Highlands Oil Change and Coffee Shop

This is a new online concept review! Share your ideas about how this development application might be improved to better serve the community, leave comments that will be shared with City Council and/or ask questions about the proposal using the tabs below.

Project Overview

This is an online concept review for a proposal for a new development that includes an automotive service use, Take-5 Oil Change, and a drive-through coffee shop, 7-Brew. The proposed development would be located at 1275 State Highway 7, Highlands Filing No. 1 Replat F, Lot 3. As part of this project, the existing lot would be subdivided into two lots to be designed to serve two individual pad site users. Lot 1 would be located on the western portion of the existing lot, and Lot 2 would be on the eastern side. The proposed buildings would be located towards the southwest corner of each lot, with parking located generally on the eastern half of each lot.

The site plan for the project can be found in the documents section on the right side of this page.

Project Details

Applicant: Claycon Development Company
Location: 1275 State Highway 7
Project Type: Concept Review for drive-through oil change service and a coffee shop

City and County Staff Analysis

Zoning, Surrounding Uses and Comprehensive Plan: The site is located within the Highlands PUD Plan area. The parcels to the north, east, and west are also located within the Highlands PUD. The lot to the north is currently vacant, and to the east is Boulder Orthopedics. To the west, across Mariposa Street, is a Starbucks coffee shop. To the south, across State Highway 7, is currently vacant land within the North Park PUD Plan area.

The Broomfield Comprehensive Plan designation for the subject property is "Commercial". The proposed SDP/URSP is consistent with the Comprehensive Plan land use map designation.

Site Circulation, Parking and Multimodal Access: Vehicle access to the site would be achieved from the private drive to the north of the subject site. Pedestrian access will be provided along the private drive to the north through an attached walk that connects to the existing sidewalks along Mariposa Street. The proposed development includes a sidewalk along the shared property boundary, connecting each of the two lot's parking areas to both buildings and to the walk along State Highway 7.

Two individual access points will serve each lot to connect to the private drive to the north. Both lots will serve customers through a looped drive-through that circles each site, providing pedestrian and ADA access on the east side of both buildings.

Lot 1, containing the proposed 7-Brew, includes 9 total parking spaces. Lot 2, containing the Take-5 Oil Change, includes 4 total parking spaces. Staff notes that the project site is within the CO 7 Parking Reduction Area (PRA). Lot 2 is compliant with the maximum permitted parking per the PRA. However, Lot 1 is permitted a maximum of 5 parking spaces due to the combined gross floor area of the buildings on site. Therefore, a deviation from the Broomfield Municipal Code (BMC) would be required.

Architecture and Landscaping: The proposed architectural concept follows the prototypical design elements for each respective franchise. The images below show the proposed style for each building on the site (7-Brew on the left, and Take-5 Oil Change on the right). The proposed landscaping plan will provide trees and shrubs along each property line. All plantings will be required to be compliant with the Broomfield Landscape code.

Potential Deviations: If this project moves forward, a deviation from the BMC would be required to exceed the maximum number of parking spaces permitted on the subject site. Per Code, a maximum of 5 parking spaces would be allowed on Lot 1. A deviation would be required to allow for the proposed 9 parking spaces.

Possible Key Issues: The subject site is located within a designated parking reduction area. BMC establishes a maximum of 5 parking spaces for 780 square feet of gross floor area. This conceptual proposal indicates they intend to provide 9 onsite parking spaces, which exceeds the maximum permitted by the BMC. If the development moves forward, the applicant will need to provide additional justification regarding the proposed parking if the parking is not reduced to comply with the BMC.

Public Engagement

You can engage with this project using the Questions and Comments tabs below, or by emailing planning@broomfield.org. Since this is an online concept, there will be no publicly noticed meeting. All engagement will take place virtually. Public notices will be sent to property owners within 1,000 feet of this project. The online concept will be open and accepting feedback and questions until May 17, 2026.

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 community members. 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 in the development process 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.