Military Housing Needed with Karman Line? NOPE!!!

Data from the Colorado Department of Local Affairs, State Demography Office, identified a surplus of ~ 23,948 housing units and data also showed a 7.73 vacancy rate with rental units.  It also showed that El Paso County (to include Colorado Springs) is experiencing a slowdown in population growth. There are many developments already in the works as captured by the figure below. Note, Amara development annexation was denied, so at this time that is the only development not in the works.

This identifies developments in the works except for the Amara development. That was denied in August 2024.

As you can see, there is no shortage of new houses to meet the perceived demand. And for the first time in decades, as identified from U-haul and United Vanlines stats, in 2024, Colorado had more people moving out of than moving in. 

So…do we really need yet another development at this time?

One thing that keeps coming up from the Karman Line Developer is that Schriever SFB and its military families need this development. So this blog post will attempt to set the record straight, and it will come from the submitted “on the record” comments from the "Your El Paso County Master Plan".  But, there needs to be a little context about this discussion before the comments are discussed.

The Karman Line annexation plan, presented by Mr. Craig Dossey, and discussed in the City Staff Report, continually refers to the “Your El Paso County Master Plan” to highlight how this area is the priority for annexation. As you may not know, Mr. Dossey was the Executive Director for this master plan development.

Letter from Colonel Brian S. Hartless to Mr. Craig Dossey as presented at the May 5, 2021 Hearing

If you were to view this master plan around the Karman Line Annexation area you will see this land referred to as “suburban-residential”.  However, what is actually there are 5 – 760 acre lots, known as Large-lot residential housing. 

Mischaracterization of Area West of Schriever as Suburban Residential - These are 5 - 760 acre developed parcels.

But that is not the only inaccuracy in Mr. Dossey’s El Paso County Master plan.

For, upon further examination of the public record comments submitted during the creation of the master plan, you will clearly see Schriever SFB does not want or need this development, and unfortunately, their comments conveniently never made the plan.

For example. A comment was submitted by Jason Meyer, the Park Planning Division Manager for El Paso County, that was provided to the Planning team and reviewed on April 14, 2021, “Preserve large tracts of open space/buffer properties around military installations.” 

Planning team reviewed this Comment on April 14, 2021,“Preserve large tracts of open space/buffer properties around military installations.” 

And then there were a group of comments submitted by Ann Werner, Pikes Peak Area Council Governments, DoD Liason, that were provided to the Planning team and reviewed on April 14, 2021. And, they were provided to the Planning Commission held on May 5, 2021 when Council Member Risely was the Chair of the Planning Commission. 

Some of the comments submitted were:

“Don’t anticipate military installation to expand. Operations interference is more important consideration.”

“Residential growth could also occur on base if missions expand.”

“Don’t anticipate military installation to expand. Operations interference is more important consideration.”

“Emphasize mitigating traffic congestion near Schriever AFB to facilitate efficient traffic flow for installation commuters and residents.”

“Conservations Easements can also benefit the military.”

Unfortunately, these important comments submitted by Mr. Meyer and Ms. Werner were omitted from Mr. Dossey’s El Paso County Master Plan.

Instead, what you will find in the final version of the plan for Schriever AFB on page 53 is:

"Schriever Air Force Base Growth along Highway 94 is expected to continue over the life of this Plan, particularly as operations expand at Schriever Air Force Base. Residential development can support its employees, both military personnel and contractors.

• Suburban development should be prioritized to help increase density in this area with

smaller-lot sizes, attached housing, and multifamily apartments."

How convenient for the developers, who includes Craig Dossey, to have an El Paso County Master Plan that calls out exactly what Karman Line says it will deliver.

Now, there is an agreement that military families in the ranks of E-1 through E-4 do need housing. However, housing units built in the Karman Line Development will have a starting price tag of $440K, so again, Karman Line Development is not the answer.

Paid for by the Citizens to Stop Illogical Growth.