- A. INTRODUCTION
- The basic premise behind
this Policy Plan is that it should be largely self-implementing
through its use as a source of guidance in the design and review
of land use applications. These land use proposals are most often
initiated by developers and private property owners. In other
words, the role of local government should be to articulate the
overall development framework, establish community priorities
and provide basic infrastructure. It is the responsibility of
the private sector to decide when, where and exactly how development
should take place within this context.
- It also needs to be acknowledged
that effective and proactive citizen-based public planning and
programming is a resource-intensive process. In a County where
a high value is placed on limiting both the cost and reach of
government, it needs to be clearly understood that the demand
for both public plans and programs will always greatly exceed
the availability of resources. County-initiated implementation
of this plan will only be successful if proposed actions are
undertaken in an efficient and prioritized manner.
- Within the context described
above, the purpose of this Chapter is to outline a number of
proactive steps which are recommended by the Oversight Committee
for potential use in implementing this Plan. These proposed actions
are organized into a number of categories for ease of use and
reference, beginning with those which relate directly to effective
use of this Plan as a guidance document. The expectation is that
these suggestions will be considered carefully by the Board of
County Commissioners and County staff for incorporation into
future work programs and operating procedures.
- B. IMPLEMENTATION PROGRAMS
- 1. Make Effective Use
of this Plan
- a) Ensure that each member
of the BOCC and Planning Commission have a personal copy of the
County-wide Policy Plan
- b) Integrate
and maintain this planning document in an electronic format which
promotes maximum public access and ease of use and develop and
maintain a geographic information system database which allows
planning and other public policy decisions to be made in the
most informed and efficient manner.
- c) Evaluate
all applicable land use applications in the unincorporated County
for consistency with this document.
- d) Prepare an annual "State
of the Master Plan" report centered on the effectiveness
of this document and other supporting elements. Within this report,
summarize activities associated with the application, development
and refinement of the Master Plan over the past year, with special
emphasis on identifying controversial land use issues or situations
where there was a perceived void in policy guidance.
- e) Prepare and refine
an annual Planning Division work program using the "State
of the Master Plan" report as its basis.
- f) Comprehensively re-evaluate
this Policy Plan approximately five (5) years from its date of
publication, through the use of a focused public process. Amend
this document as appropriate based on that input.
- 2. Develop, Maintain and
Refine Other Plan Elements
- a) Place a high priority
on providing Small Area Plan coverage for the entire unincorporated
area.. Specifically develop an element for the eastern County.
- b) Revise the Countys
Major Transportation Corridors Plan (1987) and every five (5)
years thereafter in consultation with other transportation planning
- c) Integrate all elements
of the County Master Plan into the Countys Geographic Information
System (GIS) for effectiveness and ease of use.
- d) Prepare solid waste
and open space elements of the County Master Plan if dedicated
funding sources can be identified.
- e) Maintain current data
within the Wildlife and Mineral Resources elements of the Master
- f) Prepare a County-wide
trails plan in coordination with municipalities, parks departments
and the Pikes Peak Area Council of Governments (PPACG). This
document could be structured to apply variable approaches to
differing sub-areas of the County.
- g) Prepare new and updated
Master Plan elements in a cost-effective and efficient manner
by using the following strategies:
- -do not undertake projects
without clear direction and support from elected officials,
- -rely on GIS resources
to do more efficient analysis and communication,
- -make effective use of
consultants and outside expertise, and
- -develop partnerships
and seek outside funding to assist in Master plan efforts, and
- -to provide for effective
- 3. Maintain an Effective
- a) Maintain and effectively
use lists of contacts for defined sub-areas of the County and
for specific topical areas and projects.
- b) Post key hearing dates,
agendas, updates and planning documents on the Countys
Web site to maximize public access by those residents who are
most interested in particular items or topics.
- 4. Enhance and Update
- a) Reformat the El Paso
County Land Development Code to make it more user-friendly and
efficient to use. Include the ability to electronically cross-reference
and search. This process should best be done independently from
changes to the content of the Code, and could be done with the
assistance of a consultant.
- b) Comprehensively zone
or rezone those areas of the County for which specific zoning
is recommended in Small Area Plans.
- c) Consider zoning for
the balance of the unzoned eastern portion of the County only
with the explicit direction of a majority of the Board of County
Commissioners. This effort should be based on a plan developed
in full coordination with a representative group of affected
- d) Comprehensively rezone
all parcels with obsolete zone designations through a legislative
- e) Revise the
County zoning regulations to reduce the number of use variances
requested for land uses where no appropriate zoning category
- f) Prepare and
adopt review standards for approvals of location (CRS 30-28-110)
and use variances.
- g) Facilitate the creation
of a drainage fee system which is tied to impervious surfaces
and which has the ability to assess previously developed areas
for the reasonable costs of maintenance, operations and system
upgrades. This system should be developed in close coordination
with the City of Colorado Springs and other appropriate municipalities.
- h) Adopt a combination
hillside and wildland fire overlay zone district for use in the
unincorporated County where applicable.
- i) Increase submittal
fees to defray a larger proportion of application review costs.
- j) Develop a fair, equitable
and cost-effective process directed toward maintaining compliance
with those land use related regulations which are in effect for
the currently unzoned areas of the County.
- 5. Coordinate with Other
- a) Facilitate the inclusion
of all remaining privately and State-owned unincorporated land
within the boundaries of organized fire protection districts.
- b) Continue to provide
support for the El Paso County Water Authority.
- c) Execute an updated
Cooperative Planning Agreement among El Paso County, Colorado
Springs, Fountain, Monument and Manitou Springs. This effort
should be directed toward development and adoption of joint land
use policies and standards for these areas.
- d) Undertake a comprehensive
program to cooperatively analyze the costs and benefits of providing
services to enclaves and peninsulas within municipalities.