Regional Development  
Center (Hearing Room)  
2880 International Circle  
City of Colorado Springs  
Meeting Minutes - Final  
Planning Commission  
Wednesday, March 12, 2025  
9:00 AM  
2880 International Cir., 2nd Floor, Hearing Room  
1. Call to Order and Roll Call  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Present:  
3 - Vice Chair Foos, Commissioner Cecil and Commissioner Casey  
Absent:  
2. Changes to Agenda/Postponements  
3. Communications  
Andrea Slattery - Planning Commission Chair  
Kevin Walker - Planning Director  
Kevin Walker, City Planning Director said City Council voted to approve the  
Southern Colorado Rail Park, annexation, zoning and land use plan  
unanimously and Council approved the Summit annexation, which the Planning  
Commission hear in October. Mr. Walker said the ADU was heard, and it is  
being postponed until their next meeting to continue to work on that item.  
AnnexCOS is being delayed and will go to Planning Commission in April or  
May. Mr. Walker said he will continue to work on the items from the joint City  
Council and Planning Commission meeting.  
4. Approval of the Minutes  
Minutes for the February 12, 2025 Planning Commission Meeting  
4.A.  
Presenter:  
Andrea Slattery, City Planning Commission Chair  
Attachments:  
Motion by Commissioner Rickett, seconded by Commissioner Sipilovic, to  
approve the minutes for the February 12, 2025, Planning Commission Meeting.  
The motion passed by a vote of 6-0.  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Aye:  
3 - Vice Chair Foos, Commissioner Cecil, Commissioner Casey, Alternate Benenati  
and Alternate Case  
Absent:  
Minutes for the February 13, 2025 Joint City Council and Planning  
Commission Meeting  
4.B.  
Presenter:  
Andrea Slattery, City Planning Commission Chair  
Attachments:  
Motion by Commissioner Rickett, seconded by Commissioner Robbins, to  
approve the minutes for the February 13, 2025 Joint City Council and Planning  
Commission Meeting The motion passed by a vote of 6-0.  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Aye:  
3 - Vice Chair Foos, Commissioner Cecil, Commissioner Casey, Alternate Benenati  
and Alternate Case  
Absent:  
5. Consent Calendar  
Motion by Commissioner Rickett, seconded by Commissioner Sipilovic, to  
approve the Consent Calendar The motion passed by a vote of 6-0.  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Aye:  
3 - Vice Chair Foos, Commissioner Cecil, Commissioner Casey, Alternate Benenati  
and Alternate Case  
Absent:  
North Star Sanctuary Non-use Variance  
NVAR-24-00 A Non-Use Variance to City Code Section 7.4.201-A to allow 2.94  
5.A.  
acres where a minimum of 5 acres is required in the A (Agriculture)  
zone district located off Coyote Point Drive.  
Presenter:  
Chris Sullivan, Senior Planner, City Planning Department..Body  
Attachments:  
6. Items Called Off Consent Calendar  
7. Unfinished Business  
8. New Business  
Sunrise at Shiloh Mesa  
PDZL-24-00 A Major Modification to the Shiloh Mesa at Woodmen Heights PDZ  
8.A.  
Land Use Plan changing 1.01 acre from Minor Public Assembly to  
Multi-Family Residential located at the northeast corner of Shiloh  
Mesa Drive and Mulberry Wood Drive. (Quasi-Judicial)  
Related Files: PDZZ-24-0002; PDZL-24-0004  
<https://cosprings-prod-av.accela.com/portlets/web/en-us/>  
Located in Council District 6  
The Shiloh Mesa at Woodmen Heights PDZ Land Use Plan is in  
association with the Sunrise at Shiloh Mesa Zone Change. The  
Sunrise at Shiloh Mesa Zone Change will have its first reading  
setting the hearing on March 25, 2025.  
Presenter:  
Tamara Baxter, Planning Supervisor, Planning Department  
Kevin Walker, Planning Director, Planning Department  
Attachments:  
Tamara Baxter, Planning Supervisor, presented the application for Sunrise at  
Shiloh Mesa located in the northeast corner of Shiloh Mesa Drive and Mulberry  
Wood Drive. The proposed use is a planned development zone district with an  
airport overlay, multi-family residential uses with a 50-foot maximum building  
height and 49.99 maximum dwelling units per acre.  
proposal is for multi-family residential housing for affordable senior housing.  
