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107 N. Nevada Avenue  
Colorado Springs, CO  
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Meeting Minutes  
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Tuesday, March 11, 2025  
9:00 AM  
Council Chambers  
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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  
9 -  
Present:  
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,  
Councilmember Brian Risley, and Councilmember Michelle Talarico  
Councilmember Leinweber attended the meeting virtually.  
2. Invocation and Pledge of Allegiance  
The Invocation was made by Carrie West from First United Methodist  
Church.  
President Helms led the Pledge of Allegiance.  
3. Changes to Agenda/Postponements  
President Helms requested items 4B.B. and 4B.G. to be removed from the  
Consent Calendar.  
Consensus of Council agreed to these changes on the agenda.  
4. Consent Calendar  
These items will be acted upon as a whole, unless a specific item is called for  
discussion by a Councilmember or a citizen wishing to address the City Council.  
(Any items called up for separate consideration shall be acted upon following the  
Mayor's Business.)  
4A. Second Presentation:  
4B. First Presentation:  
25-147  
4B.A.  
City Council Regular Meeting Minutes February 25, 2025  
Presenter:  
Sarah B. Johnson, City Clerk  
Attachments: 2-25-2025 City Council Meeting Minutes Final  
The Minutes were approved on the Consent Calendar.  
25-098  
4B.C.  
A Resolution approving an Economic Development Agreement between  
the City Of Colorado Springs and Project Chocolate  
Presenter:  
Jessie Kimber, Economic Development Officer  
Shawna Lippert, Economic Development Manager  
Attachments: RES_ProjectChocolate_2025  
EDA Agreement_Project Chocolate_draft  
Project Chocolate EDA Presentation_Work Session  
Signed Resolution No. 30-25.pdf  
This Resolution was adopted on the Consent Calendar.  
25-103  
4B.D.  
An Ordinance Repealing Ordinance No. 24-17 (An Ordinance Setting  
the Salary of the City Council Administrator), and Amending Section 3 of  
Ordinance No. 18-120 (An Ordinance Appointing the City Council  
Administrator and Setting the Salary of the City Council Administrator),  
and Prescribing the Salary of the City Council Administrator.  
Presenter:  
Randy Helms, City Council Administrator  
Attachments: Council Administrator Salary Ordinance 2.2025 4+15.docx  
This Ordinance was approved on first reading on the Consent Calendar.  
25-104  
4B.E.  
An Ordinance repealing Ordinance No. 24-93 and amending Section 3  
of Ordinance No. 14-20 (An Ordinance confirming the Mayor’s  
appointment of the City Attorney and setting the salary of the City  
Attorney), and prescribing the salary of the City Attorney.  
Presenter:  
Myra Romero, Chief Human Resources and Risk Officer  
Attachments: City Attorney 2025 Salary Ordinance 249062.docx  
This Ordinance was approved on first reading on the Consent Calendar.  
25-144  
4B.F.  
A Resolution Authorizing the Acquisition of Real Property and  
Easements from PHA Stores, Inc using PPRTA funds for the PSFB  
North Gate Access and Safety Improvements Project  
Presenter:  
Ryan Phipps, P.E., Engineering Program Manager/Capital Projects  
Kellie Billingsley, Real Estate Services Manager  
Attachments: 02_P04_PHA Stores_Vicintity Map  
03_P04_PHA Stores_Resolution_P&U.docx  
04_P04_PHA Stores_Legal Exhibits  
05_P04_PHA Stores_Presentation  
Signed Resolution No. 31-25.pdf  
This Resolution was adopted on the Consent Calendar.  
Approval of the Consent Agenda  
Motion by Councilmember Talarico, seconded by Councilmember O'Malley,  
that all matters on the Consent Calendar be passed, adopted, and approved  
by unanimous consent of the members present. The motion passed by a vote  
of 9-0-0-0  
9 -  
Aye:  
Avila, Crow-Iverson, Donelson, Helms, Henjum, Leinweber, O'Malley, Risley,  
and Talarico  
5. Recognitions  
25-109  
5.A.  
City Council Appointments to Boards, Commissions, and Committees  
Presenter:  
Randy Helms, Council President and Councilmember District 2  
Attachments: 03112025 Boards Commissions and Committee Appointments  
03112025 El Paso-Teller County 911 Authority Board Appointment  
Packet  
03112025 PPRBD Appointment Packet  
03112025 Stormwater Advisory Committee Appointment Packet  
President Helms presented the City Council Appointments to Boards,  
Commissions, and Committees.  
Motion by Councilmember Henjum, seconded by Councilmember Risley, that the  
City Council Appointments to Boards, Commissions, and Committees be  
approved. The motion passed by a vote of 9-0-0-0  
9 -  
Aye:  
Avila, Crow-Iverson, Donelson, Helms, Henjum, Leinweber, O'Malley, Risley, and  
Talarico  
6. Mayor's Business  
Jamie Fabos, Chief of Staff, stated Mayor Yemi just returned from  
Washington D.C. where he was communicating some of the impacts the  
$481 million received from the Federal government in grant funding has on  
the City and the next graduating class of the Colorado Springs Police  
Academy will bring the City’s police force to over 800 Officers.  
7. Citizen Discussion For Items Not On Today's Agenda  
Citizens Karla Powers, Brooke Graves, and Katherine Czukas, Save  
Rockrimmon Library, spoke about the appointment process of the  
members of the Pikes Peak Library District Board of Trustees.  
Citizen Joseph Morris, owner, MoJoe’s Café, spoke about the importance  
of community.  
Citizen Michael Lowry spoke about the $15,000 development fee to  
Colorado Springs Utilities.  
Citizen Kristy spoke about the euthanasia of her pet goat, Jamison, by the  
Colorado Springs Police Department Animal Law Enforcement.  
Citizen Lawrence Clark spoke against the company, Venue.  
8. Items Called Off Consent Calendar  
25-092  
4B.B.  
An Ordinance Amending Budget Ordinance No. 24-104 (2025 Budget  
Appropriation Ordinance) for a Supplemental Appropriation to the Park  
Land Dedication Ordinance Fund in the Amount of $166,955 to allow the  
Spectrum Loop PLDO fee requirement to be used for construction costs  
associated with the Grey Hawk Neighborhood Park construction.  
