Sample Email

to Mayor Yemi Mobolade, Kevin Walker, and the Planning Commissioners

Note:  It's important to copy us for transparency and the press so they see citizens care about this issue.

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To: yemi.mobolade@coloradosprings.gov, kevin.walker@coloradosprings.gov, mellisa.wutzke@coloradosprings.gov

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cc:  westsidewatchcos@gmail.com, integritymatterscos@gmail.com, chelsea.brentzel@krdo.com, brennan.kauffman@gazette.com, breeanna.jent@gazette.com, mary.shinn@gazette.com, achalfin@krcc.org, asack@kxrm.com, akeith@kktv.com, maggie.bryant@koaa.com, emily.coffey@krdo.com, news@krdo.com, news@koaa.com, news@kktv.com, news@krcc.org, news@cpr.org, news@fox21news.com, talkshow@aol.com

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Subject: Urgent Opposition to Proposed Zoning Changes Allowing 2 ADUs per Lot

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Dear Mayor Mobolade, Mr. Walker, Planning Commissioners & City Councilmembers,

​(Dear Ms. Wutzke, please forward this to all of the Planning Commissioners).

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Colorado Springs alliance of neighborhoods [insert names] representing X of the residential property owners and voters in the City respectfully opposes the proposed ADU Ordinance as currently written. While we acknowledge the need for affordable and attainable housing, this ordinance represents a dramatic shift in zoning policy with severe, unintended consequences for neighborhoods, infrastructure, and public safety. We urge the City to stop, study, or significantly alter this ordinance to ensure it aligns with community values and does not irreparably harm the quality of life for Colorado Springs residents.

 

Key Concerns with the Proposed ADU Ordinance

1. Exceeding State Mandates with Harmful Local Impacts:

   • HB-1152 Compliance vs. Overreach: While the City must comply with Colorado HB-1152, the proposed ordinance far exceeds state requirements. HB-1152 calls for "compact housing" with "minimal impacts to infrastructure." In contrast, the proposed ordinance allows for massive density increases, creating significant infrastructure strain and undermining neighborhood character.

   • Irreversible Changes: Once enacted, the "use-by-right" policy cannot be reversed, even if HB-1152 is later challenged or repealed. A sunshine clause should be added to the ordinance to mitigate long-term impacts if state legislation changes.

2. Massive Density Increases – Not Gentle Density:

   • Allowing two ADUs per lot in single-family zoning districts increases density by 300%, effectively transforming single-family zoning into multi-family triplex zoning.

   • This is not "gentle density." It is a sweeping, citywide rezoning that will impact 61% of properties and undermine the very foundation of neighborhood stability and quality of life.

3. Strain on Aging Infrastructure:

   • Colorado Springs’ infrastructure is not designed to handle such rapid densification. A 300% increase in population density will overburden utilities, roads, and emergency services, leading to costly failures and significant public safety risks.

   • Evacuation Concerns: On the west side, evacuation times already exceed 8.5 hours under ideal conditions. Tripling the population without addressing evacuation routes endangers lives during emergencies like wildfires.

4. Encouragement of Corporate Investor Exploitation:

   • The ordinance incentivizes "scrape-and-build" projects, making single-family lots attractive to corporate investors who will replace homes with multi-unit developments. This trend threatens to displace long-term residents and destabilize neighborhoods.

5. Erosion of Neighborhood Character:

   • Detached ADUs are permitted to be the same size and height as the primary structure, fundamentally altering the nature of single-family neighborhoods.

   • The ordinance lacks architectural standards for detached ADUs, allowing for incompatible designs, materials, and landscaping that will clash with existing neighborhood aesthetics.

6. Public Safety and Quality of Life:

   • Increased density without parking requirements or occupancy limits creates safety hazards and diminishes the quality of life for residents.

   • Existing homes will be overshadowed by larger ADUs, eliminating privacy, green space, and recreational areas.

 

Recommendations to Protect Neighborhoods

While the fiscally responsible decision is to pause this ordinance and conduct a comprehensive study on its impacts, we propose the following changes if the ordinance moves forward:

1. Limit ADU Size and Height:

   • Detached ADUs should be significantly smaller than the primary structure and limited to one story to preserve neighborhood character and align with the intent of HB-1152.

2. Enforce Compatibility Standards:

   • Require architectural standards, building materials, and landscaping for detached ADUs to ensure compatibility with existing neighborhoods.

3. Introduce a Sunshine Clause:

   • Include a provision that repeals or revises the ordinance if state laws like HB-1152 are overturned or significantly modified.

4. Conduct an Infrastructure Study:

   • Assess the capacity of utilities, roads, schools, and emergency services to accommodate increased density before enacting citywide changes.

5. Limit Investor Exploitation:

   • Restrict "scrape-and-build" projects and impose regulations to protect neighborhoods from corporate investor overreach.

6. Require Public Engagement:

   • Extend the public participation process to allow residents more time to understand and provide input on this transformative policy.

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Conclusion

This proposed ADU ordinance represents a massive rezoning effort with far-reaching consequences. While the need for attainable housing is a City focus, the approach must be thoughtful, measured, and aligned with Colorado Springs’ unique character and strategic goals. We urge the Mayor, Planning Commission and City Council to stop and conduct the necessary studies and analyses prioritizing the following:

• Protect existing neighborhood integrity.

• Ensure public safety and infrastructure capacity.

• Avoid irreversible changes that exceed state mandates.

Colorado Springs is a city built on strong neighborhoods and a commitment to quality of life. Let’s ensure that any changes to zoning policies reflect those values.

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Sincerely,

[Your Full Name]
[Your Address or Zip Code]
[Your Contact Information]