CITY PLANNING COMMISSION AGENDA ITEMS: C.1, C.2 STAFF: MEGGAN HERINGTON FILE NO(S): CPC PUZ QUASI-JUDICIAL CPC PUD QUASI-JUDICIAL

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1 Page 32 CITY PLANNING COMMISSION AGENDA ITEMS: C.1, C.2 STAFF: MEGGAN HERINGTON FILE NO(S): CPC PUZ QUASI-JUDICIAL CPC PUD QUASI-JUDICIAL PROJECT: APPLICANT: OWNER: ESTANCIA AT CORDERA NES, INC. HIGH VALLEY LAND COMPANY PROJECT SUMMARY: 1. Project Description: This project includes concurrent applications for a PUD zone change and PUD development plan for an acre site located northeast of the intersection of Prominent Point and Union Boulevard in the Cordera Master Planned Community.

2 Page 33 The rezone will change acres from A (Agricultural) to PUD (Planned Unit Development). The PUD development plan for the site shows a single-family patio home development consisting of 43 lots, open space tracts and public roads () Staff is administratively reviewing a final plat that will create the 43 single-family lots. 2. Applicant s Project Statement: (FIGURE 2) 3. Planning and Development Department s Recommendation: Staff recommends approval of the applications with conditions. BACKGROUND: 1. Site Address: The site is not currently addressed. The property is located north of Union Boulevard, east of Powers Boulevard. 2. Existing Zoning/Land Use: The acres is vacant 3. Surrounding Zoning/Land Use: North: PUD/ Future Single Family Residential South: OC(Office Complex)/Multi-Family Residential (Alexan at Briargate Apartments) East: PUD/Existing Single Family Residential West: OC/Office 4. Comprehensive Plan/Designated 2020 Land Use: General Residential 5. Annexation: The property was annexed in September 1982 as a part of the Briargate Addition #5. 6. Master Plan/Designated Master Plan Land Use: The current Briargate Master Plan designates the property as Residential Low Medium ( dwelling units per gross acre). 7. Subdivision: The property is unplatted. 8. Zoning Enforcement Action: None 9. Physical Characteristics: The property is vacant with no significant physical features. STAKEHOLDER PROCESS AND INVOLVEMENT: The public process included posting the site on two separate occasions and sending postcards to 35 property owners within 500 feet. Staff did not receive any inquiries or correspondence from the property posting. The applications were sent to the standard internal and external agencies for review and comment. Most comments have been addressed. There are a few outstanding issues that will be satisfied as technical modifications. Review agencies for this project included Colorado Springs Utilities, City Traffic, City Engineering, City Fire Dept. and Police/E-911, City Real Estate Services as well as School District 20, Regional Building, Floodplain and Enumerations. ANALYSIS OF REVIEW CRITERIA/MAJOR ISSUES/COMPREHENSIVE PLAN & MASTER PLAN CONFORMANCE: 1. Review Criteria / Design & Development Issues: PUD (Planned Unit Development) Rezone The proposal will rezone acres from A (Agricultural) to PUD (Planned Unit Development). The property was zoned A with annexation into the City. The A zone is considered a holding zone until the property is ready for development. The PUD is a customized zone district that sets the specific use, density and height for the property.

