Regional Development  
Center (Hearing Room)  
2880 International Circle  
City of Colorado Springs  
Meeting Minutes - Final  
Downtown Review Board  
Tuesday, October 7, 2025  
9:00 AM  
2880 International Circle, 2nd Floor, Hearing Room  
1. Call to Order and Roll Call  
6 -  
3 -  
Present:  
Absent:  
Board Member Nolette, Board Member Coats, Board Member Hensler,  
Board Member Lord, Board Member Sokol and Board Member Luciano  
Board Member Kuosman, Board Member Friesema and Board Member  
Mikulas  
2. Changes to Agenda/Postponements  
3. Communications  
Ryan Tefertiller - Urban Planning Manager  
Ryan Tefertiller, Urban Planning Manager, congratulated Chair Lord for his  
recent Lifetime Achievement Award that was conveyed by Mayor Yemi.  
Mr. Tefertiller welcomed Harrison Sokol as a new Downtown Review Board  
member, representing the Middle Shooks Run neighborhood, and who has been  
also very involved in Downtown projects.  
Mr. Tefertiller recognized Board member Luciano for being reappointed to her  
second term to the Downtown Review Board.  
Mr. Tefertiller said he sent a draft of the 2026 work plan for the Board’s review  
and will be accepting any suggestions. He said he hopes the Master Plan and  
Form Based Code would be ready for review by the first third of 2026. He said  
the primary task and one of the goals of the Board is to review applications as  
they come in.  
Mr. Tefertiller said there will be one item for discussion in November and asked  
the board members to confirm their attendance with staff.  
Chair Lord thanked Mr. Tefertiller for his words and said it has been a pleasure  
to work alongside.  
4. Approval of the Minutes  
DRB 2300  
4.A.  
Minutes for the September 2, 2025, Downtown Review Board Meeting  
Presenter:  
Bobby Mikulas, Downtown Review Board, Acting Chair  
Attachments: DRB_Minutes_9.2.25 Draft  
Motion by Board Member Luciano, seconded by Board Member Nolette,  
that this Minutes be accepted Motion to approve the September 2, 2025,  
Downtown Review Board Meeting.  
The motion passed by a vote of 5-0-1-3.  
5 -  
Aye:  
Board Member Nolette, Board Member Coats, Board Member Hensler,  
Board Member Lord and Board Member Luciano  
3 -  
Absent:  
Board Member Kuosman, Board Member Friesema and Board Member  
Mikulas  
1 - Board Member Sokol  
Abstain:  
5. Consent Calendar  
6. Items Called Off Consent Calendar  
7. Unfinished Business  
8. New Business  
9. Presentations  
Experience Downtown Plan  
DRB 2301  
9.A.  
Update to the Experience Downtown Plan  
Council District # 3  
Presenter:  
Mark De La Torre, Director of Denver Area Operations, MIG, Inc.  
Elly Schaefer, Senior Project Manager, MIG, Inc.  
Austin Wilson-Bradley, Director of Economic Development,  
Downtown Partnership  
Ryan Tefertiller, Urban Planning Manager, Planning Department  
Ryan Tefertiller, Urban Planning Manager, said the update to the 2016  
Experience Downtown Plan has been ongoing through this year, and since its  
start, many of the priorities, actions and goals have been accomplished or need  
updating. He said the Downtown Development Authority (DDA) funded the  
update to the plan and brought on MIG Planning Consultants to work on this  
effort. He said he is communicating closely with other City departments to make  
sure they agree with the proposed language. Mr. Tefertiller said this will be  
presented at City Council work session on October 27th and at that time a  
public draft of the plan is expected to go out and allow for public comment. He  
said the plan will implement those comments and produce a final draft to be  
presented before the DRB to provide a recommendation to City Planning  
Commission and will ultimately go to City Council for adoption.  
Austin Wilson-Bradley, Director of Economic Development, Downtown  
Partnership, said Downtown Colorado Springs has become more active,  
accessible and livable. He said since the Experience Downtown Plan was  
adopted in 2016, there has been more than 2.5 billion dollars of investments in  
housing, new destinations like Weidner Field, Ed Robson Arena and the U.S.  
