OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

City Planning Commission Meeting - March 11, 2026

City Council — Wednesday, March 11, 2026
BodyColorado Springs, Colorado
SessionCity Council
DateWednesday, March 11, 2026
StatusFILED
Video Record
0:00 / 2:31:52

Transcript — Verbatim
0:00

Uh good morning.

0:01

The Colorado Springs City Planning Commission public hearing for March 11, 2026 is now called to order.

0:06

The planning commission is comprised of nine members appointed by city council to review various development applications and proposals.

0:13

Planning commissioners are community volunteers with expertise across a wide variety of areas.

0:18

Each commissioner acts independently and carefully assesses all the information and evidence presented to make their decision.

0:24

The city planning staff facilitate the process for applications.

0:27

The commission reviews those applications and proposals governed by city code.

0:31

Some applications require the planning commission to be the final decision authority, and for others, the planning commission is a recommendation body to city council.

0:39

Throughout the hearing, we will require that everyone conduct themselves respectfully.

0:43

Understand that others may have different views from your own.

0:45

Disrespectful words or actions speaking out of order when not recognized by the chair and use of profanity will not be tolerated.

0:52

For items presented on today's agenda, the city planning staff will give a presentation on the application, followed by the applicant.

1:01

Public comment will be taken after these presentations, starting with public comment in support of the application, followed by public comment in opposition to the application.

1:09

Each citizen will have three minutes to speak.

1:12

Please keep comments brief and focused on the issues at hand.

1:14

And please respect others attendees right to both listen and be heard.

1:18

Once public comment is complete, the applicant will have a rebuttal period of ten minutes to respond and address any comments.

1:24

At the conclusion of the applicant's rebuttal, the discussion will move to the dais for commissioner considerations.

1:29

Solange, please uh call the roll call.

1:36

Vice Chair Hensler.

1:39

Here commissioner Sissil.

1:41

Here.

1:42

Commissioner Slidery.

1:45

Here.

1:48

Commissioner Robbins.

1:51

Here.

1:52

Chair Casey?

1:53

Here.

1:54

Commissioner Clements.

1:56

Here.

1:57

Commissioner Didiano?

1:58

Here.

1:59

Commissioner Willoughby.

2:00

Here.

2:01

Commissioner Case.

2:03

Here.

2:03

And uh my system is not working for signing in, just to let you know.

2:07

So I may just speak.

2:09

Okay.

2:10

To vote if that works.

2:11

Thank you.

2:11

Thank you.

2:13

We have nine members present.

2:17

Yeah, thank you.

2:18

Confirming that we don't have any changes to the agenda or postponements.

2:24

Okay, communications.

2:26

Uh I do not have any.

2:27

Uh Mr.

2:28

Walker.

2:29

I just have one real quick update from yesterday evening.

2:32

The uh city council approved the rezoning and the land use plan for the Palmer High School, but did not approve on a four to four vote the uh vacation of the right-of-way.

2:47

What that means to all of the other approvals is uh yet to be determined uh or has some question around it, but we're working through that.

2:57

Um, the city council will be hearing an appeal of the rezoning on airport road.

3:03

Uh your denial of that rezoning um uh March 24th.

3:13

Okay, thank you.

3:14

Uh for the minutes for the February 11, 2026 planning commission meeting, we're gonna defer uh the review and approval of those to the April meeting.

3:23

So with this time, we'll move on to the consent calendar.

3:26

Items on the consent calendar will be acted upon as a whole without further public comment or discussion unless a specific item is called off the consent calendar.

3:35

The planning commissioner takes action on the consent calendar with a single vote without further discussion.

3:40

Items called off the consent calendar will be heard immediately after the rest of the consent calendar is decided upon.

Discussion Breakdown — Share of Meeting
Land Use and Zoning█████████████████████████████████████████████49%
Procedural██████████████████████████████33%
Public Engagement████████████13%
Transportation Safety███3%
Community Engagement██2%
Summary of Proceedings

City Planning Commission Meeting - March 11, 2026

The City Planning Commission met on March 11, 2026, at 9:00 AM in the Regional Development Center. The commission approved a consent calendar, recommended approval of a rezoning and land use plan for Creekridge at Flying Horse (7-2), and recommended approval of a UDC text amendment (unanimous). The meeting also included updates on recent City Council actions.

Communications

  • Planning Director Kevin Walker reported that City Council approved the rezoning and land use plan for Palmer High School but the right-of-way vacation failed on a 4-4 vote. He also noted the appeal of the Airport Road rezoning denial from the February meeting is scheduled for March 24, 2026.

Approval of Minutes

  • Approval of the February 11, 2026, minutes was postponed to the April meeting due to timing constraints.

Consent Calendar

  • The consent calendar, including item 5A (Conditional Use for 1790 South Academy Boulevard for minor automobile repair with outdoor display in MX-M zone), was approved unanimously by a 9-0 vote.