The applicant is also requesting and associated parking reduction to  
accommodate the senior housing. She said staff is in the process of reviewing  
a development plan and subdivision plat administratively for this location. Ms.  
Ms. Baxter said the  
a
Baxter said the proposal for a 50-unit building requires 53 parking spaces,  
however the applicant is requesting it to be reduced to 32 parking spaces and  
the UDC does allow for adjustments to motor vehicle parking requirements.  
She said the applicant will be providing a shuttle which will be shared with their  
current affordable housing project off Templeton Gap and Austin Bluffs.  
Ms.  
Baxter said that it is also senior housing as part of the development plan for  
that project and they did request parking reduction.  
services was contacted and there are no complaints at that location for parking  
reduction. Standard notification was done, and 13 comments were received  
regarding density, reduction in parking, invasion of privacy due to building  
height, compatibility, traffic and pedestrian safety. Agency review was  
completed, and all comments were addressed during review. The plan does  
She said neighborhood  
comply with PlanCOS and staff finds the application meets the review criteria.  
Commissioner Questions  
Commissioner Rickett asked staff to confirm the dwelling units per acre and  
the building height.  
Ms. Baxter said the density is 15.3 dwelling units per acre  
and the height is currently 45 feet and the applicant is requesting an additional  
five feet.  
Commissioner Hensler asked if the height and density that are triggering the  
zone change. Ms. Baxter said the land use plan identifies that location has a  
public assembly and it has to be modified to allow for multi-family.  
Applicant Presentation  
Jim Houk, Kimley-Horn introduced Don Masse to provide an overview of the  
project. Don Masse, Senior Project Manager, Greccio Housing who will be the  
sponsor and property manager of the project moving forward.  
provided a history of Greccio and partnership. He said the project is a  
partnership with Woodmen Valley Chapel and the Center for Strategic Ministry  
and 25% of their residents are seniors. Mr. Masse referenced a 2022 City  
Mr. Masse  
study which noted that seniors are one of the highest needs for affordable  
housing and one of the most vulnerable populations for homelessness. He said  
the complex is being built on one acre of land that was donated by the church,  
and they have a long-term service agreement in place with the church to  
provide continued support. Mr. Masse said they will have regularly scheduled  
meals and activities for the residents and the church is committed to provide 10  
years of volunteer services.  
transportation for the residents 3 days a week, four hours at a time to shuttle  
residents to the grocery store, pharmacy and other errands. Mr. Masse said  
This includes  
a
Greccio provided van for  
they have a similar project The Atrium at Austin Bluffs. It is a 54-unit, senior  
complex opened in 2021, and it is completely occupied with 400 people on a  
waiting list. He said there are 1600 people on a waiting list across their other  
properties.  
Mr. Houk continued the presentation and said there is a density for the master  
plan that had never been met, and they are looking at an opportunity to  
introduce 50 multi-family units in the original plan. Mr. Houk provided pictures  
of the zoning area showing the site and went over the UDC requirements of the  
plan. He said the residents have different needs and different needs and traffic  
impacts will be much less than what was identified as part of the original  
master traffic study. Mr. Houk said they are providing an 80-foot setback on  
the north side of the property.  
He said the project was designed to be  
complimentary to the neighborhood.  
Mr. Houk said the high point on the  
church is 50 feet and they are asking for the relief on the proposed building.  
He said it was reduced to three stories on the north end to reduce site impact  
and compliment neighborhood transitions.  
with the HOA to address concerns.  
Mr. Houk said Greccio is working  
Commissioner Questions  
Chair Slattery said west of the site had been slated for a higher density units  
and now it is not and asked if they have the density of the original master plan  
and how it could potentially balance with the higher density being proposed.  
Mr. Houk said there was not a set use per acre identified, but at 300  
multi-family mixed.  
