plat, final plat, site development plan (SDP) and development and reimbursement agreement for Great Western Park by Resolution No. 2001-14. The SDP included the McData Corporate Office Complex.

In November 2001, City Council approved the Simms Substation and Office Park SDP Amendment for an Xcel Substation at
W. 112th Avenue by Resolution No. 2001-327.

In January 2002, City Council approved the Great Western Park PUD Plan First Amendment to add 64 acres formerly known as the Kendrick Parcel by Resolution No. 2002-6.

On February 10, 2009, City Council approved the Great Western Park PUD Plan Amendment, Filing No. 4 Final Plat, and
Filing No. 4 Site Development Plan by Resolution No. 2009-5.
Financial Considerations

The proposal is consistent with Broomfield’s adopted Long Range Financial Plan.
Alternatives
Based on the testimony and evidence presented on the record at the public hearing:

If the proposed application complies with applicable Broomfield Municipal Code (BMC) review standards: o Recommend the City Council approve the application as is or with conditions.

If the proposed plans do not comply with applicable BMC review standards: o Postpone action on the resolution and continue the hearing to a date certain; or o Recommend the City Council deny the application.
Proposed Actions/Recommendations

Hold the scheduled public hearing.

Following and subject to the results of the public hearing, the Planning and Zoning Commission may either…
Adopt Resolution No. PZ 2014-25 recommending approval with or without conditions; or
Adopt Resolution No. PZ 2014-25 recommending denial.

Great Western Park Filing No. 4 Replat E Final Plat and SDP
Page 2
I. SUMMARY OF APPLICATION
The application is for consideration of a final plat to resubdivide 118 lots and five tracts into 114 lots and six tracts. A site development plan is proposed to revise the architecture for the lots located south of Skyestone Parkway and revise the landscaping in the six tracts included in the proposed final plat. The revised architecture would allow the same house product currently being constructed north of Skyestone Parkway to be constructed south of Skyestone Parkway.
The property is located south of Skyestone Parkway and approximately one half mile west of
Simms Street.
Property Owner and Applicant
The owner and applicant is Taylor Morrison of Colorado.

Great Western Park Filing No. 4 Replat E Final Plat and SDP
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II. ZONING, PREVIOUSLY APPROVED DEVELOPMENT PLANS FOR THE PROPERTY,
AND STATUS OF DEVELOPMENT
Zoning and Approved PUD Plans for the Property
The property was annexed in 1988 and is zoned Planned Unit Development (PUD). The site is within the Great Western Park PUD Plan, approved in 2001 and amended in 2002 and 2009.
The PUD allows up to 2.3 million square feet of office and commercial uses and up to 1,000 residential units. A portion of the amended PUD Plan is shown below for the portion of Great
Western Park located south of Walnut Creek.
Approved Site Development Plan and Final Plat
On February 10, 2009, City Council approved the Great Western Park Filing No. 4 Site
Development Plan and Final Plat by Resolution No. 2009-5. The site development plan (SDP) included 432 single-family age-restricted residential lots, a community center, and the open lands plan for the residential portion of Great Western Park. The final plat included the creation of the single-family residential lots, creation of parcels for future multi-family residential development, and commercial development. The plat also included dedication of roads and
27.91 acres of open lands.
The Filing No. 4 SDP has been amended twice for Filing No. 4 for the area north of Skyestone
Parkway. The area north of Skyestone Parkway now includes 125 single-family residential lots and the area is currently under construction.

Great Western Park Filing No. 4 Replat E Final Plat and SDP
Page 4
Status of Development
The Great Western Park PUD area has an existing 165,538 square foot office building occupied by Brocade and a substation constructed by Public Service Company of Colorado.
Taylor Morrison of Colorado acquired the portion of Great Western Park south of Walnut Creek in 2011. In 2012, Taylor Morrison of Colorado submitted a request for an amendment to the site development plan to modify lot configuration and architecture for the clubhouse and the singlefamily residential lots located north of Skyestone Parkway. The model home complex was opened earlier in 2014 and construction has begun on the first and second phases of houses north of Skyestone Parkway.
II. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS
Relationship to Comprehensive Plan and Financial Plan
Comprehensive Plan
The Broomfield Comprehensive Plan designation for the proposed development is
"Neighborhood Residential." The following map shows the portion of the Comprehensive Plan
Land Use Map that pertains to the subject property and surrounding area.

