8320 Park St. Rezone from R-1 Low-Density Residential to MU-2, Employment Mixed-Use

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Project Overview

The applicant is proposing to rezone a Low-Density Residential (R-1) property to Employment Mixed Use (MU-2). The applicant's narrative indicates that they intend to develop a 7,635 sf pickleball facility with a 2,200 sf mezzanine. A final plat dedicating right-of-way and vacating/dedicating easements, and a site development plan reflecting the improvements related to the facility, would be required before submitting building permits and commencing with construction.

The concept plan that was reviewed by the City Council and members of the Land Use Review Commission included a proposal to rezone the property to Limited Industrial. The applicant's concept plan narrative discussed their intent to build a pickleball facility. Conceptual drawings of the facility were also included with the concept plan review application submittal package, and those can be found under the documents folder for the Concept Plan.

The applicant has since submitted an application to rezone to the MU-2 zone district. The Broomfield Municipal Code, Chapter 17-23.1, Employment Mixed Use District (MU-2) was adopted by City Council via Ordinance No. 2222 in July 2024. The MU-2 zone district allows for indoor commercial recreational uses, subject to development standards and approval of a site development plan.

Project Details

Location: 8320 Park Street, at the southwest corner of Commerce and Park Streets.

Project Type: Commercial

Applicant: 8320 Park, LLC c/o Vincent Colson

Project Description: Rezoning from R-1 to MU-2 on a 0.41-acre lot.

City and County Staff Analysis

Consistency with Zoning: The property is zoned (R-1) Low-Density Residential District. The proposed use is inconsistent with allowed uses in the R-1 zone district. The MU-2 zone district allows for indoor commercial recreation subject to approval of a site development plan. The intent of the MU-2 Zone District is to provide for opportunities for vibrant, high-quality, mixed use developmentss in both vertical and horizontal configurations that promote new development and redevelopment consisting of high-intensity nonresidential uses that enhance and diversify employment and consumer options within the community.

The Broomfield Municipal Code Chapter 17-23.1 (MU-2 zone district) established development standards related to building height, setbacks, building and parking orientation and placement, land use composition and mixture of uses, and design requirements associated with the building's contribution to the public realm - through massing, form, materials, and its relationship to the street.

The BMC, Title 17-23.1, MU-2 Zone District, allows for a wide range of uses, from commercial services including retail and banks to warehouse distribution, data centers, outdoor parking, medical-related uses, etc. Additionally, the permitted uses listed in the Original Broomfield Neighborhood Plan limit the allowed uses. The size of the property also limits the uses that would be practical on this site.

The applicant has indicated that they intend to proceed with a final plat and SDP/URSP for a pickleball facility should the rezoning be approved.

This property is subject to the US 36 West Urban Renewal Plan and the Original Broomfield Neighborhood Plan. The Neighborhood Plan identifies this site as being within "Area 3," which is designated for "office/flex light industrial." The Plan allows for a variety of uses, including indoor commercial and recreational uses.

Consistency with the Comprehensive Plan and Compatibility with Surrounding Uses: The property is identified as "industrial" per the Comprehensive Plan. The proposed use for the property is consistent with the Comprehensive Plan and the uses permitted in the Original Neighborhood Plan. There are existing residences to the west and south, with industrial uses to the north.

Long-Range Financial Plan: Should the property be approved for a rezoning request, the proposed use will be consistent with land use assumptions in the long-range financial plan.

Sustainability Elements: Sustainability elements have not been finalized at this stage of the process. Staff will work with the applicant on incorporating sustainable practices into the formal development plans if the project proceeds with a final plat and SDP.

Inclusionary Housing and Public Land Dedication: Since this is not a residential use, the inclusionary housing and public land dedication requirements are not applicable.

Possible Key Issues:

Staff has identified the following key issues based on the request to rezone this property:

• Compatibility with the Surrounding Area- The site is zoned for low-density residential uses, which is consistent with the zoning and/or use of the surrounding areas to the east, south and west. The area to the north and northeast is zoned and used for light industrial uses. The proposed MU-2 zoning would allow a wide range of uses to potentially locate on the 0.41-acre parcel, subject to approval of a future SDP and final plat. The future uses may range in height from 30 ft, within 50 ft of the property line adjacent to any low density residential district parcels, and up to 50 ft in height in other areas. Minimum setbacks will range from 8 to 10 ft on all sides depending on how the building is oriented to the streets.

  Broomfield’s guiding vision documents recognize the area is considered “susceptible to change” and envision the subject property and adjacent properties to the south and west (re)developing with office/flex and light industrial uses. The intent behind this visionary land use designation is to preserve affordable “office/flex light industrial” uses within Broomfield.

  In addition, while the intent of the district is for mixed use, the 0.41-acre parcel is relatively small to accommodate a mix of uses within the site. The applicant has indicated they intend to submit a future application for a SDP and final plat to develop the site with a pickleball facility and has not indicated any other uses that may co-locate on the site. Moreover, it is possible that the site could be proposed for development with any of the other permitted uses as feasible for the site size and approved through an SDP.

  If the proposed rezoning is approved, any future development of the site will need to be consistent with the permitted uses and development standards established by the MU-2 district. While not encouraged or supported, a future application could include requested deviations from the established standards on the SDP, which would be subject to LURC approval and City Council call-up.

Public Engagement

You can engage with this project using the Questions and Comments tabs below, or by emailing planning@broomfield.org. Feedback must be submitted by during the concept plan review. Feedback shared on this project page will be provided to the City Council as they consider the development application.

You can also provide comments for the City Council Concept Review via the Public Comment tab below. You can participate by phone using the instructions found on the City Council Meeting Web Page.

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 residents. This step in the process does not approve or deny the proposal, but instead helps the developer to consider feedback while they refine their development proposal prior to the formal development application. This step 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.