Regional Development

Center (Hearing Room)

2880 International Circle

City of Colorado Springs

Meeting Minutes - Final

Planning Commission

Tuesday, April 16, 2024

9:00 AM

Regional Development Center (Hearing Room)

2880 International Circle

1. Call to Order and Roll Call

9 -

Present:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Hente, Commissioner McMurray, Commissioner Cecil,

Commissioner Rickett and Chair Slattery

2. Changes to Agenda/Postponements

3. Communications

Peter Wysocki - Planning + Neighborhood Services Director

In light of the delay caused by technological problems today, Mr. Wysocki did

not have any communications.

4. Approval of the Minutes

CPC 2262

4.A.

Minutes for the March 13, 2024 Planning Commission Meeting

Presenter:

Andrea Slattery, City Planning Commission Chair

Attachments: CPC 3.13.24 Minutes - Draft

Motion by Commissioner Rickett, seconded by Commissioner Almy, to approve

the minutes for the March 13, 2024 Planning Commission Meeting. The motion

passed by a vote of 8-0 with Commissioner McMurray recused.

8 -

Aye:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Hente, Commissioner Cecil, Commissioner Rickett and

Chair Slattery

1 - Commissioner McMurray

Recused:

5. Consent Calendar

Motion by Commissioner Hente, seconded by Vice Chair Foos, to approve the

Consent Calendar. The motion passed by a vote of 9-0.

9 -

Aye:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Hente, Commissioner McMurray, Commissioner Cecil,

Commissioner Rickett and Chair Slattery

5.A.

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

24 pertaining to 1.21 acres located at 805 Citadel Drive East from MX-N

AP-O (Mixed-use Neighborhood Scale with Airport Overlay) to MX-M

AP-O (Mixed-use Medium Scale with Airport Overlay) (Quasi-Judicial -

First Reading only to set City Council public hearing for May 28, 2024

and providing notice of the ordinance.)

Presenter:

Gabe Sevigny, Planning Supervisor Planning + Neighborhood Services

Peter Wysocki, Planning Director, Planning + Neighborhood Services

Attachments: 805 Citadel Dr E - Ordinance

Exhibit A

Exhibit B

Staff Report - 805 Citadel Dr E

Attachment 1 - Site Plan

Attachment 2 - Project Statement

Attachment 3 - Land Use Statement

7.5.704 ZONING MAP AMENDMENT (REZONING)

5.B.

CUDP-24-00 A Conditional Use to allow for automobile and light vehicle repair, minor

in the MX-M CR APZ2 AO (Mixed-Use Medium Scale / Conditions of

Record / Airport Protection Zone 2 with Airport Overlay) consisting of

.575 acres located at 1197 Space Center Drive. (Quasi-Judicial)

Presenter: Drew Foxx, Planner II, Planning + Neighborhood Services

Attachments: Staff Report_Take 5 at Space Center

Attachment 1_Land Use Statement

Attachment 2_Project Statement

7.5.601 CONDITIONAL USE

6. Items Called Off Consent Calendar

7. Unfinished Business

8. New Business

8.A.

ZONE-24-00 An ordinance to amend the zoning map of the City of Colorado Springs

relating to 6.87 acres located at 4145 Arrowswest Drive from BP/WUI-O

(Business Park with Wildland Urban Interface Overlay) to MX-M/WUI-O

(Mixed Use Medium Scale with Wildland Urban Interface Overlay).

(Quasi-Judicial - First Reading only to set City Council public hearing

date for June 11, 2024)

Presenter:

William Gray, Senior Planner, Planning + Neighborhood Services

Department

Peter Wysocki, Planning Director, Planning + Neighborhood Services

Department

Attachments: Arrowswest Rezone Ordinance

Staff Report - Arrowswest Apartments

Attachment 1-Annexation Map

Attachment 2-Zoning Map

Attachment 3-Shops at Arrowswest Filing No 1

Attachment 4-Shops at Arrowswest Filing No 1 Development Plan

Attachment 5-Public Comment

Attachment 5A-Star Berdon Document

Attachment 5B-McLain Document

Attachment 5C-Eddie Hurt Document

Attachment 6-2023 Public Comment

Attachment 7-Neighborhood Meeting No. 3

Attachment 8-2022 Public Comment

Attachment 9-Traffic Impact Study

Attachment 10-Final Drainage Report

Attachment 11-Geologic Hazard Study

Attachment 12-Grading Consistent with Geologic Hazard Report

Recommendations

Attachment 13-CGS Review Letter

Attachment 14-Project Statement

Attachment 15-Vicinity Map

Attachment 16-Zone Map Amendment Exhibit

Attachment 17-Development Plan

Attachment 18-Context Map

Attachment 19-Cross Section

Attachment 20-2024 Public Comment

Attachment 21-Kat Gayle correspondence

7.5.704 ZONING MAP AMENDMENT (REZONING)

Commissioner Hente gave a statement in interest of full disclosure that he

formerly lived in the neighborhood that would be most impacted by this project.

He feels that he can hear this item with impartiality.

Senior Planner Bill Gray gave a presentation of the overview of this project.

Arrowswest Apartments is a multi-family project at the corner of Garden of the

Gods Road and North 30th Street. The Zone Map amendment is to correct a

GIS mapping error from 2005 and establishes MX-M (Mixed-Use Medium Scale)

for the entire property. It was discovered in March, 2024, that a large part of the

site is currently zoned BP (Business Park), which does not allow multi-family.

The development plan consists of a 222-unit multi-family apartment complex.

The site does not sit in the hillside overlay area, but it is in the Wildland Urban

Interface (WUI) overlay. The application for a zoning change meets all

applicable criteria.

Laura Neumann with Weidner Apartment Homes gave a presentation on the

project. They held the first neighborhood meeting in October, 2022, a second in

November, 2022, and a third in November, 2023. After the first two in 2022, they

did update their site plan to reduce density and they completed a second traffic

study at the request of the neighborhood.

Fees in lieu of land are being paid to satisfy the Parkland Dedication Ordinance.

