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Articles from Vol. 24 No. 11 - November 2, 2024

El Paso County Planning Commission, Oct. 17 – Two Tri-Lakes developments recommended for approval

By Helen Walklett

During October, the El Paso County Planning Commission recommended for approval development requests for the final portion of the Settlers Ranch development north of Hodgen Road and the Waterside at Lake Woodmoor development off Woodmoor Drive.

Settlers Ranch

At their Oct. 17 meeting, the commissioners heard requests for a rezone and final plat for the final portion of the Settlers Ranch development. A total of 24 single-family residential lots would be created.

The 78.71-acre property is situated north of Hodgen Road, west of Steppler Road and east of the currently developed part of Settlers Ranch, which consists of single-family detached lots varying between 2.5 and 5 acres. The development adjoins the Abert Ranch and Settlers View subdivisions to the north. The property is in two separated areas that are joined and served by Settlers Ranch Road.

The El Paso Board of County Commissioners (BOCC) approved the Settlers Ranch development in January 2005 for a total of 86 single-family lots. The current application to rezone from planned unit development (PUD) to RR-2.5 (residential rural), concerns only the 53.53-acre part of the property to the north and west. It would add six lots to this part of the development, which was originally planned to have 10, therefore increasing the total number of lots to 92.

In their letter of intent, the applicant states that the character of the area has changed and an RR-2.5 zoning would now provide consistency with the surrounding area. Under the original PUD zoning, lots in this portion would have ranged from 3 to 5.5 acres.

The 22.51-acre portion of the property to the south and west would remain as a PUD with eight lots varying from 2.5 to 2.74 acres.

Waterside at Lake Woodmoor

Also at the Oct. 17 meeting, the commissioners heard rezone and preliminary plan requests for the proposed 44-single family townhome development, Waterside at Lake Woodmoor. The property is east of Woodmoor Drive and south of Deer Creek Road and borders the lake to its east.

The property is part of a development plan for the Waterside Condominiums, which were approved by the BOCC in 1983. This would have seen 83 condominiums built, but the development never moved forward. In 2023, the current owner proposed a rezone and preliminary plan that would have seen 52 single-family town homes developed. The application was recommended for approval by the Planning Commission by a vote of 6-1 but was withdrawn by the applicant before the BOCC hearing. This new application proposes eight fewer units. See https://ocn.me/v23n6.htm#epcpc.

The rezone application requests that the 7.53-acre property be rezoned from R-4 (planned development) to PUD. Approval of the preliminary plan would mean that subsequent final plats and other agreements could be approved administratively.

The proposed units would be attached and each would have a two-car garage. The density would be significantly lower than the 1980s plan at 5.84 dwelling units per acre. Just over an acre of land would be donated to the Woodmoor Improvement Association to provide a buffer to the existing single-family residential neighborhood to the south.

The commissioners voted unanimously to recommend the applications for approval, and they are now due to be heard at the BOCC land use meeting on Nov. 14.

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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 EPC Planning Commission articles

Woodmoor Improvement Association, Oct. 23 – Board approves budget, dues increase

By Jackie Burhans

At its regular board meeting on Oct. 23, the Woodmoor Improvement Association (WIA) board approved its 2025 budget, which included an increase in annual dues.

The board also heard about a development just north of the YMCA along with director reports.

2025 budget increases dues

President Brian Bush said the board has looked at the budget for next year, which includes a proposed increase to $299.50 in dues, which is just under the 3% maximum allowed. The budget proposed salary increases for staff with a cost-of-living adjustment (COLA) of 3%, noting that the Consumer Price Index (CPI) for Denver/Boulder is slightly less, but WIA has not been able to grant increases to match inflation in recent years. The budget is balanced and will be posted on the website, he said.

Vice President Peter Bille said that, in addition to salaries, insurance plays a big part in the increased dues. Bush concurred, saying that insurance prices have gone up nationwide but are a requirement for the organization.

The board unanimously approved the budget.