3 Page 34 The Estancia at Cordera PUD will allow single-family residential development at a gross density of 6.04 dwelling units per acre and a maximum building height of 36 feet. The rezone is in conformance with the Master Plan and does meet City Code standards for a PUD rezone request. Single Family Residential Development Plan The development plan covers acres. The single-family layout proposes a new type of patio home product. Each unit has an active (positive) and passive (negative) side. The active side of the lot contains the private patio and side yard space. The passive side of the lot of the adjacent home forms a wall enclosing the neighbor s private space. This is illustrated through the development plan. To accomplish this goal, the passive side of the lot has a reduced setback and the plan utilizes a combined setback. All lots will have an 8-1/2 foot setback on the active side and a 1-1/2 foot setback on the passive side. There is a minimum of ten feet between structures. Internal open space facilitates pedestrian connectivity throughout the development as well as connection to the larger trail system throughout the Cordera development. The open space areas will be owned and maintained by the Cordera Community Association. The site is accessed by one entry off of Outlook Ridge Trail. The internal street will be public. There are ten on-street parking spaces being utilized for mail kiosk access. The plans very clearly note that the parking area maintenance is the responsibility of the Cordera Community Association. Staff does find that the plan meets the review criteria for PUD development plans as set forth in City Code Section and the development plan review criteria as set forth in Section E. 2. Conformance with the City Comprehensive Plan Comprehensive Plan 2020 Land Use Map: General Residential Comprehensive Plan Goals and Objectives: General Residential Objective LU 5: Develop Cohesive Residential Areas Objective LU 6: Meet the Housing Needs of All Segments of the Community Objective N 1: Focus On neighborhoods Objective N3: Vary Neighborhood Patterns Objective CCA 6: Fit New Development into the Character of the Surrounding Area It is the finding of Staff that the Estancia at Cordera development will substantially conform to the City Comprehensive Plan 2020 Land Use Map and the Plan s goals and objectives. 3. Conformance with the Area s Master Plan: This property is part of the Briargate Master Plan and currently shown as Residential Low-Medium. All development within this designated area must be single family residential with a density ranging between dwelling units per gross acre. The request for a rezone and development plan does fall within this required density range and will further the development of the property per the approved Master Plan.

4 Page 35 It is the finding of Staff that the Estancia at Cordera project is in compliance with the Briargate Master Plan. STAFF RECOMMENDATION: Item: C.1 CPC PUZ Change of Zoning To PUD Approve the zone change from A (Agriculture) to PUD (Planned Unit Development: Detached Single-Family Residential, 36 Feet Maximum Building Height, and 6.04 Dwelling Units per Acre), based upon the findings that the change of zoning request complies with the three (3) criteria for granting of zone changes as set forth in City Code Section (B) and the criteria for the establishment and development of a PUD zone as set forth in City Code Section Item : C.2 CPC PUD Estancia at Cordera Development Plan Approve the PUD Development Plan for Estancia at Cordera, based upon the findings that the development plan meets the review criteria for PUD development plans as set forth in City Code Section , and the development plan review criteria as set forth in Section E, subject to compliance with the following conditions: Conditions of Approval on PUD Development Plan: 1. Provide specific soil amendment notes on the landscape plan. 2. Show and label all existing and proposed utilities and easements on the landscape plan. 3. Provide a vicinity map for the proposed cross-country wastewater main. Show and label the required HS-20 load rated 16 wide access road with turn-arounds to meet CSU Standards. 4. Please provide HAR review letter from CSU Water Planning. 5. Add the following to the preliminary utilities plan. The monument sign proposed near the SW corner of the project cannot encroach into the existing utility easement. Correct the plan accordingly. Entry Gate has been shown and labeled. The proposed faux gate does not meet the required separation of 15 from the proposed public water main. Correct the plan accordingly.

