My Mainstreet General

Are there any approved plans for the development of the My Mainstreet parcels?

At this time we do not have any agreements with developers for the My Mainstreet Parcels.  When the Town or P3 has a development partner selected and conceptual plans for the sites we will be posting them to Any concepts currently being shared are only conceptual drawings of what could potentially go on the site, not approved plans.

Updated: June 26, 2019.

Are you incorporating the public feedback from the My Mainstreet process into the future development plans for these sites?

Staff is working closely with all interested development partners to ensure they are aware of the My Mainstreet Strategic Framework, understand the  details of the plan, and have been made aware of the community feedback we received, as well as the market analysis.  As development opportunities move through the public approval process, any proposed development projects will have to meet or exceed the current Town of Parker plans, regulations and the My Mainstreet Framework.  If proposed developments do not meet these requirements, they will have to be identified and a legitimate explanation for the deficiency must be provided. The Town Council or P3 Board will have to determine if the deficiency and explanation are acceptable.  

How did the Town and P3 determine the listing prices for each of the My Mainstreet parcels?

The Town and P3 had appraisals done for the properties. The listing prices were determined by using the appraised values and the listing price recommendations provided by the hired brokerage firm NavPoint Real Estate Group.  The final sale price will be approved by the Town Council or the P3 Authority Board, in a public hearing.

What is the process for the Town and P3 to sell the My Mainstreet Properties?

Since the sale of publicly owned land requires a public process, the Town and P3 have chosen to hire a real estate brokerage firm, Navpoint Real Estate Group, to sell these properties on the open commercial real estate market.  Navpoint will coordinate with developers who are interested in submitting an offer to purchase the property for development and staff will present the offer to Town Council or the P3 Board for a decision to accept or reject the offer submitted. 

Should an offer be accepted, the Town or P3 will enter into a purchase and sale agreement with the developer, after which the purchase and sale agreement will be approved or denied in a public hearing. 

If the purchase and sale agreement be approved, the developer will then have 12 months to receive (submit?) a Town of Parker Site Plan or Minor Development Plat (Pine Curve only). The site plan or minor development plat  will also be approved or denied in a public hearing.  The Town or P3 will not transfer the ownership of the properties to the developer until after the site plan or minor development plat approval has occurred.  After the transfer of ownership of the property is completed, the developer will have 12 months to begin construction on the development.

How was the My Mainstreet information gathered in 2018 used?

The input received during the My Mainstreet process resulted in the My Mainstreet Strategic Framework: A Blueprint to Community Supported Development.  The Strategic Framework was adopted by the Parker Town Council and the P3 Authority Board in November, 2018.  Any future development is expected to fit within this framework. 

Will residents be able to provide input on development proposals?

If you are registered through the Let's Talk Parker site  you will be able to provide comments to the development proposals as they move through the Site Plan approval process. 

Why would the Town of Parker or P3 Parker provide incentives to developers and what are the benefits?

Development incentives are an important tool available to the Town and P3 Parker , however, each entity has different tools that they can use.  In either case the incentives come in the form of a reimbursement of sales tax dollars (Town of Parker) and/or property tax dollars (P3 Parker).  Incentives are utilizing dollars that we will not otherwise have but for the new development.  All sales tax and/ or property  incentives are reimbursed to the developer over time and are not given at the banging of a project.  A specific percentage is reimbursed based on actual sales tax or property tax generated. 

The Market analysis conducted during the 2018 My Mainstreet effort discussed incentives on page 84 of the report and is quoted below: 

"Establish strong public private partnerships and development incentives for desired uses. Public private partnerships will be important for the success of a number of desired uses, including professional office development and denser, multifamily or mixed-use housing products. It also may be necessary to offer incentives for these development types to be feasible. As an example, according to developers interviewed, the primary challenges of building new office space are two-fold. First, it is difficult to pre-lease sufficient space from small users to obtain construction financing. Second, these smaller tenants are often unwilling or unable to pay the lease rates needed to support new construction. It will therefore take a partnership with an owner/developer interested in building additional speculative space. The development partnership and unique financing incentives for The Move Office Building in Castle Rock is an example of the creative approach needed to overcome the market and financial challenges for develop office space in the current market context. 

For the retail and restaurant complex, the Town should consider meeting with experienced developers of the comparable projects listed to understand the market and financial requirements needed for this type of project to be built. It will require a public private partnership with an experienced developer who can recruit the unique mix of tenants needed for a successful project."

What is the development process?

Click here to review the development process information. 

What is Tax Increment Financing (TIF)?

TIF is a tool that is available to P3 Parker and not the Town of Parker. The use of TIF is governed by state law. It enables URAs, like P3, to collect the new property and/or sales tax revenues  generated within a designated urban renewal area to help  finance further improvements. TIF is not  a separate tax. It is the increase in property and sales tax revenues that would not otherwise be available but for the  redevelopment project. A URA can capture these incremental revenues for a period of  up to 25 years.