Development north of YMCA

Bush said he had been approached by the developer of the 11 acres just north of the YMCA in Woodmoor Placer Tract B. They may ask the board to change covenants to include light commercial, which the board can do per the KAB Pankey agreement of 1999. This development will also include a new fire station.

For more on developments in Woodmoor, see www.woodmoor.org/woodmoor-developments.

Board highlights

  • Bille reported that WIA experienced computer issues in the past week which delayed staff responses. Those issues have been resolved.
  • Secretary and Director of Community Outreach Rick DePaiva said WIA would repeat its holiday lighting contest this year with winners in three categories, each receiving $100 Mountain View Electric Association (MVEA) credits. Watch for details in the November eBlast; sign up at woodmoor.org.
  • Treasurer Pete Giusti reported that income and expenses were on target.
  • Homeowner Association (HOA) Administrator Denise Cagliaro noted that the November meeting was moved to Nov. 20 and the December meeting to Dec. 18 due to holidays. She also noted that the new website has launched.
  • Director of Covenant Control Sue Leggiero reported 457 covenant violations in September, primarily regarding tall grass and noxious weeds along with nine HOA checks. No covenant hearings were scheduled for October or November.
  • Director of Public Safety Brad Gleason advised residents that bears are very active right now and they should not leave trash cans out. He also recommended not leaving keys in cars whether or not they are running.
  • Director of Architectural Control Ed Miller reported a 2.5% increase in projects submitted to the Architectural Control Committee with the majority approved by the administrator for a total rate of 99.8% approved.
  • Director of Forestry Cindy Thrush thanked residents who called and wrote to support efforts for a new fire mitigation grant, which has been submitted to the state for consideration.
  • Director of Common Areas Steve Cutler said prairie dog mitigation was completed on Sept. 16, and the second mowing of common areas occurred the week of Oct. 21.
  • Bush asked Cagliaro to prepare an accounts payable detailing who owed money, how much and for how long, noting that the outstanding balance was $75,000.

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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 held on Nov. 20 due to the holiday. 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 WIA articles

October Weather Wrap

By Bill Kappel

For the second month in a row, temperatures were much warmer than normal and precipitation was below normal in October. This mild and dry pattern is typical of a fall season when we are entering into a La Niña pattern. This generally produces a large and persistent ridge of high pressure over the Southwestern U.S. This keeps the storm track to our north and prevents any intrusions of cold air. This has been the pattern so far in both September and October.

However, as the fall progresses and we head into winter, colder air to our north will start to take over and the ridge of high pressure will begin to weaken and retreat to the south. This will allow intrusion of colder air move in. So, after a slow start to the season, plan for a return to more normal, i.e. colder, weather to start as we head into winter.

Given all this, it’s not surprising that the only day in the first two weeks of the month with below normal temperatures was Oct. 1st and even then, temperatures were not cold, with highs in the mid-60s after morning lows in the upper 30s. From then through the 18th temperatures were above average every day, with the warmest temperatures from the 8th through the 12th. Highs reached into the low to mid-80s on the 2nd and 5th, then were consistently in the mid to upper 70s from the 7th through the 16th.

The one good aspect of the quiet and dry weather was an extended fall season where the fall colors were allowed to peak without any interference from cold and snow. Hopefully you had a chance to enjoy the scenery because you know it won’t last. The only interesting weather during this time was the fact that we saw our first below-freezing temperatures on the morning of the 16th. This was about three weeks later than normal. And not surprisingly, temperatures did not fall below freezing again until the last week of the month.

The only interruption until the end of the month occurred as a cut-off area of low pressure dropped down the west side of the Rockies on the 17th through the 21st. There wasn’t a lot of cold air with this storm, and therefore we mainly received rainfall on the Palmer Divide. However, during the heaviest precipitation on the afternoon and early evening of the 18th, some wet snow mixed in over the highest locations.

The storm brought several days of much needed moisture, with a half inch to an inch accumulating in most locations. The better news was these systems brought the first significant snowfall of the season to the high country, with nearly 2 feet of snow accumulating over the San Juan mountains of southwestern Colorado.

