Title
Establishing the Banning Lewis Ranch Village B2 PDZ Concept Plan for proposed Residential (3.5-7.99 du/ac density) consisting of approximately 511.20 acres located north of Tamlin Road and northeast of Dublin Boulevard and Banning Lewis Parkway intersection. (Quasi-Judicial)
Related Files: MAPN-23-0001; PUDZ-23-0002; PDZL-24-0003; ZONE-23-0008; COPN-23-0010; SUBD-23-0052
Located in Council District #6
Presenter:
Tamara Baxter, Planning Supervisor, City Planning Department
Kevin Walker, Planning Director, City Planning Department
Body
Summary:
Owner: Walt Colorado LLC
Developer: Clayton Properties Group II, Inc. DBS Oakwood Homes of Colorado Springs
Representative: LAI Design Group
Location: Northeast of Dublin Boulevard and Banning Lewis Parkway
The project consists of approximately 511.20 acres, located in the northeast corner of Banning Lewis Parkway and Dublin Boulevard. The Major Master Plan Amendment proposes a revision of the previous land use designations. There are two zone change requests associated with this application: one proposes to change the approximate 501.99 acres from PDZ/R-5/CR/R-1 6/MX-M/CR/AP-O/SS-O (Planned Development Zone District; Multi-Family High with Conditions of Record; Single-Family - Medium; Mixed-Use Medium Scale with Conditions of Record, and Airport and Streamside Overlays) to PDZ/AP-O/SS-O (Planned Development Zone District and Airport and Streamside Overlays: Residential, density of 3.5-7.99 du/ac, and maximum building height of 35 feet). The second rezone application proposes changing 9.2 acres from PDZ/R-5/CR/AP-O/SS-O (Planned Development Zone District; Multi-Family High with Conditions of Record, and Airport and Streamside Overlays) to MX-M/AP-O/SS-O (Mixed-Use Medium Scale and Airport and Streamside Overlays). Concurrent Concept Plans illustrate the envisioned commercial and residential developments with proposed access, roadway extensions, and connections to future development beyond the limits of the project. The project includes a concurrent request for an approximate 35.856-acre, cumulative, right-of-way vacation affecting previously platted portions of Banning Lewis Parkway, Dublin Boulevard, and Vista Del Oro Boulevard, which was platted with the Banning Lewis Ranch Filing No. 1 and No. 3.
Background:
Please see the attached City Planning Commission Staff Report for a complete analysis of the proposed application.
The review criteria for PDZ Concept Plan as set forth in City Code Section 7.5.605 (previous City Code Chapter 7) are noted below.
A. Is the proposed development pattern consistent with the Comprehensive Plan and all applicable elements of the Comprehensive Plan (including the intermodal transportation plan and the parks, recreation and trails master plan)?
B. Are the proposed uses consistent with the Comprehensive Plan, as amended?
C. Is the proposed development consistent with any City approved master plan that applies to the site?
D. Is the proposed development consistent with the intent and purposes of this Zoning Code?
E. Does the development pattern proposed within the PUD concept plan promote the stabilization and preservation of the existing or planned land uses in adjacent areas and surrounding residential neighborhoods?
F. Does the development pattern proposed within the PUD concept plan provide an appropriate transition or buffering between uses of differing intensities both on site and off site?
G. Does the nonresidential development pattern proposed within the PUD concept plan promote integrated activity centers and avoid linear configurations along roadways?
H. Are the permitted uses, bulk requirements and required landscaping appropriate to and compatible with the type of development, the surrounding neighborhood or area and the community?
I. Does the PUD concept plan provide adequate mitigation for any potentially detrimental use to use relationships (e.g., commercial use adjacent to single-family homes)?
J. Does the PUD concept plan accommodate automobile, pedestrian, bicycle and transit modes of transportation as appropriate, taking into consideration the development's primary function, scale, size and location?
K. Does the PUD concept plan include a logical hierarchy of perimeter and internal arterial, collector and local streets that will disperse development generated vehicular traffic to a variety of access points and ways, reduce through traffic in adjacent residential neighborhoods and improve resident access to jobs, transit, shopping and recreation?
L. Will streets and drives within the project area be connected to streets outside the project area in a way that minimizes significant through traffic impacts on adjacent residential neighborhoods, but still improves connectivity, mobility choices and access to jobs, shopping and recreation?
M. Does the PUD concept plan provide safe and convenient vehicle and pedestrian connections between uses located within the zone district, and to uses located adjacent to the zone district or development?
N. Will adequately sized parking areas be located to provide safe and convenient access, to avoid excessive parking ratios and avoid excessive expanses of pavement?
O. Are open spaces integrated into the PUD concept plan to serve both as amenities to residents/users and as a means for alternative transportation modes, such as walking and biking?
P. Will the proposed development overburden the capacities of existing or planned streets, utilities and other public facilities?
Q. Are the areas with unique or significant natural features preserved and incorporated into the design of the project? (Ord. 03-110; Ord. 03-190; Ord. 09-70; Ord. 09-80; Ord. 12-68; Ord. 19-3)
Staff finds that the proposed application meets the review criteria.
Previous Council Action:
City Council approved the Banning Lewis Ranch #2 Annexation (Ordinance 88-115) dated August 9, 1988. City Council approved the Banning Lewis Ranch Master Plan in 1998.
Financial Implications:
The Fiscal Impact Analysis (FIA) for the Master Plan Amendment indicates a positive cumulative cashflow for the City during the 10-year timeframe. The revenue generated by construction as well as the revenue generated by the retail acreage is greater than the expenditure created for the City.
City Council Appointed Board/Commission/Committee Recommendation:
City Planning Commission voted to approve the Major Modification of the Banning Lewis Ranch Village B2 Master Plan, Banning Lewis Ranch Village B2 PDZ Zone Change, Banning Lewis Ranch Village B2 PDZ Concept Plan, Banning Lewis Ranch B2 Zone Change, Banning Lewis Ranch Concept Plan, and Banning Lewis Ranch Village B2 Vacation of Right-of Way at the July 8, 2026, meeting (9-0)
Recommended Action
Proposed Motions:
PDZL-24-0003 - Banning Lewis Ranch Village B2 PDZ Concept Plan
Should the City Council wish to approve the Banning Lewis Ranch Village B2 PDZ Concept Plan application, the following motion is suggested:
Approve the Banning Lewis Ranch Village B2 PDZ Concept Plan related to approximately 501.9 acres based upon the findings that the proposal complies with the review criteria for a PDZ Concept Plan set forth in City Code Chapter 7 Section 7.3.605, and the review criteria for establishing a Concept Plan set forth in City Code Section 7.5.501(E). (This application was reviewed and decided according to previous City Code Chapter 7, which was repealed and replaced in 2023 per Ordinance No. 23-03.)
Should the City Council wish to deny the Banning Lewis Ranch Village B2 PDZ Concept Plan application, the following motion is suggested.
Deny the Banning Lewis Ranch Village B2 PDZ Concept Plan related to approximately 501.9 acres based on the findings that the proposal does not comply with the review criteria for a PDZ Concept Plan set forth in City Code Chapter 7 Section 7.3.605, or the review criteria for establishing a Concept Plan set forth in City Code Section 7.5.501(E). (This application was reviewed and decided according to previous City Code Chapter 7, which was repealed and replaced in 2023 per Ordinance No. 23-03.)