Olympic and Paralympic Museum. Mr. Wilson-Bradley said as the community  
continues to grow and evolve, the new Elevate Downtown plan builds upon the  
foundational work of the 2009 Imagine Downtown vision and the 2016  
Experience Downtown master plan. He said this update captures current  
momentum while planning for future generations, shaped by robust community  
engagement, including input from over 2,200 survey participants, 16 focus  
groups, and numerous public events, where the result is a forward-thinking,  
actionable strategy that reflects a shared vision prioritizing public space,  
mobility, urban density, and inclusive housing.  
Mark De La Torre, Director of Denver Area Operations, MIG, Inc. presented the  
Elevate Downtown Plan Update and said they focused on two areas, the plan of  
development and the Master Plan. He said it is a flexible guide for land use and  
mobility, that builds on previous efforts, including the DDA participation, and is  
supported by a strong technical foundation. He said community engagement  
has been central to the process, and, since January, the team held focus  
groups with downtown residents, nearby neighborhoods, schools, libraries,  
employers, arts and culture groups, small businesses, and more, which has  
helped shape the direction of the plan. Mr. De La Torre said they have used  
tools as surveys, conversations, pop-up ads promoted through the newsletter,  
social media and handouts.  
Mr. De La Torre said some priority takeaways are support for small businesses,  
increased activation, key downtown institutions and expanded transportation. He  
said these efforts are part of a long-term, three-phase planning process that  
began with the “Imagine Downtown” initiative in 2005, followed by “Experience  
Downtown” in 2016, and now continues with this latest update. Mr. De La Torre  
said the current plan includes two main components: the Plan of Development  
(Volume One) and the Downtown Plan. The first component outlines the vision,  
assets, challenges, and opportunities for downtown, along with updated  
boundaries and tax financing strategies. He said the Downtown Plan retains  
much of the original structure and introduces new concept areas to reflect  
changes in community needs, infrastructure, utilities, and economic vitality.  
Mr. De La Torre said the update is designed to reflect the positive changes seen  
over the past decade. He said the vision remains focused on a vibrant, walkable  
downtown that supports both residents and visitors, celebrates local culture,  
and encourages mixed-use development. He said Downtown is seen as a  
neighborhood, with housing growth and evolving boundaries playing a major role  
in shaping its future, while preserving the natural environment, enhancing  
connectivity, and honoring the unique history of Colorado Springs.  
Mr. De La Torre said many core assets of downtown Colorado Springs remain  
strong, including access to the outdoors, entertainment, business hubs, and  
historic neighborhoods; however, significant changes have occurred over the  
past decade, most notably, in residential development. He said for the first time  
in 60 years, downtown has seen the addition of over 2,000 housing units. He  
said another major asset is the growing sports economy, originally centered  
around Olympic City USA, it has expanded with new facilities like Weidner Field  
and the downtown stadium, in partnership with higher education institutions.  
Mr. De La Torre said as a challenge, there is the need for more diverse housing  
options to serve different income levels and family sizes. He said growth has  
brought positive change, but it also comes with growing pains such as  
maintaining community character and managing cleanliness and safety. He  
said opportunities lie in treating downtown as a true neighborhood for both new  
and long-time residents; this includes supporting those who live, work, and visit  
the area, while also addressing homelessness through a unified, citywide  
approach. He said there is potential for stronger partnerships with universities  
and better connections to trails and parks, reinforcing downtown’s role as a  
vibrant, accessible hub for learning, recreation, and community life.  
Elly Schaefer, Senior Project Manager, MIG, Inc., said the updated downtown  
plan focuses on priority topics identified through community and stakeholder  
feedback, with a major emphasis on supporting small businesses by expanding  
DDA programs, improving storefronts, activating vacant parcels, and curating a  
diverse tenant mix. She said the plan also promotes walkability and mobility  
through better street design, safer crossings, bike connections to the Legacy  
Loop, and expanded micro-mobility options like scooters and mobility hubs. Ms.  
