Historic Uptown Neighborhood As A Stakeholder

The future of 501 N Wahsatch Avenue, a historic property in our neighborhood, is currently under review. The city is considering a Development Plan (DEPN-24-0189) to transition this former laundromat into a single-family home. While this proposal aligns with the R-4 zoning regulations, it raises important questions about the best use of this property and its potential impact on our community.

The Current Proposal: What’s Included
The submitted development plan includes updates to the public right-of-way landscaping along East St. Vrain Street and Wahsatch Avenue. Additionally, the property would not qualify for a non-owner-occupied short-term rental permit, addressing concerns about it becoming another Airbnb. However, beyond these features, the plan does not offer substantial improvements to address the property’s long history of neglect or ensure meaningful contributions to neighborhood revitalization.

A History of Neglect
For years, this property has been a source of frustration for residents. Issues like broken windows, overgrown weeds blocking walkways, and homeless squatting have made the area unsafe and unwelcoming. Despite repeated reports to the city, these problems remain unresolved. Although the proposed landscaping improvements are a step forward, they do not address the broader concerns about long-term maintenance and community safety.

A Missed Opportunity for Revitalization
501 N Wahsatch Avenue has the potential to be much more than a single-family home. Historically, it served as a local grocer—a vital hub for the neighborhood. Restoring the property to a similar use, such as a café, restaurant, or grocer, would better align with the needs of the community. Walkable neighborhoods with local businesses not only enhance quality of life but also support economic growth and community connection.

While the current zoning (R-4: Multi-Family Low) limits the property to residential use, this is an opportunity to explore rezoning or other creative solutions. Programs similar to the Downtown Development Authority’s Tenant Ownership Loan could help a local business owner transform this site into a thriving community asset.

Share Your Story
The future of 501 N Wahsatch Avenue will depend on input from the community. Sharing your experiences and concerns with the city’s case planner, Ethan Shafer, can help ensure the review process considers the full impact of this property on the neighborhood.

Contact Information
Ethan Shafer
Case Planner
Phone: 719-385-5397
Email: Ethan.Shafer@coloradosprings.gov

The deadline for feedback is January 14, 2025.

Together, We Can Make a Difference
This is our chance to advocate for a vision that benefits everyone in the neighborhood. By pushing for solutions that prioritize local businesses and community revitalization, we can ensure 501 N Wahsatch Avenue becomes a positive force in the area—not just another property with limited impact. Speak up today and help shape the future of our neighborhood.

Email Sent by A Concerned Historic Uptown Neighbor

Sometimes it helps to have an example to get started with brainstorming an email to submit a public comment.

I am writing to express my strong opposition to the proposed change of use for 501 N Wahsatch Avenue from a laundromat to a single-family home as outlined in Development Plan DEPN-24-0189.

This property, under its current ownership, has become a source of significant distress and decline for the neighborhood. The building has been neglected since it was converted into an Airbnb, leading to numerous issues, including:

• Broken windows and structural decay that compromise public safety and neighborhood aesthetics.
• Repeated disturbances from fire alarms blaring and squatting homeless individuals, creating a sense of insecurity.
• Overgrown weeds and blocked walkways that impede pedestrian access and contribute to an unwelcoming environment.

Attempts by neighbors to involve the city in addressing these issues have been largely unsuccessful. Meanwhile, long-term residents have been forced to move due to stalking and safety concerns linked to this property.

The current owners, Simple Wealth Solutions LLC (who seem to own many Airbnbs throughout the city), have treated this property as a passive income source without any meaningful reinvestment into the community. This approach contrasts starkly with the property’s historic role as a local grocer—a business that once enriched the neighborhood’s fabric and provided a community hub.

I urge the city to reconsider this proposal and instead encourage revitalization efforts that prioritize small, locally-owned businesses. A grocer like Bread and Butter or a café/restaurant would align with the city’s goals for walkable, vibrant neighborhoods and could benefit from initiatives such as the Downtown Development Authority’s Tenant Ownership Loan Program. This would not only restore the building but also promote community well-being and economic growth.

I would personally be willing to assist in exploring these opportunities, including the prospect of opening a Bread and Butter II at this location. The potential for this property to serve as a cornerstone for neighborhood revitalization is immense, but it requires owners who are committed to investing in the community.

Thank you for considering these points. I hope the city will take steps to ensure that this historic property is restored in a manner that benefits the neighborhood rather than further contributing to its decline.

Standard Notice Postcard & Development Plan
for 501 N Wahsatch Ave

The City of Colorado Springs has received an application for a proposed development project near your property. A decision to either approve or deny the project has not been made. The public is welcome to provide comments or ask questions about this project by contacting the City case planner. All comments submitted will be made part of the public record, without redaction or revision, and forwarded to the project applicant.

Development Proposal Details

Project Description

A new Development Plan to authorize a change of use from a previous laundromat to a single-family home on a site with two other single-family homes. This site is zoned R-4: Multi-Family Low and is 9,800 square feet in size.

Case Planner’s Contact Information

Ethan Shafer
719-385-5397
Ethan.Shafer@coloradosprings.gov

Deadline for Comments

January 14, 2024

In accordance with the Americans with Disabilities Act (ADA) and Title VI, anyone requiring an accommodation or language servies to comment should make a request no later than 48 hours prior to the end of the comment period.

For more information, visit: ColoradoSprings.gov/DevelopmentTracker

Documents may also be reviewed in the Planning Office at 30 S. Nevada, Suite 701.

July 22, 2025 Update

Ethan Shafer (ethan.shafer@coloradosprings.gov), Urban Planner II, Urban Planning Division, City Planning Department, City of Colorado Springs emailed us the following update:

We have received a resubmittal of this application along with a response to you from the applicant (see attached). I have also attached the updated plans. The applicant will also be submitting a relief application for setbacks, density, and lot coverage relating to the transition from commercial to residential in our next application cycle. The existing setbacks, density, and lot coverage are not changing from what exists today; however, the transition of uses sparks the need to meet current zoning requirements or have approval for some type of relief. The relief application will also be publicly noticed just as this development plan was, however, the relief application will have to be reviewed and approved by the City Planning Commission.

August 14, 2025 Standard Notice Postcard & Development Plan for 501 N Wahsatch Ave

The City of Colorado Springs has received an application for a proposed development project near your property. A decision to either approve or deny the project has not been made. The public is welcome to provide comments or ask questions about this project by contacting the City case planner. All comments submitted will be made part of the public record, without redaction or revision, and forwarded to the project applicant.

Development Proposal Details

Project Description

A development standards adjustment to allow for a residential density of 13.33 units per acre where 8 units per acre is allowed. This property is zoned R-4 (Multi-Family Low), is 9,800 square feet in size, and is located at 501 N Wahsatch Avenue.

Case Planner’s Contact Information

Ethan Shafer
719-385-5397
Ethan.Shafer@coloradosprings.gov

Deadline for Comments

September 2, 2025

In accordance with the Americans with Disabilities Act (ADA) and Title VI, anyone requiring an accommodation or language servies to comment should make a request no later than 48 hours prior to the end of the comment period.

For more information, visit: ColoradoSprings.gov/DevelopmentTracker

Documents may also be reviewed in the Planning Office at 30 S. Nevada, Suite 701.