Discussion Items

Creekridge at Flying Horse – Rezoning (8A) and Land Use Plan (8B)

  • Proposal: Rezone approximately 44.72 acres north of the intersection of North Powers Boulevard and Interquest Parkway from PDZ/AF-O (Planned Development Zone with Air Force Academy Overlay) to R-Flex M/AF-O (R-Flex Medium with Air Force Academy Overlay). The accompanying land use plan (Creekridge at Flying Horse) designates the site for medium-density residential and a 3.5-acre neighborhood park.
  • Staff Presentation: Allison Stocker, Senior Planner, explained that the existing PDZ, approved in 2021, envisioned a mixed-use regional activity center with up to 1,500 residential units, 250 hotel rooms, 50,000 sq ft of conference space, 300,000 sq ft of commercial, and 800,000 sq ft of office/employment. Commercial demand has shifted westward, making the PDZ vision less feasible. The proposed R-Flex Medium zoning would allow 5–16 units per acre, with a maximum of approximately 580 units at full build-out, and eliminate commercial requirements. Access points remain unchanged from prior approvals. The proposal aligns with PlanCOS goals.
  • Applicant Presentation: Jason Alwine (NES) detailed that surrounding commercial nodes (Interquest Marketplace, Victory Ridge, etc.) have absorbed forecasted demand. The PDZ’s mixed-use requirements are now duplicative. The rezoning allows a more realistic residential development, preserves open space, includes a 3.5-acre park, and reduces traffic generation by approximately 10,000 trips per day compared to the PDZ.
  • Public Comment: No public comments were made.
  • Commissioner Discussion:
    • Commissioner Slattery and Commissioner Cecil opposed the rezoning, arguing it weakens the original mixed-use vision, reduces long-term land use diversity, and underutilizes the strategic location. Commissioner Cecil stated she could not find the proposal consistent with PlanCOS criteria for mixed-use centers.
    • Vice Chair Hensler, Commissioner Robbins, Commissioner Willoughby, and others supported the change, noting that surrounding commercial development already meets community needs, the revised zoning provides certainty, reduces intensity, and aligns with current housing demand. Commissioner Robbins expressed concern about traffic safety at Highway 83 and New Life Drive but noted reduced density would lower traffic.
  • Votes:
    • Rezoning (8A): Motion to recommend approval to City Council passed 7-2 (Ayes: Chair Hensler, Commissioner Robbins, Casey, Commissioner Clements, Commissioner Gigiano, Commissioner Willoughby, Commissioner Case; Noes: Commissioner Cecil, Commissioner Slattery).
    • Land Use Plan (8B): Motion to recommend approval passed 7-2 (same vote).

Amendment to UDC Text – Administrative Decisions (8C)

  • Proposal: An ordinance amending Article 5 of the Unified Development Code to clarify procedural processes. Key changes include:
    • Clarifying that recommendations from Planning Commission, Downtown Review Board, and Historic Preservation Board are not appealable actions.
    • 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 use-specific standards, allowing relief from numerical requirements.
    • Clarifying post-decision actions, including expiration timelines for variances.
  • Presenter: Daniel Sexton, Planning Manager. He noted these amendments correct unintentional gaps and inconsistencies from the 2023 UDC adoption.
  • Discussion on Minutes Provision: A late-proposed amendment to strike the requirement for minutes at all Planning Commission proceedings (including work sessions) was debated. Commissioners expressed concerns about transparency, public trust, and legal vulnerability. Several commissioners supported postponing the minutes provision for further review while advancing the rest of the ordinance.
  • Motion: Commissioner Cecil moved to recommend approval of the ordinance as presented (without the minutes provision). The motion passed unanimously 9-0.

Key Outcomes

  • Consent calendar approved unanimously.
  • Creekridge at Flying Horse rezoning and land use plan recommended to City Council by a 7-2 vote.
  • UDC text amendment (excluding the minutes provision) recommended to City Council unanimously.
  • The minutes provision will be brought back for further discussion at a future meeting.
  • The February 11, 2026, minutes will be considered at the April meeting.

Meeting Transcript

Uh good morning. The Colorado Springs City Planning Commission public hearing for March 11, 2026 is now called to order. The planning commission is comprised of nine members appointed by city council to review various development applications and proposals. Planning commissioners are community volunteers with expertise across a wide variety of areas. Each commissioner acts independently and carefully assesses all the information and evidence presented to make their decision. The city planning staff facilitate the process for applications. The commission reviews those applications and proposals governed by city code. Some applications require the planning commission to be the final decision authority, and for others, the planning commission is a recommendation body to city council. Throughout the hearing, we will require that everyone conduct themselves respectfully. Understand that others may have different views from your own. Disrespectful words or actions speaking out of order when not recognized by the chair and use of profanity will not be tolerated. For items presented on today's agenda, the city planning staff will give a presentation on the application, followed by the applicant. Public comment will be taken after these presentations, starting with public comment in support of the application, followed by public comment in opposition to the application. Each citizen will have three minutes to speak. Please keep comments brief and focused on the issues at hand. And please respect others attendees right to both listen and be heard. Once public comment is complete, the applicant will have a rebuttal period of ten minutes to respond and address any comments. At the conclusion of the applicant's rebuttal, the discussion will move to the dais for commissioner considerations. Solange, please uh call the roll call. Vice Chair Hensler. Here commissioner Sissil. Here. Commissioner Slidery. Here. Commissioner Robbins. Here. Chair Casey? Here. Commissioner Clements. Here. Commissioner Didiano? Here. Commissioner Willoughby. Here. Commissioner Case. Here. And uh my system is not working for signing in, just to let you know. So I may just speak. Okay. To vote if that works. Thank you. Thank you. We have nine members present. Yeah, thank you. Confirming that we don't have any changes to the agenda or postponements. Okay, communications. Uh I do not have any. Uh Mr. Walker. I just have one real quick update from yesterday evening.

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