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Woodmoor Improvement Association, Aug. 23 – Board hears about possible extension of Furrow Road

By Jackie Burhans

At its Aug. 23 meeting, the Woodmoor Improvement Association (WIA) board heard about traffic-related issues and solutions and discussed moving its investments to higher interest-bearing accounts. Board directors provided updates in each of their areas of responsibility.

Furrow Road extension back on the table

The WIA board discussed area traffic issues stemming from construction projects and the start of the school year. President Brian Bush commended Woodmoor Public Safety (WPS) Chief Kevin Nielsen for providing guidance about the change in WPS’ role in school traffic control.

Public Safety Director Brad Gleason reported that Highway 105 has transitioned to night work for at least another week, and the complete closure of Knollwood Drive has been delayed until early September. He also reported that the El Paso County Department of Public Works was also considering opening Furrow Road south of Highway 105 to Higby Road as soon as feasible, making traffic more efficient for emergency vehicles.

Note: Furrow Road is closed off south of Highway 105 at Lamplight Drive.

Above: At the August Woodmoor Improvement Association board meeting, Director Brad Gleason and Woodmoor Public Safety Chief Kevin Nielsen noted that the county is looking into removing the barriers at Furrow Road and Lamplight Drive to allow traffic to proceed south to Higby Road. This extension had been discussed in 2021 and tabled in February 2022. At the time, consultants and county engineers noted that the road would probably have to be opened by 2040 per the county’s Master Transportation Corridor Plan or sooner if there was an extended emergency or an increased pace of development that required traffic relief. The county had discussed plans to install traffic calming measures to address residents’ concerns. Photo by Jackie Burhans.

Vice President Peter Bille asked if the county was talking about extending Furrow after they said they wouldn’t at an Aug. 17, 2022, community meeting. See photo caption in the OCN September 2022 issue at www.ocn.me/v22n9.htm#photos.

At that meeting, Stantec consultants said they did not recommend extending Furrow Road at that time, though a county engineer anticipated it might be needed by 2040 according to the Major Transportation Corridors Plan or in the case of a long-term significant emergency or if an increased pace of development required traffic relief. The road, Bille said, would not be extended without implementing the traffic calming measures discussed at that meeting.

Nielsen noted that the Monument Fire Distirct (MFD) was pushing to have Furrow extended. He said some logistical things need to happen before the county removes the barriers. Asked if they might shut it down when the construction is done, Nielsen said he wasn’t sure but noted that the road was always intended to be open, but he thought they might have to close again temporarily to complete the traffic calming measures.

Finally, Bush noted that Wildcat, the firm working on Highway 105, had 25 loads of dirt to deliver to a builder who needed it but could only do so between 7 p.m. and 10 p.m., so he granted the exception to do so on behalf of the board. He said the contractor had contacted almost all the neighbors and hoped to take delivery this coming weekend.

Note: For updates on Highway 105, please see: http://EPC-Hwy105AConstruction.com/

Board moves investments, reviews finances

Bush said that WIA was converting assets into higher interest-bearing accounts. Some of the money had been locked into Certificates of Deposits (CDs), which have come or are coming due. He said that WIA was working with its financial advisor to roll that money into accounts that would yield 5% to 5.5% as compared to less than 2% for CDs. He said that WIA would invest in more liquid instruments to take advantage of future actions by the Federal Reserve.

He said expenses are generally well in hand thanks to the staff, though the $175 budget for property taxes was exceeded (a total of $900) due to taxes on The Preserve. He asked that staff work on improved projections as WIA moves into its budgeting cycle, noting that expenses for The Preserve were taken out of the prior year’s operational funds but would come into the current budget at some point.

Board highlights

  • Resident Jennifer Davis thanked the board for its July meeting with South Woodmoor residents soliciting feedback on the South Woodmoor Preserve improvements.
  • Covenants Director Per Suhr reported three covenant hearings in July and August for fireworks use, a barking dog, and a loose dog, resulting in fines.
  • Gleason reported that the new vehicles are in use, and each has pros and cons, with one having a better backup camera and visibility and the other getting 48 to 52 miles per gallon compared to 20. Bush provided feedback to the officers that taking good care of their vehicles allowed WIA to get money for selling old Jeeps to help fund these new vehicles.
  • Architectural Control Director Ed Miller reported that 62 projects had been submitted in July, with 52 approved in the office and nine approved by the Architectural Control Committee for a 98.89% approval rate year-to-date. In 2023 WIA has had 329 projects to date, which is a decrease of 15.6% over 2022.
  • Forestry Administrator Justin Gates reported 12 Firewise and forestry health visits in July, noting that the rate has been slowing down for wildfire mitigation projects. There is still money available in the 50/50 matching grant for mitigation work, he said, and agreed to send out an email blast as well as write a newsletter article encouraging residents to sign up.
  • Common Areas Director Steve Cutler reported that the parking lot by The Barn had been resealed and restriped and that common areas identified as areas of concern had been mitigated in July and August.
  • Bush reported that the Country Club at Woodmoor would be digging a trench for its new bathroom near hole 5 in the coming week and had already completed the sewer hookup for a new bathroom near hole 13. The bathrooms are not yet functional.

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The WIA Board of Directors usually meets at 7 p.m. on the fourth Wednesday of each month in the Barn at 1691 Woodmoor Drive, Monument. The next meeting will be on Sep. 27.

The WIA calendar can be found at www.woodmoor.org/wia-calendar/. WIA board meeting minutes can be found at www.woodmoor.org/meeting-minutes/ once approved and posted.

Jackie Burhans can be reached at jackieburhans@ocn.me.

Other Woodmoor Improvement Association articles

Triview Metropolitan District, Aug. 17 – Water usage sets record high

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Aug. 17, the board heard about recording breaking high-water usage in July, approved a water use agreement and the completion of a new park, and received an update on the Northern Delivery System (NDS) pipeline project. The district held an executive session that resulted in an exclusion of property.

Water usage reaches all-time high

Superintendent Shawn Sexton said that July set a record high for water pumped at about 49 million gallons, with a 9% variance. All wells are available, and all three plants are running well. The district is approaching an extended period of pumping capacity at 17.5 gallons per minute, and that can be problematic, he said.

District Manager James McGrady said August is looking equally high for water usage, pumping 2.2-2.3 million gallons per day. The district has seven or eight wells running and can meet the demand without using the ninth. The NDS pipeline will make a huge difference once operational and will meet the demands of the district at buildout, he said.

Vice President Anthony Sexton said it might be the last July the district pumped well water.

President Mark Melville said if a problem occurs with the NDS, the district has about a million gallons of water in the tanks, about one day’s worth of storage capacity. In an emergency, the tanks would provide the residents with enough water to take a shower in the morning, but the district has the capability to pump about 1.5 million to 2 million gallons of groundwater a day to maintain supply to the district, he said.

Water use agreement

Water Attorney Chris Cummins said that late that afternoon, a water use sharing agreement had been reached between Triview and the Arkansas Ground and Reservoir Association (AGRA), both representing the majority ownership of the Excelsior Irrigating Co. The agreement allows both entities to use each other’s water rights, with written notice, when necessary, when those water shares are not in use, he said.

McGrady said the district is having a banner year capturing water, 120% above average, but needs to think about water storage a couple of years down the road. The district will always top off Stonewall Springs Reservoir before selling water and ensure the district is taken care of first, he said.

The board unanimously approved the agreement.

NDS update

McGrady said the NDS pipeline installation is almost completed from B plant to Stage Coach Road, representing about two-thirds of the pipeline. The project is on track and under budget, and all the pipeline will be installed by September, he said. Baptist, Roller Coaster, and Northgate Roads will be paved out with a 2-inch overlay by the end of October.

Director Sexton asked if the new fire hydrants could be protected from vehicles in any way.

McGrady said the hydrants are designed to break off during collisions, and if damage occurs frequently the district would consider moving a hydrant back a few feet, but replacing hydrants occasionally will be part of the game. He informed Fire Chief Andy Kovacs that all the hydrants will be charged in the next few weeks, and Kovacs is thrilled to have fire protection for the first time in Black Forest. The pump station (at the intersection of Old Northgate Road on the eastside of Highway 83) foundation is being formed and poured and will be dried in by October. The district staff will begin installing electrical and pumps inside during the winter with an anticipated completion date in July 2024, he said.

Note: For NDS pipeline project updates, alternate traffic routes, road closures, answers to questions, and to sign-up for email and text notifications, visit www.triviewnds.com. The link can also be found at www.triviewmetro.com.

Renewable water

During public comments, this reporter requested information on renewable reuse water return flows to the district.

Melville said the district-owned water mostly flows through homes to the Upper Monument Creek Regional Wastewater Treatment Facility, where it is treated before flowing downstream. Flows are exchanged or captured in the Big Johnson Reservoir, or at the Stonewall Springs Reservoir via the Southern Delivery System/Arkansas River, where it can be used to extinction. The district puts about an acre-foot or 326,000 gallons into Monument Creek per day, to be captured and reused. The district plans (with the 1041 permits already in place) to capture its water and return those flows via the NDS pipeline. It was part of the district’s strategy to move to a renewable/reuse water system and be less reliant on groundwater from the Denver Basin aquifer system, said Melville.

Cummins said Forest Lakes Metropolitan District (FLMD) anticipates taking part in the NDS system and using some of the TMD excess pipeline capacity to deliver return flows to FLMD but not TMD water. It is unclear how FLMD return flows will be captured and returned for reuse, he said. See FLMD article on page < 9 >.

Employee retirement plan change

Assistant District Manager Steve Sheffield said that when he was hired, he tried to roll over his retirement plan and the response he received from Lincoln Financial was not helpful, resulting in considerable time fixing the transfer. After discussing the potential change with the district staff, everyone agreed the switch would be beneficial. He requested the board review and approve Resolution 2023-06, a resolution of the TMD Board of Directors to change the retirement fund managers from Lincoln Financial to Corebridge Financial.

The board unanimously approved the resolution.

Public Works and Parks and Open Space update

Public Works and Parks and Open Space Superintendent Matt Rayno said the following:

  • Agate Creek Park and the adjacent trails are complete (see photo with caption).
  • Old Creek Park has been completed, with the addition of a shade structure pavilion area and picnic table. Some of the other parks will receive shade structures in the future.
  • The district plans to repair in house the crack seal projects with a focus on Sanctuary Rim Road. Instead of a three- or four-day contract, the district will rent the machine for a month for the same cost of about $20,000.
  • Some grading and berms will be used to divert excess water draining from St. Lawrence Way and the Plant B tract out toward Gleneagle Drive.
  • Removable lockable bollards will be installed on some trails to prevent an ongoing issue with residents encroaching into the trail system. The use of heavy equipment to access yards for construction and landscaping had the potential to cause damage. Residents are required to contact the district for property access via easements.
  • The district had planned to install a permanent enclosed Porta-Potty station at the Little Train Park in Promontory Pointe, but contract servicing would cost about $500 per month for two units (about $5,000 a season). The district purchased two units for about $1,200, and the Vactor truck will service the units when it arrives in the district. The units will be positioned where needed for events.
Above: Agate Creek Park facing west with the sun setting over Mount Herman on Aug. 22. The project to completely overhaul and enhance the park and the adjoining trail system began after the tie in of the 16-inch main pipeline for the Northern Delivery System project destroyed the trail during the installation process. The project was completed by the district staff in early August. Photo by Natalie Barszcz.

Director Sexton said the Little Train Park in Promontory Pointe looked good for the 80 residents that attended the movie night, and many good comments were received.

Director Jason Gross thanked Rayno and the crews for stepping up and not just doing the minimum when working on the landscaping throughout the district.

Sanctuary Pointe Park completion close

Steve Schlosser, Classic Homes project manager for the west side of Monument Junction and a resident of Sanctuary Pointe, proposed the board consider Rocky Mountain Turf Solutions install 150,000 square feet of UV protected AstroTurf for the planned soccer/lacrosse multi-use field in Sanctuary Pointe. The park would also receive sidewalks, a shade structure, natural stone stadium seating on the northeast side with trees planted to look like they are part of the forest to provide additional shade for spectators, he said.

Rayno said AstroTurf is less maintenance for the district than natural grass.

Director Amanda Carlton said artificial grass had been linked to cancer due to the PFAS, or per-and polyfluoroalkyl substances—so-called “forever chemicals.”

Cummins said Palmer Lake had also debated using AstroTurf because of the plastic pellets contained under the plastic blades.

Schlosser said a new mesh system is designed to hold the pellets in place, unlike the old design.

Rayno said signs for the correct use of the AstroTurf sporting field will be installed at the park.

McGrady said the Sanctuary Pointe Homeowners Association paid about $3,000 per home for the park development, and Classic Homes has contributed and pledged to complete the park. No other sporting field exists in the district, and artificial turf would be beneficial, he said. TMD would split the cost and pay $1 million toward the project. There is room to park on either side of Sanctuary Rim Road, and about 60 parking spaces are available at the park.

Schlosser said the district would be responsible for booking the facility, and program revenues from clubs and events using the facility would return to the district for the maintenance of the park. The turf product has the least number of injuries within the artificial turf industry, and he estimated a mid- to late September completion, followed by a ribbon-cutting event, he said.

McGrady requested the board review and consider approval of a funding agreement between Collin Elite 1 LLC and TMD concerning the sharing of costs for developing a neighborhood park in the Sanctuary Pointe development in Monument, with authorization for the district manager to sign the agreement.

The board approved the resolution 4-1, with Carlton dissenting.

Schlosser said he would contact the company and request product safety information.

Conexus property exclusion

McGrady said a swale, typically a cattle grazing pasture, exists in the district between the I-25 southbound ramp, the Santa Fe Trail, and south of Second Street. The land is adjacent to the Conexus-owned property and will create a maintenance issue if it remains in the district.

Melville opened a public hearing for resolution 2023-07 and, hearing no comments, promptly closed the hearing.

McGrady requested the board review and approve Resolution 2023-07, a resolution of the TMD Board of Directors, accepting a Petition for the Exclusion of Real Property from TMD known as Tracts D and E of Conexus Filing Number 2.

Director Sexton asked why the district would consider excluding the land and requested the board discuss the exclusion further in executive session.

The board unanimously approved tabling the resolution for further discussion in executive session.

Note: Gross left the meeting at 8:02 p.m., before the executive session.

Executive session

The board moved into an executive session at 8:39 p.m., pursuant to Colorado Revised Statutes 24-6-402(4) (a), (b), (e), to discuss acquisitions and negotiations and receive legal advice regarding water and property acquisitions, change cases, the Higby Road design, and resolution 2023-07, a petition for exclusion of real property.

After the meeting, Sheffield confirmed that the board returned to the regular meeting at 9:19 p.m. and voted on resolution 2023-07 pertaining to the exclusion of property from the district (Conexus property). The motion passed 3-1, with Carlton dissenting.

The board adjourned at 9:23 p.m.

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Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for Sept. 21 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Lewis-Palmer D38 Board of Education, Aug. 21 – Four-day week, capital improvements, tutoring center discussed

By Harriet Halbig

At its Aug. 21 meeting, the Lewis-Palmer D38 Board of Education received a report from the district’s Calendar Task Force that included feasibility of a four-day school week, a report on capital improvements achieved during the summer, and an introduction to the revitalized tutoring center at Lewis-Palmer High School.

Calendar Task Force report

Assistant Superintendent Amber Whetstine provided a report of the Calendar Task Force. The task force consists of board representative Tiffiney Upchurch, an administrative liaison, parents, members of the Parent and Community Advisory Committee, members of the Staff Collaboration Committee, teachers, and staff.

The task force met during the summer to determine its priorities, degree of interest in a four-day week schedule and its impact on start time, length of days, and length of the school year.

Members discussed the impact of such a schedule with other districts which have adopted it.

Preliminary conclusions are that Monday would be the day off for students, school days and the school year would be longer, and results of these discussions would be presented to the Staff Collaboration Committee at its September meeting.

Following that meeting there will be a survey of staff to determine their acceptance of the concept.

Board Vice President Theresa Phillips asked about the impact on the quality of education in the new schedule.

Whetstine responded that this is one of the aspects members will ask other districts about.

Board Treasurer Ron Schwarz asked when families will be consulted.

Whetstine responded that if it is determined that the change in schedule would not increase retention of staff, families would not be consulted.

Board President Upchurch asked whether waivers would be required to alter the number of instruction hours if necessary.

Whetstine said that is yet to be determined.

Most of the districts which have adopted a four-day week are relatively rural in character.

Capital improvement report

Executive Director of Operations and Development Chris Coulter reported on capital improvements achieved during the summer months.

The primary project is the construction of a new corridor in Lewis-Palmer Elementary School to bring the building up to code for fire safety. The original proposed project was halted by the Regional Building Department and was increased in scope as a result.

The project involved removal of existing walls, doors, and ceilings in the corridor to expedite exits from classrooms to exterior doors. Additional panels to access the ventilation system were also brought to fire-rated levels. Wiring within the walls was replaced, a new intercom system was installed, and all lights and flooring were also replaced.

The unexpected scope of the project resulted in a cost overrun of $130,000 which was covered by contingency funds. The board voted to approve the overrun.

In preparing a five-year plan for capital improvements, Coulter explained that it was necessary to identify critical repairs and life safety issues, document deferred maintenance issues, and consider projects underway.

Some considerations include renovations to update classrooms for use in STEM (science, technology, engineering, and math) instruction, career and technical education, visual and performing arts, and special education programs.

Coulter also spoke of continuing programs under the contract with Schneider Electric to improve energy efficiency in the district. He said that replacing light bulbs and fixtures has made a difference in the number of kilowatt hours used, but until the systems are automated to shut down when buildings are not in use the maximum benefit will not be realized.

Kilowatt usage in July was 36% lower than the previous year.

To view detailed descriptions of all projects, please refer to boarddocs in the Board of Education section of the lewispamer.org website.

Ranger Tutoring Center report

Lewis-Palmer High School Gifted/Talented facilitator Laura Stamp presented a description of the revitalized tutoring center at the school, assisted by four student tutors.

Stamp explained that the tutoring center is administered as an elective class which counts for half a credit. The goal of the center is to normalize the idea that it is OK to ask for help, not only with academic issues but also with emotional problems.

All tutors are students at the school who undergo seven periods of training in the area of social/emotional wellness. It is found that some of the individuals who seek tutoring do so because of difficulty advocating for themselves or making friends in a new environment. Tutors are not expected to be experts in any given subject but advise clients in areas of their own interest.

The tutors become mentors to their clients and commented that the clients value the fact that this has enabled them to make friends in other classes. This results in more of a family or community feeling at the school.

Stamp said that there were 18 tutors last semester and 95 clients. Over 400 sessions occurred during the semester.

Several of the current tutors were previous clients and saw the value of the program.

Stamp said that she gave a presentation at a recent meeting of the Colorado Association of School Executives in Colorado Springs and has been invited to appear before the state organization.

Superintendent KC Somers commented that this additional support shows students that it’s OK to be behind. Tutoring is designed not only to solve a particular academic problem but to create relationships.

Upchurch asked how the board and community can help to support the program.

Stamp responded that the program has received grants from Monument Hill Kiwanis and the Tri-Lakes Women’s Club.

She invited any interested parties to contact her at lstamp@lewispalmer.org.

Hiring update

Director of Human Resources Alicia Welch said the district has hired 102 new individuals of whom 53 are teachers and 49 are classified.

Classified employees include paraprofessionals, food and nutrition employees, bus drivers, school office staff, pre-K instructional support, and custodians.

Base pay for all was increased due to increased state funding.

Welch said that in addition to the increased base pay, there were bonuses for new hires and increased compensation for substitutes and those in special education and specialized services.

She said that a few of the new hires were previous employees of the district and returned due to the increased compensation. Another attraction was the fact that the district is giving credit for an increased number of years of experience.

Welch said that she intends to conduct exit interviews at the end of the school year and to administer surveys to determine staff satisfaction.

Election contract

The board approved an intergovernmental agreement to participate in the November election. A 50% deposit of $17,007 was required by Aug. 29. Vicki Wood was designated as the district’s representative.

Superintendent update

Somers announced the arrival of three new principals in the new school year. They are Donnell Potter at Bear Creek Elementary, Greg Saunders at Kilmer Elementary, and Brittanie Coveney at Prairie Winds Elementary.

He also announced a Board of Education Candidate Forum to be held at Palmer Ridge High School at 6 p.m. on Sept. 28. The event is sponsored by the Tri-Lakes Chamber.

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The Lewis-Palmer D38 Board of Education meets at 6 p.m. on the third Monday of the month in the district’s learning center, 146 N. Jefferson St., Monument. The next meeting will be on Sept. 18.

Harriet Halbig may be reached at harriethalbig@ocn.me.

Other District 38 Board of Education articles

Forest Lakes Metropolitan District, Pinon Pines 1, 2, and 3, Aug. 7 and 14 – 2022 audits approved; contract services cost increases; water reuse project possible

By Natalie Barszcz

The Forest Lakes Metropolitan District (FLMD) Pinon Pines Metropolitan District (PPMD) 2 and 3 boards met on Aug. 7 to approve the 2022 audits and a second amendment to the agreement for the contract for services with Triview Metropolitan District (TMD). The boards also received updates on the Northern Monument Creek Interceptor Project (NMCI) and the Colorado Springs Utilities (CSU) Indirect Potable Reuse Project, and held an executive session related to intergovernmental agreements. The PPMD 1 all-resident board held a “special meeting” on Aug. 14 to reappoint President Mike Hitchcock to the board, approve the 2022 audit, and accept the board financial reports.

Note: Both meetings were held via teleconference. The boards had not met since December 2022.

Treasurer Douglas Stimple, chief executive officer of Classic Homes, was excused.

2022 audits

District Manager Ann Nichols said the board directors had previously received the full packet containing the 2022 audits for FLMD and PPMD 2 and 3 and, after receiving no comments, CPA Tom Sistare of Hoelting & Co. Inc. had filed the audits with the state to meet the July 31 deadline. The audits were “usual” and the financial controls were good except for PPMD 3, which had been audit exempt until 2023. In early 2022 it was discovered that some of the Public Improvement Fee (PIF) revenue belonged in 2021 and that her original estimate for PIF in 2022 was much higher than $240,000. The PIF revenue in 2022 was $455,000, significantly higher than in previous years. The PIF is estimated to be considerably more when the “Quik Trip” opens in the Falcon Commerce Center, said Nichols.

The board approved the 2022 audits as presented for all three boards, 4-0.

Contract for services with TMD

Nichols said a conversation with TMD Manager James McGrady revealed that the initial estimate for the contract for service agreement with TMD initially approved for $6,000 per month was not enough because the agreement was made before the 2023 budget, and a second amendment increasing the monthly cost to $6,700, back dated to July 2023, was needed. The TMD staff is doing a good job in the district, and about $4,000 is certainly justified for the remainder of the year, said Nichols. See www.ocn.me/v22n8.htm#flmd and www.ocn.me/v22n8.htm#tmd.

Secretary James Boulton, vice president/project manager of Classic Homes, asked if TMD would be replacing dead trees and providing trail maintenance and snow removal service.

Nichols said those services would be provided at an hourly rate for time spent, plus materials when needed. An amendment will be made to the contract services amendment, she said.

The board approved the contract for services increase, 4-0.

NMCI

Nichols said it was anticipated that CSU would request bids on the design for the NMCI in early 2023, but issues arose with the design that went through an old landfill on the U.S. Air Force Academy (USAFA) property. The USAFA is now in agreement with a design that will route the pipeline around the airfield, and it is close to signing the National Environment Policy Act assessment and approval of the re-routed design. The design phase is way behind, but the request for proposals was scheduled to be sent out by the end of August. By the end of the year or as late as spring a cost estimate of the design will be known, then FLMD can decide on the most efficient route to proceed.

FLMD and TMD are committed to seeing the design phase through but will not proceed with the construction of the NMCI pipeline until all costs are known. As a factor in the decision process, the districts are also seeking the scope and cost of upgrading the Upper Monument Creek Regional Wastewater Treatment Facility to meet the state requirements, said Nichols.

Wastewater return flows possible

Nichols said the Northern Delivery System (NDS) pipeline project TMD is developing will connect into CSU to convey, treat, and deliver water to customers in northern El Paso County. CSU continues to explore recapturing return flows with the Indirect Potable Reuse Project (formerly the reuse project under the Pikes Peak Regional Water Authority) for districts participating in the NMCI pipeline project. Wastewater would be delivered via the NMCI and treated at the J.D. Phillips Water Resource Recovery Facility on Mark Dabling Boulevard, and reuse flows would then be recaptured down Monument Creek at some point. CSU has identified six alternative arrangements to collect reuse water for treatment in Monument and Fountain Creeks before sending water to the Southern Delivery System. The projects are linked, and the costs may be presented to the board in the next couple of months, said Nichols. See www.ocn.me/v23n1.htm#flmd and the TMD article on page < 1 >.

Executive session

The PPMD 2 and 3 boards and Tom Blunk and William Muller of CP Real Estate Capital, representing Forest Lakes LLC and Forest Lakes Residential Development, moved into an executive session at 4:17 p.m., pursuant to Colorado Revised Statutes 24-6-402(4) (b) and (e) to receive specific legal advice from district counsel Russell Dykstra of Spencer Fane LLP and instruct negotiators in matters related to intergovernmental agreements.

Nichols confirmed to OCN that after the boards returned to the regular meeting, no action was taken, and the meeting promptly adjourned at 4:38 p.m.

PPMD 1

Nichols said that due to a miscommunication, Hitchcock had missed the deadline to file a self-nomination form for another four-year term on the PPMD 1 Board of Directors, and he would need to be appointed to the board.

President Mike Slavick and A J Slavick approved the appointment, and Hitchcock confirmed he had been read the oath of office by a notary. The board members approved Hitchcock be reinstated as board president. Mike Slavick returned to the vice president position, and A J Slavick is the board secretary. Former Director Chris Paulene did not re-apply for a board position in the May 2023 election, said Nichols.

Note: Two board director vacancies remain on the PPMD 1 board. Any eligible elector residing in PPMD 1 can apply for consideration for a board position.

PPMD 1 2022 audit

Nichols requested the board accept the 2022 audit that was received in July from Hoelting & Company Inc. The board was provided with the management and internal control letters, and the financial statements. The audit was filed with the state by July 31, said Nichols.

The board unanimously accepted the 2022 audit as previously presented.

PPMD 1 financial statements

Nichols said the board had received the June financial statement for approval.

The board unanimously accepted the financial statements as presented for June.

The meeting adjourned at 4:20 p.m.

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Meetings are usually held quarterly or when necessary, on the first Monday of the month at 4 p.m., via Teleconference. Meeting notices are posted at least 24 hours in advance at https://forestlakesmetrodistrict.com. For general questions, contact District Manager Ann Nichols at 719-327-5810, anicholsduffy@aol.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Forest Lakes Metropolitan District articles

Woodmoor Water and Sanitation District, Aug. 14 – General manager reviews water resources

By James Howald

At its meeting in August, The Woodmoor Water and Sanitation District (WWSD) heard a presentation from General Manager Jessie Shaffer explaining the approaches to water resources the district could use to plan future needs. The board considered awarding a construction contract, voted for a resolution affirming the district’s participation in the El Paso County Regional Loop Water Authority (EPCRLWA) and launched an analysis of water and sewer tap fees. The board heard operational reports. Finally, the meeting ended with an executive session.

Four approaches to water resources

In response to a request from the board made at the previous meeting, Shaffer gave the board his thoughts on possible approaches the district could take to manage its present and future water sources with a focus on long-term sustainability.

If the district does nothing, Shaffer said, the Denver basin aquifers currently supplying customers will decline, with or without growth. More wells will need to be drilled and the cost of well drilling will escalate. The water pumped from aquifers will become more and more costly. Beyond a certain number of wells, it is hard to avoid well interference and it is harder to site wells, which can’t draw from outside the district boundaries. Long-term sustainability requires other sources, he said.

Shaffer characterized the next approach as “Go it alone”—by which he meant treating and transporting water from the Woodmoor Ranch without relying on any partnering water districts. This approach offers a sustainable supply of surface water, with the advantage that WWSD would retain complete control over its operations. The downside is affordability: The cost is likely to be near $180 million, which would be born entirely by WWSD ratepayers. Shaffer said this approach is not achievable due to cost.

The third approach Shaffer discussed involves relying on Colorado Springs Utilities (CSU) to convey, treat, and deliver water to WWSD customers. The short-term costs of this approach make it seem attractive, Shaffer said, but the long-term costs are higher than other alternatives, with a cumulative cost break-even point at nine years, and CSU could raise rates at any time so WWSD would lose control of its costs under this approach. Infrastructure to connect to CSU’s system would need to be built, and there are many fees that that would apply.

Finally, Shaffer discussed using a group approach and partnering with other districts. He said the EPCRLWA, in which WWSD is participating, is an example of this approach. A considerable challenge here is creating consensus among the partners, Shaffer said, but this approach offers economies of scale and sustainability.

Following the presentation, board President Brian Bush said the “do nothing” approach should be dropped as it violates WWSD’s mission to provide water to its customers on a sustainable basis.

Construction contract awarded

District Engineer Ariel Hacker told the board that the Monument Junction development currently under construction by Classic Homes has created a need for an additional pressure management zone within the district. The cost of building the new zone would primarily be paid by Classic Homes but some of the needed infrastructure would be installed beyond the boundaries of Classic Homes’ property to serve other WWSD customers, so WWSD would be responsible for a portion of the project. Classic Homes is responsible for installing a total of three pressure reducing valves and related pipelines, while WWSD is responsible for one valve and its pipelines, she said.

Hacker said three bids for the project were submitted but two contained substantial errors, so she recommended the third bidder, Asland Constructors.

Shaffer said that typically if a developer creates a need for additional infrastructure, the developer pays the associated costs, but in this case, since some of the work is off the developer’s property, Classic Homes approached the district and asked WWSD to manage the entire project, with Classic Homes paying WWSD for its portion of the project and adding a 20% contingency fee. Shaffer said if WWSD managed the entire project it would mean a single set of inspections, making the project more efficient.

The board voted unanimously to authorize awarding the contract to Asland Constructors. Bush asked that work not begin until Classic Homes had paid WWSD for its portion of the costs.

EPCRLWA resolution passes

The board voted unanimously in favor of a resolution formalizing WWSD’s participation in the EPCRLWA, informally known as the loop. Of the three other participating districts, Donala Water and Sanitation District has also signed a similar resolution and Cherokee Metropolitan District and the Town of Monument are expected to take the same step soon.

Tap fees due for review

Shaffer introduced Andrew Rheem of Raftelis, the company WWSD works with to model rates and fees and told the board he had asked Rheem last year to begin an analysis of the district’s tap fees.

Rheem said his goal was to ensure that growth in the district was paying its own way, explaining that there were some legal restraints on how tap fees would be used. For example, if they are used for debt service, the debt must be acquired due to development.

Rheem defined water and sewer tap fees as a one-time charge assessed to new customers when they connect to the district’s infrastructure for the first time or when they increase their service. New customers are paying for their share of the district’s capacity, he said. Currently, a new residence in WWSD’s service area pays $29,788 for a ¾-inch water tap and $10,390 for a sewer tap. Larger capacity taps pay a higher fee, he said.

Rheem explained three approaches to setting tap fees. The “buy-in” method is often used in districts where capacity is available and a new customer is buying into the existing system. The system is valued at its replacement cost in this method. The “incremental” approach is used where the existing system has little or no capacity for growth and the tap fees will be used to increase capacity. Finally, the “hybrid” approach when there is current capacity, but more is needed.

Rheem said his analysis would evaluate the maximum water and sewer tap fees under all three approaches and would recommend tap fees for all meter sizes.

Bush asked what timeframe would be used for the analysis, and Rheem said that was an open question. Bush said the board should avoid getting locked into something it does not want going forward.

The board voted unanimously to authorize Bush to sign a service agreement with Raftelis to complete the study.

Highlights of operational reports

  • Operations Superintendent Dan LaFontaine noted that the district’s customers were currently receiving surface water treated at the Central Water Treatment Facility.
  • LaFontaine said he had been investigating how stormwater was infiltrating the system and said he believed that, due to the rainy weather, a number of customers were using sump pumps to drain their basements and sending that water into the wastewater system where it would be treated. This is an illegal discharge, he said, adding water from basements should be distributed to the homeowners’ property.

Executive session

The meeting ended with an executive session to confer with legal counsel on questions relating to the EPCRLWA and to negotiations with CSU regarding the conveyance, treatment, and delivery of water.

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The next meeting is scheduled for Sept. 11 at 1 p.m. Meetings are usually held on the second Monday of each month at 1 p.m. at the district office at 1845 Woodmoor Drive; please see www.woodmoorwater.com or call 719-488-2525 to verify meeting times and locations.

James Howald can be reached at jameshowald@ocn.me.

Other Woodmoor Water and Sanitation District articles

Monument Sanitation District, Aug. 8 – Board hears request to merge with town’s Water Department

By Jackie Burhans and James Howald

At its August meeting, the Monument Sanitation District (MSD) board heard a summary of a meeting between two MSD board members and representatives of the Town of Monument to discuss merging MSD with the town’s Water Department. The board voted on updates to the district’s employee handbook and to its bylaws. In his manager’s report, District Manager Mark Parker discussed maintenance and security issues at the district’s headquarters. Board President Dan Hamilton led a discussion of improvements to the district’s billing system. The meeting ended with an executive session.

LaKind and Kronick propose merger

Hamilton told the board that he and Director John Howe met with Monument Mayor Mitch LaKind and Councilmember Laura Kronick to discuss the possibility of merging MSD with the town’s Water Department and ultimately creating a water and sewer authority that combines the MSD service area, which is not entirely within the town borders, with the town. Hamilton said no specific proposal was made. Howe recalled that a similar discussion had taken place when Don Wilson was mayor, but no proposal was made.

Hamilton said if a specific proposal were made, it would be the board’s duty to consider it.

Jim Kendrick, who handles operations for MSD, said he did not know of a merger between a special district and a charter town in the state of Colorado.

Employee handbook and bylaws updated

Hamilton presented changes to the district’s employee handbook, which has been under review by MSD’s lawyer to bring it into compliance with recent changes to state law. Most of the changes address Paid Time Off (PTO) policy, he said.

Hamilton said under the updated policy employees with one to five years employment would earn 160 hours of PTO per year, employees with six to 15 years would earn 240 hours, and employees with more than 15 years would earn 320 hours. Parker added that Colorado’s Family and Medical Leave Insurance (FAMLI) law mandates that employees with less than a year on the job earn one hour of PTO for each 30 hours worked.

