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Articles from Vol. 23 No. 9 - September 2, 2023

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.

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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, 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.

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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.

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