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Monument planning commission hearing on Marketplace proposal June 11View the vicinity map and site plan for the marketplace By John Heiser Plans are progressing for a large retail center in the Jackson Creek area. Previously called the Monument Towne Center, it has been renamed the Monument Marketplace. Numerous changes have been incorporated in the plan. The revised plan will be heard by the Monument planning commission at its meeting on June 11, at 5:30 p.m., in Monument Town Hall, 166 2nd Street. At the same session, the planning commission will address the land use map in the proposed update to Monument’s comprehensive plan. Some changes to the comprehensive plan are needed to accommodate the current marketplace design. The revised plan for the retail center calls for 658,150 square feet of building area and 3,937 parking spaces on 92.2 acres. The proposed site is between the eastern edge of I-25 and the northern extension of Jackson Creek Parkway (see vicinity map). It is about one-third of the way north from Baptist Road to Lewis-Palmer High School. The site is within the Town of Monument and within the Triview Metropolitan District, which would supply water and sewer services. Monument Town Center, LLC, is developing the project. Rick Blevins, of Jackson Creek Land Company and Vision Development Inc., is the point of contact. Land planning and engineering is being done by CLC Associates, Greenwood Village, Colo. The larger, taller buildings would be on the north and south sides of the parcel further from I-25. The plan incorporates two "big box" sites of 200,000 square feet and 106,400 square feet on the north side. There is one 102,000-square-foot site on the south side. There are 21 additional sites throughout the project, varying in size from 38,550 square feet to 3,600 square feet. Parking is predominantly in the center of the plan (see the site plan). Blevins has indicated one major tenant is in negotiations. In earlier discussions, he said Home Depot and Lowe’s were among the companies that might be included in the project and a movie theater or theater complex might be an alternative to one of the big box sites. There have been some major changes to the plan, which was shown on the front page of the April issue of OCN. The clock tower focal point has been moved to the western side of the project next to I-25, and the intersection with Leather Chaps has been moved south and connects to the primary entrance through the center of the project. The revised plan shows six entrances from Jackson Creek Parkway. In a May 14 letter to the town, Janet Hruby, with Short Elliott Hendrickson (SEH), the town’s traffic consultant, said, "Six full movement entrances to this site is excessive considering the arterial classification and projected traffic volumes along Jackson Creek Parkway." She recommended the number of entrances be reduced to four, only two of which would be full movement intersections: one at Leather Chaps and the other at the southern boundary of the project. She recommended the other two entrances allow only right-in/right-out turns. A major concern with the project is the amount of traffic produced. The traffic analysis prepared by CLC estimates the site would generate 27,000 trips daily, with half entering and half exiting the site. This is roughly three times the estimated traffic generated by the proposed Baptist Road Wal-Mart. In her letter, Hruby noted that CLC’s traffic impact analysis for the marketplace did not include traffic on Lyons Tail Road and was based on 625,550 square feet of development instead of 658,150 as now shown on the site plan. She also objected to a "shared trip" reduction factor used. When corrected, the latter two items will increase the trip generation estimate. Hruby also said the number and length of turn lanes is inadequate to handle the anticipated traffic. The El Paso County Department of Transportation (DOT) is reviewing the project through a referral from the town. Paul Danley, engineering supervisor with the DOT, raised concerns about the effect on the Jackson Creek Parkway intersection with Baptist Road and on the segment of Baptist between Jackson Creek Parkway and I-25. He said, "The impact would be huge." The project will be discussed at the Major Thoroughfare Task Force meetings Friday, June 20, and Friday, June 27 (details below). Hruby recommends the traffic report be updated to "clearly indicate what improvements are needed…what improvements the developer will provide and what will be provided by others…what additional improvements along Baptist Road are needed to support this site if the Wal-Mart, CDOT Interchange, and BRRTA Baptist Road improvements are not constructed first." She went on to say, "The study recommends widening Baptist Road from Jackson Creek Parkway to the I-25 Ramps…Clarify how the proposed widening will function with the existing bridge overpass laneage." Blevins says $11 million for road building and other infrastructure improvements associated with the project will come from additional indebtedness by the Triview district. The Triview district, with about 560 occupied houses, has approximately $22 million in outstanding debt or about $39,000 per house. Revenue from the 3 percent town sales tax collected at the marketplace would be split evenly between the town and the district. The district’s portion would be used to help pay off the debt. Mike Davenport, Monument’s assistant town manager and town planner, says it is customary for the cost of constructing arterial roads to be split evenly between the landowners on each side of the road and the government, with the government paying one-third. In this case, the proposal is that the entire cost of the offsite roadwork is to be paid for by Triview, the governmental entity. Controlling drainage from the large project is another serious concern. The plan calls for storm water runoff to be directed to the drainage north of the property and to a detention facility on the south side of the project. GMS, the town’s engineering consultant, is reviewing the drainage plan. Once the planning commission completes its review and makes a recommendation, a hearing will be scheduled before the Monument Board of Trustees. If the board approves the plan, the anticipated opening date for stores is the end of 2004 or the beginning of 2005. ********** For more information on the project, contact Rick Blevins at Jackson Creek Vision Development, 385-0555, or rblevins@jacksoncreek.com. The Monument planning commission hearing will be held Wednesday, June 11, 5:30 p.m., Monument Town Hall, 166 2nd Street. For additional information on this hearing, call the town planning department at 884-8017 or 884-8019. The county Major Thoroughfare Task Force meetings will be held Friday, June 20, 10 a.m., at the County Department of Transportation’s Administration Building, 3460 Marksheffel Road, Colorado Springs; and Friday, June 27, 7:30 a.m., at the County Building, Planning Department’s Conference Room, 5th Floor, 27 E. Vermijo Ave., Colorado Springs. These are public meetings but not public hearings. For additional information on these meetings, contact Paul Danley at 520-6837. View the vicinity map and site plan for the marketplace |
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An eye-catching clock tower and attached civic building, between the school district building and the present Town Hall. It would attract drivers on I-25 in time to take the rebuilt Monument exits and would be a reassuring line-of-sight reference for all visiting and local pedestrians as well. |
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An equally striking stone archway across the full width of Second Street near Front Street and a treed boulevard median leading to Monument Lake. She also proposed adding low stone walls and a waterfall to set this zone apart from the enhanced business district. These new cues would draw the visitor toward an area that is visually appealing and clearly a transition to a different environment. Viewing areas for the Front Range and a park that expands to the lake would be natural attractions to pedestrians and drivers. |
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Flat-front retail stores, which she called The Villages, running the length of the first two blocks between Highway 105 and Adams Street. |
Committee member Monika Markey asked what would happen to the existing storage units on the north side of Second Street. Davenport observed that full implementation of the master plan would make the land so valuable that the storage unit owner would probably tear them down to build more profitable retail stores.
