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By Judy Barnes

View a photo of the site and photos of the meeting

Over 350 seats were filled, and numerous people found standing room only at the community meeting sponsored by the Coalition of Tri-Lakes Communities. The chief purpose of the meeting was to review the Wal-Mart proposal and its potential impacts on the Tri-Lakes area.

Coalition members presented various aspects of the Wal-Mart proposal and at the end of the presentation answered questions from the audience. Speakers included John Heiser, Dr. Linda Silveira, Steve Sery, and Dale Turner.

John Heiser began by describing the proposed Wal-Mart store, a 24 hour a day 186,245 square foot supercenter with a grocery store, garden shop, tire-lube-tune-up express, and gas station. The 18-acre parking lot would hold about 930 cars.

Following are some of the major issues with the Wal-Mart project raised at the meeting.

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Additional information on this project is available on-line at www.ourcommunitynews.org and www.CoalitionTLC.org or by calling John Heiser at 488-9031.

To provide comments for inclusion in the county planning commission and board of country commissioners packets, contact Carl Schueler, Assistant Director, El Paso County Planning Department, 520-6300, CarlSchueler@elpasoco.com. Mail comments and questions to the El Paso County Planning Department, 27 E. Vermijo, Colorado Springs, Colorado 80903-2208.

View a photo of the site and photos of the meeting

State funding for further interchange projects in El Paso County may not happen for over six years. The funding of the various road projects within El Paso County is confused at the state level. New prioritization of the designed, but not begun interchange projects may not receive funding until Fiscal Years 2009 or 2010. As part of the economic slowdown affecting state revenues, The Colorado Department of Transportation (CDOT) will not start the Baptist Road / I-25 interchange project until after 2008. All available dollars are going to that black hole of transportation funding, the T-REX project in the Denver Metropolitan Area. The existing design for the Baptist Road / I-25 interchange will be put on the shelf when completed. A final public meeting on this interchange project and the Northgate Interchange Project will be held at Lewis-Palmer High School from 5 pm to 8 pm on December 11, 2002. [See story on page 2]

Citizens wanting to have input into these projects should attend or visit with the state senators or representatives to turn these funding priorities around back to those areas that are in crying need now, not 10 years from now.

The current project at State Highway 105 and Interstate 25 will continue, since it has received full funding. Latest information is that it will be completed in less than three years or possibly 2004 at the earliest. From this sidewalk superintendent’s vantage point, progress looks good.

The implications for our own local development continuing unabated are enormous, particularly if you use Baptist Road for your daily commute to work, to school, or to shopping. With continuing growth and planned regional shopping centers, all of us must ask, "Can the existing two-lane road handle this increasing volume of traffic?" Even if the funding sources can be found for widening Baptist Road, how can the existing interchange at I-25 handle any increase in volume with its limited spacing for on-and off-ramps and no traffic lights? Is gridlock along Baptist road going to be our future for the next ten years, until the state gets its act together?

Within minutes after the November 14 meeting was brought to order, the El Paso Park Advisory Board appeared ready to recommend approval of the Baptist Road Wal-Mart proposal based on the staff recommendation.

Then several Tri-Lakes residents voiced concerns about the project. Chaparral Hills resident, Dale Turner pointed out that there are no trail connections from Fox Run and Gleneagle to the Santa Fe Trail where it cross Baptist Road west of I-25. He said, "It is within parks purview to say we would like trail access across this property on the south side of Baptist." One of the criteria the parks board uses in reviewing proposed projects is, "The assurance of the continuity of open space links, trails and other major components of the regional open space system." [Land Development Code, Section 49.3A]

It was also noted that the Baptist Road Rural Transportation Authority (BRRTA) concept plans for Baptist Road presented October 28, call for 10’ sidewalks on both sides of Baptist Road separated from the roadway by 6’ landscaped medians.

After some discussion, board member Nancy Hobbs made a motion that was unanimously approved to continue the item until their next meeting December 10. The continuance is to allow their staff time to assess the need for pedestrian and bike access.

Board member Hobbs later asked why The Land Development Code currently exempts commercial properties from contributing land or fees toward urban parks. Such developments are required to contribute 0.05 acres per developed acre toward regional parks. This topic may be addressed further at the December 10 meeting.

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The county parks advisory board normally meets the second Tuesday of each month at 1:30 pm in the 3rd floor hearing room at the county building, 27 E. Vermijo, Colorado Springs. The next meeting will be held December 10.

For further information, contact Rich Havel of the parks planning staff at 520-6985, richhavel@elpasoco.com, www.elpasoco.com/parks, or board secretary Cindy Olson at 520-6999. The park and open space portion of the Land Development Code is at www.elpasoco.com/parks/land_code.asp. The entire Land Development Code is at www.elpasoco.com/planning/LDC/.

The Colorado Department of Transportation (CDOT), in cooperation with the United States Air Force Academy (USAFA), is holding its third open house meeting to present the preferred design alternatives for the I-25 interchanges at Baptist and Northgate Roads. The open house will be held on Wednesday, December 11 from 5 to 8 p.m. at Lewis-Palmer High School, 1300 E. Higby Road in Monument.

Presentation boards outlining the proposed design alternatives for the I-25/Baptist and Northgate Road interchanges will be on display and representatives from CDOT, USAFA and the engineering firm of Post, Buckley, Schuh, and Jernigan (PBS&J) will be available to answer any questions.

"Based on information gathered at previous open house meetings and further evaluation of our initial concepts, we’ve come up with interchange designs that we believe will meet the needs of the community as well as satisfy state and federal requirements," said James Flohr, I-25 Corridor manager. "We’re very pleased to share these interchange design alternatives and look forward to learning what the community has to say."

For more information on the Northgate and Baptist Road interchange projects, visit the web site at www.interstate25.com or call Dan Hunt, CDOT, or R.A. Plummer, PBS&J at (719) 520-5800.

View a photo of the meeting

At their regular quarterly meeting November 8, the board of the Baptist Road Rural Transportation Authority (BRRTA) approved the 2003 budget and discussed the Baptist Road design project and the permit fee for Creekside Middle School.

The BRRTA board is composed of three county commissioners (Duncan Bremer, Chuck Brown, and Ed Jones) and two Monument board of trustees representatives (Mayor Betty Konarski and Trustee Byron Glenn).

The 2003 budget presentation by Conner Shepherd, BRRTA Project Manager, included 2002 revenue and expenditures through September 30.

Konarski questioned why BRRTA spent $19,287 on management fees instead of the $10,000 budgeted. Shepherd replied that contract management of the Baptist Road design project, coordination with the County Department of Transportation and the Colorado Department of Transportation, and participation in public meetings required more of his time than anticipated. He said those activities are not expected to be a significant factor in 2003. Despite that assurance, management fees for 2003 were set in the budget as not to exceed $20,000.

Permit fees, the primary revenue source for the authority, were estimated for 2002 at $96,000. Only half that much was received through September 30. Shepherd said, "Permit fees have not materialized. One expected source was the school district impact fee."

Permit fees are paid at the time building permits are granted. There is a $500 fee for each house within the authority. The fee for commercial structures is $1.25 per sq. ft. The fee for institutional structures is $1.00 per sq. ft.

