OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

City Planning Commission Meeting - January 14, 2026: Silver Key Apartments and Southeast Strong Neighborhood Plan

City Council — Wednesday, January 14, 2026
BodyColorado Springs, Colorado
SessionCity Council
DateWednesday, January 14, 2026
StatusFILED
Video Record
0:00 / 3:05:14

Transcript — Verbatim
0:05

Good morning.

0:05

The Colorado Springs Planning Commission public hearing for January 14th, 2026 is now called to order.

0:11

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

0:18

Planning commissioners are community volunteers with expertise across a wide variety of disciplines.

0:23

Each commissioner acts independently and carefully to assess all the information presented to make their decision.

0:29

The city planning staff facilitate the process for applications, and this commission reviews a variety of those applications governed by city code.

0:37

Some applications require the planning commission to be a final decision authority, and for others, the planning commission is a recommendation body to city council.

0:44

Throughout the hearing, we will require that everyone conduct themselves respectfully, understanding that others may have different views from their own.

0:51

Disrespectful words or actions, speaking out of order when not recognized by the chair and the use of profanity will not be tolerated.

0:58

For items presented on today's agenda, the city planning staff will give a presentation on the application, followed by the applicant who will have 30 minutes to present the details of the application.

1:08

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

1:13

Public comment will then be taken after these presentations, starting with public comment in support of the application, followed by public comment in opposition to the application.

1:22

Each citizen will have three minutes to speak.

1:24

Please keep your comments brief and to the point and focus on the issues at hand.

1:29

Please respect attendees' right to both listen and to be heard.

1:32

Once public comment is complete, the applicant will have a rebuttal period of ten minutes to respond and address any of the comments.

1:39

At the conclusion of the applicant's rebuttal, this the discussion will move to the dais for the commissioner's consideration.

1:48

Go ahead and call the order, please.

1:55

Here.

1:56

Commissioner Cecil.

1:58

Here.

1:58

Commissioner Slidering.

2:01

Here.

2:02

Commissioner Robbins.

2:03

Here.

2:04

Chair Casey.

2:06

Here.

2:06

Commissioner Clemens.

2:08

Here.

2:09

Commissioner Jano.

2:10

Here.

2:11

Commissioner Willoughby.

2:15

Commissioner Case.

2:16

Here.

2:18

Thank you.

2:19

We have eight members present.

2:21

All right, thank you.

2:22

First up on the agenda is changes to the agenda or postponements.

2:29

Did you want to address that now?

2:32

Got it.

2:33

Okay, we'll move on to communications.

2:35

Uh I do not have any communications, so move to Mr.

2:37

Walker, the planning director.

2:39

Thank you.

2:39

I'm a little more prepared than I was last week.

2:41

Uh so I have a couple of things I'd like to point out.

2:44

First of all, as it relates to uh the agenda, um, the Mesa Road STR appeal was withdrawn by the applicant.

2:52

And so that was on your preliminary agenda, but is no longer on this agenda.

2:56

So it was not advertised, so not an official uh withdrawal, but it has been withdrawn.

3:03

Uh I can uh let you know that Ryan Case was appointed yesterday uh as a full member of the planning commission.

3:10

So congratulations to him or Saros, however he would like to accept those, but he is now officially a member and uh welcome aboard.

3:20

Commissioner Case.

3:22

Um couple of items related to things that you have adopted in the past and or have commented on.

3:29

Um the Palmer High School items, there are three items there.

3:33

They were um going to be scheduled this month for city council.

3:38

It has now been scheduled for March, and so we will be working with them to uh move forward with those in March.

3:45

The airport road R5 uh approval that you did in November uh has been withdrawn by City Council.

3:52

Um and some new information has been submitted on that particular matter, and you will hear that again in February.

4:01

Um I'm working also on the getting the spacious skies uh uh item uh or the uh um report that they did or late last year uh to be on our uh uh work session agenda for February.

4:18

Um so that'll be that's all of my communications.

