Title
Establishing the Creekside at Flying Horse Land Use Plan for a residential development consisting of approximately 44.72 acres located northwest of the intersection of New Life Drive and Interquest Parkway. (Quasi-judicial) (Second Reading and Public Hearing).
Related Files: ZONE-25-0038
Located in Council District 2
Presenter:
Allison Stocker, Senior Planner, City Planning Department
Kevin Walker, Planning Director, City Planning Department
Body
Summary:
Owner: Pulpit Rock Investments LLC
Developer: Pulpit Rock Investments LLC
Representative: N.E.S. Inc.
Location: Northwest of the intersection of Interquest Parkway and New Life Drive
The subject proposal is to establish a new Land Use Plan to support the related Zone Map Amendment request to convert the approximate 44.72-acre property from PDZ/AF-O (Planned Development Zone with United States Air Force Academy Overlay) to R-Flex Medium/AF-O (R-Flex Medium with United States Air Force Academy Overlay). The Land Use Plan is a pivot from previous entitlement approvals for the property and is needed according to the application given changes in market conditions in the immediate area. This plan proposes a mix of residential uses, open space and parks, and identifies other obligations required at time of development plan review. Only portions of the Flying Horse Downtown PDZ will be changed to the R-Flex, while approximately 23 acres will remain in the current PDZ and will be subject to previous established land uses and density limits.
Background:
Please see the attached City Planning Commission Staff Report for a complete analysis of the proposed application(s).
Review Criteria:
Per Section 7.5.514, the Land Use Plan must meet the following review criteria:
1. Consistency with the Colorado Springs Comprehensive Plan and other plans and policies adopted by City Council;
2. Consistency with development standards the zone district in which the property is located, or would be located after a requested zone district change;
3. Compatibility with the land uses and development intensities surrounding the property;
4. Impacts of the permitted or requested uses, appropriate to the type of development, the neighborhood, and the community;
5. Adequacy of proposed ingress/egress points and traffic circulation, both on and off the site;
6. Capacity of the existing streets, utilities, parks, schools, and other public facilities to serve the proposed development;
7. Promotion of transitions in height, intensity, or character between proposed non-residential or mixed-use development and nearby low-density residential zone districts.
The Creekridge at Flying Horse Zone Map Amendment meets the above criteria.
Previous Council Action:
N/A
Financial Implications:
N/A
City Council Appointed Board/Commission/Committee Recommendation:
City Planning Commission voted 7-2 to approve the zone map amendment at the March 11, 2026, meeting. Commissioner Slattery and Cecil voted against the Zone Map Amendment and Land Use Plan due to concerns that the current PDZ was established to bring mixed-use, higher intensity development to this site due to the location at the crossroads of major roads and the general need for land use diversity across the City. They felt that the proposal was a major change and not at all similar to the current PDZ’s intent.
Recommended Action
Proposed Motions:
Should the City Council wish to approve the Creekridge at Flying Horse Land Use Plan application, the following motion is suggested:
Approve the Creekside at Flying Horse Land Use Plan related to approximately 44.72 acres based upon the findings that the request complies with the review criteria for Land Use Plans set forth in City Code Section 7.5.514.
Should the City Council wish to deny the Creekridge at Flying Horse Land Use Plan application, the following motion is suggested.
Deny the Creekside at Flying Horse Land Use Plan related to approximately 44.72 acres based upon the findings that the request does not comply with the review criteria for Land Use Plans set forth in City Code Section 7.5.514.
Summary of Ordinance Language
N/A