Title
A Major Modification to the Shiloh Mesa at Woodmen Heights PDZ Land Use Plan changing 1.00 acre from Minor Public Assembly to Multi-Family Residential located at the northeast corner of Shiloh Mesa Drive and Mulberry Wood Drive. (Quasi-Judicial)
Related Files: PDZZ-24-0002; PDZL-24-0004 <https://cosprings-prod-av.accela.com/portlets/web/en-us/>
Located in Council District 6
The Shiloh Mesa at Woodmen Heights PDZ Land Use Plan is in association with the Sunrise at Shiloh Mesa Zone Change. The Sunrise at Shiloh Mesa Zone Change will have its first reading setting the hearing on March 25, 2025.
Presenter:
Tamara Baxter, Planning Supervisor, Planning Department
Kevin Walker, Planning Director, Planning Department
Body
Summary:
Owner: The Center for Strategic Ministry
Developer: Greccio Housing Unlimited
Representative: Kimley Horn
Location: Northeast corner of Shiloh Mesa Drive and Mulberry Wood Drive
The proposal is for a zone change to allow multi-family residential use, with a maximum density of 49.99 dwelling units per acre, and a 50’ maximum building height; major modification to the Shiloh Mesa at Woodmen Heights PDZ Land Use Plan to change the use type from Minor Public Assembly to Multi-Family Residential; and parking reduction to accompany affordable senior housing on a 1.00-acre site.
Background:
Please see the attached City Planning Commission Staff Report for a complete analysis of the proposed application(s).
Review Criteria:
The review criteria for zoning map amendment (zone change) as set forth in City Code Section 7.5.704.D (UDC) are noted below.
1. The proposed rezoning is consistent with the goals and policies of the Colorado Springs Comprehensive Plan, with other plans and policies adopted by the City Council; and with the purpose statement of the proposed zone district(s).
2. The rezoning will not be detrimental to the public interest, health, safety, convenience, or general welfare.
3. The location of the lands in the zoning map area being amended are appropriate for the purposes of the proposed zone district(s).
4. If the application proposes to rezone a small area of land, the application demonstrates that the size, scale, height density, and multimodal traffic impacts of the proposed rezoning are compatible with surrounding development or can be made compatible with surrounding development through approval conditions.
5. If the application proposes to rezone a relatively small area of land, the application demonstrates that the change in zoning will not create significant dislocations of tenants or occupants of the property, or that any impacts are outweighed by other public benefits or progress toward other Colorado Springs Comprehensive Plan goals that would be achieved by approval of the application.
6. If a Land Use Plan or amendment to a Land Use Plan accompanies the application, the Land Use Plan or amendment complies with the applicable criteria in in Subsection 7.5.514C.3 (Land Use Plan Criteria).
7. The application is consistent with any approved Concept Plans in the area for which the map is being amended or includes or is accompanied by a provision that approved Concept Plans that have been classified as implemented do not have to be amended in order to be considered consistent with an amended zoning map.
8. If the application is for creation of an ADS-O district, the approval criteria applicable to the creation of the text of the ADS-O district in Section 7.2.607D.47.5.702 (Decision) shall also apply to consideration of the zoning map amendment required to create or amend the boundaries of the ADS-O district.
9. If rezoning to a PDZ district, the proposed PDZ district provides significant community amenities or other benefits, as determined by the Manager, that promote the achievement of Colorado Springs Comprehensive Plan goals and would not otherwise be required of the applicant under this UDC or other City or governmental regulations.
10. Complies with the additional standards of the base zone district where the property is located (see Article 7.2 (Zone Districts)) or in an overlay district that applies to the property (see Part 7.2.6 (Overlay Districts)).
The review criteria for land use plan major modification as set forth in City Code Section 7.5.516.D.1 (UDC) are noted below.
a. Complies with the provisions of this UDC and all applicable City regulations;
b. Is consistent with any conditions in the approval or permit proposed to be modified, unless the decision-making body that imposed that condition modifies that condition
c. Does not create more adverse impacts on surrounding properties than the development approval or permit proposed to be modified; and
d. Is consistent with the Colorado Springs Comprehensive Plan, other plans adopted by City Council, and the intent of the zone district in which the property is located.
Staff finds that the proposed application(s) meet(s) the review criteria.
Previous Council Action:
Woodmen Heights No. 3 Annexation approved July 27, 2004 (Ordinance 04-125) and Woodman Heights Master Plan approved July 27, 2004.
Financial Implications:
N/A
City Council Appointed Board/Commission/Committee Recommendation:
City Planning Commission voted unanimously by a vote of six (6) to approve the zoning map amendment (zone change) and the land use plan major modification at the March 12, 2025, meeting. (Absent members were Commissioners Casey and Cecil)
Recommended Action
Proposed Motions:
PDZL-24-0004 - Land Use Plan Major Modification
Should the City Council wish to approve the Shiloh Mesa at Woodmen Heights Land Use Plan Major Modification application, the following motion is suggested:
Approve the Shiloh Mesa at Woodmen Heights PDZ Land Use Plan Major Modification related to 1.00 acre based on the findings that the request complies with the review criteria for a major modification for a land use plan as set forth in City Code Section 7.5.516.
Should the City Council wish to deny the Shiloh Mesa Zone Change application, the following motion is suggested.
Deny the Shiloh Mesa at Woodmen Heights PDZ Land Use Plan Major Modification related to 1.00 acre based on the findings that the request does not comply with the review criteria for a major modification for a land use plan as set forth in City Code Section 7.5.516.
Summary of Ordinance Language
An ordinance amending the zoning map of the City of Colorado Springs relating to 1.00 acres located at the northeast corner of Shiloh Mesa Drive and Mulberry Wood Drive from PDZ/AP-O - CAD/SS-O (Planned Development Zone District with Airport Overlay - Commercial Airport District and Streamside Overlay Zones; Mixed-Use Development, 45-foot maximum building height, 15.38 maximum dwelling units per acre) to PDZ/AP-O (Planned Development Zone District with Airport Overlay; multi-family residential use, 50-foot maximum building height, 49.99 maximum dwelling units per acre)