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- , - "'Je"., .~ ..,.. For whatever reason, population growth will have financial impacts within the metropolitan areas. If homes, apartments, and condominiums do not keep pace with the increased population growth rate, the existing dwellings will appreciate in value at a rate faster than the annual inflation of 6 to 7 percent. There will be a proportionate increase in property assess- ments, taxes, and in the home owner insurance rates. This will cause additional financial hardships on those who have a fixed and/or marginal income to sustain their current s.tandard of living. Those who can no longer afford to live in their present homes will need to find other lower cost housing. Increased taxes, whether through broadening of the economic base or through property reevaluation, will be used to finance additional institu- tional facilities and services. More people will be hired to render the institutional services and exploit the community stock of resources. This kind of self-feeding growth provides a broader economic base which may have a greater diversity of economic opportunities. These two factors are desirable for economic stability and low unemployment. Population growth and the development of dwellings will intensify the competition in the allocation of resources. Recreation competes with housing developments for the use of land. Both seek vistas, open space, proximity to water bodies, outstanding scenery and aesthetics, and close proximity to population centers. Natural ecologic systems and open space will be impacted (Environmental Protection Agency, 1977). The potential parklands and open spaces located on the outskirts will be lost to the developers unless specific areas are protected by zoning. The Pikes Peak Area Council of Governments is considering the idea of using "the natural constraints to growth in conjunction with a parks and open space system . and the utilities system in order to guide development and protect natural and built-up areas." (Pikes Peak Area Council of Governments, und,ited.) The Council will attempt to maintain the rural lifestyle while achieving slow to moderate growth at nearby Palmer Lake. Population growth will bring about subtle changes in traffic which when aggregated can result in major health and safety problems. Suburban areas will lose their remote and tranquil character and urban areas will become more congested as traffic increases. There will be more traffic on residential streets and arterial roads causing the installation of more traffic controls and longer periods of commuting time. The side effects of heavy traffic include more noise in formerly quiet areas, and more air pollution from vehicular exhaust emissions. Roads usually need to be widened and redesigned to handle high volumes and high speed traffic which results in disrupting the social continuity of neighborhoods (L. Mumford, 1970). Air quality modeling predicts an air quality stand- ards violations for 3-hour hydrocarbon and 24-hour particulates by the year 2000 (Environmental Protection Agency, 1977). IV-23 ~ .- . . .