Downtown Monument was once the hub of commercial and cultural activity in the Tri-Lakes area with over 20 established businesses located in the Downtown by the year 1889. While it is unlikely that Downtown Monument will be revived as it existed in the past, with public/private investment and strong local support, the Downtown has the potential for a new direction. This new direction can be successfully achieved by recognizing existing positive features and understanding the nature and qualities of the old town character.

The principal purpose of this revitalization concept is to provide a long-range guide for the constructive development or redevelopment of Downtown Monument. Included in this concept are:

Map 4, Downtown Revitalization Concept, defines the boundary of the Downtown and delineates two distinct sub-areas: the Downtown Core and Downtown Transition. The Downtown Core is comprised of several retail businesses, offices, the Town Hall, Post Office, and a few single family residential structures. The Transition area consists primarily of public/semi-public uses (for instance, Limbach Park, churches and the Lewis Palmer Middle School), mixed residential uses, and related home occupations.

Before specific ideas of the revitalization concept could be formulated, general goals and active objectives concerning the desired future direction of the Downtown had to be identified. After several public input meetings, roundtable discussions ended with a consensus on the following goals and objectives:

Goals

Objectives

Directly augmenting the need for expanding the role of the Downtown is the pressing necessity to deal with the reality of a diffused retail commercial structure. This diffusion is particularly evident when one analyzes the physical relationship and competitive nature of commercial development along Highway 105 and businesses within the Downtown Core. Presently these two competing areas are physically separated, with the Downtown Core visually isolated from Interstate 25 and Highway 105. In order to establish a stronger sense of continuity, it is proposed that a realistic improvement program be initiated in the vacant areas separating these two community enclaves.

By encouraging cluster development in the future rather than following a standard strip configuration, land area can be made available for roadside buffering and additional landscape treatment. By continuing this design concept along major roads connecting the highway oriented commercial area with the Downtown Core, a sense of visual continuity can be realized. By encouraging cluster commercial development, accesses can be minimized thereby facilitating traffic movement and reducing public safety concerns. In terms of physical linkage, future development should he encouraged to utilize the vacant land located between the Downtown Core and the highway commercial area along Highway 105. This would consolidate and define the two commercial areas and would also inhibit the spread of strip commercial development along Highway 105. Further development along Highway 105 should reflect the established design theme of brick structures with gambrel roofs. Future corporate franchise design should not be allowed to dominate this area since it is the image-setting entry zone of Monument. Recommendations for improving the image of Highway 105 are illustrated in Design Guideline 2.

Design Guideline 2 - Streetscape - Highway 105: Image-Setting Entry Zone

The Downtown’s greatest asset is a comfortable human-scale area with ample room for commercial and residential infill development. Existing structures have been designed and constructed over many decades, giving the Downtown a sense of historical continuity.

Perhaps the most critical mistake that could be made with Downtown Monument is to assume the area will redevelop into a vital retail center as it existed in the past. The Downtown faces competition from the Highway 105 strip development, strengthened by the construction of the Monument Shopping Center that will be accessible for Woodmoor residents and travelers on Interstate 25. This competition would certainly reduce the capture rate of retail facilities in the Downtown.

Map 4, the Downtown Revitalization Concept, provides a general indication of the land use types and arrangements recommended for the Downtown. It is suggested that the Town use the depicted land use pattern as a guide when marketing the Downtown to prospective users and when evaluating specific land use requests. The following discussion focuses on existing and future land use characteristics of the Downtown Core and Downtown Transition area.

Downtown Core

This area is presently characterized by a mixture of land uses, specifically 18 businesses, nine offices, three home occupations, several single family structures, the Town Hall, and the Post Office. All land uses with the possible exception of two (a construction company and transmission shop) are compatible and well-suited for the Downtown Core.

The following are apparent issues in the Downtown Core:

1. The area is virtually devoid of any landscaping, especially along major roads.
2. Overhead wires and utility poles detract from the visual quality of the area.
3. The needs of pedestrians have been neglected.
4. Many citizens do not view the area as the nucleus of the Town.

With the establishment of a strong economic program and the installation of sensitive physical improvements, the Downtown Core has the potential to be a convenience-oriented area with related small-scale specialty services catering to the local population and tourism industry. It is recommended the area be strengthened as the government/civic center of the Town with major emphasis on cultural and entertainment activities. Ground floor retail uses with residential development over or behind the shops should be encouraged to generate a strong community feeling. These types of uses in the core area will project the image of a centralized center and create an increased sense of identity.

Downtown Transition

The composition of this area is largely mixed residential with public/semi-public uses, including Limbach Park and several churches. It is an older neighborhood undergoing several major changes including the building of new single family homes and the integration of multifamily housing in the past few years.

The area is recommended to be a transitional zone between the Downtown Core and newer development near the fringe of the Town. Continued infill development must be encouraged to maintain and stimulate the market for convenience related goods and services in the Downtown Core.

Residential Infill

One of the most important factors in initiating and maintaining the viability of the Downtown Core is the existence of a sufficient live-in population. By actively encouraging a moderately scaled built-in market for convenience goods, residential uses in proximity to the Downtown Core will keep the area dynamic throughout the business day and during the weekends. Single family residential infill is presently occurring in and near the transitional area. The continuation of this trend is encouraged.

Residential units with medium densities should also be promoted near the Downtown Core. Such development should be aimed at the segment of the market that desires a low-maintenance and moderate square footage unit type, typically in the middle market price range. Townhomes, small lot detached single family, condominiums, and low-scale multifamily unit types would be suitable near the Downtown. In all new Downtown residential projects, building heights, scale, fenestration, exterior materials, landscaping, and off-street parking areas should be compatible with adjoining land uses and existing positive features of the Downtown. Design Guideline 3 illustrates a prototype residential infill project.

Design Guideline 3 - Residential Infill Project

Using the Downtown Core for community functions is an excellent way to generate civic pride and interest. When such special events become an ingrained civic habit, Monument’s existing business community can begin to capitalize on the associated spin—off commercial activity. Consideration should be given to products of the local economy, lifestyle, and history as subjects for such special events.

A viable Downtown Core is one that has a variety of uses and attractions throughout the day and evening. Therefore, when the Town evaluates specific use types proposed in the Downtown Core, some thought should be given to their complimentary ability in attracting users.