Park St. Pickleball Rezone from R-1 to MU-2

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Project Overview

The applicant is proposing to rezone a R-1 property to Employment Mixed Use (MU-2) to allow for an approximate 5,300 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/urban renewal site 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 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. it allows for indoor commercial recreational uses, subject to development standards.

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 to allow for a proposed pickleball indoor court building 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 uses as a use by right. 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.

Since this property is subject to the Original Broomfield Urban Renewal Plan, an urban renewal site plan (URSP) would be required before a building permit may be issued. Also, 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 application does not include a final plat or SDP/URSP, so staff cannot evaluate the design, placment or development standards of the proposed pickleball facility at this time. 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.

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/URSP.

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 existing residential - The properties to the west and south are zoned low-density residential (R-1). The proposed indoor pickleball facility is not compatible with the residential uses.
• Property size - The MU-2 zone district established development standards, including minimum and maximum setbacks, maximum building height, building and parking placement and orientation, land use composition and mixture of uses, and prescriptive design requirements. Given that the property is adjacent to low-density residential, the building will be required to be stepped up in height to provide for a transition between the residences to the west and south of the site.

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.