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Town of Monument Articles

Monument Town Council, March 2 and 16 – Water tank site annexation approved

Highlights

  • Monument Town Council unanimously approved Annexation Ordinance 04-2026 for the Beacon Lite Road Water Tank site, following unanimous findings of fact and conclusions for Resolution 17-2026.
  • The planning director confirmed all findings were completed and the annexation process proceeded with a 7-0 vote in favor.
  • Public Works introduced Ordinance 03-2026 to prohibit graywater treatment works, with language to be expanded to include the service area; a public hearing was continued to March 16.
  • The council approved the RESPEC Master Service Agreement for $532,899 to support construction of the Beacon Lite Road pipeline and Monument Hill water tank projects, citing urgency due to deterioration of the existing Monument Hill tank.
  • The town adopted the International Fire and Wildfire Resiliency Code and other related code updates (Health and Safety, Municipal Court scheduling, graywater prohibition), with unanimous votes.
  • Additional items included confirmation of a two-seat representation on the Fountain Creek Watershed District board, a contest to rename a road segment, and upcoming community events such as the Annual Awards Dinner on April 2 and the Taste of Tri-Lakes Cares on May 13.

By Marlene Brown

On March 16, the Monument Town Council considered Resolution no. 17-2026, setting forth “findings of fact and conclusions” regarding the property known as the Town of Monument Beacon Lite Road Water Tank. Dan Ungerleider, director of the Planning Department, explained the timeline and process of the annexation of the Water Tank Site. All findings and conclusions had been completed. The findings passed unanimously, 7-0. Then Ungerleider requested approval of Ordinance no. 04-2026 annexing the site, which passed unanimously, 7-0.

Caption: The location of the Beacon Lite Water Tank Annexation is shown in red. Map courtesy the Town of Monument.

At its regular meeting March 2, the council heard from Terri Hayes, president and CEO of the Tri-Lakes Chamber of Commerce, who explained the services provided by the Chamber. She explained the different events it helps organize to bring the town together and invite more tourism for downtown merchants. It works with business owners in economic development, including finding a space that fits their needs, helping them to expand their business, and finding quality employees.

Hayes is chair of several committees and councils that work within other communities and build relationships with other towns in the area. She is involved with the Planning Department and attends pre-planning meetings with businesses that are looking to come to the area. She explained that there are many other things that the Chamber does to help the Town of Monument every day.

Rename the Road contest

Senior Planner Jenna Gorney announced a contest to rename a segment Old Denver Road (previously named Old Denver Highway) that is now being called Crossfield Road, between Santa Fe Avenue and Wagon Gap Trail. The contest started on March 9. After the contest closes, three names will be chosen, and the Town Council will vote on the name at the April 20 regular council meeting. For more information, rules of the contest and how to enter online, go to www.townofmonument.org/691/Rename-the-Road.

Commissioner Bill Wysong of the El Paso Board of County Commissioners and a representative to the Fountain Creek Watershed District (FCWD), explained that the Town of Monument now has two permanent seats on the FCWD board. This will help the county to have more representation and to balance out representation with Pueblo.

Secondly, Commissioner Wysong warned about the mountain pine beetle outbreak along the Front Range. There is concern that any state funding for mitigation will come too late. Legislation begins May 1, and we need to get to work now, he said. When the pine beetle migrates, it can devastate a forest and increase the threat of wildfires. See page < 18 > for more information about pine beetles.

Public Works Director Thomas Tharnish introduced Ordinance 03-2026 to prohibit graywater treatment works. The ordinance intends to protect the town’s water return flow. It would only protect the town’s boundaries but should include the town’s service area, he said. The council voted unanimously to continue the discussion and for staff to modify the language to include the service area, and to continue the public hearing at the March 16 meeting.

The council approved the RESPEC Master Service Agreement for $532,899 for construction services and observation for the Beacon Lite Road pipeline and Monument Hill water tank projects.

Staff confirmed that the existing tank on Monument Hill is deteriorating and under state scrutiny and emphasized the urgency of completing the new tank project within the next nine to 12 months.

