The Lanterns Property - Planned Development Plan Amendment: Project Narrative June 10, 2013

Transcription

1 The Lanterns Prperty - Planned Develpment Plan Amendment: Prject Narrative June 10, 2013 The Lanterns Prperty has undergne many iteratins since it was initially annexed and zned fr high density residential and cmmercial uses within Duglas Cunty, then knwn as Eagle Ridge, in At that time it included a 528-acre prtin f what is nw knwn as the 848-acre Lanterns Prperty, and permitted almst 1,700 residential dwelling units and nearly 200,000 sf f cmmercial/retail uses. In the late 1990s, the entire site was assembled int ne parcel, and annexed int the Twn f Castle Rck as The Lanterns, and permitted 548 single-family residential units. This zning was amended in 2005 t slightly refine densities and Planning Area bundaries. Currently, 548 single-family detached residential units are permitted with nly 3.4% f the site being dedicated fr public use as a Twn park (10-acres) / elementary schl (13.2-acres) site, a water well site (2-acres) and a water treatment facility site (4.5-acres) all set aside as Public Land Dedicatin (PLD) r Utility District (UD). Apprximately 29.6% f the site was identified as private pen space (OSP). Having created bth a very high density plan and a very lw density plan fr this prperty, it is apparent that neither f thse plan ptins was fund t be viable ver the past 25+ years f testing the market. The Planned Develpment Plan (PDP) Amendment applicatin intends t amend the zning fr this prperty t create a plan fr this Castle Rck neighbrhd that is exceptinal in design and quality and als is feasible based n current and freseeable market cnditins. This newly created plan als places the Lanterns Prperty as a significant cntributr f key cmmunity design and public pen space features that will truly enhance the suthern area f Castle Rck fr all residents f the Twn. This PDP Amendment applicatin prpses permitting up t 1,200 single-family detached residential units with a minimum f 50% f the site designated as public parks (nn-schl PLD area) and publicly accessible pen space (OSD and publicly accessible OSP areas). This prpsal includes many highlights and superir design elements, sme f which include: Increase t ver 50% fr publicly accessible parks and pen space. This PDP prpses that a minimum f 50% (424-acres) be dedicated as publicly accessible parks and pen space, in additin t a 12-acre elementary schl site. In preparing this new plan, care was taken t preserve significant natural drainages, ridges and heavily vegetated areas in these parks and pen space areas. Increase pen space setbacks t further buffer existing residences alng the nrth, east and suth edges f the prperty. Prvide a critical mile lng crridr fr the Twn t cnnect the nrth-suth Plum Creek reginal trail thrugh the western pen space edge f the prperty. Remve hme sites frm the Twn s Gray Water Zne in the sutheast crner f the prperty. Remve hme sites frm the Skyline / Ridgeline Ordinance areas in the sutheast crner f the prperty. Dedicate the highest elevatinal pint in Twn t the Twn in public pen space. This will prvide a key pint f interest alng Twn trails that create a lp alng the ridge line alng the west edge f Crystal Valley Ranch, thrugh the suthern pen space prtins f this prperty, alng the Plum Creek reginal trail lcated alng the west edge f the Lanterns Prperty and alng Crystal Valley Parkway and Rhylite Reginal Park. Centrally lcate the elementary schl site and park. Mving the schl site and assciated neighbrhd park site t a mre central lcatin will allw it t better serve the residents f the Lanterns Prperty as well as residents and students thrughut the neighbring Castle Rck Cmmunity. With Duglas Cunty Schl standards f busing beynd ½ mile frm a schl, this places the schl within walking distance fr mst students wh wuld attend. Imprve efficiency in Twn infrastructure serving hmes in the Lanterns Prperty. Clustering mre than twice the ptential number f hmes n less than duble the amunt f streets and utilities becmes mre

2 efficient and cst effective fr the Twn t serve a greater ppulatin. Additinal efficiencies in prviding Twn services is als gained by this mre clustered density plan, including Fire, Plice and ther emergency services. This Amendment t the PDP is in general cmpliance with all applicable Twn f Castle Rck cdes and standards as well as in line with the Twn s Visin 2020 plan, Cmprehensive Master Plan, and the Duglas Cunty Intergvernmental Agreement. Cmpliance with the applicable prtins f the afrementined dcuments is utlined belw. Twn f Castle Rck Visin 2020: Castle Rck s Visin 2020 plan was created t drive the visin f the cmmunity thrugh the year Within this plan, fur (4) Twn Crnerstnes were identified as fllws: Twn Identity, Cmmunity Planning, Cmmunity Services, and Lcal Ecnmy. This applicatin fr the Lanterns Prperty meets the intent and gals f thse applicable items within the Twn Crnerstnes. The fllwing identifies hw this PDP Amendment meets the applicable Twn Crnerstne criteria: Crnerstne: Twn Identity Intent: T preserve Castle Rck s character as a distinct and physically separate cmmunity that is the center f Duglas Cunty. Gals: Preserve Castle Rck s histric buildings and small-twn atmsphere. Respnse: The Lanterns Prperty is largely undevelped with a cuple f existing small hmes, nne f which are f histric significance, and is lcated away frm the mre histric areas f Castle Rck and its dwntwn. But, while there are n histric buildings lcated n-site there is a gravesite fr a family wh lived n the site, the Tysns, wh perished during a fld in the late 1800 s. As part f this PDP Amendment applicatin, the gravesite will remain lcated within planned pen space. Additinally, the natural spring lcated alng the western bundary near the railrad tracks used t serve as a watering stp fr the steam lcmtives that rared dwn the tracks many years ag will als be in the dedicated public pen space area. N assciated structures remain frm this use but the area will be preserved and prvided t the Twn as public land dedicatin. Plan new residential develpment at a neighbrhd scale and character thrugh apprpriate setbacks, street landscaping, sidewalks, and architectural design. Respnse: Careful cnsideratin has been made in the preparatin f this PDP Amendment t accmplish this gal n the prperty. Lt widths alng the nrth and east edges f the prperty are cnsistent with existing adjacent residential lts t prvide apprpriate neighbrhd transitin and scale sensitivity. Setbacks f pen space are als used between the varius neighbrhds, where apprpriate, t prvide adequate buffering f clusters f hmes and t further accentuate the extensive pen space netwrk that is prpsed thrughut the cmmunity. Street landscaping, sidewalks, and architecture, while nt yet designed, are anticipated t meet Castle Rck standards and t integrate with the natural character in the area. At the time these elements are designed the applicant is cmmitted t wrking with Twn Staff t ensure that successful design slutins are created while meeting the intent f Twn standards and regulatins. Preserve pen space areas in and surrunding Castle Rck t prtect the Twn s natural beauty, ridgelines, and scenic views, and t maintain a physical separatin frm surrunding cmmunities. Respnse: Much attentin was paid t the develpment f pen space within the Lanterns Prperty. As part f this applicatin, mre than 50% f the site is designated as publically accessible parks and pen space. The planning areas were designed t