Ron Simpson, manager of the Triview Metropolitan District, said so far in 2002 fees for 105 houses in Jackson Creek have been collected. He projected that in 2003 there would be fees paid for about 100 houses.

Carl Schueler, assistant director of the county planning department, said, "The big question in the county is Wal-Mart." He later added, "Timing of [the improvements to] the interchange is a big deal." The cost for upgrading the interchange has been estimated at about $30 million. Regarding funding for the interchange improvements, Bremer later said, "The current state funding situation doesn’t look too hot. It will take a long time to get funded." If the board of county of commissioners approves the Wal-Mart, the BRRTA permit fee would be about $233,000. Bremer said, "It would be imprudent to budget for it."

In discussing other county proposals, Schueler said there is no final plat or development agreement in place for the Forest Lakes residential project. The project is the subject of an ongoing lawsuit brought by nearby residents. The redesign of the Struthers Ranch project was unanimously recommended for denial by the county planning commission. Schueler predicted the project would not reach building permit stage in 2003, "if it goes forward at all."

Permit fee income for 2003 was projected at $100,000 apparently assuming the school district would pay approximately $50,000 to supplement the $50,000 from the anticipated new houses in Jackson Creek.

Due to market conditions, investment income of $4,667 through September 30 was only half as much as projected. The budget for 2003 was revised to reduce the projected investment income from $10,000 to $5,000.

$190,000 was projected to cover engineering design of Baptist Road. $180,710 was budgeted in each of 2001 and 2002 for engineering design but only $28,461 was spent in 2001 and $83,804 was spent in 2002. Peter Loris, President of Loris Associates, BRRTA’s consulting firm on the design, said he thought the preliminary design would be completed by the third quarter of 2003.

With $100,000 held as a contingency, the ending funds available were projected at $70,551. After reducing the anticipated investment income from $10,000 to $5,000, the revised 2003 budget was unanimously approved.

Loris reported on the two alternatives presented at the public meeting October 28. He noted that 64 advantages and 68 disadvantages were recorded for concept plan A. 35 advantages and 84 disadvantages were recorded for concept plan B. Loris said, "We need to know which alternative to go with." Konarski said, "A project of this scale isn’t going to come down to two alternatives. Asking for A or B is useless." She asked Loris to identify the elements and the proper sequence and then produce a plan and timeline with costs. Bremer asked that Loris prepare their recommendations by the next BRRTA meeting January 17.

Noting that the concept plans do not match CDOT’s plans for the Baptist Road interchange, Simspon said, "We need more consistency." In particular, he cited the design on the west side of I-25 where no access is shown to the Forest Lakes commercial property south of Baptist Road.

It was also noted that the maximum grade of 9.6% shown on both concept plans exceeds the county’s 5% limit for major arterials and its 6% limit for minor arterials. To reduce the maximum grade, Loris’ Keith Scoggins said grading would have to be extended east past Tari. Bremer said, "Maybe that is the way to go." Tari is the current eastern boundary of the project. Simpson added that the 1996 Baptist Road concept plan included a grading plan that kept the maximum grade to 6%.

Loris’ estimate of construction cost for concept plan A is $8.2 million and for plan B is $5.3 million. The 1996 concept plan estimated $10 million in 1996 dollars, which would be perhaps $11-12 million in 2002 dollars.

Bremer asked, "Cost is a big, big issue. What do we do to finance it?" He suggested escalating permit fees by the cost of living. It was agreed that the board would look at fees at their January 17 meeting.

Dr. Jeffrey Ferguson, president of the Lewis-Palmer school board, objected to the imposition of a BRRTA institutional structure fee on the middle school. Depending on how it is calculated, the fee could be $60,000 to $100,000. Noting that many who use Baptist Road, including those who live in Gleneagle, never paid a fee to BRRTA, Ferguson said, "From a fairness of balancing benefits and costs, it is not right." He also said that just two people voted to create BRRTA and now BRRTA is trying to encumber the 15,000 taxpayers who live in the school district.

Lewis-Palmer Superintendent Ted Bauman added that the school district was never invited to meetings where the fee concept and structure were set up.

Ferguson asked the BRRTA board to reconsider its position.

Brown said, "The roadway is needed for people to get to the school. There has to be revenue generated to build the road."

Bremer said, "Yes, you are due some consideration. So let’s discuss it." He noted that the amount of traffic generated is limited since the school district uses buses and operates only nine months each year.

Schueler recounted some of the background on the fee structure that was adopted in July 1998. One component was that the fee for commercial structures was set lower than would be dictated by the amount of traffic generated. That was done in anticipation of a 0.4% sales tax. The sales tax ballot measure failed at the polls but might be proposed again.

Glenda Smith, member of the Monument Board of Trustees and a member of the BRRTA board when the authority was formed, said, "We should have had more discussion. BRRTA was formed for building roads not taking money from the education of children. BRRTA needs to really rethink the school district fee issue."

Bremer said, "It is clear the fee is unfair. It is a creature of the statutory set up and the rule that the fee is to be paid only by new construction."

The BRRTA board appointed Konarski with Glenn as alternate to discuss the matter further with the school district.

The next BRRTA meeting will be held Friday, January 17, 1:30 pm, at the 3rd floor hearing room, County Building, 27 E. Vermijo, Colorado Springs.

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Articles on prior Baptist Road-related meetings are posted at www.ourcommunitynews.org/top_stories.htm#baptist. There is also background info at www.elpasoco.com/Transprt/baptist_rd.asp and www.coalitiontlc.org/baptist_road.htm.

To get more information and provide comments on the Baptist Road Improvement Project, contact:

View a photo of the meeting

November 21: David R. Dilley was appointed to be the next Superintendent of Schools for District 38. He will officially replace retiring Superintendent Dwight "Ted" Bauman on July 1, 2003.

When the Board decided to conduct an internal search for possible candidates for the position, two district administrators submitted applications: Mr. Dilley, currently Assistant Superintendent, and Dan Lere, Director of Finance. Board President Dr. Jeffrey Ferguson commented that the Board was highly impressed with the qualifications of both candidates, as well as their enthusiasm and dedication to the district. After the interviews, the Board decided that there was no need to advertise further, and both candidates were listed as finalists for the position.

Following the appointment of Mr. Dilley, Dr. Ferguson read a statement of support from board member Hugh Eaton, who was unable to attend the meeting. The board members in attendance and Mr. Bauman praised Mr. Dilley’s accomplishments in the eight years he has worked in the district, and spoke of their confidence in his ability to take the District to new levels of excellence. Mr. Dilley expressed his appreciation for the support, saying he knows he has big shoes to fill, but said he will work hard to uphold the high standards of his predecessors.

Last June, Dr. Kaye Branine, principal of Lewis-Palmer Elementary School in Woodmoor, notified the Board of her intention to retire at the end of this school year. Dan Lere, Director of Personnel Services, is directing the search for a new principal. The position has been posted in-district only, and will close Dec. 6. Interviews will be held December 9-11 for any internal candidates applying. At the December 12 school board meeting a recommendation is expected to appoint a new principal or conduct an out-of-district search.