Discussion Breakdown — Share of Meeting
Affordable Housing████████████████████████████████████36%
Land Use and Zoning███████████████████████████27%
Community Engagement██████████████14%
Transportation Safety███████7%
Historic Preservation█████5%
Procedural████4%
Engineering And Infrastructure████4%
Economic Development█1%
Urban Renewal█1%
Summary of Proceedings

City Planning Commission Meeting - January 14, 2026

The Colorado Springs City Planning Commission met on January 14, 2026, at 9:00 AM in the Regional Development Center. The commission approved the Consent Calendar, a conditional use and development standards adjustment for the Silver Key Apartments, and recommended adoption of the Southeast Strong Neighborhood Plan to City Council.

Communications

  • Kevin Walker, Planning Director, announced that the Mesa Road STR appeal was withdrawn by the applicant. He also reported that Ryan Case was appointed as a voting member of the Planning Commission the previous day. Three Palmer High School items scheduled for City Council in January were rescheduled to March. The Airport Road R5 item, heard by the Commission in November, was withdrawn by City Council and will return to the Planning Commission with new information.

Consent Calendar

  • Ridge at Waterview North Rezone (ZONE-25-0031): An ordinance to rezone 21.19 acres from R-5 AP-O to R-FLEX M AP-O.
  • Polaris Pointe South Filing No. 4 (Ford Amphitheater) (PDZD-25-0030): A development plan major modification to remove 58 unconstructed parking spaces.
  • Nine Extracts Conditional Use (CUDP-25-0029): A conditional use to allow indoor retail marijuana products manufacturing where medical manufacturing exists.
  • The Consent Calendar was approved unanimously (8-0-0-1, Commissioner Willoughby absent).

Public Comments & Testimony

Silver Key Apartments:

  • Dutch Schultz, President of the Old North End Board, expressed strong support for Silver Key and the project concept but called the alley access a "fatal flaw" due to narrow, unpaved conditions adjacent to homes.
  • Rob Harrison, Old North End Board member, cited concerns about alley width (12 feet), density, architectural design (three-story flat roof), and lack of development plan details. He suggested flipping the site plan to use Weber Street for access.
  • Mike Anderson, Old North End Board, recommended four specific conditions: limit density to 25 units per acre, restrict building to two stories, require Weber Street as primary entrance, and add pitched roofs and compatible architecture. He also asked that the development plan return to the Planning Commission for approval.
  • Dr. Robin Johnson, 33-year resident and emergency physician, supported the project, citing the need for senior housing in a walkable location and Silver Key’s strong reputation.
  • Sam Jaraiedi, representing six nearby families, strongly supported the project, emphasizing the urgent need (over 400 on waiting list) and the ideal location near amenities.
  • Jill Gaebler, Executive Director of Pikes Peak Housing Network, supported the project, noting that reducing units would jeopardize financial viability given high construction costs ($400,000–$500,000 per unit). She highlighted demographic trends and the benefit of freeing up larger homes.
  • Lauren Moore, Old North End resident, supported the concept but asked for 33 units, two stories, primary access via Weber Street, and architecture complementing the historic neighborhood.
  • Steve Schroeder, Old North End resident, expressed concerns about alley access, parking shortages, and the flat-roof design being visually incompatible.

Southeast Strong Neighborhood Plan:

  • Heather McBroom, Executive Director of The Thrive Network, supported the plan as a resident-led effort addressing unique challenges in southeast Colorado Springs, emphasizing economic mobility and community trust.
  • Joyce Salazar, Executive Director of RISE Southeast, expressed excitement about the plan, noting it reflects over a decade of grassroots work and collaboration with the city.

Discussion Items

Silver Key Apartments (CUDP-25-0030 & DVSA-25-0009):

  • The applicant, Silver Key Senior Services, requested a conditional use to allow multifamily dwelling in the OR zone and a development standards adjustment to allow 49 units in a single structure (limit is 10). The project is 100% affordable senior housing for households earning 30–60% AMI, secured by a 40-year Land Use Restriction Agreement.
  • Site: 1.3 acres at 2126 N. Weber Street, vacant since 2011, adjacent to the North End Historic District but outside the preservation overlay.
  • Proposal includes 49 units (47 one-bedroom), 48 parking spaces (15 on-street), three-story building (34.5 feet), with alley access and parking screened behind the building.
  • Staff and traffic engineering supported the applications, noting senior housing generates less than half the trips of standard multifamily. The alley (currently 12 feet unpaved) must be paved to 20 feet from Madison to Jefferson streets.
  • Commissioner Slattery noted the OR zone is a spot zone and that reducing units or requiring pitched roofs would make the project infeasible. She emphasized the compensating benefit of affordable housing.
  • Commissioner Cecil and Chair Casey expressed support, finding the project compatible with surrounding uses and infrastructure.

