Title
A Major Modification to the Lowell Neighborhood Land Use Plan (fka Concept Plan) to remove Lot 2, Lot 3 and Lot 4, The Poets Loft Subdivision from the Lowell Neighborhood Concept Plan consisting of 1.20 acres located at 202, 251 and 252 East Las Animas Street. (Quasi-Judicial)
(This application is in association with the Lowell Commons rezoning which had first reading for setting a public hearing date on October 13, 2026)
Related Files: ZONE-24-0011
Council District: 3
Presenter:
William Gray, Senior Planner, City Planning Department
Kevin Walker, Director, City Planning Department
Body
Summary:
Owner: QOF Lowell Commons, LLC, represented by John Olson, Urban Landscapes
Location: 202, 251, and 252 East Las Animas Street
A Land Use Plan Major Modification to remove 1.20 acres described as Lots 2, 3, and 4, The Poets Loft Subdivision from the Lowell Neighborhood Concept Plan; and a rezone of the three (3) lots from PDZ (Planned Development Zone; 15 dwelling units per acre, 60 feet maximum building height, single family attached and detached , apartments , condominiums, commercial , office, civic) to PDZ (Planned Development Zone; 184 dwelling units per acre, 950 square feet commercial, 65 feet maximum building height, apartments, condominiums, live/work, commercial-retail, office and service)) for a future mixed-use project consisting of two (2) five-story buildings with a maximum height of 65-feet and 950 square feet of ground floor office or retail.
The Applicant has proposed these applications with the intent for the residential units to be affordable housing to benefit the middle-income workers earning between 70% to 110% of area median income. At this time there is no commitment or guarantee that if developed the new housing would be affordable.
Background:
Please see the attached City Planning Commission Staff Report for a complete analysis of the proposed application.
Review Criteria:
ZONE-24-0011 Lowell Commons (Rezoning)
The review criteria for ZONE-24-2011, 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 review criteria of UDC Section 7.5.704.D applicable for Rezoning are met with this application.
The review criteria for a Land Use Plan submitted in connection to establish a zone district or to change a zone district, as set forth in City Code Section (UDC) 7.5.514.C.3 are indicated below. (Note: In the case of this application a Land Use Statement was provided in place of the Land Use Plan because the site is under 10-acres and future development is planned to be in one (1) phase.)
a. Consistency with the Colorado Springs Comprehensive Plan and other plans and policies adopted by City Council;
b. Consistency with development standards the zone district in which the property is located, or would be located after a requested zone district change;
c. Compatibility with the land uses and development intensities surrounding the property;
d. Impacts of the permitted or requested uses, appropriate to the type of development, the neighborhood, and the community;
e. Adequacy of proposed ingress/egress points and traffic circulation, both on and off the site;
f. Capacity of the existing streets, utilities, parks, schools, and other public facilities to serve the proposed development;
g. Promotion of transitions in height, intensity, or character between proposed non-residential or mixed-use development and nearby low-density residential zone districts.
The City Planning Staff finds the review criteria of UDC Section 7.5.514.C.3 applicable for a Land Use Statement when the Land Use Plan requirement is waived are met with this application.
LUPL-24-0010 Lowell Commons (Land Use Plan Major Modification)
The review criteria for LUPL-24-0010, a Land Use Plan Major Modification, as set forth in City Code Section (UDC) 7.5.516.D.1 are indicated below.
a. Complies with the provisions of this UDC and all applicable City regulations;
b. Is consistent with any conditions in the approval or permit proposed to be modified, unless the decision-making body that imposed the conditions modifies the conditions;
c. Does not create more adverse impacts on surrounding properties than the development approval or permit proposed to be modified; and
d. Is consistent with the Colorado Springs Comprehensive Plan, other plans adopted by City Council, and the intent of the district in which the property is located.
The City Planning Staff finds that the review criteria of UDC Section 7.5.516.D.1 applicable for a Land Use Plan Major Modification are met with this application.
Previous Council Action:
Previous City Council actions related to this item are as follows:
(1) 1999 with the adoption of Ordinance 99-189. The ordinance established the Planned Development Zone for the Lowell Neighborhood. The zoning allowed the area to have a gross density of 15 dwelling units per acre, a variety of residential uses along with commercial and civic uses, and a maximum building height of 55-feet.
(2) 2001 with the adoption of Ordinance 01-140. The ordinance amended the Planned Development Zone for the Lowell Neighborhood. This ordinance increased the maximum building height to 65 feet. It did not change density or land uses for the Planned Development Zone.
(3) 2024 with the adoption of Resolution 152-24. The resolution approved the Bristow-Lowell Urban Renewal Plan. The Urban Renewal Plan envisioned Lowell Commons as a mixed-use development with 185 to 205 residential units (a mix of studio, one-, and two-bedroom units) and a small amount of ground floor retail.
Financial Implications:
N/A
City Council Appointed Board/Commission/Committee Recommendation:
The City Planning Commission, at their September 9, 2026, meeting recommended to City Council the approval of the Lowell Commons Rezoning and Land Use Plan Major Modification by a 5-4 vote (Chair Hensler, and Commissioners Willoughby, Case, Cecil and Egbert vote “aye” and Commissioners Robbins, Clements, Gigiano, and Engel voted “no”). There were no members absent from the public hearing. Please refer to the minutes from the hearing for a detailed record for the recommendation.
Recommended Action
Proposed Motions:
Should the City Council wish to approve the land use plan major modification application, the following motion is suggested:
Approve the Major Modification to the Lowell Neighborhood Land Use Plan, based upon the findings that the request complies with the criteria for a Land Use Plan set forth in City Code Section 7.5.514 and 7.5.516
Should the City Council wish to deny the land use plan major modification application, the following motion is suggested:
Deny the Major Modification to the Lowell Neighborhood Land Use Plan, based upon the findings that the request does not comply with the criteria for a Land Use Plan set forth in City Code Section 7.5.514 and 7.5.516
Summary of Ordinance Language
An ordinance amending the zoning map of the City of Colorado Springs pertaining 1.20 acres located at 202, 251, and 252 East Las Animas Street from PDZ (Planned Development Zone; 15 dwelling units per acre, 60 feet maximum building height, single family attached and detached, apartments, condominiums, commercial, office, civic) to PDZ (Planned Development Zone; 184 dwelling units per acre, 950 square feet commercial, 65 feet maximum building height, residential - apartments, condominiums, live/work, and commercial - retail, office, and service).