Concerns were expressed about the protected mouse habitat to the south and east of the Second Street and Beacon Lite intersection—a topic that would spark discussion throughout the evening. Again, Davenport observed that a master plan of this scale typically includes evolutionary modification of existing regulations and policies, to meet a wide variety of desirable planning goals and evolving real-world restrictions.
Historic district business owner Jim Moore expressed concern about how Chou’s high-density retail strips could meet current requirements for dedicated parking places at each business and for far larger lots for each business than she had proposed. Chou replied that her plan included new parking lots, to include making Town Hall parking public (as Town Hall would be relocated), moving the Santa Fe Trailhead parking from Third Street to Second Street, and adding more side street parking on the cross streets, with appropriate paving and curbing. Davenport commented that the final plan will require adjustments in current regulations and policies, and that this process has been done in several other similar-size towns—a subject for future meetings. Chou noted that there are several planned new open spaces in both proposals, which would offset the increased average density of business water usage. She said planned parking would be more common in the first zone than in the current standard.
Chou’s proposal for 15-foot-wide sidewalks, which she called plazaways, sparked extended discussion. Ron Hendrickson, a local cyclist, questioned the mix of sidewalk café seating, outdoor sale tables, leisurely strollers, and bike lanes. Chou and Bergquist observed that this mix of pedestrian and bike traffic on such sidewalks has worked well in other towns. Bergquist noted that sidewalk cyclists are not typically performing aerobic exercise, but rather looking for a place to eat or shop. High-speed cyclists would probably opt for the Santa Fe Trail or less-used streets for exercise.
Moore had concerns about where 15-foot sidewalks would come from in the historic business district. Chou explained that the existing buildings would retain their zero lot line. In both proposals, Second Street would be narrowed but not enough to make drivers in RVs uncomfortable. Rather, a narrowing of Second Street would make drivers more aware of pedestrians and parallel parked cars, contributing to the "safer feel" Chou was proposing. The existing Town Hall is demolished in her plan, to be replaced by a setback restaurant. Angled parking by Town Hall would also be eliminated, to provide space for the south plazaway.
Victor Kusmin’s presentation embraced the same general themes, but offered alternatives that generated similar amounts of discussion and interest. His proposal for the new retail area on the east end of Second Street showed clusters of stores rather than a single-row unit. In both the new and existing business areas, he proposed more parking behind the stores to the north of Second Street and similar amounts of new on-street parking on the cross streets. But his suggestions for theme statues throughout the area generated the most discussion.
Kusmin suggested adopting the Preble’s Meadow Jumping Mouse as a sort of town mascot. "Why not take credit for the habitat you’ve had to set aside?" he said, adding that the mouse could become a symbol of the town’s progress in harmony with nature. He cited other towns that have done this successfully with their local endangered species. He said one very large mouse statue could serve as the same visual reference that the clock tower would, and there could be several smaller mouse statues throughout the parks and perhaps along the streets.
Kusmin proposed 10-foot sidewalks with patio and garden strips. His dedicated bike lanes were in the roadway between parallel parking and the traffic lane. Use of contrasting pavers for pedestrian crosswalks and extensions of sidewalks and curbing outward along the cross streets and inward to the intersections would promote a feeling of security for those traversing Second Street. He also proposed slightly more elaborate viewing areas, with benches and kiosks with viewing scopes in the open spaces on the south side of Second Street and a mural on the Beacon Lite well building.
The last hour of the meeting was dedicated to laying out both plans for all to inspect more closely and to discuss. Specific likes and dislikes were noted and placed on the drawings for all to see. Addition of a theater was discussed briefly. Several good suggestions were brought up for the next round of proposals. The CCCD presenters were commended for the high quality of their work and the stimulation their ideas provided.
Responding to various concerns, Davenport stated again that changes in parking standards and relaxation of water requirements, due to smaller business lot sizes, would be necessary to move forward and that a number of existing buildings would need to be torn down.
Meeting May 13
The Monument Parks and Landscape Committee met May 13 to evaluate the Monument Marketplace Preliminary Plan/Final PD Site Plan and the Town’s Landscape and Open Space Regulations. Discussion items included New Standards for Street Signs and the Parks, Trails, and Open Space Master Plan.
Prior to the meeting, the committee had visited each of the town parks and the cemetery to provide direct comments to Town Planner Mike Davenport. There was consensus on suggestions at each stop, and Davenport said that completion of the town’s new comprehensive plan would enhance the town’s ability to be selected for grants.
Bruce Rau, landscape architect for CLC Associates, reviewed the primary features of the proposed shopping center—to be located on the extension of Jackson Creek Parkway between Baptist and Higby—and its specific landscape plans. He commented on each of the items needing attention after Davenport’s review of the plan. They included: adding a certification statement regarding the plan and maintenance; showing connecting points with trails; notes on location and type of irrigation system; adding landscape data to the legend; specifying the type of lighting and shielding; and notes on open space dedication, type of landscaping, and corner vision triangles.
