CPC AGENDA
June 18, 2009
Page 8
CONSENT
CITY PLANNING COMMISSION AGENDA
ITEM NO: A.1 – A.3
STAFF: LARRY LARSEN
FILE NO(S):
CPC MP 84-00481-A19MJ09 – LEGISLATIVE
CPC PUZ 09-00016 – QUASI-JUDICIAL
CPC PUP 09-00017 – QUASI-JUDICIAL
PROJECT:
COPPER RIDGE AT NORTHGATE CENTER
APPLICANT:
NORTHGATE PROPERTIES, LLC
OWNER:
GARY ERICKSON
CPC AGENDA
June 18, 2009
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PROJECT SUMMARY:
1. Project Description: This request is for approval of the following land use applications: 1.) A master plan
amendment to the approved Northgate Master Plan; 2.) A zone change from PIP1, OC/CR (Office
Complex and Planned Industrial Park with Conditions of Record) to PUD (Planned Unit Development
District); and 3.) The Copper Ridge PUD Concept Plan. The project is located immediately east of
Interstate 25 and south and west of the intersection of Voyager Boulevard and Spectrum Loop and
consists of 192 acres.
The project would allow the master plan to be amended from the office/industrial park to regional
commercial designation. The Copper Ridge at Northgate is a multi-use project that would develop as a
significant major regional commercial center, which would include retail establishments, offices,
restaurants, entertainment, hotel and other commercial uses, as well as un-specified residential uses.
(FIGURES 1 and 2)
The site is un-constrained and has gently sloping topography falling towards the south and west. The
parcel drains into Monument Branch Creek, a significant off-site natural feature and Preble’s Meadow
Mouse habitat. Existing North Gate Boulevard and Voyager Parkway provides adequate access and
capacity for the anticipated traffic generation. The property is split by the future extension of Powers
Boulevard, as it connects to Interstate 25 with a major interchange. City Economic Development is
actively preparing a financial plan to help the developer finance this significant and costly required
improvement. Today the parcel is vacant, undeveloped land with adequate utilities extended to the site.
2. Applicant’s Project Statement: Attached. (FIGURE 3)
3. Community Development Department’s Recommendation: The City Planning Department recommends
approval of the applications, subject to conditions.
BACKGROUND:
1. Site Address: Located immediately east of Interstate 25 and south and west of the Voyager Parkway and
Spectrum Loop intersection.
2. Existing Zoning/Land Use: PIP1 and OC/CR/Vacant (FIGURE 4)
3. Surrounding Zoning/Land Use: North: PBC, PIP1 and County RR-5 / Warehouse and Distribution
(Federal Express Complex), Vacant and the Western Museum of Mining
South: PUD / Monument Branch Creek Open Space
East: PUD and PBC / Vacant (Planned Commercial)
West: County RR-5 / Vacant (US Air Force Academy and Interstate 25)
4. Comprehensive Plan/Designated 2020 Land Use: Employment Center / Employment Center.
5. Annexation: Northgate #4 Annexation – 1985 (Amended and Reinstated 1998).
6. Master Plan/Designated Master Plan Land Use: Northgate Master Plan / Existing Office & Industrial
Proposed: Regional Commercial.
7. Subdivision: Unplatted.
8. Zoning Enforcement Action: None identified.
9. Physical Characteristics: This site contains shrubs and grasses with minimal shrubs and only one
significant tree. The site slopes gently to the south and west into the Monument Branch Creek, a significant
off-site natural feature that contains Preble’s Meadow Mouse habitat. The project is located outside of the
USFW approved habitat boundary.
STAKEHOLDER PROCESS AND INVOLVEMENT:
The standard post card notification and posting process was used during the internal review stage for this project.
No neighborhood meetings were warranted or conducted. No letters or expressions of concerns were noted..
All applicable City agencies and departments were asked to review and comment. The Community Development
department and other department review comments were included in the initial review letter. Planning Staff has
met with the applicant and/or other departments regarding their concerns at several different meetings. The
concerns have been addressed in the revised plans or will be addressed as a condition of approval, as specified
herein.
Prior to the City Planning Commission hearing the site will be posted and mail notifications sent again.
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ANALYSIS OF REVIEW
CONFORMANCE:
CRITERIA/MAJOR
ISSUES/COMPREHENSIVE
PLAN
&
MASTER
PLAN
1. Review Criteria / Design and Development Issues:
Powers Boulevard and the Powers & Interstate 25 Interchange.
The proposed new Powers Boulevard bisects the project property into two parts. The project’s two areas will be
connected by Spectrum Loop Boulevard and a new bridge spanning Powers Boulevard. The construction and
dedication of the right-of-way for Powers Boulevard and its interchange with Interstate 25 is an Annexor
responsibility. The Agreement also provides provisions that Powers Obligation fees will be collected at the time of
platting. The City is actively cooperating with the developer of the Copper Ridge at Northgate project to secure the
necessary right-of-way, design and construction of Powers Boulevard. Powers Boulevard will be a Colorado
Department of Transportation freeway facility.
The Interstate 25 interchange design and construction is being coordinated with several interested agencies and
departments, including CDOT and the US Air Force Academy.
The construction of Powers Boulevard and its interchange with Interstate 25 is critical for the success of this
regional shopping center. The City recognizes this factor and is exploring financial opportunities to assist in this
expensive effort through various districts, grants and programs.
