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The Farm at Westlake Single-Family Subdivision (east)

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image of 43 detached residential lots with open areas and attached sidewalks

Project Description

This is a new development application to subdivide an approximately 10.8-acre parcel of land into 43 residential lots. The proposal includes a connection with existing Julian Street to the south and Briarwood Drive to the north. It also includes a request to rezone the property. A planned unit development plan amendment and site development plan are a part of this application.

The site plan depicts a trail connection to the existing trails that are to the west, north, and south of the subject site.

Project Details

Location: 13220 Lowell Boulevard, east of Lowell Boulevard, north of King Circle, south of Briarwood Drive

Project Type: Single-family residential development

Applicant: Tri Pointe Homes

Property Owner: Integrity Transitions Real Estate, LLC & The Farm at West Lake, LLC

To view the full submittal please download the development review packet within the document library.


City and County Staff Analysis

Zoning and Area Compatibility: The property is zoned A-3 (A) (Adams County legacy zoning) and Residential Planned Unit Development (R-PUD). it is being used for residential and agricultural purposes. An amendment to the PUD and a rezoning will be required. The PUD amendment would include development and design standards. This would include minimum lot sizes, setbacks for primary and accessory structures, and maximum building heights.

The proposed use is consistent with the 2016 Comprehensive Plan Residential land use designation. The surrounding neighborhoods are single-family residential with lots generally being approximately 9,000 square feet in size.

Site Layout and Proposed Density: The development includes 43 single-family residential units. The total project size is 10.8 acres. The project is proposed to be constructed in one phase.

Income-Aligned Housing: The income-aligned housing requirement for-sale, single-family detached units is 12%, or 5 units. The developer will be required to either provide on-site units at 12% at 100% AMI (are median income) or provide cash-in-lieu fees per the requirements of the Broomfield Municipal Code, Chapter 17-76.

Long-Range Financial Plan: The proposal is consistent with the land use assumptions.

Potential Variances:

  • A variance requesting a reduction in the lot size based on the requirement that the minimum lot area should be 7,000 square feet for low-density development.
  • A variance requesting a reduction in lot width. The standard for the minimum lot width is 70 feet for an interior lot and 80 feet for a corner lot. The final plat depicts the width of the lots at 45 feet for interior lots, and 36 and 34 feet for corner lots.
  • A variance requesting a reduction in setbacks for low-density residential.
  • A variance requesting a reduction in the open area for residential development. The site plan indicates that total open area will be approximately 29%.

Possible Key issues: Staff has preliminarily identified the following issues:

  • Trail connections are pivotal in this area and should be thoughtfully designed with various users in mind.
  • Consider the context of the existing neighborhoods to the east, north, and south. Lot sizes should be complementary to the existing neighborhoods and park.

Public Engagement

You can engage with this project using the Questions and Comments tabs below, or by emailing planning@broomfield.org. Since this is a formal development review that includes a final plat, PUD amendment and site development plan notices of the hearing(s) will be posted on the property. Public notices will be sent to property owners within 1,000 feet of this project.

During the public meetings before the Land Use Review Commission and City Council, there will be an opportunity to provide feedback about the proposal.

Project Description

This is a new development application to subdivide an approximately 10.8-acre parcel of land into 43 residential lots. The proposal includes a connection with existing Julian Street to the south and Briarwood Drive to the north. It also includes a request to rezone the property. A planned unit development plan amendment and site development plan are a part of this application.

The site plan depicts a trail connection to the existing trails that are to the west, north, and south of the subject site.

Project Details

Location: 13220 Lowell Boulevard, east of Lowell Boulevard, north of King Circle, south of Briarwood Drive

Project Type: Single-family residential development

Applicant: Tri Pointe Homes

Property Owner: Integrity Transitions Real Estate, LLC & The Farm at West Lake, LLC

To view the full submittal please download the development review packet within the document library.


City and County Staff Analysis

Zoning and Area Compatibility: The property is zoned A-3 (A) (Adams County legacy zoning) and Residential Planned Unit Development (R-PUD). it is being used for residential and agricultural purposes. An amendment to the PUD and a rezoning will be required. The PUD amendment would include development and design standards. This would include minimum lot sizes, setbacks for primary and accessory structures, and maximum building heights.

The proposed use is consistent with the 2016 Comprehensive Plan Residential land use designation. The surrounding neighborhoods are single-family residential with lots generally being approximately 9,000 square feet in size.

