Colorado Springs Downtown Review Board Virtual Meeting – May 5, 2026

The Downtown Review Board (DRB) held a virtual meeting on May 5, 2026, chaired by David (last name not provided) with eight members initially present, later joining to nine. The meeting focused on staff updates, board term transitions, and upcoming code updates. No public comments were heard.

Consent Calendar

• Approval of Minutes – The minutes from the March 3, 2026 meeting (DRB 2305) were approved by a vote of 7 ayes, with one member absent. (Motion by board member Harrison, seconded by board member Nolette.)

Discussion Items

• Palmer High School Project – Urban Planning Manager Ryan Fertiller reported that the zone change and land use plan for Palmer High School were approved by city council. The third application to vacate Boulder Street between Nevada and Weber initially failed on a 4-4 vote, then passed on a 5-3 vote after reconsideration. City staff and the school district are discussing pedestrian safety improvements that may be incorporated into the development plan, which will likely come before the DRB later in summer 2026. Construction is underway.
• Elevate Downtown Plan – The plan was recommended for approval by the Planning Commission on a 7-1 vote, with one commissioner expressing concerns about overbuilding and infrastructure capacity. The plan is scheduled for city council action on May 26, 2026. Board members thanked the Downtown Partnership (Chelsea) for her leadership.
• Tejon Improvement Project – Final landscaping and improvements at Tejon and Pikes Peak are mostly complete, with damaged granite pavers being replaced and bike racks upgraded. The project was funded by a CDOT Revitalizing Main Streets grant (sought in 2021) and parking enterprise monies. Board member Micculus asked about resource allocation; staff explained the project is the first phase of a larger corridor reinvestment.
• DRB Term and Leadership Updates –
  • Nadine (Planning Commission representative) will leave the DRB in July due to increased responsibilities as Planning Commission chair; she will stay through the July meeting while her replacement is identified.
  • Board member Bobby Micculus’s second term ends in late August, and Chair Lord’s second term ends in early September. Both will need successors, and new chairs will be elected. Staff encouraged members to express interest in chair/vice-chair roles.
• Rules and Procedures Update – City council staff are reviewing board rules for consistency. Notably, DRB rules lack a three-mile residency exception present in Planning Commission’s rules, which could affect eligibility of some candidates. Updates are expected to be proposed to the DRB later.
• Form-Based Code Updates – Staff continue to refine draft updates, informed by the Elevate Downtown Plan. The process will involve a DRB work session, public review (open house, online posting), a DRB public hearing for a recommendation, then Planning Commission and council review. Changes may include map modifications adding properties to the form-based zone. Staff hope to finalize later in 2026.

Key Outcomes

• Next Meeting – The June 2, 2026 meeting is likely canceled due to a lack of agenda items. The next potentially scheduled meeting is July 7, 2026.
• Term Succession – Staff will seek new DRB members for the FBZ property owner seat and the Downtown Partnership representative seat by late summer/early fall.
• Chair/Vice-Chair Elections – To be held at a future meeting before the terms of current chair and vice-chair expire.
• Form-Based Code Timeline – A draft will be presented to the DRB for a work session in the coming months, with a final vote expected later in 2026.
• Tejon Bike Rack Replacement – Already completed for most locations, with needle-style bollards remaining only at Busy Corner.