Economic Development Impact. The Copper Ridge at Northgate project is a multi-use development which holds
promise to attract new significant national retailers to our community that are currently not in our market. They
provide an opportunity to capture and import new sales revenues into and provide additional tax benefits to the
City. The City Economic Development Department (EDD) has taken the lead to help prepare a financial plan to
assist in this effort. By being pro-active, the City can facilitate programs to absorb the significant debt for the
necessary improvements and hasten the time frame for the recovery of revenues. The EDD has been working
with Academy School District #20 and El Paso County to identify and minimize potential short term fiscal impacts,
will enhancing their’s and the City’s long term benefits.
2. Conformance with the City Comprehensive Plan:
2020 Land Use Map: Employment Center.
Land Use Policy: Employment Center, Regional Center and Commercial.
Policy LUM 207: Employment Center: Utilize the Employment Center designation for major concentrations of
employment, including existing corporate campuses and industrial areas. For new centers promote excellence in
the design and planning of buildings, outdoor spaces, and transportation facilities; and support the vitality and
quality of life in adjacent residential neighborhoods. Integrate mobility choices by providing transit, pedestrian and
bicycle connectivity within the center as well as to adjoining areas.
Policy LUM 208: Regional Center: Utilize the Regional Center designation for significant and mutually supportive
combinations of two other land uses: commercial center and employment center. Because of their size, both uses
function as regional centers in terms of market for retail and employment opportunities. Emphasize development of
these areas as integrated land uses through innovative design standards, rather than as separate, freestanding
land uses. Integrate mobility choices by providing transit, pedestrian and bicycle connectivity within the center as
well as to adjoining areas.
Strategy LUM 208a: Regional Center Characteristics: Regional centers are typically located at the intersection of
major roadways and provide retail services and employers that serve a citywide and regional market. They often
include a regional mall or corporate headquarters.
Objective LU 7: Develop Shopping and Service Areas to be Convenient to Use and Compatible with Their
Surroundings: Colorado Springs has numerous commercial areas that provide the necessary goods and services
for visitors and regional, community, and neighborhood residents. The location and design of these areas not only
has a profound effect on the financial success of commercial businesses, but also on the quality of life for the
residents. Regardless of whether a commercial development is intended to serve neighborhood, community,
CPC AGENDA
June 18, 2009
Page 11
citywide, or regional functions, it must be located and designed to balance pedestrian, bicycle, automobile, and, in
many cases, transit access. In addition, the location and design of commercial uses must be integrated into
surrounding areas, rather than altering the character of surrounding land uses and neighborhoods. Incorporating a
mix of uses will increase the diversity and vitality of commercial areas.
Policy LU 701: Plan and Develop New Commercial Areas as Activity Centers: Plan and develop new commercial
areas as regional centers, commercial centers, community activity centers, or neighborhood centers according to
their function, size, location, intensity, and mix of uses. The development of commercial areas in linear, "strip"
configurations along roadways will be discouraged.
It is the finding of Staff that the Copper Ridge at North Gate project substantially conforms to the City
Comprehensive Plan 2020 Land Use Map and the City Comprehensive Plan’s goals, objectives and policies.
3. Conformance with the North Gate Master Plan: The North Gate Master Plan currently designates this parcel for
office and industrial uses. The proposed amendment application requests that the master plan be amended to
change the designation to regional commercial.
It is the finding of Staff that the Copper Ridge at North Gate project will substantially conform and be in compliance
with the North Gate Master Plan, if the Master Plan is approved as proposed to be amended.
STAFF RECOMMENDATION:
Item No: A.1 CPC MP 84-00481– A19MJ09 MASTER PLAN;
Approve the Amendment to the North Gate Master Plan, based upon the finding that the Master Plan complies
with the master plan review criteria in City Code Section 7.5.408. (FIGURE 5)
Item No: A.2 CPC PUZ 09-00016
ZONE CHANGE
Approve the Zone Change from PIP1 and OC/CR (Planned Industrial Park and Office Complex with Conditions of
Record) to PUD (Planned Unit Development), based upon the finding that the Change of Zoning request complies
with the three (3) criteria for granting of zone changes as set forth in City Code Section 7.5.603 and the criteria for
the establishment of a PUD zone as set forth in City Code Section 7.3.603.
Item No: A.3 CPC PUP 09-00017
CONCEPT PLAN
Approve the Copper Ridge at North Gate PUD Concept Plan, based upon the finding that the PUD Concept Plan
complies with the PUD concept plan review criteria in City Code Section 7.3.606, subject to compliance with the
following conditions and/or significant design, technical and/or informational plan modifications: (FIGURE 6)
Conditions of Approval on the PUD Concept Plan:
1. Provide City Engineering/Traffic acceptance of the project’s Traffic Impact Analysis.
2. Provide City Engineering/Traffic approval of the PUD Concept Plan and all of their issues have been
addressed to their satisfaction.
3. Provide CDOT approval of the PUD Concept Plan and all of their issues have been addressed to their
satisfaction.
Technical and Informational Modifications to the PUD Concept Plan Amendment:
1. Add the following new note: “At the time of Development Plan review, if any building approaches the 120 foot
maximum height, the United States Air Force Academy desires to review the proposed design for possible
impacts to Air Force Academy airfield operations.”
2. Modify the plan to incorporate necessary changes to address City Engineering/Traffic and CDOT requirements
and concerns.
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