UCHealth Broomfield North Campus Concept Review

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Conceptual Site Plan

This is a new concept proposal! Share your ideas about how this development application might be improved to better serve the community, leave comments and/or ask questions about the proposal using the tabs below.

Project Overview

The applicant has submitted a new concept review proposal for a new health campus with a hospital proposed in the initial phase, centrally located on an approximately 110-acre site on the northwest corner of the I-25 and CO 7 interchange. The applicant notes that, in addition to their proposed high-quality multi-story hospital, there would be a four-story medical office building. The proposed hospital, including the mechanical penthouse, is currently envisioned to be approximately 140 feet tall. The proposed medical office building is envisioned to be approximately 84 feet tall, including its mechanical penthouse. Both of these buildings would exceed the maximum allowed building height within the approved PUD (60 feet), and would require an amendment to the PUD Plan to increase the maximum allowable height, or deviations from the approved PUD to be approved by Council for the increased height.

Additionally, the campus may include residential options, advanced specialties, and primary medical care, along with retail, dining, and hospitality uses. The site also incorporates large green spaces within the site design.

In addition to these uses, the applicant notes in their project narrative that it is their understanding that the North Metro Fire Rescue District is interested in 2 - 2.5 acres of this property to expand their services, and UCHealth states that they are interested in discussing a donation of this land as part of our commitment to the community.

The proposed development is anticipated to be constructed in multiple phases, with the applicant noting that their current plan is to begin construction of the site in 2026, which could allow the hospital to open in 2029.

Project Details

Applicant: UCHealth
Location: Generally located on the northwest corner of the I-25 and CO 7 interchange.
Project Type: Concept Review

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 conceptual plan is consistent with the zoning of the property, while hospitals are not an explicit use listed as a permitted use, hospitals are consistent with medical/dental offices. If the applicant desires, they could amend the PUD Plan through a text amendment to explicitly add hospitals to the list of allowed uses.

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 to the east 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 within the Palisade Park development. 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 is a 216-unit apartment complex, a gas station, a fast food restaurant, and the Children's Hospital. There are also vacant lots.

Comprehensive Plan
The property is designated as Regional Commercial. Primary uses permitted within areas designated for Regional Commercial include regional shopping areas, discount/big-box retailers, travel commercial uses such as gas stations and hotels, auto related uses, entertainment, and residential. These areas are intended to allow for the most flexibility in uses and site design to spur innovation and economic development at key regional nodes. Heavy industry is not appropriate for these areas. Secondary uses allowed include Public/Quasi-Public and Open Land uses. The applicant's conceptual proposal is consistent with the anticipated uses in areas designated as Regional Commercial (hospitals are considered to be a Public/Quasi Public use).

Site Circulation, Parking and Multimodal Access:
The project's conceptual layout sites the proposed hospital and medical office building centrally on the site within an oval ring road. The campus will be accessed primarily by CO 7 to the south and through a proposed extension of W 169th Ave, which will internally connect to a campus ring road. This ring road provides Fire Department Access along with simplified wayfinding for patients and families, as well as excellent back-of-house service access. The site plan also shows the various entrances for key program elements: main hospital entry; medical office building entry; emergency vehicle access (ambulance traffic); and emergency walk-in public access. The site circulation and conceptual site layout is shown below.Site Layout and Circulation


The project is proposing approximately 1,120 parking spaces within the site for the initial phase, comprising the hospital and medical office building. The conceptual distribution of parking includes approximately 610 spaces for the medical office building and 510 for the hospital.

At this time, the conceptual plan does not specifically identify the number of beds anticipated in the hospital. Broomfield Municipal Code establishes a parking ratio of 1 parking space per bed for hospitals. As such, specific parking calculations can not be verified at this time for the use, but will be a key element of the project review should the project move forward. The project is located within an parking reduction area, but hospitals are not eligible for parking reductions.

The medical office building is currently proposed to be approximately 140,000 square feet. The Broomfield Municipal Code establishes a parking maximum for medical office buildings located within parking reduction areas of 3.5 spaces per 1,000 square feet of gross floor area. Based upon the proposed size of the medical office building, the maximum parking allowed by code would be 490 spaces. As such, the applicant would need to seek a deviation for additional parking for this use.

Roadways:
The conceptual plans and supplemental documents note that there is an intent to extend W 169th Avenue, and also show what appears to be a frontage road adjacent to I-25. The W 169th Avenue extension will be reviewed for compliance with Broomfield Standards and Specifications during formal application review. The frontage road is an element with a level of uncertainty as that will need to be reviewed and approved by CDOT and if CDOT is not supportive of this element may result in site layout changes.


Landscaping, Open Lands, Parks and Trail Amenities:
The applicant notes that their overall site plan envisions a walkable, nature-integrated community, strengthened by a network of regional trails that connect north along CO 7 and extend to the northwest. These connections are complemented by a series of “green corridors” that create a continuous, park-like multi-use circulation route from the north to the south ends of the site, encouraging comfortable and intuitive pedestrian movement. To the west, future mixed-use development is anticipated to incorporate open green spaces, further enhancing the campus’s community-oriented character.

