Do we have anything? Yes. I call the April 23, 2026 Planning Commission meeting to order at 5.30 p.m. You have to be quick going, so please go ahead and roll. Chair Rant? Here. Chair Pappan-Wiley is absent and excused. Commissioner DeMarto? Here. Commissioner Green? Here. Commissioner Kent? Here. Commissioner McCabe? Here. And Commissioner Robar? Here. You have a quorum. Thank you. Please rise and join me in the Pledge of Allegiance. I pledge allegiance to the flag of the United States of America, and to the Republic for which it stands, one nation, under God, indivisible, with liberty and justice for all. Next on the agenda is the approval of the agenda. There are no objections. The agenda will be approved. Hearing none, the agenda is approved as presented. We're going to move on to public comment. Public comment is designed for you to share your thoughts and opinions with the Planning Commission. This is a formal business meeting of the Planning Commission, and as such, we follow a standard protocol, which means public comment is not interactive, not an interactive discussion. It is a one-way forum. If you'd like to give public comment on tonight's hearing, please wait until that portion of the hearing. If you'd like to give general public comment and you are joining us electronically, please use the chat feature to write in your name and address. We ask that the chat feature only be used to sign up for public comment. If you are joining us in person, please sign up on the clipboard located at the back of the room. When the clerk recognizes you, please start with your name and address for the record. Please note that there is a three-minute time limit. If you have called into tonight's meeting, the clerk will recognize you based on the last four digits of your phone number. We will now pause to give individuals a chance to sign up. Deputy Clerk Goins, has anyone signed up to give public comment for the open public comment session? No one has signed up online, called in, and no one signed up in person. Thank you. Item number six on the agenda is the presentation of the minutes. Are there any corrections to the minutes from March 26, 2026 Planning Commission and Board of Adjustment meeting? Okay, hearing none, new minutes are approved as presented. Now move on to item seven, our action items. The next item tonight is the Mayor's Welcome, and we are joined by Mayor Tracyn Lunderman. Mayor, the floor is yours. Thank you. It's great to see you guys, all of you here. I just wanted to come and say welcome to our new members and thank you. April is actually National Volunteer Month and you guys are all volunteers. And I cannot say thank you enough as many times as I possibly can for you guys being dedicated to committing your time to the community because it's a very important job. And Council and I really rely on your... guidance and the work that you do here at the planning board. So I just want to say a big appreciation and thank you to all of you. And also, as always, my door is always open if any of you have any questions about anything, just like staff is, and so are the council members. So please don't ever hesitate to reach out to us if you guys have questions about anything. And just thank you and welcome to our new members. We appreciate you. Thanks, guys. All right. Thank you, Mary Ingram. Thank you for coming. Okay, next on the agenda is the public hearing for Resolution 2026-PZ-R-01, a resolution of the Planning Commission of the City of Castle Pines, Colorado, adopting an updated through-mail plan and amending the city's comprehensive plan. I will open up public hearing at 5.34 p.m. Our staff presentation tonight will be given by Community Development Director Donna Ferguson. Donna, the floor is yours. Thank you. Good evening, Chair and Commissioners. For your consideration, tonight is a resolution to adopt the 2026 Three Mile Plan. On our agenda tonight is to talk about what a Three Mile Plan is. the statutory requirements behind the plan. We will go over the purpose of the three mile plan, review the future land use map. We will view the process that we've taken so far to get here today, as well as our next steps. Next slide. So what is a three mile plan? A three mile plan is a guiding document for the city's future growth. In many cities, it is also known as a master annexation plan. An annexation is the process of bringing unincorporated lands, such as county lands, into a city's boundaries. The Three Mile Plan helps provide direction on future land uses, infrastructure needs, and city services in order to promote logical, efficient, and fiscally responsible development. The three-mile plan does not annex property. Annexing property requires council approval and a very specific process to do so. The Three Mile Plan does not change zoning. The Three Mile Plan does not force a land owner to annex into a city, nor does it force the city to annex land. Next slide. So the Colorado's Municipal Annexation Act dictates that every city in Colorado have a three mile plan. The plan must be reviewed and updated annually and be in place before the completion of any annexation. So why a three mile plan and not a five mile plan? This is because the Colorado Municipal Annexation Act limits the extent of an annexation in any given year to three miles from a city's boundary. So the