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WEST CHERRY CREEK
SUBAREA #8
(7/12/99)
BACKGROUND
The boundary of the West Cherry Creek Sub-Area begins
at Roller Coaster Road, near the edge of the tree-line of
the Ponderosa Forest, and extends east to State Highway
(SH) 83. It is bordered by Douglas County on the North,
the Black Forest Preservation Area on the east, the Woodmoor
Sub-Area on the west, and the Ponderosa Breaks Sub-Area
on the south. Although most of the Sub-Area is characterized
by large open expanses of rolling grassland with impressive
and uninterrupted vistas to the Front Range and Pike's Peak,
a portion of it lies in transitional forested areas.
At
one time, West Cherry Creek was comprised of large cattle
ranches and even today there are a few smaller cattle operations.
The image of cattle grazing on the high prairie with the
sun setting behind the mountains is one of the picturesque
vestiges of the Old West that residents would like to preserve
in the rapidly developing Tri-Lakes region.
BORDERING
PROPERTIES
West Cherry Creek is located on the eastern edge of the
Tri-Lakes Planning Area. It is a transition between the
low-density areas of the Black Forest Preservation Area
and rural Douglas County and the medium density semi-urban
residential areas of Woodmoor.
The
area of Douglas County north of this Sub-Area is generally
zoned agricultural. More recently there has been a trend
toward 35-acre subdivisions which is consistent with their
Master Plan. The recommendation for lot sizes in the Black
Forest Preservation Plan is predominantly 5-acres. Hawk
Ridge, a Planned Unit Development (PUD) located in the Black
Forest Preservation Area at the corner of SH 83 and County
Line Road, has a number of lots with less than 5 acres but
these lots are located in treed areas and not easily visible
from SH 83. The Woodmoor Sub-Area borders West Cherry Creek
on their northwest boundary and is predominately comprised
on 0.5-acre lots located in the heavily treed portion of
the Ponderosa Forest. The Ponderosa Breaks Sub-Area borders
West Cherry Creek to the southwest. 2.5-acre subdivision
that are predominately located in the Ponderosa Forest such
as Bent Tree and Arrowwood are most common in this Sub-Area.
LAND
USE
In 1955 all of the West Cherry Creek Sub-Area was zoned
to what is now the RR-3 in 1955 (Rural Residential District-5
acre minimum lot size). This zone allows for the subdivision
of large previously zoned agricultural lands to be subdivided
into residential lots with a minimum lot size of five-acres.
The
1983 Tri-Lakes Comprehensive Plan recommended "rural
densities" within this Sub-Area as part of an overall
pattern of decreasing density emanating from the I-25 corridor.
Roller Coaster Road was always interpreted by staff to be
the eastern limit for 2.5-acre developments. Land west of
Roller Coaster Road was interpreted to remain as 5-acre
development.
Since
1997, two PUD zoning requests were approved allowing for
a number of smaller lots and one commercial parcel east
of Roller Coaster Road. The King's Deer and Cherry Creek
Crossing developments challenged the zoning and the long
standing interpretation of the Comprehensive Plan's recommendations.
With the approval of these PUD's, the BOCC made exceptions
to the Planning Division staff's interpretation of the
Comprehensive Plan's recommendations. Although local area
residents challenged this decision, it was ruled legal and
may have signaled a trend toward higher 2.5-acre densities
east of Roller Coaster Road, a trend not favored by many
residents.
The
Sub-Area contains a number of large unplatted properties
where landowners are still ranching. Although it is desirable
to preserve a portion of the Sub-Area for ranching, existing
land values, zoning, location, and development pressure
will likely result in the developable areas of West Cherry
Creek eventually being subdivided for rural residential
properties unless a plan is initiated to preserve open space.
Residential:
Canterbury Estates was the first platted housing development
and remains the only 5-acre subdivision in the West Cherry
Creek Sub-Area. King's Deer, a 2,000-acre rural residential
subdivision with 2.5-acre lots located around 230-acres
of recreational space including an 18-hole golf course,
was the first Planned Unit Development (PUD). It is located
in the northwestern portion of the Sub-Area east of Arrowwood
and Woodmoor. More recently, approval was given for the
Cherry Creek Crossing subdivision, also a 2.5-acre PUD with
some open space and a commercial parcel. Because the Cherry
Creek Crossing subdivision was approved at a higher density
and is located east of Roller Coaster Road between SH 83
and Canterbury Estates many residents considered this development
to be inconsistent with the 1983 Tri-Lakes Plan and legally
contested the decision.
At
this time it is estimated that approximately 1800 acres
of land remain undeveloped in the northern part of the Sub-Area.