Hamilton proposed that each of Parker’s 28 years of experience in wastewater management add one-half a year of service to Parker’s 2 1/2 years of employment in MSD. He also pointed out that Colorado law requires any employee with less than 80 hours of earned PTO to be provided 80 hours if a public health emergency is declared.

Two half days off at Christmas and New Year’s were removed along with two floating days off and replaced with a day off following Christmas and New Year’s.

The board voted unanimously to approve the updated employee handbook.

The board also voted to approve amended bylaws. Parker said the changes were minimal, and he recommended reviewing the bylaws on a five-year schedule.

Manager’s report

Parker said the Black Forest Foods Café and Delicatessen, which rents a portion of the MSD headquarters building, was struggling with air conditioning issues and had deployed two swamp coolers on a temporary basis. He said its HVAC units were aging and would be evaluated for replacement. As the building’s owner, MSD would pay for any new equipment, he said.

Parker reported heat and hail damage to the roof on a section of the building and said a claim had been submitted to MSD’s insurer.

Parker told the board that Marylee Reisig, owner of Santa Fe Trail Jewelry, a tenant in the headquarters building, had thwarted a robbery attempt at her store. Pictures of thieves who had stolen $5,000 worth of merchandise from the Garden of the Gods Trading Post had been circulated to similar retailers and Reisig recognized them when they entered her shop. Reisig was able to prevent any theft by kicking them out, and Parker called police. Security camera footage showed the thieves driving by the store, parking their car, and entering the store.

Improvements to billing proposed

Hamilton said he would like to see the district make its autopay option easier for customers. He proposed eliminating the fee for paying with a credit card. He said he was willing to increase rates to eliminate the fee. Parker said credit cards were accepted only online and he intended to make it possible to pay with a credit card in the office as well. Parker said he did not want the district to store customer information as that would require compliance with additional regulations. Account Administrator Cheran Allsup said some older customers prefer to pay in person.

Executive session

The meeting ended with an executive session to consider Allsup’s annual review.

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Monument Sanitation District meetings are normally held at 9 a.m. on the third Wednesday of the month in the district conference room at 130 Second St., Monument. The next regular meeting is scheduled for Sept. 20. See https://colorado.gov/msd. For a district service map, see https://colorado.gov/pacific/msd/district-map-0. Information: 719-481-4886.

Jackie Burhans can be reached at jackieburhans@ocn.me. James Howald can be reached at jameshowald@ocn.me.

Other Monument Sanitation District articles

Donala Water and Sanitation District, Aug. 17 – Electrical contract awarded

By James Howald and Jackie Burhans

The Donala Water and Sanitation District (DWSD) board met in August to award a contract for electrical work on the district’s newest well. The board also heard operational reports from General Manager Jeff Hodge, who reviewed the district’s monthly finances and touched on several ongoing projects.

Well 16A nears completion

Hodge told the board that drilling and hardware installation are complete for Well 16A, which will pump from the Arapahoe aquifer. Bids are out for drilling a pipeline to connect the well to the district’s infrastructure and to construct a vault for the well. The final bid is for electrical work, Hodge said.

Roger Sams, of GMS Engineering Inc., said the electrical work consisted of conduits, wiring, and installation of some equipment that has been received. There were two bids submitted for the work, Sams said: one from McDade-Woodcock Inc. for $134,551 and a second from Sun Valley Contractors LLC for $94,406. Sams advised the district to award the contract to Sun Valley Contractors.

The board voted unanimously to award the contract to Sun Valley Contractors.

Details of operational reports

Hodge told the board that water sales had increased during July, and much of the revenue lost due to exceptionally rainy May and June had been recovered. He gave a generally positive picture of the district’s finances, remarking that electrical expenses budgeted at $73,000 would be closer to $50,000 due to the lower water usage in previous months. Repair and maintenance was also under budget, he said.

Hodge said the district was rebidding the project to recoat the district’s water tanks.

Commenting on the district’s recent changes to billing for sewer service, which took effect in July, Hodge said only four calls from the district’s 2,900 customers had been received, with two callers unhappy with the changes and two happy. Hodge said July billing for sewer service was up $20,000.

Hodge said only 57 meters remained to be replaced out of the 2,819 in the district. He noted that the new meters were better integrated with the district’s billing software, allowing office staff to have accurate real-time data to assist customers.

Summarizing progress by the El Paso County Regional Loop Water Authority, of which DWSD is a participating district, Hodge said he noticed Colorado Springs Utilities (CSU) was becoming more flexible in the options it was willing to consider for how the loop project might use CSU’s infrastructure. The loop might be able to save money by using some of CSU’s infrastructure instead of building its own, he said.

Hodge also mentioned that due to staff changes, he was now the Operator in Responsible Charge (ORC) for the Upper Monument Creek Regional Wastewater Treatment Facility.

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The next meeting is scheduled for Sept. 21 at 1:30 p.m. Generally, board meetings are held the third Thursday of the month at 1:30 p.m. and include online access; call (719) 488-3603 or access www.donalawater.org to receive up-to-date meeting information. The district office is located at 15850 Holbein Drive, Colorado Springs.

James Howald can be reached at jameshowald@ocn.me. Jackie Burhans can be reached at jackieburhans@ocn.me.

Other Donala Water and Sanitation District articles

El Paso County Regional Loop Water Authority, Aug. 17 – Project manager discusses possible new approach

By James Howald

The El Paso County Loop Regional Water Authority (EPCRLWA) board met in August to hear an update from its recently hired Project Planning and Workflow Manager (PPWM) and to formalize the obligations required by the project’s acceptance of American Recovery Plan Act (ARPA) funds. The board also heard results from the most recent water quality tests. The meeting ended with an executive session.

The EPCRLWA was formed in November 2022 by an Intergovernmental Agreement between Cherokee Metropolitan District (CMD), Donala Water and Sanitation District (DWSD), the Town of Monument (TOM), and Woodmoor Water and Sanitation District (WWSD) to build infrastructure that would allow water, including treated effluent, that is flowing south in Monument and Fountain Creeks to be stored at Calhan Reservoir at Woodmoor Ranch and then pumped back north to be used by customers of the participating districts.

PPWM reports on meetings

The EPCRLWA board recently hired John Kuosman, a water practice leader with Merrick and Co., to serve as the project’s PPWM, overseeing and coordinating the work of the various contractors contributing to the effort. Kuosman told the board he was developing a decision flow chart around types of funding, funding agreements, and plans to sell bonds. Kuosman said he met with Russ Dykstra of Spencer Fane, the project’s law firm, to discuss the details of how the participating water districts might sell bonds to finance their portions of the project.

Kuosman also said he met with Colorado Springs Utilities (CSU). To date, EPCRLWA’s proposed design for the project has not included use of any infrastructure belonging to CSU. Kuosman said CSU was open to the idea of “boutique rates” for the use of some of their infrastructure. He said CSU was not looking for a commitment, but wanted to have conversations with agencies that might be interested in such an arrangement. Kuosman suggested this could be advantageous for EPCRLWA, which might be able to save costs on water treatment. Kuosman did not recommend that EPCRLWA “pump the brakes” on its current design, however.

Following Kuosman’s remarks about the CSU meeting, Tom Tharnish, Monument’s director of Public Works, who attended the meeting in place of Mike Foreman, Monument’s town manager, moved to appoint Kuosman to represent the project at CSU’s ongoing meetings regarding water reuse. The appointment was unanimously approved.

Kuosman also mentioned that he had met with the Town of Fountain, which has expressed interest in joining the project. Kuosman said Fountain did not want to pass on the costs of joining the project to its existing customers and was considering a public/private partnership instead that would be funded through new tap fees, which would be paid only by new development. The town had not made a formal request to join the project, he said.

ARPA subrecipient agreement explained

Dykstra asked the board to approve a subrecipient agreement required for the project to receive ARPA funds through El Paso County. The agreement states the funds must be used for work related to water and wastewater infrastructure that meets federal eligibility requirements, and the county will monitor the performance of the subrecipient against activities, goals, and performance standards that are defined for the project. The agreement documents that EPCRLWA has requested funds for:

  • Design engineering fees
  • Environmental assessments
  • Easements and property repairs
  • Legal expenses
  • Indirect costs

The agreement also requires EPCRLWA to make all its accounting documents available to the county.

The board voted unanimously to approve the agreement.

Water quality tests proceed

Richard Hood of JVA Inc., the company EPCRLWA has hired to assess water quality and design the water treatment aspects of the project, told the board that the latest water quality data were in line with previous results. Two herbicides were detected for the first time, but the levels were below the maximum contaminate levels for those chemicals.

Executive session and vote

The board adjourned the regular meeting and went into executive session to receive legal advice on a water use offer. After the executive session, the board voted unanimously to authorize counsel to prepare a response letter to the water use offer. No details about the offer were provided.

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The next regular meeting is scheduled for Sept. 21 at 9 a.m. Regular meetings are usually held on the third Thursday of each month at 9 a.m. at the Monument Town Hall at 645 Beacon Lite Road. Workshop meetings are held every Thursday at 9 a.m. at rotating venues. Please see loopwater.org or call 719-488-3603 to verify meeting times and locations.

James Howald can be reached at jameshowald@ocn.me.

Other El Paso County Regional Loop Water Authority articles

Monument Town Council, Aug. 7 – “Shoddy work,” says mayor, before voting “no” on change order

By Chris Jeub

One public Monument Town Council meeting took place in August which included two presentations, both underscoring the town’s dedication to preserving its heritage and enhancing its natural landscapes. An ordinance allowing a local health facility to host classes in its downtown studio was unanimously approved.

The mayor cast a dissenting vote coupled with stern admonition for a change order request by the director of Public Works.

The meeting also featured Monument’s police chief explaining the town’s support for Monument Academy’s School Resource Officer (SRO) which prompted concerns from one councilmember.

Mayor votes against “shoddy work”

Resolution No. 58-2023, concerning a change order for the Wagner Construction Contract for the new 2-million-gallon Tank Pipeline Project, spurred a thorough discussion within the Town Council. The resolution ultimately passed with a 6-1 majority, Mayor LaKind casting the sole dissenting vote. LaKind expressed dissatisfaction with the project’s progression.

During the exchange, LaKind questioned the project’s timeline and challenged Director of Public Works Thomas Tharnish on the lay-down date of the fiber and sewer lines. Tharnish explained the complexities of the AT&T fiber line’s installation and the challenges it posed due to its unconventional placement. The discussion escalated as LaKind criticized the project’s engineering efforts, calling it “shoddy work,” citing multiple issues that had led to cost overruns. LaKind voiced frustration over what he perceived as insufficient engineer efforts and expressed his belief that the engineering firm, Forsgren Associates, should be financially accountable for the $55,000 cost overrun.

Councilmembers engaged in a deliberation on the situation. Kronick raised questions about Palmer Lake’s cooperation, while King and Fiorito discussed the expense of the project and the necessity of proper bore work. The conversation pivoted to accountability, with LaKind urging Tharnish to take proactive measures to ensure that similar issues do not arise in the future. The mayor pressed for a commitment to avoid further cost overruns and to take necessary precautions to prevent reoccurrence.

In response, Director Tharnish pledged his best efforts to prevent future incidents but acknowledged the absence of a fail-safe guarantee. Foreman intervened, proposing to take a proactive stance by ensuring a comprehensive re-evaluation of all factors involved. This commitment was aimed at assuring the council that due diligence would be exercised to prevent further financial implications. Even with this commitment, LaKind voted “no” for the change order, the only councilmember to do so.

Monument Cemetery and Northern Nature Center

John Howe and Michael Weinfeld presented an insightful history of the Monument Cemetery, uncovering more than anticipated. Initially envisioned as a several months-long project, it took 13 years, resulting in a 73-page report. Among the revelations, 150 unknown Plaster of Paris gravestones were replaced by granite stones for an Eagle Scout project. Another 36 granite stones were made by the Public Works Department for the remaining unknown graves. Their research revealed discrepancies that were rectified for accuracy. Howe and Weinfeld advocated for the Public Works Department to continue maintaining the headstones and proposed installing an informational kiosk for visitors.

Councilmember Steve King posed an intriguing question about the cemetery’s most prominent resident, prompting discussion about notables like “Freddy Krueger” and “Anna Frank,” interesting names but not the famous originals. Councilmember Laura Kronick praised the report, while Fiorito encouraged Howe and Weinfeld to collaborate with the University of Colorado at Colorado Springs’ History Journal for more exposure. The presentation garnered accolades and recognition for their volunteer work. See cemetery records photo and caption on page < 20 >.

Todd Marts, executive director of the El Paso County Parks Department, introduced the Northern Nature Center project. The endeavor began with a feasibility study in 2019, culminating in a focus on Fox Run Regional Park. Marts emphasized community involvement in shaping the park’s development. The planned nature center, acting as a welcoming hub, will include a tower and canopy walk. Anchored in the mission to “connect and inspire stewards,” the center’s architecture reflects this intent. The project carries a price tag of $12 million, with fundraising set through 2024 and construction scheduled for 2025. Councilmembers raised questions about conservation easements, Native American history, and park security, receiving affirming responses from Marts.

Bloom Healing Arts approved for yoga studio

Ordinance No. 17-2023, an ordinance approving a conditional use for a yoga studio at 267 B N. Washington St., passed with a vote of 7-0. The ordinance sought approval for a recreation and entertainment, indoor use—a departure from its existing classification as a “clinic.” The applicant, Bloom Healing Arts, desired to extend its services by offering open yoga classes to the public, necessitating the reclassification and a conditional use permit.

The history behind the application traced back to the town directors’ initial permission for the location to function as a “clinic.” However, with aspirations to provide broader recreational opportunities to the community, the applicant sought a change in classification to accommodate their vision for a yoga studio. Town staff determined that the reclassification fulfilled all the requisite review criteria and, noteworthy, no new construction was anticipated. Moreover, staff recognized the yoga studio as being “generally consistent” with the Comprehensive Plan, further underscoring its alignment with the town’s broader developmental vision.

Terry Hayes, president and chief executive officer of the Tri-Lakes Chamber of Commerce, expressed its support for this conditional use application, citing the significance of such an establishment for the town’s vibrant downtown area, calling it “a perfect addition” to the downtown landscape. Amid the discussions, Katrina Maldonado, owner of Bloom Healing Arts, extended gratitude to the town staff for its role in facilitating the process.

School Resource Officers for Monument Academy

Monument Police Chief Patrick Regan led the presentation of Resolution No. 48-2023, addressing the matter of School Resource Officers (SROs) for Monument Academy. Following the successful deployment of an SRO during the past year, Monument Academy’s leadership expressed the desire to continue this program and expand it to encompass a second SRO for their second campus. Under the proposed agreement, Monument Academy would contribute 75% of the salary while the Town of Monument would cover the remaining 25%. The understanding was that 75% of the officer’s time would be spent on campus, with the remainder allocated to Police Department duties.

Councilmember Kenneth Kimple raised concerns about potentially diverting officers from the town’s police force. He asked questions regarding the inclusion of all schools in District 38 and why SROs weren’t provided to all. Chief Regan explained that the SRO program was still in its early stages and expressed a desire to have officers in every school. Town Manager Mike Foreman noted that other District 38 schools were utilizing El Paso County SROs and wished to continue with that arrangement.

The annexation status of Monument schools was discussed, with Councilmember Marco Fiorito highlighting the distinction. Further inquiry arose about extending SRO coverage to St. Peter School, to which Regan expressed willingness, contingent on available resources. The conversation touched on the equitable distribution of resources, with Kimple emphasizing the importance of fair treatment across schools.

The motion to approve the resolution was made by Fiorito and passed with unanimous agreement. However, Kimple reiterated his concern for equal treatment among all schools. The resolution’s approval reflected the Town Council’s support for providing SROs to Monument Academy, while ongoing discussions centered on the broader scope of SRO distribution among schools in District 38.

The second Town Council meeting originally set for Aug. 21 was cancelled to make time for a training session.

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The Monument Council usually meets at 6:30 p.m. on the first and third Mondays of each month at Monument Town Hall, 645 Beacon Lite Road. The next two regular meetings are scheduled for Tuesday, Sept. 5 (the day after Labor Day) and Monday, Sept. 18. Call 719-884-8014 or see www.townofmonument.org for information. To see upcoming agendas and complete board packets or to download audio recordings of past meetings, see http://monumenttownco.minutesondemand.com and click on Town Council.

Chris Jeub can be reached at chrisjeub@ocn.me.

Other Monument Town Council articles

Monument Planning Commission, Aug. 9 – Variance approved for affordable housing project

By Leslie Hanks

The Aug. 9 Monument Planning Commission meeting was attended by Commissioners Chair Martin Trujillo, Vice Chair Danny Ours, Cathy Green, Sean Zernikow, Ray Egley, Greg Collins, and Chad Smith.

The planning staff started the meeting by explaining that the planning commissioners acting as the Board of Adjustment was appropriate. According to the Home Rule Charter, the Board of Adjustment has five members and the Planning Commission has seven. The staff said this was consistent with the charter which states: “the responsibilities of the BOA are to be absorbed by the Planning Commission, since positions on the adjustment board are difficult to fill.”

The first order of business was a proposed variance for a Final Plat of a proposed affordable housing project at 245 Front St., which had been previously approved but because of a staff error, the required applicant signatures were not submitted in a timely fashion. Without the variance, the applicant would be required to start the process over from the beginning.

This project is intended to provide affordable housing for community members. Several who testified, during public comment, that they were in favor of the variance mentioned Monument firefighters and first responders as those who might benefit the most.

Vice Chair Ours raised a question about language in the variance resolution, which implied that the applicant had somehow been at fault, when in fact it was determined that the planning staff had been in error. There was agreement that the resolution should be slightly reworded to properly reflect what had transpired and to clarify any potential confusion.

Planning Commission attorney Bob Cole had proposed that the applicant be required to sign a liability waiver, but community member Bonnie Hildebrandt asked the commission to support the variance without the liability waiver. Commissioner Green agreed that the variance should proceed without the liability waiver and suggested that the code should be revised so that this situation couldn’t happen again. She also raised concerns about whether the variance was the appropriate remedy for the situation.

Following the discussion about those technical issues, the Planning Commission passed the proposed variance unanimously, 7-0.

The remainder of the meeting was devoted to several other code revisions where language clarifications should make applicant requirements clearer and assist staff in being as specific as possible to avoid confusion.

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The next Planning Commission meeting will be held on Sept. 13 at Town Hall, 645 Beacon Lite Road. The agenda and packet can be found at https://townofmonument.org.

Leslie Hanks can be reached at lesliehanks@ocn.me.

Other Monument Planning Commission articles

Palmer Lake Board of Trustees, Aug. 10, 16, and 24 – Board extends permits and taps for former mayors’ property

By James Howald and Jackie Burhans

In August, the Palmer Lake Board of Trustees held two regular meetings, on Aug. 10 and 24, each ending with an executive session. The Aug. 10 regular meeting was preceded by a one-hour board retreat to review rules and roles. The board met for a third executive session, online only, on Aug.16, to receive legal advice on a human resources complaint and a personnel matter involving the police chief.

The board considered a resolution permitting John Cressman and Nikki McDonald, both of whom have served terms as mayor, to extend the expiration of building permits and associated water taps for four lots they own jointly on Greeley Boulevard. Mayor Glant Havenar, who was involved in the sale of the lots, recused herself from the discussion and the vote on the resolution.

The board held a public hearing and voted on a resolution and an ordinance concerning a request to annex and rezone parcels of land belonging to James Parco and James Fitzgerald. The board passed an ordinance regulating recreational vehicle storage and usage and considered next steps on creating a water enterprise fund. Three permits for special events were granted. A masterplan for Centennial Park was approved and two commissioners were appointed to the Parks Commission.

Above: At the Aug. 24 Palmer Lake Board of Trustees meeting, Cub Scout George Bartufiak, a third-grader at Larkspur Elementary School, led the Pledge of Allegiance that opened the meeting. Bartufiak attended with his mother and is in Larkspur-Monument Cub Scout Pack 217. The group met to fish at Palmer Lake on Sunday, Aug. 27. More information can be found on the pack’s Facebook page. Photo by Jackie Burhans.

Building permits and taps extended

A lengthy discussion preceded the board’s vote on Resolution 58-2023, which extends the building permits and associated water taps on four lots owned by Cressman and McDonald.

Town Administrator Dawn Collins summarized some of the background: Water taps had been issued for the lots, two of which have building permits in place, but a moratorium on land use applications had prevented the development planned by Cressman and McDonald. Now Cressman and McDonald want to sell the lots along with the associated building permits and water taps, she said. The resolution would authorize an agreement extending the building permits for one year, allowing the lots to be sold together or individually, along with the permits and taps.

Attorney Matthew Krob explained that people who own unused taps pay a monthly fee to support the water system even though the unused taps are not delivering any water. He said the municipal code was written to prevent people from buying water taps as an investment and from buying taps not associated with a specific lot.

Trustee Shana Ball pointed out that if someone were to purchase a water tap now, they would pay more than Cressman and McDonald paid.

Collins said that previously the town sold water taps for cash even though those sales were not in line with the municipal code.

Trustee Samantha Padgett argued the board was trying to create clear processes and that the processes in place when the taps were sold were not followed. She said she wanted to avoid the need for exceptions and the creation of new precedents. She suggested the taps should be considered abandoned so they could be resold by the town. Municipal code 13.08.060 says: “A water tap shall be deemed abandoned if a building permit utilizing the water tap has not been issued within one year from the date of purchase. If the building permit is allowed to lapse, the water tap shall also be deemed abandoned.”

McDonald pointed out that easement issues with CORE, the town’s power company, were preventing the plans for the lots from moving forward, and Cressman added that he had been paying the monthly fees for the unused taps since their purchase. He said he wanted to sell the lots and let the purchaser deal with the problems with CORE.

Following the discussion, the board voted unanimously in favor of the resolution to extend the building permits.

Cressman and McDonald appeared before a previous board on March 6, 2021 to discuss the lots and water taps. Details of that meeting can be found here: https://www.ocn.me/v21n3.htm#plbot.

Board approves parcel annexation and rezoning

The board held a public hearing and considered several items on the agenda to resolve a land use and property tax issue. First was an application to annex and rezone a parcel of land owned by James Parco, followed by a resolution on findings of fact and an ordinance to approve the request.

Parco explained that in 2012, he and his wife had purchased Lot 1 of a parcel of land in the Coldwater subdivision, where the Fitzgeralds had purchased Lot 2. One Lot was in the Town of Palmer Lake, and the other was in unincorporated El Paso County. Shortly after that, the Parcos and Fitzgeralds agreed to adjust the lot line between the two lots to improve access, swapping an equal amount of land. They had their properties surveyed, replatted, and filed documents by 2015. After that time, each property owner received two tax bills since they now each owned land in two jurisdictions. They later contacted the county assessor for advice on how to resolve the issue. Toward that end, Parco was now asking the town to annex and rezone his county property to incorporate it with his Palmer Lake land. Similarly, the Fitzgeralds would like their land disconnected from the town so they can incorporate it with the land they own in the county as one property. These actions would change the boundary line of Palmer Lake but not change its total property size.

Noting that the Palmer Lake Planning Commission had recommended approval of the annexation and rezone request on a vote of 7-0, Collins said that staff supports Resolution 60-2023 making findings of fact and Ordinance 18-2023 to annex and rezone Parco’s property as requested. The public hearing was closed with no comments, and the board voted unanimously to pass both the resolution and ordinance related to Parco’s request.

The last part of the solution would be to disconnect the Fitzgeralds’ land from Palmer Lake so they could incorporate it with their property in unincorporated El Paso County. The board directed the staff to draft the relevant resolution and ordinance and bring it back to the next board meeting.

Recreational vehicle storage ordinance passes

Completing a discussion begun in previous meetings, the board passed Ordinance 19-2023, which prohibits the storage or use of recreational vehicles on public property, with a 24-hour exception for loading and unloading, and sets parameters for the storage and use on private property that include 30 consecutive days of occupancy and prohibit connection to the sewer system.

The complete text of the ordinance can be found on the town’s web page here: https://www.townofpalmerlake.com/ordinances/regulating-storage-and-use-rvs.

Storm water enterprise fund next steps

At the Aug. 10 meeting, Ball made a motion requesting town staff to initiate an analysis of the steps needed to create an enterprise water fund. Collins and Krob will oversee the effort.

Special event permits approved

The board approved special event permits for:

  • The Lewis-Palmer Middle School Cross Country Meet, to be held on Sept.13.
  • A Melodrama Play to be put on by the Palmer Lake Arts Council on Oct. 6 and 8.
  • The Ninth Annual .5K Race, a fund-raising event for Awake Palmer Lake, to be held on Oct. 15.

Centennial Park master plan approved; commissioners appointed

At the Aug. 10 meeting, the board approved Resolution 52-2023, which approves the Parks Commission’s master plan for Centennial Park. Parks Commission Chair Reid Wiecks said the plan was an update of three previously developed plans. Trustee Kevin Dreher thanked Wiecks for his work on the plan.

At the Aug. 24 meeting, Kevin Magner and Jennifer Nilson were appointed to open seats on the Parks Commission.

Executive sessions

The Aug. 10 meeting ended with an executive session to determine negotiating positions relative to lease agreements and a possible annexation and to address the town administrator’s evaluation.

The virtual executive session held on Aug. 16 was for the purpose of receiving legal advice concerning a human resources complaint and a personnel matter involving the police chief.

The Aug. 24 meeting ended with an executive session to determine negotiating positions relative to lease agreements.

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The next board meetings are scheduled for Sept. 14 and 28. See the town’s website at www.townofpalmerlake.com to confirm times and dates of board meetings and workshops. Meetings are typically held on the second and fourth Thursdays of the month at the Town Hall. Information: 719-481-2953.

James Howald can be reached at jameshowald@ocn.me. Jackie Burhans can be reached at

jackieburhans@ocn.me.

Above: At the Aug. 24 Palmer Lake Board of Trustees meeting, Cub Scout George Bartufiak, a third-grader at Larkspur Elementary School, led the Pledge of Allegiance that opened the meeting. Bartufiak attended with his mother and is in Larkspur-Monument Cub Scout Pack 217. The group met to fish at Palmer Lake on Sunday, Aug. 27. More information can be found on the pack’s Facebook page. Photo by Jackie Burhans.

Other Palmer Lake Board of Trustees articles

Black Forest Fire/Rescue Protection District, Aug. 16 – Apparatus replacement plan revealed; chassis purchase approved

By Natalie Barszcz

At the Aug. 16 meeting of the Black Forest Fire Rescue Protection District (BFFRPD), the board approved the purchase of Ford F550 chassis for two brush trucks, and approved seeking a proposal from Pierce Manufacturing for the potential purchase of a Type 1 engine.

At the end of the meeting, resident Linda Smith announced that former volunteer Public Information Officer Gary Watson had recently passed.

Vice Chair Kiersten Tarvainen attended via Zoom.

Note: This reporter attended via Zoom, but it was not possible to hear everything Hinton said throughout the meeting. Information was received via the board secretary and the administrative staff to make this article possible.

Apparatus replacement plan

Fire Chief PJ Langmaid said the department had a chance to purchase two Type 6 (brush trucks) F550 white truck chassis for $66,647 each. There is no delivery date, but the district did “miss the boat” on purchasing chassis for the past two months, he said.

Chairman Nate Dowden said the district needed to send a commitment letter by Aug. 18 to avoid losing its place in line.

Langmaid said there is a slim chance the district could get a black or red chassis, but failing that, the plastic stripping would need to be removed from the interior of the white chassis before the department colors black over red could be applied. It will be more labor intensive, but better than nothing, he said.

Dowden said originally the Ford salespeople indicated good availability for red chassis and suggested the district reserve red, and when they were gone, the district was told it should have requested black, and now they are unavailable. The salespeople were not helpful, he said.

Treasurer Jack Hinton said he would need to look at the numbers before an informed decision could be made.

Langmaid said the 2023 budget approved $65,000 for concrete, a capital improvement not acted upon, with no commitment to a contractor. The decision does not have to be based on where the money is coming from right now, he said.

Dowden requested the board approve the purchase of two chassis for a total of $133,294.

Tarvainen said she liked the idea of the “F550 Crew Cab” model after picking and choosing what gear to take to calls in the past, she was all for it, she said.

The board unanimously approved the purchase.

Pierce Type 1 Engine proposal

Langmaid also requested the board review and consider a planning proposal to purchase a Pierce Type 1 Engine for about $882,000. He said the purchase required no money down, with payments beginning in about two years, and if the economy does not allow the district to complete the purchase, it could be sold. Production time is typically two years or longer and costs continue to rise. The supply for this type of engine is dwindling and the configuration is never coming back, as the new EPA standards take effect. It will be a valuable commodity that other departments will want, he said.

Dowden said the board needs more data from Pierce Manufacturing and it could then consider approving a proposal in September.

Director James Abendschan recommended the department get on the list given the production timeline of two to three years.

Dowden requested the board approve that the fire chief proceed with a request for proposal to Pierce Manufacturing for a negotiation to purchase a Type 1 Engine for no more than $882,000, for further consideration by the board.

Getting on the list is a good idea, said Tarvainen.

The board approved the decision to request a proposal, 4-1, with Hinton dissenting.

Hinton expressed his disappointment with the method utilized to approve high-value purchases, stating that the board should be given more time beforehand to study information on the proposals and desired purchases. The board needs a clear definitive picture of what the financial status of the district will be before appropriating large sums of money, he said. More time was needed to study the proposals and take a more measured look at the financial situation and the future property tax assessments. It is disrespectful for the board to be bombarded with high-dollar requests for apparatus, he said.

Langmaid said he believed he was following the board directive to present information for consideration, and the board directed the staff to return with a proposal and pricing, he said.

Resident Smith asked if the district could conduct a search for a used engine. The district was successful last year and saved money by purchasing a used ladder truck in 2022, said Smith.

Langmaid said district mechanic Gavin Smith had looked for a Type 1 engine similar to the Pierce Type 1 Enforcer engine received last year, with just the following criteria: a 750-gallon water capacity, a 1,500-gallon-per-minute pump, and a low hose bed for firefighter safety, but nothing was available, he said.

Note: The board held a workshop at 5 p.m. before the meeting to discuss the apparatus replacement plan. The district purchased a Pierce Type 1 Enforcer engine in August 2022 via a 10-year lease-purchase agreement; and a tender truck that will cost $346,910 is expected to arrive in fall. See www.ocn.me/v22n9.htm#bffrpd. The district also purchased a used 2005 mid-mount aerial ladder truck in late 2022 that once equipped will require additional staffing. See www.ocn.me/v23n7.htm#bffrpd.

Financial report

Hinton said the district had about $4.1 million in total assets as of July 31.

The financial report provided to this reporter noted that as of July 31, the district had about $2.4 million for General Operations. Deployment operations revenue received year to date was $255,884, and 47.85% of the budgeted $534,729 year to date. The income received year to date was about $4 million, and 93.60% of the estimated $4.2 million. Expenses year to date were about $2.1 million, and 53.53% of the estimated $4 million budgeted for 2023. The financial reports can be found at www.bffire.org.

The board unanimously accepted the financial report as presented.

Chief’s report

Administrative Officer Rachel Dunn said the department received about $5,047 in ambulance revenue, and the total tax revenue was about $79,108. A payment of $43,879 was made toward the lease-purchase of the Type 1 engine purchase in 2022. The department also received uniform items and forcible entry props for the training center, she said.

Langmaid said the following:

  • The training hours for June were off due to data entry issues, but July training racked up about 1,885 hours.
  • The department training trailer is complete and in service.
  • The department is advertising to hire a lateral entry level firefighter to ensure the board-approved minimum eight-a-day staffing model continues without forcing staff back on shift.
  • Two firefighters completed Driver Operator Pumper certification in Alabama.
  • The wildfire technicians assess the district fire danger and change the signs installed around the district. Signs may not need to change daily, but fuel moisture and weather are monitored for changes daily.
  • No significant calls of unusual nature in July.

Training Complex upgraded

Langmaid said the Training Complex was undergoing an upgrade with the removal of the dead trees surrounding the facility, but to hide the junk cars and Conex containers from neighbors, dirt berms were being formed. He thanked La Foret Conference and Retreat Center for providing the excess dirt, and although it was a lot of work for firefighters, they moved the dirt and the complex should be more appealing to neighbors. The project was a “win-win” for everyone, said Langmaid.

The meeting adjourned at 8:03 p.m.

**********

Meetings are usually held on the third Wednesday of the month at Station 1, 11445 Teachout Road, Colorado Springs. Meetings are open to the public in person or via Zoom. The next regular meeting is scheduled for Wednesday, Sept. 20 at 7 p.m., and will begin with a Pension Board of Trustees meeting. For joining instructions, updates, agendas, minutes, and reports, visit www.bffire.org or contact Director of Public Relations Brooke Reid at admin@bffire.org or call 719-495-4300.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Black Forest Fire/Rescue Protection District articles

Monument Fire District, Aug. 23 – Station 3 rebuild plans revealed; Station 5 remodel approved

By Natalie Barszcz

At the Monument Fire District (MFD) meeting on Sept. 23, the board received a presentation for the rebuild of Station 3, approved a contractor and funding for the Station 5 (Highway 83/Stagecoach Road) remodel, approved securing the production of two engines with a proposal for purchase, and held an executive session to discuss a land purchase agreement.

Secretary Jason Buckingham and Director Tom Tharnish attended via Zoom. Directors Randall Estes and Roger Lance were excused.

Station 3 future rebuild plans revealed

Fire Chief Andy Kovacs introduced Principal Lead Architect Kevin Schaffer and Associate Principal Architect Eric Becker of OZ Architects, and John Sattler, vice president of NV5 Program Management, representing the district during the Station 3 rebuild and the remodel projects for Stations 2, 4, and 5.

Becker and Schaffer gave a presentation on a preliminary design for Station 3, and said the following:

  • The team conducted a feasibility study in 2022 and realized the existing site on Woodmoor Drive did not meet the district’s needs. See https://www.ocn.me/v22n9.htm#mfd.
  • Three sites were selected within the district and the best location for the Station 3 rebuild was determined to be a site north and adjacent to the YMCA on Jackson Creek Parkway.
  • The site is far enough away from Station 1 on Highway 105 and will include the district administration offices, and meet the needs of the growing community.
  • The plan includes four apparatus bays, administration and living areas, bunk rooms, kitchen, a gym, combined workstation areas, apparatus support area, decontamination area, bathrooms, and a workshop.
  • A training and community room function will be included, community accessible, but will remain separate from the fire crew.
  • The site leaves some room for growth and expansion of the station and area, with the possibility of adding an additional bay.

