ID-19-005

Gabe Sevigny

Daniel Torres

FALCON FIELD MAP

AMENDMENT

CRITERIA FOR APPROVAL

5.3.5 Map Amendment

In approving a Map Amendment, the following findings

shall be made:

▪ The application is in general conformance with the El Paso

County Master Plan including applicable Small Area Plans

or there has been a substantial change in the character of

the neighborhood since the land was last zoned;

▪ The rezoning is in compliance with all applicable statutory

provisions, including but not limited to C.R.S. §30-28-111

§30-28-113, and §30-28-116;

▪ The proposed land use or zone district is compatible with

the existing and permitted land uses and zone districts in all

directions; and

▪ The site is suitable for the intended use, including the

ability to meet the standards as described in Chapter 5 of

the Land Development Code, for the intended zone district.

Applicant: Falcon Field, LLC

Representative: N.E.S, Inc: Jon Romero

APPLICANT

VICINITY

ZONING MAP

BACKGROUND

T h e p r o p e r t y w a s i n i t i a l l y z o n e d A - 4 ( A g r i c u l t u r a l ) o n S e p t e m b e r 2 1 , 1 9 6 5 , w h e n z o n i n g w a s f i r s t e s t a b l i s h e d f o r t h i s a r e a o f t h e C o u n t y . D u e t o c h a n g e s i n n o m e n c l a t u r e , t h e A - 4 z o n i n g d i s t r i c t w a s r e n a m e d a s t h e R R - 5 ( R e s i d e n t i a l R u r a l ) z o n i n g d i s t r i c t .

T h e B o a r d o f C o u n t y C o m m i s s i o n e r s a p p r o v e d t h e f o r m a t i o n o f t h e F a l c o n F i e l d M e t r o p o l i t a n D i s t r i c t o n F e b r ua r y 2 5 , 2 0 2 0 ( B o C C R e s o l u t i o n N o . 2 0 - 8 0▪ Condit ion of Approval No. 12 of the Board of County Commissioners Resolut ion No. 20 -080 approving the Distr ict

service plan states: “Fol lowing the elect ion, applicant shall take no further steps to create the distr ict , including seeking a court order declar ing the organizat ion of the distr ict , unt i l the pending rezone of the property has been approved by the BoCC.”

▪ Addit ional ly , Notat ion No. 1, under the same resolut ion, states: “Approval of the service plan shall in no way be construed to infer a requirement or obligat ion of the Board of County Commissioners to approve any future land use requests within the boundaries of the Distr ict .”

▪ This notat ion provides guidance that the approval of the special distr ict does not require the BoCC, or any other author ity , to approve any subsequent applicat ions for a rezone, prel iminary plan, f inal plat , or any other applicat ions necessary to develop the subject parcels .

T h e B o a r d o f C o u n t y C o m m i s s i o n e r s a d o p t e d t h e s u b d i v i s i o n r e g u l a t i o n s o n J u l y 1 7 , 1 9 7 2 . T h e t e r m “ s u b d i v i s i o n ” i s d e f i n e d a s “ A n y p a r c e l o f l a n d i n u n i n c o r p o r a t e d E l P a s o C o u n t y w h i c h i s d i v i d e d i n t o 2 o r m o r e p a r c e l s ( n o t t o i n c l u de p a r c e l s o f 3 5 a c r e s o r m o r e ) . ”

B o t h p a r c e l s , w h i c h a r e c u r r e n t l y c o m p r i s e d o f l e s s t h a n 3 5 a c r e s , w e r e c r e a t e d b y d e e d o u t s i de t h e E l P a s o C o u n t y s u b d i v i s i o n p r o c e s s a s m e t e s a n d b o u n d s p a r c e l s o n A p r i l 3 , 2 0 0 6 . T h i s o c c u r r e d a f t e r t h e a d o p t i o n o f t h e s u b d i v i s i o n r e g u l a t i o n s , w h i c h m a k e s t h e s e p a r c e l s a n i l l e g a l s u b d i v i s i o n o f l a n d .

