April 2024 Update

City Council approved the COS ADU Ordinance to comply with State Legislation. This will be effective city-wide in a few months. Below are key highlights of what to expect:

• ADU Types
  • Detached and attached (includes “integrated”) ADUs permitted in all zone districts where a single-family detached unit is allowed, except in the Wildland Urban Interface (WUI) Overlay (integrated only).
• Owner Occupancy
  • The owner must request authorization at the time of permitting.
• Land Use Allowability
  • Detached and attached (aka, “integrated”) ADUs are permitted in all zone districts where single-family homes are allowed.
  • No more than one ADU may be located on any lot.
• Size
  • Limited to 50% of the primary structure or 1,250 sq. ft., whichever is less.
  • If the primary structure is less than 1,500 sq. ft., the ADU may be 750 sq. ft.
  • ADUs are not counted towards the total gross floor area of accessory structures.
• Building Height
  • Detached: Single-story shall not exceed sixteen (16) feet.
  • Garage Conversion: shall not exceed twenty-five (25) feet.
  • Attached: Maximum height shall not exceed the maximum building height of the principal building.
• Set Backs
  • Minimum front and side setback is the same as the principal building and 5 feet in the rear.
  • Detached ADUs may not be located in front of the principal building.
• Parking
  • An off-street parking space is not required.
• Access
  • Exterior access may not be gained from the front.
  • 36’ wide access path from front property line.
• Decision-Making Procedures
  • Submit applications and appeals to the Planning Department Unified Development Code (UDC) department.
  • A public notice poster is required.
  • All ADUs will be subject to an architectural compatibility review to determine whether the design, colors, and materials of an ADU are comparable to the primary structure. Should an ADU be proposed on a property that is a designated historic property or be located in a zone district where the primary structure is subject to architecture or design review requirements imposed by the City than the ADU would also be subject to those requirements too.
  • Each ADU must submit a utility service plan to Colorado Springs Utilities (“CSU”), which will illustrate service connect designs and compliance with all applicable utility service connection and extension standards. Under the proposed ADU ordinance, all proposed ADUs will be required to provide a statement of service authorization as part of the building permit submittal.
  • Prior to development, an ADU must obtain a building permit under the proposed ordinance. Building permits In the City of Colorado Springs are administered by Pike Peak Regional Building Department (“PPRBD”). Through permitting process, agencies (i.e. CSU, Fire Construction Services, SWENT, etc.) participate in the review of each project to ensure compliance with all City Codes, include, but not limited to the UDC, Fire Code, Building Code, and conformity with all applicable Colorado laws.
• Short-Term Rentals
  • ADUs are not permitted to be used as short-term rentals.

Historic Uptown As A Stakeholder

This is an IMPORTANT message regarding significant changes to your neighborhoods. The City’s leaders will make decisions in two weeks (December 9-11, 2024). We must take action quickly!

Do you want your neighbor to build two more homes on their property right next to yours? Do you want neighbors on either side of you to be allowed to construct a combined four new homes next to your property?  Each new home could be taller and bigger than your neighbor’s current residence. 

Imagine four new homes on each side of you:

• With structures that tower over you and windows that peer into your space
• With transient groups of people that come/go in short-term rentals
• With no new parking spaces provided (CO law)
• With no limit on the number of people in each home (CO law)
• With no consistent design standards (almost anything goes)
• With no recourse for you to fight the situation or appeal (CO law)

Do you want this? No!The City’s proposed Accessory Dwelling Unit (ADU) Ordinance and new CO State Law allow this. Everywhere, in every zoning district with single-family homes. The City has to comply with State Law; however, the City is adding a lot more. The City’s proposed ordinance and CO State Law broach government overreach. This changes your zoning and imposes massive density, and privacy infringements right in your space. HOAs, gated communities, and older and newer communities are not exempt. You are impacted.

What To Do?

• Read the Accessory Dwelling Unit (ADU) Ordinance Update.
• Speak up and express your concerns.
• Advocate for the City to only follow State Law requirements, nothing more. Stop the government overreach!
• Advocate for only one (1) ADU on each lot, one (1) bedroom, maximum height of 1 story, half the size (50%) of the primary home, and no use as short-term rentals (STRs).

How To Speak Up?

• Send emails to the following City leaders:
  • Daniel Sexton, Planning Manager – Development Review Enterprise, Daniel.sexton@coloradosprings.gov
  • Kevin Walker, Planning Director – Development Review Enterprise, kevin.walker@coloradosprings.gov
  • City Council, allcouncil@coloradosprings.gov
• Contact your City Council Member directly. Michelle Talarico is the District 3 City Councilmember for Historic Uptown. Her email address is Michelle.Talarico@coloradosprings.gov.
• Complete the Community Survey.
• Go to the scheduled hearing at the Planning Commission on Wednesday, December 11, 2024, at 9:00 a.m. at the Regional Development Center (RDC) at 2880 International Circle, Colorado Springs, CO 80910. More information on how to attend can be found on the Planning Commission’s website.

Go to the City Council meetings. The first meetings will be on December 9-10, 2024, at 9:00 a.m. You can attend online, in person, or write in comments. More information on how to attend can be found on City Council’s website.