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Urgent: Dangerous ADU Density Plans 
3 HOMES/Lot!  The YIMBY movement sponsored by the National Association of Realtors in Austin (and nationally) has been doing this for the last several years and property values have plummeted as both the Single Family Units (Houses) and Multi-family Units (Apartments) markets are crashing.  Most importantly, our EVACUATION TIMES on most of the westside are already 8.5 hours in best case, blue sky conditions.  This will effectively triple the population.  Watch the trailer for the Subdivide and Conquer documentary about what happened in Austin.  The filmmaker was threatened with legal action for this documentary (from the powerful forces promoting this insanity). We have reached out to the producers and see if we can get a copy of it, but the trailer does a good job capturing the problem.

This will cause significant changes to your neighborhoods, and it's urgent, City leaders will start making decisions in two weeks!

 

Do you want your neighbor to build two (2) more homes on their property right next to yours? Do you want both neighbors on either side of you to build a combined four (4) new homes next to your property?  And, each new home possibly being taller and bigger than your neighbor’s current residence?

Imagine four (4) new homes on each side of you:

  • With structures that tower over you and windows that peer into your space

  • With transient groups of people that come/go in short term rentals

  • With no new parking spaces provided (CO law)

  • With no limit on the number of people in each home (CO law)

  • With no consistent design standards (almost anything goes)

  • With no recourse for you to fight the situation or appeal (CO law)

 

Do you want this?  

The City’s proposed Accessory Dwelling Unit (ADU) ordinance and new CO State Law allow this to occur. Everywhere, in every zoning district with single family homes. The City has to comply with State Law; however, the City is adding a lot, lot more. The City’s proposed ordinance and CO State Law are government overreach. This is effectively changing your zoning and imposes massive density, privacy infringements right in your space. HOAs, gated communities, older communities and newer ones are not exempt.  You are impacted.

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What to do?

  • Read about the new ordinance at https://coloradosprings.gov/ADUOrdinanceUpdate

  • Speak up and express your concerns

  • Advocate for the City to only do what is required by State Law, nothing more. Stop the government overreach!

  • Advocate for only one (1) ADU on each lot, one (1) bedroom, maximum height of 1-story, half the size (50%) of the primary home and no use as short-term rentals (STRs).

 

Speak up!

 

City Council

Brian Risley <brian.risley@coloradosprings.gov>,

Dave Donelson <Dave.Donelson@coloradosprings.gov>,

David Leinweber <david.leinweber@coloradosprings.gov>,

Lynette Crow-Iverson <lynette.crow-iverson@coloradosprings.gov>,

Michelle Talarico <michelle.talarico@coloradosprings.gov>,

Mike O'Malley <Mike.OMalley@coloradosprings.gov>,

Nancy Henjum <Nancy.Henjum@coloradosprings.gov>,

Randy Helms <Randy.Helms@coloradosprings.gov>,

Friedman, Samuel <Samuel.Friedman@coloradosprings.gov>,

Yolanda Avila yolanda.avila@coloradosprings.gov,

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, new@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, and Planning Commissioners,

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

I am writing on behalf of concerned citizens to strongly oppose the proposed zoning changes that would allow two accessory dwelling units (ADUs) per single-family lot in Colorado Springs. This initiative, while intended to address housing needs, poses severe risks to our city’s neighborhoods, safety, and overall quality of life.

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Key Concerns

  1. Unprecedented Density Increase:

    • Allowing two ADUs per lot would effectively transform single-family zoning into R-3 triple-family zoning. This policy would triple the population density in many areas, placing immense strain on utilities, schools, roads, and other public services.

    • The Old North End Neighborhood has voiced these concerns publicly, warning of long-term consequences such as overcrowding in schools and skyrocketing demand for utilities without adequate funding mechanisms.

  2. Evacuation Risks:

    • On the west side of the city, where evacuation times already average 8.5 hours in blue-sky conditions, this zoning change would increase the risk to life in emergency situations such as wildfires. Tripling the population without expanding evacuation routes is reckless and jeopardizes public safety.

  3. Case Study: Austin, Texas:

    • The YIMBY movement, backed by powerful real estate interests such as the National Association of Realtors, has implemented similar ADU policies in cities like Austin. The outcomes have been disastrous:

      • Property values plummeted as neighborhoods became overbuilt with towering ADUs.

      • The housing market crashed for both single-family and multi-family units.

      • The Subdivide and Conquer documentary captures this crisis in Austin, illustrating the pitfalls of poorly executed density plans. The filmmaker faced legal threats from proponents of these policies, highlighting the powerful forces behind this reckless movement to manipulate price via supply rather than allow the free market to naturally correct as inflation dissipates.

  4. Impact on Neighborhood Character:

    • Imagine three homes per lot towering over existing properties with:

      • Windows peering into neighboring yards, erasing privacy.

      • Transient groups cycling through short-term rentals.

      • Parking chaos as state laws forbid requiring off-street parking for ADUs.

    • These developments would erode the character and livability of Colorado Springs’ residential areas, pushing long-term residents to leave and encouraging “scrape and build” investments that prioritize profits over community well-being.

  5. Loss of Open Space:

    • Backyards, once spaces for children’s play and family recreation, would be consumed by new housing units. The disappearance of green spaces diminishes neighborhood appeal and impacts families with children and outdoor hobbies.

 

Urgent Need for a Thoughtful Approach

We urge you to consider the following before moving forward:

  1. Comprehensive Impact Analysis:

    • Conduct a full review of evacuation times, school capacity, utility demand, and transportation needs to ensure the city’s infrastructure can handle increased density.

  2. Protect Neighborhood Integrity:

    • Enact limits on ADU size and height to preserve privacy and prevent overshadowing of existing homes. Establish design standards to ensure compatibility with neighborhood aesthetics.

  3. Public Engagement:

    • Provide residents with meaningful opportunities to voice their concerns. Fast-tracking this policy without public input undermines trust and transparency.

  4. Case-by-Case Implementation:

    • Consider tailored solutions rather than a blanket policy. Some neighborhoods may benefit from ADUs, while others, particularly those in wildfire-prone areas, cannot safely accommodate increased density.

 

Closing Request

We respectfully request that this proposal be paused to allow for further study, public input, and policy refinement. The potential risks to safety, property values, and community cohesion far outweigh the presumed benefits of increasing housing density indiscriminately.

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Colorado Springs is a city of unique character and community spirit. Let’s preserve what makes it special by approaching zoning changes with caution and foresight.

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

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