Playground Garages

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 to subdivide a vacant portion of the rear of the site to construct two warehouse buildings for a total of +/- 32,000 s.f. The subject site is located at 2360 Industrial Lane and is currently developed with an existing warehouse structure toward the front of the site, with approximately one third of the site being left vacant toward the rear. Each proposed structure will ultimately be divided into +/- 1,000 s.f. and will be made available for individual ownership. This use is similar to the use on the adjacent property immediately adjacent to the southwest.

The proposed warehouse units are designed to meet the growing demand for versatile, low-intensity spaces, supporting a variety of small business, personal, and hobbyist uses. Each unit will feature front entry and loading, and multiple windows for natural light.

Project Details

Applicant: Gerrit Van Maanen, Playground LLC
Location: 2360 Industrial Lane
Project Type: Final Plat, Urban Renewal Site Plan

City and County Staff Analysis

Zoning, Surrounding Uses and Comprehensive Plan: The zoning for this parcel is I-1 Limited Industrial. The subject site falls within the US 36 West Corridor Urban Renewal Area, which promotes redevelopment of properties within the overlay and to provide employment opportunities along the corridor. The proposed warehouse use is consistent with zoning and the development pattern in the area, as there is a similar use immediately adjacent to the southwest of the site and other similar developments in the immediate vicinity.

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

Site Circulation, Parking and Multimodal Access: Site access is proposed from Industrial Lane to the subject site via an easement through the parent parcel. Parking is proposed along the fronts of the two structures. The applicant is also proposing to reconfigure and improve a portion of the existing parking located on the developed portion of the parent parcel.

Architecture and Landscaping: The property will feature two one-story industrial-style warehouse buildings with multiple bay doors and pedestrian doors facing the parking area and window on the upper portions of the side and rear facades to allow natural light inside. The site will include landscaped islands within the parking lot and along the perimeter of the site.

Potential Deviations: The proposed subdivision results in a lot that is entirely land locked with no frontage on a public right of way, also known as a "flag lot" as defined in Chapter 16-08-010 (F) of the Broomfield Municipal Code. Flag lots are prohibited in Broomfield per Chapter 16-28-100 (C) of the Broomfield Municipal Code. Therefore, a deviation is required for the subdivision to be approved.

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

• Access - The applicant currently proposes gaining access through the parent parcel via an easement. The preferred method would be to gain access via an extension of the subdivided lot that stretches north to front on Industrial Lane. Access easements are not preferred when they are the sole point of access for a property as they create the opportunity for ownership and access disputes in the future, meanwhile fee simple ownership creates a clear delineation of ownership and establish access to the rear property in perpetuity.
• Circulation and Emergency Services - Related to the access issue above, the site's location at the rear of the parent parcel, and with the currently proposed easement for access, there is potential for emergency services to have difficulty accessing and also circulating through the subject site. Clear, unencumbered access and circulation through and between the parent parcel and the proposed subdivided parcel is essential to the safety of owners and visitors to this future development.

Staff will work with the applicant to address the potential key issues if they proceed with a formal development application.

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 (insert date of online concept closing here).

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.