A 144-unit affordable housing development under construction near North Carefree Circle and Peterson Road has neighbors worried about increased traffic and pedestrian safety in an area already plagued by accidents.

The Flats at Sand Creek received city council approval last summer despite pushback from residents. With construction crews now laying the foundation and the project's proximity to Sand Creek High School, those safety concerns persist.

Michelle Bork, who lives in the area, was among neighbors who fought the development. Her opposition stems from a personal experience that nearly cost her life.

"A giant Ford Bronco hit me. Punted me about 20 feet. I landed in the gutter," said Bork.

The avid runner was walking eastbound on North Carefree Circle when a driver turning left onto Peterson Road struck her. While she survived, Bork says her injuries are lifelong.

The accident has changed her perspective on living in the area permanently.

"The traffic on Powers and the amount of increasing accidents along Powers Boulevard, and the other arterial roads along the way like Carefree, would be enough to drive me away," said Bork. "This is not my forever home anymore."

Beyond concerns about traffic on North Powers Boulevard, Bork worries about the safety of future residents who will need to walk to the nearest bus stop.

"They're forced immediately to walk across the very intersection I was nearly killed at. That's not a good situation," said Bork.

City crash data shows the intersection has seen 23 accidents since 2022, with a third resulting in injuries.

According to the City of Colorado Springs Traffic Engineer, the Flats will generate 1,000 additional vehicle trips on surrounding roads on an average weekday. However, this still keeps traffic numbers well below the roads' estimated capacities.

A school zone already exists along North Carefree Circle by Sand Creek High School, with another expected to be added along Peterson Road in 2027 or 2028.

Planned improvements to the intersection include green arrow lights for cars going north and south, and possibly all directions when pedestrian walk signals are activated.

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A housing shortage in the Olympic City is taking its toll on all income levels, from those seeking their first apartment to families looking to upgrade from starter homes, said Katie Sunderlin, the city's Housing Solutions Manager.

"We need to see apartments for those who are making lower wages," said Sunderlin.

Xavion Battle, a young professional, exemplifies the struggle many face in the current market. He and his girlfriend still rent from family because other housing options are too expensive.

"I'm just trying to rent at all. It's impossible," said Battle. "As a young person, it takes a toll. I'm just trying to get my life started."

The shortage creates a domino effect throughout the housing market. When affordable units do become available, they fill up quickly and tenants tend to stay long-term, leaving fewer options for newcomers.

"Our young professionals just aren't meeting that mark across the board," said Sunderlin.

The city is working on more than 1,000 affordable housing units currently under construction citywide. However, officials acknowledge more action is needed to address the growing demand.

Sunderlin said the city is implementing several initiatives to encourage affordable housing development, including updates to land use codes that allow more flexible housing options.

"The next steps with this is going to be our housing action plan, where we'll speak to community members and developers about what potential changes we'll be making," said Sunderlin.

The housing challenge is expected to intensify as Colorado Springs continues its rapid population growth. Data from the state demographer predicts the city's population could surpass Denver's by 2050, putting additional pressure on housing development to keep pace with demand.

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The Pikes Peak region experienced significant construction growth in 2025, with approved permits for commercial properties increasing by 31% compared to the previous year, according to an annual report by Pikes Peak Regional Building.

The surge in development is visible throughout the Colorado Springs area, from apartment complexes to major retail projects.

The $45 million American Furniture Warehouse project, currently under construction in northeast Colorado Springs, was the largest approved development of the year.

"There was really a lot of growth in the commercial sector across the board," said Greg Dingrando, Pikes Peak Regional Building's Public Information Officer.

The increase in commercial approvals was driven primarily by apartment building projects that came through late in the year.

"We had five separate projects in November, and then two much larger projects in December which really tipped the scales," said Dingrando.

Longtime residents and newcomers alike have noticed the construction boom. Donald Gorman, a retired Army veteran who recently moved to Colorado, said the development is hard to miss.

"They're building around me as we speak. I wake up to the sounds of hammers and stuff," said Gorman.

The construction activity spans across multiple areas of the region. Major approved projects include the following:

"It was spread out all over the place. North had a lot of growth, east had some growth, and of course down in the southeast area near the airport had some big projects as well," said Dingrando.

The building boom has also delivered new housing options for renters. Regional Building reported that 4,100 new apartment units opened in 2025, with an additional 4,500 units still under construction.

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A new mixed-use development in Monument is bringing both residential and commercial spaces to the historic downtown area, with the goal of serving community members while preserving the town's character.

Darlene Skow and her husband, Randy Estes, built the Monument Mixed-Use Property with their own funds after identifying a need for housing near downtown.

The longtime Monument residents, who have lived in the area for more than 20 years, said affordable housing options in the downtown area were limited.

"We just wanted to give a chance for people who serve our community to live here. Police, firefighters, teachers," said Skow.

The development welcomed its first tenants in October. When completed, the property will house seven commercial spaces and apartments. Currently, a barber shop and coffee shop are planned for two of the commercial spaces.

"When they're all done, there will be seven commercial spaces and seven apartments," said Skow.

One of the incoming businesses will be owned by Katie and Corey Bair, current owners of Wellness Works. The Bairs built a gym in the back of their existing facility after hearing from community members who needed another fitness option.

Their new coffee shop, Bair Brew, will fill another community need, according to Katie Bair.

"Growing up in Monument, there was a lot of pushback for wanting Monument to grow. Now as an adult and business owner, I see the importance of the things we don't have," said Bair.

Despite running a wellness clinic with her husband, Bair's background is in the restaurant business. She said Bair Brew will serve healthy drinks and provide a community gathering space for residents.

"We saw a need in downtown to have a place within walking distance for folks to come and gather," said Bair.

Bair said she has watched the town grow throughout her lifetime and believes it's important to balance Monument's historic charm with new development.

"It's our role in being able to offer for our community what it needs in a time of growth," said Bair.

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El Paso County, along with the state of Colorado, is experiencing a demographic shift as fewer working-age people move to Colorado, creating challenges for local employers and workers alike.

Tori Klein, who works at Goat Patch Brewing Company in Colorado Springs, says the rising cost of living is making it increasingly difficult for workers to maintain their current lifestyle, let alone advance their careers.

"I think about moving back to Texas all the time because of how it is out here," said Klein.

"I work two jobs. The rents I'm looking at are just as high as I'm paying right now, and I would be moving into a studio," said Klein.

The Colorado State Demographer's office reports that net migration to the state is slowing year-over-year, meaning fewer people are choosing to relocate to Colorado compared to previous years. This trend is particularly evident in El Paso County, where the population distribution is shifting.

Data shows that while the older population continues to grow, El Paso County's working-age demographics are not keeping pace with this growth.

University of Colorado Colorado Springs economist Bill Craighead says the cost of living is affecting the region's ability to attract new residents and workers.

"If you want to encourage growth, cost of living is something that's affected our attractiveness," said Craighead.

The economist notes that slowing net migration is part of a broader national trend affecting employment patterns.

"This is really a nationwide phenomenon," said Craighead. "People don't have the confidence to walk out on a job. If you have a job, you're holding onto it pretty tight."

Rising costs are making it harder for workers to switch jobs, and those who are unemployed face greater challenges finding new employment opportunities.

"We have more longterm unemployment," said Craighead.

Klein has observed these employment challenges among her peers in the service industry.

"I see people all the time post, I've been looking for a job forever. I just want a serving job," said Klein.

When asked if people are having trouble finding jobs, Klein confirmed the difficulty many face in securing employment.

Craighead suggests that addressing land use policies could help Colorado Springs and El Paso County move forward and encourage growth.

He believes making it easier to build more affordable housing could help address some of the underlying cost-of-living issues affecting the region's workforce.

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Colorado Springs City Council is voting Tuesday to appoint members to Old Colorado City's new Downtown Development Authority (DDA). Once formed, it's expected this board will boost business and preserve the historic district's character.

The voter-approved board, which could be finalized Tuesday, would function similarly to the Colorado Springs Downtown Partnership. The 11-member DDA would represent more than 400 businesses in the historic district and provide a direct line of communication with the city.

"Look across America. The cities that invest in their historic districts are the cities that thrive," said Jewels Burdick, owner of Old Colorado City's Simple Body.

Burdick, who has operated her business along Colorado Avenue for more than 15 years, believes Old Colorado City needs better organization and marketing.

"A professionally run, executive director-type organization that can dedicate their time solely to marketing our neighborhood," said Burdick.

The DDA would streamline the process for businesses to express their needs to the city while working to preserve the district's historic character and increase visibility.

"We will have a representative that can go to the city," said Burdick.

Business owners have expressed interest in attracting more visitors while maintaining the area's historical significance.

"It's been here ever since Cowboy times," said Eleftheria "Tara" Topakas, owner of Jake & Telly's Greek Taverna.

As Colorado Springs has expanded, Topakas says attracting local customers has become more challenging.

"It's become so vast, now, it's growing away from Old Colorado City. We need more activity, more parades," said Topakas.

The DDA would have the ability to generate funding through mill levies, which could impact local property owners. However, Burdick argues the investment would pay off.

"The value of your property will increase because we'll have a more vibrant business neighborhood," said Burdick.

Business owners also mentioned the possibility of hosting more events beyond the popular Territory Days celebration to draw visitors to the historic district.

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A new report from the Colorado Chamber Foundation and Aspen Technology Labs shows Colorados job market is holding steady, even as some regions see sharper shifts in job vacancies.

Job vacancies are down less than 1%, but experts say the decline is actually a sign of stability.

Too many job postings could mean that we maybe dont have the talent that we need in Colorado to fill the jobs," Rachel Beck, Colorado Chamber Foundation Executive Director said. "Too few job postings means that maybe businesses arent growing and there arent a lot of opportunities for Colorado workers.

According to the report, Colorado is ranked 24th in job vacancy growth among all states. Beck says the "middle of the pack" placement is a good thing.

When things stay fairly steady, that means the economy is doing really well," Beck said.

The median full-time salary in Colorado is $62,400. It is a nearly 1% drop from last quarter, but still 12th highest in the nation. Beck says this data benefits both job seekers and employers trying to attract them. However, it is also out of necessity given the state's current housing market.

"Colorados housing market is in the top five most expensive in the country," Beck said. Our cost of living and our cost of housing in Colorado continue to grow and to be a challenge for workers and for employers.

In Colorado Springs, the median full-time salary is above the national average at $64,594. Despite this, Pikes Peak Workforce Center Executive Director and CEO Traci Marques says job vacancies are about one-to-one in our region one job opening for every one person looking for a job.