Presenter:  
Britt Haley, Director, Parks Recreation and Cultural Services  
Department  
Lonna Thelen, Parks, Recreation and Cultural Services Design and  
Development Manager  
Attachments: Ordinance - PLDO Supplemental Appropriation - Grey Hawk Park  
PLDO supplemental for Grey Hawk - CC work session  
Lonna Thelen, Parks, Recreation and Cultural Services (PRCS) Design,  
and Development Manager, presented the Ordinance for a supplemental  
appropriation to the Park Land Dedication Ordinance (PLDO) Fund in the  
amount of $166,955 to allow the Spectrum Loop PLDO fee requirement to  
be used for construction costs associated with the Grey Hawk  
Neighborhood Park construction and provided an overview of the project  
funding.  
Citizens Carol Beckman and Steve Lenzo spoke in opposition of the use of  
PLDO funding for construction and recommended implementing Park  
Impact Fees for developers.  
Councilmember Henjum read a letter from the Parks Advisory Board sent  
to City Council regarding the future funding of parks. Jamie Fabos, Chief of  
Staff, stated they welcome a continued conversation regarding this item.  
Motion by Councilmember O'Malley, seconded by President Pro Tem  
Crow-Iverson, that the Ordinance to approve a supplemental appropriation from  
the Park Land Dedication Ordinance (PLDO) neighborhood park fund balance in  
the amount of $166,955 for Grey Hawk Neighborhood Park construction be  
approved on first reading. The motion passed by a vote of 9-0-0-0  
9 -  
Aye:  
Avila, Crow-Iverson, Donelson, Helms, Henjum, Leinweber, O'Malley, Risley, and  
Talarico  
25-080  
4B.G.  
A Resolution authorizing the acquisition of real property, permanent  
easements and temporary easements using PPRTA funds for the  
Marksheffel Road - North Carefree to Dublin Project  
Presenter:  
Ryan Phipps, PE, Engineering Program Manager/Capital Projects  
Kellie Billingsley, Real Estate Services Manager  
Attachments: 4_Resolution - Exhibit A  
1_SSS - Location Map  
2_SSS - Resolution  
5_Marksheffel -Stetson_SSS Presentation  
President Helms stated staff has requested to postpone the Resolution  
authorizing the acquisition of real property, permanent easements and  
temporary easements using Pikes Peak Rural Transportation Authority  
(PPRTA) funds for the Marksheffel Road - North Carefree to Dublin Project  
to the March 25, 2025 City Council meeting in order for it to go before the  
Colorado Springs Utilities Board.  
Motion by Councilmember O'Malley, seconded by President Pro Tem  
Crow-Iverson, to postpone the Resolution authorizing purchase of the Property  
needed for the Marksheffel Road - North Carefree to Dublin Project to the March  
25, 2025 City Council meeting. The motion passed by a vote of 9-0-0-0  
9 -  
Aye:  
Avila, Crow-Iverson, Donelson, Helms, Henjum, Leinweber, O'Malley, Risley, and  
Talarico  
9. Utilities Business  
There was no Utilities Business.  
10. Unfinished Business  
There was no Unfinished Business.  
11. New Business  
25-121  
11.A.  
An Ordinance Appointing Natalie Lovell As City Auditor And Prescribing  
Her Duties, Compensation, and Teunure In Office, And Superseding And  
Repealing All Prior Ordinances Inconsistent With The Provisions Of This  
Ordinance  
Presenter:  
Randy Helms, City Council President  
Attachments: City Auditor Ordinance (Lovell) Final.docx  
Signed Ordinance No. 25-31.pdf  
President Helms presented the Ordinance appointing Natalie Lovell as City  
Auditor and prescribing her duties, compensation, and tenure in office.  
HayDen Kane, Chief Municipal Judge, performed the swearing in  
ceremony.  
Ms. Lovell expressed appreciation for the opportunity to serve as City  
Auditor.  
Motion by Councilmember Talarico, seconded by Councilmember O'Malley, that  
this Ordinance be finally passed Proposed Motion: <br />Approve an Ordinance  
Appointing Natalie Lovell As City Auditor And Prescribing Her Duties,  
Compensation, and Teunure In Office, And Superseding And Repealing All Prior  
Ordinances Inconsistent With The Provisions Of This Ordinance. The motion  
passed by a vote of  
9 -  
Aye:  
Avila, Crow-Iverson, Donelson, Helms, Henjum, Leinweber, O'Malley, Risley, and  
Talarico  
11.B. PDZZ-24-000 An Ordinance amending the zoning map of the City of Colorado Springs  
4
pertaining to 16.71 acres located northeast of the South Union Boulevard  
and South Circle Drive intersection from PDZ (Planned Development  
Zone; Single-Family Residential; maximum density of 5.37 dwelling units  
per acre; maximum building height of thirty (30) feet) District to PDZ  
(Planned Development Zone; Residential; maximum density of twelve  
(12) units per acre; maximum building height of thirty (30) feet) District.  
(Quasi-judicial) (1st Reading only to set the public hearing date for March  
25, 2025)  
Presenter:  
Allison Stocker, Planner II, City Planning Department  
Kevin Walker, Planning Director, City Planning Department  
Attachments: ZC_Ordinance_Cottages_at_Spring_Creek  
Exhibit A_LegalDescripton  
Exhibit B_Zone_Change  
Cottages_Spring_Creek_CPC_Staff_Report_Revised_20250213  
Exhibit_2_Land_Use_Plan  
Exhibit_3_Public_Comments  
Exhibit_4_Traffic_Impact_Study  
Exhibit_5_Ordinance_06-09  
Exhibit_6_Project_Statement  
7.5.704 ZONING MAP AMENDMENT (REZONING)  
Staff_Cottages_Spring_Creek_CC_1st_Pressentation_20250214  
Cottages_Spring_Creek_CPC_Staff_Report_20250212  
MeetingMinutes_Cottages at Spring Creek_2025.02.12  
Allison Stocker, Planner II, City Planning Department, presented the first  
reading of the Ordinance amending the zoning map of the City pertaining to  
16.71 acres located northeast of the South Union Boulevard and South  
Circle Drive intersection from PDZ (Planned Development Zone;  
Single-Family Residential; maximum density of 5.37 dwelling units per  
acre; maximum building height of thirty feet) District to PDZ (Planned  
Development Zone; Residential; maximum density of twelve units per acre;  
maximum building height of thirty feet) District to set the public hearing date  
for March 25, 2025.  
