Side Streets ~ Neighborhood people and issues

Archive for the 'Woodmen Road' Tag

TRANQUILITY OF FALCON ESTATES LOST TO CUT-THROUGH TRAFFIC

April 14th, 2010, 4:48 pm by

Ralph Gleckler and his Siberian husky, Whisper, used to enjoy a quiet morning walk through their Falcon Estates neighborhood.

Today, they find themselves dodging commuter traffic that roars through the rural subdivision situated north of Woodmen Road and Academy Boulevard, one of the busiest intersections in Colorado Springs.

The widening of Woodmen and construction of an interchange at Academy is causing perpetual gridlock.

And motorists are using their onboard computer navigational devices to find the otherwise obscure access points  in Falcon Heights to escape the traffic jams.

They are ducking off Woodmen and roaring through the neighborhood. Folks along the main short-cut routes like Gleckler and neighbor Janet Shea are suffering.

It was bad enough when Colorado Springs’ explosive growth brought an onslaught of commercial development to north Academy Boulevard, resulting in dozens of Falcon Estates homes being replaced by big box stores, restaurants and shopping centers.

The remaining neighbors found themselves living behind huge walls and dealing with lights, traffic noise and other byproducts of urban sprawl.

Now, Falcon Heights is dealing with rush-hour traffic. It’s not exactly what developers had in mind when they created the neighborhood in 1964.

It was envisioned as a tranquil place where officers from the Air Force Academy could build houses on 1- and 2-acre lots, keep and ride horses in a rural setting and enjoy a quiet life on the outskirts of Colorado Springs.

That tranquility has vanished as the cut-through traffic increases. The  majority of the motorists hit the 25 mph neighborhood at 35 mph to 40 mph, said Dave Krauth, the Springs’ principal traffic engineer.

Gleckler and Shea say it’s not unusual for commuters to hit 50 or 60 mph.

Unfortunately, there’s not a lot the city can do to help, Krauth said.

 The reason?

When Falcon Heights agreed to be annexed in 1994, its residents insisted the neighborhood retain its rural flavor behind the walls. They wanted to be free to keep and ride horses. And they didn’t want sidewalks, curbs and gutters lining their roads.

Bingo!

Without curbs and gutters, the city loses most of the weapons in its aresenal to combat cut-through traffic. Normally, Krauth would reach into his bag of  “traffic-calming devices” and pull out speed humps, or medians, or curb bump-outs to slow and discourage commuters.

They don’t work if motorists can simply drive around them. And they will, Krauth said. Shamelessly. It doesn’t help to erect stop signs, either.

Absent heightened police speed patrols, traffic is free to roar away. Some neighbors are trying to discourage speeders with their own little signs. But it doesn’t help, folks say.

Krauth said a speed radar sign will be used to discourage speeding. Otherwise, residents will have to grin and bear it until the construction project is finished in the summer of 2011.

You can read more about the Woodmen Road Corridor Improvement Project  or learn about the history of the Falcon Estates Home Owners Association on its Web site.

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HAPPY 100th to HABITAT FOR HUMANITY

March 7th, 2010, 12:03 pm by

Pikes Peak Habitat for Humanity is celebrating its 100th!

Not anniversary. It’s 100th house in Colorado Springs.

That’s 100 affordable houses for the working poor.

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Habitat opened its Pikes Peak-area operations in 1986.

Over the next 11 years it built 25 houses, relying on an all-volunteer staff and an annual budget of less than $100,000.

In 1997, Habitat hired Paul Johnson as its executive director and its first paid employee.

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Paul Johnson, executive director of Pikes Peak Habitat for Humanity

Johnson has overseen sweeping changes in the nonprofit organization’s operations. 

He added a handful of professionals who found sponsors and contributors as well as scouting out properties to rehab, vacant lots to build on and families to buy them.

As the inventory of single lots in Colorado Springs disappeared, Johnson and Habitat turned to larger pieces of property for construction. The first was a 1.3-acre parcel in the Mill Street neighborhood south of downtown.

Habitat achieved savings by clustering its projects. It could move from house-to-house quicker. Plus it could rent one portable potty and rolling trash dumper among other savings.