What were seeing in the difference of the people that are looking for current jobs is the skill sets that they need to be able to apply for those jobs," Marques said. "The jobs that are available may not be the exact skill sets the person needs that wants to apply for those jobs.

According to Marques, data pulled by Pikes Peak is from August, delayed due to government shutdown. However, the organizations most recent job fair is a good indication of local trends.

We had 88 employers that attended the job fair," Marques said. "Of the employers that attended the job fair, we had almost 800 jobs seekers come to the job fair.

Colorado Springs, Breckenridge, and Boulder saw job postings rise this quarter. Grand Junction and Rifle saw sharp double-digit declines.

Colorado Springs beat the state trend by a little bit with a 2% increase in job vacancies, so a few more jobs in Colorado Springs," Beck said. "Some of those in security, engineering, and health care.

The Pikes Peak Workforce Center is seeing similar job availability.

Registered nurses, truck drivers, someone with a CDL A or B license." Marques said. "We also look at computers and software engineer-type jobs, along with retail and hospitality jobs are whats really available right now.

Marques advises job seekers to focus on their skill sets in the application process.

"Problem solving, negotiation skills, what are the skills that you have and how do you transfer that into your next job," Marques said.

Beck encourages business owners to continue to hire, grow, and innovate.

"The data that were seeing indicates a nice steady economy, no warning signs of any issues," Beck said. "So they can keep doing what they do best.

You can view the full job report here.

meghan.glova@koaa.com

Meghan Glova KOAA

@meghanglova

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EL PASO COUNTY, Colo. (KOAA) Colorados senior population continues to grow, and so does the cost of living.

The Colorado State Demography Office projects that more than 1.1 million Coloradans will be over the age of 65 by 2030. As of 2024, that number sits at 983,000, according to its database.

For many older adults living on fixed incomes, the rising cost of housing is becoming increasingly unsustainable. One Colorado Springs woman who's on a fixed income says she nearly became homeless before finding a new place she could afford.

For Jana Alexander, the move into a newly opened senior living community came just in time.

Its been really nice. I think Im trying to get used to the idea of not being fearful, Alexander said.

Alexander says its the first time shes ever been able to mount her TV on a wall. It's a small but meaningful sign that she finally has a place she can call home.

But just a few months ago, the situation looked very different. It was very challenging.

Over three years in her previous apartment, her rent increased by nearly $400, Alexander said. It was beyond what she could afford to pay every month.

Trying to figure out what my option is going to be besides the streets, Alexander said.

With utilities, insurance, and medical expenses piling up, the stress became overwhelming.

Constant butterflies in your stomach, Alexander said.

CEO of Silver Key Senior Services says the organization hears stories like Janas far too often.

Do I put food on the table, or do I pay all these things so I dont lose my house? said Jason DeaBueno, CEO of Silver Key Senior Services.

In El Paso County, the population of adults 65 and older is now 110,000, and is expected to reach more than 118,000 by 2030.

The Pikes Peak Housing Network reports there are 28 affordable senior housing sites in the county, totaling nearly 2,000 units.

Were trying to figure out how to create capacity for people to downsize while still allowing the community to support the growth thats happening, DeaBueno said.

DeaBueno says the organization is taking steps to help close that gap. It has recently submitted plans to build new affordable senior housing in the Old North End.

Right now, we are moving forward with financing, DeaBueno confirmed.

In the meantime, Alexander says there are too many people who are going through similar challenges.

There are really not too many places for them to go unless they move in with their kids, Alexander said.

peter.choi@koaa.com

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Colorado Springs has proposed its future plans for downtown development for the first time in nearly a decade, focusing on clean, safe fun, arts and culture improvements, housing investments, and supporting day-to-day lifestyle needs.

More than 2,000 people responded to a simple poll question asking what they would bring to downtown, helping shape what officials are calling "Elevate Downtown," the next iteration of the downtown master plan.

The new blueprint for improvement spans a decade and incorporates some of the most popular public requests, including more affordable housing complexes and lifestyle amenities.

"We need grocery stores, we need pharmacies, we need gyms," says Austin Wilson, Director of Economic Development with Downtown Colorado Springs.

However, not everyone agrees with the proposed changes.

"There are bigger, bigger problems, bigger issues that need to be tackled," one resident said.

The most universally supported improvement is adding public restrooms. Downtown currently has only one public restroom.

"We probably have at least one person a day ask to use the bathroom," a local business representative said.

"We need to cater to the public, to the people, not to the private businesses all the time," another resident said.

The plan also addresses building heights, headlined by One-Vela, a 28-story residential high-rise approved for construction. More developments like this could be coming, but they would be confined to a small downtown area.

"So less than 0.1% of the city's land mass allows for tall buildings," Wilson said.

"You know, 300-400 families in a taller building downtown. Imagine how much green space to the east or to the north, or to the west of our community can be preserved by building more dense environments. Building more dense environments saves water, saves power, it saves space," Wilson said.

The master plan is still accepting public feedback and is likely to be finalized by the Downtown Partnership.

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France Hoang founded Boodlebox, a new AI platform that recently became accessible for all Pikes Peak State College students and staff. The company announced Colorado Springs as its new home last month with plans to add 30 new employees locally.

"It enables students to reengage in that productive struggle," said Hoang.

Colorado's Economic Development Commission approved just over $320,000 in performance-based tax credits for Boodlebox. The company was one of 35 economic development projects approved for state incentives over the last year, with 12 of those coming from El Paso County.

Hoang, a veteran who attended West Point and served five years in active duty, said El Paso County's strong ties to military and defense made it an appealing home base.

"I ended up going to West Point, serving five years in active duty, and after a stint serving out of uniform in the White House, I actually rejoined the military," said Hoang. "One of the reasons we came to Colorado Springs is due to the incredible wealth of talent here because of the aerospace industry and the veteran community. It's a place where my employees wanted to come."

KBR, a global technology company that works closely with the Space Force, is another example of businesses expanding in the area.

Although KBR was not among the 12 businesses in the county that received a state incentive, the company recently won a contract to help Space Force develop a new training regimen.

Mike Chambers, KBR's VP of Growth and a Colorado native and veteran, said the county's unique growth opportunities were enough for him to want to expand in the area.

"It will build out the test and training for the Space Force, and we'll be able to help them build up capabilities to train the future guardians," said Chambers.

"I'm a Colorado native and veteran myself, so I have a vested interest in seeing our company grow here," said Chambers. "In the local area, there's a large number of technology driven capabilities."

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Caon City is asking voters whether to approve the city's first excise tax this fall to fund maintenance of a new public pool after residents rejected a property tax increase for upkeep costs in November 2024.

The ballot measure would impose a 2.25% tax on "amusement and scenic rides, recreational excursions and attractions," with annual revenue capped at $675,000.

Voters approved a 0.3% sales tax increase last fall to fund construction of the new pool after the previous facility closed in 2023.

City Administrator Ryan Stevens said the excise tax would apply to businesses like the Royal Gorge Route Railroad and local rafting companies.

"For scenic rides, it would apply to the Royal Gorge Route Railroad, for recreational excursions, it would apply to rafting trips," said Stevens.

The pool's annual operating costs are expected to reach $1 million, with entry fees and other Recreation District revenues covering about half that amount, leaving a $500,000 shortfall.

"It's expected operations will cost about $1 million each year. Half of that will be taken up with entry fees and other revenues the Recreation District will generate, but that $500,000 shortfall needs to be made up somewhere," said Stevens.

Several local rafting companies contacted about the measure criticized the proposal as poorly communicated and hastily developed, saying it would hurt their businesses.

Royal Gorge issued a statement saying "Caon City locals will pay. Our primary industries, hospitality and tourism, will be damaged."

However, some business owners support the tax. Greg Dirito, owner of Dirito's Italian Restaurant, backed the original sales tax measure and believes the excise tax is a worthwhile sacrifice.

"While that 2.25% seems daunting, those people are going to enjoy the river, the train, the bridge, and they aren't going to feel it," said Dirito. "The loss of the pool has really left a hole in our community."

Local high school students also support the measure. Connor Wieczorek, a member of the Tigers swim team, said the team lacks a home venue for meets and must travel to Florence for practice at a pool that isn't even a full 25 meters.

"We don't have a home meet," said Wieczorek.

Zia Guion, who learned to swim at the former Caon City pool, said young people now only have the river as an option for swimming.

"I did my swimming lessons here. I learned how to swim in this pool," said Guion.

"There's lots of dangers to that. When I was younger, my parents wouldn't let me go near it," said Guion.

Stevens said if voters reject the excise tax, the city isn't sure how to proceed, but the new pool likely won't be built until maintenance funding can be guaranteed.

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Downtown Colorado Springs has experienced a dramatic apartment boom, with available rental units tripling from fewer than 1,000 to more than 3,000 since 2021, according to the Downtown Partnership of Colorado Springs.

The surge in housing development stems from the city's Experience Downtown Plan, which dates back to 2016. Austin Wilson-Bradley, the partnership's economic development director, says the growth is essential for the city's future.

"You have to grow, or you die," said Wilson-Bradley.

The partnership defines downtown as a square-mile area that has seen significant residential development in recent years. Wilson-Bradley emphasized the importance of continued construction to address housing costs.

"We have to continue to build housing to bring down the cost of living in the Springs," said Wilson-Bradley.

However, affordability remains a concern for many potential residents. A review of newer apartment listings shows monthly rents ranging from $1,500 to $2,200.

Kenya Conn-Pfertsh, who recently moved downtown and lives with family, appreciates the area's convenience and community feel.

"I know the area and the people down here. Going to work is simple, if I can walk, I can walk," said Conn-Pfertsh.

But, the current rental prices exceed her budget for independent living.

"I want to rent down here. It's cozy and comfortable. My price range is $1,200 and those are more like $1,500 to $2,000," said Conn-Pfertsh.

JC and Savi Swan, who visit downtown five times a week, share similar concerns about the cost of living in the area.

"I love the people here," said Savi Swan.

Despite their frequent visits, the couple says relocating downtown would be financially challenging.

"I'd say it's too expensive. We are comfortable where we're at, but coming down here would be a big leap for anyone," said the Swans.

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The City of Colorado Springs is taking early action to close a $31 million budget shortfall.

Mayor Yemi Mobolade announced several cost-cutting measures on Friday ahead of the 2026 budget cycle.

Some of those changes include the elimination of one percent, or 38 civilian positions in the city's workforce, as well as five scheduled, unpaid furlough days for all city employees, excluding anyone working in public safety.