There were no comments on this item.  
Motion by Councilmember Avila, seconded by Councilmember Henjum, that this  
Ordinance be approved on first reading Proposed Motion: <br />PDZZ-24-0004 -  
Cottages at Spring Creek Zone Change<br />Move to approve an ordinance  
amending 16.75 acres from PDZ (Planned Development Zone; single-family  
residential; with a maximum density of 5.37 units per acre; maximum building  
height of thirty (30) feet) District to PDZ (Planned Development Zone; residential;  
with a maximum density of twelve (12) units per acre; with a maximum building  
height of thirty (30) feet) District for the purpose of providing notice and setting a  
public hearing date for March 25, 2025 to consider the Cottages at Spring Creek  
zone change ordinance. The motion passed by a vote of  
9 -  
Aye:  
Avila, Crow-Iverson, Donelson, Helms, Henjum, Leinweber, O'Malley, Risley, and  
Talarico  
12. Public Hearing  
Southern Colorado Rail Park Addition No. 1 Annexation Estimated Time: 90 minutes  
12.A. ANEX-24-00 A Resolution adopting findings of fact and conclusions of law based  
13RF  
thereon and determining the eligibility for annexation of property known  
as Southern Colorado Rail Park Addition No. 1 Annexation.  
(Legislative)  
Related Files: ANEX-24-0013, PDZZ-24-0005, PDZL-24-0006  
Not currently located within a Council District, however, if approved it  
would be anticipated to be within Council District 3.  
Presenter:  
Gabe Sevigny, Planning Supervisor, City Planning Department  
Attachments: ResFindofFact_ Southern Colorado Rail Park Addition No. 1  
Exhibit A - Signed and Stamped Legal Description  
Exhibit B - SCRP - Annexation Agreement - Final - ready to execute  
EXHIBIT 12A - Planner Affidavit  
BoCC Res No. 24-229.pdf  
Exhibit 12B - Signed Clerk Affidavit  
Exhibit 12C - Surveyor's Affidavit  
Staff Presentation_SCRP Annexation  
022825 CSU Southern Colorado Rail Park City Council (FINAL)  
Applicant Presentation_City Council.pdf  
Signed Resolution No. 32-25.pdf  
Gabe Sevigny, Planning Supervisor, Planning Department, presented the  
Resolutions and Ordinances adopting findings of fact and conclusions of  
law based thereon and determining the eligibility for annexation, annexing  
the area known as Southern Colorado Rail Park Addition No. 1 Annexation  
located south and west of Highway 25 and South Santa Fe intersection,  
adjacent to Fort Carson consisting of 3,107.11 acres, establishing the PDZ  
(Planned Development Zone; Non-Residential; maximum square footage  
of 7,000,000 square feet; maximum building height of 120 feet) District,  
and establishment of the Southern Colorado Rail Park Land Use Plan for  
proposed Civic, Public, Institutional, Commercial, Light and Heavy  
Industrial, Existing Mining Operations, Ballistic, Military, Aerospace, Rail  
Spur, and Streets/Utility Rights-of-Way. He provided an overview of the  
vicinity map, applications, project summary, site plan, timeline of review,  
flagpole annexation, and three-mile buffer. He identified compliance with  
the City Annexation Plan/PlanCOS, fiscal impact analysis (FIA), agency  
review, application review criteria, and optional motions.  
Councilmember Donelson asked how this annexation meets the contiguity  
requirement. Mr. Sevigny stated because Fort Carson is considered public  
land, the property meets the one-sixth contiguity requirement with the City’s  
Southwest boundary.  
Bryan English, Development Projects Manager, Colorado Springs Utilities  
(CSU), went over CSU’s application of City Code 12.4.305.B./12.4.305,  
current water resources, full-buildout water requirements, balanced  
portfolio-planned water supplies, City Code 7.5.701.A.4.-requirements of  
annexation, City Code 7.5.701.A.3.b.-conditions for annexation,  
water/wastewater/natural gas/electric service, annexation cost  
considerations, CSU’s financial risk, and electric generation.  
Councilmember Henjum asked what process will determine the water  
usage for this area. Mr. English stated they will work with the applicant to  
get a better understanding as to what types of users will be in the business  
park and what that impact will be on the projected water demand. Travas  
Deal, Chief Executive Officer, CSU, stated those companies will also go  
through CSU’s economic development contract process.  
Councilmember O’Malley commented that 400 megawatts would take out  
all of CSU’s reserve capacity. Mr. English stated they will collect user data  
and reserve capacity limits to evaluate the supplemental generation of  
energy needed to successfully serve the customer.  
Carson Bise, president, TischlerBise, representing the applicant, provided  
a brief overview of TischlerBise, fiscal impact versus economic impact  
analysis, the process, development program, methodology, major  
assumptions, cumulative fiscal results: combined funds, average annual  
fiscal results, and summary of findings.  
Councilmember Henjum asked what capital expenditures would be to the  
City. Mr. Bise stated police vehicles, a temporary fire station, a full fire  
station, staffing, fire vehicles/equipment, and road maintenance.  
Councilmember Avila asked where the projected 7,700 employees will live.  
Mr. Bise provided an overview of the anticipated salaries for those  
employees.  
Councilmember Henjum requested additional information regarding the  
marginal cost approach. Mr. Bise stated for the Fire operating and capital  
cost, it is dividing the budget by population based on location intensity of  
development and capacity in the infrastructure system.  
Andrea Barlow, NES, representing the applicant, identified the project  
team, site location, site context, history of the public/private partnership,  
project status, Planned Development Zone (PDZ) zoning, Land Use Plan,  
and Phasing Plan.  
