Commerce City planning commission recommends PUD amendment to allow warehouses on Nexus North Planning Area 3

Commerce City Planning Commission on the evening of the meeting recommended that the City Council approve a planned-unit-development (PUD) zone document amendment for Nexus North at DIA that would permit warehouse and distribution uses by right in Planning Area 3 and eliminate the PUD's 100-foot maximum front-yard setback standard for that parcel.

The commission's recommendation, made by Commissioner Schechter and seconded by Commissioner Ingleson, passed by a 5-0 vote. The application, filed as case PUDA25-0002 by Becknell Industrial, applies to the parcel at 17010 East 80 Eighth Avenue and covers a currently vacant planning area in the northeast corner of the Nexus North development.

Planning staff and the applicant told commissioners the change is narrowly targeted and consistent with existing development and the city comprehensive plan. “Because the primary purpose of the amendment is to extend uses already allowed throughout the development, this amendment is truly minor in nature,” said Abby Kirkbride, land use counsel for Becknell Industrial. City planner Dalton Guerra said staff recommends approval and noted the proposal is consistent with the Denver Gateway District character area and the city's economic-development goals.

Under the amendment, Planning Area 3 would permit by right: produce storage and warehousing; retail sales associated with warehouse establishments; and general warehouse and storage. The proposal would also remove the 100-foot maximum front-yard setback, allowing buildings to be sited farther north on the lot so loading docks can face south—away from the nearest residential areas. Guerra said all truck and general vehicle traffic for the site would continue to use existing internal park roads and leave at the signalized Tower Road intersection; only emergency access would connect to East 80 Eighth Avenue.

The applicant told the commission Becknell has developed multiple buildings in Nexus North leased to large industrial tenants and has marketed Planning Area 3 nationwide since February 2022 without a tenant under current use restrictions. The applicant said the site plan includes a multimodal pathway along East 80 Eighth Avenue and an on-site detention pond to improve stormwater connectivity and pedestrian access to nearby open space.

Commissioners asked about nearby land uses and access. Planner Guerra said the land immediately north of 80 Eighth Avenue is passive open space within the Second Creek floodplain and is not planned for development. An engineer at the meeting confirmed there is no current plan to vacate East 80 Eighth Avenue.

No members of the public spoke on the case and staff indicated no written public comments had been received. The commission closed the public hearing before making the recommendation to council.

The motion before the commission found the requested PUD amendment met applicable Land Development Code criteria with conditions and recommended approval by City Council. The commission passed the recommendation by recorded voice vote: 5 yeses, 0 nos, 0 abstentions.

If the City Council accepts the commission's recommendation, subsequent development of Planning Area 3 will require review of site and design standards through the city's PUD permit and development-review processes. The applicant and staff said future submittals will address specific site improvements, landscaping, stormwater detention, and design standards required by the Nexus North PUD and Commerce City's code.