Regional Development

Center (Hearing Room)

2880 International Circle

City of Colorado Springs

Meeting Minutes - Final

City Planning Commission

Wednesday, March 11, 2026

9:00 AM

2880 International Cir., 2nd Floor, Hearing Room

1. Call to Order and Roll Call

8 -

Present:

Chair Hensler, Commissioner Cecil, Commissioner Slattery,

Commissioner Robbins, Commissioner Clements, Commissioner

Gigiano, Commissioner Willoughby and Commissioner Case

2. Changes to Agenda/Postponements

3. Communications

Kenneth Casey - Planning Commission Chair

Kevin Walker - Planning Director

Kevin Walker, City Planning Director, said City Council had approved

the rezoning and land use plan associated with the Palmer High School

property; however, the right-of-way vacation associated with this

approval failed on a 4-4 vote.

Mr. Walker also announced that the City Council appeal of the Airport

Road rezoning denial from the February meeting is scheduled for

March 24th.

Mr. Walker added that the minutes from the February 11th meeting

would be brought forward for approval in April due to timing

constraints.

4. Approval of Minutes

CPC 2729

4.A.

Minutes for the February 11, 2026, City Planning Commission meeting.

Presenter:

Kenneth Casey, City Planning Commission Chair

Attachments: CPC_Minutes 2.11.16 Draft-Revised

Approval of the February minutes was postponed to the April meeting.

5. Consent Calendar

Motion by Vice Chair Hensler, seconded by Commissioner Slattery, to

approve the Consent Calendar.

The motion passed unanimously.

9 -

Aye:

Chair Hensler, Commissioner Cecil, Commissioner Slattery,

Commissioner Robbins, Casey, Commissioner Clements, Commissioner

Gigiano, Commissioner Willoughby and Commissioner Case

1790 South Academy - Conditional Use

5.A.

CUDP-25-00 A Conditional Use to allow the Minor Automobile and Light Vehicle

Repair use with Outdoor Display of Goods accessory use in the

MX-M (Mixed-Use Medium Scale) zone district consisting of 0.61

acres located at 1790 South Academy Boulevard.

(Quasi-Judicial)

Council District 4

Presenter:

Kerri Schott, Planner II, City Planning Department

Kevin Walker, Planning Director, City Planning Department

Attachments: CUDP-25-0012-1790 S Academy staff report_KLS

Attachment 1. Code Enforcement Letter

Attachment 2. Land Use Statement

Attachment 3. Project Statement

Attachment 4. Public Comment

Attachment 5. Applicant Response

CUDP-25-0012 - Presentation

7.5.601 CONDITIONAL USE

6. Items Called Off Consent Calendar

7. Unfinished Business

8. New Business

Creekridge at Flying Horse

8.A.

ZONE-25-00 An Ordinance to amend the zoning map of the City of Colorado

Springs pertaining to approximately 44.72 acres located north of the

intersection of North Powers Boulevard and Interquest Parkway from

PDZ/AF-O (Planned Development Zone with the United States Air

Force Academy Overlay) to R-Flex M/AF-O (R-Flex Medium with

United States Air Force Academy Overlay). (Quasi-judicial - First

reading and setting the public hearing for April 28, 2026, in accord

with City Code Section 7.5.407. Hearings for the ordinance and any

related applications shall be conducted at the second reading.)

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

Attachments: ZONE-25-0038_Ordinance

Staff_Report_Creekridge_at_Flying_Horse

Attachment_A_Flying_Horse_Master_Plan

Attachment_B_Ordinance_20-71_Flying_Horse_Downtown

Attachment_C_Flying_Horse_Downtown_Concept_Plan

Attachment_D_Traffic_Impact_Study

Attachment_E_Land_Use_Plan

Attachment_F_Project_Statement

Attachment_G_R-Flex_Medium_Standards

Exhibit_A_Legal_Description

Exhibit_B_Zone_Map

ZONE-25-0038_Staff_CPC_Presentation_Revised

7.5.704 ZONING MAP AMENDMENT (REZONING)

Excerpt Minutes - Creekside at Flying Horse - CPC 03_11_2026

Allison Stocker, Senior Planner, presented the Creekridge at Flying

Horse proposals, consisting of a Zone Map Amendment and a Land

Use Plan a request to rezone approximately 44.72 acres north of the

intersection of Interquest Parkway and Powers Boulevard from the

existing Planned Development Zone with Air Force Academy Overlay

(PDZ/AF-O) to R-Flex Medium with Air Force Academy Overlay

(R-Flex M/AF-O). Ms. Stocker explained that the PDZ, approved in

2021 as part of the Flying Horse master plan, envisioned a mixed-use

regional activity center with substantial commercial, office, and

hospitality

components

supported

higher-density

residential

development. She said the PDZ requirements included high minimum

densities, prescriptive mixed-use proportions, and specific building

form expectations that were tied to a development vision no longer

aligned with market conditions.

