In-N-Out Burger

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 is a proposal for a new development to construct a new restaurant with a drive-through, In-N-Out Burger, located at 4181 W 120th Ave. Per the submitted application, the In-N-Out Burger menu would be the same basic menu their guests have been served since 1948, with made to order food. The drive-through restaurant would be located in a new 3,890 square foot building, with an additional 1,400 square foot outdoor patio area, on the east side of the proposed building. Access to the site would be achieved through an extension of W 121st Ave from the west, and the proposed drive will continue around to a new access onto W 120th Ave. The proposed building design is generally consistent with the typical In-N-Out Burger structures, a single-story Spanish-Mediterranean building with an associated drive-through lane.

As part of the proposed development, site improvements would be included to create a building pad for the adjacent Lot 2 user, as shown on the submitted site plan. The end user for Lot 2 would be required to complete their own development review for the proposed use. Parking drives and utility infrastructure would be included as part of this project.

Project Details

Applicant: In-N-Out Burger
Location: 4181 W. 120th Avenue
Project Type: Concept Review for Restaurant with a Drive-Through

City and County Staff Analysis

Zoning, Surrounding Uses and Comprehensive Plan: The zoning for this parcel is B-2 General Business District. The subject site falls within the West 120th Avenue Corridor Sub-Area Plan, which permits a variety of uses including restaurants, cafes, and general retail sales. The proposed restaurant with a drive-through is consistent with zoning and the development pattern in the area, as there are several similar uses on this stretch of W. 120th Avenue.

The Broomfield Comprehensive Plan designation for the subject property is “Commercial”. The subject proposal is consistent with the Comprehensive Plan designation for the property.

Site Circulation, Parking and Multimodal Access:

Under this proposal, vehicles would access the site from the west off of Bradburn Blvd, or east off of W 120th Ave. The subject site would provide 76 onsite parking stalls for guests. As the subject property is within the 120th Avenue Parking Reduction Area (PRA), which establish parking maximums that are set to the minimum off-street parking requirement for the proposed use. In this case the maximum permitted number of parking spaces for a 3,890 square foot drive-thru restaurant would be 24 parking spaces.

With both indoor and outdoor seating, the site will be able to accommodate up to 112 guests. The site is specifically designed with no "dead-end" parking aisles to promote better vehicle circulation onsite. The submitted conceptual site plan can be viewed in the documents section of this webpage.

The proposed drive-through lane entrance would be located west of the new building, and circle around the south side of the site - exiting to the east of the building. Per the submitted site plan, the drive-through would have the capacity for 31 queued vehicles. During peak times In-N-Out Associates may be deployed outside to take orders directly from customers in the drive-through lane by utilizing hand-held ordering tablets, which could help prevent excessive queueing lines from disrupting drive lanes adjacent to the drive-through access point.

The applicant will be required to include the minimum required number of EV-Installed, EV Ready, and EV Capable parking spaces as a part of the project.

Architecture and Landscaping: The property will feature a single-story Spanish-Mediterranean building, consistent with the standard corporate design for In-N-Out Burger restaurants. The proposed building would be approximately 23 feet tall. Landscaping will include new deciduous trees, and will protect some of the existing trees around the perimeter of the site.

Deviations/Uses by Special Review:

• A use by special review is required for a drive-thru within the W 120th Avenue Corridor Sub-Area Plan.
• 
  

Possible Key Issues: Staff is currently reviewing the development proposal. Initial key issues include the following:

• Traffic Flow - Increased traffic for the subject site and surrounding parcels and road is anticipated if the project moves forward. Therefore, a traffic study will be required to be submitted to the City and County of Broomfield as part of the formal development application.
• Parking - The subject site is located within a designated parking reduction area. Broomfield Municipal Code (BMC) establishes a maximum of 33 parking spaces for a 3,890 square foot building, plus the 1,400 square foot outdoor patio seating area. This conceptual proposal indicates they intend to provide 76 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.
• Consistency with W 120th Avenue Corridor Sub-Area Plan - Planning Staff will review the formal development application to evaluate consistency with applicable requirements of the W 120th Avenue Corridor Sub-Area Plan.

Process & Next Steps

The Urban Renewal Area Site Plan, Site Development Plan, and Final Plat are currently being reviewed by all applicable referral agencies. Site Development Plans and Final Plats are reviewed by the Land Use Review Commission at a public hearing, where the Commission votes to approve (with or without conditions) or deny the request.

The Site Development Plan is limited to approximately 3.4 acres, and since the project area is less than 7 acres in size it is also subject to Land Use Review Commission approval or denial and is subject to the City Council call-up provision in the Broomfield Municipal Code.

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. 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.