Regional Development

Center (Hearing Room)

2880 International Circle

City of Colorado Springs

Meeting Minutes - Final

City Planning Commission

Wednesday, January 14, 2026

9:00 AM

2880 International Cir., 2nd Floor, Hearing Room

1. Call to Order and Roll Call

8 -

Present:

Vice Chair Hensler, Commissioner Cecil, Commissioner Slattery,

Commissioner Robbins, Chair Casey, Commissioner Clements,

Commissioner Gigiano and Vice Chair Case

1 - Commissioner Willoughby

Absent:

2. Changes to Agenda/Postponements

3. Communications

Kenneth Casey - City Planning Commission Chair

Kevin Walker - Planning Director

Kevin Walker, Planning Director, said the Mesa Road appeal was

withdrawn by the applicant and will not be part of the agenda.

Mr. Walker said Ryan Case was appointed the day before as a voting

member of the Planning Commission and congratulated him.

Mr. Walker said the three items related to Palmer High School were

scheduled this month to come before City Council, however they have been

rescheduled to March.

Mr. Walker said the Airport Road R5 item they heard in November has

been withdrawn by City Council as new information has been provided, and

it will be coming back before Planning Commission.

Mr. Walker said staff are also working on the Annual Report to be

presented during City Planning Work Session in February.

4. Approval of Minutes

CPC 2723

4.A.

Minutes for the December 10, 2025, City Planning Commission meeting.

Presenter:

Kenneth Casey, City Planning Commission Chair

Attachments: CPC_Minutes12.10.25 Draft

Motion by Commissioner Slattery, seconded by Commissioner Robbins,

to approve the Minutes for the December 10, 2025, City Planning

Commission meeting.

The motion passed by a vote of 8-0-0-1.

8 -

Aye:

Vice Chair Hensler, Commissioner Cecil, Commissioner Slattery,

Commissioner Robbins, Chair Casey, Commissioner Clements,

Commissioner Gigiano and Case

1 - Commissioner Willoughby

Absent:

5. Consent Calendar

Motion by Vice Chair Hensler, seconded by Commissioner Clements, to

approve the Consent Calendar.

The motion passed by a vote of 8-0-0-1.

8 -

Aye:

Vice Chair Hensler, Commissioner Cecil, Commissioner Slattery,

Commissioner Robbins, Chair Casey, Commissioner Clements,

Commissioner Gigiano and Case

1 - Commissioner Willoughby

Absent:

Ridge at Waterview North Rezone

5.A.

ZONE-25-00 An ordinance to amend the zoning map of the City of Colorado Springs

pertaining to 21.19 acres located northeast of Bradley Road and Powers

Boulevard from R-5 AP-O (Multi-Family, High with Airport Overlay) to

R-FLEX M AP-O (R-Flex, Medium Scale with Airport Overlay).

(Quasi-Judicial) (Second Reading and Public Hearing)

Related Files: ZONE-25-0031

Located in Council District 4

Presenter:

Drew Foxx, Planner II, City Planning Department

Kevin Walker, Planning Director, City Planning Department

Attachments:

ORD_Ridge at Waterview North Zone Change

Staff Report_Ridge at Waterview North Zone Change

Exhibit A_Legal Description

Exhibit B_Rezone Map

Figure 1_Project Statement

Figure 2_Annexation Ordinance No. 23-50

Figure 3_Villages at Waterview North Master Plan

Figure 4_Zoning Ordinance No. 23-54

Figure 5_Villages at Waterview North Concept Plan

Figure 6_Land Use Statement

Figure 7_Pre-Approved Development Plan

Ridge at Waterview Zone Change

Presentation Ridge at Waterview Zone Change_DFF

Polaris Pointe South Filing No. 4 (Ford Amphitheater)

5.B.

PDZD-25-00 Polaris Pointe South Filing No 4 (Ford Amphitheater) Development Plan

Major Modification to remove 58 unconstructed parking spaces from the

approved parking plan of the Ford Amphitheater consisting of 18.11

acres zoned PDZ/HR-O/AF-O (Planned Development Zone District with

Highrise and United States Air Force Academy Overlays) located at

13045 Spectrum Sun View.

(Quasi-Judicial)

Located in Council District 2

Presenter:

Austin Cooper, Senior Planner, City Planning Department

Kevin Walker, Planning Director, City Planning Department

Attachments: Staff Report

Attachment 1 - Project Statement

Attachment 2 - Parking and Access Plan

Attachment 3 - Development Plan Major Modification

7.5.516 MODIFICATION OF APPROVED APPLICATIONS

Presentation

Nine Extracts Conditional Use Request

5.C.

CUDP-25-00 A Conditional Use to allow for indoor Retail Marijuana Products

Manufacturing where indoor Medical Marijuana Products

Manufacturing exists in the MX-L (Mixed-Use Large Scale) zone

district consisting of 1.12 acres located at 2430 Platte Place.