Ms. Stocker explained that commercial demand had shifted westward,

with Interquest Marketplace, Victory Ridge, and other activity center

developments fulfilling much of the commercial and employment needs

previously anticipated for this site. As

result, the mixed-use

expectations of the PDZ were not as feasible anymore. The applicant

therefore proposed converting the area to R-Flex Medium zoning,

which would significantly reduce maximum residential density from

approximately 1,500 units under the PDZ to roughly 580 units at full

build-out and eliminate the commercial requirements. Ms. Stocker said

that access points along Highway 83 and New Life Drive would remain

consistent with previous entitlements, and the revised zoning would

better match current land-use conditions. Standard notice was made.

Ms. Stocker said agency review was complete, no significant

objections had been raised, and the proposal aligned with PlanCOS

goals for flexibility and compatibility and meets the review criteria.

Applicant’s presentation

Jason Alwine, NES, representing the applicant, provided a detailed

explanation of how the area had evolved since the PDZ’s adoption. He

noted that robust commercial nodes along I-25, Interquest Parkway,

and Northgate had absorbed the demand originally forecasted for the

Flying Horse subarea. Mr. Alwine explained that the existing PDZ

permitted a wide range of commercial and employment uses that were

now duplicative relative to surrounding development. He said requiring

such uses would introduce market risks and delay meaningful

development of the property. By transitioning to R-Flex Medium, the

applicant could focus on a more realistic range of residential housing

types,

preserving

open

space

and

establishing

3.5-acre

neighborhood park while reducing overall traffic generation. Mr. Alwine

described the alignment of the Black Squirrel Creek Trail through the

site and confirmed that internal public streets would be designed to

meet city standards.

Public Comments

No public comments.

Commissioners’ Comments and Questions

Several commissioners focused on traffic and access, especially at

Highway 83 and New Life Drive. Mr. Alwine and staff noted that access

points remain unchanged from prior approvals and that reduced

density would substantially decrease traffic compared to the PDZ.

Additional discussion centered on housing diversity, affordability, and

the implementation status of the Flying Horse master plan. Ms. Stocker

clarified that the master plan is considered implemented under the

Unified Development Code (UDC) and that portions not subject to

rezoning would remain governed by the existing concept plan.

Commissioner Slattery expressed concern that removing the mixed-use

elements diminished neighborhood-serving amenities and reduced

long-term land use diversity. Commissioner Slattery argued that the

PDZ’s vision for a more vibrant, mixed-use center aligned better with

PlanCOS and that the proposed rezoning underutilized the site’s

strategic location. Other commissioners stated that surrounding

commercial growth already meets community needs and that the

revised zoning provides more certainty, reduces intensity, and aligns

with current demand for housing.

Commissioner Cecil said she could not support the Creekridge at

Flying Horse rezoning or land use plan because she felt the request

significantly weakened the original Planned Development Zone vision

by removing the mixed-use and commercial components intended to

create a more balanced and amenity-supported area. Commissioner

Cecil expressed concern that shifting to an exclusively residential

zoning underutilized a strategically located site and reduced long-term

land use diversity envisioned to align with PlanCOS or the

commitments tied to the Flying Horse master plan.

Other commissioners offered contrasting views. Vice Chair Hensler

stated that while the PDZ’s vision was ambitious, the surrounding

commercial development now provided ample services and retail

options. She observed that the R-Flex Medium zoning would produce a

predictable

and

implementable

development

pattern.

Commissioner Robbins agreed and noted that reducing density would

lessen traffic impacts and infrastructure demands. Commissioner

Willoughby added that the site’s context had changed significantly

since 2021, and updating zoning to reflect realistic development

conditions served both the neighborhood and the city.

Motion by Vice Chair Hensler, seconded by Commissioner Clements,

to recommend approval to City Council of a zone change consisting

of approximately 44.72 acres located north of the intersection of

North Powers Boulevard and Interquest Parkway from PDZ (Planned

Development Zone) to R-Flex Medium/AF-O (R-Flex Medium with

United States Air Force Academy Overlay) 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.

The motion passed by a vote of 7-2-0-0.

7 -

Aye:

No:

Chair Hensler, Commissioner Robbins, Casey, Commissioner

Clements, Commissioner Gigiano, Commissioner Willoughby and

Commissioner Case

2 - Commissioner Cecil and Commissioner Slattery

8.B.