Two notably large parcels include the Younger and the Wissler
Ranches which border County Line Road and are located on
the east and west sides of Kings Deer. Both are working
ranches. The Younger Ranch extends south along Highway 83
to Highway 105 and across Highway 83 into the Black Forest
Planning Area. The Wissler Ranch borders the Kings Deer
development along County Line Road.
Although
residents generally have indicated a preference for larger
rural residential lots with a minimum of a 5-acre overall
density for the West Cherry Creek Sub-Area, some residents
support a clustering concepts that would allow for density
bonuses in exchange for preserving large tracts of undeveloped
open space. Open space preservation would be most desirable
in areas that can provide uninterrupted views to the Front
Range, such as are located along SH 83 and County-Line Road
and/or that would preserve working ranches. Residents largely
support locating housing in areas that are screened from
view.
Commercial:
The Cherry Creek Crossing development contains the only
commercially zoned land in West Cherry Creek. The proposed
commercial node is located at the northwest corner of Highway
83 and Hodgen Road and is the only commercially zoned property
along this corridor between the City of Colorado Springs
and Franktown. There is strong local opposition to any type
of commercial development. Of local concern are the impacts
associated with commercial development, including traffic
congestion, increased light levels, and crime. However,
of even greater concern, is the potential that such uses
could destroy the overall rural character of West Cherry
Creek, defeating efforts to seek state Scenic and Historic
Byway status for this corridor, and impede traffic flow
reducing SH 83's efficiency as an alternative to I-25.
Commercial
uses that serve the needs of local residents such as a church,
a school, a tack and feed store or medical offices designed
in a manner which are consistent with the rural character
of the Sub-Area could potentially be compatible. Regional
commercial uses that are not supported by the residents
include uses with extended hours of operation and of a nature
inconsistent with the rural character of West Cherry Creek.
This might include such uses as a gas station or a transfer
station that have bright lights and rely on regional drive
by traffic.
TRANSPORTATION
The predominant north/south access to West Cherry Creek
is SH 83. Because this is a State Highway opportunities
for local access are very limited. Roller Coaster Road is
currently being extended through the Kings Deer development
and when it is completed will extend from County Line Road
on the north to North Gate Road on the south.
SH
105 and County Line Road are currently the only east-west
accesses through this Sub-Area. Future plans are to connect
Hodgen Road to Baptist Road providing another east-west
access road. These rural roadways serve the greater planning
area and can also be expected to experience increased traffic
as development occurs in the Planning Area.
The
local residential roadways serve motorists as well as multi-modal
non-motorized users. Many residents in Canterbury own horses
and ride them on the local roadways in the subdivision.
Often residents oppose plans for paving roads because pavement
is not conducive to riding horses. Although there are a
number of trails in the Kings Deer development, their local
roadways are also used by bicyclists and pedestrians.
OPPORTUNITIES
AND CONSTRAINTS
Character
Preservation
With more than 1800 acres of unplatted property, West Cherry
Creek is a remnant of the image associated with the open
Western landscape along a rapidly developing highway corridor.
The large open grasslands continue to provide dramatic views
to Pikes Peak.
The
potential for preserving natural open space or working ranches
is becoming less of a possibility. Until recently much of
the development has been 5-acre or larger residential properties
primarily screened from view by large stands of Ponderosa
Pines. With the approval of the Cherry Creek Crossing and
Kings Deer development the overall lot sizes have decreased
from a minimum 5-acre size to as much as 2.5-acre residential
lots. Many residents consider the recently approved developments
to be suburban-like because these smaller residential lots
are located in the visibly open areas. When houses are constructed
and the subdivision built-out, the development will command
the landscape interrupting views to the Front Range and
significantly altering the overall rural character.
The
character of the West Cherry Creek Sub-Area can only be
preserved though careful planning and the political-will
to support planning recommendations. If the trend toward
increased densities and suburban-like land apportionment
continues, the endearing Western character that is so appealing,
will be gone forever. Rather than preserving a remnant of
the Western landscape, West Cherry Creek will look like
so many other unincorporated sprawling Front Range housing
developments.
Transitions
Large undeveloped areas provide the opportunity for a logical
and pleasing transition to Douglas County's 35-acre minimum
and the Black Forest Preservation area. One way this might
be accomplished is by concentrating clusters of homes away
from major viewsheds and preserving open spaces in the more
visible locations.
Clustering
and Open Space
Because there are still large parcels of undeveloped land
there is an opportunity to preserve large tracts of natural
open space through clustering homes on smaller lots around
large common open spaces or preserving working ranches in
the Sub-Area. Clustering concepts were encouraged in the
1983 Plan but were never realized largely due to the lack
of an overall plan to help guide an effort to preserve land.
Without such a plan, the market forces become responsible
for figure out how to adapt development to fit a concept,
something very difficult for most developers.
