PLANNED UNIT DEVELOPMENT GUIDE
DOUGLAS COUNTY, COLORADO
This Development Guide sets forth land uses and development standards for Castle Pines North, a planned community in the unincorporated area of the County of Douglas, State of Colorado; regulates the use of land, the bulk, maximum height, minimum lot area, minimum lot width, and minimum yard space of buildings; provides regulations for uses permitted therein and accessory buildings and uses; provides additional supplementary regulations; and defines certain terms used therein. This Development Guide is authorized under the power and authority of Section XIII, Planned Development, Douglas County Zoning Regulations, adopted November 15, 1982.
Castle Pines North is a large parcel of land under single development control and is suitable for the creation of a new community. This large parcel of land is, for several reasons, particularly well suited for long-range comprehensive planning which will aid in the protection of the environment and at the same time, facilitate the development of an aesthetically pleasing community.
The first of these factors is the geographical containment of the Castle Pines North site. The site is bounded by Highway 85 on the West and South, Highlands Ranch to the North and Interstate 25 to the East. Substantial open space; Highlands Ranch to the North, Daniels Park to the Northwest and Cherokee Ranch to the Southwest also serve to define the extent of development. Therefore, with the exception of a few adjacent small parcels, the site is entirely contained within a geographic area bounded by the existing transportation network and open space.
Secondly, the Castle Pines North site is located primarily within a self-contained topographic "bowl". This topographical character serves to visually contain the community. The site is barely visible from Interstate 25 and Highway 85 and any views from Daniels Park Road are buffered by heavy vegetation and topographic breaks. Thirdly, the ability to master plan the site provides the opportunity to realize both aesthetic and economic benefits by providing for the clustering of the dwelling units throughout the site rather than arranging them in a conventional lot-by-lot pattern. The clustering of development results in a flexible and varied neighborhood pattern with the structures arranged in closely related groups. Rather than spreading the houses uniformly over the entire tract, a cluster development is built with higher densities in certain areas and preserves open space in others. The result of cluster development is bath visual enhancement and increased efficiency in the provision of services.
In compliance with the general purpose of the Douglas County Master Plan, the Castle Pines North Planned Development provides the County with a coordinated and harmonious development which will best promote the health, safety, order, convenience, prosperity and general welfare of the inhabitants of the County and will reduce the waste of physical, financial and human resources which often result from poorly planned development. Castle Pines North responds to the goals and policies set forth in the Douglas County Master Plan and is planned to ensure high quality development compatible with the surrounding land uses and natural environment.
The Planned Unit Development Act of 1972 and the Board of Douglas County Commissioners permit adoption of a development guide within the context of the planned unit development zoning regulations applicable to such land in order to establish and implement such a long-range comprehensive plan. A long-range comprehensive plan has been formulated for Castle Pines North, encompassing such beneficial features as a balance of residential, commercial, educational and recreational uses; enhancement of public safety; creation of an aesthetically pleasing living environment; and promotion of high standards of development quality by site planning, landscaping controls and architectural design guidelines all for the benefit of the existing and future citizens of Douglas County.
In order to implement the Development Plan, Castle Pines North has offered certain assurances and commitments. Those agreements are summarized in the pages which follow.
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Castle Pines Land Company and/or Castle Pines North Metropolitan District agree to extend Monarch Boulevard as reasonably required at the time of subdivision approval for parcel R-21A, R-22, or R-23. A further commitment is that Monarch will be paved to Daniel’s Park Road prior to exceeding 80% build out of Parcels R-21, R-21A, R-22, RO23 unless the remaining portion of the Romar Parcel has been approved for zoning and this commitment is registered at the time of rezoning. Douglas County will cooperate with Castle Pines Land Company and/or Castle pines North Metropolitan District in acquiring a 60-foot wide right-of-way for the extension of Monarch Boulevard through Daniel’s Park to Daniel’s Park Road at no cost to the county (see Exhibit “B”). Site-specific constraints and location of Monarch Boulevard not shown on the Castle Pines North Development Plan will be dealt with at the time of subdivision within the Romar Parcel.
Castle Pines Land Company and/or castle Pines North Metropolitan district has provided certain roadway improvements determined to be appropriate to mitigate the impact of the previously approved 2088 dwelling units within castle Pines North (see Exhibit “C”). Castle Pines North agrees to pay it’s pro-rata share of the cost of improving Daniel’s Park Road/Quebec Extension at such time in the future as it is determined by the County that said road must be upgraded and in accordance with future County wide off-site improvement regulations which may be adapted. Credit shall be granted for oversizing and any previous improvement/agreements made by Castle Pines Land Company as referenced for example in Exhibit “C”.
Castle Pines agrees to submit to Douglas County Engineering for their review and approval, realignment plans for Daniel’s Park Road in the area of the Castle Pines Parkway intersection and RH-10 within ninety (90) days of the date of recording of this development guide. Douglas County will cooperate with Castle Pines Land Company and/or Castle Pines North Metropolitan district in acquiring a 100-foot wide right-of-way for the extension of Castle Pines Parkway through Daniels Park to Daniel’s Park Road at no cost to the County.
Castle Pines agrees to contribute it’s pro-rata share of the Northern Douglas County Transit Feasibility Study Phase II, no later than recordation of this development guide and agrees to participate in future Phases.
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See exhibit “A” letter agreement. To allow for the flexibility in the location of the 4.5-acre park in COS-18, the exact location will be further discussed and agreed upon when more site-specific information is made available.
Maps in the standards will be updated prior to the recording of this development guide.
Special study will be undertaken at the time of platting to respond to the sensitivity of the ridgeline in planning areas R-21, R-21A, 22, 23,which may include but not be limited to setbacks from Monarch Boulevard.
School land dedications for Castle Pines North and Castle Pines Village combined will be met by the dedication of 62.7 acres of Hockaday Parcel located in the vicinity of Daniel’s Park Road and Highway 85 Intersection.
No density increase or transfer of dwelling units into Parcel 21-A shall be permitted.
Castle Pines Village road standards will apply to the R-7 Planning Area with relative concerns appropriately dealt with at the time of platting. The intent is to minimize disruption of vegetation while providing adequate transportation, infrastructure, and access. It is Castle Pines Land Company’s intent to return Planning Area R-7 to the Castle Pines North Metropolitan District.
Based upon an impartial and independent study of the ultimate universe of users, the Castle Pines Land Company commits to participate in an ongoing or future study of impacts to the I-25/Castle Pines Parkway Interchange, and if those impacts exceed those that were allowed for in the initial contribution (Exhibit “B” of Exhibit “C”) equaling 17%, Castle Pines Land Company agrees to pay for additional impacts associated with Castle Pines North relative to upgrading the interchange.
