Commercial Development in the Heart of CPN?
In early 2004 developers proposed retail development at the NW corner of Monarch and Castle Pines Parkway. Now, the developer is altering plans with the County…
For many years, Castle Pine North residents have enjoyed the 23 acres of vacant land at the northwest corner of Monarch Boulevard and Castle Pines Parkway. The Castle Pines North Master Plan, also known as the Development Guide, named the undeveloped section Community Center Planning Area 20, or CC-20. Since the plan’s creation, this section of land has been zoned for commercial development.
In essence, there are three sections to the parcel.
- Behind the homes on the north and west sides of the site is a 200 foot drainage strip. It belongs to the Castle Pines North Metro District and will never be developed.
- The western portion is home to Timber Trail Elementary School. The owner of the land, Village Homes and Pinark, LLC, sold eight acres to the Douglas County School District in 2000.
- The remaining 15.7 acres are left for future development.
In 2004, the owner of the land, Village Homes and Pinark, LLC, submitted plans to Douglas County that would sub-divide the land into seven individual commercial lots that are about two acres each and began marketing the site to potential developers.
In 2005 Village Homes withdrew their original plan and are currently in the process of creating new plans that will start the approval process from the beginning. Village Homes is currently working with Douglas County to develop a new plan and will return to Castle Pines North to present the plan to the local residents.
Before the construction trucks roll in however, there is an extensive process that Village Homes must complete.
- Douglas County zoned the land for commercial development. This step was done in 1984, when the CPN Master Plan was approved by Douglas County.
- This process involves a series of public hearings that could take several months and sometimes years to complete.
- Village Homes and Pinark, LLC must then build an infrastructure required by the County that includes roads and drainage. Then the owner can sell the lots to potential developers.
- Finally, the County must approve specific site plans proposed by the new developers. This involves another round of detailed planning including both the County and the community.
Throughout the history of CC-20 some residents have welcomed the possibility of services and the added tax break retail sites would bring. However, many residents have expressed concern for the effect that a high-intensity retail development would have on CPN’s unique community character. In addition, numerous residents feel that the current commercial development, clustered near the I-25 interchange, has sufficient amounts of undeveloped commercial plots that would fill any additional service needs of the community. During the past several years, CPN residents have organized several efforts to avoid, or at least minimize commercial development on CC-20.
In 2004, a Commercial Development committee formed to look for possible alternatives. Residents were encouraged to contact commercial@cpnhoa.org to participate in these efforts. CPN residents inquired about the community purchasing the land. Village Homes and Pinark, LLC showed no interest. Their intent, as expressed on many occasions, was to develop the land. CPN residents realized their hands were tied. Village Homes and Pinark, LLC, as owners of this land, have the legal right to utilize the land and develop it. Accepting this, the committee tried to steer the development of the land toward more community-friendly uses. Working with Village Homes they sought out alternative developers. The committee also conducted a survey asking CPN residents the types of services they would prefer, if commercial development was inevitable. The survey results were published in January 2005.
In January 2005, another option presented itself. Village Homes and Pinark, LLC indicated, for the first time, that they would entertain the idea of selling the land to the community. A group of residents immediately formed the Committee of Concerned Citizens for Redirecting Proposed Commercial Development.
In March of 2005 they distributed a handout asking the residents of CPN their opinions on how to handle this new opportunity. The residents responded favorably to the Metro District buying the land and using it as either open space or a park with open space. Work sessions were held in June of 2005 between the Metro District and the Committee of Concerned Citizens for Redirecting Proposed Commercial Development to begin exploring the feasibility of purchasing the land.
Check back with the CPN website for more information as this issue develops . . .