He said they are not pushing outside of the natural  
progression of the development or master plan. Chair Slattery asked if the  
PUD was originally looking at 300 multi-family units and asked if the  
townhouse were 50 units. Mr. Houk said the original area identified, which is  
now townhomes, was identified as multi-family so there is not a big shift in the  
concept of the plan. Commissioner Hensler said the parapet height is 44 feet  
and asked what the height is on the flat section. Mr. Houk said the parapets  
covers the mechanical and the utilities on top. He said the stair wells are the  
pieces that extend beyond 44 feet. Commissioner Hensler asked if the current  
design elevations exceeds or approach the 50-foot maximum.  
Mr. Houk said  
the peaks of the stairwell are 50 feet and the remainder of the building is 44  
feet.  
Commissioner Rickett asked staff if code allows five feet for elevators to  
exceed zoned height. Ms. Baxter said yes, five feet is allowed.  
Commissioner Robbins said the questions from the public that were against  
the project have been answered and there will be less traffic with the type of  
facility proposed. Commissioner Robbins asked if there could be softer lights  
on the exterior to address some comments and asked about the location of the  
dumpster. Mr. Houk said they will follow the standards of lighting, with cut-off  
fixtures and nothing will leak over the property line and will continue to work  
with the architects. He said the dumpsters were pulled back and they are 70  
feet from the property line and tucked within the parking lot.  
Public Comment  
John Mulder, a founding director and Board Member for  
the Center for  
Strategic Ministry, longtime Elder of Woodmen Valley Chapel spoke in support  
of the project. Mr. Mulder said the first thing the organization did was sign a  
contract with the City to run the West Side Center back in 2010 and ran for the  
City when they were looking to shut the center down. He said they ran the  
center for 12 years. Mr. Mulder said they did a needs assessment to see what  
the church could do for the City and a low-income housing was a huge need,  
specifically senior housing in the neighborhood. He said they have a written  
memorandum of understanding, and they have been doing different housing  
projects in the City. Mr. Mulder said they are very much in favor of the project  
and the church is trying to lend a hand.  
Commissioner Comments  
Commissioner Rickett said he does not know if he has seen  
a project  
accommodate the public comments as well as this one has by moving  
everything to the south and creating a big buffer to the neighboring community.  
Commissioner Rickett said they also stayed within the intent of the code with  
density and the structure fits within the original code intent.  
Rickett said he is in support the project.  
Commissioner  
Commissioner Sipilovic said they responded to the public comments by moving  
structure to the south end of the property as well as the landscape buffer  
between the fence and the property and is in support of the project and  
appreciates the applicants listening to the public comments.  
Commissioner Robbins said he agrees and will be in support of the project.  
Commissioner Gigiano said she appreciates the consideration for the  
comments and is in support of the project.  
Commissioner Hensler said she concurs and said it is a great use.  
Chair Slattery said it is great to see communities coming together and different  
entities to meet the long-term needs of the community.  
Motion by Commissioner Rickett, seconded by Commissioner Hensler, to  
recommend approval to City Council the Major Modification of the Shiloh  
Mesa at Woodmen Heights PDZ Land Use Plan based upon the findings that  
the proposal complies with the review criteria for Land Use Plans as set forth  
in City Code Section 7.5.514.  
The motion passed by a vote of 6-0.  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Aye:  
3 - Vice Chair Foos, Commissioner Cecil, Commissioner Casey, Alternate  
Benenati and Alternate Case  
Absent:  
PDZZ-24-00 Ordinance No. 25-43 amending the zoning map of the City of  
8.B.  
Colorado Springs pertaining to 1.01 acre located at the northeast  
corner of Shiloh Mesa Drive and Mulberry Wood Drive from  
PDZ/AP-O - CAD/SS-O (Planned Development Zone District with  
Airport Overlay - Commercial Airport District and Streamside  
Overlay Zones; Mixed-Use Development, 45-foot maximum  
building height, 15.38 maximum dwelling units per acre) to  
PDZ/AP-O (Planned Development Zone District with Airport  
Overlay; multi-family residential use, 50-foot maximum building  
height, 49.99 maximum dwelling units per acre) (Quasi-Judicial)  
(Second Reading and Public Hearing).  
