NexCore Assisted Living and Memory Care Concept Review

NexCore Site Plan

Location: 1450 W 169th Avenue (Highlands Filing No. 1, Replat B, Lot 2)

Project Type: Concept Review for Assisted Living and Memory Care Facility

Project Description: The concept application is for a proposal to develop a currently vacant parcel of land as a 3 story, 105 unit assisted living and memory care community. The facility will total 100,470 square feet, and will have associated parking and amenities features. The site is currently part of Highlands Filing No. 1, Replat B, this lot is located within an area that is part of a separate application that is currently under review, and as such, the development will ultimately be located within the proposed Highlands Filing No. 1 Replat F final plat area. The concept plan includes the preliminary site and landscape layout, and illustrative images of similar facilities to give a context of the potential architectural design for this development.

To view the full submittal please download the concept review packet within the document library.


Applicant: 18th Street Development, LLC

Summary of Request:
The applicant is proposing to develop a currently vacant parcel of land as a 3 story, 100,470 square foot, 105 unit assisted living and memory care community. The property is zoned Planned Unit Development and is governed by the Highlands PUD Plan. Assisted Living / Memory Care is not currently an allowed use in the PUD, and as such a PUD Plan Amendment will be required as part of a formal development application.

Broomfield Municipal Code does not establish a parking ratio for assisted living/memory care facilities and a variance will be requested to allow a custom parking ratio for the use similar to requests from other assisted living/memory care facilities previously approved.


Neighborhood Compatibility:
This proposed development is located adjacent to an established residential neighborhood including two story homes. The lots located to the south of this subject property are anticipated to develop as commercial, retail and/or office uses that could exceed 3 stories in height. While there is a more than 130 foot separation between existing homes and this proposed facility, there could be concerns by adjacent residents regarding the proposed 3 story height of the facility. The applicant has stated they will engage with adjacent residents early in the process through neighborhood outreach. A neighborhood meeting is required prior to submitting a site development plan or planned unit development plan (next step in review process).


Long Range Financial Plan:
Assisted Living/Memory Care has historically been considered a commercial use. As such, this development proposal is consistent with the underlying Commercial land use designation and the land use assumptions in the Long Range Financial Plan.


Potential Key Issues for Discussion:

  • Property is highly visible. Need to ensure quality materials for building and appropriate site landscaping.

  • Property is adjacent to an established single family detached residential neighborhood and the proposed building height of 55 feet (3 stories) could be a potential concern for residents, this height does not exceed the maximum allowed height for the site. The PUD Plan allows for a maximum 90 foot height on this parcel.

  • The proposed use is not currently established as a permitted use in the Highlands PUD Plan, and a PUD Plan Amendment will be required as part of the formal application. The addition of this use may provide a transition from commercial activity to the south to the residential neighborhood to the north.

  • This site is part of an active application (Highlands Filing No. 1, Replat F) which includes an overall Site Development Plan which will establish architectural and signage requirements.

  • At this time only one variance has been identified, that variance will establish a custom parking ratio for the proposed use similar to other memory care/assisted living facilities.

Location: 1450 W 169th Avenue (Highlands Filing No. 1, Replat B, Lot 2)

Project Type: Concept Review for Assisted Living and Memory Care Facility

Project Description: The concept application is for a proposal to develop a currently vacant parcel of land as a 3 story, 105 unit assisted living and memory care community. The facility will total 100,470 square feet, and will have associated parking and amenities features. The site is currently part of Highlands Filing No. 1, Replat B, this lot is located within an area that is part of a separate application that is currently under review, and as such, the development will ultimately be located within the proposed Highlands Filing No. 1 Replat F final plat area. The concept plan includes the preliminary site and landscape layout, and illustrative images of similar facilities to give a context of the potential architectural design for this development.

To view the full submittal please download the concept review packet within the document library.


Applicant: 18th Street Development, LLC

Summary of Request:
The applicant is proposing to develop a currently vacant parcel of land as a 3 story, 100,470 square foot, 105 unit assisted living and memory care community. The property is zoned Planned Unit Development and is governed by the Highlands PUD Plan. Assisted Living / Memory Care is not currently an allowed use in the PUD, and as such a PUD Plan Amendment will be required as part of a formal development application.

Broomfield Municipal Code does not establish a parking ratio for assisted living/memory care facilities and a variance will be requested to allow a custom parking ratio for the use similar to requests from other assisted living/memory care facilities previously approved.


Neighborhood Compatibility:
This proposed development is located adjacent to an established residential neighborhood including two story homes. The lots located to the south of this subject property are anticipated to develop as commercial, retail and/or office uses that could exceed 3 stories in height. While there is a more than 130 foot separation between existing homes and this proposed facility, there could be concerns by adjacent residents regarding the proposed 3 story height of the facility. The applicant has stated they will engage with adjacent residents early in the process through neighborhood outreach. A neighborhood meeting is required prior to submitting a site development plan or planned unit development plan (next step in review process).


Long Range Financial Plan:
Assisted Living/Memory Care has historically been considered a commercial use. As such, this development proposal is consistent with the underlying Commercial land use designation and the land use assumptions in the Long Range Financial Plan.


Potential Key Issues for Discussion:

  • Property is highly visible. Need to ensure quality materials for building and appropriate site landscaping.

  • Property is adjacent to an established single family detached residential neighborhood and the proposed building height of 55 feet (3 stories) could be a potential concern for residents, this height does not exceed the maximum allowed height for the site. The PUD Plan allows for a maximum 90 foot height on this parcel.

  • The proposed use is not currently established as a permitted use in the Highlands PUD Plan, and a PUD Plan Amendment will be required as part of the formal application. The addition of this use may provide a transition from commercial activity to the south to the residential neighborhood to the north.

  • This site is part of an active application (Highlands Filing No. 1, Replat F) which includes an overall Site Development Plan which will establish architectural and signage requirements.

  • At this time only one variance has been identified, that variance will establish a custom parking ratio for the proposed use similar to other memory care/assisted living facilities.

Discussions: All (1) Open (1)