To meet WUI standards, they will be increasing the amount of foliage around

the site. The project includes seven apartment buildings and a clubhouse with

347 parking spaces. Building height will not exceed 38 feet, where a maximum

of 50 feet is allowed. The roof lines will be approximately 95 feet below the

homes on the hill above. The design of the buildings is considered low-density.

Mike Rocha (Rocha Associates, Traffic and Transportation Consultants) spoke

about traffic concerns. A traffic impact study that was conducted in March 2021

for an adjacent site was confirmed by a third-party consultant to be conservative

(over-estimating traffic impact). Rocha conducted a traffic impact study for this

site in August, 2021, and the results indicated the existing roadway network is

able to accommodate future traffic. They conducted a second study in January,

2023, which produced the same results, If this project is approved, the built-out

site will result in a 50% reduction in traffic, versus the former allowed use and

density.

Ms. Neumann said they do recognize the wildland conditions in this area. In

designing this project, they have followed the current development standards

and the wildland fire landscape criteria. They have met with fire department

staff to ensure they are compliant with required standards. The project team

will encourage all future renters to sign up for Zone Haven.

Ms. Neumann said there is a case for housing in Colorado. State statistics

show that 88,000 new apartments are needed to meet the demand.

Arrowswest Apartments will be market rate, targeted at the middle housing

population. To close, Ms. Neumann said that Weidner has a long-standing

history in Colorado Springs and invests with long term impact.

Chair Slattery made a statement regarding time for public comments. Citizens

have asked to give presentations and to be able to cede time to others. This

body has decided on numerous occasions in the last several months that all

speakers will have three minutes to speak and this has been communicated to

the public prior to this meeting.

Commissioner Rickett formally objected to how they are approaching this. He

doesn’t agree with the three-minute time limit. He thinks the opponents should

be allowed to give their full organized presentation and they should be given 30

minutes, as the applicant did.

Commissioner Hensler said she disagrees and they should hold people to the

three minutes that they were told in advance and we need to keep people to that

time. The commission should not be hashing this out on the dais during a

public meeting.

City Attorney Trevor Gloss said that changes cannot be made mid-meeting, but

this can be discussed at a future time.

Chair Slattery said the fact of the matter is that this item will go to City Council

no matter what and they have adopted their own policy for community

presentations. In today’s meeting, they will stick with three minutes, which has

been communicated publicly for some time. They do want to hear from the

public, but these are the rules.

Public comments in support:

Devin Camacho, Director of Government Affairs with the Colorado Springs

Chamber & EDC - our region is currently facing a deficit of over 11,000

attainable housing units, which largely affects the “missing middle”, those who

provide critical services to our community. An in-fill project such as this is a

win-win for the city. This project is proposed within an area with many large

employers, allowing employees to live closer to work.

Jill Gaebler, Executive Director of Pikes Peak Housing - This project would be a

welcome addition to the northwest part of the city. It is located in a large

employment center that includes 10 primary employers that have between 100

and 500 employees and many small businesses. It is in an area primarily

comprised of single-family homes, thus providing a more affordable housing

option. The average single-family home price in the area is $620,000, out of

range for many citizens. In-fill development is the most cost efficient type of

growth for Colorado Springs, as it uses existing utility and road infrastructure

and does not increase the surface area for public safety personnel.

Public comments in opposition:

John McLain, Mountain Shadows resident - Mr. McClain made a correction to

the applicant’s claim that it is a one-mile round trip to Garden of the Gods, when

it is actually four miles. He then shared a presentation on behalf of the Mountain

Shadows Community Association. He said the Arrowswest zoning is very

similar to the 2424 Garden of the Gods zoning. The applicant is claiming this

will decrease traffic, but the court documents for 2424 state that project would

have increased traffic. City Council and the state court of appeals determined

that any increase in residential density at the corner of 30th Street and Garden

of the Gods Road would be detrimental to the public interest, health, safety,

convenience or general welfare. Mr. McLain said this rezone does not comply

with 7.1.103.A of the criteria. As a former professional surveyor, he provided a

rendering of the visual impact of this project. He provided six different sections

of code where the project does not meet the criteria. He called the Office of

Emergency Management incompetent, because they don’t use any kind of

modeling tools for evacuation. Mr. McLain provided four pages of reasons why

this project is inappropriate, based on the findings of the 2424 project. He

spoke of traffic issues that occurred during the Waldo Canyon Fire in 2012. He

explained how this project does not meet many of the hillside criteria. He

argued that the project does not meet the parkland requirements and that the

visual impact will be worse than the 2424 project.

Jeff Norton, Mountain Shadows resident, calling in on the phone - Mr. Norton

continued with Mr. McLain’s presentation. He said that in PlanCOS, specifically,

Majestic Landscapes, this project does not comply. The development proposed

in this location is basically going to ruin that entire viewshed. Mr. Norton

showed a map of the area and every parcel surrounding this project site is in

the hillside overlay. He suggested that the commission should have someone

examine what happened with the zoning map in 2015, because hillside criteria

should apply to this project.

Kat Gayle, chief legal advisor for Westside Watch - Ms. Gayle said this project

is a matter of public safety. In July, 2023, the Colorado Court of Appeals

declared that public safety was a criterion to be used in rezoning decisions.

The City Council has already set the precedent that any increase in residential

density at this intersection would increase public safety risk. City Code also

says that public safety may not be negatively impacted by these developments.

Ms. Gayle argued that this would be blight at the entrance to Garden of the

Gods.

Bill Wysong, Mountain Shadows resident - Mr. Wysong spoke to a document

from the Pikes Peak Area Council of Governments about wildfire evacuation

planning from 2010. It is a traffic model that was adapted for fire evacuation

analysis. He said this document was buried and was not used during the

Waldo Canyon Fire. He showed a map of the roads in the area showing the

volume to capacity ratio and most of them are red. Mr. Wysong believes this

document is being ignored and needs to be considered.

Commissioner Briggs asked and Mr. Wysong confirmed that Garden of the

Gods Road shows as green on the road map.

Kerri Waite, long-time westside resident - She experienced the Waldo Canyon

Fire personally. She claimed the fire department did not issue an evacuation for

her street until there was fire on her street. She disputed claims by the fire

department that people don’t die in their cars during wildfire events, as it has

happened in other states. Many insurers are pulling out of Colorado because of

the risk and those companies that are not have raised their premiums

significantly.