The cuts also include the permanent closure of Meadows Park Community Center on the south side of the city.

City officials say the facility is no longer cost-effective, due to reduced program demand as well as the end of a key youth contract.

The community center will shut down on October 10th, and the closure is expected to save the city around 775 thousand dollars.

The mayor said in the release that anyone who uses the community center is encouraged to use one of the three other options in the city:

The mayor is set to present the 2026 budget to the city council on October 6.

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DENVER Colorados special session is over, but theres still more work to do to address the states $783 million budget gap. Most of that work will fall to Governor Jared Polis.

Colorados Democratic legislative leaders have a three-part plan to address the budget gap. They took care of one part of that plan during their six-day special session when they cut several corporate tax breaks.

"I'm grateful my colleagues didn't shy away from this challenge, said Senate President James Coleman, D-Denver. We faced it head-on. We rolled up our sleeves. We acted like the adults in the room."

But theyre leaving the other two parts of the plan to the governor.

The Scripps News Group has been following Colorado's special legislative session. Read our previous coverage below:

Democratic leaders estimate the state will have to take $200 million to $300 million from state reserves and cut spending by up to $300 million, but where will those cuts come from? House Speaker Julie McCluskie said lawmakers aren't sure.

I think that we're going to be hard pressed, really, to avoid cuts in any one particular area, said McCluskie, D-Dillon. "I think in my conversations so far with the governor's team, they are turning over every rock.

On the other side of the aisle, the rumor mill is churning about what the governor will do.

"Rumor is that Governor Polis is going to cut access to health care to 1.2 million people in our state by cutting the Medicaid provider rates, said State Sen. Barbara Kirkmeyer, R-Brighton, a member of the legislatures Joint Budget Committee (JBC). You cut the rate that we pay providers, you damage access for the 1.2 million people that are on Medicaid. That is just wrong."

Denver7 asked the governor's office about what he plans to cut. The governor said President Donald Trump and the Republicans' tax and spending bill was putting Colorado in this position.

H.R.1 is forcing Colorado to make significant cuts and we are trying to minimize the amount of harm this bill will cause Coloradans where possible, while preserving our schools, roads, and health care infrastructure, Polis said in a statement. We are looking at all options for potential cuts, including previous cuts included in my budget proposal that were not adopted by the legislature. We will have more information to share with Coloradans later this week about the harmful impacts of H.R.1 on the state. 

The governor may have provided a clue earlier this month when Denver7 asked him about possible cuts to fix the budget gap, and how those cuts would impact Coloradans.

We would begin with some of the cuts that weve proposed in years past that the legislature did not accept, Polis said. And those are real cuts, and they affect people. Things like, for instance, capping dental benefits for Medicaid as an example."

Polis said there is one thing he would not support cutting.

I also want to be clear that I would oppose any efforts to cut education funding," the governor said. "Im confident that there will be no cuts to education funding in our schools as part of this."

During the special session, lawmakers passed a bill giving the JBC more oversight when the governor makes cuts while they are out of session.

The governors team will present its plan for spending cuts to the JBC on Thursday.

A federal appeals court ruled in the Trump Administration's favor yesterday, deciding President Trump can keep many of his tariffs while legal challenges play out.

The courts will now decide if the president has the authority to impose tariffs after he claimed a national emergency.

While the president's tariffs have added to many entrepreneurs' concerns about the future of their businesses, Colorado has been a beacon of assurance.

Census data shows its one of only a handful of states that has seen its number of small business applications grow over the course of the last year ticking up 3.1% compared to a national decline of 3%.

There's something happening here in Colorado where we consistently stay this very strong region for entrepreneurship and new business formation, Hanna Scovill with the Metro Denver Chamber of Commerce said.

Skovill and the groups CEO, J.J. Ament, said quality of life and pay are two top reasons people feel drawn to start businesses in Colorado. They add the greater metro area has really seen its innovation sector explode over the last decade something thats not only attractive to employees, but entrepreneurs.

The number of patents that we see per capita here in Colorado compared to other states [is higher], Scovill said. So really, being this area that is very supportive of entrepreneurship, and having this innovative sort of culture, I think, really helps us to grow.

Between 1995 and 2019, Colorado small business employment grew by 36.3%, which exceeded the national average.

Denver7 asked Ament, the chambers CEO, whats in the water here in Colorado. He said when you think about where Colorado came from in terms of the gold rush, growth and development are in our states blood.

That's the whole history and heritage of our state, Ament said. You know, come to Colorado, go west, strike it rich in silver and gold and copper, and then onward to agriculture and livestock, and then the energy and now quantum computing. It's been a state where people have always come to seek their fortune and fame.

The Metro Denver Chamber of Commerce is also different than most across the country. Its exclusively funded by its members of which 85% are small businesses rather than having public subsidies.

Ballots for the City of Colorado Springs' Special Election will be sent out to residents on Friday, May 23.

Military and Overseas Ballots (UOCAVA) were mailed out on May 2.

Voters will consider a ballot question on Ordinance No. 25-16, also known as the Karman Line Annexation, and whether or not the annexation of the land will be approved.

In January, the Colorado Springs City Council approved the annexation through several ordinances, but the council faced backlash from conservancy groups.

After a citizen-initiated referendum petition received the required signature count, City Council members were required to either "repeal the ordinance or send the ordinance to a special municipal election."

City Council chose the latter.

The ballot will reflect the following language:

If approved, the land will be used to construct thousands of homes by developer ONE La Plata.

All ballots must be returned to the city by 7:00 p.m. on June 17.

For a history of the Karman Line Annexation, visit the City of Colorado Springs website.

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CASTLE ROCK, Colo. For decades, neighbors have loved the 535-acre cattle ranch off Founder's Parkway in unincorporated Douglas County.

"The piece of land itself is absolutely gorgeous," said Mary MacDonald, who lives in Castle Rock.

Now, it could become Castle Rock's newest community. On Tuesday night, the Castle Rock Town Council unanimously approved the first reading of an annexation proposal for an area known as Pine Canyon in order to build a development that would put up to 800 single-family homes, 1,000 multifamily units, commercial space, and a hotel in the heart of town.

However, theres one major hurdle: the property is not in Castle Rock.

This areas really in the center of town, surrounded by development," said Tara Vargish, director of development services for Castle Rock.

Pine Canyon is essentially a doughnut hole in the town boundaries, with Interstate 25 running through the middle. Neighbors are concerned about the annexation proposal.

"It's just build, build, build," said Kim Hosler, who lives in The Woodlands neighborhood in Castle Rock, which borders the project proposal.

Hosler is concerned about congestion on the roads and in nearby stores.

"The King Soopers that is up here on Ridge Road, it's packed constantly," said Hosler. "They can barely keep it stocked."

That concern is echoed by others nearby.

"1,800 families doesnt mean just 1,800 cars, it means at least 3,600 cars, said MacDonald.

There are also concerns about water availability. Denver7 took those concerns directly to Castle Rock town developers.

"We believe that is one of the benefits to it developing to the towns standards in that it connects to the towns renewable water supplies, connects to our wastewater systems," said Vargish.

Hosler said she is not entirely opposed to the development but hopes town officials can find a balance between accommodating growth and preserving the area's beauty.

Vargish said the goal is to develop responsibly if the cattle ranch is annexed.

"This property, 535 acres, is going to be providing over 178 acres of open space and park land to the community, to our current residents, to our future residents," said Vargish.

A second reading of the annexation proposal will take place on June 3. If approved, then the annexation will be official.

DENVER Denver International Airport held its State of DEN address on Thursday to give an update on current airport operations and what's being planned for the future.

The airport opened on February 28, 1995. At the time, it was built to serve 50 million passengers.

"In 2024, we served 82.3 million passengers, again in an airport that was designed for 50 [million]. International passenger traffic grew by 15% to 4.6 million. Both United and Southwest set all-time passenger records. Frontier set an all-time passenger record," said airport CEO Phil Washington.

With that growth has also come a powerful economic driver.

"We generated $47.2 billion annually, and we're supporting 244,000 jobs. This is incredible for an airport that is in the middle of the national airspace," said Washington.

Former Denver Mayors Federico Pea, Wellington Webb and Michael Hancock were in attendance at Thursday's event.

"Mayor Pea dreamt this airport. Mayor Webb built this airport, and Mayor Hancock built it into the incredible feat that it is today, now the third busiest airport in the country, sixth busiest in the world," said current Denver Mayor Mike Johnston during his remarks.

Though construction inside the airport is set to wrap up in the next two years, projects to improve the airport are not over. One upcoming project aims to make it easier to get to a rental car from the airport.

"We're pressing ahead on a consolidated rental car facility, or a ConRAC. DEN has the second largest rental car market in the entire country, and we're the only major airport without a ConRAC," said Washington.

There are also future plans to expand Concourse C West.

"It's the last undeveloped area on the original footprint," said Washington. "We'll add up to 11 new gates, including concessions, additional restrooms."

There is plenty of room to grow, according to airport officials. The property was built to expand up to 12 runways. Right now, there are six active runways.

Washington had a pointed message to airline officials who were in the crowd.

"We are building for the next 50 years at this airport. And if anyone is considering moving their headquarters to Denver, do it now," he said.

A new proposal is on the table to limit the height of buildings in downtown Colorado Springs to 247 feet, which is the height of the tallest building downtown, the 16-story Wells Fargo Tower.

The proposal, made by Councilmember Dave Donelson (District 1), came after a presentation by the Urban Planning Neighborhood Services Department to the city council about existing building height regulations during a work session on Monday.

This conversation comes on the heels of a revamped proposal for a high-rise apartment building in downtown Colorado Springs. Developers proposed a 36-story apartment building on the southwest corner of Sahwatch Street and Costilla Street. It's an update to an earlier plan to build a 25-story complex, which was changed to meet financial needs.

The idea of a 36-story building may not be appealing to most residents, but there is nothing in the city zoning code to restrict the height of buildings in the heart of downtown.

There are also no requirements in place mandating that city views be preserved as it grows, contrary to popular belief.

Although the city's founders put no restrictions in place to protect the citys mountain views, they are not ignored when considering proposed developments, Colorado Springs City Urban Planning Manager Ryan Tefertiller previously told News5.

He offered Pikes Peak Avenue, as an example, which maintains a direct view of its namesake along with many high-rise buildings lining the downtown stretch of the road.

Older versions of zoning regulations did limit the height of buildings downtown and specified a smaller High Rise Zone, which includes 5 buildings erected prior to 2001.

Back in 2016, the possibility of imposing downtown height restrictions arose during the Experience Downtown Colorado Springs project but did not make it into the final draft.

