DOUGLAS COUNTY — Residents of a planned development will decide whether to become Douglas County’s fifth city.
But the Nov. 6 ballot language may be the proposed incorporation’s biggest challenge. The cumbersome, legalistic questions suggest a slate of new taxes for Castle Pines North, but that’s not the case, said Maureen Shul, chairwoman of the incorporation effort.
“These aren’t new taxes. It’s just a transition. Instead of taxes going to the county, they’re going to the new city.”
An incorporation would lead to sales-tax moneys worth $1.2 million a year on 65 businesses along Castle Pines Parkway.
At a community meeting Tuesday night, developers behind the proposed 240-acre Legae Ranch development endorsed incorporation.
“Economically, that’s huge,” Shul said.
The development could add up to 700 homes to the property-tax base, as well as parks, churches and a new school to Castle Pines North, which now has about 3,300 homes.
Regional leaders have looked for renewable water for years to wean the area off depleting aquifers, and Legae Ranch would bring a renewable water supply to the area, Shul said.
Water tap fees for new homes and businesses, coupled with other development taxes and fees, would generate about $22 million for the new city, she said.
“We wouldn’t have even entertained the notion of incorporation if it wouldn’t work out financially,” Shul said.
Some residents, however, are not sold.
“You can’t tell me they’re adding a layer of government without more cost,” said Jeff Braun, who opposes incorporation. “I just don’t see what we’re getting that the county isn’t already providing.”
Shul said the vote was about government closer to home, and fending off other communities from raiding the community’s tax base.
Neighboring Castle Pines Village is planning an incorporation vote in February, also in order to include sales tax from the Castle Pines Parkway businesses in its boundaries.
Last summer, Castle Pines Village and Castle Pines North worked out a revenue-sharing deal, if both were to become cities.
Bill Sanko, chairman of the Castle Pines Village campaign, said local control was central to both efforts.
“Our main interest in having a city is to have a stronger voice, to stay informed, and, to some degree, exert some control on the growth that’s already going on around us,” he said.
Joey Bunch: 303-954-1174 or jbunch@denverpost.com
