EL PASO COUNTY
LAND DEVELOPMENT CODE

CHAPTER II.
LAND DEVELOPMENT GUIDELINES

It is the goal of El Paso County to provide for the physical development of the unincorporated portion of the County in a manner consistent with sound fiscal management, preservation of environmental quality, and adequate provision of necessary services and facilities. The following guidelines set forth general policies for realization of this goal within the framework of protection of the public health, safety and welfare.

A.    FISCAL IMPACTS

1.   It is the policy of the County to ensure that development will not result in reduc-tion of the quality of services, public facilities, or programs provided to the residents of the County, and further, that development is consistent with the goal of provision of services, facilities, and programs without substantial increase in taxation levels. In order to implement this policy, the County shall:

Review proposed developments in light of the impact of the development on the current tax base and mill levy. The County may approve those developments which do not result in a substantial projected tax deficit to the County, or if it is determined that for social, economic, or other reasons, the development is in the long-range interests of the residents of the County.

B.    ENVIRONMENTAL QUALITY

It is the policy of the County to:

1.   Preserve the scenic quality of the County for the benefit of its residents and the continued growth of the tourist industry.

2.   Encourage features in any development or activity proposal which will conserve energy resources and minimize the consumption of energy. To this end, it is the policy of the County to encourage orientation of structures to take advantage of the sun, to prevent structures or development from blocking direct sunlight to other structures, improvements, or uses; to encourage use of barriers as defense against wind; to promote the use of landscaping to maximize cooling in the summer and retention of heat in the winter; to promote construction and siting which conserves natural gas, electricity, and gasoline; and to encourage features which promote transportation alternatives to automobile use.

3.   Preserve and protect its present water resources. To this end, it is the policy of the County that no land use be initiated which would adversely affect the quantity, quality, or dependability of the County's water resources; or which would occur at the expense of established water dependent agricultural activities; or which would result in increased salinization of water, loss of minimum stream-flows, destruction of wildlife habitats, or entail future major expenditures on the part of the general public to reacquire or redistribute water resources.

4.   Prevent the acceleration of the erosion of soil and rock in order to reduce or eliminate erosion related problems such as stream sedimentation, dust, gullying, alteration of drainage patterns, exacerbation of flood hazards, loss of natural vegetation, visual scars, leaching of minerals, destruction of animal habitats, and increased maintenance costs for roads and other facilities.

5.   Preserve the economic viability of agricultural lands and operations within El Paso County to ensure that large tracts now committed to or capable of agricul-tural uses shall be preserved, where practicable, as food resource areas. To this end it is the policy of the County to:

a.   Exclude primarily agricultural areas from taxing districts which may be formed for purposes not of measurable benefit to agricultural operations.

b.   Avoid development or development patterns that will require water to be taken out of agricultural uses.

6.   Minimize the costs of constructing and maintaining structures and improvements which are designed in such a manner or located on such sites so as to make them susceptible to radiation hazards or to structural damage or failure resulting from soil or surficial geologic characteristics.

7.   Preserve the integrity of existing and natural drainage patterns in order that the aggregate of future public and private development activities will not cause storm drainage and floodwater patterns to exceed the capacity of natural or constructed drainageways or to subject other areas to increased potential for damage due to flooding, erosion, or sedimentation or to result in pollution to streams, rivers, and other natural bodies of water.

C.   ADEQUATE PROVISION OF NECESSARY SERVICES AND        FACILITIES

It is the policy of the County to encourage development which utilizes existing services and facilities without overburdening such facilities and services, or resulting in the need to provide additional services and facilities. In cases where existing infrastructures are under utilized, to this end it is the policy of the County to:

1.   Encourage development or activity proposals which minimize automobile congestion and promote traffic safety, and to discourage automobile sources of air pollution. To this end, it is the policy of the County to encourage in any develop-ment or activity proposal measures which promote nonmotorized trans-portation alternatives such as bike trails, equestrian trails, pedestrian trails and measures which encourage the use of transit systems, public transportation and related facilities.

2.   Ensure that land is not committed to uses without adequate evidence that facilities to collect, treat, and dispose of anticipated types and quantities of wastewater are available or will be provided prior to the commencement of such use and that such facilities will possess suitable capacity, quality of discharge, point of dis-charge, and dependability; and that any such proposed system is financially feasible considering tax base, legal and related criteria.

3.   Ensure that land is not committed to uses without adequate evidence that a water supply of adequate quality, quantity, pressure, and dependability is available to support the use intended and to provide for protection from fire.

D.   MAN-MADE AND NATURAL HAZARDS

It is the policy of the County to encourage development, which by virtue of location and design, does not expose residents of the County to avoidable natural and man-made hazards; to this end it is the policy of the County to:

1.   Ensure that development in proximity to airports, public utility facilities and other facilities inherently hazardous by virtue of operation or location is designed, con-structed and located in a manner compatible with the hazard.

2.   Prevent development in floodplains, geologic hazard areas, or other natural hazard areas which is incompatible with the hazard in terms of threats to public welfare, private property, and public property.

3.   Ensure that developments are designed and located in such a way so as to provide for adequate emergency service, fire protection and police protection.

E.   REUSE OF RESOURCES

It is the policy of the County to encourage the efficient and environmentally sound utilization of resources, both natural and man-made, which will result in a reduction in the need for raw materials and finished products. In cases where existing products can be reused or are under-utilized, to this end it is the policy of the County to:

1.   Ensure that operations dealing with solid waste incorporate recycling efforts to cause a substantial reduction in the waste stream which will:

a.   reuse recyclable products,
b.   lengthen the life of landfill facilities.

2.   Encourage beneficial reuse of wastewater so that other water supplies can be extended.

E.   EFFECT OF GUIDELINES

This is a statement of guidelines only, not a statement of requirements

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