3 preserve many f the natural drainages, densely vegetated areas, and scenic views frm, int and thrugh the site. Additinally, as part f this PDP Amendment applicatin, the rck utcrpping lcated in the sutheast prtin f the site, which is the highest elevatinal pint in the Twn, will be preserved and dedicated t the Twn f Castle Rck fr use as public pen space with cnnectivity t existing and planned reginal trails. Supprt the develpment f Castle Rck as a self-sufficient cmmunity. Respnse: The Lanterns Prperty is prviding a mre efficient, clustered layut fr hmes, prviding a centrally lcated site fr an elementary schl and a vast amunt f unique public pen space and parks t help the Twn meet the needs f existing and future Castle Rck residents. Crnerstne: Cmmunity Planning Intent: T ensure the Twn is carefully planned t accmmdate the needs f existing and future residents while preserving and prtecting Castle Rck s Twn identify and quality f life Gals: Accmmdate future grwth thrugh lgical infill develpment. Respnse: The Lanterns Prperty currently exists in the Twn as a nn-cntributing area in the Twn due t having t lw f residential density t begin cnstructin and ultimate build-ut. It is lcated adjacent t existing residential develpment n the nrth, east, and suth sides f the prperty. Develpment f this prperty, based n the newly prpsed higher density plan, will allw fr a dynamic and psitively cntributing neighbrhd in the suth area f Twn. Prvide adequate Twn water supply thrugh careful planning and financial investment. Respnse: The Lanterns Prperty prvided 979 SFE f water t the Twn s water bank during the annexatin prcess. This PDP Amendment applicatin permits the develpment f planning areas t efficiently utilize these SFEs and t purchase additinal water frm the Twn and / r use 5/8 tap sizes that will in turn decrease water demands while permitting efficient increases in residential density. Encurage a brad range f husing types, ages, and incme ranges within the cmmunity. Respnse: The Lanterns Prperty PDP Amendment will permit a variety f lt sizes, which in turn will prvide pprtunity fr a variety f hme sizes and varying hme prices. Maintain a physical separatin frm surrunding cmmunities. Respnse: The Lanterns Prperty was previusly annexed int the Twn f Castle Rck and is an extensin f the existing and planned cmmunity. Bell Muntain Ranch is a rural, large-lt residential cmmunity lcated t the suth f the Lanterns Prperty in Duglas Cunty, and this PDP Amendment applicatin prpses the expansin f a substantial pen space buffer between the Lanterns Prperty and Bell Muntain Ranch. The Lanterns Prperty prvides additinal density transitin and physical separatin thrugh placement f larger lts alng the suth edge f the prperty. Placement f sme f the higher residential densities in the nrthern and central prtins f the prperty is cnsistent in meeting this gal. Establish an intercnnected and diverse transprtatin system including lcal and reginal trail, radway, and public transit linkages. Respnse: Radways are designed within the Lanterns Prperty t efficiently mve residents and guests thrughut the site, while minimizing external impacts t the extent pssible. Additinally, with all the planned pen space and parks, trail cnnectins are made bth internally and external t the site. Preliminary discussins with Twn f Castle Rck Parks and Recreatin representatives indicate a desire t utilize an pen space crridr alng the western bundary f the prperty t build a mile lng cnnectin fr the

4 planned Plum Creek reginal trail. This applicatin prpses t make this a reality by dedicating t the Twn a significant pen space crridr alng this western edge f the prperty. Plan and prvide fr high-quality pen space areas t accmmdate cmmunity events, active and passive recreatin, trail linkages, natural buffers, and envirnmental preservatin. Respnse: The public parks and pen space areas prvided within this PDP Amendment applicatin were thughtfully planned ut fr use and enjyment by Twn residents bth nsite and ffsite. During a meeting with the Twn f Castle Rck s Parks and Recreatin representatives, a discussin was held t understand the needs and pprtunities in this specific area f the Twn. The resulting plan reflects the utcme f these discussins, with preservatin f large swaths f land that the Twn f Castle deems as valuable in meeting the sme f the key gals f the Parks and Recreatin Department fr this area f Twn. These pen space areas include the rck utcrpping n the sutheast crner f the prperty, the suth prtin f the prperty and the entire western edge f the prperty that will prvide a mile lng link in the Plum Creek reginal trail crridr as well as significant trail cnnectins t this reginal trail and ther Twn trails. Additinally, a centrally lcated neighbrhd park is planned next t the elementary schl site that can be utilized fr active recreatin and prgrammed as the Twn f Castle deems necessary. Internal t the prperty, develpment in existing drainageways and heavily vegetated areas is minimized, while permitting the clustering f neighbrhds f hmes. The incrpratin f trail crridrs thrughut will prvide active and passive recreatin spaces and linkages bth internally and externally. Require new develpment t adequately mitigate fiscal, envirnment, and scial impacts. Respnse: This PDP Amendment applicatin includes a financial impact analysis detailing verifying the fact that prpsed residential develpment n this prperty will perfrm similar, frm a financial impacts standpint, t the ther existing and prpsed residential neighbrhds in the Twn. Hwever, apprximately $7M f funds will flw int the Twn s bks frm the typical ne-time permitting and cnstructin activities as the Lanterns Prperty builds ut. Envirnmentally, significantly mre area f arguably higher value is being preserved fr pen space than the currently apprved PD plan. Scial impacts are mitigated t the extent pssible by prviding extensive pen space, a significant trail netwrk, an elementary schl site and cmmunity amenities that will relieve burden n ther areas f the Twn. Additinally, based n discussins with Duglas Cunty Schl District representatives, the lcatin f the schl site was adjusted t be mre centrally lcated t maximize walkability and t better serve future students as a ptential cmmunity hub. Adhere t lcal plans, plicies and regulatins that set the standard fr high quality develpment. Respnse: As evidenced in the respnses prvided abve, this PDP Amendment applicatin adheres t lcal plans, plicies and regulatins that set the standard fr high quality develpment. Crnerstne: Cmmunity Services Intent: T ensure that all necessary cmmunity services are prvided t supprt the public interest and well-being f all Castle Rck residents and businesses. Gals: Prvide and maintain cst effective, efficient infrastructure facilities including water, sewer, drainage, streets, and trails.

