Ave 120 Mixed Use Development

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Site plan showing residential buildings and three subdivided outparcels.

This is a new development proposal! This project is currently under review and will be scheduled for hearings in accordance with the application review process timeline. This page can be utilized to stay up to date with the proposal and provide feedback on the request.

Project Details

Applicant: Wasatch Residential Group
Location: Generally located on the northeast corner of W 120th Avenue and N Perry Street
Project Type: Preliminary Plat, PUD & Rezoning (Quasi-Judicial)

Project Overview

The applicant has submitted Preliminary Plat, PUD, and Rezoning applications for a proposed mixed use development on approximately 13.40 acres of land located on the northeast corner of W 120th Avenue and N Perry Street. The applicant is proposing 273 residential units, consisting of 34 townhomes and 239 apartment units. They are also proposing to subdivide three commercial outparcel lots located at the southwestern corner of the site along 120th Avenue. To achieve this proposed development, the applicant is proposing to rezone the southern 5.61 acre parcel from B-2 to PUD, and to add it into the existing Norwest Filing 1 Replat D Avenue 120 PUD Plan project area.

The townhomes are proposed to be two stories tall and front W 121st Place and Perry Street. Meanwhile, the proposed 239 apartment units would be contained within four, 4 story buildings. Three of these apartment buildings would be on the northernmost parcel (located north of the Nissen Channel), and one would be located on the southern parcel fronting W 120th Avenue. The apartment units are proposed to consist of a combination of one bed/one bath, two bed/two bath, and three bed/two bath units.

The applicant is providing private on site open area as well as private amenities including a clubhouse and pool for their residents. Furthermore, the previous plat of record for this site included a public land dedication of approximately 1.6 acres over the Nissen Channel which is counted toward their public land dedication obligation.

In addition to the residential uses, the applicant has proposed to subdivide approximately 76,118 s.f. of land for commercial outparcels. There are no proposed structures or uses identified for those outparcel lots at this time.

The site design currently proposes four ingress/egress points. A main entry along W 120th Avenue into the southern parcel, along with a secondary entry along N Perry Street into the southern half of the site. The northern parcel includes an access on both N Perry Street and W 121st place. The applicant is proposing a potential pedestrian connection to the Nissen Channel trail system in addition to connections to the sidewalks along N Perry Street and 120th Avenue.

Previous Concept Plans, Applications and Approvals:

  • October 9, 2025 Neighborhood Meeting - This meeting discussed the most recent proposal, including 273 dwelling units, with 34 townhomes and 239 multi-family units and associated amenities. Concerns were raised about traffic, school capacity, and communication, with residents requesting better notification and engagement. It should be noted, following this Neighborhood Meeting, Broomfield staff received correspondence from members of the public who stated they did not receive any notice of this meeting. As a result, the applicant has agreed to host another Neighborhood Meeting following formal submittal of their application. This meeting will be noticed in advance by the applicant with signs posted on the property and a mailing to residents within 1,000 feet of the site.


  • October 18, 2022 Fourth Concept Review - City Council reviewed a concept plan revised from the previous Concept Review in 2021. This new plan included a proposal for 298 residential units, consisting of 10 townhomes and 288 apartment units. The new design differed from the previous proposal by reducing the total number of units by 2 units, and by removing the commercial pad and instead modifying one of the multifamily buildings to include approximately 18,000 s.f. of retail space on the first floor. During this concept review the predominant concerns raised were increased density impacts on neighborhood character, traffic, utilities, and the environment. Further concerns were related to building heights and the affordability level of the proposed units.


  • November 30, 2021 Third Concept Review - City Council reviewed a concept plan for a residential development and commercial corner of the subject property. The proposal was for a 300 residential units, consisting of 290 apartments and 10 rental townhomes. The commercial corner was a speculative 5,000 foot building with no tenant identified. During this concept review the predominant concerns raised were the conversion of commercial land into residential, a need for increased mixed use (vertical stacking), and concerns with additional multi-family residential in this area.