Then it bought 10 acres near Woodmen Road and Powers Boulevard and launched Woodmen Vistas subsdivision.

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Habitat is building 36 homes there and its partner, Rocky Mountain Community Land Trust is building 31 more.

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The first house built by Pikes Peak Habitat for Humanity in its 10-acre Woodmen Vistas subdivision

So far, Habitat has built a dozen. 

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The 100th house will be the lucky 13th and two or three more are poised to start soon.

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 In fact, Habitat is having a groundbreaking ceremony at 3 p.m., on Wednesday, March 10.

Everyone is invited.

The ceremony will feature My Tien Truong and her family, who will help build the house and then move in when it is completed in about six months. They will pay off their zero interest loan to Habitat over 30 years.

Here’s a story I wrote about the project in September 2007.

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SKI LANE — rural/urban conflict at its worst

December 6th, 2009, 1:16 pm by

 Cumbre Vista is a new subdivision, recently annexed onto the northeast edge of Colorado Springs, where about 60 new houses have been built along with streets, curbs and sidewalks, a neighborhood park with gazebo and ballfield.

 cumbrevistasign1

 

 

 

 

 Below is a map of the subdivision from the El Paso County Assessor’s Website. The dark areas on map are part of Colorado Springs. The white areas are part of unincorporated El Paso County.

skilanemap

 The new neighborhood looks like many others scattered around Colorado Springs with one exception. It features a 12-foot cliff.

 The cliff was built by developer Infinity Land Corp. when it decided to obliterate Ski Lane, a country road that existed since 1956.

 There is a legal question whether it was a deeded right-of-way or simple easement.

Here’s how Ski Lane looked before it was destroyed. The lane ran left to right, atop the little hill in this view facing west. The gravel road coming toward the camera on the left was Sorpresa Lane. The gravel road on the right was created by construction of Cumbre Vista.

skilanebefore

 Here’s how it looked after construction began. The developer simply cut down the hill, leaving Ski Lane hanging.

skielaneafter

  The cliff made it virtually impossible for the handful of county residents who live on the south end of Ski Lane to use their historic northern route out of the neighborhood toward Black Forest.

 In fact, it took intervention by City Planner Larry Larsen to get the ugly hairpin curve built at the base and side of the cliff, to restore a reasonable access to Ski Lane.

 Here’s the ugly “solution” to the cliff. Larsen said it was the best the city could do given the lack of cooperation from the two sides.

sorpresauturn

  Here’s a link to a blog I wrote about the mess in October 2008.

  The cliff and the hairpin curve are considered temporary. Eventually, Ski Lane will be lowered to link to the new subdivision streets. The only question seems to be when it will occur. Eventually, all the unincorporated land around Ski Lane will be developed and swallowed by the city.

 Will the residents have to live with it until they die or move? Or will a pending lawsuit force the developer and Woodmen Heights Metro District to compensate them for their loss?

 They are gambling on the court but don’t want Colorado Springs City Hall to jeopardize their chances by accepting Cumbre Vista officially from the developer. They fear the court would view that action as approval of the way they were treated.

 They made those arguments a few weeks ago before the Colorado Springs Planning Commission. Commissioners took turns criticizing the way neighbors were treated. But ultimately they approved the plat, calling it a private legal matter.

 To get in and out of Ski Lane, residents must negotiate an ugly, eroding hairpin curve onto Sorpresa Lane and go through Cumbre Vista, which sits on 115 acres south of Cottonwood Creek near Woodmen Road and Powers Boulevard.

 The neighbors’ effort is being led by Bill and Maureen Marchant. In their lawsuit, the neighbors say they have a deeded right of way that dates to 1956 which guarantees them northern access route. They say the developer cannot simply move or eliminate that right-of-way.

 A few weeks ago they went before the Colorado Springs Planning Commission urging them not to approve the plat. Neighbors planned to appeal to the City Council on Tuesday. But late last week Larsen withdrew his approval of the plat, citing an issue with the deed. Maybe there’s still time for the district to settle the issue and turn the ski jump back into country lane.

 I’m guessing resolution will involve checks to residents with several zeroes on the end. Or Cumbre Vista will feature a cliff that may make residents wonder what kind of subdivision they really live in.