Rau discussed a variety of planning alternatives his team had considered and why they had made the choices shown on the plan. His principal challenge is to make the facility look good on opening day, with all new plantings, and to keep it looking good with minimal watering and hardy plants and trees that can fight heat, drought, and de-icing chemicals while enduring foot traffic and vehicle abuse. Rau noted that most of the specifications Davenport wanted listed on the plan are already listed in Design Guidelines, which are provided to the first tenants of each of the buildings as they work with the developer to finalize each building’s design. He said he would add them to the plan.
The committee reviewed and approved the updated draft Landscape and Open Space Regulations.
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The next public meeting for this committee is June 17 at Monument Town Hall at 6:30 p.m.
By Judy Barnes
Water restrictions: The Palmer Lake Town Council voted to relax its water restrictions, including the $10 surcharge on water bills, following Trustee Chuck Cornell’s report that the reservoir is full. The new outdoor watering schedule allows residents of physical addresses ending in odd numbers to water on Wednesdays and Fridays, from 5 p.m. to 10 a.m.; even-numbered addresses may water on Tuesdays and Thursdays, from 5 p.m. to 10 a.m. At the suggestion of Palmer Lake resident and landscape consultant Sue Coons, the town approved the use of drip irrigation systems at any time.
Friday the 13th Dance: Monument Hill Sertoma, Pinecrest Event Center, and the Town of Palmer Lake are sponsoring a Friday the 13th Dance, a benefit for Palmer Lake’s fire engine fund. The dance will be held June 13, from 7 p.m. to midnight, at the Pinecrest Event Center at 106 Pinecrest Way. The Blues Fossils with Kaye Book will provide music. The cost is $10 per person, with a cash bar available.
Fire district merger agreement: Trustee Scott Russell and representatives from the Woodmoor-Monument Fire Protection District will present a pre-merger contract between the Palmer Lake Volunteer Fire Protection District and the Woodmoor-Monument district to the council at the June 5 workshop. The council will vote on the contract at the June 12 meeting. If the council approves the contract, then the two fire protection entities will begin the process for inclusion, creating a new fire protection district. The issue requires approval of the voters in November. If the new district is approved, Palmer Lake’s fire department would no longer fall under the jurisdiction of the town. The new district would request a cap of 8 mills, but would start by requesting 7 mills.
Grayson’s Pineview Inn: Paula Johnson received a business license for Grayson’s Pineview Inn, a bed and breakfast that will also sell local artisans’ crafts, at 50 Middle Glenway.
Sunderman subdivision: William Sunderman’s request was approved for a minor subdivision in an R1E zone (2.5 acres) to allow for two lots of 2.08 acres. The reduced acreage resulted from a boundary dispute involving the south end of the property at 133 Suncrest Road.
Extension of Meadow Lane: The trustees approved the extension of Meadow Lane in the Elephant Rock Acres subdivision. The first home on the new Meadow Lane is under construction.
By Judy Barnes
Sign ordinance: Following requests by Palmer Lake business owners, the commission recommended that the town council amend the sign ordinance to allow A-frame and backlit signs for businesses in speed zones of 35 mph and higher. Illumination of backlit signs will be restricted to business operating hours, to reduce light pollution at night. The town council will also consider a separate ordinance for banners to promote special events. A permit fee of $25 will be required for banners, which can be displayed for seven days, with a limit of 15 permits per year. The town council will vote on the amended sign ordinances at the June 12 meeting.
Daycare: Sherry Rodermund requested a business license for a child daycare center at her property at 459 Virginia Road. Several residents expressed concerns about traffic and parking, resulting in the request being tabled pending further investigation. Town Clerk Della Gins and Roads Supervisor Bob Radosevich viewed the area in question and found that the parking would be adequate for six cars, as Rodermund claimed. Virginia Road is a main thoroughfare and is regularly maintained by the town. People breaking traffic laws by speeding or going the wrong way on a one-way street are not the responsibility of a business owner and cannot be used as a basis to deny an application. Rodermund purchased the property and built the house with a daycare center in mind, and designed the house layout in accordance with the state’s recommended guidelines for a daycare center. Planning commissioners will visit Rodermund’s property an hour before the June 11 workshop.
By John Heiser
The Triview Metropolitan District Board of Directors held its regular monthly meeting May 28. Bondholder Tom Phelan, of Colorado Structures, and Grant Nelson, of Goldberg Property Associates were in attendance.
Triview’s anticipated revenue from Wal-Mart deal cut in half
Ron Simpson, manager of the Triview district, reported the results of negotiations with Goldberg Property Associates. Goldberg represents Wal-Mart for this proposal. Following are the differences from what was presented when the Public Improvement Corporation (PIC) was authorized by the Triview board Aug. 28, 2002:
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Terms |
Aug-02 |
Current plan |
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Retail sales fee |
3% for the life of the store |
3% until bonds are paid, then 1.5% |
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Triview’s fee until bonds are paid off |
1.50% | 0.75% |
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Triview’s fee after bonds are paid off |
3% | 1.50% |
At the Aug. 28 meeting, Peter Susemihl, attorney for the district, said the proposed Wal-Mart PIC would "receive a 3 percent retail sales fee basically in perpetuity from sales at the store." It would use half of the fee to pay off the infrastructure bonds and would pay the other half of the fee to the Triview district. When the infrastructure bonds were paid off, Susemihl said Triview would receive the entire 3 percent. He estimated that approximately $3 million in bonds would be needed to make the improvements to Baptist Road and Jackson Creek Parkway and that the bonds would be paid off in three to five years. Simpson later raised that estimate to five to seven years.