Located in Council District 4

Presenter:

Matthew Ambuul, Planner II, City Planning Department

Kevin Walker, Planning Director, City Planning Department

Attachments: Staff Report

Attachment 1 - Ordinance 25-10

Attachment 2 - Project Statement

Attachment 3 - Land Use Statement

Presentation

6. Items Called Off Consent Calendar

7. Unfinished Business

8. New Business

Silver Key Apartments

CUDP-25-00 A Conditional Use to allow a Multi-Family Dwelling use in the OR

(Office Residential) zone district located at 2126 North Weber Street.

(Quasi-Judicial)

Located in Council District 5

Presenter:

William Gray, Senior Planner, City Planning Department

Kevin Walker, Planning Director, City Planning Department

Attachments: Staff Report

Attachment 1-Zoning Map

Attachment 2-OR Ordinance

Attachment 3-2017 Development Plan

Attachment 4-Waiver of Replat

Attachment 5_Context Map

Attachment 6-Public Comment V1

Attachment 7-Public Comment V2

Attachment 8-Public Comment Applicant Response

Attachment 9-CU Project Statement

Attachment 10-CU Land Use Statment

Attachment 11-Site Plan Concept

Attachment 12-DVSA Project Statement

Attachment 13-Building Elevation Concept

Attachment 14-Massing Exhibit

Attachment 15-Madison Street

Attachment 16-North End Land Use Plan

7.5.601 CONDITIONAL USE

Staff Presentation

William Gray, Senior Planner, presented the conditional use and a

development standard adjustment for the property located at 2126 N

Weber Street with a current zoning for Office-Residential since the 1980’s.

The request is to allow multi-family dwelling use and to allow more than 10

units in a single structure. Mr. Gray described the surrounding zones as R5

to the north, to the west and southwest predominantly R2, and across

Weber Street is a mixed-use medium scale. The size of the site is 1.3

acres. He said this property is adjacent to the North End Historic District

and the North End Historic Preservation Overlay. Mr. Gray said the

surrounding uses include multifamily, commercial, shopping center and

Penrose Hospital.

Mr. Gray said the proposal includes 49 units, of which 47 are one-bedroom

units, and it will be affordable housing for seniors earning up to 60% of the

area median income. He said this project will have to come back for

development plan approval, but they are proposing the building fronts

Weber Street, having access from the alleys to the west and south of the

property. Parking will be located in the back of the building. Mr. Gray said

this is currently vacant property that will bring development and

reinvestment into a historically residential neighborhood in a mixed-zone

area with urban character. The building moves in and out horizontally to

create visual interest and to respond to the variety that exists in the

neighborhood. Standard notice was made and a neighborhood meeting

was held in December, and several comments were received in support

and in opposition. Some aspects mentioned as positive are the need of

affordable housing, a positive addition to the neighborhood, good urban

infill, positive chance to the North End and access to transportation and

healthcare. As part of the concerns are the size of the building, the number

of units, parking and traffic issues, and not meeting the character of the

neighborhood. Agency review was conducted and several comments were

provided and will have to be addressed at the time of development. The

application complies with PlanCOS and meets the review criteria for

conditional use and for development standard adjustments.

Applicant’s Presentation

Ann Odom, representing Silver Key, the applicant, introduced the team

working on the project and said they are requesting a conditional use to

allow multifamily residential in the R zone district to deliver affordable

housing for senior 62 and older, whose household income is 30 to 60% of

the area median income, secured through a 40 year land use restriction

agreement. She said they are also requesting a development standard

adjustment to allow 49 units instead of 10 in a single structure.

Jason DeaBueno, President and CEO, Silver Key Senior Services, said

the organization and himself have been part of the Pikes Peak region for

57 years. He said Silver Key has grown alongside the community and

serves as the designated Meals on Wheels provider; it also operates the

largest transportation program for older adults and offers strong behavioral

health support to individuals facing isolation and loneliness. Mr. DeaBueno

said the organization’s core mission is to help people live independently for

as long as possible and remain in the homes and communities they

choose. He said a major challenge in the region is the lack of affordable

housing for older adults, a problem seen nationally and locally.

Mr. DeaBueno said Silver Key addressed this issue by initiating its first

housing project in the 1980s on Hancock, which later influenced the

creation of a senior center to promote active and healthy living. He said

more recently, the organization partnered with others to develop a second

project on Murray and Fountain, a 50-unit affordable housing development

that aims to provide long-term homes and integrate community values. Mr.

DeaBueno said there are over 400 individuals on the waiting list. He said

Silver Key’s is committed to supporting the aging journey through its

services and partnerships. He said they have 16 locations across

Colorado Springs and the Pikes Peak region, that strive to bring value to

every community it serves.

Ms. Odom said the development site is a 1.2-acre infill parcel located at

the southwest corner of East Madison Street and North Weber Street, near

the Bon Shopping Center and Penrose Saint Francis Hospital. She said

the area is a walkable, mixed-use neighborhood north of downtown,

characterized by urban features; and the property is zoned for office and

residential use, surrounded by a mix of zoning types, including multifamily

and two-family residential areas, as well as mixed-use zones. Ms. Odom

said the site is outside the historic preservation overlay.