  • August 27, 2013 City Council Action - On August 27, 2013, City Council approved Ordinance No. 1973, Resolution No. 2013-121 and Resolution No. 2013-122-UR. Council's actions approved the rezoning of the parcel of land north of the Nissen Channel from B-2 to Planned Unit Development (PUD), as well as a PUD Plan, Site Development Plan/Urban Renewal Site Plan (SDP/URSP) and Final Plat for the Norwest Filing No. 1 Replat D development. The approved PUD Plan and SDP/URSP were for 144 multi-family residential units

  • February 21, 2012 Second Concept Review - On February 21, 2012, the applicant presented their revised site design to City Council at a second concept review meeting. This revised conceptual design added an additional adjacent parcel of land increasing the project area to 15.3 acres, and increased the proposed number of units. The conceptual site design proposed 302 multifamily units in 12 buildings with private amenities for residents of the development including a pool and tot lot.

  • February 16, 2012 Neighborhood Meeting - Following the November 2011 concept review meeting, the applicant worked to address comments they received and held a neighborhood meeting to discuss their modified plans. The applicant reported that the meeting was attended by approximately 8-10 residents. The applicant stated that the majority of resident concerns were regarding potential traffic impacts on W 121st Place.

  • November 29, 2011 First Concept Review - City Council reviewed a concept plan for a residential development on the subject property. This proposal was for a nine building, 209 unit apartment development. During this concept review concerns were expressed regarding (1) the height of buildings adjacent to the existing single family residential to the north, (2) possible shading/shadow casting on W 121st Place by the original proposed buildings abutting the street, (3) potential traffic generated from the site, (4) a desire for the site to develop with adjacent properties in a unified manner, and (5) regarding the financial impact of allowing residential uses on a property that was anticipated to develop for commercial development.

City and County Staff Analysis - Current Application

Zoning, Surrounding Uses and Comprehensive Plan: The applicant's project site has split zoning (meaning the project has more than one zoning district). The northern parcel is zoned Planned Unit Development (PUD) and has approvals for 144 multi-family residential units. The southern parcel is zoned B-2 and allows multiple-family dwelling when located in a vertically stacked mixed-use development when processed as a PUD plan. The applicant's proposal is not consistent with the underlying zoning, and therefore has submitted a rezoning application to change the zoning of the southern parcel from B-2 to PUD. Furthermore, the applicant has submitted an amendment to the Norwest PUD Plan to add additional acreage and amend the development standards/uses.

The property has two comprehensive plan land use map designations. The southern portions of the site proposed for development are designated as Mixed Use Commercial, and the strip of land which includes the existing Nissen Channel is designated as Open Lands.The proposed development is consistent with the underlying comprehensive plan land use designations for this area.


Site Circulation, Parking and Multimodal Access: The site design currently proposes four ingress/egress points. A main entry along W 120th Avenue into the southern parcel, along with a secondary entry along N Perry Street into the southern half of the site. The northern parcel includes an access on both N Perry Street and W 121st place. The applicant is proposing a potential pedestrian connection to the Nissan Channel trail system in addition to connections to the sidewalks along N Perry Street.


Density, Unit Type and Income Aligned Housing: With 273 units proposed on 13.41 acres, the proposed density is 20.36 units per acre. The proposed development includes 34 townhomes and 239 apartment units. The applicant is not currently proposing addressing Income Aligned units as part of this application. Staff will work with the applicant to ensure compliance with Broomfield's Income Aligned Housing ordinance.


Landscaping, Open Lands, Parks and Trail Amenities: The applicant's PUD plan includes landscaped areas throughout the site, including, but not limited to: recreational spaces, landscaped parking islands and landscape buffers. Currently, the proposed design provides 39.7% of open area, meanwhile the minimum requirement for this site is 40%. Furthermore, the applicant has already dedicated +/-1.6 acres of their original 15.36 acre site to the City and County of Broomfield for the Nissen Channel and associated multi-use pathway. A potential pedestrian connection is proposed to the Nissen Channel trail system.


Public Land Dedication: No public land dedication has been identified as part of the applicant's requests at this time; however, the plat of record, recorded in 2013 included a public land dedication of +/- 1.6 acres over the Nissen Channel. Broomfield staff will work with the applicant to determine whether additional public land dedication or cash in-lieu payment is necessary. Furthermore, the applicant is proposing a potential pedestrian connection to the Nissen Channel trail system.


