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

This unit is defined as the portion of the planning area west of State Highway 83 and south of North Gate Road. It should be noted that this area is also in the Black Forest Preservation Plan and The City of Colorado Spring's Northgate Plan, and that development should be consistent with the recommendations in these plans. It is also recommended that development of the portions of this unit between the North Gate Road and Interstate 25 be reviewed and coordinated between the ongoing Tri-Lakes Land Use Committee, the Black Forest Land Use Committee, and the City of Colorado Springs.

It is anticipated that development within this unit will ultimately include a mix of residential densities, some non-residential uses, and significant open space. However, this development should take place in an orderly and contiguous manner and should be contingent on the demonstrated ability to efficiently provide urban services. Higher density and higher profile uses should be located between the Powers Boulevard alignment and Interstate 25. The specific density and mix of uses should be dependent on the carrying capacity of the environment and service systems as well as on compatibility with surrounding uses as they develop. Development which does take place should predominantly be phased from south to north and secondarily from west to east. North Gate Road should be re-aligned and additional buffers should be provided to protect the existing rural-residential development to the north of Northgate Road.

However, densities should not be in excess of those which can be handled by the roadway system as it is ultimately designed. The functional integrity of arterial corridors should be protected through right-of-way preservation and strict access control. Uses which are not compatible with the noise and other traffic impacts of major transportation corridors should not be approved in proximity to these alignments.

Within this unit buildout of existing platted and sketch planned areas should be encouraged prior to the sketch planning and platting of additional areas. New development should be contiguous with existing development.

Panoramic views to the Front Range should be given special consideration in this area. To protect these views, structures should primarily keep a low profile and conform to rather than contrast with the landscape.

The Black Squirrel Creek corridor requires special attention and protected because of its sensitive and potentially hazardous condition. Structures should be adequately set back to avoid hazards and accommodate both natural and engineering options for the management of stormwater flows.