On May 16, following a nine-hour hearing attended by about 75 people, the El Paso County Board of County Commissioners approved the plan proposed by the Schuck Corporation, operating as Forest Lakes, LLC, to build 467 dwelling units on about 990 acres located at the western end of Baptist Road, primarily on the former Beaver Creek Ranch.

Prior to starting the May 16 hearing on the project, at the suggestion of county attorney Michael Lucas, each of the commissioners described their prior contact with the supporters and opponents:

The preliminary plan and planned unit development (PUD) rezoning request approved May 16 calls for a clustered design with areas of high density patio homes coupled with an assortment of larger lots, open space, trails, and recreational use of two lakes. The land use breakdown of the 990 acres is approximately as follows:

A total of 467 dwelling units on 990 acres yields a gross density of .47 dwelling units per acre. Tim Siebert from the developer’s land use consultant NES, Inc., described it as "medium density comparable to Woodmoor." He said, "The maintenance-free patio homes will be marketed to empty nesters."

Covenants applied throughout the subdivision will address such things as building design, landscape standards, exterior lighting, and wildfire mitigation.

The Forest Lakes Metropolitan District will supply water and sewer service. Fire hydrants will be installed throughout the subdivision. A 30’ high 1.5 million gallon water storage tank is planned for the northwest corner of the property. The location of the tank will be presented to the planning commission for approval.

A major trail through the property is proposed for non-motorized public access. A second trail will be posted as a private trail for use by residents.

Improvements at the lake are proposed to include a trailhead, waterfront park, fishing pier, and use of non-motorized boats.

The major issues with the project include consistency with the comprehensive plan and the 1984 sketch plan area and compatibility with the area; traffic impact; the potential Mitchell Avenue extension; the railroad crossing; and water usage and wastewater handling.

Schueler represented the county planning department, which recommended approval of the project. Schueler said the clustering of lots and road plan "conforms generally to the [1984] sketch plan. There are significantly smaller lots in this plan." Two of the lakes proposed in the 1984 plan cannot be built due to the Preble’s Meadow Jumping Mouse habitat.

Troy Olson, attorney representing the Delacroce Ranch, said the plan should be denied because it is substantially different from the 1984 sketch plan. He noted that the 1984 plan had 20,000 square foot minimum lot size vs. 3,200 square foot minimum with this plan. He also pointed to the changes in the road structure, requirements for mouse habitat, and addition of 80 acres.

Noting that there are two lakes instead of four and the water supply is different from 1983, Pine Hills resident Chris Jeub asked, "Why don’t you develop a new sketch plan?"

Another major issue was whether the proposal was consistent with the Tri-Lakes Comprehensive Plan. Schueler said, "We believe this is consistent with the Tri-Lakes plan as written." He added, "We believe [the preliminary plan] is a good plan, if you want the overall density."

Schueler noted, "Essentially everybody in the Twin Valley and Green Mountain Ranch area signed the petition [opposing the project]." He said the majority objected that it is not in character with the area and should be limited to one house per five acres.

Jerry Hannigan, chair of the Tri-Lakes Land Use Committee and a participant in the development of the Tri-Lakes plan, expressed the committee’s view that "The proposal isn’t suitable. We think there is a better solution. 200-220 dwelling units would not be out of line."

Green Mountain Ranch resident Joyce Hannigan said she moved to the area because "We wanted a retreat." She noted a variety of wildlife frequent the area including deer, elk, bears, mountain lions, foxes, and skunks and expressed concern that "wildlife will be trapped in those dense developments." She described the Twin Valley area as "the only pristine piece along the front range except for the Air Force Academy. The rural way of life is vanishing."

Jeub agreed saying, "Tell the developers to come back with something more reasonable. This is an urban plan in a rural setting. It is the density of the homes we object to. We see it as the true atrocity it is. Every problem Forest Lakes creates can be eliminated if the density is reduced."

Steve Mabon added that his parents, who are property owners to the north, bought the land in 1958 and built their house 20 years ago. He described it as "our refuge from sprawling suburbia" and said the proposal is "a blasphemy of the scenic views." He said, "The real issue is maintaining what everyone has come to expect will be the future of this area."

Twin Valley resident Jacques Adnet, a contributor to the Tri-Lakes Comprehensive Plan and member of the Tri-Lakes Land Use Committee, said he moved to the Tri-Lakes area in 1973 and bought his property in 1979. He said, "This plan is going to create trouble forever. Your freedom to extend your arm stops at your neighbor’s eye. This project is the eye of everyone here." He urged the commissioners to "forget the past. We are reasonable people. We can come up with a plan everyone can live with. Lets work together for the good of the community. The people are counting on you to do what is right and extend equal rights and equal protection."

Ray Delacroce who with his brother operates a 725-acre ranch and gravel pit next to the Forest Lakes property and has lived in the area for 50 years, said "It is going to ruin the character of the area and destroy the lifestyle. 150-200 homes we could probably live with. We want to ranch through the current generation. This project will drive us out. Ranches and patio homes are incompatible."

Siebert responded, "We are willing to work with them to solve this problem."

Bremer asked, "How do you propose to make it compatible?"

Siebert replied, "There are places in Boulder County where people choose to live next to ranch operations." Buffers are used and those developments are geared toward empty nesters.

Jeff Hodsdon, traffic engineer for LSC Transportation Consultants, reported that at full build out, which he estimated could come as soon as 2005, the Forest Lakes project would add 4,500 average weekday vehicle trips on Baptist Road just west of the railroad crossing. Hodsdon estimated that 1,000 vehicle trips per day would result from residents in the Pine Hills subdivision to the north of Forest Lakes using Lindbergh Road and Rickenbacker Avenue to go through the Forest Lakes subdivision to reach Baptist Road and I-25. Combined with the present 500 vehicle trips per day, the total projected traffic on Baptist Road west of the tracks would be 6,000, 75% of which would be from Forest Lakes. If Mitchell Avenue were connected south to Baptist, Hodsdon estimated the total would reach 13,000, of which 34% would be the result of Forest Lakes.

Hodsdon reported that CDOT has requested signalization at I-25. Assuming the Mitchell Avenue extension is built, Hodsdon estimated the Forest Lakes contribution would be 21% on the west side of I-25 and 9% on the east side. The implication was that they should contribute no more than that much toward the costs of the traffic signals.

Commissioner Bremer asked how it would be handled if the signals are warranted but CDOT does not have the rest of the money. Hodsdon suggested that CDOT should "use their own monies." Siebert added that with appropriate reimbursement agreements, the developer could provide the upfront funding. Bremer proposed adding a condition that agreement must be reached with CDOT for signalization at I-25. Brown suggested the condition be amended to read "with appropriate cost recovery to the developer."

Hodgdon said that the changes to the Baptist interchange will not be completed until at least 2005. He said, "In the meantime, signals would help but with a two lane bridge there is just so much life to that solution."

