CITY PLANNING COMMISSION ITEM NOS: F & G STAFF: ROBERT TEGLER FILE NOS: CPC A 02-010 - LEGISLATIVE CPC ZC 02-011 - - LEGISLATIVE PROJECT: ACADEMY CHRISTIAN CHURCH ANNEXATION APPLICANT: LEIGH WHITEHEAD & ASSOCIATES OWNER: ACADEMY CHRISTIAN CHURCH PROJECT DESCRIPTION: This is a request for annexation of a 7.3-acre property at the southeast corner of Hwy. 83 and Old Ranch Rd., and a zone change from El Paso County RR-3 to City A/CR (Agricultural with Condition of Record). The property contains an existing church. No further development is anticipated with this request. STAFF'S RECOMMENDATION: ITEM NO. E: CPC A 02-010 - ANNEXATION Approve the annexation because it will be in compliance with Conditions For Annexation 7.6.203 and the Comprehensive Plan subject to the following condition and technical revision: Show on the annexation plat, and record by separate deed 12 feet of additional right-of– way for Old Ranch Road. ITEM NO. F: CPC ZC 02-011 – ZONE CHANGE Approve the zone change to A/CR because it will conform to Zone Change Review Criteria 7.5.603.B. subject to the following Conditions of Record: 1. The use of the property is restricted to Religious Institution. 2. Approval of a development plan and subdivision plat will be required in conjunction with any further development of this property. SUMMARY: This property was subject to a pre-annexation agreement approved by the City in 1997. Conditions have not changed and the site still meets all applicable criteria for annexation. The Agricultural zone with conditions of record is appropriate for the site and protects nearby properties from potential adverse impacts. COMPREHENSIVE PLAN: Strategy T 103d: Incorporate Land Use and Traffic Planning in Development Review Identify and address traffic issues in land use proposals. Avoid access to new businesses through established residential neighborhoods. Resolve traffic issues prior to granting project approval. Objective CIS 2: Annexations will benefit the City Annexations will be a benefit to the City and will occur in a manner that ensures a logical and sequential extension of the City’s boundary. Annexation is the process by which municipalities incorporate new territory, and is one of the most dramatic and lasting actions a municipality takes. A thorough evaluation of the costs and benefits of servicing the new area should be carried out prior to the approval of an annexation. Strategy CIS 201a: Ensure that Annexation Requests are in Compliance with State Law Review annexation requests to meet all statutory requirements for annexations according to the laws of the State of Colorado. If requests are not in compliance with state statutes, work with those requesting annexation to correct any deficiencies. Policy CIS 202: Annexations Will be a Benefit to the City Evaluate proposed annexations to determine if the request is a benefit to the City. Strategy CIS 202a: Evaluate Annexations to Determine if They Will Benefit the City Evaluate an annexation’s benefit to the City based on the following criteria: The short and long-term fiscal impact of extending City services; The impact a development area may have upon the City if it is not annexed; Any necessary capital improvements and anticipated revenues generated by the proposed development; Employment opportunity; Consistency with the Colorado Springs Utilities Water Resources Plan; Improved stormwater management including stormwater quality controls; Improved public transportation; Diversification of the economic base; The City’s ability to accommodate projected population increases; The efficiencies of adding the annexation to the City; Effect on air quality; and Impact on environmental quality. Strategy CIS 202b: Require Master Plans for Annexation Requests Require a master land use plan to be included and approved by the City prior to final approval of the annexation. The master plan will include a phasing plan and may need to be supported by adequate and appropriate financial performance guarantees relating to phasing of the master plan. Strategy CIS 202c: Ensure Sufficient Water and Wastewater Facilities Colorado Springs Utilities will review annexation requests to assess the sufficiency of current and projected water and wastewater facilities available for present and projected needs consistent with Colorado Springs Utilities policy direction. Policy CIS 203: Development will be Consistent with Long Range Plans Phase development in compliance with the Strategic Network of Long-range Plans for infrastructure and services in a cost-effective and predictable manner. Strategy CIS 203a: Establish Timing of Development Establish the phasing of development and the initial level of City services through an annexation agreement between the City and property owners seeking either annexation or City services. Policy CIS 204: Avoid Creating Enclaves and Eliminate Existing Enclaves Avoid annexations that