Charles Lucas, long-time westside resident - Mr. Lucas said we currently have

9,000 apartment units in progress and another 11,000 are proposed. He was

already concerned about the 2,000 on Centennial that are in the path of his

escape route. The current vacancy rate is 11%, which is the highest in a

decade. He agreed with previous public comment that the issue with the

hillside overlay needs to be addressed and that this would have a bad

appearance at the entrance to Garden of the Gods.

Dorothy Macnak, Colorado Springs resident - She is opposed to this

development on the westside and thinks that all development and rezoning

needs to be slowed down. She argued that the large amount of multi-family

developments is drastically increasing traffic. She believes that funding of

future growth will be forced upon taxpayers. Ms. Macnak said we cannot afford

the additional carbon footprint and that there will be environmental impacts on

water, landscaping and native wildlife, more pollution and fewer tourists. She

recommended that all requests for rezoning be considered in context of the

entire development, not the sole project, and that new traffic studies be

conducted at the major westside intersections. She asked the commission to

vote no.

Adriana Cuva, candidate for Senate District 12 - Ms. Cuva has been walking

around in her district that includes Mountain Shadows and speaking to residents

and they are concerned about high taxes, public safety and evacuation plans

during wildfire. She would like to see evacuation modeling to include recording

of time to the public with route maps and the impact on development.

Genevieve Gustavson, 34-year resident of Mountain Shadows, on the phone -

Ms. Gustavson is strongly opposed to this rezone. Her family lost their home in

the Waldo Canyon Fire. She feels that residents should not have to keep

reminding city planning, traffic and city council of the critical chokepoint coming

out of Mountain Shadows. Since the Waldo Canyon Fire, there has been a

significant increase in the number of apartments on Centennial and traffic is

backed up on a daily basis. There is also not enough parkland.

Ashley Patterson, community manager at Artemis at Spring Canyon, on the

phone - Ms. Patterson recounted her experience with the Waldo Canyon Fire.

Traffic was at a standstill on that day and it would only be worse today.

Dana Duggan, founder of Westside Watch, on the phone - Ms. Duggan spoke

to a statewide study they had done based on a decision the Planning

Commission made on the Ovation project. They asked planners and fire

leadership throughout the state if they would approve it and what their reaction

was to the variance for indoor sprinklers and egress. Of the 25 responses they

got, 24 of them said heck no. Ms. Duggan said she tried to comment on the

presentation on evacuation that was given at the March Planning Commission

meeting and was not allowed to do so. She said there were many disturbing

claims in that presentation. They are currently doing a study of the fire code for

the top cities in the state and she claims that Colorado Springs has the most lax

code in the state.

Lisa Bigelow, with The Maverick Observer, on the phone - Ms. Bigelow said that

this project will be detrimental to public interest. She said she disagrees with

the applicant’s statements about the need for housing and the market analysis.

Colorado Springs has one of the highest vacancy rates in the state and our

multi-family housing is quickly becoming overbuilt. These are market rate

apartments and do not address the affordable housing issue. She requested a

no vote on this project, because it does not meet the UDC criteria. She also

requested that the Planning Commission review their procedures for limiting

presentations. They will be requesting that City Council direct the Planning

Commission under Article 9 of the City Charter to allow coherent presentations

from citizen groups.

Dannette Taylor, Mountain Shadows resident, on the phone - Ms. Taylor

recounted her experience during the Waldo Canyon Fire. She said there are

priceless resources at stake, which are their lives. She repeated statements by

previous citizens about traffic and evacuation.

Julia Owens, on the phone - Ms. Owens asked how this project is any different

than the 2424 Garden of the Gods project. The facts remain the same and this

project should not even be considered. This project would block the precious

foothills views of Colorado Springs. She said there are over 5,000 vacant

apartments. This project would add 350 cars to a critical evacuation

chokepoint. She asked the commission to vote no.

Applicant Rebuttal

Ms. Neumann stated this project needs to be evaluated based on codes and

ordinances that are in effect today, of which they are compliant. Weidner has

been invested in the Colorado Springs community for over 30 years. Across

their 15 communities of over 3,000 units, they currently have a 91% occupancy

rate, which is still a high number. To acknowledge those that say apartments

are overbuilt, she said there are fluctuations in the market and that is how it

works. They build now for tomorrow’s demand. Their company is very proud to

provide housing options in the mid-market range. They not only invest in

buildings, they invest in communities.

Commissioner Questions

Commissioner Almy asked for clarification on how this parcel is not designated

as hillside, but all surrounding parcels are. Mr. Wysocki said the hillside overlay

was established in 1996 with quite a bit of analysis completed. If this parcel

was not designated as hillside, it is because it did not have the characteristics

of hillside. Mr. Gray surmised that because of the grading of this site, it was

excluded. Mr. Wysocki restated that this project site is not in the hillside overlay

and is, thus, not subject to the hillside criteria.

Commissioner Rickett asked if the map showing the hillside overlay that is

available to the public is correct. Mr. Gray confirmed that it is correct.

Commissioner Briggs asked if there is any connection between the previous

zoning being a reason for this parcel being excluded from the hillside overlay.

Planning Manager Katie Carleo said that when the previous application for this

project was reviewed, their GIS layer showed the entire property as being in the

MX-N, formerly PBC, zone. It was a mapping error of just the base zone with

the hillside overlay not being on these two pieces. The applicant was asked to

adjust their applications since a small portion that was not actually zoned in

accordance to allow a conditional use to happen, previously under Chapter 7,

for a multi-family. That’s where a zone change had to happen to fix that base

zone for that small portion that was not depicted correctly on the GIS map.

Commissioner Briggs asked when that was done, would there have been a

procedural evaluation to see if this fell under the hillside overlay or would that be

a completely separate activity. Ms. Carleo said they did not, because of the

influence of the existing rest of the zone district that was already established on

the majority of the property.

Commissioner Cecil asked, with all the discussion around fire evacuation, has

there been any change to the way evacuations or evacuation planning are

conducted since the Waldo Canyon Fire that he public should be aware of or

that the commission should be considering. Deputy Fire Chief Steve Wilch said

that planning is done on a continuous basis. They work with the Pikes Peak

Office of Emergency Management regularly. There is technology that assists in

evacuation situations. Their plans are based on the situation which they are

managing.