The revised plan cuts Triview’s anticipated revenue from the store in half.
Simpson estimated that with this plan, Triview would realize about $300,000 per year until the bonds are paid off in four years and then $800,000 to $960,000 per year thereafter. He said later that these estimates assume no decrease in the 3 percent local sales tax currently being collected at King Soopers and the other businesses in the district. Triview splits those taxes 50-50 with the Town of Monument. Since the Wal-Mart site lies outside the town, the town would not receive any sales tax revenue from the store.
Susemihl said to the board, "We could ask for the full 3 percent and risk them backing off. Do you want to run that risk?"
Simpson said, "I’d just as soon start the revenue stream now."
Simpson and Susemihl recommended approval of the plan.
Rick Blevins, of Jackson Creek Vision Development, was the sole voice of dissent. He said, "One thing we fear is that with Wal-Mart, there could be some cannibalization of uses within the district. It may change the whole appearance of the [Monument] Marketplace. There will be some decrease in sales tax revenue coming out of the Marketplace and the other retail areas. You are going to lose something at King Soopers. That is a reason for wanting the full 3 percent. It would maybe be better for the district if [Wal-Mart] located in the Marketplace. I don’t think Wal-Mart would walk if you don’t approve this deal."
Nelson said, "If this is not approved as proposed, [Wal-Mart] will close on the property and wait until there is a [Triview] board in place that will approve the deal." He noted that this is just one of 68 sites Wal-Mart is currently considering.
Blevins added, "This deal gives [Wal-Mart] a 1.5 percent edge over King Soopers." Simpson noted that the 1.5 percent retail sales fee applies to all sales, whereas the 3 percent local sales tax applies only to taxable items.
Kathy Walters said, "This is not the deal we started out with, but it is a fair deal."
The board voted unanimously for approval of the plan.
Jackson Creek Parkway and the Monument Marketplace
Blevins reported that in connection with the Monument Marketplace project, the district is looking at $15 million in annually adjustable variable-rate debt. The first year rate would be about 4.5 percent, which he said is roughly half of what is currently being paid for the privately placed bonds held by the Phelans. He said this new debt would require an increase in the Triview district residents’ property tax mill levy cap to 40 or 50 mills. Blevins said that statutory adjustments would allow the currently permitted rate to go as high as 32 mills. Susemihl noted, "Lenders are used to seeing caps of 50 mills. It is going to put more debt out there, but it will open up the whole parkway for development."
Blevins’ $15 million figure is three times higher than previous discussed estimates to build Jackson Creek Parkway as a four-lane divided road from Baptist Road to Higby Road. He said in a phone conversation later that the $15 million consists of $11 million in roadway and utility construction, $1.5 million to pay off some existing utility bonds, and $2.5 million in reserves. He said any excess reserves could be used to pay off some of the existing bonds that carry high interest rates.
Simpson said the financial plan would be presented further at the next board meeting, June 25.
$75,000 payment
Simpson said that two years ago, the district committed to pay $75,000 toward construction of the two-lane segment of Jackson Creek Parkway from Highway 105 south to Higby Road. The road has been constructed, but the district has held up payment to the town because of differences over the proposed update to Monument’s comprehensive plan.
Simpson reported that the district received a letter in response to his January letter, which raised issues with the proposed updated plan. He said the town has been cooperating and urged the board to approve payment of the $75,000 saying, "They are recommending aspects that don’t jeopardize existing zoning. I think we have held their feet to the fire long enough."
Director Jim Perry said, "This is a throwaway road." Blevins agreed, saying, "It is not to our standards. There is less asphalt and no curb and gutter. The road is not in the district and not the district’s responsibility." However, he noted that the town has agreed to consider financial support of the parkway and said that a 25-75 tax split, instead of 50-50, was discussed at the Monument board of trustees’ work sessions to pay off the road more quickly.
The Triview board unanimously approved payment of the $75,000.
Water and wastewater rates and fees
Simpson distributed copies of the rate and fee study final report from Rick Giardina and Associates. A final walk-through will be held at the June 25 board meeting.
Walters Estate petition for inclusion
Susemihl related the history of the agreement with the estate of Vern Walters. The 1987 agreement gave the district a tank site in exchange for reuse water for a proposed golf course, 10 free water taps, and rights to half of the Dawson aquifer water. A subsequent revision included elimination of the free reuse water and provision of combined water-sewer taps at a reduced cost of $5,000 each. A revision approved April 25, 2002, gave another site and access road and released the water rights to the district in exchange for extending the reduced tap fees to 2012.
Susemihl said the remaining 80-acre parcel was always anticipated for inclusion in the Triview district. He said, "It is in the best interest of the district."
Directors Gary and Kathy Walters are personal representatives of the estate. Kathy Walters said, "We have had discussions with developers, but nothing is final." She said they are weighing whether to annex the parcel into the town of Monument or process development through the county planning department.
The board unanimously approved the inclusion, with the Walters abstaining.
Silt removal
Simpson reported that a 500-foot section of drainpipe along Jackson Creek Parkway is as much as 70 percent blocked with silt. Bids to clean it range from $16,000 to $38,000. Simpson added that a detention pond in the Homestead area adjacent to mouse habitat is also filling with silt and needs cleaning. The board unanimously authorized up to $20,000 to perform the silt removal.
Jackson Creek Filing #5
Simpson presented a subdivision improvement agreement and other documents for Jackson Creek Filing #5, an 89-lot multifamily complex combined with a commercial strip and two separate commercial pads north and east of King Soopers. The board unanimously voted for approval.
Susemihl presented a resolution authorizing a Public Facilities Authority (PFA) to construct infrastructure for the project. The improvements planned include constructing roads and drilling a well. By being authorized by the district, the PFA can sell tax-exempt bonds to fund the improvements. Susemihl said the debt would be paid off as the developer sells lots.
