Planning commission recommends annexation and low‑density land use for Peach Ranch; Toll Brothers to fund infrastructure via future metro district

The Colorado Springs Planning Commission on June 11 voted unanimously to recommend annexation, a land‑use plan and a rezoning for the 42.43‑acre Peach Ranch Addition No. 1, a proposed residential enclave east of Research Parkway and north of Powers Boulevard.

Chris Sullivan, senior planner, said staff finds the applications meet annexation and land‑use criteria and noted the project would connect Tutt Boulevard and establish streamside and airport overlays where required. Sullivan said 404 postcards were mailed and eight public comments had been recorded as of the hearing, with concerns focusing on traffic, the proposed Tutt connection and impacts to stream and open space.

Brian English of Colorado Springs Utilities told commissioners that the project’s projected water demand is about 59 acre‑feet per year and that it fits within the city’s water extension ordinance exception for enclaves. English said the developer would be expected to convey groundwater rights and dedicate rights‑of‑way and that the developer (or a future Metro District) would finance utility extensions.

Toll Brothers and engineering consultants presented a land‑use plan that caps density at 3.66 dwelling units per acre, commits to about 7.5 acres of open space, and furnishes stormwater detention and water‑quality facilities. David Osborne, Toll Brothers’ land entitlement manager, said the company has been working on the project since April 2024 and views the plan as a logical infill extension.

Neighbors who spoke raised questions about noise and light mitigation, the alignment of Tutt Boulevard, trail maintenance on the adjacent West Creek Trail, and prairie dog habitat on the parcel. Toll Brothers’ Brad Dixon said the developer is in contact with neighboring property owners and expects to form a Metro District after annexation to finance improvements; the developer indicated public streets are proposed rather than private streets.

Commissioners said the proposal provides infrastructure and open space compatible with adjacent development and moved three separate motions—annexation (Item 8BANEXDash24Dash0012), the Peach Ranch land‑use plan (LUPLDash24Dash0017) and the zoning map amendment (zone dash 24 dash 0024)—each of which passed by unanimous vote. The items will go to City Council for final consideration.

Next steps: the commission’s recommendations will be transmitted to City Council; development‑level plans and permitting (including utility easements and water‑rights submittal) remain to be completed during subsequent review stages.