Colorado Springs Planning Commission Meeting - April 9, 2025

The Colorado Springs Planning Commission met on Wednesday, April 9, 2025, at 9:00 AM in the Regional Development Center Hearing Room. The meeting covered routine consent items, a public hearing on the Flats at Sand Creek appeal, and a recommendation for the Parkside Historic District overlay. Key decisions included denial of the appeal (6-2) and unanimous recommendation for the historic district.

Changes to Agenda

• Commissioner Gigiano moved to postpone Item 8.C (Public Art Ordinance) to a date uncertain; the motion passed unanimously.

Communications

• Chair Slattery noted upcoming term openings and directed interested parties to the city website.
• Kevin Walker, Planning Director, reported: City Council adopted the ADU ordinance; the Karman Line Annexation will be on a June 17, 2025 ballot; the OneVeLa high-rise development plan was denied by City Council after an appeal.

Approval of Minutes

• The minutes from March 12, 2025 were approved 5-1-3 (Vice Chair Foos, Commissioners Cecil and Casey abstained; Commissioner Sipilovic absent).

Consent Calendar

The following items were approved unanimously (8-0-1 absent):

• 5.A. Rockrimmon Christian Preschool Conditional Use (large childcare facility at 260 E Woodmen Road).
• 5.B. Black Rock Coffee Conditional Use (drive-through coffee kiosk at 5570 Barnes Road).
• 5.C. Ordinance No. 25-52: Rezoning 0.35 acres at 1202 N Academy Boulevard from R-5 and MX-M to MX-M.
• 5.D. Ordinance No. 25-51: Rezoning 0.41 acres at 1222 N Academy Boulevard from R-5 and MX-M to MX-M.
• 5.E. Ordinance No. 25-53: Rezoning 0.39 acres at 2024 E Boulder Street and 408 Iowa Avenue from R-4 and MX-M to R-Flex Medium.

Discussion Items

8.A. Flats at Sand Creek Appeal

An appeal of the administrative approval for a 144-unit multifamily development on 6.94 acres at the northeast corner of N Carefree Circle and Peterson Road. The appellant (represented by Michelle Bork) argued the plan is incompatible, lacks adequate parking, and will increase traffic and safety risks. The applicant (Andrea Barlow, NES; Ben Taylor, Lincoln Avenue Communities) countered that the project meets all zoning and technical criteria, provides affordable workforce housing, and addresses neighborhood concerns through design modifications.

• Public Comment: Over 20 residents spoke in support of the appeal, citing traffic congestion, pedestrian safety, parking overflow, property value impacts, and concerns about the developer’s track record. School District 49 and Pikes Peak Housing Network spoke in opposition, supporting the housing need.
• Commission Discussion: Commissioners highlighted the tension between community concerns and the development code. Some expressed sympathy but found the application met all legal criteria. Commissioners Robbins and Gigiano dissented, citing outdated traffic studies and insufficient parking.
• Motion: To deny the appeal and affirm the administrative approval, based on City Code Section 7.5.415.A(2). Passed 6-2-1 (absent). Ayes: Vice Chair Foos, Hensler, Cecil, Rickett, Slattery, Casey. Noes: Robbins, Gigiano.

8.B. Parkside Historic District

An ordinance to establish a Historic Preservation Overlay (HP-O) on 4.29 acres west of N Cascade Avenue between W Dale Street and W St. Vrain Street. The applicant (Cheryl Brown, Historic Uptown Neighborhood Association) and historian Tim Scanlon presented the historical and architectural significance of 17 properties. The overlay would require exterior building permits to be reviewed by the Historic Preservation Board, with a maximum 90-day delay; demolition permits could also be delayed 90 days. The recommendation included adopting the Secretary of the Interior Standards for Rehabilitation with the Old North End Interpretive Guide.

• Public Comment: Diane Bridges of Historic Neighborhoods Partnership spoke in support, noting tax credit benefits and the city’s first HPO in nearly two decades.
• Commission Discussion: Questions addressed permit delays, demolition protections, and design standards. Commissioners were supportive, recognizing the community effort.
• Motion: To recommend approval to City Council with conditions (incorporating the Interpretive Guide and a reference to the National Park Service’s Historic Preservation Tax Incentives page). Passed unanimously (8-0-1 absent).

8.C. Public Art Ordinance (Postponed)

Item called off to a date uncertain.

Key Outcomes

• Flats at Sand Creek Appeal: Denied (6-2). The administrative approval of the development plan is affirmed. The appellant may appeal to City Council within 10 days (by April 21, 2025) with a $176 fee.
• Parkside Historic District: Recommended for approval to City Council (unanimous). The Council will hold a public hearing on May 27, 2025.
• Consent Calendar: All items approved.
• Next Steps: City Council will consider the historic district ordinance; the Flats at Sand Creek development may be appealed further. Traffic safety improvements at the intersection (protected left-turn arrow) were noted as a separate city initiative.