Title
The Briargate Crossing East Filing No. 6 Concept Plan establishing a mixed commercial, retail and office center located northwest of the intersection of Briargate Parkway and Grand Cordera Parkway.
(Quasi-Judicial)
Related files: CPC ZC 20-00017, CPC CP 20-00018
Presenter:
Katie Carleo, Principal Planner, Planning and Community Development
Peter Wysocki, Planning Director, Planning and Community Development
Body
Summary:
Owner: HIGH VALLEY LAND COMPANY INC. (LP47, LLC)
Developer: LA PLATA/ Various
Representative: MATRIX DESIGN GROUP, Jaxon Alwine
Location: Northwest of the intersection of Briargate Parkway and Grand Cordera Parkway
This project includes concurrent applications for a zone change from A (Agricultural) to PBC (Planned Business Center) for a 14.92-acre site with an associated concept plan for a commercial center development. The project site is part of the larger Briargate Master Plan. The Briargate Crossing East No. 6 Concept Plan illustrates the layout of the proposed future commercial lots with associated infrastructure and access.
Background:
This proposal includes the rezoning of 14.92 acres from A (Agricultural) to PBC (Planned Business Center) in preparation for future commercial center development to include commercial, retail and offices uses. Per City Code Section 7.3.202, the Planned Business Center zone district allows for this type of mixed commercial and office development. The establishment of this PBC zone district is contiguous to surrounding zoning of the same classification and is an appropriate commercial zone as a transition from residential to commercial. The district is suitable along a large roadway such as Powers Boulevard, which is just west of the site.
This site was initially zoned Agricultural with the original annexation of the Briargate Addition No. 5 Annexation in September 1982. As part of the Briargate Master Plan established in 2007, this site was designated Office/Industrial, which allows for commercial uses as a transition to the residential neighborhood. Surrounding areas include establishments of retail, grocery store, restaurant, multi-family, assisted living and self-storage. This rezone will allow for a continuation of neighborhood commercial to support the surrounding residential that includes single-family detached as well as multi-family apartment developments. The establishment of this zone district will give opportunity for commercial uses to be established adjacent to the residential that will support easier access and walkability for residents to these neighborhood commercial needs. See included supporting analysis of surrounding uses as EXHIBIT 1.
The proposed Briargate Crossing East No.6 Concept Plan will establish the envisioned layout for the overall development. (EXHIBIT 2) The proposed conceptual layout shows four major lots for future development while depicting the proposed roadway network for access within the development. Access is via two new main access points to be established - both as right-in right-out - from Briargate Parkway and the other from Grand Cordera Parkway.
The PBC (Planned Business Center) zone district allows a 45-foot maximum building height that will be maintained throughout this site. Some concern was raised about building height from the easterly residents. The building height will be calculated from average finished grade. With natural topographic change, the proposed commercial buildings will sit lower than the eastern residential. This site, as mentioned above, was identified as commercial with the established Briargate Master Plan in 2007. The PBC height is a base height for commercial districts throughout the City. Specific site details will be included in the development plan review required prior to any further site development. Once the zoning and concept plan are established, future development plans will be reviewed administratively per City Code Section 7.5.503.
A traffic study was completed and reviewed by the City Traffic Division. As stated above, two new right-in and right-out (RIRO) intersections will be established. The Traffic Division has approved the final location for these intersections with appropriate separation distance from adjacent intersections. Overall, Grand Cordera Parkway is designed to facilitate larger traffic volume and the proposed development is a less intense traffic generator than other allowable uses. Although the development will add to traffic on surrounding roadways, it is not seen to overtax the provided roadway design. As infill and development happen in this area, these roads will increase to the planned and intended capacity.
