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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. 9 - September 7, 2024

El Paso County Planning Commission, Aug. 1 and 15 – Extension to Cathedral Pines development recommended for approval

By Helen Walklett

During August, the El Paso County Planning Commission recommended for approval a request which would extend the Cathedral Pines subdivision, adding eight residential lots in a gated community to be known as The Estates at Cathedral Pines. They also heard requests that would see two Black Forest properties each divided into two separate lots.

The Estates at Cathedral Pines

At their Aug. 15 meeting, the commissioners heard a request by Villagree Development LLC for approval of a rezoning of 35.09 acres from RR-5 (residential rural) to PUD (planned unit development) and approval of a preliminary plan for eight single-family residential lots with open space provision. The currently vacant property is on the west side of Winslow Drive, about 1 mile northwest of the intersection of Shoup and Milam Roads.

The applicant is also seeking a finding of water sufficiency with regards to water quality, quantity, and dependability. Approval of the preliminary plan with such a finding would mean subsequent final plats could be approved administratively, i.e. without public hearings.

The proposed development would be an extension of the Cathedral Pines subdivision, which surrounds the property to the north and east. The proposed lots would range from 2.93 to 4.23 acres and are considered consistent with those in the Cathedral Pines subdivision where the minimum lot size is 2.5 acres. Falcon Forest, the subdivision to the south, has a minimum lot size of 5 acres. The 132-acre property to the west is zoned RR-5 and is undeveloped.

The commissioners voted to recommend the request for approval. It was heard as a consent item, meaning there was no discussion. It is now scheduled to be considered at the Sept. 12 El Paso Board of County Commissioners (BOCC) land use meeting.

Hodgen Road and Snowmass Drive properties

At their Aug. 1 meeting, the commissioners heard a request to subdivide a Hodgen Road property into two residential lots. The 38.68-acre property is zoned RR-5 and is south of Hodgen Road just east of the intersection of Roller Coaster Road and Baptist Road. The proposed lots would be 20.25 and 18.41 acres.

At the same meeting, the commissioners considered a request to replat a 10.36-acre property on Snow Mass Drive east of Black Forest Road to create two residential lots. The two lots would be just over 5 acres each in conformity with the zoning. The property is zoned RR-5.

The commissioners voted unanimously to recommend both applications for approval. They were heard as consent items, meaning there was no discussion. They went on to be approved at the BOCC land use meeting on Aug. 22, again as consent items.

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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 https://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

Woodmoor Improvement Association, Aug 28 – Change to prairie dog elimination causes delay

By Jackie Burhans

At its regular board meeting on Aug. 28, the Woodmoor Improvement Association (WIA) board heard from residents about the delay in prairie dog elimination and heard director reports. President Brian Bush, Treasurer Pete Giusti, and Forestry Director Cindy Thrush were absent.

Prairie dog delay

Two residents spoke during the public comment portion of the meeting to discuss the prairie dog removal approved by the board at its previous meeting. See https://wp.ocn.me/v24n8wia/.

The first resident reiterated the impact of the prairie dog infestation on her property, noting that she had tried to follow WIA guidelines on noxious weed removal, but this had increased the number of prairie dogs. The resident said that KRDO reporters had shown up on her doorstep and informed her that the board had changed directions but was awaiting materials. She expressed concern that the damage was continuing while the extermination date kept getting pushed further away.

Vice President Peter Bille said the board did change tracks. He said they had to listen to everyone, and a few members had expressed concern about using aluminum phosphide. He said it was a split decision, and the board considered both optics and liability. WIA Administrator Bob Pearsall noted that after the board decided to switch to carbon monoxide from aluminum phosphide, he contacted Alpine Animal Control to modify the contract, and there was a four- to six-week wait due to supply chain issues. Bille said the board was unaware of the delay when it made its decision.

Another resident said the contractor didn’t have enough carbon monoxide because it was not meant to be used that way. She said the board’s changing direction has caused a delay. She said neighbors who had agreed to participate in the prairie dog removal had been asking for an update. She expressed disappointment in the communications, saying she felt “thrown under the bus” by being asked to communicate with neighbors. She said if the communication had come from WIA, it would have been better.

Pearsall noted that in the past, WIA had sent out an informational flyer on noxious weeds, which was now required by the grant WIA received. He said WIA signed the agreement to accept the donation of The Preserve at South Woodmoor in 2022, and there had been 20 years of no treatment. A resident noted that the last time the property was treated for prairie dogs, it was the Walters property, and the Walters family paid for it. The resident said the board said it would decide about future treatment based on the effectiveness of the current effort. She did not think it was fair since the board picked the less effective method. Director of Woodmoor Public Safety Brad Gleason said that although carbon monoxide was less effective, it was still very effective and noted that this would not be a one-time effort. The board agreed it could do a better job communicating as it had for noxious weeds.

Pearsall agreed to continue his regular communication with the exterminator and would try to get an estimated date.

Board highlights

  • Bille reported that WIA has a prototype for a new website for the board to review.
  • Homeowners Association (HOA) Administrator Denise Cagliaro reported for Giusti that there were 81 outstanding accounts. Expenses were a little high due to the damage caused by the water leak, but WIA is doing well.
  • Pearsall noted that La Plata Communities would probably present on the Waterside development at next month’s meeting.
  • Covenants Director Sue Leggiero reported 16 covenant items in July, resulting in two violations. There were 14 HOA checks and four covenant hearings regarding fireworks, unstowed possessions, and unapproved projects. Letters have been sent out reminding residents that trailers can be parked onsite for only 72 hours unless they get a permit. Tall grass checks and related letters will be done soon. Leggiero asked residents to store their trash cans properly.
  • Gleason reported Monument Fire Department had donated three automatic external defibrillators (AEDs) to WIA to place in Woodmoor Public Safety (WPS) vehicles. Emergency Medical Service (EMS) trainer Carrie Fuller was instrumental in coordinating this generous donation and getting WPS officers and staff certified in cardiopulmonary resuscitation (CPR). The board unanimously agreed to spend up to $1,700 to replace the AED pads and get unit cases.
  • Director of Architectural Control Ed Miller reported a 9.5% increase in project submissions for the year, with a 100% approval rate. Most projects are approved administratively, with a few going to the Architectural Control Committee. Pearsall noted that projects sometimes needed to be modified before they were approved.
  • Cagliaro reported for Thrush that there had been 12 Forestry and Firewise visits in July and that WIA is in a two-month process of applying for a new 50% matching grant focused on forest health, fuel reduction, and fire mitigation. The latest grant may require statements of interest from residents, which would go to Covenants and Forestry Administrator Justin Gates.
  • Director of Common Areas Steve Cutler reported that rubber feet had been added to all chairs and tables to limit damage to The Barn’s newly refinished floors. He said the first mowing of the common areas was complete by June 15.

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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. 25.

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

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

Other Woodmoor Improvement Association articles

August Weather Wrap

By Bill Kappel

Drier than normal conditions continued during August. After an above-normal winter and early spring, we have been much drier through the summer season. This is the expected pattern as we have transitioned from a El Niño pattern last fall into a La Niña pattern this spring and summer. Temperatures were also warmer than normal for the month, with plenty of days well into the 80s and even some low 90s.

The month started with temperatures in the upper 80s and generally dry conditions. Moisture moved into the region on the 5th with thunderstorms developing that afternoon. The moisture and warm conditions allowed areas of strong thunderstorms to produce heavy rain at times across the region. This change in pattern stuck with us for most of the month as we finally transitioned to a more normal mid-summer pattern.

In this case, moisture associated with the North American Monsoon shifted over the region. This allowed daily thunderstorms and rain showers to develop. In these situations, the areas that received the heaviest rainfall can vary significantly over short distances. One day it may be over your location and the next a few miles away. The good news is that the monsoon moisture brings a lot of beneficial moisture but is lacking the overall instability to produce widespread severe weather. Therefore, we get the best of both worlds, much needed rainfall without the large hail or tornadoes.

This pattern lasted until the last week of the month. During this period, most areas around the Tri-Lakes region received 1-3 inches of rainfall. During the last week of the month, the monsoon moisture shifted back to the west, leaving us generally high and dry. Temperatures were warm again, and most days saw plenty of sunshine with just some minor buildups of afternoon clouds. A cold front moved through the region on the 29th, and this left behind dry conditions and a feel in the air of the changes to come over the next month or so.

A look ahead

September is a transition month for the region, with the last tastes of summer mixed in with our first morning freezes by the end of the month. Leaves begin to change as well and in some years a little snow can happen; September 2020 is a good example. 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 2024 Weather Statistics

Average High 82.2° (+1.7); 100-year return frequency value max 83.9° min 72.9°

Average Low 53.0° (+2.6); 100-year return frequency value max 55.2° min 46.8°

Monthly Precipitation 1.67” (-1.23 “, 43% below normal); 100-year return frequency value max 6.07” min 0.94”

Monthly Snowfall 0.0”

Highest Temperature 90° on the 17th

Lowest Temperature 45° on the 31st

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

Season to Date Precip. 11.38” (-6.11”, 35% below normal) (Jan 1 to Dec 31)

Heating Degree Days 25 (-48)

Cooling Degree Days 100 (+56)

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

Other Weather articles

Letters to Our Community – Back to school

The time of year has finally come for many students to return to school and get back to their studying. With the return of school, stress levels can rise for many students as they are uncertain of what the new school year will hold. These concerns are important to address with your child and will help better prepare them for the school year ahead.

One way you can ease the stress is to talk to your student about their concerns and then discuss possible ways to eliminate those concerns. If that doesn’t work, you could also try to talk to their friends and make sure they are doing well socially and academically. It could be a learning experience for you both. It is also very important to make sure they maintain the fun activities they have been doing over the summer.

In conclusion, I would encourage all parents to make sure their child is ready for the more difficult school year ahead and to allow them to grow and develop on their own as well. I personally believe school is not so bad once you make friends, engage in your classes, and maintain a positive attitude. Finally, I would like to say that school is not just a place to learn but a place to grow and find new opportunities for yourself and others.

Thank you for consideration,

Luke Carter

Guidelines for letters are on page < 23 >.

Disclaimer: The information and opinions expressed in Letters to Our Community are the responsibility of the letter writers and should not be interpreted as the views of OCN even if the letter writer is an OCN volunteer. When there is more than one letter, the letters are arranged in alphabetical order based on the last name of the author.

Other Letters to Our Community articles

Between the Covers at Covered Treasures Bookstore – Celebrating women authors

By the staff at Covered Treasures

“If there’s a book you really want to read, but it hasn’t been written yet, then you must write it.”—Toni Morrison

Dive into these novels by local and international women authors. Some are debut novels that make us look forward to more to come.

Killer Chardonnay (A Colorado Wine Mystery #1)

By Kate Lansing (Berkley Books) $10

Parker Valentine has always dreamed of opening her own winery in her hometown of Boulder, Colo. But she gets more than she bargained for when a food and wine critic unexpectedly shows up on opening day. A negative review could be fatal for her business, and not only does he seem to hate her chardonnay, he also collapses and dies shortly after drinking it. Soon her winery is at the center of a social media firestorm. With #killerchardonnay trending online, Parker’s business is in danger of closing, and she has no choice but to investigate the murder herself.

The Housemaid

By Freida McFadden (Grand Central Publishing) $13

Every day the housemaid cleans the Winchesters’ beautiful house top to bottom. She collects their daughter from school and cooks a delicious meal for the whole family before heading up to eat alone in her tiny room in the attic. The housemaid can imagine what it’s like to live their life and tries on one of the white dresses in the wife’s closet. The wife finds out, but by the time the housemaid realizes that the attic bedroom door only locks from the outside, it’s far too late. The Winchesters don’t know who the housemaid really is, or what she is capable of.

A Novel Love Story

By Ashley Poston (Berkley Books) $19

Eileen Merriweather loves to get lost in a good happily-ever-after. She feels safe and at home in a book. Which might be why she’s so set on going to her annual book club retreat this year—she needs good friends, cheap wine, and grand romantic gestures. But when her car unexpectedly breaks down on the way, she finds herself stranded in a quaint town that feels like it’s right out of a novel. Somehow she’s here, in Eloraton, the town of her favorite romance series, where the candy store’s honey taffy is always sweet, the local bar’s burgers are always a little burnt, and rain always comes in the afternoon. It feels like home. It’s perfect—and perfectly frozen, trapped in the late author’s last unfinished story.

Tallgrass

By Sandra Dallas (St. Martin’s Griffin) $18

During World War II, a family finds life turned upside-down when the government opens a Japanese internment camp in their small Colorado town. After a young girl is murdered, all eyes (and suspicions) turn to the newcomers. Rennie Stroud has just turned 13 and, until this time, life has pretty much been what her father told her it should be: predictable and fair. But now Rennie will discover secrets that can destroy even the most sacred things. Part thriller, part historical novel, Tallgrass is a riveting exploration of the darkest—and best—parts of the human heart.

The Other Einstein

By Marie Benedict (Sourcebooks Landmark) $17

Marie Benedict’s The Other Einstein offers us a window into a brilliant, fascinating woman whose light was lost in Einstein’s enormous shadow. This novel resurrects Einstein’s wife, a brilliant physicist in her own right, whose contribution to the special theory of relativity is hotly debated. Was she simply Einstein’s sounding board, an assistant performing complex mathematical equations? Or did she contribute something more? Marie Benedict illuminates one pioneering woman in STEM, returning her to the forefront of history’s most famous scientists.

Homecoming

By Kate Morton (Mariner Books) $20

Adelaide Hills, Christmas Eve, 1959: At the end of a scorching hot day, beside a creek on the grounds of a grand country house, a local man makes a terrible discovery. Police are called, and the small town of Tambilla becomes embroiled in one of the most baffling murder investigations in the history of South Australia. An epic story that spans generations, Homecoming asks what we would do for those we love, how we protect the lies we tell, and what it means to come home.

Until next month, happy reading.

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

Other Covered Treasures Bookstore articles