In response to a request from the Town of Monument for a comment on Jackson Creek Filing #5 (89 single-family lots), Mr. Bauman was directed to write a letter of non-support. In the past, the board approved every request by Jackson Creek, believing there was cooperation by the developer in designating the Creekside Middle School and future elementary site. There now appears to be some disagreement over how much additional land the developer is required by law to dedicate for schools. The district will respond to this land use request after the land dedication issue has been resolved.

Mr. Bauman and Mr. Dilley presented probable program costs associated with options being considered as part of the ongoing future high school discussion. Costs were analyzed for four possible options:

1. Expanded Campus with 9th and 10th grades housed in the current facility and 11th and 12th grades in a new facility across Higby Road;

2. Expanded Campus with 10th, 11th, and 12th grades housed in the current facility and a new 9th grade center across Higby Road;

3. Two high schools of equal enrollment, with a new facility at Hwy 83 and Walker Road;

4. Two high schools, utilizing the current facility as the larger campus site, and building a smaller high school with equal programs at Hwy 83 and Walker Road.

The costs in each scenario were based upon current LPHS program costs, keeping curriculum and programming equal. The differences ranged from a low of an additional $1.6 million in scenario 1, to the highest, an additional $2.4 million for scenario 4. Program costs reflect salaries for the people required to run the various programs, including administration, teachers, clerks, auxiliary services, and extra-curricular activities. The presentation at the December meeting will focus on options in terms of community input received at the meetings last spring. An analysis of potential boundary lines and transportation costs will also be considered.

The fee the Baptist Road Rural Transportation Authority is attempting to assess against Creekside Middle School in Jackson Creek continues to be unresolved. Dr. Ferguson addressed the BRRTA Board at their November 8 meeting, with no movement in the positions of either side. The school board continues to believe the fee is unjustified, possibly illegal and unconstitutional. The board did agree that Dr. Ferguson should meet with Monument Mayor Betty Konarski, who serves on the BRRTA Board, to further discuss the issue.

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Due to the Christmas/winter break, the December meeting will be held December 12. The meetings begin at 7:00, and are held at the Administration Building at Second and Jefferson Streets in Monument.

View plan for Falcon's Nest #3

November 19: By a vote of 7-2, the El Paso County Planning Commission recommended approval of the preliminary plan and final plat for Falcon’s Nest Filing #3 proposed by Summit Enterprises of Kansas, LLC.

The proposal calls for 127 lots on a 29.3 acre parcel located east of I-25 between the interstate and Struthers Road about ¾ of a mile north of Northgate Road. The single family housing subdivision would be buffered from I-25 by 500’ of Air Force Academy property. There are several drainage tracts including a 60,000 sq. ft. detention pond on the west side. There would be a 3.1-acre mouse preservation area at the north end of the property. Of the total, the single-family houses would be clustered on 16.86 acres for an average density of 7.5 houses per acre. The proposed minimum lot size would be 3,600 square feet with 50% maximum structural coverage of the lots. Privately maintained hammerhead cul-de-sacs would be used to access the closely-spaced houses.

The Donala Water and Sanitation District that serves Gleneagle would supply water and sewer service to Falcon’s Nest #3. At the September 19, 2000 county planning commission hearing on the Struthers Ranch, Dana Duthie, manager of the Donala district, stated that the district may have as little as 30 years and probably no more than 156 years of water available to be pumped. Additional commitments such as Falcon’s Nest #3 increase the demand on that supply. The Falcon’s Nest #3 plan would require the Board of County Commissioners to approve a waiver of the county’s requirement that developments demonstrate 300 years of water availability.

As reported in "County Planning Commission recommends approval of Greenland Forest and disapproval of Falcons Nest #3" in the June 1, 2002 issue of OCN, a May 21, 2002 planning commission motion to recommend approval of the sketch plan for the project failed by a vote of 4-5. As subsequently reported in "County commissioners approved Falcon’s Nest Filing #3 rezoning and Phillips Ranch plan" in the September 9, 2002 issue of OCN, at the July 18, 2002 Board of County Commissioners hearing, County Commissioner Duncan Bremer’s motion for approval of the sketch plan passed 3-2. It was supported by commissioners Bremer, Chuck Brown, and Ed Jones and opposed by commissioners Jeri Howells and Tom Huffman.

The Planning Commission vote November 19 on motions to recommend approval of the Preliminary Plan and Final Plat (with waiver of the 300-year water availability rule) was 7-2 with commissioner Steve Sery and planning commission chair Terry Bernstein opposed. Sery said, "It was a bad plan at the sketch plan. It is still a bad plan. Just because the Board of County Commissioners approved it doesn’t change my mind."

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For more information on these and other projects within the county, contact the planning department at 520-6300 or visit www.elpasoco.com/planning.

All back issues of OCN are available at www.ourcommunitynews.org.

View plan for Falcon's Nest #3

The northern El Paso County Fire Districts collaborative program to study organizational consolidation as a means of improving future service effectiveness has been underway since the Fall of 2001. A sub-group of the involved fire district boards/town council, called the Joint Working Group, has been meeting regularly to ensure program progress. This is the second update published for the purpose of keeping the residents of the Tri-Lakes area informed of our progress.

A public meeting of all of the participating Fire Districts was held at the Palmer Lake Town Hall on November 19, 2002. The Boards of Directors of each of the Fire Districts and the Palmer Lake Town Council were in attendance. The following status was reported.

Since the last merger update on October 1, the Donald Wescott Fire Protection District has joined the working group as a full participant. Donald Wescott is a welcome addition to the group, and strengthens the group by adding expertise and providing more options to deliver efficient and effective fire and emergency services throughout the northern El Paso County area. Participating Districts now include Donald Wescott, Palmer Lake Fire Department, Tri-Lake Fire Protection District, and the Woodmoor/Monument Fire Protection District.

The joint working group continues to adhere to the established project plan and timeline, scheduled to result in an initial recommendation regarding consolidation in Spring 2003. As previously reported, the common chart of accounts is being implemented in time for 2003 budgeting. It will result in greater efficiencies across departments and also help with analysis of consolidation alternatives. To understand the legal implications of the several consolidation alternatives, Toussaint, Nemer and Coaty, a legal firm with extensive experience in special district consolidations, has been chosen. An analysis of 5-year capital requirements under a consolidation scenario has just gotten underway.

The joint working group operational subcommittee, made up of the Fire Chiefs and other department members, continue to make progress towards greater operational consistency. A review of the Emergency Services Education and Consulting Group (ESECG) recommendations has been completed and short-term objectives established. Next steps involve the establishment of common operating and training procedures for fire emergency response, and EMS response and transport across all four departments. This work is beginning now.

As the northern El Paso county area continues to grow rapidly, it is critically important for the fire, rescue, and emergency medical services to keep pace and to meet the changing needs. The participating fire departments are working collaboratively to gather the information needed to optimize the future delivery of emergency services throughout the entire area. At the same time, service effectiveness is being improved today by implementing best in class common policies and procedures across departments. While a great deal of work focused on the future is underway, all four participating fire departments want residents to know that our number one priority today remains to deliver the best possible fire, rescue, and emergency medical assistance to our respective citizens.