plan is required to describe the existing conditions of these unincorporated lands, such as the character of the land, the existing public utilities, as well as infrastructure. It is to outline future land uses as well as infrastructure expectations. It is generally to establish the framework for an annexation review should a landowner request an accession to the city. Next slide. So the purpose of the free land plan is to lay out a plan for how the city can grow. It provides clarity, it informs infrastructure planning, and also aligns land uses with service capacity of the area. It also serves to honor community character and protect the fiscal health of the city. Next slide, please. So the three-mile plan requires the city to study and describe the existing conditions of the unincorporated land in that three-mile plan boundary. So thus far, Planning Commission has participated in two mapping workshops. And in these mapping workshops, you guys reviewed many different existing condition maps, such as a land characteristic map, And you can take a look at that map in the right-hand corner. This is specifically looking at topography and identifying where there is steep hill slopes and where there is a little bit more flat land. We also reviewed the existing road network inside the city's boundary as well as outside the city's boundary. You reviewed the fire protection districts. as well as water and sanitation districts. So current land uses inside the city boundary and within the three mile boundary were also reviewed. So we look at what our land uses are in the city, what the land uses were outside the city, on the border. And then where in areas where there's no land use, we then look at the zoning to see what the potential land uses could be. And we did this in an effort to understand current conditions, relationships to come up with land use, future land uses for these areas that were based on data. One other thing we did is we pulled the three mile plan for the cities around us. We looked at the three-mile plan for Old Tree. We looked at the three-mile plan for Parker. And we looked at the three-mile plan for the town of Castle Rock. And you did see that there are areas in which we share three-mile plan boundaries. And so we were cognizant of this when deciding on these future land uses. So next slide. Okay, so a little bit about the process. Just to remind you, we did have two planning commission study sessions on this topic. There was one city council study session to provide a broad overview of what the three-mile plan is. We reviewed the three-mile area, these areas in detail. Again, we did the survey map, and our consultants, as well as myself, did site reconnaissance, drove around, looked at these properties where we could. I didn't go on anybody's private property, but I looked at it from the public right-of-way. Again, we reviewed the many existing condition maps, and we did confirm the sub-area boundaries, which there are seven of them. And then with all of this information in mind, we prepared a future land use map. Next slide. So here on the right is a snippet of the future land use plan. So the City of Castle Pines here is shown in the center in gray. You will also see a wiggly line on the perimeter of this image. That represents the three mile planning area. You will see Lone Tree is to the north. Parker is to the east. Castle Rock is to the south. If you can see, there are little white dots within the gray areas. So those are areas that are county lands, but really did not relate, related better to the other cities than ours. And so we did not propose any future land uses for those. And this land use plan shows future land uses for all of the other areas, right? We have green as open space, yellow as residential, red as commercial. This light purple is industrial, and the blue is a mixed use land use designation. As I mentioned before, the three mile plan is subdivided into seven sub areas with this first sub area located to the north of the city, and then it continues clockwise around the city. So next I'd like to highlight some notable land use designations for each sub area. And we'll begin with sub area one. And when, Deciding these land use applications, we did really take into, many things into account, constraints as well as opportunities. So for area one, which is located north of Castle Pines, this land use plan does designate along the South Havana corridor, two places for mixed use. within sub, so these are just the highlights that we had a lot of discussion on. And for sub area two, east of Castle Pines, bordering both Parker and Castle Rock, we have designated portions of the Crowfoot Valley Road corridor for areas of mixed use and areas of commercial, okay? For Area 3, located south of Castle Pines Parkway and east of the Interstate 25, we have identified one small area located at the interchange of Happy Canyon Road and I-25 for future commercial. Moving on to the west side of I-25 in subarea 4, we have a few things happening here. So it's very odd. It's odd-shaped area. So again, at the intersection of 25, pardon me, Interstate 25 and Happy Canyon Road, we have an area for commercial. Going a little further down in the area, kind of like in the center where it bends, we have identified an area for industrial land uses. And then moving west at