Colorado Springs City Council Work Session - May 11, 2026

The City Council of Colorado Springs held a work session on Monday, May 11, 2026, from 9:00 AM to 2:17 PM in Council Chambers. The meeting featured presentations on housing, neighborhood engagement, and state college updates, followed by introductions of ordinances and resolutions on land acquisition, urban forestry, building codes, childcare zoning, housing funds, and ethics. Eight council members were present (with Councilmember Donelson excused).

Consent Calendar

• Councilmember Henjum requested the removal of Item 4B.E from the May 12, 2026 regular meeting consent calendar; the council concurred.
• The minutes of the April 27, 2026 work session were approved by consensus.

Discussion Items

• 6.A. Pikes Peak Housing Network State of Housing Report: Jill Gaebler, Executive Director, presented data showing a housing deficit of 13,000–27,000 homes, median home price of $540,000 (2026), 111% rent increase vs. 48% income growth over 10 years, a vacancy rate of 7.27%, and only 187 condos permitted out of 64,000 units in the last decade. Councilmembers discussed building permit trends (2005–2025), data sources (Apartment Trends), and the need for infill development. Ms. Gaebler noted that apartment properties use less than half the water of single-family homes.
• 6.B. Hey Neighbor Presentation: Kelly Bull, Executive Director, outlined programs including Neighborhood University (12-week course), community coordinators, block parties, and the upcoming 150 Tables initiative for National Good Neighbor Day (September 27). Councilmembers expressed strong support, highlighting the program’s role in developing informed civic leaders. Councilmember Rainey clarified the distinction between paid community coordinators and volunteer neighborhood leaders. Councilmember Casey noted that HOA tracking has moved to the City Planning Department.
• 6.C. Pikes Peak State College Presentation: President Lance Bolton and Chief Advancement Officer Donna Nelson reported on the transition from community college to state college, seven bachelor’s degree programs, a 100% first-time pass rate for nursing NCLEX exams (four consecutive years), a 20% concurrent enrollment rate, and over 4,000 degrees and certificates to be awarded this year—the highest since 2019. Councilmembers praised the college’s workforce alignment and asked about affordability (tuition increases of 3–5% annually, kept below Pell Grant amounts) and partnerships with city public safety departments. President Bolton noted the D2 Promise Program tripled college-going rates from Harrison School District 2.
• 8.A–8.D. Cheyenne Mountain State Park Acquisitions (Parcel 1 & 2): David Deitemeyer, Senior Program Administrator, presented two 40-acre parcels (West CMSP Extension) for acquisition via the TOPS program at $160,000 each plus closing costs ($162,000 total per parcel). The TOPS Working Committee voted 5–0 in support. Councilmembers asked about adjacent privately held land (an 80-acre parcel whose owner is not interested in selling) and federal parcels still under research. The items were requested for the consent calendar.
• 8.E–8.F. Urban Forest Code Recodification: City Forester Matthew Puckett presented ordinances to move forestry regulations from Parks (Chapter 4) to Public Works (Chapter 3) and create a new Article 9 with updated definitions, enforcement authority, and a permitted street tree list. Key statistics: 150,000 public trees managed, a 30-year pruning cycle (industry best practices is 7 years), 2,200 trees removed vs. 121 planted (2023–2025), and emerald ash borer threatening 25% of the canopy. Councilmember Henjum noted the division would need four times its current 13 field arborists to meet industry standards. The ordinances will return in one month with revisions from the prosecution division.
• 8.G. Single Exit and Single Stairway Ordinance: Roger Lovell, Building Official, and Dan Sexton, Planning Manager, presented an ordinance to adopt state-required single-stair options for buildings up to five stories (effective December 1, 2027). Councilmember Risley strongly opposed, citing preemption of home rule and safety concerns. Fire Marshal Kris Cooper expressed operational concerns about single-stair designs, noting that current infrastructure fire loads reach flashover in 1.5–3 minutes. Councilmember Williams called the state requirement “extortion.” Staff clarified that builders may still use the existing two-stair code. The item was not placed on consent.
• 8.H. Adult or Child Day Care Centers Ordinance: Senior Planner Allison Stocker presented amendments to allow commercial childcare as a permitted or conditional use in all zone districts, with a requirement that large/small daycares have primary access on non-residential streets. The changes also add a new “accessory use” category for co-location with commercial or industrial uses. Planning Commission voted unanimously in favor in April. Councilmember Henjum reported that neighborhood concerns (e.g., from Old North End) have been largely addressed. The item will return for a public hearing on May 26.
• 8.I. HOME-ARP Allocation Plan Amendment: Aimee Cox, Chief Housing and Homelessness Response Officer, proposed reallocating funds from non-congregate shelter and affordable rental development to tenant-based rental assistance and supportive services for 80 households losing emergency housing vouchers (due to federal rollbacks), and to support a transitional housing project with Family Life Services (19 units for women and children fleeing domestic violence). The Point in Time count was 1,745. Total cost for rental assistance is approximately $2.4 million over two years. Councilmember Leinweber cautioned that this addresses only a fraction of the homeless population. President Crow-Iverson expressed support. The item will be voted on May 26.
• 8.J. Code of Ethics Ordinance: President Pro Tem Brian Risley and Carly Hoff introduced an ordinance to restrict use of city-funded security and city-owned vehicles for personal purposes, prohibit family members from driving city vehicles, and add a censure mechanism. Chief of Staff Wayne Williams presented the administration’s alternative policy (Administrative Regulation 206-04), arguing it is more permissive and consistent with city charter and existing practices (e.g., PPM 56 and the CSU CEO contract). Councilmember Casey and Rainey suggested clarifying language (“personal use” instead of “personal errands” and allowing city employees to drive). Councilmember Henjum expressed concern for mayors’ ability to maintain a personal life while using security. Rainey requested a collective engagement between council and administration. The ordinance will be on the May 26 regular meeting for first reading.

Key Outcomes

• The April 27, 2026 work session minutes were approved.
• Items 8.A–8.D were introduced and requested for the consent calendar.
• Items 8.E–8.F (Urban Forest) will return in one month with revisions; not placed on consent.
• Item 8.G (Single Exit Stairway) will return; not placed on consent.
• Item 8.H (Childcare) will return for a public hearing on May 26.
• Item 8.I (HOME-ARP) will be voted on May 26.
• Item 8.J (Ethics) will have first reading on May 26 and second reading on June 9.
• Councilmember Reports included updates on town halls, community events, and a forum on outdoor recreation’s health benefits (15 minutes in nature saves $374 per person annually in healthcare costs).
• No items were under study; no executive session was held.