City Hall  
107 N. Nevada Avenue  
Colorado Springs, CO  
80903  
City of Colorado Springs  
Meeting Minutes  
Council Work Session  
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Monday, March 24, 2025  
9:00 AM  
Council Chambers  
How to Watch the Meeting  
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Estimated agenda item times are provided for planning purposes and do not constitute  
notice of a specific time for any item. Items may take more or less time than estimated.  
City Council may amend the order of items.  
1. Call to Order and Roll Call  
Councilmember O’Malley arrived at approximately 9:50 AM.  
8 - Councilmember Yolanda Avila, President Pro Tem Lynette Crow-Iverson,  
Councilmember Dave Donelson, President Randy Helms, Councilmember Nancy  
Henjum, Councilmember David Leinweber, Councilmember Mike O'Malley, and  
Councilmember Michelle Talarico  
Present  
1 - Councilmember Brian Risley  
Excused  
2. Changes to Agenda  
There were no Changes to Agenda.  
3. Regular Meeting Comments  
President Helms requested Agenda item 4B.C. be removed from the  
March 25, 2025 City Council meeting Consent Calendar.  
4. Review of Previous Meeting Minutes  
25-158  
City Council Work Session Meeting Minutes March 10, 2025  
4.A.  
Presenter:  
Sarah B. Johnson, City Clerk  
Attachments:  
3-10-25 City Council Work Session Meeting Minutes Final  
The minutes of the March 10, 2025 Work Session were approved by  
Consensus of City Council.  
5. Presentations for General Information  
25-123  
Suicide Prevention Collaborative of El Paso County  
5.A.  
Presenter:  
Cassandra Walton, Executive Director, Pikes Peak Suicide Prevention  
Ollie Smith, Communications and Advocacy Director, Inside Out  
Youth Services  
Ollie Smith, Communications and Advocacy Director, Inside Out Youth  
Services, and Cassandra Walton, Executive Director, Pikes Peak  
Suicide Prevention (PPSPP) presented an overview of The Suicide  
Prevention Collaborative of El Paso County and safer messaging  
methods for suicide prevention.  
President Helms stated City Councilmember strive to respond to citizens  
in a sophisticated and compassionate way.  
Several Councilmembers spoke about the importance of finding a  
strategy for preventing suicide for all members of the community.  
6. Staff and Appointee Reports  
25-157  
Agenda Planner Review  
6.A.  
Presenter:  
Sarah B. Johnson, City Clerk  
Attachments:  
Agenda Planner Review 3-24-25  
There were no comments on this item.  
7. Items for Introduction  
25-125  
A Resolution approving an Economic Development Agreement  
between the City Of Colorado Springs and Project Kokua  
7.A.  
Presenter:  
Jessie Kimber, Economic Development Officer  
Shawna Lippert, Economic Development Manager  
Attachments:  
RES_ProjectKokua_2025  
EDA Project Kokua - DRAFT 02-28-2025 SL  
Project Kokua EDA Presentation_Work Session  
Signed Resolution No. 46-25.pdf  
Shawna Lippert, Economic Development Manager, presented the  
Resolution approving an Economic Development Agreement (EDA)  
between the City and Project Kokua. She provided an overview of  
Project Kokua, proposed EDA, EDA requirements, four-year and  
ten-year expansion, economic impact, fiscal impact, and incentives. Ms.  
Lippert went over the financial safeguards and staff recommendation.  
There were no comments on this item.  
25-160  
An ordinance excluding certain property from the boundaries of the  
Gold Hill North Business Improvement District  
7.B.  
(Legislative)  
Presenter:  
Kevin Walker, Director, City Planning Department  
Attachments:  
Letter to the City re Corrected Ordinance, 2025-02-20  
2025 Draft Ordinance for Exclusion, City of Colorado Springs  
22-062-BID EXC 4  
22-062-BID MD2 EXC 5  
22-062-BID EXC 6  
Petition for Exclusion of Property  
Staff PowerPoint Gold Hill BID Exclusion_2025  
Affidavit of Publication - Gold Hill North BID Exclusion  
Kevin Walker, Director, City Planning Department, presented the  
Ordinance excluding certain property into the boundaries of the Gold Hill  
North Business Improvement District (BID). He provided an overview of  
the background, summary of exclusions, proposed exclusions, and staff  
recommendation.  
Councilmember Donelson asked if the applicant knew about this  
inclusion prior to a week ago. Mr. Walker stated they were not aware  
when they excluded property last fall and made the application  
approximately three weeks ago.  
