North Cheyenne Cañon Park South / Strawberry Hill

A: Yes, appraisals for the land exchange and trail easements have been completed by third party, independent, licensed and accredited appraisers. Results are available on the project website at: www.ColoradoSprings.gov/ProposedLandExchange

A: Appraisals are currently underway to evaluate the value of the lands proposed for the exchange.  Preliminary figures suggest that the value of the land the City is receiving is approximately twice what the Broadmoor is receiving.   More information about the appraisals will be made available once the appraisals are complete. 

A: The timeline is still to be determined based upon community feedback and the City’s Real Estate process.

A: Colorado Springs City Council.

A: At this time, we are encouraging the community to provide feedback on the proposal and are providing multiple ways for individuals to engage in the process. For the next meeting, see the top of this page. You can also provide feedback here.

A: The historic designation will not change for North Cheyenne Cañon Park and the South Cañon area. A Section 106 review is triggered by federal funding or federal agency involvement in a specific project. This condition does not apply to this land exchange proposal. Past, current or future federal funding for other City projects have no impact in relation to this land exchange proposal. City staff completed a State of Colorado file search and no archaeological surveys or sites are recorded for the Strawberry Hill parcel. Finally, the Conservation Easement process will include a cultural survey on the Strawberry Hill parcel as part of the base line inventory.

A: In 1885 the citizens of Colorado Springs voted to buy 618.64 acres of land from the First National Bank of Colorado Springs. A portion of this purchase encompassed the South Cañon area including Strawberry Fields. Refer to the map.

A: Yes, the 189 acre property that is proposed to be traded to the Broadmoor will remain in the Park Zone (PK).  The two uses that the Broadmoor is proposing (commercial horse stable and picnic pavilion) are both permissible within the PK Zone. The PK Zone does not allow for additional commercial or residential development.

A: Yes, zoning could be changed in the future.  To change the zoning from PK to another zone classification would require public notification, a public process, action by the Parks and Recreation Advisory Board, action by the Planning Commission, and action by City Council. The Broadmoor has agreed to a deed restriction to keep the property zoned PK.

A: Yes, the Broadmoor and the City are considering placing deed restrictions on the property that would preclude future residential or commercial development in the future. 

A: The exact size of the picnic area has not been determined.  The combined picnic area and horse operation would require approximately 7-9 acres of the 189 acres that are proposed to be exchanged.  At this time, discussions related to the size and capacity of the picnic area has been conceptual and that the picnic facility might accommodate 100 individuals.

A: Yes, the Broadmoor and the City will place a deed restriction and a Conservation Easement on the property that would preclude future residential or commercial development in the future. 

A: The exact size of the picnic area has not been determined.  The combined picnic area and horse operation could require approximately 7-9 acres of the 189 acres that are proposed to be exchanged. 

A: The exact size and scope of the stable has not been determined.  The combined horse operation and picnic area would require approximately 7-9 acres of the 189 acres that are proposed to be exchanged. 

A: No, the Broadmoor would develop a separate set of horse trails within the 189 acre parcel.

A: The Broadmoor is seeking to limit the traffic impacts.  Parking for these uses would take place at the Broadmoor and guests would be shuttled to the property to minimize traffic on the site. 

A: The 189 acres provides opportunities for the Broadmoor to develop trails for equestrian use, provides the Broadmoor with adjacency to property recently acquired by the Broadmoor (Seven Falls), provides potential trail connectivity to the Seven Falls property and provides a natural setting for the proposed stable and picnic area.  

A: Yes, equestrian use is currently permitted on most trails in North Cheyenne Cañon Park. The proposed Broadmoor stable will not use the trails in the park.

