El Paso County planning commission rejects Flying Horse East sketch plan; continues separate replat to July 17

At its June 19 meeting, the El Paso County Planning Commission voted 5-3 to decline recommending approval of SKP242, the Flying Horse East Phase 1 sketch plan, after extended presentations and discussion about compatibility with Schriever Space Force Base, transportation and utility capacity, and environmental constraints. The commission earlier in the meeting approved a continuance for Agenda Item 3b (VR-235, Peyton Ranches Filing No. 1A) to the July 17 meeting.

The sketch plan, presented by HR Green on behalf of Flying Horse Land Company, covered roughly 1,800 acres and proposed a mix of residential, commercial and open-space uses. Planning staff described the concept as including about 818 acres shown for residential, roughly 31 acres for commercial, a potential school site of about 90 acres, and the remaining land as mixed use, rights-of-way, parks and open space. Staff said the conceptual plan could allow up to a theoretical maximum of about 5,000 residential dwelling units under the proposal’s parameters, with a reported gross density figure used for high-level analysis that county staff characterized as conceptual rather than final.

Why it matters: The site sits adjacent to Schriever Space Force Base and lies within place types in the county master plan that recommend lower suburban densities near the installation. Commissioners and the base’s deputy commander raised questions about electromagnetic and operational compatibility, the adequacy and timing of major road improvements on State Highway 94 and Enoch Road, and whether key utility infrastructure—particularly water and wastewater—can be delivered in a timeframe that matches development needs.

What the base said: Colonel David Barrios, deputy commander for Space Delta 41 (Schriever), told commissioners he was speaking to provide a military perspective, not to support or oppose the project. He cited Colorado Revised Statute 29-20-105.6 and the base’s statutory right to review proposals within two miles. Barrios said the base is developing a “space operations installation compatible use study” and asked for developer cooperation; he said that study will “take us some time to complete” and estimated an aggressive two‑year schedule if funding is secured. “As a federal entity, Schriever cannot and does not support or oppose any specific development of our installation,” Barrios said, and added that the base can provide technical comments to help ensure compatible land uses.

Developer and consultant presentations: Blaine Perkins, planning and landscape architecture group lead for HR Green, and Drew Balsic, owner representative for Flying Horse Land Company, said the application is a sketch plan and that more detailed design and zoning (PUD/preliminary plans) would follow if the board recommends approval and the Board of County Commissioners accepts the item for hearing. Perkins said the team has a letter of intent and a will-serve letter from Cherokee Metropolitan District for water and wastewater service planning. On density, Perkins said differing methods of calculating “gross” and “net” density yield different figures; he reported a gross-density estimate in the range of about 1.7 to 2.6 dwelling units per acre depending on the math used, while county staff had earlier summarized a conceptual gross figure near six units per acre when residential acreage alone was divided by potential unit counts.

Traffic and drainage: Brandon Wilson, traffic engineer with SMRocha, said the master traffic study estimates about 39,000 average daily trips at full buildout and recommends State Highway 94 and Enoch Road be upgraded from two lanes to four lanes; the study also recommends signalized access points on Enoch Road and at two locations on Highway 94 when warranted. “Our preliminary analysis suggests that both State Highway 94 and Enoch Road should be improved from a 2‑lane roadway to 4‑lane roadways to support future traffic,” Wilson said. County engineering staff said the site drains to three county basins, that a FEMA floodplain traverses the site, and that the sketch plan currently shows about 15 stormwater/detention ponds as part of a conceptual drainage strategy. Engineer Brett Dilts said the livestock company and Upper East Chico basins are fee-paying basins and that related fees will be due at final plat.

Compatibility and legal constraints: The applicant’s presentation noted a 1990 exchange agreement and other title instruments tied to Schriever that impose limits near the base, including a 45‑foot maximum structure height within a specified legal area, electronic-device review authority for the base, and a provision that, in some descriptions, limits vertical development density (the presentation referenced a one-acre vertical development allowance per five acres in the restricted legal area). The developer said the sketch plan intentionally offsets the FEMA-identified floodplain by 100 feet and places substantial open space and buffer areas adjacent to the base.

Public comment and local concerns: One nearby resident, Edward Davis of Rolling Hills Ranch Estates, told the commission his primary concern is safety on State Highway 94, which he described as dangerous and insufficiently improved for the level of future traffic he expects from base growth and new development. He urged road improvements before significant construction traffic arrives.

Commission discussion and vote: Commissioners debated the merits of the sketch plan and the timing of the base’s compatibility study. Some commissioners supported the project as a long-range planning effort and noted the applicant’s commitments to buffers and coordination; others said the conceptual mixed‑use areas adjacent to the base and the unanswered technical questions made a recommendation premature. After discussion, a motion to recommend approval was moved and seconded; the roll-call vote recorded Commissioners Trowbridge and Jack and one other as voting to recommend approval, while Commissioners Markowitz, Smith, Whitney, Mares and the chair voted against recommending approval. The motion to recommend approval failed by a 5‑3 vote, meaning the planning commission did not forward a positive recommendation to the Board of County Commissioners. Earlier in the meeting, the commission unanimously approved a continuance for VR‑235 (Peyton Ranches Filing No. 1A) to July 17.

Next steps: Because sketch-plan recommendations are advisory to the Board of County Commissioners, the applicant may revise the concept and seek future consideration; the developer indicated additional utility coordination (Cherokee Metropolitan District), traffic mitigation planning with CDOT and the county, and continued coordination with Schriever would occur if the project moves forward. Staff said 36 adjoining property owners were notified for this sketch-plan hearing and that no written responses had been received at the time of the meeting.

Votes at a glance: - Agenda item 3b — VR‑235 (Vacation/replat for Peyton Ranches Filing No. 1A): motion to continue to July 17 approved by voice roll call (recorded ayes: Commissioners Markowitz, Smith, Trowbridge, Jack, Whitney, Byers/Beyer, Mares; Chair Jay Carlson). Outcome: continued to July 17. - Agenda item 5a — SKP242 (Flying Horse East Phase 1 Sketch Plan): motion to recommend approval failed on roll call 3 in favor, 5 opposed (recorded nays: Commissioners Markowitz, Smith, Whitney, Mares and Chair). Outcome: no recommendation forwarded to the Board of County Commissioners.

Documents and authorities referenced at the hearing included the El Paso County Master Plan, the county’s engineering criteria manual and land development code (draft LDC updates were noted), FEMA floodplain mapping, correspondence and memorandum from Schriever Space Force Base, a Cherokee Metropolitan District will‑serve letter, and draft traffic and drainage studies submitted with the sketch-plan application.