Attachment 1 - Air Lane Addition No 2 - Annexation Petition

ANEX-23-00 Air Lane Addition No. 2 Annexation located along existing Air Lane

5.B.

5.C.

5.D.

north of Space Village Avenue consisting of 3.062 acres.

(Legislative)

Presenter:

Gabe Sevigny, Planning Supervisor, Planning + Neighborhood

Services Department

Attachments:

Attachment 2 - Air Lane Addition No 2 - Annexation Plat

Attachment 3 - Air Lane Addition No 2 - Legal Description

Attachment 4 - Air Lane Addition No 2 - Vicinity Map

Attachment 1 - Air Lane Addition No 3 - Annexation Petition

ANEX-23-00 Air Lane Addition No. 3 Annexation located along existing Air Lane

north of Space Village Avenue consisting of 1.508 acres.

(Legislative)

Presenter:

Gabe Sevigny, Planning Supervisor, Planning + Neighborhood

Services Department

Attachments:

Attachment 2 - Air Lane Addition No 3 - Annexation Plat

Attachment 3 - Air Lane Addition No 3 - Legal Description

Attachment 4 - Air Lane Addition No 3 - Vicinity Map

Staff Report_ROW Annexation_RGS

ANEX-23-00 Space Village Addition No. 2 Annexation located along existing

Space Village Avenue west of Marksheffel Road consisting of

2.976 acres.

Presenter:

Gabe Sevigny, Planning Supervisor, Planning + Neighborhood

Services Department

Attachments:

Aerial

Attachment 1 - Space Village Addition No 2 - Annexation Petition

Attachment 2 - Space Village Addition No 2 - Annexation Plat

Attachment 3 - Space Village Addition No 2 - Legal Description

Attachment 4 - Space Village Addition No 2 - Vicinity Map

Attachment 1 - Space Village Addition No 3 - Annexation Petition

ANEX-23-00 Space Village Addition No. 3 Annexation located along existing

5.E.

Space Village Avenue west of Marksheffel Road consisting of

2.329 acres. (Legislative)

Presenter:

Gabe Sevigny, Planning Supervisor, Planning + Neighborhood

Services Department

Attachments:

Attachment 2 - Space Village Addition No 3 - Annexation Plat

Attachment 3 - Space Village Addition No 3 - Legal Description

Attachment 4 - Space Village Addition No 3 - Vicinity Map

ORD_Reagan Ranch Industrial

Reagan Ranch

ZONE-24-00 An ordinance amending the zoning map of the City of Colorado

5.F.

Springs relating to 7.04 acres located southwest of State Highway

94 and North Marksheffel Road from BP / APZ-2 / AP-O (Business

Park / Accident Protection Zone 2 with Airport Overlay) to MX-M /

APZ-2 / AP-O (Mixed-Use Medium Scale / Accident Protection

Zone 2 with Airport Overlay).

(Quasi-Judicial - 1st reading only to set the public hearing date for

June 25, 2024)

Presenter:

Chris Sullivan, Senior Planner, Planning + Neighborhood Services

Peter Wysocki, Planning Director, Planning + Neighborhood

Services

Attachments:

Staff Report_Reagan Ranch Industrial_CS

Attachment 1_Project Statement - Zone Change_CS

Attachment 2_MX-M Rezone Exhibit A & B_CS

LUPL-24-000 Establishment of the Reagan Ranch Industrial Land Use Plan for

5.G.

proposed Commercial and Industrial uses consisting of 7.04 acres

located southwest of Highway 94 and Marksheffel Road

intersection.

(Quasi-Judicial)

Presenter:

Chris Sullivan, Senior Planner, Planning + Neighborhood Services

Attachments:

Staff Report_Dublin Park Addition No.1_CS

Dublin Park Addition No. 1

ANEX-23-00 Dublin Park Addition No. 1 Annexation consisting of 2.058 acres

5.H.

located west of Integrity Court.

(Legislative)

Presenter:

Chris Sullivan, Senior Planner, Planning + Neighborhood Services

Attachments:

Attachment 1_Petition for Annexation_CS

Attachment 2_Annexation Plat_CS

Attachment 3_Legal Description_CS

Attachment 4_Vicinity Map_CS

Attachment 5_FIA Below Threshold - Correspondence_CS

Staff Report_Dublin Park Addition No.1_CS

ZONE-23-00 The establishment of PK/AF-O/SS-O (Public Parks with United

5.I.

States Air Force Academy Overlay and with Streamside Overlay)

zone district in association with the Dublin Park Addition No. 1

Annexation consisting of 2.058 acres located west of Integrity

Court.

(Legislative)

Presenter:

Chris Sullivan, Senior Planner, Planning + Neighborhood Services

Attachments:

Attachment 1_Project Statement and Land Use Statement_CS

Attachment 2_Zone Change Map_CS

Attachment 3_Legal Description_CS

Attachment 4_Mineral Rights_CS

ORD_Dream Centers Commons

Dream Center Campus

ZONE-24-00 An ordinance to amend the Zoning Map of the City of Colorado

5.J.

Springs pertaining to 4.825 acres located southeast of S Union

Blvd and Airport Road from MX-M/R-5/HR-O (Mixed-Use Medium

Scale, Multi-family High with Highrise Overlay) to PDZ (Planned

Development Zone: Residential, Commercial, Civic / Institutional;

Maximum Density of 53.89 Dwelling Units per Acre; and Maximum

Building Height of 62 feet) District.

(Quasi-Judicial - 1st Reading only to set the public hearing for

June 25, 2024)

Presenter:

Chris Sullivan, Senior Planner, Planning and Community

Development Department

Peter Wysocki, Planning Director, Planning and Community

Development Department

Attachments:

Staff Report_Dream Centers Commons_CS

Attachment 1 - Project Summary_CS

Attachment 2 - Rezoning Exhibit_CS

Attachment 3 - Land Use Plan_CS

Attachment 4 - Traffic Impact Study_Mar2024_CS

7.2.7 PLANNED DEVELOPMENT ZONE DISTRICT

LUPL-24-000 Establishment of the Dream Centers Commons Land Use Plan for

5.K.

mixed-use consisting of 4.825 acres located southeast of Union

Blvd and Airport Rd.

