Title
Ordinance No. 26-14 amending the zoning map of the City of Colorado Springs pertaining to approximately 44.72 acres located northwest of the intersection of New Life Drive and Interquest Parkway 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). (Quasi-judicial) (2nd reading and public hearing).
Related Files: LUPL-25-0023
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 complete a Zone Map Amendment 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) given changes in market conditions in the immediate area. Portions of the Flying Horse Downtown PDZ will be changed to R-Flex, while approximately 23 acres will remain in the PDZ and will be subject to previous established land uses and density limits. The property remaining in the PDZ will continue to follow an amended version of the previously approved concept plan that shows the removal of the approximate 44.72 acres, and the approximate 44.72 acres moved to R-Flex will follow the proposed Land Use Plan that is seeking a decision from City Council concurrent with this Zone Map Amendment.
Background:
Please see the attached City Planning Commission staff report for a complete analysis of the proposed applications.
Review Criteria:
Per Section 7.5.704, Zone Map Amendments must meet the following review criteria:
1. The proposed rezoning is consistent with the goals and policies of the Colorado Springs Comprehensive Plan, with other plans and policies adopted by the City Council; and with the purpose statement of the proposed zone district(s).
2. The rezoning will not be detrimental to the public interest, health, safety, convenience, or general welfare.
3. The location of the lands in the zoning map area being amended are appropriate for the purposes of the proposed zone district(s).
4. If the application proposes to rezone a small area of land, the application demonstrates that the size, scale, height, and multimodal traffic impacts of the proposed rezoning are compatible with surrounding development or can be made compatible with surrounding development through approval conditions.
5. If the application proposes to rezone a relatively small area of land, the application demonstrates that the change in zoning will not create significant dislocations of tenants or occupants of the property, or that any impacts are outweighed by other public benefits or progress toward other Colorado Springs Comprehensive Plan goals that would be achieved by approval of the application.
6. If a Land Use Plan or amendment to a Land Use Plan accompanies the application, the Land Use Plan or amendment complies with the applicable criteria in Subsection 7.5.514C.3 (Land Use Plan Criteria).
7. The application is consistent with any approved Concept Plans in the area for which the map is being amended or includes or is accompanied by a provision that approved Concept Plans that have been classified as implemented do not have to be amended in order to be considered consistent with an amended zoning map.
8. If the application is for creation of an ADS-O district, the approval criteria applicable to the creation of the text of the ADS-O district in Section 7.2.607D.47.5.702 (Decision) shall also apply to consideration of the zoning map amendment required to create or amend the boundaries of the ADS-O district.
9. If rezoning to a PDZ district, the proposed PDZ district provides significant community amenities or other benefits, as determined by the Manager, that promote the achievement of Colorado Springs Comprehensive Plan goals and would not otherwise be required of the applicant under this UDC or other City or governmental regulations.
10. Complies with the additional standards of the base zone district where the property is located (see Article 7.2 (Zone Districts)) or in an overlay district that applies to the property (see Part 7.2.6 (Overlay Districts)).
The Creekridge at Flying Horse Zone Map Amendment meets the above criteria.
Previous Council Action:
City Council considered this item on April 14, 2026, a regularly scheduled public hearing, to set the public hearing for April 28, 2026, in accord with City Code Section 7.5.407.
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 related 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 like the current PDZ’s intent.
Recommended Action
Proposed Motions:
Should the City Council wish to approve the Creekridge at Flying Horse Zone Map Amendment application, the following motion is suggested:
Adopt Ordinance No. 26-14 amending the zoning map of the City of Colorado Springs pertaining to approximately 44.72 acres located northwest of the intersection of New Life Drive and Interquest Parkway 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) zone district based upon the finding that the request complies with the criteria for a Zoning Map amendment set forth in City Code Section 7.5.704.
Should the City Council wish to deny the Creekridge at Flying Horse Zone Map Amendment application, the following motion is suggested.
Deny ordinance No. 26-14 amending the zoning map of the City of Colorado Springs pertaining to approximately 44.72 acres located northwest of the intersection of New Life Drive and Interquest Parkway 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) zone district based upon the finding that the request does not comply with the criteria for a Zoning Map amendment set forth in City Code Section 7.5.704.
Summary of Ordinance Language
An ordinance to amend the zoning map of the City of Colorado Springs pertaining to approximately 44.72 acres located northwest of the intersection of New Life Drive and Interquest Parkway 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).