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Record of Proceedings

Colorado Springs City Planning Commission Meeting - October 14, 2026

City Council — Wednesday, October 14, 2026
BodyColorado Springs, Colorado
SessionCity Council
DateWednesday, October 14, 2026
StatusFILED
Video Record
0:00 / 3:02:48

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it

Speaker numbers apply only to this recording. Names come from transcript evidence. “Possibly” marks uncertain attribution.

Speaker 1

0:52

We're gonna start in just a couple moments.

0:53

If anyone is here to speak on a particular item, there are sign up sheets um on the table here in the hallway.

1:00

So if you do wish to speak, please sign up to do

Unassigned speaker

1:03

so.

Speaker 1

1:34

Okay, well, good morning.

1:36

The Colorado Springs City Planning Commission public hearing for October 14th, 2026 is now called to order.

Unassigned speaker

1:43

The

Speaker 1

1:43

planning commission is comprised of nine members appointed by city council to review various development applications and proposals.

1:49

Planning commissioners are community volunteers with expertise across a wide variety of areas.

1:54

Each commissioner acts independently and carefully assesses all the information and evidence presented to make their decisions.

2:22

For items presented on today's agenda, our procedure is as follows.

2:39

Public comment will be taken after these presentations, starting with public comments in support of the application, followed by public comments in opposition of the application.

2:49

Each citizen will have three minutes to speak, and please keep comments brief and focused on the issue at hand and respect others other attendees' rights to both listen and to be heard.

2:59

Once public comment is complete, the applicant will have a rebuttal period of 10 minutes to respond to respond and address any comments.

3:21

Throughout the hearing, we will ask that each member of the public conduct themselves respectfully and understanding that others may have different views from 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, and those in violation may be asked to leave the hearing.

Speaker 2

3:51

Commissioner Didiano.

3:55

Here.

4:07

Thank you.

4:07

We have eight members present.

4:10

Great.

Speaker 1

4:11

Are there any changes or postponements to items uh to items on today's agenda by city staff or by other commissioners?

Speaker 3

4:20

Okay.

Speaker 1

4:21

Um next on our agenda is communications.

4:25

I really don't have any communications.

4:27

I wish you all a happy fall.

4:29

Halloween is coming.

4:30

And uh that is it.

4:33

Mr.

4:34

Walker.

Speaker 4

4:35

I just wanted to know what you did with fall.

Speaker 1

4:39

I wore orange and brought on fall.

4:41

I don't know.

Speaker 4

4:41

I I used up most of my uh my uh announcements uh last week.

4:46

Uh but I'll have to learn to save some for our formal meeting.

4:50

Do have a couple of things.

4:52

We are working on next month's agenda, uh, where we will have a fairly substantive uh appeal scheduled.

5:00

Um, and that's another data center like issue.

5:04

Um, and so we will be working on trying to figure out how to make all of those things work together at your regular meeting next month.

5:11

Um, so we'll keep you abreast of any changes or any special requirements then.

5:18

Uh we are also working closely with the uh attorney's office to get uh some additional assistance um for our UDC code changes.

5:29

So you'll be seeing some of those things start to roll through Planning Commission a little bit quicker.

5:35

Um, and uh we're hoping to get through that through a lot of the phase one things and into phase two uh by first and second quarter of next year.

5:43

So hopefully we'll be moving forward with a lot of that.

Unassigned speaker

5:47

Uh

Speaker 4

5:47

we are also proposing to go work through a process to do some data center um changes to our code as you requested, as you directed.

5:58

Also, council did the same thing.

6:00

Um, and so we are starting a process by which we can start to actually define what a data center

Unassigned speaker

6:06

is

Speaker 4

6:06

uh first and then start to work through some of the uh code changes or some code additions that reflect some of the new things that are going on in that particular industry.

6:15

So you will be seeing some of that come forward.

6:18

What we are going to use is the uh UDC code uh committee that's work that's already been established.

6:27

Uh Commissioner Engel is on that committee.

6:29

Uh and so you will start to see some additional tasks and workload from that particular uh committee.

6:38

So

Unassigned speaker

6:38

uh

Speaker 4

6:39

budget uh city council is working on the budget, so if you have a call into city council, sometimes they don't call back in this that in the month of October.

6:47

So they are having a hearing, I think to today and tomorrow uh on on uh their budget on the budget items.

6:54

Luckily, so far we have not been uh called to talk about any of our budget, so that's in my part of lands.

7:01

That's probably a good that's a good thing.

7:03

So um hopefully the budget will go through without a whole lot of changes to our specific asks.

Discussion Breakdown — Share of Meeting
Land Use and Zoning█████████████████████████████████████████████54%
Procedural██████████████17%
Sign Regulations████████9%
Public Safety████5%
Affordable Housing███4%
Environmental Protection███3%
Public Engagement███3%
Engineering And Infrastructure██2%
Data Center Regulation█1%
Summary of Proceedings

Colorado Springs City Planning Commission - Summary for October 14, 2026

The Colorado Springs City Planning Commission held a public hearing on October 14, 2026, with eight members present. The commission addressed several development applications, code amendments, and variances, highlighting issues of housing attainability, property security, and zoning code flexibility.

Consent Calendar

  • Items 5A, 5B, 5C: Approved unanimously without discussion.
  • Item 5D (411 West Bijou Street): Pulled by Commissioner Willoughby for active discussion.

