Westlake Farms 7-Lot Subdivision (west)

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• Applicant Tri Pointe Homes has submitted a formal development review application that includes a request for a Planned Unit Development Plan amendment, a replat to create seven residential lots, roads and easements, and a site development plan.
• Tri Pointe Homes hosted a neighborhood meeting on Wednesday, June 26, in preparation for submitting a formal development review application.

Project Overview

The proposal is to subdivide a 1.84-acre lot into 7 single-family residential lots. The proposed development includes site access, sidewalks, landscaping, and a detention pond.

Project Details

Applicant:Tri Pointe Homes, c/o Dan Galasso
Location: East of Lowell Boulevard, South of Misty Street (13204 Lowell Boulevard)
Project Type: Development Review application for a Planned Unit Development Plan Amendment, Site Development Plan and Final Plat for single-family residential development

City and County Staff Analysis

Zoning, Surrounding Uses, and Comprehensive Plan: The current zoning is Planned Unit Development (PUD). The property is governed by the Westlake Farms PUD Plan. The land uses to the east are residential. Uses to the west of Lowell Boulevard are open space and the Paul Derda Recreation Center. To the south and north is single-family residential. The comprehensive land use designation is "Residential."

Site Circulation, Parking, and Multimodal Access: Vehicular access is proposed from Misty Street via Lowell Boulevard. There is a private drive to the south of the development that takes access from Lowell Boulevard. It currently provides access to the residential lot that is immediately to the east of the subject property. It will also provide secondary access to the development via right-in right-out. Parking will be provided in the attached garages. Trails and sidewalks will provide pedestrian access. A trail segment shown at the northern portion of the site will be constructed through this development to provide access to the city-wide trail system and nearby parks.

Density, Unit Type, and Income-Aligned Housing: The proposed number of dwelling units per acre is 4. The unit type is single-family detached residential. The average lot size is 5,453 square feet. This proposal is considered the first phase of a two phase residential development. The second phase is to the east and includes a proposal for 43 residential lots.Six units at 100% AMI will be provided within the 43 lot subdivision to the east meeting he Broomfield Municipal Code Income-Aligned Housing requirements. The developer has indicated that the six units will be interspersed throughout the 43-lot single-family neighborhood.

Landscaping, Open Lands, Parks, and Trail Amenities: Landscaping is shown throughout the development along street edges and sidewalks. Open lands are proposed at approximately 0.9 acres and will provide trail connections linked to the city-wide park and trail system. The site is 1.84 acres in size. The minimum open land for residential is 40%. The equivalent of 40% of 1.84 acres is equal to 0.7 acres.

Public Land Dedication: The proposed development is for a single-family detached residential neighborhood. New residential development is required to provide public land dedication (PLD) at a rate of 24 acres per 1,000 residents generated. Single-family detached units generate 2.93 people per unit. The 7 units are projected to generate 21 new residents. The total PLD obligation for the development is 0.50 acres, of which 25% of the overall project area (0.46 acres) is required for on-site dedication or met via cash in lieu.

The Farm at Westlake: A 10.8-acre property that is approximately 500 feet to the east of the subject site is also under formal development review for a 43-lot residential subdivision. The project page, entitled, "The Farm at Westlake Single-Family Subdivision" is linked here for reference: (https://www.broomfieldvoice.com/farm-at-westlake)

Potential Variances:

• A variance requesting a reduction in the lot size based on the requirement that the minimum lot area should be 7,000 sf 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 concept plan depicts the width of the lots at 50 feet for interior lots and 36 feet for the corner lot.
• A variance requesting a reduction in setbacks for low-density residential.

Possible Key Issues:

• Proposed access would require that the developer acquire from Broomfield a portion of land that was dedicated as public land. Reimbursement for the removal of a portion of the public land from Broomfield would be assessed during the formal development review.
• Residential development is required to provide 40% of the total land area as open area. The provided open area appears to be at approximately 25%.

Public Engagement

You can engage with this project using the Questions and Comments tabs below, or by emailing planning@broomfield.org(External link). This page will be open and accepting feedback and questions until the date of the scheduled public hearing for the proposed development.

The project timeline on this page provides an overview of the next steps in the process as Broomfield considers the approval of this proposed development project.