Commissioner Hensler asked Chief Wilch if they have any concerns regarding

this particular development or do they feel they are capable with all of their tools

they can manage it in a different way than 12 years ago. Chief Wilch said they

look at risk or vulnerability and what can be done to reduce that vulnerability.

What they know now and what they use technology for is that they are able to

improve notification systems. They use a system that is used throughout the

state known as Ready, Set, Go!, which is a create your own wildfire action plan

for citizens. He also said they’ve seen infrastructure improvements that are

different from 12 years ago.

Commissioner Hensler asked Chief Wilch to speak to the risk for wildfire in this

particular area. Chief Wilch said there are a lot of factors that influence risk in

the WUI. They identify risk by address and then help reduce the risk by

educating residents.

Commissioner Rickett asked if the use of Zone Haven by citizens is voluntary

and what is the process for involvement by the public. Chief Wilch said they do

not rely solely on Zone Haven, as it lacks 100% participation. They send out the

message in several ways using multiple media platforms. This is the third year

they will be doing town hall meetings for the public. Commissioner Rickett said

he encourages everybody to sign up for Zone Haven. He then asked if it has

ever been tested. Chief Wilch said that it has.

Vice-Chair Foos said he understood that the fire department had some

concerns with the development plan and asked them to speak to this. Senior

Fire Protection Engineer Steve Smith said their concerns were with the

landscape plans meeting the WUI requirements, but they are working with the

applicant to have this addressed.

Commissioner Briggs asked if the fire department is improving early notification.

Chief Wilch said they have the ability to say shelter in place, pre-evacuation

warning and then immediate evacuation. They are using pre-evacuation more

liberally to notify residents when there is an event in the area.

Commissioner Rickett asked if the fire department works with utilities when

there are road closures. His concern was how road closures could affect

evacuation. Chief Wilch said that they are notified on a daily basis of any

closures or lane restrictions that could affect emergency response. On high fire

danger days, the department plans around this, in case an evacuation is

needed, which also helps them provide notifications to the public. They are in

daily contact with the Streets department.

Commissioner Briggs talked about the decision made by City Council regarding

the 2424 Garden of the Gods project and the judicial ruling. He understood that

those rulings were based on public safety, not of the project itself, but of the

intersection of Garden of the Gods Road and 30th Street. He asked if that

judicial ruling has any application to that intersection regardless of any proposed

projects there. City Attorney Trevor Gloss said the short answer is no. The

2424 case was a 106 appeal, which means the court looked at the situation and

decided whether City Council used their discretion and acted within their

authority using the applicable criteria. It was decided that they did. Based on all

the comments that were provided for and against, there was evidence to

suggest that public health and safety was a concern. The court did not look at

whether that particular intersection was safe or not. Future projects must be

considered on a case-by-case basis.

Commissioner Statements

Commissioner Rickett said he will be consistent with his voting on public safety.

He did not feel this project meets the criteria in that regard and he will be voting

against the zone change.

Commissioner Almy said he wants to make sure they are being consistent in

evaluating each of these cases individually. His questions were on the hillside

overlay and he was satisfied with the answers given today. He felt that the

concerns around wildfire and evacuation have been adequately addressed. He

is in support of this item.

Commissioner Hente said there is a lot to like about this project, except for the

location. He said he will be consistent with his past decisions and will be voting

against this project.

Commissioner Briggs said he believed that, in the 12 years since the Waldo

Canyon Fire, the City has made positive changes that will provide earlier

notification. He is in support of the project.

Commissioner Hensler said she understands and appreciates the concerns of

the area residents. She said there is a need for housing and she believes firmly

in the information provided by fire experts. She doesn’t think the location will be

a negative impact from a visual standpoint. She is in support of this project.

Commissioner McMurray said this project would contribute a fraction of a small

percentage of housing units in the area and he doesn’t believe this will cause

the tipping point to make the area more dangerous. He didn’t feel that the

commission should be rehashing the same conversation with every multi-family

proposal. He is in support of the project.

Vice-Chair Foos thanked everybody for the great conversation on both sides of

the issue. He said he truly believes in the emergency professionals in our

community. He believes this project meets the criteria, including safety. He is

in support of the project.

Commissioner Cecil feels this project is overall compatible with the surrounding

area and the design fits very much with the neighboring developments. She

restated that the ruling on 2424 Garden of the Gods was not related to the traffic

intersection and she believes the city has and will continue to improve regarding

evacuation. The project fits within the master plan and it is important to have

housing near employment centers. She is in support of the project.

Chair Slattery echoed the statements that, although they heard a lot about the

2424 project today, they need to evaluate this project on its own merit as it

complies with the criteria. She feels that it fills a need for housing in a desirable

area and she is in support of this application.

Motion by Commissioner Hensler, seconded by Commissioner Cecil, to

recommend approval to City Council the zone change of 6.87 acres from

BP/WUI-O (Business Park with Wildland Urban Interface Overlay) to MX-M/WUI-O

(Mixed Use Medium Scale with Wildland Urban Interface Overlay), based upon

the findings that the request complies with the criteria for a Zone Map

Amendment as set forth in City Unified Development Code Section 7.5.704. The

motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner McMurray, Commissioner Cecil and Chair Slattery

2 - Commissioner Hente and Commissioner Rickett

8.B.

DEPN-24-00 The Arrowswest Apartment Development Plan establishing a multi-family

development with 222-dwelling units in seven (7) buildings consisting of

9.47 acres located at 4145 Arrowswest Drive.

(Quasi-Judicial)

Presenter:

William Gray, Senior Planner, Planning + Neighborhood Services

Attachments: 7.5.515 DEVELOPMENT PLAN

Motion by Commissioner Hensler, seconded by Vice Chair Foos, to recommend

approval to City Council the Arrowswest Apartments Development Plan based

upon the findings that the request complies with the criteria for a Development

Plan as set forth in City Unified Development Code Section 7.5.515, with the

following conditions: 1. An approved Final Drainage Report Amendment is

completed. 2. Add the PLDO, Schools, and CDI fees table to the cover sheet of

the Development Plan. 3. The Geologic Hazard Disclosure Statement contained

on the Development Plan is revised to meet the recommendations of Colorado

Geologic Survey. 4. City Fire and Colorado Springs Utilties provide confirmation

that the Final Landscape Plan meets applicable WUI-O and Utility Connection

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

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner McMurray, Commissioner Cecil and Chair Slattery

2 - Commissioner Hente and Commissioner Rickett

8.C.