Difficulties
associated with implementing a clustering concept to preserve
natural open space may include the inability to provide
incentives such as density bonuses for natural open space
preservation, on-going maintenance of open space, and the
ability for developers to easily rezone to higher densities
without preserving natural open space.
There
are a number of constraints associated with clustering preservation
of open space. One significant constraint is the 2.5-acre
minimum lot size necessary for individual septic systems.
In some cases it may be desirable to cluster homes on smaller
lots to either preserve a greater percentage of open space
or to better screen development. Other constraints may include
the County's inability to support or adequately provide
for clustering and preservation of open space and overall
market resistance to planning and government intervention.
Conservation
Easements and Land Trusts
Placing land in conservation easements and land trusts are
growing trend across Colorado but has not been implemented
in Tri-Lakes. A number of larger land parcels are under
family ownership and used to graze cattle. Convincing private
land owners, particularly cattlemen, to use conservation
easements has not been easy, even though easements allow
ranchers to keep ranching and few land trusts require landowners
to meet water-quality or rangeland standards.
According
to Lynne Sherrod, executive director of the Colorado Cattlemen's
Agricultural Land Trust, the problem with ranching is that
"ranchers are dirt-rich and dollar-poor." Many
have other businesses or jobs to allow them to continue
ranching. Ranch land is worth a tremendous amount to developers.
Few ranchers have the money to pay rising property taxes
and hefty inheritance taxes, which can add up to more than
50 percent of the land's value, which makes it difficult
to pass on to their children. These people have worked their
whole lives and end up having to sell most of the operation
just to pay the taxes because the land is valued for development,
not agriculture.
By
granting the Cattlemen's Land Trust a conservation easement,
ranchers guarantee that the land and taxes will be valued
as agricultural rather than for future subdivisions. Easements
also ensure that water rights stay with the land instead
of being sold off to cities or developers and that heirs
can farm the land if they choose to. The land trust sets
no rules for water or rangeland health. The focus is on
preserving a "working landscape."
The
aforementioned land trust may work well for relatively solvent
ranchers but there are other options for ranchers that are
not solvent. Greater Outdoors Colorado (GOCO) has recently
spent several millions of dollars to help acquire conservation
easements on more that 35,000 acres of agricultural land.
GOCO grants stretch further than their dollar value since
local land trusts must come up with matching funs and ranchers
must donate a portion of development rights. With the trend
toward preserving working landscapes, the request for GOCO
grants has increased three to one over their ability fund
requests.
Transportation
Due to the rural nature of West Cherry Creek and greater
travel distances residents must travel, it is important
to maintain efficient unimpeded traffic flows on major arterials.
SH 83 and SH 105 are the major arterials with higher design
speeds. County Line Road functions as an arterial but is
unpaved. Roller Coaster Road, once a ranching road, now
functions as a major collector. Residents have expressed
a desire for a parallel trail along Roller Coaster Road
but given the limitation of right-of-way width, adding a
shoulder or a separated grade for a trail will present a
challenge.
SH
83 is an efficient major arterial that serves as one of
only two fully connected north-south roadways in Tri-Lakes.
SH 83 is a regional arterial and often serves as an alternative
to I-25 when it becomes congested. For these reasons alone
development along SH 83 should not serve to impede traffic.
As
development increases along the Front Range traffic on SH
83 will continue to increase. Widening SH 83 is in CDOT's
long range plans. Any transportation improvement should
be sensitive to the rural character of the Sub-Area. As
improvements are made and traffic along SH 83 increases,
the incentive for commercial development is also likely
to increase.
Residents
of West Cherry Creek and the Black Forest Preservation Area
are considering a number of methods available to preserve
the rural character along SH 83, one of which is to designate
it as a State Scenic and Historic Byway.
Water
The densities suggested for this area make the construction
of a central water system economically impractical, therefore
individuals bear the cost of providing their own water.
Individual homeowners are responsible for obtaining a well
permit from the State Water Engineer and for the cost of
installing, operating and maintaining their own individual
well.
Sanitation
The densities suggested for this area also make the construction
of central sanitation districts economically impractical,
therefore individuals bear the cost of providing for their
own septic system. As noted in the Water Resources, Water
Supply and Wastewater Section, the County requires a 2.5-acre
minimum lot size for an individual septic system.
Soils
Heavy clay soils are generally found in this area and in
some cases may not be suitable for building foundations
and septic systems.
Watershed
The Sub-Area, as the name implies, is the origin for the
Cherry Creek drainage basin that flows north through Douglas
County to Denver where it empties into the South Platte
River. Much of the low area falls within the 100-year floodplain.
Although many of the stream channels are wide and dry for
most of the year, some stream-banks are steeply eroded,
an indication of the potential water volumes and velocity
that may occur during a storm event.