Southeast Strong Neighborhood Plan (NPLN-25-0001):

  • Page Saulsbury, Comprehensive Planner, presented the first neighborhood plan under the PlanCOS Neighborhood Planning Program. The plan includes a community strategy for infrastructure, transit, safety, economic development, and food/healthcare access, developed over five years with significant community input.
  • Commissioners praised the plan’s comprehensiveness, actionability, and vibrancy. Commissioner Hensler called it a high bar for future plans. The plan will go to City Council in March 2026 for adoption.

Key Outcomes

  • Silver Key Apartments – Conditional Use: Approved 8-0-0-1 (Commissioner Willoughby absent) with a condition ensuring the development plan is compatible with the submitted site plan and building elevation, including building orientation to Weber and Madison streets, architectural articulation, use of more than three exterior materials, 80% of parking behind the building, and paving the alley from Madison to Jefferson streets.
  • Silver Key Apartments – Development Standards Adjustment: Approved 8-0-0-1 with conditions requiring a deed/land use restriction agreement prior to building permit and compatibility with the submitted concept plans (same design conditions as above).
  • Southeast Strong Neighborhood Plan: Motion to recommend approval to City Council passed unanimously (9-0).

Meeting Transcript

Good morning. The Colorado Springs Planning Commission public hearing for January 14th, 2026 is now called to order. The planning commission is comprised of nine members appointed by City Council to review various development applications and proposals. Planning commissioners are community volunteers with expertise across a wide variety of disciplines. Each commissioner acts independently and carefully to assess all the information presented to make their decision. The city planning staff facilitate the process for applications, and this commission reviews a variety of those applications governed by city code. Some applications require the planning commission to be a final decision authority, and for others, the planning commission is a recommendation body to city council. Throughout the hearing, we will require that everyone conduct themselves respectfully, understanding that others may have different views from their own. Disrespectful words or actions, speaking out of order when not recognized by the chair and the use of profanity will not be tolerated. For items presented on today's agenda, the city planning staff will give a presentation on the application, followed by the applicant who will have 30 minutes to present the details of the application. For any items that are being on heard on appeal today, the appellant and applicant will be given equal time. Public comment will then be taken after these presentations, starting with public comment in support of the application, followed by public comment in opposition to the application. Each citizen will have three minutes to speak. Please keep your comments brief and to the point and focus on the issues at hand. Please respect attendees' right to both listen and to be heard. Once public comment is complete, the applicant will have a rebuttal period of ten minutes to respond and address any of the comments. At the conclusion of the applicant's rebuttal, this the discussion will move to the dais for the commissioner's consideration. Go ahead and call the order, please. Here. Commissioner Cecil. Here. Commissioner Slidering. Here. Commissioner Robbins. Here. Chair Casey. Here. Commissioner Clemens. Here. Commissioner Jano. Here. Commissioner Willoughby. Commissioner Case. Here. Thank you. We have eight members present. All right, thank you. First up on the agenda is changes to the agenda or postponements. Did you want to address that now? Got it. Okay, we'll move on to communications. Uh I do not have any communications, so move to Mr. Walker, the planning director. Thank you. I'm a little more prepared than I was last week. Uh so I have a couple of things I'd like to point out. First of all, as it relates to uh the agenda, um, the Mesa Road STR appeal was withdrawn by the applicant. And so that was on your preliminary agenda, but is no longer on this agenda. So it was not advertised, so not an official uh withdrawal, but it has been withdrawn. Uh I can uh let you know that Ryan Case was appointed yesterday uh as a full member of the planning commission.

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