Ms. Odom said the site was zoned in 1980 and later used as offices and

fleet storage for the Division of Wildlife until around 2005. She said by

2007, the property was up for sale, and the garages were boarded up, and

then the building was demolished in 2011. She said since then the site has

remained vacant, generating numerous complaints related to

homelessness, camping, and trash. Ms. Odom said in 2017, a

development plan was approved under the previous Chapter 7 code,

allowing 44 multifamily units with 61 bedrooms and a small office space.

She said that design included variances for parking and front setbacks and

proposed a three-story building at 35 feet in height, with garages along the

alley that increased the overall footprint, and it was intended for market-rate

housing.

Ms. Odom said the current proposal underwent multiple postings and

received a mix of supportive and opposing comments, with concerns

focused on traffic, parking, alley use, site layout, architectural compatibility,

density, and proximity to other affordable housing; while supportive

comments emphasized Silver Key’s strong reputation, the urgent need for

senior housing, and the suitability of the location. She said a neighborhood

meeting held on December 11th drew about 40 attendees, who

appreciated learning more about Silver Key and felt most concerns were

addressed. Ms. Odom said a smaller meeting with representatives from

the Old North End Neighborhood Association followed on December 16th,

where discussions centered on architectural details, honoring Silver Key’s

founder Mickey Crocker with a dedicated garden, and a proposed Good

Faith Neighborhood Engagement Framework, however, the association

ultimately chose not to execute it.

Ms. Odom said the project will include 49 units and 51 bedrooms, slightly

increasing unit count but reducing bedrooms compared to the previous

plan. She said parking will include 48 spaces, with 15 on street, which

Silver Key believes is sufficient given low demand in similar communities.

She said the building will be just under 16,000 square feet, which is about

30% of the lot, and incorporate more open space than previously required.

Ms. Odom said the design prioritizes distance from existing residences,

maintains street presence on Weber and Madison, and screens parking

from view using alley access to minimize traffic and pedestrian conflicts.

She said the proposed building will be three stories and 34.5 feet tall,

within zoning limits and consistent with adjacent areas. She said Silver Key

is committed to high-quality architecture, including at least three façade

materials, wall recesses for articulation, and street-level glazing to activate

pedestrian spaces, as well as a patio area at the Weber and Madison

corner. She said residents will benefit from Silver Key’s comprehensive

senior services, including transportation, meals, recreation, and community

programs.

Ms. Odom said the conditional use review requires the project to comply

with civic standards, demonstrate compatibility with the surrounding

neighborhood, and confirm that existing infrastructure can support the

development. She said North Weber Street, classified as a collector

roadway, is appropriate for higher intensity uses. She said the proposed

development benefits future residents by providing proximity to essential

services such as shopping, medical offices, and transit, ensuring long-term

mobility and independence for seniors.

Ms. Odom said the Development Standards Adjustment request seeks

approval for more than ten units in a single building where the

compensating benefit offered is guaranteed affordability for all units

through a 40-year Land Use Restriction Agreement (LURA), aligning with

city goals outlined in PlanCOS and addressing the significant shortfall in

affordable senior housing identified in the 2025 Housing Needs

Assessment. She said the design meets or exceeds code intent by

consolidating services and communal spaces in one building, optimizing

accessibility for seniors, and minimizing neighborhood impact.

Ms. Odom said other uses permitted in the OR zone, such as offices, group

living, or religious institutions, are not restricted by building size; therefore,

a similar footprint could be developed on this parcel through an

administrative plan, making larger structures consistent with the zone’s

intent. She said the proposed design does not maximize the allowable lot

coverage and was carefully planned to consolidate Silver Key’s services

and communal spaces within a single building. Ms. Odom said a single

building design ensures efficient access to elevators, which are essential

for an older population, and allows Silver Key to deliver services more

effectively.

Public Comments

Dutch Schulz, President, Old North End Board, said, during his tenure, they

have faced many challenges, but none as complex as this project. He said

he strongly supports Silver Key and the overall concept, as the organization

has had a long-standing relationship with the neighborhood and Mickey

Crocker, who lived in the Old North End and will be honored with a

dedicated garden. He said the project is an excellent fit for the area,

offering housing close to essential services such as the hospital, transit,

and shopping, all within walking or biking distance. Mr. Schulz said routing

all traffic through the alleys is a fatal flaw in the proposed plan, because

they are narrow, unpaved roads adjacent to residential homes. He said the

Old North End has a history of proposing solutions to certain projects’

issues, and he stressed that this concern is specific to the proposed traffic

pattern and its potential impact on the neighborhood.

Rob Harrison, member of the Old North End Board, said he is in support of

the concept of the Silver Key facility but the alley access, density,

architectural design and the lack of detailed development plans are

concerns raised by residents living adjacent to the proposed site. He said

design details typically come later, but that uncertainty about the final plan

creates apprehension among neighbors. He said the alley between

Jefferson and Madison is extremely narrow, about 12 feet, and

unimproved, making it inadequate for two-way traffic, delivery vehicles,

shuttle services, and especially emergency vehicles such as fire trucks or

ambulances. He said their suggestion is to flip the site plan to allow access

from Weber Street, a much wider roadway. He said parking along

Jefferson and Madison often reduces them to single-lane streets. He said

the density is five times higher than the neighborhood norm, and the

architectural design, which features a three-story flat-roof structure, is

incompatible with the surrounding historic homes.