5 Respnse: The infrastructure prpsed fr the Lanterns Prperty is planned t be as efficient as pssible with minimal impact t existing services. Develpment f this prperty, as prpsed, helps fund ff site rad imprvements, mst ntably Crystal Valley Parkway and the interchange at I-25. On-site streets will be cnstructed t Twn standards. Additinally, develpment was pulled ut f the higher elevatin gray water zne previusly included in the sutheast crner f the prperty, which will ensure the entire develpable area f the site is capable f being serviced by existing facilities. Sewer will gravity flw t the nrthwest prtins f the prperty and cnnect int existing and prpsed lines. Drainage als generally flws t the nrthwest prtins f the prperty, and will be engineered with a cmbinatin f surface and pipe cnveyance slutins. A mile lng segment f the Plum Creek reginal trail will be dedicated alng the west edge f this prperty, alng with ther public trails in the suth pen space crridr and internally alng the key drainage / pen space crridrs f the cmmunity. Design streets, trails and public transit facilities t match the scale and character f the cmmunity, utilizing such elements as street trees and ther kinds f landscaping. Respnse: Design f these elements, while in the early stage, is expected t meet Twn f Castle Rck standards which will prvide cnsistency thrughut the Lanterns Prperty. Trails and pen space are significant cntributins t the public f Castle Rck, exceeding the typical character and scale f neighbrhds in the Twn. Landscaping will be designed t meet bth Twn standards as well as t highlight and enhance the natural existing character fund n the prperty. Prvide and maintain the highest quality public safety services fr the Twn, including fire, plice, and emergency medical services. Respnse: The centrally lcated elementary schl / neighbrhd park site prvides street frntage t allw emergency access and surveillance pprtunities. Infrastructure and radways will be designed and cnstructed per Twn standards which are intended t meet the public safety needs fr future residents. Supprt the cntinued prvisin f high quality schls fr ur children and additinal educatinal pprtunities fr the cmmunity as a whle. Respnse: As part f the preparatin f this PDP Amendment applicatin, and per discussins with Duglas Cunty Schl District representatives, a larger 12-acre elementary schl site has been included, in a mre central lcatin t maximize walkability and t better serve the future students f this cmmunity as well as in adjacent residential areas. Crnerstne: Lcal Ecnmy Intent: T prmte ecnmic self-sufficient and lng-term stability f the lcal ecnmy t prvide residents with a brad range f emplyment pprtunities and t prvide the Twn with a healthy tax base. Gals: Direct available cmmunity resurces t strategic areas and prjects that wuld mst greatly benefit the Twn. Respnse: The develpment f the Lanterns Prperty will prvide fr a variety f husing types, which in turn will bring in a variety f residents t prvide a stable and grwing wrkfrce fr the Twn. The financial impacts f the build ut f this prperty as planned will have very similar effects n the Twn s budget as the ther existing and prpsed residential neighbrhds in the Twn.

6 2020 Cmprehensive Master Plan The Twn f Castle Rck 2020 Cmprehensive Master Plan is intended t prvide, amng thers, the Twn and develpers directin when lking at shrt-term and lng-term grwth. This applicatin tk int accunt the Twn f Castle Rck 2020 Cmprehensive Master Plan when underging design and planning f the prperty. The fllwing are examples f hw this prpsed PDP Amendment is meeting the applicable principles and plicies f the Twn s Cmprehensive Master Plan. Chapter 4: Grwth Management Principle GM-1: Grwth Management in Castle Rck: Grwth shall be carefully planned in an rderly, cst-effective, equitable, fiscally respnsible and envirnmentally sund manner. Respnse: The Lanterns Prperty was carefully planned t develp respnsibly and meet the needs f the Twn. This develpment meets this principle and the subsequent plicies in many ways. First, this prject will be develped in an rderly fashin in cnjunctin with the ther residential neighbrhds in the area. By building near existing develpment, csts t install infrastructure are reduced and existing infrastructure is being maximized by adding density in this area f Twn. Additinally, the site is planned t nt nly serve the future residents f the new neighbrhd, but als the Twn f Castle Rck residents as a whle. Extensive dedicatins f land, including an elementary schl site and public pen space that preserves the ridge that is the highest elevatin pint in the Twn, are prpsed. The publicly accessible pen space and parks dedicatins, much f which are natural drainage crridrs and heavily vegetated areas, will prvide cnnectins t lcal trails, as well as t the Plum Creek reginal trail crridr alng the west edge f the prperty. The parks will als serve as lcal and reginal gathering spaces fr active and passive recreatin. The elementary schl site dedicatin will serve nt nly this cmmunity but als the surrunding, existing residential neighbrhds. Overall, this prpsal truly enhances the Twn in significant, fiscally respnsible and envirnmentally sund ways. Principle GM-2: Adequate Facilities and Level f Service: Adequate cmmunity facilities and levels f services shall be prvided fr when cnsidering the timing and lcatin f develpment. Respnse: Phasing f this prject will ccur is a lgical and cst-cnscius manner. This PDP Amendment applicatin includes an anticipated phasing plan that ensures that infrastructure is prvided t new residents bth capably and efficiently. All apprpriate fees and csts will be paid as a part f develpment as well. Levels f service, as required by the Twn, standards will be met thrughut develpment f the prperty and assciated imprvements. Principle GM-3: Intergvernmental Agreements: Develpment at urban level densities shall ccur within incrprated areas. Respnse: The Lanterns Prperty has been previusly annexed int the Twn f Castle Rck. Urban level densities are currently permitted, and prpsed densities are als at an urban level. Principle GM-6: Financing Imprvements and Fiscal Impacts: Ecnmic feasibility and fiscal respnsibility in all capital imprvement prjects shall be ensured. Respnse: This applicatin is fiscally respnsible and all imprvements shall be fully funded and prvided fr with minimum burden n the Twn f Castle Rck. The financial impacts f the build ut f this prperty as planned will have very similar effects n the Twn s budget as the ther existing and prpsed residential neighbrhds in the Twn.