The council adjourned to an executive session.

Fire code adoption

Ungerleider asked for the adoption of the International Fire and Wildfire Resiliency Code as presented by Division Chief of Community Risk Reduction Jonathan Bradley of Monument Fire District (MFD) on Feb. 17. MFD has adopted the new fire code and has asked that the Town of Monument and El Paso County to adopt the code. The Planning Commission will be updating the Building Codes Manual and adding the new fire code. The request passed unanimously, 7-0.

Other code ordinances were approved, 7-0. They are Health and Safety Regulations, repealing and readopting Title 8s; Municipal Court can set new court dates/times in case of emergency or weather; and the prohibition of graywater tank systems.

For more information on these and other code ordinances updates, go to https://library.municode.com/co/monument/codes/code_of_ordinances

The council approved the purchase of a 2024 water emergency response truck for $97,531. The old truck is 20 years old and has become too costly to repair.

Jennifer Phillips, director of Finance, presented the yearly update regarding the investment accounts policy. No changes have been made in investments or in any of the accounts since the last update.

Public comments

Hayes reminded the council that the Annual Awards Dinner is on April 2 at the Phil Long Music Center.

Haley Chapin, executive director of Tri-Lakes Cares, announced that the Taste of Tri-Lakes Cares fundraiser will be held on May 13 at the Spruce Mountain Events Center. For more information and to purchase tickets, go to trilakescares.org/events/taste-of-tri-lakes-cares.

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Regular meetings are typically held on the first and third Monday of each month at 6:30 p.m. at the Town Hall, located at 645 Beacon Lite Road, Monument. If the meeting falls on a holiday, it will be held the following Tuesday. See townofmonument.org for agendas and supporting documents.

Marlene Brown can be reached at marlenebrown@ocn.me.

Above: The location of the Beacon Lite Water Tank Annexation is shown in red. Map courtesy the Town of Monument.

Other Monument Town Council articles

Monument Planning Commission, March 11 – Balancing growth and the “joy of being here”: Planning Commission recommends approval of auto dealership and Fire Training Facility

Highlights

  • The Monument Planning Commission recommended approval of the Alpine Buick GMC Dealership project, including a final plat and Final Planned Unit Development for a 12.5-acre site at Falcon Commerce Center, with two buildings and a landscaping plan to screen most of the lot while keeping visibility for vehicle displays.
  • Building A is planned to face Terrazzo Drive for strong street frontage, while Building B, housing service and parts, will be set back; drainage and site design were verified to meet Monument and Colorado Springs criteria.
  • For the Alpine project, engineering plans were confirmed compliant with applicable standards, and landscaping aims to balance town requirements with business needs.
  • The commission also recommended approval, 3-1, for a final plat and rezoning of the Monument Fire Training Facility at 18650 W. Highway 105 featuring a classroom/garage and a four-story training tower.
  • Commissioner John Parr cast the sole dissenting vote on the fire facility, citing concerns about proximity to residential areas and the impact on long-term residents' enjoyment of the area.
  • A future workshop is planned to establish design standards for metal structures to maintain Monument's visual character, with the next Planning Commission meeting set for April 8.

By Janet Sellers

The Monument Planning Commission convened on March 11 to review significant land use developments and administrative updates. The session was led by Chair Ray Egley, with Commissioners Donna Hatch, John Parr, and Martin Trujillo in attendance, establishing a quorum.

Alpine Buick Dealership at Falcon Commerce Center

The primary focus of the meeting was the application for the Alpine Buick GMC Dealership, a project involving both a final plat and a Final Planned Unit Development (PUD) plan for an automotive sales and service dealership. The proposed project spans 12.5 acres located in Phase 2 of the Falcon Commerce Center at the southeast corner of Terrazzo Drive and West Baptist Road, behind the Pilot Travel Center.

The facility features two main buildings: Building A would face Terrazzo Drive to create a strong street frontage, while Building B for service and parts would be set farther back. The landscaping strategy is designed to balance town requirements with business needs. Trees and shrubs will screen about two-thirds of the site—primarily the “inventory” parking—while keeping the southeastern corner open for vehicle displays visible to the public. Engineering plans were verified to comply with both Monument standards and Colorado Springs drainage criteria.

Monument Fire Training Facility

The commission recommended approval (3-1) for a final plat and rezoning to “Public Facilities” (PF) for a new Fire Training Facility at 18650 W. Highway 105. The project includes a classroom/garage building and a four-story training tower. Commissioner John Parr provided the sole “no” vote; while acknowledging the facility’s necessity, he expressed concern over its proximity to residential areas and the impact on the “joy of being here” for long-term residents and the aging population.

This project also prompted a broader discussion on community aesthetics. The commission scheduled a future workshop—likely leading off the April 8 meeting—to establish design standards for metal structures to ensure future developments remain consistent with Monument’s visual character.

Administrative and Policy Updates

Senior Planner Jenna Gourney introduced reformatted staff reports, a direct result of recent workshop feedback. These reports provide more granular detail on review criteria to assist the commission in making more precise, objective recommendations to the Town Council.

Community relations

During closing remarks, there was a strong push for the community and commission members to participate in “Coffee with a Cop” sessions. The discussion touched upon the importance of regional cooperation in emergency operations and law enforcement training, specifically noting partnerships with Colorado Springs and nearby municipalities.

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The Planning Commission usually meets on the second Wednesday of each month. The next meeting is scheduled for April 8. For further information, please visit www.townofmonument.org/263/Planning-Commission-Board-of-Adjustment or contact 719-884-8028. A recording with a transcript of each meeting is also available online.

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

Other Monument Planning Commission articles

Monument Planning Commission, Feb. 11 – Conexus proposes 158 apartments and townhomes on 23 acres

Highlights

  • The Monument Planning Commission introduced Jenna Gorney as the new senior planner, bringing ten years of experience from Pennsylvania, Utah, and western Colorado to help manage growth.
  • Conexus Lot One proposes a 23-acre, 158-unit residential subdivision as part of a larger mixed-use development on Old Denver Highway, with nearby areas planned for commercial and industrial uses.
  • The project, approved in December 2025, includes two-bedroom apartments and larger townhomes, aiming to serve "missing middle" workers earning 80% to 120% of area median income, with ground breaking targeted in 2027.
  • The development schedule includes a March formal submittal, a focus on trail connections to the Santa Fe Regional Trail, and a realignment of Old Denver Road adjacent to the site.
  • Density is 354 units for Lot One, below the master-plan limit of 399, and to maintain scale, the maximum apartment height is proposed at about 41.5 feet instead of the 75 feet allowed.
  • The project will be served by Triview Water and Sanitation District with a renewable water source, and school impacts are said to be modest with potential fees in lieu of land; a public outreach process for renaming the bypassed Old Denver Road is planned for early March.

By Janet Sellers

The Monument Planning Commission on Feb. 11 introduced Jenna Gorney, the town’s new senior planner. She brings a decade of experience from Pennsylvania, Utah, and western Colorado, and expressed her enthusiasm for helping manage Monument’s growth.

Development includes 158-unit residential subdivision on 23 acres

The primary focus of the meeting was a presentation regarding Conexus Lot One, a proposed multi-family and townhome development. This “pre-application” sharing of information was intended to gather initial feedback before a formal submittal planned for March.

Conexus Lot One is part of a large, proposed mixed-use development located in the 80132 area on the west side of I-25, situated between Old Denver Road and Interstate 25 and east of the Buffalo Valley Path area in Monument. The project features a 23-acre, 158-unit residential subdivision along that strip of land. Nearby areas are planned for commercial/industrial use.

Above: Conexus Lot One Project site map.

The development, approved by the Monument Town Council in December 2025, includes single-family detached homes. Other parts of the broader Conexus development have plans for high-density residential and commercial development. The site includes plans for trail connections for the Santa Fe Regional Trail and is adjacent to a newly realigned section of Old Denver Road. Construction is referred to in town planning documents as Lot 1, Conexus Filing No. 2, and it is expected to break ground with completion targets starting in 2027.