(Quasi-Judicial)

Presenter:

Chris Sullivan, Senior Planner, Planning + Neighborhood Services

Attachments:

Attachment 3 - Land Use Plan_CS

Ordinance - Central Bluffs Zoning Map Amendment

6. Items Called Off Consent Calendar

7. Unfinished Business

8. New Business

Central Bluffs CSU

ZONE-23-00 An ordinance to amend the zoning map of the City of Colorado

8.A.

Springs pertaining to 8.09 acres located at the northwest corner of

Austin Bluffs Parkway and Goldenrod Drive from MX-N/SS-O;

R-4/MX-N; and R-1 6 (Mixed-Use Neighborhood Scale with

Streamside Overlay; Multi-Family Low and Mixed-Use

Neighborhood Scale; and Single-Family - Medium) to PF/SS-O

(Public Facilities with Streamside Overlay)

(Quasi-Judicial 1st Reading only to set the public hearing date for

June 25, 2024)

Presenter:

Tamara Baxter, Planning Supervisor, Planning + Neighborhood

Services Department

Peter Wysocki, Planning Director, Planning + Neighborhood

Services Department

Attachments:

Exhibit A - Central Bluffs

Exhibit B - Central Bluffs

Staff Report_Central Bluffs_5.8.24

Attachment 1_Project Statement Zone Change

Attachment 2_Zone Change Exhibit

Attachment 3_Public Comment

Attachment 4_Public Comment Response

Attachment 5_Project Statement Land Use Statement

Attachment 6_ Central Bluffs Substation FAQs

Additional Public Comments_Central Bluffs_5.6.24

Staff Report_Step Springs_LH

Tamara Baxter, Planning Supervisor, gave the staff presentation of the

overview of the project. This is a zone change to set the framework for a

future Colorado Springs Utilities (CSU) substation. A well-attended

neighborhood meeting was held in January and public notifications were

completed. There were a total of 50 comments received. Concerns include

noise, environmental impact, height of the proposed substation, and effects on

property values. CSU held three community engagement meetings before

they submitted their application that did not include City staff. The staff report

outlines some technical modifications, but those have been addressed prior to

the meeting today. Staff has determined that the application meets all review

criteria.

Mitchell Hess with Kimley-Horn gave the applicant presentation. The total area

of the proposed zone change is 8.1 acres, but the substation footprint will

encompass only 3.5 acres along Austin Bluffs Parkway. CSU spent a long

time analyzing the neighborhood to determine which area would be best for

this substation, which will be a consolidation of three existing aging

substations. The parcel is mostly commercial use and parking and CSU did

purchase two residential homes. This rezone will allow CSU to provide newer

and more reliable electrical infrastructure to the community.

Upon completion of this project, the amount of traffic entering the site will

decrease compared to the current traffic, allowing pedestrians on the north

side of Austin Bluffs Parkway safer access to the trail system.

The future substation use will be reviewed by the City in a future development

plan submittal. Although the size, scale and height of the future facility are

unknown at this time, CSU has determined that this parcel is adequately sized

for a future substation and there is enough land to provide landscape buffers

and screening.

CSU has already purchased the land and has provided tenants and occupants

of the properties assistance with relocation.

Questions from Commissioners:

Commissioner Rickett asked staff for confirmation that a development plan can

be approved administratively and not come before Planning Commission.

Katie Carleo, Acting Assistant Director, answered that is correct.

Commissioner Briggs asked for an explanation of why this substation is being

proposed on the north side of Austin Bluffs and not the south side. Mr. Hess

said the south side is Palmer Park and there are deed restrictions that prevent

this.

Commissioner Briggs asked if they anticipate a future need to expand the

substation as the city grows. Steven Gaeta, project manager with CSU, said

the size of this substation does include future growth. The facility will start up

with one bay and will have space for two more bays to accommodate growth.

There is no future plan to expand into the green space areas of the parcel.

Commissioner Briggs asked staff, if they did want to expand into that area,

would they have to come before Planning Commission. Ms. Carleo said an

expansion of the facility would be a change to the development plan, which

would be administratively reviewed and not come before this body.

Commissioner Briggs asked Mr. Hess what he meant by saying this is a

dangerous area, in the context of putting up a wall. Mr. Hess explained that

anywhere they have high transmission power lines they need to make sure

unauthorized people cannot get in and fencing or a wall would be put up to

secure the area. Commissioner Briggs asked if there are any renderings of

what the fencing or walls would look like. Mr. Hess said there are conceptual

drawings that were shown at the neighborhood meetings they held and he

pulled up that slide from the presentation.

Chair Slattery asked what the thought process was behind selecting this site to

consolidate three other substations. Mr. Gaeta pulled up a slide showing the

area with three high transmission corridors and the optimal zone where this

substation is needed. There were technical and economic factors they

considered.

Commissioner Cecil referred back to the statement about Palmer Park being

deed-restricted and asked about the substation that currently exists there. Mr.

Gaeta said that station had been grandfathered in 50 years ago and does not

comply with the deed restriction, so they are not able to expand it. Jessica

Davis, Land Resource Manager for CSU, said it was decided by a committee to

allow the Templeton Station to be in Palmer Park. There was a lawsuit when

Templeton Gap Road was being rebuilt that put more restrictions on the City in

accordance with the Palmer deed. CSU did consult the City Attorney to see if

they could upgrade the existing station and it was determined they could not

and, in fact, they were advised to remove it if at all possible. The proximity of

the existing Templeton Station to the proposed new substation was also a

consideration.

Commissioner Almy asked if the lines would be underground. Mr. Gaeta said

the majority of the station will be above grade, but the feeders and some

distribution lines wll be underground. Commissioner Almy asked if there is a

diagram showing the service area. Mr. Gaeta said they do not have a map, but

the distribution lines are extensive, since this location will take over service for

three other substations.