Bremer added, "We have a lot of traffic there now. Jackson Creek and subdivisions on Old Denver Highway are adding to it. At some point, we will have too much traffic for even signalized intersections. Have we already permitted as much as we can stand? We need to look at the cumulative effect of all these developments." He said, "I am not confident that CDOT will have the money in 2005 to rebuild the interchange."

Brown said, "There is a transportation crisis. The long-term solution is a commitment from the legislature to access the $408 million in bonded indebtedness available."

Schueler reported that an attempt to connect Mitchell Avenue south to Baptist using Rickenbacker Avenue met opposition from residents. The alternative would be to build a 1,000’ bridge over Monument Creek and the associated mouse habitat. The developer’s consultants estimated the cost to extend Mitchell south to connect with Baptist would be $2.4 million.

Pine Hills resident Steve Phillips, a former deputy sheriff in Portland, Oregon, said his discussions with county DOT put the cost of the bridge and road at $3.5 million. He said, "Realistically, Mitchell is not going through." He said the developer’s contribution to the cost of improvements to Baptist Road should be based on that assumption requiring that they bear a significantly higher portion of the costs.

Schueler said, "The railroad crossing issue is delay especially for emergency services."

Hodsdon said the railroad estimates a two to four minute delay per train. With the additional Forest Lakes traffic, the backup on Baptist toward the east could reach 800’. Hodsdon said it is 950’ from the tracks to Old Denver Highway.

Some estimates are that as many as 44 trains per day use that line.

The developers consultants estimated the cost for construction of a grade-separated (i.e., underpass-overpass) crossing at about $4.4 million of which they estimated the railroad would pay $1.1 million.

Phillips displayed a picture of the May 4 fire on the Forest Lakes property south of Spaatz Road and said, "We are in a 30-year drought." He stated that the deputy county fire marshal agrees that without a grade-separated railroad crossing emergency access would be hampered.

Phillips said that based on discussions with the county department of transportation, the cost for the railroad crossing would be $7.6 million. Phillips noted that sometimes the present wait at the crossing is as much as 30 to 45 minutes. He added that with the traffic from the Forest Lakes subdivision, the traffic on the east could be backed up to I-25.

Hodgdon agreed that an extended delay could have that result. He said, "The first thing is to contact the railroad and the Public Utilities Commission and see if they can change their behavior."

Bremer said, "The reason they stop is because the Monument siding is blocked. There may not be a management solution."

Phillips noted, "The [railroad crossing] issue is created by this development. It is being created by the density of this development." He added that without the Mitchell Avenue extension, the developer should pay 75% to 80% of the $7.6 million cost.

Jeub said, "Without the [railroad crossing] problems solved, the hydrants will do little good if the fire trucks can’t get there. Access, not water, was the problem in the [May 4 Spaatz] fire."

The Forest Lakes Metropolitan District Water would provide water, wastewater handling, and road maintenance. In addition, the off-site transportation improvements would be guaranteed through the district. Schueler noted, "We do have concerns about the district’s outstanding debt." A condition was added to place a property tax mill levy cap to reduce the financial exposure of the first few Forest Lakes residents.

John McGinn, manager for the Forest Lakes metropolitan district, estimated the water usage at 185 acre-feet per year for the residential properties (an average of 0.4 acre-feet per dwelling unit per year) and 25 acre-feet per year for the water treatment plant and the elementary school. The total of 210 acre-feet per year is equal to 68.7 million gallons per year or an average of 188, 051 gallons per day.

The district plans to use water from Bristlecone Lake, the larger of the two lakes in the subdivision, to meet that demand. McGinn said that the district has rights to 660 acre-feet per year through an exchange of water rights with Colorado Springs Utilities. He said the lake has a storage capacity of 1,200 acre-feet. A well drilled into the Arapahoe aquifer would be used as a backup supply. A maximum of 115 lots would be allowed prior to completion of the lake water intake structure. McGinn said, "The well will cause very minimal impact on groundwater supplies. [The alternative of] 150 five-acre lots with wells would have a vastly greater impact on groundwater supplies." He suggested that the Forest Lakes water system could serve as a "back up to those whose wells might go dry."

The wastewater treatment plant, jointly owned with the Trivew Metropolitan District that serves Jackson Creek and the Donala Water and Sanitation District that serves Gleneagle, would process an estimated 125,000 gallons per day from the Forest Lakes project. Bremer noted that the treatment plant has a capacity of 875,000 gallons per day and is currently handling 700,000 gallons. McGinn said the plant could be expanded to a capacity of 3.3 million gallons per day by 2006 but the expansion would be "constrained by the mouse." He also noted that the Donala district is considering switching to use the Austin Bluffs Colorado Springs wastewater plant. If that happens, it would free up additional capacity for Jackson Creek and Forest Lakes.

McGinn suggested reuse water from the wastewater treatment plant could be returned to the upper reaches of Beaver Creek to "enhance the habitat" and recharge the lakes.

Jim Drewry, a long-term resident to the south of Forest Lakes, appeared in water court on behalf of adjoining property owners at the time of the original sketch plan. He stated at the planning commission hearing that since wells have never been drilled, it is difficult to predict if water will be available to the residents of Forest Lakes prior to the permanent water system becoming operational. He noted that the Forest Lakes property is right on the western edge of the aquifers and "can’t be compared to developments east of I-25. On both sides of Forest Lakes, wells have gone dry or not struck water, produced low flow rates, and some have struck natural gas." Drewry showed a US Geological Survey depth graph for the Dillon well on the Forest Lakes commercial property near I-25. The water level in that 1,200’ well drilled into the Arapahoe aquifer dropped 52’ in two years. The well is now dry. Drewry said, "One-third of the water in the bedrocks belongs to Monument. Monument owns all the senior water rights on Forest Lakes tributary flow." He concluded, "No one really knows how much water is there. By the time it is clear that the water isn’t there, it is too late. They will have to look for outside sources. They are operating on the principle ‘build it and the water will come’." He expressed concern that those who buy into the subdivision will be saddled with a large, overhanging debt.

Commissioner Brown replied, "No one is forced to buy into there."

Adnet showed pictures of Beaver Creek where it comes through an 8" pipe and crosses his property. He said, "Is this what is going to provide water to 3,000 people and replace evaporation from the lakes?" To underline the water shortage in the area, Adnet said the water in his 365’ well dropped two feet in two months. He also showed pictures of a 1865 house and 6’ well on his property. The residents used the well for over 100 years. "That well had water in it only once in the last eight years and that was the year we had flooding."

McGinn said the concern about groundwater supplies is the reason the developer proposes to build a renewable water system.

Responding to Jerry Hannigan’s suggestion, Siebert noted that 200 houses are not enough to support a metropolitan district using a renewable water supply. Individual wells and septic systems would have to be used.

