Colorado Springs Planning Commission Meeting - August 13, 2025

The Colorado Springs Planning Commission met on Wednesday, August 13, 2025, at 9:00 AM in the Regional Development Center Hearing Room. The commission reviewed a variety of development applications including a non-use variance, a rezoning, an annexation with land use plan and zone establishment, and a conditional use for a cell tower height extension. The meeting also featured updates from Planning Director Kevin Walker on ongoing city projects and the appointment of a new chair and vice chair.

Consent Calendar

• The consent calendar was approved with the removal of items 5.A and 5.G (vote 9-0). Remaining items (5.B Liberty Self-Storage Conditional Use, 5.C Kennels Ordinance, 5.D North Gate Boulevard Addition No. 10 Annexation, 5.E Beth-El Mennonite Church Childcare Rezoning, and 5.F Beth-El Mennonite Church Minor Modification) were approved as a group.

Public Comments & Testimony

• Item 5.A (3121 Illinois Avenue Duplex): Matt Jones of the Peyton Neighborhood Organization expressed concerns about lack of infrastructure (stormwater flooding, unpaved streets, missing sidewalks) and requested that future developers address these issues. He noted the neighborhood's history as a former coal mining town annexed in 1970. Chair Slattery and Planning Director Walker suggested contacting the council representative and noted that a pilot program is underway for similar infill issues.
• Item 5.G (2402 North Nevada Rezoning): Dutch Schultz, President of the Old North End Neighborhood Board, and Michael Anderson, board member, opposed the rezoning from R-2 to MX-N. They argued that the MX-N zone allows over 29 uses (including bars, hotels, self-storage, and mining) that are incompatible with the residential character, and proposed rezoning to Office Residential (OR) or a use variance instead. They did not object to the applicant's proposed personal services use.
• Item 8.A-C (Miller Downs Annexation): Kirby Thompson, a neighboring property owner, expressed support, stating the developer was sensitive to existing residents and willing to create buffers. Jack Casey and Shari Casey opposed, citing concerns about density (they urged keeping it at 5.2 units per acre), traffic, wildlife habitat loss, and impact on property values.
• Item 8.D (575 Airport Creek Wireless Facility): Diana Pelletier, a resident of a nearby townhome community, strongly opposed the tower height increase, arguing it violates code regarding setbacks and separation from residential zones, negatively impacts property values, and was approved years ago without proper consideration of neighbors.

Discussion Items

• Item 5.A: 3121 Illinois Avenue Duplex Nonuse Variance – Staff presented a request for a 7-foot corner side setback (15 feet required) for a proposed duplex on a historic 40-foot-wide lot. The property owner, Drew Gaiser, explained the lot constraints and that the duplex would provide missing middle housing without subsidies. Traffic review confirmed no sight triangle issues. The commission noted the eclectic neighborhood and found the proposal compatible. Approved 9-0.
• Item 5.G: 2402 North Nevada Avenue Rezoning – Staff recommended changing zoning from R-2 to MX-N to allow the current property owner (Meche Haflich) to operate a personal services business (massage, wellness). Commissioners debated the breadth of MX-N uses. The applicant stated no retail sales were planned. The commission voted 8-1 to recommend approval to City Council, with Commissioner Gigiano dissenting due to the zone's broad uses.
• Item 8.A-C: Miller Downs at Wyoming Lane Annexation, Land Use Plan, and Zone Establishment – Staff presented the annexation of a 21.37-acre enclave for 110 homes at 5.2 units per acre (R-Flex Medium/SS-O/AP-O zone). Colorado Springs Utilities reported adequate water supply (projected demand 38 AFY) and estimated capital costs of $2.3–3.5 million. The applicant, Noah Brehmer, highlighted traffic studies showing volumes below 1,500 vehicles per day, use of speed humps, and preservation of open space. Commissioner questions focused on density and height: the land use plan was approved with a condition limiting building height to 35 feet. The annexation and zone establishment were approved 9-0.
• Item 8.D: 575 Airport Creek Wireless Cellular Facility – Staff presented a request to extend an existing 50-foot monopine cell tower to 80 feet (85 feet with architectural features) to accommodate three carriers (AT&T, T-Mobile, Dish) and overcome blocking by a future 49-foot apartment building. Staff found the proposal failed to meet separation requirements (400 feet required, 110 feet provided) and stealth design compatibility standards. The applicant argued the extension is the minimum necessary and noted that a 20-foot administrative extension is possible under federal law without commission approval. The commission voted 7-2 to deny, with Commissioners Hensler and Robbins dissenting, citing the need for improved connectivity but recognizing the code violations.
• Appointment of Chair and Vice Chair – The commission unanimously appointed Kenneth Casey as Chair and Nadine Hensler as Vice Chair for the upcoming term.

Key Outcomes

• Item 5.A: 3121 Illinois Avenue Duplex – Approved (9-0). Nonuse variance granted for 7-foot corner side setback.
• Item 5.G: 2402 North Nevada Avenue Rezoning – Recommended approval to City Council (8-1). Rezone from R-2 to MX-N. (Commissioner Gigiano against).
• Item 8.A: Miller Downs Annexation – Approved (9-0). Annexation of 21.37 acres.
• Item 8.B: Miller Downs Land Use Plan – Approved (9-0) with conditions including: revision of wetland note, third-party wetland determination, consistent labeling of 30-foot right-of-way, resolution of ownership of the 30-foot remnant within 30 days, and building height limited to 35 feet.
• Item 8.C: Miller Downs Zone Establishment – Approved (9-0). R-Flex Medium/SS-O/AP-O zoning.
• Item 8.D: 575 Airport Creek Wireless Tower Conditional Use – Denied (7-2). The tower height extension does not comply with UDC Section 7.5.601. (Commissioners Hensler and Robbins dissented).