Proposed lifestyle center reflects growing demand in El Paso County

The wide open prairies of eastern El Paso County along Highway 24 have remained virtually suspended in time, as if unaware of the exponential residential and commercial development going on around them.

But signs of change are everywhere.

The combined Falcon-Peyton-Ellicott-Calhan population is approaching 20,000 according to the 2004 U.S. Census. Former drive- through towns and intersections, crisscrossing the land between Woodmen Road and Highway 24 on the north and Highway 94 on the south are suddenly backed up with traffic.

Thoroughfares like Curtis and Judge Orr roads register traffic counts of 2,000 to 3,000 cars daily. East-West traffic counts on Highway 24, according to Colorado Department of Transportation, have grown to 10,500 per day.

During the next three to five years, thousands of commuters from Latigo Springs, Santa Fe Springs and Banning Lewis Ranch will join residents from Meridian Ranch, Woodmen Hills and Falcon Hills for the daily drive to Colorado Springs. And by 2050, Banning Lewis Ranch is projected to be home to more than 170,000.

These outlying residents will need fuel, food, convenience stores, hotels and services -- all of which exist only on a limited basis today. That reality, supported by roadway and zoning changes authorized by the Colorado Department of Transportation and El Paso County planners, is what at least two property owners with 120 acres just north of Judge Orr Road and Highway 24 are counting on.

Andrea Minnick and Simone Ahern own 80 acres and 40 acres, respectively. For planning and rezoning purposes, their properties have been joined in a commercial mixed-use development dubbed Meadowlake Commons.

Landscape and land planning consultant Bill Guman of Guman & Associates of Colorado Springs created a preliminary development plan for the owners that, so far, has met with positive response from the El Paso County planners.

And one of the region's most pressing issues, the availability of water and sewer service, has already been addressed: both will be provided to Meadowlake Commons by the Sunset Metropolitan District once annexation is approved.

The property, still vacant, is listed for sale with Sierra Commercial Real Estate for $3.50 per square foot, or $12.2 million and Minnick said they still must obtain preliminary plan approval and permission for a zoning change from agricultural to commercial before attracting a buyer.

If that doesn't happen within a year or two, Minnick said she will hold on to the property and find a development partner.

So far, county's planners seem to like the center's mixed-use concept, which will incorporate a look and feel similar to The Shops at Briargate or the Centerra lifestyle center near Greeley in Weld County.

Tenants could include family-style restaurants, service providers such as dry cleaners, sandwich shops, barbers, telecommunications vendors, clothing shops and sporting goods stores. The project even includes land near a natural pond for a future hotel.

"The center will include up to 700,000 square feet of retail and commercial space," Guman said. "Our concept plan includes feature like a waterfall, ceramic tile work, a fire pit and plaza as well as a stage for community events."

Guman, who also consults with developers at nearby Santa Fe Springs and with Falcon 49 and Peyton 23-J school districts, has also worked with the Federal Aviation Administration on Meadowlake Airport's eventual expansion. He projects the Commons project could kick off as early as the first or second quarter 2008.

"We may be going through a down cycle right now, but the smartest developers are already looking to the next up cycle," he said. "Eighty-percent of what you see today in eastern El Paso County took place in the last five years. The next phase may even happen faster."

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