Broomfield Plaza Drive-Through (Restaurant/Coffee Shop) - Approved

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Location: 5017 W. 120th Avenue

Located at the southeast intersection of W. 120th Avenue and Sheridan Boulevard, in the Broomfield Plaza shopping center, just north of the gasoline station.

Project Type: Use by Special Review/Urban Renewal Site Plan (USR/URSP) for a new drive-through lane and service window on an existing retail/commercial building

Applicant: Ross Carpenter, Newmark Merrill Mountain States, LLC

Project Description: The USR/URSP captures changes proposed to the eastern unit of an existing 9,600 square-foot retail/commercial building that includes the following:

  • New drive-through lane at west and south elevations
  • Menu board at west elevation to service customers in drive-through
  • New drive-through service window at south elevation, eastern end of building
  • New guardrail at storefront sidewalk at the east elevation, creating a 475 (+/-) square-foot patio
  • Branding signage (subject to a separate sign permit)
  • Updated paint colors at eastern end of building for new coffee shop will be located

To view plans for this proposal, please find links within the document library.

Consistency with Zoning: The property is currently zoned B-2 (General Business District). As such, the commercial/retail/restaurant use is consistent with the property's zoning. A drive-through business is subject to use by special review permit approval in the B-2 zone district and per the Broomfield Plaza Civic Center Urban Renewal Area Plan and the W. 120th Avenue Gateway Corridor Subarea Plan.

Consistency with the Comprehensive Plan and Compatibility with Surrounding Uses: The property is designated as "Commercial" per the Comprehensive Plan. This designation permits retail, employment, and commerce/service.

Long Range Financial Plan: Should the property be approved for a USR/URSP, the proposed use will be consistent with land use assumptions in the long range financial plan.

Conceptual Sustainability Elements: The proposed drive-through is a retrofit to an existing building. Adaptive reuse helps to ensure that building materials are not deposited into landfills and provides for sustainable development with this repurpose. Construction of the drive-through lane will only involve installing a menu board and bollards, with a new service window at the south elevation of the building. All existing asphalt and concrete will remain.

Potential Key Issues for Discussion:

Staff has preliminarily identified the following key issues

  • Traffic Engineering recommended removing three parking spaces that are located just east of the drive aisle that intersects with the eastern end of the drive-through lane to improve traffic flow between customers exiting and vehicles circulating through the parking lot. Traffic Engineering indicated that the removal of these spaces is not a critical safety issue.

Project Status:
This project has completed the formal development review via referral agencies and Planning staff. It is scheduled for a hearing before the Land Use Review Commission for August 9, 2021. The following flowchart provides an overview of the concept review and the next steps of the formal development review process.


Location: 5017 W. 120th Avenue

Located at the southeast intersection of W. 120th Avenue and Sheridan Boulevard, in the Broomfield Plaza shopping center, just north of the gasoline station.

Project Type: Use by Special Review/Urban Renewal Site Plan (USR/URSP) for a new drive-through lane and service window on an existing retail/commercial building

Applicant: Ross Carpenter, Newmark Merrill Mountain States, LLC

Project Description: The USR/URSP captures changes proposed to the eastern unit of an existing 9,600 square-foot retail/commercial building that includes the following:

  • New drive-through lane at west and south elevations
  • Menu board at west elevation to service customers in drive-through
  • New drive-through service window at south elevation, eastern end of building
  • New guardrail at storefront sidewalk at the east elevation, creating a 475 (+/-) square-foot patio
  • Branding signage (subject to a separate sign permit)
  • Updated paint colors at eastern end of building for new coffee shop will be located

To view plans for this proposal, please find links within the document library.

Consistency with Zoning: The property is currently zoned B-2 (General Business District). As such, the commercial/retail/restaurant use is consistent with the property's zoning. A drive-through business is subject to use by special review permit approval in the B-2 zone district and per the Broomfield Plaza Civic Center Urban Renewal Area Plan and the W. 120th Avenue Gateway Corridor Subarea Plan.

Consistency with the Comprehensive Plan and Compatibility with Surrounding Uses: The property is designated as "Commercial" per the Comprehensive Plan. This designation permits retail, employment, and commerce/service.

Long Range Financial Plan: Should the property be approved for a USR/URSP, the proposed use will be consistent with land use assumptions in the long range financial plan.

Conceptual Sustainability Elements: The proposed drive-through is a retrofit to an existing building. Adaptive reuse helps to ensure that building materials are not deposited into landfills and provides for sustainable development with this repurpose. Construction of the drive-through lane will only involve installing a menu board and bollards, with a new service window at the south elevation of the building. All existing asphalt and concrete will remain.

Potential Key Issues for Discussion:

Staff has preliminarily identified the following key issues

  • Traffic Engineering recommended removing three parking spaces that are located just east of the drive aisle that intersects with the eastern end of the drive-through lane to improve traffic flow between customers exiting and vehicles circulating through the parking lot. Traffic Engineering indicated that the removal of these spaces is not a critical safety issue.

Project Status:
This project has completed the formal development review via referral agencies and Planning staff. It is scheduled for a hearing before the Land Use Review Commission for August 9, 2021. The following flowchart provides an overview of the concept review and the next steps of the formal development review process.


Discussions: All (1) Open (0)

  • Public Comment

    over 2 years ago
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    CLOSED: This discussion has concluded.

    Thank you for your interest in this development application that has been submitted to the City and County of Broomfield. 

    You can submit comments for the project by clicking the link below. 

    I you would prefer to provide your comments directly to the case planner, please send an email to the individual identified under "who's listening."

    Comments received prior to 5:00 pm the day before the Use by Special Review/Urban Renewal Site Plan hearing will be provided to the City Council and/or Land Use Review Commission. These comments will be included as an attachment to the Staff Memorandum which is public record. 

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Page last updated: 23 May 2023, 02:23 PM