To: Honorable Mayor and Members of Town Council
From: David L. Corliss, Town Manager
Title
Update: Review of Vacant/Pending Entitled Property
Body
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Executive Summary
As Council knows, one of the issues associated with growth in Castle Rock are the long standing properties located in our community that have already been annexed and zoned (sometimes referred to as ‘entitled’) and seek to pursue development years after original approvals. Many of these entitled properties successfully move from vacant status to development in harmony with planned expectations and our Town values. Other developments have been problematic, as surrounding property has already developed near the vacant entitled property with existing neighbors finding the planned development incompatible to the area. The Town has developed development standards for commercial/non-commercial interface and recently enacted standards for dissimilar residential property (e.g. different residential densities) that would developed adjacent to one another. The Town has also tracked residential entitlements with quarterly reports indicating changes for permits and occupancies among entitled properties. Town staff is also recommending in new development agreements provisions which place a time limit on zoning entitlements, for example requiring construction expenses be made on the property or building permits issued on the property within a certain period of time (e.g. 10 years) or lose the entitlement right for the granted zoning.
Attached is a DRAFT listing prepared by the Development Services Department indicating annexed property within Castle Rock that is either vacant or pending development (Attachment A). These maps highlight the zoning of the property, year zoned, number of residential units zoned (if residential), site development plan approval notes and any additional notes. Appreciation to Brad Boland, Tara Vargish and Kevin Wrede in Development Services for their work on this important assignment. One purpose of this effort is the identification of properties where incompatible issues may arise if/when future development pursuant to entitlements occurs. Another purpose is to examine these older zoning to determine current viability and compliance with original requirements. In some cases the older entitlements create greater likelihood of issues, in some cases not. In some situations, future development in an area has been well forecasted to most if not all adjacent properties. In some cases we are finding situations that were otherwise not fully appreciated by all of staff. As Development Services and other Town departments review this map and listing effort additional issues are likely to surface. Another purpose of this work is to determine if identified issues should or could have a Town legal or policy response prior to development to ensure the best outcomes for the community. The earlier discussed zoning enhancement ordinance concept is also under review in regards to this issue. Additional Council consideration of this effort - and any resulting recommendations - is likely in the future.
Attachments
Attachment A: DRAFT Listing of Vacant/Pending Entitled Property