Council approves Sun Mountain Townhomes rezoning and development plan after neighborhood objections

Colorado Springs City Council on Tuesday approved a zoning map amendment and development plan that will allow construction of 26 townhomes on a 2.22‑acre infill site at 520 North 20th Street (development plan area 2.52 acres). The council voted to adopt the zoning change to R‑Flex Medium and to approve the Sun Mountain Townhomes development plan; both votes were 6‑2 (Councilmembers Donaldson and Tallarico voted no; President Pro Tem Crow Iverson was absent).

Applicant presentation and changes: The applicant, represented by Andrea Barlow of NES, said the proposal reduces a previously proposed density and height from an earlier application and that the current plan is designed to meet the Unified Development Code’s (UDC) updated technical standards (on‑site stormwater detention, guest parking and open‑space requirements). The plan retains the public alley and proposes to upgrade it from 16 to 24 feet to meet fire access criteria, add curb and gutter, and extend sidewalks along 20th Street and Twentieth to improve pedestrian connectivity to nearby Uinta Gardens and transit stops. The proposal includes six four‑unit buildings and one duplex (26 units total) with a maximum building height just over 34 feet, and landscaping buffers along the north property line.

Neighborhood concerns: Neighbors and two adjacent property owners who objected in person said they supported sensitive infill but argued the rezoning would allow building mass and setbacks that would block natural light and increase landslide risk for directly adjoining properties. Kelly Hiller said one of the proposed buildings sits as close as 10 feet from an adjoining lot line and that additional excavation could increase slope‑stability risks. The Hillers asked council to deny the rezoning and noted their contention that planning staff had improperly signaled a threshold finding during the review process; planning staff and the city attorney’s office later clarified procedural responsibilities in Q&A.

Support: City and business supporters included the Chamber & EDC and the Pikes Peak Housing Network, who said the project will add for‑sale townhomes at a lower price point than single‑family housing and helps address the city’s housing deficit. The applicant told council the plan meets the West Side plan’s intent for infill and transitional density.

Votes and next steps: Council approved both the zoning map amendment and the development plan. Staff noted additional technical reviews will be required before building permits are issued, including final geotechnical/engineering submittals, a final drainage report and coordination with Colorado Springs Utilities on any needed utility relocations. The applicant will be responsible for improvement costs required by city standards during construction.

Ending: The action clears the zoning and development plan obstacles; the project will proceed to permitting and construction steps subject to the city’s engineering and building permit reviews and required easements and utility relocations.