Related Files: PDZZ-24-0002; PDZL-24-0004  
<https://cosprings-prod-av.accela.com/portlets/web/en-us/>  
Located in Council District 6  
The Shiloh Mesa at Woodmen Heights PDZ Land Use Plan is in  
association with the Sunrise at Shiloh Mesa Zone Change. The  
Sunrise at Shiloh Mesa Zone Change will have its first reading  
setting the hearing on March 25, 2025.  
Presenter:  
Tamara Baxter, Planning Supervisor, Planning Department  
Kevin Walker, Planning Director, Planning Department  
Attachments:  
Motion by Commissioner Rickett, seconded by Commissioner Hensler, to  
recommend approval to City Council the zone change of 1.00 acres from  
PDZ/AP-O/SS-O (Planned Development Zone District with Airport and  
Streamside Overlays; Mixed-Use Development, 45-foot maximum building  
height, 15.38 maximum dwelling units per acres) to PDZ/AP-O (Planned  
Development Zone with Airport Overlay; Multi-Family Residential, 50-foot  
maximum building height, 49.99 maximum dwelling units per acre) based  
upon the findings that the request complies with the criteria for a Zoning Map  
Amendment as set forth in City Code Section 7.5.704.  
The motion passed by a vote of 6-0.  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Aye:  
3 - Vice Chair Foos, Commissioner Cecil, Commissioner Casey, Alternate  
Benenati and Alternate Case  
Absent:  
Prospect Village - A Tiny House Community  
ZONE-24-00 An ordinance to amend the zoning map of the City of Colorado  
8.C.  
Springs pertaining to 0.78 acres located at 3103 North Prospect  
Street from R-5 (Multi-Family Hight) to R-Flex High.  
(Quasi-Judicial) (Second Reading and Public Hearing)  
Presenter:  
William Gray, Senior Planner, City Planning Department  
Kevin Walker, Director, City Planning Department  
Attachments:  
William Gray, Senior Planner presented the application for Prospect Village  
located at 3103 North Prospect Street on .78 acres. Mr. Gray said the land  
use is currently a vacant single-family residential. The application is comprised  
of  
a
rezoning, conditional use, development plan and five  
development  
standard adjustments.  
Mr. Gray said the area was annexed into the City in  
1970 as part of the Flanagan subdivision and the property was developed in  
the 1930’s. Mr. Gray presented aerial photographs of the property. The  
applicant is requesting to rezone the property from R5 to R-flex high and a  
conditional use for  
a Tiny House Community.  
Mr. Gray said there are  
The development plan is  
single-family homes in the surrounding area.  
proposing 18 tiny homes each of those at approximately 330 square feet  
including a front porch approximately square feet. The homes are laid out  
around the perimeter of the property to all for a central walkway and provides  
access to on-site parking. Mr. Gray said the existing home and detached  
garage are being converted into community room and storage space for the  
Tiny House village. There is off-street parking and on-street parking available  
and new landscaping will be introduced.  
House Community conditional use standards have been utilized since the  
adoption of the UDC. The development standards adjustment relates to the  
Mr. Gray said this is the first Tiny  
minimum lot area and the applicant is asking to reduce the minimum lot area  
from 1,000 square feet to 650 square feet. Mr. Gray said there are not private  
lots for the tenants, but private space. He said the second adjustment is a  
separation from adjacent residential where the code requirement is 10 feet,  
and the applicant is requesting to reduce to five feet. The third adjustment is  
the separation from public right-of- away from 20 feet to should do that feet.  
Mr. Gray said the applicant is requesting a reduction of the on-street parking  
requirement from one space to a half space per unit. He said the last  
adjustment is the separation between tiny homes from 10 feet to 6 feet. The  
compensating benefit being proposed with the project is affordable housing  
that serves young adults through the We Fortify Program.  
Mr. Gray said the  
application meets the criteria for PlanCOS. The application was reviewed by  
City agencies and comments have been addressed and or revised plans will be  
submitted to address comments. Standard notification was made and 15  
comments were received in support and opposition.  
included traffic, setbacks, parking density and crime.  
