The Trails at Westlake 43-Lot Subdivision

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


The City Council hearing is tentatively scheduled for Tuesday, September 9, 2025., at 6:00 pm, City Council Chamber, 1 Descombes Drive

Project Description

This is a 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 that is zoned A-3 (A) to Planned Unit Development. 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.

  • TriPointe is developing two properties: Westlake Farms, which is west of this site. These neighborhoods will be governed by the same homeowners association, and they will share the same amenities. The properties with be connected with an existing trail segment.
  • Westlake Farms, a 7-lot subdivision, can be viewed at The Westlake Farms Broomfield Voice webpage (internal link).

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 had historically been used for residential and agricultural purposes. The PUD plan includes development and design standards such as minimum lot sizes, reduced setbacks, and maximum building heights.

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

Site Layout and Proposed Density: The development includes 43 single-unit 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, detached units is 12%, or 6 units. The developer will provide 6 on-site units at 12% at 100% AMI (are median income), meeting the requirements of the Broomfield Municipal Code, Chapter 17-76.

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

Variances/Key issue: Staff has identified the following key issues associated with this proposal:

  • Reduced lot size based on the minimum 5,000 square feet lot size for medium-density development.
  • Reduced lot widths from the required 65 ft, requesting 50 ft
  • Reduced front yard and side yard setbacks
    • Required front yard setback is 20 ft, requesting 15 ft
    • Required side yard interior setback is 7 ft 6 inches, requesting 5 ft
    • Required side yard corner setback is 15 ft, requesting 9 ft
  • Reduced right of way width - required 57 ft, requesting 54 ft
  • Attached 6 ft sidewalks versus 5 ft detached sidewalks
  • A variance allowing for building encroachments including eaves, window wells, downspouts, gutters and AC condensers
  • Reduced street trees from the required one per every 20 linear ft to one per every 40 linear ft
  • Building encroachments for side and front setbacks to include window wells, eaves, downspouts, gutters, and AC condensers.

The applicant has indicated that the variances will create a more compact development that clusters homes and preserves open area. These requests, if approved, would also provide for flexibility in exchange for quality housing products, and it will accommodate sustainability and smart growth principles for infill development.

Public Engagement

You can engage with this project using the Questions and Comments tabs below, by emailing planning@broomfield.org or by providing comments at a public hearing. All comments provided directly via email and through the Broomfield Voice will be added to the correspondence folder. This folder will be reviewed by the Land Use Review Commission and / or City Council in advance of any public hearings on the proposal.

Following the review of the formal application, public hearings will be scheduled in accordance with the application review process timeline. Public notices will be sent to property owners within 1,000 feet of this project, sign(s) will be posted on the property, and a notice will be published in the Broomfield Enterprise newspaper. Members of the public can attend the public hearings and provide in-person comments if desired.



The City Council hearing is tentatively scheduled for Tuesday, September 9, 2025., at 6:00 pm, City Council Chamber, 1 Descombes Drive

Project Description

This is a 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 that is zoned A-3 (A) to Planned Unit Development. 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.

  • TriPointe is developing two properties: Westlake Farms, which is west of this site. These neighborhoods will be governed by the same homeowners association, and they will share the same amenities. The properties with be connected with an existing trail segment.
  • Westlake Farms, a 7-lot subdivision, can be viewed at The Westlake Farms Broomfield Voice webpage (internal link).

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 had historically been used for residential and agricultural purposes. The PUD plan includes development and design standards such as minimum lot sizes, reduced setbacks, and maximum building heights.

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

Site Layout and Proposed Density: The development includes 43 single-unit 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, detached units is 12%, or 6 units. The developer will provide 6 on-site units at 12% at 100% AMI (are median income), meeting the requirements of the Broomfield Municipal Code, Chapter 17-76.

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

Variances/Key issue: Staff has identified the following key issues associated with this proposal:

  • Reduced lot size based on the minimum 5,000 square feet lot size for medium-density development.
  • Reduced lot widths from the required 65 ft, requesting 50 ft
  • Reduced front yard and side yard setbacks
    • Required front yard setback is 20 ft, requesting 15 ft
    • Required side yard interior setback is 7 ft 6 inches, requesting 5 ft
    • Required side yard corner setback is 15 ft, requesting 9 ft
  • Reduced right of way width - required 57 ft, requesting 54 ft
  • Attached 6 ft sidewalks versus 5 ft detached sidewalks
  • A variance allowing for building encroachments including eaves, window wells, downspouts, gutters and AC condensers
  • Reduced street trees from the required one per every 20 linear ft to one per every 40 linear ft
  • Building encroachments for side and front setbacks to include window wells, eaves, downspouts, gutters, and AC condensers.

The applicant has indicated that the variances will create a more compact development that clusters homes and preserves open area. These requests, if approved, would also provide for flexibility in exchange for quality housing products, and it will accommodate sustainability and smart growth principles for infill development.

Public Engagement

You can engage with this project using the Questions and Comments tabs below, by emailing planning@broomfield.org or by providing comments at a public hearing. All comments provided directly via email and through the Broomfield Voice will be added to the correspondence folder. This folder will be reviewed by the Land Use Review Commission and / or City Council in advance of any public hearings on the proposal.

Following the review of the formal application, public hearings will be scheduled in accordance with the application review process timeline. Public notices will be sent to property owners within 1,000 feet of this project, sign(s) will be posted on the property, and a notice will be published in the Broomfield Enterprise newspaper. Members of the public can attend the public hearings and provide in-person comments if desired.


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 What about the active prairie dogs in the area? Wildlife protection is a major concern. on Facebook Share What about the active prairie dogs in the area? Wildlife protection is a major concern. on Twitter Share What about the active prairie dogs in the area? Wildlife protection is a major concern. on Linkedin Email What about the active prairie dogs in the area? Wildlife protection is a major concern. link

    What about the active prairie dogs in the area? Wildlife protection is a major concern.

    Cassiegolden asked 4 months ago

    Thank you for your comments concerning wildlife and prairie dogs. Before beginning construction, the developer will provide a prairie dog relocation plan to the Open Space and Trails Division.

  • 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 about 1 year 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: 27 Jun 2025, 05:57 PM