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Planning commission approves conditional use for self‑storage at 288 S. Academy with required amenity space
Summary
The Colorado Springs City Planning Commission voted unanimously June 11 to approve a conditional use to convert an existing commercial site at 288 South Academy Boulevard into a self‑storage facility in the streamside overlay, with a condition that the development plan include an outdoor amenity area as presented by the applicant.
The Colorado Springs City Planning Commission on June 11 approved a conditional use to allow a self‑storage facility at 288 South Academy Boulevard, a roughly 3.34‑acre parcel in the MXM zoning with airport and streamside overlays. The commission voted unanimously to approve the application on the condition that the applicant incorporate an outdoor amenity space into the development plan as shown at the hearing.
The application, presented by Allison Stalker, senior planner with the city’s land use review team, asked the commission to permit self‑storage within the streamside overlay. Stalker said the use is permitted in the base MXM zone but is conditional because of overlay requirements. She told commissioners the property was developed in 1985 and has existing impervious surfaces that do not meet current streamside standards, and staff was concerned about compatibility and whether the streamside mitigation and amenity criteria (in particular criteria 4 and 11) would be satisfied. Stalker said the city received about 131 mailed notices and one public comment opposing the use on the grounds it could reduce street‑level activity and worsen local blight.
Applicant representatives said they plan to convert the existing buildings and paving to self‑storage without major new construction other than perimeter fencing and small canopies for loading. Brad Nichols of YOW Architects and Paul Moon, who represents the family that owns the property, described frequent tenant turnover and safety problems tied to ongoing homeless encampments and other activity along the stream corridor. "I can personally attest that probably over a 100 of those 911 calls were from the owners like ourselves," Moon told the commission, describing repeated calls for police response and actions to remove encampments.
The applicant proposed a perimeter fence and added lighting to deter encampments and improve security. Commissioners pressed the team on details of the fence configuration, pedestrian access and fire access; the applicant said there would be multiple vehicle gates, a main pedestrian entry to an office in one building, and a Knox box at the north gate for emergency access. Colorado Springs Fire Department Battalion Chief Steve Smith told the commission the site had applied for and received the required permit for gates and fences and that the department verified access to hydrants and building areas during that process: "This site did apply for that permit, and they did get approved for that," Smith said.
Staff and the applicant discussed streamside overlay rules, which include a menu of mitigation and amenitization options. Stalker said staff had not received documentation showing proposed amenity spaces before the hearing; the applicant presented an option for an interior outdoor seating/break area between buildings that could be opened to the streamside on a limited basis to meet amenity expectations. Commissioners said the amenity proposal moved the project closer to the "spirit of the code" by offering a connection to the stream corridor even if the property would remain fenced for security.
After questions, Commissioner Hensler moved to approve the conditional use "based upon the finding that the request complies with the criteria set forth in city code section 7.5 0.601," and Commissioner Robbins seconded. The motion included a condition that the development plan incorporate the outdoor amenity as presented and be approved by staff. The commission recorded the decision as unanimous.
The planning commission record includes the streamside overlay development criteria and the option to appeal. Staff read appeal instructions after the vote; the transcript records that an affected party may appeal to city council under section 7.5 0.415 of the Unified Development Code, with a $176 filing fee and a 10‑day appeal window set to expire Monday, June 23, 2025.
The decision advances the conditional use to the administrative development plan review and building permit processes, where staff and reviewers will check final details for fire access, fence design, landscaping and other site improvements. The motion and condition require the applicant to show the amenity in the development plan so staff can evaluate whether the required streamside mitigation and amenitization criteria are satisfied.