Councilmember Henjum asked when the environmental impact studies be  
addressed. Ms. Barlow stated the primary environmental considerations  
relate to the creek, floodplain, and they will address those when they come  
forward with specific plans for those areas.  
Steve Mulliken, NES, representing the applicant, went over the creation of  
jobs/careers, mega-site for manufacturing, specialized training, opportunity  
to support Fort Carson, and the support of Senator Michael F. Bennet and  
Senator John Hickenlooper.  
Tatiana Bailey, Executive Director, Data-Driven Economic Strategies,  
representing the applicant, provided an overview of the Gross Domestic  
Product (GDP) attributable to manufacturing, percent change in number of  
business establishments-2013 to 2023, percent of total employment in  
manufacturing-2023, percentage change in the number of employees in  
manufacturing from 2001 to 2023, number of employees in manufacturing,  
Colorado Springs (MSA), 1990 to 2023, El Paso County average annual  
wages by Sector, 2023, average annual pay, all industries versus  
manufacturing, 2023, 2019 manufacturing multiplier: number of  
indirect/induced jobs for every direct manufacturing job, and manufacturing  
investment concentrated in mountain west.  
Mr. Mulliken identified the City annexation requirements and guidelines.  
Citizens Wayne Williams, Johnna Reeder Kleymeyer, President and Chief  
Executive Officer, Colorado Springs Chamber and EDC, former Mayor  
John Suthers, Nate Springer, former Garrison Commander at Fort Carson,  
Hannah Parsons, Commissioner District 9, Colorado Department of  
Transportation (CDOT), Donna Nelson, Foundation for Pikes Peak State  
College, and Longinos Gonzalez, former El Paso County Commissioner,  
spoke in support of the annexation.  
Citizen Lawrence Clark spoke in opposition of the annexation due to the  
possibility of a black-footed ferret habitat being located there.  
Ms. Kleymeyer stated they evaluated this site through their Site Readiness  
Program last year and it was identified that it is appropriate for industrial  
manufacturing, and it does not impede on any endangered species. Mr.  
Mulliken stated they conducted a feasibility study and a detailed  
environmental and historical evaluation which did not identify any issues.  
Councilmember Henjum asked how the need to build a fire station is  
calculated in regard to manufacturing and response times. Chris Cooper,  
Deputy Fire Marshal, Colorado Springs Fire Department (CSFD) stated  
they generally calculate the need for a fire station based on 365 calls for  
service per year in the area, but manufacturing/industrial poses a unique  
risk which they will have to evaluate what their run load will be due to the  
potential need for a hazardous materials unit.  
Councilmember Henjum asked if the building of a fire station is included in  
the annexation agreement. Deputy Fire Marshal Cooper stated the  
annexation agreement includes a five-acre parcel of land for a fire station  
and the development impact fees would supplement the cost of  
construction.  
Councilmember Henjum stated she supports this annexation, there will be  
another environmental study when the Development Plan comes forward,  
housing will be an ongoing challenge.  
Councilmember Donelson stated he will be supporting this project because  
he has not received any comments from citizens who believe this  
annexation will negatively impact their quality of life, the potential for 7,700  
industrial/light industrial jobs is a benefit to the City, and a second rail exit  
for Fort Carson is a great asset.  
Councilmember Leinweber stated he supports this annexation but  
acknowledges the biggest challenge is the City’s housing shortage.  
Motion by President Pro Tem Crow-Iverson, seconded by Councilmember  
Talarico, that the Resolution adopting findings of fact and conclusions of law  
based thereon and determining the eligibility for annexation of property known  
as Southern Colorado Rail Park Addition No. 1 and approving and Annexation  
Agreement be adopted. The motion passed by a vote of 9-0-0-0  
9 -  
Aye:  
Avila, Crow-Iverson, Donelson, Helms, Henjum, Leinweber, O'Malley, Risley, and  
Talarico  
12.B. ANEX-24-00 An Ordinance annexing the area known as Southern Colorado Rail Park  
13  
Addition No. 1 located south and west of Highway 25 and South Santa  
Fe intersection, adjacent to Fort Carson consisting of 3,107.11 acres.  
(Legislative)  
Related Files: ANEX-24-0013RF, PDZZ-24-0005, PDZL-24-0006  
Not currently located within a Council District, however, if approved it  
would be anticipated to be within Council District 3.  
Presenter:  
Gabe Sevigny, Planning Supervisor, City Planning Department  
Attachments: Ordinance - Annexation Southern Colorado Rail Park Addition No. 1  
Exhibit A - Legal Description and Plat - Final  
DRAFT_Annexation Agreement_V1_PostCAO_1-15-2024.docx  
Staff Report_SCRP  
Attachment 1 - SCRP - Project Statement  
Attachment 2 - SCRP - City Annexations by Decade  
Attachment 3 - SCRP - Enterprise Zone Map  
Attachment 4 - SCRP - Contiguous Boundary Exhibit  
Attachment 5 - SCRP - Annexation Plat - Draft  
Attachment 6 - SCRP - Legal Description - Draft  
Attachment 7 - SCRP - Exhibit A&B - Zone Establishment - Draft  
Attachment 8 - SCRP - Land Use Plan - Draft  
Attachment 9 - SCRP - Vicinity Map  
Southern CO Rail Park EZ Location Letter & Map.pdf  
SCRP - Petition for Annexation.pdf  
COS SCRP Fiscal Impact Analysis  
COS SCRP Appendix_LOS  
7.5.701 ANNEXATION OF LAND  
03212025 CSU Southern Colorado Rail Park City Council (FINAL  
V2).pptx  
Please see comments in Agenda item 12.A.  