7 Apprximately $7M f funds will flw int the Twn s bks frm the typical ne-time permitting and cnstructin activities as the Lanterns Prperty builds ut. An Principle GM-7: Sunset Prvisins and Vested Rights: Zning and related develpment agreements shall reflect current land use demands and market cnditins. Respnse: This Amendment is prpsed due t the fact that earlier apprved plans were nt feasible in past, tday s r the freseeable future market cnditins. The prpsed plan has the elements necessary t wrk in the current and future markets and is much mre dynamic than the current lw density zning. Chapter 5: Residential Principles and Plicies Principle LU-1: Chesive, Safe, and Desirable neighbrhds: Chesive residential areas are safe, attractive desirable places t live. Respnse: The Lanterns Prperty is a well-planned, highly attractive cmmunity fr future residents. Multiple lt sizes are prpsed t prvide husing variety. Extensive publically accessible pen space is prvided fr the Lanterns Prperty cmmunity and Castle Rck residents as a whle. The verall plan utilizes the existing tpgraphy and vegetated areas t create a sense f cmmunity that will make this cmmunity a place where peple want t live. Streets will be a key cmmunity design element that prmtes safety, chesiveness and attractive areas thrugh landscaping, lighting, sidewalks and ther elements. Principle LU-2: Integrated Cmmunity Elements: Integrated patterns f ppulatin densities, transprtatin netwrks and cmmunity services enhances functinality within the Twn. Respnse: Transprtatin cnnectins were well-thught ut and planned fr. Tw cllectr rad cnnectins nt Crystal Valley Parkway will cntinue t serve this prperty and cnnect all Lanterns Prperty neighbrhds. Trail cnnectins t existing and future trails are planned, including dedicatin f a mile lng segment f the Plum Creek reginal trail alng the west edge f the prperty. The site is planned t guide a majrity f the traffic t the western mst cllectr access nt Crystal Valley Parkway in rder t minimize impacts t adjacent existing residential neighbrhds. Additinally, multiple lt sizes are planned that will prvide fr a variety f husing types, sizes, and price pints that match well with ther neighbrhds in the vicinity. All f these elements, alng with the extensive pen space (ver 50%) n the site, will assist in integrating this cmmunity int the Twn f Castle Rck as a whle. Principle LU-3 Residential Infill: Infill develpment shall demnstrate cmpatibility with, and sensitivity t, existing neighbrhd characteristics that prmtes harmnius transitins between neighbrhds. Respnse: Adjacent prperties have been develping ver the past decade r s. During the planning f this prperty, extensive effrts were made t assure cmpatibility with existing, adjacent neighbrhds. On the nrth edge f the prperty, pen space buffers have been prvided that are greater in depth than the adjacent, ff-site pen space buffers. Als, this prpsal is cmmitting t lt widths alng the nrth edge that are equal t r greater than thse lcated directly adjacent. On the east side f the prperty, the largest lt sizes in the Lanterns Prperty are planned, as well as increased pen space setbacks, in rder t apprpriately transitin frm the larger lts lcated directly adjacent in Crystal Valley Ranch. On the suth edge f the prperty, n lts are prpsed within several hundred feet f the existing large residential lts lcated in Bell Muntain Ranch. The west edge f the prperty runs parallel t railrad tracks, s care was taken t ensure that all residential develpment has an adequate pen space buffer frm this

8 high intensity use. In summary, this plan clearly strives t transitin adequately with all edge land uses while clustering additinal density in the central prtins f the prperty. Principle LU-4: Envirnmentally Sensitive Develpment: Residential develpment preserves natural features and visual assets. Respnse: The Lanterns Prperty features a variety f vegetative types and mix f ridges and drainages. Residential planning areas were carefully planned t minimize impacts t drainage ways, ridges and heavily vegetated areas. Additinally, care was taken t ensure that a vast majrity f hmes will be placed t minimize negative visual impacts lking bth nt the site and ff the site. Principle LU-8: Interchange Districts. Respnse: The develpers f the Lantern Prperty will pay its fair share int the Dawsn Ridge/Crystal Valley Interchange fund at the rate agreed t, based n a tri-party agreement with ther develpers in the area. Chapter 6: Transprtatin Principles and Plicies Principle T-1: Integrated Transprtatin System: A well planned and integrated transprtatin system mves peple and gds in a safe and efficient manner. Respnse: The rad netwrk within the Lanterns Prperty will efficiently mve peple thrughut the site. The rad netwrk was designed t guide mre traffic t the westernmst entry pint nt Crystal Valley Parkway in an effrt t minimize impacts t existing residential uses. The elementary schl has been mved t a central lcatin in rder t maximize walkability and t better serve bth n-site and nearby residents f the Twn. Principle T-2: Envirnmental Impacts: Well-planned transprtatin systems shall minimize ptential visual and envirnmental impacts. Respnse: The cllectr rad netwrk included in the PDP Amendment was designed t wrk with the existing cnturs and minimize naturally vegetated areas t the extent pssible. Additinally, all lcal streets and cllectr rads shall be built t Twn f Castle Rck standards. This will help t minimize envirnmental and visual impacts. Chapter 7: Water Principles and Plicies Principle CS-1: Water Supply: Acquire the privately held grund water rights remaining within the Twn and in strategic lcatins utside f the Twn bundaries. Respnse: 979 SFEs f water rights fr the Lanterns Prperty were cnveyed t the Twn water bank at the time f annexatin. Principle CS-3: Integrated Water System Respnse: The Lanterns Prperly will utilize the Twn f Castle Rck water system designed t Castle Rck standards and specificatins. Principle CS-4: Planned Water Service Area: Prvide water services t all citizens and cmmercial r industrial users within Planned Service Area Bundaries. Respnse: Water infrastructure fr the Lanterns Prperty will be prvided in an efficient manner cnsistent with the phasing plan included within this PDP Amendment applicatin. It is a request f this applicatin t maximize the use f the existing 979 SFEs riginally dedicated when this prperty was annexed, plus purchase additinal water frm the Twn, as necessary. An alternative water cnserving apprach is als prpsed in this PD t permit hme builders t use 5/8 water taps instead f the standard ¾ water taps.