Mike Anderson, member of the Old North End Board, said they

recommend four specific conditions to address concerns raised by Mr.

Harrison and other residents. He said the project’s density should be

limited to the R5 standard of 25 units per acre and restrict the building

height to two stories. He said this adjustment would allow for pitched roofs

and a design more compatible with the historic neighborhood, rather than

the current three-story flat-roof structure, which is monolithic and out of

scale. Mr. Anderson said Weber Street should be required as the primary

entrance and main roadway access, effectively flipping the conceptual site

plan. He said pitched roofs and exterior architectural features that

complement the surrounding neighborhood should be implemented to

respect the area’s character. He said the development plan should be

presented to the Planning Commission for a public hearing and approval

rather than being handled administratively.

Dr. Robin Johnson, 33-year resident of the Old North End and an

emergency department physician with public health experience, said she

supports the Silver Key project. She said the neighborhood is an ideal

place to introduce architectural diversity while maintaining historic

character, noting that the community has always embraced change

alongside preservation. She said, from a professional perspective, it is

important to provide housing for seniors in a location that offers walkable

access to parks, churches, grocery stores, and public transit, making it an

ideal setting for this type of development. Dr. Johnson said Silver Key has

a long-standing reputation and integrity and has been an exceptional

partner in senior care for decades. She said Silver Key not only provides

wraparound services that honor and support older adults but also enhances

the communities where it operates by creating beautiful, sustainable

environments. Dr. Johnson said their commitment to volunteer engagement

and community integration further strengthens their impact.

Sam Jaraiedi, resident of the area representing six families living nearby,

said they strongly support the Silver Key project. He said that while there

are some concerns, the need for senior housing far outweighs them. He

said addressing the documented housing gap is urgent, noting that more

than 400 people are on the waiting list for this development. Mr. Jaraiedi

said the location is ideal for seniors, offering proximity to Safeway, parks,

bus stops, and downtown access, which promotes self-sufficiency and

walkability. He said there is potential for community engagement, and he

hopes his own child could volunteer at the facility and build connections with

residents. He said the economic benefits of the project include increased

diversity and support for local businesses. Mr. Jaraiedi said he

understands the concerns about alley access and suggested that the

building design could better complement neighborhood character, like the

John Zay Guest House near Penrose Hospital, however, the benefits of

providing safe, affordable housing for seniors with a trusted operator like

Silver Key far outweigh any drawbacks.

Jill Gaebler, Executive Director, Pikes Peak Housing Network, and Patty

Jewett resident, said she is in support of the Silver Key project that will take

place in land that has been vacant and blighted for so long, making this

development a welcome improvement. She said this project will provide

much-needed senior housing adjacent to grocery stores and other

amenities, while also introducing affordable housing options into a

neighborhood where the average home price is approximately $700,000.

She said demographic trends show that seniors over 65 and younger

adults aged 25-34 are the fastest-growing populations in Colorado

Springs, underscoring the importance of prioritizing housing for these

groups. Ms. Gaebler said many seniors remain in large homes that are

financially stable but increasingly unsafe and isolating as they age, while

affordable housing near their current neighborhoods offers safer living

conditions and opportunities for social connection. She said reducing the

number of units would jeopardize the financial viability of the project, given

the high cost of building affordable housing, often $400,000 to $500,000

per unit, and the limited timeline and funding sources available, potentially

killing a project that is urgently needed. Ms. Gaebler said enabling seniors

to downsize frees up larger homes for younger families, increasing housing

supply and helping stabilize prices. She said diverse housing options are

essential for a healthy housing continuum.

Lauren Moore, Old North End resident, said she is in support of the project,

but has concerns about the current proposal. She said she values

affordable senior housing and appreciates Silver Key’s mission but

emphasized that the Old North End is a historic neighborhood with strict

building guidelines that have preserved its character for generations. She

said the proposed three-story, 49-unit building would be significantly taller

and denser than surrounding structures, most of which are two stories or

less. Ms. Moore said using the existing alley as the main entrance could

pose safety hazards, noise, congestion, and strain on aging infrastructure.

She said nearby residents already experience water and sewage pressure

issues and questioned whether the current system could handle additional

demand. She said there are other construction impacts such as noise, light

pollution, and parking strain. Ms. Moore said adjustments should be

implemented to improve compatibility with the neighborhood, like reducing

the building to 33 units, limiting it to two stories, incorporating architecture

that complements the historic character, and relocating primary access to

Weber Street.

Steve Schroeder, Old North End resident, said previous comments have

already addressed his concerns regarding alley access, the number of

units versus the parking spaces provided and the architectural component

of the building. He said the building design should reflect the style of nearby

facilities, such as the hospital-related structure on Madison, which blends

well with the neighborhood. He said a flat-roofed, three-story building would

be visually inconsistent with the Old North End and create an architectural

disadvantage for the community. Mr. Schroeder said the narrow alley

cannot accommodate delivery trucks, trash collection vehicles, or

emergency services without difficulty, because of the existing congestion

issues on Madison Street, where parked cars often reduce traffic to a

single lane, and predicted that the proposed development would

exacerbate parking shortages, especially during events at nearby

businesses.