ANEX-23-00 Amara Addition No. 1 Annexation located along Bradley Road, east of

S. Marksheffel Road, consisting of 0.644 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Staff Report_Amara Annexation (A.MP.ZC)

Amara Annexation Addition No. 1 - Plat

Attachment 1 - Amara Annexation Vicinity

Attachment 2 - Amara Project Statement

Attachment 3 - City Annexations by Decade

Attachment 4 - 3-Mile Buffer

Attachment 5 - Amara Additions

Attachment 6 - Amara Master Plan

Attachment 7 - Amara Master Plan-Conceptual

Attachment 8 - CSFD Amara Response

Attachment 9 - CSPD Amara Response

Attachment 10 - Amara Park and Trails

Attachment 11 - Amara Roadway Exhibit

Attachment 12 - School District Letters

Attachment 13 - City of Fountain Coorespondence

Attachment 14 - Public Notice Posters

Attachment 15 - Public Comments

Attachment 16 - Public Comment Response

Attachment 17 - Draft Amara Annexation Agreement

7.6.203-Annexation Conditions

Planning Manager Katie Carleo gave a brief presentation on the project. It

includes 23 annexations, a land use plan and a zone change. The initial petition

was submitted in October, 2021, went through six review cycles, was

discussed by the Parks, Recreational and Cultural Services Advisory Board,

City Council, a public townhall meeting and the Utilities Board. A checkpoint

policy presentation was given to City Council on March 11, 2024. This is a

flagpole annexation in order to gain contiguity to the City. State statute allows

that the property jumps state lands to maintain contiguity. All City agencies and

the affected school districts reviewed this project.

Cody Humphrey, Director of Planning with LaPlata Communities, gave a

45-minute presentation describing the details of this project. LaPlata conducted

over 100 agency and stakeholder meetings since 2019 about Amara. Mr.

Humphrey talked about nine different subjects: Amara Annexation, Amara

Master Plan, Housing Supply & Diversity, Parks, Open Space & Trails, Public

Safety, Utilities, Military, Schools, and Benefits to the City.

Commissioner questions

Commissioner McMurray asked Mr. Humphrey how he would compare Amara

to some of LaPlata’s other master plans. Mr. Humphrey said that Amara is

completely different than others like Briargate or The Farm. At that time,

interest was in larger lots with 2-3 story homes and they sold well until the last

three years when people could no longer afford that type of product. Amara

aims to address the missing middle with various offerings at a more attainable

level.

Chair Slattery asked Mr. Humphrey to talk about the build-out time of the

mixed-use areas proposed in Amara. Mr. Humphrey said the phasing of each

area of the master plan will be driven by the market. They do not anticipate

changes to the master plan, because it already allows for a good amount of

flexibility.

Commissioner Rickett asked if LaPlata is following city code on all development

within the master plan. Mr. Humphrey said they anticipate hard-lining the zoning

and doing it based phasing. Commissioner Rickett asked again if that will be

per code versus a PUD or PDZ and Mr. Humphrey confirmed that.

Commissioner Rickett asked if they would be willing to do that as a condition of

the approval of the master plan. He said they have seen other developers use

PUD or PDZ and then come back to ask to have it changed. City Attorney

Trevor Gloss said that if they were to seek a change, they would have to come

back before this body for approval. Mr. Humphrey said they will be coming back

with each phase with a land use plan.

Public comments in support

Rick McGrath, citizen - Mr. McGrath said he has adult children who are having a

hard time finding affordable homes. He has also interviewed people who ask

what the housing options are in Colorado Springs. He said he hopes the

commission will support this project.

Mike Hess, Vantage Homes - Mr. Hess said we all recognize there is a lack of

housing in Colorado Springs. Fixing the problem of lack of housing will also

help fix the problem of a lack of affordable housing. LaPlata is a good land

developer that provides great communities. As a homebuilder, Mr. Hess said

they are proud to build in LaPlata developments.

Susan Pattee, citizen - Ms. Pattee started working with LaPlata in the early

2000’s, involved with what was going on in Briargate and Cordera. She said

she was proud to be part of that and the quality of the community is one of the

best in the city. They particularly focused on trails, parks and open space,

schools and connectivity. Ms. Pattee said she truly believes in the integrity of

this group, their quality of character and their commitment.

Theresa Johnson, Chief Operating Officer, YMCA of the Pikes Peak Region -

The YMCA has been a partner with LaPlata for almost 20 years in Cordera,

Banning Lewis Ranch and The Farm. The YMCA oversees the recreation

centers and they see the quality of the communities. Ms. Johnson said they

see the need for this type of development on the south end of town. LaPlata is

more than a developer, they are partners in the community. The YMCA is in full

support of this project.

Vincent Bates, citizen and former Army member - Mr. Bates said many of the

troops based on Fort Carson cannot afford to live in Colorado Springs and they

end up sharing housing. Amara would really help fix that problem.

Dana Duggan, citizen, on the phone - Ms. Duggan said she supports this

development. She believes LaPlata is a quality developer. She then spoke of

density and how it concenrates pollutants. She said we need to have science

that analyzes information about water, not politics. Assuming the water issue is

good, she said go ahead.

Dave Dazlich, Vice-President of Government Affairs, Colorado Springs

Chamber & EDC - Mr. Dazlich said they hold a neutral position, but wanted to

speak to housing supply. Two of the core missions of the EDC are the

attraction and retention of new employers paying above the median wage and

diversifying our regional economy and also the support of the Department of

Defense installations in the Pikes Peak Region. Both of these missions rely

heavily on the availability and affordability of housing at all prices points in the

region. Mr. Dazlich shared a comment from Jill Gaebler with the Pikes Peak

Housing Network. Ms. Gaebler said while Pikes Peak Housing Network remains

silent on this annexation, they support the development plan that will add 9,500

homes to the City’s housing stock for our citizens and military personnel who

are struggling to find affordable homes.

