Westlake Farms Concept Plan

This is a new online concept review! Share your ideas about how this development application might be improved to better serve the community, leave comments that may be shared with City Council, and/or ask questions about the proposal using the tabs below.

Project Overview

The proposal is to subdivide a 1.84-acre lot into 7 single-family residential lots. The development would include 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: Concept Plan Review for single-family residential development, online review

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 is 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 and is not proposed to provide access to this development. 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 less than 10 residential units - Income aligned housing is being assessed. The developer and property owner are currently working on a 43-lot single-family subdivision to the west, entitled "the Farm at Westlake." This proposal is less than 10 residential units - Income aligned housing requirements are being assessed. The developer and property owner are currently working on a 43-lot single-family subdivision to the west, entitled "the Farm at Westlake."

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. As such, 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. Public land dedication will be finalized through the formal development review process. Staff will provide the applicant with an evaluation of the PLD that is proposed.

Currently, the areas proposed for PLD are located behind residential lots to the east and along Lowell Boulevard to the west. Public land should be useable space.

The Farm at Westlake: A 10.8-acre property that is approximately 500 feet to the east of the subject site is currently 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:

• One point of access into the subdivision that includes a hammerhead turnaround for emergency services is not preferred per the fire district. While the hammerhead turnaround meets the minimum requirements, the fire district would prefer a second point of access to the east.
• Public land should be set aside in useable and inviting areas of the development. The current concept plan shows public land in tracts that are along Lowell Boulevard to the north and south of the units, and behind the lots at the eastern portion of the lot.
• Access to the residential development will require acquiring a portion of a tract that was dedicated as public land as part of the Pinnacle North development.

Public Engagement

You can engage with this project using the Questions and Comments tabs below, or by emailing planning@broomfield.org. Feedback must be submitted by (Monday before the Concept Plan Review meeting). Feedback shared on this project page will be provided to City Council as they consider the development application.

You can also provide comments for the City Council Concept Review meeting in-person, or by phone. You can participate by phone using the instructions found on the City Council Meeting Web Page.

Concept plan reviews are the first step in the land development process. Concept plan reviews allow developers an opportunity to introduce their development proposal and receive initial feedback from the City Council, Broomfield boards and commissions (including the Land Use Review Commission) and residents. This step in the process does not approve or deny the proposal. It is intended to help the developer consider comments received during the review while they refine their development proposal in preparation for the formal development application. This step is a good time to share concerns or comments as it gives the developer time to consider changes in response to the feedback they receive.

The project timeline on this page provides an overview of the next steps in the development process should the developer choose to move forward with their proposal.