FALCON COMMERCE CENTER REZONE AND SKETCH PD PLAN · 2020. 4. 17. · Falcon Commerce Center: Rezone...

Falcon Commerce Center: Rezone and Sketch PD Plan Prepared by N.E.S. Inc. Project Narrative April 2020

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FALCON COMMERCE CENTER: REZONE AND SKETCH PD PLAN

PROJECT NARRATIVE

APRIL 2020

REQUEST

Forest Lakes LLC requests approval of the following applications:

1. A Rezone of the 214-acre property from Planned Industrial Park (PIP) to Planned Development (PD).

2. A Sketch PD Plan for Falcon Commerce Center, including a mix of commercial, office, industrial, distribution, institutional, civic and multifamily residential use.

LOCATION

The 214-acre Falcon Commerce Center is situated south of Baptist Road, West of I-25, and north of the United States Air Force Academy. The surrounding land uses are as follows:

North - The northern boundary of the site is bounded by Baptist Road. To the northeast of the site is a recently constructed Pilot Travel Center. Access is already provided to the site off Baptist Road via Terrazzo Drive, which was constructed to provide access to the Pilot. There is also an existing paved access into the property off Baptist Road, between Terrazzo Drive and the roundabout at Old Denver Road. The land to the north of Baptist Road includes a Diamond Shamrock truck-stop and a large area of undeveloped commercially and industrially zoned land that is currently going through the entitlement process with the Town (known as Santa Fe Park).

East - The eastern boundary abuts Interstate 25 and land controlled by Colorado Department of Transport. A 65-acre parcel on the east side of I-25 was included with the subject site when it was annexed into the Town in 1985. This land is currently owned by Colorado Department of Transport.

West - The regional Santa Fe Trail owned by El Paso County abuts the majority of the site’s western boundary. A variety of land uses exist to the west of the site, all of which are in El Paso County. This includes Pioneer Sand & Gravel operation, an office use, a sanitary sewer treatment plant, a number of 5-acre plus rural residential properties and a large ranch. Woodcarver Road lies just to the northwest of the site and connects to the roundabout at Baptist Road and Old Denver Road.


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South - The regional Santa Fe trail runs adjacent to the entirety of the site’s southern boundary. To the south of the trail is the United Sates Air Force Academy. The continuation of the Santa Fe Trail south is within the Air Force Academy property.

MAP 1: SITE LOCATION

SITE DESCRIPTION

The site has gently undulating topography that slopes generally from the northeast to the southwest. There is the remnant of a former railroad embankment that runs alongside I-25, partially within this property, but mainly within the CDOT owned land that cuts into the eastern boundary of the site.

Jackson Creek runs across the southern half of the site, which drains to Monument Creek just to the west of the site’s boundary. There are three less significant drainageways on the site; one in the center of the property and two in the southwest corner.

The majority of the site is characterized by native grasses with a few scattered trees. Vegetation on the site is concentrated along eastern boundary in the vicinity of the former railroad embankment and within the Jackson Creek drainage, and consist primarily of Ponderosa Pines, Scrub Oaks, Cottonwoods

Baptist Rd

USAFA

Pilot

CDOT

CDOT

Wastewater Treatment Facility


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and Willows. Jackson Creek is identified as critical habitat for Preble’s Meadow Jumping Mouse (PMJM) habitat by the US Fish and Wildlife Service.

Primary access to the site is off Baptist Road to the north, via Terrazzo Drive, which was constructed to serve the Pilot Travel Center. A second point of access is available to the west onto Woodcarver Road. This part County right-of-way and part privately owned. The subject property has the benefit of an access easement over the private portion of Woodcarver Road, granted in 1972.

The former Old Denver Road (now Jumping Mouse Way) cuts through the site and provides access to the Upper Monument Creek Wastewater Treatment Facility, via an existing bridge across Jackson Creek.

