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Council approves The Canyons preliminary plan amendment; questions remain on affordability and mixed use
Summary
The council approved Resolution 25-33 to adopt a preliminary plan amendment for The Canyons (PFP 2024-001), a multi-phase subdivision project that includes 137 proposed lots and a 48-lot final plat; council voiced concern about delayed mixed-use commercial development and school-site timing but found approval criteria met.
The Castle Pines City Council voted to approve a preliminary-plan amendment and related platting for The Canyons filing on July 22, 2025, moving the application to final plat and improvement phases.
Senior planner Lisa Romehlebit told the council the application covers lots in multiple planning areas, proposes 137 residential lots with 16 utility/open-space tracks, and conforms to zoning and subdivision criteria. Planning commission recommended approval after discussion of traffic impacts, lot orientation and timing of infrastructure improvements.
Applicant Jeremy McDermott (Shea Homes) described the product mix including some smaller-lot and alley-loaded housing intended to diversify price points and buyer profiles; he said the smaller product '"will start with a 7 as far as sales price," indicating the market-driven price band the builder expects. Council members expressed frustration that promised mixed-use and commercial components in The Canyons have not yet materialized and reiterated concerns about school-district timing, but a majority concluded the application met technical approval criteria and the council approved the resolution by recorded vote.
The approval is subject to the standard conditions in the staff report; the project will return with final plats and civil plans that must satisfy remaining referral comments and agency permits.
