Downtown Review Board Meeting - September 2, 2025
Downtown Review Board Meeting – September 2, 2025
The Downtown Review Board met on September 2, 2025, at 9:00 AM at the Regional Development Center, 2880 International Circle, Hearing Room. Acting Chair Bobby Mikulas presided in the absence of Chair David Lord. Six members were present (Board Member Nolette, Kuosman, Hensler, Friesema, Mikulas, Luciano); two were absent (Coats, Lord). The meeting covered routine approvals, a communications update, and one quasi-judicial new business item.
Communications
- Ryan Tefertiller, Urban Planning Manager, introduced Solange Baquero-Meza as the new Senior Business Support Specialist.
- He reported that board members Amanda Luciano (to be reappointed) and Max Kronstadt (stepping down) had term expirations; a candidate from the Shooks Run Neighborhood was being considered for Kronstadt’s seat.
- The next meeting on October 7 will include a Downtown Master Plan update and annual ethics training by City Attorney Young Shin.
Approval of Minutes
- The minutes from the May 6, 2025, meeting were approved by a vote of 6-0-0-2 (motion by Luciano, second by Kuosman).
Discussion Item: FBZ Sign Warrant for Latin Social (FBZN-25-0005)
- The board considered a Form Based Zone Warrant to allow two freestanding signs where one is permitted at 316 North Tejon Street, for the proposed restaurant Latin Social.
- Staff: Ethan Shafer (Planner II) and Kurt Schmidt (Sign Code Administrator) presented the application. The site is 0.43 acres, zoned FBZ-T2A. The existing Sushi Row sign is attached to a retaining wall; the proposed Latin Social sign would mirror it on the same wall. The combined sign area (32 sq ft) is 10 sq ft less than the allowed single monument sign. One public comment was received from the Downtown Partnership supporting the request.
- Applicant: Scott Schuster (Echo Architecture) explained that separate freestanding signs are needed because the two tenant suites have separate entrances and are split by circulation space.
- Board Discussion: Board members asked about code compliance and precedent. Board Member Hensler noted the unique front yard and lack of precedent for numerous freestanding signs. Acting Chair Mikulas and Board Member Luciano supported the integration with the existing retaining wall, distinguishing it from standalone signs. Ryan Tefertiller added that freestanding signs are rare downtown, and multi-tenant buildings usually have one sign with multiple panels.
- Motion: Board Member Hensler moved to approve the warrant based on Form-Based Code Section 5.4, seconded by Board Member Friesema. The motion passed 6-0-0-2.
Key Outcomes
- The FBZ sign warrant for Latin Social was approved unanimously (6-0-0-2).
- Appeal instructions: An affected party may appeal to City Council within 10 days (by September 12, 2025) with a $176 fee, citing specific zoning code requirements not adequately addressed.
Meeting Transcript
Okay, good morning, everyone, and welcome to the downtown review board meeting for September 2nd, 2025. We're starting just a little bit late, so apologies for some technical difficulties. My name is Bobby Mikolas in the absence of Chair Lord, I'll be chairing this morning. The downtown review board meets monthly to review downtown development applications using the downtown Colorado Springs Forum-based code regulating plan. The downtown review board is comprised of nine members appointed by a city council. Board members are community volunteers with expertise across a wide variety of disciplines. Each member acts independently, carefully assessing all the evidence presented to make their decision. And just to clarify, when an item is presented, um staff will present the item followed by the applicant present presentation. Public comment will be open for those in support of the item, followed by public comment for those in opposition with the applicant responding or re rebutting. Um and then public comment will close as the item is brought up to the dais for discussion. I don't believe we have any changes to the agenda or postponements, and so I'll look to Ryan T. Urban Planning Manager for Communications this morning. Thanks, Mr. Chair, members of the downtown review board, Ryan T. Fortiller with the city planning department. Um just a couple quick communications. Uh first and foremost, thanks everyone for participating and coming today. I know it's been a few months and uh so we just haven't had any applications for you to review, but uh we appreciate you being here and making time this morning. So thank you. Um I first want to introduce uh Solange Bacero Mesa. Uh Solange, you want to wave your hand over there? Solange started uh late May, early June, I believe. Uh she is our senior business support specialist and will be assisting Melissa uh at our regular DRB meetings. Um so uh if you ever need anything, you can reach out to myself or Solange or Melissa. So uh welcome to Solange. Um DRB appointments. There are two DRB members who whose terms expired, technically expired earlier uh early last month. Um Amanda being one of them and Max Cronstadt being the other. Um uh I have been working with council staff for a number of months to address those uh term expirations. Um I believe Amanda finally has a discussion set up with our council liaison, Brandy Williams, uh, in the near future, and assuming that goes well, I believe Amanda will be reappointed by council later this month. Um Max had expressed the um the thought to allow someone else to fill his position if there was someone else that was interested. Max has one of our or the has the um adjacent neighborhood uh seat on the DRB and uh the Shooks Run neighborhood has identified a candidate, and that candidate will be also having a discussion with councilwoman Williams in the very near future, and we might see that appointment later this month. So um I I was hoping Max would be here today just to be able to thank him for his service over the last few years. Um, so if you see him, be sure to pass along those words. Um, because he may not technically be on the board uh at our next meeting in October. Excuse me, Ryan. Yes, go ahead. Before we proceed, could we do attendance, please? Oh, yeah. Okay, yeah, I think we skipped that. Sorry. Yeah, that's a that's a good point. Go ahead. Yeah, Solange, thank you. Will you please uh call rolling board member Nolette Board Member Kuzman? Here board member Coates. Board member Hensler here. Chair Lord Board Member Friesma. Here board member Mikulas here. Board member Luciano here.
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