SITE HISTORY AND EXISTING ZONING

The property was originally part of the larger Forest Lakes Business Center Additions No. 1, 2 and 3, which were annexed into the Town of Monument in 1989, via ordinances 2-89, 3-89, and 4-89 respectively. Additions No. 1 and 2 generally equate to the subject site, and Addition No. 3 is the 65.5-acre parcel on the east side of I-25, which has since been sold to CDOT. The property is subject to an “Annexation and Development Contract” recorded on March 24th, 1989 in Book 5615, Page 807 of the official records of El Paso County, Colorado. At the same time as the annexation, the property was also rezoned in the Town of Monument to PIP (Planned Industrial Park), per Zoning Ordinance 5-89. These documents are included with this submittal for the record. It should be noted that the Ordinance states in paragraph 1.1, that “to the extent that the provisions of this Ordinance are in conflict with the Monument Zoning Ordinance as amended, the provisions of this Ordinance shall control.”

The PIP (Planned Industrial Park) zoning from the 1989 zoning is no longer a recognized zoning in the Town of Monument. The nearest equivalent in terms of permitted uses and zoning standard is the Regency Park PID and PCD zones combined, as the wording in the Ordinance is almost identical to these zones. These zones allow for a very extensive list of industrial, commercial, office, civic, recreational and institutional uses. The allowed uses under the current zoning are detailed in Table 1 below.

There are also a series of development standards set out in the zoning ordinance relating to minimum building setbacks, building heights, parking standards, limitations on external effects of uses, screening of roof-top equipment, and use of metal buildings.

The maximum building height is stated as 100 feet, but the setback requirements include a stepped approach to building height for incremental distances from the setback line, up to the maximum allowable height of 100 feet. This stepping allowance differs depending on the adjacent road classification or adjacency to the Santa Fe Trail. A 20-foot “private open space easement” is also required adjacent to the Santa Trail.


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The Annexation Agreement (Section XII) required the developer to provide a 30-foot easement for the Santa Fe trail adjacent to the west and south boundaries of the site and that the developer construct the trail to the Town’s standards. What actually transpired is that a 50-foot strip of land was deeded to the County and the County built the trail to County standards, which included the required 30-foot trail easement and the 20-foot “private open space easement”. The agreement also indicated that the Developer “shall not grant permission for more than three vehicular crossings of said trail within the land.” One such crossing is already being used to access the wastewater treatment facility.

TABLE 1: ALLOWED USES UNDER ZONING ORDINANCE 5-89 Permitted Uses

Automotive repair and service facilities, including retail sale of gasoline

Motor freight terminal and contractor yard for vehicles, equipment, materials and/or supplies

Automotive sales and rental facilities Offices (e.g. corporate, professional, business, commercial, medical, government offices and office showrooms

Bottling and food processing Outdoor storage (as restricted pursuant to this article) Clinics Parking lots/structures, garages/transit terminals, park & ride Community centers Personal service establishments Community recreational facilities Places of public assembly, entertainment and recreation Conference centers Public and private schools, colleges, universities and institutes Convenience stores, including retail sale of gasoline Public buildings, including libraries Drug stores Public lodging facilities, conference centers Feed stores and lumber yards Public or private membership clubs and health clubs Fences, golf courses, open spaces, and lakes, parking areas, roadways, bike paths, pedestrian and equestrian trails

Religious facilities and institutions

Financial institutions Repair, rental and servicing Heliports Research facilities and laboratories Hospitals, nursing and convalescent homes, and other extended care facilities and clinics

Restaurants, lounges and fast food establishments

Industrial supply facilities Retail stores, sales and display rooms and shops, and retail uses ancillary to and associated with any permitted use

Laundries and dry-cleaning establishments Sale at wholesale or storage of wholesale items Liquor stores Service-related businesses Manufacturing, processing, fabrication and assembly Warehousing including "mini storage" units Mortuaries

Conditional Uses Childcare centers Electrical substations Fire and police stations Veterinary hospitals and boarding kennels

Accessory Uses Utility and communication distribution lines Parking areas Roadways, bike paths, pedestrian and equestrian trials Storm drainage facilities Incidental only to a permitted use, any use may be operated as an accessory use if it complies with the following conditions: • Is clearly incidental and customary to and commonly associated with the operation of the permitted use; • Is operated and maintained under the same ownership or lessees or concessionaires thereof, and on the same site as the

permitted use. Temporary Uses Sales and information units Construction offices, construction material processing and

storage


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PROJECT DESCRIPTION

It is the intent of this PD rezoning and Sketch PD Plan to carry forward the allowed uses and development standards and other relevant provisions set forth in the 1989 Annexation Agreement and Zoning Ordinance 5-89, as summarized above and as set out in the original documents included with the submittal. The only change is the addition of multifamily residential to enhance the mix of uses on the site.

