Downtown Review Board approves 7‑story hotel at 524 South Cascade

The Downtown Review Board on March 4 approved a form‑based zone development plan and warrants allowing a seven‑story, mixed‑use lodging project at 524 South Cascade in Downtown Colorado Springs, the board voted 7‑0.

The project covers roughly 0.88 acres on the northwest corner of South Cascade Avenue and West Moreno Avenue and would replace a one‑story vacant office building with two mixed‑use structures: a seven‑story hotel with about 80 guest rooms and a two‑story “guest house.” Staff and the applicant told the board that the design requires two warrants: one for the south‑edge building envelope where a pedestrian plaza breaks the required zero‑setback street wall, and one for reduced glazing on the two‑story guest house (the applicant reported roughly 30–32% glazing where 60% is required).

Ryan Tiefertuller, Urban Planning Manager, told the board the application was submitted in October 2024 and has completed three technical review cycles. He said the downtown review board primarily handles projects that require relief through warrants and recommended the board consider approval. The applicant, Jeff Finn, senior vice president at Norwood Development Group, described the hotel partner and brand strategy and the design tradeoffs behind the plaza and guest‑house glazing. “We do commit to improving both sides of Moreno,” Finn said, noting coordination with property owners and an urban renewal approach to streetscape work.

The applicant said the project will include approximately 25 structured parking stalls (many tandem and operated by valet), interior guest amenities, and a landscaped plaza and outdoor seating along the Moreno frontage. Jeff Finn and the design team said the plaza was placed on the sunny (Moreno) side to increase amenity use and to offset building mass from the adjacent single‑family homes to the south.

Public notice included two rounds of mailings to properties within 1,000 feet and outreach to neighborhood groups; staff recorded both supportive comments and concerns focused on building bulk/scale and parking. The board discussed the special constraints of requiring off‑site streetscape improvements, with Tiefertuller explaining the city generally needs a demonstrated nexus and proportionality to compel off‑site work but that an urban renewal approach can fund corridor‑wide improvements.

Board member Sam (identified in the record as a board member) moved to approve the development plan and warrants “with the alterations as noted”; the motion was seconded and passed on a 7‑0 vote. Two board members had recused themselves from the discussion prior to the item. The board’s action is appealable to the City Council under the city’s procedures.

The board packet includes a longer staff report analyzing compliance with the Downtown Colorado Springs form‑based regulating plan, the Experience Downtown master plan (2016), and the city’s comprehensive plan (Plan COS); staff concluded the application meets warrant criteria with conditions for minor technical edits.