Applicant’s Rebuttal

Ms. Odom said, while community members are not entirely opposed to the

project, they have requested significant changes, including reducing

density to R5 standards (25 units per acre), limiting the building to two

stories, and requiring Weber Street as the primary entrance. She said

these requests effectively create a new zoning standard, which does not

align with city code. She said alley access is consistent with traffic

standards, as alleys are intended for vehicular use, and under the

development plan review, the alley would be improved to meet emergency

service requirements, including paving and widening to 20 feet. Ms. Odom

said trip generation for senior housing will be low, with many trips

consolidated through shuttle services and public transit access. She said,

regarding architectural compatibility, the site is outside the historic

preservation overlay, and surrounding areas include non-historic uses. She

said the pitched roofs that were suggested only apply within the historic

district. She said if the final plan does not align with commitments and

illustrative materials provided, it should return for commission approval as

suggested by public comment; otherwise, administrative approval would be

appropriate to maintain competitiveness in the funding process. Ms. Odom

said the proposed density does not exceed what is allowed in the OR zone,

as the zone does not limit overall density, only the number of units per

building, and consolidating units into one building provides operational

efficiencies and better project benefits than dispersing them across

multiple structures.

Danielle Vachon Bell, Development Director, MGL Partners, said reducing

units from 49 to 33 would likely render the project infeasible, as funding

commitments from the state, city, and county are tied to unit count, and

economies of scale are critical given high development costs and low

operating income from affordable rents. A significant reduction would

compromise financing and the ability to provide essential resident

services, making the project unsustainable.

Commissioners’ Questions and Comments

Commissioner Cecil asked for clarification on the design and architecture

given that the site is adjacent to the Old North End and, according to the

standards of the National Park Service for infill development, they should

be compatible with the area. Doug Fullen, Way Architects, said the building

design incorporates architectural elements intended to reflect the rhythm of

the surrounding historic neighborhood. He said the facade is broken into

bays approximately 20 to 30 feet wide, with setbacks that create rhythm

and visual variation like existing homes in the area. Mr. Fullen said he

understands the community’s preference for pitched roofs but explained

that achieving the required unit count for project feasibility would

necessitate a two-story building. He said this makes it challenging to

balance architectural preferences with the financial and operational

requirements of development.

Commissioner Cecil asked where the balance between compatibility is

and mimicking the surroundings. Mr. Fuller said they are articulating the

façade and introducing additional materials for variety, so it does not have

the appearance of a massive building. He said they included tall

overhangs, particularly at the northeast corner where the patio area will be,

so it creates an interaction with the community.

Commissioner Cecil said incorporating higher scale materials would make

the structure look more as a transition. Mr. DeaBueno said Silver Key has

limited resources to bring this effort forward, and they have been actively

exploring non-traditional funding sources to strengthen the viability of the

project, because, as a nonprofit, Silver Key has unique opportunities to

access resources from entities interested in preserving historical aspects

of communities and supporting innovative housing solutions. He said these

efforts do not guarantee additional space or design flexibility, but they could

provide supplemental resources to enhance the project beyond basic

housing needs. Mr. DeaBueno said securing such funding is challenging

and involves uncertainties, as grant applications and alternative financing

options are competitive; however, Silver Key is committed to pursuing

these opportunities to create a project that balances feasibility with

community expectations.

Mr. Gray said if a new building were to come in the Historic District it would

have to comply with all their criteria.

Commissioner Slattery thanked the members of the public for their

comments. Commissioner Slattery said they have two aspects to evaluate,

the conditional use for multifamily, which is very much needed and

supported; and allowing 49 units instead of 10. Commissioner Slattery said

this has looked like a spot zone since the 1980’s and acknowledged the

trade-offs between maintaining neighborhood compatibility and ensuring

project feasibility. Commissioner Slattery said reducing the building to 10

units or two stories would make the project financially unviable due to

construction costs and economies of scale. Commissioner Slattery said

the proposed 49-unit, three-story design fits within the 35-foot height limit

and aligns with zoning allowances, serving as a transition between

commercial and residential uses. Commissioner Slattery said requiring

pitched roofs would increase costs and potentially trigger height variances,

making the project less feasible. Commissioner Slattery said she

supported the development standards adjustment for a single building

exceeding 10 units, with this building having design features like articulated

facades that complement neighborhood rhythm. Commissioner Slattery

said she will be in support of the project.

Commissioner Slattery asked for clarification about the alley as access

and what the requirements would be for approval. Todd Frisbie, City Traffic

Engineering, said a traffic impact study was not required for this project

because the number of units falls below the threshold. He said staff

reviewed the application and addressed access concerns by requiring the

alley behind the site, both to the west and south, to be paved to

accommodate additional traffic. Mr. Frisbie said senior housing typically

generates less than half the trips of standard multifamily developments and

given the low-trip generation and planned alley improvements, the

anticipated traffic impact can be managed effectively.

