I’ve been blogging quite a bit about White Acres. Hopefully it’s not growing old for non-locals. It’s a property I really don’t want to be developed. It’s visible from much of Colorado Springs and is surrounded by land that won’t be developed. Red Rock Canyon Open Space is on the north, Section 16 is to the west and Bear Creek Canyon Park is to the southeast. There are a few houses hidden in the trees in Bear Creek Canyon but they’re barely noticeable.

The photo above from SaveWhiteAcres.org and the GPS track to the right from one of my recent rides show why I’m passionate about this land. Without the critical section of social trail through the property, it wouldn’t be possible to make the big trail loop with Red Rock Canyon and Section 16. Even though the development plan seems to allow for the trail, having houses would ruin the beauty and solitude.

Last week the White Acres annexation petition was postponed a 2nd time because a deal to buy it for open space seemed possible. An article in Tuesday’s Gazette led many to believe the White Acres deal was approved. That is not the case. Although a deal is in fact on the table, the article ends by saying the deal still needs approval. It seems not everyone read that far.

The asking price for White Acres has been dropped from $1.375 million to $1 million. More important is that the full purchase price isn’t required now like it was when city council voted it down last year. Instead the purchase will be spread over 4 years.

One key thing that wasn’t mentioned in the Gazette article is that this year, $75,000 of private money will need to be raised by December. Only $25,000 of TOPS funds are being committed this year by the city. If the private fundraising fails, the whole deal would most likely fall through. This is the only year private funding is required.

Friends of Red Rock Canyon will be doing the fundraising. They plan to have online donations set up by next week. In the unfortunate event that the deal doesn’t go through, donations will be used for the eventual purchase of Section 16.

Although the purchase will be spread over 4 years, the remaining property will be leased for $1 until all parcels are purchased. The farthest west parcel will be the 1st purchased followed by the hogback. The south parcel along Gold Camp Road will be the 3rd and the 4th parcel will be the north parcel along Gold Camp. This means the land least suited to development will be bought first with the best land for development being left to last.

A 5th parcel will be donated which is a slice for the extension of 31st street that’s been on the master plan for decades. I don’t think it’s likely 31st will be extended but the city wants to keep it’s options open. Land bought with TOPS funds can only be used for open space. A 6th parcel isn’t being bought by the city. The house at the 5 way stop at 26th, Gold Camp and Bear Creek Road is on this parcel.

I was at the TOPS Working Committee meeting yesterday morning. There were over a dozen citizens there in favor of the White Acres Acquisition. If anyone was against it, they didn’t say anything. The committee voted unanimously to recommend acquisition with very little discussion.

The next vote will be by the Parks and Recreation Advisory Board next week on Thursday March 12th. From what I heard, they will support acquisition.

The bigger unknown is whether city council will support the deal. I’ve heard there is support for it but its tough to know. They are dealing with a lot of other issues. It’ll be key for everyone to make it to the council meeting on April 14th if at all possible.

Key Dates

THURSDAY, MARCH 12, 7:30 AM — Parks & Recreation Advisory Board
Parks & Recreation Building, 1401 Recreation Way

TUESDAY, APRIL 14, 1:00 PM — Colorado Springs City Council
City Hall, 107 N. Nevada Avenue

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Two weeks ago the White Acres annexation petition was postponed for 2 weeks because of negotiations. Now the petition for annexation has been postponed until April 28th.

A possible deal is now on the table offering the City’s TOPS program the opportunity to purchase White Acres in successive parts over four years and at a lower price than before. Friends of Red Rock Canyon will be raising money to cover most of the amount for 2009 since TOPS money is very limited.

The deal must now be formally approved by the TOPS Working Committee, the Parks and Recreation Advisory Board, and the Colorado Springs City Council. The meetings at which approval will be considered are:

WEDNESDAY, MARCH 4, 7:30 AM — TOPS Working Committee
Parks & Recreation Building, 1401 Recreation Way

THURSDAY, MARCH 12, 7:30 AM — Parks & Recreation Advisory Board
Parks & Recreation Building, 1401 Recreation Way

TUESDAY, APRIL 14 or 28 (?), 1:00 PM — Colorado Springs City Council
City Hall, 107 N. Nevada Avenue

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I’ve written about possible development of White Acres a few times over the last year. The developer’s petition for the annexation of White Acres is scheduled to be presented to the Colorado Springs City Council this Tuesday afternoon.

