Title
Ordinance No. 25-91 to amend the zoning map of the City of Colorado Springs pertaining to 14,553 square feet located at 35 East Ramona Avenue from R-5/SS-O (Multi-Family High with Streamside Overlay) to MX-M/CR/SS-O (Mixed-Use Medium Scale with Conditions of Record and Streamside Overlay). (Quasi-Judicial) (Second Reading and Public Hearing)
Related Files: None
Council District # 3
Presenter:
William Gray, Senior Planner, City Planning Department
Kevin Walker, Planning Director, City Planning Department
Body
Summary:
Owner: Danny Mientka, represented by Jim Houk, PLA, Kimley-Horn Associates, Inc.
Location: 35 East Ramona Avenue
A Zone Map Amendment (Rezoning) to change the zoning of the property located at 35 East Ramona Avenue from R-5/SS-O (Multi-Family High with Streamside Overlay) to MX-M/CR/SS-O (Mixed-Use Medium Scale with Condition of Record and Streamside Overlay). The Condition of Record imposes restrictions that limit allowed uses to residential and commercial uses as follows:
1. Permitted uses are restricted to Single-Family Attached Dwelling, Two-Family (Duplex) Dwelling, Multi-Family Dwelling, Live/Work Unit Dwelling, Small Adult or Child Daycare, Park, Bed and Breakfast, Office, Small Retail and Small Personal or Business Service.
2. Conditional Uses are restricted to Single-Family Detached Dwelling.
The purpose of the rezoning is to provide the existing building with more opportunities to be used as mixed-use, commercial or residential on a small-scale fitting the building’s form and its past and current functions. The site has an approved Use Variance from 2004 that allows as a single commercial use an Interior Design Studio.
Background:
Please see the attached City Planning Commission Staff Report for a complete analysis of the proposed application.
Review Criteria:
The review criteria for ZONE-25-0012, 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.
Previous Council Action:
N/A
Financial Implications:
N/A
City Council Appointed Board/Commission/Committee Recommendation:
The City Planning Commission, at their October 8, 2025, meeting voted unanimously to approve the 35 E Ramona Rezoning. The application was acted upon by the Planning Commission as a part of their consent agenda. In their review of the application, the Planning Commission found that the review criteria of UDC Section 7.5.704.D applicable for Rezoning were met with this application.
Recommended Action
Proposed Motions:
Should the City Council wish to approve the rezoning application, the following motion is suggested:
Adopt an ordinance amending the zoning map of the City of Colorado Springs pertaining 14,553 square feet located at 35 East Ramona Avenue from R-5/SS-O (Multi-Family High with Streamside Overlay) to MX-M/CR/SS-O (Mixed-Use Medium Scale with Conditions of Record and Streamside Overlay), based upon the findings that the request complies with the criteria for a Zone Map Amendment (Rezoning) as set forth in City Code Section 7.5.704.D.
Should the City Council wish to deny the rezoning application, the following motion is suggested.
Deny an ordinance amending the zoning map of the City of Colorado Springs pertaining 14,553 square feet located at 35 East Ramona Avenue from R-5/SS-O (Multi-Family High with Streamside Overlay) to MX-M/CR/SS-O (Mixed-Use Medium Scale with Conditions of Record and Streamside Overlay), based upon the findings that the request does not comply with the criteria 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 14,553 square feet located at 35 East Ramona Avenue from R-5/SS-O (Multi-Family High with Streamside Overlay) to MX-M/CR/SS-O (Mixed-Use Medium Scale with Conditions of Record and Streamside Overlay).