Park St. Pickleball Concept Plan

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Project Overview

This proposal is for a new indoor pickleball court facility to be located at the southwest corner of Commerce and Park Streets. The applicant is proposing to rezone a R-1 property to I-1 to allow for a 5,489 sf pickleball facility with a 2,182 sf mezzanine. An urban renewal plan to reflect the improvements related to the facility and a final plat would be required with the rezoning request.

Project Details

Location: 3280 Park Street

Project Type: Commercial

Applicant: 8320 Park, LLC

Project Description: The concept plan review of 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 Limited Industrial (I-1) which would allow for this use.

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 US 36 Subarea Plan. However, this area is in transition. There are existing residences to the west and south, with industrial uses to the north. It will be important to provide buffering with landscaping, fencing and setbacks to the south of the site, should this proceed with development.

Long-Range Financial Plan: The applicant is proposing to rezone the property from R-1 to I-1. 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.

Conceptual 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 past the concept stage.

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 preliminarily identified the following key issues:

• Setbacks - The building is 36 ft in height. The Broomfield Municipal Code requires a setback equal to 3 times the height of the building, or 108 ft. As currently proposed, the concept plan drawing depicts the building as approximately 34 ft 7 inches from the property line.
• Parking - the Broomfield Municipal Code requires a traffic study to determine the appropriate number of parking spaces. The concept plan depicts 15 parking spaces to the west and south of the building adjacent to the lot lines. The required 25 ft landscape buffer is not provided and it appears the site would not be large enough to accommodate parking, drive aisles, and landscaping to the south and west adjacent to residential uses.
• Landscaping - the I-1 zone district requires a 10-ft wide landscaped area along street frontages and a 25 ft landscaped area between residential uses and industrial uses. The concept plan shows two parallel parking spaces to the west and 11 diagonal parking spaces at the southern side of the site without a landscape buffer.
• Drive Aisle - the drive aisles that circulate motorists around the building and to the parking spaces are 13 ft. Traffic Engineering requires a minimum of 15 ft around the 30-degree angled parking spaces and 12 ft for the parallel parking.

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 the Concept Review Hearing). 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 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 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.