  • Finance the issuance of bonds
  • Reimburse developers for a portion of their project costs
  • Acquire property
  • Make public improvements to support redevelopment efforts

What is the Tax and Fee Incentive Program (TAP)?

The Town offers economic development assistance tools for businesses looking to relocate or expand in Parker. Understanding that each business may vary in the type of assistance needed and each situation may differ; staff customizes all economic development assistance to the needs of the company and/or situation.  TAP includes:

  • Rebates on permit fees and/or construction use tax
  • Rebates on incremental sales tax

The Town of Parker believes economic development assistance to be significant in remaining competitive in attracting and retaining quality businesses and development to the Town.  Using  TAP, Parker can remain competitive, while safeguarding the funds used to assist companies in their location decision, resulting in an economically viable and sustainable community.

Town of Parker Economic Development Website

What can be built in Downtown Parker?

The Town of Parker has done a lot of work to evaluate what can be built in Downtown. The general categories are listed in the Mainstreet Master Plan and reflect what could be built in Downtown Parker.

What is a market analysis?

A market analysis is specific research that is done to discover what kind of development is possible in downtown Parker based on the economy, expected expansion and demand. 

A market analysis analyzes market demand for specific community needs. It identifies the changing market dynamics and demographics. Like most of the state, Parker is growing. We need to know how the community is changing and how the new development will meet our current and future needs.
It creates an inventory and analyze current business types, industries and commercial spaces. This is where we answer the questions “What does Parker already have?” and “What’s working in downtown right now?”

Finally, a market analysis will conduct a financial analysis. This where we look at what kind of new spaces the community can support based on our unique and evolving economy.

I want to develop this area as a park/open space, but I’ve heard that this isn’t an option. Explain why.

P3 and the Town of Parker originally purchased these sites for future commercial development. The future development of these sites will remain a mix of commercial uses that will expand Downtown Parker to the East, ensuring a vibrant and active downtown for years to come. The My Mainstreet Uses Survey options were selected from the uses identified in the Town of Parker's Mainstreet Master Plan. Parks and Open Space are not identified uses in the Mainstreet Master Plan, however, all of the conceptual plans that were developed included outdoor gathering spaces and plazas. 

PACE Lot 2 and Pine Curve

Cheat Sheet - What happens if PACE Lot 2 is developed or rezoned open space?

We understand that there is a lot of confusion about PACE Lot 2, regarding:  

  • What exactly happens if the lot is developed and the parking lot?  
  • What exactly happens if the lot is rezoned to open space and the parking lot ? 

In an effort to assist with clarifying the issue staff has created a cheat sheet about PACE Lot 2. 

Click the document link below review PACE Lot 2 cheat sheet. 

PACE Lot 2 What Happens Cheat Sheet

Cheat Sheet -What happens if Pine Curve is developed or rezoned open space?

We have received a lot of questions  about Pine Curve: 

  • What exactly happens if Pine Curve is developed? 
  • What exactly happens if Pine Curve is rezoned to open space? 

In an effort to assist with clarifying the questions staff has created a cheat sheet about Pine Curve . 

Click the document link below review Pine Curve cheat sheet. 

Pine Curve What Happens Cheat Sheet

What does open space zoning mean and what can be done with a site that is zoned open space?

The Town of Parker has regulations regarding open space, Town Code 13.04.165.  The goal of Parker’s Open Space regulations is to provide areas intentionally left free from development.  Additionally, the code identifies that, “The most intensive uses of these areas will normally be passive outdoor recreational activities not requiring significant infrastructure such as roads or utility services.”The Town’s Open Space zoning does not allow for a passive outdoor recreation space to be developed into a formal park area, like O'Brien Park or Discovery Park.  

The uses and structures that are permitted under open space zoning are:

(1) Agricultural uses limited to the cultivation of crops and grazing of animals. Existing structures may remain and may be restored to their original size and use, as necessary.

(2) Environmental educational centers/ historical museums for the purpose of providing an area to display items relevant to the site.

(3) Nature center/picnic area/trailhead.

(4) Trails (hard or soft surface).

(5) Accessory uses related to the principal use established on the parcel/lot: maintenance building, parking area, caretaker residence.

(6) Similar uses as determined by the Planning Director to be in accordance with the intent of this District.

What is the difference between open space zoning and parks zoning?

There is no “parks” zoning district in the Town of Parker.  Typically most municipalities don’t have a parks zone district, as a park is a use and not a standalone zoning district.  The open space code identifies that, “The most intensive uses of these areas will normally be passive outdoor recreational activities not requiring significant infrastructure such as roads or utility services. “The Town’s Open Space zoning does not allow for passive outdoor recreation space to be developed into a formal park area, like O'Brien Park or Discovery Park.

