|
TWIN
VALLEYS (Forest Lakes)
SUBAREA #6
(6/11/99)
LOCATION
The Twin-Valley Sub-Area is located in the southwestern
corner of the Tri-Lakes Planning Area. It is bounded on
the west by the Pike National Forest; on the south by the
Air Force Academy; on the east by the railroad line owned
by Union Pacific, by Woodcarver Road and Old Denver Road;
and on the north by the Pine Hills subdivision as well as
some undeveloped open land. El Paso County owns one 160-acre
parcel of land at the extreme western end of the Sub-Area
and adjoining the Pike National Forest on three sides.
TOPOGRAPHIC
DESCRIPTION
The Sub-Area known as Twin-Valley comprises a mesa
gently sloping eastward that was eroded by several streams
including North Beaver Creek, Beaver Creek, Hell Creek and
Hay Creek, as well as several unnamed runnels. These streams
created two major parallel valleys. Only Beaver Creek runs
continuously every year, providing a permanent but varying
flow into two man-made lakes covering 11 and 55 acres on
a parcel which is part of the planned Forest Lakes development.
The two valleys converge into Monument Creek Valley at the
eastern end of the Sub-Area.
These
two valleys have provided refuge and habitat for an abundance
of wildlife, including deer, elk, bears, mountain lions,
bobcats and turkeys throughout much of the riparian vegetation.
The presence of Preble's Meadow Jumping Mice has been ascertained
in Beaver Creek Valley, Monument Creek Valley but not in
Hay Creek Valley, although that it is considered highly
probable.
A
major fault line at the base of the Rampart Range runs in
a north-south direction. Natural gas and petroleum deposits
have been discovered along that line but are no longer exploited.
LAND
USE
Until the 1960s, the area was exclusively composed of several
ranches of varying sizes. Three of these ranches (Dellacroce,
Temple and Willow Springs) are still active. Two developments
- Hay Creek Heights and Green Mountain Ranch Estates - were
then platted, each lot encompassing five acres or more.
In
1983, the former Beaver Creek Ranch was acquired by a developer
who had an 822-acre parcel within this sub-area rezoned
to accommodate 466 cluster-housing units. Specific subdivision
plans have not been approved for this parcel. Also within
this sub-area a second 181- acre parcel was later included
in the Forest Lakes project, but was never approved for
specific land uses. The third Forest Lakes parcel straddles
I-25 and was zoned for non-residential uses. This property
was subsequently annexed by the Town of Monument and is
located outside this sub-area in Sub-Area #4. All three
Forest Lakes parcels are included within a metropolitan
district that was organized in the mid-1980's. Following
partial construction of the lakes and completion of a regional
sewage treatment plant located along Monument Creek, development
activity on this entire project essentially came to a halt
prior to 1990. A variety of efforts are now underway to
proceed with this project.
While
this Sub-Area is sparsely populated today, its proximity
to the employment centers of both Colorado Springs and Denver
and its extraordinary natural quality will exert increasing
pressure for residential development of remaining undeveloped
areas.
Currently,
the only commercial activity is the operation of a gravel
mine on the Dellacroce Ranch. There is no commercial or
industrial land use or zoning within the Sub-Area with the
exception of the regional sewage treatment plant located
in the southeastern corner of the Sub-Area. All other property
is zoned "residential", "rural residential"
or "agricultural."
At
the present time, most property owners are long-term residents
who built their own homes to suit their particular family
needs. Many own horses and other domestic animals. Build-out
of the two platted areas, Green Mountain Ranch Estates and
Hay Creek Heights, is nearly complete. All residents chose
to live in this Sub-Area because of its idyllic setting,
rural ambiance, tranquillity and feeling of openness with
little traffic, noise or pollution while enjoying ready
access to the I-25 corridor.
UTILITIES
AND SERVICES
The Tri-Lakes Fire Department provides fire protection
while the El Paso County Sheriff's Department provides police
protection. There are no schools within the Sub-Area and
children are bussed to the various Lewis-Palmer school facilities.
The
US West Telephone Company and the Mountain View Electric
Association service the Sub-Area. At this time, there is
no natural gas or television cable service available within
this Sub-Area.
