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Volunteers reporting on community issues in Monument, Palmer Lake, and the surrounding Tri-Lakes area

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Articles from Vol. 24 No. 7 - July 6, 2024

El Paso Board of County Commissioners, June 13, 25, and 27 – Monument glamping expansion approved; short-term rental allowed to continue at Black Forest property

By Helen Walklett

During June, the El Paso Board of County Commissioners (BOCC) approved a request to expand a glamping site near Monument and an application to allow short-term rentals to continue at a Black Forest property.

Monument glamping site expansion

At their June 27 land use meeting, the commissioners heard a request from owner Chris Jeub for approval of an amendment to an existing special use to allow four extra sites at his glamping business with the potential for some hard-sided structures such as recreational vehicles (RVs) and shipping containers. The 6.44-acre property, zoned RR-5 (rural residential), is located at Rickenbacker Avenue, west of Interstate 25 and bordering the Town of Monument.

Note: Glamping is a term that combines “glamor” and “camping,” meaning camping with certain amenities. Jeub is a volunteer with OCN.

The application came from the Planning Commission with a 7-2 vote recommending denial. See the Planning Commission article on page < 5 >.

Ashlyn Mathy, planner II, Planning and Community Development Department, said Jeub had successfully applied for a special use permit in 2022 following a code enforcement complaint about structures such as tents, decks, and sheds at the property. The special use permitted eight tent sites. The current modification request follows complaints of an RV and shipping container on the property. Mathy said staff’s analysis of the master plan suggested the expansion may not be compatible with the rural nature of the area and its minimal change classification.

Above: Monument Glamping consisting of two properties and 11 units, was submitted to El Paso County Planning and Development for four additional units and the ability to change structures on their RR-5 property along Monument Creek. The submittal was voted down on a 7-2 vote by the Planning Commission on June 6 but approved by the Board of County Commissioners on a 3-1 decision on June 27. Vicinity map courtesy El Paso County.

Mathy explained the modification would permit those hard-sided structures. With three of the sites restricted to tents because they are on the Monument Creek floodplain where permanent development is not allowed, those opposing the application feared the other nine would be hard-sided structures. Mathy said the applicant had not disclosed the number that would be hard-sided, making it difficult to assess the impact.

Craig Dossey, president, Vertex Consulting Services, representing the applicant, focused on the application’s compatibility with the master plan and the review criteria. He said, “We believe that a glamping operation not only brings tourism into the area, but it is also consistent with the rural character of the neighborhood, and it actually helps serve the Monument and Palmer Lake areas by providing additional, overnight accommodation.” He continued, “We’re talking about a start-up company. We’re talking about emphasizing and supporting tourism in our region.”

Fifteen individuals spoke in support of the application. Terri Hayes, president and CEO, Tri-Lakes Chamber of Commerce, described the business as a valuable asset to the area providing an alternative lodging option in an area where accommodations are scarce. A neighbor to the north said the business had had no negative impact on him.

Four people spoke in opposition. Chris Maciejewski, attorney with Robinson and Henry P.C. and representing several of the neighbors, said, “This is not a minor expansion of a recreational camp from eight sites to 12. This would not continue to be a low impact, nature-based use of the property. This is essentially creating an RV park.” He continued, “We believe the Planning Commission asked the right questions, made the right recommendation.”

In rebuttal, Dossey was critical of the Planning Commission hearing and decision. He said, “There was very little discussion about the review criteria, and I think it’s something the county attorney should be cautious with because that hearing really had very little discussion about the criteria, and the decision that was rendered was not focused on the criteria.” He said the master plan supported everything about the application in its location.

Dossey then put forward three additional conditions proposed by his client to be attached to any approval. Two would limit the footprint and height of any hard-sided structures and would mean the current RV on the property would have to be removed. The third would require five of the sites to be tent-only.

Commissioner Stan VanderWerf, making a motion to deny, said, “I would encourage the applicant to continue to enjoy the use of the special use permit that is presently approved but I am not comfortable making a declaration for myself that this is compatible and in harmony with the area.” Commissioner Holly Williams seconded the motion.

Commissioner Carrie Geitner disagreed, stating she found it consistent with the master plan. Bremer agreed and the vote to deny the application was tied 2-2 and the motion failed. Commissioner Longinos Gonzalez Jr. was absent. County attorney Kenneth Hodges advised that the recording of the hearing would now go to Gonzalez for review and the board would return at a later date for any questions and to vote on a new motion.

Bremer called a brief recess. When the commissioners returned, Williams stated, “I am convinced by Commissioner Geitner’s arguments that it is an allowable use. Perhaps maybe what I’m unconvinced of is that I liked the allowable use in the first place. So, based upon that, I would make a motion to reconsider and rescind my previous motion.” The vote supporting this motion was 3-1 with VanderWerf the nay vote.

Williams said, “I just apologize. I do believe this one is a messy one and this special use process is very, very hard.” She then moved to approve the application with the addition of the extra conditions proposed by the applicant. This vote succeeded 3-1 and again VanderWerf was the nay vote.

Variance allows short-term rentals at Black Forest property

At the June 13 BOCC land use meeting, the commissioners heard a request from owners Drew and Tarah MacAlmon for approval of a variance of use to allow an existing ancillary building to continue to be used as an occasional short-term rental. The 4.78-acre property is located on South Holmes Road, south of its intersection with Burgess Road, and is zoned RR-5 (residential rural).

The application came to the BOCC with a recommendation for approval following a 5-3 vote at the May 2 Planning Commission meeting. Discussion at that meeting focused on the history of the ancillary structure and the use tied to the original approval, the timeline of when the rentals started, and concerns that the applicants may have tried to circumnavigate the county’s process in order to rent out the structure. Speaking to his nay vote, Commissioner Tim Trowbridge said, “I don’t think this is compatible with the neighborhood. I don’t think short-term rentals belong here.” See www.ocn.me/v24n6.htm#epcpc.

Ashlyn Mathy, planner II, Planning and Community Development Department, said the MacAlmons received approval in 2018 for an ancillary building to provide home office and additional living space. It passed all inspections in 2019, and the bedrooms in the basement of the building have been rented out on a short-term basis since that time with the owners not knowing this was not an allowed use. In 2022, an anonymous complaint about the rental was made to county’s code enforcement officers and a violation notice followed.

The MacAlmons then met with county staff and were advised not to submit a variance of use application at that time, which would bring the rental activity into compliance, because county was exploring code amendments that would allow accessory dwelling units. When this was put on hold waiting for the state Legislature, the applicants were asked to submit a variance of use application, and this was done in August 2023.

Above: Planned campsite locations. Another proposal was approved administratively for 24 units on a separate property on the east side of town. The entire glamping operation will total 36 units by summer 2025. Graphic courtesy El Paso County.

Mathy said 15 neighbors were notified of the application, and the county received one email in opposition. Two neighbors spoke in opposition at the hearing. Speaking online on behalf of his parents who share a boundary with the MacAlmons, one man raised concerns about the drain on water resources and increased traffic. He said, “They have clearly wanted to build this Airbnb from Day 1 and now that they’ve been caught, are trying to get approval.”

Speaking in person, his brother said he had thought the rental was already approved and mentioned lots of traffic, big congregations at the site, and disturbance. He said, “The MacAlmons willfully fulfilled their dream of having a showcase Airbnb at the expense of the neighborhood’s ability to experience what living on a quiet, rural, dead-end road can give.” He added, “It’s not a place for entrepreneurial commerce.”

Nina Ruiz, Vertex Consulting, and representing the applicants, said a lot of the discussion had been based on neighborhood disputes and not the review criteria. She said three letters of support had been received, two of which came from immediately adjacent neighbors.

Commissioner Holly Williams said, “On this one I have to fall back on, you know, that they would have a right to certainly rent out their second home now that they’ve come through this process.” Commissioner Longinos Gonzalez Jr. was concerned that allowing the application would set a precedent allowing accessory structures to be rented. Commissioner Carrie Geitner said, “We need to be able to have the discussion around how to allow people to use their property with the most freedom possible but also mitigating impacts. I think that is very American, quite frankly, so I will be in support of this.”

The vote to approve was 4-1 with Gonzalez the nay vote. The approval includes a condition that the variance only apply while the MacAlmons own the property.

Planning Commission reappointments

At the June 25 BOCC meeting, the commissioners voted unanimously to reappoint Commissioners Jeff Markewich and Wayne Smith as associate members of the Planning Commission. Their new terms will end on June 25, 2025.

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The El Paso County Board of County Commissioners (BOCC) usually meets every Tuesday at 9 am at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. Information is available at 719-520-643. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 pm in Centennial Hall.

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

Other El Paso County Board of County Commissioners articles

Monument Town Council, June 3 and 12 – Town manager put on administrative leave; debates on lodging tax, sign and gun laws

By Chris Jeub

In June, the Monument Town Council debated a lodging tax and sign and gun laws. Town Manager Mike Foreman was placed on administrative leave.

June 12 special meeting: Town manager placed on administrative leave

During a special Town Council meeting on June 12, in an executive session held pursuant to Section 24-6-402 (4)(f) and (4)(b) of the Colorado Revised Statutes (CRS), the council discussed personnel matters involving Town Manager Mike Foreman and sought legal advice on specific legal questions related to these matters. Town Attorney Bob Cole was present during these sessions.

Following the discussions, Councilmember Kenneth Kimple recommended that the town manager be placed on paid administrative leave. In the interim, his responsibilities will be jointly handled by Director of Parks and Community Partnerships Madeline VandenHoek and Police Chief Patrick Regan.

The Town Council has issued a press release regarding this decision, emphasizing that it was made with the community’s best interests in mind. Due to the sensitive nature of personnel matters, specific details have not been disclosed. The press release reads as follows:

“After careful consideration and consultation with legal counsel, the Town Council has decided to place the Town Manager on paid administrative leave effective immediately. We have appointed an interim Town Manager to oversee day-to-day operations during this period. We appreciate your understanding and assure you that this decision was made with the best interests of our community in mind. As this is a personnel matter, we will not be discussing specific details at this time. Thank you.”

New lodging tax ordinance discussed

The Town Council deliberated on June 3 a proposed lodging tax ordinance that would impact short-term rentals (STRs) and other lodging within the town. The proposed tax would increase town taxes by a specific percentage on lodging purchases, effective Jan. 1, 2025. The revenue generated would be retained and spent according to voter-approved guidelines.

Councilmember Steve King voiced concerns about public perception, emphasizing, “I don’t want people to think this is a tax they are paying.” Town Attorney Bob Cole confirmed that the tax includes short-term rentals, prompting King to inquire about the current tracking of STRs. Cole confirmed that no short-term rental regulations exist.

Mayor Mitch LaKind pointed out the discrepancies in STR taxes across different cities, noting, “Denver is 11%, Parker is 3%, Colorado Springs is on the low end at 2%. I think we should be 2%.” He suggested the funds be earmarked for municipal park maintenance rather than the general fund. This proposal sparked a debate. King believed the funds could support general maintenance, while Councilmember Marco Fiorito noted a potential issue: “If they go to only the town’s parks, other municipalities’ parks don’t get the funds.”

Planning Consultant Sophia Hassman identified the main sources of the proposed tax revenue as the town’s single hotel and truck stops. Town Manager Foreman raised logistical concerns, stating, “This takes a lot of administrative work, and 2% will probably not bring in what it takes to pull this off. We suggest 5%.” Mayor LaKind recommended a detailed analysis, saying, “I suggest we figure out how much this will actually bring in; also figure out where the funds will go. We come back in a month to decide.”

The council must finalize the ballot question by Sept. 2 to ensure it can be presented to the voters. The next meeting will likely see further discussions and decisions on the specifics of the lodging tax ordinance, including the proposed percentage and allocation of funds.

Lost Island II Final PUD approved

The council unanimously approved Ordinance No. 12-2024, which allows for the final Planned Unit Development (PUD) of Lost Island II, a family-oriented fun center. The approval followed a public hearing on Resolution No. 31-2024, which also passed unanimously, granting the final plat known as Conexus Filing No. 3, a replat of Conexus Filing No. 2-Lot 4.

Julie Esterl from Baseline presented the ordinance and resolution, with John Olson, the applicant and planner, detailing the project. The property, located on the west side of I-25 between the Interstate and Old Denver Highway, will feature an indoor/outdoor recreation center aimed at family fun. The approved plans for Phase 1 include:

  • Four 18-hole miniature golf courses
  • Indoor playroom with inflatables
  • Ninja gym
  • Party rooms
  • 316-space parking lot

Phase 2, which will be developed later, involves the construction of a water park funded by the revenue from Phase 1.

Councilmember Kimple raised questions about operational hours and lighting, expressing concern about the center’s impact during dark hours and its plans to serve alcohol. Olson confirmed that the center would operate from 10 a.m. to 10 p.m. and assured that the owners are mindful of screening and lighting issues. Julie Esterl added that the lights would be turned off at night.

Willow Springs Ranch Final Plat approved

The council unanimously approved Resolution No. 32-2024, which grants a final plat for Willow Springs Ranch Filing No. 2. Lauren Richardson from Baseline presented the resolution.

The council recommended approving the final plat based on its compliance with the Town of Monument’s Land Development Code Section 18.02.260. The approval includes a condition related to future infrastructure developments. During the design phase of a new school site for Lewis-Palmer School District 38, the access from Forest Lakes Drive to Channel Island Drive will be evaluated. If necessary, this intersection may be converted to a right-in/right-out access. The applicant or Willow Springs Ranch Metropolitan District will be responsible for the cost of any required design and construction improvements.

Councilmember King expressed concerns about the safety of having two roads located just 100 feet apart. He pointed out potential issues with fire escape routes and emphasized that the current plans could pose safety risks. Despite these concerns, the council voted unanimously to approve the resolution.

Council reviews Temporary Sign Code

The council reviewed the Temporary Sign Code, focusing on Chapter 18.06 of the Town’s Municipal Code. The code, presented by Town Planner Dan Ungerleider, aims to regulate the design, construction, and placement of signs to safeguard the health, safety, and welfare of Monument’s residents.

The sign regulations have several key objectives. They aim to promote safety by ensuring signs do not confuse or distract motorists, impair visibility, or interfere with traffic. The code also seeks to ensure efficient communication by preventing an overload of messages, thus reducing sign clutter and enhancing the visual environment. Additionally, it aims to protect property values, foster economic development, and assist in wayfinding. The regulations are designed to be fair and consistent, providing residents with ample opportunities to exercise free speech through signs.

During the discussion, King raised concerns about the legality of the sign ordinance, citing a Supreme Court ruling against similar regulations. He expressed doubts about the flexibility for making adjustments. Kimple questioned the need for the study session, pointing out that the previous board chose not to enforce the sign code. He stressed that this topic should have been addressed earlier.

Mayor LaKind agreed, suggesting that unless there was a public demand for changes to the ordinance, it might be best to leave it unchanged. The meeting concluded without any immediate modifications to the sign code.

Firearm ordinance debated

A contentious debate unfolded around Ordinance No. 14-2024, which addresses the carrying of firearms in public spaces, contrary to state directives.

New state legislation aimed at prohibiting firearms in public areas, originally intended to restrict open carry but not to exclude individuals with proper concealed carry permits. Town Attorney Cole highlighted this distinction, emphasizing that the state’s goal was to prevent individuals from openly displaying firearms in public places.

Kimple voiced preference for the state bill, arguing that it enhances safety by designating public spaces as gun-free zones. “I think this is a good bill coming down from the State Capital,” he said.

In contrast, Police Chief Reagan, King, and LaKind advocated for local autonomy in firearm regulations. Chief Reagan noted that properly permitted citizens pose minimal risk and are not the focus of concern; instead, he emphasized the potential threat posed by criminals.

LaKind raised constitutional concerns, arguing against state overreach. “If we allow the state to do this, it overrides the Constitution,” he asserted, reflecting on the broader implications of state-imposed restrictions.

Councilmember Sana Abbott expressed reservations about allowing firearms in public spaces, questioning the necessity outside of law enforcement. “Why do we need to allow people to come in here with a weapon other than our trained officers?” Abbott queried, reflecting concerns over public safety and comfort.

King countered, highlighting the potential consequences of declaring public spaces as gun-free zones. “If this is a known gun-free zone, that makes us a target,” he cautioned, underscoring the potential unintended consequences of restrictive policies.

Ultimately, after deliberation, the council voted 5-2 in favor of the local ordinance, with Kimple and Abbott dissenting.

Final Plat for Zeal at Jackson Creek approved

Resolution No. 04-2024 was unanimously approved, marking a significant step forward for the Zeal at Jackson Creek development project.

The subject property, located in a Planned Residential District with multi-family zoning, sits adjacent to various residential and mixed-use zones in the area. The finalized plat includes critical updates such as a 30-foot right-of-way dedication along Higby Road, expanding its width from 70 to 100 feet along the property’s northern boundary. Additionally, the plat restructures utility easements to better accommodate buried overhead utilities along Bowstring Road.

Town Planner Dan Ungerleider presenting on behalf of the project confirmed that the revised plat met all town planning and engineering standards, ensuring compliance with Monument’s Development Code. Councilmember Jim Romanello sought reassurance that the resolution addressed concerns previously raised by fellow Councilmembers King and Kimple. Ungerleider affirmed that the revised plat accommodated these concerns, prompting approval from the council. The resolution passed unanimously with a 7-0 vote. Mayor LaKind expressed satisfaction with the decision, remarking, “I am glad to finally get this going!”

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The Monument Town 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 July 15 meeting has been cancelled. July 2 will be the only meeting in July. 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

Woodmoor Improvement Association, June 26 – Board reminds residents of $5,000 fine for fireworks

By Jackie Burhans

The Woodmoor Improvement Association (WIA) board met on June 26 to discuss fire safety and hear director reports.

Fire prevention and resident responsibility

With the Fourth of July holiday approaching, many of the discussions at WIA revolved around fire safety. Homeowners Association Administrator Denise Cagliaro sent emails to every registered short-term rental in Woodmoor to remind them that they are responsible for guest behavior and that fireworks are never allowed in Woodmoor. WIA also reached out to its sub-associations to ask that they remind their members.

Director of Public Safety Brad Gleason said an extra duty officer will be available specifically for fireworks patrols and will issue fines of $5,000.

Gleason also noted that open fires are subject to the same fine and that only approved, commercially constructed firepits with spark arresters are allowed. He asked that residents not park cars on the grass, as the heat can spark a fire. Board President Brian Bush encouraged residents to cut down tall grass, which, along with pinecones, increases fire risk.

Board highlights

  • Bush reported that the Northern El Paso County Coalition of Community Organizations (NEPCO) is looking for people to join its board, noting that Director of Forestry Cindy Thrush had agreed to look at the land use position. He suggested that NEPCO should exercise its political clout by testifying in front of state or county political bodies.
  • Bush noted that state laws limit the ability to prohibit home businesses, but the board can regulate those businesses under its covenants, including its nuisance clauses.
  • Bush introduced Director of Covenants Sue Leggiero, who is serving out a vacant term ending in February 2025. Leggiero reported 20 covenant items in May, three of which resulted in violations. The remaining 17 were resolved with a courtesy communication and did not result in a violation.
  • Gleason noted that Woodmoor Public Safety (WPS) had received complaints about solicitors. While WPS cannot prohibit access to public roads, it will respond to complaints about trespassing. Gleason cautioned residents against signing contracts with roofing contractors as they can have expensive cancelation clauses.
  • Director of Architectural Control Ed Miller reported that WIA maintains a 100% approval rate of the 244 projects submitted to date. Seventy-six projects were submitted in May, with 66 approved in the office and 10 approved by the Architectural Control Committee.
  • Director of Commons Area Steve Cutler reported that the Barn sprinkler system was started, and flowers were planted in early May. Working in conjunction with adjacent neighbors, noxious weed spraying in common areas was completed by the end of June, and prairie dog removal is scheduled for early August.
  • The board unanimously approved refinishing the floors in the Barn for a cost not to exceed $8,000, and WPS was directed to track any damage that occurred after Barn rentals.

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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 July 24.

The WIA calendar can be found at https://www.woodmoor.org/wia-calendar/. WIA board meeting minutes will be posted at https://www.woodmoor.org/meeting-minutes.

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

Other WIA articles

El Paso County Planning Commission, June 6 and 20 – Planning commission recommend denial of Monument glamping site expansion

By Helen Walklett

At the El Paso County Planning Commission meeting on June 6, the commissioners heard a request to expand a glamping site near Monument. Also during June, the commissioners heard a final plat application for a Black Forest property.

Monument glamping site expansion

At their June 6 meeting, the commissioners heard a request by owner Chris Jeub for approval of an amendment to an existing special use to allow four extra sites at his glamping business on his 6.44-acre property at Rickenbacker Avenue, west of Interstate 25 and bordering the Town of Monument. The property is zoned RR-5 (rural residential).

Note: Glamping is a term combining “glamor” and “camping,” meaning camping with certain amenities. Jeub is a volunteer for OCN.

The commissioners heard that Jeub successfully applied for a special use permit for the business in 2022 following a 2021 code enforcement complaint that there were multiple structures on the property, besides the primary residence, such as tents and outdoor bathroom facilities. The special use permitted eight tent or yurt sites with four shared bathrooms and was granted administratively (meaning there were no public hearings) after opposition was withdrawn.

The current application follows complaints about a recreational vehicle (RV) and shipping container at the property. Its approval would modify the special use to increase the number of sites to 12 and allow for a variety of hard-sided camping structures to include RVs and shipping containers. Should approval be granted, the next step would see a site development plan submitted for county’s approval.

Ashlyn Mathy, planner II, Planning and Community Development Department, said the modification would permit various structures such as RVs and shipping containers, which are not normally something you would expect to see in a rural residential area. She continued, “The applicant has not identified the number of glamping sites that will utilize specifically shipping containers and RVs. Therefore, it’s going to be a little more difficult to determine the impact to the surrounding neighbors. With the utilization of the shipping containers and recreational vehicles, we do see that it may not be compatible with the surrounding rural residential neighborhood.”

Mathy said 29 neighbors had been notified and opposition received focused on safety and traffic concerns, a lack of compatibility with the surrounding area, and concerns about the applicant continually doing things on the property without approvals from county. Support for the application noted that it would be a boost to tourism and that it would not have a negative effect on the community. Staff had suggested conditions of approval based on the mitigation of negative impacts to neighbors using landscaping, fence buffering, and other measures to reduce visual impacts, noise, and lighting pollution.

Craig Dossey, president, Vertex Consulting Services, representing the applicant, said stays at the site are intended to be temporary, not exceeding 30 days at a time and no more than 90 in total in one year and stated that the Jeubs are very committed to operating a good business. Describing the proposal as a low-impact development, he said, “We think this is a great transition between a pretty urban area in the town, which is frankly a traditional subdivision just to the east, and that more rural area transitioning up to the National Forest.”

Jeub explained, “Container homes do very well as far as the way the market of glamping goes. Glamping changes very quickly as far as structures and how well the structures do in the market of glamping.” He explained that the additional sites would enable him to pay for some of the required improvements and said, “I want to have beautiful structures here. I don’t want to have junky structures and I think the RV is a step up from the tent that we had.” Dossey added, “There needs to be some flexibility because it is such a developing market right now.”

Commissioner Becky Fuller commented that it was not just four more tent sites that were being requested. She said, “I believe when this [the original application] was approved, the neighbors kind of let it go because it was tents.” She said she thought it was very intentional to approve tents and that this application was a different use variance than that which was already approved. She said she could not see the compatibility of short-term, summer camping versus the longer-term nature of hard-sided structures which could be lived in year-round. She also commented on the code violations which resulted in the special use applications, asking, “Why are we doing something and asking for forgiveness?”

Dossey said he felt the tent-only definition was county staff’s “interpretation” of the wording in the original special use. Mathy said, “it is clearly depicted that it’s all tents” and Meggan Herington, executive director, Planning and Community Development, concurred.

Chris Maciejewski, attorney with Robinson and Henry, P.C. and representing several of the neighbors, said, “It’s clear they’re asking for open-ended approval as to what they can do under that special use permit.” The three sites beside Monument Creek must be tents as no permanent development is permitted on the floodplain. Maciejewski said he thought the expectation is that the other nine would be hard-sided structures and commented, “The expansion to hard-sided structures is going to be a significant change from eight approved tent sites.”

Commissioner Eric Moraes said, “This was approved based on tents. Both the executive director and county attorney confirm that and now we are coming to what’s in my mind a drastically different business to be in the neighborhood with hard-sided, large structures.” Commissioner Christopher Whitney said, “I’m going to be opposed because I think it’s completely incompatible. It’s not really a modification of the earlier special usage but a brand-new application in my mind.”

Commissioner Thomas Bailey took a different view, stating, “Portions of the master plan encourage economic development, encourage this kind of thing, and I see it very much as an entrepreneurial use.” Commissioner Sarah Brittain Jack concurred.

The vote was 7-2 to recommend denial of the application. The nay votes were Bailey and Brittain Jack. The application was then heard at the El Paso Board of County Commissioners’ (BOCC) land use meeting on June 27. See BOCC article on page < 1 >.

Vessey Road rezone

At the June 20 meeting, the commissioners heard a final plat application by Pawel Posorski to create two single-family lots of just over 2.5 acres each on a 6.02-acre Vessey Road property, about one-third of a mile east of the intersection of Vessey Road and Holmes Road. The land was rezoned from RR-5 (rural residential) to RR-2.5 (rural residential) in April. See www.ocn.me/v24n5.htm?zoom_highlight=posorski.

The commissioners voted unanimously to recommend the application for approval. It was heard as a consent item, meaning there was no discussion, and is now due to be heard at the BOCC land use meeting on July 25.

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The El Paso County Planning Commission normally meets the first and (as required) the third Thursday of each month at the Regional Development Center, 2880 International Circle, Colo. Springs. Meetings are live-streamed on the El Paso County News and Information Channel at www.elpasoco.com/news-information-channel. Information is available at 719-520-6300 and planningdevelopment.elpasoco.com/planning-community-development/2024-hearings-schedule/.

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

Other El Paso County Planning Commission articles

Monument Planning Commission, June 12 – Monument Planning Commission cancels June 12 meeting

By Janet Sellers

The following notice was posted on June 4 on the agenda page for the Town of Monument Planning Commission:

“The Town of Monument Planning Commission canceled its regular meeting scheduled for June 12, 2024. The Planning Commission’s next regular meeting is scheduled to be held on Wednesday, July 10, at 6 p.m., in the town’s Council Chambers at 645 Beacon Light Road in Monument. Questions regarding this notice may be directed to the Town of Monument Clinic Department or 645 Beacon Light Road Monument Colorado 80132, or call 719-651-5405.”

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The Monument Planning Commission usually meets the second Wednesday of each month. 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 or at www.townofmonument.org.

Janet Sellers can be reached at JanetSellers@ocn.me.

Other Monument Planning Commission articles