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16 CPC Agenda '" Page 47 ~ JR ENGINEERING A \.Ve:!.triwtn Comp"ny PROPERTY DESCRIPTION A PARCEL OF LAND BEING A PORTION OF THE EAST ONE-HALF OF SECTION 26, TOWNSHIP 12 SOUTH, RANGE 66 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF EL PASO, STATE OF COLORADO BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BASIS OF BEARINGS: THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 26, TOWNSHIP 12 SOUTH, RANGE 66 WEST OF THE 6TH PRINCIPAL MERIDIAN, BEING ASSUMED TO BEAR NOo028'22"W A DISTANCE OF FEET. COMMENCING AT THE MOST EASTERN POINT OF BRIARGATE CROSSING EAST SUBDIVISION FILING NO.2, AS RECORDED IN THE RECORDS OF EL PASO COUNTY, COLORADO AT RECEPTION NUMBER , SAID POINT BEING A POINT ON A CURVE, AND SAID POINT BEING ON THE NORTHEASTERLY RIGHT-OF-WAY LINE OF CORDERA CREST AVENUE; THENCE ALONG SAID NORTHEASTERLY RIGHT-OF-WAY LINE THE FOLLOWING SIX (6) COURSES: 1) ALONG THE ARC OF SAID CURVE TO THE RIGHT WHOSE CENTER BEARS N56 57'04"E, HAVING A RADIUS OF FEET, A CENTRAL ANGLE OF 19 29'34" AND AN ARC LENGTH OF FEET TO A POINT OF TANGENT REVERSE CURVE; 2) ALONG SAID CURVE TO THE LEFT, HAVING A RADIUS OF FEET, A CENTRAL ANGLE OF 09 35'54" AND AN ARC LENGTH OF FEET TO A POINT OF NON-TANGENT CURVE; 3) ALONG THE ARC OF A CURVE TO THE LEFT WHOSE CENTER BEARS S62 23'59"W, HAVING A RADIUS OF FEET, A CENTRAL ANGLE OF 00 38'49" AND AN ARC LENGTH OF 8.38 FEET TO A POINT OF NON-TANGENT CURVE; 4) ALONG THE ARC OF A CURVE TO THE LEFT WHOSE CENTER BEARS S82 00'OO"W, HAVING A RADIUS OF FEET, A CENTRAL ANGLE OF 29 26'34" AND AN ARC LENGTH OF FEET TO A POINT OF NON-TANGENT CURVE; 5) ALONG THE ARC OF A CURVE TO THE RIGHT WHOSE CENTER BEARS N52 31'44"E, HAVING A RADIUS OF FEET, A CENTRAL ANGLE OF 06 52'04" AND AN ARC LENGTH OF FEET TO A POINT OF NON-TANGENT CURVE; 6) ALONG THE ARC OF A CURVE TO THE RIGHT WHOSE CENTER BEARS N81 52'1 O"E, HAVING A RADIUS OF FEET, A CENTRAL ANGLE OF 18 05'52" AND AN ARC LENGTH OF FEET TO THE SOUTHERNMOST POINT OF THE SOUTHERLY RIGHT-OF-WAY LINE OF OUTLOOK RIDGE TRAIL DEDICATED BY CORDERA FILING NO. 3A AS RECORDED IN THE RECORDS OF EL PASO COUNTY, COLORADO AT RECEPTION NUMBER ; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE THE FOLLOWING FIVE (5) COURSES: 1) CONTINUING ALONG SAID CURVE HAVING A RADIUS OF FEET, A CENTRAL ANGLE OF 32 09'46" AN ARC LENGTH OF FEET TO A POINT OF NON-TANGENCY; 2) N41 57'21"E A DISTANCE OF FEET TO A POINT OF NON-TANGENT CURVE; 3) ALONG THE ARC OF A CURVE TO THE LEFT WHOSE CENTER BEARS N43 25'47"W, HAVING A RADIUS OF FEET, A CENTRAL ANGLE OF 12 19'58" AND AN ARC LENGTH OF FEET TO A POINT OF TANGENCY; 4) N34 14'15"E A DISTANCE OF FEET TO A POINT OF TANGENT CURVE; 5) ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF FEET, A CENTRAL ANGLE OF 03 23'18" AND AN ARC LENGTH OF FEET TO A POINT OF NONTANGENCY, SAID POINT BEING THE WESTERNMOST CORNER OF LOT 1, CORDERA FILING NO. 3A; 7200 S Allon Way, Suile C 100, Cenlennial, co Fax: /18/2013 C:\Users\CSlAppData\Local\Microsoft\Windows\Temporary Internet Files\OLKD4EE\Cordera 3C Plat Legal for Title.doc SHEET I OF 2