Division Chief of Administrative/Fire Marshal Jamey Bumgarner said the original Station 3 on Woodmoor Drive was built in 1973.

Vice President John Hildebrandt asked if any lessons were learned from the remodel of Station 1 that was completed in fall 2021.

Kovacs said the Station 1 design lacks office space and wished that it had been included earlier in the project, but that has been addressed in the design for the Station 3 rebuild. Quiet space to allow study time for promotional or degree exams will be incorporated into the dorm areas, he said.

Note: The Station 1 remodel added 1,800 square feet of space to include dorms, kitchen, dayroom offices, a training classroom and gym.

The team from OZ Architects answered the board director questions and said:

  • The Station 3 design will be solar ready.
  • Apparatus bays will be 64 feet deep and 78 feet wide to allow double stacking/additional apparatus parking.
  • The selection of room types is standard for today’s fire stations.
  • The original Station 3 site has shared access with Woodmoor Water and Sanitation District, with restricted room to expand the footprint. The new station is estimated to be about 20,320 square feet.
  • The build time will be about 10-14 months depending on when the construction begins.

Kovacs said the district’s administration offices will be located at the new Station 3, architectural design will be incorporated, with parking spaces a priority, and the design will ensure it meets the future needs of the district, he said.

Station 5 remodel

Kovacs said Sattler had reviewed three bids and identified Flintco LLC as the recommended vendor to perform the remodel of Station 5. He requested the board approve authorization for Flintco to perform the Station 5 remodel and approve $422,562 to fund the project. The original budget allowed $250,000 each for the remodels of Stations 5 and 4 (Gleneagle Drive), and just over $1 million for Station 2 (Roller Coaster Road)—all were underestimated. He suggested the board consider completing Station 5 this year, begin Station 4 in early 2024, and begin Station 2 in 2025, and that will allow funds to be rolled over to complete each station. Station 5 was prioritized to accommodate extra staff from Stations 4 and 2 during the remodels, he said.

Sattler said mechanisms are built into the contract to deal with building materials, shortages, and rising costs of steel. The bid is locked in on the prices for a period, and once the contract is executed it is difficult to change prices. This type of contract reduces if not fully eliminates downstream costs for escalation, and it will be the contractor’s duty to demonstrate rising costs beyond its control, but “sometimes monkeys fall out of trees.” Flintco estimates starting on Oct. 10 with completion on Jan. 24 2024 if permits are received on time. The contract is a payment performance bond, said Sattler.

The board authorized Flintco to complete the Station 5 remodel in a 5-0 vote.

Fleet purchase proposal

Bumgarner said ordering engines in 2023 will guarantee receiving the current type of engine before the EPA standards change. Fleet purchases before 2010 were budgeted out for 10 years, and the department staff identified the apparatus, received board approval, ordered the apparatus, and received it within 12 months. Post 2020, the process is the same except chassis are in short supply, difficult to find and can involve using different manufacturers. Availability is delaying production, including motor and engine availability, and when production began again after the pandemic it was slower. Prices will continue to escalate, and the district staff is planning three to five years out. He requested the board scrutinize the apparatus plan to allow the executive staff to make quick decisions, without coming back to the board.

Kovacs requested the board approve the immediate purchase of two engines, for $946,336 each, with financing from OshKosh Capital Credit Union. The executive staff is ensuring only three apparatus are financed at a time, and there are no prepayment penalties. By the time the new engines are delivered, the two engines with the most use will be ready to go into reserve. The new engines have reduced overall height and length, carry 750 gallons of water, and lower hose beds for safety. The shorter wheel base provides greater maneuverability, and the district would expect an August 2026 delivery, he said.

President Mike Smaldino said he appreciated what Bumgarner has taken into consideration, and the district is just one accident from having an engine out of commission, with no backup.

Kovacs asked the board to approve the purchase and allow the executive staff to move quickly in the future to make purchases.

The board approved proceeding with securing production of the engines, 5-0.

Bumgarner said he will sign to secure production and the board will be presented with the purchase agreement next month.

Kovacs said the two stock engines the district recently purchased carry 1,000 gallons of water, and that is causing excessive tire wear and maintenance issues. The district is planning to purchase smaller fire engines in the future after recently spending $20,000 and $15,000 on repairs to engines, he said.

Financial report

Treasurer Tom Kelly read the financial report as of July 31, and said the following:

  • Property taxes received year to date were about $10.9 million, representing 100.4% of the budget with projected annual revenue.
  • Overall revenue received year to date was about $14.3 million, representing 86.3% of the projected income budget set at about $16.5 million.
  • Overall expenses year to date are about $8.2 million, representing 58.9% of the projected total expense budget set at about $14 million.
  • The larger payments were: $6,508 to Rhode & Associates for Wildfire Pre-plans, $69,680 to OZ Architecture for station designs, $20,568 to Seawest Fire Fighting Equipment for Personal Protective Equipment, $9,009 to Wex Bank Inc. for the fleet fuel, and $4,465 to Motorola Solutions for radios.

The total checking and savings balances went up about $3 million from about $13.8 million to $16.8 million; the majority was transferred to the Operations/General Fund that increased from about $7.3 million to about $10.4 million.

The board accepted the financial report as presented, 5-0.

Technology for the board

Bumgarner said the district had identified purchasing seven iPads to assist the board with notifications and board documentation for about $7,000 ($1,000 per Apple iPad) and about $35 each per month for cellular, and with Microsoft Office licenses the annual cost will be about $3,528 after the initial purchase of the iPads. The technology will be a good depository for documents, allowing directors to search prior information, and the district will be able to provide information quickly via the included app, he said. Each director will have a district email address.

Smaldino requested the iPad technology for the board at the June meeting to save printing documents and to aid communication. See www.ocn.me.v23n8.htm#mfd.

Kovacs said if the board is in agreement, the cost will be added to the 2024 budget.

Chief’s report

Kovacs said the following:

  • In the latest meeting with state senators, he discussed the issues regarding the state Legislature and the potential impact that Referendum HH might have on fire districts.
  • The district was scheduled to receive the initial property tax assessment in August, but it could change after the election. The outcome of the November election is likely to have a large impact on property taxes.
  • Battalion Chief Shannon Balvanz has taken over as the district training officer.
  • Firefighter/Paramedic Taylor Neill is leaving the district to join the Grand Junction Fire Department. The vacated position will be filled.
  • The mutual aid agencies in El Paso County that respond to American Medical Response (AMR) mutual aid requests are proposing the Colorado Springs Fire Department put its squads into service before AMR calls other agencies.
  • The frequency of AMR requests for assistance continues to trend lower, and the district is billing for the calls.
  • The ambulances take on wear and tear, and a new Frazer ambulance is expected to be delivered in the first quarter of 2024. The district has three ambulances in service at Stations 1, 4 and 5, and requests from AMR will not be accepted if an ambulance is needed in the district.

Note: The entire chief’s report can be found at www.monumentfire.org.

Executive session

The board moved into an executive session at 8:42 p.m., pursuant to Colorado Revised Statutes 24-6-402(4)(e) to develop strategies for and instruct negotiators on negotiations for a land purchase agreement.

After the executive session, Kovacs confirmed to OCN that no action was taken.

The meeting adjourned at 9:49 p.m.

**********

Meetings are usually held on the fourth Wednesday of the month. The next regular board meeting is scheduled for Sept. 27 at 6:30 p.m. at Station 1, 18650 Highway 105. For Zoom meeting instructions, agendas, minutes, and updates, visit www.monumentfire.org or contact Director of Administration Jennifer Martin at 719-484-9011.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Monument Fire District articles

El Paso County Board of County Commissioners, Aug. 1, 8, 15, and 22 – Request to split Woodmoor property into four lots approved

By Helen Walklett

At the Aug.1 El Paso Board of County Commissioners (BOCC) meeting, the commissioners heard a replat application to return a single lot property in Woodmoor to four lots. They also heard final plat applications for The Winsome and Terra Ridge North developments and minor subdivision applications for two Black Forest properties. These four applications came to the BOCC with recommendations for approval from the El Paso County Planning Commission July 6 meeting and were heard as consent items, meaning there was no discussion.

Woodmoor property replat approved

At the Aug. 1 meeting, the commissioners approved a subdivision request which will see a Woodmoor property divided into four lots. The application came from the Planning Commission with a unanimous recommendation for approval following its July 6 meeting. See www.ocn.me/v23n8.htm#epcpc.

The 3.81-acre property at 1384 Buckwood Lane, near its intersection with Fawnwood Road, is zoned RR-0.5 (residential rural) and was originally platted as four lots in 1963 with the current, single lot created in 2010. The replat creates four lots that conform to the RR-0.5 zoning. The existing residence on the east and central portion of the property will remain.

Property owner Tim Murphy, Murphy’s Custom Homes Inc., showed the hearing that he has written approval from the Woodmoor Improvement Association’s (WIA) Architectural Control Committee and commitment letters from the utility companies. He said that for 47 years of its history, the property had been four lots and that he felt the application met all the approval criteria. Referring to comments he had read from neighbors about fire concerns, he said he had met twice with the Forestry Department which had made recommendations, and he had cleaned up the property and fire mitigation work would continue.

Ashlyn Mathy, planner I, Planning and Community Development Department, said that 18 notification letters were sent to neighbors, and the county had received numerous emails voicing concerns.

Sarah Martin and Shane Martin, both with Murphy’s Custom Homes Inc., spoke in support of the application. Sarah Martin pointed out that in 2010 the property was pretty much in the exact configuration as was now being proposed.

Two neighbors spoke in opposition. Sarah Cole said that the justifications put forward in 2010 for combining the four lots into one were all still relevant issues in Woodmoor today. These include erosion and flooding issues, steep sloping areas that are unbuildable, roadways that are inadequate for any additional population, and county services such as police protection that are inadequate in meeting the needs of Woodmoor residents. She said, “This is not an area designed for high-density housing and, quite frankly, the Tri-Lakes area does not need three more million- dollar homes.”

Another neighbor said she was experiencing flooding and had two sump pumps to keep her basement dry because of the drainage issues. She also stated that the homeowners association (HOA) had made decisions regarding the application without putting it to a members’ vote. She said, “I would argue to you that this proposal is premature, and the HOA has not met its requirements.” She asked that it be tabled or denied until this could be further investigated.

The commissioners voted 4-0 to approve the application with Commissioner Carrie Geitner absent. Commissioner Longinos Gonzalez commended Cole’s testimony which would have swayed his vote had it been a rezone rather than a replat.

Winsome final plat

At the Aug. 1 land use meeting, the commissioners approved a final plat application for Winsome Filing No. 3 to create 38 single-family residential lots and five tracts on the 349.47-acre property zoned RR-5 at the northwest corner of Hodgen Road and Meridian Road.

The BOCC approved the Winsome preliminary plan in July 2019. The development encompasses 766.66 acres and consists of 143 residential lots, one commercial lot, open space, drainage tracts, and public rights-of-way. The plan was amended in 2021 to increase the lots to 146. These three additional lots are located within Filing No. 3.

Terra Ridge North final plat

Also at the Aug. 1 land use meeting, the commissioners voted to approve a final plat application by Phillip Miles for 11 single-family residential lots on Terra Ridge North, a 51.65-acre property south of the intersection of Black Forest Road and Hodgen Road. The application includes a replat of two existing single-family residential lots to provide access to the new lots.

The land was rezoned from RR-5 to RR-2.5 in 2022. Neighbors spoke to voice objections at both the Planning Commission and BOCC hearings at that time. See www.ocn.me/v22n9.htm#epcpc and https://ocn.me/v22n10.htm#epbocc.

Black Forest minor subdivision requests

The commissioners approved two minor subdivision requests for Black Forest properties at the Aug. 1 meeting.

The first was a request to create three single-family lots on a 14-acre Black Forest property west of the intersection of Vessey Road and Black Forest Road and south of the intersection of Vessey Road and Pine Crest Drive.

The property was rezoned from RR-5 to RR-2.5 by the BOCC in June 2023. See https://ocn.me/v23n7.htm#epbocc.

The second was a request by SMH Consultants for two single-family lots on a 27-acre portion of a 61.55-acre property. It is located at 18885 Brown Road, adjacent to the intersection of Brown Road and Running Horse View, to the north of Walker Road.

The subdivision, zoned RR-5, will be known as Owl Ridge. One lot will be 22 acres and the other five acres. The existing single-family residence will remain.

Appointments to the Planning Commission

At their Aug. 15 meeting, the commissioners voted to reappoint Brandy Merriam and Bryce Schuettpelz as associate members of the Planning Commission. Their terms run until Aug. 15 2024. Associate members may serve two consecutive one-year terms but can apply to serve additional terms if they wish.

Beacon Lite Road and Highway 105 projects

During August, the commissioners approved eight special warranty deeds, 13 temporary construction easement agreements, and two permanent easement agreements associated with the Beacon Lite Road/County Line Road improvements project. The agreements are with various property owners for a total cost of $274,130.

At their Aug. 1 meeting, the commissioners approved a special warranty deed and a temporary construction easement agreement associated with the Highway 105A project. The property is owned by The Church of Jesus Christ of Latter-day Saints and comes at a cost of $105,300.

Other decisions

  • Aug. 1—the commissioners approved the issuance of three ambulance permits to Monument Fire District. The one-year permits run until July 31, 2024.
  • Aug. 1—approved agreements between the county and Academy School District 20 and Lewis-Palmer School District 38 to provide school resource officers for the year to June 30, 2024.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County Board of County Commissioners articles

El Paso County Planning Commission, Aug. 3 – Flying Horse North draft service plan recommended for approval

By Helen Walklett

At the Aug. 3 El Paso County Planning Commission meeting, the commissioners reviewed the draft service plan for the proposed Flying Horse North (FHN) Metropolitan Districts Nos. 1-5 and voted 5-3 to recommend it for approval.

A revised sketch plan was approved in November 2022 for the 910-acre area that would be covered by the plan. See https://www.ocn.me/v22n12.htm#epbocc.

The service plan includes a maximum debt authorization of $450 million, a debt service mill levy of 50 mills for commercial and residential property, and an operations and maintenance mill levy of 15 mills for a total maximum combined mill levy of 65 mills. Kari Parsons, senior planner, Planning and Community Development Department, said the statutory purposes of the district would be very standard and would include street improvements, the design, construction, and maintenance of drainage, sanitation, and recreation facilities, and covenant enforcement.

Parsons said a letter of opposition had been received. It came from FHN resident Phil Shecter who spoke against the FHN revised sketch plan at the El Paso Board of County Commissioners (BOCC) land use meeting in November 2022 and raised concerns about possible impropriety during that hearing with the BOCC in February 2023. Parsons said the letter raised concerns about land use, density, the home valuations included in the financial plan prepared by DA Davidson & Co., and the sketch plan approval process. She clarified that this application would not consider the sketch plan, the land uses within it, the density nor the process by which it was approved by BOCC.

The financial plan is based on 900 single-family units with estimated values ranging from $1.5 million to $6.0 million per unit, a golf clubhouse, fitness center, and convention center with estimated values of $400 to $500 per square foot and annual sales of $250 per square foot, and a 225-room hotel with estimated values of $200,000 per room and an average daily room rate of $500.

Attorney Russ Dykstra, partner, Spencer Fane, representing the applicants, said the residential development of about 844 acres would be located in districts 2-4 with the commercial development being located in 1 and 5. He said full buildout was anticipated at the end of 2030. The purpose of the districts would be to provide for construction, installation, financing, ownership, and maintenance of public improvements. They would accommodate the need for phasing of development and allow for a coordinated approach to infrastructure financing. He said there were significant costs for development in the area and public improvement costs are estimated at $39.35 million

Ahead of public comment Tom Bailey, chair, asked those who wanted to speak to limit their comments to the criteria. He said, “as Ms. Seago [Lori Seago, senior assistant county attorney] pointed out earlier, other questions about the approval of the sketch plan, the possible changes, anything else, the process that was used to get us where we are today, those are interesting but irrelevant. We can’t necessarily consider those things as we’re looking at these criteria for approval of this particular special district.”

Four members of the public spoke in opposition. No one spoke in support. One citizen said, “This type of debt and inflated housing is unsustainable.”

Terry Stokka, representing the Friends of Black Forest and the Black Forest Land Use Committee (BFLUC), commented, “While we understand a metro district is a logical thing to do for this, we’re not objecting to the metro district itself. We’re opposed to some elements of that plan because we believe that the costs are above reasonable. He continued, “We recommend that the service plan be returned to the applicant for some updates and some more realism.”

Amy Phillips, former chair, BFLUC, questioned whether the requirement that there be a demonstrated need for the services was being met. She said, “The existing residents do not need a hotel and do not want a hotel.”

Dykstra spoke again to clarify that the tax burden would only fall on new residents, saying, “This will not be on any existing residents out in Flying Horse North. This is just new residents.” He also clarified that the district would not be paying for the golf course or clubhouse which would be paid for with private funds. These facilities would be paying toward the debt service, however, and Dykstra pointed out this would lower the tax burden for residents. It is not yet known whether the convention center will be a public or private facility. Existing FHN residents will have access to all the public facilities.

Commissioner Becky Fuller said she didn’t think the assumptions made sense. She asked what the absorption rate is for new or resale $1.5 million homes in the county and was told about 75 per year.

Bailey said, “For me the assumptions made in the financial plan are reasonable. They’re not exact.”

Fuller said, “So when I’m looking at this, I do believe the first three criteria have been met. When we’re getting to item four where the financial ability to discharge the proposed indebtedness on a reasonable basis, we’re looking at 900 homes being absorbed in six years, which is about 150 a year over a million and a half in a market where we’ve seen 75 per year. I think that the underlying assumptions, they’re just not reasonable to me. For me, I think that it probably should be a different amount that they’re asking for.”

The vote to recommend for approval was 5-3. Commissioners Tim Trowbridge, Fuller, and Eric Moraes were the nay votes. Trowbridge said he agreed with Fuller and did not believe criteria 3 and 4 were met. Moraes commented, “I think a lot of the assumptions are a bridge too far to put faith in it at this point.”

Commissioner Christopher Whitney commented, “This is the second or third time since I’ve been here that I’ve felt like I need to vote aye because of what the statute and regulations require and, notwithstanding the fact that, on a moral basis, I’m not happy with it.” Describing the criteria as having been met “highly shakily with bullet form,” he added, “As the chair noted and as the testimony provided or the comments provided, we’re talking about a structure or a framework. We’re not talking about a plan that is written in blood and [which] everybody has to follow going forward so, for purposes of a structure or a framework, I’m okay with it but I expect it to change umpteen-nine times between now and when we finally finish.”

At the BOCC meeting on Aug. 29, the commissioners were expected to schedule the application to be heard at their Sept. 28 meeting.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County Planning Commission articles

August Weather Wrap

By Bill Kappel

August was generally uneventful around the Palmer Divide, especially compared to the last few months where we had extremely active weather. Temperatures were slightly warmer than normal, and precipitation was slightly lower than normal.

The first half of the month saw the typical quiet morning, afternoon clouds, and scattered thunderstorms and rain shower pattern. This is the normal pattern, but something we hadn’t seen consistently so far this summer, because the typical North American Monsoon system has not been fully formed this year. This has been the result of various weather patterns across the United States that have been slow to change.

The pattern began to reflect more normal conditions later in July and into August. Of course, there was a major disruption early in the month with the remnants of Tropical Storm Hilary bringing record rainfall to many areas of Southern California, Arizona, and Nevada. Then right on its heels was Tropical Storm Harold, which moved into south Texas, up the Rio Grande basin and into the Four Corners. This added lots of moisture to the region and produced significant rainfall in western Colorado and the mountains. This was welcome in those areas, as they have been extremely dry all summer and desperately needed the rainfall.

During the first two weeks of the month, most of us received 1-2 inches of rainfall, but no single day had any severe weather, just brief rain showers. Drier conditions took hold for the second half of the month and along with that, warmer conditions. Highs were consistently in the 80s from the 15th through the 24th. Temperatures peaked in the upper 80s on the 18th and 19th.

The first cold front of the season dropped temperatures by 20 degrees on the 25th and, when combined with low clouds and rain showers, definitely brought a feel of fall to the area. Temperatures stayed cool the next day before jumping back to the low 80s on the 27th. The end of the month saw a seesaw in temperatures with a few scattered showers mixed in as high temperatures varied between the low 70s and the mid-80s.

A look ahead

September is a transition month for the region, with the last tastes of summer mixed in with our first morning freezes. Leaves begin to change by the end of the month as well and in some years a little snow can happen. The overall weather pattern is generally one of tranquility, with our chances for thunderstorms dwindling and blizzard conditions not quite ready for prime time. We are often greeted with sunny, pleasant afternoons, with highs from the mid-70s early in the month to the mid-60s later in the month. Our first sub-freezing low temperatures usually occur during the third week of the month, so prepare those tender plants.

August 2023 Weather Statistics

Average High 79.0° (-1.5); 100-year return frequency value max 83.9° min 72.9°

Average Low 51.7° (+1.3); 100-year return frequency value max 55.2° min 46.8°

Monthly Precipitation 1.30” (-1.60”, 56% below normal); 100-year return frequency value max 6.07” min 0.94”

Monthly Snowfall 0.0”

Highest Temperature 88° on the 16th, 18th, 19th

Lowest Temperature 46° on the 7th

Season to Date Snow: 0.0” (the snow season is from July 1 to June 30)

Season to Date Precip.: 21.51” (+3.45”, 20% above normal) (Jan 1 to Dec 31)

Heating Degree Days 47 (-15)

Cooling Degree Days 56 (+12)

Bill Kappel is a meteorologist and Tri-Lakes resident. He can be reached at billkappel@ocn.me.

Other Weather Wrap articles

Letters to Our Community – “Disgusted” by MA’s gender rules

After reading the article regarding Monument Academy’s gender issues, I must say I am disgusted and appalled at the way this issue is being handled.

In the very beginning the simple solution would have been to have a boy, girl, and a third for those identifying differently. MA appears to single these students out, making it much harder for them, and at the same time encouraging other students and staff to bully and discriminate.

Did anyone making these decisions stop to think that if a parent needs to be notified that it could devastating to the youth i.e.: being disowned or feeling unwanted or worse yet suicide, it happens every day. School should be a safe place, when sometimes home is not . I don’t see MA being that place.

Having a board member from another district spread conspiracy theories isn’t helpful; neither is legal counsel comparing himself to Moses or the Apostle Paul.

If MA wants to be totally non-secular, then perhaps it should become private and give up those federal dollars and property tax money.

For those of you that think being gay or transgender is a choice, I suggest you educate yourselves and your child for most definitely it is not!

Claudia Swenson
Mother, grandmother, and great-grandmother

Other Letters to Our Community

Letters to Our Community – Preservation of historical Palmer Lake

Ever since the area that became the small town of Palmer Lake was discovered by pioneers in their westward expansion, Palmer Lake has been a part of Colorado history. The Chautauqua movement held a significant presence here for many years. The Salvation Army ran a summer camp here in Palmer Lake for many years, highlighted in both local and Denver newspapers. The property owners fell upon hard times. After multiple ownership changes, the land and the buildings were gifted to the Town of Palmer Lake to benefit the town and citizens. Now designated as the Elephant Rock Property comprising 28 acres of land with buildings, including cabins, the debate has been ongoing for several years regarding what are the most beneficial uses of this land.

After several rounds of discussions and developer presentations, the Palmer Lake Board of Trustees (PLBOT) have decided to award several acres and a couple of buildings to two developers, one to develop a wedding venue, the second for an eco-friendly spa.

Contrary to the advice from several historical and arts organizations, the PLBOT wants to demolish all of the remaining buildings and will not request grant monies from interested governmental departments to retain this historic legacy of Palmer Lake. The PLBOT will not reserve or allow the remaining buildings and cabins for use by future generations for artists-in-residence, local art programs, and as a community center. One of the developers even offered to do the preservation and restoration at no cost to the town.

Although a portion of the property will be used to provide several new hiking trails, most of the remaining land will be unused, and the future of the remaining land is uncertain. A master planning committee of interested citizens was set up by the PLBOT but was dissolved with no explanation by the PLBOT after one session. As a result, part of the history of Palmer Lake and experience will be lost forever. I urge everyone to petition the PLBOT to save this piece of Palmer Lake history for its citizens, both present and future.

Atis Jurka

Other Letters to Our Community

Between the Covers at Covered Treasures Bookstore: What animals teach us

By the staff at Covered Treasures

“Some people talk to animals. Not many listen though. That’s the problem.”—A.A. Milne

Here’s a sampling of books that provide information on the pets we love as well as the animals that live around us and what we can learn from them.

September 2023. Book cover. Meow! The Truth About Cats

Meow! The Truth About Cats

By Annette Whipple (Reycraft Books) $17.95

Why do cats have whiskers? How do cats land on their paws? Do people need cats? These and other questions are answered, along with some extra information provided by the cats themselves. Annette Whipple celebrates curiosity and inspires a sense of wonder while exciting readers about science and history.

Do You Know Where the Animals Live?: Discovering the Incredible Creatures All Around Us

By Peter Wohlleben (Greystone Kids) $19.95

From the bestselling author of The Inner Life of Animals comes a book for kids about animals at home and around the world. Are worms afraid of the rain? Do fish use farts to communicate? Do animals dream? This visual, fun, and interactive book features at-home activities, facts, stories, and pictures.

The Cat’s Meow: How Cats Evolved from the Savanna to Your Sofa

By Jonathan B. Losos (Viking) $28

Jonathan Losos, writing as both scientist and cat lover, explores how researchers today are unraveling the secrets of the cat using all the tools of modern technology, from GPS tracking and genomics to forensic archaeology. It gives us a cat’s-eye view of today’s habitats, including meeting wild cousins around the world whose habits your sweet house cat sometimes eerily parallel.

The Inner Life of Animals: Love, Grief, and Compassion—Surprising Observations of a Hidden World

By Peter Wohlleben (Greystone) $22.95

Readers will discover the latest scientific research into animals’ emotions, feelings, intelligence, and how they interact with the world. We learn: Horses feel shame, deer grieve, goats discipline their kids, ravens call their friends by name, rats regret bad choices, and butterflies choose the very best places for their children to grow up. Animals are different from us in ways that amaze us—and they are much closer to us than we ever would have thought.

The Fur Person

By May Sarton (W.W. Norton) $14.95

This enchanting story is drawn from the true adventures of Tom Jones, May Sarton’s cat. Before meeting Mary, Tom is a fiercely independent, nameless Cat About Town. Growing tired of his vagabond lifestyle, he concludes that there might be some appeal in giving up his freedom for a home. It is here that he becomes a genuine Fur Person. Sarton’s book is one of the most beloved stories about the joys and tribulations in sharing one’s life with a cat.

The Year of the Puppy: How Dogs Become Themselves

By Alexandra Horowitz (Viking) $28

Dog researcher Alexandra Horowitz charts her puppy Quid’s growth from birth to first birthday. She documents social and cognitive milestones so many of us miss when caught up in the housetraining and behavioral training. Horowitz keeps a lens on the puppy’s point of view—how they begin to see and smell the world, make meaning of it, and become an individual personality.

The Stallion and His Peculiar Boy

By M.J. Evans (Dancing Horse Press) $12.95

World War II is raging. Hitler is hiding away the world’s most beautiful purebred horses for use in experiments to create the perfect war horse. A peculiar boy, Teodor, becomes the groom for one of those special horses—Witez II, one of the most famous Arabian stallions of all time. Witez helps Teodor face his challenges and find his voice at a time when little is known about the condition now called autism. Inspired by a true story, this book blends the suspense of a World War II military rescue operation with the challenges of resettlement in a new land.

James Herriot’s Favorite Dog Stories

By James Herriot (St. Martins Press) $25

After being out of print many years, it is now again available, filled with original watercolors that illustrate Herriot’s charming and wholesome tales. This classic includes an introduction from Herriot himself—the last piece of writing the beloved author and veterinarian ever completed. Follow the master veterinarian as he cares for dogs with his characteristic gentleness and peace, profound observation, and deep, loving humor.

Until next month, happy reading.

The staff at Covered Treasures can be reached at books@ocn.me.

Other book reviews

Palmer Lake Historical Society, Aug. 12: Board, members pose as historical figures

By Marlene Brown

The Palmer Lake Historical Society (PLHS) board and members donned pioneer garb as members of the family and staff of the Reynolds Ranch at the Western Museum of Mining and Industry (WMMI) during Family History Day. See photo and caption of Family History Day on the right.

The cast of characters included Diane Kokes as Sarah Reynolds, wife of John Reynolds, owner of the ranch; Patricia Atkins as Miss Patricia, schoolmarm; Gary Atkins as ranch manager; Doris Baker as librarian and teacher; Barb Morehead, household manager; Jeannine Engel as Annie Judd, manager of the kitchen; and Heather Kruger, upstairs nanny of the children.

The Reynolds Ranch farmhouse has been restored by WMMI to its original Queen Anne design of the 1890s. The homestead includes the last-standing buildings of the town of Husted, a railroad town that was built in the 1870s between Monument and Colorado Springs and is now in the northern part of the Air Force Academy. Husted was a railroad stop and economy center with a post office that was closed in 1920. The ranch supplied cattle and fresh milk and lumber processed at their sawmill. The Reynolds’s owned the farm until 1901.

PLHS continues to hold educational events to protect and provide access to historical items of significance relating to the Palmer Divide area, with many items on display at the Reynolds Ranch Family History Day. The Historical Society continues to display items at the Lucretia Vaile Museum at 66 Lower Glenway St in Palmer Lake. See palmerdividehistory.org/about-the-museum.

PLHS normally holds monthly meetings on the third Thursday of the month at the Palmer Lake Town Hall, at 42 Valley Crescent St, Palmer Lake, with several events during the year, including Father’s Day Ice Cream Social in June and Annual Yule Log Hunt in December. The next meeting is scheduled for Sept. 21 at 7 p.m., doors open at 6:30. John Spidell of the Spidell Foundation will present his “Trip to the Arctic.” For more information and to become involved in PLHS, go to palmerdividehistory.org.

Marlene Brown can be contacted at marlenebrown@ocn.me.

Above: Members of the Palmer Lake Historical Society dressed in historical garb are, from left, Wayne Russert, Barb Morehead, Heather Kruger, Kathie Lombardy Kauffer (hidden in rear), Doris Baker, Jeannine Engel, and Patricia and Gary Atkins. Photo provided by Palmer Lake Historical Society.

Other Palmer Lake Historical Society articles

High Altitude Nature and Gardening (HANG): Strategies for trees, especially in deer country

By Janet Sellers

What happens to trees in the fall

When the leaves change colors and fall in autumn, something amazing happens. Trees create sugars in their leaves, and in fall the sugars go down to the roots, and the tree saves that sugar energy to surge forth new growth in spring. Phloem cells of the tree transport the sugar for immediate growth, or the sugar is converted into starch stored in the trunk or roots. Bare root plants have that abundant stored energy and make a great comeback in spring—better than potted plants that get rootbound.

Deter deer with a fence hedge or “fedge”

Deer have a bad habit of getting into things and making bonsai out of our fruit and other trees, so a barrier is needed. A good deer fence is better with a hedge, known as a “fedge” to keep out sheep originally by tightly weaving the live hedge plants, a kind of super espalier method. It is a beautiful and effective barrier. It may be that a dwarf variety could be easier to protect in the early stages, and they fit into more garden spots. In any case, protection strategies against deer are vital.

Deer can crawl under a fence, so a tight base is a must. Planting a hedge with the fruit trees may be a protection strategy as the fruit tree grows big enough to bear fruit, often four to five years after planting. Deer don’t see very well in terms of depth and avoid problems navigating the depth of a hedge with the height of a fence and likely will just go elsewhere. Many people in our area put up a barrier fence around each tree or around a few trees to deter deer.

We were deer proof for many years at the Monument Community Garden by planting giant sunflowers all around the garden fence because the deer couldn’t see into the garden or find a clear place to jump. That strategy’s demise came when we lost our sunflower plants to late snow and ice three times last year. The poor sunflowers didn’t have a chance.

Crops to plant now outdoors or in pots

Mustard spinach (ready in just four weeks), carrots, beets, lettuce, and most cool-weather greens can start now and later with covered care (frost cloth, burlap, etc.) for possible random cold times. We can get crops even in October and November.

Janet Sellers is an avid “lazy gardener,” letting Mother Nature lead the way for natural landscapes that respect our Colorado high desert forest clime. Send handy tips to: JanetSellers@ocn.me..

Other High Altitude Nature and Gardening articles

Art Matters: Immersive art

By Janet Sellers

This summer season we’ve had a wide variety of art experiences to enjoy in our area. Our monthly Art Hop showcases available local art and artists and weekly concerts offered music at Fox Run Regional Park and Monument’s Limbach Park. The Palmer Lake Arts District has offered Shakespeare plays, sculptures, and art openings and classes.

We’ve had the images from the students of the Monumental Impact program digital artificial intelligence art show fundraiser at the Western Museum of Mining and Industry, along with our ever-present art sculpture parks and art walks along our Tri-Lakes Santa Fe Trail. We can always bring our visiting guests and families to these great, free events. Art Hop is also a seasonal chance to go into town and enjoy our galleries, artists, and the outdoor art fair atmosphere around town.

New on the art scene are immersive art experiences that are all the rage internationally, from enormous warehouses-turned-art-experience to small venues that engage visitors with much more because they are more personal and fun. The smaller venues offer art, of course. But the immersive experience fills the senses with sight, sound, and more. Standing back from the art wall is not as engaging as a space with artists’ live poetry and art projector images on the walls or people. Everyone experiences it in the present moment—there’s no time for photo-worthy social media because everybody is actively involved.

Immersion can include action painting by an artist, poetry reading, light shows, nature sounds, or music, and even audiences taking action. People can observe art in a new, creative way as an experience. Projecting images in video or stills around the room or on the people are also innovative ways to engage the visitors.

Different from performance art, video art, or installation art, an immersive art experience involves the rapport of the creative presenters and the live audience. It’s using visual and other human senses to share a creative and fun moment in time. People cannot get this on their own just by looking at static artworks or being in a theater. It is curated by the artists for the experience.

The immersive experience allows artists to lead with art and entertaining stories or poems. It is highly interactive and removes common limits to include multiple creative experiences in one go. And it is not formal. It’s more like a conversation of enjoyment of the art and visitors. People can stand and watch or interact as a mixed reality. Imagine the projected image or video on the people and you get the idea—the people become part of the art experience.

A special immersive event that includes art, light, and poems is planned at Bella Art and Frame Gallery for the season’s last Art Hop Sept. 21. Local poets Mary Brown and me will read short flash poetry works (haiku and more) from our books, and artworks with immersive imagery from my books.