Opposing comments  
Supporting comments  
focused on the projects mission and a good fit for the neighborhood.  
finds the application meets the review criteria.  
Staff  
Commissioner Questions  
Commissioner Rickett asked if staff checked with code enforcement on  
similar project that was approved four years ago. Mr. Gray said he will check  
with code enforcement. Commissioner Rickett asked staff to confirm the  
a
density and unit count on the lot. Mr. Gray said the property is zoned R5 and  
the maximum allowed density is 25 units per acre and the maximum density  
allowed is a R-flex high is also 25 dwelling units per acre. He said the building  
height would allow for a multi-story building.  
Commissioner Hensler said since the R5 and R-flex provisions are similar and  
asked if there is a mechanism to adjust it in the future. Mr. Gray said it is  
something that could be addressed with the project UDC scrub.  
Commissioner Rickett said he wanted the public to understand it to address  
the comments.  
He said the density does not change and the alternative  
structure could be three or four stories tall with the same density and not come  
before the Planning Commission.  
Commissioner Hensler said they are potentially changing the zoning which  
would allow for a slightly higher density in the future if the Tiny Home Village  
goes away.  
Applicant Presentation -  
John Olson, Owner of Urban Landscapes, presented the application for Tiny  
Home Village located near Flannagan Park. Mr. Olson showed arial images of  
the site and said the area has bus lines on the street. He said their goal is to  
help provide programing from We Fortify provided at Working Fusion.  
Shelley Jensen, our CEO, executive director and founder of We Fortify,  
showed images of the current Working Fusion Village. Ms. Jensen said the  
village is three years old and has served 37 people with over 131 people on a  
wait list. She said it is a preventative from the chronic homeless perspective.  
Ms. Jensen said We fortify was incorporated in December of 2019, and they  
are social impact community builders.  
She said they have a new division  
called Noble Division and they are in the process of building a 40-unit village  
for teachers at Harrison School District 2 per their request after visiting the  
Fusion Village. Ms. Jensen said their mission is the Elevate Village and they  
will use the Noble Village to financially prep the Elevate Villages.  
She said the  
Elevate Villages will support adults between the ages of 18 and 25 and come  
to them from care referral providers within the City. Ms. Jensen said all of their  
residents are background checked.  
She said Prospect Village will be almost  
identical to Working Fusion and the programming services will be extremely  
consistent and the only difference is they are moving to a modular building  
since they now own the land. Ms. Jensen said the house and garage that are  
currently on the property will be used for community services and storage  
space. She said the homes are fully furnished. They will also provide therapy,  
life skills curriculum and living wage career.  
Ms. Jensen said community is  
incredibly important for helping people transition out of the cycle of poverty and  
that is why they are keeping the density to 18 units.  
Mr. Olson presented images showing Prospect Village and the proposed  
zoning map amendments. He also shared their ideas of the proposed zoning  
and why it meets their needs.  
house is and how it will be utilized. He said they want their residents to feel  
together for a community aspect. Mr. Olson said most of their clients will not  
Mr. Olson showed an image of the existing  
have cars and some parking spaces will be provided, however, that is why they  
asked for reduced parking. He said there are gates for the Fire Department for  
access. Mr. Olson showed several other images of the property.  
Commissioner Questions  
Commissioner Hensler asked what the ratio of cars to residents at the other  
project.  
Ms. Jensen said less than 50%, however a goal is to have the  
residents obtain their driver’s licenses. before they leave as that is considered  
a life skill but does not equate to them buying a car because due to financial  
restrictions. Ms. Jensen said there are two staff members every week are they  
are not always there at the times time and parking has never been an issue,  
unless there is a Switchbacks games, however they now have parking permits.  
Mr. Olson said they have six parking spaces along Prospect Street and eight  
spaces in the parking lot.  
Ms. Jensen said the pictures provided show the houses as white, however  
there will be color that will blend with the neighborhood. Mr. Olson said there  
are murals along the alley and gardens on the properties.  
Chair Slattery asked in the original Mill Street location how much square  
footage per home was there and how does it compare to the new location. Ms.  
Jensen said the homes are about 60 feet larger.  
Chair Slattery asked what the setback is now where the home is sited.  