Councilmember Leinweber, Councilmember Donelson, and  
Councilmember Henjum asked if the surrounding ninety acres are zoned  
the same as these 1,700 feet of property. Mr. Walker confirmed it is, and  
this exclusion is due to mistakes by the applicant’s surveyor.  
25-150  
A Resolution of the City Council of the City of Colorado Springs,  
Colorado Approving the Issuance of a Limited Tax General Obligation  
Bond by First and Main Business Improvement District in an Amount  
not to Exceed $3,294,184.00  
7.C.  
Presenter:  
Allison Stocker, Senior Planner, Planning Department  
Kevin Walker, Director, Planning Department  
Attachments:  
BondIssFirst&Main-RES-2025-03-07  
BID_District_Map  
First and Main BID Draft GC Opinion Letter  
First and Main BID No 1 - Bond Resolution  
FMBID1 Bond Counsel Opinion Letter 2025  
LT_GO_Fairness_Letter_by_RBC  
Petitioner_Bond_Cover_Letter  
Preliminary_Cashflows_2025_thru_2055  
Public_Improvement_Cost_Estimate  
2025_FirstMain_BID_V3_OperatingPlan  
Staff_First&Main_Presentation_WS  
Staff_First&Main_Presentation_CC  
Signed Resolution No. 47-25.pdf  
Allison Stocker, Senior Planner, Planning Department, presented the  
Resolution approving the issuance of a Limited Tax General Obligation  
Bonds by First and Main Business Improvement District (BID) in an  
amount not to exceed $3,294,184.00. She provided an overview of the  
background of the BID, district location, bond history, public  
improvements, and next steps.  
Councilmember Henjum requested additional information regarding the  
public improvements. Ms. Stocker explained that the projects listed are  
both private and public improvements.  
25-151  
A Resolution of the City Council of the City of Colorado Springs,  
Colorado, Approving the Issuance of Limited Tax General Obligation  
Bonds by First and Main Business Improvement District No. 2 in an  
Amount not to Exceed $1,484,000.  
7.D.  
Presenter:  
Allison, Senior Planner, Planning Department  
Kevin Walker, Director, Planning Department  
Attachments:  
BondIssuanceFirstMain-RES-2025-03-07  
2025 Bond Resolution - First and Main BID 2  
2025 First and Main BID NO. 2 Bond Counsel Opinion  
2025_Firs Mai_BID_No. 2_V3_OperatingPlan  
District Map  
First and Main BID No 2_Preliminary_Cash Flows  
First and Main BID NO. 2 GC Opinion  
LT_GO_Fairness_Letter_by_RBC  
Petitioner_Bond_CoverLetter_to_City  
Public Improvements List  
Staff_First&Main_2_Presentation_WS  
Allison Stocker, Senior Planner, Planning Department, presented the  
Resolutions approving the issuance of a Limited Tax General Obligation  
Bonds by First and Main Business Improvement District (BID) No. 2 in  
an amount not to exceed $1,484,000. She provided an overview of the  
background of the BID, district location, bond history, public  
improvements, and next steps.  
Councilmember Henjum asked what the legal parameters are for public  
improvements. Kevin Walker, Director, Planning Department, stated the  
BID infrastructure is owned privately, but is open to the public.  
25-093  
A Resolution adopting the City Council’s Annual Report to the Citizens  
for April 1, 2024 to March 31, 2025  
7.E.  
Presenter:  
Emily Evans, City Council Administrator  
Alex Ryden, City Council Senior Public Communications Specialist  
Attachments:  
Annual Report Resolution  
City Council-2025 Annual Report_DIGITAL  
Signed Resolution No. 50-25.pdf  
Alex Ryden, City Council Communications Specialist, gave a brief  
background and the process for creating the City Council annual report  
to the Citizens for April 1, 2024 to March 31, 2025. He identified some of  
the highlights for the report which included the year in review, outgoing  
Councilmembers, Strategic Plan update, City Budget overview, City  
Council/Mayor collaborations, community events, noteworthy items,  
update of the boards/commissions/committees, Colorado Springs  
Utilities (CSU) Board, legislative services, and civic engagement. Mr.  
Ryden requested feedback regarding any additions or changes from City  
Council.  
Councilmember Henjum recommended the report include information  
regarding Legislative Servies and how people can sign up to receive the  
“At the Dias” newsletter.  
