Gold Hill Mesa
Proposed TND Zone and Concept Plan
Project Description and Justification
October 14, 2002
Gold Hill Mesa is an in-fill development opportunity at the southeast corner of US
Highway 24 and 21st Street. The approximately 210 acres site formally was a gold
processing facility known as the Golden Cycle Mill. The mill operated from 1906 to
1949 and processed approximately fifteen million tons of ore from Cripple Creek and
Victor area gold mines. That process created tons of waste products known as mine
tailings. These mine tailings are still present today on the site and present one of the
challenges to its development. However, the site is still a very unique opportunity for infill within the City of Colorado Springs that can revitalize the area, create jobs, shopping,
and homes within a short walk to shopping, schools, regional and local parks, and the
downtown area. The development approach is one that emphasizes the pedestrian,
focuses on creating community, and can meet a wide range of housing needs for the
growing population.
The Gold Hill Mesa property is seeking a rezoning of the currently zoned PUD and R-5
areas to be rezoned to the newly created Traditional Neighborhood Development (TND)
zone district. In support of that request, a concept plan has also being submitted for
review. The Gold Hill Mesa project emphasizes community by ensuring a mix of land
uses and amenities are within walking distance of a majority of residents. The
architecture and urban design also plays an important role in the creation of community.
Front porches, human scale design, detailed streetscapes, connectivity and other elements
all come together to create a quality place.
Environmental Analysis:
The mine tailings that are present on the site require that the development proposal take a
sensitive approach. Gold Hill Mesa owners have been working with the Colorado
Department of Public Health and Environment (CDPHE) in the submission and approval
of a Voluntary Clean-up Application (VCUP). A VCUP is a process authorized by the
State of Colorado and the Environmental Protection Agency to have landowners create a
plan that would mitigate the environmental concerns for a property with known
contaminants. For Gold Hill Mesa, this process has been ongoing with the initial
submittal for a VCUP occurring on June 6, 2000 with additional information being given
to CDPHE on August 30, 2000, June 12, 2002, and September 10, 2002. Copies of these
submittals have been included with our applications. A Geologic Hazard Evaluation has
also been submitted for your review. This report follows the standard City format and
has also been coordinated with the VCUP application.
Gold Hill Mesa
Project Description and Justification
Land Use Analysis:
The focus of the project is to create a village that is walkable by the residents and
provides a unique neighborhood character. The result of this vision actually created two
distinct areas: the commercial / mixed-use village near the intersection of US Highway
24 and 21st Street and a primarily residential village on top of the mesa focused along
Lower Gold Camp Road/Fountain Boulevard.
Residential Areas:
As an urban area in-fill site, the proposed development responds to the proximity to
downtown with a variety of housing types in an urban, pedestrian oriented pattern.
Interconnected streets and land uses allow for a sensitive design that incorporates 1,800
dwelling units into the entire 210-acre site. Housing types range from apartments over
retail and offices uses, multi-family apartments and lofts, rowhouses / townhomes,
duplexes and triplexes, and single family detached homes. The neighborhoods are further
focused on pocket parks and open space that provide recreational opportunities and are
linked with other parks throughout the project and the area.
Parks and Open Space:
Thirty-two acres of parks and open space are provided on the site. A swath of open space
is provided along Fountain Creek, which parallels US Highway 24. The open space
creates a trail link opportunity with the proposed Midland Trail and the rest of the trail
network of the City. This site also presents an opportunity for pedestrian movement
through the project to Bear Creek Regional Park and Gold Camp Neighborhood Park. A
central park is located in the center of the residential area on the Gold Hill Mesa property.
This 3.8-acre park anchors the small community center and commercial area providing
focus for the residential area on top of the mesa. Small pocket parks provide additional
focus for the individual neighborhoods. Open space trail tracts link all of these parks
together providing a multitude connection. Access through the open space surrounding
the smoke stack links the residential neighborhoods to the commercial village in the
northwest corner of the site.
Streets:
With the TND Zone District are street standards and cross-sections that are consistent
with this style of development. Narrower widths, parking along the sides, detached
sidewalks, and interconnectedness are important to success of traditional neighborhoods.
Gold Hill Mesa allows for all of these elements to come together to create this pedestrian
friendly environment. Two primary access points are proposed from 21st Street at
Broadway Street and Villa de Mesa Drive. Additional access points are proposed from
21st Street at other locations. Two primary access points are also proposed from Lower
Gold Camp Road/Fountain Boulevard with other access as permitted. Access from US
Highway 24 is also proposed at 14th Street. By having access at 14th Street, some of the
pressure that exists today and with the future development of Gold Hill Mesa could use
an alternate route to US 24.
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Gold Hill Mesa
Project Description and Justification
Architecture and Urban Design:
The architecture proposed for Gold Hill Mesa is traditional in its design allowing for a
wide variety of styles while reinforcing the overall design characteristics of the project.
Design character sketches and images are provided that illustrate the intent of the housing
types. The architecture reinforces the streetscapes on the project and establishes a sense
of place. The existing smoke stack will be preserved in order to provide a glimpse of the
previous life of the site and the history of the area. Signage and lighting will be
consistent with the architectural character of the project and will be detailed with future
development plans.
Commercial Village:
The Commercial Village located at US Highway 24 and 21st Street is a mixed-use center
with a wide array of shopping, office, and residential uses. Retail uses anticipated might
included a grocery store, restaurants, book stores, a hotel, a movie theater, many small
retail outlets, and potentially a larger store for regional shopping opportunities. Offices
and other employment opportunities are expected in this village center as well. Several
types of residential uses are also proposed ranging from apartments over retail and office
space, live-work units, rowhouses, and apartments. This mix will create a dynamic
village area with a true sense of community.
The following reports and supporting documents are also provided for review and
comment:
 Traffic Report
 Drainage Report
 Geologic Hazard Analysis
 Voluntary Clean-up Application to CDPHE
 Master Utility Plan
 Conceptual Grading Plan
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