|
GLENEAGLE-ACADEMY
VIEW
SUBAREA #11
LOCATION
Bordered by I-25 to the West, Monument Township and the
Jackson Creek development to the North, and Fox Run Park
to the East, this Sub-Area contains the residential communities
of Gleneagle, Chaparral Hills, Pleasant View, the Ridge
at Fox Run and High Meadows at Fox Run. Arterial roads
include I-25, Struthers Road, East Baptist Road, Roller
Coaster Road and North Gate Road. Collector roads include
Gleneagle Drive, Sun Hills Drive, Stella Drive and Becky
Drive. The area contains some 1,200 total acres, of which
1,100 (92%) have already been platted.
GEOGRAPHIC
DISCRIPTION
Situated on the south slope of the Palmer Divide, the
area has elevations ranging from 6,740 to 7,300 feet,
with slopes of 3% to 16%. The Sub-Area has a distinct
visual quality represented by natural vegetation of ponderosa
pines and gamble oak, and an elevated view of the Rampart
Range (Front Range), Pikes Peak and the United States
Air Force Academy.
LAND
USE
The established development pattern consists predominately
of medium-density residential lots ranging from 0.25 to
0.50 acres in size. In recent years, there has been rapid
development of medium-density residential and a 90% build-out
is expected to occur within the next few years. There
are also a number of higher-density townhouse and patio
home options in Gleneagle as well as low-density five-acre
rural residential lots in the Chaparral Hills Subdivision.
The
Subdivision of Gleneagle is unique in that it has incorporated
mixed-use commercial and office development within its
boundaries. A convenience center is located on the southern
end Gleneagle Drive, an office development is located
at the intersection of Gleneagle Drive and Baptist Road,
and other mixed-uses are locating along Baptist Road.
Retail outlets continue to locate at the periphery of
the Sub-Area and this trend is likely to continue.
The
land on the south side of East Baptist Road may in all
likelihood be developed other than as residential uses.
TRANSPORTATION
The roadway system in the Gleneagle-Academy View Sub-Area
is either build or in the final planning phase. Although
the current roads are sufficient to serve the area's population,
the expected growth in the Jackson Creek and Northgate
will significantly impact the capacity of the roadways
in this Sub-Area.
North-South
Interstate
25
Although I-25 is an inter-regional throughway it also
serves as one of two continuous local north-south accesses
in the Sub-Area. In the future, when Struthers Road and
Jackson Creek Parkway are built, they will provide improved
north-south movement for local traffic.
Struthers
Road
This road is a planned continuous north-south road between
East Baptist and North Gate Roads and will essentially
parallel I-25, providing more local access.
Gleneagle
Drive
This collector roadway extends from East Baptist Road
through the Gleneagle Subdivision to North Gate Road.
It has wide shoulders and is used extensively by residents
for non-motorized activities including walking and biking.
Although this road curves through the semi-urban Gleneagle
neighborhood and could be characterized as residential,
motorists who are aware of its existence will use it as
an alternative route when I-25 is congested.
The
intersections of Gleneagle Drive at East Baptist and North
Gate Roads have been improved but as traffic is increased,
it may become necessary to provide more controlled traffic
movements via a traffic light.
Voyager
Parkway
Voyager Parkway is an arterial roadway planned for the
bordering area of Northgate, a development within the
limits of the City of Colorado Springs. It will intersect
with North Gate Road east of Gleneagle Drive. Although
this roadway has not as yet been constructed, the increased
traffic generated onto North Gate Road via Voyager Parkway
from the Northgate area will significantly impact this
Sub-Area.
East-West
Roadways
North
Gate Road
North Gate Road meanders along the southern boundary of
the Sub-Area. In addition to providing access to the Gleneagle-
Academy View Sub-Area, it also is the major entrance into
the Air Force Academy. Traffic on North Gate Road has
increased substantially over the years and will increase
exponentially as the higher urban densities and more intense
uses planned within the City of Colorado Springs are developed.
North
Gate Road is inadequately designed to safely accommodate
increased traffic volumes. Tight radius curves and congestion
that often occurs at the major intersections with Gleneagle
Drive, Roller Coaster Road, and SH 83 already contribute
to inefficient and unsafe traffic conditions. Poor sight
distances and vehicles slowing to turn into private residences
increase the potential risk for accidents.
Baptist
Road
Traffic has increased and will continue to increase on
East Baptist Road as development occurs. The Baptist Road
Rural Transportation Authority (BRRTA) was formed in 1997
under State Statute with the purpose of planning for and
financing transportation improvements along the Baptist
Road Corridor and Interchange.
SERVICES
Gleneagle-Academy View is entirely within the Air-Academy
District-20 School District and with the exception of
the Chaparral Hills subdivision, is serviced by the Donala
and Academy Water and Sanitation Districts. Chaparral
Hills relies on individual well and septic systems for
water and sanitation service. The Donald Wescott Fire
Protection District provides fire protection and emergency
services for the Sub-Area. The roads are maintained by
El Paso County and are in good to excellent condition.
Electricity is provided by Mountain View Electric and
natural gas by Peoples Natural Gas.
OPPORTUNITIES
Bike/pedestrian access is planned on the periphery connecting
Fox Run Park and the Santa Fe Trail via a trail paralleling
Baptist Road.
Additional
trails are recommended along the perimeter of the Gleneagle
Golf Course.
CONSTRAINTS:
Parks with playgrounds and playing fields along with hiking
and biking trails are lacking in the Sub-Area. As the
sub-area is over 90% built out, future changes will be
difficult to achieve, particularly for recreational or
aesthetic purposes.
Further
development north of Baptist Road and south of North Gate
Road will bring additional traffic to the area. Retail
and service outlets that are envisioned in the future
will also contribute to traffic problems.
Traffic
along North Gate Road is problematic and these difficulties
will only be intensified as development continues. As
one of two continuous east-west roadways in the Sub-Area,
North Gate Road should function efficiently. Correcting
the sharp curves should be a priority. Addressing ways
to reduce the impact from increased traffic and high rates
of speed at which vehicles travel should be a priority.
SUMMARY
With buildout nearly complete the character of the Sub-Area,
to a large degree, is already established.
GLENEAGLE-ACADEMY
VIEW - LAND USE SCENARIO
- Residential
densities should be consistent with the established
land use patterns.
- Commercial
and non-residential type land uses should be located
in areas designated as mixed use and should be designed
in a manner that is sensitive the existing residential
uses.
- Parcels
planned for commercial development along Baptist Road
should be encouraged to annex into the Town of Monument.
- All
development that occurs within the I-25 corridor should
be coordinated with the I-25 Visual Overlay and be consistent
with the goals and objectives as outlined in that Section.
- Safe
and efficient roads should be provided for.
- Improve
the re-alignment of North Gate Road. Eliminate the tight
radius curves.
- Improve
Baptist Road Interchange at I-25 and include parallel
pedestrian and bicycle access.
- Plan,
develop, and maintain a system of parks and trails within
the Sub-Area.
- Require
soil containment measures on all construction sites
to prevent off-site erosion.
|
