Park St. Pickleball Request to Rezone

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Project Overview

The applicant is proposing to rezone a R-1 property to Mixed-Use Employment (M-2) to allow for a 5,489 sf pickleball facility with a 2,182 sf mezzanine. A final plat dedicating right of way and easements, and an urban renewal site plan reflecting the improvements related to the facility, would be required before submitting building permits and commencing with construction. The property is located at the southwest corner of Commerce and Park Streets.

Project Details

Location: 8320 Park Street

Project Type: Commercial

Applicant: 8320 Park, LLC

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 the zone district. The applicant is proposing to rezone the property to MU-2, which allows for indoor commercial recreation uses as a use by right. However, the MU-2 Zone District's intent is to provide for a mix of high quality, vibrant uses in both vertical and horizontal configurations.

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.

The application is to rezone the property. It does not include a final plat or URSP. 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 the permitted uses listed in the Original Broomfield Neighborhood Plan will limit the uses that would be allowed. 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 URSP for a pickleball facility in the future.

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. Buffers through the form of landscaping, fencing and setbacks to the south of the site, are required; however, the size of the property will require that the applicant seek deviations to the minimum setbacks and landscape buffers due to the size of the property. These deviations, with justifications for the request, would be requested with the URSP.

Long-Range Financial Plan: The applicant is proposing to rezone the property from R-1 to MU-2. 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 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 - With the proposed rezoning, there are also development standards, including setback requirements, landscape buffers and fencing. A landscaped area of at least 10 ft in width is required to be provided adjacent to any street abutting the commercial site. Without the known square footage of the building, it is difficult to determine if there is adequate space on the property to provide this landscape buffer along the street in addition to the parking spaces and drive aisles that may be required for the site. The B-2 zone district also requires a buffer of not less than three times the height of the proposed building. If the building is proposed to be 35 ft in height, then the required setback would be approximately 105 ft. The property measures approximately 120 feet from the south property line to Park Street and an average of 120 ft from the west property line to Commerce Street.

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.