Colorado Christian University has withdrawn it's request to purchase land.
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NOTICE: Colorado Christian University has withdrawn its request to purchase land from the HRCA for a university campus in Planning Area E in the Backcountry. As a result, the community information meetings scheduled for January 12th, 14th, and 27th have been cancelled.
A University Campus in Highlands Ranch? The HRCA has received a request from Colorado Christian University to consider a university campus site in Highlands Ranch. The approximate location of the proposed site is just west of Monarch Blvd. and about one mile directly south of Rocky Heights Middle School, in Planning Area E.
Please note that no decisions have been made at this point and no decision will be made at the January 19th HRCA Board Meeting.
We will continue to post information as it becomes available.
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Out-dated info: We will have several informational meetings for our community members to attend to discuss the proposed project. Please attend a meeting which will be convenient for you. The meetings will have the same format. It will not be necessary to attend all the meetings.
Tuesday, January 5 - Postponed Thursday, January 7 - Postponed Tuesday, January 12 - Recreation Center at Southridge Thursday, January 14 - Recreation Center at Southridge Wednesday, January 27 - TBA
All meetings are 7:00 p.m. and are held at the Recreation Center at Southridge, Wildcat Mountain Auditorium, 4800 McArthur Ranch Rd.
Please check back often for updates.
Original Questions and Answers Questions & Answers about the Potential Colorado Christian University Campus Q: What is the proposal? A: Colorado Christian University (CCU) has approached the HRCA with an interest in purchasing a parcel of land in the Planning Area E of the Backcountry from the HRCA.
Q: Has the HRCA already made a decision on the request? A: No.
Q: Where is the proposed site and how big is the proposed area? A: The proposed site is in Planning Area E of the Backcountry which is approximately one mile directly south of Rocky Heights Middle School and west of Monarch Blvd, and would be approximately 100 acres. See below for a map of the planning areas.
Q: Why would a University be allowed to be built in the Backcountry? A: The Backcountry’s zoning is outlined in the 2000 Open Space Conservation Agreement (OSCA) Plan. In the OSCA Plan (large file; 6.3 MB), 1200 acres of the 8,200 acre Backcountry are developable for limited uses. A university is an allowed use as determined in the OSCA Plan; within certain planning areas.
Q: What is the OSCA Plan and where can I find the OSCA Plan? A: The Open Space Conservation Area Plan (OSCA Plan, large file; 6.3 MB) is the zoning document for the Backcountry Wilderness Area of Highlands Ranch, formerly known as OSCA. The planning areas and allowed uses for each of the planning areas, as well as the non-planning areas are outlined in the OSCA Plan. The OSCA Plan is the result of a 12 year process from 1988 to 2000. The OSCA Agreement (which set aside the 8,200 acre area) was finalized in 2000. The OSCA Plan was approved by the Douglas County Commissioners in 2000. The 12 year process included input from various agencies, volunteer committees, governments, District Delegates, homeowners, and individuals.
Q: What will the campus look like? How big will the buildings be, and would it impact the view of the Backcountry? A: The design of the campus is only conceptual at this point and the next phase of development would only begin if the HRCA approves the sale of land.
Q: Why is the HRCA involved? A: The HRCA is the landowner as of May 2009 and CCU must now purchase the land from the HRCA; if the HRCA agrees to sell the land.
Q: Why is the public being made aware of this proposal now? A: CCU has shown interest in the property for some time but was speaking to Shea Properties (which at that time was the land owner). CCU did not make their proposal to the HRCA official until October of 2009. The presentation with CCU was then scheduled for the next available opportunity for discussion with our District Delegates, which was the November Recreation Advisory Committee meeting. The community decision making process is now beginning.
Q: I’ve heard Shea Properties is giving CCU the land. How can they give CCU land that the HRCA owns? A: According to section 3.5 of the Open Space Conservation Agreement (large file; 7.2 MB) from 1988, Shea Homes will receive 50 percent of any consideration payable for any land transfer. Shea has agreed to donate their 50 percent that they would receive from the sale of the land to CCU; the HRCA would still receive its 50 percent, if HRCA agrees to the sale.
Q: I have heard that we only have until January 19th to make a decision; is that true? A: No. The date of January 19th was originally set as a guideline. That timeline has been extended to take the time needed to make an informed decision.
Q: How will a decision be made? A: The HRCA is in the beginning of a community decision making process. There have been no decisions made and there will not be any decisions made until the community has had the opportunity to comment and provide input. Once the Community Input Process is finished, the HRCA Board of Directors with input from the District Delegates will make the final decision.