Mr.  
Olson said they are asking for a development standards adjustment it terms of  
the setback. Chair Slattery asked if the existing lot configurations on the north  
and south boundaries are currently the side yard setback. Mr. Gray said yes,  
and the setback adjustment being made is not to the R-Flex standards. He  
said the use standards for Tiny House Communities impose another setback  
requirement of 10 feet. Chair Slattery asked what the square footage per  
home on the site is in the existing development. Mr. Olson said they did not  
have that with Working Fusion, but it was designed in a similar way.  
Commissioner Robbins asked where the Fire Department would have entry.  
Mr. Olson said there is Knox lock access for pedestrian use and truck access  
would be on Arcadia and they will be ale to reach all the homes. He said  
Neighborhood Services said both of those complaints were resolved in  
prompt manner.  
a
Mr. Gray showed the revised plan which addresses the clearance issues  
related to CSU. Mr. Olson said there is a space on the southern part of the  
property that will be used for fruit trees.  
Public Comment  
Max Stuckey, a resident of the neighborhood spoke in support of the project.  
Mr. Stuckey said he would have hopped the project would be for seniors but  
still thinks that it is a good project.  
He said the neighborhood is touch and go  
with crime. He said there is a retirement village across the street, and this  
could be a good combination and hopes they are successful in managing the  
property.  
Tom Flemming, a resident of the neighborhood spoke in opposition of the  
project. Mr. Flemming said they have an approved development plan for the  
property for five duplexes. He said he is opposed to the change is zoning. Mr.  
Flemming said it was an R5, and they have a lot of money invested in the  
development.  
Commissioner Comments  
Commissioner Rickett said from  
a
code standpoint and programming  
standpoint for the community he is in support of the project.  
Commissioner Sipilovic said he supports the project and appreciates the  
applicants serving that demographic.  
Commissioner Robbins said he appreciates what the applicants are doing for  
the youth, and they have answered his questions.  
Commissioner Gigiano said she appreciates the passion and dedication and is  
in support of the project.  
Commissioner Hensler said the applicants have proven their program works  
and is support of the project.  
Chair Slattery thanked the applicants for applying a thoughtful design with an  
eye on the community and it will benefit the residents.  
Motion by Commissioner Rickett, seconded by Commissioner Sipilovic, to  
recommend approval to City Council the Zone Map Amendment (Rezoning)  
from R-5 (Multi-Family High) to R-Flex High consisting of .78 acres (34,0478  
square feet) located at 3103 North Prospect Street, based upon the findings  
that the request complies with the criteria for a Zone Map Amendment  
(Rezoning) as set forth in City Code Section 7.5.704.  
The motion passed by a vote of 6-0.  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Aye:  
3 - Vice Chair Foos, Commissioner Cecil, Commissioner Casey, Alternate  
Benenati and Alternate Case  
Absent:  
CUDP-24-00 A Conditional Use to allow a Tiny House Community in the R-Flex  
8.D.  
High zone district located at 3103 North Prospect Street.  
(Quasi-Judicial)  
Presenter:  
William Gray, Senior Planner, City Planning Department  
Kevin Walker, Director, City Planning Department  
Attachments:  
Motion by Commissioner Rickett, seconded by Commissioner Sipilovic to  
recommend approval to City Council the Conditional Use to allow a Tiny  
House Community land use in the R-Flex High zone district located at 3103  
North Prospect Street, based upon the findings that the request complies  
with the criteria for Conditional Use as set forth in City Code Section  
7.5.601.C.2 with the following conditions:  
1. Conditional Use applies only to Lot 1, Prospect Village.  
2. The number of tiny homes is limited to 18.  
3. The Tiny House Community, its owner, heirs and assigns shall limit the  
occupancy of each tiny home to residents with a household income that is at  
or below 50% Area Median Income.  
The motion passed by a vote of 6-0.  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Aye:  
3 - Vice Chair Foos, Commissioner Cecil, Commissioner Casey, Alternate  
Benenati and Alternate Case  
Absent:  
DEPN-24-01 A Development Plan for a Tiny House Community consisting of 18  
8.E.  
tiny homes, community building, and resident storage building in  
the R-Flex High zone district consisting of 0.78 acres (34,048  
square feet) located at 3103 North Prospect Street.  
