Title
A Major Modification of the Percheron Land Use Plan consisting of 350 acres located north and south of East Woodmen Road and east and west of Banning Lewis Parkway to revise size and location of proposed land uses.
(Quasi-Judicial)
Related Files: ZONE-25-0025, PDZL-25-0004
Located in Council District 6
Presenter:
Molly O’Brien, Planner II, City Planning Department
Kevin Walker, Director, City Planning Department
Body
Summary:
Owner: BLH NO 2 LLC
Developer: Norwood
Representative: N.E.S.
Location: North and South of East Woodmen Road, East and West of Banning Lewis Parkway
The proposal would rezone 156.18 acres from PDZ/AP-O (Planned Development Zone with Airport Overlay) to MX-L/AP-O (Mixed-Use Large Scale with Airport Overlay). The Percheron Land Use Plan would also be modified to reflect increased commercial land use south of Woodmen, minor circulation changes, and the relocation of a planned school site.
Background:
Please see the attached City Planning Commission Staff Report for a complete analysis of the proposed applications.
Review Criteria:
The review criteria for a zone change as set forth in City Code Section 7.5.704 (UDC) are noted below.
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 density, 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)). (Ord. 23-03)
The review criteria for a major modification as set forth in City Code Section 7.5.516 (UDC) are noted below.
A Major Modification may be approved if the applicable decision-making body determines that the request:
a. Complies with the provisions of this UDC and all applicable City regulations;
b. Is consistent with any conditions in the approval or permit proposed to be modified, unless the decision-making body that imposed that condition modifies that condition;
c. Does not create more adverse impacts on surrounding properties than the development approval or permit proposed to be modified; and
d. Is consistent with the Colorado Springs Comprehensive Plan, other plans adopted by City Council, and the intent of the zone district in which the property is located.
Staff find that the proposed applications meet the review criteria.
Previous Council Action:
City Council approved the Banning Lewis Ranch North (now Percheron) Master Plan and Concept Plan on January 26, 2021. This decision was made in association with the 887-acre annexation and zone district establishment of 808 acres to PUD/AP-O (Planned Unit Development with Airport Overlay). A major modification to the master plan was approved by City Council on April 17, 2022. This modification involved the addition of a 126.5-acre regional sports complex. With the implementation of the Unified Development Code (UDC) on June 6, 2023, the master plan and concept plan were consolidated into one land use plan for consistency with current code requirements.
Financial Implications:
N/A
City Council Appointed Board/Commission/Committee Recommendation:
City Planning Commission voted 4-0-1 to recommend approval of the Percheron zone change and land use plan modification at the November 12, 2025, meeting. (4 Yes Votes, 0 No Votes, 1 Recusal by Commissioner Case)
Recommended Action
Proposed Motions:
Should the City Council wish to approve the Percheron Land Use Plan Major Modification application, the following motion is suggested:
Approve the Major Modification of the Percheron Land Use Plan based upon the finding that the proposal complies with the review criteria for Land Use Plans as set forth in City Code Section 7.5.516.
Should the City Council wish to deny the Percheron Land Use Plan Major Modification application, the following motion is suggested.
Deny the Major Modification of the Percheron Land Use Plan based upon the finding that the proposal does not comply with the review criteria for Land Use Plans as set forth in City Code Section 7.5.516.
Summary of Ordinance Language