Q: When and where will Highlands Ranch residents have a chance to provide input? A: The HRCA will hold multiple Community Input Meetings. Meeting dates and times are posted above and will be e-mailed via e-blast (sign up now), as well as advertised in our newsletter, in the Highlands Ranch Herald, and information will be posted at our recreation centers.
Q: If I can not or do not want to attend a public meeting, how can I make my voice heard? A: You can contact your District Delegate via e-mail or phone, contact the HRCA Board of Directors, or contact HRCA staff.
Q: Would Monarch Boulevard be widened? A: Traffic issues and all other building related issues would be addressed much later in the process and only if the HRCA agrees to actually sell the property. Many of these issues would be addressed through the Douglas County’s Site Improvement Plan and other processes.
Q: How much land does the HRCA own in the Backcountry Wilderness Area of Highlands Ranch? A: In 2006 Shea Homes conveyed 874 acres to the HRCA. In May, 2009 Shea Homes conveyed the balance of the Backcountry to the HRCA. The HRCA now owns 7,254 acres.
Q: What uses are allowed in the various Planning Areas? A: The uses allowed in the Planning Areas are detailed in the OSCA Plan (large file; 6.3 MB) beginning on page 43. Some of the allowed uses include: Libraries, Law Enforcement offices, public utility buildings, religious institutions, golf course, cemetery, parks, recreation structures, equestrian centers, livestock operations, trails, sports training center, museums, cultural centers, animal rehabilitation centers, and many more.
Additional Frequently Asked Questions and Answers Q: How will the land be valued? A: HRCA would value the land based on a market or appraisal analysis which takes into consideration the long term value rather than a snapshot in the current down market.
Q: What are the considerations for wildlife? A: The Colorado Division of Wildlife (DOW) was a commenting agency in the development of the OSCA Plan, approved in 2000. The impact on wildlife was a key consideration in the development of the OSCA Plan. The DOW would also be a referral agency in the site improvement plan.
Q: What happens if CCU purchases the property and then changes their mind? A: If a sale is approved, a real estate contract could include covenants restricting uses, adding first rights of refusal, etc.; in order to protect the HRCA’s interests. Community information meetings will help establish necessary covenants if the land is sold.
Q: Would CCU campus buildings be subject to HRCA covenants? A: Yes, HRCA covenants, conditions, and restrictions would apply.
Q: Would building codes and planning processes apply? A: Yes. Any structures would have to comply with Douglas County building and zoning resolutions, building codes, permits and site improvement plan guidelines. The HRCA Development Review Committee (DRC), in addition to a variety of other agencies, would be referral agencies in the site improvement plan process. This question will also be referred to Douglas County.
Q: What is the current ratio of homeowners to renters today? A: The HRCA does not track rental homes today. Covenant compliance and payment of assessments are the obligation of the property owner, not the tenant.
Q: Would students attending CCU be allowed to use Highlands Ranch Recreation Centers and trails? A: It is unlikely the campus property would be annexed into the recreation function of the HRCA. As such, students would not be afforded access to HRCA recreation centers or trails. Douglas County and Metro District trails are open to the public today.
Q: When Highlands Ranch was initially being planned, builders and developers set aside a certain percentage for open space to account for higher density living. Would the sale of the land and building of the campus change the ratio? A: The Highlands Ranch Development Plan (1979, as amended) set aside a certain number of acres for non-urban uses. Open Space is characterized as non-urban in the Development Plan. The OSCA Plan (2000) further limited non-urban uses in the Backcountry.
Q: Who holds the title to the land? A: Highlands Ranch Community Association, Inc. (HRCA).
Q: How is HRCA going to enforce the private use of HRCA trails in the Backcountry? A: With staff and volunteers.
Q: How does HRCA foresee the students affecting the adult recreational leagues? A: Today, HRCA’s adult leagues are not filled. If leagues become full, HRCA member teams would have priority.
Q: Would I be allowed to rent my house out to students? A: Homeowners can rent their house out to whomever they choose today; but the owner of the property is contractually obligated for covenant compliance and assessments.
Q: What is HRCA going to do with funds that would be generated by the sale of the land? A: If the land is sold, the money would be deposited into the OSCA fund. The OSCA fund is a capital fund that allows the HRCA to develop amenities for HRCA members without using assessment dollars.
Q: Are my HRCA assessments going to increase? A: An increase in assessments would not be a result of the campus.