View a photo of TLFPD candidate class instructors and students

View an artist's rendering of the planned station 2

At their regular meeting November 21, the Tri-Lakes Fire Protection District Board of Directors conditionally approved the 2003 budget, reviewed plans to build the district’s second fire station on the site of the existing unmanned facility near the intersection of Highway 105 and Roller Coaster Road, and commended the success of the recent training program for volunteers.

The district’s budget for 2003 was unanimously approved subject to minor adjustment based on the county assessor’s November 30 report of property values in the district. The budget includes funding for two additional full-time personnel and a part-time paramedic.

Tri-Lakes district board member Rick Barnes’ firm Barnes Architects is designing the new station. It will house an urban interface fire engine, a water tanker truck, and an ambulance and will incorporate residential units for firefighters on the second floor and three bunk rooms and a kitchen on the main floor. [See artist’s rendering]

The district is in discussions with the Great Divide Water Company that operates a deep aquifer water augmentation well adjacent to the Station 2 site. The district wants access to the well and permission to use some of the land for additional parking for station personnel.

According to Barnes Architects project manager Matt Hood, with the proposed off-site parking space, the total area at the site would be about ½ acre. Since that does not provide sufficient space for a septic system with leach field, a holding tank design will be used. The details of that system are being discussed with the health department.

Director and Treasurer John Hildebrandt reported that the loan on Station 1 was refinanced at a lower rate and the balance was increased $20,000 to obtain the funds needed to cover the cost for architectural services on Station 2.

Construction is planned to start in the spring of 2003 and be completed by early 2004. Cost of the station is estimated at $700,000.

Board President Charlie Pocock said, "Our goal is to be able to respond to 95% of the district within 6 minutes. With the construction of Station 2 we will be about at that goal."

Chief Robert Denboske reported the district handled 80 responses since the October 17 board meeting for a total of 807 responses so far this year. Last year at this time, there had been 796 responses. Total personnel increased from 67 to 70.

The chief reported that an agreement with the Palmer Lake Volunteer Fire Department for automatic mutual aid has been signed.

Having completed their training, seven new Firefighter I’s are now at the station. The chief said, "I am proud of all of them." Three more will be taking the written exam. The planned Firefighter II training begins in December.

The chief reported that he is checking to see if the property to the east of Station 1 could be used as the site for a hazardous household material collection event.

Emergency Medical Services Manager Ron Thompson reported that the district is catching up on billing for ambulance service. He noted that what is being charged is not enough to pay for the cost of the ambulance and medical personnel. He proposed an across-the-board increase of 10% in the fees charged for emergency medical response. He added that with the increase, the costs would still be less than for commercial ambulance service. The proposal to increase the emergency medical response billing rates effective January 1 was unanimously approved.

Thompson also suggested an increase in the charges for rescue services. That proposal was tabled pending further research.

Thompson reported that the Woodmoor-Monument Fire Protection District has signed Dr. Gifford as the physician-advisor for their district. Dr. Gifford is currently the physician-advisor for the Tri-Lakes district. This is an important step in coordinating emergency medical services between the two districts. Effective January 1, an ambulance and paramedic will be available 24 hours per day.

Thompson described a recent training exercise with El Paso County Search and Rescue as, "a little mixed up. There were a lot of new people and they learned a lot." Future training sessions are planned to correct the problems uncovered during the exercise.

Local company J&L Computers has nearly completed installation of the computer to host the new software for EMS billing and report writing. The project is on track to be operational January 1. There is an April 2003 deadline for electronic billing to Medicare.

Chip Fleming said, "We have an incredible program going." He reported that, as a result of the recent volunteer training program, nineteen candidate firefighters have been added to the roster. He said, "I am very proud of them. They have done a great job." Seven of the candidates are EMTs. Fleming added, "That just about doubles our ambulance crew and comes close to doubling the staff of our department." Future classes will be held about every six months. Noting that the training included people from other fire departments, Fleming concluded, "We are on the way to being the training program for this part of Colorado." [See picture of students and instructors]

Noting that "We have a year left to go on getting ready [for merger]," Charlie Pocock reported that the working group, composed of two representatives each from the Palmer Lake volunteer fire department, the Tri-Lakes district, and the Woodmoor-Monument district, has continued to hold frequent meetings. Representatives of the Donald Wescott Fire Protection District that serves areas south of Baptist Road and the Black Forest Fire Protection District have been attending the unification working group meetings as observers. Voters recently approved a property tax increase to 7 mills for the Wescott district. Pocock commended the Wescott district’s "great willingness to join in the merger effort. Wescott is a valuable adjunct to this."

Hildebrandt added that close cooperation with the Wescott district "helps our southern exposure." Firefighters from the Wescott district recently responded within 3 or 4 minutes to a grass fire in the Green Mountain area near Hay Creek Road west of I-25.

Firefighter/EMT Mike Keough reported the results of his research into purchasing firefighter clothing and equipment (bunker gear). He said some of the current equipment is fifteen years old. The district is currently borrowing seven sets from the Woodmoor-Monument district. Keough concluded that the cost for new gear would be about $1,100 per set. The board unanimously approved $11,500 for the purchase of additional bunker gear. Five additional sets are included in the 2003 budget.

A 2.5-acre parcel in Palmer Lake currently covered by the Palmer Lake department and the Tri-Lakes district has been proposed for deannexation from the Tri-Lakes district. The matter was tabled pending discussion with the landowner.

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The Tri-Lakes Fire Protection District board normally meets at 7 pm on the third Thursday of each month at the district firehouse, 18650 Highway 105 (near the bowling alley). The next meeting will be held December 19.

For more information, call Chief Denboske at 481-2312.

View a photo of TLFPD candidate class instructors and students

View an artist's rendering of the planned station 2

Through December 20, in cooperation with the charity Christmas Unlimited, the Tri-Lakes and Woodmoor-Monument fire stations are collecting Christmas toys to be distributed to needy families. Christmas Unlimited has been serving families in need since 1923.

Items requested: Toys, books, puzzles, games, sporting goods, and art and craft supplies. Items must be new and unwrapped.

Bring items to be donated to Tri-Lakes Fire Station #1, 18650 Highway 105 or Woodmoor-Monument Fire Station #1, 1855 Woodmoor Drive.

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For more information, call Tri-Lakes Fire Protection District Administrative Assistant Paula Abrahamson at 481-2312.

View a photo of the meeting

At their regular monthly meeting November 6, the El Paso County Water Authority adopted the final water study culminating three years of work. They also started the discussion of what future steps might be taken.

Bruce Lytle, vice president of Halepaska, the consulting firm that produced the water study presented at public meetings October 1 and 2, asked how comments received at the meetings and afterwards should be handled. After some discussion, it was decided to include in an appendix of the report all the comments and questions received and for Lytle to only include responses to technical questions related to the report. With that decision, the water authority unanimously approved the final report. It was agreed that a limited number of paper copies of the final report would be available from Dana Duthie for $50 each. The water study has thus far cost the water authority $219,027. Half the cost is to be reimbursed by the Colorado Water Conservation Board.

Some of the comments received on the water study prompted a discussion as to further research the authority could do. Many of the comments received from farmers and other private well owners were related to groundwater supplies.