A: Under the proposed Conservation Easement the following uses are prohibited:

New structures (outside of building envelope), Subdivision of the Property

Commercial Timber Harvesting, Mining, Road Construction and/or Paving (outside of building envelope), Trash and Dumping, Transfer of Water Rights, Alteration of Watercourses and Topography, Water Pollution, Industrial Activity, Motor Vehicle Use (outside of building envelope), Billboards, Hazardous Materials, Wind and Solar Energy Generation, Feedlots, Grazing, Active Recreation (passive recreation such as hiking, mountain biking, horseback riding, nature study, etc… will be allowed), Cell Phone Towers/ Transmission Towers, Development (except within building envelope)

Under the proposed Conservation Easement the following uses and activities are permitted: Public recreation – specifically walking, hiking, mountain biking, horseback riding, Picnicking, environmental education and other passive recreation uses, Forestry and open space management activities, Build and maintain trail system, Install minor improvements such as wayfinding signage, interpretive signage, benches, Control soil erosion, Invasive weed control, Maintain and repair existing utilities, Bury existing 3-phase overhead electric line, 7-9 acre building envelope limited to park uses (PK Zone)

A: A conservation easement is a voluntary, legally-binding land agreement that permanently protects the conservation values of a property. Though the landowners retain their ownership right, they agree to extinguish other rights in exchange for perpetual protection of the conservation values. Each easement is specifically tailored to the unique character of the land and the landowner’s individual goals and values. This may be an appropriate method to help protect key aspects of the Strawberry Hill parcel such as ensuring public access and protection of the conservation values in perpetuity.

A: The conservation values are the attributes of a property that are protected by the conservation easement. In general, they must fall into at least one of the following categories; 1) preservation of land for outdoor recreation by, or the education of, the general public, 2) protection of relatively natural habitat or ecosystem, 3) preservation of open space for public scenic enjoyment, or 4) preservation of a historically important land area or certified historic structure.

A: Palmer has had an initial conversation with The Broadmoor and the City of Colorado Springs regarding an easement on this parcel. If the land swap goes through and The Broadmoor decides to put an easement on the parcel, it will have to work with Palmer to determine what land is being protected and which infrastructure developments are being proposed. See below for the steps involved in conservation easement approval through Palmer Land Trust.

A: It is premature to speculate on the potential terms of an easement on Strawberry Hill at this time. Without a clear picture of what The Broadmoor intends for this parcel, Palmer cannot indicate which conservation values or land features will be protected.

A: The land trust that holds the conservation easement has the legal obligation to enforce the terms of the easement and to protect the conservation values of the property. Any violation of the terms of the easement are handled according to our internal practices and procedures, but ultimately, legal action may be needed to enforce the protection of the conservation values.

A: Both a deed of conservation easement and a deed restriction are legally-binding agreements that place restrictions on the land; however, there are some key differences between the documents. A deed restriction is subject to certain legal limitations that can make it more difficult to enforce than a conservation easement, while a conservation easement has special legal status within the state statute and is entitled to many more protections of the law. In fact, a deed restriction is typically only enforceable during the lifetime of the grantor and may expire after a certain number of years, but a conservation easement runs in perpetuity with the land, irrespective of the landowner. Additionally, the organization that holds the conservation easement (the qualified land trust) is responsible for monitoring the land and enforcing the easement terms.

A: The intention of a conservation easement is for the property to be protected in perpetuity; as such, it is extremely difficult to change the terms or location of an easement. Though there are rare instances where an easement may be amended, such as where the amendment results in greater protection for the conservation values, a qualified land trust can run the risk of losing its state certification and national accreditation if amendments are not carefully considered. For example, land trusts organized under Section 501(c)(3) of the IRC are not allowed to participate in amendments that allow any private benefit. Land trusts that are nationally accredited meet additional strict requirements when it comes to amendments. Palmer meets all of these standards and takes our accreditation status very seriously.

A: A typical conservation easement takes between 8 and 12 months to complete.

1. Palmer staff visit the site and complete the project selection evaluation.
2. Conservation values are presented to Palmer’s Board of Trustees for initial project approval.
3. Palmer reviews typical due diligence documentation for the property.
4. Palmer and the landowner negotiate the terms and draft the deed of conservation easement.
5. Palmer’s Board of Trustees reviews and offers formal approval of the terms within the easement.
6. The conservation easement is signed and recorded.