Q: Does HRCA get to approve the architectural designs? A: This project would have covenants, there are design guidelines in the OSCA Plan and the Site Improvement Plan would go through HRCA’s Development Review Committee (DRC). The HRCA could demand further requirements in a real estate contract if the land was sold.
Q: The proposed site is extremely steep and would be visible from across Highlands Ranch. How would the visual aesthetics be addressed? A: Most of the proposed site is in a topographical depression and the terrain is not unusually steep. The visual aesthetics would be addressed in the site improvement process in which the HRCA’s DRC would be a referral agency.
Questions Referred to Colorado Christian University
The following questions were referred to Colorado Christian University (CCU). The answers were prepared and provided by Shea Properties and CCU:
Q: Does CCU pay property and income taxes? A: No, similar to HRCA facilities, schools, churches and public facilities, CCU does not. However, CCU does pay sales tax on goods purchased for the University.
Q: How is CCU going to benefit our community? A: CCU offers open enrollment for guest speakers, debates, presentations and entertainment. Other benefits will be discussed at the various open house presentations.
Q: How many students are currently enrolled at CCU? A: 899 full time
Q: How many are full time or part time? A: Most are full time
Q: How many live on campus? A: 550
Q: Would CCU be willing to abide by limited height restrictions for the dormitories? A: Yes
Q: Would CCU ever build athletic facilities? A: Yes
Q: Does CCU have a well documented history of being a “good neighbor” as defined by working with the community rather that opposed to it? A: Yes
Q: Would registration of sex offenders who may work at CCU or attend classes on campus be monitored and what are the ramifications of having students in the 18-25 year old category in close proximity to RockyHeightsHigh School? A: There are none
Q: Has CCU had any previous meetings with DouglasCounty Planning Commission? A: No
Q: Would CCU disclose any previous legal actions as related to prior attempts to build other campuses? A: Yes, however, they do not report any.
Q: Are developers in Highlands Ranch required to pay system development fees and/or exaction fees for the development’s infrastructure needs? A: Developers and buyers do pay their way.
Q: Will the campus cause increased traffic in our neighborhoods and on Monarch Blvd? A: Referred to DouglasCounty, but initial studies suggest an acceptable level of traffic.
The following questions have not yet been answered:
Questions Referred to Other Agencies The following questions will be referred to the appropriate agencies responsible for mentioned services. (Answers will be posted as received) :
Q: Are developers in Highlands Ranch required to pay system development fees and/or exaction fees for the development’s infrastructure needs? Response provided by Highlands Ranch Metro District:
A: Yes. Developers included within the Highlands Ranch Metro District pay a tap fee for water and sewer service that funds water and wastewater infrastructure and a System Development Fee to fund other infrastructure.
Q: Where is CCU going to get its water and electricity, and where will it send its waste water? Response provided by Highlands Ranch Metro District: A: Electricity is provided to Highlands Ranch by XCEL Energy. Water and wastewater services are provided by Centennial Water and Sanitation District to customers in the Centennial service area that includes the Highlands Ranch Metro District. Centennial has ample water and wastewater service capacity for the proposed plan.
Q: How would the registration of sex offenders who may work at CCU or attend classes at the CCU campus be monitored and what are the negative ramifications of having students in the 18-25 year old category in such close proximity to Rocky Heights Middle School? Response provided by Douglas County Sheriff’s Office: A: Sex offenders are only required by law to register where they live, not where they work. Unless they have any conditions on their bond/release prohibiting them from being around other juveniles or anything else there is not anything the Sheriff's Office would be involved in unless a criminal act occurs.
Q: How does Douglas County Sheriff plan to handle 1,500 students? Response provided by Douglas County Sheriff’s Office: A: It does not necessarily appear that an additional 1,500 people in the Highlands Ranch area would impact patrol service or response.
Q: How would our home values be affected? A: This question will be referred to Shea Properties.
The following questions were referred to Douglas County. The answers were prepared and provided by Douglas County Planning Department:
Q: Are developers in Highlands Ranch required to pay system development fees and/or exaction fees for the development’s infrastructure needs? A: Douglas County does not charge system development fees or exaction fees in Highlands Ranch. The land use plan for the Open Space Conservation Area, which was adopted within Section 13 of the Highlands Ranch Development Guide, established a commitment for payment of use-based fees to Douglas County as reimbursement to the County for construction of Monarch Boulevard.