When it came time for a motion, Bremer announced, "I am awfully conflicted on this." He then moved to continue the hearing for sixty days to study the cumulative traffic impacts, buffering, and compatibility. He said, "We need to have a plan for traffic moving through the interchange three years from now. We don’t have that information before us today." His motion failed for lack of a second.

Brown said, "I am thoroughly convinced this is the best option for this parcel." He then made a motion for approval of the rezoning to PUD. Commissioner Ed Jones seconded his motion. The vote was 4-1 with Bremer the lone dissenter. In recording his no vote, Bremer said, "It is a very good plan but I am very concerned about transportation issues. And I do hope there will be opportunities to alleviate the buffering issues."

Bremer then said that since the rezoning was approved he would move for approval of the plan. His motion was unanimously approved.

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Planning department information on the PUD rezoning is at www.elpasoco.com/planning/Comments-PC/PUD-01-9-BCC.htm.

Planning department information on the preliminary plan is www.elpasoco.com/planning/Comments-PC/SP-01-19-BCC.htm.

View a photo of the hearing

View the Forest Lakes Plan

View the Forest Lakes Plan (High Magnification)

On May 23, following a lengthy hearing that featured testimony by property owner Mert Hull, members of his family, and numerous Twin Valley residents and property owners, the El Paso County Board of County Commissioners voted 3-1 to disapprove the requested Planned Unit Development (PUD) rezoning and the associated preliminary plan calling for 15 lots on the 50 acre Hay Creek Ranch parcel. The action followed a unanimous March 19 planning commission vote to recommend denial. The county planning department background material included a note that "the proposed plan shows considerable environmental sensitivity" but concluded with a recommendation that the project be denied "due to inconsistency with the Tri-Lakes small area plan in regard to density."

The land, located on Hay Creek Road that connects to the western end of Baptist Road, is currently zoned RR-3 (Rural Residential, five acre minimum lot size). Subtracting area for the required access roads would allow at most nine lots. The steep terrain with Hay Creek running through the property complicates development. The preliminary plan shows a minimum lot size of 2.75 acres, an average density of 3.3 acres per lot, and approximately 20% of the area held as open space.

Mert Hull, a 44-year Colorado resident, described the project as a family-oriented development for his seven children and their families. As stated at the planning commission hearing, they feel they need fifteen lots to make the project economically feasible. Family members would purchase about twelve of the lots. The others would be marketed to recover development costs.

The present 1926 farmhouse was built on the site of the original 1876 house that burned down. Supporters of the project said that as part of the project they plan to restore the big red early 1900’s barn and the arts and crafts style farmhouse.

Both sides referenced the 1999 Tri-Lakes Comprehensive Plan. Part of that plan says, "This sub-area should remain primarily rural residential with lot sizes averaging five acres exclusive of roads and tracts not devoted to open space areas. Large lot clustering options, utilizing minimum 2 ½ acre lots, should be considered only if there is strict adherence to this overall density approach…"

Dan Schneff with Matrix Design Group presented the design. He contrasted the potential for 25% of the area of each lot to be occupied by an unlimited number of buildings under the existing RR-3 zoning to the 5.5% lot coverage proposed in the PUD.

Mert Hull’s son Jamie added, "I was born less than two miles from this site. We want to do the best we can with the property." He said development under the existing zoning might require three crossings of Hay Creek as instead of the one crossing with the proposed plan. He said the proposed plan is 85% conformant with the Tri-Lakes Comprehensive Plan whereas a strict five-acre lot development would conform to only 35%. The only real issue is density." He noted that the Forest Lakes project is 66 times as dense.

Attorney Troy Olson, representing Ray Dellacroce, an owner of the Dellacroce Ranch at the western end of Baptist Road, said the proponents are offering only the worst case scenario using the existing zoning. He said, "Typically five-acre lots have one house and maybe one out-structure. [The proponents] haven’t given a reason why they can’t do a PUD with 10 houses. We aren’t opposed to development or rezoning. We are opposed to violations of the comprehensive plan and existing uses. This project is not like Forest Lakes that was in the works for many years and has renewable water." Olson urged the commissioners to "start making developers conform to the Tri-Lakes Comprehensive Plan."

Ray Delacroce, who with his brother operates a 725-acre ranch and gravel pit next to the Forest Lakes property and has lived in the area for 50 years, said, "Continually increasing density is going to doom our lifestyle as ranchers. Ten houses on this property would be fine. You’ve got to draw the line somewhere."

Richard Dudding, a 35-year resident of the county whose 30-acre lot adjoins the Hay Creek Ranch parcel, said, "This project is the whole rest of my life. Density is the issue. The overall density in Twin Valley is 15.34 acres per lot." Dudding presented a petition opposing the project signed by all but two of the Twin Valley neighbors.

Twin Valley property owner Jim Drewry raised concerns about ground water shortages in the area. He said the well on one nearby parcel produces only one-half gallon per minute and another one produces only 60 gallons per day. He noted that higher density would accelerate depletion of the remaining groundwater.

Commissioner Duncan Bremer, who represents the northern part of the county and lives near Baptist Road, made a motion to disapprove the proposal. He said, "The plan is a sophisticated, quality plan but doesn’t conform to the Tri-Lakes Comprehensive Plan that so many people worked so hard on. The Forest Lakes project has a specific provision in the comp plan. This one doesn’t." Commissioners Bremer, Jeri Howells, and Tom Huffman voted for the motion to disapprove. Commissioner Chuck Brown, who favors the project, voted against the motion and saying, "I think this plan is the finest development plan I have seen. The planners and owners have made every effort to do a good job." Huffman said he would welcome a PUD but not at this density.

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Planning department information on the PUD rezoning is at www.elpasoco.com/planning/Comments-PC/PUD-01-7.htm.

Planning department information on the preliminary plan is www.elpasoco.com/planning/Comments-PC/SP-01-13.htm.

At its hearing May 21, the El Paso County Planning Commission recommended approval of the request from Wiepking Real Estate Investments LLC to rezone 56.4 acres fronting on County Line Road roughly one mile east of I-25 to the R (residential) zone district which has a minimum lot size of 20,000 square feet (approximately one-half acre). The current zoning is C-1 (commercial) and RR-3 (rural residential, five-acre minimum lot size). The planning department concluded that the proposed rezoning is generally consistent with the Tri-Lakes Comprehensive Plan and the residential developments that border the parcel.

In a separate action, the planning commission recommended denial of the Planned Unit Development rezoning request from Summit Enterprises of Kansas, LLC, for Falcon’s Nest Filing #3. The proposal is 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. The proposed minimum lot size would be 3,600 square feet. Privately maintained hammerhead cul-de-sacs would be used to access the closely spaced houses. The planning department recommended denial of the project "because it does not substantially meet the criteria of considerations for rezoning to PUD." Commissioner Steve Sery, a Chaparral Hills resident, who joined the majority in voting against the project said, "The main reason for seeking this PUD is to achieve lot sizes not allowed by conventional zoning. I have a hard time with this being a legitimate use of PUD zoning." Commissioner Joe Salute who voted for the project said, "The plan is better than the uses allowed under the current Planned Industrial District zoning."