I f t h e a p p l i c a t i o n f o r a m a p a m e n d m e n t i s a p p r o v e d , a r e c o m m e n d e d c o n d i t i o n o f a p p r o v a l i s p r o p o s e d t o b e a d d e d t o t h i s a p p l i c a t i o n s t a t i n g t h a t a n y f u t u r e p r o p o s e d d e v e l o p m e n t o f t h e s u b j e c t p a r c e l s w i l l r e q u i r e a p p r o v a l o f a p r e l i m i n a r y p l a n a n d f i n a l p l a t ( s ) , a n d t h e f i n a l p l a t ( s ) m u s t b e r e c o r d e d p r i o r t o i n i t i a t i n g a n y l a n d d i s t u r b i n g a c t i v i t i e s , u n l e s s a p p r o v a l o f a p r e - d e v e l o p m e n t s i t e g r a d i n g r e q u e s t i s g r a n t e d b y t h e B o a r d o f C o u n t y C o m m i s s i o n e r s a t t h e p r e l i m i n a r y p l a n s t a g e .

T h e i n t e n t o f t h e d e v e l o p m e n t i s f o r 1 b i g b o x s t o r e a n d 1 2 i n d i v i d ua l p a d s i t e s t h a t i f a p p r o v e d w o u l d h a v e c o m m e r c i a l u s e s .

Roadway infrastructure (construction)

Drainage facilities (construction, maintenance, ownership)

Recreation facilities (construction, maintenance, ownership)

Covenant enforcement

Mosquito control

Water and Wastewater (construction/extension only, service

and maintenance by Woodmen Hills Metro District)

Security Services

Television Relay and translation facilities (construction,

maintenance)

PURPOSES OF THE DISTRICTS

T h e s u b j e c t p a r c e l i s c u r r e n t l y z o n e d R R - 5 ( R e s i d e n t i a l R u r a l ) a n d i s a d j a c e n t t o o t h e r R R - 5 z o n e d p a r c e l s t o t h e e a s t a n d s o u t h , a C C ( C o m m e r c i a l C o m m u n i t y ) z o n e d p r o p e r t y t o t h e n o r t h , a n d C R ( C o m m e r c i a l R e g i o n a l ) z o n e d p r o p e r t i e s t o t h e w e s t . T h e a p p l i c a n t i s p r o p o s i n g a m a p a m e n d m e n t ( r e z o n e ) f r o m t h e R R - 5 z o n i n g d i s t r i c t t o t h e C R z o n i n g d i s t r i c t . T h e C R z o n i n g d i s t r i c t i s a c o m m e r c i a l z o n i n g d i s t r i c t d e s i g n a t e d t o s e r v e t h e n e e d s o f t h e c o m m u n i t y a n d r e g i o n .

T h e i n t e n t o f t h e C R z o n i n g d i s t r i c t i s t o : “ [ A ] c c o m m o da t e r e g i o n a l c e n t e r s p r o v i d i n g e a s e o f p e d e s t r i a n a n d v e h i c u l a r c i r c u l a t i o n , u n i t y o f a r c h i t e c t u r a l d e s i g n , a n d b e s t s e r v i n g t h e c o n v e n i e n c e o f t h e p u b l i c a n d a e s t h e t i c e n h a n c e m e n t o f t h e c o m m u n i t y a n d r e g i o n .

T h e r e a r e p r o p e r t i e s l o c a t e d d i r e c t l y a c r o s s H i g h w a y 9 4 t o t h e n o r t h w e s t a r e z o n e d C R a n d P U D ( P l a n n e d U n i t D e v e l o p m e n t ) , b o t h o f w h i c h a l l o w c o m m e r c i a l u s e s . T h e r e a r e a l s o p r o p e r t i e s l o c a t e d d i r e c t l y a d j a c e n t t o t h e n o r t h o f t h e s u b j e c t p r o p e r t i e s t h a t a l s o a l l o w c o m m e r c i a l u s e s p u r s u a n t t o t h e c u r r e n t C C z o n i n g . T h e r e f o r e , t h e p r o p o s e d m a p a m e n d m e n t ( r e z o n i n g ) a p p l i c a t i o n i s a l o g i c a l e x t e n s i o n o f b o t h t h e c u r r e n t c o m m e r c i a l z o n i n g a n d e x i s t i n g d e v e l o p e d c o n d i t i o n s i n t h e a r e a .