Commissioner Slattery asked if there are dimensional standards for alleys.

Mr. Frisbie said they have asked for construction drawings for on and

off-site improvements, and they have to meet their criteria for alley width

and for traffic control devices. He said the alleys should be upgraded to

their standards and manual.

Vice Chair Hensler asked if the requirement is to pave the alley, would that

be what is adjacent to the property or the entire alley. Mr. Frisbie said it

would have to be the whole width, from property to property, and length of

the alley from Madison to Jefferson Streets.

Commissioner Cecil asked if the alley is only 12 feet, as mentioned by a

member of the public, how the additional eight feet would be granted. Ms.

Odom said there is already 20 feet right of way along the alley on the west

side and additional dedication is not required, only physical improvements.

She said existing fences and outbuildings along the alley are old, and if

necessary, the project has sufficient space to accommodate encroachment

for the required width. Ms. Odom said, regarding the southern alley, the

Alta survey confirms it as public right-of-way, and the design assumes

public access.

Commissioner Cecil said she has usually seen buildings having a collector

street as an entrance, not an alley, and asked what the reason behind it

was. Mr. Frisbie said the decision is based on the use for senior housing,

which generates significantly lower traffic compared to traditional

multifamily developments. He said daily trip generation for this project falls

well within acceptable thresholds for alley access. He said if the

development were a standard multifamily project, staff would have

recommended additional access from Weber Street to reduce alley

impacts.

Vice Chair Hensler said the multifamily to the north has some head-in

street parking off of Weber and asked if that was a special condition. Mr.

Frisbie said that is not something that would be allowed today, that is a

legacy project built like that.

Chair Casey said that probably overall traffic generation would be lower for

senior housing, but emergency service calls might increase and asked if

this factor was considered. Mr. Frisbie said the traffic analysis focused

strictly on vehicle trip generation and transportation impacts, not

emergency service access, that falls under the fire department’s purview.

Based on his experience, he noted that emergency services typically adapt

and access the site as needed, potentially using pedestrian access on

Weber Street for direct entry rather than using the alley.

Commissioner Cecil said in the conceptual site plans nose-in parking is

shown and asked if they were doing that. The development team said no.

Chair Casey asked if the developer is responsible for the relocation of the

utility’s poles shown in the pictures submitted by Mr. Harrison. Ms. Odom

said the team has not seen the pictures; however, the team thinks they refer

to the ones that served the old building and will not be needed anymore.

Vice Chair Hensler asked what the thought on the site layout was, having

the entrance through the alleys. Ms. Odom said the building was

intentionally placed closer to the street to mimic the historic development

pattern, where primary vehicular access typically occurs via alleys rather

than streets. She said this layout enhances the neighborhood by

maintaining street presence and architectural interest, rather than exposing

a large parking lot to public view. She said design leverages right-of-way

widths to maximize distance from existing homes. Ms. Odom said Madison

Street is narrow and has stop-controlled intersections, which will likely deter

traffic. She said most vehicles will use the southern alley and Weber Street.

She said the project will generate low traffic overall, with many trips

consolidated through Silver Key’s shuttle service, reducing individual

vehicle trips and improving safety.

Ms. Vachon Bell said the average age of residents at Silver Key’s South

Murray apartments is 67, meaning most are retired and travel during

off-peak times. She said the pedestrian-focused design of the proposed

site, which includes a direct walkway from the community area to a nearby

bus stop, encourages transit use and indoor waiting during extreme

weather. She said, in addition to public transit, Silver Key offers shuttle

services to reduce individual trips. Ms. Vachon Bell said the project’s goal

is to support aging in place, allowing residents to remain in the community

as they grow older and eventually stop driving, which further reduces

vehicle demand and prioritizes walkability and access to nearby amenities.

Mr. DeaBueno said Silver Key has a long-term commitment to the

community, citing the Hancock property where original residents have aged

in place and now live into their 80s and 90s. He said Silver Key continues

to provide shuttle services and support at that location, demonstrating a

similar 40-year commitment. Mr. DeaBueno said Silver Key offers services

like nutrition and transportation, that help reduce strain on the healthcare

system by keeping seniors healthy and independent. He said at the

Hancock property, the average resident age is now 79, illustrating the

organization’s success in supporting aging in place.

Commissioner Robbins said he was also thinking it would be a good idea

to flip the building to address alley concerns. Commissioner Robbins said,

while flipping the building could expose parking to public view,

incorporating garden space and landscaping could mitigate this issue and

improve traffic flow for vehicles and pedestrians, especially near the

hospital. Commissioner Robbins said adding an apron on Weber Street

would also enhance emergency access. Commissioner Robbins said he

used to deliver Meals on Wheels for vulnerable residents. Commissioner

Robbins said this is a much-needed project but there should be

collaboration to implement changes for the planned 49 units,

acknowledging that some parking exposure may be unavoidable.