Planning commission votes are advisory. The Board of County Commissioners makes the final decision on land use proposals.

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For more information on these projects, contact the county planning department at 520-6300 or www.elpasoco.com/planning/PD-Agend.htm.

Local RV park owner Ernie Biggs appeared before the Monument Board of Trustees Monday evening to discuss citations issued to him regarding various zoning violations. In the ongoing dispute, Mr. Biggs explained that he could not move existing cabins because the town may be taking the land on which the cabins are currently sitting. He requested that he not have to plant requested trees because the land is too hard to dig at this time due to of dryness. More time was allowed by the trustees for these activities to be completed. A third consideration was the parking of recreation vehicles in a location thought not to be appropriate by the citizens living close to the facility. Trustee Warner asked to be recused from any further discussion and/or vote on this matter due to a personal conflict. Action on these matters was delayed until the May 20 meeting.

Police Chief Joe Kissell awarded certificates of appreciation to Officers Rich and Lewis for their timely off-duty actions involving the apprehension of alleged truck thieves who were also suspected of illegal alcohol use. The suspects were successfully captured and turned over to the Colorado State patrol.

Chief Kissell also reported on the community program involving children from Lewis-Palmer elementary school. Local police officers work on education and attitude with numerous students. The police department will also be holding classes for local merchants to assist them in dealing with shoplifting.

The chief reported on progress in making diagrams of schools available on disk in the event of any disturbances. This will provide valuable information for officers regarding location of hallways and classrooms.

Keith Nemmers and Joyce Heffner-Williams of Keller Williams Realty received approval to subdivide four lots near Monument Lake in order to build three four-plexes. This request for preliminary and final plat approval was accomplished in one step instead of the usual two-step process.

Mike Davenport, town planner, described the proposed changes in the town’s ordinance that will mirror El Paso County’s revisions to its drainage fee ordinance. There will be a different fee for each of the five drainage basins in the town. Previously one standard fee was imposed. The measure passed unanimously.

Responding to advertising to fill vacant planning commission seats, Bob Mooney and Michael R. Smith appeared before the open meeting. Mr. Mooney was appointed to the Planning Commission and Mr. Smith was appointed to the Board of Adjustments. Bob Mooney works for Qwest doing technical support. Michael Smith is Service Manager and Territory Manager for Cintas Corporation.

Mike Davenport requested final approval for the Village at Monument development. He explained that major improvements were already in place ahead of time and that final inspection was pending. The board unanimously approved this action.

Final approval was granted for the Carriages at Jackson Creek subdivision, consisting of 23 lots for single-family detached homes on an 8-acre site at the southwest corner of the intersection of Lyons Tail and Leather Chaps. In response to concerns expressed by some Jackson Creek residents, he developer replaced some multi-family structures with single family homes and improved landscaping.

Approval was not granted for the Peak View Ridge plat. In 1998, the subdivision, a John Laing Homes project, was approved for 150 single-family dwelling units. In 1999, the southern portion of that plan was amended following the discovery of the Preble’s Meadow Jumping Mouse, a federally protected species. This application is for the northern portion, originally platted for 28 lots. The applicant is requesting 14 single-family dwelling units. Building materials, ability to build on certain lots, lack of access to sanitary sewer mains, bond request, and general lack of good faith being shown contributed to that request being denied. Town planner Davenport recommended that a subdivision improvement agreement be added as a condition of any future approval.

Lee Kilbourne, chairman of the Economic Development Council of the Chamber of Commerce, presented information regarding tax incentives for the Synthes Corporation. The school board has already agreed to the tax credit for Synthes, provided the town also agrees to provide Synthes with a tax credit. Kilbourne discussed what type of precedent this would set, and also what offering this type of tax incentive would do to encourage new businesses to locate in Monument. Synthes is planning two expansions. Possibly within two years, a five million-dollar addition will be built, with another within five years. The board granted a fifty-percent personal property tax credit for the Synthes Corporation. The trustees indicated that a tax credit of up to fifty percent should be advertised in order to attract appropriate new business into the area.

Ed Toms of Boyle Engineering reported on the progress of the Monument Dam repairs. The project is about two-thirds completed. The spillway is about one third completed, and the embankment and the outlet works are about three-fourths completed. The project should be completed by the end of May. Dredging has started. Provisions have been made to protect mouse habitat. The county has paid its share, one million dollars, toward the dam repairs.

Mayor Konarski was somewhat at odds with the trustees over the granting of money to the Town of Palmer Lake for the annual fireworks display. She stressed the need to have a collaborative relationship with Palmer Lake and the Tri-Lakes community in general. The Mayor proposed $3000 be appropriated for the fireworks. The board agreed to wait until the May 20 meeting to discuss the issue further. It may be a moot issue however, in that a ban on burning is likely to still be in effect on the fourth of July.

The board approved a contract with Transplan, Inc. to study road needs in the Tri-Lakes area. $43,000 from the State Heritage Grant project will be used to pay for this comprehensive study. Transplan will expand upon their prior study of the Town of Monument.

Public works superintendent Tom Wall reported on impending water restrictions. The odd and even house number watering schedule for every other day watering will be in effect from May 15 through September 30.

Town Planner Davenport reported that the City of Colorado Springs has allocated monies in excess of $200,000 for a study concerning Preble’s Meadow Jumping Mouse, a federally designated threatened species. A fee of $2,000 was requested as Monument’s part in this far ranging study. All subdivisions have to be approved by the U.S. Fish and Wildlife Service in order to ensure that Preble’s mice will not be adversely affected.

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For more information, contact town hall at 481-2954.

A special meeting at 6 pm preceded the regular meeting of the Monument Board of Trustees. Mayor Betty Konarski called the meeting to order, and the council immediately went into executive session. The stated reason was to confer with the town attorney for the purposes of receiving advice on specific legal questions pertaining to Monument vs. Gulf Coast properties, and Monument vs. Beck. The executive session was adjourned at 6:40pm, and the regular meeting was called to order.

Police Chief Joe Kissell introduced Lewis-Palmer High School student Evan Briggs who was attending the meeting as part of a community service project.

Tim Schutz and Don Smith expressed their dissatisfaction with the appearance of the Lake of the Rockies campground, citing storage of recreational vehicles and a number of junk-like vehicles near the entrance, existence of fence and road near the south end of the property, and some excavation activities. Schutz said campground owner Ernie Biggs appears to be in violation of town ordinances and the agreement of operation. Town staff was directed to look into their concerns and respond at the next meeting.