S h o u l d t h e m a p a m e n d m e n t ( r e z o n e ) r e q u e s t b e a p p r o v e d , t h e a p p l i c a n t w i l l n e e d t o c o m p l e t e a p r e l i m i n a r y p l a n a n d f i n a l p l a t . T h e a p p l i c a n t w i l l a l s o n e e d t o c o m p l e t e a s i t e d e v e l o p m e n t p l a n p r i o r t o t h e i n i t i a t i o n o f a n y n e w u s e . E a c h s i t e d e v e l o p m e n t p l a n w i l l n e e d t o d e m o n s t r a t e c o m p l i a n c e w i t h t h e d i m e n s i o n a l s t a n d a r ds a s w e l l a s t h e d e v e l o p m e n t s t a n d a r ds i n c l u de d i n C h a p t e r 6 o f t h e L a n d D e v e l o p m e n t C o d e .

S o m e o f t h e s e i n c l u de l a n d s c a p i n g , l i g h t i n g , s i g n a g e , a n d p a r k i n g s t a n d a r ds a n d a r e i n p l a c e t o m i t i g a t e t h e p o t e n t i a l i m p a c t s o f n e w u s e s t o t h o s e e x i s t i n g u s e s i n t h e a r e a . A 1 5 - f o o t b u f f e r i s r e q u i r e d w i t h p l a n t i n g s o f 1 t r e e e v e r y 2 5 f e e t , w i t h 1 / 3 o f t h e t r e e s b e i n g e v e r g r e e n w h e n c o m m e r c i a l u s e s a r e p r o p o s e d t o b e l o c a t e d a d j a c e n t t o r e s i d e n t i a l p r o p e r t i e s . A 2 5 - f o o t l a n d s c a p e b u f f e r i s r e q u i r e d w i t h p l a n t i n g s o f 1 t r e e p e r 2 0 f e e t a l o n g t h e H i g h w a y 2 4 f r o n t a g e . T h e d e v e l o p m e n t s t a n d a r d s a r e i n p l a c e t o l i m i t p o t e n t i a l i m p a c t s t o a d j a c e n t p r o p e r t y o w n e r s a n d p r o m o t e p r o p e r b u f f e r i n g a n d t r a n s i t i o n s f r o m u s e t o u s e .

LAND DEVELOPMENT CODE ANALYSIS

The applicant is requesting to rezone 57.67 acres to the CR (Commercial Regional) zoning district . The CR (Commercial Regional) zoning district is intended to accommodate regional centers providing ease of pedestrian and vehicular circulation, unity of architectural design, and best serving the convenience of the public and aesthetic enhancement of the community and region. The density and dimensional standards for the CR (Commercial Regional) zoning district are as fol lows:▪ Minimum lot size requirement: 5 acres

▪ Minimum setback requirements: 50 feet front setback, 25 feet for sides and rear setbacks.*

▪ Maximum height: 45 feet

* The side and rear setback requirements are from the perimeter boundary of the zoning district. There are no minimum setbacks required from any side or rear lot line within the same district.

A site development plan(s) wil l be required prior to bui lding permit authorization to ensure that al l proposed structures wil l comply with the zoning district dimensional standards as well as the General Development Standards of the Code and Engineering Criteria Manual requirements.

ZONING COMPLIANCE

The proper ty is located with in the Falcon/Pey ton Smal l Area Master P lan (2008) , speci f ica l l y the Highway 24 Corr idor.