25-179  
A Resolution authorizing the Use of Possession and/or Eminent  
Domain to acquire real property, permanent easements and  
temporary easements using PPRTA funds for the Marksheffel Road -  
North Carefree to Dublin Project.  
7.F.  
Presenter:  
Gayle Sturdivant, PE, PMP, City Engineer/Deputy Public Works  
Director  
Kellie Billingsley, Real Estate Services Manager  
Attachments:  
1_Stetson Hills - Location Map  
2_Stetson Hills - Resolution  
3_Resolution - Exhibit A  
4_Stetson Hills - Presentation  
Signed Resolution No. 48-25.pdf  
Gayle Sturdivant, City Engineer/Deputy Public Works Director,  
presented the Resolution authorizing the Use of Possession and/or  
Eminent Domain to acquire real property, permanent easements, and  
temporary easements using PPRTA funds for the Marksheffel Road -  
North Carefree to Dublin Project. She provided an overview of the  
location map, property need, negotiation history, and Procedure Manual  
information.  
Councilmember O’Malley stated City staff, and the contractor have done  
amazing work on this project.  
Councilmember Leinweber asked if the City is acquiring the entire  
property. Ms. Sturdivant explained they are not; the properties being  
acquired only total approximately 9,000 square feet.  
25-182  
Certification of Sufficiency for Petition REF 2025-002  
7.G.  
Presenter:  
Sarah B. Johnson, City Clerk  
Attachments:  
Statement of sufficiency REF 2025-002.pdf  
Sarah B. Johnson, City Clerk, presented the Certification of Sufficiency  
for Petition Referendum REF 2025-002, which was provided to City  
Council and noticed as a final determination of sufficiency pursuant to  
City Charter on March 21, 2025. She stated that on February 26, 2025,  
the Petitioner’s Committee submitted 31,817 petition signatures  
regarding the Karman Line Annexation, and of those, 18,863 signatures  
have been verified sufficient, which is 1,217 over the minimum number  
required. Ms. Johnson stated pursuant to City Charter, City Council will  
reconsider Ordinance 25-16 at the April 8, 2025 City Council meeting,  
and repeal said ordinance or hold a Special Election within ninety days  
of March 21, 2025, and they are currently in the fifteen-day protest  
period.  
President Helms asked what would occur if there was a protest filed. Ms.  
Johnson stated they would need to halt the ninety-day period and hold a  
protest hearing with a Hearing Officer.  
Trevor Gloss, Attorney, City Attorney’s Office, clarified that the two  
options before City Council are to repeal Ordinance 25-16 or hold a  
Special Election.  
Councilmember Donelson asked if someone could protest the verified  
signatures as a whole or would they need to identify the specific  
signatures being protested. Ms. Johnson stated the City Code and City  
Charter requires they be identified individually and since there were  
1,217 signatures over the minimum requirement, there would need to be  
1,218 signatures protested to cause the petition to be declared  
insufficient.  
Councilmember Donelson stated he read in the Gazette that there was a  
potential concern that the signature gatherers (circulators) were not  
telling people exactly what the petition was about and asked if just the  
validity of the names, signatures, and addresses were verified by the  
City Clerk's Office and not what the circulators were telling signers. Ms.  
Johnson confirmed the City Clerk's Office verified the names, signatures  
and addresses, not what was said by the circulators.  
President Helms asked if legal action would affect City Council hearing  
this item on April 8, 2025. Mr. Gloss stated he is not aware of any legal  
action pending which would cause a delay.  
President Helms asked if it will be a public hearing with citizen comment  
at the April 8, 2024 City Council meeting. Mr. Gloss stated the City  
Charter does not identify that it must be a public hearing.  
Councilmember O’Malley asked how much a Special Election will cost  
and when it would need to be held. Ms. Johnson stated it would cost  
approximately $450,000 to $500,000 and her recommendation would be  
June 17, 2025, which is the last Tuesday within the ninety-day period.  
Councilmember Henjum stated she will not be in attendance at the April  
8, 2024 City Council meeting due to her daughter having surgery on that  
day, but would try to call in if possible.  
President Helms asked if this item is Legislative or Quasi-Judicial. Mr.  
Gloss stated it is purely legislative.  
CODE-24-00 An Ordinance amending Chapter 7 (Unified Development Code  
7.H.  
06  
(UDC)) of the Code of the City of Colorado Springs 2001, as  
amended, as related to accessory dwelling units.  