Ted Bauman, Lewis-Palmer School District Superintendent, presented options the school board is considering to accommodate growth at the high school level. Keith Jacobus, LPHS principal, and Dave Dilley, Assistant Superintendent, joined him. Two options are being considered: building a new high school, and expanding the current campus. A PowerPoint presentation can be downloaded at www.lpsd.k12.co.us/News_and_Events/news_and_events.htm. The school administrators will take all comments back to the school board, and a decision should be made within a year.

Suzanne D’Innocenzo, owner of Petal Pushin’ in Monument, and a member of the Historic Monument Merchants Association (HMMA), appeared before the board to address some concerns about a street closing on May 11, 2002. The HMMA sponsored "Mayfair" on that date, a community event that included a quilt show, art shows, activities for kids, and many other activities. The event was planned weeks in advance and was heavily advertised throughout the region. It was brought to her attention early in the afternoon that Third Street was closed to through traffic, making it very difficult for shoppers to get to the downtown area. D’Innocenzo questioned the appropriateness of scheduling the roadwork for that day, further noting that the town manager, mayor and police were unaware of the road closure. Considerable discussion by the mayor, trustees, Chief Kissel, and town manager Rick Sonnenburg followed.

Mr. Mike Wicklund, project manager for the Beacon Lite Project appeared before the board to discuss the Beacon Lite Road paving project, from Third Street to Highway 105, and to address the Third Street closing on May 11. He apologized to the HMMA, stating that he takes responsibility for the decisions he made, which, along with an accident on I-25 that caused the asphalt trucks to be delayed an hour and a half, resulted in the lengthy road closure. No one knew until later the reason for the delay.

Trustee Byron Glenn expressed the need for a traffic control plan when such closures were scheduled. No plan was filed for this closure. This paving subcontractor did this at least once in the past without notifying the town or the fire districts. Glenn expressed the desire "to cite any group which blocks a street without filing any traffic plan."

Mr. Dennis Yockey of Grant Thornton, LLP the proposed contract renewal for his accounting firm. Trustee Christopher Perry remarked that the number of hours expended on the FY2000 audit were excessive. The motion to renew the agreement passed unanimously. The FY2001 audit will start next week.

Vickie Classen of Classen Computer Consulting presented a proposed contract for hardware service, and possible software development. Ms. Anne Holliday stated that the current contract-holder has not been performing as well as should be expected. Trustee George Brown expressed concerns regarding payment terms, price of service delivered, and lack of acceptance prior to payment. Trustee Doug Warner expressed the desire to check the 6-year-old company’s references. Trustee Glenn remarked on the cost of maintenance calls and the current budget of $3,000 whereas the past year was $16,000. Trustee Smith inquired of an "Opt out" possibility. After the discussion, it was agreed to enter into the contract with Classen.

Mr. Roger Sams of GMS Engineering, consultant for the Town of Monument for the past two years, also presented a renewal proposal for Municipal Engineering Consulting Services. GMS also works with other local entities, including Donala Water and Sanitation District, the Monument Sanitation District, and the Fountain Sanitation District, but Mr. Sams stated that he felt there was no conflict of interest. The contract, which includes an increase over the previous one, was approved.

Mayor Konarski explained that the board must set a public budget hearing. She further noted she had met with the previous mayor, Leon Tenney, John Dominowski, a long-time local property-owner, town manager Sonnenburg, and Trustee Glenda Smith. Konarski recommended that the Board of Trustees hold a special budget workshop to go over the budget issues prior to the public hearings. The workshop has been scheduled for Sunday, June 2 from 8 am until 11 am, and the hearing for the 2002 budget will be held June 10 at 6:30pm.

The developer of Valley Vista Estates has requested the Town of Monument accept Knollwood Drive and Knollwood Loop, the roads within the development. Two outstanding items remain that depend on the Colorado Department of Transportation schedule for reconstructing Highway 105, namely, a turn lane from eastbound 105 to southbound Knollwood Drive and completion of the northernmost 75 feet of Knollwood Drive (in a strip of land CDOT expects to acquire for widening 105). The Public Works Committee has recommended acceptance of the roads. The motion to accept the roads was unanimously approved. A financial guarantee will be required sufficient to cover the two items not completed.

A payment request was approved for ASI-RCC, the contractor on the Monument Lake Dam Rehabilitation project. The bill was for $651,411.01 of which El Paso County paid $85,906.48. The town paid the remaining $565,504.53 from the Colorado Water Conservation Board loan of $2.1 million.

Trustee Smith noted that Pikes Peak Area Council of Governments will have a meeting on June 6.

Police Chief Joe Kissell presented the Town of Monument Police Department monthly report. He further noted the police department applied for a grant through the Department of Justice for the purchase of new ballistic vests for the officers. The grant would cover 50% of the costs.

Mike Wicklund of the Monument Sanitation District reported that the Monument, Woodmoor, and Palmer Lake sanitation districts are investigating the feasibility of a facility to treat wastewater for bulk water to be used by commercial excavating contractors. Such reuse water could possibly be resold to contractors. This project will considerably cut down on the use of treated water by substituting this reuse water for use in dust mitigation, trench backfilling, and site compaction. The Tri-Lakes Wastewater Treatment Facility would operate the reuse facility. With all the construction projects ongoing in Northern El Paso County, the demand for treated water is high.

Town Planner Mike Davenport reported that the Colorado Department of Transportation will commence work on the Highway 105 Interchange project in August 2002. The project has funding, contrary to information given in a recent TV report. Davenport noted that there will probably be follow-up meetings in June to address comments received concerning the draft comprehensive plan. A meeting of the combined steering/advisory committee will follow. The Planning Commission will consider interim parking regulations and recommendations for downtown parking at its meeting on June 12. On May 6 the Town of Monument received the first $3,500 of the $10,000 GOCO grant for the Parks, Trails, and Open Space Plan.

Mr. Tom Wall, Public Works Superintendent, reported that, for now, the Town of Monument has asked for voluntary water conservation efforts, and is restricting and allocating non-potable water use. Work continues on the sanitary sewer line expansion up Beacon Lite Road, north of Highway 105. The work is now in a section of road owned by El Paso County, and they have approved a traffic control plan that allows for road closures over the duration of the project. Work continues on the Second Street extension project. The paving is expected soon. Town Manager Sonnenburg reported that Doug Jones has resigned from the Public Works Committee.

Dave Frisch, of GMS Engineering, addressed concerns about the irregular pavement surface on the newly installed Beacon Lite Road from Santa Fe Avenue to Second Street. He explained that the road surface was out of tolerance. The contractor had not stayed within the Colorado Transportation Standard Specifications for Road and Bridge Construction. The surface is irregular beyond the 3/16-inch tolerance per 10-foot segment allowed. The paving subcontractor, Rocky Mountain Materials and Asphalt, Inc. (RMMAI) offered to deduct $10,000 from the paving cost if the street surface is left as is. The trustees recommended negotiating with RMMAI.

