Summary
Planning Commission (Nov 12, 2025) — Recovery center approved; Percheron rezoning recommended; Airport Road rezoning denied
Colorado SpringsNov 12, 20256 min read
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Meeting held Nov. 12, 2025 at 2880 International Cir., Hearing Room. Roll: 5 present, 6 absent. Communications noted the budget was adopted on first reading and City Council approved the Peach Ranch and Miller Downs annexations and denied the Old Ranch Road storage appeal. The Commission approved the Consent Calendar; recommended denial of a rezoning at 4880 Airport Road; approved a major modification to convert a hotel to the Colorado Springs Recovery Center (Human Service Establishment, Large) at 1855 Aeroplaza Drive; recommended approval of the Percheron zone change and land‑use plan modification; and approved two non‑use variances for 65 Cheyenne Mountain Blvd (with a final drainage letter condition). An informational presentation on an updated sign ordinance was provided; formal action on that ordinance will be brought in December.
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TransportationBudget & TaxPublic SafetyHealthcareCommerceHousing
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Key decisions
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- Approved Consent Calendar (including Christian Brothers Automotive conditional use at 2080 Southgate Road) — motion passed 5-0-0-6.
- Recommended denial to City Council of the zone change for 2.17 acres at 4880 Airport Road from R1-6/AP-O to R-5/AP-O based on noncompliance with UDC Section 7.5.704 — motion passed 3-2-0-6.
- Approved Colorado Springs Recovery Center — Major Modification of a Development Plan establishing a Human Service Establishment, Large at 1855 Aeroplaza Drive (conversion of existing hotel) based on compliance with City Code Section 7.5.516.D — motion passed 5-0-0-6.
- Recommended approval to City Council of the Percheron zone change (156.18 acres from PDZ/AP-O to MX-L/AP-O) based on compliance with UDC Section 7.5.704 — motion passed 5-0-0-6 (Commissioner Case recused).
- Recommended approval to City Council of the Major Modification to the Percheron Land Use Plan (modifying approximately 350 acres) based on compliance with City Code Section 7.5.516 — motion passed 5-0-0-6 (Commissioner Case recused).
- Approved two Non‑Use Variances for 65 Cheyenne Mountain Boulevard: allow 29-foot detached garage height (UDC 7.3.304.C.1.b) and allow 3,582 sq ft of garage space where 1,650 sq ft is required (UDC 7.3.304.C.1.a); both approvals include condition that a Final Drainage Letter be submitted and approved by the Stormwater Enterprise prior to building permit issuance — motions passed 5-0-0-6.
- Received informational presentation on proposed updates to Chapter 7 (Sign Ordinance) of the UDC; formal recommendation to City Council to be considered in December (CODE-25-0005).
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Meeting information
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City Planning Commission
Nov 12, 2025, 12:00 AM2880 International Cir., 2nd Floor, Hearing Roomscheduled
Agenda
- CPC - All meetings are open to the public. Those who wish to participate may do so in person or via phone. Online: coloradosprings.gov/springstv | Facebook Live: Colorado Springs City Council Facebook Page | TV: Comcast Channel 18 and 880 (HD); - Stratus IQ Channel 99 (Streaming) By phone: Dial 1-720-617-3426, enter Conf ID: 487 531 137# and wait to be admitted. If you would like to comment on an agenda item, please contact the case planner for the item at 719-385-5905. If you are unable to contact them, there will still be an opportunity to speak during the meeting. Attendees participating by phone will be muted upon entry to the meeting. Please wait to be called on before speaking. Once an item has been heard, the Chair will open the public portion of the hearing for comments. There is a three (3) minute time limit for each person. Phone attendees must press *6 to un-mute.
- Call to Order and Roll Call
- Changes to Agenda/Postponements
- Communications
- Kenneth Casey - Planning Commission Chair
- Kevin Walker - Planning Director
- Approval of the Minutes
- Minutes for the September 10, 2025, Planning Commission Meeting. Presenter: Kenneth Casey, City Planning Commission Chair
- Minutes for the October 8, 2025, City Planning Commission meeting. Presenter: Kenneth Casey, City Planning Commission Chair
- Consent Calendar
- Christian Brothers Automotive
- A Conditional Use to allow automobile and light vehicle repair, minor in the MX-M (Mixed-Use Medium Scale) zone district, consisting of 1.18 acres located at 2080 Southgate Road. (Quasi-Judicial) Located in Council District 3 Presenter: Matthew Ambuul, Planner II, City Planning Department Kevin Walker, Planning Director, City Planning Department
- 2826 Beacon Street - Lot Size Non-Use Variance
- A Non-Use Variance to City Code Section 7.2.205.B and 7.4.201.A to allow for subdivision of a lot with a minimum lot size of 4,375 square feet where 5,000 square feet is required in the R-2: Two Family zone district. This site is currently 9,375 square feet in size and is located at 2826 Beacon Street. (Quasi-Judicial) Located in Council District 5 Presenter: Ethan Shafer, Urban Planner II, City Planning Department Kevin Walker, Planning Director, City Planning Department
- Dorado Transport - Zoning Map Amendment
- Ordinance No. 25-101 amending the zoning map of the City of Colorado Springs pertaining to approximately 7.03 acres located at 3875 Aerospace Boulevard from BP/cr/AP-O/SS-O (Business Park with conditions of record, Airport and Streamside Overlays) to BP/cr/AP-O/SS-O (Business Park with conditions of record, Airport and Streamside Overlays), to remove existing conditions of record. (Quasi-Judicial) (Second Reading and Public Hearing) Located in Council District 4 Presenter: Ethan Shafer, Urban Planner II, Planning Department Kevin Walker, Director, Planning Department