Regarding the farmers, Charles Pridgen from the El Paso County Farm Bureau said, "What they want to know is what is going to happen to their water, their livelihood." County Commissioner Duncan Bremer said, "They were kind of left out of this study." Lytle said, "We don’t really know what is going on in the Black Forest. At this point, we don’t have that data." Much of the data used in the water study was obtained from operators of central water systems. Ron Simpson, manager of the Triview Metropolitan District, said, "The water authority has some responsibility [to private well owners] due to the contribution [to the authority] from El Paso County that represents those users."

Lytle said that existing private wells could be retrofitted to measure levels. The wells selected to be measured should be those drilled to the full depth of the Dawson aquifer, typically 700-900 feet. To save cost, the authority would need the well owners to record the measurements. He suggested a public meeting be held to discuss the scope of the project and ask the private well owners what they are willing to contribute. Monument Mayor Betty Konarski said, "This is a collaborative opportunity. Getting this data would benefit the water providers and the individual well owners."

Further discussion on additional studies was postponed to future water authority meetings.

Larry Stanley, President of Protect Our Wells (POW), described the organization and on behalf of POW expressed interest in becoming an associate member of the water authority. Stanley was accompanied by Judy von Ahlefeldt, publisher of the Black Forest News, who reported the preliminary results of a voluntary survey of 68 wells in the Palmer Divide area. The results are based on the response to survey forms printed in the Black Forest News in August and September. The survey form is also available on the Protect Our Wells web site at http://www.blackforest-co.com/~pow/db_well_survey.htm.

Toward the end of the meeting, Pridgen noted, "Some of the farmers have found it more productive to sell water than raise crops. They are using irrigation wells to pump water they sell to Colorado Springs." He said later that one farmer he knows makes a million dollars a year from water.

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Founded in 1998, the water authority is composed of 19 water system operators in the county including the Towns of Monument and Palmer Lake and the local Donala Water and Sanitation District that serves Gleneagle, Forest Lakes Metropolitan District intended to serve the Forest Lakes area, Triview Metropolitan District that serves Jackson Creek, and Woodmoor Water and Sanitation District.

Each member pays an annual membership fee of roughly $500 to $1,500 based on the number of water taps they service. Even though the county is not a water service provider, it is a member of the authority, contributes $27,000 annually, and donates a variety of services including administration of the master plan consulting contract with John C. Halepaska and Associates of Littleton.

While liaison is maintained with Colorado Springs Utilities, it is not a member of the authority.

The water authority board of directors consists of

There are also two at-large members:

The water authority normally meets at 9 am on the first Wednesday of each month in the third floor hearing room of the county building, 27 E. Vermijo, Colorado Springs. Because the first Wednesday in January falls on New Year’s day, the meeting was rescheduled to Wednesday, January 8.

For more information on the water authority and the water study, contact the county planning department at 520-6300. The water study is posted at www.elpasoco.com/planning/water_report.asp.

For more information on the Protect Our Wells organization, contact Larry Stanley at 495-7825 or visit their web site at www.blackforest-co.com/~pow/.

View a photo of the meeting

Monument Board of Trustees meetings November 4

At their workshop on September 28, some of the trustees expressed a desire to have the town grow its commercial base to provide more revenue for the town and more jobs for town residents. To promote such development, Mayor Betty Konarski suggested streamlining the development review process that currently requires developers to appear before the Public Works Committee, Police Advisory Committee, Parks and Landscape Committee, and Planning Commission before being heard by the Board of Trustees. At the September 28 workshop, Mayor Konarski stated her view that the committees had been created by previous boards "to stop the [development] process." The trustees scheduled this special workshop to consider alternative roles for the committees in order to make the process faster and simpler for applicants.

Town Planner Mike Davenport explained that under the present system, an applicant first goes to him, then appears before each of the three committees, then the Planning Commission, and lastly, the Board of Trustees. The applicant must bring paid consultants to all the meetings. The process usually takes four months, unless the applicant chooses to take longer. The proposed change would allow committee review to take place at the meeting right after the application has been reviewed by planning, and the outside referrals (fire department, e.g.) would be solicited concurrently. Davenport would bring all comments to the planning commission and the board of trustees. The applicant need only bring paid consultants to two meetings, planning commission and board of trustees. The process would take three months instead of the current four.

Committees would have three roles: development application review; departmental oversight (critical review) and support in budget, staffing, and procedures; and citizen input--to be the eyes and ears to and from citizenry. The town attorney will develop bylaws, charters, and a new ordinance.

Changes to the objectives included adding an item for the school district, web site development, and 20-year service awards for businesses, and removing referrals to the Black Forest Fire Protection District.

Trustee Byron Glenn suggested interconnecting water systems with Triview Metropolitan District, which provides water and sewer services to Jackson Creek.

Mayor Konarski suggested the town’s parks department could contract out to maintain parks. Ron Simpson, director of Triview, might not want to take care of the parks in his district.

Mike Davenport suggested coordinating with the county to trade responsibilities for each other’s portions of roads such as Old Denver Highway, Mitchell, and Beacon Lite.

Mayor Konarski mentioned the need to do something about gaining a renewable source of water, indicating that some kinds of relationships would emerge from the county water authority northern providers.

Police Chief Joe Kissell saw a need for an Intergovernmental Agreement (IGA) to replace the Memorandum of Understanding (MOU) for mutual aid between the Monument and Palmer Lake police departments. In particular, Chief Kissel was concerned about insurance issues. An IGA could address the details of worker’s compensation if a Monument officer were injured while handling a call in Palmer Lake, and of liability if a Monument officer were sued as a result of an incident while handling a call in Palmer Lake.

Mayor Konarski noted the Tri-Lakes Chamber of Commerce planned to recognize businesses that had been in the area for 20 years or more at their annual meeting, even if the businesses are not chamber members.

The special meeting adjourned at 6:25 pm.

Mr. Bauman provided documents that lead him to believe that there is still land to be dedicated to the school district for future school facilities in Jackson Creek. The school board has been exploring two options for the high school, building a second high school on 70 acres out east, vs. acquiring 34 acres from Jackson Creek Land Development Company directly south of the current high school and expanding the campus. Even if the school board chose to build a second high school, they might like to acquire the 34 acres in Jackson Creek for another future elementary site or for a buffer zone around the current high school. The school district believes that Jackson Creek still has dedication requirements of approximately 24 acres for schools. So far, Jackson Creek dedicated 8 acres for the Creekside Middle School/future elementary site, and then donated another 20 acres, for a total of 28 acres. The signed property donation agreement specified "Donor [Jackson Creek] is the owner of the Site and is willing to contribute the Site to School District as a donation and, in doing so, Donor fully understands that it will not receive any credit by virtue of this donation against any current or future school fees or property dedication obligations which may be imposed as a result of the development of Jackson Creek."