The topic is expected to come up again as the city planning staff works on updating the Form-Based Code, a multi-year project for city planners and staff. The code aims to regulate development to achieve a specific physical urban form; an ideal for what leaders want Colorado Springs to look like.

The process of updating the code includes stakeholder vetting and a public hearing process. The City Council could see the proposed updates in the first half of 2024.

If it's approved at 36 stories, the newly proposed apartment tower will be the highest downtown building by far.

Councilmember Donelson said he believes many residents are under the impression that there are building height restrictions in the heart of downtown. During the meeting, he said requirements are needed to preserve the city's character.

I think what citizens are worried about is the character of Colorado Springs and what makes Colorado Springs an attractive place to live, a desirable place to live, is it is not Denver. It is not a city... with very tall buildings in the downtown," said Donelson.

However, Councilmember David Leinweber (At Large), said density with high-rise buildings is needed to promote growth for small businesses in the area.

Density is actually a really good thing for small business," he said. "If we can create communities where people dont have to jump in their car to do every single thing in their life, were going to reduce the traffic flow we have and pressure on all the other factors like that.

Currently, the tallest buildings approved under Form-Based Zoning in Colorado Springs are the 10-story Hilton Garden Inn, the 7-story Weidner Apartments, the 7-story Narrate Mixed Use building to be built at Nevada and Cimarron, and the 7-story Cimarron Apartments.

These are the tallest buildings downtown approved under form-based code.

Compared with the proposed 36-story building, the next tallest is the 10-story Hilton Garden Inn, followed by the 7-story Weider Apartments and two buildings under construction and expected to also stand at 7 stories tall.

Should the council decide to limit the height of buildings in the central area of downtown, it'll send a message to the developers of a proposed 36-story apartment building.

The luxury apartment building project has three years of hoops to jump through, including getting council approval - if developers want to reach their goal of breaking ground in December 2026. And the project has been through some changes; it has grown 13 stories in two years.

Developers, the ONeil Group and Vela Developers, initially proposed the apartment building two years ago at 25 stories tall.

Now, the project is 36 stories tall which they say is due to the fact it wasn't financially feasible to keep it at a lower height.

Developers have said the height won't block any residential views.

Whether council members are ready to green-light a 36-story tall building that'll change the skyline of downtown comes down to how the city wants to grow.

The city's urban planning team has been working for years on a new form-based code that essentially puts the vision residents have for the city, including its walkability and future growth, into city code that developers must follow.

Right now, the two tallest buildings downtown don't come close to 36 stories. The Wells Fargo building stands at 16 stories and the First Bank building stands at 14 stories. Built-in 1990 and 1966 respectively, they weren't subject to current zoning codes like the proposed apartment building.

Buildings outside of downtown are subject to height limits, but Tefertiller said, not those in the heart of the city.

"On the edges, you're restricted to four stories, going inward you can go up to six stories, ten stories, and then in the central part of the form-based zone there is not a maximum building [height], said Tefertiller.

City zoning has the downtown area categorized into sectors of central, corridor, and transition.

The location of the proposed 36-story high rise is across the street from the US Olympic and Paralympic Museum, well within the central corridor which has a minimum height of 2 stories and an unlimited maximum height for apartment buildings, civic buildings, and mixed-use buildings.

In comparison, the corridor sector (orange in the above graphic) has a max height of 10 stories, transition zone (pink) is 6 stories maximum, and transition zone 2 (yellow) is 4 stories.

As part of the presentation before the council next week, planners have provided comparisons to other United States cities which include the number of stories, overall height, year of completion, and the primary purpose of the top 10 buildings located in downtown areas. Those cities are Albuquerque, Boise, Omaha, Kansas City, Reno, and Tulsa. Much closer to home is Denver for which the planners have provided information on the top 50 tallest buildings.

If you'd like to watch the presentation from Planning and Neighborhood Services during the city council work session, here's how:

RELATED:

36-story apartment complex could be coming to downtown Colorado Springs

Colorado Springs building height restrictions: Myth or reality

Austin Bluffs and Academy is one of the busiest intersections in Colorado Springs. If you drive through it during the busiest times of the day, between 4 p.m. and 6 p.m., you may have to wait for the lights to change twice before you get through.

Two cycles? The traffic engineering division manager for the city, Todd Frisbie, says two cycles is not an unusually long wait.

"Especially during the peak hours," Frisbie said.

Frisbie says his department's goal is to limit delays at intersections to between 30 and 50 seconds.

"What we're trying to do is provide just enough infrastructure to provide an acceptable level of service during the peak times," Frisbie said.

But does "acceptable" become "intolerable" as more and more people move to the city? Frisbie says not necessarily.

"Because there's not land for that additional growth," he said.

That growth, he says, instead is expanding east, and he says his department has a plan to help as it does. The money comes from an extension of the Pikes Peak Rural Transportation Authority sales tax approved in 2022.

"Voters approved the one cent sales tax and 55% of that goes to capital projects," Frisbie said. "We have an A-list of projects and we will use that funding over the next 10 years for those specific projects."

Frisbie says the plan for the next decade is focused on improving roads in four main areas:

1. The extension of Powers Road from Highway 83 to I-25

2. Old Ranch Road west of Chapel Ridge Drive to Voyager Parkway

3. Woodmen Road between Powers Road and Golden Sage Road

4. Marksheffel Road between North Carefree Circle and Dublin Boulevard

As the city expands and more people move here, many will wonder about the impact on crime.

Earlier this year the non-partisan research organization Common Sense Institute released a report analyzing crime in Colorado Springs. They found between 2010-2022, the population increased by more than 17 percent, but the number of crimes went down by more than 9 percent, from more than 32,000 in 2010 to more than 29,000 in 2022.

Co-author of that report and former Denver District Attorney Mitch Morrissey says they attribute that directly to how the city has chosen to spend taxpayer dollars and the work of law enforcement officials.

"We came to the conclusion that is was their investment in law-enforcement and the idea of holding people accountable for the things that they're doing," Morrissey said.

Investment how? Morrissey says they found on average spending per resident by the Colorado Springs Police Department has increased by 72.9% since 2010.

"That has helped Colorado Springs be one of the only cities in the state of Colorado driving their crime rate down," he said. "Their population is going up but also their crime rate is going down because they are investing in law enforcement."

If Colorado Springs Mayor Yemi Mobolade has his way, that investment will continue.

"Very early into my administration I have come out of the gates swinging, showing that support for law enforcement is really important," Mobolade said. "We're going to tackle our slow response times, we're going to tackle our problem around retention and recruitment. The new police academy really helps to support those initiatives. The community should expect those numbers to keep getting better.

We asked Mobolade if there is any funding he expects to cut back for police but he says he does not know yet. He told us they are in the middle of the budget process and will be looking at some cuts across the city as sales tax revenues continue to slow in this economy. However, he says since public safety is a top priority for his administration, he will make sure whatever does happen makes the least amount of impact to the city's public safety needs. The official budget presentation October 2, 2023.

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According to the Pikes Peak Workforce Center, there are job openings in many industries in Southern Colorado, including blue collar jobs. Blue collar refers to careers surrounding manual labor or skilled trades such as construction, maintenance and manufacturing.

In 2023 from May through July, the top five job postings in construction were the following:

The reality is there are open positions at homebuilding companies, trade companies, we have a storage of skilled labor such as electricians and plumbers, plus craft trades like drywall that I am in, concrete, carpenters, some of the others, Reyner said.

Mark Reyner is the president of the Housing and Building Association and Wetherbee Drywall in Colorado Springs. Reyner said there are many job openings in the trades, and that they are a great career path for people who are ready to get to work and work hard.

I feel like the trades have been overlooked for a long time, so that has resulted in a shortage of trade workers, Reyner said.

In manufacturing, there were 159 job postings for welders and 65 jobs for machinists. All together, there were more than 2,000 job postings in construction and manufacturing over three months this summer. Reyner said there are actually even more jobs available then the ones posted because most of the time, construction work is not posted online.

A lot of it is word of month, it's who people know it, working in their network, its being on the job site, its working around those folks, Reyner said.

Reyner has years of experience working in and around construction and admits the industry could do a better job posting their open positions online.

But it's a challenge to find those folks and for those folks to find that work. So there is a little gap that is not being bridged in communicating with each other, Reyner said.

The CEO of The Pikes Peak Workforce Center, Traci Marques said it's important to have growth opportunities from employees in trades and blue-collar jobs.

How do you invest in them? It does not have to be a big pay raise, but maybe there is professional development you can send them to or an online course they can do because this is better job quality and by really looking within to see how you can re-scale your existing workforce, Marques said.

The Pikes Peak Workforce Center is the region's American Job Center.

Sometimes I say we are like match.com. We help job seekers find jobs and businesses find job seekers, Marques said.

Marques said when looking for a job it is not all about the education one person has.

What skills do you have? What transferable skills do you have from your previous job, let's say in construction, how do you take those skills and put them to use in a different job, financial services, hospitality. It's really about transferable skills and skills bases hiring that people need to look at besides your education and background, Marques said.

Marques said many employers this summer can not find workers.

Currently there are more job openings than people looking for work. The people who are looking for working are looking for a quality job, Marques said.

Marques said a quality job is different for each individual. It could be based on wages, insurance, benefits or other elements. She said promoting within helps keep and maintain quality workers for a longer time. A good start is recruiting and having opportunities for younger workers.

The HBA is trying to inspire young people and students to look into a career in trades through a construction education program.

The Careers in Construction program is all about introducing high school-aged kids to the trades so that they can see an alternative path, Reyner said.

Reyner said it helps kids find purpose in what they are learning in the classroom because they are able to apply it to a career path in the trades.

Workforce data shows the top five jobs available in El Paso and Teller Counties from 2022-2023, that dont require a college degree are the following:

These occupations are the fastest growing jobs in the Pikes Peak region over the last year.

According to workforce data in 2021, the average media hourly earning for these jobs is around $14 an hour. According to Reyner, typically an entry level employee makes around $20 or $30 an hour for these types of jobs.

It's either hourly pay, usually it's much better than you see in service industry, hospitality and retail, Reyner said.

These jobs provide a path for people who want to work to quickly grow into their careers.

So you are making money while you're learning versus paying a lot of money for something you might not use, Reyner said.

Reyner encourages people to reach out to the Housing and Building Association if they are interested in learning about a career in construction.

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A packed auditorium at the Ent Center on the University of Colorado at Colorado Springs campus offered evidence of the many people wanting to better understand what is happening with the local economy.