Motion by Councilmember Talarico, seconded by Councilmember O'Malley, that  
the Ordinance annexing into the City of Colorado Springs the area known as  
Southern Colorado Rail Park Addition No. 1 consisting of 3,107.11 acres, based  
upon the findings that the annexation complies with the Conditions for  
Annexation Criteria as set forth in City Code Section 7.5.701 be approved on first  
reading. The motion passed by a vote of 9-0-0-0  
9 -  
Aye:  
Avila, Crow-Iverson, Donelson, Helms, Henjum, Leinweber, O'Malley, Risley, and  
Talarico  
12.C. PDZZ-24-000 An Ordinance amending the zoning map of the City of Colorado Springs  
5
relating to 3,107.11 acres located south and west of the Highway 25 and  
South Santa Fe intersection, adjacent to Fort Carson, establishing the  
PDZ (Planned Development Zone; Non-Residential; maximum square  
footage of 7,000,000 square feet; maximum building height of 120 feet)  
District  
(Legislative)  
Related Files: ANEX-24-0013, PDZL-24-0006, ANEX-24-0013RF  
Not currently located within a Council District, however, if approved it  
would be anticipated to be within Council District 3.  
Presenter:  
Gabe Sevigny, Planning Supervisor, City Planning Department  
Attachments: Zoning Ordinance-SCRP  
Exhibit A - Legal Description  
Exhibit B - Map Depiction  
7.5.704 ZONING MAP AMENDMENT (REZONING)  
Please see comments in Agenda item 12.A.  
Motion by Councilmember Talarico, seconded by Councilmember Donelson, that  
the Ordinance establishing 3,107.11 acres as PDZ (Planned Development Zone;  
Non-Residential; maximum square footage of 7,000,000 square feet; maximum  
building height of 120 feet) District, based upon the findings that the request  
complies with the criteria for zone establishment as set forth in City Code Section  
7.5.704 be approved on first reading. The motion passed by a vote of 9-0-0-0  
9 -  
Aye:  
Avila, Crow-Iverson, Donelson, Helms, Henjum, Leinweber, O'Malley, Risley, and  
Talarico  
12.D. PDZL-24-000 Establishment of the Southern Colorado Rail Park Land Use Plan for  
6
proposed Civic, Public, Institutional, Commercial, Light and Heavy  
Industrial, Existing Mining Operations, Ballistic, Military, Aerospace, Rail  
Spur, and Streets/Utility Rights-of-Way consisting of 3,107.11 acres  
located south and west of Highway 25 and South Santa Fe intersection,  
adjacent to Fort Carson.  
(Legislative)  
Presenter:  
Gabe Sevigny, Planning Supervisor, City Planning Department  
Related Files: ANEX-24-0013, PDZZ-24-0005, ANEX-24-0013RF  
Not currently located within a Council District, however, if approved it  
would be anticipated to be within Council District 3.  
Presenter:  
Gabe Sevigny, Planning Supervisor, City Planning Department  
Attachments: SCRP - Land Use Plan  
7.5.514 LAND USE PLAN  
Please see comments in Agenda item 12.A.  
Motion by Councilmember Henjum, seconded by Councilmember Talarico, that  
the establishment of the Southern Colorado Rail Park Land Use Plan for  
proposed Civic, Public, Institutional, Commercial, Light and Heavy Industrial,  
Existing Mining Operations, Ballistic, Military, Aerospace, Rail Spur, and  
Streets/Utility Rights-of-Way consisting of 3,107.11 acres located south and west of  
Highway 25 and South Santa Fe intersection, adjacent to Fort Carson be  
approved. The motion passed by a vote of 9-0-0-0  
9 -  
Aye:  
Avila, Crow-Iverson, Donelson, Helms, Henjum, Leinweber, O'Malley, Risley, and  
Talarico  
Summit View Addition No. 1 Annexation Estimated Time: 90 minutes  
12.E. ANEX-23-00 A Resolution adopting findings of fact and conclusions of law based  
21RF  
thereon and determining the eligibility for the annexation of property  
known as Summit View Addition No. 1 Annexation.  
(Legislative)  
Related Files: ANEX-23-0021, ZONE-23-0035, LUPL-23-0011  
Presenter:  
Chris Sullivan, Senior Planner, City Planning Department  
Kevin Walker, Planning Director, City Planning Department  
Attachments: Resolution Finding of Fact  
Exhibit A_Legal_Plat Combined  
Exhibit B_Annexation Agreement  
Planner Affidavit_12.26.2024  
Surveyor Affidavit_092624_Summit View  
City Clerk Affidavit .pdf  
MeetingMinutes_2024.10.09  
Summit View Addition No. 1 031125 (Final)  
Signed Resolution No. 33-25.pdf  
Chris Sullivan, Senior Planner, City Planning Department, presented the  
Resolutions and Ordinances adopting findings of fact and conclusions of  
law based thereon and determining the eligibility for annexation, annexing  
the area known as Summit View Addition No. 1 Annexation located  
consisting of 32 acres located northeast of Stetson Hills Boulevard and  
Templeton Gap Road., establishing a R-Flex Medium/AP-O (Residential  
Flex Zone Medium with Airport Overlay) zone district and establishment of  
the Summit View Land Use Plan for proposed Single-Family and  
Multi-Family Use. He provided an overview of the vicinity map,  
applications, title, project summary, site plan, timeline of review,  
stakeholder notice, agency review, compliance with the City PlanCOS,  
application review criteria, and optional motions.  
President Helms asked if the concerns the Planning Commission had  
regarding the Land Use Plan had been resolved. Mr. Sullivan confirmed  
they had.  
Bryan English, Development Projects Manager, Colorado Springs Utilities  
(CSU), went over CSU’s application of City Code 12.4.305.B./12.4.305,  
current water resources, full-buildout water requirements, balanced  
portfolio-planned water supplies, City Code 7.5.701.A.4.-requirements of  
annexation, City Code 7.5.701.A.3.b.-conditions for annexation, electric  
service area overlap, water/wastewater/natural gas/electric/fiber  
infrastructure, CSU capital cost estimate, developer capital cost estimate,  
CSU operations and management (O&M) costs at full buildout, and Summit  
View annexation cost summary.  
Nina Ruiz, Senior Executive Consultant, Vertex Consulting, representing  
the applicant, identified the location, proposed development, concurrent  
applications, neighborhood outreach, Planning Commission hearing, and  
revised Land Use Plan.  
