Colorado Springs City Planning Commission Meeting - April 8, 2026
Colorado Springs City Planning Commission Meeting - April 8, 2026
The Colorado Springs City Planning Commission met on April 8, 2026, to consider several items, including an update to the downtown master plan, annexation and zoning for a residential enclave, a code amendment to expand daycare siting, and an amendment allowing single-exit, single-stairway multifamily buildings. All votes were recommendations to City Council unless noted. The commission approved the consent calendar, which included a park rezone and a conditional use for a detoxification center, and advanced all major items with varying levels of support.
Consent Calendar
- Reagan Ranch Community Park (Ordinance 26-19): Approved a zoning map amendment for 9.04 acres off Marksheffel Road from Mixed-Use Medium to Public Park, with Airport and Accident Potential Overlays. (Quasi-Judicial)
- Reagan Ranch Community Park (Conditional Use): Approved a conditional use to allow park use in the existing MX-M/AP-O/APZ-1 zone district. (Quasi-Judicial)
- Peaks Recovery Center (Conditional Use): Approved a conditional use to allow a Detoxification Center in the MX-N/cr zone district at 6430 Brook Park Drive. (Quasi-Judicial)
- The consent calendar was approved by a vote of 7-0-0-1 (Commissioner Cecil absent).
Public Comments & Testimony
8A – Elevate Downtown Plan
- Samuel Clark, Chair of the Downtown Development Authority, expressed strong support, noting the extensive outreach process and describing the plan as “a practical framework” for public-private investment.
- Diane Bridges, Vice President of Historic Uptown and Chair of the Historic Neighborhoods Partnership, expressed appreciation for the plan’s comprehensiveness and responsiveness to neighborhood concerns (safety, walkability, cultural identity).
- No public opposition was voiced.
8B–8D – Kettle Creek Addition No. 1
- No public comment was offered.
- Written comments received (not read aloud) raised concerns about traffic, connectivity, environmental impacts, and housing need.
8E – Child and Adult Day Care Center Code Amendment
- Sherry Lynn Boyles (Joint Initiatives for Youth & Families): Expressed strong support, highlighting that El Paso County has approximately 47,000 children under age 5 but only 18,500 licensed slots. She urged zoning flexibility as a first step.
- Doug Schultz (Old North End Neighborhood Board): Expressed support for increased availability but raised concerns about on-street parking, pickup/drop-off impacts, and playground noise in residential areas.
- Diane Bridges (Historic Neighborhoods Partnership): Supporting small-scale centers in residential zones but urging restrictions on large centers and directing them to districts like R-5; asked to retain 1/400 sq ft parking standard in residential areas.
- Amelia Walsh (Green Shade Schools): Spoke in favor, noting shared-use facilities operate smoothly with coordinated drop-off routines and that families do not linger.
- No public opposition was voiced.
8F – Single Exit and Single Stairway Code Amendment
- No public comment was offered.
Discussion Items
8A – Elevate Downtown Plan Ryan Tefertiller (Urban Planning Manager) presented the plan as an update to the 2016 Experience Downtown Plan. The plan area matches the Downtown Development Authority’s one-square-mile boundary, is largely governed by Form-Based Code, and serves both strategic and regulatory functions. It replaces the previous eight-goal framework with a single vision and five integrated goals. Engagement included more than 2,000 survey responses, focus groups, and pop-ups. Key themes: safety, small business support, mobility, housing, homelessness, public restrooms. Staff found consistency with PlanCOS and other adopted plans. The Downtown Review Board recommended approval 8-0. Commissioner Gigiano voted in opposition, citing concerns about overdevelopment risk and strain on public facilities. The motion passed 6-1-0-1.
8B–8D – Kettle Creek Addition No. 1 Chris Sullivan (Senior Planner) presented the annexation of 19.88 acres located northeast of Kettle Creek Road and Old Ranch Road, an enclave surrounded by city limits. The proposal establishes R-Flex Medium zoning (5-16 du/ac) with Streamside and U.S. Air Force Academy Overlays, with a companion Land Use Plan for 123 units (speaker stated ~6.2 du/ac; minutes earlier stated 11-12 du/ac — a discrepancy noted). The developer will realign Kettle Creek Road to a 90° intersection with Old Ranch Road, provide an eastbound left-turn lane, dedicate right-of-way, and preserve a streamside habitat buffer. Colorado Springs Utilities confirmed water demand (29 acre-feet/year) is de minimis and the site is an enclave, satisfying extension conditions. Traffic Engineering described planned PPRTA-funded improvements on Old Ranch Road, including a bridge widening and center turn lane from Lexington to Voyager within 4-5 years. Commissioners Robbins and Gigiano voted against, citing traffic congestion on Old Ranch Road and safety concerns. The annexation, rezoning, and land use plan each passed 5-2-0-1.