Schaefer said arts and culture are supported through public art initiatives,  
creative venue advocacy, and expanded community-driven events; safety and  
cleanliness are addressed through the continuation of the clean and safe pilot  
program, public space activation, crime prevention design, and stronger  
community-law enforcement relationships. She said public restrooms are also  
being considered, with strategies for placement, design, and maintenance.  
Ms. Schaefer said homelessness is a big issue, and the plan encourages  
collaboration between Downtown Partnership, the city, service providers, and  
the Pikes Peak Continuum of Care, as well as social infrastructure, education,  
and support tools for businesses and staff. She said affordable housing is  
another priority, with attention to income diversity. She said there is public  
concern about building height and density, and the plan includes visualizations  
and design guidelines to balance growth with the downtown skyline and  
mountain views. She said 26 opportunity sites have been identified, ranging  
from catalytic projects to market-ready developments. She said a full-service  
grocery store is a top community request; a demand analysis is being done to  
identify possible grocers, and nine potential sites have been evaluated for  
feasibility. She said the plan outlines five main goals, each with a top priority:  
supporting small businesses, enhancing neighborhood amenities, ensuring a  
clean and safe environment, strengthening creative identity, and improving  
mobility connections. She said they will be presenting the update to City Council  
on October 27th, opening a public review period, and finalizing the plan for  
adoption early next year.  
Board members’ Comments  
Chair Lord said that regarding heights there has been an effort to establish  
some items to enhance the design of higher buildings. Chair Lord said there  
might be development opportunities at the Union Printers Home as well as on  
the north corridor. Chair Lord asked if there are any possibilities of the DDA  
expanding the boundaries in the future. Mr. Wilson-Bradley  
said influence sites near downtown include the Ivywild neighborhood, South  
Nevada corridor, and the Union Printers Home. He said these areas are both  
opportunities and challenges, potentially complementing downtown  
development while also introducing competition; for example, the Union Printers  
site includes plans for mixed-use development with office space, which  
highlights the need for more Class A office space downtown. Mr.  
Wilson-Bradley said the updated plan includes a goal to develop 100,000  
square feet of new Class A office space in the downtown core, and the DDA is  
exploring incentives to support this effort. He said the plan also considers future  
boundary expansions and outlines strategies for the DDA as it approaches its  
2037 expiration date, including the possibility of extending its boundaries for  
another 20 years. He said the DDA worked with EPS to produce an economic  
analysis that provides detailed data to guide decisions around boundary  
expansion and market readiness. Mr. De La Torre said they are considering the  
26 influential sites they identified to understand how downtown can grow in a  
competitive manner.  
Board member Sokol said newer buildings might not have any kind of diversity  
of use along the street level, limiting street vitality; and newer buildings continue  
to replace the older ones. Board member Sokol asked if those issues are  
addressed in this plan. Ms. Schaefer said the plan addresses both, supporting  
small-format storefronts by funding both exterior renovations and interior  
changes, such as dividing large spaces and creating new entrances, making  
ground floors more inviting for small businesses, and this is also mentioned in  
the form-based code updates. Ms. Schaefer said, to blend old and new  
buildings, the plan focuses on districts and recognizes the unique character of  
different downtown districts; some areas, like start-up towns, feature more  
historic structures, while the central core includes newer developments,  
protecting historic buildings and exploring adaptive reuse opportunities where  
possible. Mr. De La Torre said they will coordinate with Mr. Tefertiller to make  
sure the vertical experience and how people move along the street are  
addressed in the code. Mr. Wilson-Bradley said an important point is the  
collaboration between the board, the Downtown Partnership, and other  
agencies in shaping future development. He said older residential buildings have  
appealing facades but limited public interaction at street level and lack active  
ground-floor spaces. He said the DRB is encouraging retail opportunities,  
restaurants and small businesses on the ground floor to have a more interactive  
public experience.  
Chair Lord asked if they are looking into future mobility and transportation. Mr.  
Wilson-Bradley said the plan does consider future transit, such as connecting  
the front range passenger rail around parking areas, and future rail hubs  
connecting Colorado Springs to Denver. Mr. Tefertiller said Volume II of the Plan  
has a section called Catalytic and Influence Sites that mentions the downtown  
transit center, and the Mobility chapter also talks about the need for a  
multi-modal transit hub.  
