Castle Rock o cials oppose ‘draconian’ land use bill

Zoning, local control at issue

BY MCKENNA HARFORD MHARFORD@COLORADOCOMMUNITYMEDIA.COM

Castle Rock o cials had no shortage of disparaging things to say about a proposed land use bill that would pre-emptively allow multifamily development in residential zoning in a large portion of the Front Range, even questioning whether it’s constitutional.

During the April 4 council meeting, the bill, SB23-213, was described by Castle Rock Town Manager David Corliss as a threat to single-family neighborhoods, adding he was scared for the quality of life in the town if the bill passed.

“At its heart, it’s an attack and a removal of the single family only zoning district in most of urban Colorado,” Corliss said.

Currently, the bill requires certain municipalities, including Castle Rock, Lone Tree, Parker, and Castle Pines, to accept up to six units per lot in residential zoning, as well as accessory dwelling units. Municipalities would be limited from requiring parking.

Sponsors of the legislation have said the goal is to stop exclusionary zoning and address the housing affordability crisis by adding supply.

However, Corliss said he thinks the bill is misguided and noted that the current version does not have a ordability requirements for new development.

“It’s based on, I think, a faulty premise, that if more housing units of some type are built, somehow that’s going to be responsive to the fact that housing prices are high and we don’t have enough housing for everybody who wants to attain it,” he said.

According to reporting by the Denver Post, new development can drive up prices within the surrounding area, though the additional supply may help lower prices across the broader market.

Additionally, Corliss said the town wasn’t consulted on the bill before it was introduced and pushed back against the idea that Castle Rock isn’t developing multifamily units.

Town data shows 1,578 multifamily units and 4,862 single-family homes were built from 2018 to 2022. From 2018 to 2021, Castle Rock’s population grew by almost 10,000 people, according to the state demographer.

“Castle Rock has been part of the housing solution in Colorado,” he said. “It’s not an attitude issue in Castle Rock, the issue is the state has decided one size ts all.” e bill had its rst hearing on April 6, with almost 300 people signing up to testify on it. Sponsor Sen. Domenic Moreno said the bill will likely see multiple amendments to address concerns. Some of the proposed amendments include lowering the max number of units in residential areas from six to four, allowing some parking requirements and adding a ordability requirements, according to Colorado Public Radio.

However, Castle Rock o cials weren’t interested in amending the bill because of concerns that the bill gives the state more authority than municipal governments on development and growth, which has been a pain point in Castle Rock for a while.

Council member Laura Cavey questioned whether the legislation violates the state constitution for undermining local control and multiple council members expressed fear that the bill would erode municipal authority.

“It’s still on (the town) and the taxpayers to fund (density) from a water and police and re and roads perspective,” Cavey said. “So I want the taxpayer to understand that not only is this going to hurt the value of their home, but it’s going to hurt us as a municipality holistically.”

Mayor Jason Gray called the proposed regulations “overreach” that he is deeply uncomfortable with.

“I would never go to another town or city in the state of Colorado and presume to know their town better than they know themselves and that’s what’s happening here,” Gray said. “ e state presumes to know our town or any town better than we do and that’s just at out wrong.” e board voted unanimously to approve a resolution opposing SB23213 and send a letter of opposition to lawmakers. So far, Westminster, Lone Tree and Centennial have also passed resolutions opposing the bill.