Title
An ordinance to amend the zoning map of the City of Colorado Springs pertaining to 0.78 acres located at 3103 North Prospect Street from R-5 (Multi-Family Hight) to R-Flex High.
(Quasi-Judicial) (Second Reading and Public Hearing)
Presenter:
William Gray, Senior Planner, City Planning Department
Kevin Walker, Director, City Planning Department
Body
Summary:
Owner: We Fortify
Representative: John Olson, Urban Landscapes and Shelly Jensen, We Fortify
Location: 3103 North Prospect Street
Located in: Council District 5
A Tiny House Community consisting of 18 tiny houses, a community meeting and storage building, off-street parking, landscaping, and private green space. The project includes the following applications: a Rezoning from R-5 (Multi-Family High) to R-Flex High; a Conditional Use and Development Plan for a Tiny House Community; and development standard adjustments to reduce setbacks from public streets from 20-feet to 10-feet, setbacks from adjacent residential and mixed-use districts from 10-feet to 5-feet, parking requirement reduction from one (1) space per tiny house to a 1/2-space per tiny house, minimum lot area per tiny house from 1,000 square feet to 690 square feet, and minimum separation of Tiny Homes from 10-feet to 6-feet
Background:
Please see the attached City Planning Commission Staff Report for a complete analysis of the proposed applications.
Review Criteria:
ZONE-24-0017 - Prospect Village (Zone Map Amendment)
The Approval Criteria for ZONE-24-0017, a Zoning Map Amendment (Rezoning), as set forth in City Code Section (UDC) 7.5.704.D are indicated below.
1. The proposed rezoning is consistent with the goals and policies of the Colorado Springs Comprehensive Plan, with other plans and policies adopted by the City Council; and with the purpose statement of the proposed zone district(s).
2. The rezoning will not be detrimental to the public interest, health, safety, convenience or general welfare.
3. The location of the lands in the zoning map area being amended are appropriate for the purposes of the proposed zone district(s).
4. If the application proposes to rezone a small area of land, the application demonstrates that the size, scale, height density, and multimodal traffic impacts of the proposed rezoning are compatible with surrounding development or can be made compatible with surrounding development through approval conditions.
5. If the application proposes to rezone a relatively small area of land, the application demonstrates that the change in zoning will not create significant dislocations of tenants or occupants of the property, or that any impacts are outweighed by other public benefits or progress toward other Colorado Springs Comprehensive Plan goals that would be achieved by approval of the application.
6. If a Land Use Plan or amendment to a Land Use Plan accompanies the application, the Land Use Plan or amendment complies with the applicable criteria in Subsection7.5.514C.3 (Land Use Plan Criteria).
7. The application is consistent with any approved Concept Plans in the area for which the map is being amended or includes or is accompanied by a provision that the approved Concept Plans have been classified as implemented and do not have to be amended to be considered consistent with an amended zoning map.
8. If the application is for creation of an ADS-O district, the approval criteria applicable to the creation of the text of the ADS-O district in Section 7.2.607.D.4 (Decision) shall also apply to consideration of the zoning map amendment required to create or amend the boundaries of the ADS-O district.
9. If rezoning to a PDZ district, the proposed PDZ district provides significant community amenities or other benefits, as determined by the Manager, that promote the achievement of Colorado Springs Comprehensive Plan goals and would not otherwise be required of the applicant under this UDC or other City or government regulations.
10. Complies with the additional standards of the base zone district where the property is located (see Article 7.2 (Zone Districts)) or in an overlay district that applies to the property (see Part 7.2.6 (Overlay Districts)).
The City Planning Staff finds the Approval Criteria of UDC Section 7.5.704.D applicable for Rezoning are met with this application.
Previous Council Action:
N/A
Financial Implications:
N/A
City Council Appointed Board/Commission/Committee Recommendation:
City Planning Commission, at their March 12, 2025, meeting voted unanimously (6-0) to approve each of the applications related to Prospect Village - A Tiny House Community. Vice Chair Foos and Commissioners Cecil and Casey were absent from this meeting. The applications reviewed by the Planning Commission with a recommendation of approval to City Council are as follows:
ZONE-24-0017 Zone Map Amendment (Rezoning) R-5 to R-Flex High
CUDP-24-0014 Conditional Use Tiny House Community Land Use
DEPN-24-0123 Development Plan Tiny House Community Development
DVSA-25-0001 Development Standards Adjustment Tiny Home Minimum Lot Area
DVSA-24-0004 Development Standards Adjustment Separation from Adjacent Residential
DVSA-24-0005 Development Standards Adjustment Separation from Public Right-of-Way
DVSA-24-0006 Development Standards Adjustment Tiny Home Parking
DVSA-24-0011 Development Standards Adjustment Tiny Home Separation
Two (2) citizens spoke, one (1) in-support and the other opposed the applications. The testimony in support expressed a desire for the project to serve seniors in the community and thought it would be a good fit in the neighborhood. The comment in opposition to the application stated strongly that the application needed to be developed in accordance with the standards and requirements of the R-5 zoning district. Please refer to the minutes from the hearing for a detailed record.
Recommended Action
Proposed Motions:
ZONE-24-0017 - Prospect Village (Zone Map Amendment)
1. Motion to Approve
Adopt an ordinance amending the zoning map of the City of Colorado Springs pertaining to 0.78 acres located at 3103 North Prospect Street from R-5 (Multi-Family High) to R-Flex High, based upon the findings that the request complies with the Criteria for Approval for a Zone Map Amendment (Rezoning) as set forth in City Code Section 7.5.704.D
2. Motion to Deny
Deny an ordinance amending the zoning map of the City of Colorado Springs pertaining to 0.78 acres located at 3103 North Prospect Street from R-5 (Multi-Family High) to R-Flex High, based upon the findings that the request does not comply with the Criterial for Approval for a Zone Map Amendment (Rezoning) as set forth in City Code Section 7.5.704.D.
Summary of Ordinance Language
An ordinance amending the zoning map of the City of Colorado Springs relating to 0.78 acres located at 3103 North Prospect Street from R-5 (Multi-Family High) to R-Flex High.