the border of the three-mile area, you'll see a node of commercial. Next, we'll move to Area 5. Other than the little note of commercial that spills over from this other area four, it's remaining as a current land uses that it is in the county, which is open space. And then for subarea six, this is remaining open spaces. We're not, the different land use is not proposed. Area seven is the location of Highlands Ranch. Highlands Ranch is a very urbanized area. community, and you think it's a city, but it's not. It's actually within the county. So again, these are just the highlights of the land use plan. This map, as well as all of the maps that we use to rationalize these land uses, will be included in the three mile plan, as well as very detailed descriptions of the existing conditions of these sub areas. And the maps look at, you know, districts, topography, but we also did an assessment of parks and rec services and other city services or county services that would be available for any of the residents within these areas. Next slide. So as for final steps, tonight we are asking you to approve this resolution, which will approve the 2026 Three Mile Plan. And should you adopt the Three Mile Plan, we'll then take this to City Council to ratify. this 2026 3-mile time. And this concludes my presentation. I'm happy to answer any questions anyone has. Thank you, Donna. Commissioners, although not time for debate, now is our time for an opportunity to ask questions. Does anyone have any clarifying questions for Ms. Ferguson? Yeah, my question is the comprehensive plan update starts this year as well, right? And could that lead to any changes in what we're adopting tonight? So yes, the comprehensive plan update will begin this year. It's anticipated to last one year. We do plan on incorporating this three-mile plan into the comp plan. And yes, there will be an opportunity to make sure that, because we'll get some feedback from residents to make sure that this is still, that this is in alignment. I do want to say that this is strictly, these land uses are based on data. Like, it doesn't mean that this is what it has to be, right? Again, council will make any final decisions on where we annex. what the land uses are for that area. But I know that was a long answer to a yes question. Donna, just to clarify, because this is a plan, the end result, if an applicant were to apply to annex into the city, we would still go through our normal land use application, site improvement plan, subdivision type procedures? Yes, we absolutely would. Okay. All right. I'll see more questions from commissioners. I will open the public comment at 5.50 p.m. You would like to give public comment on Resolution 2026-PZ-R-01, and you are joining us electronically. Please use the chat feature to write your name and address. We ask that the chat feature only be used to sign up for public comment. If you are joining us in person, please sign up on the clipboard located in the back of the room. When you are recognized, please start with your name and address for the record. Please note that there is a three-minute time limit. If you have called into tonight's meeting, the clerk will recognize you based on the last four digits of your phone number. It's like we have two signed up for public comment tonight. I'll start with Mr. Kayser. If you would please approach the podium, the floor is yours. Good evening, I'm Bob Kayser. I've been at the 212 Durham Court for the last 37 years and continuing. I want to direct your attention to the last sentence of page two of the ordinance that you're approving tonight, as I feel that the last sentence is vague and virtually inconsistent with municipal code, which makes it unlawful. It says, authorizes the city's community development director to make modifications to the updated plan as directed by the planning commission or the city council. If you go to the Municipal Code Section 2-7-30, concurring vote of five members of a commission shall be necessary for the commission to adopt by resolution the city's comprehensive plan, any major plan update or plan amendments thereto subject to ratification of such plan, major plan update or plan amendments by the City Council. Section 2-7-50, Section C, After the planning commission adopts a comprehensive plan or a major plan update or a plan amendment, the same shall be forwarded to the city council for ratification by resolution. Thus, the sentence in the resolution you have considered tonight's session, the last paragraph, authorizes the city community director to make modifications to the updated plan as directed, not authorized or ratified, as directed by the Planning Commission or the City Council. That's not consistent with the City Code. Thank you. All right, thank you, Mr. Kayser. Next on the list, Ms. Laurie Ball. Ms. Ball, the floor is yours. Hi, I'm Laurie Ball, the team member of the board. Good evening, Chair Rance and Commissioners. I'm here to speak regarding the proposed three mile plan. While this document is a necessary step, a map without a mandate is a liability. I strongly encourage the commission to recommend this three mile plan explicitly state that any growth within these boundaries is strictly contingent upon a modernized, actually an actual annexation policy and a comprehensive fee schedule. They're not