If you don’t know the background on White Acres, you can start with my report of the pre-annexation meeting in December and my post about whether development is a bluff. also Councilman Jerry Heimlicher post in the January 8th Westside Pioneer gives some insight into why the city hasn’t bought the land for open space.

The meeting schedule is posted online. The petition for annexation is also online although I don’t see anything other than legalese.

The Council meeting is this Tuesday, February 10th at 1:00 PM in the Colorado Springs City Hall, 107 N. Nevada Avenue, upstairs in the Council Chambers. Although the meeting agenda looks long, it is expected that the White Acres annexation will be near the beginning of the meeting. I plan to go down to see how it goes.

The petition for annexation is the first formal step in the annexation process. City Council frequently accepts petitions for annexation as a routine matter, although Council can deny the petition at this stage.

Acceptance of the petition is NOT the same as approval of the annexation. If the petition is accepted, the application is referred to the planning department which studies the proposed annexation, reviews various reports, accepts public comment, and makes a recommendation to the Planning Commission. Planning Commission then makes a recommendation to Council to either approve or deny the annexation. This whole process takes months.

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Last night I went to the pre-application meeting for annexing White Acres. Read my post on White Acres from a couple days ago to see video and learn more about it.

City council rejected buying White Acres for open space during a closed session in September. Howard says he and the church would still rather see the land left as open space. He said even if they submit the annexation application, they will pull it if something can still be worked out for open space. Of course the church and Infinity want to get as much money as they can.

I believe the church would like to see it open space. Infinity is just doing business. City council made their decision behind closed doors so we don’t know their side of the story. Somehow though it feels like Infinity is trying to force something.

David Litzelman from city planning talked about the process for annexation. John Maynard from NES, Inc. spoke about their preliminary look at how the land could be developed. Paul Howard from Infinity Land Corporation, half owner of the property, talked about the open space negotiations and responded to most of the questions. Although there was a representative from Bethany Baptist Church, the long time owner, in the audience, he didn’t speak.

The Development Plan

The plan they are talking about would have townhomes near the 5 way stop at 26th, Gold Camp and Bear Creek Road. Currently there’s a house on the corner. Howard said something about 6-8 units. I’m not sure how many townhomes would be in a unit although I’ve seen a number 16-22 total townhomes.

Up the hillside toward the south would be single family homes. Currently there’s a pavilion in this area. There would be approximately 27 lots that would be around 1/2 acre.

They wouldn’t be able to develop the hogback because of the city’s hillside ordinance. They’d be willing to leave the area on the backside open space. Howard didn’t know if it would be given to city parks or how it would be managed.

Peoples Concerns

Besides the obvious impact to the views and wildlife, peoples biggest concerns were traffic and water. Gold Camp Road the east would be able to handle traffic but I don’t see 26th being able to handle much traffic. There were questions both about water for the homes and also how runoff would impact the surrounding area. Someone brought up a concern about increased risk of a brush fire and greater impact if there is one.

I asked what Infinity would do if the city council rejected annexation. Howard said they would go to El Paso county with development.

If the property isn’t inside city limits, I don’t believe Colorado Springs Utilities is required to supply water. It seems it could be difficult to develop it without annexation. I don’t know much about development so does a reader have any insights on it?

Price Negotiations

According to Howard, the city had the property appraised by a Denver company in March. That appraisal was $800,000. Infinity thought that was too low and wanted another appraisal. An appraisal in July came in at $2.1 million. He said they have a bank appraisal for $3.2 million. He said they would have sold White Acres for $1.375 million.

Even at $1.375 million, the land would be $29,000 an acre. The city paid $16,000 an acre for Red Rocks Canyon Open Space. Howard said that less of Red Rocks would have been able to be developed so they aren’t asking that much.