Potential Deviations: Based on a cursory review, Staff has identified 1 potential deviation which the applicant must request through this application. This potential deviation would be to allow for a reduction of the minimum private open space area from 40% of the overall site to 39.7% as proposed by the applicant.


Possible Key Issues: Staff has identified the following key issues:

  • Potential Impact on City Finances: The previous concept plan for this site included +/- 18,000 s.f. of commercial space that was vertically integrated into the ground floor of one of the apartment buildings. The current proposal eliminates the proposed commercial space and instead proposes three (3) parcels at the southwest corner of the site along 120th Avenue which are intended for non-residential uses. However, the PUD Plan submitted by the applicant does not include any commercial uses as allowed land uses in the land use table. Furthermore, CCOB has identified residential uses as requiring more services than is afforded by the tax revenue they produce. Staff will work with the applicant to address this issue.
  • Public Land Dedication: None have been identified as part of the applicant's initial submittal; although there was a previous dedication of land over the Nissen Channel as part of the existing plat of record, recorded in 2013. Staff will review the PLD requirements and work with the applicant to address any outstanding PLD requirements through additional land dedication or cash in-lieu.
  • Income Aligned Housing: The applicant did not address Income Aligned Housing units in accordance with Broomfield's requirements as part of this application. Staff will work with the applicant to ensure compliance with Broomfield's Income Aligned Housing ordinance.

Process and Next Steps

The Preliminary Plat, PUD and Rezoning applications are currently being reviewed by applicable referral agencies. Once finalized, these applications will be reviewed by the Land Use Review Commission at a public hearing, where the Commission votes to recommend approval (with or without conditions) or deny the request.

Due to this site's size at 13.41 acres and the type of application, it is required to have a second hearing with the City Council who will make the final decision on the application.

Public Engagement

You can engage with this project using the Questions and Comments tabs below, by emailing planning@broomfield.org(External link) 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.

This is a new development proposal! This project is currently under review and will be scheduled for hearings in accordance with the application review process timeline. This page can be utilized to stay up to date with the proposal and provide feedback on the request.

Project Details

Applicant: Wasatch Residential Group
Location: Generally located on the northeast corner of W 120th Avenue and N Perry Street
Project Type: Preliminary Plat, PUD & Rezoning (Quasi-Judicial)

Project Overview

The applicant has submitted Preliminary Plat, PUD, and Rezoning applications for a proposed mixed use development on approximately 13.40 acres of land located on the northeast corner of W 120th Avenue and N Perry Street. The applicant is proposing 273 residential units, consisting of 34 townhomes and 239 apartment units. They are also proposing to subdivide three commercial outparcel lots located at the southwestern corner of the site along 120th Avenue. To achieve this proposed development, the applicant is proposing to rezone the southern 5.61 acre parcel from B-2 to PUD, and to add it into the existing Norwest Filing 1 Replat D Avenue 120 PUD Plan project area.

The townhomes are proposed to be two stories tall and front W 121st Place and Perry Street. Meanwhile, the proposed 239 apartment units would be contained within four, 4 story buildings. Three of these apartment buildings would be on the northernmost parcel (located north of the Nissen Channel), and one would be located on the southern parcel fronting W 120th Avenue. The apartment units are proposed to consist of a combination of one bed/one bath, two bed/two bath, and three bed/two bath units.

The applicant is providing private on site open area as well as private amenities including a clubhouse and pool for their residents. Furthermore, the previous plat of record for this site included a public land dedication of approximately 1.6 acres over the Nissen Channel which is counted toward their public land dedication obligation.

In addition to the residential uses, the applicant has proposed to subdivide approximately 76,118 s.f. of land for commercial outparcels. There are no proposed structures or uses identified for those outparcel lots at this time.

