June 18, 2018

Public Hearing on Lil Market June 21

Message from City Planner Mike Schultz:

I just wanted to follow up to clarify a few things before Thursday’s public hearing at the City Planning Commission meeting.

I provided the City Planning Commission at the scheduled work session on Thursday, June 14th, email comments (both in support and opposition) that I had received before Tuesday (June 12th) regarding the Land Use applications (see attached, PDF’s #1 and #2) for the Willamette Market.  Earlier today I sent another round of emails to the Commissioners for their consideration in this matter (see attached, PDF’s #3 and #4).  The City Planning Commission will take all comments into consideration, along with all other information presented to them within the Staff report, along with resident applicant comments heard at the public hearing.  The Commissioners will also need to consider the review criteria for each application as well as taking into consideration the City’s Comprehensive Plan and Infill Supplement.  The Commissioners, after considering all information presented to them, will forward a recommendation to City Council, either to approve or deny the applications as presented, or they could modify staff’s recommendations.

Because the zone change, development plan and non-use variance are considered quasi-judicial items, City Planning Commissioners and City Councilmembers cannot be contacted or lobbied by either citizens or the applicant; below is the section of the City Code regarding quasi-judicial applications.

City Code Section 7.5.105.B. Quasi-Judicial: After an application is submitted to the City, the staff reviews the application and accompanying information and prepares a report and recommendation for presentation at a public hearing. The decision is based completely on facts, evidence and testimony presented at the hearing and evaluated using this Zoning Code requirements and criteria. A decision is made at the hearing, or the matter is taken under advisement and a record of decision is released. Decision makers may not be contacted or lobbied.

Staff would like to clarify Staff’s recommendation on the rezoning, Staff is recommending that the rezoning to C-5 (Intermediate Business) carry certain conditions of record that will either restrict many uses or has changed other uses from permitted to conditional uses that Staff believed were inappropriate for this site and the neighborhood.  Staff is also recommending some operational parameters associated with the use of the property, those parameters are listed below and will be noted on the development plan (note that these operational parameters cannot be modified without a formal amendment request and notification to the neighborhood; this will not necessarily trigger a public hearing and decision by either City Planning Commission and/or City Council unless Staff refers the request or the decision is appealed).  The below parameters have been agreed to by the property owner and the current tenants.  Please keep in mind that there are no operational standards in place for the property other than the use of the property is considered legal non-conforming is not allowed to expand, either physically or that of the proposed liquor license (which is on hold until the rezoning is resolved).

  • Hours of Operation:
    • Sunday – Thursday: No earlier than 6 a.m. / no later than 8 p.m.
    • Friday and Saturday: No earlier than 6 a.m. / no later than 10 p.m.

(Note: Closing hours should not imply that customers would not be permitted to finish meal/drink and have vacated the building by that time.  Service to customers should end at or before required closing time; the owner/tenant should make efforts to ensure customers are off the premises within a reasonable amount of time after closing).

  • Outdoor Seating: Outdoor patio seating is limited to the west patio only.  The existing picnic tables located within the boulevard/tree lawn may remain.
  • Music: No amplified music, including speakers, may be used on the patio.
  • Smoking: No smoking allowed on the patio.
  • Signage: Illuminated signage is limited to backlit or internally lit signage.  Any exposed neon or excessively bright signage is prohibited anywhere on the building or displayed within a window.
  • Employee Parking: Employees should be encouraged to either use alternative transportation (i.e. walking, biking, motorcycle, moped, mass transit, etc.) or encouraged to park west along Willamette Ave.  (Note: Staff and the owner understand that the enforceability of this provision may be difficult; owner and tenant(s) should work with their staff and the neighborhood regarding on-street parking).
  • Amendments: Amendments to these provisions may be administratively reviewed and amended at any time, however, notification to property owners within 1,000-feet of the property and to the neighborhood organization must be given to allow citizen comment.

To view the entire Staff report you can visit the City Planning Commission website by clicking on either link below:


Scroll down and click on “City of Colorado Springs Planning Commission” link about halfway down the page.



Click on the June 21st agenda link, find the Willamette Market agenda items and click on the staff report or the figures provided to the Commissioners.