Even though the funding is through the PFA, Simpson said, "We are going to put the well in and control the well."
The resolution authorizing the PFA was unanimously approved. Susemihl noted that in the resolution, the names of the members of the PFA board of directors were left blank. Speaking to the Triview board members, he said, "You appoint the [PFA] board. It is better if [Triview board members] don’t serve. [The developer] will fill in the names."
Bond payment
The board unanimously approved an interest-only payment of $503,000 to the bondholder.
Voluntary water conservation plan
Simpson noted that some residents are watering every day. The board approved a plan of voluntary restriction to watering three days a week. Residents with odd addresses are to water only on Tuesdays, Thursdays, and Saturdays. Residents with even addresses are to water only on Wednesdays, Fridays, and Sundays. Simpson added, "If there is no change, we will try something else." A description of the plan will be included with billing statements.
Billing
District administrator Dale Hill reported that the district is going to rent a $32,000 mini-mobile meter interrogator for three days a month for $250 a month. The district will take over billing starting June 1. The Donala Water and Sanitation District has been handling Triview billing under contract to the district.
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The Triview Metropolitan District Board of Directors normally meets on the fourth Wednesday of each month, at 4:30 p.m., at the district office, 174 N. Washington St. The next meeting will be June 25.
For further information, contact the Triview Metropolitan District at 488-6868.
Recently, residents of the Heights at Jackson Creek voted on an amendment to the covenants. The amendment would have allowed for a dues structure for the neighborhood. The dues would have been initially set at $89 annually. To approve the amendment, 213 yes votes were required; the results were 146 (68 percent) yes votes and 69 (32 percent) no votes. There were approximately 98 non-responses. With this result, the covenants remain unchanged. The board plans to re-evaluate the amendment and consider holding another vote.
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For further information, contact Chad Randis, president of the board, at 719-481-4178.
By John Heiser
The Donald Wescott Fire Protection District held two meetings in May.
May 15 public hearing on the proposed election
The purpose of the meeting was to hear from residents regarding the proposed election for inclusion into the Wescott district of approximately 16 square miles bordered on the south by Hodgen Road, on the east by Black Forest Road (Highway 189), on the north by County Line Road (also known as Palmer Divide Road), and on the west by Highway 83. The developments of Hawk Ridge West; Walden 3, Filing 6, Phases 1 and 2; and Walden 3, Filing 7 are excluded from the proposed inclusion because the Tri-Lakes district is already serving them. The eastern boundary of the Tri-Lakes Fire Protection District is the western boundary of the area proposed for inclusion.
Wescott Chief Bill Sheldon presented an historical perspective on the Wescott district and fire protection in the area proposed for inclusion, and gave reasons why the inclusion was being proposed. He said, "We have served your area for 30 years for no cost. If you want improvement to your service, you are going to have to be in a fire district." Peter Obernesser, attorney for the district, added, "This area is the only part of the county that does not have a fire district mill levy."
Resident Hal Goldback said he was two weeks into construction of a house in Wissler Ranch when his insurance was canceled over concerns about fire protection. He said, "It is critical to move forward very quickly."
Wescott President Bill Lowes acknowledged that improved service to the area is needed. Sheldon added that, "You need a satellite station." He identified possible sites near Kilmer elementary, Black Forest Road, and in Elk Creek. Lowes said, "The best location for a station needs to be worked out with homeowners. We can’t do that until you are in the district. We want to bring you into the district and then work together to best serve you."
Resident Daniel Mihelich estimated that property tax revenue from the area for inclusion would amount to $110,000 per year. For a $1 million station, he calculated it might be up to 10 years before Wescott could build a satellite station east of Highway 83. Lowes disagreed. He said, "We have all the equipment we need." He said planning could begin immediately and estimated a satellite station could be built for as little as $250,000 to $300,000, including the land.
In response to a question, Tri-Lakes Fire Protection District President Charlie Pocock, who was in the audience, said station 2 at Roller Coaster and Highway 105 could be operational by summer 2004 if they get approval from the county.
Walden area resident Charles Mutka said Tri-Lakes station 2 is two miles from Walden. He said to the Wescott representatives, "I can’t imagine your station being any closer."
Wissler Ranch resident John Andrew said, "We are looking at a bird in the hand of a station ready to break ground versus a promise of substations. If Westcott had a plan, it would give me more assurance." Obernesser replied, "It doesn’t make any sense to plan a station until there is a commitment from residents to pay."
Obernesser said, "Nobody is trying to ramrod anything. This is a democratic process. We would like to afford you the opportunity to be included in the Wescott district. If the vote comes back negative, then Tri-Lakes could look at inclusion. This is not a competition. Both districts are trying to improve service."
Elk Creek resident Brenda Eberhardt said she was concerned about having the quickest medical response. She said, "Going into Tri-Lakes is a better idea."
Election on inclusion
Lowes distributed copies of a letter objecting to the proposed inclusion. Following a short discussion, director Brian Ritz moved to approve the resolution calling for an election on the inclusion. The motion was unanimously approved. Lowes said the resolution would be forwarded to the judge to set a date for an election, to be held within 75 days.
Fire district merger joint working group (JWG)
Lowes described the April 22 JWG meeting and said, "We would have liked them to go to a fire authority and not proceed in such a rapid fashion as the Woodmoor-Monument Fire Protection District set out." Ritz added, "The way it was going, it was a fire authority or nothing." He suggested a fire authority with a time limit would provide some permanence while the departments work toward a merged district. He said, "We have to be able to prove we can work together. I firmly believe we need to get back together with the ultimate goal of a unified district." Sheldon agreed, "This has to happen." The board unanimously passed a motion for the Wescott district to take the lead in restarting the JWG meetings using an independent facilitator.