The site design currently proposes four ingress/egress points. A main entry along W 120th Avenue into the southern parcel, along with a secondary entry along N Perry Street into the southern half of the site. The northern parcel includes an access on both N Perry Street and W 121st place. The applicant is proposing a potential pedestrian connection to the Nissen Channel trail system in addition to connections to the sidewalks along N Perry Street and 120th Avenue.

Previous Concept Plans, Applications and Approvals:

  • October 9, 2025 Neighborhood Meeting - This meeting discussed the most recent proposal, including 273 dwelling units, with 34 townhomes and 239 multi-family units and associated amenities. Concerns were raised about traffic, school capacity, and communication, with residents requesting better notification and engagement. It should be noted, following this Neighborhood Meeting, Broomfield staff received correspondence from members of the public who stated they did not receive any notice of this meeting. As a result, the applicant has agreed to host another Neighborhood Meeting following formal submittal of their application. This meeting will be noticed in advance by the applicant with signs posted on the property and a mailing to residents within 1,000 feet of the site.


  • October 18, 2022 Fourth Concept Review - City Council reviewed a concept plan revised from the previous Concept Review in 2021. This new plan included a proposal for 298 residential units, consisting of 10 townhomes and 288 apartment units. The new design differed from the previous proposal by reducing the total number of units by 2 units, and by removing the commercial pad and instead modifying one of the multifamily buildings to include approximately 18,000 s.f. of retail space on the first floor. During this concept review the predominant concerns raised were increased density impacts on neighborhood character, traffic, utilities, and the environment. Further concerns were related to building heights and the affordability level of the proposed units.


  • November 30, 2021 Third Concept Review - City Council reviewed a concept plan for a residential development and commercial corner of the subject property. The proposal was for a 300 residential units, consisting of 290 apartments and 10 rental townhomes. The commercial corner was a speculative 5,000 foot building with no tenant identified. During this concept review the predominant concerns raised were the conversion of commercial land into residential, a need for increased mixed use (vertical stacking), and concerns with additional multi-family residential in this area.

  • August 27, 2013 City Council Action - On August 27, 2013, City Council approved Ordinance No. 1973, Resolution No. 2013-121 and Resolution No. 2013-122-UR. Council's actions approved the rezoning of the parcel of land north of the Nissen Channel from B-2 to Planned Unit Development (PUD), as well as a PUD Plan, Site Development Plan/Urban Renewal Site Plan (SDP/URSP) and Final Plat for the Norwest Filing No. 1 Replat D development. The approved PUD Plan and SDP/URSP were for 144 multi-family residential units

  • February 21, 2012 Second Concept Review - On February 21, 2012, the applicant presented their revised site design to City Council at a second concept review meeting. This revised conceptual design added an additional adjacent parcel of land increasing the project area to 15.3 acres, and increased the proposed number of units. The conceptual site design proposed 302 multifamily units in 12 buildings with private amenities for residents of the development including a pool and tot lot.

  • February 16, 2012 Neighborhood Meeting - Following the November 2011 concept review meeting, the applicant worked to address comments they received and held a neighborhood meeting to discuss their modified plans. The applicant reported that the meeting was attended by approximately 8-10 residents. The applicant stated that the majority of resident concerns were regarding potential traffic impacts on W 121st Place.

  • November 29, 2011 First Concept Review - City Council reviewed a concept plan for a residential development on the subject property. This proposal was for a nine building, 209 unit apartment development. During this concept review concerns were expressed regarding (1) the height of buildings adjacent to the existing single family residential to the north, (2) possible shading/shadow casting on W 121st Place by the original proposed buildings abutting the street, (3) potential traffic generated from the site, (4) a desire for the site to develop with adjacent properties in a unified manner, and (5) regarding the financial impact of allowing residential uses on a property that was anticipated to develop for commercial development.

City and County Staff Analysis - Current Application

Zoning, Surrounding Uses and Comprehensive Plan: The applicant's project site has split zoning (meaning the project has more than one zoning district). The northern parcel is zoned Planned Unit Development (PUD) and has approvals for 144 multi-family residential units. The southern parcel is zoned B-2 and allows multiple-family dwelling when located in a vertically stacked mixed-use development when processed as a PUD plan. The applicant's proposal is not consistent with the underlying zoning, and therefore has submitted a rezoning application to change the zoning of the southern parcel from B-2 to PUD. Furthermore, the applicant has submitted an amendment to the Norwest PUD Plan to add additional acreage and amend the development standards/uses.