The Planning Commission meeting begins at 8:30 a.m. in the City Council Chambers (3rd floor) of City Hall, 107 N. Nevada Avenue.  Public comments are generally limited to 3 minutes per person unless there is designated speaker on behalf of a group of residents.

If you have any questions please feel free to contact me.

Thank you,


Mike Schultz

Principal Planner

Phone (719) 385-5089

Email mdschultz@springsgov.com


Land Use Review

Planning & Community Development

30 S. Nevada Ave, Suite #105

Colorado Springs, CO 80901

Office Main: (719)385-5905

May 30, 2018

Homelessness issues

The board of directors of Middle Shooks Run Neighborhood Association met with Andy Phelps, City Homeless Prevention and Response Coordinator and Middle Shooks Run resident, in May 2018. He outlined the problems of homelessness in our community and brought us up to date concerning progress made and future plans.

Andy invited anyone in the community to contact him at aphelps@springsgov.com regarding information and how individuals can help. Here is a 7-page brief on homelessness issues and approaches in Colorado Springs from Richard Skorman, City Council President, and Andy Phelps. Click here: Skorman-Phelps Homelessness Brief MAY 2018 UPDATE-1

The City of Colorado Springs will be launching a new approach: the “Better Way to Give” campaign aimed at educating residents about how they can effectively help by giving directly to service providers while discouraging giving to panhandlers. The campaign will include strategically placed signs at key panhandling spots in the City, setting up a text-to-give functionality and an informative website. Signage will also be offered to downtown businesses.

The next board of directors meeting for MSRNA is set for June 13, 2018. For more information please contact info@msrna.org.


March 15, 2018

Make Shooks Run Creek Cleaner!

Shooks Run Creek Cleanup
Saturday, April 21

Celebrate Earth Day and the Great American Cleanup by helping clean up our neighborhood creek. Be sure to wear sturdy shoes and bring gloves. Register and pick up trash bags at one of these locations on Saturday morning: Prairie Dog O’Byrne Park (505 E. Bijou St) OR North Shooks Run Park on Franklin Street just north of Willamette.

“This is so much fun!”

We will be picking up trash in the creek from Uintah Street south to Pikes Peak Avenue. When our event ends at noon, the Sustain-a-Fest celebration starts at Boulder & El Paso Streets with food trucks, live music, informative booths.

Meet Your Neighbors April 11

MSRNA Annual Meeting
Wednesday, April 11
Community Prep School Gym, 332 E. Willamette

Everybody welcome!  Come learn what MSRNA did in 2017 and what’s in store for 2018. Find out how you can make a large or small difference in your neighborhood.

PLUS: it’s a pleasure and a privilege to hear a presentation from local historian Tim Scanlon who will talk about the origins and development of Middle Shooks Run neighborhood –learn what makes Middle Shooks Run unique!

Bring a dessert to share at 6:00pm. We will provide the coffee. The meeting officially runs 6:30 to 8:00pm.

January 15, 2018

2018 MSRNA Tree Sale

Neighborhood Tree program sold out for 2018!

UPDATE 3/15/18: We are sold out! You can get on the list for next year, if you like.

This is MSRNA’s fifth neighborhood tree planting project. How it works: MSRNA buys trees from Trees Across Colorado then offers them for sale to residents in our neighborhood. TAC is a program of the Colorado Tree Coalition (coloradotrees.org) and provides trees to towns and community groups all over the state.

Over the past six years more than 100 trees have been planted to replace the many trees lost to disease, old age, and drought. Our neighborhood tree program diversifies the trees shading our streets, yards, and homes with species suited to our climate. Since 2012, a portion of each MSRNA membership has gone to the Tree Fund. Our priority is to increase the number of hardy trees along our streets, between the sidewalk and the curb.


If you want to plant a street tree, you need to apply for a forestry permit at https://parks.coloradosprings.gov/parks-recreation-and-cultural-services/webform/forestry-permit-request. Under Work to be Done, select “plant.” Under Company Doing the Work, insert “homeowner;” planting does not need to be done by a licensed tree service. City Forestry will confirm the planting site after receipt of your application. If you need a stump removed, contact a private tree contractor to have this done.

Any questions, email us at info@msrna.org.

2018: A Year for Community Building

MSRNA needs you!