Mike Rocha, Principal, SM Rocha, LLC, representing the applicant, went  
over the traffic concerns expressed at the Planning Commission meeting,  
Traffic Impact Study, approval criteria, study area, traffic count data, future  
traffic projections, solutions, benefits, estimated development site trips,  
recommendations, and compliance with the City’s approval criteria.  
Ms. Ruiz provided an overview of annexation requirements, utilities /PUC  
service territory requirements, drainage facilities, reasonable utility cost  
recovery, return on investment (ROI) projections, desirable parkland/open  
space, compliance with PlanCOS, compatibility with adjacent zoning, and  
appropriateness for the purpose of the proposed zone.  
Councilmember Henjum asked if the Homestead Trail will be extended.  
Ms. Ruiz confirmed it will.  
Citizens Lisa Sheldon, Jane Juris, John Martin, Debbie Martin, Corrina  
Medina, Julie Michaud, Peter Michaud, and Mark Rivera spoke in  
opposition to the proposed zone change and Land Use Plan.  
Ms. Ruiz stated the request is for 7.7 dwelling units per acre, all of the  
developments immediately adjacent to the parcel are significantly higher  
than that density with ten dwelling units per acre, there has never been a  
three hundred foot no-build setback requirement for a development by the  
county or the City, A-5 Zoning District only has a twenty-five foot setback  
requirement, they are proposing a no-build of sixty-foot and there is a two  
hundred foot additional transition that is being proposed.  
Councilmember O’Malley stated he is concerned that there is limited fire  
service access for the people that are already living in the community, and  
this development will restrict that access even further. Ms. Ruiz stated the  
Colorado Springs Fire Department (CSFD) reviewed this application and  
identified they would like there to be more access points onto Templeton  
Gap Road so the plan was revised to include three different access points  
onto Templeton Gap Road which gives current residents more options for  
access.  
Councilmember O’Malley asked if there would be a rotary/roundabout  
constructed. Mr. Rocha stated they did not analyze effects of a roundabout  
on Templeton Gap Road, but if there were one added, it would be located  
at the Templeton Gap Road and Corinth Drive intersection.  
Councilmember Donelson asked how many units are anticipated to be  
built. Ms. Ruiz stated the Land Use Plan is limited to 253 units.  
Councilmember Donelson stated he does not see the advantage of three  
access points onto Templeton Gap Road with the increased number of  
vehicles which will be utilizing those access points. Craig Dossey,  
President, Vertex Consulting, representing the applicant, stated if  
something were to happen to the existing condition of a single point of  
access on Appaloosa Drive, there would be no way for emergency  
services to get in or for any of the residents to get out, but with three points  
of access, that issue is alleviated.  
Councilmember Talarico asked if the traffic study took into account the  
nearby apartments which have not opened yet. Mr. Rocha confirmed all  
adjacent development is accounted for in the traffic study with an  
incorporated growth factor.  
Ms. Ruiz stated they have revised their plans many times to accommodate  
the adjacent landowners’ concerns/opinions, they are sympathetic that the  
neighbors’ original rural area is being shrunk by surrounding development,  
however the City must be responsible for growth and developing enclaves.  
Mr. Sullivan read a statement from the City Traffic Engineer that the  
required improvements would be documented in the traffic  
study/annexation agreement, Templeton Gap is built to its ultimate width,  
and there is already anticipated to be an interchange added at Dublin  
Boulevard and Powers Boulevard.  
Councilmember Donelson asked if Land Use Plan binds the applicant to  
what would be permitted in the Development Plan. Mr. Sullivan confirmed  
the Development Plan would be subject to comply with anything on the  
Land Use Plan as well as the requirements of Zoning Code.  
Councilmember Donelson asked how many units per acre are authorized  
in R-1 6 Zoning. Mr. Sullivan stated five units per acre.  
Councilmember Donelson asked if there are any 300-foot setbacks in the  
County. Mr. Sullivan stated he cannot speak for the County, but in his  
career as a Planner, he has never applied a 300-foot setback.  
Councilmember Donelson asked if there was discussion at the Planning  
Commission meeting regarding stormwater issues in regard to the dirt  
road and the hill. Mr. Sullivan stated there was public comment, but not  
much in the way of discussion. Councilmember Donelson asked if the  
concerns have been addressed. Mr. Sullivan stated the drainage report  
was submitted, then reviewed, and approved by Stormwater Enterprise.  
Councilmember Talarico asked if the church which will need to be moved  
has been involved with this project. Mr. Sullivan confirmed they are one of  
the petitioners.  
Councilmember Henjum asked how the neighboring residents have  
adapted to the surrounding density which has been built up around them.  
Ms. Michaud stated they did not have an option, but they have been an  
area which has been secluded and the more people who find their road,  
the more issues they have experienced, especially since the County does  
not maintain their road.  
Councilmember O’Malley asked who provides emergency services to the  
neighborhood. Ms. Michaud stated the County.  
Councilmember Avila asked what kind of engagement was held with the  
neighbors. Ms. Ruiz stated they held an open-house style neighborhood  
meeting with booths set up with subject matter experts to answer specific  
questions and made adjustments to the plans based on the comments  
received. Nathan Steele, ROI Property Group, representing the applicant,  
stated they have made many changes based on public input and want to  
build a nice community.  
Councilmember Donelson asked if the annexation and zone change could  
be approved, but the Land Use Plan referred back to the Planning  
Commission. Ben Bolinger, Legislative Counsel, City Attorney’s Office,  
recommended that if the Land Use Plan is not going to be voted on at this  
time, the zone change should not be approved because City Council has  
ninety days to approve the zone change following an annexation.  
Councilmember Donelson stated he is concerned about the problems with  
traffic in the area and the risks associated with the fire evacuation route.  
Motion by Councilmember O'Malley, seconded by Councilmember Risley, that  
the Resolution adopting findings of fact and conclusions of law based thereon  
and determining the eligibility for annexation of property known as Summit View  
Addition No. 1 be adopted. The motion passed by a vote of 9-0-0-0  
9 -  
Aye:  
Avila, Crow-Iverson, Donelson, Helms, Henjum, Leinweber, O'Malley, Risley, and  
Talarico  
12.F. ANEX-23-00 An Ordinance annexing to the City of Colorado Springs that area known  
21  
as Summit View Addition No. 1 Annexation consisting of 32 acres  
located northeast of Stetson Hills Boulevard and Templeton Gap Road.  