Commissioner Almy asked if there will be infrastructure protection that is not in

the current system. Mr. Gaeta said it will include upgraded equipment and

materials that guard against unnecessary faults that would cause service

outages and would provide resiliency to the grid.

Commissioner Rickett said he is not a fan of PF zoning without restrictions. He

asked the applicant if they would be opposed to writing restrictions on height

and to no future building on the property outside of the 3.5 acres. Ms. Davis

said the concern with restricting height in PF zoning is that it may set a

precedent for future build outs. For certain types of utility equipment, it is

necessary for air permitting. She said she is not opposed to having the

conversation, but there are specifications to be considered. In regards to the

open space, their intent is to go through a community benefit process. The

plan is to send out a request for qualifications for non-profits to come to them

and submit ideas for what should be done with the space. The public will be

included in developing the request and even participate in the selection

process. Eventually, they will plat it separately and donate the land to a

non-profit organization to manage as community space.

Commissioner McMurray asked about the BMX park and greenway in the area.

Ms. Davis said they purchased seven properties that included two residential,

four commercial and a vacant parcel. The vacant parcel is where the park and

greenway are located. They only needed a portion of this parcel, but the

property owner asked them to buy the entire lot. There is wildlife there they do

not want to disturb, although they will do some wildfire mitigation work to make

the area safe.

Vice-Chair Foos asked if the new facility will use the existing high voltage

transmission lines. Mr. Gaeta said they will use as much of the existing

infrastructure as possible, but they will be replacing some of the older

equipment that will improve the structural integrity of the system. They will be

adding one additional transmission tower, but a site has not yet been

determined.

Vice-Chair Foos asked about the public concerns related to EMF

(electromagnetic field) and sound the new facility would generate. Mr. Gaeta

said they have a design consultant that will be conducting studies on both.

The plan is to build a masonry wall around the facility to contain sound.

Chair Slattery had a similar question about sound and asked if there are

industry best practices related to buffer to residential. Mr. Gaeta said they

would adhere to the local ordinance that restricts sound to 50 decibels at night

measured 20 feet from the property line. Mr. Hess added this facility will not be

louder than what is experienced currently from the commercial uses and traffic.

Chair Slattery asked if there was a discussion with Parks about the green

space. Ms. Davis said there would need to be a connection to the nearby

Grant Park and Parks does not have the capacity to take on more space to

manage.

Public Comment in Opposition:

CoraLea Chittenden, 48-year resident on Flintridge Circle. She and other

neighbors are concerned about the footprint of this facility and that it will create

an eyesore that will block their view of Palmer Park. They are concerned

about their property values going down. They are asking for a rock wall, not a

concrete wall, and that the facility be lowered in the ground to reduce the

profile. They would also like a sound study done.

Rachel Shoaff, resident on Flintridge Circle, is fully opposed to this project.

She said CSU and the City have not been working with neighbors. She does

not believe the process has been accessible, as public meetings are held

during the day when people have to work. They would like to see renderings

of what the facility will look like from their street.

Tom Leveson, 20-year resident on Goldenrod Drive. He said part of this area

is state land that has not been addressed. He bought his property because of

the green space and stream behind it and he feels the nature of the

neighborhood will be changed by this substation. He expressed concern about

access for the fire department to the BMX park.

Applicant Rebuttal:

Mr. Hess thanked the residents for speaking today. He said in order to provide

renderings from Flintridge Circle, they would need access to private property.

There are renderings from Goldenrod Drive and Austin Bluffs Parkway. Mr.

Gaeta added these viewpoints were chosen because they affect the most

people.

Mr. Hess said the environmental and noise studies will be done as part of the

development plan. There are buffers required by the City related to streamside

where they cannot develop. The majority of this project will be where current

commercial structures sit. He reiterated there are no plans to develop in the

green space and the BMX park. Regarding access for life safety, this project

will not change current access.

Commissioner Hensler asked if CSU will be doing any restoration in the

streamside area or will they be building over the existing footprint and not

extending any further. Mr. Gaeta said they will be extending a little further

north of the existing building outline, which is why they had to obtain the vacant

parcel. It cannot go very far, due to the significant grade change down to the

creek.

Commissioner Rickett asked them to comment about the concern related to

property value. Ms. Davis said they really cannot speculate on that because

there are too many considerations. There is a process by which residents can

file a complaint with the City and that information was provided to some

residents. City Attorney Trevor Gloss said that generally cases are not

considered unless the full value of a property is taken away, which is not a

concern with this project.

Chair Slattery asked if CSU has considered any of the options requested by

neighbors, such as planting evergreens or lowering the facility into the ground

to reduce the profile. Mr. Gaeta referred to the Flying Horse substation that

was mentioned and how it was lowered. That facility sits on a hillside, so the

fence is higher on one side. It was not intentionally lowered. The Flying Horse

facility does have a rock wall, but there are security requirements and it may no

longer be allowed by federal law. They will take it into consideration.

Commissioner McMurray asked how the size of the Flying Horse facility

compares to the proposed facility. Mr. Gaeta said the Central Bluffs substation

will be bigger, because it will be serving a bigger area.

Chair Slattery asked the applicant if they would be open to conditions of

approval, such as making sure the green space remains as it is. Ms. Davis

said they would not be opposed to this, as long as the condition does not state

a specific size of area, since the design has not been completed.

Commissioner Rickett had a concern that the applicant does not yet know the

size of the facility and it is a requirement for approval. Mr. Hess said that a

rezone is not tied to a site development plan. Commissioner Slattery said this

is a rezone with a land use statement instead of a development plan and she

asked staff to explain this. Ms. Carleo said that any zone change meeting the

criteria for a land use plan has the option for a land use plan waiver, which

equates to a land use statement. In this case, the specifics about what is

being discussed are not required in the land use statement. This means that,

for a PF zone district, they are allowed to give conceptual information for what

would be established with the zone change, but they are not required to give

the exact details.

Commissioner Cecil said she has been considering what conditions could be

set with this approval. She asked if it would be acceptable to require that the

development plan be brought before this body. Mr. Gloss said the decision

today by Planning Commision is a recommendation to City Council, not an

approval, and they can recommend a condition.

