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Record of Proceedings

Colorado Springs Planning Commission Meeting - June 11, 2025

City Council — Wednesday, June 11, 2025
BodyColorado Springs, Colorado
SessionCity Council
DateWednesday, June 11, 2025
StatusFILED
Video Record
0:00 / 3:43:37

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0:00

Good morning.

0:02

Welcome to the Colorado Springs City Planning Commission public hearing for June 11th, 2025.

0:09

The Planning Commission is comprised of nine members appointed by City Council to review various development applications and proposals.

0:18

Planning Commission members are community volunteers with an expertise across a wide variety of disciplines.

0:25

Each member acts independently, carefully assessing all evidence presented to make their decisions.

0:32

City planning staff facilitates the process for applications where this body reviews a variety of those applications as governed by city code.

0:42

Some applications require city planning to be the final decision maker.

0:46

And for others, the planning commission is a recommendation body for city council.

0:52

The ground rules today throughout this hearing.

1:04

Unkind actions, speaking out of turn, and profanity will not be tolerated.

1:11

For items presented on today's agenda.

1:14

Staff will give a short presentation on the application, followed by the applicant who will have 30 minutes to present the details of the project.

1:22

For any items heard on appeal, the appellant and the applicant will be given equal time.

1:28

Any public comment will be taken after these presentations, and each citizen will have three minutes to speak.

1:34

Please keep comments brief to the point and prepare arguments appropriately.

1:40

Please respect others' rights to both listen and be heard.

1:46

Okay.

1:47

So I think we are ready.

1:49

Do we have uh for roll call?

1:53

Vice Chair Foos.

1:54

Here.

1:55

Commissioner Hinsler here.

1:57

Commissioner Cecil.

1:59

Commissioner Rickett.

2:00

Chair Slattery.

2:02

Here.

2:02

Commissioner Robbins.

2:04

Here.

2:04

Commissioner Sapilovich?

2:06

Here.

2:06

Commissioner Casey?

2:07

Here.

2:08

Commissioner Zizigano.

2:14

Thank you.

2:15

I have seven members present.

2:17

Six.

2:18

Sorry.

2:18

Thank you.

2:21

Okay.

2:22

Do we have any um changes or postponements to the agenda that we know of?

2:32

See none.

2:33

Um, do we communications?

2:37

Um, I guess I would like to say thank you to our vice chair Fus and Marty.

2:45

This is their last uh official meeting of their term.

2:49

They might stay on emeritus for a few more, so I I won't mutter on too much.

2:54

Um, but thank them for their service for the last many years.

2:59

Um, and with that, there will be opening uh call for new commissioners, alternates um in the coming in the near future.

3:09

So check the city website if you're interested in serving in this capacity.

3:15

Mr.

3:16

Walker.

3:18

Good morning.

3:20

Uh, want to also thank uh Commissioner Foos and Commissioner Ricketts for their service.

3:24

Appreciate that.

3:26

Um, just very short.

3:28

Things seems like it's in the boring side cycle at the moment.

3:32

Um, we have uh if you've read the newspaper, we know that we are we at the city are suffering a little bit on the uh revenue side for for budget purposes, and so we're all kind of trying to skinny up our budgets a little bit as a as a um as a result of that.

3:51

We've been looking at our numbers.

3:52

Our numbers are down in terms of total applications by about 10% from last year.

3:58

So that's a little bit um uh gives us a chance to actually kind of catch up a little bit and and and uh catch our breath.

4:06

Uh, we're mostly fully staffed at the lower levels of the planning department, so where all the work gets done.

Discussion Breakdown — Share of Meeting
Land Use and Zoning█████████████████████████████████████37%
Public Engagement█████████████13%
Procedural███████████11%
Transportation Safety█████████9%
Public Safety█████5%
Legal Affairs█████5%
Engineering And Infrastructure████4%
Traffic Engineering████4%
Homelessness███3%
Summary of Proceedings

Colorado Springs Planning Commission Meeting - June 11, 2025

The Colorado Springs Planning Commission met on June 11, 2025, at the Regional Development Center. Chair Andrea Slattery and Planning Director Kevin Walker thanked outgoing Vice Chair Foos and Commissioner Rickett for their service. Walker noted a 10% decrease in total applications due to city budget pressures, reported the department is nearly fully staffed, and announced that work on AnnexCOS will resume. The Commission voted on six items, recommending approval for a self-storage facility conditional use, an annexation/rezoning/land use plan for Peach Ranch, and a battery-charged electric fencing ordinance. The Commission recommended the denial of a state-mandated ordinance eliminating minimum parking requirements in transit service areas, citing home rule concerns and a lack of public process.

