Colorado Springs Planning Commission Meeting - June 10, 2026

The Colorado Springs City Planning Commission convened on June 10, 2026, at approximately 10:15 AM to consider a development standards adjustment and a development plan for the Cottage Court on Costilla project, a 14-lot single-family attached housing development at 745 East Costilla Street. Six commissioners were present. After presentations, public comment, and deliberation, the commission unanimously approved both the parking reduction and the development plan with conditions.

Public Comments & Testimony

• Support:
  • Sam Friesma (adjacent neighbor, 10-year resident) expressed strong support, noting ample on-street parking and alignment with city goals for walkability and density.
  • Amanda DeMarco (Apartment Association of Southern Colorado) supported the project as a needed addition to the housing continuum, emphasizing that smaller ownership options complement rental housing and serve workforce needs.
  • Jill Gabler (Pikes Peak Housing Network) praised the cottage court design for creating affordable for-sale homes, shared outdoor spaces, and community connections, and noted the parking plan is reasonable given proximity to transit and bike routes.
• Opposition:
  • Ray Golden (Hillside resident since 1982) opposed due to historical concerns, arguing the project could set a precedent harming the neighborhood's historic character, and requested limits on future developments.
  • Ron Wilkinson (neighbor, 40+ years) opposed citing narrow Prospect Street, parking congestion, and safety concerns for pedestrians in winter, stating that on-street parking would exacerbate existing traffic issues.
  • Stephen Swift (attorney, adjacent property owner) cited notice defects (sign torn down), insufficient parking capacity, and incompatibility with the single-family character, and disputed the housing need given existing downtown vacancies.

Discussion Items

• Development Standards Adjustment (DVSA-26-0001): The applicant sought to apply multifamily parking standards to the 14 single-family attached homes, reducing the required off-street parking from 18 spaces to 11 (with on-street credit). Commissioners debated whether the reduction met the “equal or better” criterion, with Commissioner Engel expressing skepticism about the benefit of reducing from 28 (original code) to 18 to 11. Commissioner Cecil clarified that the adjustment effectively replaces single-family attached parking requirements with multifamily ones due to the project’s small unit sizes and shared parking characteristics. Staff Bill Gray confirmed the code allows such adjustments, and the applicant argued the smaller homes (510–960 sq. ft.) are comparable to multifamily units, justifying the lower ratio. Compensating benefits cited include infill development, affordable homeownership, and proximity to transit/bike lanes.
• Development Plan Approval: The plan includes 14 units on 22,230 sq. ft. (approx. half-acre), with 11 off-street spaces in a rear alley, plus on-street parking on Costilla and Prospect Streets. The site is vacant, previously occupied by a convenience store and two homes. The applicant noted that existing curb cuts will be removed, opening up about five new on-street spaces. Fire access requires widening a portion of the alley. Drainage issues were addressed with a final letter pending from Stormwater Engineering. The plan includes a mail kiosk, shared trash enclosure, and bike racks. Commissioners asked about HOA governance, trash collection, and potential for permit parking; the applicant stated the HOA will manage common areas and that no assigned parking is planned. Commissioner Robbins suggested restricting investor purchases, but no formal condition was added.

Key Outcomes

• Motion to approve Development Standards Adjustment (11 off-street spaces instead of 18): Passed unanimously on a motion by Commissioner Robbins, seconded by Commissioner Clemens, based on compliance with UDC Section 7.5.601.2 criteria.
• Motion to approve the Cottage Court on Costilla Development Plan: Passed unanimously on a motion by Commissioner Robbins, seconded by Commissioner Clemens, with the condition that a final approved drainage letter be submitted. The commission noted the project aligns with PlanCOS goals for infill housing and provides attainable homeownership opportunities.
• Appeal information: Affected parties may appeal to City Council within 10 days (by June 22, 2026) by filing a notice of appeal and paying a $176 fee with the city clerk.