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SMITH
CREEK
SUBAREA #11
LOCATION
The Smith Creek Sub-Area is located at the southeast corner
of the planning area. It is bounded by SH 83 to the east,
North Gate Road to the south, Gleneagle and the City of
Colorado Springs to the west, and Gleneagle, Fox Run Regional
Park and the Ponderosa Breaks Sub-Area to the north.
GEOGRAPHIC
DESCRIPTION
The Sub-Area is cross cut by three riparian features: Smith
Creek, Monument Branch, and Black Squirrel Creek. Each of
these features form important wildlife habitats and corridors.
The Sub-Area contains many native grasses and wildflowers
and is important wildlife habitat for, songbirds, pronghorn
antelope and other native wildlife species.
Smith
Creek is the Sub-Area's predominant natural feature and
flows through the area from the northeast to the southwest.
Elevation in the area ranges from 6,740 to 7,000 feet with
slopes ranging from 4% to 25%. While diverse, the vegetation
is characteristic of semi-arid high plains including a variety
of upland grasses, brush and stands of gamble oak and ponderosa
pine. Rock outcroppings are present in much of the more
eastern reaches of the Sub-Area.
The
natural character of the Smith Creek Sub-Area is one of
a transition zone between the ponderosa forest of the north
and the arid grassland south of North Gate Road. The Creek
bed is entrenched and the steep embankments limit development
activities. Under certain climatic conditions, the steep
hillsides with southern exposure, soils, and vegetation
type, provide an ideal situation for wildfire hazard.
LAND
USE
The prevailing land use is rural residential with an overall
density of one dwelling unit per five acre. Due to the terrain
and vegetation, subdivisions such as Sun Hills and Overlook
Estates are quite different in character from Northern Lookout,
Stagecoach Springs, and Rolling Ridge Rancheros. A limited
number of larger parcels also exist in Smith Creek. Some
properties have small hobby farms with horses, llamas, and
other domesticated animals. A number of properties along
Roller Coaster Road and Stella Drive front onto Fox Run
Regional Park.
Urban
density residential and office complexes are beginning to
be developed within the boundaries of the City of Colorado
Springs in the Northgate area. This type of development
could be expected to continue and possibly intensify in
the future.
TRANSPORTATION
The system of roads in the Smith Creek Sub-Area consists
primarily of residential roads that wind through the subdivisions.
The traffic through and around the Sub-Area has increased
due to the urban growth in the Northgate, Gleneagle and
along SH 83.
North-South
Roadways
State
Highway 83
SH 83 is a major arterial roadway that forms the eastern
boundary of the Sub-Area. It is one of two continuous north-south
roads in the Tri-Lakes Planning Area and sometimes serves
as a reliever for I-25. Traffic along this arterial includes
a combination of local residents and regional commuters.
Currently traffic flows unimpeded at the 65-mph speed limit
and it is considered to be an efficient roadway. SH 83 is
also very picturesque as it winds northward through the
forested rural neighborhoods opening onto the upland prairie
of the West Cherry Creek Sub-Area.
Roller
Coaster Road
Roller Coaster Road is designated as an arterial and bisects
the Sub-Area. As its name implies, the vertical alignment
often provides for an interesting ride. In many areas site
distances are limited by vegetation and the vertical alignment.
Vehicles generally travel at a fairly fast clip as Roller
Coaster Road is the only continuous north-south roadway
between SH 105 and North Gate Road. Roller Coaster Road
is scheduled to be extended further north to County Line
Road in 1999.
The
continuous alignment of Roller Coaster Road coupled with
the popularity of Fox Run Regional Park may account for
the relatively high traffic volumes on this narrow roadway.
Often bicyclers ride along Roller Coaster Road to Fox Run
Park and have expressed a desire for shoulders and/or safer
accommodations. Right-of-way along Roller Coaster Road is
variable and in some places is quite limited which may limit
options for a continuous bike lane.
Voyager
Parkway
Voyager Parkway is an arterial roadway planned for the Northgate
area by the City of Colorado Springs that will intersect
with North Gate Road east of Gleneagle Drive. Although this
roadway has not as yet been constructed and is not located
in the Smith Creek Sub-Area, the increased traffic generated
onto North Gate Road via Voyager Parkway from the Northgate
area will have a substantial impact on the Sub-Areas that
abut North Gate Road.
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 Smith
Creek Sub-Area, it also is the major entrance into the Air
Force Academy and the southern access into Gleneagle. Traffic
on North Gate Road has increased substantially over the
years and traffic will increase exponentially as the higher
urban densities and more intense uses that are planned within
the City of Colorado Springs are developed.
North
Gate Road is inadequately designed to safely accommodate
for 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 site
distances and vehicles slowing to turn into private residences
increase the potential for accidents.