working, staff's not working on a fee schedule. The plan and the policy must be inseparable. Point one, defending, defining the public benefit. So my first concern that while the plan identifies areas for potential expansion, it fails to define the criteria for doing so. Under our comprehensive plan specifically goal LU4, new land use must show a prolonged and enduring public benefit. This three mile plan should not just list the land, it should establish measurable metrics. We need the plan to state that any area considered for annexation must meet specific tax revenue thresholds or public recreation mandates. If there's no measurable benefit to the current residents of Castle Pines, that land should not be annexed in. Or, I mean, sorry, should not be on this map. Point two, infrastructure and continuity. Secondly, regarding goal in the Comprehensive Plan, LU8. This plan is missing strict language on continuity. We must ensure that the areas identified here are logical physical extensions of our current borders. So I ask you that you include specific protections against flagpole annexations within the MAPS framework. And furthermore, we need capacity trigger requirements. This plan should mandate a certified analysis showing that our water supply, huge issue, and school capacities can handle the load before any area in this map is even considered for a petition. Through point three, benchmarking success, finally I encourage staff to look at how Parker and Castle Rock and Donna shared that they did look at Castle and Parker Rock, used their three mile plans to enforce infrastructure cost sharing. Their documents provide granular detail and developer obligations that our current draft lacks. We should adopt These standards to ensure our plan prioritizes current residents over prospective developers. I'm not asking for anything radical, just asking the same residents first protections that our neighbors in Castle Rock and Parker already have in place to prevent overdevelopment for becoming our financial burden. In conclusion, the three mile plan is the blueprint for what we want to be when we grow up. But it must be grounded in high standards of a comprehensive plan, Please direct the staff to bridge the gap between this map and our fiscal reality by adding formal criteria to benefit infrastructure. Let's ensure that future growth is a calculated asset, not a financial asset. Thank you. Thank you. Okay. I was told I could always finish my sentence. Yeah, thanks. Thank you. Can I ask about this date too, March 10th? Is that? May 12th. Thank you. Sorry. All right. Thank you, Ms. Paul. uh we're going to anyone sign up um by chat on zoom nobody called in and nobody signed up online with that i will close the public comment at 5 57 pm commissioners can i get a motion to begin debate I move to approve resolution number 2026, PZR01, a resolution of the Planning Commission of Castle Pines, Colorado, adopting an updated three-mile plan and amending the city's comprehensive. Second. All right, we have a motion and a second. Commissioner, we're about to give the motion. Would you please? We should like to be in the main. Yeah, just a clarification point from legal. The gentleman that stepped up here talked about comprehensive plan updates and then major plan updates. Does this fall under a major plan update? This falls under the plan amendment. underneath your code. Because the pre-weld plan is part of the comprehensive plan. As being part of the comprehensive plan, if you amend the language, it therefore is a plan when we'll, doesn't really distinguish necessarily major amendment. The language that's in the section two we'll see is if tonight all were to do a motion directing Director Ferguson to make changes to the plan. That's what would apply. Ultimately, city council has legislative authority to make changes to this plan upon its ratification. So if y'all get direction through a motion for her to make those changes before she takes it to city council or if city council itself basically grants y'all's authority, that's what that C is. So it's fine. Thank you. And then just one more question for Ms. Ferguson. You know, I think quite a bit of the discussion here tonight is probably based on developing some annexation criteria and making sure that those criteria are met as we annex into the town. Obviously, I think we're a step higher level than that, but so I understand that process of putting annexation requirements in place is in motion, is that correct? Yes, Council Member Roba. Ms. Ball mentioned some great things for consideration. Those are all policy oriented under the purview of city council, not the planning commission board. Your purview is to assign a future land use based on the data that you have redeemed and analyzed. Policy will come through council. Thank you, that's welcome. I thank you. Any other comments? Debate? I just had a question along the lines of that. That would be a separate document for annexation. Is that correct? Or would that be part of this? Yeah, we'll get a separate resolution. Okay. All right. I just want to thank you and your staff for the time and effort to put into this. And, you know, we've done quite a few hours of discussion on this and worked through it. And it was a It was a fantastic conversation, going over maps, sketching on maps. I think this