Weed
Infestation
The area is characterized primarily by upland prairie vegetation.
Any disturbance of the vegetation will result in soils erosion
and the likelihood of a noxious weed infestation. Due to
the semi-arid climate and short growing season, it takes
many years for re-vegetation to occur.
Mistletoe
and pine beetle infestation as described in the Natural
System's Section have been identified in areas of West Cherry
Creek.
Trails
There are many excellent opportunities to enhance the El
Paso Counties' multi-use non-motorized trail system by providing
trails or trail links to the County's regional parks, the
Santa Fe Trail and trails planned for Douglas County.
Due
to large size residential lots parks are generally not a
priority in West Cherry Creek. However, a connective trail
system would be an asset to residents of West Cherry Creek
and could be accomplished through a number of ways including
roadway easements, connector trails along subdivision boundaries
and/or through subdivisions, and trails though open space
areas.
Some
existing examples of trail planning include trail easements
along SH 83, Hodgen Road, within the King's Deer and Cherry
Creek Crossing subdivisions. In addition, both the El Paso
County and Douglas County Master Plans indicate a trail
along Cherry Creek.
In
Summary
The West Cherry Creek Sub-Area presents a unique opportunity
to preserve a unique vestige of the Old West for El Paso
County and the State. Preserving the rural character and
uninterrupted views across the high plains to Pikes Peak
along SH 83 would be to capture a glimpse of what drew people
to West Cherry Creek in the first place. It continues to
have the same fascination today. Once the opportunity to
preserve open space is lost, it will never be recovered.
It would be a shame to lose this opportunity for future
generations to enjoy.
WEST
CHERRY CREEK - LAND USE SCENARIO
Land
Use
- Development
emphasis should be on rural and/or rural residential uses
that focus on harmonizing with the natural rolling hills
and open character of the area.
- This
sub-area should remain primarily rural and/or rural residential
with lot sizes averaging a minimum of 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.
- Consider
density bonuses for cluster that would preserve natural
open space with view corridors.
- Consider
the use of land trust to encourage continuation of working
ranches.
- Future
planning should take into account a balanced transition
into the areas that border West Cherry Creek.
- Development
that occurs adjacent to other planning areas (i.e. Black
Forest Preservation Area and Douglas County) should be
considered transitional areas and therefore take into
account the recommendations of Black Forest Preservation
Plan, the Woodmoor and Ponderosa Breaks Sub-Area Land
Use Scenarios, and the Douglas County Master Plan.
- Consider
commercial and non-residential-type development only if
they serve a local need and compliment the rural character
of the Sub-Area. Strongly discourage commercial and non-residential
uses that depend on regional or non-local traffic.
Ground
Water
- Encourage
the conservative use of groundwater .
- Encourage
xeriscaping with native plants to reduce the use of groundwater.
Transportation
- Preserve
SH 83 and SH 105 as limited access major arterials. Reduce
opportunities for congestion.
- Support
preserving the rural character of SH 83.
- Support
local efforts to designate SH 83 as one of Colorado's
Scenic and Historic Byways.
- Encourage
planning for multi-modal non-motorized forms of transportation
when planning, designing and paving roads. Consider off-setting
the center line of roadways to allow for trails.
Visual
Aesthetics
- Encourage
creative planning to preserve the rural character of West
CherryCreek.
- Encourage
visual screening or buffers for developing areas within
the Sub-Area so that undeveloped open lands rather than
built structures will be the commanding landscape feature.
- Encourage
creative site planning to ensure that structures will
enhance rather than compete with, detract from or dominate
their surroundings.
- Encourage
the use of topography, roadway design, lot orientation,
and site planning to limit the visual impact of development
as viewed from SH83.
Amenities
- Reserve
land in West Cherry Creek for a connective trail system
consistent with the County's Master Plan.
- Encourage
the County to develop a plan and strategy to build a County-wide
non-motorized trail corridors plan.
- Where
possible, encourage linkages, including trail connections,
between developing areas and open spaces.
- Consideration
for maintaining local and collector roadways for multi-modal
use should continued and enhanced. Future trail connections
between subdivisions and Fox Run Regional Park and other
future planner activity centers should be a priority consideration.
Landscape
Considerations
- Where
feasible, replace all trees that are removed due to construction
with equal sized trees. Avoid removing mature trees.
- Discourage
methods of construction that strip natural vegetation
and significantly alter the natural topography and drainage
patterns.
- Encourage
the on-going re-establishment of disturbed soils until
re-vegetation is accomplished to reduce the establishment
and spread of noxious weeds.
- Require
that methods for control of weeds be considered as part
of the preliminary planning process.
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*
See the Plan Sections on Clustering and Open Space
and Growth and Land use.
**
See Definition of Open Space in the Parks, Trails,
and Visual Resources Section.
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