Colorado Springs City Planning Commission Meeting - September 9, 2026

The Colorado Springs City Planning Commission held a public hearing on September 9, 2026, beginning at approximately 9:15 AM and adjourning at 12:20 PM. The meeting included annual appointments, a consent calendar, and two major agenda items: a zone change and land use plan for Wagner Equipment (22.37 acres at East Platte Avenue and Wooden Road) and a zone change and land use plan modification for Lowell Commons (1.20 acres at East Las Animas Street). The commission also postponed two items.

Consent Calendar

• Items 6A, 6B, and 6C (Cherokee Metro District Water Tank zone amendment, Creek Bend zone amendment, Creek Bend land use plan) were approved unanimously without discussion.

Public Comments & Testimony

Wagner Equipment (Items 9A/9B)

• No public comments were received in favor or opposition.

Lowell Commons (Items 9C/9D)

• Leila Gibson Green (in favor): Expressed support for the project’s livability, walkability, and affordable housing, emphasizing the need for amenities within a 10–20 minute walk.
• Connie Bador (opposition): Resident of adjacent Wyndham Apartments; concerned about a 6-story building causing loss of sunlight, increased noise, traffic on Los Animas Street, and insufficient on-street parking. Stated the project's density has grown from earlier proposals.
• Chris Sukach (opposition): Resident at 201 East Las Animas; questioned the increase from 15 to 184 dwelling units per acre and the height differential with existing 4-story buildings. Expressed general support for development but concerns over density.
• Tyler Lee O'Connor (opposition): Resident of Poet's Loft; raised concerns about traffic accidents, parking adequacy (1:1 ratio insufficient for households with two cars), building height inconsistency with the historic Lowell School, and the project being more urban than the existing neighborhood.
• Kimberly Repke (opposition): Resident of Poet's Loft; questioned whether developers will contribute to neighborhood maintenance (parks, lighting) and highlighted that on-street parking is already fully used by businesses.

Discussion Items

Annual Appointments

• Commissioners unanimously appointed Nadine Hensler as Chair, Ryan Case as Vice Chair, and Jennifer Cecil as the new representative to the Downtown Review Board (pending city council approval).

Postponements

• Item 4A: Kettle Creek development standards adjustment – postponed to a date certain (unanimous).
• Item 4B: Height allowances for accessory dwelling units ordinance – postponed (unanimous).

Wagner Equipment Zone Map Amendment and Land Use Plan (Items 9A/9B)

• Proposal: Rezone 22.37 acres from Business Park and Light Industrial (with conditions of record) to Light Industrial, and establish a land use plan for heavy vehicle sales, rental, and repair. The site is located southeast of East Platte Avenue and Wooden Road.
• Staff Presentation (Allison Stocker): The property is currently vacant; the rezoning will allow Wagner Equipment (a Caterpillar distributor) to develop a facility. Staff found the application complies with PlanCOS and review criteria. No public comments were received. The traffic impact study and streamside overlay will be addressed at development plan stage.
• Applicant Presentation (Bill Gooman, William Gooman & Associates): Wagner Equipment plans a facility for heavy equipment sales and repair, with an eventual workforce of 100–120 full-time employees. The site has good access to Powers Boulevard and is adjacent to existing industrial uses. The proposal is supported by the city’s economic development division.
• Commissioner Questions: Clarified acreage (23.37 acres), traffic study timing, and the removal of conditions of record. Commissioner Cecil raised a concern about potential data center uses but did not pursue amendments.
• Vote: Motion to recommend approval to city council passed unanimously.

Lowell Commons Zone Map Amendment and Land Use Plan Modification (Items 9C/9D)

• Proposal: Rezone 1.20 acres (three lots at 202, 251, and 252 East Las Animas Street) from PDZ (15 dwelling units/acre, 60 ft height) to PDZ (184 dwelling units/acre, 65 ft height, 950 sq ft commercial), and modify the Lowell Neighborhood Land Use Plan to remove these parcels from the Poets Loft subdivision concept.
• Staff Presentation (Bill Gray): The site is the last undeveloped parcel in the Lowell neighborhood. The proposed 220 residential units (one-bedroom apartments) would be in a 5–6 story building with structured parking. Staff recommended conditions: maximum building height 65 feet/6 stories, remove lodging references, delete height bonus table, and require adherence to Lowell neighborhood architectural design standards. The traffic impact study found existing street system adequate, with recommendations for queue lanes.
• Applicant Presentation (John Olson, Urban Landscapes; Toby Gannett, developer): The project is part of a three-phase affordable housing initiative. The financing relies on HUD 221(d)(4) deeply affordable loan, targeting 70–110% AMI (workforce housing for teachers, nurses, junior military officers). Parking will be structured (approximately 80% of units) with paid parking. The developer has subsidized the Lowell neighborhood association for 20 years and plans to continue.
• Commissioner Questions and Debate: Extensive discussion on density, parking ratio, building height, and compatibility with the neighborhood. Commissioner Engel and Robbins expressed concerns that the density (184 du/ac) is far higher than any existing parcel in the neighborhood and would be detrimental to public welfare. Commissioner Cecil, Willoughby, Case, Hensler, and Eggbert supported the project, citing consistency with PlanCOS, need for workforce housing downtown, and manageable impacts subject to conditions.
• Vote: Motion to recommend approval to city council with conditions passed 5–4. Commissioners Hensler, Willoughby, Cecil, Case, and Eggbert voted in favor; Commissioners Robbins, Clemens, Engel, and Tuciano opposed.

Key Outcomes

• Annual appointments: Nadine Hensler (Chair), Ryan Case (Vice Chair), Jennifer Cecil (Downtown Review Board representative) – all approved.
• Postponements: Kettle Creek DSA and ADU height ordinance postponed unanimously.
• Wagner Equipment (9A/9B): Recommended to city council for approval – unanimous.
• Lowell Commons (9C/9D): Recommended to city council for approval with five conditions (building height 65 ft/6 stories, remove lodging references, revise parking reductions, delete height bonus, attach architectural design guidelines) – approved 5–4.
• Next steps: Both items will be heard by Colorado Springs City Council in future meetings. The commission noted that appeals from the city council decision would be possible but not from the planning commission recommendation.