Great Western Park Filing No. 4 Replat E Final Plat and SDP
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The Neighborhood Residential category is described in the 2005 Comprehensive Plan as areas that, "should include a mix of housing types that achieve an overall average density target of four dwelling units per gross acre." The Great Western Park development is consistent with the land use category.
Goals and Policies
The Great Western Park residential development would help meet the following Comprehensive
Plan goal:

Goal LU-C: Create a community of neighborhoods containing a variety of housing types, while maintaining the overall single-family residential nature of Broomfield.
Financial Plan
The proposal is consistent with the land use assumptions established in the Long Range
Financial Plan.
IV. AREA CONTEXT
Property Location
The detail map below shows the area within the context of existing lots over an aerial photograph.

Great Western Park Filing No. 4 Replat E Final Plat and SDP
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The first phase Great Western Park has begun north of Skyestone Parkway. The area for the proposed replat is within the second phase. Construction is anticipated to begin on the second phase in the next few months.
Surrounding Land Uses
ADJACENT USE/ZONING COMPREHENSIVE PLAN DESIGNATION
North Single-Family Residential Under
Construction/PUD (Great Western Park)
South Undeveloped Single-Family Residential (Great
Western Park)/PUD
West Undeveloped Single-Family Residential (Great
Western Park)/PUD
East Single-Family Residential/Jefferson County
Neighborhood Residential
Neighborhood Residential
Neighborhood Residential
Jefferson County
V. CURRENT APPLICATION –
DETAILED DESCRIPTION AND STAFF REVIEW
Project Description
The applicant is requesting a final plat and site development plan for the third phase of the
Skyestone residential project, which is a part of the Great Western Park subdivision.
The replat would revise the size of lots in this area of the plan to include two primary lot sizes:
50 foot x 100 foot lots and 65 foot x 100 foot lots. When this area was originally platted as part of Great Western Park Filing No. 4, the lots were divided into two primary lot sizes: 55 foot by
100 foot lots and 60 foot by 100 foot lots. The revised lot sizes are consistent with the first two phases of Skyestone. A comparison between the proposed and previously approved lot lines is included as Attachment 1.
The site development plan amendment is requested to modify the landscaping within internal tracts due to the changes in the plat and to carry over the previously approved residential architecture used for homes north of Skyestone Parkway to this phase of the Skyestone development south of Skyestone Parkway.
Background/Base Data
1. PROPERTY Taylor Morrison of Colorado
2. PROPERTY LOCATION South of Skyestone Parkway and 1/2 Mile West of Simms Street
26.67 acres (SDP)
8. COMPREHENSIVE PLAN Neighborhood Residential
DESIGNATION