Additional paid staff
Sheldon reported that applicants for positions on the paid staff have taken a series of tests. He said, "Two people stood out. I would like to hire them. By July, that will give us three full teams 24-7." The motion passed, with Director Dennis Feltz the sole dissenter. He said he would have liked more time and discussion prior to making the decision.
Fire station expansion
Director Kevin Gould described plans for expanding the district’s fire station on Gleneagle Drive. The changes would add a double-engine equipment bay, administrative space, a boardroom, and storage space. The plans will be reviewed at the next board meeting, June 18.
Chief’s report
Sheldon reported that one of the district’s fire engines has been on loan from Colorado Springs since 1997. He said it accommodates a crew of five and carries 1,500 gallons of water. The city has offered to sell it to the district for $5,500, which he described as a savings of $50,000. The board unanimously approved purchasing the fire engine.
Sheldon reported that the district responded to 106 calls in April and 459 calls from January through the end of April.
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The Donald Wescott Fire Protection District board normally meets at 7 p.m. on the third Wednesday of each month at the district firehouse, 15000 Sun Hills Drive. The next meeting is scheduled for June 18. The July meeting will be held on July 9 rather than July 16.
For more information, call Chief Bill Sheldon at 488-8680.
By John Heiser
At its meeting May 22, the El Paso County Board of County Commissioners (BOCC) held a hearing on the request for a subdivision exemption for the proposed expansion of Tri-Lakes Fire Protection District’s station 2. Attorney Duncan Bremer, former county commissioner for the Tri-Lakes area, represented adjoining property owners opposing the project. Commissioners Chuck Brown and Jeri Howells voted in favor. Commissioner Wayne Williams voted against. Commissioner Tom Huffman was absent for the entire hearing. Commissioner Jim Bensberg was absent for part of the hearing. As a result, Huffman and Bensberg will register their votes within 30 days, after reviewing materials submitted and the audio record of the hearing.
The proposed building is a two-story manned fire station with 6,576 square feet total, replacing the existing 1,800-square-foot metal equipment shed on the 0.367-acre site on Roller Coaster Road near Highway 105. A residential program is planned, with four firefighters living at the facility while they complete educational programs.
On April 15, the El Paso County Planning Commission voted 5-4 to approve the location of the station. The request for subdivision exemption was recommended for approval also by a 5-4 margin. In accordance with state statute C.R.S. 30-28-110 (1)(a), the approval of the location by the planning commission was a final action. It will not be forwarded to the BOCC for a vote. The following are the conditions on the planning commission’s approval of the location:
"1. An access permit to Roller Coaster Road is required prior to construction of the fire station.
2. Prior to the Planning Department’s authorization for the issuance of a building permit, the applicant shall submit a Plot Plan in accordance with approval and Section 37 of the El Paso County Land Development Code. The plan shall address among other things grading, drainage, erosion control, landscaping, parking and lighting.
3. Landscaping shall include buffering (fencing and/or landscaping and vegetation).
4. Lighting shall be accomplished in a manner that would provide for it to be directed downward. All lighting shall be contained within the applicant’s property boundaries."
The planning commission’s recommendation for approval of the subdivision exemption was forwarded to the BOCC for final action. That was the subject of the May 22 hearing.
An existing subdivision exemption was granted October 14, 1982, with the following conditions:
"1. That neither this parcel nor structures thereon shall be inhabited.
2. That offsite well water shall be utilized for firefighting purposes only and specifically not for domestic use.
3. That the Site Map be recorded with the Resolution."
The purpose of the new request for subdivision exemption was to remove conditions 1 and 2.
County planner Mike Garrott reported that five adjoining property owners were notified; one is in favor, three are opposed, and one expressed no opinion. He said the biggest concerns were with architectural aspects and that the parcel is too small for future expansion.
Williams expressed concern that the building as shown in the submitted plans extends into the setback area. In response to a question from Williams, Garrott said that if the exemption were not approved, the project would have to go through the subdivision process or request a setback exemption from the El Paso County Board of Adjustments.
Garrott said, "We don’t have a fire station anywhere else in El Paso County on 15,000 square feet with well and septic."
Charlie Pocock, president of the Tri-Lakes Fire Protection District board, noted that the property has been dedicated for a fire station since 1982. He presented benefits of having a station at that location and the results of meetings with the neighbors, and he described some of the alternatives considered. He estimated the proposed station would handle about 300 calls per year. He said that even if the entire area develops to a density of 2.5 acres per lot, the station could handle it.
Rick Barnes, president of Barnes Architects, designers of the project, presented the design and some of the changes made to accommodate objections from the neighbors. Those changes include switching the residential area from the south side to the north side of the structure. He said the station would serve more than 3,000 property owners. He cited the need for improved response time. He said, "This is the ideal location. It complements our west station and the Donald Wescott station perfectly."
Pocock said that in the May 1996 general election, the district raised the mill levy in order to improve facilities. He said, "Arrowwood residents specifically want this to be turned into a manned station." He discussed the reasons that led the district to reject alternative sites.
Neighboring property owners David and Alyce McElhoes objected to the project, citing close proximity to their house, that other alternatives were not adequately considered, and that the architectural style of the structure is inconsistent with the area. David McElhoes used fire station photos from www.firestationdesign.com to illustrate more residential-looking buildings. Alyce McElhoes said, "The station was already designed by the time we saw a picture." She noted that the issues of grading, drainage, erosion control, landscaping, parking, and lighting—listed in the conditions of the planning commission’s approval of the location—are subdivision issues.
