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Banning Lewis Ranch Village C Zoning

At a glance

  • What: Land use approvals for Banning Lewis Ranch Village C in Council District 6, between Stetson Hills Boulevard and Dublin Boulevard, east of Banning Lewis Parkway: rezonings to R-Flex Medium (546.79 acres) and MX-M (111.54 acres), a right-of-way vacation, a 658.34-acre land use plan and six development standards adjustments.
  • Outcome: Every item passed 9-0 on September 8, 2026 after first readings on the August 25 consent calendar. No public comment.
  • Related: Banning Lewis Ranch Village B2 Zoning was heard at the same hearing.

Actions and votes (September 8, 2026)

  • Ordinance 26-43: about 546.79 acres north of Stetson Hills Boulevard, east of Banning Lewis Parkway and south of Dublin Boulevard to R-Flex Medium/AP-O/SS-O. Moved by Rainey Jr., seconded by Henjum; finally passed 9-0.
  • Ordinance 26-44: about 111.54 acres south of Tamlin Road and west of Highway 24 to MX-M. Moved by Henjum, seconded by Rainey; finally passed 9-0.
  • Ordinance 26-45: vacating Falcon Meadows, Vista Del Prado and Vista Del Oro boulevards and portions of Dublin and Stetson Hills boulevards, about 25.85 acres. Moved by Henjum, seconded by Rainey; finally passed 9-0.
  • Village C Land Use Plan (about 658.34 acres, residential, commercial, school and parks): moved by Rainey, seconded by Gold; approved 9-0.
  • Development standards adjustments, all approved 9-0: density range of 3 to 16 units per acre in R-Flex Medium where 5 to 16 is required (Rainey, Gold); minimum lot area 1,000 square feet per unit where 1,500 is required (Rainey, Henjum); second and third floor encroachments into the front setback up to 2 feet (Rainey, Henjum); corner lot side street setback of 10 feet where 15 is required (Henjum, Gold); 5-foot side yard setbacks for lots with no street frontage or alley loading (Rainey, Gold); covered porch encroachments up to 5 feet (Leinweber, Gold).

Discussion

  • Tamara Baxter presented; Don Ryan (LAA Design Group) presented for the applicant. Henjum confirmed Highway 24 is on the property's far edge and asked about stormwater near Jimmy Camp Creek Park; Ryan said the existing wetlands are buffered, and Rainey noted the site is more than five miles north of the park.
  • Casey asked the rationale for cutting the lot area from 1,500 to 1,000 square feet; Ryan said density is being transferred from multi-family to higher density single-family.

Planning Commission recommendation (July 8, 2026)

The City Planning Commission recommended every Village C item 9-0 (2026-07-08 - City Planning Commission).

  • Tamara Baxter presented 658 acres with 546 acres of R-Flex Medium, 111 acres of MX-M near Highway 24, four neighborhood parks (about 16 acres), a 35-acre shared community park, a 48-acre high school site, a 25-acre PK-8 site, a 5.8-acre fire station site, and six development standards adjustments. Neighborhood meetings raised wildfire hazard, traffic, park spacing and drainage.
  • Don Ryan: about 2,426 units at an average of 9.94 units per acre; the MX-M zoning is used because CDOT will not allow Highway 24 access except for emergencies; development proceeds from west to east. Commissioner Engel questioned the 16 units per acre ceiling; Ryan said it allows cluster homes, small multiplexes and townhomes. Daniel Sexton explained that adjustments are now needed because R-Flex Medium under the new code, unlike the old planned zone, requires them. Tyler Jones said they already build 18-foot-wide duplexes on lots around 1,000 square feet, and metropolitan-district community facilities are compensating benefits.
  • Public comment: David Osborne, owner of an RV park on Highway 24, asked about access and an open-space buffer; Jay Larson, a Banning Lewis Ranch resident, wanted a southern evacuation route and a survey of residents. Jones said the Rock Island Trail and drainage corridors will buffer the RV park and Oakwood cannot build arterials south of Stetson Hills Boulevard on land it does not own. Todd Frisbie: the developer builds Dublin Boulevard along its frontage and stops short of Highway 24 where CDOT will build a stub-out; a link to Woodmen Road would likely use regional transportation funds or developer participation.
  • Commissioner Cecil said the density adjustment lacked fully shown compensating benefits but voted with the rest (all motions 9-0).
  • Motions: land use plan (Clements, Case); MX-M rezoning of 111.54 acres (Gigiano, Clements); R-Flex Medium rezoning of 546.79 acres (Cecil, Willoughby); vacation of 25.85 acres (Willoughby, Cecil); density 3 to 16 per acre (Robbins, Willoughby); 1,000 square foot lot area (Engel, Clements); front setback upper-floor encroachment of 2 feet (Slattery, Case); 10-foot corner side setback (Case, Clements); 5-foot side yards (Clements, Case); porch encroachment of 5 feet (Gigiano, 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 26-43, 26-44 and 26-45, the land use plan and six development standards adjustments passed 9-0.

2026-08-25 - City Council

First readings of ordinances 26-43, 26-44 and 26-45 approved on the Consent Calendar, setting the September 8 hearing.

2026-07-08 - City Planning Commission

Land use plan, two rezonings, right-of-way vacation and six development standards adjustments recommended 9-0.

2026-07-02 - City Planning Commission Work Session

Staff briefing on the 658-acre application ahead of the July 8 hearing: six written comments, traffic concerns near Woodmen Road, questions on density transitions, streamside overlays, utility corridors and park dedication; five development standards adjustments listed.