BY CATHERIINE DUARTE

COMPASSION: Becoming a more welcoming community. 

Part 3 of a series on the 2025 City of Colorado Springs and El Paso County Regional Housing Needs Assessment (HNA) and ways to create affordability through housing justice. 

The secret has been out for a while. Colorado Springs is a great place to live and the population growth trends show it, with estimates of over 120,000 new residents in the next ten years and over 250,000 more by 2050. With our current housing shortage estimated at 27,000 units, how and where will we accommodate a quarter-million new neighbors over the next two and a half decades? 

In my previous post, I discussed how it is easier to welcome new development when it does not present a threat to your ability to afford to stay in your home. However, there is another type of opposition to new growth – a sentiment that wants to crystallize the city as it is and never see another apartment building or stranger in their neighborhood. Adding 250,000 new residents in 25 years may sound staggering, but in a city spanning just over 200 square miles, we have the room. 

Welcoming communities are more successful communities. 

As our households become smaller and the high cost of sprawling development becomes more apparent by the cost of infrastructure maintenance and other public services, we must rethink how we build within our city’s envelope. Infill development—building on unused or underutilized lots in already developed areas—will be the key to adding more housing and community needs and amenities. 

Adding more residential units to residential neighborhoods should not be controversial. To accommodate 250,000 new people, that would mean we need to add 108,695 new homes (assuming a moderately lower household size of 2.4 people). This does not mean that we must build over 1,000 new apartment buildings.  

Imagine a typical block of 20 single family homes. Over the next 25 years, let’s say that 2 of those homes are converted to duplexes, barely changing the face of the streetscape. Now imagine another 2 are in such disrepair that they are demolished and replaced with tasteful fourplexes that blend with the neighborhood. Finally, imagine one homeowner on the block builds a casita behind their home that they rent out.  

This one block went from housing 20 families to 28 without changing the “neighborhood character.” If this were replicated across the city, existing neighborhoods could easily absorb demand for 80% of new housing units needed by 2050. Allowing flexibility in single family zones absorbs the housing demand with “gentle density” and gives a neighborhood a generation to grow into its potential. 

By allowing our neighborhoods to accommodate more households by a minor zoning adjustment, the visible changes may be subtle, but the positive ripple effects are profound. We can increase the tax base without having to expand our infrastructure. We can build more connected communities which will generate more social and economic opportunities: more walkable destinations, more local businesses, more human interactions, a stronger arts and culture economy, more activation of public spaces, etc. 

Higher density developments (over 50 units) are also highly desired in specific contexts (for instance, along high-traffic corridors and regional activity centers) and essential for vibrant neighborhoods, healthy school districts, and a robust small business landscape. Their addition to neighborhoods should not be subject to public debate about the humanity, intentions, or ‘fit’ of the prospective residents.  

Housing justice is not closing the door behind you, but welcoming others.  

The 2025 Housing Needs Assessment included a survey of over 1,900 Paso County and Colorado Springs residents. The community sentiment data is notable, showing that a clear majority of residents want change!   

Over 60% of survey respondents would support changing zoning laws to accommodate more housing types and more neighbors. Nearly two-thirds of respondents (65%) support the expansion of affordable housing programs. This is a promising foundation to build more housing while building housing justice.  

I am also hopeful because I got to witness the Hillside neighborhood model the kind of generosity and welcoming attitude we all need to meet our city’s housing goals when Catholic Charities converted the Helen Hunt school into transitional family housing. When the plans were unfolding, Hillside neighbors responded with excitement that there would be more families on the block. When our faith asks us to welcome the stranger, what better application of this lesson than to families and individuals who want to be our neighbor?  

Catherine Duarte is the Sr Vice President of Housing Development at Catholic Charities of Central Colorado.