Great Western Park Filing No. 4 Replat E Final Plat and SDP
Page 7
Final Plat
The proposed replat reduces the total number of lots within this phase of the Great Western
Park subdivision. The original plat (Great Western Park Filing No. 4) included 25, 55 foot by
100 foot lots and 91, 60 foot by 100 foot lots (116 total lots). The proposed plat includes 82, 50 foot by100 foot lots and 42, 65 foot by 100 foot lots (114 total lots).
The plat adjusts the size and configuration of private landscape tracts. The total amount of private landscape tracts increases from 6.32 acres to 6.67 acres with the proposed plat.
The plat does not modify previously dedicated streets.
Site Development Plan
The SDP includes all lots included in the final plat and an additional 10 lots at the east side of the property along the Sandstone Drive cul-de-sac. The additional 10 lots did not need to be adjusted in terms of their configuration, but the applicant would like to ensure the same architecture and development standards are required for these 10 lots as the remainder of the phase 3 area.
The SDP includes landscaping, setbacks, grading, and architecture for the third phase of the
Skyestone development. Landscaping and grading were adjusted to reflect the new lot configuration within the proposed Great Western Park Filing No. 4 Replat E. The architecture is revised to ensure consistency between the housing product currently under construction north of Skyestone Parkway and the architecture of future homes within the third phase of the project.
Lot Layout and Roadways
The proposed lot layout remains largely unchanged from the previously approved plat since there are no changes to the previously dedicated road right-of-way. Many of the lots back to open lands owned and maintained by the homeowner's association.
Setbacks and Development Requirements
The proposed development requirements, such as setbacks, encroachments into setbacks, building height, and density are consistent with the Great Western Park PUD Plan. Variances are not requested.
The front setback will be 20 feet to the front of a garage or 12.5 feet to non-garage architecture.
Side setbacks are five feet and the rear setback is eight feet. Fencing is not permitted between adjacent lots. The only fencing permitted is for lots backing to Skyestone Parkway or those adjacent to open lands, as called-out in the landscape plans of the SDP.
Architecture
The proposed architecture is the same as the houses approved for the first two phases of the
Skyestone development, which are located north of Skyestone Parkway. The applicant will continue to operate the existing model home complex completed with the first phase during the sale of homes in this third phase of the development.

Great Western Park Filing No. 4 Replat E Final Plat and SDP
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Example of Proposed Elevations for Great Western Park Filing No. 4 Replat E
Open Lands
The landscape tracts included in the final plat and SDP are privately owned landscaped areas.
These lands were not required for meeting public land dedication requirements. Tracts C, H, I, and GG include trails. These trails include a public access easement allowing the public to utilize the trails, but the property remains owned and maintained by the homeowner's association.
The proposed plat would increase the private open lands within this portion of the Skyestone development from 6.32 acres to 6.67 acres.
VI. STAFF REVIEW OF KEY ISSUES
There are no key issues with the proposed final plat and site development plan identified at this time

