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PONDEROSA
BREAKS
SUBAREA #9
LOCATION
This subarea is a well-defined section of the ponderosa
forest, often referred to as the Black Forest, associated
with the Palmer Divide. The boundaries are generally defined
by the forest tree line rather than the roads or land use
patterns as with other Sub-Areas in Tri-Lakes.
GEOGRAPHIC
DESCRIPTION
Located on the Palmer Divide that results in higher precipitation
than surrounding area. The area is habitat for wildlife
such as deer, fox, and squirrel. Rock outcrops exist along
the more steep slopes. Road cuts have seriously eroded many
slopes and scarred the landscape. The dense stands of trees
and associated underbrush are not managed to control the
health of the forest or the threat of disease or pest infestation.
Ponderosa stands are often prone to mistletoe or infestation
from pine bark beetle resulting in weak trees in overgrown
stands. Many property owners have not landscaped their homes
to reduce the potential for wild fires. Driveways are often
long and too narrow to allow adequate access for fire and
emergency vehicles.
The
thick ponderosa forest is an important community asset in
that it provides added privacy for homes and is an excellent
windbreak/snowbreak.
Fox
Run Park is a regional County Park located NW of the intersection
of Stella & Roller Coaster Roads. The 400-acre park
is part of an original 1250 acre fur farm. The park provides
for many outdoor activities such as hiking, biking, horseback
riding, X/C skiing, team sports fields, picnic areas, and
nature trails for interpretive study.
LAND
USE
Low density residential is the predominate land use. The
northern portion of Sub-Area is zoned for 2.5 acres (i.e.
Arrowwood and Bent Tree). Larger tracts of land such as
the Higby Ranch have not been subdivided. The southern portion
of the Sub-Area are being developed at somewhat higher densities.
While the Higby Estates subdivision is a 2.5 acres subdivision,
the Ridge at Fox Run are lots of 0.5 acre and smaller. Developed
properties along SH 83 are zoned for 5 acres.
There
is no non-residential or high density residential development
in the Ponderosa Breaks Sub-Area and give its proximity
to major roads and urban centers, the likelihood for this
type of development is very minimal.
SERVICES
All properties are on private wells and septic systems.
County maintained roads are in good condition. To meet air
quality regulation requirements, the County is proposing
to eventually pave all arterial roads to control dust. Peoples
Natural Gas and Mountain View Electric provides power to
the Sub-Area. Fire protection is provided by Tri-Lakes Fire
Protection District.
FUTURE
VISION
The crown jewel for this subarea is Fox Run Regional Park.
Creation of multi-use trails radiating from this park would
provide additional recreation space for this subarea as
well as the entire Tri-Lakes Planning Area. There are few
dedicated trail easements. As the area develops the need
for them is becoming more apparent, especially along Roller
Coaster Road, and Higby and Baptist Roads. A system of interconnecting
trails linking the recreational facilities and major activity
centers on east and west sides of 1-25 would effectively
serve the community, especially as the Jackson Creek subdivision
develops.
No
commercial development is foreseen in this subarea due to
geographic location and present development in area. Recommend
future zoning size to be at least 2.5 acres on unplatted
properties. That size will help maintain the existing rural
density. Preserve open space along drainage basins originating
along the Divide. This will limit erosion; provide for wildlife
habitat; and create a visual screens.
CONSTRAINTS
Homes on less than 2.5-acre properties tax the road system.
Also erosion from construction activities increases, stormwater
runoff increases and becomes more concentrated with denser
development. There is less impact to the ponderosa-gamble
oak ecosystem with 2.5-acre or larger sites. A healthy ecosystem
also relies on proper thinning of ponderosa trees and reduction
of the matted understory buildup of vegetative debris. A
management plan for the forest is necessary to reduce the
threat from wildfires. Shallow aquifers may also be depleted
if property is allowed to develop at higher densities.
SUMMARY
Present development patterns which include 2.5 and 5.0 acre
densities should be continue and every effort should be
made to lessen the damaging effects of construction. The
ponderosa stands provide an excellent wind and snow break
along the Palmer Divide. This area should be managed to
protect, preserve and enhance the ponderosa forest and associated
wildlife. Trails along greenbelts or easements should be
considered. Commercial development should strongly be discouraged.
PONDEROSA
BREAKS - LAND USE SCENARIO
- Development
emphasis should be on low density residential which focus
on the timbered areas rather than the open portions of
this unit. Overall densities should be consistent with
adjacent existing subdivisions.
- Commercial
developments should be discouraged. If it is to occur
it should only serve the needs of the local community,
be located at designated intersections, have limited hours
of operation, and be consistent with its surroundings.
- Preserve
adequate roadway right-of-way for future development.
Improve north-south access roads including Furrow and
Roller Coaster Roads to provide for both motorized and
non-motorized traffic .
- Manage,
preserve, protect, and enhance the vegetation to ensure
the long term health of the ponderosa forest.
- Require
erosion control measures and slope stabilization for all
new development.
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