(Legislative)  
Related files: ANEX-23-0021RF, ZONE-23-0035, LUPL-23-0011  
Presenter:  
Chris Sullivan, Senior Planner, City Planning Department  
Kevin Walker, Planning Director, City Planning Department  
Attachments: Annexation Post Petition Project Statement  
Vicinity Map_Summit View Addition No. 1  
Exhibit A1_Petition for Annexation_Summit View  
Exhibit A2_Petition for Annexation_Summit View  
ANEX ORD_Summit View Addition No. 1  
Exhibit A_Legal_Plat Combined  
FIA_Updated 011325  
Project Statement  
Land Use Plan UPDATED  
TIA  
EXHIBIT A - Summit View.pdf  
EXHIBIT B - Summit View.pdf  
Staff Report_Summit View Addition No. 1_091724  
7.5.701 ANNEXATION OF LAND  
Please see comments in Agenda item 12.E.  
Motion by Councilmember O'Malley, seconded by Councilmember Risley, that  
the Ordinance annexing into the City of Colorado Springs that area known as  
Summit View Addition No. 1 Annexation consisting of 32 acres located northeast  
of Stetson Hills Boulevard and Templeton Gap Road based upon the findings that  
the annexation complies with the conditions for annexation as set forth in City  
Code Section 7.5.701 be approved on first reading. The motion passed by a vote  
of 9-0-0-0  
9 -  
Aye:  
Avila, Crow-Iverson, Donelson, Helms, Henjum, Leinweber, O'Malley, Risley, and  
Talarico  
12.G. ZONE-23-00  
35  
Attachments: ORD_ZONE ESTABLISHMENT (002).docx  
EXHIBIT A - Summit View.pdf  
EXHIBIT B - Summit View.pdf  
7.5.704 ZONING MAP AMENDMENT (REZONING)  
Please see comments in Agenda item 12.E.  
Motion by Councilmember O'Malley, seconded by Councilmember Risley, that  
the Ordinance establishing 32 acres as a R-Flex Medium/AP-O (Residential Flex  
Medium Scale with Airport Overlay) zone district, based upon the findings that  
the zone establishment request complies with the criteria for granting a zone  
establishment as set forth in City Code Section 7.5.704 be approved on first  
reading. The motion passed by a vote of 8-1-0-0  
8 - Avila, Crow-Iverson, Helms, Henjum, Leinweber, O'Malley, Risley, and Talarico  
1 - Donelson  
Aye:  
No:  
12.H. LUPL-23-001 Establishment of the Summit View Land Use Plan for proposed  
1
Single-Family and Multi-Family Use consisting of 32.76 acres located  
northeast of Stetson Hills Boulevard and Templeton Gap Road.  
(Legislative)  
Related Files: ANEX-23-0021RF, ANEX-23-0021, ZONE-23-0035  
Presenter:  
Chris Sullivan, Senior Planner, City Planning Department  
Kevin Walker, Planning Director, City Planning Department  
Attachments: Land Use Plan  
7.5.514 LAND USE PLAN  
Please see comments in Agenda item 12.E.  
Motion by Councilmember O'Malley, seconded by Councilmember Risley, that  
the Summit View Land Use Plan related to 32.76 acres based upon the findings  
that the request complies with the review criteria for Land Use Plans as set forth  
in City Code Section 7.5.514 be approved. The motion passed by a vote of 8-1-0-0  
8 - Avila, Crow-Iverson, Helms, Henjum, Leinweber, O'Malley, Risley, and Talarico  
1 - Donelson  
Aye:  
No:  
13. New Business Continued  
13.A. CODE-24-00 An Ordinance amending Chapter 7 (Unified Development Code (UDC))  
06  
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 Districts  
Presenter:  
Daniel Sexton, DRE Planning Manager, Planning Department  
Kevin Walker, Director, Planning Department  
Attachments:  
UDC-Accessory Dwelling Units Ord - 3.19.2025 - Parking, Wildfire  
Resiliency Area, Appeal, Owner, and Height v2_clean  
UDC-Accessory Dwelling Units Ord - 3.19.2025 - Parking, Wildfire  
Resiliency Area, Appeal, Owner, and Height v2_redlines  
ADU Ordinance_CC Work Session_3.24.2025_Staff  
Presentation_Final  
ADU Ordinance - Table of Proposed Changes - 3.24.2025  
Fire Code Appendix K  
Daniel Sexton, Development Review Enterprise (DRE) Planning Manager,  
Planning Department, presented the Ordinance amending the Unified  
Development Code (UDC) pertaining to accessory dwelling units (ADU).  
He provided an overview of ADUs, project summary, permitted ADUs,  
engagement facts, analysis of survey questions, highlighted proposed  
changes, Wildland Urban Interface Overlay (WUI-O), application review  
criteria, and optional motions.  
Councilmember Avila asked if ADUs are permitted to be used as  
short-term rentals. Mr. Sexton stated the proposed Ordinance includes a  
prohibition to use ADUs as short-term rentals.  
Councilmember Risley asked how many ADUs are permitted on any lot.  
Mr. Sexton stated it is proposed that there is no more than one ADU  
permitted per lot.  
Councilmember Donelson asked if the owner of a rental home can build an  
ADU on the property and rent that ADU unit out as well. Mr. Sexton  
confirmed they could.  
Councilmember Donelson asked if off-street parking will be required for  
ADUs. Mr. Sexton stated it is not required, but it is also not prohibited.  
Councilmember Donelson asked if there will be any differences regarding  
ADUs for lots located in the Wildland Urban Interface (WUI). Mr. Sexton  
stated there is no differentiation between lots within the WUI and outside  
the WUI.  
President Pro Tem Crow-Iverson asked if the authorization to allow the  
owner of a rental home to also rent out an ADU is due to state regulations.  
