Tri-Lakes Comprehensive
Plan Update
DRAFT

In Appreciation

Map - Overview of the Planning Area

Table of Contents

Overview and Plan Summary

Introduction

The Vision - The Mission

Topical Sections:

• Natural Systems
• Parks, Trails and Open Space
• Facilities and Services
• Drainage and Flood Control
• Transportation
• Water and Waste Water
• Growth and Land Use
• Economic Development
• Historic Resources
• Clustering and Open Space
  

Plan Overlays:

• I-25 Visual Overlay
• State Highway 83

Sub-Area Plan Sections:

• Town of Palmer Lake
• Elephant Rock
• West Monument Creek
• Town of Monument & Jackson Creek
• Mount Herman
• Twin Valleys (Forest Lakes)
• Woodmoor
• West Cherry Creek
• Ponderosa Breaks
• Gleneagle/ Academy View
• Smith Creek
• Northgate Cooperative Area
  

Maps:

• Concept Plan
• Transportation
• Parks, Trails and Visual Resources
• Development Status
• Zoning

Implementation Plan:

• Introduction
• Approach
• Implementation Program

The Mount Herman Sub-Area is located in the western portion of the Tri-lakes area. It covers 3,200 total acres. The area ranges in elevation from 6,900 to 8,100 feet. Slopes range from 1% to 33%. It is entirely within the drainage basin of Monument Creek. The native vegetation consists of largely Ponderosa pine and Gambel oak with native grasses and wildflowers. The area is sub-divided into the following: Forest View Acres, Panoramic Acres, Mount Herman Estates and Pine Hills. All of these sub-divisions are single family residences. The lot sizes range from approximately 2.5 acres to 5.0 acres. The Pike National Forest/ Fire Training Facility occupies approximately two thirds of the sub-area. All private areas have been platted.

Road access to the sub-area is by Mount Herman Road (West of Mitchell) and by Arnold Ave. (West of South Mitchell). Mt. Herman Road is paved into the National Forest property. The remaining streets in the residential areas are primarily gravel. The nearest commercial service area is the Town of Monument to the northeast of the area. Utilities in the area consist of electric service provided by Mountain View Electric Association., natural gas provided by Peoples Gas Company, telephone service by U.S. West and individual well and septic systems. The water wells produce from the Dawson formation. Education is served by school district 38. No schools are located in this subarea.

The future development within the Sub-Area will be residential and is primarily governed by existing platted subdivisions. The platted lots range in size from approximately 2.5 acres to 5.0 acres. However, a possibility exists in the northern section of the Sub-Area, now U.S. Forest Service property to be converted to private use. This would take substantial efforts on the part of Government agencies but still a possibility. Central water and sewer facilities are not available in the Mount Herman Sub-Area and due to the County's lot size requirement for individual septic systems, 2.5 acres would also be the minimum lot size within the Sub-area.

The Tri Lakes comprehensive plan must address the potential for this type of development. A major impact on the area is the proposed development of the Forest Service Fire Center. Although this is U.S. Government property there is great potential for environmental impacts to the surrounding residential areas. Increased densities generate traffic and fugitive dust, addition water use and available services are just a few of the concerns. It is recommended that the Tri Lakes plan develop and submit input to the Forest Service to address this potential impact.

In summary, the character of the Mount Herman sub-area is likely to remain fairly constant. However, the number of houses may increase as platted lots are built upon and larger lots are further subdivided. It is considered desirable to retain the rural-residential character of the area and recommended that if future areas become available for development, these areas not be allowed to have greater density or high impact uses.

Mount Herman - Land Use Scenario

• Improve Mitchell Road as a primary north-south access and improve Mount Herman Road as an east-west access into the Sub-Area.
• This area should remain primarily rural residential. Overall residential densities should be strictly held to an average of one dwelling unit per five acres. Consider large lot (2.5 acres or greater) cluster options only if adequate mechanisms for their implementation are available. Higher density residential development should be discouraged except in areas designated as mixed use and where adequate services are already available.
• Non-residential development should occur in areas designated for mixed use development adjacent to the I-25 corridor. Development should be coordinated with the Town of Monument and be consistent with the goals and objectives set forth in the I-25 Overlay.
• Predominate landscape features in undeveloped areas should be protected and preserved as public open space. These features when occuring on private property should be protected and preserved as private open space.
• Topography, roadway design, lot orientation, and recognized standard principles of site design should be used to limit the visual impact of development.
• Development in this planning Sub-Area should be coordinated with the US Forest Service and the Town of Monument.
• Development should be consistent with the goals and guidelines set forth in the I-25 Visual Overlay.