Great Western Park Filing No. 4 Replat E Final Plat and SDP
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VII. APPLICABLE MUNICIPAL CODE PROVISIONS
A public hearing is required. At the conclusion of the public hearing, the Planning and Zoning
Commission reviews the application based on the following provisions of the BMC.
FINAL PLAT
16-20-090 Review standards.
The recommendation of the planning and zoning commission and the decision of the city council shall be based on whether the applicant has demonstrated that the proposed final plat meets the standards set forth in section 16-16-
110 and is generally consistent with an approved preliminary plat, if there is one. No final plat will be recommended by the planning and zoning commission or approved by the city council until such maps, data, surveys, analyses, studies, reports, plans, designs, documents, and other supporting materials as may be required herein have been submitted and reviewed, and found to meet the planning, engineering, and surveying requirements of the city required; provided, however, that the city engineer may waive any final plat requirement for good cause shown. (Ord.
724 §1, 1987; Ord. 934 §4, 1992; Ord. 1147 §1, 1995; Ord. 1935 §23, 2011)
16-16-110 Review standards.
The recommendation of the planning and zoning commission and the decision of the city council shall be based on whether the applicant has demonstrated that the proposed preliminary plat meets the following standards:
(A) The project should not create, or should mitigate to the extent possible, negative impacts on the surrounding property.
(B) The project should provide desirable settings for buildings, make use of natural contours, protect the view, and afford privacy and protection from noise and traffic for residents and the public.
(C) The project should preserve natural features of the site to the extent possible.
(D) The proposed traffic flow and street locations should be consistent with the city's master plan, should be in accordance with good engineering practice, and should provide for safe and convenient movement.
(E) The lots and tracts should be laid out to allow efficient use of the property to be platted.
(F) The proposed public facilities and services should be adequate, consistent with the city's utility planning, and capable of being provided in a timely and efficient manner.
(G) The proposal should comply with the design standards of chapter 16-28 , the improvement requirements of chapter 16-32 , and the standards and specifications of chapter 14-04 .
(H) The proposal should be consistent with the need to minimize flood damage.
(I) The proposal should have public utilities and facilities, such as sewer, gas, electrical, and water systems, located and designed to minimize flood damage.
(J) The proposal should have adequate drainage provided to reduce exposure to flood damage.
(Ord. 724 §1, 1987; Ord. 769 §2, 1988; Ord. 1111 §7, 1995; Ord. 1935 §18, 2011)
16-20-050 Final plat; hearing and notice; planning and zoning commission.
The planning and zoning commission shall hold a public hearing on the final plat. Notice shall be given in accordance with the provisions of chapter 17-52. (Ord. 724 §1, 1987; Ord. 1111 §9, 1995; Ord. 1935 §20, 2011)
16-20-060 Final plat; recommendation; planning and zoning commission.
Within thirty days of the conclusion of its public hearing on the final plat, the planning and zoning commission shall adopt a resolution recommending approval, disapproval, or conditional approval. If the approval is conditional, the conditions under which the final plat would be acceptable shall be set forth. (Ord. 724 §1, 1987; Ord. 1111 §10, 1995;
Ord. 1935 §21, 2011)
SITE DEVELOPMENT PLAN
17-38-220 Review standards.
The recommendation of the planning and zoning commission and the decision of the city council shall be based on whether the applicant has demonstrated that the proposed site development plan meets the following standards:
(A)
(B)
(C)
(D)
(E)
The proposal should be consistent with the intent of this chapter as set forth in
The proposal should include adequate facilities for pedestrians, bicyclists, and motorists.
The proposal should include adequate public improvements (both on and off site) to be provided in a timely fashion. section 17-38-010
The proposal should identify and mitigate potential negative impacts on nearby properties.
The proposal should identify and maximize potential positive impacts on nearby properties.
.

Great Western Park Filing No. 4 Replat E Final Plat and SDP
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(F)
(G)
(H)
(I)
(J)
The proposal should optimize conservation of energy, water, and other resources on a site-specific scale.
The land uses within the plan should be compatible with one another and with nearby properties.
The proposal should provide for open area at a rate of not less than forty percent of the developable site in residential areas and twenty-five percent in other areas as provided in section 17-38-240 below.
The proposal should include any common areas serving the site, and adequate provisions should be made for the ownership and maintenance of such areas.
The proposal should justify any proposed deviations from the Broomfield Municipal Code in terms of the overall quality of the plan.
(K)
(L)
The proposal should be consistent with the approved PUD plan.
For residential-use PUD plans and site development plans, the proposal should be consistent with adopted uniform standards.
(Ord. 725 §1, 1987; Ord. 1098 §2, 1994; Ord. 1111 §36, 1995; Ord. 1364 §4, 1998; Ord. 1935 §54, 2011)
17-38-180 Site development plan; hearing and notice; planning and zoning commission.
The planning and zoning commission shall hold a public hearing on the site development plan. Notice shall be given in accordance with the provisions of chapter 17-52 . (Ord. 725 §1, 1987; Ord. 1111 §33, 1995; Ord. 1935 §41, 2011)
17-38-190 Site development plan; recommendation; planning and zoning commission.
Within thirty days of the conclusion of its public hearing, the planning and zoning commission shall adopt a resolution of approval, disapproval, or conditional approval. If the recommendation is for conditional approval, the conditions under which the site development plan would be acceptable shall be set forth. (Ord. 725 §1, 1987; Ord. 1111 §34,
1995; Ord. 1935 §42, 2011)
17-38-350 Exceptions.
For good cause shown by the applicant, the city council may eliminate, alter, or vary some or all of these uniform subdivision standards for a residential PUD plan or for a residential site development plan. (Ord. 1288 §1, 1997)