Commissioner Hente asked the applicant to address the concern about part of

the area being state land. Ms. Davis said their understanding is that it is all

owned by the City, but she will check on this.

Commissioner Comments:

Commisioner McMurray said that, fundamentally, this facility is needed. He

said he trusts that CSU is making a good-faith effort to address all of the

questions and concerns. Their land use statement says they will preserve the

green space. He does want to make sure the neighborhood has some

assurances from this body and he agrees that having a condition to bring the

development plan back to Planning Commission would do that. He said he

would like to see renderings from other viewpoints in the neighborhood.

Commissioner Almy said this is bigger than a neighborhood issue. Grid

security is not just to protect the neighborhood, it is to protect the City as a

whole. All utility users are looking for service reliability, safety and efficiency,

all of which have made big strides. This project needs to be a big enough

footprint to not only accommodate the initial design, but also for the future. He

said the community input should be well heard, but this is not their last

opportunity to provide input. Concerns are around the final design. He is in

support of this project.

Commissioner Hente said all they are doing is recommending approval for a

zone change. The final decision is with City Council. He does agree with

adding a condition for the development plan to come back before Planning

Commission. He is in support of this project.

Commissioner Rickett asked the City Attorney again about property values.

He wanted confirmation that property owners only have recourse if their

property values are reduced to zero. Mr. Gloss said each property owner

would have to consult with their own attorney. He was speaking in general

about claims historically. Commissioner Rickett added that he would like to

see future projects like this to be considered in commercial zones, not

residential.

Commissioner Briggs agreed with the condition about the development plan

coming back to this body. He is in favor of this project with that condition.

Mr. Gloss advised commissioners that, per City Code 7.5.515, if a

development plan is approved administratively by staff, it can be appealed and

would then come before Planning Commission. Even if City Council does not

approve the recommendation with the condition, it can be appealed and

considered by Planning Commission. Chair Slattery asked the neighbors in

attendance today to watch for future notifications for this project.

Motion by Commissioner McMurray, seconded by Commissioner Hente, to

recommend approval to City Council the zone change of 8.09 acres from

MX-N/SS-O (Mixed-Use Neighborhood Scale with Streamside Overlay),

R-4/MX-N (Multi-Family Low and Mixed-Use Medium Scale), and R-1 6

(Single-Family-Medium) to PF/SS-O (Public Facilities with Streamside

Overlay) based upon the findings that the request complies with the criteria

for a Zoning Map Amendment as set forth in City Code Section 7.5.704 with

the following condition of approval: Future development plan will be brought

before Planning Commission for final decision. The motion passed by a vote

of 8-1.

8 - Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Hente, Commissioner McMurray, Commissioner Cecil

and Chair Slattery

Aye:

No:

1 - Commissioner Rickett

Step Springs

NVAR-24-00 A Non-Use Variance to City Code Section 7.3.301.E to allow a

02 Group Living Residence use to be located 100 feet from another

8.B.

Group Living Residence use where 1,000 feet is required located

at 4525 Northpark Drive.

(Quasi-Judicial)

Presenter:

Logan Hubble, Planner II, Planning + Neighborhood Services

Attachments:

Attachment 1_Project Statement

Attachment 2_Site Plan

Attachment 3_Neighbor Comment

Attachment 4_Applicant Response to Neighbor Comments

Step Springs Letter of Support - Carrie Geitner - 5.6.24

7.5.526 NON-USE VARIANCE

Chair Slattery and Commissioner Briggs recused themselves from this item.

Logan Hubble, Planner II, gave the staff presentation for a non-use variance to

allow a group living residence to be within 100 feet of another group living

residence, where 1,000 feet is normally required. No neighborhood meeting

was held. One public comment was received with concerns about loitering,

parking and noise. Staff finds that the application will not have negative

impacts if approved.

Paul Scudo, CEO of Step Denver, gave the applicant presentation. They are

looking to expand their services into Colorado Springs. Step serves men

suffering the disease of addiction. They also indirectly serve the families,

employers and communities of these men. Participants are required to follow

four core principles: sobriety, work, accountability and community. They are

taught life skills to learn how to take care of themselves. Step seeks to effect a

behavioral change with the ultimate goal of transitioning them to safe, sober,

independent living situations where they can become productive and

contributing members of the community.

Step has spent a year trying to find a location where participants can be near

public transportation, employment and other goods and services, and also

finding a building they can renovate while being fiscally responsible to their

donors.

Mr. Scudo said they do not believe there will be any negative impacts on the

community. Some of the concerns that have been presented are

concentration, loitering, parking, noise and trash. He said their organization is

all about accountability and teaching participants to be good citizens. They

have to be out of the building working between 7:30 a.m. and 4:00 p.m. They

are not allowed to be within a quarter-mile of the building during this time. In

the evenings, they have programming and curfew is 10:00 p.m. There will be a

small smoking area outside the back of the building.

According to HUD, the annual cost of homelessness to a community is

$40,000 per person. The average salary for men in the Step program is

$49,000, funds which are being reinjected into the community. Based on

Step’s historical outcomes, it is projected they will have a $23.6 million local

economic impact in the first five years. All funding comes from philanthrophy

and donors. They take no government funding.

As part of the applicant’s presentation, several community leaders spoke

strongly in support of this project. They included Larry Yonker, former CEO of

Springs Rescue Mission; Steve Shuck, who has been associated with Step for

almost 40 years; Alison Murray, served on the board for Springs Rescue

Mission and other local non-profit organizations; and former Mayor John

Suthers.

Questions from Commissioners:

Commissioner Rickett asked how they deal with relapse. City Attorney Trevor

Gloss advised that commissioners should refrain from asking any questions

related to protected persons, in this case, addicted individuals. Commissioner

Rickett then asked if they seek out companies that support addiction recovery,

such as employers to help out participants. Mr. Scudo said they do.

Commissioner Rickett asked about how many men they will serve. Mr. Scudo

said this facility will have the capacity for 50 individuals that come into the

program through referral sources.