Public comments in opposition

David Boyd, neighbor to proposed development - Mr. Boyd provided a satellite

image to commissioners that shows his neighborhood in proximity to Amara.

He said they have had huge traffic problems with Lorson Ranch with multiple

accidents at Marksheffel and Fontaine. The additional traffic that will come with

Amara will cause huge problems. Mr. Boyd said there needs to be an adequate

buffer zone on the south end or there will be problems with their HOA and their

quality of life. The developer has not talked to their HOA and has no concern for

their quality of life. He also argued the point that Widefield School District said

they don’t need a high school.

Applicant rebuttal

Mr. Humphrey spoke to the comment about Widefield School District needing

another high school. The district did not request a high school and the

developer is providing land for an elementary school. Regarding the area

adjacent to Peaceful Valley, that area will be low-density housing and could also

include a trail to create a buffer. In terms of Marksheffel and traffic-related

issues, that road is slated for transportation improvements.

Commissioner questions

Commissioner Rickett restated his appreciation for future zone changes

coming before this board.

Commissioner Hente had a question about electric and gas. He asked for

assurances that conversations have been had with Mountain View Electric and

Black Hills Energy. Mike Ruebenson, Chief Operating Officer for LaPlata, said

that compensation is determined by state statute for electric and compensation

for gas is being negotiated by Colorado Springs Utilities.

Commissioner Hente then had questions about police and fire. The proposal

shows land for two fire stations, but he wanted confirmation that the fire

department would be responsible for construction, staffing and equipment of

those stations. Mr. Humphrey said that is correct and they are donating the

land. Commissioner Hente asked when they estimate the first fire station to be

open. Mr. Humphrey said the temporary fire station will be included in the first

filing in either 2026 or 2027. The first permanent single-company station will be

in phase 3, likely not until 2031. The second permanent double-company

station will be in phase 4, projected to be in 2033.

Commissioner Hente asked Police Deputy Chief Mary Rosenoff if the police

department has adequate resources to service this area given the distance

away from city limits. She said response times are based on many different

factors, one of those being staffing. In July, 2023, the department started

running a new training academy every 15 weeks. As of today, there are 776

officers and by September, 2024, they will reach their authorized strength of

819. They will likely look at placing two divisions in the Amara area. Chief

Rosenoff said it’s important to keep in mind that officers don’t respond from

substations, but from within their division areas.

Commissioner Hente then had questions for the City Attorney. He was looking

at the city annexation plan from 2006 and all the state statutes and he said he

was kind of confused. The project packet says the annexation is a logical

extension of the city boundary and this is a city code consideration, not a

Colorado revised mandate. City Code does not define what constitutes a

logical extension. He said he is not sure he agrees, because in the Colorado

Springs annexation plan it talks about contiguity. State law says “contiguity is

hereby declared to be a fundamental element of any annexation”. In the city

annexation plan, it says “not less than one-sixth of the perimeter of the

annexation must be contiguous with the annexing municipality”. City Attorney

Trevor Gloss said as to the first part of Commissioner Hente’s question, this is

discretionary and the city does not have to allow the annexation. As to the

continguity and the one-sixth, there are arguments against flagpole annexations,

however, the City Attorney’s office has looked at this in the past and has found

these types of annexations lawful. Commissioner Hente argued that the

statement is “must be contiguous”. City Attorney Gloss said the road

annexations are what is creating the contiguity. Planning Director Peter

Wysocki added that contiguity can be achieved via the flagpole design. Doug

Quimby, CEO of LaPlata, said the flagpole is a method to achieve the one-sixth

contiguity, which is a requirement of state law, and that is why there are 23

annexation plats. The plats were measured and designed by engineers and

they meet the legal requirements. Mr. Wysocki said the first step in an

annexation is that it be filed with the City Clerk. At that point, the City

determines whether it meets the legal requirements for annexation.

Commissioner Hente then asked about the financial impact analysis that says

after a projected 25-year build out the annexation will result in a net positive

cumulative and annual fiscal impact. He interprets that to say they have to wait

25 years for this project to pay for itself. Mr. Ruebenson answered it is quite the

opposite. They do show a net positive to the City during build out and it

continues after build out, because of the tax income.

Commissioner Briggs asked what has changed in some of the information they

have looked at prior to this application where there had previously been an issue

about water. There was a comment in the packet that, after reevaluation,

Colorado Springs Utilities now thinks they have the water to be able to do this.

Bryan English, Development Projects Manager with CSU, said that was tied to

the water ordinance that was approved last February that applied to providing

water service to areas outside city limits, including annexations. In the case of

Amara, that section of code requires that CSU preserves a buffer above and

beyond their existing usage to provide water service to existing customers, as

well as properties presently located inside the city limits they are obligated to

serve. From that, they take their five-year existing usage, which is a

weather-normalized average, and applied the 128% that says how much water

needs to be maintained for current customers and any future connections

inside the city. They have other factors that are considered as well that help

determine what service they are able to provide outside the city. The project

demand for Amara is within their limits.

Commissioner Hensler asked Mr. English if they foresee, that with this

annexation and the future build out, utilities infrastructure being provided by

Mountain View and Black Hills. Mr. English said there is a provision in city code

regarding exclusivity with any property annexed into the city, that CSU will make

its best effort to provide all utilities. There are some proposed city code

changes going through that would slightly change that and give the city and

utilities an opportunity for exclusion if there is a situation where another utility

provider could better serve that particular area. The intent is for CSU to

become the exclusive provider for all utility services. There have been

discussions with other utility entities to provide interim service until CSU has

built out the necessary infrastructure.

Commissioner Hensler asked if the utility revenue projections are net positive to

be able to provide that infrastructure. Mr. English said they have worked with

the developer to project utility revenues and do a payback model relative to

capital costs that CSU would be responsible for to design and construct

facilities. They project a 20 to 40 year payback. Tristan Gearhart, CSU CFO,

echoed what Mr. English said, but that it also depends on several factors.