17 Page 48 THENCE ALONG THE SOUTHERLY LINES OF LOTS 1 THROUGH 5 AND TRACT "0", CORDERA FILING NO. 3A THE FOLLOWING 5 (FIVE) COURSES: 1) S52 22'27"E A DISTANCE OF FEET; 2) S44 59'07"E A DISTANCE OF FEET; 3) S61 52'15"E A DISTANCE OF FEET; 4) S74 01'00"E A DISTANCE OF FEET; 5) S63 51'32"E A DISTANCE OF FEET; THENCE S12 47'00"E A DISTANCE OF FEET; THENCE SOo058'13"E A DISTANCE OF FEET TO A POINT ON THE NORTHERLY RIGHT-OF WAY LINE OF UNION BOULEVARD DEDICATED BY THE PLAT OF BRIARGATE CROSSING EAST SUBDIVISION FILING NO.4, AS RECORDED IN THE RECORDS OF EL PASO COUNTY, COLORADO AT RECEPTION NUMBER , SAID POINT BEING A POINT OF NON-TANGENT CURVE; THENCE ALONG SAID NORTHEASTERLY RIGHT-OF-WAY LINE THE FOLLOWING 5 (FIVE) COURSES: 1) ALONG THE ARC OF A CURVE TO THE LEFT WHOSE CENTER BEARS S04 04'59"W, HAVING A RADIUS OF FEET, A CENTRAL ANGLE OF 04 04'59" AND AN ARC LENGTH OF FEET TO A POINT OF TANGENCY; 2) N90000'00"W A DISTANCE OF FEET TO A POINT OF TANGENT CURVE; 3) ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF FEET, A CENTRAL ANGLE OF 01 11'22" AND AN ARC LENGTH OF FEET TO A POINT OF NON TANGENCY; 4) N88 36'31"W A DISTANCE OF FEET TO A POINT OF NON-TANGENT CURVE; 5) ALONG THE ARC OF A CURVE TO THE LEFT WHOSE CENTER BEARS S05 09'40"E, HAVING A RADIUS OF FEET, A CENTRAL ANGLE OF 03 37'38" AND AN ARC LENGTH OF FEET TO A POINT ON THE NORTHERLY RIGHT-OF-WAY LINE OF UNION BOULEVARD DEDICATED BY THE PLAT OF BRIARGATE CROSSING EAST SUBDIVISION FILING NO.1, AS RECORDED IN THE RECORDS OF EL PASO COUNTY, COLORADO AT RECEPTION NUMBER , SAID POINT BEING A POINT OF NON-TANGENT REVERSE CURVE; THENCE ALONG SAID NORTHERLY RIGHT-OF-WAY LINE AND ALONG THE ARC OF A CURVE TO THE RIGHT WHOSE CENTER BEARS N08 47'05"W, HAVING A RADIUS OF FEET, A CENTRAL ANGLE OF 65 44'08" AND AN ARC LENGTH OF FEET TO THE POINT OF BEGINNING; CONTAINING A CALCULATED AREA OF 512,229 SQUARE FEET OR ACRES. SUBJECT TO ALL EASEMENTS AND RIGHTS-OF-WAY OF RECORD S Alton Way, Suite CIOO, Centennial, CO Fax: /18/2013 C:\Users\CS\AppData\Local\Microsoft\Windows\Temporary Internet Files\OLKD4EE\Cordera 3C Plat Legal for Title.doc SHEET 2 OF 2

18 ,. CPC Agenda Page 49 /i ESTANCIA AT CORDERA FILING NO. 3C PROJECT STATEMENT AND JUSTIFICATION APRIL 2013 Cordera Filing No. 3C is located northeast of the intersection on Cordera Crest Avenue and Union Boulevard in the Cordera Master Plan area. The site is acres in size, and has access available only from a single access point to Cordera Crest Avenue. 43 single family detached patio homes are proposed for the site at a gross density of 6.04 units per acre. Open space within the parcel will provide for an internal trail system that will link to the overall trail system in Cordera. Adjacent land uses to this site include: Multi-family homes to the south (Alexan Apartments); developing single family homes to the southeast; vacant land planned for single family homes to the east and north; and developing commercial/office land use to the west. The units proposed for this site are a new product being designed for the builder, Vantage Homes. Each unit has a "positive" and "negative" side; the "negative" side is a blank wall (only high windows), which frames the outdoor space of the adjacent "positive" side. This arrangement creates private patio and side yard space, light and air for the "positive" side unit, since the "negative" side of the adjacent home forms a wall enclosing the neighbor's private spaces. To achieve this, a 1.5' building setback is proposed on one side yard and an 8.5' building setback is proposed on the other side yard, with a minimum 10' separation maintained between the units. The "negative" side of the home will be adjacent to los' sideyard. Where an internal open space tract abuts the street, a trail is proposed to take the place of the sidewalk. This trial links to an open space tract in the northeast portion of the site, which in turn will have a trail link to the community trail system in Cordera. Applicants have met with City Engineering and the Fire Department to discuss design issues described above, including the trail substitution for the sidewalk, and the street configuration at the east end of the site. Both departments had no concerns with the proposed design. Zone Change Review Criteria 1. The action will not be detrimental to the public interest, health, safety, convenience or general welfare. The Cordero Master Plan envisioned this type of use on this parcel. The Zone Change will implement the Master Plan. FIGURE 2