8E – Child and Adult Day Care Center Code Amendment Allison Stocker (Senior Planner) described a focused UDC amendment to expand commercial daycare siting across zones, reduce parking minimums (from 1/400 sf to 1/600 sf where appropriate), add a new commercial accessory daycare type co-located with civic, employment, or high-density residential uses (no affiliation required), and prohibit use of residential streets as primary access in residential zones. The amendment also requires development plans for conversions to commercial daycare. Stakeholder survey themes noted neighborhood compatibility concerns. Staff confirmed existing separation distances (e.g., from marijuana facilities) continue to apply. Commissioners expressed support, noting that state licensing limits overcrowding and that well-run centers do not create prolonged parking issues. The motion passed 7-0-0-1.
8F – Single Exit and Single Stairway Code Amendment Daniel Sexton (Planning Manager) and Roger Lovell (Building Official) presented an amendment to adopt Pikes Peak Regional Building Code standards enabling up to five-story multifamily buildings with a single exit and stair, in response to House Bill 25-1273. The amendment applies only to multifamily with up to four units per floor and up to 6,000 sq ft floorplate, requiring non-combustible construction, full commercial sprinkler systems, pressurized two-hour-rated stair enclosure, and increased stair width. Mr. Lovell noted he and CSFD had opposed the bill but acknowledged the added life-safety features mitigate risk; he speculated that high costs would limit uptake. The timing allows the city to avoid prematurely triggering more restrictive energy codes (by July 1, 2026). Commissioners commented that the provision is unlikely to be widely used locally and that opposing it could lead to litigation. The motion passed 7-0-0-1.
Key Outcomes
- Consent Calendar approved 7-0-0-1.
- Elevate Downtown Plan recommended to City Council 6-1-0-1 (Commissioner Gigiano opposed).
- Kettle Creek Addition No. 1 Annexation, Rezone, and Land Use Plan each recommended to City Council 5-2-0-1 (Commissioners Robbins and Gigiano opposed).
- Child and Adult Day Care Center Code Amendment recommended to City Council 7-0-0-1.
- Single Exit and Single Stairway Code Amendment recommended to City Council 7-0-0-1.
- All recommendations will be forwarded to City Council for final decision. The commission also noted a vacancy due to former Chair Casey’s appointment to City Council; a process to fill the vacancy and alternate positions will begin.
Note: Minutes for the March 11, 2026 meeting contained a typographical error referring to “February 11, 2026” but were approved as corrected.
Meeting Transcript
Morning. The Colorado Springs City Planning Commission public hearing for April 8th, 2026 is now called to order. The planning commission is comprised of nine members appointed by City Council to review various development applications, proposals, planning and proposals. I'm sorry. Planning commissioners are community volunteers with expertise across a wide variety of areas. Each commissioner acts independently and carefully assesses all the information and evidence presented to make their decision. The city planning staff facilitate the process for applications. And this commission reviews those applications and proposals governed by city code. Some applications require the planning commission to be the final decision authority, and for others, the planning commission is a recommendation body to city council. Briefly to talk about our ground rules and procedures. Throughout each hearing, we will require that everyone conduct themselves respectfully, understanding that others may have different views than your 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 their application. For any items that are being heard on appeal today, the appellant and the applicant will be given equal time. Public comment will be taken after these presentations, starting with public comments in support of the application, and followed by public comment comments in opposition to the application. Each citizen will have three minutes to speak. Please keep comments brief and focused on the issues at hand. And please respect others attendee other attendees' rights to both listen and be heard. If you haven't signed up for public comment, please do so on the papers near the door. Once public comment is complete, the applicant will have a rebuttal period of 10 minutes to respond and address any comments. And at the conclusion of the applicant's rebuttal, the discussion will move to the dais for commissioner consideration. So I think we are ready for our roll call. Yes. Here. Commissioner Cecil. Commissioner Slattery. Here. Commissioner Robins. Here. Commissioner Clemens. Here. Commissioner Jediano. Here. Commissioner Wheeloughby. Here. Commissioner Case. Here. Thank you. We have seven members present. Wonderful. Thank you. Are there any items? Are there any changes to the agenda or amendments or postponements? Okay. Communications. I have some communications and then we'll go to Kevin. As you can see, I am now sitting as chair. So as many of you know, um, our chair, Ken Casey was recently appointed to City Council to fill the vacant district two seat. So first of all, congratulations to him, and we want to thank him for his time on the planning commission and also to applaud him for his continued service uh to our city in that role on city council. As vice chair, I'm immediately activated and also honored to step up into the chair role, and we will seek nominations internally and a process to fill the vice chair role probably at next month's meeting.
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