Public comment in support:

Mike Schell, owner of the proposed building, said he would be proud to sell his

building to Step to be used for this purpose.

Public comment in opposition:

None

Comments from Commissioners:

Commissioner Hensler asked staff if there has been any discussion from the

other group home and staff said there has been no comment from them.

Commissioner Almy asked if the mission of the two groups homes are

compatible with each other. Mr. Scudo said his understanding is the other

organization is Engrave, that was the former ComCor. Their program is

somewhat similar, but caters to different participants. Step does not work with

men who have violent criminal backgrounds.

Commissioner Almy said he thinks the mission is vital and is something that is

needed and he is in favor of the project.

Commissioner Cecil asked about the requirement that participants cannot be in

the building during the day. She asked if they actually lock them out of the

building and asked what they are supposed to do on their days off work. Mr.

Scudo said they encourage the men to seek out opportunities to do other

things, such as attending a 12-step program, running errands, volunteering,

visiting family, and recreational activities. Commissioner Cecil said she is in

support of this project.

Vice-Chair Foos said he is grateful they are bringing this to Colorado Springs,

as it is needed, and he is in full support.

Motion by Commissioner Hente, seconded by Commissioner Rickett, to

approve the Non-Use Variance to City Code Section 7.3.301.E allowing a

100-foot separation distance to another Group Living Residence use based

upon the findings that the request complies with the criteria as set forth in

City Code Section 7.5.526. The motion passed by a vote of 7-0-2.

7 - Commissioner Almy, Vice Chair Foos, Commissioner Hensler, Commissioner

Hente, Commissioner McMurray, Commissioner Cecil and Commissioner

Rickett

Aye:

2 - Commissioner Briggs and Chair Slattery

Recused:

Garden of the Gods Trading Post

ZONE-23-00 An ordinance to amend the zoning map of the City of Colorado

8.C.

Springs pertaining to 1.609 acres located at 324 Beckers Lane

from PK/HS/WUI (Public Park with Hillside Overlay and Wildland

Urban Interface Overlay) to MX-I/HS/WUI (Mixed-Use Institutional

with Hillside Overlay and Wildland Urban Interface Overlay).

(Quasi-Judicial - 1st Reading only to set the public hearing date for

June 25, 2024)

Presenter:

Allison Stocker AICP, Planner II, Planning + Neighborhood

Services Department

Peter Wysocki, Planning Director, Planning + Neighborhood

Services Department

Attachments:

GOG Trading Post_Draft_Ordinance

GOG Trading Post_Staff_Report_Revised_20240514

Staff_Report_Garden of the Gods Trading Post_ADS

Attachment 1 - Exhibit A - Revised Legal Descriptions

Attachment 2 - Exhibit B - Rezone Map_0604

Attachment 3 - Zone Change Project Statement

Attachment 4 - Land Use Statement

Attachment 5 - Parks Letter of Support

Attachment 6 - Public Comments

Attachment 7 - Public Comments 2

Attachment 8 - Land Swap Agreement

Additional Public Comment 3

Additional Public Comment 4

Attachment 1 - Exhibit A - Legal Description

Commissioner Hente recused himself from this item.

Allison Stocker, Planner II, gave the staff presentation on this item. This is a

request for a zone change at the Garden of the Gods Trading Post to support

the construction of a private parking lot to serve the business. The business

lies in the City of Manitou Springs, while the parcels in this application are in

Colorado Springs. In June, 2023, the City Parks department and the Trading

Post finalized a land swap. The land the Trading Post received is not zoned

for private parking, thus the request for a rezone. Public notice was provided

and five comments were received, with two withdrawing. No comments were

received during agency review, but there is a letter of support from the Parks

Department. Staff finds this applications meets all review criteria.

Zach Taylor with Taylor Architecture and Design gave a presentation on behalf

of the applicant. He said the intention of the land swap was so the Trading

Post could maintain and improve upon the parking. This agreement with Parks

has been in existence since the 1990’s and is just now being brought under

ownership of the Trading Post. The applicant has two concurrent development

plans, one with Colorado Springs and one with Manitou Springs. Most of the

public comments related to these had a great deal of confusion, but today they

are only talking about the rezone.

Questions from Commissioners:

Commissioner Briggs asked if there has ever been consideration for

annexation. Mr. Taylor said they were told that is a can of worms to not

approach. Commissioner Briggs then asked staff what that means. Ms.

Carleo said the discussion with Parks was that the building, as it exists, was

built in Manitou and falls under their regulations. It was more appropriate to do

the land swap and to fix the road and the parking lot, rather than bringing the

building into Colorado Springs.

Chair Slattery asked for clarification of the parcels that were swapped. Mr.

Taylor brought up the slide and pointed them out. Ms. Stocker said she does

have a copy of the land swap agreement that has more information, included

as an attachment to this agenda item.

Commissioner Rickett asked about the space between the two parcels. Mr.

Taylor said that is an easement for the future change to Beckers Lane.

Public comment:

None

Motion by Commissioner Rickett, seconded by Commissioner McMurray, to

recommend approval to City Council the zone change of 1.159 acres from PK/

HS (Public Parks with Hillside Overlay) to MX-I/ HS (Mixed-Use Institutional

with Hillside Overlay) based upon the findings that the request complies with

the review criteria for a Zoning Map Amendment as set forth in City Code

Section 7.5.704. The motion passed by a vote of 8-0-1.

8 - Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner McMurray, Commissioner Cecil, Commissioner

Rickett and Chair Slattery

Aye:

1 - Commissioner Hente

Recused:

Printers Hill

ZONE-23-00 An ordinance to amend the zoning map of the City of Colorado

8.D.

Springs pertaining to 26.209 acres located at 101 South Union

Boulevard from R-5 P (Multi-Family High and Planned Provision

Overlay) and R-5 (Multi-Family High) to MX-L (Mixed-Use Large

Scale) zone district.