Public Comments & Testimony

  • Item 7B (ADU Height Allowance):
    • Jill Gabler, Pikes Peak Housing Network: Expressed strong support for the amendment, citing a Pew Research report showing 49% of adult children live with parents. Argued ADUs provide needed incremental density and income for families without changing neighborhood character.
    • Dan Rennick (Public): Raised questions about height limitations in the West Side Wildland Urban Interface overlay.
  • Item 8A/8B (1022 Race Street):
    • Charlotte Miller, Neighbor: Expressed opposition and requested the commission table the variances. Primary concerns involved emergency access on Hayes Street, a narrow alley used as a secondary route, stating it was only 12 feet wide in some spots and blocked by recent construction.

Discussion Items

  • Item 5D (411 W Bijou St – Fence Height Variance):
    • Applicant Dennis Lowe requested a non-use variance to keep a six-foot ornamental wrought iron fence within the front setback (code maximum is four feet). He detailed a history of about eight break-ins, theft of AC units, vandalism, and a tenant breaking a lease due to safety issues. Staff (Ethan Schaefer) noted the property is an “R2 island” isolated between commercial and institutional uses (church, law office, urgent care). The commission debated the “slippery slope” of fencing variances versus the unique security needs of the property.
  • Item 7A (Kettle Creek – Garage Setback):
    • The applicant (Andrea Barlow) sought a development standards adjustment (DVSA) to allow a 7-foot front street-loaded garage setback for 20 of 122 units, compared to the 20-foot requirement. The project preserves 1.7 acres of Preble’s mouse habitat and provides significant parking (65 guest spaces vs 24 required). Staff noted the code issue is already identified for a future UDC update. The Metropolitan District will enforce a no-parking rule on the short driveways.
  • Item 7B (UDC Text Amendment – ADU Height):
    • Staff (Johnny Malpica) presented a code amendment changing the 25-foot height allowance for detached ADUs from requiring a garage conversion to simply being attached to a garage. This removes the administrative burden of requiring a separate permit for the garage first.
  • Item 8A/8B (1022 Race Street – Yard Setbacks):
    • The applicant (Dan Rennick) requested variances for a 1,500 sq ft platted lot (dating to 1887) where the required front (23 ft) and rear (15 ft) setbacks overlapped, making development impossible. The lot is 37 feet deep. Staff (Alison Stucker) recommended approval, noting emergency services and traffic engineering had no concerns with access.

Key Outcomes

  • Item 5D (411 W Bijou Fence): Approved (7-1). The non-use variance was granted for the six-foot fence. Commissioner Hensler dissented.
  • Item 7A (Kettle Creek Garage Setback): Approved (Unanimous). The DVSA was approved with a condition requiring the metropolitan district to enforce a no-parking covenant on driveways under 20 feet.
  • Item 7B (ADU Height Allowance): Recommended to City Council (Unanimous). The commission approved a motion to recommend the adoption of the ordinance amendment.
  • Item 8A & 8B (1022 Race Street Setbacks): Approved (Unanimous). Both the front and rear yard non-use variances were approved, conditioned upon an approved final drainage letter prior to any building permit issuance.

Meeting Transcript

We're gonna start in just a couple moments. If anyone is here to speak on a particular item, there are sign up sheets um on the table here in the hallway. So if you do wish to speak, please sign up to do so. Okay, well, good morning. The Colorado Springs City Planning Commission public hearing for October 14th, 2026 is now called to order. The planning commission is comprised of nine members appointed by city council to review various development applications and proposals. 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 decisions. For items presented on today's agenda, our procedure is as follows. Public comment will be taken after these presentations, starting with public comments in support of the application, followed by public comments in opposition of the application. Each citizen will have three minutes to speak, and please keep comments brief and focused on the issue at hand and respect others other attendees' rights to both listen and to be heard. Once public comment is complete, the applicant will have a rebuttal period of 10 minutes to respond to respond and address any comments. Throughout the hearing, we will ask that each member of the public conduct themselves respectfully and understanding that others may have different views from 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, and those in violation may be asked to leave the hearing. Commissioner Didiano. Here. Thank you. We have eight members present. Great. Are there any changes or postponements to items uh to items on today's agenda by city staff or by other commissioners? Okay. Um next on our agenda is communications. I really don't have any communications. I wish you all a happy fall. Halloween is coming. And uh that is it. Mr. Walker. I just wanted to know what you did with fall. I wore orange and brought on fall. I don't know. I I used up most of my uh my uh announcements uh last week. Uh but I'll have to learn to save some for our formal meeting. Do have a couple of things. We are working on next month's agenda, uh, where we will have a fairly substantive uh appeal scheduled. Um, and that's another data center like issue. Um, and so we will be working on trying to figure out how to make all of those things work together at your regular meeting next month. Um, so we'll keep you abreast of any changes or any special requirements then. Uh we are also working closely with the uh attorney's office to get uh some additional assistance um for our UDC code changes. So you'll be seeing some of those things start to roll through Planning Commission a little bit quicker. Um, and uh we're hoping to get through that through a lot of the phase one things and into phase two uh by first and second quarter of next year. So hopefully we'll be moving forward with a lot of that. Uh we are also proposing to go work through a process to do some data center um changes to our code as you requested, as you directed. Also, council did the same thing. Um, and so we are starting a process by which we can start to actually define what a data center is uh first and then start to work through some of the uh code changes or some code additions that reflect some of the new things that are going on in that particular industry. So you will be seeing some of that come forward.

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