9 This strategy wuld permit increased densities when implemented acrss multiple hmes in a neighbrhd. Principle CS-5: Infrastructure Planning: Water facilities shall prvide fr ultimate develpment within the Planned Service Area. Respnse: Water infrastructure fr the Lanterns Prperty will be prvided in an efficient manner cnsistent with the phasing plan included within this PDP Amendment applicatin. The design will take int accunt the ptential maximum buildut f the prject. Als see respnse under Principle CS-4 abve. Principle CS-6: Wastewater Service Area: Wastewater services shall prvide fr ultimate develpment within the Planned Service Area. Respnse: Wastewater infrastructure fr the Lanterns Prperty will be prvided in an efficient manner cnsistent with the phasing plan included within this PDP Amendment applicatin. The design will take int accunt the ptential maximum buildut f the prject. Principle CS-7: Strm Water Management: Prtect water quality and mitigate impacts t receiving waters. Respnse: A phase I drainage plan prepared in accrdance with Twn f Castle Rck standards is included with this PDP Amendment applicatin. Water quality standards will be met per Twn standards. Principle CS-9: Emergency Needs Evaluatin: New Develpment prpsals shall prvide fr emergency needs. Respnse: The Lanterns Prperty applicatin plans include infrastructure and radways that will be designed t meet emergency needs as defined by Twn standards. Principle CS-15: Educatinal Supprt: Supprt the highest quality educatin facilities and service pssible fr existing and future Castle Rck residents. Respnse: As part f the preparatin f this PDP Amendment applicatin, and per discussins with Duglas Cunty Schl District representatives, a larger 12-acre elementary schl site has been included, in a mre central lcatin t maximize walkability and t better serve the future students f this cmmunity as well as in adjacent residential areas. Chapter 8: Parks, Recreatin, trails and pen space Principle OS-1: General: Develp recreatin resurces t preserve pen space in an envirnmentally sensitive way. Respnse: Mre than 50% f the Lanterns Prperty will be publically accessible pen space and parks. These areas include highly vegetated areas, drainage ways, ridges, an area that includes the highest pint in Twn, and flatter areas that can be develped with the necessary higher impact recreatin amenities. Principle OS-2: Distributin f Open Space: Prvide cnvenient access t recreatin resurces and pen space thrugh-ut the Twn. Respnse: Extensive pen space is prvided evenly thrughut the prperty. Trail crridrs within the prperty are prvided that cnnect the internal pen space and parks and als prvide pprtunities t cnnect t ff-site trail crridrs. A key feature f this prpsal is dedicatin f an pen space crridr alng the west edge f the prperty that will permit a mile lng segment f the Plum Creek reginal trail. The PDP Amendment

10 indicates trails and illustrates the cnnectivity prvided. Principle OS-3: Develpment f Recreatin Resurces t Keep Pace with Grwth: Develpment f recreatin resurces shall keep pace with ppulatin grwth and demands. Respnse: With mre than 50% f the prperty prvided as publically accessible pen space and parks, the Lanterns Prperty is prviding 2.5 times mre pen space than is required t meet Twn standards. This pen space will prvide ample pprtunity fr active and passive recreatin. The applicant is cmmitted t wrking with the Twn s Park s Department t ensure these pen space areas are prgrammed t meet the Twn s needs and timing. Principle OS-4: Open Space Preservatin: The Twn s uniqueness is defined and cntributed t by preservatin f pen space prperties. Respnse: The amunt and character f the publicly dedicated pen space and parks prvided with this applicatin is unique and prvides high value as pen space fr the Twn f Castle Rck. Amng the areas preserved are majr drainages that bisect the prperty, a natural area with a spring, and a large rck utcrpping that is the tallest elevatin pint in the Twn. These areas are preserved in pen space tracts and will help cntinue the traditin f preserving imprtant and unique areas within the Twn. Chapter 9: Cmmunity Character and Design Principles and Plicies Principle CC-1: Histric Preservatin: Histric Preservatin f ur heritage shall ccur t enhance the quality f life, enrich ur cmmunity identity, and preserve ur small twn atmsphere. Respnse: The Lanterns Prperty is largely undevelped with a cuple f existing small hmes, nne f which are f histric significance, and is lcated away frm the mre histric areas f Castle Rck and its dwntwn. But, while there are n histric buildings lcated n-site there is a gravesite fr a family wh lived n the site, the Tysns, wh perished during a fld in the late 1800 s. As part f this PDP Amendment applicatin, the gravesite will remain lcated within planned pen space. Additinally, the natural spring lcated alng the western bundary near the railrad tracks used t serve as a watering stp fr the steam lcmtives that rared dwn the tracks many years ag will als be in the dedicated public pen space area. N assciated structures remain frm this use but the area will be preserved and prvided t the Twn as public land dedicatin. Principle CC-2: Cmmunity Design Elements: Thughtful design shall invlve all aspects f ur cmmunity image and envirnment. Respnse: Much thught and cnsideratin was put int the verall design and layut f the cmmunity. Cnsideratin was made t apprpriately lcate the planning areas, parks, elementary schl, and pen space s that the whle Castle Rck cmmunity culd benefit frm all these unique elements. Cnnectivity prvided thrugh streets and trails makes sure that develpment f the Lanterns Prperty, while still unique and clearly its wn, feels like an extensin f the Twn f Castle Rck and a part f the verall cmmunity. Principle CC-3: Cmmunity Identificatin: Cmmunity identificatin shall incrprate design elements, landscaping, and signage that greets and directs the public and enhances the Twn image. Respnse: Future design cnsideratins shall be given t creating a cmmunity that