Janet Sellers is an artist, writer, and speaker, sharing her works locally and across the country. Contact her at JanetSellers@ocn.me.

Other Art Matters articles

Snapshots of Our Community

August Issue Snapshot Correction: The Monument Sanitation District was founded in 1963 and is celebrating its 60th anniversary.

Construction causes dangerous traffic backups

Above: Aug. 15, the first day of school for all D38 schools, showed significant traffic backups by many schools due to several construction projects, including the Highway 105 and Jackson Creek Parkway expansions, along with other road projects by the county and special districts. At 3:30 p.m., the line of cars heading west on Highway 105 for the Monument Academy pickup was 45 cars long, with at least an equal number heading east on Vista Ridge Point to the front of the school. Cars were also backed up heading east on Highway 105 from the I-25 offramp, heading north on Knollwood Drive to MA, south on Woodmoor Drive past Lewis-Palmer Middle School, and Jackson Creek Parkway and Higby Road near Lewis-Palmer High School. While carlines are always challenging in the first weeks of school due to new routes and new parents, the construction added to the chaos. Cars were stuck at lights for multiple cycles due to cars blocking intersections. Some bus drivers deviated from their normal routes to avoid the worst traffic. By the second day, the district had adjusted some bus routes, and the Monument Police Department had deployed some officers to help direct traffic at the busiest intersections. The county Department of Public Works is considering opening an additional road to help with the traffic situation. Please be careful on our roads and look out for students and other drivers. For more information, see http://EPC-Hwy105AConstruction.com/ and http://www.jacksoncreekpkway.com, as well as your school’s website for carline procedures and bus routes. Photo by Jackie Burhans.

Hummingbird Festival, Aug. 4-5

Above: The annual Hummingbird Festival was held in a rustic setting off Roller Coaster Road in Monument on Aug. 4 and 5. Festival visitors could learn about hummingbirds, nature, and art. Vendor stands offered food, books related to Native American culture, alpacas, and others. A Monument fire truck displayed items related to fire and rescue. The festival is organized each year by Marlene Brown, Janet Sellers, and other local community leaders. Photo by Steve Pate.

Cemetery records updated, Aug. 7

Above: It was expected the project would take a few months. Instead, it took 13 years. On Aug. 7, the Monument Town Council heard a presentation from two Monument volunteers who updated the town’s cemetery records. John Howe started the project in 2010. He was joined by Michael Weinfeld in 2018. They told the council how they used handwritten ledgers with information taken from family Bibles, minutes from various cemetery committees, and maps including one based on ground-penetrating radar which turned up many of the cemetery’s 186 unknown graves. Howe and Weinfeld also made dozens of trips to the cemetery to photograph gravestones. They also used a pointed probe to uncover some markers that had sunk beneath the surface. If they heard a “thunk,” they knew they’d hit a tombstone. The oldest marked grave is Alonzo Welty’s. He was buried in 1860, 26 years before the cemetery was officially created. In all, there are 1,692 lots. All are spoken for. The cemetery sold out in April 2021. Howe and Weinfeld’s findings are in a 73-page report called “A Loose History of Monument Cemetery.” It can be found online in the packet for the Aug. 7 Town Council meeting at monumenttownco.documents-on-demand.com. Photo by Steve Pate. Inset photo by Tia M. Mayer.

AARP at the Black Forest Festival

Above: Members of Chapter 1100 of AARP in Black Forest provided pastries and cold water to people who attended the annual Black Forest Festival on Aug. 11. They also helped with the breakfast prepared by area Scouts. Chapter member Ray Rozak hooked up his tractor to a trailer and provided free hayrides. From left are Electa Beckner, Lin Rozak, Candace Lehmann, Bonnie Kittel, Ray Rozak, and Max Stucky. Photo by Stan Beckner.

National Night Out, Aug. 5

Above: A crowd of about 200 gathered for the annual National Neighborhood Night Out event on Aug. 5 at the Little Train Park in Promontory Pointe. The Homeowners Association board members hosted the picnic to thank first responders for providing a safe neighborhood. Participants were treated to Broken Bones BBQ, Lori Lynn’s Cookies and Cream treats, a live performance by Nick Davey, a bounce castle, and interaction with officers and staff from Monument Police Department, El Paso County Sheriff’s Office, and Monument Fire District Station 4. Pictured from left are Monument Police Department Cpl. R. Hoeh with Will Beatty, Melody Dixon, and Eva Beatty atop a Monument Police Department cruiser. Photo by Natalie Barszcz.

AI art show, Aug. 11

Above: An exhibit featuring art created with artificial intelligence by students was on display at the Western Museum of Mining and Industry last month. The opening and a lecture were held on Aug. 11. All proceeds from the sale of the prints go to Monumental Impact, which enables and supports the growing talent and passion of high school students in technology, engineering, and entrepreneurship. The exhibit was a collaboration between the Palmer Lake Arts Council and Monumental Impact. It was made possible by a grant from CORE Electric Cooperative and was supervised by Dr. Kent Hutson. Pictured in the inset From left are Gavin Schmidt and Alex Epstein framing a print in preparation for the art exhibit. Photos by Dr. Kent Hutson.

Art Hop, Aug. 17

Above: The Art Hop was bustling in downtown Monument on Aug. 17 as artists demonstrated their art and offered finished pieces for sale. Artist Janet Sellers demonstrated watercolor at Bella Art and Frame, and there were outside booths of various artists. The last Art Hop of the 2023 season will be at 5 to 8 p.m. Sept. 21, free and open to the public. https://tri.lakes.chamberofcommerce.me/Calendar/moreinfo.php?eventid=454703. See more info at #downtownmonument. Photo by Marlene Brown.

Annual peach sale pick-up, Aug. 12

Above: Monument Hill Kiwanis members and volunteers distribute about 1,065 peaches to about 750 customers’ vehicles at the Bear Creek Elementary School parking lot on Aug. 12. Dean Snow heralded about 40 volunteers to ensure the four-hour event ran smoothly, and Dan Lopez fed the crew with a barbecue picnic. All proceeds from the Annual Peach Sale are returned to the community through projects supported by the Monument Hill Kiwanis Club. For more information, visit https://MHKiwanis.org. Pictured from left: Joe Kneedler, Scott Ross, Paul Zmuda and Ted Bauman carry peaches to customers. Photo by Kiwanis member Warren Gerig.

WMMI Family Day, Aug. 12

Above: On Aug. 12, the Western Museum of Mining & Industry (WMMI) held its last of four family day events with this one focused on history. The museum staff offered hayrides and blacksmith demonstrations and operated several of its historic equipment including the EIMCO 630 rocker mucker. Visitors could also ride a soapbox racer provided by Pikes Peak Soap Box Derby. The Tenth Mountain Division-Living History Display Group Inc. had re-enactors in uniform representing different World War II combatants along with armament from pistols to machine guns. Information on upcoming WMMI events is at www.wmmi.org. Pictured: WMMI Family Day visitor Dillon Lott drove a Soap Box Derby racer. Photo by David Futey.

Fox Run Park concert, Aug. 24

Above: A beautiful summer evening was filled with the music of Colorado’s own jazz band Dotsero (dotseroband.com) on Aug. 24 at Fox Run Regional Park, presented by El Paso County Recreation & Cultural Services. Concerts in the Park happen every Thursday through Sept. 7 at 6-8 p.m.. Scheduled to perform Sept. 7 is Wirewood Station. All concerts are free. For more information, see https://communityservices.elpasoco.com/2023-el-paso-county-concerts-in-the-park/. Photo by Marlene Brown.

Monument water tank, Aug. 21

Above: During the week of Monday, Aug. 21, painting was finished on the Town of Monument’s (TOM) 2-million-gallon water storage tank. The tank construction site is located in residential Forest View Estates where all household properties are supplied by individual water wells separate from the TOM water system. During September, the excavation contractor will return soil initially excavated and stored off-site for backfill around the newly established tank. Backfill soil levels will reach within 3-4 feet of the top of the tank wall on the back side and will allow 13 feet of tank wall exposure on the roadside facade. Trenching and laying of the pipeline to provide water flow to and from the storage tank to downtown Monument continues along Highway 105. Photo by Max Williams.

Dusky Grouse sighted, Aug. 20

Above: On one of his many hikes in the Mount Herman area, Randy Phillips was able to take this photo of a dusky grouse. His comment was, “Mount Herman is like a box of chocolates. You never know what you’re gonna get. Several dusky grouse rudely walked in front of me.” Phillips got this closeup on Aug. 20. Photo by Randy Phillips

Local labyrinth available

Above: A local couple has created a labyrinth in their yard that’s been recognized by The Labyrinth Society, a worldwide organization dedicated to the preservation and education about the history of labyrinths. Bob and Jerusha Goebel built the labyrinth in Cherry Creek Crossing in 2009. The labyrinth is open to the public and is located at 3215 Doubletree Court. Photo by Mike Pipkins.

Other Snapshots of Our Community

Our Community Notices

By Janet Sellers

Although we strive for accuracy in these listings, dates or times are often changed after publication. Please double-check the time and place of any event you wish to attend by calling the information number for that event. Please notify us if your event listing needs to be updated.

Community volunteers

Many students need volunteer hours for scouting, civics classes, or other clubs volunteering hours. Monument Community Garden as well as Friends of Fox Run Park will have some openings for student volunteers (and grownups, too) for the summer. Gardening tasks include preparing garden beds, weeding, sowing seeds, and developing the compost. Bring gardening gloves, some tools will be provided on the workdays by other volunteers. Volunteers are needed weekly, in harvest time, twice a week. Friends of Fox Run Park also has openings for volunteers for various tasks. Besides tasks, there will be a short information and skills demonstration for each 2-3 hour session. Contact Janet Sellers at janetsellers@ocn.me for more information.

MVEA outage notifications

Please add your phone number to your MVEA account to streamline outage reporting and restoration notifications. To report an outage please call or text “OUT” to (800) 388-9881. Visit MVEA’s Outage Center before the storm. There is information about preparing for outages, electrical safety, outage reporting, a link to the outage map, and more.

Slash/mulch program

Because of an unprecedented amount of slash and mulch from recent tree die-off, mulch needs to be picked up and used in the community. The rain has kept people from being able to pick it up, but it needs to be picked up as soon as possible. Slash drop off through Sep. 10 ($2/load). Free mulch pick up through Sep. 16. Hours: Tue. & Thu. 5-7:30 pm, Sat. 7 am-4 pm, Sun. noon-4 pm. Mulch loader Sat. ($5/2 cubic yards). Located in Black Forest, Herring and Shoup roads. Volunteers needed for shifts. Info: www.bfslash.org.

Trail repair volunteers needed

Friends of Monument Preserve (FOMP) needs volunteers to help repair the trails in the National Forest Open Space surrounding the Monument Fire Center. The Forest Service recently completed the second phase of Fire Mitigation work and many of the social trails have been damaged. The Forest Service relies on FOMP to maintain these trails. Trail Repair workdays are scheduled on the second Tuesday of the month from April-October. Next meeting: Tue., Sep. 9, 5 pm. Meet at the Mt. Herman trailhead off Mt. Herman Rd and Nursery Rd and bring gloves. Tools will be provided.

The Sunflower is for people with non-visible disabilities

Watch for green and yellow sunflower lanyards, bracelets, and ribbons, discreet ways to make the invisible visible. Wearing the Sunflower discreetly indicates to people around the wearer including staff, colleagues and health professionals that they need additional support, help or a little more time. However big or small, your help moves us closer to a society where people recognize that an offer of help, understanding and kindness can make a huge difference to the daily experiences that a Sunflower wearer has. For more information: www.flydenver.com/accessibility, www.hdsunflower.com/us/, and www.disabled-world.com/disability/types/invisible/.

Tri-Lakes Cares needs your support

Tri-Lakes Cares is the only food pantry and human services organization serving northern El Paso County through emergency relief and self-sufficiency programs. The community-based, volunteer-supported center is a critical resource for our neighbors in need. The best way to help support Tri-Lakes Cares is to donate. Visit https://tri-lakescares.org/donate to learn how to donate money, medical items, personal supplies, or food. Please check the web for current needs in our food pantry at https://tri-lakescares.org/donate/current-needs. Donation drop-off hours are Mon.-Thu., 9 am-4 pm. For more information about Tri-Lakes Cares or how you can help, contact Tri-Lakes Cares at 719-481-4864 or info@tri-lakescares.org.

Senior Beat newsletter—subscribe for free

Each monthly Senior Beat newsletter is full of information for local seniors, including the daily menu of the senior lunches offered Monday through Friday at the Mountain Community Mennonite Church, 643 Highway 105, Palmer Lake. It also contains the schedule of the classes and events for the month at the Senior Citizens Center and senior-friendly library programs. To subscribe, send an email with your name and mailing address to SeniorBeat@TriLakesSeniors.org. Senior Beat can also be viewed online at www.TriLakesSeniors.org.

Can you volunteer today?

  • Links to local organizations with an immediate need for volunteers are listed on the county’s website, www.elpasocountyhealth.org/volunteering-and-donations, for groups like Care and Share, Crossfire Ministries, blood donations, Early Connections (volunteer from home opportunity), foster an animal, Medical Reserve Corps of El Paso County, Salvation Army, Silver Key, and United Way (ongoing opportunities).
  • The Colorado State University Extension office in El Paso County has several opportunities for individuals interested in volunteering. https://elpaso.extension.colostate.edu/volunteer-opportunities/
  • El Paso County volunteer-based and nonprofit organizations are ommitted to building healthy, caring communities and rely on the hard work of individuals like you. Reach out today and find out how you can play a part by becoming a volunteer in El Paso County. Get involved in El Paso County volunteering non-profits and organizations! https://www.americantowns.com/el-paso-county-co/volunteer-organizations/.
  • The El Paso County Sheriff’s Office Volunteer Program is composed of a collective citizens group with a true and common desire to partner with the El Paso County Sheriff’s Office by volunteering their services while learning more about the internal workings of the law enforcement community. https://www.epcsheriffsoffice.com/volunteer-program-0.
  • The El Paso County Volunteer Program is a wonderful opportunity for citizens to learn about the various functions of county government as well as give back to the community. The County’s numerous boards and commissions need your experience, talents and time. https://bocc.elpasoco.com/volunteer.
  • Children’s Literacy Center provides free one-on-one literacy tutoring to Tri-Lakes children in grades 1-6 who are reading below grade level! Tutoring is at the Tri-Lakes Senior Center on Tuesdays and Thursdays from 5:30-6:30 pm, and our Summer Session will run through Aug. 14. For more information, to become a volunteer tutor or to enroll your child, visit www.childrensliteracycenter.org or email Christine Jeffson at Christine@childrensliteracycenter.org.

Other Our Community Notices

Our Community Calendar

By Janet Sellers

Although we strive for accuracy in these listings, dates or times are often changed after publication. Please double-check the time and place of any event you wish to attend by calling the info number for that event. Please contact calendar@ocn.me with changes and additions.

GOVERNMENTAL BODIES

  • Forest Lakes Metropolitan District, Pinon Pines Metropolitan District 1, 2 & 3 board meeting. Typically meets quarterly on the first Mon., 4 pm Meetings are held via teleconference. For virtual joining instructions and updates see www.forestlakesmetrodistrict.com.
  • Monument Town Council meeting, Mon., Sep. 4, 18, 6:30 pm, Town Hall Board Room, 645 Beacon Lite Rd., Monument. Normally meets first and third Mon. Info: 719-884-801, www.townofmonument.org/260/Board-of-Trustees for remote attendance links.
  • El Paso Board of County Commissioners (BOCC) regular meeting, usually every Tue., 9 am. BOCC land use meetings are being held every first and third Tuesday of the month as needed at 1 pm. View agendas and meetings at www.agendasuite.org/iip/elpaso. Meetings are held at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Info: 719-520-6430.
  • El Paso County Planning Commission meeting, Thu., Sep. 7, 21, Regional Development Center, 2880 International Circle, Colo. Springs. Meetings are live-streamed on the El Paso County News & Information Channel at https://www.elpasoco.com/news-information-channel. Normally meets first & third Thu. (as required). Info: 719-520-6300, https://planningdevelopment.elpasoco.com/2023-meetings/
  • Tri-Lakes Wastewater Facility Joint Use Committee meeting, Tue., Sep. 12, 10 am 16510 Mitchell Ave. Meets second Tue. Info: See https://tlwastewater.com/index.html Bill Burks, 719-481-4053.
  • Palmer Lake Board of Adjustments, Tue., Sep. 12, 5 pm, 28 Valley Crescent St., Palmer Lake. Normally meets first Tues., as needed.
  • Lewis-Palmer School District 38 Parent and Community Advisory Committee (formerly DAAC), will meet Tue., Sep. 12, at the district admin building, 146 N. Jefferson St. Meets six times a year. Usually meets monthly on second Tue., 6-8 pm, Monument. For details, on the meeting site, see https://www.lewispalmer.org/Page/2#calendar. Contact info: tmckee@lewispalmer.org.
  • Palmer Lake Sanitation District board meeting, Wed., Sep. 13, 9 am, call-in only: 650-479-3208, Access Code 76439078, 120 Middle Glenway. Meets second Wed. Info: 719-481-2732. www.plsd.org.
  • Monument Planning Commission meeting, Wed., Sep. 13, 6 pm Town Hall Board Room, 645 Beacon Lite Rd., Monument. Meets second Wed. To see the options for remote public participation in each meeting, visit www.townofmonument.org/263/Planning-Commission-Board-of-Adjustment. Info: 719-884-8028. www.townofmonument.org.
  • Monument Academy School Board, Thu., Sep. 14, 6:30 pm, East Campus gym, 4303 Pinehurst Circle. The MA board usually meets the second Thu. of the month. Info: 719-431-8001, www.monumentacademy.net/school-board
  • Palmer Lake Board of Trustees meeting, Thu., Sep. 14, 28, 5 pm, Palmer Lake Town Hall, 28 Valley Crescent, Usually meets second and fourth Thu. Info: 719-481-2953. www.townofpalmerlake.com.
  • Woodmoor Water & Sanitation District board meeting, Mon., Sep. 18, 1 pm (one- time date change), 1845 Woodmoor Dr., Monument. Normally meets second Mon. Info: 719-488-2525, www.woodmoorwater.com.
  • Lewis-Palmer School District 38 board meeting, Mon., Sep. 18, 6-10 pm. Normally meets third Mon. The Board of Education meeting will be live-streamed on the district’s YouTube channel: www.youtube.com/user/LPSDCommunity, agenda, and supporting documents at https://go.boarddocs.com/co/lewispalmer/Board.nsf/vpublic. Contact Vicki Wood. Phone: 719.481.9546 Email: vwood@lewispalmer.org Website: https://www.lewispalmer.org.
  • Monument Sanitation District board meeting, Wed., Sep. 20, 9 am, 130 Second St. Zoom meeting. Find joining instructions on the website. Meets third Wed. Info: 719-481-4886, www.colorado.gov/msd.
  • Palmer Lake Town Planning Commission meeting, Wed., Sep. 20, 6 pm, Palmer Lake Town Hall, 28 Valley Crescent. Meets third Wed. Info: 719-481-2953, www.townofpalmerlake.com.
  • Academy Water and Sanitation District board meeting, Wed., Sep. 20, 6 pm. Usually meets third Wed. Public can join the Skype meeting: https://join.skype.com/PAcujKTn7Nrh. Check the website for a link: https://academywsd.colorado.gov/notices-and-alerts. Meets third Wed. Info: 719-481-0711, https://academywsd.colorado.gov.
  • Black Forest Fire/Rescue Protection District board meeting, in person or via Zoom, Wed., Sep. 20, 7 pm, Station 1, 11445 Teachout Road, Colorado Springs. Find updates and Zoom meeting joining instructions at www.bffire.org or contact Administrative Officer Rachel Dunn at 719-495-4300. Meetings are usually held on the third Wednesday.
  • El Paso County Regional Loop Water Authority meeting, Thu., Sep. 21, 9 am Monument Town Hall Boardroom, 645 Beacon Lite Rd. Meets third Thu. Info: 719-488-3603. www.loopwater.org.
  • Donala Water & Sanitation District board meeting, Thu., Sep. 21, 1:30 pm, 15850 Holbein Dr. In 2023, meets third Thu., Check the website for the access code for the electronic meeting. Info: 719-488-3603, www.donalawater.org.
  • Triview Metropolitan District board meeting, Thu., Sep. 21, 5:30 pm, 16055 Old Forest Point, Suite 302, Monument. Normally meets third Thu. Info: 719-488-6868, www.triviewmetro.com.
  • Woodmoor Improvement Association Board Meeting, Wed., Sep. 27, 7 pm, Woodmoor Barn, 1691 Woodmoor Dr. The WIA Board usually meets fourth Wed. Info: 719-488-2693, www.woodmoor.org.
  • Monument Fire District board meeting, in person or via Zoom, Monument Fire District board meeting, in person or via Zoom, Wed., Sep. 27, 6:30 pm., Station 1, 18650 Highway 105, Monument. Meetings are usually held on the fourth Wednesday. Find updates and Zoom meeting joining instructions at http://www.monumentfire.org, or contact Director of Administration Jennifer Martin, at 719-484-0911.
  • Donald Wescott Fire Protection District meeting, Meets every other month on the fourth Wed. The next meeting is Sep. 27, 4:30 pm, at Station 1, 18650 Highway 105 Monument. Find updates and Zoom meeting joining instructions at http://www.monumenfire.org or contact Jennifer Martin, at 719-484-0911.

WEEKLY & MONTHLY EVENTS

  • Northern El Paso County Coalition of Community Associations (NEPCO) meeting, Sat., Sep. 9, 10 am–12 pm., Woodmoor Barn, 1691 Woodmoor Dr. HOA legal topics. Members of local HOAs are welcome. Usually meets bi-monthly (Jan., Mar., May, July, Sep., Nov.) on the second Sat. of the month. www.nepco.org.
  • The Centering Prayer Group at Black Forest Community Church, first Sat., 8:30-10 am The Old Log Church. Centering prayer opens and closes the meetings with discussion and fellowship in between; open to all. Contact Rev. Roger Butts, at 719-433-3135, for information.
  • Half Day Prayer Group at Benet Hill Monastery, first Sat., 9 am-12 pm. All vaccinated guests are welcome. Contact Sister Therese at (719) 355-1638 or (719) 355-1650 or stherese@benethillmonastery.org. See ad on page < 3 >.
  • Monument Hill Kiwanis Club meeting, every Sat., 8 am. www.MHKiwanis.org, MonumentHillKiwanis@gmail.com for details, guests are welcome. Service leadership clubs, Key clubs, Builders Club, and K-kids at D38 schools. Memberships are open to the public. Info: RF Smith, 719-210-4987, www.MHKiwanis.org.
  • Neighborhood Net Ham Radio, every Sat., 10 am Amateur ham radio operators practice for emergencies on weekly repeater nets so neighbors can help neighbors. Sign up at www.mereowx.org/neighborhood-net or contactus@mereowx.org.
  • Palmer Lake Art Group, second Sat. A variety of art programs are offered after the social gathering and business meetings. Guests welcome. 300 Hwy 105, NE corner of I-25 and 105. 9:30 am. Info: 719-460-4179, www.palmerlakeartgroup.com.
  • Lions Club Bingo, every Sat. (except the first Sat.), 8:30 am-1 pm and first Mon., 5:30-10 pm Tri-Lakes Lions Club’s portion of the proceeds benefit those in need in the Tri-Lakes community. Updated info and location: Jim Naylor, 719-481-8741 or www.trilakeslionsclub.org.
  • Tri-Lakes Parkinson’s Disease Support Group, third Sat., 10 am-noon, Monument Community Presbyterian Church, 238 Third St., Monument. Info: Syble Krafft, 719-488-2669; Barry (group president), 719-351-9485. If you need any help, please call Syble or Barry.
  • Benet Hill Monastery, Let us pray with you, walk in the forest, come up and visit prayer sites, every Sun. worship is 10:15 am, 3190 Benet Lane, 80921. See ad on page < 3 >.
  • Tri-Lakes United Methodist Church, Worship every Sun., 9 am Contemporary; 10:30 am Traditional. A live stream is available at www.tlumc.org/live. Watch live or replay: www.facebook.com/tlumc, www.youtube.com/tlumc.org. Info: 719-488-1365, www.tlumc.org. 20256 Hunting Downs Way, Monument. See ad on page < 2 >.
  • Fellowship of Christ Church, every Sun., 9 am. 4303 Pinehurst Circle. See ad on page < 6 >.
  • Fuel Church Sunday Service, every Sun. Service times, 11:00 am Live service streaming at www.fuelchurch.org at 11:40 am on www.fuelchurch.org. Mountain Community Mennonite Church, 643 Hwy 105, Palmer Lake. Nursery and kids’ service. Non-denominational, spirit-filled. Need prayer? Email us at info@fuel.org. See ad on page < 5 >.
  • Ridgeview Baptist Church, every Sun., 10:30 am, temporarily meeting at 9130 Explorer Dr., Colorado Springs, 80920. Info: 719-357-6515 or www.ridgeviewcolorado.org. See ad on page < 6 >.
  • German Conversation Group, every Mon., 1:30 pm, Monument Library, 1706 Woodmoor Drive. Public welcome with Intermediate to Advanced German speaking skills.
  • Women’s A. A. Step Study, every Mon., 6:30 pm, meeting remotely, check for details. Family of Christ Lutheran Church, 675 Baptist Rd. Park in the west lot. Info: 866-641-9190.Al-Anon Zoom Meeting, Just for Today Online, every Mon., 9:00 – 10:00 am Zoom Meeting ID: 889 4142 7446, Password 349309
  • Al-Anon Zoom Meeting, Just for Today Online, every Mon., 9-10 am Zoom Meeting ID: 889 4142 7446, Password 349309.
  • Monument Life Recovery Group, every Mon., 6:30-7:30 pm, The Ascent Church, 1750 Deer Creek Rd. This faith-based support group is for those seeking freedom from all hurts, habits, and hang-ups. Daycare for children under age 11. Info: 303-946-2659, www.liferecoverygroups.com/meetings/life-recovery-group-3/.
  • Old Fashioned Community Sing-along. First and third Mon. 5:30 to 6:30 pm Black Forest Community Church 6845 Shoup Rd. Come share the joy of singing old, familiar, catchy tunes just for fun. For details: kay@stricklan.net.
  • Amateur ham radio WØTLM (Tri-Lakes Monument ham radio Association), third Mon. All amateur ham radio operators or those interested in becoming one are welcome. Info: www.W0TLM.com.
  • La Leche League breastfeeding support group, second Mon., 7 pm. Partners and helpers welcome (and babies and kids, too) so we can meet our breastfeeding goals together. Black Forest Community Center 12530 Black Forest Rd, Colorado Springs, CO 80908. For more information, contact RachelKLangley@gmail.com.
  • Children’s Literacy Center, every Mon. & Wed., 5:30-6:30 pm. Provides free one-on-one literacy tutoring to Tri-Lakes children in grades 1-6 who are reading below grade level. Tutoring is at Grace Best Education Center, 66 Jefferson St. Monument. For more information, to become a volunteer tutor, or to enroll your child, visit www.childrensliteracycenter.org or contact Rachel Morin, Tri-Lakes Senior Center Coordinator, CLC 610-246-1047 (cell).
  • Centering Prayer Group at Benet Hill Monastery, every Tue., 10-11 am. All vaccinated guests are welcome. Contact Sister Therese at (719) 355-1638 or (719) 355-1650 or stherese@benethillmonastery.org.
  • Essentrics Fitness Program at Senior Center, every Tue., 9 am & Thu., 10 am, Grace Best Education Center, 66 Jefferson St, Monument, CO 80132. Registration & info: Sue Walker, 719-330-0241, www.trilakesseniors.org.
  • Friends of Monument Preserve (FOMP) Trail Repair monthly Work Days, second Tue. Apr.-Oct. Next meeting: Tue., Sep. 12, 5 pm. Meet at Mt Herman Trailhead at the corner of Mt Herman Rd and Nursery Rd, bring gloves. FOMP needs volunteers to help repair the trails in the National Forest Open Space surrounding the Monument Fire Center. The Forest Service recently completed the second phase of Fire Mitigation work and many of the social trails have been damaged. The Forest Service relies on FOMP to maintain these trails. Tools will be provided.
  • GriefShare Support Group, last Tue. of the month, 10:30 am-noon. NEW LOCATION: Tri-Lakes Senior Center, 66 Jefferson St. in the Grace Best Elementary School building. The Tri-Lakes Silver Alliance has partnered with Colorado Palliative and Hospice Care to host a 13-session grief support group in Monument. RSVP, info: Sue Walker, 719-330-0241.
  • Colorado Springs Philharmonic Guild Listening Club, third Wed. Free virtual event. Maestro Wilson will conduct monthly hour-long programs. RSVP at www.cspguild.org.
  • Gleneagle Sertoma, first and third Wed., 11:45 am to 1 pm at Beasts and Brews, 7 Spectrum Loop, Colorado Springs. The longest continuously serving civic service organization in northern El Paso County features a program speaker addressing local topics of interest. Duane Gritzmaker, dwgritz@gmail.com or 719-649-9220.
  • Downsizers Club. Every second Wed., 1-2 pm. Free. Next meeting Sep. 13, guest speaker Crystal Maib on “the homeowners’ reverse mortgage as available asset.” Discover how to get more out of your golden years, age in place, help yourself or your parents sift through the “treasures,” leverage the value of your current home, and more. Tri-Lakes United Methodist Church, 20256 Huntingdowns Way, Monument. To sign up contact Amanda: AmandaHinnen@Homescolorado.com
  • Senior Social, fourth Wed., 12455 Black Forest Rd. Info: www.aarpchapter1100blackforest.weekly.com.
  • Pikes Peak Genealogical Society meeting, Wed., Sep. 13, 6:30 pm, hangout begins, 7 pm meeting begins. Three Things You Need to Know About U.S. Census Records by Tamara Hallo. Normally meets the second Wed. of each month. Members can log in and get the monthly meeting Zoom link. Guests are welcome to attend, please request an invitation from the PPGS president at PPGS.org.
  • Tri-Lakes Church of Christ Wednesday night fellowship classes, every Wed., 6-7:30 pm, 20450 Beacon Lite Road, Monument (corner of Beacon Lite & County Line Roads). Info: 719-488-9613, gregsmith@trilakeschurch.org, www.trilakeschurch.org.
  • Tri-Lakes Cruisers, first Wed., 7 pm. A nonprofit car club. Tri-Lakes Chamber of Commerce community room, with numerous activities and events each month. Club membership applications are now being accepted and are available on the website: https://tl-cruisers.weebly.com.
  • AARP Black Forest #1100, second Wed., noon. All ages welcome. In-person, Black Forest Lutheran Church, 12455 Black Forest Rd.
  • Senior Bingo, third Wed. Silver Alliance Senior Center, Space is limited to 16 participants. RSVP & info: Sue Walker, 719-464-6873, or email sue@monumentalfitness.
  • Veterans of Foreign Wars Post 7829, third Wed., 7 pm, Tri-Lakes Chamber of Commerce community room, 166 2nd St., Monument. New members welcome. Info: Post Commander and POC Bruce Beyerly, Bruce.Beyerly@gmail.com.
  • VFW Auxiliary to Post 7829, third Wed., 7 pm, The Country Club at Woodmoor, 18945 Pebble Beach Way, Monument. Guests are welcome to join; contact carlsonmkc@aol.com for instructions on how to connect. If you are a relative of a veteran who served on foreign soil during war or other military action, you may be eligible. Info: Kathy Carlson, 719-488-1902, carlsonmkc@aol.com.
  • Al-anon Meeting: Monument, every Thu., 7-8 pm, Ascent Church (formerly the Tri-Lakes Chapel), 1750 Deer Creek Rd., Monument. Info: MonumentSerenity@gmail.com.
  • Palmer Divide Quiltmakers, first Thu., 6:30-8:30 pm at Monument Chamber of Commerce building, 166 2nd St, Monument, CO.
  • Al-Anon meeting: Letting Go, every Thu., 9-10:15 am at Ascent Church, 1750 Deer Creek Rd., Monument. For additional information go to www.al-anon-co.org.
  • Networking breakfast, first and third Thu., Tri-Lakes Chamber of Commerce in person or via Zoom 166 2nd Street Monument 7:30-9 am free registration at www.TriLakeschamber.com.
  • Fuel Church Griefshare, every Thu., 5:30-7:30 pm 643 State Highway 105, Palmer Lake. Email info@fuel.org. 643 Hwy 105, Palmer Lake.
  • A.A. Big Book Study, every Thu., 7 pm, Family of Christ Lutheran Church, 675 W. Baptist Rd. Call 425-436-6200, access code 575176#.
  • Palmer Lake Historical Society, Thu., Sep. 21., 7 pm; (doors open at 6:30 pm), Palmer Lake Town Hall, 28 Valley Crescent St. Usually meets third Thu. Contact: Kokesdm@yahoo.com, https://palmerdividehistory.org.
  • Friends of Fox Run Park, fourth Thu. Zoom meeting, 7 pm, email friendsoffoxrunpark@gmail.com, they will email you the link the day of the meeting. Join the growing group to learn about volunteering and supporting the park for forest safety, trails, trees, education, special events, and more. Info: friendsoffoxrunpark@gmail.com.
  • Tri-Lakes Women’s Club (TLWC) monthly meeting. Fri., Sep. 15, 11:30 a.m. Falcon Club, USAFA. Guest speaker Terri Hayes, President and CEO of Tri-Lakes Chamber of Commerce. Program explains the expansion and development in the Tri-Lakes area w ith insights from Ms Hayes on the upcoming changes in our area. Usually meets the third Fri. To become a member, or learn about the club, visit our website at www.tlwc.net Contact Info: Tri-Lakes Women’s Club membership@tlwc.net.
  • Senior Book Club, second Fri., 11 am-noon, Silver Alliance Senior Center, all are welcome. Coffee & snacks. RSVP & info: Sue, 719-330-0241.
  • Gleneagle Women’s Club, membership luncheon, third Fri., Sep.-June, various venues, 12 activity groups, i.e., hiking, bridge, etc. Guests welcome. For information contact Susan Owen, 719-886-7110.
  • Monument Dementia Caregiver Support Group, second Sat., 9:45-11:15 am. Meets in Person, First National Bank Monument ( 581 Highway 105, Monument, CO 80132). Meets monthly, 2nd Sat. Contact: Registration is required, call 800-272-3900 or email khare@alz.org to register.

