North Wahsatch Avenue Density Adjustment

At a glance

• What: Development Standards Adjustment (DVSA-25-0003) to City Code sections 7.2.206 and 7.4.2-A allowing a residential density of 13.33 dwelling units per acre in the R-4 (Multi-Family Low) zone district, where 8 units per acre is allowed, at 501 N Wahsatch Avenue (Council District 3). Quasi-judicial.
• Outcome: Approved 8-0-1 by the City Planning Commission on August 12, 2026 (Commissioner Gigiano absent). The motion text states 13.34 units per acre.
• Why it matters: The former Stoner's Laundromat building would become a third dwelling unit; neighbors raised parking, short-term rental and neglect concerns.

Detail

• The 9,800 square foot site holds two residential units and a former commercial unit (the laundromat, closed around 2017-2018, which lost its legal nonconforming commercial status). Converting it to housing triggers the units-per-acre standard, and three units on that lot works out to 13.33 per acre. Staff said that without the adjustment only about one unit would be allowed on a lot this small.
• Ethan Shafer, Planner II, presented. 255 postcards were mailed within 1,000 feet in each of two notice periods; four comments came in (preference for neighborhood commercial use, fear of short-term rentals, long-term neglect such as boarded windows and overgrown vegetation, limited parking), plus one in support. Staff found all four adjustment criteria met: lower intensity than commercial use, landscaping and infrastructure investment, and activation of a neglected property.
• Bill Guman, representing the applicant, described nine years of vacancy and no commercial interest, an interior and exterior rehabilitation about three years earlier with no environmental violations found, six parking spaces including one ADA stall, and willingness to join a residential permit-parking program.
• Public comment: Robert duPignac (the homeowner who pulled the item off the consent calendar) cited parking, setbacks, school-zone traffic and historic character; Zachary Gates criticized remodeling before seeking zoning relief; Jillie Johnston asked how historic elements would be preserved and why density had to rise.
• Questions: Cecil asked about contamination and questioned whether 13.3 was a typographical error (her own math gave about 2.9 units per acre, suggesting about 13.6 for an even three). Robbins asked about parking. Chair Hensler said the math felt moot since only the use changes. Willoughby noted R-4 requires less parking than commercial use and that the site is not in a Historic Preservation Overlay. Case asked about short-term rentals; Shafer said the owner is an LLC (so probably not eligible for an owner-occupied permit) and several short-term rentals already sit within 500 feet, which blocks a non-owner-occupied permit.
• Commissioners Case, Willoughby, Cecil, Engel, Robbins and Hensler spoke in favor.
• Motion by Cecil, seconded by Willoughby, to approve the adjustment on the finding that it meets the criteria in City Code section 7.5.525. Passed 8-0-1: Hensler, Robbins, Clements, Willoughby, Case, Engel, Cecil and Egbert aye; Gigiano absent.

Sources

• City Planning Commission minutes, August 12, 2026: https://legistar2.granicus.com/coloradosprings/meetings/2026/8/2759_M_City_Planning_Commission_26-08-12_Meeting_Minutes.pdf
• Attachments to item 5.B: staff report, history of the property, project statement, public comment and applicant response, site plan.

Log

2026-08-12 - City Planning Commission

Pulled from the consent calendar at a resident's request; heard and approved 8-0-1.

2026-08-06 - City Planning Commission Work Session

Previewed by Ethan Shafer: converting the former laundromat (closed about 2017) lost its nonconforming status; at least four public comments on parking and a preference for commercial use; six parking spaces; a mixed-use rezoning would be broader and slower, so the adjustment was the more appropriate path.