Relevant goals and pol ic ies are as fo l lows:

▪ Table 4-5 Potential Nodes and Corridors of Activity - Areas where future development and infrastructure is expected to be concentrated in the future. The nodes signify the location of future town centers, which could be rural or urban in nature, and should include primary employers, commercial services, and public services.

▪ Section 4.4.5.1 - Allow for potential commercial development south of Highway 24 near its intersection with Woodmen Road, provided the adequate transportation improvements are made, utility extensions can be made, and adjoining existing land uses are adequately buffered.

▪ Section 4.5.2.5 - Allow for additional secondary commercial centers at designated intersections with major arterial roadways and U.S. 24, including Stapleton/Curtis, and Peyton Highway, assuming adequate facilities and services can be provided, and the functional of U.S. 24 can be maintained.

The P lan ident i f ies the intersect ion of Woodmen and Highway 24 as a potent ia l node and cor r idor of act iv i ty which s igni fy the locat ion of future town centers . Th is intersect ion is the exact locat ion of the proper t ies inc luded in th is map amendment ( rezoning ) request . The P lan fur ther ident i f ies the subject proper t ies speci f i ca l l y as be ing appropr ia te for commercia l deve lopment i f ut i l i t y ex tens ions can be made, which is proposed to occur fo l lowing the format ion of the Falcon F ie ld Metropo l i tan Dist r ic t and concurrent wi th s i te deve lopment .

SMALL AREA PLAN ANALYSIS

One of the purposes of the District is to extend water and sewer across Highway 24 to the proposed development. Water service wil l be provided by the Woodmen Hil ls Metropolitan District , via a proposed Intergovernmental Agreement which is anticipated to memorial ize the terms of the Inclusion Agreement. The proposed District is requesting authority to finance, design, and construct water service l ines into and within the Falcon Field development. The infrastructure wil l be dedicated to the Woodmen Hil ls Metropolitan District for ongoing maintenance and ownership.

The traf fic study submitted with this application identifies the primary access to the site as an eastern extension of Woodmen Road beyond the current Highway 24 intersection. The study indicates that there wil l be addit ional public roads within the site as well as internal private drives for site circulation based on the current proposed development. Any future applications for prel iminary plan(s), final plat(s) , and site development plan(s) wil l be required to address any identified transportation impacts and associated public improvements.

Staf f recommends that the map amendment (rezoning) can be found to be in general conformance with the Plan.

SMALL AREA PLAN ANALYSIS CON’T

The property is located within the Falcon (CHWS1400)

drainage basin, which is a studied drainage basin with

drainage and bridge fees. Drainage and bridge fees are not

assessed with map amendment requests but will be due at

the time of final plat recordation.

Drainage reports will be required with the subsequent

preliminary plan and final plat applications.

DRAINAGE

The submitted traffic study identifies that the primary access to the site will be a new southeast leg of Woodmen Road at the Highway 24 intersection. The study indicates that there will be additional public roads within the site as well as internal private drives for site circulation. A concept site plan was provided in the traffic study showing the location of these roadways. Recommended off -site and on-site improvements were also provided. Further analysis of the improvements, roadway designs, cost estimates and escrow amounts will be provided with additional traffic impact studies associated with the subsequent land use applications.

The El Paso County Road Impact Fee does not apply at this time since the property is within the Woodmen Road Metropolitan District service area.

TRANSPORTATION

Standard Conditions and Notations along with 1 additional

condition

▪ Any future proposed development of the subject parcels will require

approval of a preliminary plan and final plat(s), and the final plat(s)

must be recorded prior to initiating any land disturbing activities,

unless approval a pre-development site grading request is granted by

the Board of County Commissioners at the preliminary plan stage.

RECOMMENDED CONDITIONS AND

NOTATIONS

The Planning and Community Development Department

notified twenty (20) adjoining property owners on March 23,

2020, for the Planning Commission meeting.

PUBLIC NOTIFICATION

QUESTIONS?

Concept

Site

Plan