Powers
Boulevard
Powers Boulevard alignment is planned south of North Gate
Road. Although this will relieve the regional commuter traffic
that would potentially use North Gate Road, it would have
little effect on locally generated traffic. A new I-25 interchange
is planned as part of the extension of Powers Boulevard,
which also includes improvements to the North Gate Road
Interchange.
SERVICES
Smith Creek is entirely within the Air-Academy District-20
school district and is within 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.
WATER
AND SEWER
Currently all development in Smith Creek is served by individual
well and septic systems. Water is an issue. All new subdivisions
must provide augmentation plans to the State Engineer to
obtain a well permit.
The
City of Colorado Springs and the Donala Water and Sanitation
District border the Smith Creek Sub-Area. Smith Creek, or
portions of it, may one day be served by central water and
sewer. If this were to occur, higher densities might be
anticipated for the undeveloped areas.
PARKS,
TRAILS, AND OPEN SPACE
Residents who live on lots that are 5-acre or larger generally
agree that Fox Run Regional Park meets their park needs.
Many residents have indicated an interest in pursuing trail
connections between the New Santa Fe Trail and Fox Run Regional
Park.
ANNEXATION
The total number of acres in this Sub-Area has decreased
by about 15%, to approximately 1200 acres, due to a portion
of the western edge of the Sub-Area that was annexed into
the City of Colorado Springs. Currently the annexed portions
of the sub-Area are undeveloped and zoned for rural residential
(minimum 5-acre lot size) but it is likely that this area
will be rezoned and developed for a more intense use.
OPPORTUNITIES
The Smith Creek Sub-Area provides the opportunity for residents
who desire a rural lifestyle to have easy access to a major
metropolitan area. The lots located in the ponderosa forest
provide a high degree of privacy and buffer residents from
urban growth pressures, traffic and noise. Residential lots
located in the more open grassland areas are more exposed
but many are set back from roadways and offer spectacular
views of the Front Range. It could be expected that the
demand for these lots will increase as the City of Colorado
Springs and Gleneagle expand.
The
relatively low density coupled with the fact some of the
terrain within larger parcels of undeveloped property are
not suitable for development provide an excellent opportunity
to preserve some land within Smith Creek for open space
and possibly a future trails.
CONSTRAINTS
Subdividing larger lot properties will depend on the ability
to obtain water. The State Engineer has determined that
the water in this area has been over appropriated and it
is difficult to obtain a well permit without a plan for
augmentation. The ability to obtain a well permit or obtain
water from a provider may limit further subdivision of these
parcels within the unincorporated County.
The
heavily trafficked Roller Coaster Road is narrow and vehicle
speeds most often exceed the posted limit. There is a need
to provide for bicycle, pedestrian, and equestrian lanes
access either on or parallel to Roller Coaster Road, Stella
Drive and Baptist Road to provide access to Fox Run Regional
Park.
Traffic
along North Gate Road has become problematic and these problems
will only be intensified as develop continues. As the only
east-west arterial in the Sub-Area, North Gate Road should
function more efficiently. Correcting the tight radius curves
of the existing roadway alignment should be the number one
priority. Addressing the increased traffic volumes, uncontrolled
speeds, access to private driveways, and congested intersections
should also be carefully considered.
SMITH
CREEK - LAND USE SCENARIO
- Development
emphasis should remain rural residential with an overall
density of one dwelling unit per five acres. Development
should not detract from the natural forests, rolling hills,
and open character of the area. Density bonuses should
be explored if they include plans for the permanent preservation
of the natural forest, natural drainage channels, and/or
view corridors.
- Traffic
impacts to the Sub-Area from SH 83, Roller Coaster Road,
and North Gate Road, should be studied and addressed.
North Gate Road should be re-aligned to eliminate the
tight radius curves .
- Re-align
North Gate Road between Roller Coaster Road and SH 83
to the south of the existing road (as indicated on the
Transportation Map) in an effort to protect the rural
character of the residential properties.
- Adequate
rights-of-way should be preserved on residential collector
roads to provide for non-motorized usage.
- Incorporate
a portion of the Northgate Cooperative Area of the Black
Forest Preservation Plan into the Smith Creek Sub-Area.
All new development should be coordinated between El Paso
County and the City of Colorado Springs and be consistent
with policies in the Cooperative Planning Program, The
1999 Tri-lakes Comprehensive Plan, and The Black Forest
Preservation Plan. Development should also be compatible
with established rural residential uses. Rural residential
properties should be adequately buffered from proposed
higher density semi-urban and urban residential and non-residential
development.
- Support
the Smith Creek Trail/Open Space Concept.
- Educate
landowners about trail and/or conservation easement.
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