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For more information, contact town hall at 481-2954.

Trustee Susan Miner served as mayor pro tem due to Mayor Nikki McDonald’s absence.

Trustee Cindy Allen reported that there is a new fence at the ball field. The Tri-Lakes Athletic Association coordinated the effort. The second annual Columbine Festival is being planned. The festival will include a band, vendors, and free columbine plants.

Trustee Randy Jones mentioned that there is no water available for road dust control. The department is experimenting with applying dust control materials without water. Trustee Susan Miner pointed out that if the community could use 10 percent less water than last year, then they could reprioritize and use the water on the roads, which require 5,000 gallons per week. Allen Fritts of Missionary Training International (MTI) offered the town excess water from the MTI well, which has been adjudicated for municipal use. He will check into whether the state will allow such a transfer.

Trustee Eddie Kinney reported that calls for service had increased in April. On the previous Monday night a large bear was spotted on South Valley Road, and a mountain lion was seen south of Red Rocks Ranch Road.

Trustee Susan Miner presented some highlights from the first annual report for the Economic Development Committee. Palmer Lake has 144 business licenses, with a retention rate for businesses of 98 percent.

Chief Greg Lokken reported that the fire department will man a slash/mulch collection station on the east side of the lake. An explanatory flyer will be available soon. The July 4 fireworks could be cancelled due to the high fire risk. If they do have the annual display, it will be at the south side of the lake.

Trustee Scott Russell expressed his frustration about claims Tri-Lakes Fire Protection District has better trained firefighters and volunteers. Russell claimed the state trains all firefighters the same.

Kim Makower appeared before the council on behalf of Palmer Lake Tennis, which will offer tennis programs for children during June and July. For more information, visit www.palmerlaketennis.com.

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For more information, call town hall at 481-2953 or visit www.ci.palmer-lake.co.us. Note: The annual Palmer Lake water quality report is available at www.ci.palmer-lake.co.us/docs/water2001.html.

The council approved new business licenses for Lorie Hicks, An Escape Day Spa, and Kimberly Naslund Massage, both of which will be located in the West End Center. Missionary Training International was approved a new business license. They will train a thousand missionaries to serve worldwide. The Palmer Lake Veterinary Clinic at 790 Highway 105 was approved for a change in ownership, to Judith-Ann Jensen, DVM & Karl G. Jensen.

George Reese’s request for a conditional use in a C2 zone was approved. Reese intends to sell late model vehicles on the strip of grass, owned by the town, along Highway 105 between Fletcher Drilling and the West End Center.

School Superintendent Ted Bauman and Lewis-Palmer High School Principal Dr. Keith Jacobus gave a presentation concerning the future of Lewis-Palmer High School. The student capacity of the present high school is 1,700. Current enrollment is 1,414 students. If enrollment grows at a rate of 3%, the capacity will be reached in the 2007-8 school year. At a 5% growth rate, the school will be at capacity in 2005. Building a new school is a three-year project, from passing a bond to completing construction. Twenty-five percent of the district’s residences have school-age children, and most of them are in the Woodmoor area. The district is exploring numerous options, including expanding the current campus to have a separate building for 9th graders, or for 12th graders, or for science, or for the arts. Maintaining a small-school atmosphere is also a consideration, although there are academic advantages to a large school. The issue of whether to build a new high school or expand the existing one could be decided on cost, since 75% of the residents don’t have children in school.

Trustee Scott Russell pointed out that the draft report of the consultant study for consolidation of area fire departments was supposed to be handled by the fire chiefs alone. The consultants are coming to give a presentation this summer. "We need to wait for the final report before we spout our opinions," said Russell. Palmer Lake Chief Lokken is waiting to comment until after the consultants present the final report.

Newly elected Trustee Chuck Cornell was appointed to the water committee, a position that Mayor Nikki McDonald had been filling.

Trustee Susan Miner reported that the fish folk had visited the lake, and had noted that there were plenty of warm-water fish. The water level in the lake is too low to stock cold-water fish so for the fishing derby, they will switch from salmon eggs to worms for bait.

Mayor McDonald reported that construction of the I-25/Highway 105 interchange will begin at the end of July.

Pam Collins and her daughters Bailey and Bryn received the award for stuffing over 1,100 eggs for the Easter egg hunt. At age 4, Bryn is the town’s youngest Kudos recipient.

The council voted to delay the new water rates one month, to go into effect on May 16 rather than in April, since the notice of the rate residents received increase on May 4th.

It was announced that a firewise seminar for area residents will be held on June 1. Disposing of dead slash, and making a building’s address visible from the street are two recommended actions. Attorney Larry Gaddis pointed out that there is an ordinance prohibiting discharge of fireworks, with a maximum fine of $1000 and up to a year in jail. Call the marshal or police to report violators.

Kurt Ehrhart of the Inn at Palmer Divide, which will be comprised of a restaurant and 39 units, requested an extension of the fireline 600 yards, from MTI to the Inn at no cost to the town, with fireplugs every 400 feet. He will return to the council with a design plan.

Sue Coons, who lives very close to the Tri-Lakes fire station, addressed the council with her concerns about the lack of automatic mutual aid. Town staff assured Coons that Tri-Lakes would receive a call within 30 to 50 seconds of the tone to Palmer Lake fire department.

The council voted to submit to the voters the question of an occupation tax on lodging room or accommodations rented in Palmer Lake for less than 30 days. The council proposed a tax of $2 per room, per night. The issue will appear on the November ballot. With three new bed and breakfast establishments coming to Palmer Lake, the lodging tax can bring new revenue to the town.

The council approved an ordinance requiring removal of weeds, brush, leaves, pine needles, and litter from private property. This ordinance gives the town the right to remove fire hazards if residents don’t comply with requests by written notice to do so within an allotted time. Violators could face a misdemeanor charge with a fine up to $1000 and up to a year in jail. The Palmer Lake Volunteer Fire Department will be collecting brush, thinned trees and limbs at the town yard on County Line Road on the 2nd, 3rd, and 4th Saturdays in June. Residents will be able to pick up mulch from the same site. A donation of a nonperishable food item or a cash donation for local food pantries is requested.

The council voted 4-3 to approve the new landscape plan for the Willow Creek townhouse development. Trustees Allen, Jones, and Russell opposed the plan. The new plan, submitted on May 2, uses 55,252 square feet of irrigated blend of Windsor sod, which requires less water than the 88,000 square feet of Kentucky blue grass originally proposed. There will be 23,800 square feet seeded with native grass not requiring irrigation. The Tot-Lot playground, which had been eliminated in the previous plan, was reinstated in the new plan. The new plan, like the previous plan, specifies 39 Austrian Pine, down from 130 in the plan presented in December 2000. Developer Dan Potter would like to irrigate with water from the creek on the property instead of getting water from the town, but that water doesn’t belong to the development. Potter is seeking approval in water court to buy water to release upstream in exchange for the right to use the creek water. The council decided to classify the landscape tap as commercial, not residential.

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For more information, call town hall at 481-2953 or visit www.ci.palmer-lake.co.us. Note: The annual Palmer Lake water quality report is available at www.ci.palmer-lake.co.us/docs/water2001.html.

On May 7, there were four contested special district elections: The Tri-Lakes Parks and Recreation District, The Woodmoor Water and Sanitation District, The Tri-Lakes Fire Protection District, and the Triview Metropolitan District.

The election for directors was uncontested. The following directors were elected to four-year terms: Si Sibell with 819 votes and Max Williams with 882 votes. Rebecca Albright won a two-year term with 951 votes. Total voters, both absentee and at the polls, was 2,321.

The following directors were elected to four year terms, Ron Turner with 93 votes, Benny Nassar with 87 votes, and Dick Durham with 87 votes. Jim Heintz was not elected since he got the lowest vote total of 70 in a four-way race for three seats.

The following directors were elected to four-year terms, John Hildebrandt with 390 votes, Chuck Pocock with 370 votes, and Rick Barnes with 362 votes. The other three candidates did not get seats in this six-person race for three seats, and they were Glenn Scott with 204 votes, Joel Azrikan with 202 votes, and Steve Stannard with 201 votes. The sole ballot issue was to eliminate term limits for the directors. It failed to pass: 202 to 350.

The following directors were elected to four-year terms, Martha Gurnick with 72 votes and Linda Jones with 69 votes. The two candidates who did not win seats were Corinne Reed-Watt with 69 votes and John Reisberg, the only non-resident running in this election, with 9 votes. The seats occupied by the other non-residents on the Triview board will be up for election in two years. Since Jones and Reed-Watt were tied, lots were drawn to determine the winner. Linda Jones won the tiebreaker. Out of 696 registered voters in the district, 117 ballots were cast.

At a meeting May 3, work officially resumed on a local grant-funded regional planning project known as the Heritage Grant. The state agency that authorized the grant has agreed to extend the deadline for spending the $50,000 grant through June 30. So far, $5,000 has been spent in support of the $28,000 fire district study. The other $45,000 is earmarked for transportation planning.

Representatives the consulting company preparing the fire district study, ESECG, spent one day each with the Palmer Lake, Tri-Lakes, and Woodmoor-Monument fire organizations collecting data and asking questions.

The report is now on its third draft for comment by the fire chiefs. Chief Youtsey of the Woodmoor-Monument Fire Protection District noted that the draft reviewed April 29 by the Tri-Lakes Fire Protection District board (see OCN May 4 issue, "TLFPD Meeting April 29 on Draft Feasibility Study") was intended only for review by the chiefs and not for release to the boards. The next revision is scheduled to be available about May 20 for review by the boards of each of the fire organizations.

Once the final draft has been reviewed and approved by the three fire organization boards, copies will be available to the public. A public meeting is planned for the week of June 17. Youtsey added, "This will be the most widely distributed report in the history of the department. A ballot on the unification recommendations could be held within 18 to 24 months. Our board has pushed for 10 years for consolidation. But the voters will ultimately decide, not the boards and not the chiefs."

Based on the drafts received so far, Youtsey said, "If the departments will take the recommendations to heart, it will make a tremendous improvement in delivery of services. There are at least twelve items they recommended we have already done."

In response to claims that there have been no fire district consolidations since 1992, Youtsey noted that there was a very large consolidation within La Plata County near Durango.

Monument Planner and Assistant Town Manager, Mike Davenport, noted, "This study is a good model for other districts in Colorado."

Monument consultant Transplan, Inc. is using mapping data supplied by El Paso County and Community Matters, Inc., the consultant preparing Monument’s comprehensive plan update, to develop regional traffic projections. Davenport noted that the county provided about $20,000 worth of geographic information system (GIS) data. One of the key issues is the growth model used to calculate traffic generation.

Davenport noted, "The goal of this effort is to come up with a prioritized list of transportation projects for PPACG [Pikes Peak Area Council of Governments] and El Paso County."

Even though the follow-on grant request was denied, many have voiced the view that some sort of permanent regional body is needed to coordinate the planning efforts of El Paso County, Monument, Palmer Lake, and the multitude of special districts in the Tri-Lakes area. In prior meetings, one name suggested for this body is the Tri-Lakes Area Council of Governments (TLACG). It could be loosely based on the PPACG.

Heritage Grant meetings are scheduled for May 31, June 21, and July 12. All meetings will be held on Fridays at 1:30 pm at Monument Town Hall, 166 2nd St. Topics for the May 31 meeting include the fire study final report, growth projections for the Tri-Lakes area, and maps of existing land use, zoning, and growth sub-areas.

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For more information, contact Mike Davenport, Monument town planner, at 481-2954.

At the May 21 meeting of the Tri-Lakes Parks and Recreation District board of directors, the atmosphere was somewhat charged from the beginning of the meeting. Apparently, most of those present in the audience (about 20) were attending to support a case for disbanding the district. A letter by Ruth Higgins published in the Gazette may have prompted this effort.

A brief history is that a majority voted to establish this special district, but in two elections voted against funding a recreation center and trails and open space.

There were few arguments against the district at the meeting except for concerns over spending priorities - recreation versus the need for security - and the potential problems of trails in residential areas. Most comments were restricted to questions about the board being paid – no they do not accept payment - and whether the board had operated incorrectly and therefore was not eligible for funding. The board members were adamant that they had reviewed their actions with all interested parties and had been given approval for their direction.

A smaller number of people proposed that the district continue but look at smaller projects to gain momentum.

The individuals on the board presented their own opinions on the future of the district and in the end voted to study the aspects of dissolving the district (which would require another election) before further discussions of the matter at the next meeting July 16, 7 pm, at the Lewis-Palmer School Administration Building, 2nd and Jefferson, in Monument.

At the May 28 regular monthly meeting of the Tri-Lakes Fire Protection District Board of Directors, incumbents John Hildebrandt and Charles Pocock and new board member Rick Barnes were sworn in to start their four-year terms.

Treasurer Hildebrandt reported that the district has received 45% of its anticipated income for the year but has expended only 24% of the annual budget. Switching from VHF to 800 MHz radios as required by the county has been somewhat more expensive than anticipated. Hildebrandt suggested that to simplify coordination between the Tri-Lakes district and the Woodmoor-Monument Fire Protection District, both districts adopt the same accounting structure.

Chief Keith Jensen reported that a brush truck built in the late 70’s needs an engine overhaul. He said that with the other problems likely to develop with the vehicle it is probably time to replace it. A new brush truck typically costs about $90,000.