SPECIAL EVENTS

  • VOLUNTEER TODAY! Our Community News mailing days, Thu., Oct. 5, approx. 9 am–2 pm. We are all volunteers at OCN and need YOUR help, even for an hour or two, getting the papers ready to mail. Contact AllenAlchian@ocn.me or (719) 488-3455.
  • Benet Hill Monastery: Celebrate the Season of Creation, Fri., Sep. 1 to Wed., Oct. 4. See ad on page < 3 >.
  • Labor Day Weekend Art Festival, Sat.-Mon., Sep. 2-4, 10-5 pm, Free, Manitou Springs Memorial Park. Live music. Food. Free admission. Kids’ activities. Info: www.commonwheel.com/festival.html
  • The seventh annual Monu-Palooza music festival, Sun., Sep. 3, Limbach Park. Music 12:30 to 8:00 pm, six area bands, food trucks onsite. $15 advance: Monupalooza2023.eventbrite.com ($25 at the gate). Call/text (719) 649-0058 for info.
  • Freedom School Of Martial Arts: Back to School Karate Special. See ads on pages 4, 6 & 19.
  • Monument Hill Farmers Market, every Sat., 8 am-2 pm. 66 Jefferson Street Monument. See ad on page < 5 >.
  • Wreaths Across America (WAA) invites all Americans to Wave the Flag on Tue., Sep. 12 to honor our US veterans and the fallen, the issues of 911 and those who protect our freedom, reminding all Americans of the responsibility and gratitude of our service people to our country. The non-profit WAA raises the US flag in their honor each and every Tuesday; its primary activity is distributing Veteran’s wreaths for placement on graves in military cemeteries in December each year.
  • Kiwanis Fundraiser for Heart of Monument Play Park (HoMPP), a park for all ages and abilities. Thu. Sep. 14, 5-9 pm. Indicate you want to support the HoMPP or Kiwanis and 20% of sales go to the park.
  • 100+ Women Who Care: Social Gathering, membership drive. Wed., Sep. 20, 5:30 to 7:00 p.m. Free. Learn how you can make a big impact without a big commitment. Find out about the group and how we help the community – bring a friend! We want to see you socially so you’ll understand the impacts to our communities allowing us to give $20K annually to local charities. Woodmoor Barn, 1691 Woodmoor Dr., Woodmoor.
  • YMCA 5K race series: Creepy crawl, Turkey trot, Jingle jog. Early bird pricing ends Sep. 15. See ad on page < 6 >.
  • Run4Hope 5K for Schools, Sat. Sep. 16. 9 a.m., Ascent Church 1750 Deer Creek Rd., Monument. competitive 5K run and 2-mile color-fun run/walk to celebrate HOPE and HEALING in our community! The event raises money to support the social and emotional wellness of our youth through various programs in local area schools focusing on suicide prevention – along with mental health awareness and suicide prevention training in El Paso County. Chip-timed for competitors, 2-mile color fun run/walk (500 pounds of color!), pancake breakfast, games, music, vendors, and more. Register at https://run4hope5kforschools.com/.
  • Art Hop, Thu., Sep. 21, 5-8 pm. Last Art Hop of 2023! Your chance to enjoy the eclectic downtown Monument experience, buy local art, visit galleries, artists, see live demonstrations, musicians, and more. Downtown Monument. Every third Thu. through Sep. Free. See ad on page < 2 >.
  • Art Hop – Immersive art and poetry event! Thu., Sep. 21, 5-8 pm Local poets and artists Mary Brown, Janet Sellers read from their upbeat short poems: micro poems haiku, ekphrasis with paintings, etc. On the hour at Bella Art and Frame Gallery, 251 Front St.
  • Covered Treasures Bookstore, Thu., Sep. 21, 5-8, authors Hugh and Urling Kingery sign Birding Colorado: Where, How and When to Spot Birds Across the State; DeeDee Lake signs her Rules of Engagement series. Sat., Sept, 23, 1-3 pm, author Jessica Speer signs The Phone Book: Stay Safe, Be Smart, and Make the World Better with the Powerful Device in Your Hand. 105 Second Street, Monument.
  • Fox Run Regional Park Lights Fest, Fri., Sep. 22, 4:30-8:30pm; decorate and launch water lanterns, light parade, roast marshmallows, hot chocolate, doggy-light-costume contest, an evening of beautiful lights, music, food trucks, and special moments. https://communityservices.elpasoco.com/september-fest/
  • Never Dead Riders Motorcycle Group Poker Run, Sat., Sep. 23. Non-profit to raise funds to help people with a family member with cancer. Info: www.neverdeadriders.net
  • Little Log Church will hold a Service in the Park, Sun., Sep. 24, Palmer Lake Pavilion, east side of the lake. Worship, singing and Bible teaching beginning at 10:09 a.m. with a potluck picnic following. Please join us. Contact: littlelogchurch.com or call 719-481-2409.
  • Eagle Wine and Spirits Charity Whiskey Live and Silent Auction, Thu., Sep. 28, 5:30-8 pm, Margarita at Pine Creek, 7350 Pine Creek Rd., Colorado Springs, CO 80919. Proceeds will benefit WhollyKicks. $75 per person includes buffet dinner and drink. For more information sales@eaglewineandspirits.com or visit whollykicks.org
  • Make It Work Clinic for PCs, FREE. Donations appreciated. We are gauging interest in helping community members with their PCs, please email us if interested. enable@monumentalimpact.org. 55 Adams St in Downtown Monument. Monumental Impact info/ register: https://monumentalimpact.org.
  • St Peter Catholic School, now enrolling preschool to 8th grade, www.PetertheRockschool.org See ad on page < 2 >.
  • A Time to Dance: Dance classes for everyone. See ad on page < 4 >.
  • Affordable Flooring Connection, special offers. See ad on page < 2 >.
  • Cornerstone Cleaners, special offers through Sep. 30. 1030 W. Baptist Road, near King Soopers. See ad on page < 4 >.
  • Crystal’s in-home personal training. Free consultation. See ad on page < 3 >.
  • Eagle Wine & Spirits, special offers through Sep. 30. Baptist Road next to King Soopers. See ad on page < 3 >.
  • Gleneagle Candle Co., special offers through Sep. 30. 13796 Gleneagle Drive 80921. See ad on page < 4 >.
  • Monument Cleaners, special offers through Sep. 30, 15932 Jackson Creek Pkwy., in Monument Marketplace. See ad on page < 5 >.
  • Monumental Med Spa, Announcing a new location, 88 Hwy 105. See ad on page < 11 >.
  • MVEA Member appreciation day, Wed., Oct. 11. Lunch, pie, more: 11 a.m. – 1:00 p.m. At the Falcon office 11140 East Woodman Road 80831. See ad on page < 16 >.
  • Noel Relief Centers, new patient specials. 950 Baptist Rd #130, Monument. See ad on page < 7 >.
  • The Living Room Plants, special offers through Sep. 30, 12229 Voyager Pkwy, Suite 100. See ad on page < 5 >.
  • Tri-lakes Dynamic Rotary International Club presents first annual golf ball drop, Sat., Sep. 30, 4:00 to 5:30 p.m. Santa Fe baseball field, 99 Santa Fe Avenue Monument. See ad on page < 3 >
  • The Vanity Box, special offers, facial revivals, and more. See ad on page < 3 >.
  • Tri-Lakes Collision and Auto Service Center, special offers through Sep. 30. 2101 Wolf Court, Monument. www.trilakescollision.com. See ad on page < 5 >.
  • Miner’s pumpkin patch, every Sat. in Oct. Western Museum of Mining and Industry. See ad on page < 9 >.
  • Take a Kid Mountain Biking Day, Sat., Oct. 7, 9 am; trail riding etiquette handouts, riding clinics, giveaways.. This is a terrific way to get kids outside and develop their mountain biking skills. All ages tots to teens, just need a working bike and helmet to participate. Info:communityservices.elpasoco.com/take-kid-mountain-biking/
  • Empty bowls dinner and silent auction, fundraiser for Tri-Lakes Cares: Wed. Oct. 4, 5-7:30 p.m. See ad on page < 7 >.
  • PTSD: What You See, Feel, Do About it, Sun., Oct. 8, 1-3 p.m. Do you know someone with Post-traumatic stress disorder (PTSD)? Does it impact family, friends, you? Speaker: Jim Cunningham, LPC, a 24-year Air Force veteran and professional counselor, will conduct this 2-hour session including a presentation and open discussion on PTSD which is open to our congregation and community. Family of Christ Lutheran Church Youth Center (West Entrance) 675 Baptist Rd. Hosted by FOC Stephen Ministry.
  • Front Range Maker’s Market: Sat.-Sun., Oct. 28 – 29. Lewis Palmer High School, Sat. 9:00 a.m. to 4:00 p.m., Sun. 10:00 a.m. to 3:00 p.m. $5 at the door. See ad on page < 24 >.
  • International Survivors of Suicide Loss Day. Annual community and worldwide event Sat., Nov. 18. Speaker, kids panel, adults panel and discussion, refreshments, more. Woodman Valley Chapel. Details: www.woodmenvalley.org or contact Saucedo 719-488-8280
  • Book signing by Lisa Hatfield, Sat., Nov. 25. Covered Treasures bookstore. See ad on page < 5 >.

Our community calendar carries listings on a space-available basis for Tri-Lakes events that are sponsored by local governmental entities and not-for-profit organizations. We include events that are open to the general public and are not religious or self-promotional in nature. If space is available, complimentary calendar listings are included, when requested, for events advertised in the current issue. To have your event listed at no charge in Our Community Calendar, please send the information to calendar@ocn.me or Our Community News, P.O. Box 1742, Monument, Colorado 80132.

Other Calendar articles

Monument Town Council, July 17 – Annexation of Monument Ridge fails

By Chris Jeub

One Monument Town Council meeting was held in July, but it was as long as two as heated exchanges among developers, councilmembers, and neighbors lasted late into the night. The debate surrounded two subdivisions known as Monument Ridge West and East, 161 acres at the southwest and southeast corners of I-25 and County Line Road. This was their final step in their application for annexation into the town of Monument. Though their application was previously approved by the Planning Commission (see article on page < 4 >) and supported by town staff, the Town Council overruled both and voted against annexation with a 2-5 vote. The developer withdrew its plans, and the future of Monument Ridge West and East now goes to El Paso County.

Background

Planning Director Shelia Booth presented the first resolution for annexation from El Paso County into Monument, known as Monument Ridge No. 1 West. The proposed annexation concerns a 90-acre area on the west side of I-25 south of County Line Road. While the town’s Comprehensive Plan designates the area as Mixed Use, the applicant seeks to rezone it to Residential. Town staff supports this change, as the current housing density alongside the dedicated open space in Douglas County north of County Line Road does not warrant multi-use zoning.

The annexation agreement includes provisions for residential attached units but prohibits higher densities and multi-family housing. Despite initially facing a close vote of 3-4 against the proposal in the Planning Commission, it passed with a 4-3 vote when certain conditions were set. The zoning proposal was later approved by the Planning Commission with a vote of 6-1, and town staff recommended approval, emphasizing that annexation would allow the town to oversee the development and ensure alignment with the community vision of Monument’s Comprehensive Plan.

Booth continued her presentation for the second resolution for annexation, known as Monument Ridge No. 2 East. This annexation was contingent upon the successful annexation of Monument Ridge No. 1 West. The proposed annexation area covers 71 acres and is intended for Residential zoning, accommodating about 383 dwelling units. Additionally, the annexation proposal includes plans for a business campus south of the residential area, featuring office, research and development, and educational facilities (excluding manufacturing). As with the first resolution, the applicant’s choice to propose residential zoning is due to the lack of sufficient resident numbers to support Mixed Use zoning. The Planning Commission approved the proposal with a 6-1 vote, and town staff recommended approval.

Developer presentation

Development Manager Ray O’Sullivan presented the applicant’s case for annexation. O’Sullivan began by explaining that the property owner was encouraged by the county to develop with Monument due to water availability. Initially the applicant considered simply paying for water service, but they were asked to explore annexation as an alternative. Working with the previous town staff, they devised a development plan that aligned with the town’s preferences. However, when they presented this plan to the Planning Commission, they encountered significant community opposition, which left them “feeling unwelcome.” O’Sullivan emphasized that the property was already zoned for their proposed development in the county, but their goal was to create a more pleasant community that residents would desire, rather than an eyesore. They were seeking RA zoning, but the commission recommended 2.5-acre lots, a suggestion O’Sullivan found unprecedented in his career. He expressed concern that without annexation, they would be left with no choice but to develop under county regulations.

Following O’Sullivan’s presentation, project consultant David Whitehead of Whitehead Engineering delved into the technical aspects of the proposal. He highlighted the collaborative work they had undertaken with the town staff. However, Councilmember Steve King raised a significant concern about Slide 26 of the presentation, which indicated $5.4 million in infrastructure fees. King doubted the ability for this to happen with unknowns surrounding future water developments (like the Loop system) still under review. Councilmember Marco Fiorito disagreed, viewing the $5.4 million as a potential benefit, as it would provide the town with an influx of funds to purchase renewable water. He argued that even without annexation, the town would still need renewable water and that this presented a potential windfall. King remained cautious, emphasizing the uncertainty around the possibility of acquiring the necessary pipes to bring water into Monument. Fiorito stressed that without the funds from annexation, the town’s water plans would remain stagnant.

King also expressed concern about the trees on the property and questioned the possibility of using or relocating them. In response, Whitehead explained that some trees needed to be removed for the health and safety of the community, a decision supported by the Fire Department. Whitehead presented slides detailing the trees, trails, and open spaces planned for the development, but King still had reservations about the number of trees and how the “majority of trees” would be determined.

King then questioned why the proposed densities in the development were higher than those allowed by the county, to which Booth responded that it didn’t make economic sense to keep them lower. King suggested that the property might undergo a Planned Unit Development (PUD) process if annexation didn’t happen, which could be a better option. He stated that, while it might not be what the applicant wanted to hear, he believed that the proposal was not in the best interests of the town.

Councilmember Kenneth Kimple and Mayor Mitch LaKind both inquired about the possibility of reducing the number of dwellings, but Whitehead stated that they were not willing to do so at the moment. Whitehead emphasized their commitment to open spaces and mentioned that the plan included funding for the town’s parks. “I don’t want your money,” LaKind snapped, adding that he preferred to see parks included in the development rather than receiving money for them.

Throughout the exchange, King reiterated his primary concern about the trees on the property, indicating that it was a crucial issue for him. The discussion highlighted various points of contention, including the proposed densities, park inclusion, and the fate of the existing trees on the property.

Community input mixed

Several individuals expressed their opposition to the proposed development during the meeting. The owner of Colorado Heights Camping Resort, which neighbors the proposed development, worried about the potential closure of Monument Hill Road and the impact on his business, expressing fears of RVs navigating through the new neighborhood. Michael Barber, an architect and neighbor, criticized the insensitivity of the plans toward the existing trees and views and recommended against approval. Other opponents cited issues with the proposed housing density overwhelming the current infrastructure, difficulties in transplanting trees as the developer suggested, and apprehensions about crime associated with multi-family housing.

On the other hand, some individuals spoke in favor of the proposed development. Theresa Sidebotham, the owner of Telios Law also neighboring the development, highlighted the importance of annexation to maintain tax revenues for the town and advocated for the proposal’s low-density approach. Another property owner adjacent to the site praised the proposal for preserving a gateway to Monument and endorsed apartments in the area as recommended by developers. Chris Fox, a resident in the vicinity, expressed preference for having a say in the development through annexation rather than leaving it to the county, indicating support for town oversight. Other supporters emphasized the developer’s responsiveness to community concerns, the potential benefits of more apartments for housing affordability, and the belief that the town should move forward with the development to maintain some control over the process.

Whitehead assured the council that Monument Hill Road would not be eliminated by their development and that sound barriers would be installed along the highway to mitigate noise impact. Whitehead defended the annexation as not unusual and stated that plans were in place for constructing sanitary sewer systems, backed by a letter of approval from the district for water supply. Whitehead did not directly address concerns toward views or the apprehensions about high-density housing and potential impacts on neighboring properties. Instead, he emphasized that the presented zoning was preliminary, acknowledging that much work remained ahead in the development process, and clarified that the project did not include any apartments, which had been a point of contention raised by some citizens.

Proposal fails and applicant withdraws

Following the citizens’ comments and the developer’s response, the debate among the council members centered on several key issues. King expressed his belief that the property should be handled as a PUD and criticized the proposed RA zoning, emphasizing concerns about clear-cutting and the lack of tree preservation. Councilmembers Jim Romanello and Fiorito supported keeping the development within Monument, expressing distrust in the county’s handling of the project and the need to find a compromise. LaKind voiced his major concern about the density, hoping for a resolution through compromise. Councilmember Laura Kronick asked if an agreement could be reached, leading to a recess for private discussions. However, no compromise was achieved.

The council then voted on two resolutions related to the annexation. Resolution No. 51-2023, which outlined findings of fact regarding the proposed annexation, passed unanimously with a 7-0 vote. However, Resolution No. 52-2023, which would have approved the annexation agreement with the developer, failed with a vote of 2-5 against. Councilmembers King, Kimple, Kronick, Sana Abbott, and Mayor LaKind voted against, while Romanello and Fiorito voted in favor. LaKind wished the developers luck with the county, and King warned citizens that the proposal would now be subject to county jurisdiction.

**********

The Monument Council usually meets at 6:30 p.m. on the first and third Mondays of each month at Monument Town Hall, 645 Beacon Lite Road. The next two regular meetings are scheduled for Monday, Aug. 7 and Monday, Aug. 21. Call 719-884-8014 or see www.townofmonument.org for information. To see upcoming agendas and complete board packets or to download audio recordings of past meetings, see http://monumenttownco.minutesondemand.com and click on Town Council.

Chris Jeub can be reached at chrisjeub@ocn.me.

Other Monument Town Council articles

OCN switches to larger format

OCN switches to larger format

By John Heiser, Publisher, OCN

Starting with our November 2001 issue, Our Community News has been printed on pages that are about 11 inches wide by about 17 inches long. This month, our pages are 11 inches wide by 21 inches long. Why the change?

Since 2016, OCN has been printed at the Pueblo Chieftain’s printing plant in Pueblo. On June 13, Gannett, the owner of the Chieftain, abruptly announced that the Chieftain’s printing plant will be permanently closed Aug. 13.

Publications being printed at that plant include five daily newspapers (Pueblo Chieftain, USA Today, Fort Collins Coloradoan, Rocky Ford Gazette, and the Trinidad Chronicle News), 46 weeklies, and 10 monthlies including OCN. The plant was averaging 76 print jobs per week requiring three shifts a day, six days a week, and employed more than 50 people.

Local options for printing OCN on the size paper we used before are very limited, so we had to switch to this larger format. This issue of OCN was printed by the Denver Post.

Despite the challenges of producing OCN as a print publication, our all-volunteer staff is dedicated to delivering detailed, accurate local news to more than 22,000 homes and businesses throughout the Tri-Lakes area every month. If you would like to help us do that, please contact me at johnheiser@ocn.me or 719-488-3455.

Monument Planning Commission, June 28 – Town Planning Commission recommends approval of Monument Ridge 1 and 2 despite community concerns

By Leslie Hanks

The June 28 Monument Planning Commission hearing on Monument Ridge 1 and 2 was standing room only, with many people forced to stand in the hallway and listen to the hearing over the internet on their phones.

Chairperson Martin Trujillo, Vice Chairperson Danny Ours and Commissioners Nicholson, Greg Collins, Sean Zernickow, and Ray Egley were in attendance. Alternates Joe Kneedler and Chad Smith were sworn in as regular members for the meeting. Commissioner Cathy Green was in attendance online as a non-voting member.

The proposed annexation and zoning proposal had previously been heard and tabled Nov. 22, 2022.

Planning staff reviewed and recommended the annexing and rezoning of Monument Ridge 1, 90.98 acres on the southwest corner of County Line Road and I-25. The assertion was made that the property is contiguous to Monument, as required by state statute. However, it was later discussed that it was a “flagpole zoning,” which involves annexing narrow parcels of land to reach another parcel under annexation consideration. Staff member Sheila Booth explained that the developer was asked to resubmit the proposal so that Monument could have control of the project rather than El Paso County. Apparently, the project would be phased in until the missing 16 acre-feet of water required at the proposed density is acquired.

The staff recommended annexation and Residential Attached (RA) zoning.

There was discussion of boarding house and multifamily use being removed as possible uses.

The staff noted there were no letters of support received but there were letters of opposition.

The staff then presented plans for Monument Ridge 2 at the southeast corner of County Line Road and I-25, which is a 71.01-acre parcel. Annexation was recommended with RA 358 patio homes/condos. They stated the contiguity requirement was met. Woodmoor Water and Sanitation (WWSD) would provide the water and there would be a metro district. Both proposals are within the town’s recently adopted Three Mile Plan.

The developer proposed creating roads, and there was discussion of upgrading Beacon Lite Road and creating a roundabout at Misty Acres and County Line Road.

The staff recommended approval.

The staff stated that public notice was given and that the proposal complies with the 2017 Comprehensive Plan and meets Colorado Revised Statutes.

The developer’s representative, David Whitehead, explained that the Town of Monument invited him to re-apply. He explained that the roundabout was determined by a traffic study that included the Colorado Department of Transportation (CDOT) and Douglas County and that the roundabout can’t encroach into Douglas County. CDOT supports the transportation proposal.

There were many public comments, including:

  • “Why did the applicant withdraw and re-apply? What initiated the re-application?”
  • “What is proposed to accommodate the children, which will be part of this huge proposal?”
  • “Why were the citizens of Woodmoor not interacted with on a proposal of this magnitude when they will be most directly impacted?”
  • “A proposal of this magnitude will obviously impact crime. Why isn’t there a transition between Large Lot Residential and Residential Attached proposal?” Isn’t this completely out of character with the current 2-acre lots adjacent?”
  • “What are the children going to do, since the proposal is isolated and there is nothing in the plan to address the need?”
  • “What are the names of those who asked this developer to re-apply?”
  • “What will the impact to the police budget be?”
  • “Is this part of the ‘affordable housing’ push by Governor Polis?”
  • “Never ceases to amaze that developers ignore the Comprehensive Plan and the voice of the citizens. I worked on the 2017 Comp Plan, and this proposal is not in compliance with the 2017 Comprehensive Plan.”
  • “What about the wetlands in the area? How will the developer mitigate?”
  • “We don’t have enough water!”
  • “Do we want Jackson Creek-type densities on Monument Hill?”
  • “Why would we do a radical change from the current country feel?”
  • “The Monument grocery store isn’t adequate for this high-density proposal.”
  • “How can staff recommend going with this plan when it is short 16 acre-feet of water?” Denver, Dawson, and Arapahoe Sands aquifers are nearly dry.”
  • “You came back with basically the same proposal as last November; you can’t be surprised that we care about our community and that’s what you’re seeing.”
  • “The developer is not looking at this from the perspective of the people most affected.”
  • “The Planning Commission should approve annexation but deny the density.”

After the public comment period, Booth was asked to address the questions raised. She noted that Colorado Revised Statutes requires annexation and zoning be voted on simultaneously. She also explained that the school district was notified and was invited to submit comments. Booth stated that WWSD says they have enough water for the project. The question of adequate police coverage brought the reply that there are the El Paso County Sheriff’s Office and local police, “and property tax will cover the costs.”

A question raised about a wetland on the property sparked a discussion about whether it is a “regulatory wetland” and whether there is a requirement from the U.S. Army Corps of Engineers to address.

The staff noted that public notification was done properly and that the school district can ask for land dedication or “fees in lieu” but that ultimately the district will decide. In response to the question about how property values will be impacted, the staff remarked that that question has no easy answer.

During the staff discussion about water concerns, it was explained that the west side of I-25 proposal will be served by Monument Water and Sanitation and asserted that concern about the water shortage doesn’t take into consideration “Water Wise” programs or low-flow toilets.

In a closing remark, the developer said that from an economic standpoint, any lower density would make it impossible to justify the necessary infrastructure.

Finally, the staff recommended that concerned citizens should be sure to attend the July Town Council meeting to express their concerns.

Votes on the proposals:

Commissioner Ours’ motion to approve annexation on proposal 1, minus boarding houses, manufactured housing, and multifamily, failed 4-3.

Non-voting Commissioner Green (a city planner for 30 years) voiced a concern about giving too much away. “This is the time to require more from the developer.”

Ours responded to the question of “How can staff recommend (the proposal)” with his opinion that staff does an excellent job. He’s “hoping we can work things out here to be able to give Town Council guidance.” He stated, “We’re interested in the community too,” and that “We’re trying to do the right thing.”

Ours also noted that, “The developer spends millions putting a proposal together and if we vote to deny, we might face a lawsuit.”

Green made additional comments about the disparity between the Comprehensive Plan and these proposals and raised concerns about putting this conceptual plan in an annexation agreement and then the developer would be free to do whatever it wants.

More discussion centered on whether Monument can work with the developer to create a proposal the community can live with, or whether the developer might go back to El Paso County to get what it wants and will likely be granted permission for.

Commissioner Egley raised concerns about the economic impact to Monument.

The developer responded with, “You won’t get sales tax or property tax if we go back to the county.” Egley continued, stating that he is uncomfortable that the flag-pole annexation will leave 1,200 people isolated with no connection to the town and no open space or yards for kids.

The Planning Commission voted to annex both parcels and change the density from RA (Residential Attached) to LLR (Large Lot Residential)—9,000-square-foot lots.

The votes all passed 6-1, with Commissioner Egley voting no on all motions.

The project is recommended to the Monument Town Council for approval.

See the Town Council article on page < 1 >.

**********

The next meeting will be at 6 p.m. Aug. 9. See http://townofmonument.org or call 719-481-2954 for more information.

Leslie Hanks can be contacted at lesliehanks@ocn.me.

Other Monument Planning Commission articles

Lewis-Palmer D38 Board of Education, June 26 – Enhancement of audio systems, curriculum, policies approved

By Harriet Halbig

Due to the lateness of the June meeting of the Board of Education, only a brief notice was included in the July issue. Following is a more detailed description.

Enhancement of audio systems

The board discussed investing in enhancement of audio capability in the schools. This enhancement will include microphones, classroom speakers, front office media players, licenses, and outdoor speaker capability among other improvements.

In a proposed phase 1 of the project, enhancements would be installed in Lewis-Palmer Elementary, Lewis-Palmer Middle School, and Lewis-Palmer High School.

Chief Business Officer Brett Ridgway said the project would focus on technology and infrastructure to enhance the district’s safety and security. He said that the project had been reviewed by Chief of Security Dennis Coates for its effectiveness.

Some of the proposed funding will come from contingency funds from the 2022-23 district budget.

Ridgway said that some schools now have failing intercom systems and a need to amplify announcements into each classroom.

Director Matthew Clawson asked whether it was necessary to enhance all three schools now.

Superintendent KC Somers said that Lewis-Palmer Elementary is most in need as it is the oldest of the three schools.

Board Treasurer Ron Schwarz commented that district officials thoroughly investigated suppliers and manufacturers before coming to this decision. He said the enhancement would provide additional connectivity with public safety and law enforcement officials in the event of an emergency and would include information on card readers and other district programs.

Board President Tiffiney Upchurch asked whether there is a financial advantage to doing this now.

Director of Operations and Development Chris Coulter responded that this is a life-saving system. He suggested that if all schools are not upgraded at once, it may be possible to complete the upgrades during late night or early morning hours.

The board approved the proposal 4-1, with Clawson voting nay.

Curriculum discussion

The board approved new curriculum for fourth-grade history (The Colorado Story, an updated version of the current curriculum), fourth- and fifth-grade social studies, and fourth- and fifth- grade science. In addition, the board approved the use of character education programs which have been used on a trial basis over the past year.

The board also approved additional counselors for the elementary schools. During the discussion it was emphasized that there is a concern about accountability and privacy and to respect community values rather than national standards.

The board approved the curriculum 4-1 with Clawson voting nay.

Policy discussions

The board approved updated policies on wellness, which include provisions for physical education and nutritional requirements.

The board also approved a new policy regarding the provision of medically necessary treatment in the schools. The policy states that the treatment must be recommended by a Colorado licensed healthcare provider or licensed private health care specialist. The provider or specialist must attend IEP (individual education plan) or 504 meetings to discuss the necessity of the treatments.

The district also retains the ability to have the treatments administered by qualified district staff or a contracted provider.

An additional provision allows the provider or specialist access to the classroom to observe as long as this observation is not disruptive.

Restructuring of bus routes

Somers explained that district bus routes are divided into three priority groups.

The first priority group is the special education routes as they are required by federal law.

The second priority is the regular neighborhood routes which are at or near capacity.

The third priority are those routes east of Highway 83.

At the time of the meeting, four people were undergoing driver training. All of these drivers would be assigned to priorities 1 and 2.

There is an ongoing shortage of drivers. At the moment there will be only one route to serve students east of Highway 83.

Election discussion

The board appointed Vicki Wood, secretary to the superintendent, as the district’s representative to notify county officials of the desire to participate in the Nov. 7 election. Four of the five board positions are eligible for election this year.

Petition packets can be picked up from Wood at the administration building beginning Aug 9.

**********

The Lewis-Palmer D 38 Board of Education meets at 6 p.m. on the third Monday of each month in the district learning center, 146 Jefferson St., Monument. The next meeting will be on Aug. 21.

Harriet Halbig may be reached at harriethalbig@ocn.me.

Other Lewis-Palmer D 38 Board of Education articles

Monument Academy School Board, July 13 – Board organizes, approves before and after care contract

By Jackie Burhans

The Monument Academy (MA) board held its July 13 meeting at The Platinum Group offices in Colorado Springs, which is the office of board President Ryan Graham. The board handled several organizational matters, agreed to a contract for before and after care, and heard committee and administrator updates.

The regular meeting was followed by a board retreat that included onboarding of new members, review of the board manual and calendar, continuous improvement and assessment, legal requirements, and strategic planning.

Board member organization

Newly elected board member Matt Ross was sworn in for his three-year term, and all board members took their required annual oath of office and signed affidavits to be forwarded to the county clerk.

Board members then discussed and volunteered for committee assignments as follows:

  • Highway 105 – Ryan Graham, president
  • Curriculum – Emily Belisle, secretary
  • School Accountability and Advisory (West Campus) – Matt Ross, board member
  • School Accountability and Advisory (East Campus) – Lindsay Clinton, vice president
  • Governance – Joe Buczkowski, treasurer, and Karen Hoida, board member
  • Finance – Buczkowski and Craig Carle, board member
  • Building and Facilities – Hoida and Graham
  • Resource Development – Carle and Clinton
  • Human Resources – Clinton and Graham
Above: At its July 13 meeting held at The Platinum Group offices in Colorado Springs, Monument Academy (MA) board President Ryan Graham (left, standing) swears in newly elected board member Matt Ross (right, standing). Seated are board members, from left, Joe Buczkowski, Craig Carle, Emily Belisle, and Lindsay Clinton. Photo by Jackie Burhans.
Above: At the July 13 Monument Academy (MA) board meeting, all board members took their annual oath of office and signed affidavits to be sent to the clerk and recorder. Standing from left are Joe Buczkowski, treasurer; Karen Hoida, board member; Craig Carle, board member; Emily Belisle, secretary; Ryan Graham, president; Lindsay Clinton, vice president, and Matt Ross, board member. Photo by Jackie Burhans.

As part of the discussion, the board agreed to fold the Safety and Security Committee into the Buildings and Facilities Committee and to disband the Volunteer Committee as MA is moving to a new system called ParentSquare.

Before and after care contract signed

Graham noted that the board had approved a revision to a potential contract for before and after care with Leading Edge in November 2022 but that Leading Edge did not agree to the changes. The board considered a new proposal by Monument’s Best that had been vetted by its legal counsel. Tom and Chrystal Lind, founders of Monument’s Best, were present to answer questions. They noted that there is a state-mandated process to vet employees who would be given access to MA that included background checks, courses, and CPR certification.

Operations Manager Jake Dicus met with Monument’s Best when the Leading Edge arrangement didn’t work out. His kids have participated in its program, and he felt it would fulfill a need for MA’s families. Dicus said 15 families must sign up for the before care program to work financially. If MA is closed, Monument’s Best will offer sports camps using MA’s facilities for MA kids and, possibly, other kids from the community. Once approved, Dicus planned to put together a slide show to send out to parents to gain interest and would present it as part of the back-to-school night. Dicus and elementary school Principal Kurt Walker have discussed the facilities to be used at MA’s West Campus.

Monument’s Best has membership software to help parents sign up for its programs. Its contract is for one year with wording for indemnification. It is licensed for up to 60 kids but could amend that if needed.

The board unanimously approved the contract and authorized Graham to execute it.

Highlights

Board meeting highlights include:

  • Graham reported that work was in progress on the recirculation road around MA West necessitated by the Highway 105 expansion. Some re-engineering was required due to water runoff from heavy rains. He said carline information would be sent out before school starts.
  • A parent spoke during the public comment agenda item, expressing concern about showing non-educational movies to kids for indoor recess in general and objecting to the movie Elemental by Disney specifically. She also asked if MA would be required to financially participate in the Capturing Kids Hearts (CKH) program each year, noting it has cost $45,000.
  • Interim Chief Executive Officer Kim McClelland provided financial highlights in lieu of financial consultant Officer Glen Gustafson, saying he is in a good place with the audit and is closing out the school year. She had no details to share from the district on the free lunch service but noted that only the elementary school would be participating. She also noted that the CKH expense was for the initial staff training to use the discipline model in the handbook. Principals could sign up for a premium offer with resources, mentoring, and implementation guides for $4,000 annually.
  • The board discussed and approved an updated student handbook for its West Campus, making minor updates to carline, board eligibility, and logo use.
  • The board unanimously approved the new graduation requirements presented by high school Principal David Kennington, who noted that requirements include a capstone project. He said that parents and students want to have a traditional valedictorian honor for the highest grade point average (GPA), which may have to be determined at the thousandth level. Additional honors for high GPAs would be conferred. Graduation is expected to be on Saturday, May 18, possibly at MA, wearing a black gown with a stole. He said families wanted guidelines for senior photos, suggesting a modest dress code with no pajamas or furry costumes be submitted with a message that aligns with MA.
  • The board approved an update to the 1501ES Elementary School Uniform Policy, adding a daily wear sweatshirt with MA’s logo.
  • The board unanimously approved the preschool calendar, policies and procedures, and revised tuition contract.
  • The board discussed the draft of new curriculum policies to include supplemental curriculum selection and tabled any action to the August board meeting.