Bremer said, "A subdivision exemption should be used for an unmanned facility, not for a fairly major public facility. It is the wrong process. It should go through the normal process." He also called "highly debatable" the planning department’s statement, "This request, if approved, will ensure better fire protection coverage within the Tri-Lakes Fire District boundaries." He added, "Other fire departments oppose it."
Howells cited an instance where a school district (in this case, Mesa Ridge High School) overrode the county’s objections. She said, "They can do whatever they want."
County attorney Michael Lucas sidestepped the jurisdictional question. He said zoning establishes the ability to use land. In this case, he said the district is allowed to use the land as a fire station. He said "subdivision" is about whether the landowner is allowed to use the property "the way [they] want to." In this case, they want the station to be a manned station.
Brown said, "This is an expansion of a use already there."
Bremer said the proposed parking on the adjacent parcel owned by Great Divide Water Company has not been considered by the planning commission or advertised as part of this project. He said it is improper to make a land use decision for that parcel when it has not been advertised and the owner is not present.
Bremer summarized saying, "This is too complicated with too many pieces to be put together. The applicants have applied for the wrong thing, the wrong vehicle."
Barnes replied, "Subdivision exemption was recommended by the county planning department. We have followed your rules." He said that with the conditions on the planning commission’s approval, the proposal would go through a full site development plan. He said the McElhoes have used "blackmail" of the form, "If you let us design your building, then we will not say anything about your parking."
Garrott said, "Subdivision exemption was suggested so they could get under construction sooner."
Carl Schueler, assistant director of the county planning department, said, "This is a unique case since they already have a subdivision exemption. It also has a special use permit for emergency services."
Brown asked if the station would be a public use facility. Pocock replied that it would not have public meeting rooms and would house just three pieces of equipment. Due to the low density in the area, Pocock said there are no plans to expand the station later.
Williams said, "There is no compelling reason for an exemption. I am not prejudging how I would vote on the subdivision." He then moved that the subdivision exemption be denied. The motion failed for lack of a second.
Brown moved to approve the subdivision exemption. Howells seconded. The vote was 2-1 with Brown and Howells in favor and Williams opposed.
Huffman and Bensberg will register their votes after reviewing materials submitted and the audio record of the hearing. The final vote must be announced within 30 days. Once the vote is announced, the parties have 30 days to file an appeal in district court
At the time, OCN went to press, the final vote had not yet been announced.
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For more information on this and other projects within the county, contact the planning department at 520-6300 or visit www.elpasoco.com/planning.
Web site exclusive: View a photo of the meeting
By John Heiser
Plans for station 2 at Roller Coaster Road and Highway 105, the proposed Wescott inclusion of an area due east of the Tri-Lakes district, and a possible merger with other fire districts in the Tri-Lakes area were major topics of discussion at the regular meeting of the Tri-Lakes Fire Protection District Board of Directors May 22. Director Gary Morgan was absent. Six residents from the area proposed for inclusion in the Donald Wescott Fire Protection District attended.
Station 2
Board president Charlie Pocock reported the results of the May 22 hearing before the El Paso County Board of County Commissioners (see page ???). He said the results of the vote on the district’s request for a subdivision exemption might not be known for up to 30 days. Director Rick Barnes said if a full subdivision process were required, it would significantly delay expanding the station. He added, "We can override the county commissioners but we don’t want to go there."
Proposed Wescott inclusion of an area due east of the Tri-Lakes district
Pocock reported that the board of directors of the Wescott district voted to proceed with an inclusion election for approximately 16 square miles bordered on the south by Hodgen Road, on the east by Black Forest Road (Highway 189), on the north by County Line Road (also known as Palmer Divide Road), and on the west by Highway 83. The developments of Hawk Ridge West; Walden 3, Filing 6, Phases 1 and 2; and Walden 3, Filing 7 are excluded from the election. The Tri-Lakes district already serves them.
The inclusion was the subject of a May 15 public meeting. An article on the May 21 Wescott board meeting is above.
Resident and Tri-Lakes firefighter Morgan Cudney reported that the Wescott board refused to accept petitions presented at the May 15 meeting. The petitions were sent by certified mail the next day but were not acknowledged by the Wescott board.
Pocock related how "unprotected areas" of the county were assigned to various fire districts. The area proposed for inclusion was assigned to County One, which became the Wescott district. He said, "They have always had it as an assigned area and didn’t get a dime."
He said, "According to state statutes (C.R.S. 32-1-401, 402), there are several ways to accomplish inclusion. The board can petition a judge to hold an election. That is what the Wescott district is doing. Alternatively, 100 percent of the people in the area can petition the district board for inclusion. No election is required. The area has to be at least 25,000 square feet, about half an acre. A third way is for 20 percent or 200 people, whichever is less, to petition the board for an election. The petitioners must be taxpaying electors. If the issue is taken to an election, a simple majority determines the outcome."
Resident Steve Sutherland stressed the importance of Tri-Lakes station 2 to the area. Resident J. P. Derewicz asked, "What if station 2 doesn’t go in?" Pocock said there is another site at Walker Road and Highway 83. He noted that whatever site is picked must have access to a central water system or commercial well.
Barnes added, "We will build station 2 one way or another, regardless. If the county commissioners give their approval, we will start building this summer. We are ready to put this project out for bids."
Pocock added that more than 100 calls were handled by station 2 last year. He estimated that the number would go to 300 if the station were expanded.
Resident Lisa Frasca said, "My homeowner’s insurance doubles if the building doesn’t go up." Pocock said that with station 2, the existing Insurance Service Organization (ISO) rating of 9 or 10 would go to a 6 for some residents.
Pocock added that two-thirds of calls include emergency medical services. He said the district has three ambulances. One would be housed at station 2, and two would be kept at station 1. He said, "If all three are committed to other calls, the district has a mutual aid agreement with American Medical Response (AMR)." He noted, "Four of our paramedics are the instructor paramedics for Memorial Hospital. Medical is our strong suit."
