Title
Reconsideration of Ordinance No. 26-06 vacating the public right-of-way known as East Boulder Street consisting of approximately 0.92 acres located between N. Nevada Ave. and N. Weber St. (Legislative) (Reconsideration of 2nd Reading)
This application was initially in association with the School District 11 Palmer High School zone change and land use plan which had their first reading setting a hearing date on February 24, 2026 and were approved at a public hearing on March 10, 2026.
Located in Council District 3
Presenter:
Ryan Tefertiller, Planning Manager, City Planning Department
Kevin Walker, Planning Director, City Planning Department
Body
Summary:
Owner: School District 11
Developer: School District 11
Representative: N.E.S. Inc.
Location: The two blocks bound by N. Nevada Ave, E. St. Vrain St., N. Weber St., and E. Platte Ave.
School District 11 has initiated three applications in support of the Palmer High School Renovation Project: a zone change from R-1 6 / R-5 / OR (Single-Family Medium, Multi-Family High, and Office Residential) to FBZ-T2A (Form-Based Zone - Transition Sector 2A); the vacation of the E. Boulder St. right-of-way between N. Nevada Ave. and N. Weber St.; and a Land Use Plan illustrating conceptual improvements over a three phase project. The applications support a $100 million reinvestment in the City’s first/original public school.
The zone change and land use plan were approved by City Council at their March 10, 2026 meeting. The Boulder ROW vacation was denied on a 4-4 vote; however, Councilperson Williams requested reconsideration of the vote at the March 24, 2026 meeting. The motion for reconsideration ultimately passed on a 5-3 vote.
Background:
Please see the attached City Planning Commission Staff Report for a complete analysis of the proposed applications.
Review Criteria:
The review criteria for a Right-of-Way vacation as set forth in City Code Section 7.5.522.C.5.b. (UDC) are noted below:
(1) The right-of-way is no longer needed for public transportation purposes;
(2) The vacation will not adversely impact use of the right-of-way for public utility and/or drainage purposes;
(3) The vacation will not adversely impact the uniform width of the remaining portions of the public right-of-way along the block frontage for which vacation is sought;
(4) Access to lots or properties surrounding the public right-of-way will not be adversely affected; and
(5) The vacation is consistent with the purpose of this UDC.
Staff finds that the proposed application meets the review criteria.
Previous Council Action:
See above
Financial Implications:
N/A
City Council Appointed Board/Commission/Committee Recommendation:
City Planning Commission voted 7-1 (Commissioners Hensler, Cecil, Slattery, Casey, Clements, Gigiano, and Willoughby in favor, Commissioner Robbins opposed, and one vacant seat) to approve Boulder St. right-of-way vacation with three conditions of approval at their December 10, 2025 meeting.
The Downtown Review Board voted 4-2-1-2 (members Kousman, Coats, Hensler, and Sokol in favor, with members Mikulas and Friesema opposed, members Nolette and Lord absent, and member Luciana recused) to approve the Boulder St. right-of-way vacation with three conditions of approval at their November 4, 2025 meeting.
Recommended Action
Pending Motion:
Adopt Ordinance No. 26-06 vacating the public right-of-way known as East Boulder Street consisting of approximately 0.92 acres located between N. Nevada Ave. and N. Weber St. based upon the findings that the request complies with the criteria as set forth in City Code Section 7.5.522 provided the following Conditions of Approval are applied: Conditions of Approval: 1. An agreement between the City of Colorado Springs and School District 11 shall be entered into that requires School District 11 to allow public egress over the property if the space is unused for construction or permanent School District 11 activities 2. Request that D11 collaborate with the City to provide public egress during construction of the PPRTA-fund Platte Avenue Improvements (Wahsatch to Circle) project. 3. An agreement between the City of Colorado Springs and School District 11 shall be entered into that requires School District 11 to return ownership to the City of Colorado Springs, should the district choose to dispose of the property.
Summary of Ordinance Language
An ordinance vacating the public right-of-way known as East Boulder Street consisting of approximately 0.92 acres located between N. Nevada Ave. and N. Weber St.