(Legislative)  
Related Files: CODE-24-0006  
Located in All Council District  
Presenter:  
Daniel Sexton, DRE Planning Manager, Planning Department  
Kevin Walker, Director, Planning Department  
Attachments:  
UDC-Accessory Dwelling Units Ord - 3.25.2025 - Parking WUI-O  
Appeal Owner and Height v3_clean.docx  
ADU Ordinance_CC Work Session_3.24.2025_Staff  
Presentation_Final  
ADU Ordinance - Table of Proposed Changes - 3.24.2025  
Fire Code Appendix K  
Kevin Walker, Director, Planning Department, Planning Department,  
presented the Ordinance amending the Unified Development Code  
(UDC) pertaining to accessory dwelling units (ADU) and provided an  
overview of the amendments requested by City Council.  
President Helms asked if an ADU permit could be appealed. Mr. Walker  
stated a building permit cannot be appealed but an Administrative Relief  
can be.  
President Helms asked if only integrated ADU’s are permitted in the  
Wildland Urban Interface (WUI). Mr. Walker confirmed that if a  
single-family homeowner located in the WUI wanted to add a bedroom  
or garage, that is permitted, but they could not build a separate structure  
and then attach it to the home.  
Councilmember Leinweber asked if structures located in the WUI are  
required to have higher fire-resistant materials used. Chris Cooper,  
Deputy Fire Marshal, Colorado Springs Fire Department (CSFD) stated  
the WUI Fire Code addresses requirements concerning fuels, mitigation,  
and structure hardening.  
Councilmember Leinweber stated he believes that ADU’s in the WUI are  
more fire safe than the scrub oak currently located there.  
Councilmember Henjum requested additional information regarding  
properties which are within a historic overlay. Mr. Walker stated those  
properties would require a review by the Historic Preservation Board.  
Councilmember Henjum asked if someone could request a variance  
regarding the building height limit. Mr. Walker confirmed they could.  
Councilmember Henjum requested additional information regarding  
when appeals would be allowed. Mr. Walker stated if an Administrative  
Relief or a variance is requested, it would be subject to an appeal  
process.  
Councilmember Henjum asked if the proposed Ordinance would require  
the person applying for an ADU permit to occupy the main residence.  
Mr. Walker confirmed it does. Councilmember Henjum asked if they  
anticipate that requirement will impact the number of ADUs. Mr. Walker  
stated he does not believe it will have a substantive impact on the  
number of ADUs because they have not seen very many investor-owned  
or scrape-offs ADUs.  
Councilmember Donelson stated they have not experienced  
investor-owned or scrape-offs because detached ADUs are currently not  
permitted on R1 zoned properties and asked how many lots are zoned  
R1. Mr. Walker stated approximately 130,000 but at least have of those  
are zoned Planned Unit Development (PUD), Planned Development  
Zone (PDZ), or some other designation which already allow detached  
ADUs.  
Councilmember Donelson stated he is concerned about ADUs being  
built in neighborhoods with sloping lots which would impact views with  
no opportunity for an appeal, the owner selling their property to a  
developer shortly after building an ADU, the Wildfire Resiliency Zone  
being a separate zone than the WUI, increased traffic in the WUI, and  
increased cost of insurance for structures within the WUI.  
Councilmember Donelson asked how much the cost increase will be for  
an ADU located in the WUI. Deputy Fire Marshal Cooper stated  
approximately two percent.  
Councilmember Donelson asked if a basement unit can be rented out.  
Mr. Walker stated there are some zones which allow that.  
Councilmember Donelson asked how ADUs will impact utilities. Todd  
Sturdivant, Customer Utilities Connection Manager, Colorado Springs  
Utilities (CSU) stated their infrastructure can support ADUs because in  
most cases, the size of the ADU has not added much demand to the  
existing service line to the house.  
Councilmember Donelson asked if CSU’s infrastructure is adequate for  
adoption of ADUs in the neighborhoods. Mr. Sturdivant confirmed it is.  
Mr. Walker stated the application process for an ADU requires the  
owner to get a letter from CSU that the infrastructure and connections  
are adequate. Mr. Sturdivant stated if they were not adequate, it would  
be the owner’s responsibility to upgrade it.  
Councilmember O’Malley asked if ADUs will be added primarily to older  
existing structures and not new construction. Mr. Walker confirmed that  
the lot size of newer developments would not be able to accommodate  
an ADU.  
