63 home lots planned off Lower Gold Camp

       The development of 63 single-family lots is proposed off Lower Gold Camp Road, next to the Village at Skyline.
       Submitted recently to City Land Use Review, the plans represent Filing 2 of Broadview Terraces.

Part of Filing 1 of the Broadview Terraces subdivision is at left, with some of the vacant 13 acres in Filing 2 sloping away in the background to the north. At right, on the other side of the wall that's lined up with the camera, is the older Bear Star subdivision. The Broadview owners had once suggested connecting the streets, but built the wall last year when no agreement was worked out with Bear Star.
Westside Pioneer photo

       As they did in Filing 1 four years ago, the Broadview Terraces developers are seeking reduced density in Filing 2. A previous owner's plat, as approved by the city, would allow 71 lots on the same 13 acres as Filing 2.
       The two filings, all on private streets, cover a total of 17.4 acres.
       “This single-family residential project, which was abandoned in 2004 by previous owners, was revitalized by its current owners [a development group called Broadview Terraces LLC] in 2008,” explains the Project Statement that is part of the submittal to the city by Bucher Design Studio of Monument. “The density of the [Filing 1] subdivision was reduced from 38 sub-standard, duplex lots to its current state of 28 single family lots. The lower density and more reasonably sized lots have continued to prove successful, even in the prolonged, stagnant residential market.”

In a photo taken last August looking west from Brittania Drive in the private Bear Star subdivision, workers contracted by Broadview Terraces build a wall between the two neighboring properties. In the background at left is Village at Skyline.
Westside Pioneer photo

       Filing 1 was developed close to Lower Gold Camp, with access to it from a new street, Mountain Spirit Point. The Filing 2 area is just north, along terrain that slopes slightly down to a ridge above the old Midland neighborhood.
       Broadview Terraces neighbors the older Bear Star subdivision (54 units, also on private streets (accessed from Pecan Street via Skyview Lane from 21st Street). The Broadview ownership suggested connecting the streets of the two subdivisions, if just for emergency access. However, no deal could be worked out with the Bear Star Property Owners' Association, which has expressed concern in the past about people shortcutting through their subdivision and thus increasing traffic and street wear and tear.
       As a result, in the past year, the Broadview Terraces LLC built a wall along its border with Bear Star, a project that included blocking streets that were once to have been connected between the two subdivisions. As for its desired emergency access, Broadview has built a connection from one of its streets to Patriot Heights (the street for Village at Skyline).
       One Bear Star association board member, Ron Bier, has gone on record as disagreeing with his board's decision not to connect to Broadview Terraces. He even sent a letter to Mayor Steve Bach last fall, saying “I fear for the safety” of Bear Star - as well as Alta Mira Apartments and Garden View Townhomes - because all three have only one way in and out (Pecan/Skyview).

A minimally detailed drawing shows the basic layout of Broadview Terraces' Filings 1 and 2. The access road at lower left is Mountain Spirit Point, which connects to Lower Gold Camp Road (not shown). The area at right (with the smaller lots) is Bear Star.
Courtesy of Broadview Terraces LLC and Colorado Springs Land Use Review

       The submittal by Broadview Terraces LLC consists of two formal requests. One that seeks a “major amendment to the Broadview Terraces development plan to decrease residential density, enlarge lot sizes, and change the internal road network.” The other asks to replat the area from 71 to 63 lots of larger sizes.
       Ryan Tefertiller of Land Use Review is leading the project review for the city, which will include a review of city standards and criteria as well as comments from various city entities (such as fire, police and Springs Utilities).
       With no need to change the planned unit development (PUD) zoning, Tefertiller can approve the plans administratively. Asked if a neighborhood meeting would be part of the review process, he said he might set up one with the Bear Star group, if they request it.
       Plans from the public are being taken until March 2. To submit comments, contact the planner at 385-5382 or rtefertiller@springsgov.com.

Westside Pioneer article