Part of the resolution of this issue resides in the town council’s interpretation of the land dedication requirements, according to Bauman. He asked for the board’s support regarding zoning, etc. He also wanted to find out the board’s interpretation of the land dedication requirements provided in a recent ordinance and in a previous ordinance from the Regency Park days. Regarding Jackson Creek Land Company’s stance that they had fulfilled their land dedication obligations, Kelly Dude, the attorney for Lewis Palmer School District, said, "That’s a totally indefensible position from a legal point of view." Kelly said that the town could withhold building permits, for example, until Jackson Creek Land Company has fulfilled their obligations. Bauman emphasized the need for closure on this issue so they could move forward with their plans. Jackson Creek Land Company was asking $3 million for the 34 acres the district wanted for the new school. Town Planner Mike Davenport indicated that Jackson Creek and the School District might be able to work together to provide recreational fields, to satisfy the need for recreational areas in the neighborhood. Mayor Konarski directed staff to put together a legal view and a philosophical point of view. At the November 18 meeting, there was an executive session to receive legal advice about the matter.

Project description, Proposed use: The applicant proposes a 188,000 square foot Wal-Mart Supercenter (discount store and grocery), gas pumps, and another "pad" location for the southeast corner of the intersection of Baptist Road and Jackson Creek Parkway.

History: Goldberg Property Investments previously applied to the town for annexation of the same site for a Wal-Mart. The application was put on hold prior to being considered by the planning commission.

Traffic and roads. Transplan identified a number of issues, including the need for additional, revised, or updated information. In particular, information is needed regarding the proposed extension of Jackson Creek Parkway south of Baptist Road. It appears that at least half of the right-of-way for the proposed extension is within the town limits. The planning department has not been contacted regarding this proposed road. Questions regarding this road include ultimate responsibility for construction and maintenance.

Preliminary recommendations include the following:

1. Support the request by the Technical Committee of the Major Thoroughfare Task Force (MTTF) of El Paso County for a revised traffic study using up to date traffic counts, and further request that the Town and its Consultant have a reasonable amount of time to comment on the revisions. TransPlan also indicated the need for additional, revised and/or updated information regarding the proposed development.

2. Support the land use recommendations from the TriLakes Plan, in particular the annexation of commercial development along Baptist Road into the Town.

3. Request the County consider comments by Town staff and consultants (TransPlan).

4. Request additional information in order to evaluate issues from the earlier application to the Town -- including traffic, drainage, and visual impact, in particular the following. (a) A drainage report is needed to evaluate the potential impact of the project on properties downstream from the proposed development. (b) Additional information is needed regarding the proposed extension of Jackson Creek Parkway south of Baptist Road

Karen Griffith of Dawson Creek Drive asked the trustees, "Does Monument want a Wal-Mart and if so, where is the best place for it?" She thought the store should be in the town; if they are going to have the impact, they should have the revenue. Griffith questioned if traffic improvements would adequately deal with the impacts of the Wal-Mart. She also had concerns about the lighting, and wanted the Wal-Mart to have the lighting standards of King Soopers so it would not be so bright as to annoy residents. She cited the skylights of Castle Rock’s Wal-Mart, noting that light coming through 24 hours a day would be visible to neighbors looking down. Griffin urged the town to not give Wal-Mart access unless they annex into the town.

Steven Sery of Chaparral Hills, Colorado Springs, also addressed the board. Sery is an El Paso County Planning Commissioner, but he will recuse himself from voting on this issue when it comes before the planning commission. Sery said the town’s comments are very important to the county planning commission; they have an impact. He cited Struthers Ranch as an example; when the town objected to the density proposed by the developer. Sery expressed concern that Monument will have no revenue, but added expense. Sales tax revenues of existing businesses within the town, such as King Soopers and Brookharts, will probably drop. Monument police will handle calls to the store. Also, the Wal-Mart does not fit the current zoning of the property, and does not meet covenant requirements of Chaparral Hills. (Some lots in the Chaparall Hills development comprise the Wal-Mart land.) It also does not fit the Tri-Lakes comprehensive plan. More appropriate property is nearby, but it is more expensive than where Wal-Mart is currently proposing to go. Sery contended that if Monument strongly opposed the project, the planning commission would not move forward with it. He urged the board to clearly state they cannot support this proposal at this location, and to ask the county to refer the proposal to the town. The earliest the proposal could go to the county planning commission is December, and it probably will not make it then. It will probably get to the board of county commissioners sometime in late spring.

Town Attorney Gary Shupp noted the board of trustees could go to the public hearing. Mike Davenport will ask for more information, and more time to review the additional information. A motion to follow staff’s recommendations passed unanimously.

The existing ordinance setting the spacing of street trees effectively prohibits the location of trees in a public right-of-way because of the large distances trees must be set back from the center of a street. The new ordinance would amend the section to allow trees in the ROW. The motion to approve the ordinance passed unanimously by roll call vote.

Under the town’s zoning and subdivision regulations, a developer is required to make certain improvements (such as roads, utilities, landscaping) when a property is developed. The regulations further require that the developer provide to the town a financial guarantee (called a "surety") that the required improvements will be made. If the improvements are not made, the town may use the guarantee to pay for having the improvements made.

The regulations identify three types of guarantees:

The regulations do not specifically identify who releases the bond. The practice has been that staff releases the bonds. The town received a request from John Laing Homes (of Denver) to release the bonds now being held for landscaping at Peak View Ridge 1st Amendment. The site has been visited to verify landscaping has been installed according to the plan approved by the Board of Trustees. In exchange John Laing Homes would provide the bond required to cover the cost of one year of maintenance of the landscaping.

1. Approval of the resolution delegating to the staff the authority to release all bonds.

2. Regarding the request by John Laing Homes (of Denver) for the release of the bonds for Peak View Ridge First Amendment.

A motion to approve the resolution passed unanimously.

GMS, Inc. $10,321.33 for professional services 7/27/02 – 8/30/20. Approved unanimously.

Earlier this year Mountain View Electric Association, Inc. (MVEA) removed the tall light poles along 2nd Street. (It was determined this summer that the lower decorative lighting is adequate.)

Inspection of the holes left from removal of the light poles revealed they were too close to the curb to be suitable for trees.

Staff identified eight street tree locations – five near Front Street, the other three near Adams Street. The proposed locations follow one of the major guidelines for design in a downtown area – fill in the gaps.

Tommie Plank of the Historic Monument Merchants Association said the merchants are very happy to have these trees. They will be Marshall Seedless Ash, known as a good street tree because they are not messy and they do not get much bigger than two feet in diameter. The trees will be planted after adjacent property owners are notified.

The Transit Mix trial is set for September 29, 2003. Plaintiffs are claiming violations to their procedural rights and a taking. The case will decide these issues and, if plaintiffs are successful, damages.

Safeway: Trustee Smith asked about the Safeway traffic signal. Town Planner Mike Davenport noted that one Colorado Department of Transportation staffer wanted the signal at the off ramp to I-25, even though the off-ramp will not exist later. Most of the Colorado Department of Transportation people want the signal at the Safeway driveway. Safeway is now applying for a gas pump facility, which requires a traffic study. Safeway is willing to consider an extension for the bond, due to expire in mid-December, to be used for a traffic signal because of this.

Trustee Glenn asked for an update on the Beck case by the next meeting. Trustee Brown asked about having an in-house engineer for next year, instead of GMS. The board agreed staff should continue researching this option.

The meeting adjourned at 8:00 pm.

Monument Board of Trustees meeting November 18

View a photo of Monument's Well 8 Building

Trustee George Brown was absent.