Accordingly, the proposed list of permitted uses for the new PD Zoning is as follows:

TABLE 2: ALLOWED USES FOR NEW PD ZONING FOR FALCON COMMERCE CENTER Permitted Uses

Automotive repair and service facilities, including retail sale of gasoline

Motor freight terminal and contractor yard for vehicles, equipment, materials and/or supplies

Automotive sales and rental facilities Multifamily Residential Bottling and food processing Offices (e.g. corporate, professional, business, commercial,

medical, government offices and office showrooms Clinics Outdoor storage (as restricted pursuant to this article) Community centers Parking lots/structures, garages/transit terminals, park & ride Community recreational facilities Personal service establishments Conference centers Places of public assembly, entertainment and recreation Convenience stores, including retail sale of gasoline Public and private schools, colleges, universities and institutes Drug stores Public buildings, including libraries Feed stores and lumber yards Public lodging facilities, conference centers Fences, golf courses, open spaces, and lakes, parking areas, roadways, bike paths, pedestrian and equestrian trails

Public or private membership clubs and health clubs

Financial institutions Religious facilities and institutions Heliports Repair, rental and servicing Hospitals, nursing and convalescent homes, and other extended care facilities and clinics

Research facilities and laboratories

Industrial supply facilities Restaurants, lounges and fast food establishments Laundries and dry-cleaning establishments Retail stores, sales and display rooms and shops, and retail

uses ancillary to and associated with any permitted use Liquor stores Sale at wholesale or storage of wholesale items Manufacturing, processing, fabrication and assembly Service-related businesses Mortuaries Warehousing including "mini storage" units

Conditional Uses Childcare centers Electrical substations Fire and police stations Veterinary hospitals and boarding kennels

Accessory Uses Utility and communication distribution lines Parking areas Roadways, bike paths, pedestrian and equestrian trials Storm drainage facilities Incidental only to a permitted use, any use may be operated as an accessory use if it complies with the following conditions: • Is clearly incidental and customary to and commonly associated with the operation of the permitted use; • Is operated and maintained under the same ownership or lessees or concessionaires thereof, and on the same site as the

permitted use. Temporary Uses Sales and information units Construction offices, construction material processing and

storage


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Per Section 17.40.140 of the Town of Monument Municipal Code, the Sketch PD Plan should indicate the proposed uses and densities of the property including open space, parks, and regional trail corridors and major planned roadways and utility services. Map 2 below is a rendered version of the Sketch PD Plan.

MAP 2: RENDERED SKETCH PD PLAN

The site comprises 214 acres divided into zones of differing mixes of uses. For all zones it is intended to maintain as much flexibility as possible to support a wide range of use options for this large site. The general intent is for commercial uses to be concentrated on the Baptist Road frontage for visibility and accessibility. Other commercially-oriented uses will be located adjacent to I-25 where visibility is important but direct accessibility is not as critical (e.g. hotels, car showrooms, offices). The industrial, manufacturing and distribution type uses will be mostly sited on the west side of the site as these uses do not require visibility or direct customer access.


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The identified use zones can be summarized as follows:

AREA A –12.31 acres of commercial, office and/or medical.

AREA B – 42.25 acres of commercial, office, industrial, medical, civic, institutional, warehouse distribution.

AREA C – 68.54 acres of industrial, office, medical, civic, institutional, warehouse distribution.

AREA D – 42.95 acres of civic, industrial, institutional, warehouse distribution, or multifamily residential.

AREA E – 9.97 acres centralized detention facility.