11 enhances the Twn image with its wn unique identificatin that welcmes visitrs and residents alike. Principle CC-4: Free Standing Cmmunity: Castle Rck shall remain a free standing cmmunity that is visually and physically separated frm adjacent municipalities. Respnse: The Lanterns Prperty is lcated n the far suth bundary f the Twn. It is brdered by adjacent Twn residential prperties n the nrth and east edges, while brdering uses n the suth and west edges are lcated in Duglas Cunty. T meet this principle, large pen space buffers are prvided n the suth and west edges f the prperty t clearly separate the Twn densities frm the Cunty uses. Chapter 11: Natural Resurces Principles Principle NR-1: Prtect natural resurces t sustain high quality f life: The quality f life ffered by natural resurces within the Twn shall be prtected and imprved. Respnse: During the initial planning stages, much cnsideratin was made t preserve the many drainageways, heavily vegetated areas, ridges and the tall rck utcrpping (highest elevatin pint in the Twn) that are scattered acrss the Lanterns Prperty. These areas are integrated int the verall plan t create and cnnect an expansive area f active and passive recreatinal pprtunities. The Lanterns Prperty will prvide a trail and pen space cnnectin frm the Crystal Valley Ranch cmmunity ridgeline t the highest pint in Castle Rck lcated in the sutheast crner f the prperty. A trail will als cnnect acrss the suth pen space crridr in this prperty. Additinally, a mile lng segment f the Plum Creek reginal trail will be lcated in the pen space crridr running alng the west edge f the prperty. Tw additinal pen space crridrs are lcated internal t the prperty and will prvide additinal trail cnnectins t the varius neighbrhds in the Lanterns Prperty. The Lanterns Prperty clearly maximizes the natural resurces n-site and prvides key cnnectins t adjacent ff-site natural resurce areas as well. Principle NR-2: Envirnmentally sensitive develpment: Land uses shall be respectful f and sensitive t the envirnment. Respnse: The rad netwrk and planning areas are laid ut and clustered t wrk well with the tpgraphy f the site and avid significant drainage ways and heavily vegetated areas t be as respectful as pssible t the existing envirnment. Care was taken t create natural crridrs that will enhance the living experience f future residents and als prvide fr key wildlife habitat and crridrs. Principle NR-3: Scenic Resurces: The Cmmunity s scenic resurces shall be prtected. Respnse: A key design element fr this prject was t maintain the large rck utcrpping n the sutheast crner f the site that is the highest elevatin pint in the Twn. Develpment was pulled back t allw this t becme a fcal pint and it is prpsed t be dedicated t the Twn s the entire cmmunity can use it and enjy it s natural beauty. Additinally, a significant pen space area is prpsed alng the suth and west edges f the prperty t establish an apprpriate density transitin and pen space buffer at the gateway edge f Twn. Principle NR-4: Envirnmental hazards and Cnstraints: Develpment shall be lcated in areas free f envirnmental hazards and cnstraints. Respnse: Develpment within this prject has been fcused int areas that prvide the least amunt f disturbance pssible. Areas f steep slpe and drainage ways were avided t the extent pssible. Aviding these areas has resulted in mre than 50% f

12 the site being designated as pen space. The planning areas in the current zning that permit hme cnstructin in the Skyline / Ridgeline Ordinance areas have been remved in this prpsed rezning. Als, the gray water zne lts have been remved t minimize impacts in a sensitive area f the site. Principle NR-6: Water quality: High water quality and prtectin f water resurces shall be maintained. Respnse: As previusly stated, care was taken t maintain drainage crridrs in rder t facilitate the natural mvement f water and runff t the extent pssible. Included with this PDP Amendment applicatin is a Phase I drainage reprt utlining the basics f the prperty drainage. All water quality will meet the Twn f Castle Rck standards. Principle NR-9: Habitat Prtectin: Preserve and prtect significant natural areas that prvide habitat essential fr the cnservatin f plants, animals and their assciated ecsystems. Respnse: The Lanterns Prperty is a unique prperty with a series f ridgelines and drainages ways. Care was taken during preparatin f the plan t preserve the mst envirnmentally sensitive areas. Heavily vegetated areas were avided t the extent pssible and large pen space crridrs were created t preserve the natural envirnment and prvide habitat fr plants and wildlife. Over 50% f the site is pen space and parks, prviding the pprtunity fr future residents and the natural systems t cexist and flurish n the prperty. Principle NR-10: Frestry Standards: Preserve and prmte frestry standards. Respnse: Overall, the mst significant areas f existing wdy vegetatin are preserved in designated pen space areas. Furthermre, rad design and planning area design takes int accunt the tpgraphy and vegetatin f the prperty. Care was taken t lcate the develpment areas in the less densely vegetated areas f the prperty. One f the cllectr rads has been lcated t preserve the mther ak n the prperty. During develpment f the prperty, street trees, cmmn area landscaping and residential lt landscaping will further enhance the verall frestry character f the cmmunity. As evidenced by the abve, this applicatin fr a PDP Amendment is clearly in line with the applicable plicies and principles as described within the Castle Rck 2020 Cmprehensive Master Plan. Duglas Cunty/Castle Rck Land Use Intergvernmental Agreement The Duglas Cunty/Castle Rck Land Use Intergvernmental Agreement (IGA) was created in rder t jintly plan and regulate land use mving frward in the future. This IGA pertains t that prperty that is nt currently annexed int the Twn f Castle Rck. The Lanterns Prperty has been annexed int the Twn f Castle Rck. Zning Cdes The Lanterns Prject PDP Amendment applicatin was created based n the Twn f Castle Rck standards and regulatins, including the zning cde. Every effrt was made t meet and exceed these standards. Included with this applicatin is the Planned Develpment (PD) Zning Regulatins that will guide future develpment. The applicant lks frward t wrking with Twn Staff t ensure that the Twn f Castle Rck s high standards fr quality planning and design are met thrugh this PDP Amendment. General Design Principles The Lanterns Prperty intends t meet the principles and guidelines f the Castle Rck Design guide and