Communications

  • Chair Slattery acknowledged the final meeting for Vice Chair Foos and Commissioner Rickett and encouraged interested citizens to check the City website for commission openings.
  • Planning Director Kevin Walker reported city revenues are down, leading to a 10% reduction in total planning applications. The Planning Department is almost fully staffed, with three positions vacant. Walker stated that work on AnnexCOS will resume in the coming week and continue through the summer.

Consent Calendar

  • Item 5.A: A conditional use to expand a retail marijuana cultivation facility by TrueGreen Total LLC.
  • Item 5.B: A first-reading ordinance to rezone the Bradley Ridge Filing 5 Park site, setting a public hearing date of July 22, 2025. The Consent Calendar was approved unanimously by a vote of 6-0-3 (Commissioners Cecil, Rickett, and Gigiano absent).

Discussion Items & Public Testimony

Item 8.A: Conditional Use for Self-Storage Facility

  • Staff (Allison Stocker) presented the proposal to convert an existing retail center into a self-storage facility on approximately 3.34 acres. While permitted by right in the base zone, the use requires a conditional use permit due to the Streamside Overlay. Staff noted compatibility concerns regarding the provision of required streamside amenities.
  • Applicants (Brad Nichols, Paul Moon, Adam Thesing of YOW Architects) argued the use would stabilize the area, improve safety, reduce crime and homeless encampments, and attract future investment. They proposed adding a perimeter fence for security but committed to incorporating an outdoor amenity area to address streamside connectivity.
  • Public Comment: None.
  • Commission Discussion: Debate centered on balancing security fencing with the streamside overlay's requirement for public amenitization. Commissioners noted the applicant's good faith effort. Chair Slattery stated the proposed outdoor amenity demonstrated intent to meet the spirit of the code.
  • Outcome: Motion by Commissioner Hensler, seconded by Commissioner Robbins, to approve the conditional use with a condition that the development plan incorporates an amenity space as described by the applicant. Passed 6-0-3.

Items 8.B, 8.C, 8.D: Peach Ranch Addition Annexation, Land Use Plan, and Zoning

  • Staff (Chris Sullivan) presented applications to annex a 42.43-acre enclave, establish a land use plan for residential use, and rezone the property to R-Flex-Low/SS-O/AP-O.
  • Colorado Springs Utilities (Bryan English) confirmed sufficient water capacity, noting the city's Reliably Met Demand of 95,000 AFY exceeds the 128% buffer required over the existing usage of 70,325 AFY. The projected water demand for the project is 59 AFY. The developer is 100% responsible for the cost of utility extensions.
  • Applicants (Chris Lieber of NES, David Osborne and Brad Dickson of Toll Brothers) detailed the proposal for 3.66 dwelling units per acre, 7.5 acres of open space, and the connection of Tutt Boulevard, which is identified in the city's long-range transportation plan.
  • Public Comment:
    • Ian Geissler (Abby Pond Lane resident) expressed concerns about noise and light mitigation plans and the maintenance of West Creek Trail.
    • Ross Clinger (spouse of adjoining property owner) discussed Tutt Boulevard alignment, utility easements, and encouraged consolidating the annexation with the larger Peacock Ranch parcel.
    • David Zamora requested that wildlife authorities be contacted regarding prairie dogs on the site.
  • Commission Discussion: Commissioners expressed unanimous support, characterizing the annexation as a logical extension of the city boundary, compatible with the surrounding area, and beneficial for completing key infrastructure connections.
  • Outcomes:
    • Motion by Commissioner Casey, seconded by Commissioner Robbins, to recommend approval of the annexation to City Council. Passed 6-0-3.
    • Motion by Commissioner Casey, seconded by Commissioner Robbins, to recommend approval of the land use plan to City Council. Passed 6-0-3.
    • Motion by Commissioner Casey, seconded by Commissioner Robbins, to recommend approval of the zoning map amendment to City Council. Passed 6-0-3.

