The Ridge at Broomfield Planned Unit Development Plan Amendment (to allow for an additional 312 residential units and standalone residential)

This is a new development proposal. The project is currently under review and will be scheduled for hearings in accordance with the application review process timeline. This page can be accessed to stay up to date with the proposal and provide feedback about the request.

Project Details

Location: South of Ridge Parkway, west of the Broomfield Detention Center

Project Type: Planned Unit Development Plan Amendment (Quasi - Judicial)

Applicant: Integra Land Company

Project Description: The Ridge at Broomfield Planned Unit Development (PUD) Plan amendment (4th Amendment) specific to Planning Area Parcel C

Project Overview

The applicant has submitted a PUD Plan amendment application that, if approved, would allow for stand-alone residential on an approximately 11.73-acre lot, which is identified as Planning Area Parcel C in the PUD Plan. This application is under review and a quasi-judicial matter. The PUD Plan amendment is specific to Planning Area Parcel C and is seeking to allow for residential as a stand-alone use, an increase in the maximum density per acre from 20 dwelling units per acre (du/ac) to approximately 27 du/ac, and an increase in the maximum height from 50 ft to a 60-70 ft height limit. Should this request for PUD Plan amendment to the Ridge at Broomfield be approved, a final plat and a site development plan would be required.

The proposed bedroom unit mix is currently not under review. Parking requirements, landscaping, and other site-specific development details will be reviewed during the site development review stage, should the applicant receive approval for the PUD plan amendment.

Concept Plan Review: Integra's concept plan was reviewed by the Council and Land Use Review Commission during a public meeting on November 25, 2025. The conceptual drawings depicted a 312-unit apartment complex with six apartment buildings, four carriage house buildings, and a clubhouse. More details about the concept plan proposal, including the staff report, can be accessed under the Development Details tab located on the right of this page.

City and County Staff Analysis

Consistency with Zoning: The property is zoned Planned Unit Development (PUD), subject to the Ridge at Broomfield PUD Plan. The subject property is designated as Planning Area Parcel "C." Uses permitted include:

• Office, limited service retail, flex space, research and development, light industrial, light assembly, and accessory uses, such as child care and food service, when secondary to the permitted uses.

The proposal is to amend the PUD Plan, which is specific to Planning Area Parcel C, to allow for a stand-alone residential use, increase the total number of dwelling units, and increase the dwelling units per acre.

Consistency with the Comprehensive Plan and Compatibility with Surrounding Uses: The property is identified as " Mixed-Use Commercial" per the Comprehensive Plan. The proposed use for the property is currently inconsistent with the intent of the Mixed-Use Commercial designation in that this proposal would exceed the Plan's guide, indicating that no more than 30% of the land area within the Mixed-Use Commercial district will be utilized for residential uses unless approved through a PUD Plan.

Long-Range Financial Plan: The proposed use is inconsistent with land use assumptions in the long-range financial plan and is expected to result in a negative impact.

Rocky Mountain Metropolitan Airport (RMMA): This site is within the RMMA's Airport Influence Area (AIA) but outside of the airport's critical zones. The RMMA indicates that "given the increasing noise complaints generated by residential neighborhoods nearby, we would recommend a land use that is more compatible with airport operations, such as strictly commercial, industrial, or institutional uses." The RMMA requires that any new development within the AIA grant an avigation easement to the RMMA. Before construction may begin, the developer is required to file the appropriate Federal Aviation Administration form regarding Notice of Proposed Construction for both the building height and any cranes used for construction. The airport recommends designing structures to be sound-attenuated to achieve a 25 dB sound reduction of outside to inside noise levels.

Inclusionary Housing - The PUD Plan amendment does not include details about inclusionary housing. Should the amendment be approved, the next step would be to submit a final plat and site development plan (SDP) application. At the time of SDP review, the applicant would also be required to provide details about inclusionary housing. If the development proposal includes apartment units, then those would be evaluated based on the following:

• The Broomfield Municipal Code Chapter 17-76 requires apartment complexes for rent at the following ratio: 20% of the units at 60% AMI, a cash-in-lieu fee, or an alternative negotiated proposal if approved by the city council.

Public Land Dedication - Residential development would trigger meeting public land dedication requirements. This will be evaluated during the formal development review application for a site development plan, should a PUD Plan amendment be approved, and when the applicant provides more details concerning the specific number of units, the type of residential (for-sale, for-rent, apartments, townhomes, etc), and inclusionary housing.

Conceptual Sustainability Elements: At the time of the SDP review, the applicant indicated that elements of sustainability will center around meeting the energy codes, including providing electric vehicle charging stations.

Possible Key Issues:

Staff have preliminarily identified the following key issues:

1. Financial Impact due to Land Use Change to Residential- The PUD amendment specific to this planning area allows for residential uses on a property where commercial uses were planned. This change in use would result in a net negative impact on the City and County of Broomfield’s Long-Range Financial Plan.
2. Comprehensive Plan -The property is identified as " Mixed-Use Commercial" per the Comprehensive Plan land use map. The proposed use for the property is currently inconsistent with the intent of the Mixed-Use Commercial designation in that this proposal would exceed the Plan’s guide, indicating that no more than 30% of the land area within the Mixed-Use Commercial district will be utilized for residential uses unless approved through a PUD Plan.
3. Proximity to Broomfield Detention and Training Facility and Outdoor Firing Range - The Broomfield Detention and Training Facility is directly to the east of the subject site. While warning signs are posted, there is no physical barrier separating the properties. Additionally, the City and County of Broomfield’s Outdoor Firing Range sits approximately 0.34 miles southeast. If this site is developed for residential use, residents will likely hear noise from periodic training exercises. The City and County of Broomfield (CCOB) recommends disclosing these noise impacts in lease agreements; however, CCOB does not regulate or enforce these private agreements
4. Rocky Mountain Metropolitan Airport (RMMA) - The site is within the RMMA’s Airport Influence Area but outside of the airport’s critical zones. RMMA recommends a land use that is more compatible with airport operations, such as strictly commercial, industrial, or institutional uses. Buildings will need to be constructed with materials that provide for sound attenuation to achieve a 25-dB sound reduction of outside to inside noise levels. The leasing agent should provide airport proximity disclosures to prospective tenants to inform them of the site’s location under air traffic.
   
   

Process and Next Steps

The PUD Plan Amendment is currently under review by Planning staff and applicable referral agencies. Once finalized, the request for a PUD Plan amendment will be reviewed by the Land Use Review Commission at a public hearing, where the Commission votes to recommend approval (with or without conditions) or deny the request.

The City Council will make the final decision on the application during a second hearing.

Public Engagement

Public comment can be provided via the forum below or emailed directly to the case planner. Questions should be posted in the "Q&A" section. Feedback will be provided to the applicant for consideration, and questions will be responded to within 72 business hours. Prior to public hearings on the proposal, public notice will be provided to nearby residents outlining the meeting date and attendance information. All comments on the Broomfield Voice and sent via email will be provided to LURC and Council before they review the proposal.