In-N-Out on W 120th Avenue

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

This is a concept review for a proposal to construct a new restaurant with a drive-through, In-N-Out Burger, within the Broomfield Plaza shopping area. Per the submitted application, the In-N-Out Burger menu would be the same basic menu their guests have been served since 1948, with made to order food from quality fresh ingredients. The drive-through restaurant would be located in a new 3,887 square foot building, with an additional 2,000 square foot outdoor patio area, on the south end of the existing parking lot for the Broomfield Plaza. The subject site is currently part of the parking lot area directly west of the JAX Broomfield Outdoor Gear, Farm and Ranch store. Access to the site would be achieved through the existing access points from Sheridan Blvd and W 120th Avenue, which currently serve the entire Broomfield Plaza shopping area. The project includes a large covered patio space for outdoor seating, with heaters to be installed to accommodate year-round outdoor dining on colder days and evenings. The proposed building design is generally consistent with the typical In-N-Out Burger structures, a single-story Spanish-Mediterranean building with an associated drive-through lane.

Project Details

Applicant: In-N-Out Burger
Location: 5005 W. 120th Avenue
Project Type: Concept Review for Restaurant with a Drive-Through

City and County Staff Analysis

Zoning, Surrounding Uses and Comprehensive Plan: The zoning for this parcel is B-2 General Business District. The subject site falls within the West 120th Avenue Corridor Sub-Area Plan, which permits a variety of uses including restaurants, cafes, and general retail sales. The proposed restaurant with a drive-through is consistent with zoning and the development pattern in the area, as there are several similar uses on this stretch of W. 120th Avenue.

The Broomfield Comprehensive Plan designation for the subject property is “Commercial”. The subject proposal is consistent with the Comprehensive Plan designation for the property.

Site Circulation, Parking and Multimodal Access: Under this proposal, vehicles would access the site from the south, or west, side of the Broomfield Plaza parking lot. The subject site will offer 54 parking stalls for guests. With both indoor and outdoor seating, the site will be able to accommodate up to 124 guests. This lot is intended to provide easy and efficient access due to the cross access through the Plaza shopping area. The site is specifically designed with no "dead-end" parking aisles to promote better vehicle circulation onsite.

The proposed drive-through lane entrance would be located west of the new building, and circle around the south side of the site - exiting to the east of the building, near the primary access point to the Broomfield Plaza shopping area. Per the submitted site plan, the drive-through would have the capacity for 34 queued vehicles. During peak times In-N-Out Associates may be deployed outside to take orders directly from customers in the drive-through lane by utilizing hand-held ordering tablets, which could help prevent excessive queueing lines from disrupting drive lanes adjacent to the drive-through access point.

The applicant will be required to include the minimum required number of EV-Installed, EV Ready, and EV Capable parking spaces as a part of the project.

Architecture/Landscaping: The property will feature a single-story Spanish-Mediterranean building, consistent with the standard corporate design for In-N-Out Burger restaurants. Landscaping will include deciduous and ornamental trees around the perimeter and throughout the site.

Key Issues

Staff is currently review in the development review proposal. Initial key issues include the following:

• Traffic Flow - Increased traffic for the subject site and surrounding parcels and road is anticipated if the project moves forward. Therefore, a traffic study will be required to be submitted to the City and County of Broomfield as part of the formal development application.
• Circulation - The proposed restaurant with a drive-through could cause increased congestion and potential conflicts with adjacent drive lanes. If development moves forward Broomfield will require the developer to provide a circulation plan for the site.
• Parking - The total number of parking spaces for the Broomfield Plaza will be reduced as part of this project. Additionally, the subject site falls within one of Broomfield's proposed Parking Reduction Areas, and will therefore need to address the parking requirements established in the 120th Avenue Parking Reduction Area. If the development moves forward, Broomfield Planning Staff will review to confirm that the project will have minimal impacts on the surrounding businesses and uses.
• Consistency with W 120th Avenue Corridor Sub-Area Plan - If the development moves forward, Planning Staff will review the formal development application to evaluate consistency with applicable requirements of the W 120th Avenue Corridor Sub-Area Plan.

Process & Next Steps

If the project were to move forward, following this concept review a formal application for a Final Plat, Urban Renewal Area Site Plan Amendment, and a Use by Special Review would need to be submitted. A Use by Special Review is required for all businesses with drive-throughs within the W. 120th Gateway Corridor subarea plan. Final Plats and Uses by Special Review are reviewed by the Land Use Review Commission at a public hearing, where the Commission votes to approve (with or without conditions) or deny the request. After the Land Use Review Commission makes their decision, the project can be called up for further consideration by City Council, which is consistent with the call-up provision in the Broomfield Municipal Code.

The Site Development Plan is limited to approximately 1.58 acres, and since the project area is less than 7 acres in size it is also subject to Land Use Review Commission approval or denial (similar to the Use by Special Review) and is subject to the City Council call-up provision in the Broomfield Municipal Code.

Public Engagement

You can engage with this project using the Questions and Comments tabs below or by emailing planning@broomfield.org. Since this is an online concept review, there will be no publicly noticed meeting. All engagement will take place virtually. Questions and comments are able to be submitted online until the comment period ends on Friday, April 4, 2025.

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.