Commissioner Case asked if an Alta survey had been conducted for the

alleyway to identify affected property owners to be sure that the 20-foot

right-of-way does not pose property conflicts, in case utility poles, garages,

or other structures might need to be moved. Ms. Odom said they have not

field-verified the alleys, but if some encroachments are needed, they

certainly have the room to accommodate them.

Commissioner Case commended the development team for their efforts,

the improvements to come, and finding the right site.

Chair Casey asked if Fire Department has reviewed the application since

they are not listed in the staff report and if they provided any comments. Mr.

Gray said they did review it and did not have any comments on the

conditional use, but they will on the development plan.

Chair Casey asked if there were any limitations to the units for other

permitted uses. Mr. Gray said the limitation only applies to multifamily, any

other type of project would not have the restriction.

Chair Casey asked if there are any timeline or funding constraints

associated with the project. Ms. Vachon Bell said the project’s primary

financing will come from low-income housing tax credits provided by the

Colorado Housing and Finance Authority, covering approximately 70% of

the required equity. She said the application cycle for a project of this size

occurs annually, with the current deadline on February 2, 2026, zoning

approval is required to apply, and awards will be announced by May 2026.

She said if approved, the team must secure permits, finalize financing, and

begin construction by June 2027. Ms. Vachon Bell said the construction

timeline is estimated at 14 months, with the goal of moving low-income

seniors into the facility by August 2028.

Chair Casey asked if bringing the development plan for approval before

the Commission would significantly delay their project. Ms. Vachon Bell

said it is more of a risk than a timing issue, since the application to the

Colorado Housing and Finance Authority is very competitive, where one in

three projects will be awarded. She said showing them that it is an

administrative review, it provides strength to the process. Ms. Vachon Bell

said they will present the exact conceptual plan shown today to CHFA, and

no material changes can be made after submission or award of tax credits,

meaning the number of units will remain at 49, AMI levels will stay the same

or lower, and parking spaces cannot be reduced. Ms. Odom said the

application included detailed materials, such as the site plan and

elevations, exceeding typical requirements. She said if the final

development plan deviates significantly from what was submitted, staff

could refer it back to the Planning Commission; otherwise, compliance

would result in a standard review.

Commissioner Cecil said she supports the applications given that they

meet the criteria, and she does not see anything that could cause future

issues with capacity. Commissioner Cecil cited specific sections of the

UDC that the project clearly complies with.

Chair Casey said he is also in favor of both applications and concurs with

Commissioner Cecil’s comments. Chair Casey said this is a needed

project, very well located close to hospitals and transportation. Chair Casey

said the traffic issues can be addressed with the development plan, where

there would be another public process that members of the public can

participate in.

Vice Chair Hensler said she concurs with everything that has been said

and this is a great project.

Motion by Commissioner Slattery, seconded by Vice Chair Hensler, to

approve the Conditional Use to allow a Multi-Family Dwelling use in

the OR (Office Residential) zone district located at 2126 North Weber

Street, based upon the findings that the request complies with the

criteria for Conditional Use as set forth in Unified Development Code

Section 7.5.601.C.2. with the following condition:

1. The site and building design of the Development Plan shall be

compatible with the Site Plan Concept and Building Elevation

Concept as provided with the application. This includes, at minimum,

building orientation to both Weber Street and Madison Street,

architectural articulation, use of more than three (3) exterior building

materials, 80 percent of the off-street parking spaces located behind

the building, and paving the alley between Madison Street and

Jefferson Street.

The motion passed by a vote of 8-0-0-1.

8 -

Aye:

Vice Chair Hensler, Commissioner Cecil, Commissioner Slattery,

Commissioner Robbins, Chair Casey, Commissioner Clements,

Commissioner Gigiano and Case

1 - Commissioner Willoughby

Absent:

8.B.

DVSA-25-00 A Development Standards Adjustment to City Unified Development

Code Section 7.3.301.A to allow a 49-unit, Multi-Family Dwelling

when the use is limited to no more than ten (10) units in a single

structure, and the compensating benefit being affordable housing,

located at 2126 North Weber Street.

(Quasi-Judicial)

Located in Council District 5

Presenter:

William Gray, Senior Planner, City Planning Department

Kevin Walker, Planning Director, City Planning Department

Attachments: 7.5.525 DEVELOPMENT STANDARDS ADJUSTMENT

Motion by Commissioner Slattery, seconded by Vice Chair Hensler, to

approve the Development Standards Adjustment to City Code

Section 7.3.301.A to allow a 49-unit, Multi-Family Dwelling when the

use is limited to no more than ten (10) units in a single structure, and

the compensating benefit being affordable housing, located at 2126

North Weber Street, based upon the findings that the request

complies with the criteria for a Development Standards Adjustment as

set forth in City Code Section 7.5.525.E. with the following conditions:

1. A Deed Restriction or Land Use Restriction Agreement is provided

prior to or with any future building permit for the proposed

multi-family structure.

2. The site and building design of the Development Plan shall be

compatible with the Site Plan Concept and Building Elevation

Concept as provided with the application. This includes, at minimum,

building orientation to both Weber Street and Madison Street,

architectural articulation, use of more than three (3) exterior building

materials, 80 percent of the off-street parking spaces located behind

the building, and paving the alley between Madison Street and

Jefferson Street.

