Regional Development  
Center (Hearing Room)  
2880 International Circle  
City of Colorado Springs  
Meeting Minutes - Final  
Downtown Review Board  
Tuesday, September 2, 2025  
9:00 AM  
2880 International Circle, 2nd Floor, Hearing Room  
1. Call to Order and Roll Call  
6 -  
Present:  
Board Member Nolette, Board Member Kuosman, Board Member Hensler,  
Board Member Friesema, Board Member Mikulas and Board Member  
Luciano  
2 - Board Member Coats and Board Member Lord  
Absent:  
2. Changes to Agenda/Postponements  
3. Communications  
Ryan Tefertiller - Urban Planning Manager  
Ryan Tefertiller, Urban Planning Manager introduced Solange Baquero-Meza as  
the new Senior Business Support Specialist for City Planning.  
Mr. Tefertiller said there are two Downtown Review Board members whose  
terms expired earlier early last month, Amanda Luciano and Max Kronstadt. Mr.  
Tefertiller said he has been working with Council staff to address the term  
expirations. Board member Luciano will be reappointed by Council and Board  
member Kronstadt would like to allow someone else to fill his position.  
The  
Shooks Run Neighborhood has identified and discussions with Council member  
Williams will happen in the very near future. Mr. Tefertiller thanked Board  
member Kronstadt for his service over the last few years.  
Mr. Tefertiller said there will be a DRB meeting on October 7th and the  
consultant team for the Downtown Master Plan will present their efforts,  
stakeholder involvement and the drafting updates on the plan. There will not be  
an action for adoption until early next year. The Downtown Master Plan will also  
be presenting to the City Planning Commission on October 8th and to City  
Council Work Session on October 27th.  
Mr. Tefertiller said that City Attorney Young Shin will be presenting the annual  
ethics training to the board.  
Acting Chair Mikulas thanked Board member Kronstadt for his service.  
4. Approval of the Minutes  
DRB 2299  
4.A.  
Minutes for the May 6, 2025 Downtown Review Board Meeting  
Presenter:  
David Lord, Downtown Review Board, Chair  
Attachments: DRB_Minutes_5.6.25 Draft  
Motion by Board Member Luciano, seconded by Board Member  
Kuosman, to approve the Minutes for the May 6,2025, Downtown Review  
Board.  
The motion passed by a vote of 6-0-0-2.  
6 -  
Aye:  
Board Member Nolette, Board Member Kuosman, Board Member Hensler,  
Board Member Friesema, Board Member Mikulas and Board Member  
Luciano  
2 - Board Member Coats and Board Member Lord  
Absent:  
5. Consent Calendar  
6. Items Called Off Consent Calendar  
7. Unfinished Business  
8. New Business  
Latin Social - FBZ Sign Warrant  
8.A.  
FBZN-25-000 A Form Based Zone Warrant to City Code Section 7.4.1307 allowing  
5
for two free standing signs where one is allowed located at 316 North  
Tejon Street.  
(Quasi-Judicial)  
Presenter:  
Ethan Shafer, Urban Planner II, City Planning Department  
Kevin Walker, Planning Director, City Planning Department  
Attachments: Staff Report for FBZN-25-0005 (Latin Social)  
Attachment A - Legal Description  
Attachment B - Vicinity Map  
Attachment C - DEPN-23-0011  
Attachment D - Public Comment for FBZN-25-0005 - Downtown  
Partnership  
Attachment E - Project Statement  
Attachment F - Site Plan  
Ethan Shafer, Planner II, presented the application for an FBZ warrant to allow  
two free standing signs where one is allowed for Latin Social, located at 316  
North Tejon Street. It is currently zoned FBZ-T2A, the site area is 0.43 acres,  
and the proposed land use is for a restaurant. Mr. Shafer presented slides  
showing the requested signage area. He said the proposed sign for Latin Social  
mirrors the existing Sushi Row sign mounted on the retaining wall. The Form  
Based Code supports one primary, long-term sign per business to serve as its  
main identifier. He said the proposed sign will wrap around the retaining wall  
and it will enhance the pedestrian experience and complements the existing  
building architecture. Staff believes that this sign is extremely complimentary to  
those aspects of the structure itself while also utilizing the existing built form of  
the pedestrian experience. Mr. Shafer said the structure is able to tie in the  
pedestrian and outdoor seating areas into those that are passersby interested,  
potentially an engaging with this commercial structure. The retaining wall exists  
for the purpose of supporting the pedestrian ramp and no new proposed  
structures. Standard public notice was done, and one comment was received  
from the Downtown Partnership stating that the property will be hosting two  
restaurants and it makes logical sense for each business to be allowed a  
freestanding sign.  
Kurt  
Schmidt,  
Program  
Administrator,  
Development  
Review  
Enterprise  
reviewed the application and the signs combined total 32 square feet which is  
10 square feet smaller than what the code would allow with the site for a single  
monument sign.  
Mr. Shafer said staff finds the application is in compliance with PlanCOS.  
Commissioners’ Questions  
Board member Friesema said the Form Based Code promotes one sign per  
business and there are multiple tenant buildings downtown and asked why the  
application has been brought before the Board. Mr. Shafer said the site’s design  
in terms of the long frontage compared to other commercial businesses and  
structures is unique as the building a set fairly far back from the pedestrian way.  
He said it could be difficult to manage a sign that effectively communicates what  
is happening in the structure. Staff found that it was reasonable to look at a  
warrant to those standards to allow a similar sign to be placed. Mr. Friesema  
asked if it was because it was not on the building itself. Mr. Shafer said yes.  
Applicant’s Presentation  
Scott Schuster, Owner of Echo Architecture and applicant of the request,  
presented slides to show the free-standing sign.  
Mr. Schuster said they are  
between definitions of the requirement and are trying to meet the intent of the  
requirements. He went over the definitions or the Form Based Code on signage  
and said that two individual signs are necessary for each business.  
Commissioners’ Questions  
Acting Chair Mikulas asked if the sign needed to be more direct to the new use  
of Latin Social instead of adding signage to the existing sign. Mr. Schuster said  
no as the two tenant suites are split and wanted to make sure it was clear on  
which businesses people are entering.  
Board member Hensler said she appreciated the questions about the code, the  
freestanding sign and the yard is appropriate and does not feel that it is setting a  
precedent for numerous freestanding signs.  
Acting Chair Mikulas said he supports the item.  
Mr. Tefertiller said they do not have a lot of free-standing signs within the  
Downtown form-based zone. He said when they see freestanding signs  
downtown for a multi-tenant building, it usually is one freestanding sign with  
multiple panels for each business. Freestanding signs are relatively rare  
because buildings are usually pushed right up to the front facade.  
Board member Luciano said it is incorporated into a physical structure and  
something that is a part of the functionality of the building that also would  
prevent it being a precedent for stand-alone signs anywhere else as it is not a  
free-floating sign and is in support of the item.  
Motion by Board Member Hensler, seconded by Board Member  
Friesema, to approve the Warrant for Latin Social, based upon the  
finding that the application meets the approval criteria as set forth in  
Form-Based Code Section 5.4.  
The motion passed by a vote of 6-0-0-2.  
6 -  
Aye:  
Board Member Nolette, Board Member Kuosman, Board Member  
Hensler, Board Member Friesema, Board Member Mikulas and Board  
Member Luciano  
2 - Board Member Coats and Board Member Lord  
Absent:  
9. Presentations  
10. Adjourn