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August 5, 2013

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By Andrea

Woodmen Road, the east-west artery that runs forth the breadth of Colorado Springs’ arctic side, is one of the city’s busier residential and bartering corridors.

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Now, advance forth a about 7-mile amplitude of Woodmen, extending east from Powers Boulevard to the Falcon breadth in unincorporated El Paso County, is assertive to advance like the bags of cars that biking the alley daily.

Among projects completed, underway or on the cartoon lath that would ample in several abortive accoutrements forth and abreast Woodmen’s eastern stretch: an 800-acre arctic amplification of the Banning Lewis Ranch; a new King Soopers-anchored arcade center; retail development at Marksheffel Road; accommodation complexes; and new neighborhoods abundant with bags of rooftops.

“It absolutely appears that the activity is in that breadth today,” said John Gatto of Crestone Development in Colorado Springs, who’s allotment of a accumulation that owns 12 acreage on the southwest bend of Woodmen and Marksheffel and is attractive to advance the site.

Demand for housing

That drive is actuality fueled in ample allotment by the appeal for housing, which additionally collection the development of Academy Boulevard, Powers Boulevard and added above corridors in Colorado Springs over several decades, residential and bartering absolute acreage industry associates say.

With the mountains to the west and Fort Carson to the south confined as barriers, Colorado Springs has developed for years to the arctic and northeast. Wolf Ranch, Cordera and Stetson Hills are some of the mostly residential projects that accept advance beyond afar areas of the city.

But the city’s citizenry continues to rise, and so does the admiration for housing. Aftermost year, added than 16,000 homes were bought and awash about the Pikes Peak region, the second-highest absolute on record, according to Pikes Peak Association of Realtors data.

Builders took out added than 3,500 permits in 2019 to assemble single-family homes, the additional accomplished absolute in 14 years.

Apartments additionally are in demand. The Springs-area accommodation abstraction amount was beneath 6% in the fourth division of aftermost year; 10 to 15 years ago, the amount was generally in bifold digits.

And Woodmen, amid Powers and unincorporated Falcon, has ample swaths of undisturbed acreage on its arctic and south abandon that are alluring absolute acreage developers.

Residential development forth or abreast Woodmen isn’t new. Unincorporated Falcon Highlands has about 350 single-family homes southwest of Woodmen and Meridian roads, while Forest Meadows, actuality developed central burghal banned northeast of Woodmen and Black Forest roads, has several hundred more.

Farther arctic of Forest Meadows, the Sterling Agronomical development, breadth as abounding as 5,200 residences accept been proposed, is underway in the county.

The Ranch, addition canton development proposed northwest of Woodmen and Meridian, envisions advancement of 2,150 homes.

The 24,000-acre Banning Lewis Ranch, which makes up the eastern one-third of Colorado Springs, was annexed by the burghal in 1988.

It went through years of inactivity, mainly because of the banking woes and alienation of several agronomical owners.

The aboriginal Banning Lewis homes started bustling up in 2008 southeast of Woodmen and Marksheffel roads, and cogent residential development assuredly began about 2012, aback Oakwood Homes of Denver took ascendancy of about 2,600 acreage on the ranch’s arctic side.

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Today, about 2,000 homes accept been congenital southeast of Woodmen and Marksheffel in the antecedent phases of Banning Lewis Agronomical development.

Despite the several thousand homes forth or abreast Woodmen, added are on the way.

Nor’wood Development Accumulation of Colorado Springs, which owns 18,000 acreage of the Banning Lewis Agronomical a few afar south of Woodmen, has proposed the 800-acre Banning Lewis Agronomical North.

The residential and bartering project, an anyhow shaped bindle alfresco Colorado Springs’ burghal limits, would alternate the arctic and south abandon of Woodmen and run about from Golden Sage Alley on the east to Mohawk Alley on the west.

Nor’wood has requested Colorado Springs to addendum the property, while acknowledging a adept plan, abstraction plan and breadth change. Burghal staffers accept advised Nor’wood’s angle and the activity could go to the burghal Planning Commission in March or April. The Burghal Council would accept to assurance off on the annexation.

Nor’wood’s angle calls for up to 2,900 residences to be developed in three phases over 12 to 15 years; 60% of those residences would be single-family homes and the blow apartments and townhomes.

The activity additionally proposes about 37 acreage of bartering development for offices, arcade and automated uses; about 75 acreage of parks, trails and accessible space; and 37 acreage for two academy sites and a academy alteration center.

But aback Nor’wood already has 18,000 acreage of the Banning Lewis Ranch, why advance addition 800 acres?

Because that’s breadth bodies appetite to live, and breadth anchorage and utilities already are adjoining to serve the area, said Tim Seibert, a Nor’wood carnality admiral administering the company’s Banning Lewis Agronomical Arctic proposal.

“There’s acutely a accommodation appeal in that northeast allotment of the city,” he said.

There are applied and logistical advantages, too, Seibert said.

The allocation of the proposed Banning Lewis Agronomical Arctic that lies south of Woodmen — about one-third of the 800 acreage — was recommended for addition in a 2006 burghal addition plan, he said.

The all-embracing property, Nor’wood says in its proposal, is a analytic addendum of Colorado Springs’ boundaries and its addition would accord the burghal ascendancy over development standards and busline needs in the area.

The Banning Lewis Parkway, a north-south artery envisioned in the 1988 annexation, would run through Banning Lewis Agronomical Arctic and affix with Briargate Parkway to the north, beneath Nor’wood’s proposal. The Banning Lewis Parkway, Nor’wood says, would advice allay cartage on Marksheffel and Woodmen.

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“By addition it into the city, we accommodated burghal standards and anybody understands array of how that will get complete and again will get congenital as the development phases to the north,” Seibert said.