is a good first step. Just want to be cognizant for everyone. This is a statutory requirement. We are obligated to do it, and we are obligated to do it every year. So this will be the first of many three-mile plans that we do. And I look forward to future discussions on this. I like the area breakdown. I think the area breakdown allows for us to look at it in a little bit more manageable chunks there and really evaluate what that has there. So just thank you and kudos to you, staff, for the great work that you put in, the conversations that you facilitated on this. My pleasure. All right. Commissioners, if there is no further debate, we have a motion and a second. Deputy Kirk Goins, will you please call the vote? Commissioner Warbaugh? Yes. Chair Rance? Yes. Commissioner DeMarteau? Yes. Commissioner McCain? Yes. Commissioner Green? Yes. And Commissioner King? Yes. The motion passes. All right. Thank you. And with that, I will close the public hearing at 6.02 p.m. All right, moving on to item number eight is our planning commission discussion items tonight. Our final item this evening is community development director update, which is brought to us by our community development director, Donna Ferguson. Thank you, Jay. I'd like to start by sharing some development activity updates. Seven brew dressing coffee, which was approved last night, pardon me, last month. It has pulled their building permit. It's still going through review, but it's very close, so you should be seeing some development activity on that lot shortly. With regard to the indoor self-storage, Lisa and I visited the site yesterday, Wednesday, to perform an initial site improvement plan and finance inspection. is looking pretty good. However, we did note that there are some architectural features that are missing on the west elevation. So we have communicated that to the applicant, and we'll be working with them closely on that. The landscaping is in. There are some shrubs that we're like, does that dormant still or is it alive? So we'll have to go back in a couple of weeks, check on those shrubs, see how the landscape is going. But otherwise, the building looks really good. The site looks really good. We went into the building. We've never been into an indoor salt storage building. And I have to say, it was very different. I felt like I was in maybe like the beginning of a little movie where you're like, so you're walking down. Walking down these rows of storage units and the lights come on. They go on. They go on. They go on. You look down and you're like, can't really start down there. So we don't know what's down there. It was a really interesting experience. It was fun. And then Havana realignments coming along really, really close to getting that new alignment in. We're talking end of summer. They're moving quickly. They're doing really well. Hopefully, I'll report again at the end of the summer that that is done and you'll have a new road alignment. Right now, it's very steamy over there as they're doing some updates, so just be careful. A lot of other development activity going in the canyons, a lot of grading activity. We have two new land development applications. I did send you some little summaries on those. one for a medical office building for AdventHealth, and a second for the QuickTrip fueling station. We've been expecting that. We will be providing them with first review comments here shortly, and then expect them to take the time, address our comments, and provide a second submittal, which demonstrates that they listened to our comments. And then as far as other updates, we talked about the comp plan. That work continues. We did send out that request for proposal, and we are expecting to receive proposals by the 29th. I am going to send an email out tomorrow. I am going to ask for at least one volunteer to help choose a consultant. It is going to be a very important project that we're doing. We really like one of you to be on the advisory committee and also help choose the consultant. The town manager's office, city manager's office has been working on a strategic economic development plan. And That has been a great process. We do have a draft that will be shared next Tuesday. So if you're at all interested in checking it out, because it does address development for the business district, as well as the commercial areas in our PDs, I think it looks great. It's very exciting to finally have something like that to help guide you and the city. And then one other thing that's come up, and this is just for information. For the very first time, the city is receiving a private activity bond allocation from the state. These are an allocation to issue tax exempt bonds for affordable housing projects. um so it's the first year that the city is receiving it as well as the old tree we will bring we will be having a study session with city councils and update them on what these private activity qualities are and to ask them for you for us to be able to delegate them to our douglas county housing partnership we've had information on so that we can, all the cities within the partnership can compile our allocations and use it on a regional basis. And that is all I have. We're definitely not bored. Okay. Thank you, Donna. We have reached the end of our agenda. With that, I will adjourn the meeting at 6.08 p.m.