Q: Will the campus cause increased traffic in our neighborhoods and on Monarch Blvd? A: The campus should not increase traffic within the area’s residential streets. There will be an increase to traffic on Monarch Boulevard and area arterials. The two-lane section of Monarch, south of MacArthur Ranch Road, is currently at 60% of its capacity. Therefore it is anticipated that this portion of Monarch will have the capacity to carry the additional traffic generated by CCU. An updated traffic report for Monarch Boulevard will be required at the time of Site Improvement Plan/USR, to verify the traffic numbers.
Q: When and how will issues such as drainage, retention ponds, and water quality mitigation be addressed? A: Drainage and detention/water quality review will be addressed at the time of Site Improvement Plan/USR submittal. All drainage improvements are subject to the criteria presented in the Douglas County Storm Drainage Design and Technical Criteria Manual.
Q: Are there any existing laws concerning restrictions on the number of unrelated people living together, dormitory construction, or restriction of transient living? Would CCU be exempt from any of these laws? How does the Religious Land Use and Institutionalized Persons Act (RLUIPA) affect CCU? A: The Highlands Ranch Development Guide allows universities within this area as either uses by right or as uses by special review, depending upon size. As proposed, the CCU would qualify as a use by special review. A dormitory is a customary use for a university and is designed for temporary occupancy. The Highlands Ranch Development Guide does not preclude dormitory use or uses designed for temporary occupancy, such as hotels. The general purpose of RLUIPA is to prevent government from imposing or implementing land use regulations in a manner that imposes a substantial burden on the religious exercise of a person, including a religious institution. Douglas County does not anticipate any issues based on RLUIPA.
Q: Would building codes and planning processes apply? A: Yes. Development of the site will have to comply with all Douglas County building codes, zoning requirements, permits and site improvement plan guidelines. The proposed use will be reviewed by Douglas County through the Use by Special Review (USR) process, as established within Section 21 of the Douglas County Zoning Resolution (DCZR). The USR review process also requires submittal of a Site Improvement Plan (SIP), as described within DCZR Section 27. These land use review processes require development of plans for access and circulation, grading and drainage, lighting, landscaping, and architectural elevations, as well as a management and operational plan. The USR process requires public hearings before the Douglas County Planning Commission and Board of County Commissioners. The USR/SIP review processes include a referral to a variety of agencies for comment. Agencies include HRCA Development Review Committee (DRC), Colorado Division of Wildlife, the City of Castle Pines North, and the Highlands Ranch Metropolitan District, as examples.
Q: What are the height restrictions and setbacks within Planning Area E? A: Section 13-O(d)(1) of the Highlands Ranch Development Guide establishes a street setback of 20 feet and no side or rear setbacks. A 35-foot height limit is established, although the PD Guide provides an exception for church spires.
Q: What lighting standards are applicable? A: Section 13-O(e) and 13-R(2)(b) of the Development Guide provide that lighting impacts be minimized. Lighting of the site is subject to adopted Douglas County regulations.
Q: How will the Tall Bull Memorial Grounds be protected though development of the site? A: Development of Planning Area E will be in accordance with Section 13-R of the Highlands Ranch Development Guide. A portion of both OSCA and Planning Area E are included within a Cultural and Historic Protection Overlay Zone which was established to minimize development impacts to the Tall Bull Memorial Grounds (TBMG). The Overlay Zone promotes, as a first priority, the placement of structures within Planning Area E so that they are not seen from within the TBMG. Within Planning Area E, buildings are to be sited “as far away from TBMG as possible,” and appropriate natural screening is required for buildings that remain visible.
MAP 1: Highlands Ranch Development Plan Note:
MAP 2: Highlands Ranch Development Plan Note:
MAP 3: Aerial of Approximate Potential Campus Location Note:
MAP 4: Expanded View of the Approximate Potential Campus Location and Surrounding Planning Areas Note:
Posted 12/14/2009 See video of four different stops showing the proposed site in the video window (scroll down) below the map. The location of each of the four stops is shown on the map below.
All Backcounrty Public Documents, Maps, and Surveys (Strategic Planning Committee Survey, Management Plan Maps, etc.) Open Space Conservation Agreement (1988) (large file; 7.2 MB) Planning Areas (large file; 2.5 MB) OSCA Plan (2000) (large file; 6.3 MB)
Contact your District Delegate Contact the HRCA Board of Directors Backcountry Trail Info Web Page
Colorado Christian University Consideration Meeting 12/21 (1 of 3) .
Colorado Christian University Consideration Meeting 12/21 (2 of 3) .
Colorado Christian University Consideration Meeting 12/21 (3 of 3) .