13 mst specifically the sectin pertaining t Cnventinal Subdivisin Develpment. The fllwing utlines the guidelines that are applicable at this stage in the develpment prcess and hw this develpment meets the intent f thse guidelines. A.1 Site Design Intent: The gal is t encurage innvative designs fr new subdivisins that enhance the neighbrhd character, residents interactin, and create an envirnment riented t pedestrians and bicyclists. A.1.1 Subdivisins shuld be designed t minimize disturbances t the natural envirnment and preserve natural areas and native vegetatin. Respnse: The Lanterns Prperty is a unique prperty with a series f ridgelines and drainages ways. Care was taken during preparatin f the plan t preserve the mst envirnmentally sensitive areas. Heavily vegetated areas were avided t the extent pssible and large pen space crridrs were created t preserve the natural envirnment and prvide habitat fr plants and wildlife. Over 50% f the site is pen space and parks, prviding the pprtunity fr future residents and the natural systems t cexist and flurish n the prperty. A.1.2 Views f muntain peaks and ther scenic resurces shuld be cnsidered in the design f prjects by varying rflines t preserve views and rienting and terracing buildings away frm view crridrs, where pssible. Respnse: With extensive ffsite muntain views present, effrts were made t prvide view crridrs fr future residents while als minimizing impacts t ffsite and adjacent residents as well. A.1.3 Open space areas shuld be used t frm a buffer between develped and natural areas, and culd include trails, etc. Respnse: Open space buffers are prpsed between new Lanterns Prperty develpment and all existing adjacent residential uses. This situatin ccurs in the nrth and east edges f the prperty. On the suth edge f the Lanterns Prperty, wide crridrs f pen space are lcated adjacent t in the large residential lts in Bell Muntain Ranch. Internal pen spaces will als prvide separatin between varius clusters f hmes in the Lanterns Prperty. A.1.4 Recreatinal r natural pen spaces, which ccur n adjacent develpments, shuld be cnnected tgether by a netwrk f pathways in rder t create an integrated, usable pen space. Respnse: The Lanterns Prperty will prvide a trail and pen space cnnectin frm the Crystal Valley Ranch cmmunity ridgeline t the highest pint in Castle Rck lcated in the sutheast crner f the prperty. A trail will als cnnect acrss the suth pen space crridr in this prperty. Additinally, a mile lng segment f the Plum Creek reginal trail will be lcated in the pen space crridr running alng the west edge f the prperty. Tw additinal pen space crridrs are lcated internal t the prperty and will prvide additinal trail cnnectins t the varius neighbrhds in the Lanterns Prperty. The Lanterns Prperty clearly maximizes the natural resurces n-site and prvides key cnnectins t adjacent ff-site natural resurce areas as well. A.1.5 The design and ptential use f detentin basins shuld be cnsidered fr pen space use by grading t cmplement prpsed uses, preserving vegetatin r revegetating, and prviding fr safe access. Respnse: Every effrt will be made t preserve the natural envirnment and

14 utilize existing grades in creating the drainage plans. At this pint in the Twn f Castle Rck prcess, and withut mre detailed plans created, nly preliminary drainage plans and reprts are required and prvided. During future submittals, every effrt will be made t implement the least invasive drainage slutins as feasible. A.2 Intent - Vehicular and Pedestrian Circulatin: Within new subdivisins, prmte the mst direct vehicular, pedestrian and bicycle circulatin rutes which allw fr multiple cnnectins t ther neighbrhds. A.2.1 The walled appearance f cllectr rads, typically achieved by residences with privacy fences backing nt the rads, is discuraged. Alternatives such as frntage rads, fencing ffsets r staggered fencing, and wide landscaped buffer areas with pedestrian circulatin rutes are encuraged. Respnse: At the PDP stage f the Twn f Castle Rck develpment prcess, this kind f detail has nt been determined. But, it is anticipated that elements such as large landscape buffers, staggered fencing, r the like will be utilized t minimize any perceived negative impacts. With the prperty having ver 50% pen space and parks, ample setbacks alng radways will be encuraged t fit the character f the area. A.2.2 Cnnectivity between neighbrhds is encuraged t create direct rutes and cnnectins t adjacent develpments. Respnse: The Lanterns Prperty is planned t prvide ample trail cnnectins t adjacent neighbrhds and trail crridrs. Careful cnsideratin was made in making vehicular cnnectins t adjacent residential uses. The main entries int the Lanterns Prperty are bth lcated as cnnectins t Crystal Valley Parkway. These cllectr rads will prvide cnnectins between the Lanterns Prperty neighbrhds and neighbrhds t the nrth. A lcal street cnnectin is planned n the east edge f the prperty t prvide cnnectin t the Crystal Valley Ranch western neighbrhds. This street is lcated in a very challenging tpgraphic area and will prvide cnnectins fr bth emergency vehicles and small amunts f lcal traffic in the immediate area f the Lanterns Prperty and Crystal Valley Ranch. N rad cnnectins are planned n the suth edge f the prperty t Bell Muntain Ranch. On the western bundary n rad cnnectins are planned as this brdering prperty is a railrad right-f-way. A.2.3 Lng cul-de-sacs shuld be limited unless they are required due t tpgraphical cnstraints. Respnse: While a final subdivisin plan has nt been develped fr the prperty, it is anticipated that the use f cul-de-sacs will be used as a key tl t minimize grading impacts acrss the prperty. Any use f cul-de-sacs in the subdivisin design shall meet all applicatin Twn standards. A.2.4 Principal access rads int new develpments shuld cnnect with streets f similar scale. Street patterns at the edges f new subdivisins shuld be extended int the adjacent residential areas. New lcal streets shuld cnnect with existing lcal streets and arterials.