**********

The MA School Board meets at 6 p.m. on the second Thursday of each month. The next regular board meeting will be on Thursday, Aug. 10, at 6 p.m. at the East Campus. See more information at see https://bit.ly/ma-boe.

Jackie Burhans can be reached at jackieburhans@ocn.me.

Other Monument Academy articles

Palmer Lake Board of Trustees, July 12, 13, and 27 – Water rates to rise 5% annually

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) met three times in July: regular board meetings were held on July 13 and 27 and a workshop was held on July 12. The board continued its work on water rates, the future of the Elephant Rock property, and how to regulate recreational vehicle (RV) use and storage on private and public property. The board heard an audit report on its 2022 budget. It held two public hearings, both of which led to votes.

The board voted on a resolution facilitating cooperation between the Palmer Lake Police Department and surrounding police departments. It revised the priorities for maintaining the water and sewer system documented in its Preliminary Engineering Report and renewed the intergovernmental agreement that regulates the town’s ambulance service. The board considered a special event permit and recognized Focus on the Forest volunteers for their work to eliminate graffiti.

The July 12 meeting was preceded by an executive session to develop negotiation strategies regarding the lease agreements for the EcoSpa and the Star View Ranch, and regarding the intergovernmental agreement (IGA) between the town and the Monument Fire Department. The July 27 meeting was preceded by an executive session to discuss a letter of intent concerning the Norris Hay Ranch.

Water rates to increase 5% annually

At the water rate workshop on July 12, water rate consultant Chris Brandewie presented several scenarios to the board which were designed to fully fund the town’s water service and allow for the accumulation of reserve funds earmarked for future capital improvement projects. The different scenarios also addressed questions and concerns the board members had expressed in previous discussions. The board asked Brandewie to modify the rate structure one last time for final consideration at the board meeting scheduled for July 27, at which time a final vote would be taken.

At the regular board meeting the next day, the board returned to the issue. Director Dennis Stern and Town Administrator Dawn Collins summarized the rates changes they had directed Brandewie to work out as a 5% increase in the water base rate and water usage charges, changes to the tier structure, and a 5% increase in future tap fees.

Resident Roger Mosely opposed the changes, arguing the increased base rate treated low-income families unfairly and that water funds needed to go into their own bank account. Collins explained that different accounting codes were used to track water funds, that a separate bank account was not needed, and in fact separate bank accounts had proved convoluted in the past.

Mayor Glant Havenar said she wanted most of the increased revenue to come from increasing the base rate, not from increases in the tiered usage charges. She added the rates could be adjusted annually if necessary.

At the July 27 meeting, the board considered Resolution 54-2023, which documents all rate changes and projects them over a five-year period. The resolution specifies:

  • Beginning in 2024, water tap fees will increase 5% annually.
  • The water tiers will be redesigned, and usage rates will increase 5% annually beginning in January 2025.
  • The monthly base fee, which contributes to capital improvement projects and debt service, will increase to $85 per month for residential customers starting with the September 2023 billing. Commercial customers, out-of-town customers, and irrigation customers will pay higher base fees.
  • The rate increases will continue annually until the board directs otherwise.

The resolution, which contains tables listing all the water rate changes, can be found online at page < 90 > of the board meeting packet, available here: https://bit.ly/plbot-packet-230727.

In the discussion of the resolution, Director Samantha Padgett asked that the resolution be amended to add a sunset clause that would end the annual increases after five years unless the board took action to continue them. Havenar pointed out the board could alter the annual increases at any time. Padgett insisted that a sunset clause ending annual increases on Jan. 1, 2029 be added to it.

The amended resolution passed, with Directors Shana Ball, Kevin Dreher, Sam Padgett, and Dennis Stern, as well as Havenar, voting yes. Director Jessica Farr voted no, and Director Nick Ehrhardt was excused from the meeting and did not vote.

Elephant Rock property future debated

At the July 13 meeting, Collins told the board the Palmer Lake Planning Commission had met on July 19 and had recommended development at the Elephant Rock property stop, except for trail construction, until the master plan was complete. Havenar said she was not comfortable stopping the process.

At the July 27 meeting, the board continued this discussion. Havenar said the board was considering three concepts for the property: the spa proposed by Richard and Lindsay Willan, the wedding venue proposed by Franco Pisani and Lindsey Truitt, and the perimeter trail proposed by the Parks Commission. She also mentioned that the police and fire departments requested land to be reserved for a public safety building. Havenar said many ideas for the property were being informally proposed and the town did not have the staff or the insurance coverage to address them. The future of the cabins on the property was uncertain, as the draft master plan calls for them to be demolished, the town does not have staff to manage them, and the town’s insurer wants them boarded up and fenced before allowing residents to visit the Elephant Rock property.

Farr said she was grateful for the many suggestions about uses for the cabins. She said the board had decided to lease 2.8 acres to the Willans, proceed with the wedding venue proposal and reserve three acres for the police and fire departments, who will use the longhouse for training before it is demolished.

Havenar and Farr asked for comments from the audience. Gina Brenneman said moving forward without a complete master plan “appears to defy logic.” She asked for the neighbors’ request for peace and quiet to be considered and requested noise, safety, lights, the beauty of the site, quality of life and home values all be studied. She also suggested some of the land should be put into a conservation trust.

Havenar responded that the town owns the land so there is no need for a trust, adding that the cabins were uninsurable and this was preventing the town from opening the property to residents. She agreed to revisit the issue of a trust.

Richard Willan told the board he was willing to lease the cabins from the town, board up the windows and fence them off at his expense and then begin repairing them one by one. He offered to insure them at his expense and said he would form an LLC to manage them. He believed they could be rented to weekenders. Dreher, Farr, Stern and Havenar did not support Willan’s offer. Other residents spoke in favor of and against leaving the cabins in place.

Ball ended the discussion by saying the board would continue to look into the suggestions for the property.

RV policy takes shape

At the July 13 meeting, Havenar said a policy on RVs was needed because they currently were not addressed in the municipal code and the board wanted to prevent people living in RVs within the town limits. Town Attorney Matt Krob said the policy should make it clear RVs could not be used as Additional Dwelling Units, which are subordinate dwellings sharing a lot with a primary dwelling, whether attached or separate.

Ball questioned whether the town had the constitutional right to decide how people can use their property. Krob answered RVs could be regulated by towns just as towns specify setbacks and other regulations that affect private property. Boards are charged with administering affairs to ensure health and safety. Zoning and fire codes are examples of this, he said.

Collins said that at one time the municipal code did regulate RVs. Now the town frequently fields questions about residents residing long term in RVs on private property. She said the town’s regulations on short-term rentals prevent RVs from being used as short-term rentals.

Fire Chief John Vincent pointed out that RVs present fire and safety issues, arguing the single door and gray water disposal were concerns.

The discussion at this meeting ended with a consensus that RV use on public land needed regulation, and Krob said he would begin drafting a policy.

The RV discussion continued at the July 27 meeting. Krob put together questions for the board to answer to guide the policy development.

The board generally supported:

  • Storing RVs on private property.
  • Honoring setbacks when an RV is on private property.
  • RVs on private property can’t be permanently occupied.
  • RVs can have temporary electrical connections, but not water or wastewater connections.
  • Using Code Enforcement to address violations of policy.

The board generally did not support:

  • Specifying where an RV must be stored on private property.
  • Requiring RVs on private property be covered or screened.
  • Using RVs to camp on public property.
  • Using private property to store RVs as a commercial enterprise.

The board did not take a position on use of generators with RVs on private property.

Audit of 2022 budget shows good financial health

David Green, of Green and Associates, the town’s independent auditing company, presented the results of his audit of the town’s 2022 financial statements. His report gave the town an unmodified “clean” opinion, indicating the statements are in line with generally accepted accounting principles and provide an accurate picture of the town’s finances for 2022. He performed a risk-based audit designed to identify and address risks.

He reported some checks that were erroneously duplicated, but noted they were only paid once. He complimented the town staff for their cooperation with his work.

He said the town’s net position, a statement of what the town owns and owes, was $4 million, with $2.6 million in the General Fund and the rest in the Enterprise Water Fund. The town’s assets are mainly property tax receivables, Green said. He noted funds from the American Recovery Plan Act (ARPA) that have been received but not yet spent. Those funds are tracked, and the remainder is known, he said.

Green pointed out the Water Fund is its own enterprise, has its own financial statements and has its own opinion in his report.

Mosely asked Green to comment on the fact that $800,000 was budgeted for Capital and Operations and Maintenance but only $194,000 was spent. Mosely asked if that was reasonable. Green replied every budget should be as accurate as possible, but revenues and expenditures have to be estimated and it’s “easy enough” for some funds to be unspent. State law requires towns not to exceed their published budget, but spending less than what is budgeted doesn’t mean the budget should be adjusted down.

In response to a question from Havenar about why amounts don’t always match the budget on a month-to-month basis, Green pointed out that there can be a lag when invoices are presented. Accounting uses hindsight, he explained, and sometimes things are not reconciled until an audit is performed and charges made to incorrect accounts are adjusted. It was common to adjust accounting entries throughout the year, he said. Collins pointed out the accounting codes the town uses have changed over time and it wasn’t until 2021 that the town began to budget for capital items. Havenar said uncertainty about expenses and revenues sometimes required the town to budget high.

Green said he has seen constant improvement in the town’s financial processes in the eight years he has served as the town’s auditor. “It seems to get smoother every year,” he said.

Padgett asked if the Water Fund was under budget and Green answered expenses were $889,699 under budget and revenues were $245,435 less than expected.

Later in the meeting, the board voted in favor of Resolution 48-2023, which authorizes staff to file the 2022 audit report with the state.

At the July 27 meeting, in her administrative report, in response to comments that the town had misused ARPA funds, Collins affirmed with the board that the 2022 audit included a review of the town’s use of ARPA funds, with a positive result. She mentioned that when the town received the ARPA funds a call was held with the state, who agreed that water lines and a well were appropriate uses of the funds. There was no misuse of ARPA funds, Collins said.

Public hearings

At the July 27 meeting, the board held two public hearings, both of which led to votes later in the meeting.

The first public hearing concerned a minor subdivision request from Scott Phillips, who requested to subdivide his five-acre lot on Rockridge Road into three lots: a 2.5-acre lot for his home, a 1.4-acre lot and a 1.3-acre lot. The second and third lot would be developed later, he said. Phillips told the board the Planning Commission had unanimously supported his request.

There were no comments from the public on Phillips’ request, and the board voted unanimously in favor of Resolution 49-2203 approving his request.

The second public hearing was more contentious. Sylvia Amons requested a conditional use permit allowing her to develop her property at 56 Highway 105 as a mixed-use commercial and residential project. Amons said she had begun planning the project in 2018, but the town’s moratorium on water and sewer taps stalled it. She was also delayed by issues of the proposed building’s height and the number of floors. Amons said she wanted to develop the property as a three-story building within the town’s current height limitation, with commercial space on the bottom floor and two floors of residential units.

Collins said the Planning Commission decided the project complied with the master plan and would add needed housing to the town. Havenar pointed out that Amons’ plan was approved in 2018, with a height of 32 feet and two stories. Havenar also said the question before the board was not the design of the building but only the question of whether the property could be developed for mixed use. The property was currently zoned for commercial use, Havenar said. The plan would be considered later in the process.

Several residents spoke against the project, citing concerns with access to the lot, impact on traffic, the density, the proximity to other homes, the impact on neighbors’ views of Ben Lomond, location of trash receptacles, inadequate parking, lowering of property values, and turnover in the residential units.

Havenar and Krob pointed out, again, that the issue before the board was only whether to allow mixed residential and commercial use, and not the design of the building.

Ball pointed out that citizens wanted to see a mix of commercial and residential on the town’s main street. The state Legislature is pushing for more affordable housing, she said, adding Amon’s project addressed those concerns.

Havenar said a 30-foot-tall commercial building might be less to the neighbors liking than Amons’ project. The Planning Commission and the Board of Adjustment would work through all the design details later, she said.

The hearing was closed, and the board voted to approve Resolution 50-2023, granting Amons her conditional use permit for a mixed-use project, with Dreher voting no, Ball, Farr, Padgett, Stern and Havenar voting yes. Ehrhardt was excused from the meeting and did not vote.

Other votes

  • The board voted unanimously in favor of Resolution 47-2023, which renews a cooperative agreement between the Palmer Lake Police Department and El Paso County allowing the town to rely on the county when doing investigations involving child abuse and neglect.
  • The board voted unanimously to approve Resolution 51-2023, which updates the high priority task list in the Preliminary Engineering Report that addresses the town’s water system maintenance needs.
  • The board voted unanimously in favor of Resolution 53-2023, which revises an intergovernmental agreement between the town and the Monument Fire Department regarding ambulance service and medical transport to allow an annual fee rather than per-call fees, making it easier for the town to budget for the service.
  • A special permit was granted to Verity’s Village to hold a fundraiser in the form of a running event at the lake on Sept. 16.

Focus on the Forest honored

Jimmy Zelones, Tyson Reese, and Shawn Nielson of Focus on the Forest were presented with certificates of appreciation for their work removing graffiti from the reservoir trail. For more information, see https://focusontheforest.org.

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The next board meetings are scheduled for Aug. 10 and 24. See the town’s website at www.townofpalmerlake.com to confirm times and dates of board meetings and workshops. Meetings are typically held on the second and fourth Thursdays of the month at the Town Hall. Information: 719-481-2953.

James Howald can be reached at jameshowald@ocn.me. Jackie Burhans can be reached at jackieburhans@ocn.me.

Other Palmer Lake Board of Trustees articles

Donald Wescott Fire Protection District, July 26 – Election called to dissolve subdistrict and complete merger

By Natalie Barszcz

At the Donald Wescott Fire Protection District (DWFPD) meeting on July 26, the board approved a resolution calling for a coordinated election on Nov. 7, approved a joint resolution of advocacy, a joint factual summary for the election process, and approved funds for the district and subdistrict elections with assistance from Special District Solutions. The district also approved the 2022 audit.

Treasurer Duane Garrett attended via Zoom and Secretary Larry Schwarz joined the meeting in person at 4:40 p.m.

Director Charles Fleece was presumed travelling and was excused.

Election called to complete merger

Background: In 2016, the City of Colorado Springs took about one-half of the district’s territory, prompting the creation of the northern subdistrict over most of the district area that was left, to make sure there was enough revenue to continue providing services. Since then, the district’s jurisdiction and the northern subdistrict’s jurisdiction have been almost identical. Only one small enclave of property remains inside the fire district, known locally as the “Montezuma area” or the “Southern Enclave.” See map.

On Dec. 8, 2021 after about 11 months of negotiations and to better serve the community, the district entered into an operational and administration intergovernmental agreement with Tri-Lakes Monument Fire Protection District dba Monument Fire District (MFD). At the beginning of January 2022, without warning American Medical Response abruptly withdrew ambulance service from former Station 1 (Gleneagle Drive), six months earlier than anticipated. Due to the agreement to begin unifying the districts, MFD was able to provide immediate EMS service to the DWFPD. See www.ocn.me/v22n1.htm#dwfpd and #mfd.

Since then, district staff have been transferred to the MFD payroll, blended into a five station service area staffed only by professional firefighters, and the firefighters now have new apparatus and ambulances, compatible self-contained breathing apparatus and radios, and wear the same uniforms in a combined district. Stations 4 and 5 (formerly Stations 1 and 2) have been transformed to accommodate additional staff. The Station 4 leaking roof was repaired and rooftop HVAC unit replaced, and the broken bay door fixed. The water heaters were replaced at both stations. The remodel plans for both stations are almost finalized, and both will be completed ahead of the remodel of Station 2 on Roller Coaster Road. The transfer of stations, apparatus, and equipment was approved by the Board of Directors and legally transferred to MFD on Oct. 18, 2022. See www.ocn.me/v22n11.htm#dwfpd.

The district’s attorney, Emily Powell, said a court hearing requesting an order of election took place on June 23. The subdistrict will seek dissolution only if the fire district (Southern Enclave) seeks to increase its mill levy to offset the revenue that will be lost. If only the subdistrict is dissolved, the loss of 14.9 mills would be devastating to the district’s ability to operate. All of the steps and actions the district has taken so far were court approved and now it is time to ask the voters what they think, she said. See www.ocn.me/v23n5.htm#dwfpd.

Powell requested the board approve a resolution calling for the Board of Directors to approve a coordinated election, asking for a mill levy increase for the district (Southern Enclave) and the dissolution of the northern subdistrict on Nov. 7, 2023. The election will be conducted by the El Paso County Clerk, and the Designated Election Official (DEO) will be Fire Chief Andy Kovacs with the assistance of an independent election assistant.

The board approved Kovacs as the DEO for the subdistrict election, 4-0.

Voter education will be crucial, and both ballot measures will either pass together or fail together, said Powell.

The board approved a resolution calling for a coordinated election on Nov 7, 2023, 4-0.

Map of the Donald Wescott Fire District showing the “Southern Enclave.” Map courtesy DWFPD.

Joint resolution of advocacy and factual summary

Powell requested the Board of Directors for the district and the northern subdistrict approve a joint resolution of advocacy on behalf of the district and subdistrict and approve a joint factual summary for both districts. The joint factual summary states:

  • DWFPD provides fire protection and emergency services. It has a 7.0 mill levy base assessed on property tax valuation.
  • The DWFPD northern subdistrict provides additional funding to the fire district and is assessed an additional 14.9 mill levy.
  • The district and the northern subdistrict have almost the same boundaries. There is one enclave of property to the south that is in the fire district, but it is not in the northern subdistrict and is known as the “Southern Enclave” in this factual summary. See map inset.

Issues and proposal

  • Property owners who are in the fire district and the northern subdistrict pay a total of 21.9 mills in property tax. Property owners in the Southern Enclave pay 7.0 mills in property tax because they are only in the fire district.
  • The fire district and Monument Fire District (formerly known as Tri-Lakes Monument Fire Protection District) are currently talking about merging. However, they cannot finalize a merger unless the northern subdistrict is dissolved and there is only one Donald Wescott Fire Agency.
  • To solve the problem, the northern subdistrict decided to ask voters for approval to dissolve, and the fire district decided to ask voters for approval to increase its property tax to make up the lost revenue from the northern subdistrict dissolving. Both ballot measures will be on the Nov. 7, 2023 ballot.
  • Most fire district property owners will receive a 0.5 mill property tax decrease if both ballot measures are approved. This is because if the northern subdistrict is dissolved, it will stop collecting its 14.9 mill property tax, but the fire district will only increase its property tax by 14.4 mills, so there will be a 0.50 mill savings. DWFPD residents receiving services would be assessed 21.4 mills until the merger is completed.
  • Approving the ballot measures would mean that everyone who receives emergency services from the fire district would pay the same rate. This is more equitable, especially to the property owners who are also in the northern subdistrict.
  • The proposed merger with MFD depends on the ballot measures being approved. The merger is expected to provide better emergency services due to having more staff, stations, apparatus, coordinated training, and a more efficient administration. On completion a merger would also decrease most fire district property owners’ taxes by another 3.0 mills, because MFD assesses 18.4 mills to the residents in its area of coverage.
  • Approving the ballot measures will also help save money because it will reduce administrative costs by getting rid of duplicate layers of government and having only one fire agency.
  • The Board of Directors urges voters to vote yes to dissolve the northern subdistrict and increase the fire district’s (southern enclave) property tax in the Nov. 7 election.

Arguments against the proposal

  • Voters in the southern enclave will pay the fire district’s property tax increase but won’t get tax savings from dissolving the northern subdistrict.
  • Some voters might not want the fire district and MFD to merge, and the process is expected to continue if the ballot measures are approved.
  • Some voters might want the fire district to provide a lower level of services, instead of increasing its property tax to offset the revenue that will be lost if the northern subdistrict dissolves.

Arguments for the proposal

  • Most fire district property owners would get a 0.5 mill property tax decrease, because the fire district’s property tax increase (14.4 mills) is less than the 14.9 mills that the northern subdistrict will stop collecting if it dissolves.
  • The same tax rate would apply across the fire district’s entire jurisdiction.
  • Some voters may be in favor of having only one layer of government, which would lower administrative costs.
  • Some voters might want the fire district and MFD to merge, the process of which is expected to continue if the ballot measures are approved. If a merger ultimately occurs, property taxes are expected to decrease by another 3.0 mills.

The board approved the district and subdistrict joint resolution of advocacy and the joint factual summary, 4-0.

Note: The complete factual summary can be found at http://www.monumentfire.org.

Public comment

Resident Gary Nelson said it would be helpful to know how much the residents would be saving per average home price should both ballot measures pass.

Powell said that until the results of the November election are known with regard to Proposition HH, the final property tax assessment rates for 2024 will be unknown, she said. See www.ocn.me/v23n6.htm#dwfpd.

Special District Solutions assistance

Powell recommended Kurt Schlegel of Special District Solutions (SDS) be hired to provide election-related technical services and support for the DWFPD subdistrict election. Schlegel has 17 years’ experience and success with assisting other fire districts in Colorado with similar elections involving mergers. Schlegel will work with the DEO, district staff, and the county election officials from Sept. 8, when the ballot is certified, until the election is completed. The next step in the process is to approve the IGA on Aug. 29, she said.

The board approved hiring SDS to assist with the election process for a fee not to exceed $12,000, 4-0.

Note: SDS services for the election proposals are expected to cost each district/subdistrict between $3,000 and $6,000. The actual cost for services will depend on the hours required, determined by the DEO and the Board of Directors.

2022 audit

Shani Cottrell of Erickson, Brown and Kloster, P.C., said she had worked closely and concurrently during the 2022 audits for DWFPD and MFD, with emphasis on the areas within the IGA. The transfer of capital assets (property, apparatus, and equipment) were reviewed and the depreciation estimates for the net pension assets complied with the Firefighters and Police Pension Association (FPPA) report. Execution of the IGA went smoothly, and was handled very well, along with the adjustments to the IGA for assets transferred and the FPPA pension fund, and the typical property tax amendments, she said.

Last year, a management letter for some deficiencies with the accounting policies was issued, but this year nothing was required. Kovacs and Director of Administration Jennifer Martin, and the district accountants were super helpful during the process and are doing a good job. All financial statements for the merging districts should mirror each other, and they do, she said.

The board approved the 2022 audit with authorization for filing with the state auditor, 4-0.

Financial reports

Garrett requested the reason behind a significant jump in the balance from the May to June financial report.

Kovacs said the increase was due to the quarterly transfer of funds ($782,941) to Tri-Lakes Monument Fire Protection District dba MFD. The district is receiving fire and EMS service under the IGA for an annual fee of about $3.1 million. See www.ocn.me/v23n4.htm#dwfpd.

The board approved by a 3-0 vote the financial reports for May and June as presented.

Chief’s report

See the MFD article on page < 11 >. The monthly chief’s reports can be found at www.monumentfire.org.

The meetings adjourned at 5:52 p.m.

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Meetings are usually held every other month on the fourth Wednesday of the month. The next regular board meeting is scheduled for Wednesday, Sept. 27 at 4:30 p.m. at Station 1, 18650 Highway 105. For Zoom meeting instructions, agendas, minutes, and updates, visit www.monumentfire.org or contact Director of Administration Jennifer Martin at 719-484-9011.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Donald Wescott Fire District articles

Monument Fire District, June 28 and July 26 – Mt. Herman Rd. fire suppressed; 2022 budget amended

By Natalie Barszcz

At the Monument Fire District (MFD) meeting on June 28, the board heard about the retirement of Battalion Chief Mike Dooley, received the 2022 audit presentation, and approved an extension to the Collaborative Working Agreement (CBA). At the July 26 meeting, the board heard about a fire on Mount Herman Road and approved the 2022 audit and a resolution amending the 2022 budget. The board also approved the purchase of a chassis for the 2024 budgeted Type 6 brush truck and the Palmer Lake intergovernmental agreement (IGA) for ambulance services.

Secretary Jason Buckingham and Director Randall Estes were excused on June 28, with Director Tom Tharnish absent. Vice President John Hildebrandt attended via telephone.

Fire Chief Andy Kovacs and Director of Administration Jennifer Martin were absent for the June 28 board meeting.

All directors were in attendance on July 26, with President Mike Smaldino and Director Tom Tharnish attending via Zoom.

Battalion Chief Mike Dooley retires

Division Chief of Operations Jonathan Bradley said Battalion Chief Mike Dooley had retired from the fire service after serving 40 years. Dooley plans to be a part of the department’s history group to preserve the culture of the past. He served 30 years beginning with 10 years of volunteer firefighter service, Bradley said.

Smaldino thanked Dooley for his service.

Battalion Chief Mike Dooley

Director Roger Lance said Dooley showed a lot of leadership, looking out for his crew, he made a difference within the department and the district, and he will be missed.

Mount Herman Road fire

Division Chief of Administration/Fire Marshal Jamey Bumgarner said a fire occurred on July 25 at around 6 a.m. about a mile south of Mount Herman Road from where the road forks with Red Rocks Drive. The mitigation efforts made over the past couple of years in the area, removing scrub oak and thinning the pine canopy is definitely helpful, and the USDA Forest Service staff has plans to continue those mitigation efforts in the area, he said. The cause of the fire is under investigation.

Fire Chief Andy Kovacs said the district is glad to be taking part in the recently formed regional Type 6 Wildland Fire Strike Team. The goal of the team is to be on the road in 90 seconds; historically teams have responded in 45 minutes. If requested, the team could have been called to the Mount Herman fire. MFD sent two brush truck units, and Battalion Chief Micah Coyle noted the flames were visible from Highway 83 and Hodgen Road, he said.

2022 audit presentation

Mitchell Downs, partner at Erikson Brown and Kloster P.C., said he was the auditor in charge and performed the risk assessment. He instructed the directors on how to read the audit and informed the board that another amendment to the 2022 budget was necessary. This was because the district spent $107,390 over budget after ordering two fire trucks that were placed on lease-purchase agreements. The trucks were on the balance sheet as an asset, but when the audit occurs, those assets are moved to expenses. Budgets are amended all the time and it is not a concern, he said. The district did not purposely overspend and the State Auditor’s Office confirms it is acceptable to go back and amend the budget. The district’s attorney, Linda Glesne, was notified and will issue a notice to amend the budget and approve the audit in the regular month of July, he said.

Shani Cottrell, CPA, said she focused on the IGA with Donald Wescott Fire Protection District (DWFPD). Everything looked really clean and the transactions were recorded correctly, to include the files for the employee transfers. The books for both districts mirror exactly, and no adjustments were needed for the lease-purchase agreements. Three journal adjustment entries were made, one at the request of the district to add all the fixed assets from DWFPD. The executive staff was very helpful during the audit, she said.

Downs said less than five journal entries is normal and equates to a clean audit. It is very rare that nothing needs to be tweaked and the board can rely on the financial statements, he said.

Smaldino asked if the district can avoid an amendment again.

Bumgarner said the district is working with the contract accountants to understand how to alleviate the problem.

Hildebrandt said that in the past the district violated Colorado law by overspending the budget, and it was quite a while ago, but he was always happy as treasurer to receive a statement saying the district did not violate the law and were within the parameters. The district is within the parameters although technically the district did violate the law, but the tower ladder engine asset has not been built yet, he said.

Note: The district purchased a stock engine for Station 4 and made a down payment to place the order for the tower ladder truck to be built in December 2022.

Lance said the district is saving money by purchasing in advance.

The district will be back within the parameters of the law after the budget is amended next month, said Bumgarner.

The board unanimously approved the 2022 audit on July 28.

Note: After a public hearing on the 2022 amended budget at the July meeting, the board approved resolution 2023-04 amending the 2022 budget to reflect increased expenditures and made a supplemental appropriation of additional sums of money to defray expenses, including the costs of additional capital expenditures for a total of $107,390.

The board unanimously approved and adopted the amended 2022 budget.

Meet and confer plus agreement extension

Bradley said the board had extended the meet and confer plus agreement with Local 4319 a couple of times this year. The relationship was working well and a decision had been reached to extend the agreement to buy some time until after the merger is completed.

Local 4319 President/Firefighter Christian Schmidt said the union supports the meet and confer plus agreement extension through Dec. 31, 2025. The agreement does not have a strike and lock-out provision.

The board approved the extension, 4-0.

Kovacs said legal counsel confirmed that all previous language preventing firefighter strikes due to collaborative working agreements still holds.

Palmer Lake Inter-governmental agreement

Kovacs said the Palmer Lake Board of Trustees (PLBOT) would be discussing the revised IGA to provide EMS between MFD and Palmer Lake residents at the PLBOT board meeting on July 27. Glesne agreed with the revised document, with a recalculated fee structure, and only upon request by a Palmer Lake firefighter. Palmer Lake will be invoiced for additional calls beyond the number agreed upon in the IGA and be reimbursed if calls do not reach the agreed amount. A charge of $575 per call will cover the ambulance and staffing, and the patient will be billed independently, as the district does for its residents. American Medical Response (AMR) will still be the primary responder for Palmer Lake, he said. See PLBOT article on page < 9 >.

Bradley said AMR responds to about 350 calls for service to Palmer Lake per year, and typically the district responds to about 15 calls per year.

The board unanimously approved the revised IGA.

F550 chassis purchase

Bradley said the district has been switching vendors to find chassis for ambulances, but it can now purchase a 2023 Ford F550 chassis for $69,360 and avoid an 18-month waiting list. The chassis was originally allocated to another department, and the district is budgeting for a Type 6 (brush truck) in 2024. He requested the board consider approving the purchase and in 2024 the district would need to pay only for the truck build, he said.

Bumgarner said Environmental Protection Agency standards are about to change for fire engines, and new orders now take 30 months to build, with tenders estimated at 18 months before delivery. Purchasing the chassis ahead will allow the manufacturer to build the apparatus in six months and avoid increasing costs, he said.

Kovacs said the district is in the third year of waiting for the Type 3 apparatus, ordered mid-2021 and budgeted for 2022, with an expected delivery sometime in December.

The board unanimously approved the purchase.

Training center and facilities update

Bumgarner said OZ Architects is working on the designs for the ultimate training center to be developed in phases. The redesigns for Stations 2, 4, and 5 are estimated to cost about $82,928. The design for the new Station 3 will be an additional fee, he said.

Kovacs said the Station 4 (Gleneagle Drive) will require sprinklers in the living areas, and that will add an expense to the remodel project. The district is still negotiating a land purchase for the Station 3 relocation, and in talks with the land owner of the Falcon Commerce Center for a potential future Station 6.

Buckingham asked about coverage for the increase in homes on the southwest side of Monument.

Kovacs said Station 4 covers that area, but as commercial development increases on the west side of I-25, coverage will need to be reassessed.

Financial report for June

Treasurer Tom Kelly said the district is at 50% of the budgeted amount and everything is tracking except impact fees that are about 23.7% of the predicted budget. Revenue is about $10 million and 60.9% of the projected annual budget of about $16.5 million. Expenses are within the normal range except the assisted benefits at 60% based upon not receiving the original estimates before approving the budget and adding vehicles to the fleet. Overall expenses year to date are about $7.1 million, about 50.7% of the projected annual budget of about $14 million, he said.

Martin said the district had made the first payment for the assisted benefits in December and seven months had been paid year to date.

The board accepted the June financial report as presented 7-0.

Note: Financial reports, the chief’s report, and minutes can be found at www.monumentfire.org.

Technology request

Kovacs said that because some board directors attend the meetings virtually, discussions had taken place to purchase laptops or tablets to access board packets virtually. The district would own the devices and provide IT support, and hard copies could still be provided to directors. Information could also be shared in real time with the board directors.

Hildebrandt said having an additional device to review documents during meetings would be useful when attending remotely.

Kovacs said the staff would investigate the cost for the technology and present to the board at a future meeting.

The meeting adjourned at 7:32 p.m. on June 28 and at 7:57 p.m. on July 26.

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Meetings are usually held on the fourth Wednesday of the month. The next regular board meeting is scheduled for Wednesday, Aug. 23 at 6:30 p.m. at Station 1, 18650 Highway 105. For Zoom meeting instructions, agendas, minutes, and updates, visit www.monumentfire.org or contact Director of Administration Jennifer Martin at 719-484-9011.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

PHOTO

Other Monument Fire District articles

Black Forest Fire/Rescue Fire Protection District, July 19 – Virtual meeting unavailable

By Natalie Barszcz

An article on the Black Forest Fire Rescue Protection District (BFFRPD) board meeting for this edition was not possible because this reporter was unable to join the meeting via Zoom due to a password availability issue. After reaching out to the BFFRPD staff to request a password to join the meeting, a response was received the following morning stating, “The administrative staff would try to ensure future Zoom meetings are not password protected.”

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Meetings are usually held on the third Wednesday of the month at Station 1, 11445 Teachout Road, Colorado Springs. Meetings are open to the public in person or via Zoom. The next regular meeting is scheduled for Wednesday, Aug. 16 at 7 p.m. For joining instructions, updates, agendas, minutes, and reports, visit www.bffire.org or contact Director of Public Relations Brooke Reid at admin@bffire.org or call 719-495-4300.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Black Forest Fire Rescue Protection District articles

Woodmoor Water and Sanitation District, July 17 and 25 – Board president resigns; board reorganizes

By James Howald

The Woodmoor Water and Sanitation District (WWSD) board met twice in July. At the regularly scheduled meeting, board President Barrie Town resigned, citing health reasons, which led to a special meeting on July 25 to fill the vacated seat and reorganize the board. The board heard a presentation on Per- and polyfluoroalkyl substances (PFAS)—sometimes called “forever chemicals”—and considered awarding a contract for the district’s portion of the project to widen Highway 105.

District Manager Jessie Shaffer presented a mid-year budget update. The board considered the results of the acoustic evaluation of its pipelines, as well as operational reports. The regularly scheduled board meeting ended with an executive session.

Board appoints new member and reorganizes

Town opened the July 17 regular meeting by announcing his resignation, effective July 19, telling the board he was doing so reluctantly at the advice of his doctor. He said two residents had expressed an interest in being appointed to replace him: Jim Taylor, who had served on the WWSD board previously, and Wendy Fisher, an employee of a local bank who wanted to contribute to the community.

At the July 25 special meeting, board Treasurer Roy Martinez said WWSD was at a critical point in its history due to its participation in the El Paso County Regional Loop Water Authority (EPCRLWA) which, if implemented, would solve the problem of how to make the water purchased along with the Woodmoor Ranch property near Fountain Creek available to district customers. Martinez said the board needed qualified candidates for appointment who were familiar with district history and issues and who could hit the ground running. Martinez nominated Brian Bush for the vacant seat.