create enclaves, and begin the sequential process of annexing existing enclaves. Strategy CIS 204a: Avoid Enclaves Work with property owners requesting annexations to avoid creating enclaves. Annexations that create enclaves will not be approved. Strategy CIS 204b: Identify and Annex Existing Enclaves Identify all existing enclaves and create a phasing plan for their annexation. Identify infrastructure and service deficiencies based upon current Level of Service standards. Determine how the costs will be paid if the enclave requires infrastructure up-grades to be consistent with City standards. Strategy CIS 204c: Foster Cooperation to Annex Enclaves Develop cooperative approaches with area property owners, El Paso County and other governmental entities that equitably address the unique issues associated with the annexation of enclaves and peninsulas. Strategy CIS 501a: Coordinate the Planning and Provision of Services. Colorado Springs Utilities will identify, coordinate, and plan for utility resource and utility infrastructure service to customers within the City and Colorado Springs Utilities service areas. BACKGROUND: Existing Zoning/Land Use - County RR-3 (Rural Residential)/ Church Surrounding Zoning/Land Use - North - PIP-1/ Old Ranch Rd., vacant South - County RR-3/ single family residential East - County RR-3/ single family residential West - County RR-3/ Hwy. 83, single family residential Subdivision – Vacated Lots K and L, Fil. No. 2 of Spring Crest Physical Characteristics – Developed property with an existing church and related improvements. No significant features. DEPARTMENTAL REPORTS: City Engineering – 1. Adjacent street construction obligations will be determined and clarified at the time of subdivision platting. 2. Previous agreements were made relating to payment of drainage fees on this site. Originally, payment of drainage fees was deferred from the time of utility application for three years and at that time annexation would occur and drainage fees paid. I recall subsequent discussions about collecting drainage fees at the time of subdivision platting (replatting) after the site is annexed. In such case the drainage fees would be collected on the platted acreage. (For example if they are not required to plat their entire ownership to accomplish their development, then fees would only be due on the area required to be platted.) 3. Please use the following language in the annexation agreement: PUBLIC FACILITIES Drainage. A Preliminary/Final Drainage Report/Plan shall be prepared and submitted by the Owner to the City and approved by the City Engineer prior to recording the Annexation Plat. Said report shall document the requirement for payment of drainage fees at the time of subdivision platting. Updated Preliminary/Final drainage Reports/Plans or Drainage Letters will be required in the normal manner at the time of Development Plans and Preliminary/Final Plat applications. The Owner shall be responsible for construction, at his expense, of all drainage improvements included in any approved drainage plans. The Owner shall comply with all drainage criteria, standards, policies and ordinances in effect at the time, including the payment of any drainage and arterial bridge fees at the time of subdivision platting and the reimbursement for drainage facilities constructed. Traffic Engineering – 1. Old Ranch Road is identified as a Minor Arterial in the Intermodal Transportation Plan. As such the annexation should include the additional right of way requirement of 12 feet necessary to facilitate the minor arterial roadway. 2. Access will remain on Montezuma Road, no new access will be allowed on Old Ranch Road or State Highway 83. 3. Adjacent street construction obligations will be determined and clarified at time of subdivision platting. 4. Standard comments. Comprehensive Planning - Since utility service has been extended to the site, annexation is appropriate. David Litzelman Budget and Finance - Make sure in the annexation agreement that the City negotiate any off-site improvements that may be necessary based on comments from other Units. For example, rightsof-way and access points, public safety concerns, etc. Lisa Bigelow Utilities - This item is acceptable to forward to City Council for their review and approval. Please include the standard annexation agreement language regarding CSU issues including the section on electric service territory transfers. Water/Wastewater - Wastewater Service has been provided to this site through a Pre-Annexation Agreement. No other wastewater improvements will be required to serve this site unless additional onsite construction requires it. Dan Tippie CDOT – This portion of Hwy. 83 is under administrative control by the City of Colorado Springs although CDOT continues to maintain the roadway. Drainage to the state highway shall not exceed the undeveloped historic rate of flow. Any excess