AREA F – 24.27 acres of Open Space encompassing the Jackson Creek drainage and PMJM habitat.

The only proposed addition to the already permitted uses is the inclusion of an option for multi-family residential development on the southern 42.25 acres of the property (AREA D). This area is separated from the majority of the site by Jackson Creek and may be a more viable location for multifamily residential than for one of the permitted non-residential uses. If the southern area were to be developed for multifamily residential, this would occupy the entirety of AREA D and would not be mixed in with any non-residential use.

Access to the site will be off Baptist Road via Terrazzo Drive. Terrazzo Drive will be extended south and will function as the major collector road for the development. A secondary access is to be provided to the west onto Woodcarver Road, via Squadron Drive. It is proposed to add a second bridge over Jackson Creek paralleling the existing bridge across Jackson Creek in order to provide two points of access to the southern parcel (AREA D). This proposed dual bridge access has been discussed with the Trilakes Monument Fire Chief who is in agreement with the principle, subject to further consideration of the details with the Final PD Site Plans.

A 24.27-acre area adjacent to Jackson Creek is to be preserved as open space to protect the creek environment and, in particular, the PMJM critical habitat area. A trail is proposed adjacent to this area and other trail connections are identified to provide connectivity from within the site to the Santa Fe Regional Trail.

A 9.97-acre centralized detention facility will provide detention and water quality treatment for the stormwater runoff from the part of the site north of Jackson Creek and off-site flows from the tributary area. Detention for the area south of Jackson Creek will be addressed with the development of that area. The Master Development Drainage Plan (MDDP) provides additional details.

The Declarations of Covenants, Conditions, Restrictions and Easements (CC&Rs) for Falcon Commence Center were recorded on August 31st, 2017. These reference Design and Development Guideline dated August 1st 2017, which include specifications relating to site design, lighting design, sign design, landscape design and architectural design. The Pinon Pines Metropolitan District No. 3 was approved by


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the Town of Monument on July 24, 2003. This District will enforce theCC&Rs, provide design review services, and exercise the functions of the Design Review Board for Falcon Commence Center.

PROJECT JUSTIFICATION

1. ZONE CHANGE

This rezoning action is not a choice of the Applicant but a requirement of the Town’s Municipal Code Section 17.40.050, which indicates that any property subject to a previously approved PD (which includes PCD and PID), that has not been platted and for which a certificate of occupancy has not been issued, shall be rezoned (via a major PD amendment) to PD at no cost to the applicant.

The Town of Monument Municipal Code does not include specific criteria for reviewing a change in Zoning. Typical considerations include consistency with the purposes and intent of the Code and with the policies of the Comprehensive Plan. Section 17.84.030 of the Code indicates that fiscal impact evaluation may be required in conjunction with any amendment to the zoning code involving significant changes to use and/or density.

a. Consistency with the Monument Municipal Code

Section 17.04.030 of the Municipal Code identifies the purpose of the Zoning Ordinance as “to promote the health, safety, convenience, order, prosperity, aesthetics, environmental quality, and general welfare of the present and future inhabitants of Monument, Colorado”.

This rezone is not materially changing the existing zoning for the site, it is simply bringing it in line with current nomenclature in the Town’s Municipal Code. The only addition is adding multifamily residential as a permitted use. The land use will significantly increase residential diversity in Monument, providing much needed housing choice in an accessible location, which will expand the residential opportunities in Monument and improve the general welfare of existing and future residents.

b. Consistency with the Monument Comprehensive Plan

The Future Land Use Map in the 2017 Comprehensive Plan identifies the site as CC (Commercial Center) along Baptist Road and the northeast part of the boundary adjacent to I-25, LI (Light Industry) for the remainder of the site, with PR (Parks and Recreation, Open Space, Open Lands, Trails) along the drainageways.

The Plan indicates that Commercial Centers are suitable for uses that provide goods and services for the region and traveling public, entertainment complexes including theaters and indoor recreation, lodging and meeting facilities, and large specialty retail establishments that people will drive distances to shop. It is noted that this type of development generates a high number of vehicle trips and is appropriate at


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the I-25 and Baptist Road interchange. Developments in the CC areas should include well-planned, attractive clusters or nodes of commercial development that complement each other.