(Quasi-Judicial - 1st Reading only to set the public hearing for

June 25, 2024)

Presenter:

Gabe Sevigny, Planning Supervisor Planning and Community

Development Department

Peter Wysocki, Planning Director, Planning and Community

Development Department

Attachments:

ORD_ZC Printers Hill

Staff Report - UPH

Attachment 2 - Exhibit B - Zoning Map

Attachment 3 - Zone Change Project Statement

Attachment 4 - Land Use Plan

Attachment 5 - Land Use Plan - Project Statement

Attachment 6 - DVSA - Site Plan

Attachment 7 - DVSA - Project Statement

Attachment 8 - Accepted Traffic Impact Study

Attachment 9 - Geological Hazards Waiver Letter

Attachment 10 - Neighbor Comment

Attachment 11 - Zoning Aerial with Legend

Attachment 12 - Mineral Estate Owner Notification Certification

Affidavit

Attachment 4 - Land Use Plan

Commissioners Rickett and Hensler recused themselves from this item.

Gabe Sevigny, Planning Supervisor, gave the staff presentation on this project

for a zone change, land use plan and development standards adjustment for

the Printers Hill project located at 101 South Union Boulevard. Public

notification was provided and one comment was received. There was also one

neighborhood meeting. The concerns brought up were crime, traffic, financial

burden on low and fixed-income neighborhoods, park use and area fit.

A traffic impact study was conducted. The applicant will be providing land for

parks, as well as paying fees in lieu of parkland. They will be paying fees to

School District 11. Staff is encouraging the applicant to preserve the historic

nature of the property. Staff has determined that these applications meet all

review criteria.

Susan Pattee, member of UPH Partners, gave the applicant presentation.

The group purchased the property in June, 2021. One of the reasons the

group formed to buy this property was a concern that it would be torn down.

The buildings had no historical designations, so there were no limitations on

what could be done with them.

Six months were spent cleaning out the buildings and they filled 50 roll-off

dumpsters with trash. In October, 2022, all historic materials were moved to

an offsite location and archival processing began in summer of 2023. The

mission of UPH Partners with this site is to provide an authentic mixed-use

neighborhood and a source of inspiration and community pride.

Lisa Bachman with Bachman Public Relations spoke about public engagement

for this project. They started public outreach in fall of 2022 and will continue

on through development. They worked closely with neighborhood groups and

other community stakeholder groups. They formed a planning advisory task

force. They conducted neighborhood meetings, conducted a survey with a

current total of 580 replies, and provided tours to some of the neighborhood

and stakeholder groups.

Craig Dossey with Vertex Consulting Services spoke about the three

applications before the commission today. The proposed uses include both

multi-family and single-family units, retail, office, civic and hotel space. There

will be four neighborhood park areas, pedestrian plazas and pathways and

spaces for public art. They are trying to preserve the existing open space.

The project will include 1,834 parking spaces. They will preserve and

repurpose the castle as a unique hotel. This project will incorporate

connections to bike corridors, including across Union Boulevard to Memorial

Park. UPH is passionate about preserving the character of this property.

Mr. Dossey said there is a potential for this project to generate significant

investment in the area. The mixed use will allow for mutual compatibility with

the surrounding area and will meet the City housing and infill development

policies.

There will be three planned intersections: two from Pikes Peak Avenue and a

new one at the far south end onto Union Boulevard. The main entrance that

currently exists on Union will be removed.

Building heights will be transitioned away from gathering areas and pedestrian

paths. There are no adjacent residential uses that would be impacted by

building height.

Ms. Pattee closed by saying part of the joy of this project for the partnership is

that so much is in alignment with what they want for the city.

Public comment in support:

Gloria Martinez, Knob Hill resident, spoke in support of this project. She said it

will bring life back to the area.

Jackie Jaramillo, director of Centro De La Familia, that serves the adjacent

neighborhoods, said she is enthusiastically in support of this project. The

partnership has been very inclusive and neighbors are also in support.

June Waller, long-time resident of the Hillside neighborhood, spoke in support

of this project. She said this is needed in their part of town. The community

will be involved and be proud of it.

Shaun Walls, vice-president of the Chinook Center, founder of The Men of

Influence, and member of the K-Land neighborhood association, spoke in

support of this project. The partnership came to them and engaged in

conversation about the project.

Tim Boddington, president of the Historic Preservation Alliance of Colorado

Springs, spoke in support of this project. They were proud to be included in

the very first meeting when the partnership was being formed to purchase the

property. He believes the owners will develop the property in a tasteful and

sensitive way to ensure proper preservation of the building. He said, as an

organization, they heartily endorse this project.

Keith Thompson, director of Engagement with CONO, said he owes the

partnership a debt of gratitude for the investment they are making in this

neighborhood. They have gone out of their way to be great neighbors and

engage with the surrounding neighborhoods.

Questions/comments from Commissioners:

Commissioner Cecil said she is excited about this adaptive reuse. She asked

what sorts of use they intend for the civic use areas identified. Mr. Dossey said

possibly some kind of museum, but it depends on who their users will be.

They wanted to be sure to preserve space for this use. Commissioner Cecil

asked if there was anything preventing them from being community spaces

and not necessarily revenue-earning spaces. Mr. Dossey said that is a

possibility.

Commissioner Cecil asked for clarification about forming a special district to

maintain the parks and community garden and that access would not be

restricted to only residents, but would be open to the general public. Mr.

Dossey said that all property maintained by the district has to be open to the

public by law.

Commissioner Cecil asked about the use of the castle being preserved for

some sort of public museum access. Ms. Pattee said their intent is for the

castle to become a hotel, but the food and beverage areas would be open to

the public.

Commissioner Cecil asked if the plans for the special district include areas

outside the site, if there will be mill increases to residents of the area, and how

the board will be appointed. Mr. Dossey said they are still in the draft process,

but the intent is to only include the Printers Hill property. There is potential to

show additional service area for some of the underdeveloped properties within

the same city block. Commissioner Cecil asked if the special district would

involve any activities other than park and public facility maintenance, such as

security. Mr. Dossey said there is a list of activities that would be included.