Bush has previously served two terms on the WWSD board as president. He could not run in the last election, since board members can only be elected twice, but the law allows him to be appointed for an additional term. Bush has a background in water law and was president during the recent upgrades to the Lake Pump Station and the Central Water Treatment Plant.

The board voted unanimously to appoint Bush to the vacant seat.

Following Bush’s appointment, the board held elections to reorganize its officers. Bush was elected to serve as board president. Bill Clewe, the incumbent secretary, was re-elected to that post. Martinez was re-elected to continue as treasurer.

Remedy for PFAS uncertain

District Engineer Ariel Hacker gave the board a presentation on PFAS, focusing on the many uncertainties about how they will be addressed. She said PFAS are manmade chemicals that were first introduced in the 1940s and have now become ubiquitous. PFAS occur in non-stick cookware, clothing, cosmetics, paint, furniture, cleaning products, fire-fighting foam, and many other products. They are sometimes called “forever chemicals” because they break down slowly. PFAS have found their way into water systems, the soil, and aquifers and this cycle will continue as long as they are in the products we buy. They are linked to many serious illnesses, including cancers, Hacker said. Hacker mentioned a large-scale study done 15 years ago that showed PFAS were linked to thyroid disease, high cholesterol, as well as kidney and testicular cancer.

Hacker mentioned that fire-fighting foam used at Peterson Air Force Base has contaminated drinking water in Widefield, Security, and Fountain, causing those communities to shut down wells and to find ways of removing the chemicals from drinking water. The City of Fountain installed a Granular Activated Carbon (GAC) treatment system, partially funded by Peterson Air Force Base.

Hacker emphasized that the Environmental Protection Agency (EPA) has not yet completely defined standards for PFAS in drinking water. In spring 2021, the EPA issued regulations for perfluorooctanoic acid and perfluorooctane sulfate and announced it would evaluate the family of PFAS for regulatory action. That evaluation is still underway, she said.

In response to a question from District Manager Jessie Shaffer about potential regulation, Operation Superintendent Dan LaFontaine said the Colorado Department of Public Health and Environment would regulate PFAS in the state of Colorado. When and how they will do so is unclear, he said.

Shaffer said in addition to GAC there are other technologies to remove PFAS, including anionic exchange systems and biological activated carbon. WWSD needs to begin financial planning for implementing PFAS remediation, he said. He pointed out the towns of Security and Fountain have implemented systems that have led to undetectable levels of PFAS. LaFontaine said WWSD is already testing for PFAS and levels are undetectable, mostly because there are no wastewater streams above WWSD.

Construction contract awarded

Hacker told the board that the first round of bidding to complete WWSD’s portion of El Paso County’s project to widen Highway 105 between Jackson Creek Parkway and Lake Woodmoor Drive had produced a single bid, which was $185,000 over the engineer’s estimate. This led WWSD to rebid the work, she said.

Richard Hood of JVA Inc., a consulting company that advises WWSD, said the project to widen the highway will impact raw and potable water lines, requiring them to be moved. He said the second round of bidding produced three bids, with Wildcat Construction being the low bidder at $1.12 million, a bid $60,000 under the engineer’s estimate. He recommended awarding the contract to Wildcat Construction.

Shaffer pointed out that Wildcat Construction was chosen by El Paso County to do the county’s portion of the project, so it would make the project go more smoothly if WWSD also selected it.

The board voted unanimously to award the contract to Wildcat Construction.

Midyear budget update

Shaffer gave the board an updated budget for 2023 and said he would address the largest changes in his remarks.

On the revenue side, the biggest change was a reduction in anticipated tap fees, which were reduced from $4 million to $1.6 million. Higher interest rates slowed new construction, Shaffer said, which led to fewer new connections to the district’s water and sewer services. Slower development also led to a reduction of revenue from supplemental water: $752,510 in supplemental water fees was budgeted, but that was lowered to $99,842 in the mid-year budget. The unusually rainy spring and summer months lowered water user fees, he said.

Shaffer said the district spent only $250,000 of the $500,000 it had budgeted to participate in the EPCRLWA water re-use project.

On a positive note, Shaffer said the higher interest rates had doubled the interest the district receives on its financial reserves, raising it from $500,000 to $1 million.

On the expenditure side, Shaffer said the district spent $75,000 more than expected to repair hardware problems with wells. Costs associated with the project to widen Highway 105 and the project to replace worn out sewer saddles were higher than originally budgeted. Capital improvement projects were budgeted at $5.8 million, but only $5.4 million of that will be spent in 2023, he said.

Shaffer said he expected to end 2023 with $19.6 million in unrestricted reserves.

The board accepted the updated budget without a vote.

Acoustic evaluation a time saver

Earlier in the year, the district hired RH Borden to help it evaluate the state of its sewer collection pipes. In previous years, district employees had cleaned sewer pipes based on a schedule, cleaning 20 percent of the sewer pipes each year, moving through the entire service area on a five-year schedule. This method meant some time and resources were used cleaning pipes that really did not need service.

Shaffer explained that RH Borden had developed a new technology that uses sound waves to quickly identify pipes that are clear, partially blocked, or totally blocked. Shaffer said the original proposal was for RH Borden to evaluate one-fourth to one-half of the district’s sewer lines, but RH Borden was able to evaluate all the sewer lines with the funds allocated. Shaffer said he was surprised at how quickly RH Borden got through 80 miles of pipeline.

Kwin Peterson of RH Borden said in five weeks his team opened every manhole in the district, did an evaluation of each manhole, evaluated every pipe segment, and recorded all the data for entry into WWSD’s Geographic Information System database for later use. His team found 87% of the pipes did not need cleaning, allowing the district to focus only on the pipes that truly needed cleaning.

LaFontaine said this was the first time the district had a full assessment of all manholes. He estimated the new technology saved the district 3 to 3 1/2 months of labor and equipment usage.

Highlights of operational reports

  • LaFontaine said the rainy spring and summer had led to stormwater infiltrating the sewer collection system through manholes, which increased the flows in the Tri-Lakes Waste Water Treatment Facility.
  • The district’s project to replace existing water meters with more advanced units is ongoing.
  • Well 12 is out of service due to a pump failure.
  • The Cloverleaf development has qualified for conditional acceptance.

Executive session

The July 17 meeting ended with an executive session to confer with legal counsel on questions relating to the EPCRLWA and on the authority to set fees.

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The next meeting is scheduled for Aug. 14 at 1 p.m. Meetings are usually held on the second Monday of each month at 1 p.m. at the district office at 1845 Woodmoor Drive; please see www.woodmoorwater.com or call 719-488-2525 to verify meeting times and locations.

James Howald can be reached at jameshowald@ocn.me.

Other Woodmoor Water and Sanitation District articles

Monument Sanitation District, July 19 – Good news on Highway 105 sewer repair

By Jackie Burhans and James Howald

At its July meeting, the Monument Sanitation District (MSD) board heard an operational report and a financial report from General Manager Mark Parker and briefly discussed two issues that were tabled until the next board meeting.

Manager’s report

Parker updated the board on a repair needed on a sewer line that serves the Conoco gas station, the McDonald’s restaurant, and Jarrito Loco. The line runs under Highway 105, and at the previous meeting Parker said the line was 14 feet underground and if the repair required the line to be excavated traffic on the highway would be impacted. At the July meeting, Parker said following a discussion with engineers he believed the repair could be made by lining the pipe without digging it up.

Parker said he had signed up the district to participate in CoWARN, a statewide water and wastewater response network. CoWARN facilitates mutual aid between utilities to resolve emergency situations, he said, adding that membership does not obligate members to offer or accept aid.

Parker told the board that Black Forest Foods Café and Delicatessen, which rents a third of the MSD headquarters building, was struggling with inadequate heating and air conditioning. MSD, as landlord, would be responsible for any necessary upgrades.

In his discussion of district finances, Parker mentioned the district was receiving fewer requests for sewer taps, which are connections to the district’s wastewater collection system, and was seeing lower revenue from tap fees, which are one of the ways infrastructure improvements are funded. He said there was plenty of sewer and treatment capacity, so scarcity of water would be the factor limiting the demand for new sewer taps.

Items tabled

A decision to accept the employee handbook was tabled so that it could be updated to comply with new state laws. A review of district bylaws was also tabled.

June meeting update

Following the executive session held at the end of the previous board meeting, the board voted unanimously in favor of an 8.5% raise for Parker. This vote was not officially announced until after the July issue of OCN had gone to press.

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Monument Sanitation District meetings are normally held at 9 a.m. on the third Wednesday of the month in the district conference room at 130 Second St., Monument. The next regular meeting is scheduled for Aug. 16. See https://colorado.gov/msd. For a district service map, see https://colorado.gov/pacific/msd/district-map-0. Information: 719-481-4886.

Jackie Burhans can be reached at jackieburhans@ocn.me. James Howald can be reached at jameshowald@ocn.me.

Other Monument Sanitation District articles

Triview Metropolitan District, July 20 – Stonewall Springs Reservoir operational; Conexus Subdistrict dissolved; 2022 budget amended

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on July 20, the board heard about the Stonewall Springs Reservoir operations, approved the dissolution of Subdistrict B, amended the 2022 budget, received a presentation on the 2022 audit, received multiple updates, and held an executive session to receive legal advice on water and property acquisitions, and the Higby Road design.

Vice President Anthony Sexton and Director Jason Gross attended via telephone.

Director Amanda Carlton did not attend.

Stonewall Springs Reservoir is operational

District Manager James McGrady said the district acquired the 1041 permit from Pueblo County, which is necessary to operate exchanges of water at the Stonewall Springs Reservoir. The district is now exchanging water regionally using the new pump station, and the reservoir is full. The renewable water program is an accomplishment for TMD and the entire region, he said. See NEPCO article on page < 18 >.

Above: Triview Metropolitan District’s Stonewall Springs South Reservoir on July 20. The reservoir was full to capacity by mid-July and holds enough water to supply the district for two years. Photo courtesy of James McGrady.

Water attorney Chris Cummins said the filling of a reservoir generates a great deal of interest, because it is not an everyday happening. See photo above.

Note: The July newsletter is available at www.triviewmetro.com.

Subdistrict B dissolution

McGrady said when the district put together Subdistrict B for the Conexus development located west of I-25 off Old Denver Road, Monument, the district was unsure at the time that Conexus would be able to set up its own metropolitan district, but that has now occurred, and Conexus feels it will have sufficient bond capacity to complete the project. See www.ocn.me/v23n6.htm#tmd.

Gross said it seems the district would be taking a tool out of its tool kit, and why would the district get rid Subdistrict B before Conexus has built out its development? he asked.

McGrady said that Conexus can impose 35 mills for the operation and management of its new development. TMD currently imposes 24 mills of its allowed 35 mills to its customers and could only issue 11 mills to Conexus. He had a conversation with the developer and was assured they would not need Subdistrict B. If Conexus is making the wrong decision, it will have to make it work, he said.

Gross asked if the development posed any potential risk to TMD.

McGrady said the Conexus development west of I-25 is not integral to the district, and the roads and pipeline are located on the periphery of the district. The Town of Monument (TOM) collected a performance bond from the developer before the construction begins to protect against abandonment of the project. TMD inspects all the water and wastewater pipelines and Tom Martinez of Monument Public Works inspects the road and stormwater infrastructure. The work is warrantied for two years, and then a punch list is completed to ensure the final infrastructure is to code. The district employs extremely qualified staff with 20-plus years of experience to inspect water and wastewater infrastructure, to include the Northern Delivery System pipeline project

The district’s attorney, George Rowley, said there is no negative should Conexus fail to complete infrastructure, because it is required to install the infrastructure before any residents move in. Rowley requested the board review and approve Resolution 2023-05, a resolution of the TMD Board of Directors acting at the request of the property owners, Conexus developers Schuck-Chapman, to dissolve Subdistrict B and authorize the district staff and the district legal team to prepare documents, make filings, and consummate the dissolution of it.

The board approved Resolution 2023-05, 4-0.

2022 budget amendment

President Mark Melville opened a public hearing for the proposed 2022 budget amendment.

District Accountant Cathy Fromm explained the required amendments for the 2022 budget and said the General Fund/Capital Projects Fund was amended by $195,206 due to additional capital projects, and the Enterprise Fund was amended to show an increase of about $3.9 million. The increases were due to capital projects and over $300,000 in additional meters that were ordered in 2021 but received in 2022. The additions are required to be reported in the year received, she said.

Melville said a revised budget approval occurs every year after the auditors and accounts have conducted the audit, and hearing no public comments closed the public hearing.

McGrady requested the board review and approve Resolution 2023-04, a resolution of the TMD Board of Directors amending the 2022 budget.

The board approved the 2022 budget amendments, 4-0.

2022 audit

Christine McCleod of Haynie and Co. CPA presented the 2022 audit and said no significant weaknesses or deficiencies had occurred. The audit was substantially completed but still in draft form, and once complete the report will be filed on time with an un-modified opinion. The district has a strong set of financials with nothing outside of normal accounting procedures, she said.

McCleod recommended the Higby Road escrow account be moved to reflect a liability account on the balance sheet for correct financial presentation purposes.

The board approved the 2022 Audited Financial Statements as presented, subject to review and any changes, and the filing with the state, 4-0.

Financial update

Secretary James Barnhart requested clarification on the overbudget vehicle expense line discussed at the June board meeting. See www.ocn.me/v23n7.htm#tmd and the correction at the end of this article.

Fromm said the fuel charges will be moved to the fuel line item, and other charges will be scheduled to the correct accounts. The district had a lot of Les Schwab charges for tires this year and $660 for the Vehicle Expense line in the General Fund for Public Works, was really underbudgeted, she said.

McGrady said the district truly underbudgeted the line item, with gas expenses charged to that line, and many pieces and parts needed for vehicles this year.

The board accepted the financial report as presented, and approved the checks issued over $5,000.

NDS pipeline project update

McGrady said Kiewit was doing a great job, and the NDS pipelines were expected to be tied together in late July. The crews will begin working on the east portion of Baptist Road overnight to avoid traffic congestion. All materials for the project have been received (except for the pump station), and the pipeline will be installed by mid-September, with the overlay expected to take place from late September through mid-October, he said.

Note: For NDS pipeline project updates, alternate traffic routes, answers to questions, and to sign-up for email notifications, visit www.triviewnds.com. The link can also be found at www.triviewmetro.com.

Public Works and Parks and Open Space update

Superintendent Matt Rayno said:

• The Remington Hill overlay project was scheduled to be completed by Martin Marietta on July 22.

• Staff members are completing the last section of the trail system at Agate Creek Park.

• A concrete pad at Old Creek Park had been installed, and a shade structure and picnic table will be added to the pad in August.

• Radar speed signs have been ordered for a total of about $7,400. The signs will be installed on northbound Gleneagle Drive at the Promontory Pointe Trail Park, and southbound Gleneagle Drive just after the roundabout after exiting Sanctuary Rim.

Resident Ann-Marie Jojola thanked the district for installing radar speed signs along Gleneagle Drive in Promontory Pointe and said there are a lot of curves and motorists gain momentum. There have been some close calls with children crossing the road, she said.

McGrady said the road has a steep grade, and children do not have the sight distance to navigate the speed of oncoming vehicles.

Sidewalk repair matching program

McGrady said the district is responsible for curb and gutter repairs, but for sidewalks a concrete matching program of $1,000 per home to fix sidewalks exists. The district budgets $25,000 annually for the program and currently has $50,000 to match homeowner sidewalk repairs. Residents interested in the sidewalk repair matching program should contact Assistant Manager Steve Sheffield at ssheffield@triviewmetro.com or call 719-314-6473.

Re-opening of open space

McGrady said he and Rayno had walked the open space north of the Lyons Tail Road and south of the Talus Road playground and found the space was now free of trash and in great shape compared to about a year ago, when activities such as underage drinking, evidence of fire pits, scrub oak chopped with axes and fort building activity had been taking place. Back then the board examined alternatives after receiving resident complaints and made the area off-limits. The area is now looking pristine with no signs of damage, and he recommended the board consider re-opening the single-lane foot path and open space with monitoring, and new signs asking users to please respect this open space.

The neighbor that had originally requested the district take action in June 2022 to protect the open space said he had not requested the closure, but due to the closure a rock had been thrown through his window last year. He concurred the space looked good now, and he and his wife were in favor of the space being re-opened, as long as it is monitored. In the past he had observed a female teenager tear off a branch from the 100-year-old Gambel oak shrubs.

Residents attending in support of re-opening the space said they and another neighbor would be watching to ensure the open space users are not causing damage or engaging in dangerous behavior.

Melville thanked the homeowners in attendance and said the board regrets the decision it made to close the open space, but he hoped the children present at the meeting could go and enjoy the open space with their neighbors. See the TMD board meeting minutes from June 23, 2022 at www.triviewmetro.com.

Note: OCN did not cover the complaint that led to the closure because the July 2022 edition did not cover the TMD board meeting. Subsequently, the board meeting minutes and the district newsletter did not refer to the homeowners by name in response to the complaint.

Grass grant for open spaces

Resident Melissa Simonoff requested the board consider applying for the state’s $2 million grant available to municipalities for 2023-24 for lawn removal and replacement in public spaces. It could be used for the enhancement of the open spaces in Jackson Creek, she said.

McGrady said that in years past the grant was available only for residential purposes and a very small amount of money was available. He requested Simonoff forward the information to him for further consideration.

Melville thanked Simonoff for the information and said the board would look into the request.

Executive session

The board moved into executive session at 7:58 p.m., pursuant to Colorado Revised Statutes 24-6-402(4) (a), (b), (e), to discuss acquisitions, receive legal advice on negotiations regarding water acquisitions, change cases, property acquisition negotiations, and the Higby Road design.

After the meeting, Sheffield confirmed that no further actions were taken when the board returned to the regular meeting and promptly adjourned at 8:57 p.m.

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Correction

In the financial update portion of the June TMD article www.ocn.me/v23n7.htm#tmd, it should have read: “Vehicle expenses were $7,261, and 1100% over the budgeted $660 in the May 2023 financial report.” OCN regrets the error.

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Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for Aug. 17 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at

nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

El Paso County Regional Loop Water Authority

By James Howald

At its July meeting, the El Paso County Loop Regional Water Authority (EPCRLWA) board executed a contract with Merrick and Co. to receive project management and workflow services. The board heard the results of water quality testing and voted to send a representative to the Colorado Water Conference (CWC).

The EPCRLWA was formed in November 2022 by an Intergovernmental Agreement between Cherokee Metropolitan District (CMD), Donala Water and Sanitation District (DWSD), the Town of Monument (TOM), and Woodmoor Water and Sanitation District (WWSD) to build infrastructure that would allow water, including treated effluent, that is flowing south in Monument and Fountain Creeks to be stored at Calhan Reservoir at Woodmoor Ranch and then pumped back north to be used by customers of the participating districts.

Details of project management contract decided

Russ Dykstra of Spencer Fane LLC, the legal firm representing EPCRLWA, told the board he had completed negotiations with Merrick on an agreement under which that company will provide project planning and workflow management services to EPCRLWA. An attachment to the agreement specifies Merrick will:

  • Refine the business model and operations schema for the project.
  • Develop and execute necessary legal documents including operating agreements, water supply leases, supply limitations and curtailment procedures, and financing agreements.
  • Develop requests for proposals for engineering services.
  • Select and onboard consultants and specialized professionals.

Dykstra added either side can terminate the agreement at any time with 30 days’ notice.

Jessie Shaffer, the president of the EPCRLWA Board of Directors, pointed out that the agreement limits Merrick to no more than $350,000 over a nine-month term ending April 19, 2024.

Jeff Hodge, the secretary of the EPCRLWA board, mentioned that he thought John Kuosman of Merrick should be introduced to politicians representing the EPCRLWA service area, such as Rep. Don Wilson, Sen. Paul Lundeen, and County Commissioners Holly Williams and Carrie Geitner.

The board voted unanimously to execute the agreement with Merrick.

Water quality tests proceed

Richard Hood, of JVA Inc., the company EPCRLWA has hired to assess water quality and design the water treatment aspects of the project, updated the board on the latest round of water quality tests. He covered tests of water taken from Fountain Creek in May and June. The quality was good overall, Hood said. He noted a spike in flow following a rainstorm that led to increased turbidity, higher coliform bacteria counts, and decreased alkalinity. He said these results were typical following a rainstorm. The pH in the samples was between 8 and 8.2 and the samples were relatively hard at between 200 and 220 milligrams per liter of calcium carbonate. He noted both iron and manganese were above the maximum contaminate levels for those elements. Total organic carbon, considered a measure of pollution since pure water has no carbon, has been measured at both high and low amounts, Hood said.

Kevin Brown to attend CWC

The board voted unanimously to pay for Kevin Brown to represent the project at the Colorado Water Conference, to be held in Steamboat Springs on Aug. 22-24. Brown is an employee of the Cherokee Metropolitan District, one of the four districts committed to the EPCRLWA along with Donala Water and Sanitation District, the Town of Monument, and the Woodmoor Water and Sanitation District.

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The next regular meeting is scheduled for Aug. 17 at 9 a.m. Regular meetings are usually held on the third Thursday of each month at 9 a.m. at the Monument Town Hall at 645 Beacon Lite Road. Workshop meetings are held every Thursday at 9 a.m. at rotating venues. Please see loopwater.org or call 719-488-3603 to verify meeting times and locations.

James Howald can be reached at jameshowald@ocn.me.

Other El Paso County Regional Loop Water Authority articles

Donala Water and Sanitation District, July 20 – Board honors Judd, changes sewer billing

By James Howald and Jackie Burhans

At its July meeting, the Donala Water and Sanitation District (DWSD) board honored previous board member Ken Judd for his long service to the district. It launched a usage-based billing system for sewer service. General Manager Jeff Hodge detailed water sales over the last 10 years and discussed the impact of the exceptionally high rainfall seen in recent months on the district’s finances.

The board voted on two resolutions: the first committing to participation in the El Paso County Regional Loop Water Authority (EPCRLWA) and the second initiating planning for adding direct potable reuse (DPR) to the district’s portfolio of water assets. Hodge updated the board on water quality issues, focusing on radium removal. The regular board meeting was preceded by a workshop devoted to the Upper Monument Creek Regional Wastewater Treatment Facility (UMCRWWTF), including a tour of the facility. The regular meeting ended with an executive session.

Judd receives Water Drop

Current board President Wayne Vanderschuere presented Judd with DWSD’s Water Drop award in appreciation of his long service to the district and its customers. In May, the board passed a resolution honoring Judd for serving as the board president, working on district financing, contributing to 10 district budgets, planning mill levy override campaigns, and negotiating with surrounding districts. Previous DWSD board President Ed Houle was present to see Judd accept the award. Judd’s granddaughter from Ireland also attended the ceremony.

Above: At its July board meeting, Donala board President Wayne Vanderschuere, right, presented the coveted Water Drop award to former board member Kenneth Judd, left. Judd, who resigned in May, was honored for his long service on the board, including a stint as board president. Judd had worked on district financing, contributed to 10 district budgets, planned mill levy override campaigns, and negotiated with surrounding districts. Photo by Jackie Burhans

Usage-based sewer billing starts in July

Billing Administrator Ashley Uhrin updated the board on DWSD’s new sewer billing methodology. Beginning July 1, DWSD’s flat fee of $40.54 per month for sewer service was replaced with a base fee of $6.90 plus a consumption-based charge of $8.94 per 1,000 gallons of wastewater produced. This change affects residential customers only. The consumption-based charge is calculated once a year based on average water consumption during December, January, and February, which is assumed to be equal to the amount of wastewater produced, since no irrigation is done during those months. Snowbird customers will be billed the district average for water service during the winter months, calculated at 3,500 gallons per month.

The new charges will be on August bills, Uhrin said. In response to a question from Director Bill George, Hodge said sewer revenue is estimated to remain more or less equal to the revenue produced by the previous flat fee.

More details about the usage-based rates can be found in the Jan. 1, 2022 issue of OCN, which reported on a presentation from Roger Sams of GMS Engineering Inc. that covers the assumptions and goals of the new methodology. Sams’ presentation can be found online here: https://www.ocn.me/v22n1.htm#dwsd.

Rainy weather reduces water revenue

Hodge told the board that the high amount of rain the last few months has reduced customer demand for water and lowered DWSD’s revenue from water sales. He showed the board a graph of water usage by month for the last 10 years that showed the water usage for June 2023 to be the lowest usage in June for the last 10 years. The highest June usage was in June 2013. He said low water usage was also estimated for July and possibly for August and forecasted a $754,236 deficit in water sales from what was budgeted for 2023.

Hodge said he did not believe the district would need to use funds from its reserves to meet operating costs. He pointed out that the low demand also meant the district would have to pay Colorado Springs Utilities (CSU) less to convey, treat, and deliver the district’s water to its customers, so there are some savings on the expense side.

Vanderschuere said he expected wholesale electrical costs to increase by 7% next year. He added that Hodge’s graph confirmed CSU’s prediction that the standard deviation in weather events was increasing, with higher highs and lower lows for precipitation and temperature.

Water Operator Ronny Wright told the board the rainfall had led to excess water in storage, which he was trying to sell or store somewhere other than the Pueblo Reservoir, where DWSD can store up to 499 acre-feet of water. DWSD currently is above that limit, he said. Hodge said that if DWSD had its planned aquifer storage and retrieval (ASR) technology in place, that excess water could be stored for future consumption.

Resolutions passed

The board voted unanimously to pass Resolution 2023-7, which defines how and why DWSD will participate in the EPCRLWA, a large-scale water re-use project in which DWSD partners with Cherokee Metropolitan District, the Town of Monument, and Woodmoor Water and Sanitation District. Specifically:

  • DWSD will have an equal vote with the other participants.
  • EPCRLWA is in the best interest of DWSD customers.
  • EPCRLWA provides local control of rates, costs, and operations.
  • EPCRLWA is intended to provide affordable recaptured water.
  • EPCRLWA will allow DWSD to use its water rights on Fountain Creek.

The board also voted unanimously in favor of Resolution 2023-8, which commits DWSD to initiating a long-term project to implement DPR technology that meets Colorado Department of Public Health and Environment Regulation No. 11. DPR is defined as: “a series of processes that produce finished drinking water using a source containing treated wastewater that has not passed through an environmental buffer.” The regulation, which was recently passed by the state Legislature, includes monitoring and treatment protocols. The district’s plans for DPR are aligned with its plans to implement ASR. The next step will be to establish baseline values for DPR, Vanderschuere said. Hodge stressed that the implementation of DPR would be a long journey.

Progress on radium removal

Hodge told the board that rehabilitating three filters in the Holbein water treatment plant had reduced radium to below the state’s limit. DWSD is now in a position to ask El Paso County for American Recovery Plan Act funds to reimburse it for the costs of radium removal. DWSD is working to implement hydrous manganese oxide (HMO) treatment to further mitigate radium, and some of the required hardware should arrive in the August to September timeframe. Hodge said he expected to have the HMO treatment process in place by November.

Workshop tours treatment facility

The regular board meeting was preceded by a workshop at the UMCRWWTF that included an overview of the treatment facility operations by Hodge and a tour of the facility led by Waste Plant Operator Aaron Tolman.

Above: On July 20, the Donala Water and Sanitation District held a workshop and tour at the Upper Monument Creek Regional Waste Water Treatment Facility before its board meeting. General Manager Jeff Hodge provided a brief overview of the treatment facility operations, and Plant Operator Aaron Tolman led a tour of the facilities, including the three sequencing batch reactor basins. From left, the first basin is aerated by blowers to provide oxygen for the microorganisms that process the incoming wastewater; the second basin is in settle/decant mode, and the third basin is undergoing repairs. Photos by Jackie Burhans.

Executive session

The meeting ended with an executive session to receive legal advice concerning negotiations regarding the UMCRWWTF Intergovernmental Agreement.

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The next meeting is scheduled for Aug. 17 at 1:30 p.m. Generally, board meetings are held the third Thursday of the month at 1:30 p.m. and include online access; call (719) 488-3603 or access www.donalawater.org to receive up-to-date meeting information. The district office is located at 15850 Holbein Drive, Colorado Springs.

James Howald can be reached at jameshowald@ocn.me. Jackie Burhans can be reached at jackieburhans@ocn.me

Other Donala Water and Sanitation District articles

El Paso County Planning Commission, July 6 – Request to split Woodmoor property into four lots recommended for approval

El Paso County Planning Commission, July 6 – Request to split Woodmoor property into four lots recommended for approval

By Marlene Brown and Helen Walklett

At the July 6 meeting, the El Paso County Planning Commission heard a replat application to return a single lot property in Woodmoor to four lots. They also heard final plat applications for The Winsome and Terra Ridge North developments and a minor subdivision application for a Black Forest property. All four applications were scheduled to be heard at the El Paso Board of County Commissioners’ (BOCC) land use meeting on Aug. 1.

At the July 6 meeting, the commissioners voted unanimously to recommend for approval a subdivision request which would see a Woodmoor property divided into four lots. The 3.81-acre property at 1384 Buckwood Lane near its intersection with Fawnwood Road is zoned RR-0.5 (residential rural) and was originally platted as four lots in 1963. The current single lot was created in 2010.

The replat would create four lots that conform to the RR-0.5 zoning. The residence on the east and central portion of the property would remain.

Property owner Tim Murphy of Murphy’s Custom Homes Inc. showed the hearing that he has written approval from the Woodmoor Improvement Association’s (WIA) Architectural Control Committee and commitment letters from the utility companies.

The application was pulled from the consent calendar for a full hearing due to neighbor objection. Chair Thomas Bailey stressed to the audience that the replat criteria outlined by staff are the only points that the commission can consider when making its recommendation and asked that public comment be specifically addressed to those criteria.

Four neighbors, representing a larger group, spoke in opposition and raised concerns about increased wildfire risk, the impact on wildlife, geological hazards, traffic and congestion, and soil and drainage issues.

Neighbor Erin Duran said they had presented on several occasions to the WIA and commented, “They (the WIA) were very forthright in saying they were going to approve it because the Board of County Commissioners makes the ultimate decision and that they did not feel that their decision would weigh in at all.”

Sarah Cole stated that the justifications put forward in 2010 for the combining of the lots are still very relevant issues in Woodmoor today. Arguments put forward at that time included that the development caused erosion in steep sloped areas, disturbed natural drainage patterns, and caused congestion on roads that were not suitable for increased traffic. It was also noted that some lots were only marginally buildable due to the slope and floodplains.

Hilary and Bill Brendemuhl also spoke, voicing concerns about the WIA’s procedures and decision-making process. Hilary Brendemuhl said, “Our board has a history, unfortunately, and it’s documented, of making arbitrary and capricious decisions.’

Bailey commented, “A lot of the concerns are something that we don’t have any authority over. A lot of your problems seem to be with your association.”

Commissioner Christopher Whitney said, “Obviously you have a beef with your HOA (Homeowners Association), and whether the HOA behaved correctly is between you and them.”

Vessey Road minor subdivision

The commissioners heard a minor subdivision request to create three single-family lots on a 14-acre Black Forest property west of the intersection of Vessey Road and Black Forest Road and south of the intersection of Vessey Road and Pine Crest Drive. The application was unanimously recommended for approval as a consent item, meaning there was no discussion.

The property was rezoned from RR-5 to RR-2.5 by the BOCC in June. See www.ocn.me/v23n7.htm#epbocc

Terra Ridge North final plat

The commissioners voted unanimously to recommend for approval a final plat application by Phillip Miles for 11 single-family residential lots. The Terra Ridge North application includes a replat of two existing single-family residential lots to provide access to the new lots. The 51.65-acre property is south of the intersection of Black Forest Road and Hodgen Road.

The land was rezoned from RR-5 to RR-2.5 in 2022. Neighbors spoke to voice objections at both the Planning Commission and BOCC hearings at that time. See www.ocn.me/v22n9.htm#epcpc and www.ocn.me/v22n10.htm#epbocc.

The final plat application was heard as a consent item, meaning there was no discussion. It could have been pulled for a full hearing if any member of the public had wished to address the commission about it.

Winsome final plat

The commissioners heard a final plat application for Winsome Filing No. 3 to create 38 single-family residential lots and five tracts on the 349.47-acre property zoned RR-5 at the northwest corner of Hodgen Road and Meridian Road.

The BOCC approved the Winsome preliminary plan in July 2019. The development encompasses 766.66 acres and consists of 143 residential lots, one commercial lot, open space, drainage tracts, and public rights-of-way. The plan was amended in 2021 to increase the lots to 146. These three additional lots are located within Filing No. 3.

Ahead of the vote, Commissioner Christopher Whitney voiced his concern about findings of water sufficiency in general when no one really knows how long water may be available in the Denver Basin, saying “I guess I just want to express for the record that it troubles me that we’re basically saying to people, “Yep, there’s adequate water today but be careful because we can’t tell you what will happen tomorrow” and I don’t know what the solution to that is but it’s worrisome.”

The vote to recommend the application for approval was unanimous.

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The El Paso County Planning Commission’s next meeting is scheduled for Aug. 17. Normally EPCPC meets on the first and third Thursdays at the Regional Development Center, 2880 International Circle, Colorado Springs. Meetings are live-streamed on the El Paso County News & Information Channel at https://www.elpasoco.com/news-information channel. For more information, see https://planningdevelopment.elpasoco.com.

Marlene Brown can be reached at marlenebrown@ocn.me.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County Planning Commission articles

El Paso Board of County Commissioners, June 27, July 11 and 18 – Board receives Monument annexation impact report

By Marlene Brown and Helen Walklett

At the July 11 El Paso Board of County Commissioners (BOCC) meeting, the commissioners received an annexation impact report from the Town of Monument concerning land south of County Line Road.

Monument Ridge East and West annexation

An annexation impact report from the Town of Monument was received by the commissioners at their July 11 meeting. The BOCC cannot approve or deny an annexation report; it serves to notify it of the annexation request and sets out potential impacts in general terms. The Monument Ridge East and West annexation concerns 160 acres of land south of and abutting County Line Road between Beacon Lite Road on the west and Misty Acres Boulevard on the east.

Accepting the report, the commissioners directed staff to comment that the BOCC expects the Town of Monument to annex Beacon Lite Road once the planned improvements to it are completed.

The annexation was scheduled to be heard by the Monument Town Council in July. See the Monument Town Council article on page < 1 >.

Support for Monument pumpkin patch business

Local resident Bill Denim spoke in the public comment period of the June 27 meeting in support the Colorado Pumpkin Patch, a Monument business. He said it was his understanding that the business is being threatened by a complaint about the traffic it generates. It’s located on a working farm off Highway 105 and operates for about six weeks every year.