The motion passed by a vote of 8-0-0-1.

8 -

Aye:

Vice Chair Hensler, Commissioner Cecil, Commissioner Slattery,

Commissioner Robbins, Chair Casey, Commissioner Clements,

Commissioner Gigiano and Case

1 - Commissioner Willoughby

Absent:

Southeast Strong Neighborhood Plan

8.C.

NPLN-25-00 The Southeast Strong Neighborhood Plan, the first neighborhood and

community planning project proposed under the PlanCOS key initiative

for a Neighborhood Planning Program.

(Legislative)

Council District 4

Presenter:

Page Saulsbury, Comprehensive Planner II, City Planning Department

Kevin Walker, Planning Director, City Planning Department

Attachments:

Draft Resolution_Southeast Strong Neighborhood Plan

Exhibit A - Southeast Strong Neighborhood Plan 1_14_2026

CPC Staff Report Southeast Strong Neighborhood Plan 1_14_2026

Southeast Strong Neighborhood Plan CPC Presentation 1_14_2026

Presentation Southeast Strong Neighborhood Plan CC WS

2_23_2026

Commissioner Willoughby joined the meeting.

Page Saulsbury, Planner II, presented the plan and the community strategy

that promotes infrastructure, transit and walkability, safety, economic

development and job growth, and redevelopment. The Community Strategy

highlights cultural assets, community hubs and community partnerships,

and food and healthcare access. The plan includes different

neighborhoods located at the southeast of Colorado Springs. Ms.

Saulsbury said there has been about five years of work to bring this plan

forward and will come before City Council approximately in March 2026 to

get adopted. She said Planning’s purpose is to provide an advisory guide

for efficient use of public and community-based resources, help smart

growth principles, support livability in alignment with PlanCOS and the

City’s Strategic Plan. Ms. Saulsbury said there has been significant private

and City investment, and a big economic impact of Peak Innovation Park;

and several agencies and departments have contributed to provide the

investments information for the Plan. She said the next steps will be

progress and measures report, and they will have a similar indicator to

PlanCOS. The Plan meets the review criteria and aligns with PlanCOS.

Public Comments

Heather McBroom, Executive Director, The Thrive Network, said Southeast

Colorado Springs needs a resident-led city plan to address unique

challenges often missed by top-down approaches, such as aging

infrastructure, unsafe streets, and limited access to jobs and services. She

said meaningful community input ensures smarter investments, prevents

displacement, and builds trust. Ms. McBroom said the Southeast Strong

Community Plan embodies this vision by prioritizing economic mobility,

workforce readiness, small business growth, and neighborhood-based

investments, creating conditions for long-term, sustainable impact.

Joyce Salazar, Executive Director of Resilient, Inspired, Strong, Engaged

(RISE) Southeast, said her organization’s mission is to enhance Southeast

Colorado Springs through resident-led change, envisioning a vibrant,

connected community with opportunities for all. She said she is excited

about the Southeast Strong Plan, noting it reflects over a decade of

grassroots work and collaboration with city departments, public health,

foundations, and developers. Ms. Salazar said the plan is significant

because it unites past efforts with future goals, demonstrating the city’s

commitment to valuing residents and addressing local challenges through

collective action.

Commissioners’ Questions and Comments

Commissioner Cecil thanked staff, especially Ms. Saulsbury and the

community, for the hours that have been invested in this plan.

Commissioner Cecil said she did her Christmas shopping in the southeast

to get to know the area better.

Commissioner Cecil asked about the five-year refresh plan. Ms. Saulsbury

said they would be doing updates approximately every five years to

establish goals that have been accomplished and developments that have

happened during that time, such as commercial and traffic changes to the

southeast, and the addition of affordable housing.

Chair Casey asked if these updates would align with PlanCOS and

AnnexCOS. Ms. Saulsbury said yes.

Vice Chair Hensler said the amount of work put into the plan is

tremendous, setting a very high bar for future plans. Vice Chair Hensler

said it is a beautiful plan to look through, it is colorful, vibrant and

informative, reflective of the southeast; and specially, it is actionable.

Commissioner Case commended the team for the effort and said he looks

forward to all the success stories.

Commissioner Slattery said she echoes other Commissioners’ comments

of this being a great work, having voices together that elevate in an

authentic and tangible way.

Commissioner Robbins said he agrees with the previous comments, and

he finds this plan amazing to read.

Chair Casey said he concurs with all Commissioners about the plan being

very well done, very comprehensive and a great product for all

stakeholders.

Motion by Commissioner Slattery, seconded by Vice Chair Hensler, to

recommend approval to City Council the Southeast Strong

Neighborhood Plan prepared by the City and at the direction of PlanCOS.

The motion passed unanimously.

9 -

Aye:

Vice Chair Hensler, Commissioner Cecil, Commissioner Slattery,

Commissioner Robbins, Chair Casey, Commissioner Clements,

Commissioner Gigiano, Commissioner Willoughby and Case

9. Presentations

10. Adjourn