Commissioner Hensler said the future reservoir planned is the first time she

had seen this and asked for more information. Mr. English said he did not have

specific information, but he can follow up. Jenny Bishop with CSU, on the

phone, said that reservoir site has been anticipated as part of the Southern

Delivery System and the property is owned by the city.

Commissioner Cecil asked for confirmation that all of the services that will be

provided by non-CSU providers will still go through and be billed by CSU. Mr.

English said that is correct. Any interim services from other providers will be

handled by an agreement directly with CSU.

Commissioner Cecil mentioned some unsatisfactory negotiations between

Fountain and Colorado Springs in regards to police, fire and traffic impacts.

She wanted to confirm the final resolutions to this. Mr. Wysocki said the city is

continuing conversations with Fountain. Chief Rosenoff said the letter to which

Commissioner Cecil was referring was from 2021 and many things have

changed since then.

Commissioner Hensler said that with three school districts that lie in this area,

how do the sites the applicant is allocating fit within the feeder patterns of those

districts. Mr. Humphrey said that during their conversations with each of the

school districts, they anticipated the number of students that would be feeding

into the schools. Commissioner Hensler’s point was to ensure there is enough

acreage dedicated for future growth as well. Mr. Ruebenson said they have and

will continue to work with the school districts to ensure their needs are met.

Commissioner Almy said that pre-annexation the developer is working with

these school districts, but post-annexation they become Colorado Springs

schools. Mr. Ruebenson said the schools stays in those districts and each

property will be taxed by the corresponding district.

Commissioner Almy commented this is an unusual annexation. He

understands that they can do this, but his question is whether they should. Mr.

Ruebenson said the investment is what they tried to demonstrate with the fiscal

impact analysis. The city hired an independent consultant for this to show that

this project will pay its own way, but also contribute to the city coffers.

Commissioner Almy questioned why Fountain didn’t do this and Mr. Ruebenson

said because they do not have the resources to serve the area.

Commissioner Almy said with a project of this size there is risk and asked what

happens if the plans don’t materialize. Mr. Ruebenson said that is difficult to

answer, but he said he wouldn’t be putting everything into it if he didn’t believe in

it. He believes that the growth estimates by the city and the county are going to

occur. They need to develop communities that people will want to flock to and

that reduces the risk, in his eyes.

Commissioner statements

Commissioner McMurray said this is a generational proposal and there is a lot

to consider. One of the questions is whether they should be annexing this land

into Colorado Springs right now and, if so, is the proposed master plan the right

approach. After a considerable amount of time considering this proposal, he

finds a lot of arguments in support and not in support. He said he is generally

pro-growth because growth represents the optimism and extending the benefits

we enjoy. Commissioner McMurray said he has come to a fairly difficult

decision that the answers to his two questions are no. He doesn’t agree that it

meets some of the criteria, particularly the contiguity issue. He was severely

disappointed in the way that the water ordinance was developed and

implemented. He felt like it was rushed and that it lacked transparency and he

doesn’t think it had the analytical rigor to justify the levels at which it was set. It

didn’t feel like good governance. As to the criteria asking whether this is

beneficial to the community, he felt it could go either way and that is

fundamentally what they are seeing with the master plan. He didn’t believe the

development is sustainable. Commissioner McMurray said it doesn’t represent

the type of paradigm shift we need to pursue when we are talking about a

generational decision. He said he is concerned with the housing mix. The plan

shows 9% of the project is intended to be that middle tier of density and that

does not meet the need of that missing middle. He said he does appreciate the

intent of the applicant and respects them a great deal. He didn’t want his vote to

be seen as a simple opposition, at best, it is a 60/40 decision.

Commissioner Briggs said he is in favor of this proposal for one very good

reason. He sees this as a question of military readiness, in terms of housing

military personnel. He did ask the developer to stay true to their word.

Commissioner Hensler said she did not love the flagpole situation, but she also

realizes the difficulty of obtaining the land and pull it all together. She is

supportive of additional housing and this proposed annexation is taking a lot of

care in creating something meaningful.

Vice-Chair Foos said this is a logical project and a benefit to the military

community.

Chair Slattery said the boundaries make it look very far away, but when you step

back and look at the totality of the city, the space in between is not all farm land.

There is a lot of development going on around it. Colorado Springs had

foresight to water and has built out that infrastructure in a way to serve the

needs of growth in a desirable area. That is balanced with infill. She asked how

do we balance that with the needs of a growing community, our military

installations, attractability and also needs of future generations. That area will

become more contiguous as growth occurs. Chair Slattery said the idea of

mixed-use and ground-floor retail, livability and walkability driving the market is

what will make this area more attractive.

Commissioner Hente echoed the sentiments about housing for military

personnel, but he has two major concerns. The first is regarding public safety.

He has concerns about fire, but more about police. He worries about the

capability of increasing police service to this area, especially because we are in

a fiscally constrained community. Commissioner Hente’s other concern was

with the flagpole issue. He does not believe that was the intent of the city’s

2006 annexation plan and he does not believe it is a logical extension of the city.

Commissioner Almy had some of the same concerns as other commissioners,

but he believes this project will meet the needs of housing.

Commissioner Rickett agreed with the need for housing for military and

Colorado Springs. The only way to bring down housing costs is to increase

inventory.

Commissioner Cecil is in support of this project, but said the PlanCOS Vision

Map is out of date. She agreed it is a logical extension and will be beneficial to

address housing.

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 0.644 acre as Amara Addition No. 1

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.D.

ANEX-23-00 Amara Addition No. 2 Annexation located along Bradley Road, east of

S. Marksheffel Road, consisting of 0.957 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 2 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 0.957 acre as Amara Addition No. 2

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.E.

ANEX-23-00 Amara Addition No. 3 Annexation located along Bradley Road, east of

S. Marksheffel Road, consisting of 3.519 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning +Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 3 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 3.519 acre as Amara Addition No. 3

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.F.

ANEX-23-00 Amara Addition No. 4 Annexation located along Bradley Road, east of

S. Marksheffel Road, consisting of 1.878 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 4 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 1.878 acre as Amara Addition No. 4

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.G.

8.H.

8.I.