How You Can Help

• Add your name to the Save White Acres petition (no longer active). They will be giving the list to the city.
• Help spread the word that this land is about to be developed. Many people don’t know it’s private property and about to be developed.
• Email Chris Lieber (no longer works for city) of TOPS and city parks
• Contact your city council member

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It had been a while since I’d heard much on White Acres. It’s a section of land for sale bordering Red Rock Canyon Open Space and Section 16. The video above really shows what a beautiful area it is. I also posted several photos of White Acres the beginning of June.

I attended a TOPS meeting in May for public input on buying it for open space. At the meeting in May, no cost for the property was discussed. According to an article in the November 20th Westside Pioneer, Bethany Baptist Church and Infinity Land Corporation wanted substantially more than the $16,000 an acre paid for Red Rock Open Space.

The city wasn’t willing to pay the asking price so plans are going forward to develop it. They’re also asking the city to annex the property. It seems that allows more houses to be built than if it remained outside city limits.

The plan is for 16-22 townhomes along Gold Camp Road. Approximately 27 single family homes would be built on the backside of the ridge and be visible from Section 16 and Red Rock Canyon Open Space. The ridgeline and hogback would be left undeveloped.

On the map to the left from Friends of Red Rock Canyon, Gold Camp road is the curved border on the east side of White Acres. The curved part starts at the 5 way stop sign on 26th street on the popular bike ride up 26th and Gold Camp.

How You Can Help

• There’s a meeting for public comment this Wednesday evening, December 3rd, from 6 to 8 at Midland Elementary School, 2110 West Broadway Street. I plan to be there.
• Add your name to the Save White Acres petition (no longer active). They will be giving the list to the city.
• Help spread the word that this land is about to be developed. Many people don’t know it’s private property and about to be developed.

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Update 12/1/08: The city has decided not to buy White Acres for open space and it looks like development is moving forward. Development still isn’t approved so make your voice heard.

Update 12/8/08: Maybe development of White Acres is a bluff by the land development company to get the city to pay more. Even if it is, I think the city needs know people don’t want it developed.

The Friends of Red Rock Canyon have created a page with more information about the White Acres land. This is the land near Section 16 and Red Rocks Open Space that is for sale. A couple weeks ago, I went to the TOPS meeting to discuss buying it for open space.

The map they have shows how Red Rocks Open Space, Section 16 and White Acres fit together. The curved White Acres boundary on the east is the location of Gold Camp Road. The social trail that connects Red Rocks Open Space and Section 16 is about 2/3 of the way from Gold Camp Road to the Section 16 boundary on the north. It goes into Section 16 before the south boundary of White Acres.

Below are some more pictures of the area.

These pictures are from farther north in Red Rocks Open Space.

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I did make it to the TOPS Meeting yesterday for the presentation on the White Acres/Bethany Baptist Church parcel near Section 16 and Red Rock Canyon Open Space. The church is interested in selling the property. It seems there is a developer that is interested in developing about 25 lots plus town homes along Gold Camp road.

There was a short presentation that included pictures of the area. The TOPS committee has had some discussions about only purchasing the area along the hogback or ridge and allowing development along Gold Camp. Although I think the ridge is the most important piece, I really don’t want to see any development on that land.

If you don’t know where that land is, it is near the 5 way stop where 26th street drops into Bear Creek Canyon. It is the land along Gold Camp Road to the right if you’re headed into Bear Creek Canyon. It extends up and over the ridge. You can see a
map of the parcel on the county assessor’s parcel info.

The key thing about the property is there’s a trail that runs along the ridge that connects from the old landfill road to near the Section 16 parking lot. This allows for some bigger loops with trails in Red Rocks Open Space and the Section 16/Intemann Trails. There are some great views from there. The pictures I’ve added are from late in the day in November so the lighting isn’t very good.

There were only 5 people there including me to comment on the White Acres/Bethany Baptist Church parcel. All were in favor of it being purchased for open space. A couple said they thought some development was alright. I made it clear I didn’t want any development.

Jim Yount from Medicine Wheel asked if people could comment by e-mail since he hadn’t been able to notify people until yesterday. The committee said they would welcome email comments. They should be sent to Chris Lieber. Send me an email if you would like his email address.

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