City Planning Commission

Summary

This item proposes a Zone Map Amendment (rezone) for a 21.19-acre parcel located northeast of the Bradley Road and Powers Boulevard intersection in Council District 4. The current zoning of R-5/AP-O (Multi-Family, High with Airport Overlay) is requested to change to R-FLEX-M/AP-O (R-Flex, Medium Scale with Airport Overlay).

The rezone, requested by PHI Real Estate Services, LLC for "The Ridge at Waterview North" development, is necessary to resolve dimensional conflicts that arose from recent revisions to the City's Unified Development Code (UDC). The proposed single-family attached (townhome) development, with an anticipated 11.50 dwelling units per acre (DU/AC), does not meet the R-5 zone's minimum lot width of 50 feet and minimum lot size of 2,200 square feet. The R-FLEX-M zone, however, accommodates the proposed lot sizes (e.g., 1,515-1,988 sq ft) with its minimums of 20 feet lot width and 1,500 square feet lot size.

The project is part of the larger 144.82-acre Villages at Waterview North master-planned area, annexed in 2023. The proposed zoning is consistent with the Colorado Springs Comprehensive Plan (PlanCOS) under the "Vibrant Neighborhoods" theme, supporting diverse and attainable housing. It also includes 2.50 acres of dedicated parkland and plans for 214 residential units. No public or agency comments were received during the review period.

Citizen Impact

This rezone will allow for the development of 214 new townhome-style residences in the area northeast of Bradley Road and Powers Boulevard, contributing to housing options. It also includes 2.50 acres of public parkland for community use. There are no existing tenants or occupants on the property, so no displacement will occur.

Confidence

high

Summary

This item is a request for a Major Modification to the Development Plan for Polaris Pointe South Filing No. 4 (Ford Amphitheater). The modification seeks to remove 58 unconstructed parking spaces from the approved parking plan. The site is located at 13045 Spectrum Sun View and is zoned PDZ/HR-O/AF-O. The applicant, N.E.S. Inc. on behalf of Notes CS I DST, has determined, after a year of operation, that these 58 spaces are unnecessary. The removal will reduce the total approved parking from 2,811 to 2,753 spaces. This change is considered a Major Modification because it alters the approved parking plan, and it will be reviewed by the City Planning Commission and potentially City Council. The modification is consistent with the Unified Development Code and the Colorado Springs Comprehensive Plan (PlanCOS), and no adverse impacts are anticipated.

Citizen Impact

This modification will remove 58 planned parking spaces for the Ford Amphitheater. However, the venue will still have an excess of parking spaces compared to city code requirements and projected demand, so there is no anticipated negative impact on parking availability for residents attending events.

Confidence

high

Summary

This ordinance, Ordinance 25-10, amends Chapter 7 (Unified Development Code) of the City of Colorado Springs to regulate medical and retail marijuana businesses. It was enacted following the approval of Ballot Question 300, which allowed for limited retail marijuana businesses. The ordinance updates allowed use tables for various zoning districts to include retail marijuana product manufacturing and testing as conditional uses. It also establishes specific standards for marijuana-related facilities, including setbacks from schools and childcare facilities (1,000 feet for retail marijuana stores), requirements for ventilation and filtration to control odors, and prohibitions on outdoor cultivation. The ordinance specifies parking requirements for different marijuana-related uses and defines various terms related to medical and retail marijuana facilities. It will take effect on February 8, 2025, unless Ballot Question 300 is repealed by a subsequent vote.

Citizen Impact

This ordinance regulates the location and operation of retail marijuana businesses, including manufacturing facilities, by establishing specific zoning requirements and operational standards. Residents may see new types of businesses in commercial and industrial zones, with regulations in place to mitigate potential impacts like odor and proximity to sensitive locations.