15 Respnse: The Lanterns Prperty is planned t prvide street and rad cnnectins at similar scales as fund in adjacent neighbrhds. Careful cnsideratin was made in making vehicular cnnectins t adjacent residential uses. The main entries int the Lanterns Prperty are bth lcated as cnnectins t Crystal Valley Parkway. These cllectr rads will prvide cnnectins between the Lanterns Prperty neighbrhds and neighbrhds t the nrth. A lcal street cnnectin is planned n the east edge f the prperty t prvide cnnectin t the Crystal Valley Ranch western neighbrhds. This street is lcated in a very challenging tpgraphic area and will prvide cnnectins fr bth emergency vehicles and small amunts f lcal traffic in the immediate area f the Lanterns Prperty and Crystal Valley Ranch. N rad cnnectins are planned n the suth edge f the prperty t Bell Muntain Ranch. On the western bundary n rad cnnectins are planned as this brdering prperty is a railrad right-f-way. A.2.5 Traffic calming devices such as traffic circles, sidewalks extending int the street at intersectins (e.g., bulb-uts), and narrwer street widths shuld be used t reduce vehicular speeds and encurage street safety. Respnse: Traffic calming devices shall be utilized as apprpriate within the develpment and will be designed at the SDP and Final Plat applicatin stage. A.2.6 Gateways and entrance parkways int new develpments shuld prmte landscape and street imprvements that feature native and lw water use plant material. Respnse: Landscape and street imprvements that feature native and lw water plant material will be prmted in future gateways and entrance areas f the prperty. These details will be prvided during the SDP and Final Plat applicatin stage. A.2.7 The type and placement f landscaping shuld be designed s as t nt bstruct required line-f-sight at driveways and intersectins. Respnse: Landscaping shall be designed t meet Twn requirements. A.3 Subdivisin Streetscape Intent: The massing and scale f new develpment shuld be varied t add visual interest and character t the streetscape. Develp attractive streetscapes t encurage pedestrian-riented activity n sidewalks and walkways, thereby making the neighbrhd safer and mre appealing. A.3.1 Lt sizes, setbacks, building rientatin and frm, and the rientatin f prches and garages can all be varied t add interest and character t the subdivisin. Respnse: This PDP Amendment applicatin includes PD Zning Regulatins that indicates the minimum setback standards fr residential develpment. The ultimate lk and feel f the develpment will be created later in the subdivisin develpment prcess. It is anticipated that future develpment will meet this guideline t the extent pssible. A.3.2 All the streets in the neighbrhd shuld include an intercnnected system f sidewalks. Where pssible, a traditinal sidewalk design is preferred, with sidewalks,

16 regularly spaced street trees in a tree lawn, pedestrian scale light standards, and clearly delineated crsswalks. Respnse: Streets will meet the Twn f Castle Rck standards fr sidewalks and landscaping. Technical Manuals The intent is fr this Planned Develpment Plan Amendment applicatin t meet Twn technical manual requirements fr thse items that are applicable at this stage f the Twn f Castle Rck develpment prcess, unless specifically agreed upn by the applicant and the Twn f Castle Rck. Amng thse standards fllwed are radway and infrastructure design, bth f which meet Twn minimum standards. Interchange Overlay District The Lanterns Prperty is nt part f the Interchange Overlay District. Infrastructure The Lanterns Prperty infrastructure will be designed and cnstructed t meet Twn f Castle Rck standards. At this time, n deviatins frm standard design principles r practices are anticipated. Additinally, infrastructure will be phased in a lgical and efficient manner, meaning that all infrastructure will be implemented and cnstructed t create the minimum amunt f impacts t the existing netwrk. Radways All radways, including cllectrs and lcal streets, will be designed per Twn standards. Water & Wastewater Will be prvided by the Twn. All water and wastewater will be designed t Twn standards. Additinally, this applicatin is prpsing the ability fr hme builders t implement smaller water tap sizes (5/8 rather than the standard ¾ ) fr future hmes, prvided they strictly meet set standards that prve a reductin in water use. Detail utlining this water reductin standard is prvided within the PD Zning Regulatins included with this applicatin. Utilities The design and implementatin f ther utilities (electricity, gas, cable, etc.) will meet the requirements f the Twn as well as the standards set frth by the individual service prviders. Additinal detail abut hw this will ccur will be prvided during later phases in the develpment prcess as required. Impacts Thrughut the design develpment prcess, impacts within the Lanterns Prperty itself and t ther ffsite cnditins were cnsidered, and effrts mitigating negative impacts have been taken. The fllwing ptential impacts were identified and cnsidered during the creatin f this PDP Amendment applicatin: The Lanterns Prperty With its undulating tpgraphy and heavily vegetated areas, the Lanterns Prperty is a likely candidate fr near-term develpment in the Twn, given apprval f the necessary rezning and assciated density increase requested in this applicatin. It was with this in mind that the site plan was develped t utilize these features as assets fr future develpment while minimizing negative impacts within the prperty. Care was taken t avid significant drainageways, steeply slped areas, and heavily vegetated areas t the extent pssible. Additinally, a large rck utcrpping (the highest elevatin pint in the Twn) that is lcated in the sutheast crner f the prperty is slated t be preserved and dedicated t the Twn fr public use. By prviding mre than 50% f the prperty as pen space and parks lcated within expansive crridrs and buffers, much f the natural beauty and prime wildlife habit is preserved fr future generatins. Finally, by develping this prperty, all Twn residents will gain access t hundreds f acres f pen space that is inaccessible at this pint in time. While any develpment has impacts n the land, effrts were made t balance preservatin with creating a feasible series f neighbrhds in the suthern edge f Twn. The applicant believes this PDP Amendment successfully achieves this balance.