Our neighborhood tree program, regular creek cleanups, and other events are well established but we do need helpers. Make 2018 your year to be more involved in your neighborhood, to give back to the community, to get to know your neighbors better, please consider:

  • Becoming a member or renewing your membership. Your $15 helps cover costs of creek cleanups, summer concerts, neighborhood trees, and more. You can join online with a credit card www.msrna.org or send a check for $15 to MSRNA, PO Box 204, Colorado Springs, CO 80901
  • Serving on the MSRNA board of directors. The time commitment is not that great. We meet at least quarterly to discuss issues and event plans. Board members are elected at our annual meeting in April. Let us know of your interest and questions if you have them. We will be happy to talk to you. info@msrna.org or Louise at 597-5407
  • We need a few more volunteers to distribute flyers around a few blocks to neighborhood homes. We do this once or twice a year and it’s our way of reaching every household. Please contact Megan at meganb_ads@yahoo.com

December 6, 2017

MSRNA brings trees to the neighborhood

Trees on Cedar Street

Fall is a great time to think about adding a tree to your yard. Do you have space for a street tree or a tree in your yard? Are you longing for some fall color or spring flowers? Would you like a large shade tree or small ornamental tree? We will have a tree for you during our spring tree sale.

We have brought over 100 trees into the neighborhood since 2012 with the goal of expanding and diversifying our urban forest. MSRNA is committed to replacing the many street trees we have lost over recent years and we share the cost of those trees with homeowners.

Our 2018 tree selection includes oaks, catalpa, Tatarian maple, crabapple, Kentucky coffeetree, and tree lilac. All trees are well-rooted and hardy species adapted to our climate and soils. Trees cost between $30 and $65 depending on variety and planting location.

The tree sale will begin in earnest in January, but early reservations are accepted at any time. If you are interested in more information, send us an email at info@msrna.org

October 23, 2017

Volunteers clean up the creek!

Invited by the Middle Shooks Run Neighborhood Association, over 50 neighbors and friends (including Mayor Suthers and State Rep Pete Lee and some homeless folks, too) cleaned the Shooks Run waterway on Saturday morning, October 21. From Pikes Peak Avenue north to the Uintah Street bridge, the creek is much cleaner than it was.

It was a sunny fall morning, and a good way to get some exercise, be outdoors, and help the environment. Thanks everyone who filled a trash bag or two, or three, or more. Special thanks go to Nancy Strong and Harriet Landrum–our neighborhood organizer heroines.


September 19, 2017

Creek Clean-up on October 21, 2017

Our neighborhood association will organize the fall Shooks Run Creek Clean-up from 9:00am to 1:00pm on Saturday, October 21. Volunteers can come any time during those hours and help clean up the riparian area.

Start at the information tables at either John “Prairie Dog” O’Byrne Park (509 E. Bijou Street) or North Shooks Run Park north of Willamette at 706 N. Franklin.

Trash bags will be available for volunteers. Please bring sturdy shoes, gloves, hat, and drinking water. Children are welcome if accompanied by an adult.

In case of bad weather (rain, snow, cold) please come on November 4 instead.

July 24, 2017

Envision Shooks Run meeting–Aug. 8, 5-7pm

You are invited to the 6th and final in a series of Envision Shooks Run Public Workshops: Sustainable Infrastructure Plan
When: Tuesday, August 8, 2017
Time:   5:00 – 7:00 p.m., presentation at 5:30 p.m.
Where: First Presbyterian Weber Street Center
             105 N. Weber Street, 
             Colorado Springs, CO 80903
(Free parking lot just north of the building)
During the last public meeting, the community reviewed the draft Facilities Master Plan (FMP) for the 4-mile Shooks Run corridor. This plan details the improvements and changes to streets, bridges, drainage infrastructure, stream/trail, and various destination elements along the corridor. The FMP was presented to city boards, committees, commissions and councils between October 2016 and February 2017 as part of the effort to finalize the FMP. Development of the companion document, the Sustainable Infrastructure Plan (SIP), has been underway since then. At Public Meeting #6 key parts of the SIP will be presented to the community.
The long-term Envision Shooks Run plan will enable the City to make strategic decisions on infrastructure needs, priorities and implementation. The plans will also provide guidance to make improvements in an informed and fiscally responsible manner to maximize improvements to the corridor. The City will also have a starting point for the path to fulfill the community-desired vision for Shooks Run over the next 50 years.
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