Confidence

high

Summary

This item seeks approval for a Conditional Use and a Development Standards Adjustment to permit a 49-unit multi-family residential building at 2126 North Weber Street. The project, proposed by Silver Key Senior Services, will provide affordable housing for seniors with incomes between 0-60% of the Area Median Income (AMI), secured by a Land Use Restriction Agreement (LURA).

The site is currently zoned OR (Office Residential), which typically limits multi-family structures to 10 units. The Development Standards Adjustment is requested to allow 49 units in a single building. Justification for this includes better functional and accessibility needs for seniors, aesthetic integration with the surrounding mixed-use and historic neighborhood (e.g., hiding parking, architectural articulation to mimic smaller buildings), and cost-effectiveness.

The 1.31-acre vacant site has a history of a previously approved (but expired) 44-unit development plan from 2017. The proposed building will adhere to the 35-foot height limit of the OR zone. Parking will include 33 off-street spaces, benefiting from reductions for senior housing, transit, and bike routes. City Planning staff recommend approval with conditions, including compatibility with the conceptual site and building designs (orientation, architectural articulation, use of multiple exterior materials, 80% of parking located behind the building, and paving the alley). A full Development Plan will undergo administrative review with public input.

Citizen Impact

This project will bring 49 new affordable housing units for seniors to the neighborhood, addressing a critical community need and redeveloping a long-vacant, problematic site. While it will increase density and may impact local traffic and parking, the design aims to integrate with the area's historic character and provides essential housing options for low-income seniors.

Confidence

high

Summary

This item concerns a Development Standards Adjustment for a property located at 2126 North Weber Street in Council District 5. The request seeks to allow a 49-unit multi-family dwelling. The current Unified Development Code (UDC) Section 7.3.301.A limits structures to a maximum of ten (10) units. The proposed development's compensating benefit for this adjustment is the provision of affordable housing. This is a quasi-judicial matter, meaning the Planning Commission will make a decision based on specific criteria outlined in the code, focusing on whether the alternative design meets the intent of the code, advances city goals, imposes no greater impacts, and provides reasonable compensating benefits.

Citizen Impact

Residents may see a new multi-family housing development at 2126 North Weber Street that exceeds the typical unit limit per structure, with the benefit of affordable housing being a key consideration for approval.

Confidence

high

Summary

The Southeast Strong Neighborhood Plan (NPLN 25-0001) is the first comprehensive neighborhood planning project under the City of Colorado Springs' PlanCOS initiative. It aims to guide the development and revitalization of six neighborhoods in Southeast Colorado Springs: Spring Creek, Pikes Peak Park North, Pikes Peak Park South, Southborough, Deerfield Hills, and Soaring Eagle. The plan, developed through extensive community engagement, outlines priorities, goals, and strategies across several key areas:

• Economic Development & Housing: Focuses on retaining and supporting small businesses, attracting new retailers, expanding vocational training, preserving existing affordable housing, and fostering diverse housing options near transit.
• Mobility & Infrastructure: Seeks to enhance public transit accessibility, improve safety for pedestrians and cyclists, and upgrade critical corridors like South Academy Boulevard and Hancock Expressway.
• Health & Environment: Promotes community hubs, healthy food access (e.g., incentives for grocery stores, urban gardens), and environmental improvements, including a $9 million grant for urban forest improvements.
• Safety: Emphasizes enhancing public infrastructure for safety, expanding community-driven safety programs, and implementing Crime Prevention Through Environmental Design (CPTED) principles.
• Culture & Community Hubs: Aims to establish the area as a regional cultural destination, create special gathering places, and support existing community centers.

This plan is supported by significant public and private investment, including $350.3 million in direct City investment and $1.45 billion in private investment enabled by the public sector, with additional economic impacts from Peak Innovation Park exceeding $1.9 billion.

Citizen Impact

Residents can expect improved infrastructure, more diverse and affordable housing options, enhanced public safety, and better access to jobs, healthy food, and healthcare. The plan also aims to create vibrant community spaces and celebrate the area's rich cultural diversity.

Confidence

high