El Paso County planning commission approves 630-acre Mayberry sketch plan; developer outlines housing, drainage and service plans

The El Paso County Planning Commission on an unanimous vote approved the Mayberry sketch plan (file SKP236), a 630‑acre proposal east of Colorado Springs that the applicant says could support as many as about 2,800 dwelling units and a mix of residential, commercial and civic uses.

The sketch plan, presented by Randy Getson, president of Mayberry Communities, and Scott Sowder, director of development, calls for predominantly residential uses on roughly 383 acres, multiple commercial nodes and a mix of net densities that the applicant said would yield a gross density in the range cited in county materials (about 4.4 units per acre). Planning staff said the plan as submitted shows a maximum potential of roughly 2,800 dwelling units at full buildout and identified both low‑ and higher‑density residential areas, parks, open space and conceptual commercial parcels.

Staff planner Ryan Hauser told the commission the site is currently zoned PUDCS and A35, is roughly 10 miles east of the Colorado Springs municipal boundary near Ellicott, and will require subsequent rezoning of portions of A35 to a site‑specific PUD as phases advance. Daniel Torres, representing the Department of Public Works, briefed commissioners on drainage and transportation: the property lies in two drainage basins (Ellicott Consolidated and Telephone Exchange); the applicant submitted a master drainage plan that anticipates stormwater conveyed to multiple full‑spectrum detention ponds to provide water quality treatment and detention; and traffic modeling for the full development estimated more than 30,000 average daily trips, with future access permits required for Highway 94 connections.

Commissioners asked several detailed questions during the hearing. Commissioner Smith asked whether the plan provided for emergency services; the applicant pointed to a 1.9‑acre site designated for a fire station and said the parcel is sized to allow a full‑service station if the Ellicott Fire District later chooses to locate there. The applicant also said the village plan designates a site for a potential K–8 charter school; the developer explained the school parcel is currently shown as commercial to help establish land value for school financing but that the project’s materials identify school use as the intended civic use for that tract.

On housing and phasing, the applicant said recent production averaged about 50 housing units a year over the past two years but that a factory‑based framing operation operated in partnership with a Colorado manufacturer could scale production substantially; the applicant said the factory has capacity to produce framing and prefabricated bathroom modules for more than 500 homes. The applicant described a likely build sequence moving from north to south and noted phasing will be responsive to market demand, infrastructure timing and financing.

The commission recorded a motion to approve the sketch plan in accordance with the staff resolution (three conditions, three notations) and to forward the item to the Board of County Commissioners for consideration. Commissioner Fuller moved; Commissioner Myers seconded. Commissioner Jack recused and left the room prior to consideration of the item. The motion passed unanimously among the remaining commissioners.

Staff and the applicant said additional, more detailed technical studies (drainage, subsequent traffic studies, and specific roadway alignments and access permit requirements) will be submitted with later entitlement phases, and indicated that drainage fees will be assessed at the time of filing for final plats. No members of the public offered testimony either in favor or in opposition during the hearing.

The approval was for the sketch plan only; subsequent actions (rezoning to a site‑specific PUD, preliminary plans, final plats, and required infrastructure permitting and access agreements) will be required before construction can begin.