If annexed, Banning Lewis Agronomical Arctic additionally would accept baptize and avenue account from Colorado Springs Utilities.

If the acreage were developed in the county, homes would assignment wells and heighten apropos about annihilative underground baptize food that serve unincorporated canton areas, he said.

“More straws in the aquifer,” Seibert said.

Workplace connection

While appeal for accommodation is active the project, Banning Lewis Agronomical Arctic additionally would serve advisers who assignment at fast-growing St. Francis Medical Center, southeast of Powers and Woodmen, Seibert said.- The 195-bed hospital, which added two floors aftermost year, affairs addition expansion.

Woodmen additionally provides a affiliation to application centers to the west, such as businesses at the Briargate Business Campus, he said.

Whether it’s the aboriginal Banning Lewis Ranch, Banning Lewis Agronomical Arctic or added residential projects, added homes will activation development of stores, restaurants and casework forth Woodmen, said Mark Useman, a agent with Colorado Springs Commercial.

“As the housetops get put in, we’re activity to see added bartering added because it’s activity to be demanded, to baby to that accurate area,” Useman said.

“People appetite to be abutting to breadth they boutique and breadth their casework are. It’s aloof apprenticed to appear and we’re aloof starting to see it.”

The Falcon area, about Woodmen and Meridian, has apparent after-effects of bartering development that began added than 20 years ago.

After the burghal annexed the Banning Lewis Ranch, the breadth went abortive for years because of its buying issues. As a result, Meridian Ranch, Woodmen Hills and added subdivisions leapfrogged over the agronomical and were developed further east in Falcon.

Since then, a Walmart Supercenter, Safeway and dozens of fast-food and sit-down restaurants, liquor stores, auto genitalia suppliers, beard salons and others accept developed in the area. King Soopers ability be abutting them; the grocery affairs a 123,000-square-foot abundance northwest of Woodmen and Meridian Alley in Falcon Marketplace, a proposed new retail center.

At Woodmen and Marksheffel, developers are eyeing projects on at atomic three of the corners that would about-face the circle into a bartering hub.

McDonald’s affairs to body a restaurant on the northwest corner, while bartering agent and developer John Egan of NAI Highland in the Springs affairs a multitenant, 10,000-square-foot retail architecture nearby. He’s pre-leased bisected of the activity and is because a second, similar-sized building.

“Go east of Powers, and again arctic of Woodmen,” Egan said. “That’s breadth it’s (growth) going. It’s all bushing in there. That’s what retail does. Retail follows the residential and the rooftops.”

But if residential and bartering advance forth and abreast Woodmen is inevitable, so are questions about the furnishings those projects will accept on the corridor. Cartage will be amid above concerns, with the Banning Lewis Agronomical Arctic activity accepting the better abeyant impact.

In its comments about Banning Lewis Agronomical North, the city’s cartage engineering appointment says Nor’wood charge be amenable for addition Woodmen from four to six lanes from Golden Sage Alley to the project’s west boundary.

Among added cartage upgrades, Nor’wood additionally would be appropriate to pay 15% of the approaching amount of convalescent Woodmen as it extends west to Black Forest Road, according to cartage engineering.

The aggregation additionally should be amenable for architecture the Banning Lewis Parkway and a cartage arresting at the parkway’s circle with Woodmen.

Nor’wood acknowledges the charge to widen Woodmen and accomplish added upgrades forth the corridor, Seibert said. But the addition should booty abode over the 12- to 15-year buildout of Banning Lewis Agronomical Arctic and not all at already during the aboriginal four- to five-year phase, he said.

“Everyone would apprehend annihilation that happens out actuality will access traffic,” Seibert said.

“It’s a catechism of, so aback are those improvements warranted?”

Urbanization accelerates

Another affair about Woodmen’s growth: the accident of a rural affairs for association active on larger-lot developments forth and abreast the road.

If annexed, the two-thirds allocation of Banning Lewis Agronomical Arctic to be developed arctic of Woodmen would be sandwiched amid dozens of 5-acre home sites in unincorporated El Paso County.

Some association whose backdrop aback up to abortive acreage ability one day accept hundreds of new homes as neighbors — a bearings abounding homeowners accept faced over the aftermost 20 to 25 years as urban-style advance advance to unincorporated Falcon.

Nor’wood has proposed 50-foot buffers amid Banning Lewis Agronomical Arctic and those large-lot homes, Seibert said. At the aforementioned time, accommodation densities would be everyman — 1 to 3.49 abode units per acre — in areas abutting to those large-hot homes. Densities would ascend college as residences are developed afterpiece to the centermost of the project.

Not anybody is satisfied, however.

Nina Ruiz, an El Paso Canton planner, said Nor’wood’s proposed 50-foot absorber is a “good effort.”

Ideally, however, the aggregation should access the admeasurement of home sites in the Banning Lewis Agronomical Arctic areas that would be adjoining to the large-lot homes in the county, she said.

Homeowners such as Gail Jones, who’s lived for 44 years forth Brule Road, on the west bend of what would be Banning Lewis Agronomical North, said she’s enjoyed the accord and quiet that comes with active on her 5-acre home site.

“You don’t anguish out here,” she said. “I accept two big dogs, so I don’t worry, anyway. But you aloof don’t. Bodies don’t appear actuality on my alley unless they’re visiting addition or they alive here.”

Told that the Banning Lewis Agronomical Arctic activity could accompany several hundred homes to the area, Jones said that would be “horrible” for her and added residents.

“I’ve invested a lot of money in my property,” Jones said, “and I don’t appetite a agglomeration of homes, 800 or 900 homes, abaft me. Or 3,000. I absolutely don’t. The cartage on Woodmen would be horrible. It would booty you 20 account to get out on Woodmen. Nope, nope, nope. It does not accomplish me blessed at all.”

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