Falcon Field Project rezones to residential

The El Paso County Commissioners approved the new zoning and map amendment (rezoning) March 1 for 18.55 acres from commercial regional to RM-12 (Residential, Multi-Dwelling) and 19.265 acres from commercial regional to RS-5000 (Residential Suburban). The two parcels, totaling 57.667-acres, are currently vacant and located on the south side of Highway 24, at the easternmost terminus of Woodmen Road, and directly south of Rio Lane. The development is called the Falcon Field Project ó N.E.S. is the land planner and designer for the project.Jon Romero, N.E.S. associate, said the original plan to provide commercial offices changed after meeting with surrounding neighbors. Romero said as a result of those conversations, they determined there was a need for a residential section in their plans. ìWe got rid of the commercial idea and put residential back in as a better transition and a better use for entitlement in the future,î Romero said.The company also did a study on the demographics of the area, he said. ìWhen it comes to marketing studies, a lot of people arenít sure how to evaluate Falcon, because itís sort of an anomaly,î Romero said. ìFor example, what is interesting is that the Walmart in Falcon is one of the highest-grossing Walmart (stores) in the state.î He said this is probably because it is in a large demographic area that includes Ellicott, Calhan and the surrounding areas. Romero said their studies also showed that from 2000 to 2021, Falconís population increased by 300%.He said one of the things he wants people to understand about development planning is that land use is a large part of the planning process. N.E.S makes sure people understand land use and the fact that it follows the El Paso County Master Plan, Romero said. ìThe master plan is where everything starts; this project is in keeping with that plan,î he said. The next step is to determine zoning, infrastructure needs and a plan for growth, Romero said.N.E.S. also strives to find ways to implement land use in a way that makes sense to the area and is sensitive to the people who are adjacent or near their projects, he said. They plan to add large buffers with landscaping on the east side of the Falcon Field Project between the adjacent homes; plus, they intentionally placed their homes more than 100 feet from the current homes, Romero said.The traffic study indicated a problem with accidents at the crossroad of Highway 24 and Rio Lane. N.E.S will be implementing improvements to Rio Lane and to the intersection of Highway 24 and Woodmen Road to begin to correct some of the present traffic issues, he said. They also plan to correct some of the drainage issues in the area.Romero said they, as developers, have learned that when people buy a home or property, they or the Realtor might not have all the correct information about the area around them; the buyers often think nothing will change or there will be no further development near them. ìI always try to tell people to be informed; look at the El Paso County Master Plan to see what the outlook is for that area in the future and how it is expected to be developed,î he said.The next step is to provide a preliminary plan and final plat to lay out the lots in the subdivision. Romero said, ìWeíre not there yet; we just got it entitled for the zoning and the use and to make sure we showed master plan consistency.îHe said he wants to share information and answer questions about the projects N.E.S. is working on. ìI want the community to know the staff from N.E.S. have a vested interest in what is happening in the area as they live and play there, too,î Romero said.