(Quasi-Judicial)  
Presenter:  
William Gray, Senior Planner, City Planning Department  
Kevin Walker, Director, City Planning Department  
Attachments:  
Motion by Commissioner Rickett, seconded by Commissioner Sipilovic, to  
recommend approval to City Council the Prospect Village - A Tiny House  
Community Development Plan based upon the findings that the request  
complies with the criteria for a Development Plan as set forth in City Code  
Section 7.5.515, with the following conditions:  
1. An approved Final Drainage Letter is provided.  
2. Add note to the Development Plan under the Project Description  
subheading stating:  
The Tiny House Community, its owner, heirs and assigns shall limit the  
occupancy of each tiny home to residents with a household income that is at  
or below 50% Area Median Income.  
3. A completed Geologic Hazard Study Not Applicable Form is provided.  
4. Add a note regarding fire access to the Development Plan stating:  
An all-weather reflective sign with white background and red reflective letters  
will be provided on the gate that indicates "Fire Department Access".  
5. Add a note regarding the existing well to the Development Plan stating:  
Use of the existing ground water well will require an augmentation plan with  
Colorado Springs Utilities and the water would be metered and billed at an  
augmentation rate. There is no guarantee that an augmentation plan would be  
approved by Colorado Springs Utilities.  
6. Relocate and/or modify water and wastewater service lines to meet  
horizontal separation requirements for Tiny House No. 4, 9, 8, 10 and 11.  
7. All City Review Agency comments are fully addressed.  
The motion passed by a vote of 6-0.  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Aye:  
3 - Vice Chair Foos, Commissioner Cecil, Commissioner Casey, Alternate  
Benenati and Alternate Case  
Absent:  
DVSA-25-00 A Development Standards Adjustment to City Code Section  
8.F.  
7.3.301.D.1.b(2) to allow a minimum lot area/dwelling unit of 650  
square feet where 1,000 square feet or one-and-one half (1-1/2)  
times the gross floor area of the Tiny House, whichever is larger, is  
required, located at 3103 North Prospect Street.  
(Quasi-Judicial)  
Presenter:  
William Gray, Senior Planner, City Planning Department  
Kevin Walker, Director, City Planning Department  
Attachments:  
Motion by Commissioner Rickett, seconded by Commissioner Sipilovic, to  
recommend approval to City Council the Development Standards Adjustment  
to City Code Section 7.3.301.D.1.b(2) to allow a minimum lot area/dwelling  
unit of 690 square feet where 1,000 square feet or one-and-one half (1-1/2)  
times the gross floor area of the Tiny House, whichever is larger, is required,  
located at 3103 North Prospect Street, based upon the findings that the  
request complies with the criteria for a Development Standards Adjustment  
as set forth in City Code Section 7.5.525.E with the following condition:  
1. Development Standard Adjustment applies only to Lot 1, Prospect Village.  
The motion passed by a vote of 6-0.  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Aye:  
3 - Vice Chair Foos, Commissioner Cecil, Commissioner Casey, Alternate  
Benenati and Alternate Case  
Absent:  
DVSA-24-00 A Development Standards Adjustment to City Code Section  
8.G.  
7.3.301.D.3(a) to allow a Tiny House to be separated five (5) feet  
from an adjacent Residential or Mixed-Use zone district where ten  
(10) feet is required located at 3103 North Prospect Street.  
(Quasi-Judicial)  
Presenter:  
William Gray, Senior Planner, City Planning Department  
Kevin Walker, Director, City Planning Department  
Attachments:  
Motion by Commissioner Rickett, seconded by Commissioner Sipilovic, to  
recommend approval to City Council the Development Standards Adjustment  
to City Code Section 7.3.301.D.3(a) to allow a Tiny House to be separated five  
(5) feet from an adjacent Residential or Mixed-Use zone district where ten (10)  
feet is required located at 3103 North Prospect Street, based upon the  
findings that the request complies with the criteria for a Development  
Standards Adjustment as set forth in City Code Section 7.5.525.E with the  
following condition:  
1. Development Standard Adjustment applies only to Lot 1, Prospect Village.  
The motion passed by a vote of 6-0.  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Aye:  
3 - Vice Chair Foos, Commissioner Cecil, Commissioner Casey, Alternate  
Benenati and Alternate Case  
Absent:  
DVSA-24-00 A Development Standards Adjustment to City Code Section  
8.H.  