Richard Pankratz, owner of Pankratz Studios and Gallery at 366 Second Street, commented on a rumor that a public works building was being relocated across the street from him, by Well 8. He noted the comprehensive plan designated that area as a retail corridor; a public works building would not be the best use for that space. Pankratz urged the trustees to consider the standard they want to set, noting the town did not follow it’s own requirements before erecting the Well 8 building. He felt the town should follow the rules set for others. Trustee Glenda Smith remarked that she did not realize the Well 8 building would be as large as it is. When the new public works building comes before the budget committee, Smith wants details about the number of trucks that would be parking there, what the building would look like, and how large it would be. Smith asked if the public works building at that location was a certainty. Mayor Konarski replied that nothing would be decided until the board voted on the FY2003 budget.

Scheduled Guests: Rich Muzzy and Mike Wicklund – Fountain Creek Watershed Presentation

Bruce Thorsen from the City of Colorado Springs, Rich Muzzy, from Pikes Peak Area Council of Governments (PPACG), and Mike Wicklund gave a slide presentation on the Fountain Creek Watershed Study with the U.S. Army Corps of Engineers. Watershed problems stem chiefly from population growth, which has led to increased wastewater treatment plant discharge and increased impervious [paved] surfaces. Stormwater is also a cause. The resulting problems include streambank erosion, sedimentation, and flooding. Property loss, infrastructure damage, and water quality are also issues. One of the benefits of the watershed study to Monument would be partnering with other local governments to address watershed issues. The total cost would be $3,633 paid over this year, 2003, and 2004. The money was budgeted in FY2002 and FY2003. The trustees voted unanimously to approve the Intergovernmental Agreement for funding the watershed study. They also approved an amendment to the floodplain management ordinance with El Paso County Regional Building Department.

At their workshop on September 28, the mayor and most of the trustees expressed eagerness to promote and facilitate development in Monument as a way to solve budget shortages. Mayor Konarski, at that meeting, voiced her view that the committees were created by previous boards "to stop the process." She suggested that streamlining the process would let developers know Monument is open for business. At a special meeting on November 4, the trustees considered alternative structures and roles for the committees. At this meeting, November 18, amended ordinances and a resolution to adopt revised by-laws for the committees--public works, parks and landscape, and police advisory--were before the trustees.

Trustee Byron Glenn remarked, "Do we really need these committees to review plans when we have a planner? I prefer to get them out of the review process, personally." "I don’t," said Trustee Glenda Smith. Trustee Frank Orten commented about the review function being unacceptable if it slows the [development approval] process. Trustee Smith objected to the part in the proposed by-laws about removal from office without cause. Orten asked about citizen review by the Police Advisory Committee. Chief Kissell explained they would examine how the police handled complaints; a system of checks and balances. Orten requested examples of how that works in bigger cities. His understanding from a friend in Aurora is that citizen review does not always work as it should. The by-laws lacked information about terms of office, and the police advisory committee was going to meet bimonthly, not monthly as stated in the by-laws for all committees. Both measures were sent back for revision and were tabled.

Since 1985, each year in December the board considers renewing the IGA with the El Paso County Regional Building Department for flood administration services. There is no cost to the town. The motion passed unanimously.

Town Treasurer Judy Skrzypek presented the monthly financial report. Sales tax was up 17.6% from 2001.

A motion to approve the October financial reports passed unanimously.

GMS, Inc. $15,622.55 for Professional Services 7/27/02 to 8/30/02, and 6/17/02 to 8/30/02

Wells Fargo Bank, NA $89,441.25 for 1998 GOCO Refund Bond

GMAC Commercial Mortgage Corp. $ 6,350.00

Tri View Metropolitan District $40,958.33

The motion to approve the checks passed unanimously.

PPACG has issued a "call for projects" for the 2004 – 2009 TIP. The town has until December 4 to submit a list of projects – by year – with the applicable support information.

1. The three approved CDOT Enhancement Projects are in year 2003 of the current/old TIP (FY2002-2007), so these would not need to be submitted for the new 2004 – 2009 TIP.

2. The town has recently submitted the following unsuccessful enhancement projects that could be submitted:

A. Curb extensions on Second Street at Front, Washington, Jefferson

B. Sidewalk on Front Street beside Limbach Park

C. Sidewalk on Beacon-Lite Road beside Lavelett Park

D. Study of a bike/ped crossing of I-25 at Higby Road to Old Denver Highway

3. The Town has recently submitted the following 2025 Plan Projects that could be submitted:

A. Mitchell Avenue Extensions: North to S.H. 105 and South to Baptist Road

B. I-25 Pedestrian Bridges

C. Jackson Creek Parkway: Four lanes from S.H. 105 to Baptist Road

D. Beacon-Lite Road Extension: County Line Road to Baptist Road

E. Tri-Lakes Trail Plan

F. Santa Fe Trail to Monument Lake

G. Second Street Railroad Crossing

H. Higby Road Extension: Struthers to Mitchell

I. Baptist Road Widening: Mitchell to Tari

J. Monument Historic Sidewalks

K. Baptist Road Railroad Overpass

L. Monument Overlay Program: Washington, Lincoln, and Others

M. Mount Herman Road Repaving: Mitchell to Town Limits

4. The Town can submit projects under a number of programs:

A. 7th Pot: Reserved for large State priorities

B. Other Regional Priorities: If we want something on S.H. 105, such as a traffic light or widening S.H. 105 that we could convince CDOT to apply for.

C. Metro: Any transportation improvement from the "eligible project" list especially to a local collector road or local arterial road (such as extending Jackson Creek Parkway south of Higby, widening Second Street to four lanes east of Beacon-Lite Road, widening Beacon-Lite Road to four lanes, widening Jackson Creek Parkway from Higby north to S.H. 105, widening Old Denver Highway south of Santa Fe or any other improvements to these streets or Mitchell Avenue, Third Street, Washington [north of Second Street], Jefferson [south of Third Street], Santa Fe, Monument Lake Road, or Mt. Herman Road [west to just across the bridge].) According to Town Planner, Mike Davenport, the Town’s collectors and Arterials are: Second Street, Beacon-Lite Road, Mitchell Avenue, Old Denver Highway, and Jackson Creek Parkway.

D. Enhancements: The criteria are bike and pedestrian transportation projects as well as specific other activities as listed in the Colorado Department of Transportation’s Transportation Enhancement Program Guidelines. Possible additions would be for more sidewalks and bike lanes downtown as have been identified in the Downtown Plan prepared by Transplan.

E. Congestion Mitigation and Air Quality (CMAQ): This would be projects which reduce vehicle emissions, such as through a reduction in idle time via turn lanes and intersection improvements.

Whatever the Town submits will require a twenty (20%) percent local match.