Once this storm departed, quiet and mild weather returned, with lots of sunshine and above normal temperatures again from the 22nd through the 29th. Then, just in time for Halloween, our first winter-type cold front moved into the region. This produced colder temperatures (although only back to normal) and some snow in the region.

A look ahead

November is generally dry and cool around the region. We usually get several light snowfalls interspersed with sunny skies. Gusty winds commonly develop on a couple of days as the jet stream becomes more active and directly affects Colorado. High temperatures average in the upper 40s early in the month to low 40s by the end with overnight lows often dipping into the teens and single digits.

October 2024 Weather Statistics

Average High 68.7° (+9.2°); 100-year return frequency value max 67.7° min 50.7°

Average Low 37.5° (+8.2°); 100-year return frequency value max 36.8° min 26.4°

Monthly Precipitation 0.60” (-1.13”); 100-year return frequency value max 4.63” min 0.18”

Monthly Snowfall T” (-11.0”)

Highest Temperature 84° on the 2nd

Lowest Temperature 25° on the 31st

Season to Date Snow T” (-11.0”) (the snow season, Oct. 1 to Sept. 30)

Season to Date Precip. 24.45” (+2.93”) (the precipitation season, Jan. 1 to Dec. 31)

Heating Degree Days 369

Cooling Degree Days 0

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

Other Weather articles

Letters to Our Community – Tax, spend, and tax some more

The Town of Monument is at it again. In the October 2024 OCN, the Monument Town Council (MTC) talked about how to make up a $2.663 million budget deficit. That’s 22.8% of the town’s budget unpaid for by projected revenues.

Part of where they want to cover that deficit is by raiding the Police Department’s budget. This is the same PD budget that voters approved a tax increase for three years ago that would add to the existing PD budget, not replace the PD budget.

But what MTC doesn’t want you to know is that the new Town Charter gives them the right to move that money wherever they want. No matter what promises were made in the past, or in the language of the ballot initiative, they can defund the PD without voter approval.

Now with Ballot Initiative 2A, they want to increase your taxes so that they can “fund the town’s parks.”

We’ve seen that shell game before. We’re seeing it right now.

Tell MTC that they need to get their budget in order and stop lying to the us about what they’re doing with our tax dollars.

Vote no on 2A.

Warren James

Click here for Guidelines for letters.

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. The letters are arranged in alphabetical order based on the last name of the author.

Other Letters to Our Community articles

Letters to Our Community – Vote no on Prop. 127

 Science as the basis for wildlife management decisions is a core tenet of the North American model of wildlife conservation. This hunting ban runs counter to science. Mountain lion populations are not biologically threatened. They range from northern Canada to the southern extent of South America, the largest latitudinal range of any mammal in the Western Hemisphere.

Likewise, bobcats are widespread across the U.S. and are not biologically threatened. They are the most common North American wild cat species. Also, trophy hunting is already illegal in Colorado, and lynx are protected from harvest thanks to existing state and federal law.

Be an informed voter. Read about the long history of successful species and ecosystem restoration and Colorado’s healthy wild cat populations from the experts at Colorado Parks and Wildlife. The out-of-state extremists pushing this ban claim that lions reduce the spread of Chronic Wasting Disease (CWD), but there is no peer-reviewed science that shows lions target CWD-infected deer, and even if they do, the prions are still on the landscape and spread around the landscape by other scavengers.

Lastly, trophy hunting is already illegal in Colorado, and lynx are protected from harvest thanks to existing state and federal law. Supporters of Prop. 127 are using intentionally deceptive language to pass a statewide ban on regulated hunting. Colorado’s wildlife professionals are the experts. Leave the big cat management to them, not out-of-state extremists. Vote no on 127.

Nathan Kettner

Click here for Guidelines for letters.

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. The letters are arranged in alphabetical order based on the last name of the author.

Other Letters to Our Community