Mr. Sexton stated it is not, because the land use of the property remains  
the same as a single-family, detached, so they would be allowed to build an  
ADU and lease it out. Kevin Walker, Director, Planning Department, stated  
the state statute is silent as it relates to property ownership. Trevor Gloss,  
Attorney, City Attorney’s Office, stated the state prohibits imposing an  
owner-occupancy requirement because if the main, principal property is  
leased out, then the owner would have to reside in the ADU.  
Councilmember Donelson asked if ADUs are currently permitted in R1  
residential areas. Mr. Sexton stated it depends on the zone district, but in  
R1 6, and R1-9  
Citizens Jill Gaebler, Devin Camacho, Randi Davis, Amir Safayan, and  
Mark Tremmel spoke in support of the proposed Ordinance.  
Citizens Dianne Bridges, Mike Anderson, Dutch Schulz, Kerry Waite,  
Theresa Gazara, Tim Hoiles, Lisa Bigelow, Mary Talbott, Dana Duggan,  
and Kat Gayle spoke in opposition of the proposed Ordinance.  
Councilmember Risley requested additional information regarding  
requirements for lots located in the WUI. Chris Cooper, Deputy Fire  
Marshal Colorado Springs Fire Department (CSFD) stated any structures  
120 square feet or greater must meet the hardened structure and  
vegetation management requirements and there are other Code provisions  
in place which take into account the increased density of structures as well  
as the use of non-combustible materials.  
Councilmember Risley asked if ADU’s would create evacuation issues.  
Deputy Fire Marshal Cooper stated there are standards for road widths  
which would need to be evaluated.  
Councilmember Donelson asked if ADUs are approved as a use-by-right  
for properties in the WUI, if the CSFD would be involved in the review of the  
construction of ADUs. Deputy Fire Marshal Cooper confirmed they would  
for any homes located in the WUI.  
Councilmember Donelson stated he is concerned with the State’s  
one-size-fits-all approach to ADUs and the impact on the cost of insurance  
on the westside. Deputy Fire Marshal Cooper stated they need to continue  
to have buy in from residents to mitigate their homes. Ms. Waite stated  
there are insurers which have left areas due to risk factors.  
Councilmember Henjum asked if there was work being done on evacuation  
planning and modeling. Deputy Fire Marshal Cooper stated the Office of  
Emergency Management (OEM) is working on that.  
Mr. Walker stated they are comfortable with City Council’s request to  
require an additional parking space for ADU, and there are compromises,  
modifications they can make for ADUs located in the WUI, they are  
proposing a two-story building height limit of twenty-five feet, they do have  
an appeal process in place in case an administrative waiver is required to  
build, and the ultimate goal is to deal with the affordable housing crisis.  
Mr. Gloss stated that the State has identified that ADUs are a matter of  
both State and City concern and if there were a conflict, state statute would  
rule.  
Councilmember Risley stated this is absolutely a matter of local concern,  
they need to flex their muscle for their designation as a Home Rule  
municipality, they are trying to balance the need for housing affordability,  
and housing availability, while maintaining the character of existing  
neighborhoods. He stated the existing underlying zoning will have a  
tremendous impact on what can be built due to those limitations and  
requiring one off-street parking space per ADU and to prohibit ADUs from  
being built in the WUI, since the additional fire standard requirements  
would increase the cost of construction, would balance the competing  
interests. Mr. Gloss commented that state statute requires that an ADU be  
available anywhere a single-family home is available, and parking can only  
be required where space is already available, or three conditions are met.  
President Helms asked if there is an appeal process available. Mr. Gloss  
explained that state statute dictates that ADUs are an entirely  
Administrative process which cannot be appealed to an appointed or  
elected body, but the City has built in a general managerial appeal process  
and Administrative adjustments are also appealable.  
Councilmember Donelson stated detached ADUs have previously not been  
permitted in single-family residential areas which is a huge change to the  
City, he is concerned with ADUs not being appealable to City Council,  
would like the building height limit to be lowered, and requested this item  
be tabled so they have additional time to work on it.  
President Helms state he supports the City’s Home Rule authority but  
would like to see an Ordinance approved which regulates the ADU  
process.  
Councilmember Henjum stated she will only support postponing this item if  
it is to a date certain. Mr. Gloss stated the state statute becomes effective  
June 30, 2025 and the City needs to provide the Department of Local  
Affairs (DOLA) with a plan for dates as to when it will be enacted, and that  
progress is being made on an Ordinance.  
Councilmember Talarico stated she would like to see this item be  
postponed to the March 24, 2025 Work Session.  
Councilmember Avila stated she would like to vote today so the currently  
seated City Council, who have worked very hard with the Planning  
Department will get to vote on this issue because it will help address  
affordable housing as well as permit generational housing for ADUs  
located in the WUI  
Councilmember O’Malley stated he would also like to vote tonight but would  
also support postponing it to the March 24, Work Session with the  
understanding that the amended Ordinance will be more restrictive and that  
the public hearing is closed.  
Councilmember Henjum stated she would like the one off-street parking  
space per ADU to be required, that ADUs not be permitted in the WUI,  
allow appeal, review by the Historic Preservation Board (HPB) for  
properties located in a historic overlay, and the applicant for the ADU be  
the owner of the property at the time of application. Mr. Sexton stated the  
oversight of the HPB for ADUs located in a historic overlay is already  
included in the Ordinance, but it does not extend to properties which would  
be listed in a historic district and the proposed Ordinance has an  
Ownership Consent Form is included.  
Motion by Councilmember Donelson, seconded by Councilmember Talarico, that  
the Ordinance amending Chapter 7 (Unified Development Code) of the Code of  
the City of Colorado Springs 2001, as amended, as related to accessory dwelling  
units be postponed to the March 24, 2025 Work Session The motion passed by a  
vote of 6-3-0-0  
6 - Crow-Iverson, Donelson, Helms, Henjum, Leinweber, and Talarico  
3 - Avila, O'Malley, and Risley  
Aye:  
No:  
14. Added Item Agenda  
There were no items added to the Agenda.  
15. Executive Session  
There was no Executive Session.  
16. Adjourn  
There being no further business to come before City Council, President  
Helms adjourned the meeting at 6:17 PM.  
Sarah B. Johnson, City Clerk