The zoning regulations for the Town of Parker Code 13.04 allow for the following zone districts:  

  • Agricultural District

  • Estate Residential District

  • Suburban Residential District

  • Multiple Family District

  • Mobile Home District

  • Business District

  • Greater Downtown District

  • Commercial District

  • Light Industrial District

  • General Industrial District

  • Planned Development District

  • Public Facilities District

  • Open Space District

Parks as a use in a zoning district varies in Parker and is most often associated with the Planned Development Zoning Guides  or the residential districts. The Town of Parker’s currently has 81 Planned Development Zoning Guides, a map of the Planned Development Zoning Guides can be found on the Interactive Zoning Map.

The Town Code for open space says parking can be an accessory use but what does that mean?

The Town of Parker Code 13.02.010 defines accessory use as “Accessory use means a use naturally and normally incidental to, subordinate to and devoted exclusively to the main use of the premises.” As the majority of the PACE Lot 2 site is currently parking for the PACE Center, changes to the zoning would not allow for a parking lot of the current size and it would likely need to be reduced or removed.

If PACE Lot 2 is rezoned to open space are there any impacts to the PACE Center parking lot?

Yes.  The proposed Citizens’ Initiative to rezone PACE Lot 2 as open space will adversely affect the existing parking lot for the PACE Center. PACE Lot 2 provides parking for the PACE Center which is located on PACE Lot 1.  The current commercial zoning for PACE Lot 2 allows this lot to be used for parking that is generated by the PACE Center.  The Town’s Open Space District does not allow land located in this district to be used as parking for a commercial use.  If the commercial zoning for PACE Lot 2 is changed to Open Space District as a result of the initiative, PACE Lot 2 can no longer be used to provide parking for the PACE Center.

What Happens to PACE Lot 2 if it is developed or is rezoned open space cheat sheet. 

Does the parking lot for the PACE Center go away when PACE Lot 2 is developed?

No.  If a development proposal affects the parking lot, the Town will require that the current number of parking spaces be maintained even if they are reconfigured or relocated.  It is important to remember that when the PACE Center was originally planned and designed, the existing parking lot was intended to support activity at the Center and future development on Lot 2 along Mainstreet to create a vibrant destination that anchors the east end of Mainstreet. However, final determination of the parking requirements will be evaluated at the time of site plan to insure that any development is meeting the downtown parking regulations. 

What Happens to PACE Lot 2 if it is developed or is rezoned open space cheat sheet. 

If the citizens' initiative passes, can’t the Town just subdivide PACE Lot 2 to save the parking lot for the PACE Center?

No. Based on the petition language submitted by the citizens' initiative, if the issue appears on the ballot voters will be asked if PACE Lot 2, in its entirety, should be rezoned to open space. Petition language submitted by the citizens' initiative would have needed to specify a subdivision of PACE Lot 2 in order to separate the parking portion of the lot from potentially being rezoned to open space with the remainder of PACE Lot 2. 

If PACE Lot 2 and Pine Curve get rezoned to open space will there be any amenities provided and how soon?

If the citizen initiative passes, it would preserve these lots as native and natural open space without amenities. As such, we would not envision the introduction of any amenities to either site.  The $5,000 annual maintenance cost estimate anticipates that this open space will remain in its current state without any new amenities added to either site. If Town Council requests and approves any allowable open space amenities to be added (trails, public art, interpretive signage, etc.), funding for those uses and any associated maintenance costs would have to be appropriated through the Town’s annual budget process.

Should PACE Lot 2 and Pine Curve properties be rezoned to open space will there be annual maintenance costs?

Yes.  Should the PACE Lot 2 and Pine Curve properties be rezoned to open space the approximate annual maintenance cost would be $5,000, which would have to be paid from existing budgets.

As dedicated open spaces, these properties would receive more regular maintenance and investment of staff time than they do in their current state, as each would be considered “high visibility” open spaces and be maintained to a level that meets the Town’s open space standards. 

This maintenance would include:

  • Mowing would increase from once a year to twice a year
  • Weed control would increase from application of herbicide once a year to three times a year
  • The properties would be seeded with native seeding twice a year.  The properties do not receive this treatment currently.

This cost estimate also factors in staffing requirements, equipment and supply costs, and insurance costs based on current maintenance expenditures related to the Town of Parker’s existing open space maintenance standards.

Please note this cost estimate is based on maintaining these properties in a natural state of preserved land and does not account for public access or site amenities related to public access.

What is the role of the Town and Town staff when citizens propose a ballot initiative?

When a citizen group proposes a ballot initiative, the Town’s responsibility is to ensure that the proposed ballot initiative follows the proper submission process and has met all the State of Colorado and Town of Parker legal requirements.  While the Town does provide sample forms, it is the responsibility of the citizen committee to propose the ballot question and address any potential unintended consequences that may occur should the initiative pass.

In 2016 did the Town decide they would not develop Pine Curve?

No. In 2016, the Town was working on rezoning the property in preparation for developing the site. At that time Town Council voted to withdraw and postpone the rezoning proposal.  The decision to postpone the rezoning was based on public concern that there was limited involvement from the public during the process. This is one of the reasons for the My Mainstreet project, so we can conduct a robust public engagement process prior to development.