Site Layout and Proposed Density: The development includes 43 single-family residential units. The total project size is 10.8 acres. The project is proposed to be constructed in one phase.

Income-Aligned Housing: The income-aligned housing requirement for-sale, single-family detached units is 12%, or 5 units. The developer will be required to either provide on-site units at 12% at 100% AMI (are median income) or provide cash-in-lieu fees per the requirements of the Broomfield Municipal Code, Chapter 17-76.

Long-Range Financial Plan: The proposal is consistent with the land use assumptions.

Potential Variances:

  • A variance requesting a reduction in the lot size based on the requirement that the minimum lot area should be 7,000 square feet for low-density development.
  • A variance requesting a reduction in lot width. The standard for the minimum lot width is 70 feet for an interior lot and 80 feet for a corner lot. The final plat depicts the width of the lots at 45 feet for interior lots, and 36 and 34 feet for corner lots.
  • A variance requesting a reduction in setbacks for low-density residential.
  • A variance requesting a reduction in the open area for residential development. The site plan indicates that total open area will be approximately 29%.

Possible Key issues: Staff has preliminarily identified the following issues:

  • Trail connections are pivotal in this area and should be thoughtfully designed with various users in mind.
  • Consider the context of the existing neighborhoods to the east, north, and south. Lot sizes should be complementary to the existing neighborhoods and park.

Public Engagement

You can engage with this project using the Questions and Comments tabs below, or by emailing planning@broomfield.org. Since this is a formal development review that includes a final plat, PUD amendment and site development plan notices of the hearing(s) will be posted on the property. Public notices will be sent to property owners within 1,000 feet of this project.

During the public meetings before the Land Use Review Commission and City Council, there will be an opportunity to provide feedback about the proposal.

Questions

Submit your questions about the Farm at Westlake project application below. City and County of Broomfield staff will respond to your question within 2-3 business days. 

Note that staff will remain a neutral party while reviewing and analyzing the project and throughout the development review process. 

If you would like to share your feedback with City Council, please use the "Comment" tab. 

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  • Share Considering the three or four year gap since the original neighborhood meetings, can we rewind and go back and redo the Neighborhood Meeting step? I feel this would be beneficial in helping the residents in the surrounding neighborhood feeling heard and have their concerns addressed. on Facebook Share Considering the three or four year gap since the original neighborhood meetings, can we rewind and go back and redo the Neighborhood Meeting step? I feel this would be beneficial in helping the residents in the surrounding neighborhood feeling heard and have their concerns addressed. on Twitter Share Considering the three or four year gap since the original neighborhood meetings, can we rewind and go back and redo the Neighborhood Meeting step? I feel this would be beneficial in helping the residents in the surrounding neighborhood feeling heard and have their concerns addressed. on Linkedin Email Considering the three or four year gap since the original neighborhood meetings, can we rewind and go back and redo the Neighborhood Meeting step? I feel this would be beneficial in helping the residents in the surrounding neighborhood feeling heard and have their concerns addressed. link

    Considering the three or four year gap since the original neighborhood meetings, can we rewind and go back and redo the Neighborhood Meeting step? I feel this would be beneficial in helping the residents in the surrounding neighborhood feeling heard and have their concerns addressed.

    darrio asked 6 months ago

    Hello Darrio, thank you for your question. Planning staff contacted the developer  - Tri Pointe Homes - and they provided the following response. 

    "Thank you for your question and for engaging on the Broomfield Voice page. We understand the importance of ensuring that neighbors and community members feel heard. As landowners and future community builders, we all exist as part of the same neighborhood and want to see its success and ensure compatibility.

    Regarding the request for an additional neighborhood meeting for the current development application, the project is progressing through the development application process, which is a public process and requires city council approval. While the meeting requirements for this application have been met, we will be hosting a neighborhood meeting for the adjacent 7-lot concept plan application, which will run concurrently with the 43-lot development. Meeting notices will be provided to the neighbors via mail pursuant to the Broomfield municipal code. We encourage community members to attend, share your thoughts, and engage in thoughtful, open-minded, and meaningful discussion.

    Likewise, we are committed to reviewing published comments and addressing any questions or concerns while ensuring a successful development that serves the city, the community, and the needs of both old and new residents alike. Public engagement is valuable, and we look forward to continued productive discussions with the community." Tri Pointe Homes


Page last updated: 19 Aug 2024, 02:29 PM