PlanCOS is a high level and visionary document foundationally laid out as a theme based approach to alignment of development intentions for the City. The proposed applications appear to be consistent with the envisioned land use patterns for the subject parcel as it relates to several themes in PlanCOS. (EXHIBIT 3) The Vibrant Neighborhoods chapter of PlanCOS calls out the associated area for development as a Newer Developing Neighborhood. The Plan strives to support a mix of neighborhood commercial throughout out City. This site is located within a master planned area that would act as transition from residential to neighborhood commercial. The proposed development will further this initiative to serve the surrounding neighborhoods.
The proposed location will establish a variety of commercial near a diverse mix of supporting services and accommodations. This supports the needs of the residents and the intent to locate residential and supporting services near one another. PlanCOS identifies a call to integrate development in this way supporting better connectivity and enhancing access from neighborhoods to needed services.
As previously approved on the Briargate Master Plan this site is identified as O/I (Office-Industrial/ Research and Development) which would include the establishment of a general commercial zoned district such as Planned Business Center. The Briargate Master Plan has included this site with the O/I designation since its original establishment in 2007. This furthers the intention to create a mix of commercial use within the master planned area allowing for a variety of neighborhood commercial opportunity. The Briargate Master Plan identifies the O/I category as one of the commercial land uses, alongside Neighborhood Commercial, as transitional zones to residential. As part of the O/I category other uses that are allowed include office, general retail, food sales, personal services and others.
Previous Council Action:
City Council previously took action on this property in 2007 when land use entitlements associated with the Briargate Master Plan were reviewed and approved.
Financial Implications:
N/A
City Council Appointed Board/Commission/Committee Recommendation:
This item was heard before City Planning Commission on April 30, 2020 as part of the Consent Agenda; the item passed with a unanimous vote of the consent items.
Please reference the minutes from the hearing for a detailed record.
Stakeholder Process:
The public process included public notice provided to 171 property owners within 1,000 feet of the site on three occasions: during the internal review stage, and prior to the Planning Commission and City Council hearings. The site was also posted on those three occasions. City Planning staff received two letters of public comments during the posting periods. After receiving letters in opposition, the developer provided information and response to the concerns of the neighbors. This response letter was provided to the commenting citizens, no further public comment was received on this project.
Staff sent copies of the plan set and supporting documentation to the standard internal and external review agencies for comments. Commenting agencies included Colorado Springs Utilities, City Engineering, City Traffic, City Fire, Council of Neighbors, City Water Resource Engineering, Council of Neighborhood Organizations (CONO), Academy School District 20, Police and E-911. Agreements between the City of Colorado Springs and surrounding military instillations establish a two-mile buffer for land use application review. Staff has determined that this application is outside the two-mile buffer for USAFA notification. This is also outside of the Airport Overlay. All comments received from the review agencies have been addressed.
• City Traffic Engineering: A traffic study was completed and reviewed by the City Traffic Division. The Traffic Division has approved the final location for intersections with appropriate separation distance from adjacent intersections.
• SWENT: No comments as this area was studied in the previously approved report titled Briargate Crossing East Subdivision Filing No 5 which was approved on October 1, 2019
• CSU: No action item comments and recommends approval.
• Academy School District 20: Per City Code Section 7.7.12, the school district has requested fees in lieu of land if any portion of Briargate Crossing East No. 6 is developed in the future as residential.
• CONO: CONO stated that they additionally sent notification to the surrounding Cordera HOA neighborhood.
• El Paso County Planning: Not within a half-mile of the City/County boarder so no review was completed, no comments received.
Please see the Planning Commission staff report for further details.
Alternatives:
1. Uphold the action of the City Planning Commission;
2. Modify the decision of the City Planning Commission;
3. Reverse the action of the City Planning Commission; or
4. Refer the matter back to the City Planning Commission for further consideration
Recommended Action
Proposed Motion:
CPC CP 20-00018
Approve the Briargate Crossing East No. 6 Concept Plan, based upon the findings that the concept plan meets the review criteria for granting a concept plan as set forth in City Code Section 7.5.501.E.
Summary of Ordinance Language
N/A