Planning Commission recommends rezoning Creek Ridge at Flying Horse to medium‑density residential

The Colorado Springs City Planning Commission on March 11 recommended that City Council approve a zone map amendment and accompanying land use plan for the Creek Ridge at Flying Horse development, clearing the way for roughly 44.72 acres north of North Powers Boulevard and Interquest Parkway to be rezoned from Planned Development Zone (PDZ) to Arflex Medium with an Air Force Academy overlay.

Senior planner Allison Stocker told commissioners that the proposal would convert about 36 of the 44.72 acres to residential uses under the Arflex Medium straight zone, allowing densities between 5 and 16 dwelling units per acre. Stocker said the change would reduce the site’s potential intensity compared with the previously approved PDZ — which had allowed concept figures such as up to 1,500 units and extensive commercial square footage — to a theoretical maximum of about 580 dwelling units under the Arflex standard.

Jason Owen, representing the applicant (NES), described the site plan and context, saying the proposal preserves roughly 4.9 acres of open space — including a designated no‑build buffer for a sensitive jumping‑mouse habitat — and identifies a centrally located 3.5‑acre neighborhood park intended to satisfy PLDO requirements. Owen also pointed to a traffic study by LSC Transportation Consultants that staff and the applicant said shows the existing roadway network can accommodate the proposed development with some turn‑lane improvements.

Commissioners pressed the applicant and staff about traffic and access. Commissioner Robbins said he was "really worried about the safety" of ingress and egress on Highway 83, calling the corridor fast and hazardous; Owen and staff responded that several access points are existing or previously approved (ride‑in/ride‑out lanes and a full‑movement access at Somerset/New Life Drive) and that projected vehicle trips would be substantially lower than under the prior PDZ entitlement. "We're reducing from 1,500 units to roughly 580 units," Owen said, noting that reduction cuts expected daily trips and therefore traffic intensity.

Commissioner Slattery said the commission should be cautious about removing the mixed‑use center envisioned in the 2021 Downtown Flying Horse concept, arguing Plan COS emphasizes diversity, centers and walkability. Stocker and Owen countered that the PDZ’s prior commercial allocations were conceptual and not guaranteed and that significant commercial development has since been permitted and built nearby.

After discussion, Commissioner Willoughby moved to recommend approval of the zone change (Item 8a, ZONE‑25038); the motion passed 7–2 with Commissioners Cecil and Slattery recorded in opposition. A separate motion recommending approval of the Creek Ridge land use plan (Item 8b) likewise passed 7–2. Both recommendations are advisory and will be forwarded to City Council for final action.

Next steps: the Planning Commission’s recommendation moves the zone‑map amendment and land use plan to City Council, which will hold the final decision. The commission’s recommendation is not an appealable final action under the code language discussed at the hearing.