All
residents depend on private shallow wells, many of which
have been adjudicated by the Water Court. One family relies
on a spring. These wells have been drilled in either the
alluvium of one of the creeks, or into one of the aquifers
of the Denver Basin. The Forest Lakes Metropolitan District
has a central water and sewer service planned within its
boundaries, but to date, this system is not in place.
Within
the Twin-Valley Sub-Area, the Forest Lakes Metropolitan
and Triview Metropolitan Districts have adjudicated water
rights in the Denver Basin. The surface irrigation rights
of the former Beaver Creek Ranch, as well as one-third of
the groundwater rights on Forest Lakes belong to the Town
of Monument.
There
are no trails or public recreational facilities within the
Sub-Area and no public access to the National Forest or
the 160-acre parcel owned by the County. Also, there is
no public access to the two lakes on Forest Lakes' property.
OPPORTUNITIES,
CONSTRAINTS AND CONCERNS
LAND
USE AND OPEN SPACE
The scenic qualities and rural character of this Sub-Area
are worthy of preservation. With several ranches actively
operating, a portion of this Sub-Area has the potential
to remain open space well into the future. The Twin-Valley
Sub-Area is exceptional, if not unique, as it has become
one of the few remaining rural areas west of Interstate
25. It is a transition zone from the intense development
corridor along Interstate 25 to the scenic and pristine
beauty of the National Forest along the Front Range.
The
Forest Lakes residential portion, as well as the remaining
working ranches, can provide the County with one of the
few remaining opportunities to retain the "open space"
and rural character that singularizes Twin Valley, and thereby
preserve - if not enhance - the visual appeal of this section
of the Front Range.
The
Twin-Valley Sub-Area is also one of the few remaining opportunities
for County and other governmental agencies to acquire land
that can be used for developing new parks for the enjoyment
of the people in surrounding communities, all with easy
access to Interstate 25 and the Santa Fe Trail. Much of
this Sub-Area has been identified by the County Parks Master
Plan as an ideal site to acquire for public use. These opportunities
may lapse in the near future as economic pressures increase
on current ranching operations.
WATER
The availability, quality and reliability of water from
Denver Basin aquifers in and near the base of the Front
Range are a concern and a constraint. These aquifers, become
folded, thin out and ultimately disappear as one moves east
to west within the sub-area. Aquifer data is regionally
unreliable in part of the area.
Surface
water rights associated with the Forest Lakes development
my enhance opportunities for preservation of limited groundwater
supplies. There may also be opportunities to use the existing
lakes for either local or sub-regional potable water storage.
Additionally, discharge from the sewage treatment plant
may be available for use as a non-potable supply to further
conserve primary water resources.
ENVIRONMENTAL
With the discovery of the Preble's Meadow Jumping Mouse
in the Sub-Area, developing this Sub-Area without impacting
the mouse's habitat will present a challenge. However, the
need to protect this species also provides an incentive
for potentially innovative clustering land use design and
open space designation.
The
existing man-made lakes along Beaver Creek, on the Forest
Lakes property, offer the potential for additional recreational
facilities within a regional strategy for parks and recreation.
Geologically,
areas of steep slopes and wetlands pose constraints to development.
In addition, this area is within the I-25 Visual Overlay
area, which may affect development and expansion of the
existing gravel mining operation.
The
southern boundary of the Twin-Valley Sub-Area adjoins the
Air Force Academy training area and firing range. Activities
include combat simulation exercises, including low-flying
aircraft, and periods of extensive live gunfire. The flight
zone associated with the Aardvark airstrip extends to the
east of the Sub-Area.
During
the past decade, the wildlife population has been reduced
in Beaver Creek and North Beaver Creek Valleys as the result
of extensive hunting, poaching and the removal of riparian
vegetation during the construction of man-made lakes. Mitigation
measures to protect wildlife habitat should be pursued and
enforced.
The
section of the Forest Lakes Development located within Twin-Valley
is one area of very high noxious weed infestation within
the sub-area. These weeds have flourished and encroached
on adjacent properties where they now proliferate and adversely
affect ranching operations.