ANEX-23-00 Amara Addition No. 5 Annexation located along Bradley Road, east of

S. Marksheffel Road, consisting of 7.381 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 5 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 7.381 acre as Amara Addition No. 5

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

ANEX-23-00 Amara Addition No. 6 Annexation located along Bradley Road, east of

S. Marksheffel Road, consisting of 7.448 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 6 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 7.381 acre as Amara Addition No. 5

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

ANEX-23-00 Amara Addition No. 7 Annexation located along Bradley Road, east of

S. Marksheffel Road, consisting of 9.192 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 7 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 9.192 acre as Amara Addition No. 7

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.J.

ANEX-23-00 Amara Addition No. 8 Annexation located along Bradley Road, east of

S. Marksheffel Road, consisting of 4.951 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 8 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 4.951 acre as Amara Addition No. 8

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.K.

ANEX-23-00 Amara Addition No. 9 Annexation located along Bradley Road, east of

S. Marksheffel Road, consisting of 2.223 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 9 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 2.223 acre as Amara Addition No. 9

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.L.

8.M.

8.N.

ANEX-23-00 Amara Addition No. 10 Annexation located along Bradley Road, east of

S. Marksheffel Road, consisting of 7.117 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 10 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 7.117 acre as Amara Addition No. 10

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

ANEX-23-00 Amara Addition No. 11 Annexation located near the northeast corner of

Squirrel Creek Road and Link Road consisting of 145.176 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 11 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 145.176 acre as Amara Addition No. 11

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

ANEX-23-00 Amara Addition No. 12 Annexation located near the northeast corner of

Squirrel Creek Road and Link Road consisting of 105.274 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 12 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 105.274 acre as Amara Addition No. 12

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.O.

ANEX-23-00 Amara Addition No. 13 Annexation located near the northeast corner of

Squirrel Creek Road and Link Road consisting of 85.462 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 13 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 85.462 acre as Amara Addition No. 13

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.P.

ANEX-23-00 Amara Addition No. 14 Annexation located near the northeast corner of

Squirrel Creek Road and Link Road consisting of 2.633 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 14 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 2.633 acre as Amara Addition No. 14

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.Q.

8.R.

8.S.

ANEX-23-00 Amara Addition No. 15 Annexation located near the northeast corner of

Squirrel Creek Road and Link Road consisting of 188.445 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 15 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 188.445 acre as Amara Addition No. 15

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

ANEX-23-00 Amara Addition No. 16 Annexation located near the northeast corner of

Squirrel Creek Road and Link Road consisting of 191.096 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 16 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 191.096 acre as Amara Addition No. 16

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

ANEX-23-00 Amara Addition No. 17 Annexation located near the northeast corner of

Squirrel Creek Road and Link Road consisting of 153.337 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 17 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 153.337 acre as Amara Addition No. 17

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.T.

ANEX-23-00 Amara Addition No. 18 Annexation located near the northeast corner of

Squirrel Creek Road and Link Road consisting of 372.380 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 18 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 372.380 acre as Amara Addition No. 18

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.U.

ANEX-23-00 Amara Addition No. 19 Annexation located near the northeast corner of

Squirrel Creek Road and Link Road consisting of 305.431 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 19 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 305.431 acre as Amara Addition No. 19

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.V.

ANEX-23-00 Amara Addition No. 20 Annexation located near the northeast corner of

Squirrel Creek Road and Link Road consisting of 86.744 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 20 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 86.744 acre as Amara Addition No. 20

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.W. ANEX-23-00 Amara Addition No. 21 Annexation located near the northeast corner of

Squirrel Creek Road and Link Road consisting of 337.474 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 21 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 337.474 acre as Amara Addition No. 21

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.X.

ANEX-23-00 Amara Addition No. 22 Annexation located near the northeast corner of

Squirrel Creek Road and Link Road consisting of 816.132 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 22 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 816.132 acre as Amara Addition No. 22

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.Y.

ANEX-23-00 Amara Addition No. 23 Annexation located near the northeast corner of

Squirrel Creek Road and Link Road consisting of 390.593 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Amara Annexation Addition No. 23 - Plat

7.6.203-Annexation Conditions

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the annexation of 390.593 acre as Amara Addition No. 23

Annexation based upon the findings that the annexation complies with the

Conditions for Annexation, as set forth in City Code Chapter 7 Section 7.6.203.

The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.Z.

LUPL-24-000 Establishment of the Amara Master Plan for proposed commercial,

industrial, civic, single-family residential, multi-family residential, parks

and open spaces within the City of Colorado Springs. The property is

located near the northeast corner of Squirrel Creek Road and Link Road,

south of Bradley Road, and consists of 3172.796 acres.

(Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Attachment 6 - Amara Master Plan

7.5.408 Master Plan

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the Amara Master Plan based upon the findings that the

request complies with the review criteria as set forth in City Code Chapter 7

Section 7.5.408. The motion passed by a vote of 7-2.

7 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner Cecil, Commissioner Rickett and Chair Slattery

2 - Commissioner Hente and Commissioner McMurray

8.A.A. ZONE-24-00 The establishment of the A (Agricultural) zone district, in association with

Amara Addition No. 1-23 Annexations, consisting of 3172.796 acres

located near the northeast corner of Squirrel Creek Road and Link Road,

south of Bradley Road. (Legislative)

Presenter:

Katie Carleo, Planning Manager, Planning + Neighborhood Services

Peter Wysocki, Director of Planning + Neighborhood Services

Attachments: Exhibit A - Amara Zoning Legal

Exhibit B - Amara Zoning Depiction

7.5.603.B Findings - ZC

Motion by Commissioner Rickett, seconded by Vice Chair Foos, to recommend

approval to City Council the establishment of 3172.796 acres as an A (Agriculture)

zone district based upon the findings that the request complies with the criteria

set forth in City Code Chapter 7 Section 7.5.603.B The motion passed by a vote of

8-1.

8 -

Aye:

No:

Commissioner Almy, Commissioner Briggs, Vice Chair Foos, Commissioner

Hensler, Commissioner McMurray, Commissioner Cecil, Commissioner Rickett and

Chair Slattery

1 - Commissioner Hente

9. Presentations

10. Adjourn