The Plan notes that the Light Industrial areas are suitable for small office, contractor trades, small-scale fabrication, warehouses, manufacturing, and business services. The Plan suggests that these sites should accommodate smaller business, office, research, and development space that require the distribution of goods by cargo vans and smaller trucks but not semi-trucks. It also recommends that development should be clustered and smaller scale to preserve view corridors from I-25 to the mountains, with landscape buffering or other screening to ensure no visible outdoor storage.

This Comprehensive Plan vision for the site is not entirely consistent with the existing zoning for Falcon Commerce Center. While the preferred uses and characteristics are permitted, the existing zoning allows a much wider variety of uses, including some heavier industrial uses that would require the use of semi-trucks, as well as development standards that allow for larger scale buildings. The currently proposed PD zoning intends to keep the broad range of uses and development standard flexibility of the existing zoning intact.

MAP 3: EXTRACT FROM FUTURE LAND USE MAP

Source: Town of Monument Comprehensive Plan 2017

The residential component of the project is expected to be a mix of apartments, residential-attached, (duplexes, townhouses) and single-family detached homes. The Comprehensive Plan acknowledges that residential-attached use is an important component of the overall land use mix for the Town, as it provides a mix of housing options to serve the growing area workforce and a more affordable housing alternative for new homeowners or those transitioning out of single-family detached residences.

The Comprehensive Plan also encourages residential-attached to locate adjacent to existing attached housing and adjacent to large scale non-residential development, as a transition between non-residential uses and single-family neighborhoods. The different residential density zones proposed in The Village have been thoughtfully located with consideration to providing an appropriate transition from the existing uses and densities adjacent to the site. The higher density residential is located to the northwest, where it is adjacent to Highway 105 and the existing Crossroads commercial center. The lower density single-family residential is sited in the southeast corner adjacent to the half-acre County lots. The proposed attached residential is situated adjacent to the east boundary, where it is comparable to the adjacent smaller lot detached residential (3,000 sf lots), attached-residential and neighborhood commercial center. It also provides a transition to the higher density residential and commercial proposed on the west side of Jackson Creek Parkway.

The proposed residential, commercial and mixed-use development illustrated on the Sketch PD Plan will also meet the following policies and objectives of the 2017 Comprehensive Plan:


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There are also a number of policies within the Comprehensive Plan that support the proposed PD zoning:

Policy LU-3: Allow for a wider array of land use types to meet changing community needs.

The diverse mix of commercial, industrial, distribution/warehousing, office, civic, institutional and multifamily residential land uses proposed on the Sketch PD Plan will provide a wider array of development options to meet the changing needs of the community.

Opportunity LU-A: With 2,389 gross acres of land available for development, the Future Land Use Plan provides an opportunity to move from single-use developments to a mix of complementary land uses. These uses can be developed into various activity nodes, thereby ensuring an appropriate balance of live, work, and play environments.

The Sketch PD Plan identifies a mix of complementary land uses consistent with the Commercial Center and Light Industrial land use designations on the Future Land Use Map. The inclusion of multifamily residential uses on the site provides the opportunity for the desired balance of live, work, and play environments.

Opportunity LU-E. Capitalize on the three I-25 interchanges for destination sales tax producing land uses.

The continuation of commercial uses as part of the Sketch PD Plan is not only consistent with the current zoning, but it also provides destination sales tax producing land uses capitalizing on its location adjacent to the I-25 and Baptist Road interchange, which is wholly consistent with opportunity LU-E.

Opportunity LU-G. Encourage highway-oriented businesses to locate in the mixed use and defined community centers with shared access. The PD Zoning and Sketch PD Plan will allow highway-oriented uses and it is anticipated that these uses will locate primarily within the Commercial Center area designated on the Future Land Use Map. The Sketch PD Plan proses a mix of uses in these areas that will utilize a shared access off Baptist Road, consistent with this policy goal.

Opportunity POS-A. Planned developments provide more amenities than traditional zoning in return for greater flexibility. This is typically in the form of parks, open space, and trails. When approving Planned Developments, look at ways to locate dedicated land and trails to connect with existing parks trails and useable open space.

The proposed Planned Development incorporates almost 25 acres open space around the Jackson Creek corridor and provides internal trail and sidewalk connections to the Santa Fe Trail along the site’s western and southern boundary. This will provide easy access to the trail for workers at Falcon Commerce Center and the multifamily residents for both commuting and recreational use.


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Opportunity ED-C. Continue to promote Monument as the business, shopping, service, employment, and activity hub for the Tri-Lakes region.

The diverse mix of commercial, industrial, distribution/warehousing, office, civic, institutional and multifamily residential land uses proposed on the Sketch PD Plan will further the objective of promoting Monument as the activity hub for the Tri-Lakes region.

c. Fiscal Impacts

As noted above, the proposed zoning is generally consistent with the existing zoning other than the introduction of multifamily residential use. The majority of the site will continue to be developed for commercial, office, industrial use types with some civic and institutional uses anticipated. The addition of multifamily residential will add to the diversity of uses and will help to make the non-residential uses more viable by providing convenient workforce housing and potential customers.

2. SKETCH PD PLAN

Section 17.40.140 of the Town of Monument Municipal Code states that the Sketch PD Plan must adequately address the following criteria in a manner consistent with the general public interest, health, safety and welfare:

1. Quality and functionality of open space reservations are appropriate to the site;

The Sketch Plan proposes open space around the Jackson Creek corridor and provides internal trail and sidewalk connections to the Santa Fe Trail along the site’s western and southern boundary. This will provide easy access to the trail for workers at Falcon Commerce Center and the multifamily residents for both commuting and recreational use. This is an appropriate provision in the context of the primarily non-residential use of the site. The multifamily residential area will include open space and amenities specifically for the use of those residents.

2. Appropriate relationship exists between use areas, both internal and surrounding, with adequate buffer areas provided if warranted;

The different uses zones shown on the Sketch PD Plan have been thoughtfully located with consideration to providing an appropriate transition through the site and in the context of the surrounding area. The recorded CC&Rs and associated Design and Development Guidelines will control the relationship between uses internal the site.

The general intent is for commercial uses to be concentrated on the Baptist Road frontage for visibility and accessibility. Other commercially-oriented uses will be located adjacent to I-25 where visibility is important but direct accessibility is not as critical (e.g. hotels, car showrooms, offices). The industrial,


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manufacturing and distribution type uses will be mostly sited on the west side of the site as these uses do not require visibility or direct customer access.

The proposed multifamily residential area in the southern part of the site is separated from the commercial/industrial uses by Jackson Creek and the large open space area adjacent to it. This will provide a substantial buffer between the residential and non-residential use.

A 50-foot setback/buffer is proposed adjacent to I-25 and a 25-foot setback is included along Baptist Road. A 20-foot buffer is also included along the Santa Fe trail to preserve the environment of the trail. Landscaping setbacks will be provided along both sides of Terrazzo Drive.

The United States Air Force Academy (USAFA) lies to the south of the site and the development of this Sketch PD Plan has taken into account potential impacts on the Academy’s mission. We understand that the Jack’s Valley training area lies in this northern part of the Academy. We have been able to locate the shooting range via aerial photography and it is sited over 2 miles to the west of the southwest corner of this property. The berms for the shooting range are on the west side, so the shooting activities are directed to the west, away from this property. It is not anticipated that any shooting activities will cause a safety or noise concern for future businesses or residents at Falcon Commerce Center. As an additional measure, a 25- foot buffer is provided on the south and west sides of Area D for non-residential uses, which is to be increased to 50-foot for residential use.

Notes are also included on the Sketch PD Plan to reflect USAFA’s standard request for an avigation easement and noise notice on Final Plats for residential uses. While these notes are not implemented at the Sketch Plan level, their inclusion demonstrates the intent to carry these notes forward to the more detailed development phases.