The gathering is for the annual UCCS Economic Forum.

It'll be a great discussion, said Forum Steering Committee member, Jim Harris, What did you think about the topic that was discussed? How can we work on that together? I think it's a great opportunity to collaborate.

The event led by economics professors from UCCS is intended as a community dialogue to look at the current health of the local economy, discuss what needs some work, and examine future opportunities.

Matthew Hanson the Market President for Alpine Bank is a relative newcomer to the event.

Alpine Bank opened in Colorado Springs last October.

His reaction to the forum is positive.

Distilling information on that national and global level to what does this mean for us within the four walls of El Paso County? What does this mean, within the state of Colorado?

He said the information is helpful for his business, his customers, and the community.

This economic forum gives me the opportunity to hopefully speak intelligibly with my customers. And to, you know, give some insight and know where things could be going good or bad.

Forum speakers said the overall Colorado Springs economic status is better than most other U.S. cities.

That noted they talked about challenges the challenge of dealing with inflation and the need to figure out how to better address issues like affordable housing.

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News5 will be airing a special emphasizing growth and opportunity in the Colorado Springs area on Thursday evening. This is the same day as UCCS' economic forum and The Gazettes growth forum later that evening.

The UCCS Economic Forum, The Gazette and KOAA's forum on Growth in Colorado Springs, and News5's Growth & Opportunity in Colorado Springs can be viewed on KOAA's streaming platforms. Watch live on KOAA.com, in the News5 mobile app, and on your Roku or connected television.

News5's half-hour special, "Growth & Opportunity: The Colorado Springs Economy," will air after Thursday Night Football (Chiefs vs Lions) at 9:30 p.m.

will focus on population estimate impacts, improvements to the labor market, job availability, rental availability, and the economic impacts of our military community.

The UCCS economic forum will take place Thursday from 1:00 to 4:00 p.m. with a reception at 5:00 p.m. at the Ent Center for the Arts (5225 N Nevada Avenue, Colorado Springs, CO 80918). Doors open at 12:00 p.m.

The Gazette's growth forum will begin at 5:30 p.m. and is expected to last an hour. It will be hosted at the Pikes Peak Center for the Performing Arts (190 South Cascade Avenue, Colorado Springs, CO 80903).

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Welcome to Mosaica. Darcy Nicklasson is more than happy to offer a tour and show all the unique features of her new and nearly completed apartment community called Mosaica.

She is also very aware her new development is opening amongst a seeming mass amount of other new apartment units being built in the Pikes Peak Region.

There are a lot of apartments coming on the market all at once, right now, we've all seen it, we see construction everywhere, right? said Nicklasson.

Data from the Pikes Peak Regional Building Department shows that in the last five years, there has been a noticeable rise in apartment building permits.

In terms of units associated with the permits, there were nearly 3,900 units in 2021. Then in 2022, the number was just under 5,000.

Permitting for the first half of 2023 has slowed by about half compared to the same time period from a year ago, but the smaller number adds to a large number of permits still in process.

In-process means permits that have been issued but not yet cleared with final inspection by Regional Building for occupancy.

The number of apartment units in the works is just over 9,500.

The developers do their own market studies. They're looking at the market and they're saying, Oh, if I put up a building that's got 100 Something apartments in it at this price, I have confidence that I'm going to be able to rent those apartments, said City of Colorado Springs, Chief Housing Officer, Steve Posey.

Posey and his staff in the Colorado Spring Office of Housing and Community Vitality track trends and offer information, but when it comes to investing in building projects it is up to developers.

It is clear by the amount of current construction that many apartment developers see Colorado Springs as a good investment.

Posey said there are many factors contributing to the building boom. There's no simple narrative.

Some renters are people choosing to move to the Pikes Peak Region to work remotely. Others find it more affordable to live here and commute to Denver. And, there is a trend of young adults who want the Colorado Springs combination of metro meets mountains.

Posey said, I mean, our median age here in Colorado Springs is now in the mid-30s. We are attracting younger individuals and people coming here to start families. And that's a great thing.

With all the apartments being built there will be a lot of rental options for people moving to the area.

Nicklasson said the competition can be good. Her strategy is to offer uniquely designed, price-conscious apartments.

Mosaica for example has rare four-bedroom apartments. The buildings look more like homes than apartments stacked on top of one another.

And there is some whimsy with things like brightly painted door colors that change from building to building.

Do it our own way, based on not what everybody else is doing. But really more based on what do we think that our residents, our customers need. How can we benefit their life? said Nicklasson.

A few months of apartment saturation are likely ahead as all the new apartment units are completed. Nicklasson said her research indicates plenty of people still moving to Colorado Springs.

She also sees investment happening on the southeast side of Colorado Springs where Mosaica is located. She is confident her apartments will fill.

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Colorado Springs is experiencing dramatic population and economic growth in the Pikes Peak region. According to the Colorado Springs Chamber and EDC, there have been 15 companies announcing expansion or investment projects in the last 20 months.

Those industries range from semiconductor chip manufacturing to solar panel creation, along with expansions in aerospace work, cybersecurity coverage, and defense contracting. That will require a steady, skilled, and educated workforce.

"We've had some big wins here for this community, but we're going to have a challenge of developing the pipeline of the workforce with those that are qualified to take those high-salary positions," said President of the Colorado Springs Hispanic Chamber Joe Aldaz. "We need to look at how we're going to grow an ecosystem of talented employees in Colorado Springs".

The Colorado Springs Chamber and EDC, along with labor market analyzer Lightcast, say in the second quarter of 2023, there were 11,283 unique job postings in the city. In contrast, there are currently an estimated 10, 627 unemployed workers in our area, not enough to fill the gap.

"We're still maintaining a 3% unemployment rate in Colorado Springs," said Vice President of Economic Development for the Colorado Springs Chamber and EDC Theresa Metcalf. It continues to be a national issue with talent development.

Some programs like Hello Colorado Springs aim to entice young professionals to stay in the area once they've gotten their start here. That program offers affordable Summer housing through Colorado College while connecting interns with each other through social events around town.

In the Colorado Springs area, were growing somewhere between, were over 600 people on our way to 700 people," said Senior VP of Kratos Space Federal Frank Backes.

Kratos is a cybersecurity aerospace company in Colorado Springs that has been seeing steady growth and hasn't been facing hiring issues. The company originally worked with the EDC to spearhead the Hello COS program, and says it's worked to their benefit.

Along with ongoing conversations with higher education institutions, K-12 STEM programs in local schools across the area, and the desirability of Colorado Springs, the Chamber and EDC are confident in the future workforce.

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The impact of the military, defense, and aerospace complex in the Pikes Peak region is unmatched. All told the Colorado Springs Chamber of Commerce and Economic Development Corporation reports that some 125,000 active duty, reserve, National Guard, veterans, and their families live and work in our region.

Consider that the estimated gross domestic product, the net worth of all goods and services in the Pikes Peak region, is about $10 billion annually by the most recent estimates. Forty percent of that comes from our military installations, aerospace industry, cybersecurity, and second and third-tier employers tied to those industries. That's a huge piece of the local economic pie, and with the decision to keep U.S. Space Command here permanently, the prospects for even more growth are even better.

As we look to the future of the military-industrial complex locally, the trajectory is straight up. Perhaps no other location in the country can boast of what the military economy has meant to a particular region and the sky is the limit for years to come.

When the decision was ultimately made recently by the Biden administration to keep U.S. Space Command in Colorado Springs permanently, it created a region and statewide celebration. It's a decision that will provide confidence and consistency to those companies and military service men and women who are a part of its creation and growth.

At a celebration in downtown Colorado Springs, U.S. Senator John Hickenlooper told News5 the economic impact is immediate and long-term. He said, "This matters, these are going to be the jobs that attract small businesses here, those small businesses will attract more small businesses, these are the kinds of successes that lead to hundreds and thousands of more successes down the road".

When I recently interviewed Jessie Kimber, Vice President of Defense Development for the Colorado Springs Chamber Of Commerce and EDC, she added, "It's not just the defense sector that brings revenue to the region but it's the military families that come out of the installations and visit small businesses, use all the wonderful things that are available to families for quality of life right here in Colorado Springs"

And the numbers back it up. The Chamber/EDC provided me with data that shows aerospace and defense gross regional product in the Pikes Peak region grew from just over $6 billion annually in 2007 to more than $10 billion in 2022.

As for defense/military-related job creation, equally impressive. While the national average in 2017 was just shy of 20,000, we had more than 50,000 jobs tied to this sector.

Nationally, that number has remained relatively constant and will remain so for the next four years.

Here, it grew to more than 60,000 this year and is projected to top 65,000 in four years. Kimber told me, "So military spouses are getting jobs right here in Colorado Springs and that is empowering all of us around with that workforce as well, so it's just such a neat ecosystem to see with our defense industry both the secondary and third order effects of the missions that are brought here".

A prime example of what defense and aerospace industry growth will look like in the future is at Delta Solutions and Strategies in Colorado Springs, which employs hundreds of workers, provides very competitive, high-paying salaries, and currently has a long-term contract with U.S. Space Command tied to operations, logistics, planning and execution of the command's mission.

But as optimistic as the U.S. Space Command's decision to stay here is for the company, it also comes with questions about the growth of the space-based defense industry locally in the years to come, including housing, overall affordability, child care, and education as it relates to training the next generation of aerospace employees.

So I spoke with the company's chief operating officer, Scott Anible recently who told me it's a good problem to have and that the market is adapting, he says he is confident expectations for his company and others will be met for his employees and their families, "What we're seeing out of UCCS and other educational institutions, we're seeing an emphasis on space because we know that's an opportunity for those students and of course, the military services that we have and all the bases that we have with those folks that have the skill set and experience we can really utilize to support the mission is quite an advantage for us".

But there's no getting around the reality of living here, finding an affordable place to live. UCCS economic professor Joe Craig told me that while higher paying jobs are a good outcome for the defense and aerospace sectors moving forward, which should provide more competitive salaries overall, that will drive home prices locally even higher.

And those second and third-tier jobs tied to the defense industry don't pay as well, so there will always be a wage gap, and despite more construction, affordable housing will remain a very serious concern. Overall, however, Craig concedes the upside of growth in the years to come, saying, "Whenever you have more money coming into an economy you're going to have people spending more, more consumables, especially when you have high-income earners they spend more of their salary on consumer goods, experiences, food, out things like that and that trickles through the rest of the economy".

And to put an exclamation point on the space command decision, the Chamber/EDC folks told me it will employ some 1,400 people overall, add $ 450 million dollars a year to the region's economy, and funding for a new building to accommodate full command readiness will pump between $500 million and $1 billion into military construction.

