El Paso County commissioners approve two rezones for Schmidt property near Black Forest and Volmer

The El Paso County Board of County Commissioners on Dec. 12 voted unanimously to approve two map amendments for the Schmidt property, rezoning roughly 23 acres to RS-5000 (residential suburban) and about 34.98–35 acres to RM-12 (residential multi‑dwelling). The properties are immediately east of Black Forest Road and west of Volmer Road in Commissioner District 1.

County planning staff told the board the two rezonings respond to an area that has been urbanizing and that the master plan shows suburban residential as the appropriate place type. Staff described available central water and wastewater service and said the applicant’s proposal provides a transition from recent urban development in the City of Colorado Springs to smaller‑lot county housing. Senior staff noted the proposal follows the county’s approval criteria for map amendments and that the change from a former gravel‑pit/recycling operation to residential is “a less intensive use” compatible with surrounding residential character.

Applicant representatives said the larger property was a permitted quarry with active state reclamation permits; they showed prior rezonings and plats nearby (including an RM‑30 rezone to the east approved in 2023) and emphasized the RM‑12 district would limit heights to about 40 feet and cap density at 12 units per acre. The applicant and staff also described transportation and drainage expectations: a future principal arterial (Mark Sheffel/Mark Shuffle) alignment has right‑of‑way dedication on adjacent plats, a future bridge crossing of Cottonwood Creek is included in PPRTA plans, and traffic signalization will be required at key intersections as development triggers those improvements. Engineering staff said drainage fees will be assessed at final plat and that floodplain near Cottonwood Creek is expected to remain open and protected.

Neighbors told commissioners they opposed parts of the proposal, particularly the RM‑12 multi‑dwelling zoning. Public commenters raised concerns about traffic, the timing and funding of the Mark Sheffel extension, the loss of a berm that had buffered nearby homes from the quarry operations, wildlife impacts and the adequacy of notice and public process at the planning commission. Planning staff had handed the board written comments from the public and summarized the neighborhood concerns for the record.

After discussion, Commissioner Vanderwerf moved approval of Item 8 (the RS‑5000 rezoning) “with three conditions and one notation as stated in the motion in the packet.” That motion was seconded; roll call votes were recorded as Commissioner Williams — Aye; Commissioner Vanderwerf — Aye; Vice Chair Bremer — Aye; Chair — Aye. The motion passed 4–0. The board then separately moved, seconded and approved Item 9 (the RM‑12 rezoning) with the same recorded roll‑call result, 4–0.

Both approvals were made with conditions and notations described in the staff packet; planning staff and the applicant indicated those conditions address required submittals and standards that will apply during subsequent entitlement steps (preliminary plan/site development and final plat). The board did not take additional votes on development entitlements at the meeting.

The approvals follow the Planning Commission hearings in November, where the RS‑5000 application carried a recommendation of approval and the RM‑12 application was recommended with a closer vote; the board’s motions incorporated the conditions in the staff packet.

The county clerk’s record will include the exhibits, written comments and the resolutions adopted for the two map amendments.