3. Circulation system provides adequate accessibility;

Access to the site will be off Baptist Road via Terrazzo Drive. Terrazzo Drive will be extended south and will function as a collector road for the development. A secondary access is to be provided to the west onto Woodcarver Road, via Squadron Drive. It is proposed to add a second bridge over Jackson Creek paralleling the existing bridge across Jackson Creek in order to provide two points of access to the southern parcel (AREA D). This proposed dual bridge access has been discussed with the Trilakes Monument Fire Chief who is in agreement with the principle, subject to further consideration of the details with the Final PD Site Plans.

A Traffic Impact Report prepared by SM Rocha, LLC analyses the short- and long-term impacts of the additional traffic to be generated by this development and other development projects in the vicinity. The report indicates that a traffic signal at Baptist Road/Terrazzo Drive will be warranted at some point during the development of this and/or other projects in the area. The traffic analysis assumes this signalized scenario and shows that all intersections in the study area will operate at acceptable levels of service in both the short- and long-term horizon.


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4. Trail system provides adequate internal circulation and makes appropriate external connections;

Pedestrian circulation will be available via the sidewalks along both sides of the internal road network and by trail connections to the Santa Fe Regional Trail.

5. Phasing plan presents a logical development sequence for sub-areas of the PD designed to provide for cost-effective roadway, utility and other infrastructure and service extensions, minimizes unnecessary utility extensions, and adequately addresses other fiscal concerns of the Town; Phasing is likely to take place from north to south in order to provide adequate and cost -effective roadway and utility infrastructure. It is planned to mass-grade the part of the property north of Jackson Creek with the first phase of development in order to provide the centralized detention facility to serve the first phase of development. 6. Utility service is physically feasible and economically capable of being connected to the Town system, unless such connection requirement is specifically waived by the Town; Water and Wastewater service will be provided by Forest Lakes Metropolitan District. MVEA will provide electric service and Black Hills Energy will provide natural gas service. Gas service is currently in the process of being expanded across I-25 to serve new development areas to the west. 7. The Sketch PD Plan layout and density are sensitive to the site's major environmental characteristics including topography, view sheds, and vegetation;

The Environmental Assessment Map and Slope Analysis included with the Sketch Plan identifies the physical and natural features of the site. The attached Visual Analysis also provides information on the site’s characteristics, view sheds, and vegetation. The site has gently undulating topography that slopes generally from the northeast to the southwest, although there are some steeper sloping areas adjacent to the drainageways on the site. There is the remnant of a former railroad embankment that runs alongside I-25, partially within this property, but mainly within the CDOT owned land that cuts into the eastern boundary of the site.

The majority of the site is characterized by native grasses with a few scattered trees. Vegetation on the site is concentrated along the eastern boundary in the vicinity of the former railroad embankment and within the Jackson Creek drainage, and consists primarily of Ponderosa Pines, Scrub Oaks, Cottonwoods and Willows. Jackson Creek is the foremost natural feature on the site and is to be to preserved as open space. This extensive 24.27-acre open space area is approximately 1000 feet wide and will preserve a view shed across the site to the front range.


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An Environmental Assessment prepared by Bristlecone Ecology is submitted with this Sketch PD Plan. This includes a detailed analysis of the site’s major environmental characteristics and concludes as follows:

Vegetation: Vegetation will be unavoidably disturbed through development of the Project site. The majority of the site is classified as Foothill Grasslands of moderate quality and impacts are not expected to imperil or substantially harm this or other ecosystems. The highest quality habitat on the site, the riparian habitat along Jackson Creek, is not expected to be impacted by Project development as it will be retained as open space.

Aquatic Resources: Aquatic resources are present on the site in association with Jackson Creek and as four isolated, presumably non-jurisdictional, wetlands in upland swales. The Sketch PD Plan will not impact the jurisdictional aquatic resources along Jackson Creek. Bristlecone Ecology considers the four isolated wetlands to be non-jurisdictional, but this needs to be verified by a Jurisdictional Determination through the Army Corps of Engineers. Assuming these wetland areas are non-jurisdictional, a permit would not be required for their removal.