The property has two comprehensive plan land use map designations. The southern portions of the site proposed for development are designated as Mixed Use Commercial, and the strip of land which includes the existing Nissen Channel is designated as Open Lands.The proposed development is consistent with the underlying comprehensive plan land use designations for this area.


Site Circulation, Parking and Multimodal Access: The site design currently proposes four ingress/egress points. A main entry along W 120th Avenue into the southern parcel, along with a secondary entry along N Perry Street into the southern half of the site. The northern parcel includes an access on both N Perry Street and W 121st place. The applicant is proposing a potential pedestrian connection to the Nissan Channel trail system in addition to connections to the sidewalks along N Perry Street.


Density, Unit Type and Income Aligned Housing: With 273 units proposed on 13.41 acres, the proposed density is 20.36 units per acre. The proposed development includes 34 townhomes and 239 apartment units. The applicant is not currently proposing addressing Income Aligned units as part of this application. Staff will work with the applicant to ensure compliance with Broomfield's Income Aligned Housing ordinance.


Landscaping, Open Lands, Parks and Trail Amenities: The applicant's PUD plan includes landscaped areas throughout the site, including, but not limited to: recreational spaces, landscaped parking islands and landscape buffers. Currently, the proposed design provides 39.7% of open area, meanwhile the minimum requirement for this site is 40%. Furthermore, the applicant has already dedicated +/-1.6 acres of their original 15.36 acre site to the City and County of Broomfield for the Nissen Channel and associated multi-use pathway. A potential pedestrian connection is proposed to the Nissen Channel trail system.


Public Land Dedication: No public land dedication has been identified as part of the applicant's requests at this time; however, the plat of record, recorded in 2013 included a public land dedication of +/- 1.6 acres over the Nissen Channel. Broomfield staff will work with the applicant to determine whether additional public land dedication or cash in-lieu payment is necessary. Furthermore, the applicant is proposing a potential pedestrian connection to the Nissen Channel trail system.


Potential Deviations: Based on a cursory review, Staff has identified 1 potential deviation which the applicant must request through this application. This potential deviation would be to allow for a reduction of the minimum private open space area from 40% of the overall site to 39.7% as proposed by the applicant.


Possible Key Issues: Staff has identified the following key issues:

  • Potential Impact on City Finances: The previous concept plan for this site included +/- 18,000 s.f. of commercial space that was vertically integrated into the ground floor of one of the apartment buildings. The current proposal eliminates the proposed commercial space and instead proposes three (3) parcels at the southwest corner of the site along 120th Avenue which are intended for non-residential uses. However, the PUD Plan submitted by the applicant does not include any commercial uses as allowed land uses in the land use table. Furthermore, CCOB has identified residential uses as requiring more services than is afforded by the tax revenue they produce. Staff will work with the applicant to address this issue.
  • Public Land Dedication: None have been identified as part of the applicant's initial submittal; although there was a previous dedication of land over the Nissen Channel as part of the existing plat of record, recorded in 2013. Staff will review the PLD requirements and work with the applicant to address any outstanding PLD requirements through additional land dedication or cash in-lieu.
  • Income Aligned Housing: The applicant did not address Income Aligned Housing units in accordance with Broomfield's requirements as part of this application. Staff will work with the applicant to ensure compliance with Broomfield's Income Aligned Housing ordinance.

Process and Next Steps

The Preliminary Plat, PUD and Rezoning applications are currently being reviewed by applicable referral agencies. Once finalized, these applications will be reviewed by the Land Use Review Commission at a public hearing, where the Commission votes to recommend approval (with or without conditions) or deny the request.

Due to this site's size at 13.41 acres and the type of application, it is required to have a second hearing with the City Council who will make the final decision on the application.

Public Engagement

You can engage with this project using the Questions and Comments tabs below, by emailing planning@broomfield.org(External link) 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.

Page last updated: 02 Apr 2026, 01:27 PM