19 Page The proposal is consistent with the goals and policies of the Comprehensive Plan. Because the proposed use is consistent with the approved Cordera Master Plan, it has been found to be consistent with the City Comprehensive Plan. 3. Where a master plan exists, the proposal is consistent with such plan or an approved amendment to such plan. Master plans that have been classified as implemented do not have to be amended to be considered consistent with a zone change request. The proposed use is consistent with the Cordera Master Plan. Development Plan Review Criteria 1. Will the project design be harmonious with the surrounding land uses and neighborhood? Yes. This is a single family project that is transitional in nature to lower density single family planned to the east and north. The design is compatible with higher intensity land uses to the south and west. 2. Will the proposed land uses be compatible with the surrounding neighborhood? Will the proposed development overburden the capacities of existing streets, utilities, parks, schools and other public facilities? The use is compatible with adjacent uses - existing and proposed - as described above. Existing public infrastructure has been planned to serve this site. 3. Will the structures be located to minimize the impact oftheir use and bulk on adjacent properties? Structures are one story with some walkout basements. They will have no negative impact on adjacent proposed uses. 4. Will landscaping, berms, fences and/or walls be provided to buffer the site from undesirable views, noise, lighting or other off-site negative influences and to buffer adjacent properties from the negative influences that may be created by the proposed development? Yes, standard Cordera streetscape improvements, including walls, will be utilized to create a buffer, both internally and externally. 5. Will vehicular access from the project to the streets outside the project be combined, limited, located, designed and controlled to channel traffic to and from such areas conveniently and safely and in such a manner which minimizes traffic friction, noise and pollution and promotes free traffic flow without excessive interruption? A single access is permitted to this site by the classification of adjacent roads; by topography; and by subdivision of adjacent parcels. 6. Will all the streets and drives provide logical, safe and convenient vehicular access to the facilities within the project? Yes. A loop road will serve all of the lots, with a design permitting a turnaround at the east end. FIGURE 2

20 Page Will streets and drives within the project area be connected to streets outside the project area in such a way that discourages their use by through traffic? There is one access to an internal lop road. No through traffic will be possible. 8. Will adequately sized parking areas be located throughout the project to provide safe and convenient access to specific facilities? Each unit will have a two car garage, and will have a driveway that permits guest parking. 9. Will safe and convenient provision for the access and movement of handicapped persons and parking of vehicles for the handicapped be accommodated in the project design? The site will be served by public streets which will have handicap ramps at intersections of pedestrian walk ways. 10. Will the design of streets, drives and parking areas within the project result in a minimum of area devoted to asphalt? Yes. 11. Will pedestrian walkways be functionally separated from vehicular traffic and landscaped to accomplish this? Will pedestrian walkways be designed and located in combination with other easements that are not used by motor vehicles? An internal pedestrian system has been designed to connect this site with the overall pedestrian trail system in Cordera. Open space within the project will focus on pedestrian access. 12. Does the design encourage the preservation of significant natural features such as healthy vegetation, drainage channels, steep slopes and rock outcroppings? Are these significant natural features incorporated into the project design? This site does not have significant natural features. FIGURE 2

CITY PLANNING COMMISSION AGENDA ITEM: C STAFF: ROBERT TEGLER FILE NO: CPC PUD QUASI-JUDICIAL

CPC AGENDA June 8, 2006 Page 37 CITY PLANNING COMMISSION AGENDA ITEM: C STAFF: ROBERT TEGLER FILE NO: CPC PUD 05-294 - QUASI-JUDICIAL PROJECT: APPLICANT: OWNER: PARKWOOD AT WOLF RANCH NASS DESIGN ASSOCIATES