Commissioner Cecil asked, in terms of supporting local residents, if any

housing will be the low market rate. Mr. Dossey said they don’t have that

information at this stage. She asked if they intend to involve support of

locally-owned small minority or veteran owned businesses, concessions, or

local hiring preferences. Ms. Pattee said they do not have anyting formal, but it

is something they are definitely interested in. UPH will continue to partner with

the developer they choose throughout the project.

Commissioner Briggs said he would encourage them to stay engaged with the

local supporters, who bring a lot of momentum and credibility to this project.

He appreciates the idea of vitality and life for everyone in the area and the

opportunity for people of all socio-economic levels to be able to participate in

that.

Commissioner McMurray said he cannot remember in all his time on the

Planning Commission that there has been a project such as this. He said he

hopes that, to the extent it is possible, they can figure out how to link this

project to the park in a strong way without using a pedestrian bridge.

Vice-Chair Foos said he really likes this project and he is excited to see

something of this magnitude.

Commissioner Almy said he has great respect for buildings of this type and he

is glad to see someone tackle it. He said to not let the momentum stop here

and to make it happen.

Chair Slattery asked about the vision regarding pedestrian connectivity. Mr.

Dossey shared the slide showing the parks. There would be a pedestrian

crosswalk at the light on Union. They are having conversations with Public

Works to possibly shrink that down to make it a safer crossing. They are

already working with Public Works to install a pedestrian-only HAWK signal

between the two access points on the north side. Ms. Pattee said that they

don’t believe the existing fence will remain. Chair Slattery asked if the

intersection on the northwest side will be right-in, right-out. Mr. Dossey said

that intersection will not be signalized.

Chair Slattery asked about the build out timeline. Ms. Pattee said they are

hopeful to break ground in about 18 months and start phase one soon after.

She said it could be 10-20 years for the full build out. They will maintain as

much of the existing turf as they can as they go through the phases. Chair

Slattery asked if the residential will be rentals. Ms. Pattee said they hope to

have some condominiums, but for now it will be rentals.

Chair Slattery said this is one of the boldest and most forward-looking

applications she has seen and it does exemplify what was laid out in the vision

of PlanCOS. She said she applauds the humility with which they have

approached this and the inclusivity of their engagement. Ms. Pattee said the

supporters that spoke today are now friends of hers.

Commissioner Briggs had one request that, if this goes through, there be a

picture of June Waller with a shovel.

Commissioner Hente said, as a former builder of multi-family, he understand

the very real limitations that are placed by the current construction defects laws

and he hopes that the legislators who are concerned about affordable housing

realize what it is doing throughout the state and change the laws. He said he

made the comment earlier that they seldom see projects that would be

considered a no-brainer, but this is the second one today. He said he is

honored to make the motions for approval.

Motion by Commissioner Hente, seconded by Commissioner McMurray, to

recommend approval to City Council the zone change of 26.209 acres from

R-5/ P (Multi-Family High and Planned Provisional Overlay) and R-5

(Multi-Family High) to MX-L (Mixed-Use Large Scale), based upon the findings

that the request complies with the criteria for a Zone Map Amendment as set

forth in City Code Section 7.5.704. The motion passed by a vote of 7-0-2.

7 - Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hente, Commissioner McMurray, Commissioner Cecil and Chair Slattery

Aye:

2 - Commissioner Hensler and Commissioner Rickett

Recused:

LUPL-23-001 Establishment of the Union Printers Home Land Use Plan for

8.E.

proposed Residential, Commercial, Retail, Office, Park &

Recreation, Streets/Utility Rights-of-Way, Public/Institutional and

Activity Center uses consisting of 26.209 acres located at 101

South Union Boulevard.

(Quasi-Judicial)

Presenter:

Gabe Sevigny, Planning Supervisor, Planning + Neighborhood

Services

Attachments:

Attachment 5 - Land Use Plan - Project Statement

Attachment 6 - DVSA - Site Plan

Motion by Commissioner Hente, seconded by Commissioner Almy, to

recommend approval to City Council of the Union Printers Home Land Use

Plan based upon the findings that the request complies with the criteria for

Land Use Plans as set forth in City Code Section 7.5.514. The motion passed

by a vote of 7-0-2.

7 - Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hente, Commissioner McMurray, Commissioner Cecil and Chair Slattery

Aye:

2 - Commissioner Hensler and Commissioner Rickett

Recused:

DVSA-23-00 A Development Standards Adjustment to City Code Sections

8.F.

7.2.305 and 7.4.201, to allow for a maximum building height of 160

feet where 65 feet is required, and to provide amenities of public

open spaces, corridors, parks, public art, community garden,

mini-park plazas and greater architectural design located at 101

South Union Boulevard.

(Quasi-Judicial)

Presenter:

Gabe Sevigny, Planning Supervisor, Planning + Neighborhood

Services

Attachments:

Attachment 7 - DVSA - Project Statement

7.5.525 DEVELOPMENT STANDARDS ADJUSTMENT

Motion by Commissioner Hente, seconded by Commissioner McMurray, to

recommend approval to City Council the Development Standards Adjustment

to City Code Sections 7.2.305 and 7.4.201 allowing for the establishment of a

maximum building height of 160 feet as depicted on the associated site plan

based upon the findings that the request complies with the criteria for

Development Standards Adjustment as set forth in City Code Section 7.5.252.

The motion passed by a vote of 7-0-2.

7 - Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hente, Commissioner McMurray, Commissioner Cecil and Chair Slattery

Aye:

2 - Commissioner Hensler and Commissioner Rickett

Recused:

Colorado Centre No. 3

ANEX-22-00 Colorado Centre Addition No. 3 Annexation consisting of 32.94

8.G.

acres located northwest of the Foreign Trade Zone Boulevard and

Bradley Road intersection.