7.3.301.D.3(a) to allow a Tiny House to be separated ten (10) feet  
from any adjacent public right-of-way where 20 feet is required  
located at 3103 North Prospect Street.  
(Quasi-Judicial)  
Presenter:  
William Gray, Senior Planner, City Planning Department  
Kevin Walker, Director, City Planning Department  
Attachments:  
Motion by Commissioner Rickett, seconded by Commissioner Sipilovic, to  
recommend approval to City Council the Development Standards Adjustment  
to City Code Section 7.3.301.D.3(a) to allow a Tiny House to be separated ten  
(10) feet from any adjacent public right-of-way where 20 feet is required  
located at 3103 North Prospect Street, based upon the findings that the  
request complies with the criteria for a Development Standards Adjustment  
as set forth in City Code Section 7.5.525.E with the following condition:  
1. Development Standard Adjustment applies only to Lot 1, Prospect Village.  
The motion passed by a vote of 6-0.  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Aye:  
3 - Vice Chair Foos, Commissioner Cecil, Commissioner Casey, Alternate  
Benenati and Alternate Case  
Absent:  
DVSA-24-00 A Development Standards Adjustment to City Code Section  
8.I.  
7.3.301.D.8 to allow the parking standard for a Tiny Home  
Community to be one-half (1/2) space per Tiny House where one  
(1) space per Tiny House is required located at 3103 North  
Prospect Street.  
(Quasi-Judicial)  
Presenter:  
William Gray, Senior Planner, City Planning Department  
Kevin Walker, Director, City Planning Department  
Attachments:  
Motion by Commissioner Rickett, seconded by Commissioner Sipilovic, to  
recommend approval to City Council the Development Standards Adjustment  
to City Code Section 7.3.301.D.8 to allow the parking standard for a Tiny  
Home Community to be one-half (1/2) space per Tiny House where one (1)  
space per Tiny House is required located at 3103 North Prospect Street,  
based upon the findings that the request complies with the criteria for a  
Development Standards Adjustment as set forth in City Code Section  
7.5.525.E with the following condition:  
1. Development Standard Adjustment applies only to Lot 1, Prospect Village.  
The motion passed by a vote of 6-0.  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Aye:  
3 - Vice Chair Foos, Commissioner Cecil, Commissioner Casey, Alternate  
Benenati and Alternate Case  
Absent:  
DVSA-24-00 A Development Standards Adjustment to City Code Section  
8.J.  
7.3.301.D.3(b) to allow a Tiny House to be located six (6) feet from  
another Tiny House where 10 feet is required located at 3103  
North Prospect Street.  
(Quasi-Judicial)  
Presenter:  
William Gray, Senior Planner, City Planning Department  
Kevin Walker, Director, City Planning Department  
Attachments:  
Motion by Commissioner Rickett, seconded by Commissioner Sipilovic, to  
recommend approval to City Council the Development Standards Adjustment  
to City Code Section 7.3.301.D.3(b) to allow a Tiny House to be located six (6)  
feet from another Tiny House where 10 feet is required located at 3103 North  
Prospect Street, based upon the findings that the request complies with the  
criteria for a Development Standards Adjustment as set forth in City Code  
Section 7.5.525.E with the following condition:  
1. Development Standard Adjustment applies only to Lot 1, Prospect Village.  
The motion passed by a vote of 6-0.  
6 - Commissioner Hensler, Commissioner Rickett, Chair Slattery, Commissioner  
Robbins, Commissioner Sipilovic and Commissioner Gigiano  
Aye:  
3 - Vice Chair Foos, Commissioner Cecil, Commissioner Casey, Alternate  
Benenati and Alternate Case  
Absent:  
9. Presentations  
10. Adjourn