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Thousands of new jobs have been coming to the Colorado Springs area, and that includes jobs in very specific sectors.

One of the companies that expanded to Colorado Springs is Zivaro, an IT company specialized in serving government and the department of defense.

Our goal as a company is to bring new jobs to Colorado Springs, said Kristin Zick, the senior Vice President of engineering services at Zivaro.

The Denver-Based company expanded to the northern part of Colorado springs last year. Zivaro is one of more than 250 companies that chose Colorado Springs as their home to provide advanced technologies.

Zivaro chose the Springs because of our natural alignment with DOD customers and partner companies. We have projects that work out at Peterson, out at Schriever and across the Front Range, said Zick.

According to Theresa Metcalf with the Colorado Springs Chamber and EDC, the Zivaro expansion is one of 15 projects, including expansion projects and new companies in El Paso and teller counties in the past 20 months. Metcalf said there are a few reasons why companies have sought out Colorado Springs as their home.

I would say definitely an uptick in businesses wanting to be here to be able to partner with DOD, and then of course, the decision for U.S. Space Command to be permanent here in Colorado Springs has definitely been a driving factor, said Metcalf.

Metcalf says these new highly-skilled jobs are specific to sectors like: aerospace and defense, cybersecurity and software development, and advanced manufacturing and semiconductor technology. The five military installations are another driving factor.

Engineers, software developers, a lot of those jobs do require some kind of security clearance, which is great for our veterans in our community, as well as our transitioning men and women that are coming out of our service into our service in Colorado Springs, said Metcalf.

According to Metcalf, more than 3,000 jobs have come to El Paso and Teller Counties in the past 20 months. Theyre all above the El Paso County average annual wage of around $60,000.

As far as the jobs themselves specifically, we're talking about highly skilled workforce that would be able to tap into those jobs, said Metcalf, who added theyre high paying jobs with competitive benefits.

Zivaro is also expecting to create more than 300 new jobs over the next eight years at an average annual wage of $165,000 dollars.

We hire cloud engineers, network engineers, operation center, software development, test engineer, so we're really focusing on the infrastructure for our customers, said Zick.

More than 300 jobs tied to the clean energy industry are also coming to Colorado Springs. Meyer-Burger is a Switzerland-based manufacturer of solar cells and modules. They will begin production on a plant toward the end of 2024. They expect to create 350 new jobs with an average wage of about $77,000.

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Hundreds of young adults experiencing homelessness will soon have a new place to live.

The Place and Cohen-Esrey Development Group are partnering to build a 50-unit apartment community called "The Launchpad." The new complex will be located on the west side of Colorado Springs, near 19th and Uintah street. It is the first supportive housing in the region designed for young people to exit homelessness.

The project was awarded $1.2 million of federal 9% low-income housing tax credits from the Colorado Housing and Finance Authority.

This housing is a real health intervention that creates healing and hope for young people, said Shawna Kemppainen, Executive Director for The PLACE. "The Launchpad literally changes the trajectory of young lives through healing, connection and empowerment.

According to the latest numbers from March, 350 youth were experiencing homelessness in El Paso County, and 150 of them are living on the streets.

"Those youth living outside have complex histories of trauma and health issues. Complex issues that are going to take more than one or two years of transitional housing in order to overcome homelessness and move forward in their life," said Kemppainen.

The Place will provide supportive services for youth that include assistance with education and employment, mental health treatment, and activities such as mindfulness and yoga classes. Developers plan to build a complex specifically for at risk young adults.

"Some have experienced significant trauma so we're making the design, especially tailored, it is called Trauma Design, for these youth," said Lisa Sorensen, Development Director for Cohen-Esrey Development Group

That means good sized apartments, plenty of natural sunlight, and large community spaces.

"These projects are so amazing. They really combine the housing, security along with services to help youth," said Sorensen.

Construction on Launchpad Apartments will begin later this year and is expected be completed in the first half of 2024.

A person is a job and a job is a person, according to Elizabeth Garner, the Colorado State Demographer.

"A job is a person, and a housing unit is where that job sleeps at night. How can you love jobs, but hate people?" Garner asked on Thursday, at the first in-person event by El Pomar since 2019.

The event focused on growth in Colorado, specifically Colorado Springs.

The State's Demographer Office's data says the United States saw its lowest growth rate on record at 0.1%. Colorado continued growing, but at a slower rate than usual and fell from the top 10 fastest growing states in the country. to the top 20.

"We actually grew this last decade, a little slower than what we were projecting, but why did we feel so bad? Was it maybe be cause we haven't kept up with transportation and infrastructure? Is it maybe we didn't keep up with housing."

The data also shows the majority of people migrating to Colorado Springs are in their 20s.

Business owners in town, like Eric Phillips who owns 3E's Comedy Club in downtown, are looking at younger people as potential employees.

"Some of our young people don't look for the same things we used to look for. When I was 16, 17... I was like, I got to have a car right now. and it's not that way, they can ride a bike, they can Uber."

Garner says the slower growth rate is going to impact the labor and housing shortage.

"We're seeing this slow down and the biggest impact is really going to be on the labor force. Huge impact on labor force into the future and so some of the questions are - How do we really attract and retain?"

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Ever heard of a "Healthy Home?"

Builders in Pueblo started a development over two years ago, with a goal of creating homes free of toxins.

"The cheaper the material, the more toxic that it is. So we're gonna really focus on nontoxic, low VOC, or no VOC materials that go in the home which is a huge deal," said Rod Stambaugh, Partner with Pure Zero Construction.

Pure Zero is one of the builders developing in North Vista Highlands, where hundreds of homes are being built near CSU Pueblo.

"Less than a mile from here there has been million dollar homes sold with five offers on them, so the price of housing here is increasing, but ya know this is one of the last kind of affordable places on the front range of Colorado."

In a housing market with more buyers than sellers, Pueblo's Mayor Nick Gradisar says any new inventory helps.

The Mayor says the city and county had a housing study done, showing the county will be 10,000 houses short of what it needs within the next ten years.

"You have people with higher incomes competing for sort of middle-income houses, because there are no other houses available," said Gradisar.

The homes in North Vista Highlands will be energy efficient.

Stambaugh says utility bills could be as low as $0.00 if people living there choose to go with solar panels for energy.

"I think we're pretty much going to set the standard of home building right here in Pueblo."

Stambaugh says a price for the homes should be released in 30-45 days.

He says it will take several years until the entire development is complete.

The cost of living in Colorado Springs has risen to its highest level ever.

Data from the cost of living index prices show 109 percent of the national average.

"Prices in the stores have increased significantly," said Melissa Hall.

After experiencing homelessness with her five children, Hall spends most of her days giving back to those in need, especially with the cost of living so high.

Prices for staples like meat, poultry, milk, and eggs are all on the rise, but those aren't the only things seeing dramatic increases.

"I can remember years ago you can find a three or four bedroom under a thousand bucks, but now they are going for two thousand or twenty-five hundred," said Hall.

Hall become a couponer to help cut costs.

"And I tend to keep a majority of that quantity to make sure that we are okay, especially since we are still in a pandemic," said Hall.

Local economist say the biggest increases are those household staples, but it's also housing, energy, and gasoline.

"Energy costs overall are up to thirty percent year over year, and gasoline is up to fifty percent," said Tatiana Bailey, Director of the UCCS Economic Forum.

Inflation is not helping the problem.

"People with money are really spending it which is great but it pushes up the costs because the demand is still there and you have a segment of the population that is willing to pay," said Bailey.

Colorado Springs City Council members are trying to combat the issue.

"We try to work together regionally to decrease costs, even to buy fuel in bulk so we can get it less expensive," said Tom Strand, Colorado Springs City Council.

With runaway home prices and skyrocketing rental costs, local families are struggling to find affordable housing, even with Section 8 Housing Vouchers.

According to the City of Colorado Springs, the Colorado Springs Housing Authority says vouchers aren't going as far as they used to because of rapidly rising rent costs. The city is concerned about the strain that it is putting on working and low-income families.

"We are trying to look for a place with this voucher but we have prospective landlords thinking it is no good and the people on these vouchers are less desirable," said Judith Miskell.

Miskell and her partner Penny Gilliland have been scrambling to find a new home after being priced out of their current one. Since starting their home search in October, the couple has been faced with a series of challenges.

"I was hung up on three times in looking for a home. Day and night, calling up rental agencies, and then there was a Realtor who said to our face that these vouchers aren't good," said Miskell. "How is it that we are going to rent a home with this voucher, credit or not when the market is the way it is. For example, in our area, our algorithm (payment standard) for a three-bedroom home or apartment is set to $1595 and most of the homes in the area are priced above that. The housing specialist says electricity must be included within the price, and nine times out of ten, what place is there on earth that has electricity included in the rent."

The couple obtained a Section 8 Voucher to help cut costs when their two granddaughters, one of which has special needs, came into their care.

"It would allow for more in-home care for her needs. We noticed she seems to do much better with me in the home so I cut back on hours from my job outside of the home as well as the job taking care of Penny's aunt inside of the home," said Miskell.

Between poor credit, landlords, and the current rental market, Miskell says it's nearly impossible to find a new home.

"There are a lot of issues with this system designed to help families like ours. We know of someone looking for a home as well, a one-bedroom home, and they're facing some of the same issues with credit as well. I think it's important to get the word out there because why would something that is designed to help families, a voucher, not have some sort of provisions that would go along with someone's credit that may not be good," said Miskell.

"We are out in eight days, and this could happen to anybody," said Gilliland.

The Office of Rental Assistance in the Colorado Department of Local Affairs says families in their Section 8 Voucher program report that their application is one of hundreds when units come online, and available units are difficult to locate as current renters are not moving at the rate they once were.

"It differs by the community, but in the metro Denver area, we are seeing a very saturated market meaning there are, I'm guessing, ten to twenty renters for every one unit. There are multiple people applying for any available unit because there just aren't any available units. The economy says great, the landlords can charge more for those units because they are a hot commodity," said Katherine Helgerson, Office of Rental Assistance.

Helgerson says each individual Public Housing Authority (PHA) has a limit on much funds each family can receive for rental assistance.

"We are only allowed to set our payment standard between 90 and 110 percent of what HUD publishes for each county so we can go as high as possible, but in some communities particularly in the metro area, we're not going to be able to reach those market rents. If we did go as high as we could, we'd serve fewer people," Helgerson.

She says there is a law that prohibits landlords from refusing to rent from voucher holders.

"We refer any tenant who says they told me no Section 8, their Craigslist ad says no Section 8, to the Colorado Civil Rights Division because they are spearheading the bill," said Helgerson.

The Colorado Springs Housing Authority says their Section 8 program is seriously underfunded by the United States Department of Housing and Development, but they've been working with several developers and community agencies to increase the number of affordable housing. In a statement, a spokesperson for HUD said the following:

Anyone interested in helping the family find an affordable home can email them at Penny4Alex@gmail.com.

The cost to rent an apartment in Colorado Springs is at a new record high.

Data shows median rents in Colorado Springs stand at $1,200 for a one-bedroom apartment and $1,496 for a two-bedroom.

Throughout the past year, rent increases have been occurring not just in the city of Colorado Springs, but across the entire state. A report by Apartment List shows Colorado Springs, Aurora, and Longmont have all experienced year-over-year growth above the state average (17.1%, 16.6%, and 16.5%, respectively).

The state of the market is making it hard for some renters to make ends meet.

"The rent is $1550, and things are comfortable but not where we can go on vacation or camping which isn't that expensive, everything is paid but things are so tight," said Heather Nottingham.

After 4 1/2 years, her family is moving out of their apartment complex, but they don't know where to go.

"We're going to be staying maybe at a hotel, friends, or family. It's terrible, it's terrible. What do I tell my boys?" said Nottingham.

Nottingham says her apartment complex is not renewing her lease in order to make renovations.

"A few months ago, I got a notice that they were refusing to renew our lease. I reached out to the manager and asked what was going on, did I upset you or do something wrong. She said no your unit is one of the last classic units that have carpet and haven't been renovated. They said we could move into another unit but it was $500 more than what I'm currently paying. Putting it over $2,000 for the same unit, but just with linoleum looking hardwood floors," said Nottingham.

She says it's been hard to find an affordable place to live that can accommodate her family of four.

"We've been trying to get a three-bedroom but the minimum is $2,000. Two bedrooms are $1750 to $1800 so there is not much difference. With the space that they're giving you and paying $2000 a month, you're paying well over for each square foot, and it's unreal," said Nottingham.

Her family has been trying to save to buy a house, but it's not possible with their credit.

"We've been actually trying to fix our credit for the past two years, but recently we've had to utilize our credit cards a little bit more because gas prices have gone up. So that doesn't help and I drive all of the way to Monument and back every day. So we'll use our credit cards to make sure everything is paid, our payments aren't late, but it's not the cushion that they like," said Nottingham.

"The rent is going up and up and up here, and it's not keeping track with the wages. The wages have flat-lined so that means housing gets less and less attainable for more people. There are a number of policies that have contributed to this, some people will tell you this is a market situation, a simple matter of supply and demand. If we just build more houses and eliminate all of the restrictions, it will miraculously fill the void and rents will come down. The reality is that a landlord will charge as much rent as they can get you to pay which means they'll jack it up because they can, not because they have to," said Stephanie Vigil.

She is a local politician and renter who believes there needs to be more done at the local and state level to help stabilize the market and protect renters' rights.

"The first thing we need to do is repeal the statewide ban on rent control and stabilization. Currently, it is against the law for any local government in the state of Colorado to stabilize and control rent. It kinda freaks people out because rent control stirs up this image of a $400 apartment that hasn't gone up since the 70s, but that is first-generation rent control. Rent stabilization can give you a whole suite of options that include not raising it by a certain percentage from year to year or only raising it if there are capital improvements," said Vigil.

Director of the UCCS Economic Forum Tatiana Bailey says data shows at a 40 + work week, 52 weeks per year, the average renter would have to make at least $23.08 per hour (or $48,000).

"The average renter wage is barely seventeen dollars an hour. So there you have the crux of the issue. We're squeezing out the low-income workers from the local market," said Bailey.

Bailey says vacancy rates have increased to 6.1 percent which is interesting because apartments continue to be built in Colorado Springs. She says vacancy rates pre-pandemic and during pandemic all came down so the fact that they've increased is interesting, especially since there is a lot of construction going on.

"Part of the reason rents keep going up is because people keep moving into these incredibly expensive apartments so, in other words, the demand is still there. That is an inherent issue, not just for rentals, but even for single-family homes that people own. If a profit margin is higher for a builder, whether it's for apartments or single-family, what are they going to build? They are going to build higher-end, and as long as that trend is still there, they are going to continue," said Bailey. "Colorado Springs is still considered a tight market, and that kind of goes back to what we were saying before. How can we keep building like this, how can rent continue to go up well the demand is still there?"

As prices continue to skyrocket, renters are worried about the future.

"People that have friends who have rental houses or anything, we need somewhere to go," said Nottingham.

Anyone interested in helping Nottingham can contact her via email at heather.marie8113@gmail.com.

A real estate trend is creating unwelcome competition for would-be homebuyers.

Local realtors say companies are buying up homes and immediately putting them back on the market or renting them out.

"Investors are homebuyers' main competition right now," said Merissa Rains, Colorado Springs Realtor.

She says it's getting more difficult for homebuyers to compete with investors.

"The majority of these investors are coming with large, over asking price cash offers," said Rains.

Making it hard for the average family to get their dream home.

"They can't compete with that without an appraisal gap and I don't know a lot of first-time homebuyers that have cash on hand," said Rains.

According to El Paso County tax records, corporations such as Home Partners of America bought over 1,000 homes. Zillow bought almost two hundred, but the company isn't holding them.

Rains says it's investors making the biggest impact to the market.

"If this continues and investors continue buying these properties and turning them into rentals then unfortunately it will take home ownership off the table for some folks," said Rains.

Anyone who has searched for or sold a home knows prices have skyrocketed.

Data shows home prices for Colorado Springs increased 24 percent over the last year.

"I just want a house with a backyard. I want the American Dream just like everyone else and it's frustrating because I can't have it," said Amanda Sharp.

It's been three years since Sharp started the search for her dream home.

"I went through the house buying process twice and both times I was outbid by multiple offers and by people paying tens of thousands of dollars over," said Sharp.

Sharp has been working with her realtor and loan officer to come up with a plan for buying her first home. With the market, she's decided to forgo her search for now.

"With the way the prices are, way the market is going, and the trends. When I am ready to buy in a year or a year in a half, I don't even know if I'll be able to afford it. Not everyone can afford a $500,00 or $600,000 house," said Sharp. "I really just want a modest home, I've even considered getting a new build but you can't get a house built under $400,000 here. They say they start in the low 300s but that is before you start looking at the plots, add-ons, and everything else. By the time you're done you have a $400,000 to $450,000 home."

Tatiana Bailey, Director of the UCCS Economic Forum, says there are multiple reasons for the home price surge.

"It's the pandemic, low-interest rates, and the fact that we have a six million deficit in terms of single-family homes in the United States. That is a remnant of the Great Recession, a lot of builders went out of business, back homes weren't built as much, and builders still in business scaled back," said Bailey.

She says part of the reason Colorado Springs is seeing double-digit gains is people migrating to the area.

"The perception is that Denver is more expensive, Boulder is a lot more expensive. With Colorado Springs, people are taking advantage of the fact that it's not quite as expensive, it's getting there now but it's not quite as expensive. Even prior to COVID, I live in Monument, and I can't believe how many Denver people there were before COVID that said I only have to go into the office one or two times a week. Now, some of them are working 100 percent from home and moving to Colorado Springs for more space and better affordability."

What's made this surge different than previous years is how widespread it's become.

"I talk with people in Pueblo in Economic Development, and they have said that it's kinda sad in some ways because some of the Pueblo residents who were renters before and wanted to buy now are priced out of the market by the Colorado Springs people who are moving down there for more affordable housing. A lot of the military, Amazon workers, firefighters, and policemen. Those middle to middle-lower wage categories where people are saying I just can't pay $600,000 or $700,00 for a nice home in Colorado Springs but I can in Pueblo, " said Bailey.

While she doesn't expect demand to be as intense as recently, she doesn't expect the surge to go away anytime soon.

"There are still buyers out there. The other side of the equation is that at some point, prices have to moderate because wages aren't keeping pace. It's really unfortunate because who's been hit the hardest during the pandemic? It's lower-wage workers. So if you have a family that has been working hard and saving up but all of a sudden home prices are increasing by ten, fifteen, twenty-five percent. They can no longer afford a down payment for a home. They are just really being priced out of the market."

"Talk to people, get your ducks in a row, and make sure you know what you're getting into because when you get into buying a home it beats you up," said Sharp. "If you're going to move to Colorado or Colorado Springs, have that expectation that you're going to pay a lot of money to live here. I see a lot of people that move out here with a lot of dreams and aspirations. They want to live in the mountains and have a piece of this, and they get out of here and end up on the streets."

UCCS plans to host a free virtual event this Thursday from 1-4 to discuss housing among other issues. To access the event, click here.

The Colorado Springs Urban Renewal Authority approved a 50,000 sq. ft. development on South Nevada in 2015.

According to the developers, Equity Group, the first phase of the development, named Creekwalk, is set to be completed mid-October.

It's all a part of the South Nevada Urban Renewal Plan, which was created to help improve and enhance the streetscape along Nevada St.

Retail developments will include a Fuzzys Taco Shop, Pacific Dental, MOD Pizza, Nekter Juice Bar, Capriottis Sandwich Shop, VEDA Salon & Spa, and The Oak Barrel Wines & Spirits.

A Sprouts Farmers Market will anchor the second phase of the development, Creekwalk North, when delivered in 2022.

The new development is just steps outside Rebecca Whittaker's front door.

"It is fun that there will be new restaurants around and to have a place that there will be more entertainment than shopping," said Whittaker.

In a matter of five years, Whittaker has watched the area around her home grow in a major way.

"It seems like the city has moved to us. Now there is more people around, there is more fun things to do, there is somewhere to go to at night. It is fun!" said Whittaker.

Whittaker says the new development will have a little bit of something for everyone.

Nearby business owner, Shannon Bethel, says she looks forward to walking to Creekwalk for a bite to eat after a long day of work.

Bethel says, while it's been somewhat of a challenge owning a business on South Nevada, "We get a wide range of people coming in the door. We have had our windows broken." It is her hope the center will improve the streetscape outside her Pharmacy.

According to Equity Group, public improvements include: road widening with new and upgraded traffic signals (East Cheyenne Road), transmission electrical under grounding (South Nevada Avenue), sidewalks & pedestrian-friendly streetscape (Cascade Avenue, St. Elmo Avenue and South Nevada Avenue), and stormwater and utility upgrades.