(Legislative)

Presenter:

Gabe Sevigny, Planning Supervisor, Planning + Neighborhood

Services

Attachments:

Staff Report_Colorado Centre Addition No 3_RGS

Attachment 1 - Petition - Colorado Center Addition No. 3

Attachment 2 - Project Statement

Attachment 3 - Annexation Plat - Colorado Centre Addition No 3

Attachment 4 - Exhibit A - Legal Description - Annexation - Colorado

Centre Addition No 3

Attachment 5 - Annexation Agreement Draft

Attachment 6 - Fiscal Impact Study

Attachment 7 - Exhibit A - Legal Description for LI - Colorado Centre

Attachment 8 - Exhibit B - Map Depiction for LI - Colorado Centre

Attachment 9 - Exhibit A - Legal Description for GI - Colorado Centre

Attachment 10 - Exhibit B - Map Depiction - GI - Colorado Centre

Attachment 11 - Exhibit A - Legal Description for MX-M - Colorado

Attachment 12 - Exhibit B - Map Depcition for MX-M - Colorado

Attachment 13 - Colorado Centre Addition No. 3 Land Use Plan

Attachment 7 - Exhibit A - Legal Description for LI - Colorado Centre

Gabe Sevigny, Planning Supervisor, gave the staff presentation on this project.

This annexation is southeast of the Colorado Springs airport. The applications

include the annexation, three zone changes and a land use plan. The intended

use is for commercial and industrial. Public notice was provided and there

were no comments received. A traffic impact study was conducted and there

were recommendations for improvements to mitigate road improvements.

Staff has concluded that all applications meet the review criteria.

Larry Salazar with Kimley-Horn gave a presentation on behalf of the applicant.

The total acreage is 31.726 acres with 1.214 acres of right-of-way. This area

is designated as an enclave in the El Paso County Master Plan and is an area

favored for annexation. The proposed zoning is meant to be in line with

surrounding county zoning. The site lies within the path of the water and

wastewater extensions that CSU has proposed and is within the service area of

the new proposed lift station and substation. The service area is consistent

with water ordinance requirements.

Beneficial elements of this project include meeting the needs of current and

future residents, improving the City’s economic environment, and positively

impacting the qualify of life of residents by supporting jobs and opportunities in

the area.

Public comment:

None

Motion by Commissioner Hente, seconded by Commissioner Almy, that to

recommend approval to City Council the annexation of 32.94 acres as the

Colorado Centre Addition No. 3 Annexation based upon the findings that the

annexation complies with the Conditions for Annexation, as set forth in City

Code Section 7.5.701. The motion passed by a vote of 9-0.

9 - Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Hente, Commissioner McMurray, Commissioner

Cecil, Commissioner Rickett and Chair Slattery

Aye:

ZONE-23-00 The establishment of LI/AP-O (Light Industrial with Airport Overlay)

8.H.

zone district in association with the Colorado Centre Addition No. 3

Annexation consisting of 16.36 acres located northwest of the

Foreign Trade Zone Boulevard and Bradley Road intersection.

(Legislative)

Presenter:

Gabe Sevigny, Planning Supervisor, Planning + Neighborhood

Services

Attachments:

Attachment 8 - Exhibit B - Map Depiction for LI - Colorado Centre

Attachment 9 - Exhibit A - Legal Description for GI - Colorado Centre

Motion by Commissioner Hente, seconded by Commissioner Almy, to

recommend approval to City Council the zone establishment of 16.36 acres

as LI/ AP-O (Light Industrial with Airport Overlay) based upon the findings

that the request complies with the criteria for zoning establishment as set

forth in City Code Section 7.5.704. The motion passed by a vote of 9-0.

9 - Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Hente, Commissioner McMurray, Commissioner

Cecil, Commissioner Rickett and Chair Slattery

Aye:

ZONE-23-00 The establishment of GI/AP-O (General Industrial with Airport

8.I.

Overlay) zone district in association with the Colorado Centre

Addition No. 3 Annexation consisting of 10.54 acres located

northwest of the Foreign Trade Zone Boulevard and Bradley Road

intersection.

(Legislative)

Presenter:

Gabe Sevigny, Planning Supervisor, Planning + Neighborhood

Services

Attachments:

Attachment 10 - Exhibit B - Map Depiction - GI - Colorado Centre

Attachment 11 - Exhibit A - Legal Description for MX-M - Colorado

Motion by Commissioner Hente, seconded by Commissioner Almy, to

recommend approval to City Council the zone establishment of 10.54 acres

as GI/ AP-O (General Industrial with Airport Overlay) based upon the findings

that the request complies with the criteria for zoning establishment as set

forth in City Code Section 7.5.704. The motion passed by a vote of 9-0.

9 - Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Hente, Commissioner McMurray, Commissioner

Cecil, Commissioner Rickett and Chair Slattery

Aye:

ZONE-23-00 The establishment of MX-M/AP-O (Mixed-Use Medium Scale with

8.J.

Airport Overlay) zone district in association with the Colorado

Centre Addition No. 3 Annexation consisting of 4.83 acres located

northwest of the Foreign Trade Zone Boulevard and Bradley Road

intersection.

(Legislative)

Presenter:

Gabe Sevigny, Planning Supervisor, Planning + Neighborhood

Services

Attachments:

Attachment 12 - Exhibit B - Map Depcition for MX-M - Colorado

Attachment 13 - Colorado Centre Addition No. 3 Land Use Plan

Motion by Commissioner Hente, seconded by Commissioner Almy, to

recommend approval to City Council the zone establishment of 4.83 acres as

MX-M/ AP-O (Mixed-Use Medium Scale with Airport Overlay) based upon the

findings that the request complies with the criteria for zoning establishment

as set forth in City Code Section 7.5.704. The motion passed by a vote of 9-0.

9 - Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Hente, Commissioner McMurray, Commissioner

Cecil, Commissioner Rickett and Chair Slattery

Aye:

MAPN-23-00 Establishment of the Colorado Centre Addition No. 3 Land Use

8.K.

Plan for proposed Commercial, Industrial, and Streets/Utility

Rights-of-Way consisting of 31.73 acres located northwest of the

Foreign Trade Zone Boulevard and Bradley Road intersection.

(Legislative)

Presenter:

Gabe Sevigny, Planning Supervisor, Planning + Neighborhood

Services

Attachments: