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El Paso Board of County Commissioners, Nov. 5 and 14 – Approval of two Tri-Lakes developments

By Helen Walklett

During November, the El Paso Board of County Commissioners (BOCC) approved development requests for the Waterside at Lake Woodmoor development off Woodmoor Drive and the final portion of the Settlers Ranch development north of Hodgen Road.

Waterside at Lake Woodmoor

At the Nov. 14 BOCC land use meeting, the commissioners voted unanimously to approve rezone and preliminary plan requests for the 44 single-family townhome development, Waterside at Lake Woodmoor. The property is east of Woodmoor Drive, south of Deer Creek Road, and borders the lake to its east. The applications came to the BOCC from the Oct. 17 county Planning Commission meeting with a unanimous recommendation for approval.

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 townhomes 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 The application was recommended for approval by the Planning Commission by a vote of 6-1 but was withdrawn by the applicant before the BOCC hearing.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.

The rezone application requested that the 7.53-acre property be rezoned from R-4 (planned development) to Planned Unit Development (PUD).

Woodmoor resident Tim Rowan spoke at the BOCC hearing to raise concerns about traffic, particularly around school drop-off and pick-up times. He said, “Somewhere between 44 and 88 vehicles are going to be added at rush hour to Deer Creek Road every day directly across from the junior high.”

He continued, “It’s going to be a miserable impact on the neighborhood.”

“If there is a plan to widen Deer Creek Road and to lessen the impact on the junior high students, my neighbors and I would like to see it,” Rowan said.

Jim White, also a Woodmoor resident, also raised traffic concerns and described the development as “another eyesore within our beautiful community.”

Commissioner Holly Williams said she was satisfied the approval criteria had been met. Approval of the preliminary plan means that subsequent final plats and other agreements may be approved administratively.

Settlers Ranch

Also at the Nov. 14 land use meeting, the commissioners approved requests for a rezone and final plat for the final portion of the Settlers Ranch development. This will see a total of 24 single-family residential lots created. The requests came from the Oct. 17 Planning Commission meeting with recommendations for approval.

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 separate areas that are joined and served by Settlers Ranch Road.

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

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

The BOCC heard the requests as consent items, meaning there was no discussion.

Final budget direction

At the Nov. 5 meeting, Nikki Simmons, chief financial officer, attended to receive final direction from the commissioners on the proposed 2025 preliminary balanced budget. The commissioners made no changes to the budget as presented to them at their Oct. 8 meeting. See https://wp.ocn.me/v24n11epcbocc/

The $530.8 million budget is now scheduled to be adopted at the Dec. 10 BOCC meeting.

Chair Carrie Geitner told Simmons, “I think the fact that there is no new direction today is just a testament to the incredible amount of work that has gone into this budget over many, many months from both you and, your team, and our county administrator.”

The preliminary budget and all supporting documents can be viewed on the county website at https://admin.elpasoco.com/financial-services/budget-finance/county-budget/.

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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

El Paso County Planning Commission, Nov. 7 and 21 – Housing density, compatibility concerns raised with proposed Monument Ridge development

By Helen Walklett

During November, the commissioners heard requests relating to the proposed Monument Ridge development south of County Line Road and directly east of I-25. They also recommended for approval a final plat in Black Forest that would create six single-family lots.

Monument Ridge

At their Nov. 21 meeting, the commissioners heard requests for two rezones and a preliminary plan for the proposed Monument Ridge development. The property is just under 60 acres and is directly southeast of the intersection of Interstate 25 and County Line Road, southwest of the intersection of County Line Road and Doewood Drive, and a half-mile north of the intersection of Monument Hill Road and Misty Acres Boulevard. It is currently zoned a mixture of Planned Unit Development (PUD), RS-20000 (residential suburban) and various commercial zonings. Before the applications to county, the property was twice the subject of unsuccessful attempts to annex it into the Town of Monument.

The property would be bisected by the planned extension north of Misty Acres Boulevard. The first rezone concerns almost 19 acres east of this extension and would be rezoned to RS-6000 (residential suburban). The applicant plans to create 37 single-family lots on this portion and has committed to 15,000-square-foot lots against the existing 20,000-square-foot lots on the property’s eastern boundary.

The second rezone relates to the 40.51-acre portion west of the Misty Acres Boulevard extension which is bordered to the west by I-25. This rezone would be to the higher density zoning of RM-12 (residential, multi-dwelling). The preliminary plan shows 21 multi-family lots with 305 family units on this portion. The applicant’s letter of intent states that these units will be attached single-family rental units or condo units.

The applicant held a neighborhood meeting in June with over 100 residents in attendance. Kylie Bagley, principal planner, Planning and Community Development Department, said neighbors raised concerns about traffic, landscaping, usable open space, water availability, and housing density. She said 98 adjacent neighbors had been notified ahead of the public hearings and the county had received opposition to the applications.

Craig Dossey of Vertex Consulting Services LLC and representing the applicant said they were bringing up a preliminary plan concurrent with a rezoning so everyone could see the detail of what is being proposed. He stated that the current zoning would allow a lot of different commercial uses on parts of the property. Referring to the northern portion, he said, “A developer could come in today, buy this property, and go build commercial without any approval from the Planning Commission or the Board of County Commissioners.”

During the public comment section of the hearing, six neighbors spoke in support, preferring to see residential developed rather than commercial.

Harold Larson, a Doewood Drive resident, said, “What I’m asking is for you to not back the developer into a corner where he has to go back to the original zoning, where he has to go back to putting commercial there.” He added, “Residential is what I want.”

Bruce Sidebotham, who owns property immediately to the south, said, “This plan brings it all together there in a way that I can live with and that I think supports the Gateway to Monument idea.”

Former Monument Town Council member Darcy Schoening described the proposals as “the best possible solution for this land.”

Twelve people spoke in opposition. While agreeing with those in favor that they did not want to see commercial development, some voiced concerns about the higher density RM-12 rezoning. Doewood Drive resident Robin Wright said his opposition was to the RM-12 rezoning and asked if the rezoning could be RS-6000 throughout.

The Town of Monument has submitted a resolution protesting the rezoning. It states that the development has minimal to no passive or active open space, would put a strain on the town’s Police Department, is detrimental to the preservation of the natural environment, and urges the Planning Commission and the El Paso Board of County Commissioners (BOCC) to reconsider the proposal as a PUD.

Steve King, Monument mayor pro tem, spoke at the hearing to say a PUD application would have ensured community input. Monument Mayor Mitch LaKind voiced concerns about the town’s ability to adequately police the development and said the density was too much. Monument Town Councilmember Kenneth Kimple spoke by phone and said he was not against development but felt the RM-12 high density was not a necessity or need.

In rebuttal, Dossey said those who had spoken in favor were “immediate, adjacent owners telling you this is what’s right for the property.”

The vote to recommend the rezone to RS-6000 was 8-0. The vote to approve the higher density RM-12 zoning was tied 4-4 with Commissioners Jim Byers, Christopher Whitney, Tim Trowbridge, and Eric Moraes the nay votes due to compatibility concerns.

Byers said, “I didn’t hear a compelling justification for the density. I don’t believe it’s compatible with the existing condition.” Trowbridge commented that “the density doesn’t feel quite right.” Chair Tom Bailey said, “I think this would have been an improvement over what’s currently authorized by right.” The tied vote means this rezoning application goes to the BOCC with no recommendation.

The commissioners voted 5-3 to recommend the preliminary plan for approval. The nay votes were Moraes, Trowbridge, and Whitney. Whitney stated, “I’m not smart enough to get my mind around approving a plan that contains a major element with which I disagree.” Moraes and Trowbridge agreed.

The applications are now scheduled to be heard at the BOCC land use meeting on Dec. 12. If the preliminary plan is approved, final plats may be approved administratively.

At the Nov. 7 meeting, the commissioners heard a request by Wayne-Anthony Custom Homes for approval of a 35-acre final plat to create six single-family lots. The property is zoned RR-5 (residential rural) and is on Mariah Trail, about a mile south of Highway 404 and a mile west of Black Forest Road.

Two Elk Creek Ranch residents, whose property adjoins the proposed development, phoned into the meeting to comment on access and voice concerns that residents of the new development would have to use Elk Creek Ranch’s roads for access but would do so without having to abide by their covenants.

Commissioner Jeffrey Markewich asked for clarification on the ownership of the roads and was told they are public and maintained by the county. Commissioner Becky Fuller pointed out that covenants are not part of the review criteria.

The vote to recommend approval was unanimous. This is now scheduled to be heard at the BOCC land use meeting on Dec. 12.

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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

El Paso Board of County Commissioners, Oct. 8 and 15 – County presents its 2025 preliminary balanced budget

By Helen Walklett

During October, the El Paso Board of County Commissioners (BOCC) heard proposals for the 2025 county budget. The commissioners also voted to appoint Commissioner Carrie Geitner as chair. Current Chair Cami Bremer is preparing to leave for a new role in 2025.

2025 preliminary balanced budget

The county Financial Services Department presented the preliminary balanced budget at the Oct 8 BOCC meeting.

Bret Waters, county administrator, said, “I am pleased to present a conservative budget that emphasizes public safety, roads, and stormwater infrastructure.” He added, “We also submit a responsible budget with healthy financial reserves.” Nikki Simmons, chief financial officer, stated that the budget’s priorities were to ensure a stable financial future for the county.

The $530.8 million budget prioritizes investments in road infrastructure and public safety. It includes a one-time allocation of $12 million into roads for resurfacing, construction, and safety improvement projects. This investment is part of a multi-year plan to address the existing backlog and brings the 2025 road and bridge allocation to $41.3 million.

The proposed budget also includes $4.5 million toward courthouse infrastructure to increase capacity in anticipation of the allocation of additional judges, $4.2 million for a stormwater improvement project, and $1.2 million to public safety departments and offices.

It includes a $8.25 million TABOR refund. If approved, residential property taxpayers will receive an equal share of this refund on their 2025 property tax bill, amounting to about $36 per residential property. The county has also announced a 13.7% reduction in the 2025 property tax mill levy due to TABOR, which will provide tax relief to all property owners.

The budget also proposes maintaining $9.23 million in emergency reserves.

Bremer commented, “We’re in a really great place. In an unsure economic environment, I see a very sure thing in how El Paso County will continue to serve its citizens.”

At two other BOCC hearings in October, county departments and offices set out their critical needs. The public is encouraged to participate in the budget-setting process and may attend and comment at the budget hearings Nov. 5 and Dec. 10 or directly with officials. The BOCC will give its final direction on the budget at the Nov. 5 meeting. The budget is scheduled to be adopted at the Dec. 10 meeting.

The preliminary budget and all supporting documents can be viewed on the county website at https://admin.elpasoco.com/financial-services/budget-finance/county-budget/

Geitner appointed chair

Also at the Oct. 8 meeting, the commissioners voted to appoint Geitner as chair for the remainder of 2024 with immediate effect. Geitner replaces Bremer, who will assume the role of vice chair for the remainder of the year. The leadership change follows Bremer’s announcement that she will transition into her new role as CEO of Pikes Peak United Way in early 2025 and is intended to ensure a smooth transition.

The two will serve in these roles until the Jan. 14, 2025 BOCC meeting, when the commissioners will elect their 2025 leadership.

Planning Commission reappointment

Also in October, the commissioners voted to reappoint Eric Moraes to the county Planning Commission. His second term will run until Oct. 8, 2027.

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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 EPC Board of County Commissioners articles

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

El Paso Board of County Commissioners, Sept. 12, 24, and 26 – Development approvals for Black Forest and Palmer Lake projects

By Helen Walklett

During September, the El Paso Board of County Commissioners (BOCC) approved a request to extend the Cathedral Pines subdivision in Black Forest, adding eight residential lots. The commissioners also approved land use applications for a Black Forest and a property in the unincorporated county near Palmer Lake.

The Estates at Cathedral Pines

At the Sept. 12 BOCC land use meeting, the commissioners voted unanimously to approve an application by Villagree Development LLC which will extend the Cathedral Pines subdivision, adding eight residential lots in a gated community to be known as The Estates at Cathedral Pines.