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Jessie Zimmerman thought she had found the perfect rental in Pueblo West for her family, until a few weeks into living in the apartment, she discovered black mold.

"First we noticed the carpet was wet... They discovered mold in the walls and the carpet... and then they set up this lovely containment unit, and that's been about two weeks now."

Zimmerman and her family wanted to relocate from Denver to find a cheaper living situation. She says she looked from Colorado Springs to the Western Slope trying to find a good rental.

We had gotten here to be settled, and ya know, we had been trying for three and a half months. I finally found this place."

Now, she says her landlord and the Pueblo County Health Department need her to move out by the end of August so that way they can begin repairs. However, Zimmerman says finding a new rental in Pueblo on such a short time frame is virtually impossible.

"Im just calling around, but so is everybody. And everybodys got a story and everybody is having a hard time and I mean, they dont really care about that. The property managers dont care.

The Pueblo Housing Authority agrees that the shortage of available rentals is a problem throughout Pueblo. The organization offers vouchers to help low income residents afford rent.

We actually have about 1,500 vouchers assigned to us by HUD, weve only been able to utilize 1,302. Thats because theres just no place for these folks to find housing in Pueblo," said Frank Pacheco, the Executive Director for the Pueblo Housing Authority.

Right now, Zimmerman says she is going to continue searching everywhere she can for a place to move to.

I guess if theres anybody local in Pueblo West area that has a two or three bedroom that would be willing to let us stay there? I mean I have good references, I pay rent, thats not a problem. I just need a place."

If you think you may be able to help Zimmerman, contact natalie.chuck@koaa.com .

Several options for living assistance in Pueblo include:

A new trend may help Colorado's affordable housing crisis, and it involves converting hotels and motels into apartments.

"I think it is a great idea. We have a lot of hotels, motels, and a lot of new ones coming online. So some of the old ones, this could be a great new purpose for them because we are really desperate for housing," said Richard Skorman, Colorado Springs City Council.

As Colorado Springs continues to grow, the city's affordable housing crisis is getting worse.

"Our rents are sky high, and our housing prices. A lot of people who work in the city can't afford to live here," said Skorman.

That's why developers are getting creative by converting buildings like The Hotel Elegante and Motel 6 on Voyager Pkwy into apartments.

"We've heard about some other ones but I'm not going to say their names because I'm not sure if they are going to happen. There are some, especially in the downtown area, that people are talking about," said Skorman.

He says there are a number of conversions in the works and some that have already been completed.

"I think there's going to be many more coming online, and the other one that is kinda out there is office buildings. There are a lot of office buildings that don't have workers coming back. Many people are happy working from home and owners of the office realize it is an expense they don't have to have so there could be apartments in office buildings," said Skorman.

"I've had conversations with a number of development teams and investors who are interested in purchasing these properties and turning them into housing. That's everything from smaller hotels as well. Anywhere from thirty to forty units, all the way up to 600 units," said Steve Posey, Community Development, City of Colorado Springs.

Posey says there are a number of benefits from converting hotels and motels, but the big one is the cost.

"The cost of new development here in Colorado Springs and in our region has been going up very quickly. It was not that long ago that it was $250,000 a door for a new apartment building, and we are up to $300,000 a door these days. If these hotel and motel conversions can come in at a good price and a good per door then that's definitely going to be a plus," said Posey.

Since they are usually in urban areas, Posey says it could also help provide transportation and employment services.

"Other type of public amenities, trail systems that are not too far from that area, and schools," said Posey.

"There are two types of problems that we are solving. One is that you have hotels and motels that have been left and no longer being used, and then you have people who are homeless who need housing. We are solving both of these issues at once when we convert these old properties into housing for the homeless," said Brett McPherson, Colorado Department of Local Affairs.

With federal and state funds expected soon, McPherson says it can help with conversions and building more housing.

"The state legislature passed HB-242 which is going to use state stimulus funding of up to $30 million for converting underutilized properties like hotels and motels that have been vacated. In addition to that, the American Rescue Plan Act has provided another $24.7 million that can be used to converting underutilized properties. So in total, there is going to be over $50 million coming into the state of Colorado to convert blighted properties that can help house our houseless neighbors," said McPherson.

"We have a long way to go, we have a lot of money to decide how to spend for the best for the best use of that money," said Skorman.

On Tuesday, July 13, the City of Fountain and Fort Carson signed an Intergovernmental Support Agreement (IGSA) which will allow the post to use contractors already vetted by the city, speeding up the process of small construction projects.

At the city council meeting, an IGSA was defined as an agreement between the military and a state or local government that serves the best interest of both parties to improve installation support services for the mission, service member, and family readiness. Those with the city also said an IGSA reduces cost to the citizen through contract savings. "If we didn't have this Intergovernmental Support Agreement, we'd have to bid out contracts for even small projects, which takes months at a time. And now that we'll have this agreement, we'll be able to call in the City of Fountain, they'll bring their already vetted contractors to the installation, and we'll be able to deliver services a lot faster for our soldiers and families," explained Col. Nathan Springer, the Garrison Commander at Fort Carson.

The General Facility Construction IGSA is directed at small construction projects, like electrical work, plumbing, or remodeling. Examples of these projects include a minor remodeling of a training room, or electrical work in barracks. "Our school districts are combined, our cities are combined, our soldiers and their families work and live here, and now your contractors support this installation. I'm not sure that there's an installation and a city with a closer relationship across the Department of Defense or the United States," said Col. Springer while speaking at the Fountain City Council meeting.

The IGSA is tentatively scheduled to begin service in October 2021.

Col. Springer said there are over 70,000 soldiers, family members, and army civilians who either live or work on Fort Carson. The post is the third largest employer in Colorado, according to Col. Springer.

Trinidad's streets on a summer afternoon are filled with cars, and the sidewalks bustling with people enjoying the small businesses downtown.

A much different sight than in 2003 when Kim Schultz, a business owner downtown, first moved to town.

There was nothing there, it was abandoned, there was one restaurant, lots of empty storefronts.

Schultz originally came to Trinidad from Pueblo to spearhead the Chamber of Commerce, hoping to rebuild the city. Over 15 years later, her dream is on its way to becoming a reality. She says when recreational cannabis was legalized in Trinidad in 2014 that "everything changed".

People purchased the vacant buildings. Businesses opened up. We were able to put people to work, so they stayed!

Schultz's cannabis store has grown from having only eight employees, to 33.

My proudest moment is being able to employ people with a good job, give them benefits, and something thats reliable, doing something that they love."

Cy Michaels, another business owner in town, says the pandemic actually helped Trinidad to a certain extent.

People came here to enjoy the small-town atmosphere where they didnt feel like they were one on top of somebody else. People came here to enjoy our craft-ness of our town, craft beers, craft restaurants!"

Wally Wallace, the Economic Development Director for the City of Trinidad, says many of the people moving to town are coming from Denver and bringing new businesses with them. He moved to Trinidad over two years ago after spending 10 years in Denver himself.

Most of my friends thought I was crazy and didnt see the appeal in moving to this town that they had never been to!

However, now he says many friends have followed in his footsteps.

There are a lot of opportunities for people that are willing to put the work into starting something.

Wallace expressed several ideas for upcoming events in Trinidad, including summer and fall festivals to keep your eye on for a weekend trip.

Wednesday marked the groundbreaking for the long-awaited Powers and Research interchange project.

Expected to be complete in early 2023, the current signalized intersection at Powers Blvd (CO-21) and Research Pkwy will become a grade-separated, diverging diamond interchange.

When its complete, Powers will become a non-stop freeway between Woodmen Road and Interquest Pkwy (CO-83).

The project has been on the books for years. Its one step closer to CDOTs ultimate goal to make Powers a controlled-access freeway across the board.

For ease of traffic, its awesome. I live here. I know this intersection stinks, Pies and Grinders owner Daniel Dreyfuss said.

But for Dreyfuss, Wednesdays groundbreaking is also a little unnerving.

The end result will be great, but its gonna present challenges for sure, Dreyfuss said.

His restaurant and dozens of other businesses back right up to busy Powers Blvd at Research Pkwy.

With restaurants its location, location, location, he said.

With construction beginning to roll, that location is becoming harder to see from Powers.

Thats gonna hurt, he said. The other aspect thats gonna hurt is accessibility, obviously.

Already, hes dealing with some of the growing pains.

Tonight, theyre cutting off our power, he said.

But for the traffic engineers behind this fairly unique project, theyve spent countless hours working to minimize the impact their work will have while underway.

Weve been working on the design for two to three years, CDOT Program Engineer Shane Ferguson said.

In fact that work started with their decision to elevate Powers over Research, rather than vice-versa.

If were putting Research over Powers, how does that impact all the side streets and the driveways, Ferguson said.

While its not everyday our area sees and existing intersection get converted into an interchange, the Powers project is almost identical to the current US-50 and Purcell Blvd interchange project in Pueblo West. That project, which will convert the intersection into a traditional diamond interchange (not be be confused with a diverging diamond), has been underway for about a year.

In the case of the 50/Purcell project, all lanes of traffic on both roads will be able to stay open throughout most of construction.

The process starts with building the future exit and entrance ramps alongside the existing intersection. Once those are built, the ramps temporarily become the main route for US-50 traffic. Traffic will have to exit the highway, then re-enter until the bridge passing over Purcell is built. Ideally, the intersection never has to close.

The same thing will happen at Powers and Research, that is, until crews start converting Research Pkwy into a diverging diamond flow. Crews wont start the conversion until the new bridge on Powers over Research is open.

The problem is, since a diverging diamond completely switches the way traffic flows, there will be no way to let traffic drive on it while the conversion is underway.

It may take a weekend and some closures to get that set up correctly, Ferguson said.

And thats where Dreyfuss gets concerned.

Just the simple delivery to Wolf Ranch or Cordera that mightve taken four minutes, and now weve gotta loop around, that might take 15 minutes, he said.

There are some trade offs.

Hopefully the construction workers, the crew, all of them will support us, Dreyfuss said.

If they can frequent some of those businesses, it really helps out, Ferguson said.

And for Dreyfuss, hes trying to keep an open mind.

Anything that keeps the area more viable I guess adds value, he said.

Ferguson said the timeline on the project is between 18 and 22 months. After that, CDOTs next Powers priority will be to convert the existing at-grade intersection at Powers and Airport in a grade-separated, diverging diamond interchange as well.

The funds brought by Colorado Senate Bill 260, which Governor Jared Polis recently signed into law, will fund the Powers and Airport project. There currently is no timeline for that project.