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ECONOMIC
DEVELOPMENT (EC)
VISION
STATEMENT
The
Tri-Lakes Planning Area presents a variety of unique economic
development opportunities for smaller type of business
ventures that rely on high visibility. Interstate 25 is
the entrance into El Paso County, the Tri-lakes Area,
The Town of Monument, and the City of Colorado Springs
from the north and what is located along the Corridor
forms a lasting impression. The vision includes economic
development of high quality while allowing reasonable
flexibility for landowners and developers to meet the
quality of life and environmental expectations of the
community.
GUIDING
PRINCIPLE
- Preserve,
protect and enhance the quality of life for residents,
especially the inherent beauty of the area.
- Accommodate
growth through balanced, commercial, industrial and
residential development.
New
Housing Construction Courtesy: Andy de Naray
BACKGROUND
In
1983 when the first Comprehensive Plan was approved commercial
development in the unincorporated County was generally
located in two areas: at the Baptist Road/I-25 interchange
and the western edge of Woodmoor and I-25. There were
no major concentrations of industrial uses. The 1983 Plan
recommended that new regional commercial and industrial
be located in municipalities if adequate facilities and
services were available. Since the 1983 Plan was approved,
Monument has annexed most of the property along the I-25
corridor.
Most
of the economic development in Tri-Lakes centers around
the home building industry. Non-residential development
has occurred primarily outside the jurisdictional limits
of the County within the municipal limits of Monument
and Palmer Lake. The municipalities depend on commercial
businesses to generate sales tax revenue.
I-25,
as a regional transportation corridor, has the potential
of attracting both commercial and office development.
Development along this corridor has somewhat lagged behind
the adjacent residential developments to the east and
west. The exceptions to this is the development that has
occurred within the Town of Monument along SH 105 and
within the unincorporated County at the Baptist Road Interchange.
The challenge then, is to attract economic development
that is consistent with the community's expectations while
at the same time preserving the quality of life residents
of the Tri-Lakes Area enjoy.
ISSUE
EC.1 ECONOMIC DEVELOPMENT
The
1983 Plan recommended that higher density housing and
non-residential commercial, office and light industrial
development be located near the I-25 corridor and within
the Town of Monument where infrastructure was available.
This is supported in the 1999 Updated Plan.
In
the 1983 Plan, several intersections along SH 83 were
designated for future commercial. The commercial designation
for these intersections are being reconsidered due in
part to the relatively low densities that were developed,
the lack of infrastructure necessary to support most commercial
land uses, and the community objectives of retaining the
rural character and transportation efficiency along this
corridor.
Finding
suitable locations for industrial land uses becomes more
challenging as the area develops. For instance, there
is often a need for construction related industry such
as lumber sales and concrete batch plants. Although there
are a number of industrial-type businesses such as R-Rock
Yard and Ray's Diggins, no specific areas are designated
for this type of use.
Water
Supply
The water supply options in the planning area limit
the type and size of economic development that can take
place. Businesses with greater demand for water than allowed
for under a domestic well permit must locate within the
boundaries of an existing water and sanitation district
or establish a new district.
Transportation
Access onto major roadways in the planning area is
restricted or difficult due to the limited number of arterial
roads and the increases in traffic. Restricting access
along major roadways with limited points of ingress and
egress can alleviate this by reducing congestion and traffic
confrontations.
Space
Limitation
The amount of land available for non-residential uses
is limited within the planning area. This is due to a
lack of developable land with the I-25 corridor. It is
compounded by pressure from area residents to retain some
of the character of the natural landscape long the I-25
corridor and many of the arterial roadways.
GOAL
To support economic development that enhances a sense
of community, is compatible with surrounding land uses,
is sensitive to the natural landscape, and is consistent
with community expectations concerning preservation
of the area's quality of life.
OBJECTIVES
EC.1.1
Encourage the centralization of major economic development
in the I-25 corridor and other designated areas.
EC.1.2
Ensure that development proposed for along I-25 is consistent
with the goals and objectives of the I-25 Visual Overlay
as outlined in this Plan.
EC.1.3
Consider only community-based economic development that
is adaptable to the unique conditions of the individual
Sub-Areas, when such development is located outside the
limits of the I-25 corridor or in other areas specified
for high-impact commercial or industrial businesses.
EC.1.4
Consider SH 83 primarily as an arterial transportation
corridor. Discourage economic development that would significantly
disrupt traffic flow. Limit economic development to activities
that are compatible to and serves the needs of the local
community.
PROPOSED
ACTIONS
EC.1.5
Participate in developing a plan that identifies economic
development goals, objectives, and strategies that are
harmonious with community expectations.
EC.1.6
Promote cooperation between public and private interests
to establish an economic development plan that identifies
businesses which will meet or exceed community expectations.
EC.1.7
Locate land uses, such as office and industrial parks,
where infrastructure is available or provisions are guaranteed.
EC.1.8
Centralize major economic development in the I-25 corridor
or other designated areas.
EC.1.9
Minimize adverse environmental impacts of non-residential
development, such as soil erosion, excessive exterior
lighting and alterations to natural drainage channels.
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