Northern El Paso County Coalition of Community Associations (NEPCO), Feb. 19 – Helping shape county land development code

By Dave Betzler

Talk to just about any Tri-Lakes or Monument resident today, and you’ll hear comments like “we’re losing that small town feel,” “there’s way too much growth,” “things are out of control.” The Tri-Lakes area, like the big city neighbor to the south, is rapidly growing. A 2024 national survey identified the Colorado Springs area as one of the “top 10 best places to live” in the U.S. A recent article on successful growing communities noted there’s a “tipping point” where citizens realize staying the same is not an option and simultaneously grasp that change is necessary to preserve and shape the community’s future.

A change in perspective is needed. The area’s population growth over the last two decades has been rapid and continuous, with a marked acceleration in the last few years. There’s direct correlation between population increase and increased housing development. The population in ZIP code 80132 grew rapidly from 20,245 to 27,533 (2005-20). Wikipedia highlighted a huge 88% population increase for Monument (2010-20) and an amazing 528% increase over the last 20 years (1,971 to 10,399), with an additional 1,600 by 2023. More people equate to more families, resulting in near doubling of school-age children in the D38 School District (517 to 1,171) since 2015-16 school year.

Local officials have been concerned about growth for years. Twenty-four years ago, Monument Trustee Ed Delaney was quoted in an August 2001 OCN article: “Local growth has been phenomenal and trying to stay up with it has been a lot more difficult than in the past … and we have a lot more to look out for than just the town.”

El Paso County has the largest land area and population of all Colorado counties. Zoning districts relate to defined geographic areas. Roughly 90% of land in the county falls into three categories: agricultural (more than 35 acres), residential rural (less than 5 acres), and agriculture (less than 5 acres). The remaining 10% consists of planned unit development, rural, residential suburban, and rural residential. Many existing residential developments fall within unincorporated portions of the county.

The county’s Land Development Code (LDC) document is the “bible” for all residential and commercial development, and it is part of a hierarchy of plans: County Master Plan (2021), Water Master Plan (2019), Parks Master Plan (2022), and Major Transportation Corridor Plan (2024). A much-needed LDC working group has been established to guide the LDC update process, with completion targeted for the first half of 2026. NEPCO is participating to represent homeowner interests and engage where possible to help shape future development and maintain a high quality of life for residents in our rapidly growing area.

The primary goal is to revise and modernize the LDC to make the document more user-friendly and easier to understand. Major emphases include consolidation of zoning districts and updating the Use and Development Standards. The working group will address a myriad of issues, ranging from manufactured housing affordability and construction methods to setting the decision authority for Additional Dwelling Units to updating standards for residential development parking. County officials have repeatedly stressed the need for public involvement in the LDC process and have taken steps to expand public notice provisions.

The county LDC document must comply with state regulations and evolving legislative requirements. For example, the governor signed HB24-1007 that prohibits residential occupancy limits by county, city, or municipal jurisdictions. The LDC update includes replacing the definition of “family” with “household,” which will allow non-family households in rental properties, to include Additional Dwelling Units.

In summary, the county’s lengthy and ambitious LDC review will result in modernized standards (building design, construction, and land use) and updated and simplified development processes. In sports and in life, to participate fully, one must know the rules. NEPCO participation and engagement in the LDC update will help ensure area homeowner and resident concerns and issues are considered.

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NEPCO is an established, volunteer-run nonprofit supporting over 50 area HOAs, their members and the community. Our mission tagline is succinct and direct: “community engagement, smart growth and quality of life.” Information is available at www.nepco.org.

To review Land Development Code documents, story maps and interactive zoning maps, visit elpasocountyldc.com.

Dave Betzler is director of Community Outreach for NEPCO. He can be contacted at info@nepco.org.

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