Listed below are the project recommendations from the Public Works Committee, Planning Commission, and Parks and Landscape Committee:

Public Works Committee. Following the project name is the total cost and in parentheses is the 20% local matching cost.

a. Higby Road Extension: $ 7,650,000 ($1,530,000)

b. Historic Monument sidewalks with curb and gutter: $ 700,000 ($ 140,000)

c. Historic Monument overlay program: $ 600,000 ($ 120,000)

Study of a bike/ped crossing of I-25 at Higby Road to Old Denver Highway.

a. Curb extensions on Second Street at Front, Washington and Jefferson

b. Sidewalk on Front Street beside Limbach Park.

c. Sidewalk on Beacon-Lite Road beside Lavelett Park

d. Study of a bike/ped crossing of I-25 at Higby Road to Old Denver Highway.

e. Santa Fe Trail to Monument Lake

Trustee Orten commented about the lack of projects in the Jackson Creek area; that those residents were not getting benefits for their tax money. The first choice of Trustees Perry, Glenn, and Orten were the sidewalks, curbs, and gutters in historic Monument. Mayor Konarski felt that the bike/pedestrian crossing of I-25 was a major issue and should be on the list every year. Mayor Konarski favored the extension of the Santa Fe Trail to the lake, and others agreed. A motion to recommend those three options passed unanimously.

The El Paso County Planning Department sent the town a copy of the Monument Business Park application and requested comments from the town. Kiowa Engineering of Colorado Springs is the project engineer. The applicant/owner, Monument Business Park and Romdow, Inc. (Colorado Springs attorney Samuel Schoninger is president of both) requested approval of a zone change and preliminary plan. The tract of land, 9.79 acres, is located east of I-25, between Monument Hill Road and Doewood, and ¼ mile south of County Line Road. It is zoned C-1 and RR-3; PUD zoning is proposed for the tract zoned C-1. The parcels are accessed from the proposed Misty Acres Boulevard off Monument Hill Road.

The plan proposes a three-story hotel with 80 units, a one-story office building, and a two-story building of medical, restaurant, and retail. Lot 4, east of the proposed Misty Acres Boulevard, is proposed to be attached townhomes on 3.8 acres with a proposed density of 5-8 density units to the acre. The existing house on Lot 4 would be removed. The easternmost lots, lot 5 (0.7 acre) and lot 6 (0.5 acre), are proposed to be used for single family residences. A tract of 0.62 acres of open space is proposed and would act as a buffer between the proposed townhomes and the two residential lots.

In a memorandum dated 11/15/02, Town Planner Mike Davenport noted that the Tri-Lakes plan identified traffic as a significant problem, including lack of north-south roads. Davenport recommended that approval should be subject to:

1. Agreement to annex to the Town the proposed commercial portion of the development. (Tri-Lakes Plan Policy 7.1.6 "Encourage higher intensity land uses such as new employment centers to locate within municipal boundaries"

2. Adequate buffering between residential and nonresidential uses (Tri-Lakes policy for Woodmoor sub-area).

3. Adequate road and drainage facilities available concurrent with the proposed development.

4. Building and site design consistent with the I-25 Visual Overlay policies of the Tri-Lakes Plan.

"What do we have to offer to suggest that they come?" asked Mayor Konarski. "If we’re serious about this, shouldn’t we be dialoging with the land owner? Let us explore what else we have to offer and what else we can do." Konarski noted that this was a perfect time to examine annexation, and the town’s inclinations towards annexation in general. A motion to support the staff recommendations passed unanimously.

Trustee Smith from Pikes Peak Area Council of Governments: 2002 to 2007 widening of Highway 24. At Shoup and Highway 83, improvements have been delayed. Bridge and road fund is going away, since the jail was not supported. This will cost the town about $10,000.

Police Chief Joe Kissell informed the board that the department did not receive the federal grant for mobile data transmitters.

Town Planner Mike Davenport noted that the planning commission would resume the hearing on the Valley Ridge development.

Town Manager Rick Sonnenburg presented a list of all committees and commissions to which the town is a party. There were two vacancies at this time. Trustee Brown volunteered to be the Chamber of Commerce liaison, and Trustee Warner will be on the Advisory Committee to El Paso County Regional Building Commission. A motion to appoint Brown and Warner to their respective positions passed unanimously.

Mayor Konarski suggested having a board member on the Fountain Creek Watershed committee. The town’s representative does not have to be an elected official, however. Currently, Mike Wicklund of Monument Sanitation serves on the board.

Public Comments: Judy Barnes appeared before the board regarding the annexation of Monument Business Park. In view of what she recently read about growth not paying its own way, she urged the board to carefully examine whether the revenues from the business park would cover the cost of providing services to the development.

At 8:30 pm the board went into executive session to receive legal advice from the town attorney regarding clarification of the land dedication requirement for the school district in Regency Park.

View a photo of Monument's Well 8 Building

Monument Board of Trustees meetings December 2

Trustee Doug Warner was absent. In response to a question by Trustee Frank Orten about the status of the comprehensive plan, Town Planner Mike Davenport explained the comp plan map was being updated. Orten said that he heard allegations that people’s zoning had been changed. He explained that his only goal was to limit the town’s liability, and that he did not want to see the comp plan or anything else limit what a person could do with his land. Trustee Byron Glenn asked, "What’s currently keeping us from annexing the Wal-Mart site right now?" Davenport explained that the town would have to surround the site. Town Attorney Shupp added, "Total encirclement has to be for a minimum of 5 years." Davenport noted that the landowner is not interested in being annexed.

Davenport remarked on the need to look at the cost of providing services over time, not just at the up-front costs of development that are paid for by one-time fees. Five years out, the cumulative costs with residential development outweigh the revenues.

Tommie Plank of the Historic Monument Merchants Association presented a revised application for two informational signs at the intersection of Beacon Lite Road and Second Street. The two signs would be placed at right angles to one another, and parallel to the sides of the Well 8 building. The measure passed unanimously.

Lowell Morgan, a member of the planning commission, commented on the proposed changes to the ordinance pertaining to advisory committees. Morgan said the planning commission appreciates the insights of people on the committees, and pays attention to what they have to say. He would like the committees to see the development applications. Morgan also noted that the committees give people a rare opportunity to participate in government, and urged the board to not get rid of any of the committees.

The planning commission, planning staff, and public works department will refer projects to the committees for review. Committees will hold public meetings, but not hearings; the applicant does not make a presentation to the committees. Additionally, the committees will serve "as a conduit between the community and the town for purposes of citizen input relevant to the basic functions of the committee." Public works will meet monthly, or as required; police advisory committee will meet bi-monthly, or as required; parks and landscape will meet quarterly, or as required. The amended ordinance passed unanimously. A resolution adopting bylaws for advisory committees also passed unanimously.

Certain employees may be required to be available to respond for emergency call out from their off-duty status. Public Works Superintendent Tom Wall noted that 3 out of 7 nights per week someone is called in for streets. The stand-by pay will range from 6.25% of base pay to 25% of base pay depending on whether the stand-by shift is on a weekday, weekend, or major holiday. The town would now be paying for the partial limitations of the employees’ liberties. While on call, employees must be able to respond within 30 minutes of being called in and they must not have any alcohol in their blood stream. The budgetary impact will be $3,615 in the streets department and $9,590 in the water department. The policy might occasionally apply to the police department, too, but the budgetary impacts would be small. The measure passed unanimously.

No public comments were made. Trustee George Brown noted that the town would be spending more than it would be bringing in. As a trustee and custodian of the citizens’ money, he thought it was wrong to accept a budget that was not balanced. Trustee Glenda Smith objected to the planned expansion of the