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 views of the dramatic mountain backdrop from the top of Monument Hill down through Monument Valley extending south to the Air Force Academy are breathtaking and unparalleled. This entry into El Paso County is unrivaled and, for that reason, is worthy of thoughtful consideration as to the type of future development that will occur within the I-25 corridor between County Line Road and the Briargate Interchange.

The vision for this corridor is one of quality development that is enjoyable to pass through, with attractive buildings, landscaping and screened parking. Viewsheds to the mountains should be essentially uninterrupted and framed by thoughtfully-considered development. The Corridor should be developed as a showcase reflecting community pride and as an example of exceptional planning.

1. To lay the ground-work for the establishment of visual preservation of the unique character of the I-25 corridor from County Line Road to the Academy Boulevard exit.

2. To encourage well-organized and thoughtful development that complements the natural landscape and preserves open space and 'viewsheds' to the Front Range and eastern plains.

3. To discourage development with conspicuously large surface parking areas.

4. To visually enhance and define I-25 as the entry to the County, the Town of Monument, and the City of Colorado Springs.

BACKGROUND
The I-25 Overlay was developed as a way to address the visual impacts of future development within the I-25 corridor. As indicated on the concept map, the overlay refers to the general area paralleling the Interstate. The actual area of the overlay may vary in width based upon the characteristics being considered. For instance, if visual, air quality, or noise issues are the concerns being addressed, the overlay may extend from the Front Range east to the Black Forest.

Photo: Interstate I-25 Courtesy: Andy de Naray

However, when land use issues are being considered, the corridor is more narrowly defined and will lie within the designated corridor, as indicated on the concept map. In this case, existing development, zoning, the Land Use Code and Subdivision Regulations, and building codes will all play a role in the corridor's future. In both cases, the goal for developing the overlay is to consider the visual and physical impacts of proposed development in the overlay zone.

During the discussions of the corridor, serious consideration was given as to how the I-25 Corridor should look once built-out. Identified priorities included protection of the integrity of corridor's overall character and unobstructed views to the Front Range and eastern plain. A preference was indicated for thoughtfully planned development, possibly campus-style office-industrial parks with multi-storied buildings and inconspicuous parking, as opposed to randomly located one-story box-type buildings with sprawling parking lots, often prevalent along major regional corridors.

CDOT South Front Range Corridor Study
In response to the increased traffic and congestion on I-25, the Colorado Department of Transportation has initiated the South Front Range Corridor Assessment Study. This study has identified long-range improvements necessary to meet traffic demand for the next 50 years from Denver south to Pueblo. Preliminary study findings indicate that roadway improvements, including additional lanes with possible designated truck or HOV (high occupancy vehicle) lanes along with transit options, including express bus service between Monument and Colorado Springs, would best meet the growing traffic demand on the I-25 corridor.

Front Range Mountain Backdrop Study
This Study is being conducted by 7 counties along the Front Range and extends north from Fort Collins south to El Paso County. It identifies significant areas of open space along the Front Range. Areas identified in or near the Tri-Lakes Area include the Air Force Academy and Ben Lomond Mountain in Palmer Lake.

ISSUE VOL.1 MAINTAIN THE VISUAL INTEGRITY OF I-25

Looking down into the Monument Valley from the top of Monument Hill one will find a dramatic mountainous landscape in sharp contrast to the rolling grasslands of the Greenland Ranch. It is the natural character of the landscape and the dramatic views from I-25 that should be carefully considered and protected as the planning area continues to grow.

I-25 is a local and regional artery for Tri-Lakes. In addition, it is the entrance to El Paso County, the Town of Monument, and the City of Colorado Springs. While only a small portion of it is developed, one day it is projected to serve as a major economic spine.

Much of the property paralleling the I-25 Corridor is located in the Town of Monument. Due to the need to fund additional infrastructure and community amenities that often accompany rapid growth, Monument is under pressure to attract new commercial growth to obtain sales tax revenue to fund improvements.

The overlay zone was incorporated into the Tri-Lakes Plan Update as a unique Sub-Area. Although the jurisdiction for the I-25 corridor is divided between the Town of Monument, the City of Colorado Springs, and the County, its development has community-wide implications.

OBJECTIVES

VOL.1.1 Cooperatively plan for the future of the I-25 corridor.

VOL.1.2 Promote cooperation between private land owners, developers, the County, the Town of Monument, the City of Colorado Springs, the Colorado Department of Transportation, and the Air Force Academy to coordinate planning and development of the I-25 Corridor.

V0L.1.3 Plan for and protect the functional integrity of the transportation corridors which parallel I-25. V0L.1.4 Encourage clustering concepts in an effort to preserve substantial permanent open space and viewsheds to the Front Range and the eastern plains.

V0L.1.5 Support efforts to visually screen parking.

V0L.1.6 Reduce adverse visual impact from signs, communication towers, lighting and land uses along the I-25 Corridor.

V0L.1.7 Promote the use of low-level lighting, down lights, and photovoltaic (solar-powered) lighting.

PROPOSED ACTIONS

V0L.1.8 Establish design guidelines for the I-25 Corridor from the North Academy Boulevard Interchange north to County Line Road.

V0L.1.9 Establish and maintain substantial building setbacks from I-25 for future transportation expansion. V0L.1.10 Incorporate provisions for an I-25 Visual Overlay Zone as part of the El Paso County Land Use Development Code and Subdivision Regulations.

V0L.1.11 Incorporate provisions for native landscaping as part of future development along the I-25 corridor. V0L.1.12 De-emphasize large parking lots that are visible from I-25 through the use of berming, landscaping, and above ground or underground parking structures.