Northlands PUD Text Amendment (3rd Amendment)

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

The applicant has submitted a proposed Planned Unit Development (PUD) Plan amendment to the Northlands PUD Plan to amend development standards for the properties within the PUD Plan area. The proposed PUD Amendment is related to amending the parking ratios for medical offices/hospital uses, and adding a maximum height limitation specifically for medical offices/hospitals.

Project Details

Applicant: UCHealth
Location: Generally located on the northwest corner of the I-25 and CO 7 interchange.
Project Type: Planned Unit Development Plan Text Amendment

City and County Staff Analysis

Zoning, Surrounding Uses and Comprehensive Plan:

Zoning
The property is zoned Planned Unit Development (PUD) and is governed by the 2nd Amendment to the Northlands PUD Plan. The Northlands PUD Plan divides the property into three parcels. Parcel A (+/-45.6 acres) and Parcel B (+/- 18.2 acres) are located adjacent to CO 7 and are designated as Commercial, while Parcel C (+/-52.2 acres) is located north of Parcels A and B and is designated as Mixed Use.

All three of these parcels allow for a mixture of uses, including (but not limited to) office, retail services, lodging, hotel/conference center, entertainment and recreation, medical and dental offices, retail (inline and pad sites), restaurants (sit-down and drive-thru), banks, and grocery stores. Parcel C allows for residential uses, including single-unit attached, four-plexes, multi-unit, and various types of senior/assisted care facilities.

The applicant's proposed text amendment to the PUD Plan would not make any changes to the PUD boundaries or the allowed uses; instead, it is limited to modifying development standards in the PUD Plan (detailed below).

Surrounding Uses
The subject property is located adjacent to I-25, north of CO 7. To the east of the site is I-25 and vacant land within the City and County of Broomfield on the other side of the interstate. To the south of the project area is CO 7 and vacant land within the Baseline development on the south side of CO 7.

To the north and west of the site are portions of the Palisade Park development. To the north of the subject property is a park and vacant land. These vacant lots include approved residential units (Brownstones Phase II) and additional areas envisioned for non-residential uses. To the north of these vacant lots is the SunCap flex industrial development. To the west of the project areas is a 216-unit apartment complex, a gas station, a fast food restaurant, and the Children's Hospital. There are also additional vacant lots.

Proposed Parking Requirement Changes:
The applicant is seeking to amend the Northlands PUD Plan development standards related to parking as part of this proposed text amendment. The PUD Plan does not currently establish any specific parking ratios, instead cross referencing to the Broomfield Municipal Code regarding minimum required parking. The applicant is proposing to amend this language in the PUD Plan to continue to defer to the Broomfield Municipal Code for parking requirements for all uses other than medical/hospital.

The applicant's proposed text amendment would establish the following specific parking ratios:

• Hospital: 2 parking spaces per bed plus 1 parking space per 300 square feet of outpatient clinics and service areas.
• Medical Offices and Clinics: 1 parking space for every 200 gross square feet of floor are

The applicant has noted that they aim to establish parking ratios consistent with the surrounding character of the community. As such, they have mirrored the parking ratios currently approved in the North Park PUD Plan (the development opposite this site on the south side of CO 7).

Proposed Building Height Allowance Change:
The existing Northland PUD Plan establishes a maximum allowed height for all uses of 60 feet. The applicant is proposing to amend the allowed height specifically for medical office/hospital uses to allow for those specific uses to be up to 150 feet in height.

The applicant again notes that they took the maximum allowed heights of surrounding developments into consideration and specifically call out in their project narrative that this proposed height is similar to, but less than, the maximum height allowed for the property south of this project in the North Park development (the North Park PUD allows for a maximum height of 265 feet).

Possible Key Issues:
At this time, no potential key issues have been identified as part of this application.

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 and City Council correspondence folder as applicable. This folder will be reviewed by LURC and/or City Council in advance of any public hearings on the proposal.

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 a minimum 1,000-foot radius 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.