April 2025 Update

This update pertains to stakeholder engagement on downtown building heights, specifically engagement in the Downtown Master Plan update process. As part of that process, citizens can provide input on building heights. Please get in touch with Chelsea, Chelsea@downtowncs.com, at the Downtown Partnership if you want information on participation opportunities. We strongly encourage you to reach out.

More details on this include:

1. The Downtown Partnership (DTP) and Development Authority (DDA) have a process for updating the Master Plan.
2. The DTP and DDA leadership have stated that building heights will be included within the existing process and that they will look for ways to expand the outreach on this topic. The DTP and DDA did not provide specifics.
3. Months ago and recently, Chelsea contacted the DTP and DDA and provided recommendations on involving citizens, including examples of what questions to ask.
4. Chelsea continues to work with the Council, the DTP, and the DDA to ensure understanding and alignment on the details of who, what, how, and when. For example, it is essential to be clear on what questions stakeholders are asked (e.g., all she has seen is a question regarding 8-story tall buildings).
5. Chelsea recognizes it may seem odd to continue working on building heights in light of the approval of the ONE Vela high-rise. Chelsea feels citizens’ voices should be allowed to speak, be listened to, and have perspectives duly considered. This has not yet occurred. Chelsea continues to be optimistic that this will happen and that a balanced compromise will be reached regarding our City skyline.

Historic Uptown As A Stakeholder

The involvement of the Historic Uptown Neighborhood in the building heights discussion is crucial for several reasons, reflecting both the unique character of the neighborhood and its residents’ vested interest in the city’s development. Here are some key reasons why the Historic Uptown Neighborhood should actively participate in the ongoing dialogue:

1. Preservation of Historic Character: The Historic Uptown Neighborhood is likely characterized by its rich history and unique architectural heritage. Involvement in the discussion ensures that any proposed changes consider and preserve the historic character of the neighborhood.
2. Impact on Local Views: The neighborhood’s residents likely have longstanding relationships with the scenic views in and around their community. Involvement allows them to voice concerns about potential alterations to these views caused by the introduction of high-rise structures.
3. Community Identity: The Historic Uptown Neighborhood likely holds a strong sense of community identity. Involvement in discussions ensures that any decisions regarding building heights align with the values and identity that residents associate with their neighborhood.
4. Quality of Life: High-rise developments can have a significant impact on the quality of life for residents, affecting factors such as sunlight, privacy, and overall neighborhood ambiance. Active participation allows residents to advocate for a development that enhances, rather than detracts from, their quality of life.
5. Infrastructure Considerations: Residents of the Historic Uptown Neighborhood are likely well aware of the existing infrastructure and the potential strain that high-rise developments might place on it. Involvement allows them to raise concerns and seek assurances that the city is prepared to address any additional infrastructure needs.
6. Community Engagement and Representation: The neighborhood’s participation ensures that its concerns and preferences are represented in the decision-making process. It empowers residents to actively contribute to shaping the future of their community.
7. Economic Impact: High-rise developments can have economic implications for the neighborhood. Involvement allows residents to discuss and understand the potential economic benefits or drawbacks associated with such developments.
8. Environmental Considerations: Residents of the Historic Uptown Neighborhood likely have a deep appreciation for the natural environment around them. Involvement enables them to raise questions about the potential environmental impact of high-rise buildings on local ecosystems and green spaces.
9. Informed Decision-Making: By actively participating in the discussion, residents gain a deeper understanding of the proposed changes, potential benefits, and risks. This informed perspective enables more constructive and meaningful contributions to the decision-making process.
10. Neighborhood Partnership: Collaborating with other neighborhoods through organizations like the Historic Neighborhood Partnership strengthens the collective voice of communities, ensuring that a broader range of perspectives is considered in the decision-making process.

In essence, the involvement of the Historic Uptown Neighborhood is essential for ensuring that the development decisions made by city leaders align with the values, heritage, and aspirations of the local residents. It empowers the community to actively shape its own future and contributes to a more inclusive and well-rounded discussion on the city’s growth and development.

Why Form-Based Zoning is important to us

Form-based zoning is an urban planning and land-use regulation approach that focuses on the physical form and characteristics of buildings and public spaces rather than strictly on land use. Unlike traditional zoning, which primarily regulates land use and density, form-based zoning emphasizes the design and aesthetics of the built environment to create more visually cohesive and walkable communities.

The Downtown Colorado Springs Form-Based Code map below shows that the Central Sector (red) currently does not have any height restrictions. The Transition Sector 2 (A-yellow) and Transition Sector 1 (pink) sections are within the Historic Uptown Neighborhood’s boundaries.

Changes to building heights in Transition Sectors 1 (pink) and 2 (yellow) would directly impact property views of the mountains east of Tejon from Cache La Poudre to Bijou.

Historic Uptown Neighborhood’s Requests

The ongoing debate over the proposal to allow high-rise buildings in downtown Colorado Springs has sparked renewed discussions among city leaders and residents alike. The controversy centers around the O’Neil Group’s revised plan for a 36-story apartment building on Costilla Street, just east of the Olympic and Paralympic Museum. As city officials grapple with the decision, the Historic Uptown Neighborhood’s Board has taken a clear stance on the matter.

In a recent City Council work session on December 11, 2023, Councilman Dave Donelson initiated a presentation by the Planning and Neighborhood Services department to address the lack of building height restrictions in the downtown area. A catalyst for this discussion was the updated proposal by the O’Neil Group, seeking to construct a 36-story building with nearly 500 apartment units.

The vice president of the Historic Uptown Neighborhood’s Board, Dianne, expressed appreciation for the presentation in an email to City Planning. In the email, she outlined the Historic Uptown Neighborhood’s interest in the ongoing debate and requested involvement in the Stakeholder Group working on form-based zone changes, including building heights.

The email also included a list of questions from the Historic Uptown Neighborhood, seeking clarification on various aspects of the proposed changes. These questions touch upon issues such as the goals of form-based zoning updates, potential changes in areas close to transitional neighborhoods, considerations for the Central Sector’s building heights, and the timeline for public hearings.

One crucial concern raised by Councilman Donelson is the potential transformation of the cityscape. He stated, “If we allow one of these high-rises, others will follow. People don’t want us to start looking like Denver.” On the contrary, Councilman David Leinweber sees the O’Neil Group’s proposal as an exciting and vibrant addition that could keep young people in Colorado Springs.

The Planning and Neighborhood Services department, represented by urban planning manager Ryan Tefertiller, argued that high-rise projects offer benefits such as increased density, support for local businesses, and more efficient use of utilities and public safety resources. However, concerns remain about the impact on mountain views, historic buildings, and the overall city infrastructure.

As the O’Neil proposal progresses through the planning and approval process, city leaders are committed to ongoing discussions about the necessity of building height restrictions. Councilman Donelson proposed limiting building heights to a range similar to the current 170-247 feet, with the possibility of allowing public votes to decide the matter.

The Historic Uptown Neighborhood’s Board, through Dianne’s email, has made it clear that they want to be actively involved in the decision-making process. Their questions reflect the concerns of not only their neighborhood but also other historic neighborhoods in the city. The outcome of this debate will undoubtedly shape the future skyline of Colorado Springs, and the voices of neighborhood boards and concerned citizens will play a crucial role in this decision-making process.