Chair Lord said he is pleased to see the plan talking about affordable housing;  
however, applicants usually request higher buildings for this. Chair Lord said the  
Governor might mandate certain things for affordable housing around  
transportation hubs. Chair Lord said affordable housing withing the DDA  
boundaries might get parking exceptions. Chair Lord asked if some of these  
aspects can be included in the document to incentivize developers to work on  
these projects. Mr. Wilson-Bradley said the DDA has been attuned to providing  
affordable housing, where developers received full tax increment financing (TIF)  
reimbursements for residential projects, but as more housing was built, that  
rate dropped to about 40%; though, developers who commit to affordable  
housing, either fully or with a set percentage of units for households earning  
40-100% of area median income, can qualify for higher reimbursements,  
potentially up to 80-90%. He said the Artspace Affordable Housing complex,  
currently under construction, will add 51 affordable units downtown by next year.  
He said it is also important to have for-sale housing, noting that state-level  
construction defect laws make it difficult to build ownership units, so the DDA is  
exploring ways to incentivize both affordable rentals and for-sale housing, for  
residents to have long-term options beyond renting.  
Mr. Tefertiller said the updates to the form-based code have been on hold while  
the Elevate Downtown master plan was developed, and moving forward, the  
code updates will be aligned with the new plan, and some elements may be  
revised based on its final content. He said a key change involves improving the  
density bonus system to better incentivize the creation of truly affordable  
housing, since the current system offers modest rewards and is often  
bypassed. He said the goal is to make affordable housing bonuses more  
attractive and effective. Mr. Tefertiller said additional updates may include  
changes to parking standards to ensure compliance with state laws related to  
housing, mobility, and transit. He said today’s discussion is about the Elevate  
plan, but the form-based code updates will be revisited in the coming months,  
with both efforts potentially adopted together in the spring by the Planning  
Commission and City Council.  
Ms. Schaefer said the plan also mentions potential new strategies of where the  
DDA could look at community land trusts or other forms of land banking to set  
aside land for affordable housing.  
Board member Luciano said she likes the idea of having a mix of affordable and  
market rate housing. Board member Luciano said she did not see information  
about South Tejon where the railroad crosses, given that it is a challenge for  
development and she asked what the thoughts are on the area. Mr.  
Wilson-Bradley said they value mixed-income housing for fostering inclusive  
communities. He said South Tejon area is outside the DDA boundaries, but the  
plan considers nearby areas as influence sites, especially for connecting the  
Legacy Loop and exploring future boundary expansions. He said the plan pays  
close attention to adjoining neighborhoods south and east of downtown,  
integrating recreation, connectivity, and development opportunities. Ms.  
Schaefer said they do identify that specific location as a key gateway into  
downtown, and they recommend more improvements to that streetscape. Mr.  
Tefertiller said the One Vela project does include a 10% affordable housing  
component, which was a requirement from urban renewal, and that same  
model can be used by the DDA within their boundaries for their tiff funding.  
Mr. Tefertiller said, once finalized, he will make the draft available to the DRB for  
their input. He said the draft will be presented at Work Session on October 27th.  
Board member Coats said the DDA was looking into this draft in a very detailed  
fashion, putting a lot of thought and discussion into it to provide a big report.  
Ethics Training  
9.B.  
DRB 2302  
Annual Ethics Training  
Presenter:  
Young Shin, City Attorney’s Office  
Young Shin, City Attorney’s Office, presented the annual Ethics Training. He  
said the City Code of Ethics was passed in April 2007 and encouraged the  
Board members to familiarize themselves with Chapter 1, Article 3, as is  
important for their role. He said they are covered individuals, and he is available  
to provide them with advisory opinions about future actions when needed and  
suggested that all communication be in writing.  
Mr. Shin presented the gift policy, its exceptions and who they involve. He also  
discussed the conflict of interests and when they should be disclosed and be a  
reason for recusal. He said meetings with a quorum or three or more members  
of a public body, shall be considered public meetings open to the public and will  
need the appropriate notice.  
10. Adjourn