El Paso County panel recommends rezoning 37.66 acres of Trinity Ranch along Highway 94; vote 6–3

The El Paso County Planning Commission on Dec. 4 recommended that the Board of County Commissioners approve a map amendment to rezone 37.663 acres of the Trinity Ranch property off State Highway 94 from RR-5 (rural residential) to the Commercial Services (CS) zoning district, voting 6–3.

Joseph Lettke, the county planner who reviewed the project, told commissioners the proposal would rezone approximately 37.63 acres of a roughly 140-acre parcel. He said the CS district permits retail and service uses that serve the general public — examples include convenience stores, gas stations, mini-warehouses and offices — and that the master plan identifies portions of Highway 94 for potential commercial development. "The CS Zoning District is intended to accommodate retail, wholesale, or services, commercial uses that serve the general public," Lettke said during the presentation.

The item drew opposition from nearby resident Bruce Banks, who testified that Chesley Drive has been a dead-end street for 25 years, that neighbors do not want that access opened, and that stormwater drainage already causes flooding problems on nearby streets. Banks also told the commission he believed a large mini-storage development would be built and said such development would block views of Pikes Peak. "It's been a dead end for 25 years," Banks said, arguing the rezoning would change the neighborhood character.

John Olsen, the project planner for the applicant, disputed the specific storage-quantity figure Banks cited and said a 1,250-unit mini-storage development had not been planned. Olsen said the applicant intends to develop the residential portion first and that the rezoned commercial portion would likely be subdivided into four lower-intensity commercial lots served by well and septic. "The mini storage has not been planned out, by any means at this point," Olsen said, adding that stormwater matters would be addressed through the Site Development Plan (SDP) process and that Kimley Horn is the civil engineer for the project.

Commissioners focused on compatibility with surrounding rural residential zoning. Staff said the CS district allows a maximum building height of 45 feet and that Mayberry — the nearest area with CS zoning — is about 1.3 miles away by road. County engineering staff, represented by Brett Dilts, said subdivision access, paving, and traffic/loading requirements (including the typical two points of access requirement) are determined during site development and final plat review and may involve coordination with the Colorado Department of Transportation.

Commissioner Kerberich moved to recommend approval of file CS252 in accordance with the attached resolution with two conditions and two notations; the motion was seconded by Miss Jack and passed on a 6–3 roll call. Recorded 'aye' votes were Miss Jack, Mister Byers, Miss Fuller, Mister Schibold, Mister Trowbridge, and the chair; recorded 'nay' votes were Mister Brew, Mister Marais, and Mister Whitney. The commission's recommendation now goes to the El Paso County Board of County Commissioners, which will make the final decision.

Officials said technical issues raised by residents — particularly stormwater control and access configuration — will be handled during the SDP and final plat phases, not by this rezoning recommendation. The commission did not adopt any change to the master plan; the action was a recommendation to rezone and does not itself authorize construction.

The Board of County Commissioners will consider the rezoning at a future meeting; a date was not specified at the planning commission hearing.