Title
A Resolution Authorizing the Acquisition of Approximately 130 Acres, Identified as the CMSP Extension, through the Trails, Open Space and Parks (TOPS) Program
Presenter:
Britt Haley, Director, Parks, Recreation and Cultural Services Department
Lonna Thelen, Program Manager, Trails, Open Space and Parks (TOPS) Program
David Deitemeyer, Senior Program Administrator, Trails, Open Space and Parks (TOPS) Program
Body
Summary:
This Acquisition Resolution request provides the opportunity for the TOPS program to make a strategic acquisition of approximately 130 acres, final acreage to be determined by a survey. This property is located west of Lytle Valley Drive and Norad Road. This purchase would preserve this property within the TOPS program and protect the property from future development.
Background:
In 2000, Colorado Parks and Wildlife (CPW), Trust for Public Land (TPL) and the Parks, Recreation and Cultural Services Department (PRCS) partnered to acquire land from Denman Investment Corporation to form the original Cheyenne Mountain State Park (CMSP). Through a renewed partnership, PRCS, CPW and TPL are proposing to expand CMSP with a 480-acre acquisition.
The existing CMSP and the 480-acre expansion were all previously proposed to be developed as residential. TPL is partnering with CPW and PRCS to purchase the 480-acres from the Denman Investment Corporation (owner) and subsequently sell the approximately 130-acre property to PRCS and the approximately 350-acre property to CPW. The approximately 130-acre parcel is rectangular shaped and located north of Norad Road and the approximately 350-acre parcel is located south of Norad Road between Norad Road and CMSP and west of Highway 115.
The approximately 130-acre property being acquired by the City is currently entitled through a development plan for 95 single-family homes. If the property is not acquired, the owner would pursue residential development of the property. The removal of the incompatible development of 95 homes assists in the conservation of the land and is a benefit not only to the City and CPW, but also to the adjacent military bases including Fort Carson and Cheyenne Mountain Space Force Station. After communicating the project to Fort Carson a letter was provided. (Figure 1)
The 2014 Park System Master Plan (“Master Plan”) shows the approximately 480-acre parcels as part of the candidate open space area. The Master Plan recommends filling in gaps within the open space system to create contiguous areas of native vegetation to protect rare landscapes, significant features and to protect corridors for wildlife movement. In addition, the Master Plan encourages staff to pursue opportunities for partnerships and regional coordination to focus on conservation of open space lands.
The property is envisioned to be incorporated into and managed as part of CMSP. PRCS currently owns approximately 60% of the underlying land that forms CMSP and utilizes a Memorandum of Understanding (MOU) with CPW to allow CPW to manage, maintain and provide enforcement for the property. CPW is willing to expand a similar agreement for management, maintenance and enforcement to the approximately 130-acre parcel. This purchase will help protect the character of CMSP and prevent incompatible development from occurring.
The parcel allows the extension of the Chamberlain Trail and the creation of passive recreation opportunities. The ultimate goal will be to continue the extension of the Chamberlain Trail into CMSP.
The TOPS Working Committee toured the site on October 15, 2025. A signed contract has been completed between the owner and TPL and a contract between TPL and the City is pending at the time of this write-up. The contract is contingent upon final approval by City Council and acceptance of the property based on the City’s due diligence work. The acquisitions would be funded with revenues from the TOPS Open Space Category.
Pursuant to TOPS and City Real Estate acquisition procedures, an appraisal was completed July 28, 2025, for the property which indicated a value of $3,900,000 based on a comparative sales approach for the approximately 130 acres. The property is in the jurisdiction of El Paso County and is zoned PDZ HS (Planned Development Zone with Hillside Overlay).
Previous Council Action:
N/A
Financial Implications:
The City is under contract to acquire the property contingent on a favorable Parks, Recreation and Cultural Services (PRCS) Advisory Board recommendation and City Council approval, for the appraised value of $3,900,000 plus real estate transaction costs. Pending the ALTA Survey which will confirm the size of the property, acquisition of the property requires an appropriation in the amount of up to $4,150,000 from the TOPS Open Space category to purchase the property, and to pay for real estate transaction costs such as the title insurance, closing costs and recording fees. The source of funds is the TOPS available fund balance.
City Council Appointed Board/Commission/Committee Recommendation:
The TOPS Working Committee will hear this item and vote on the acquisition at their November 5, 2025 meeting. The Parks, Recreation and Cultural Services Advisory Board will hear this item and vote on the acquisition at their November 13, 2025 meeting.
Stakeholder Process:
Public meetings of the TOPS Working Committee and the Parks, Recreation and Cultural Services Advisory Board offer the opportunity for public comment. The Regular Session meetings of City Council also offer this opportunity.
Alternatives:
City Council may disapprove the proposed resolution, request additional information or suggest an alternative approach to the transaction.
Recommended Action
Proposed Motion:
A motion to approve a resolution authorizing the acquisition of approximately up to 130 acres of land from Trust for Public Lands through the Trails, Open Space, and Parks (TOPS) Program.
Summary of Ordinance Language
N/A