Title
A Major Modification to the Banning Lewis Ranch Village B2 Master Plan to allow Residential, Commercial, Park, School, and Public Facility uses consisting of changing approximately 511.9 acres located north of Tamlin Road and northeast of Dublin Boulevard and Banning Lewis Parkway. (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(s).
Review Criteria:
The review criteria for Major Master Plan Amendment as set forth in City Code Section 7.5.408 (previous City Code Chapter 7) are noted below.
A. Comprehensive Plan: The Comprehensive Plan is the context and benchmark for the assessment of individual land use master plans. The proposed land use master plan or the amendment conforms to the policies and strategies of the Comprehensive Plan.
B. Land Use Relationships:
a. The master plan promotes a development pattern characterizing a mix of mutually supportive and integrated residential and nonresidential land uses with a network of interconnected streets and good pedestrian and bicycle connections.
b. Activity centers are designed so they are compatible with, accessible from and serve as a benefit to the surrounding neighborhood or business area. Activity centers also vary in size, intensity, scale and types of uses depending on their function, location and surroundings.
c. The land use pattern is compatible with existing and proposed adjacent land uses and protects residential neighborhoods from excessive noise and traffic infiltration.
d. Housing types are distributed so as to provide a choice of densities, types and affordability.
e. Land use types and location reflect the findings of the environmental analysis pertaining to physical characteristics which may preclude or limit development opportunities.
f. Land uses are buffered, where needed, by open space and/or transitions in land use intensity.
g. Land uses conform to the definitions contained in section 7.5.410 of this part.
C. Public Facilities:
a. The land use master plan conforms to the most recently adopted Colorado Springs parks, recreation and trails master plan.
b. Recreational and educational uses are sited and sized to conveniently service the proposed population of the master plan area and the larger community.
c. The proposed school sites meet the location, function and size needs of the school district.
d. The land use master plan conforms to the adopted plans and policies of Colorado Springs Utilities.
e. Proposed public facilities are consistent with the strategic network of long range plans.
f. The master development drainage plan conforms to the applicable drainage basin planning study and the drainage criteria manual.
D. Transportation:
a. The land use master plan is consistent with the adopted intermodal transportation plan. Conformity with the intermodal transportation plan is evidence of compliance with State and local air quality implementation and maintenance plans.
b. The land use master plan has a logical hierarchy of arterial and collector streets with an emphasis on the reduction of through traffic in residential neighborhoods and improves connectivity, mobility choices and access to jobs, shopping and recreation.
c. The design of the streets and multiuse trails minimizes the number of uncontrolled or at grade trail crossings of arterials and collectors.
d. The transportation system is compatible with transit routes and allows for the extension of these routes.
e. The land use master plan provides opportunities or alternate transportation modes and cost effective provision of transit services to residents and businesses.
f. Anticipated trip generation does not exceed the capacity of existing or proposed major roads. If capacity is expected to be exceeded, necessary improvements will be identified, as will responsibility, if any, of the master plan for the construction and timing for its share of improvements.
E. Environment:
a. The land use master plan preserves significant natural site features and view corridors. The Colorado Springs open space plan shall be consulted in identifying these features.
b. The land use master plan minimizes noise impacts on existing and proposed adjacent areas.
c. The land use master plan utilizes floodplains and drainageways as greenways for multiple uses including conveyance of runoff, wetlands, habitat, trails, recreational uses, utilities and access roads when feasible.
d. The land use master plan reflects the findings of a preliminary geologic hazard study and provides a range of mitigation techniques for the identified geologic, soil and other constrained natural hazard areas.
F. Fiscal:
a. A fiscal impact analysis and existing infrastructure capacity and service levels are used as a basis for determining impacts attributable to the master plan. City costs related to infrastructure and service levels shall be determined for a ten (10) year time horizon for only the appropriate Municipal funds.
b. The fiscal impact analysis demonstrates no adverse impact upon the general community and the phasing of the master plan is consistent with the adopted strategic network of long range plans that identify the infrastructure and service needs for public works, parks, police and fire services.
c. The cost of on site and off site master plan impacts on public facilities and services is not borne by the general community. In those situations where the master plan impacts are shown to exceed the capacity of existing public facilities and services, the applicant will demonstrate a means of increasing the capacity of the public facilities and services proportionate to the impact generated by the proposed master plan. Mitigation of on site and off site costs may include, but is not limited to, planned expansions to the facilities, amendments to the master plan, phasing of the master plan and/or special agreements related to construction and/or maintenance of infrastructure upgrades and/or service expansions. Any special agreements for mitigation of on site and off site impacts for public improvements, services and maintenance are shown to be workable and supported by financial assurances. Preexisting and/or anticipated capacity problems not attributable to the master plan shall be identified as part of the master plan review.
d. Special agreements for public improvements and maintenance are shown to be workable and are based on proportional need generated by the master plan.
e. Any proposed special districts are consistent with policies established by the City Council. (Ord. 84-221; Ord. 87-38; Ord. 91-30; Ord. 94-107; Ord. 97-109; Ord. 01-42; Ord. 02-51; Ord. 19-3)
Staff finds that the proposed application(s) meet(s) 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:
MAPN-23-0001 - Banning Lewis Ranch Village B2 Master Plan Major Amendment
Should the City Council wish to approve the Banning Lewis Ranch Village B2 Master Plan application, the following motion is suggested:
Approve the Major Modification of the Banning Lewis Ranch-Village B2 Master Plan related to approximately 511.9 acres based upon the finding that the proposal complies with the review criteria for Master Plan as set forth in City Code Chapter 7 Section 7.5.408 (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 Master Plan application, the following motion is suggested.
Deny the Major Modification of the Banning Lewis Ranch Village B2 Master Plan related to approximately 511.9 acres based on the finding that the proposal does not comply with the review criteria for Master Plan as set forth in City Code Chapter 7 Section 7.5.408 (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).