Northwest Denver Rehabilitation Hospital

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 Overview

This proposal is for a 53,624 sf rehabilitation medical clinic to be located at 9150 Metro Airport Avenue, just north of the Rocky Mountain Metropolitan Airport. The Northwest Denver Rehabilitation Hospital is a facility that will provide care for patients recovering from stroke, heart attack, brain injury, spinal cord injury, orthopedic conditions, cancer, and pulmonary conditions. The proposed use complies with the uses listed in the Jeffco Business Center Planned Unit Development Plan.

Project Details

Location: 9150 Metro Airport Avenue, west of Wadsworth Parkway and south of Metro Airport Avenue

Project Type: Commercial

Applicant: Great Lakes Capital

Project Description: A site development plan and minor subdivision plat. The plat subdivides an approximately 11.79-acre lot into two lots.

City and County Staff Analysis

Consistency with Zoning: The property is zoned Planned Unit Development (PUD), subject to the Jeffco Business Center PUD Plan. The proposed use is consistent with the uses listed in the PUD Plan.

Consistency with the Comprehensive Plan and Compatibility with Surrounding Uses: The property is identified as "commercial" per the Comprehensive Plan. The proposed use for the property is consistent with the land use map in the Comprehensive Plan. The proposed use is also compatible with the surrounding uses in the area that include an airport to the west, a restaurant to the east, and a convenience store to the northeast.

Rocky Mountain Metropolitan Airport: The site is to the north of the Jefferson County Metropolitan Airport within the designated Airport Influence Area, but just outside the airport critical zone and runway protection zone as identified in the Jefferson County Map with the airport overlay.

An avigation easement granted to the Rocky Mountain Metropolitan Airport will be required with the minor subdivision plat.

Long-Range Financial Plan: The proposed use is consistent with land use assumptions in the long-range financial plan.

Sustainability Elements: Sustainability elements are implemented through the building energy code, including providing electric vehicle charging stations.

Access: There is a full movement signalized intersection at Metro Airport Ave and Wadsworth Parkway. The point of access at Longs Peak and Wadsworth Parkway is a right-in-right-out turn from Wadsworth Parkway. An existing through lane on Wadsworth Pkwy with a right-in-right-out turn provides access to Metro Airport Ave. Two points of access will be provided via Longs Peak Dr from Metro Airport Ave. The southeastern access is a full movement intersection. The circular access drive into the site directs vehicles to parking at the south, southeastern, and northern portions of the property. The northern access point includes a loop drive with direct access to the main entrance of the rehabilitation center, underneath a porte cochere.

The loop drive around the hospital provides for emergency service access.

Parking: Per the Broomfield Municipal Code (BMC), Chapter 17-32-040, off-street parking is required for hospitals at a ratio of 1 space per bed. The subject property is within the Broomfield Station mapped Parking Reduction Area (PRA). Within designated PRAs, parking maximums are equal to the parking minimums for each land use type. However, hospitals are not elgible for the PRA. In this case, the applicant is proposing a 56-bed hospital. This development proposes 137 parking spaces, which includes a maximum of 70 spaces (56 x 1.25 = 70) plus an additional 67 spaces. The applicant has provided a parking letter that outlines the request for the increase in parking. The letter indicates that there will be 80 employees during peak staffing.

Examples of other hospitals that have been designed by this consultant were included to make the case for 137 parking spaces. A deviation from the Parking Code is required for the 67 extra parking spaces and is also referenced below under the “Key Issues” subheading. The Transportation Planning and Traffic Engineering Divisions have reviewed and accepted the parking letter that provides a justification for the parking request.

Of the 137 spaces provided, the rehab center will provide two standard and 12 van American with Disabilities Act (ADA) parking spaces. Electric Vehicle parking is provided via the following categories and types per the Broomfield Municipal Code requirements: 10 or 7% EV Ready spaces, 5 or 3% EV Installed, 28 or 20% EV Capable, and 0 EV Capable Light spaces.

Bicycle parking is categorized into long-term and short-term. No long-term bicycle parking spaces are required. The development will provide 20 short-term bike spaces, which meet the BMC bicycle parking requirements.

Inclusionary Housing and Public Land Dedication: Since this is not a residential use, the inclusionary housing and public land dedication requirements are not applicable.

Key Issue:

Staff have identified the following key issue:

• Parking - The Broomfield Municipal Code, Chapter 17-32-040, establishes parking for hospitals at 1 space per bed. The proposed rehabilitation facility will contain 56 beds. The Parking Code further indicates that parking maximums may be permitted at up to 125% of the parking minimum. In this case, that maximum is 70 parking spaces (56 x 1.25 = 70). The applicant has indicated that the hospital expects to have parking demand for visitors, vendors, medical providers based outside of the facility, hospital administration, kitchen staff, therapists, benefit coordinators, and other specialized health care providers. Evening shifts are expected to bring the highest demand for parking, when staff of approximately 25 will arrive at 6:30 pm, which overlaps with the daytime staff of approximately 60 until 7:30 pm. This will generate the need for an additional 67 spaces from the maximum permitted 70 parking spaces.

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. All comments provided directly via email and through the Broomfield Voice will be added to the Land Use Review Commission correspondence folder(External link) and City Council correspondence folder(External link) as applicable. This folder will be reviewed by LURC and / or City Council in advance of any public hearings on the proposal.

Public hearings are 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.