Chief’s Report
Chief Robert Denboske reported that in the first four months of the year, the district responded to 348 calls. The staff totals 76, including board members and volunteers.
Denboske said 13 people took the Firefighter II written test. Two passed. Many others were close. All are preparing to take the test again. The chief reported that more paperwork for training and advancement has been submitted in the past year than in the three years before that.
Pocock added, "The department has made a lot of progress in one year. We have some young people who have taken ahold and done some great work."
The chief announced that volunteer Jim Ferguson has done an outstanding job on grant writing and is the recipient of the chief’s periodic Good Show Award for sustained superior performance.
EMS Report
Ron Thompson, assistant chief and Emergency Medical Services (EMS) coordinator, reported that the district has applied to the Emergency Services Association for a $2,000 grant to purchase CPR manikins to enable the district to resume teaching CPR classes to the public. He said the district has four CPR instructors now. He added that the number will soon grow to 8-10.
District merger issues
Pocock reported the Wescott board reversed its position as expressed at the April 22 meeting of the district merger joint working group (JWG), which consists of two representatives each from the Tri-Lakes district, the Woodmoor-Monument Fire Protection District, the Palmer Lake Volunteer Fire Department, and the Wescott district.
Director John Hildebrandt described the JWG’s efforts as, "eight months achieving nothing." He expressed concern that some in the JWG view volunteers as not as good as paid staff. Another major sticking point was the use of the Tri-Lakes district’s ambulance service. Hildebrandt said, "I am not willing to give up on the ambulance service." He later added, "In the event of a merger, I was very worried about gerrymandering of voting blocks. I was not willing to allow another board to vote us out of the ambulance business. Tri-Lakes would lose out."
Hildebrandt said, "Information used by people who are trying to obstruct station 2 came from other departments." Pocock added, "Words from the [2002 Emergency Services Education and Consulting Group (ESECG)] study were taken out of context." Barnes said, "We know they are out there working against us, not trying to consolidate. It is phenomenal how the study has been used against us." Hildebrandt asked, "Why is the study’s recommendation for a fire authority not biting the others?"
Gillespie emphasized the importance of focusing on the needs of Tri-Lakes district residents. He and Hildebrandt urged consideration of an intergovernmental agreement with the Wescott district to handle calls in the southernmost part of the Tri-Lakes district including Jackson Creek and Twin Valley/Green Mountain Estates.
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The Tri-Lakes Fire Protection District board normally meets at 7 p.m. on the third Thursday of each month at the district firehouse, 18650 Highway 105 (near the bowling alley). The next meeting is scheduled for June 19.
For more information, call Chief Denboske at 481-2312.
Web site exclusive: View a photo of the meeting
Correction
On page 3 of the May 3 issue of OCN, the article "Fire district merger working group reaches an impasse" said, "1. The Tri-Lakes district would require the use of volunteers, a property tax rate not to exceed 7 mills to fund the Tri-Lakes ambulance service, and the construction of a station at Roller Coaster Road and Highway 105." This should have read, "1. The Tri-Lakes district would require the use of volunteers, a property tax rate not to exceed 7 mills, use of the Tri-Lakes ambulance service, and the construction of a station at Roller Coaster Road and Highway 105." The maximum of 7 mills and use of the Tri-Lakes ambulance service are two separate requirements.
By Jim Kendrick
The fire protection district merger joint working group (JWG) sidestepped the impasse on method of consolidation at its meeting June 3, but did so without participation by the Tri-Lakes Fire Protection District.
During a phone conversation, Charlie Pocock, President of the Tri-Lakes district board said they declined to send representatives because the agenda called for agreement by all parties on items some of which the Tri-Lakes district has repeatedly said they cannot accept such as the requirement to stop work on their station 2 and to leave the decision on use of the Tri-Lakes district’s ambulance service up to the board of the merged district.
Bob Ricketts, communications officer of the El Paso County Sheriff’s Office, moderated the discussions June 3 among Russ Broshous and Tom Conroy, representing Woodmoor-Monument Fire Protection District; Scott Russell and Susan Miner, representing the Palmer Lake Volunteer Fire Department; and Bill Lowes and Brian Ritz, representing the Donald Wescott Fire Protection District. Recorder for the meeting, held at Wescott’s Sun Hills facility, was Ginnette Ritz. Also in attendance were Holly Williams—representing her husband, County Commissioner Wayne Williams—and a number of firefighters from each of the three districts.
The representatives of the boards of the three districts achieved unanimous agreement on all agenda items except 1.3, regarding relocation of the Woodmoor-Monument station, which was deferred. The agenda items were
"1.1 Does each delegation agree to proceed with unification based on the inclusion method?
1.2 Does each delegation agree that the elected board of directors of the "merged district" will have representation across the district, based on population?
1.3 Does each delegation agree to forego the siting of the proposed Roller Coaster Road station, in favor of the ESECG study recommendation for RT 105 station location. Specifically, does each delegation agree to implement the ESECG study recommendation that the WMFPD station be moved approx. 2 miles east…thereby deferring the capital and operating costs of an additional station at this point in time?
1.4 Does each delegation agree on the concept of a combined professional and volunteer staff manning/operating plan, per the assumptions provided to the JWG in the "Merger Considerations" document presented and reviewed by Russ Broshous at the 4/8/03 JWG meeting? Assumptions can be revised in further discussions, as vote is on the concept of this idea.
1.5 Does each delegation agree to permit the board of directors of the merged district to go to the voters to seek the mill level required to support the proposed staffing and operational plan, with appropriate contingencies when required?
1.6 Does each delegation agree to permit the board of directors of the merged district to evaluate the provision of ambulance service, with the goal of providing the most effective level of service at the most competitive cost to taxpayers?"
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