shall be detained on site and released at historic rates. The state highway will not be impacted by approval of either request. Fire – Acceptable. USAF Academy – The AFA will not agree to upstream developments releasing water and stormwater runoff through point or non-point drainage onto our property above historic flows. Due to the proximity of this development to our main airfield arrival departure corridor, the USAF Academy requests the following notice be placed on this project’s final plat: “NOTICE: This property may be impacted by noise and other similar incidental sensory effects of flight caused by aircraft used in the USAF Academy’s Airmanship Program. This notice shall remain in effect until the Academy shall cease to be actively used. This notice shall run with the land.”. All Other Reporting Departments - Standard or no comment. PETITIONER'S JUSTIFICATION: FIGURE 1 STAKEHOLDER PROCESS: The public process involved with the review of these applications included posting of the site, and sending of letters on two separate occasions to all property owners within a 500 ft. radius of the property. There have been no objections. ANALYSIS OF MAJOR ISSUES: The existing Academy Christian Church was built in unincorporated El Paso County in 1986. In 1997, the church petitioned the City of Colorado Springs for extension of water and wastewater service and the utility services were granted subject to the pre-annexation agreement provision that the church submit an annexation request to the City within three years. The applicant submitted this request to the City in 2002. A site plan (FIGURE 2) for the property shows the existing church building and parking lot. The annexation plat (FIGURE 3) also shows the site, consisting of 7.3 acres, which is not currently platted. Highway 83 and Old Ranch Road form the west and north boundaries respectively. No access is permitted on these streets. The east and south boundaries are Montezuma Rd., a County road with single family residences across the street. The church expects to expand it facilities at some point in the future, but nothing has been proposed yet and no new development is anticipated with these requests. If and when further development occurs a development plan will be required and the property will need to be platted. CONFORMANCE WITH CONDITIONS FOR ANNEXATION 7.6.203 AND THE COMPREHENSIVE PLAN When City Council approved the pre-annexation agreement in 1997, it made a determination that the subject property met the conditions for annexation noted in the Zoning Ordinance. The site meets all technical criteria, is a logical extension of the City, and projected utility services were judged adequate to service the property. The Comprehensive Plan contains several policies and strategies cited earlier in this report. Annexations must be a benefit to the City and occur in a manner that ensures a logical and sequential extension of the City’s boundary. They must meet all statutory requirements for annexations according to the laws of the State of Colorado. The site is part of an enclave (or peninsula) surrounded on three sides by the City and on the west by the USAF Academy. The Comprehensive Plan encourages us to reduce or eliminate enclaves. Strategy CIS 204c states that we should develop cooperative approaches with area property owners, El Paso County and other governmental entities that equitably address the unique issues associated with the annexation of enclaves and peninsulas. Annexation of the Academy Christian Church property is in compliance with these goals. Because of the small acreage, no master plan was required for this request. Approval of the annexation will permit an additional 12’ R.O.W. dedication for Old Ranch Road to the north. Other physical and financial issues such as drainage, street improvements and traffic signals will be deferred until a development plan and subdivision plat are submitted for future development. In conclusion, staff finds that the conditions are met to annex the property and recommends that it be approved. ZONE CHANGE REVIEW CRITERIA 7.5.603.B The property is currently zoned County RR-3. The applicant has requested that the established zone be A/CR (Agricultural with Condition of Record). This zone permits religious institutions as principal permitted uses. The condition of record would restrict the uses on this site to only religious institutions, thus preventing the establishment of A zone uses that would not be compatible with nearby development and inappropriate on this site. Staff recommends another condition that requires approval of a development plan and subdivision plat prior to approval of any further development on this site. The prominent location of the property at the intersection of two major roads, and the proximity of low density residential land uses across the street justify a public process for reviewing intensified use of the land.