- Sunny Remodel - Non-Use Variance
- A Non-Use Variance to City Code Sections 7.2.205.B & 7.4.201.A to allow for a 3 foot Corner Lot - Side Street setback where 15 feet is usually required in the R-2: Two-Family zone district. This site is 3,600 square feet in size and is located at 2202 West Kiowa Street. (Quasi-Judicial) Located in Council District 3 Presenter: Ethan Shafer, Urban Planner II, City Planning Department Kevin Walker, Planning Director, City Planning Department
- 1590 N Newport Road - Conditional Use
- A Conditional Use to allow for Warehousing and Wholesaling uses in the MX-M AP-O (Mixed-Use Medium Scale and Airport Overlay) zone district consisting of 0.51 acres and located at 1590 North Newport Road. (Quasi-Judicial) Located in Council District 4 Presenter: Ethan Shafer, Urban Planner II, City Planning Department Kevin Walker, Planning Director, City Planning Department
- Franklin Residence Addition
- A Non-Use Variance to City Code Sections 7.2.204.B & 7.4.201.A to allow for a 10 foot and 6 inch Corner Lot - Side Street setback where 15 feet is usually required in the R-1 6: Single-Family Medium zone district. This property is 4,165 square feet in size and is located at 1916 North Franklin Street. (Quasi-Judicial) Located in Council District 5 Presenter: Ethan Shafer, Urban Planner II, City Planning Department Kevin Walker, Planning Director, City Planning Department
- A Non-Use Variance to City Code Sections 7.2.204.B & 7.4.201.A to allow for a 5 foot and 7 inch Front Yard setback where 15 feet is usually required in the R-1 6: Single-Family Medium zone district. This property is 4,165 square feet in size and is located at 1916 North Franklin Street. (Quasi-Judicial) Located in Council District 5 Presenter: Ethan Shafer, Urban Planner II, City Planning Department Kevin Walker, Planning Director, City Planning Department
- Items Called Off Consent Calendar
- Unfinished Business
- New Business
- 4880 Airport Road Rezone
- Ordinance No. 26-15 amending the zoning map of the City of Colorado Springs pertaining to approximately 2.17 acres located at 4880 Airport Road from R1-6/AP-O (Single Family - Medium with Airport Overlay to R-5/AP-O (Multi-Family High with Airport Overlay). (Quasi-judicial) (2nd Reading and Public Hearing). Related Files: APPL-26-0002 Located in Council District 4 Presenter: Chris Sullivan, Senior Planner, City Planning Department Kevin Walker, Director, City Planning Department
- Colorado Springs Recovery Center
- The Colorado Springs Recovery Center Development Plan Major Modification establishing a Human Service Establishment, Large consisting of 3.11 acres located at 1855 Aeroplaza Drive. Located in Council District 4 Presenter: Austin Cooper, Senior Planner, City Planning Department Kevin Walker, Planning Director, City Planning Department
- Percheron
- Ordinance No. 25-103 amending the zoning map of the City of Colorado Springs pertaining to approximately 156.18 acres located north and south of East Woodmen Road and east and west of Banning Lewis Parkway from PDZ/AP-O (Planned Development Zone with Airport Overlay) to MX-L/AP-O (Mixed-Use Large Scale with Airport Overlay). (Quasi-Judicial) (Second Reading and Public Hearing) Related Files: ZONE-25-0025, PDZL-25-0004 Located in Council District 6 Presenter: Molly O'Brien, Planner II, City Planning Department Kevin Walker, Director, City Planning Department
- A Major Modification of the Percheron Land Use Plan consisting of 350 acres located north and south of East Woodmen Road and east and west of Banning Lewis Parkway to revise size and location of proposed land uses. (Quasi-Judicial) Related Files: ZONE-25-0025, PDZL-25-0004 Located in Council District 6 Presenter: Molly O’Brien, Planner II, City Planning Department Kevin Walker, Director, City Planning Department
- 65 Cheyenne Mountain Boulevard
- A Non-Use Variance to City Code Section 7.3.304.C.1.b to allow for a height of 29 feet with a roof pitch of less than 6:12 where 16 feet is required for a detached garage in the R-E/WUI-O (Residential Estate with Wildland Urban Interface Overlay) zone district consisting of 3.16 acres and located at 65 Cheyenne Mountain Boulevard. Located in Council District 3 Presenter: Matthew Ambuul, Planner II, City Planning Department Kevin Walker, Planning Director, City Planning Department
- A Non-Use Variance to City Code Section 7.3.304.C.1.a to allow for 3,582 square feet of garage space where 1,650 square feet is required in the R-E/WUI-O (Residential Estate with Wildland Urban Interface Overlay) zone district consisting of 3.16 acres and located at 65 Cheyenne Mountain Boulevard. Located in Council District 3 Presenter: Matthew Ambuul, Planner II, City Planning Department Kevin Walker, Planning Director, City Planning Department
- Presentations
- Ordinance No. 26-01 amending Chapter 7 (the "Unified Development Code" or "UDC") of the Code of the City of Colorado Springs 2001, as amended, as related to Signs. (Legislative) Related Files: CODE-25-0005 Located in All Council Districts Presenter: Kurt Schmitt, Program Administrator II, City Planning Department Daniel Sexton, Land Use Review/Development Review Enterprises Planning Manager, City Planning Department Kevin Walker, Planning Director, City Planning Department
- Adjourn
- The Colorado Springs Recovery Center Development Plan Major Modification establishing a Human Service Establishment, Large consisting of 3.11 acres located at 1855 Aeroplaza Drive. Located in Council District 4 Presenter: Austin Cooper, Senior Planner, City Planning Department Kevin Walker, Planning Director, City Planning Department
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