10538 Arapahoe Road
A 38-acre parcel at the southwest corner of Arapahoe Road and US Highway 287, one of the last major undeveloped tracts in Lafayette, is moving through the city's entitlement process. Illinois-based Kensington Development Partners, in partnership with longtime Boulder County landowner Steven Tebo's Tebo Partnership, LLLP, is advancing The Range at Lafayette, a mixed-use proposal that has drawn an overflow crowd and significant public pushback at recent council hearings.
The current Sketch Plan, submitted on November 7, 2025, calls for 448 apartment units in buildings up to 60 feet tall, along with approximately 156,000 square feet of commercial space anchored by a big-box retail component. The plan also includes integrated retail on the first floor of one of the apartment buildings, a boutique retail opportunity along the Highway 287 frontage, an enhanced detention area in the northeast corner, and a network of internal pedestrian walkways and perimeter trails. Twelve percent of the rental apartments are proposed to be deed-restricted at 80% AMI, and the residential portion is planned to be structured as a metro district. The current proposal is a meaningful reduction from the original Lafayette Marketplace concept, which called for roughly 650 apartments in three- to five-story buildings.
Renderings are provided by our partner Preview 3D
The site sits in unincorporated Boulder County and must be annexed into Lafayette before any development can proceed. The Lafayette City Council reviewed and approved annexation eligibility for the first parcel on February 18, 2025, and for the second parcel on October 28, 2025. Both findings confirmed only that the parcels meet state eligibility requirements, not that annexation itself has been approved. The final annexation vote will not occur until after the full development review cycle is complete.
The February 3, 2026 City Council hearing was non-binding but pivotal. Public comment ran sharp, with residents pointing to building height, mountain view impacts, and design comparisons to the existing Erie center directly across Highway 287. Councilors raised concerns about pedestrian orientation, parking ratios, and the lack of arts or community gathering space at what they described as a key gateway to the city. The sketch plan now moves to preliminary plan review at the Planning Commission.
Kensington Development Partners is a significant Colorado player. Founded in 2017 and headquartered in Oak Brook, Illinois, the firm has developed more than 105 retail and mixed-use projects totaling over 10 million square feet. Its highest-profile local project is Link 56, a 150-acre, $235 million mixed-use development near Denver International Airport anchored by a 150,800-square-foot Target.
Kensington is also Traer Creek's partner on a Whole Foods-anchored mixed-use project breaking ground this spring at the Village at Avon. Steven Tebo, the property owner, is a longtime Boulder-area real estate figure whose parcel has sat undeveloped at one of Boulder County's busiest signalized intersections for years.
The political environment is tightening. Lafayette is in the middle of a land use code rewrite expected to be finalized in Q2 2026, and the Sketch Plan was submitted under the existing code. Whether The Range will ultimately be reviewed under the old code or the new one depends on the applicant's timing on subsequent applications.
For Kensington and Tebo, the project represents a significant capital commitment in a market where greenfield annexations along the 287 corridor have become extraordinarily difficult to entitle. For Lafayette, it is a defining decision point about what the city's southern gateway looks like for the next generation.