Councilmember O’Malley asked if there needs to be more research  
done regarding the effects ADUs will have on the older utility  
infrastructure. Mr. Sturdivant stated electric is addressed by the Pikes  
Peak Regional Building Department (PPRBD) Code and the engineer’s  
findings will determine whether the flows would require an upgrade.  
Councilmember Henjum asked what the difference is between the  
Wildfire Resiliency Zone and the WUI. Mr. Walker stated currently, there  
is no difference, it is a future destination. Deputy Fire Marshal Cooper  
explained that the state has established a Wildfire Resiliency Board  
which is currently reviewing a state Wildfire Code which uses a different  
designation for wildfire risk than what the City uses locally.  
President Helms asked if there is anticipated to be an explosion of  
ADUs built if this Ordinance is passed. Mr. Walker stated it will not  
because in order to meet City Code requirements, they are expensive to  
build, and they have only seen sixty ADUs built in past five years.  
Councilmember Donelson stated he does not understand why they  
would change City Code regulations on ADUs if it would not make an  
impact on affordable housing availability or change the characteristics of  
neighborhoods especially because it would make a large impact on the  
lives of the individual homeowners which neighbor the properties with  
ADUs.  
Councilmember Leinweber stated he believes this will provide  
opportunities for families to house family members who may need  
assistance with housing.  
Councilmember Leinweber asked what percentage of R1 zoned  
properties would have the option of building an ADU if the proposed  
Ordinance passed. Mr. Walker stated sixty to seventy percent of the lots  
would qualify but there would be slope, vegetation, and access  
considerations which may prohibit the building of an ADU.  
President Helms stated because of the number of changes to the  
original Ordinance, he would like to offer a public hearing to citizens at  
the March 25, 2025 City Council meeting. Consensus of City Council  
agreed to President Helms’ recommendation.  
8. Items Under Study  
There were no Items Under Study.  
9. Councilmember Reports and Open Discussion  
Councilmember Leinweber stated in order to fund the system to monitor  
assault weapons (State Bill 25-003), the state will be taking money from  
the State Parks Pass which will divert funding from trails, parks, and  
outdoor recreation and he feels it is completely inappropriate. He stated  
he met with the Boulder, CO Rescue Mission and the Housing and  
Homeless Coordinator regarding how they have reduced homelessness  
by providing $42 million to the effort.  
President Helms stated he and Councilmember Donelson attended the  
Honor Bell artifact reveal and dedication ceremony on Saturday, March  
22, 2025 which will be tolled at service member’s funerals and will be  
permanently located in the City.  
10. Executive Session  
10A. Open  
There was no Open Executive Session.  
10B. Closed  
25-181  
In accord with City Charter art. III, § 3-60(d) and its incorporated  
Colorado Open Meetings Act, C.R.S. § 24-6-402(4)(b) the City  
Council, in Open Session, is to determine whether it will hold a Closed  
Executive Session. The issue to be discussed involves consultation  
with the City Attorney for the purpose of receiving legal advice  
regarding retention of outside counsel and preservation of  
attorney-client confidentiality.  
10B.A  
.
The President of Council shall poll the City Councilmembers, and,  
upon consent of two-thirds of the members present, may conduct a  
Closed Executive Session. In the event any City Councilmember is  
participating electronically or telephonically in the Closed Executive  
Session, each City Councilmember participating in the Closed  
Executive Session shall affirmatively state for the record that no other  
member of the public not authorized to participate in the Closed  
Executive Session is present or able to hear the matters discussed as  
part of the Closed Executive Session. If consent to the Closed  
Executive Session is not given, the item may be discussed in Open  
Session or withdrawn from consideration.  
Presenter:  
Wynetta Massey, City Attorney  
Attachments:  
25-181 Closed Session memo - 3-18-25  
Ben Bolinger, Corporate Division Chief, Office of the City Attorney,  
stated that in accord with City Charter art. III, § 3-60(d) and its  
incorporated Colorado Open Meetings Act, C.R.S. § 24-6-402(4)(b) and  
(e), the City Council, in Open Session, is to determine whether it will  
hold a Closed Executive Session. The issue to be discussed involves  
consultation with the City Attorney for the purpose of receiving legal  
advice regarding retention of outside counsel and preservation of  
attorney-client confidentiality.  
President Helms polled City Council regarding the desire to proceed with  
an electronic Closed Executive Session. At least two-thirds of City  
Council agreed to proceed in a Closed Executive Session.  
11. Adjourn  
There being no further business to come before City Council, President  
Helms adjourned the meeting at 1:29 PM.  
Sarah B. Johnson, City Clerk