AdventHealth Broomfield

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 Overview

The applicant has submitted a new concept review proposal for a new hospital and medical office building development located on an approximately 43.6-acre vacant parcel on the southwest corner of the I-25 and CO 7 interchange. The proposed development is anticipated to be constructed in a single phase. The hospital and medical office building are proposed to total approximately 505,000 square feet. The hospital is proposing to have an accessory helipad to provide for medical helicopter service to the site.

Project Details

Applicant: ADAMS
Location: Generally located on the southwest corner of the I-25 and CO 7 interchange.
Project Type: Concept Review

City and County Staff Analysis

Zoning, Surrounding Uses and Comprehensive Plan:
The property is zoned Planned Unit Development (PUD) and is governed by the North Park PUD Plan and Supplemental Binder. The proposed hospital and medical office building are consistent with the allowed uses outlined in the PUD Plan. The surrounding area is largely undeveloped at this time. The limited surrounding development includes an existing burial ground/cemetery to the south/southeast of the site, while to the northwest of the site is the Palisade Park development, which includes the Children's Hospital, an existing gas station, and a fast food restaurant.

The property is designated as Transit Oriented Development on the 2016 Comprehensive Plan Land Use Map. The hospital and medical offices are consistent with the types of uses envisioned within employment uses and quasi-public uses, and as such align with the anticipated development types anticipated in areas designated as transit-oriented development.

Site Circulation, Parking and Multimodal Access:
The project's conceptual layout includes four ingress/egress points. One vehicular access is proposed to draw access from CO 7, two vehicular accesses are currently proposed from the future Huron Street alignment, and the final ingress/egress is shown along the southern side of the project and would be a future cross-access to future development to the south.

The medical office building is shown on the renderings to be three stories with a footprint of approximately 20,040 square feet. The total square footage for the office building being approximately 61,120 square feet. The hospital is shown on the renderings to be 5 stories and is estimated to be approximately 443,880 square feet.

The project is proposing 774 total parking spaces, with 242 spaces identified for the medical office building and 491 spaces for the hospital. The property is located within a designated parking reduction area, but the North Park PUD Plan establishes parking ratios which would apply for this project. These parking ratios are outlined below

• Hospitals: 2 parking spaces per bed plus one parking space per 300 square feet of outpatient clinics and service areas.
• Medical Offices and Clinics: 1 space for every 200 gross square feet of Floor Area.

At this time, the conceptual plan does not specifically identify the number of beds or the area of the hospital that is dedicated to outpatient clinics and service areas. As such, specific parking calculations can not be verified at this time, but will be a key element of the project review should the project move forward. Since the specific parking breakdown cannot be calculated at this time, a potential deviation (formerly known as a variance) is identified as a possible need in the future.

The project is located at the southwest corner of the I-25 and CO 7 interchange. This area is anticipated to have a Mobility Hub constructed and be located along the CO 7 Bus Rapid Transit corridor. As such, there will be multimodalism along the corridor, and the ultimate site design will take this into consideration.

Roadways:
As part of this project, or as part of a separate concurrent or prior project by the Baseline Metropolitan District, Huron Street will need to be constructed. This new alignment would result in the configuration of Huron to align with the Huron Street alignment north of CO 7. The details on the responsible party and timing of this roadway construction will be formalized following concept review.

Landscaping, Open Lands, Parks and Trail Amenities:
As noted above, approximately 2/3 of the project area (66%) is anticipated to be reserved for private open area and landscaping. Specific landscaping plans with quantities of materials are not yet provided but the applicant has provided a conceptual landscape plan with possible plantings which is typical at this stage of a project. They have also noted that their landscape vision emphasizes resilience, wellness, and a strong Colorado sense of place. Sustainable strategies foster healing, staff respite, and community engagement while conserving natural resources.

The applicant notes that their future planting approach emphasizes native and adaptive species selected for long-term durability in Colorado’s semi-arid climate. These plant communities reflect the character of the Front Range and reduce long-term maintenance needs while promoting habitat value and seasonal interest. Water efficiency is further enhanced through the use of LEED-approved, high-efficiency irrigation heads and a smart irrigation system designed to respond to localized microclimates and minimize overall water consumption.

The applicant further states that the organization of outdoor spaces supports both functional and restorative goals. Foundation plantings and key arrival zones are designed to clarify wayfinding, soften the architectural edges of the buildings, and create inviting approaches for patients and visitors. Tree canopy is strategically located to provide shade, mitigate heat-island effects, and ensure comfortable microclimates throughout the campus.

No public land dedication is required as this is a non-residential project, but a pedestrian trail including a pedestrian underpass under CO 7 will be part of the project or the Baseline Metropolitan District's construction of the future Huron Street alignment.

Potential Deviations:
At this time staff has identified one possible deviation which may be needed as part of the future development application.

• Parking - as it is not possible to calculate exact parking counts for the proposed development at this stage of the project, it is possible that a future deviation (formerly known as variances) may be required to allow for the parking. Both the North Park PUD Plan and the municipal code allow for parking studies to be completed to provide analysis for parking in excess of standard parking counts for unique or high traffic users.

Possible Key Issues:
At this time, the only possible key issue identified is related to impacts on the long-range financial plan. Because hospitals are generally quasi-public uses and typically non-profit, they are often exempt from some taxation to varying degrees. This site is a key location along a major thoroughfare at a gateway into Broomfield. Specific analysis on the estimated financial impacts will be completed as part of the concept review staff memorandum, which will be shared with the public and city council during the in-person concept review.

Public Engagement

You can engage with this project using the Questions and Comments tabs below, or by emailing planning@broomfield.org. Feedback must be submitted by (Monday before Concept Review Hearing). Feedback shared on this project page will be provided to City Council as they consider the development application.

You can also provide comments for the City Council Concept Review meeting in-person, or by phone. You can participate by phone using the instructions found on the City Council Meeting Web Page.

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 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.