Item 8.E: Battery-Charged Electric Fencing and Security Detection Fencing Systems Ordinance

  • Staff (Johnny Malpica) presented an ordinance to amend the UDC to permit battery-charged electric fencing and security detection systems for commercial and industrial uses. The ordinance requires a non-electrified perimeter fence of at least five feet and warning signs every 30 feet, aligning with state legislation (HB 25-1060).
  • Public Comment: None.
  • Commission Discussion: Commissioner Robbins requested clarification on the double fencing requirement.
  • Outcome: Motion by Commissioner Hensler, seconded by Commissioner Sipilovic, to recommend approval to City Council. Passed 6-0-3.

Item 8.F: Minimum Parking Requirements in Transit Service Areas Ordinance

  • Staff (Johnny Malpica, Kevin Walker, Sara Brewen) presented an ordinance to comply with HB 24-1304, which prohibits municipalities from enforcing minimum parking requirements for multi-family housing (3+ units) and adaptive reuse projects within 1/4 mile of high-frequency bus routes. Staff identified approximately 7,900 parcels (~470 acres) within the applicable transit service area.
  • Public Comment (all speakers opposed):
    • Diane Bridges, Jeanette Caproon, Louise Conner, and Mike Anderson (Historic Neighborhood Partnership): Raised concerns regarding the erosion of home rule authority, lack of public notification, potential negative impacts on 44 neighborhoods, and the need to evaluate the combined effect with companion bill HB 24-1313. They requested postponement until the state funding analysis is complete and an existing lawsuit is resolved.
    • Tim Hoiles (Maverick Observer): Opposed the state overreach.
    • Lisa Bigelow (Concerned Citizen): Urged the Commission to protect home rule, asserting the risk of losing $20 million in state grants is unsubstantiated.
  • Commission Discussion: A majority of commissioners voiced opposition.
    • Commissioner Casey called the bill an unconstitutional intrusion on home rule.
    • Commissioner Sipilovic noted 70% of the population owns at least one car, arguing removing parking requirements would congest streets.
    • Chair Slattery, Commissioner Robbins, Vice Chair Foos, and Commissioner Hensler cited the rushed timeline, lack of public input, and unresolved legal and financial questions as reasons for denial.
  • Outcome: Motion by Commissioner Hensler, seconded by Vice Chair Foos, to deny recommending the ordinance to City Council. Passed 6-0-3.

Key Outcomes

  • Self-Storage Facility (8.A): Approved with a condition for an outdoor amenity area (6-0-3).
  • Peach Ranch Annexation, Land Use Plan, and Zoning (8.B, 8.C, 8.D): Recommended for approval to City Council (6-0-3 on each).
  • Battery-Charged Fencing Ordinance (8.E): Recommended for approval to City Council (6-0-3).
  • Minimum Parking Ordinance (8.F): Recommended for denial to City Council (6-0-3).

Meeting Transcript

Good morning. Welcome to the Colorado Springs City Planning Commission public hearing for June 11th, 2025. The Planning Commission is comprised of nine members appointed by City Council to review various development applications and proposals. Planning Commission members are community volunteers with an expertise across a wide variety of disciplines. Each member acts independently, carefully assessing all evidence presented to make their decisions. City planning staff facilitates the process for applications where this body reviews a variety of those applications as governed by city code. Some applications require city planning to be the final decision maker. And for others, the planning commission is a recommendation body for city council. The ground rules today throughout this hearing. Unkind actions, speaking out of turn, and profanity will not be tolerated. For items presented on today's agenda. Staff will give a short presentation on the application, followed by the applicant who will have 30 minutes to present the details of the project. For any items heard on appeal, the appellant and the applicant will be given equal time. Any public comment will be taken after these presentations, and each citizen will have three minutes to speak. Please keep comments brief to the point and prepare arguments appropriately. Please respect others' rights to both listen and be heard. Okay. So I think we are ready. Do we have uh for roll call? Vice Chair Foos. Here. Commissioner Hinsler here. Commissioner Cecil. Commissioner Rickett. Chair Slattery. Here. Commissioner Robbins. Here. Commissioner Sapilovich? Here. Commissioner Casey? Here. Commissioner Zizigano. Thank you. I have seven members present. Six. Sorry. Thank you. Okay. Do we have any um changes or postponements to the agenda that we know of? See none. Um, do we communications? Um, I guess I would like to say thank you to our vice chair Fus and Marty. This is their last uh official meeting of their term. They might stay on emeritus for a few more, so I I won't mutter on too much. Um, but thank them for their service for the last many years. Um, and with that, there will be opening uh call for new commissioners, alternates um in the coming in the near future. So check the city website if you're interested in serving in this capacity. Mr. Walker.

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