Jensen reported that the latest month required 68 responses of which 18 were for traffic accidents. 20 patients were transported to area hospitals. The total number of responses for the year stands at 328.

Jensen noted that during a four-hour period on Friday afternoon May 24 they responded to five accidents on I-25. One of those accidents involved four cars, and an RV towing a boat. The majority of the traffic accidents were due to tailgating. Three people were transported to area hospitals.

Jensen described the 63-acre May 4 Spaatz fire on the northern edge of the Forest Lakes property as "The biggest thing since Mt. Herman." A 1989 fire on Mt. Herman burned several hundred acres and threatened several structures. At the May 4 fire, the Forest Service provided aerial tanker drops at no charge to the district in exchange for taking charge of the fire scene. According to Jensen each drop costs about $20,000. District firefighters remained on the scene all night and declared the fire completely out at 6 pm the next day. Jensen reported that a teenager playing with a lighter started the fire. He said he expects the teen’s parents will be required to pay the firefighting costs estimated at more than $100,000.

Pocock reported that he sent the letter discussed at the special meeting April 29. He described the response from the consultant as "a lot of froth but not much satisfaction." As an example he cited his request for justification for the report’s reference to "poor patient outcomes across the Tri-Lakes area." Rather than a justification, their response was that it was an educated guess based on their years of experience. Pocock said, "They have their minds made up. They are not going to change the recommendations due to logic or anything else. As far as I can see, the preliminary report is the final report."

Pocock said he is working with Palmer Lake and the Woodmoor-Monument district to arrange a public meeting for 7 pm, June 20 for the consultant to present the report and their recommendations. The consultant suggested meeting with the boards at 5:30 pm on the 20th and meeting with the chiefs and assistant chiefs on the 21st.

Hildebrandt suggested that instead the consultant meet with the boards June 19. Jensen added that the consultant could then meet with the chiefs and assistant chiefs during the day June 20.

Pocock agreed to coordinate those suggestions with the consultant and the two other fire organizations.

Jensen reported that 500 absentee ballots were mailed. Three were returned due to bad addresses. More than 200 absentee ballots were cast and in excess of 300 people cast ballots at the firehouse. A record total of about 540 ballots were cast. Vote counting was completed by 11 pm.

For president, Pocock nominated Gillespie and Gillespie nominated Hildebrandt. Gillespie was reelected president by a secret ballot vote of 4-1.

For vice president, Pocock nominated Gary Morgan. Hildebrandt nominated Pocock. Pocock was elected vice-president by a secret ballot vote of 4-1.

Hildebrandt was reelected treasurer by acclamation.

For secretary, Pocock nominated new board member Rick Barnes. Barnes nominated Morgan. Barnes was elected secretary by a secret ballot vote of 4-1.

Pocock said the district needs to hire additional full-time firefighters to bring all three shifts up to three people each. Jensen reported some anticipated departures that will increase the need for additional personnel.

Station 2 is currently a metal equipment shed on Roller Coaster road near Highway 105. The intent is to expand it to a full firehouse. Pocock said, "I suspect we need to get cracking on Station 2." He said he felt they needed to complete the design this year and plan for construction next year. This topic will be discussed further in association with the feasibility study results.

Preparations are continuing on the open house and celebration to be held on Saturday, July 13. Work is also underway on the memorial garden the district is constructing to honor deceased firefighters. A portion of the memorial will include recognition of the loss of life on September 11.

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For further information, contact Chief Keith Jensen at 481-2312.

The Triview Metropolitan District held its regular monthly meeting on May 23. Former directors John Riesberg and Bud Weis were in the audience. Newly elected director Linda Lee Jones was absent. Ron Simpson said she was working in Denver.

District President Kathy Walters said, "I think we can try evening meetings. After the first two or three meetings, we will reevaluate. It is going to disrupt everything." Riesberg said, "You guys have a life too. Why did she run for the board when she can’t attend the meetings."

Newly elected director Martha Gurnick said, "Residents are concerned that people in the district are stealing from them. They wonder about old debt and new debt." She said having evening meetings would make it easier for residents to attend the meetings and get their questions answered.

The board decided to hold its next meeting on Wednesday, June 26, 6:30 pm, at the district offices, 174 North Washington St.

Walters noted that election of officers will be held at the June 26 meeting when all the directors can be present.

Peter Susemihl, attorney for the district, said the deficit shown in the audit reports was due to accounting presentation.

Ron Simpson, district manager, added, "The bottom line showed an increase of over $300,000."

Simpson reported that revised projections have been prepared assuming 150 to 300 units platted per year with and without Wal-Mart. This is a 50% reduction in platting rate from projections discussed last month.

Director Jim Perry expressed appreciation to Riesberg and Weis for their time and effort on the board. "They will be sorely missed on this board." A motion to commend them for their service to the district was unanimously approved.

Weis said, "I enjoyed working on the board. The next four years are very critical. Everyone is driving for the same goal – to make the project the best possible. Politics can ruin a board. We need to move politics out of the situation. The biggest challenge is to make sure everyone is educated."

Mike Davenport, Monument planner, reported:

The board voted for Jim Perry to succeed Bud Weis as the district’s representative to the comprehensive plan effort.

Simpson reported that CDOT’s consultant PBS&J thinks Loris’ traffic generation numbers are too low. He also said CDOT is pushing for a diamond interchange design at Baptist Road whereas the county and BRRTA want a cloverleaf.

The board approved a revision to the mill levy cap agreement that Susemihl described as "cleaning up details."

Chuck Ritter, the district engineer reported that in a surprise move the railroad approved a permit for a simple private crossing of the tracks for access to the wastewater treatment plant. The $48,000 cost of the crossing will be evenly shared with the Forest Lakes and Donala districts. The factor that seemed to sway the railroad to grant the permit was concern that otherwise there might be damage to the train trestle that is being used as an underpass.

Ritter reported that the water quality complaints have been resolved and the A7 well has been tied into the system to address firefighting needs.

Simpson reported that Wal-Mart has not yet submitted an application to the county. He said the documents are undergoing final review in Arkansas to "make sure corporate powers understand and agree." He said the submittal is expected by June 1 "at the latest."

Simpson said completion of agreements creating a Public Improvement Corporation to make improvements to the roads and including the parcel into the district will be conditions of approval of the project by the county. Simpson said a letter with numerous caveats committing the district to provide service to the project has been supplied to Wal-Mart.

Simpson reported that three-rail white fencing with reflectors will be installed at the end of Lyons Tail next week. Then they will clean up and remove some of the berms to the east.

Jackson Creek resident Bill Chin noted that there is a broken sprinkler by Lariat Ranch along the fence. Simpson agreed to look into it.

Simpson reported that a church has requested use of a Jacks