The applicant also notes that water quality and on-site detention needs will be thoughtfully accommodated within the landscape.

Proposed Architecture:
The applicant has described their proposed architectural and urban design concept as prioritizing site connectivity, pedestrian accessibility, and contextual compatibility with adjacent commercial and residential development. The site plan incorporates a system of pedestrian and multi-use pathways that connect the campus to adjacent trail networks, supporting multimodal circulation, public access, and integration with the surrounding urban fabric.

The proposed program includes a multi-story hospital with an integrated mechanical penthouse, designed to reflect the UCHealth brand while employing appropriate massing, scale, and architectural articulation consistent with the surrounding Broomfield context. A conceptual rendering depicting the UCHealth brand is shown below.

UCHealth brand conceptual rendering


Potential Deviations:
At this time, the only possible deviations (or possible amendments to the Northlands PUD Plan) identified could be:

  • Proposed maximum building height may require a deviation in the future for the development, specifically the hospital. The proposed hospital appears to exceed the maximum height (60 feet permitted in the PUD).
  • Parking for the proposed medical office building currently exceeds the maximum allowed parking as per the Broomfield Municipal Code and parking reduction area requirements. AS such a deviation would be required to allow for the excess parking.
  • Parking calculations for hospitals are based on the number of beds, and as such, it's unknown if parking is consistent with or exceeds the parking allowance. This may require a deviation.


Possible Key Issues:
At this time the following possible key issues have been identified:

  • Possible need to request deviations or amend the PUD to allow for increased building height and modified parking. While the increased height adjacent to the interstate would be consistent with the heights permitted by right south of CO 7 in Baseline, it would require approval by City Council as part of the future formal application. Parking calculations are based on square footage or number of beds (depending on the specific use) and as such it's unknown if parking in total is consistent with or exceeds the parking allowance for both the medical office building and hospital. This may require a deviation in the future.
  • Impacts on the long-range financial plan. Because hospitals are generally quasi-public uses and typically non-profit, they are often exempt from some taxation to varying degrees. This site is a key location along a major thoroughfare at a gateway into Broomfield. Specific analysis on the estimated financial impacts will be completed as part of the concept review staff memorandum, which will be shared with the public and city council during the in-person concept review.

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 (Monday before Concept Review Hearing). Feedback shared on this project page will be provided to City Council as they consider the development application.

You can also provide comments for the City Council Concept Review meeting in-person, or by phone. 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 take feedback into consideration 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.

This is a new concept proposal! Share your ideas about how this development application might be improved to better serve the community, leave comments and/or ask questions about the proposal using the tabs below.

Project Overview

The applicant has submitted a new concept review proposal for a new health campus with a hospital proposed in the initial phase, centrally located on an approximately 110-acre site on the northwest corner of the I-25 and CO 7 interchange. The applicant notes that, in addition to their proposed high-quality multi-story hospital, there would be a four-story medical office building. The proposed hospital, including the mechanical penthouse, is currently envisioned to be approximately 140 feet tall. The proposed medical office building is envisioned to be approximately 84 feet tall, including its mechanical penthouse. Both of these buildings would exceed the maximum allowed building height within the approved PUD (60 feet), and would require an amendment to the PUD Plan to increase the maximum allowable height, or deviations from the approved PUD to be approved by Council for the increased height.

Additionally, the campus may include residential options, advanced specialties, and primary medical care, along with retail, dining, and hospitality uses. The site also incorporates large green spaces within the site design.

In addition to these uses, the applicant notes in their project narrative that it is their understanding that the North Metro Fire Rescue District is interested in 2 - 2.5 acres of this property to expand their services, and UCHealth states that they are interested in discussing a donation of this land as part of our commitment to the community.

The proposed development is anticipated to be constructed in multiple phases, with the applicant noting that their current plan is to begin construction of the site in 2026, which could allow the hospital to open in 2029.

Project Details

Applicant: UCHealth
Location: Generally located on the northwest corner of the I-25 and CO 7 interchange.
Project Type: Concept Review

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 conceptual plan is consistent with the zoning of the property, while hospitals are not an explicit use listed as a permitted use, hospitals are consistent with medical/dental offices. If the applicant desires, they could amend the PUD Plan through a text amendment to explicitly add hospitals to the list of allowed uses.

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 to the east 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 within the Palisade Park development. 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 is a 216-unit apartment complex, a gas station, a fast food restaurant, and the Children's Hospital. There are also vacant lots.

Comprehensive Plan
The property is designated as Regional Commercial. Primary uses permitted within areas designated for Regional Commercial include regional shopping areas, discount/big-box retailers, travel commercial uses such as gas stations and hotels, auto related uses, entertainment, and residential. These areas are intended to allow for the most flexibility in uses and site design to spur innovation and economic development at key regional nodes. Heavy industry is not appropriate for these areas. Secondary uses allowed include Public/Quasi-Public and Open Land uses. The applicant's conceptual proposal is consistent with the anticipated uses in areas designated as Regional Commercial (hospitals are considered to be a Public/Quasi Public use).