Noxious Weeds: List B and List C Species of noxious weeds are present on the site in several areas. A Noxious Weed Management Plan is included with the Environmental Assessment Report, which details recommendations for identifying and controlling the spread of noxious weeds prior to, during, and/or post-construction.

Wildfire: The majority of the Project area is mapped as “Moderate” wildfire risk with a few small pockets of “Low” risk and even fewer pockets of “High” risk present. Development of the site would result in a reduction of the available fuels for wildfires, while simultaneously increasing the values and assets present on the site. As such, the wildfire risk index for the Project is expected to decrease somewhat as a result of development.

Wildlife: Some wildlife will inevitably be affected by development of the Project area. Species that occur in wetland and riparian habitat are expected to benefit from open space protection along and adjacent to Jackson Creek. Once cattle are removed from the site, some species will likely see additional benefits as grasses and woody vegetation improve. Implementation of a stormwater management plan will assist in protecting water quality in Jackson Creek, which will provide additional benefits to aquatic species.

Federally Listed Threatened & Endangered Species: Two federally listed T&E species have the potential to occur on the Project site. The Preble’s Meadow Jumping Mouse (PMJM) is expected to occur within designated Critical Habitat along Jackson Creek. Since development is not planned in and around Jackson Creek, PMJM is not expected to be adversely affected by site development. The Ute Ladies’-Tresses Orchids (ULTO) has a low likelihood of occurrence in association with wetlands on the site and is, therefore, unlikely to be impacted by this project.


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The Geologic Hazard Study prepared by CTL Thompson did not identify any geologic hazards that would preclude development of the site as proposed. Conditions identified that may pose some hazards or constraints include expansive soils and bedrock. Regional geologic conditions that impact the site include seismicity and radioactivity. None of these conditions are unusual in the region and each can be mitigated with engineering design and standard construction methods for this area.

8. The plan is consistent with Town's Comprehensive Plan in effect at the time of application, and other relevant Town goals and policies.

The Zone Change analysis above demonstrates that the Sketch PD Plan is generally consistent with policies and objectives of the Town's Comprehensive Plan in effect at the time of application, and other relevant Town goals and policies.

SUMMARY

The proposed rezoning of the subject property from PIP to PD and the accompanying Sketch PD Plan for Falcon Commerce Center is consistent with the purpose of the Zoning Ordinance and the policies and goals of the 2017 Comprehensive Plan. The Sketch PD Plan meets all the criteria in Section 17.40.140 of the Municipal Code in a manner consistent with the general public interest, health, safety and welfare of the Town’s existing future residents

The mix of commercial, office, industrial, distribution, institutional, and civic use is consistent with the uses permitted under the current zoning ordinance 5-89. This diverse mix of land uses will further the objective of promoting Monument as the activity hub for the Tri-Lakes region. The continuation of sales tax generating commercial uses as part of the new PD zoning will capitalize on the site’s location adjacent to the I-25 and Baptist Road interchange, as encouraged in the Comprehensive Plan. The addition of multifamily residential will further the Comprehensive Plan objectives of allowing for a wider array of land uses to meet the changing needs of the community and provides the opportunity for the desired balance of live, work, and play environments.

P:\CP Real Estate\Falcon Commerce Center\Admin\Submittals\Falcon Commerce_Project Narrative_4.13.20.docx

Visual AnalysisFalcon Commerce Center

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Panorama 2: View East of Site Towards 1-25

Panorama 1: View of Front Range

Image 1: View South Along Existing Road

Image 2: View East Along Looking at I-25

Image 3: View South Along Past Rail Road Berm

Image 4: View West Towards Riparian Prebble Mouse Habitat

Image 5: View Southwest Along Existing Drainage Way

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Falcon Commerce_Project Narrative_4.13.20FCC Visual Analysis

FALCON COMMERCE CENTER REZONE AND SKETCH PD PLAN · 2020. 4. 17. · Falcon Commerce Center: Rezone...

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Transcript of FALCON COMMERCE CENTER REZONE AND SKETCH PD PLAN · 2020. 4. 17. · Falcon Commerce Center: Rezone...