Denim said the business has tremendous value and it brings in a lot of money for the county, provides families with a fun fall activity, and operates a nonprofit allowing families with special needs children to enjoy the pumpkin patch for free. He urged the commissioners to support it.

New property assessments

At the July 18 meeting, Mark Flutcher, county assessor, spoke about new property assessments. There have been 33,724 appeals in El Paso County, which is about 12 percent of total real property assessments that went out to the property owners. About 16,467 assessments were adjusted, for a total of about $1.9 billion reduced. About 6.7 percent of the total bills were reduced, which Flutcher stated “is in line with past years’ average.”

Flutcher said his office has been working with the state and is in line with the statutes that were put in place this year, and it does not have the authority to cap reassessments. Flutcher had gone to the state capitol to support a bill to cap assessment increases at 10 percent, but that bill was shot down in committee. Preliminary audit results could not be shared until the State Equalization Board approved the audit.

All the commissioners except Vice Chair Carrie Geitner attended National Association of Counties (NACo) Annual Conference & Expo in Austin, Texas on July 21-24. The conference is the largest meeting of county elected and appointed officials in the country. NACo helps to shape federal policy and share proven practices and learn about the latest trends in county government roles.

The meeting was adjourned after 25 minutes.

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The next BOCC meeting is scheduled for 9 a.m. Aug. 8. View agendas and meetings at www.agendasuite.org/iip/elpaso. Meetings are held at Centennial Hall, 200 S. Cascade Ave, Suite 150, Colorado Springs.

Marlene Brown can be reached at marlenebrown@ocn.me. Helen Walklett can be reached at helenwalklett@ocn.me.

Other El Paso County Board of County Commissioner articles

Northern El Paso County Coalition of Community Organizations, July 22 – NEPCO hears about renewable water projects

By Jackie Burhans

The Northern El Paso County Coalition of Community Organizations (NEPCO) held its general membership bi-monthly meeting on July 22 at the Woodmoor Improvement Association (WIA) Barn community center. NEPCO has 49 member associations representing over 10,000 homes and 20,000 registered voters within its focus area, which extends from the foothills to the west to just past Highway 83 on the east and from County Line Road on the north of El Paso County to Shoup Road on the south. NEPCO also has two individual members, two business members, and six honorary associate members, including Our Community News.

NEPCO’s purpose is to protect property rights; encourage beautification, planned development, and maintenance by government agencies; provide a forum for the free exchange of ideas; and serve as an area-wide point of contact regarding land use matters.

NEPCO conducted board business and heard committee reports, reported on the Monument Ridge annexation, and heard presentations on “Water Issues and Future Renewable Water in the NEPCO Region,” followed by a panel discussion.

Board business and committee reports

President Mike Aspenson announced that Bob Mooney, chair of the Transportation and Land Use Committee, would be retiring soon. He asked that anyone interested in the leadership position to contact any board member by their position (e.g., president@nepco.org) or contact Mooney at bobmooney01@msn.com or at 719-930-9735. No experience is necessary as NEPCO will provide guidance and training, he said.

Vice President Bob Swedenburg noted that homeowners associations (HOAs) are struggling with the increase in HOA insurance costs for their boards. He found an insurance company with good rates that is reaching out to HOAs and recommended contacting Dwayne Thomas of American Family Insurance.

Monument Ridge annexation update

Harold Larson, member at large, reported that in 2017, the Town of Monument made a comprehensive plan that looked at contiguous areas it might annex if they met some minimum prerequisites. Larson said he reached out to the developer of the Monument Ridge parcels that are south of County Line Road on either side of I-25. He noted that this area is a beautiful point of entry to El Paso County, and Monument Ridge East is near his backyard.

The developer’s plan showed a high-density, “worst case” scenario, he said, with a lack of definition regarding trees, trails, wildlife, and impact on nearby property values. There was a lot of community input during the Monument Planning Commission meeting, and the commission voted to recommend the annexation but stipulated that it would be zoned for 2.5-acre lots.

The Monument Ridge West parcel has many of the same issues, planning for high density, with the county paving and expanding Beacon Lite Road and lanes to enter and exit on County Line Road. This parcel also had a significant issue with insufficient available water to support the desired density. At the recent Monument Town Council meeting, after two hours of public comment, the council voted no with a 5-2 vote. Larson expressed disappointment that the town and developer could not reach a compromise. The next step, he said, was for the developer to take its plans to the county, who will be the governing body. He requested that the community remain active. Mayor Pro Tem Steve King, who was in attendance, noted that this area is not open space; it is undeveloped land. The developer has some rights, he explained, noting that the town would like to annex the property under its guidelines. The Monument Town Council would like to bring it in under Planned Unit Development (PUD) zoning, respecting the land and preserving the trees. Voting no is not the end, he said, and the town is actively working on the next steps.

For more on the Monument Ridge annexation, see the article on the Monument Town Council meeting on page < 1 > and the Monument Planning Commission meeting on page < 4 >.

Renewable water projects

Secretary Roy Martinez, who is also a board member at Woodmoor Water and Sanitation District (WWSD) with an extensive background in water, noted that water is a big topic with many challenges, such as supply, availability, draining reservoirs, lowering aquifers, water quality, and contaminants of concern such as pharmaceuticals and poly-fluoroalkyl substances (PFAS) or “forever chemicals.” Aging infrastructure and workforce are a concern, as well as indirect and direct potable reuse (IPR and DPR). He said that many don’t realize that water is a high-tech industry but also needs accountants and MBAs. When you turn on the tap, he said, good quality water is always there due to the fabulous job done by local agencies. He referenced a document he had sent around by the American Water Works Association, called the State of the Water Industry report, which listed top issues as aging infrastructure, long-term water supply, the public value of water resources, water source protection, and aging workforce.

Martinez introduced Jim McGrady, who has worked as a district manager for 22 years and is the current general manager of Triview Metropolitan District (TMD). McGrady, who has been with TMD for six years, has advanced the ball down the field quite a way for renewable water, Martinez said, noting that the pipeline installation on Roller Coaster Road for the Northern Delivery System (NDS) is about 50% done.

TMD provides water, wastewater, stormwater, park and open space management, and road service on the east side of Monument. TMD serves 2,697 single-family equivalents, which include 78 commercial properties and 53 irrigation customers. TMD is located entirely within the Arkansas River Basin, and its current water supply is 100% Denver Basin groundwater (DBG). Given the concerns with depleting aquifers, TMD felt that if it could get renewable water in place, it could help preserve the DBG. Toward that end, TMD has acquired various renewable water rights and contracts as well as storage space to manage the variability and to recapture reusable return flows.

TMD has focused on partnerships to allow it to avoid construction, such as making use of the Southern Delivery System (SDS) infrastructure and contracting with Colorado Springs Utilities to convey, treat, and deliver water. TMD will use a reclaimed gravel pit for water storage in what is now called the Stonewall Springs South Reservoir complex. The NDS, which is expected to deliver water to TMD by 2024, is being funded through tap fees and renewable water fees.

For more information on TMD, see http://triviewmetro.com. For more information on the NDS project, see https://triviewnds.org.

Martinez then introduced Jessie Shaffer, district manager for WWSD, who is a Colorado native who graduated with a bachelor’s in engineering from the Colorado School of Mines and a master’s in business administration from Colorado Christian University. Shaffer has 21 years of experience as a design professional focusing exclusively on water and wastewater. He has been the district manager of WWSD for 15 years and is currently focused on redundancy, resiliency, and sustainability. Shaffer also serves as the president of the board for the El Paso County Regional Loop Water Authority (EPCRLWA).

Shaffer said that the Town of Monument, Donala Water and Sanitation District (DWSD), Cherokee Metropolitan District (CMD), and WWSD have come together over the past two years to form a new water authority through an intergovernmental agreement. The goal is to pool and share resources and leverage all their assets to build infrastructure that would allow water, including treated effluent, that is flowing south in Monument and Fountain Creeks to be stored at Calhan Reservoir at Woodmoor Ranch and then pumped back north to be used by customers of the participating districts.

The concept is not new, Shaffer said, with studies having been done as far back as 2011 when WWSD purchased what was then called JV Ranch, which came with very senior water rights and a reservoir. One of the studies looked at options on how to capture reusable water, some of which is reusable to extinction. He noted that half of the water delivered to customers is irrigated outdoors and evaporates while the other half gets captured in the wastewater treatment system. He noted that many water districts have or will soon have plans for IPR and/or DPR. The game plan is to construct a treatment plant by the reservoir for water diverted by the Chilcott Ditch and pump it up north via a pipeline owned by CMD, along with some additional construction of pipeline into the northern part of the Loop area. One possible future option would be to use the Upper Black Squirrel Designated Groundwater Basin, a shallow aquifer for non-evaporative storage.

By pooling resources, the Loop could achieve economies of scale, lowering costs and increasing efficiency, redundancies, and resilience. The Loop can capture most of its participating entities’ return flows and Fountain Creek water supplies. The Loop would enable regional well field management and storage with opportunities to reduce evaporation and streamflow losses by piping the Chilcott Ditch and covering the Calhan reservoir in the future, Shaffer said. In 2022, the authority was formed via an IGA and was awarded $4 million in American Rescue Plan Act (ARPA) fund grant dollars to evaluate and move forward with the project.

In 2023, EPCRLWA has been refining the cost-sharing and business models, will study the operations and maintenance costs, and begin the schematic design to improve cost estimate accuracy. Shaffer expects the authority to develop and implement a public relations plan once it knows the costs and to begin engineering design by Q1 2024. From 2024 to 2025, the authority would complete the engineering design and develop and execute the financing strategy. From 2025 to 2026, he expects construction to begin. Shaffer noted that Colorado Springs Utilities (CSU) had its own reuse study but that EPCRLWA had calculated that while initial construction costs would be lower, the associated annual fees mean that after nine years, the Loop would be cheaper for customers in the long run.

Shaffer answered a question about the purity of treated wastewater delivered to homes by saying that there are a number of treatment options used, that every stream nationwide has treated wastewater going into it and that he was very confident that it would make customers’ water very pure. He said that he could not say that it would taste the same as water from the Denver Basin; noting that WWSD is already delivering surface water in parts of the year from Lake Woodmoor, which has a different taste than groundwater.

Martinez then hosted the panel, taking questions from the audience. McGrady answered a question, saying that the NDS has no plans at this time to provide service to neighborhoods on individual wells. A resident asked why medians were being watered in Northgate, and Shaffer noted that heavy-handed conservation conflicts with land use and that WWSD is not a land use organization but does have mandatory conservation restrictions every year. King noted that the Town of Monument is looking at the issue and expects to develop more restrictive water conservation moving forward.

Residents noted that the Loop and NDS sounded similar and wondered why they did not join forces. McGrady answered that NDS had originally expected to have five to six participants but that, reviewing CSU’s permits for SDS, they found an “over the divide issue” where SDS was not allowed to serve water out of Division 2 in the Arkansas watershed into Division 1 in the South Platte watershed (see https://waterknowledge.colostate.edu/water-management-administration/water-rights/administration-of-water-rights/..) That precluded some of the WWSD service area which extends into Division 1. Shaffer said it would be problematic to re-open the SDS permit. King added that one of the concerns with the Monument Ridge West annexation was that it would preclude the town from using the NDS.

For more information on WWSD, see https://woodmoorwater.org;; for more information on EPCLRWA, see https://www.loopauthority.org.

Presentations and resources from the NEPCO meeting can be found in the member area of the NEPCO website. Contact your HOA for information on how to access the member area.

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NEPCO meetings are usually held on the second Saturday of every other month at the Woodmoor Barn, 1691 Woodmoor Dr., 10 a.m. to noon. The next meeting is Sept. 9 with the topic of Town of Monument Land Use Planning. All members of HOAs are welcome. For more information, see https://nepco.org.

Jackie Burhans can be reached at jackie.burhans@ocn.me.

Other NEPCO articles

Woodmoor Improvement Association, July 5 and 26 – Board questioned by residents, hears input on common areas

By Jackie Burhans

At its July 5 meeting, the Woodmoor Improvement Association (WIA) board president, Brian Bush apologized for rescheduling its June meeting, explaining that there had not been enough board members to form a quorum. In addition to directors’ reports, the board addressed a resident’s concern about its operations. At its July 26 meeting, the board heard input from residents of the South Woodmoor Preserve.

Resident questions board operations

South Woodmoor resident Jennifer Davis expressed her concerns that the board’s executive sessions are not being held in accordance with the law. The public board meeting, generally held on the fourth Wednesday of each month, is usually preceded by an executive session that is not open to the public. Davis handed the board a copy of the Colorado Common Interest Ownership Act (CCIOA, pronounced “Kiowa”), referring to section 308 regarding executive sessions. Davis asserted that the board must open its public meeting first and then go into executive session and that the minutes are supposed to indicate the purpose of the board meeting. She further noted that CCIOA limits the purpose of executive sessions to six specific reasons.

Davis also noted that there had been some concerns raised on the NextDoor platform, indicating people felt disconnected. She said the board’s agenda was not posted and recommended it do so on its website. Her own concerns revolved around issues with WOSC LLC, and she asserted that it was possible that, in a court of law, a judge could deem the board’s actions null and void if they were not conducting their meetings in accordance with the law. WOSC LLC was formed to purchase open space in south Woodmoor and donate it to WIA.

Board President Brian Bush noted that the association is not governed by CCIOA but that her concerns were valid and that the board would discuss them. CCIOA, which is part of the Colorado Revised Statutes (CRS 38-33.3-101 to -401), is a set of laws that govern the formation, management, powers, and operation of common interest communities, also known as homeowners associations (HOAs). According to the Colorado Department of Regulatory Agencies website, some provisions apply only to communities created after July 1, 1992, while others are limited based on the annual assessment and size of the planned community. WIA was established in 1971 and has an annual assessment of under $300. For more information, see https://dre.colorado.gov/ccioa-and-other-state-local-and-federal-laws.

HOA Administrator Denise Cagliaro noted that the board agendas are posted on the website at https://woodmoor.org/meeting-agendas/

Resident input on common area improvements

At its July 26 meeting, the board invited community members to provide input on common area improvements, focusing primarily on the South Woodmoor Preserve that the board had accepted in June 2022 from WOSC LLC. See article at https://www.ocn.me/v22n7.htm#wia. About 25 people attended the meeting.

Bush noted that the board constantly tries to improve the common areas but thought it would be good to solicit input from the community to consider as it develops budgets and makes maintenance and management plans. He noted that, as part of the acceptance, WIA had agreed with WOSC LLC on specific improvements it would make at the preserve. He also said the board is committed to treating the preserve like its other open spaces. He also reminded attendees that, as a nonprofit entity, WIA cannot prevent members of the public from accessing its open spaces.

The following input was given regarding the South Woodmoor Preserve:

  • The ability of first responders to locate people on its unnamed trails.
  • Opposition to dog waste stations, questions about the cost, and input on locations.
  • Approval of the new trail base and concern about its width.
  • Reconsideration of a fence to keep others’ dogs out of a private yard.
  • Concern about the possible addition of parking around the South Woodmoor Preserve
  • Concerns about prairie dogs, the raptor poles previously installed, and a request for collaboration with WIA.
  • Concern over loose dogs on the trail and a request for signs reminding users of state leash laws.
  • The procedure for requesting access over the trails to deliver landscape rocks.
  • Whether WOSC LLC could change the agreement that was made, removing some of its provisions.

Bush thanked the residents for their input, which the board would consider, he said. In responding to specific input, Safety Director Brad Gleason said a cell phone would help responders home in to within three to five meters of a call. Bush said previous surveys indicated residents want waste stations, of which 10 are already installed in other open spaces; they cost $250 to install and are maintained by a contractor for $70 per month. Common Areas Administrator Bob Pearsall said the width of the trail and the denial of the fence were related to the need for easement access by both WIA and Woodmoor Water and Sanitation District. Bush suggested the resident work with Pearsall to reconsider the fencing.

Noting the cost of installation and maintenance, Bush said the board has no plans to install parking at this time, He said the board was in “wait and see” mode on both parking and prairie dog concerns, given the extremely active construction in the area. The raptor poles previously installed were to encourage natural mitigation of prairie dogs and avoid the need for pesticides. Some of the poles have blown down due to high winds and will be removed, and the board will determine later whether to install more sturdy poles or what other actions to take. For the resident working with a wildlife company to control prairie dogs on their property, Bush directed them to work with Steve Cutler, director of common areas, on any possible collaboration on the nearby common area space.

Gleason suggested residents call Woodmoor Public Safety (WPS) or the Pikes Peak Humane Society (PPHS) animal enforcement division and take photos or videos to help identify people with loose dogs. WPS can only cite residents, he said, while PPHS has additional resources. Bush said an email could be sent out on leash laws but noted that WIA has email addresses for only about half of its residents. He also noted that none of the open spaces has extensive signs. Bush suggested that the resident who wanted to access their yard over the trail work with WIA staff.

Finally, on the matter of WOSC LLC changing its requirements, Bush noted that the commitment was recorded by the clerk and recorder and was legally binding. Tish Norman, former president of WOSC LLC, noted that it had worked with WIA and reached a compromise agreement that would not please everyone. She also noted that as of June 1, WOSC LLC had been disbanded, and she would send out her last update the following weekend.

Other concerns unrelated to the South Woodmoor Preserve included the possibility of a trail on the median in the middle of Fairplay Drive, guidelines for donations to WPS for vacation checks, and questions about the mowing of open spaces. Bush noted that the county was responsible for Fairplay Drive itself and wouldn’t let WIA create a trail due to the cost of installing needed crosswalks. He suggested that residents contact the county. WPS Chief Kevin Nielsen said donations were voluntary, so no guidelines were available, but any contribution would be gratefully received. Pearsall noted that open spaces are mowed twice a year, and those that were accessible had been mowed recently and would be mowed again in October. He said the increased rainfall has caused the grass to grow exponentially; Bush asked that residents mow tall grass on their property so it would not dry up and become a fire hazard.

Board highlights

  • Homeowners Association manager Denise Cagliaro reported that WIA was still working with IT to get the insurance company to replace the newly ordered computers that were damaged in storage.
  • Director of Community Outreach Brain DePaiva reported that a Northern El Paso County Coalition of Community Organizations (NEPCO) meeting was held on July 22 at the Barn covering the recent annexation request by Monument Ridge and presentations by Triview Metropolitan District and the El Paso County Regional Loop Water Authority (EPCRLWA). For more on NEPCO, see the article on page < 18 >.
  • The board unanimously approved spending $1,150 to replace batteries for WPS’ Motorola radios.
  • Nielsen reported that WPS will no longer provide traffic control for Lewis-Palmer Middle School and Palmer Ridge High School due to risk and liability issues. He asked that residents drive carefully and watch for kids as school starts back up.

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The WIA Board of Directors usually meets at 7 p.m. on the fourth Wednesday of each month in the Barn at 1691 Woodmoor Drive, Monument. The next meeting will be on Aug. 23.

The WIA calendar can be found at www.woodmoor.org/wia-calendar/. WIA board meeting minutes can be found at www.woodmoor.org/meeting-minutes/ once approved and posted.

Jackie Burhans can be reached at jackieburhans@ocn.me.

Other Woodmoor Improvement Association articles

July Weather Wrap

July Weather Wrap

By Bill Kappel

It was back to normal in July after a couple months of record cold and wet conditions. Temperatures averaged right at normal for the month with a mix of below and above normal conditions. Precipitation was slightly below average, but we are well above normal for the year overall.

The first week of the month was a continuation of June, with below normal temperatures and wet conditions. Temperatures were below normal every day from the 1st through the 8th, with the coldest day occurring on the 5th when high temperatures didn’t reach 600F.

A warmer and relatively dry period then took hold for the next week, with highs getting back to normal from the 9th through the 16th. Highs reached the upper 70s to upper 80s each afternoon, with most days just seeing afternoon clouds build up. But a lack of moisture in the region meant thunderstorms were not common as storms produced rainfall only on the 10th and the 15th.

The pattern finally began to shift to more monsoon-like conditions during the third week of the month as high pressure built in over the region from the southwest. This meant both an active pattern with daily thunderstorms each afternoon and evening and warmer temperatures before the storms formed. Temperatures were consistently in the mid-80s to low 90s from the 16th through the end of the month. Our hottest period occurred from the 24th through the 26th, with highs topping out at 93 on the 25th. This is right on cue for the warmest temperature of the month, with the third week of July representing the time of the year when temperatures are warmest on average overall.

Rainfall from the daily rounds of thunderstorms was hit and miss, with some areas receiving nearly an inch in an hour while just a few miles away only a few tenths of inch accumulated. The month ended with a bang, as several rounds of thunderstorms and heavy rainfall developed during the evening of the 31st, producing 1-2 inches of rainfall for most locations.

A look ahead

August is the last true “summer” month for the region. We are often greeted with sunny, pleasant mornings that turn into afternoon and early evening thunderstorms. Highs during the month range from the mid-80s at the beginning of the month to mid-70s at the end. Temperatures at night get more comfortable as well, often dipping into the 40s.

July 2023 Weather Statistics

Average High 81.5° (-1.0°) 100-year return frequency value max 87.6° min 75.3°

Average Low 52.2° (+1.2°) 100-year return frequency value max 56.2° min 46.9°

Highest Temperature 93°F on the 25th

Lowest Temperature 42°F on the 1st

Monthly Precipitation 3.15” (-0.22” 6% below normal) 100-year return frequency value max 6.03” min 0.98”

Monthly Snowfall 0.0” Season to Date Snow 0.0” (the snow season is from July 1 to June 30)

Season to Date Precip 20.21”(+4.53” 40% above normal) (the precipitation now season is from Jan 1 to Dec 31)

Heating Degree Days 33 (+22)

Cooling Degree Days 91 (+1)

Bill Kappel is a meteorologist and Tri-Lakes resident. He can be reached at billkappel@ocn.me.

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Letters to Our Community – Thank you, School District 38

On behalf of the Monument Hill Kiwanis Club, I want to thank Lewis-Palmer School District 38 for the contribution of time and efforts to help make the Monument Hill Kiwanis 2023 Fourth of July Parade a huge success. Specifically, I would like to thank D38 Transportation Supervisor Julie Abeyta and district drivers David McDaniel, Tom Rainy, Guadalupe Leonard, David Schindel, Michael Schad, David Bane, Tom Bliss, Winston Brower, Michael Drew, Esther Aniesta, Eric Sullivan, and Hope Lowe for safely and patiently using school buses to shuttle parade-goers from the Lewis-Palmer High School (LPHS) parking lot to and from the parade. Ricky Vestal, Maintenance and Grounds supervisor, and his crew did an excellent job mowing and preparing the parade lineup areas for over 90 events.

Mary Anderson, custodian at Grace Best Elementary, graciously provided her time to open the school to access all the Monument Hill Kiwanis parade signs and equipment before and after the parade. The district also allowed use of the water tap at the bus barn, so the Renaissance Festival folks and animals had water both before and after the parade. Finally, Bridgette O’Connor, principal, and Nick Baker, athletic director, granted Kiwanis the use of the LPHS parking lot for parade-goers to park vehicles, to ride the shuttles to the parade, and to return to their cars on a shuttle back to the high school. It takes many community members to facilitate the success of this parade, and District 38 was certainly a big contributor. Thank you District 38.

Ted Bauman
Monument Hill Kiwanis Club
Parade Line-up Chair

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Letters to Our Community – Kudos to Monument board and management for Artsites 2023

Since 2003, the not-for-profit group Tri-Lakes Views has brought the arts to Monument. With the cooperation of the town and the Lewis-Palmer School District board, that became an annual rotating display of sculpture along with a permanent collection of public art. That relationship is again being exhibited on the multiple pedestals throughout our community. I encourage you to take the time to enjoy the pieces along with our wonderful installations at the entrances on Baptist Road (Aspen Grove) and Second Street (Ice Harvest).

Dr. Elizabeth Konarski

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Between the Covers at Covered Treasures Bookstore – All-time great children’s reads

By the staff at Covered Treasures

“There is more treasure in books than in all the pirate’s loot on Treasure Island.”—Walt Disney

These award-winning books are full of treasure, have stood the test of time, and are still some of the best to foster the love of reading in a child.

The Phantom Tollbooth

By Norton Juster (Yearling) $8.99

For Milo, everything’s a bore. When a tollbooth mysteriously appears in his room, he drives through only because he’s got nothing better to do. But on the other side, things seem different. Milo visits the Island of Conclusions (you get there by jumping), learns about time from a ticking watchdog named Tock, and even embarks on a quest to rescue Rhyme and Reason. Along the way, Milo realizes life is far from dull. In fact, it’s exciting beyond his wildest dreams!

Julie of the Wolves

By Joan Craighead George (HarperCollins) $7.99

To her village, she is known as Miyax; to her friend in San Francisco, she is Julie. When her life in the village becomes dangerous, Miyax runs away only to find herself lost in the Alaskan wilderness. Miyax survives by copying the ways of a pack of wolves and soon grows to love her new wolf family. The first in a trilogy, this edition features original illustrations, an introduction by the author’s children, her Newbery acceptance speech, selections from her field notebooks, discussion guide, and further reading guide.

Old Yeller

By Fred Gipson (HarperCollins) $9.99

When his father sets out on a cattle drive, 14-year-old Travis is left to take care of his family and their farm. Living in frontier Texas Hill Country during the 1860s, Travis comes to face new and often perilous responsibilities. A particular nuisance is a stray yellow dog that shows up and steals food from the family. But the big canine who Travis calls “Old Yeller” proves his worth by defending the family from danger. And Travis ultimately finds help and comfort in the courage and unwavering love of the dog who comes to be his very best friend.

Rascal

By Sterling North (Puffin) $8.99

Nothing’s surprising in the North household, not even Sterling’s new pet raccoon. Rascal is a baby when Sterling brings him home, but soon the two are best friends, doing everything together—until the spring day when everything suddenly changes. This special anniversary edition includes classic illustrations restored to their original splendor, a letter from the author’s daughter, and material from the illustrator’s personal collection.

Anne of Green Gables

By L.M. Montgomery (Puffin) $8.99

The Cuthberts are in for a shock. They are expecting an orphan boy to help with the work at Green Gables, but a skinny red-haired girl turns up instead. Highly spirited Anne Shirley charms her way into the Cuthberts’ affection with her vivid imagination and constant chatter, and soon it’s impossible to imagine life without her.

In the Heart of the Rockies

By G.A. Henty (Dover) $11.95

Determined to improve his struggling family’s financial situation, 16-year-old Tom Wade leaves England in 1860 and sets out for the untamed wilderness of the American West. Arriving in the small western outpost of Denver to mine for gold, he soon encounters Native American warriors, takes part in big-game hunts, and learns how to survive a mountain winter with nothing but resourcefulness and perseverance. Young readers get valuable, exciting lessons in history from the “Prince of Storytellers,” George Henty, in a grand adventure classic that weaves together the story of a teenage fictional hero and real-life episodes of exploration.

The Castle in the Attic

By Elizabeth Winthrop (Yearling), $7.99

William is devastated to learn that his favorite caretaker, Mrs. Phillips, is leaving. But then she gives him her parting gift—a mysterious model castle that has been in her family for years. The castle is perfect in every way, with a drawbridge, a moat, and a finger-high knight to guard the gates. It’s almost too real. Sure enough, when William picks up the tiny silver knight, Sir Simon comes alive in his hand and tells William a mighty story of wild sorcery, wizards, and a kingdom in need of saving. William embarks on a fantastic quest to another land and another time.

Until next month, happy reading.

The staff at Covered Treasures can be reached at books@ocn.me.

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August Library Events – Summer Adventure ends, All Pikes Peak Reads announced

By Harriet Halbig

The library district’s Summer Adventure program ended on July 31 with a tremendous number of participants. Thank you for joining us.

The Monument Library will sponsor three family-friendly concerts in Limbach Park on Aug. 11, 18, and 25 from 6 to 7:30 p.m. The park is located at 151 Front St. in Monument. Remember to bring a lawn chair or blanket! For information on the performers, please see the district website, ppld.org, and look under programs by location.

The title for this year’s All Pikes Peak Reads program has been announced. It is The Girls Who Stepped Out of Line: Untold Stories of the Women Who Changed the Course of WWII by Maj. Gen. Mari Eder. The author will visit Library 21c at 3 p.m. on Oct. 7 when she will give a presentation, answer questions, and offer copies of her book for sale.

Please note that all Pikes Peak Library District facilities will be closed on Monday, Sept. 4 in observation of Labor Day.

Harriet Halbig may be reached at harriethalbig@ocn.me

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Palmer Lake Historical Society – Take a walk through history

By Marlene Brown

In lieu of the regular meeting in July, the Palmer Lake Historical Society (PLHS) took a walk through historical Monument. Led by Jim Sawatzki, past president of PLHS and filmmaker and owner of Palmer Divide Productions. His research is rich, showing that Monument is still standing strong. Many of the little houses you see in town were built in the late 1800s and early 1900s. Pioneers began settling in the Monument area, and there were business owners, cowboys, and ranchers living in and near the town. There were two hotels near the Rio Grande Railroad train station.

Incorporated in 1879, the town was first called Henry’s Station, after Henry “Dutch” Limbach, Monument’s first town mayor. The train station and hotels were near where Limbach Park is today. The town’s name was later changed to Monument, after the rock formation to the west located in Monument Preserve, near Mount Herman.

Monument Lake was one of the first “ice harvest” towns, because it was on the railroad line. They sent ice blocks by train to the East that were used for cold storage of the meat from the cattle that had been raised in the West. The lake is now stocked with fish yearly and used for recreational fishing and boating.

Jim Sawatzki, past president of Palmer Lake Historical Society, leads a historical walk through Monument on a sunny Sunday morning. Photo by Steve Pate.

Members of PLHS walked along the streets of Monument looking at the homes that were built by the pioneers. The Higby General Store was located where Covered Treasures Bookstore is now at Washington and Second Streets. “Big Red,” a Lewis-Palmer School District 38 building, was built in the 1920s. It had all 12 grades in the same building attended by children from the town to the outlying ranchlands.

Walking with Sawatzki around Monument, you learn that many other buildings you see every day are originals, such as The Bistro on Second Street, which was the original post office. Though there have been additions to the building, the original structure is still under the walls of the restaurant.

Take the time someday to walk around the streets and imagine the life of the pioneers who lived there.

**********

The historical walk on July 15 in Greenland Open Space was called off due to weather conditions. The August meeting has been canceled. Board members will be volunteering and conducting tours at the Reynolds Ranch Homestead House at the Western Museum of Mining and Industry Aug. 12 from 10 a.m.-3 pm for Family Day (wwmi.org) and will be open to the public. PLHS normally meets the third Thursday of every month at 7 p.m. at the Palmer Lake Town Hall.

The mission of the PLHS is to preserve, protect, promote, and provide access to historical data, artifacts, and other items of significance relating to the Palmer Divide area and make resources available to the public primarily through the Lucretia Vaile Museum and annual programming. For more information about membership and volunteer opportunities, go to palmerdividehistory.org

Marlene Brown can be contacted at marlenebrown@ocn.me.

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High Altitude Nature and Gardening (HANG) – Will Vogl: father, firefighter, and farmer

By Janet Sellers

“The nation that destroys its soil destroys itself.”— Franklin D. Roosevelt (U.S. president 1933-45) in a letter to state governors in 1937.

I recently visited Will Vogl’s Black Forest farm where he shared his “living soil” restoration projects: hugelkultur (moist mound culture farming) and pastureland reclamation using age-old farming methods. The rich, moisture-filled soil thrives with or without rain or irrigation.

Vogl explained, “It depends on the source, but a 1% increase in soil organic matter (SOM) in the top 12 inches of soil will increase the soil’s natural water storage capacity by 20 to 30,000 gallons per acre. Here on our land, we have increased our SOM by around 2% in places of our pasture we have treated with compost, essentially allowing our land to hold an additional 50,000 gallons of water per acre over what it could before.

Vogl shared some of his information resources with me such as the USDA Forest Service as well as the USDA Natural Resources Conservation Service information at this link: www.nrcs.usda.gov/.

We know from history that our own country had famine and other disasters when we didn’t steward our land as nature intended. As far back as 1937, U.S. President Franklin D. Roosevelt wrote a letter urging state governors to implement soil conservation laws in reference to the horrific drought that caused the dust bowl and famine. There are ways to tend the land using natural nutrients and moisture abilities for what the soil—our Earth’s skin—needs to be resilient.

In his writings on the imperative for regenerative agriculture, Dr. Christopher J. Rhodes at Resilience.org explains how we got these erroneous notions. Throughout history, civilizations have thrived or declined based on the quality of their soils—a crucial factor for us to feed ourselves and our animals.

Above: Bill Vogl gave a walk-and-talk on his land to citizens interested in his family’s land conservation efforts in July. Upcoming fall farm walks and volunteer days are in the works, too. Here, Vogl shows the age-old hugelkultur system creating a thriving food and pollinator/flower garden above ground, made by stacking cast-off fire mitigation tree trunks, branches, compost, and soil and covering with pine mulch that he says “holds in moisture like a giant sponge.” Hugelkultur can also be used for flat landscapes or garden areas by using a pit for the materials and covering that with soil and mulch, maintaining needed moisture and nutrients for plants to thrive.
Above: Vogl’s sheep pasture is in the distance, where he practices soil conservation with pasture rotational methods. Grazing animals play an important role in maintaining the ecosystem by stimulating plant growth. This triggers biological activity and nutrient exchanges and mimics the migration of the tens of thousands of elk, deer, and bison that had always kept the prairie ecosystem in balance. Photos by Janet Sellers.

Manmade ecological disaster

The English gentleman farmer Jethro Tull (1674-1741) conceived and promoted his erroneous belief that land must be heavily plowed to control weeds. Extended use of such aggressive and poor farming strategies overtaxed unprotected U.S. farmlands and weakened the soil. This, and a decade of drought, created massive dust storms in places like the prairie region in the 1930s. “Suitcase farmers” of the 1910s and 1920s land boom had torn up the region’s native sod for quick profits, then abandoned it. Thousands of years of native grass evolution were destroyed, and the ground was naked and exposed.

President Roosevelt’s Civilian Conservation Corps of 1933-42 enrolled more than 3 million men and planted 3 billion trees to protect 21 million acres from soil erosion, aiding in the establishment of eight hundred state parks.

Even the ancient Greeks believed plants got all their nutrients from the soil. Many centuries later, erroneous beliefs based on mere logic and not on land experience have caused civilizations to destroy themselves via their soil practices.

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Janet Sellers is an avid “lazy gardener,” letting Mother Nature lead the way for pleasant natural landscapes. Reach her at JanetSellers@ocn.me

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