CITY PLANNING COMMISSION AGENDA
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1 Page 22 CITY PLANNING COMMISSION AGENDA ITEM: C STAFF: STEVE TUCK FILE NO: CPC CU QUASI-JUDICIAL PROJECT: FIRST & MAIN APARTMENTS PHASE 1 APPLICANT: OWNER: NASS DESIGN ASSOCIATES FIRST & MAIN NO. 1, LLC SITE
2 Page 23 PROJECT SUMMARY: 1. Project Description: The project proposes 245 apartment units in 12 buildings on 9.32 acres for a density of 26.3 dwelling units/acre located at the southwest corner of North Carefree Circle and Tutt Boulevard (FIGURE 1). Also included is a clubhouse with swimming pool, which provides facilities not only for this project but also for a proposed, 70-unit apartment project (same applicant and developer) that is to be built concurrently with this project located on the east side of Tutt Boulevard and is on this Planning Commission agenda. The existing zoning of PBC/AO (Planned Business Center/Airport Overlay) allows multi-family dwellings with the approval of a conditional use. 2. Applicant s Project Statement: FIGURE 2 3. Planning & Development Team s Recommendation: Approve the conditional use for multi-family residential in the PBC zone subject to the revisions identified in the technical and/or informational modifications to the development plan. BACKGROUND: 1. Site Address: Not assigned 2. Existing Zoning/Land Use: PBC/AO/vacant 3. Surrounding Zoning/Land Use: North: C-6/AO/commercial center South: PBC/AO/parking lot for commercial center East: A/AO/Springs Ranch Golf Course West: PBC/AO/religious institution 4. Comprehensive Plan/Designated 2020 Land Use: New/Developing Corridor 5. Annexation 1984, Springs Ranch Addition 6. Master Plan/Designated Master Plan Land Use: Constitution Center-Carefree Commerce Park/Regional Commercial (implemented master plan) 7. Subdivision: Not platted 8. Zoning Enforcement Action: None 9. Physical Characteristics: The 9.32-acre site is vacant, relatively flat and is vegetated with grasses. The site has been graded and is void of any significant physical features. STAKEHOLDER PROCESS AND INVOLVEMENT: Public notification was mailed to 20 property owners located within 500 feet of the property during the application review and for the Planning Commission meeting. No objections or concerns have been received. ANALYSIS OF REVIEW CRITERIA/MAJOR ISSUES/COMPREHENSIVE PLAN & MASTER PLAN CONFORMANCE: 1. Review Criteria/Design & Development Issues: The majority of the subject property has been designated for commercial use on the Constitution Center-Carefree Commerce Park master plan since 1998 when the two distinct master plans were merged into one plan. Also in 1998, this parcel was included in the 133-acre PBC zone change (Ordinance No ) which created the First and Main Town Center commercial center. The PBC district extends from North Carefree Circle on the north to Constitution Avenue on the south and from Powers Boulevard on the west to Tutt Boulevard on the east. This project provides an opportunity to diversify the land use in the area and to provide proximity for complementary land uses. All design issues have been resolved and only a few minor revisions to the development plan remain as indicated in the recommended revisions listed below. Both the conditional use and development plan review criteria are satisfied by the proposed plan.
3 Page Conformance with the City Comprehensive Plan: The 2020 Land Use Plan shows the site as part of a much larger New/Developing Commercial Corridor situated along Powers Boulevard. The designation encourages major retail centers such as the First and Main Town Center. Higher density residential is considered a secondary use within this designation. The apartment project, which provides a density of 26.3 dwelling units/acre, is consistent with this designation. 3. Conformance with the Area s Master Plan: The implemented Constitution Center-Carefree Commerce Park Master Plan designates the site as Regional Commercial. Commercial development is the only use present in the First and Main Town Center. This particular site is on the edge of the commercial district, and located between a church to the west and a golf course on the east (with a portion of the adjacent golf course proposed for multi-family dwellings). The residential project provides an appropriate and desired complement to the commercial center and does not detract from the commercial intent of the master plan. STAFF RECOMMENDATION: ITEM: C CPC CU CONDITIONAL USE Approve the conditional use for multi-family dwellings in the PBC zone, based on the finding the application complies with the review criteria in City Code Sections E (review criteria for a development plan) and (findings for approval of a conditional use), subject to compliance with the following technical and/or informational modifications to the development plan: Technical and/or Informational Modifications to the Development Plan: 1. Note the entry sign wall located on the southwest corner of Olmsted Point and Tutt Boulevard shall not exceed six (6) feet in height within the 25-foot front setback along Tutt Boulevard. Revise the detail on sheet 6 if necessary. 2. Show and note the dimensions for the public improvement easement necessary to accommodate the sidewalk along a portion of Tutt Boulevard. 3. Revise the grading/site design as required by Engineering Development Review to provide an adequate line of sight at the northwest corner of the intersection of Olmsted Point (private street) and Tutt Boulevard. 4. As required by Engineering Development Review show the relocation of the curb/gutter on Tutt Boulevard to provide a right turn lane into the site at Olmstead Point. 5. Revise the height of the freestanding light fixtures to 20 feet. Note the use of full cut-off fixtures. 6. As recommended by the policy regarding mitigation of noise impacts for residential projects adjacent to arterial streets, provide a six-foot noise barrier between building 12 and North Carefree Circle (approximately 150 feet in length). 7. While no modification is required to the development plan, the Hydraulic Grade Line Request and Wastewater Master Facility Report shall be approved by Colorado Springs Utilities prior to final approval of the development plan.
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CONSENT CALENDAR CITY PLANNING COMMISSION AGENDA ITEM: A.1-A.3 STAFF: STEVE TUCK
Page 8 CONSENT CALENDAR CITY PLANNING COMMISSION AGENDA ITEM: A.1-A.3 STAFF: STEVE TUCK FILE NOS: 1. - CPC MPA 07-00308-A4MJ09 LEGISLATIVE 2. - CPC PUZ 09-00057 QUASI-JUDICIAL 3. - CPC PUD 09-00058 QUASI-JUDICIAL
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