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Banning Lewis Ranch Village B2 Zoning

At a glance

  • What: Land use approvals for Banning Lewis Ranch Village B2 in Council District 6, north of Tamlin Road and northeast of Dublin Boulevard and Banning Lewis Parkway: a rezoning of about 502 acres to a planned development zone (residential, 3.5 to 7.99 dwelling units per acre, 35-foot maximum height), a 9.2-acre mixed-use rezoning, a right-of-way vacation, a master plan modification and two concept plans.
  • Outcome: Every item passed 9-0 on September 8, 2026 after first readings on the August 25 consent calendar. No public comment.
  • Related: The adjoining Banning Lewis Ranch Village C Zoning was heard at the same hearing.

Actions and votes (September 8, 2026)

  • Ordinance 26-40: 501.99 acres from PDZ/R-5/CR/R-1 6/MX-M/CR/AP-O/SS-O to PDZ/AP-O/SS-O. Moved by Henjum, seconded by Rainey Jr.; finally passed 9-0.
  • Ordinance 26-41: 9.2 acres northeast of Dublin Boulevard and Banning Lewis Parkway to MX-M/AP-O/SS-O. Moved by Rainey, seconded by Henjum; finally passed 9-0.
  • Ordinance 26-42: vacating Vista Del Oro Boulevard and portions of Dublin Boulevard and Banning Lewis Parkway, about 35.86 acres. Moved by Henjum, seconded by Rainey; finally passed 9-0.
  • Commercial concept plan for 9.2 acres: moved by Henjum, seconded by Rainey; approved 9-0.
  • Major modification of the Village B2 master plan (about 511.9 acres): moved by Rainey, seconded by Gold; approved 9-0.
  • PDZ concept plan (residential, 3.5 to 7.99 du/ac): moved by Rainey, seconded by Gold; approved 9-0.
  • The minutes note these applications were decided under the former City Code Chapter 7, which was replaced in 2023.

Discussion

  • Tamara Baxter presented. Casey confirmed the vacated rights-of-way were planned roads on the original master plan that were never built.
  • Don Ryan (LAA Design Group) presented for the applicant. Henjum asked about park land dedication; Ryan said it is slightly over the Park Land Dedication Ordinance minimum. Henjum asked about City maintenance of the community park; Kevin Walker said maintenance depends on the budget and he does not believe construction would proceed without the ability to maintain it; Oakwood Homes said it is working with the Parks department on expanding services.
  • Gold asked about HOA fees for duplexes; Tyler Jones of Oakwood Homes said typically $85 per month for the metropolitan district.
  • Rainey asked whether traffic concerns were addressed and about low price points; Jones said the goal is that someone who can afford an apartment can afford a home.

Planning Commission recommendation (July 8, 2026)

The City Planning Commission recommended every Village B2 item unanimously, 9-0 (2026-07-08 - City Planning Commission); no public comment.

  • Tamara Baxter presented about 511 acres: 502 acres of planned development zone, a 9.3-acre mixed-use commercial node at Dublin Boulevard and Banning Lewis Parkway (commercial land moved from elsewhere in the master plan) and a 36-acre right-of-way vacation. Two neighborhood meetings raised density, parks, infrastructure and traffic.
  • Don Ryan: 15.05 acres of neighborhood parks against 12.87 required, a 25-acre K-8 school site, about 90 acres of drainage and right-of-way; the 15.59-acre community park obligation will combine with Village C's into one 35-acre park in Village C. Tyler Jones: the 1988 plan allowed 4,574 homes in Villages B1 and B2; the update anticipates about 2,547; 200 to 300 homes are built in B1; construction should start late next year or 2028 with about 15 years to finish.
  • Todd Frisbie: the arterials were master-planned as four-lane principal arterials for higher densities than now proposed; vacated segments were platted decades ago and vacating them does not remove future connectivity. Kevin Walker: the City must ensure school sites have roads and utilities; the school district handles the rest.
  • Motions (all 9-0): master plan major modification (Cecil, Willoughby); rezoning of 501.99 acres (Willoughby, Cecil); 9.2-acre MX-M rezoning (Robbins, Clements); commercial concept plan (Engel, Slattery); vacation of 35.86 acres (Slattery, Case); PDZ concept plan (Case, Clements).
  • Source: City Planning Commission minutes, July 8, 2026: https://legistar2.granicus.com/coloradosprings/meetings/2026/7/2757_M_City_Planning_Commission_26-07-08_Meeting_Minutes.pdf

Sources

Log

2026-09-08 - City Council

Second reading and public hearing; ordinances 26-40, 26-41 and 26-42, both concept plans and the master plan modification passed 9-0.

2026-08-25 - City Council

First readings of ordinances 26-40, 26-41 and 26-42 approved on the Consent Calendar, setting the September 8 hearing.

2026-07-08 - City Planning Commission

All six Village B2 items recommended for approval 9-0.

2026-07-02 - City Planning Commission Work Session

Staff briefing on the 511.9-acre application ahead of the July 8 hearing: about 18 written comments, December 2023 neighborhood meeting, questions on density, transitions and historic PDZ entitlements; first readings to set the September 8 hearing.