Site Circulation, Parking and Multimodal Access:
The project's conceptual layout sites the proposed hospital and medical office building centrally on the site within an oval ring road. The campus will be accessed primarily by CO 7 to the south and through a proposed extension of W 169th Ave, which will internally connect to a campus ring road. This ring road provides Fire Department Access along with simplified wayfinding for patients and families, as well as excellent back-of-house service access. The site plan also shows the various entrances for key program elements: main hospital entry; medical office building entry; emergency vehicle access (ambulance traffic); and emergency walk-in public access. The site circulation and conceptual site layout is shown below.Site Layout and Circulation


The project is proposing approximately 1,120 parking spaces within the site for the initial phase, comprising the hospital and medical office building. The conceptual distribution of parking includes approximately 610 spaces for the medical office building and 510 for the hospital.

At this time, the conceptual plan does not specifically identify the number of beds anticipated in the hospital. Broomfield Municipal Code establishes a parking ratio of 1 parking space per bed for hospitals. As such, specific parking calculations can not be verified at this time for the use, but will be a key element of the project review should the project move forward. The project is located within an parking reduction area, but hospitals are not eligible for parking reductions.

The medical office building is currently proposed to be approximately 140,000 square feet. The Broomfield Municipal Code establishes a parking maximum for medical office buildings located within parking reduction areas of 3.5 spaces per 1,000 square feet of gross floor area. Based upon the proposed size of the medical office building, the maximum parking allowed by code would be 490 spaces. As such, the applicant would need to seek a deviation for additional parking for this use.

Roadways:
The conceptual plans and supplemental documents note that there is an intent to extend W 169th Avenue, and also show what appears to be a frontage road adjacent to I-25. The W 169th Avenue extension will be reviewed for compliance with Broomfield Standards and Specifications during formal application review. The frontage road is an element with a level of uncertainty as that will need to be reviewed and approved by CDOT and if CDOT is not supportive of this element may result in site layout changes.


Landscaping, Open Lands, Parks and Trail Amenities:
The applicant notes that their overall site plan envisions a walkable, nature-integrated community, strengthened by a network of regional trails that connect north along CO 7 and extend to the northwest. These connections are complemented by a series of “green corridors” that create a continuous, park-like multi-use circulation route from the north to the south ends of the site, encouraging comfortable and intuitive pedestrian movement. To the west, future mixed-use development is anticipated to incorporate open green spaces, further enhancing the campus’s community-oriented character.

The applicant also notes that water quality and on-site detention needs will be thoughtfully accommodated within the landscape.

Proposed Architecture:
The applicant has described their proposed architectural and urban design concept as prioritizing site connectivity, pedestrian accessibility, and contextual compatibility with adjacent commercial and residential development. The site plan incorporates a system of pedestrian and multi-use pathways that connect the campus to adjacent trail networks, supporting multimodal circulation, public access, and integration with the surrounding urban fabric.

The proposed program includes a multi-story hospital with an integrated mechanical penthouse, designed to reflect the UCHealth brand while employing appropriate massing, scale, and architectural articulation consistent with the surrounding Broomfield context. A conceptual rendering depicting the UCHealth brand is shown below.

UCHealth brand conceptual rendering


Potential Deviations:
At this time, the only possible deviations (or possible amendments to the Northlands PUD Plan) identified could be:

  • Proposed maximum building height may require a deviation in the future for the development, specifically the hospital. The proposed hospital appears to exceed the maximum height (60 feet permitted in the PUD).
  • Parking for the proposed medical office building currently exceeds the maximum allowed parking as per the Broomfield Municipal Code and parking reduction area requirements. AS such a deviation would be required to allow for the excess parking.
  • Parking calculations for hospitals are based on the number of beds, and as such, it's unknown if parking is consistent with or exceeds the parking allowance. This may require a deviation.


Possible Key Issues:
At this time the following possible key issues have been identified:

  • Possible need to request deviations or amend the PUD to allow for increased building height and modified parking. While the increased height adjacent to the interstate would be consistent with the heights permitted by right south of CO 7 in Baseline, it would require approval by City Council as part of the future formal application. Parking calculations are based on square footage or number of beds (depending on the specific use) and as such it's unknown if parking in total is consistent with or exceeds the parking allowance for both the medical office building and hospital. This may require a deviation in the future.
  • Impacts on the long-range financial plan. Because hospitals are generally quasi-public uses and typically non-profit, they are often exempt from some taxation to varying degrees. This site is a key location along a major thoroughfare at a gateway into Broomfield. Specific analysis on the estimated financial impacts will be completed as part of the concept review staff memorandum, which will be shared with the public and city council during the in-person concept review.

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 (Monday before Concept Review Hearing). Feedback shared on this project page will be provided to City Council as they consider the development application.

You can also provide comments for the City Council Concept Review meeting in-person, or by phone. 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 take feedback into consideration 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.

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Page last updated: 12 Jan 2026, 06:34 PM