SIDE STREETS: Neighborhood fights encroaching development
Chances are, you've never heard of the Rawles Open Space Neighborhood. Residents like it that way.
They cherish their neighborhood, a pocket of about 30 ranch homes on 2- and 5-acre lots with no curbs, gutters, sidewalks, streetlights or even city sewers.
It sits north of Uintah Street along Mesa Road, built in 1872 and, legend says, the road Springs founder Gen. William J. Palmer road to get from his Glen Eyrie castle into town.
The neighborhood includes a 7.6-acre open space named for the original property owners. (See my blog at gazette.com for maps and photos.)
For decades, Rawles has avoided the crush of development all around.
Until now.
To combat sprawl, Colorado Springs has encouraged developers to build on vacant lots in older neighborhoods. Now, Kristine and Donald Hembre want to put five homes on a 5-acre parcel overlooking Sondermann Park. An existing house would be removed.
"Our area is unique," said James Kin, a Rawles resident who leads opposition to Horizon View, the cul de sac proposed by Hembre's Elle Development Co.
On Tuesday, Kin's group will argue to the City Council that there are limits on "infill" development.
Kin says a developer cannot simply plop a modern subdivision in the middle of a historically rural neighborhood, especially one designed to preserve the landscape so even Palmer might recognize it, a century after his death.
Kin asserts the property's zoning does not trump city codes requiring that new developments be "compatible and harmonious" with the existing neighborhood.
The council's decision could have broad implications for developers as they seek out other vacant property or large lots they might subdivide into smaller lots and subdivisions.
The plan won unanimous approval from the city Planning Commission and city planning staff because it meets the property's zoning.
About the only issue blocking the project was the lack of a city sewer along Mesa and the developer agreed to install 2,000 feet of sewer as part of the deal.
"You have a very strong neighborhood here that feels this is just not right," said James Mayerl, a city planner who worked the project.
"The developer agreed to lower the height of the houses and increase the setbacks from the road. They agreed to reduce the lot coverage for each house to give a more open feel.
"But the neighborhood said that wasn't good enough. It shows you how hard development is in this community."
Besides this specific project, neighbors fear it could start a trend of newcomers buying 5-acre properties in Rawles, tearing down the existing houses and building subdivisions, destroying the tiny neighborhood.
"Colorado Springs has unique areas that must be cherished and preserved," Kin said. "You've got to respect the people who came before. It's a no-brainer."
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