The application included a request to rezone 35.09 acres from RR-5 (residential rural) to PUD (planned unit development) and approve 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 also sought a finding of water sufficiency with regards to water quality, quantity, and dependability. Approval of the preliminary plan with such a finding means subsequent final plats may be approved administratively, i.e. without public hearings.

The application was heard as a consent item, meaning there was no discussion. It came from the Aug. 15 El Paso County Planning Commission meeting with a unanimous recommendation for approval.

Minor subdivision near Palmer Lake

At the Sept. 26 BOCC land use meeting, the commissioners approved a request by Clifford Joyner to replat two existing lots as four single-family lots. The 3-acre property is zoned RR-0.5 (rural residential) and is located on Cloven Hoof Drive, off Highway 105, near Palmer Lake. The subdivision will be known as Ponderosa Pine Estates.

The application came from the Planning Commission’s Sept. 5 meeting with a unanimous recommendation for approval. A member of the public had stated that they wished to call in to that meeting remotely to comment but staff were unable to contact them.

At the BOCC hearing, adjacent neighbors Kimberly and Christopher Heydlauff voiced concerns about whether the new homes would be private or rental properties, a matter which was unclear from the documentation. They also stated that Joyner intended to use an existing easement on their property to access the two southern lots. The Heydlauffs were unable to attend the Planning Commission hearing but had submitted comments that are part of the official record. Ryan Howser, senior planner, Planning and Community Development, stated, “The request does not contemplate whether or not the lots will be owner occupied or rental occupied. That’s not criteria that we can consider with a replat.”

Lori Seago, senior assistant county attorney, told the commissioners that a criterion for subdivision approval is that the lots have legal access and that it was her opinion that they did in this case via the existing easement on the Heydlauffs’ property. She added that this could be challenged in court.

The commissioners agreed that the points raised by the Heydlauffs were not related to any of the criteria to be considered during the hearing and therefore decided not to elevate the application to a full hearing. They encouraged them to work with Joyner to reach a way forward. They voted to unanimously approve the application.

Center Ice View minor subdivision

Also at the Sept. 26 meeting, the commissioners unanimously approved an application by Andrew Alm for a final plat to create two single-family residential lots on a 12.72-acre property zoned RR-5 (residential rural), a quarter-mile north of Hay Creek Road.

The property was created through an illegal subdivision of land in 2002 with the property previously being part of a 70-acre parcel to the west. The final plat application legalizes the existing unplatted lot and plats the property into two new lots of 7.71 and 5 acres to be known as Driftwood Estates. A private water supply well and wastewater septic tank will be installed to serve the lots.

At the Sept. 5 Planning Commission meeting, a nearby property owner raised concerns about adding a well to the neighborhood. He said, “This area, if we use average flows out of the aquifer, from this area we should get 15 gallons a minute. No one gets 15 gallons a minute in that area. I get about a quart a minute so I’m naturally a little bit concerned about adding even more wells to an area where most people already buy water and have it hauled.”

Commissioner Tim Trowbridge responded, “We have very limited control over the water. That’s controlled by the state.” He added, “El Paso County does have a more stringent 300-year requirement that that water supply must be good for whereas the state only mandates 100 so we try and do what we can.”

The application came to the BOCC from the Planning Commission meeting with a unanimous recommendation for approval. Both hearings heard the application as a consent item, meaning there was no further discussion.

Fox Run Nature Center Canopy Walk

Also in September, the commissioners voted to approve a grant submittal to Colorado Parks and Wildlife’s Land and Water Conservation Fund (LWCF) for the Fox Run Canopy Walk project. The project is one component of the Nature Center at Fox Run Regional Park. The Canopy Walk is intended to be an educational hub. It will start with an observation tower that will allow access to the forest canopy.

The Canopy Walk is estimated to cost $3 million. Parks and Community Services has committed $1.75 million to the project and is currently completing a capital fundraising campaign to complement this commitment. A successful application for $1.25 million from the LWCF would see the project fully funded. Final design and cost estimates for this part of the nature center project are due at the end of the year. Construction is estimated to begin in late 2025 with opening in 2026.

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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 Board of County Commissioners articles