TRANSPORTATION
Access to Twin-Valley is limited to one two-lane road, West
Baptist Road that leads to Hay Creek Road, a nearly three-mile
long cul-de-sac that provides access to several unpaved
dead-end residential roads. In 1994, Hay Creek Road, previously
known as West Baptist Road, was realigned and paved in a
cooperative project among the County and most of the effected
property owners. However, this single access to the entire
Sub-Area remains a concern and a constraint on traffic flow.
The number and the length of freight trains crossing West
Baptist Road and the increasing automobile and truck traffic,
together with the lack of a secondary access, is a public
safety concern. The pending County study of the Mitchell
Avenue corridor may identify opportunities and a timetable
for enhanced access to the sub-area.
The
County, the Town of Monument and the Baptist Road Rural
Transportation Authority (BRRTA) are all contemplating the
construction of a grade-separation at that existing rail
crossing. This improvement would reduce the possibility
of delays of emergency vehicles and rescue efforts.
County
acceptance and maintenance of the roads are a concern to
the residents of Green Mountain Ranch Estates. Rights-of-way
deeded to the public almost forty years ago (Tapadero Drive,
Green Mountain Drive, Plateau Drive, Rockview Drive, Bronco
Drive and Diamondback Drive) have not been formally accepted
by the County. These roads are not routinely maintained
and are a source of weed infestation and propagation. During
the summer, severe erosion of the existing road surface
can endanger the safety of residents and visitors, particularly
at night.
Pedestrian
access to all public lands along the western boundary of
the Sub-Area can only be provided through the Forest Lakes
development and a trail connecting the National Forest to
the Santa Fe Trail would greatly improve public access and
enjoyment of the National Forest and the 160-acre parcel
currently owned by the County.
TWIN-VALLEY
- LAND USE SCENARIO
This sub-area should remain primarily rural residential
with lot sizes averaging five acres exclusive of roads and
tracts not devoted to open space areas. Large lot clustering
options, utilizing minimum 2 ½ acre lots should be
considered only if there is strict adherence to this overall
density approach and if adequate mechanisms for implementation
are available.
Limited
higher density mixed-use development may be appropriate
east of the Union Pacific rail right-of-way, providing adequate
facilities and services are available. If developed, these
uses should provide employment opportunities for residents
of the Tri-Lakes area.
The
previous land use approvals in the Forest Lakes project
are acknowledged, but it is noted that the development within
this property should be sensitive to the surrounding existing
and planned lower-density uses. For this reason, adherence
to the originally approved clustering plan is strongly recommended.
Standard platting in accordance with the existing R (Residential)
zoning is strongly discouraged. Any non-residential uses
that may be proposed for this parcel should be shown to
clearly have cumulative development impacts equal to or
less than those of the approved plan.
Regardless
of its location, all development within Twin Valley should
be designed in a manner which is especially sensitive preserving
to the natural visual character of the area.
Various
opportunities for acquisition and/or preservation of open
space should be pursued and implemented within this sub-area
if possible. The continued operation of one or more of the
existing ranches in Twin Valley should be encouraged through
the use of conservation easements or other means. Limited
public access to the National Forest land to the west should
be considered, most likely through the Forest Lakes property.
The setting aside of areas within Twin Valley as part of
Prebles Mouse mitigation plan should be encouraged.
Transportation
access to this sub-area should be improved in a manner which
does not subject the area to undo development impacts and
pressures. West Baptist Road should be improved, and a second
point of access should be carefully considered and implemented
if feasible. A grade-separated rail crossing should be installed
at the earliest opportunity, and the County should continue
to cooperate with property owners in the upgrading of existing
roads for acceptance into its maintenance system.
All
plans for new and expanded development should be carefully
evaluated and conditioned to provide assurances water supplies
will be adequate and water resources will be conserved.
Options for using the existing impoundments in the Forest
Lakes development for renewable water supplies should be
fully considered. Options for reuse of non-potable water
from the Forest Lakes sewage treatment plant should also
be supported as an additional means of conserving water.
The potential impacts of future land and water development
on existing shallow wells should be carefully evaluated
and approved plans should be designed and conditioned to
minimize these impacts.
Development
in this planning unit should be coordinated with the USAFA
and then Town or Monument and should be consistent with
the goals and guidelines set forth in the I-25 Corridor
Visual Overlay.
________________
*
See Plan Sections on Clustering and Open Space and Growth
and Land Use
|