LUPL-25-002 Establishment of the Creekside at Flying Horse Land Use Plan for

medium density residential and parks consisting of approximately

44.72 acres located north of the intersection of North Powers

Boulevard and Interquest Parkway.

(Quasi-judicial)

Council District: 2

Presenter:

Allison Stocker, Senior Planner, City Planning Department

Kevin Walker, Planning Director, City Planning Department

Attachments: Attachment_E_Land_Use_Plan

7.5.514 LAND USE PLAN

Motion by Vice Chair Hensler, seconded by Commissioner

Willoughby, to Recommend approval to City Council the Creekridge at

Flying Horse Land Use Plan based upon the finding that the proposal

complies with the review criteria for the Land Use Plans set forth in

City Code Section 7.5.514.

The motion passed by a vote of 7-2-0-0.

7 -

Aye:

No:

Chair Hensler, Commissioner Robbins, Casey, Commissioner

Clements, Commissioner Gigiano, Commissioner Willoughby and

Commissioner Case

2 - Commissioner Cecil and Commissioner Slattery

Amendment to UDC Text - 7.5.5 Administrative Decisions

8.C.

CODE-26-00 An Ordinance amending Article 5 (Administration and Enforcement)

of Chapter 7 (Unified Development Code) of the Code of the City of

Colorado Springs 2001, as amended, pertaining to procedural

process

(Legislative)

Located in Council Districts Citywide

Presenter:

Daniel Sexton, LUR/DRE Planning Manager, City Planning

Department

Kevin Walker, Planning Director, City Planning Department

Attachments: CPC Staff Report_Administration and Enforcement Ordinance Update

Attachment 1 – Administration and Enforcement Ordinance Update

Administration and Enforcement Ordinance _Presentation

CC Presentation_Administration and Enforcement

Ordinance_Staff_ws

7.5.702 AMENDMENT TO UDC TEXT

Daniel Sexton, Planning Manager, presented an ordinance amending

Article 5 of the Unified Development Code. He explained that following

adoption of the UDC in 2023, several administrative inconsistencies and

omissions were identified. He said key elements for the changes include:

Clarifying that recommendations from the Planning Commission,

Downtown Review Board, and Historic Preservation Board are not

appealable actions, as final decisions rest with City Council.

Refining the relationship between development plans and

conditional uses, confirming that development plans need not

automatically accompany conditional use applications unless

required by the Planning Manager.

Expanding applicability of adjustments and variances to include

certain use-specific standards, enabling applicants to seek relief

from numerical requirements under Commission review.

Clarifying post-decision actions, including expiration timelines for

variances and requirements for extensions.

Mr. Sexton explained that these amendments are narrowly focused on

improving clarity and correcting unintentional gaps in the code.

Mr. Sexton proposed a final amendment, the removal of the modification to

the requirement for “minutes at all Planning Commission proceedings”, that

could be interpreted to require minutes for informal work sessions, which

historically have not been recorded in that manner. Concerns were raised

centered on transparency, public trust, and potential legal vulnerability.

Commissioner Cecil, Commissioner Slattery, Commissioner Case and

Commissioner Robbins expressed hesitation noting that although work

sessions are informal and non-voting, they still include important

presentations, early staff guidance, agenda adjustments, and discussions

that may meaningfully inform later decisions, suggesting these activities

warrant some level of documentation. Commissioner Cecil emphasized

that eliminating minutes could appear to weaken transparency and might

leave the Commission exposed if informal discussions were later

scrutinized. Commissioner Slattery and others added that some record of

informational briefings could benefit both applicants and the public, even if

less detailed than formal minutes. Commissioners agreed that the

proposal had arisen too late in the process without sufficient notice, and

most supported postponing or separating the minutes provision for further

review while advancing the rest of the UDC amendments.

Motion by Commissioner Cecil, seconded by Commissioner

Willoughby, to recommend approval to City Council of the adoption of

the Administration and Enforcement Ordinance amending Chapter 7

("Unified Development Code") of the Code of the City of Colorado

Springs 2001, as amended, relating to procedural process changes

for various entitlement application types, based upon the finding that

the request complies with the criteria set forth in City Code Section

7.5.702.

The motion passed unanimously.

9 -

Aye:

Chair Hensler, Commissioner Cecil, Commissioner Slattery,

Commissioner Robbins, Casey, Commissioner Clements,

Commissioner Gigiano, Commissioner Willoughby and Commissioner

Case

9. Presentations

10. Executive Session