Mark Foster of Hillpointe LLC explained that the project targets the “missing middle” group of essential workers who earn between 80% and 120% of the average median income. The goal of the development is to provide attainable housing that “allows residents to establish themselves in the community and save for future homeownership.” These are two-bedroom apartment units with somewhat larger townhomes. Andrea Barlow of N.E.S. provided a timeline of the property, noting it was originally zoned for industrial use in 1981. She highlighted that the current plan resulted from extensive collaboration with the “Save Monument” community group to create a balanced mix of uses that neighbors could support.

Above: Artist renderings of the apartment buildings and the front and back of townhouses. Courtesy the Town of Monument.

Old Denver Road realignment progresses

Eric Chekal of Schuck-Chapman reported on the construction of the “New Denver Road.” Utilities are nearly complete, and curb and gutter work is slated to begin in March, with paving expected in late spring. To minimize disruption, major intersection work is being scheduled for after the school year ends.

Density and height reductions

The proposed development for Lot One includes 354 units, which is fewer than the 399 units permitted by the master plan. While a building height of 75 feet is allowed, the applicant is proposing a maximum height of about 41.5 feet for the apartments to maintain a more appropriate scale.

The “Missing Middle” vs. Industrial Reality

The hearing then centered on the “Missing Middle”—housing for those earning 80% to 120% of the Area Median Income ($90k for a family of four). Mark Foster, vice president of Development at Hillpointe, emphasized his point that these non-subsidized rentals would allow families to save $25,000 a year compared to the high cost of local homeownership.

However, the debate shifted from the math to the lifestyle when discussing the units facing Old Denver Road. The developer presented a vision of a “front porch” design with no gates or barriers, intended to connect residents to the community and local traditions like the Fourth of July parade. Commissioner Baumer challenged this “open” concept, citing concerns over industrial growth and increased traffic. She emphasized that as the nearby industrial complex expands, residents will likely want a barrier between their private lives and the encroaching commercial activity, regardless of the 25mph speed limit.

Renewable water strategy served by Triview

In response to commissioners’ questions, the developers clarified that the project will be served by Triview Water and Sanitation District. The district utilizes the Northern Delivery System, meaning the project will be supported by a renewable water source rather than relying solely on groundwater.

School capacity impacts

The commission discussed potential impacts on School District 38. Foster noted that multi-family units typically generate fewer students than single-family homes and that the district generally prefers “fees in lieu of land” because they already have dedicated school sites prepared for future capacity.

Old Denver Road Renaming Initiative

Town staff announced a planned public outreach process to rename the bypassed section of “old” Old Denver Road. The initiative aims to bring the community together to select a permanent name for that local road segment, and indications are that this will occur in early March.

Comprehensive Plan update

The staff reported that a new grant from the state Department of Local Affairs (DOLA) will fund the completion of the Monument Comprehensive Plan. A summary of the visioning process is expected by mid-March, and that will guide the formal drafting of the new plan.

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The Planning Commission usually meets on the second Wednesday of each month. The next meeting is scheduled for March 11. For further information on commission meetings, please visit www.townofmonument.org/263/planningpcommission-commission-board-of-adjustment or contact 719-884-8028. A recording with a transcript of each meeting is also available.

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

Other Monument Planning Commission articles

Monument Town Council, Feb. 2 and 17 – Single-family home construction drops; commercial building jumps

Highlights

  • The Pike Peak Regional Building Department's 2025 report shows single-family home construction in Monument fell 27%, with 152 residential permits issued across neighborhoods: Jackson Creek 56, Home Place Ranch 40, Monument Junction 39, Cloverleaf 15, Willow Springs 2.
  • Commercial construction in El Paso County surged in 2025, while regional apartment completions permitted more than two years ago tripled.
  • PPRBD conducted 266,077 inspections with 55 inspectors, averaging about 1,064 inspections per day, and continues manual roof inspections instead of using drones.
  • The Monument Town Council approved annexation proceedings for Beacon Lite Road and the water tank site, with a public hearing set for March 16 and a 45-day window for adjoining property owners to join.
  • A proposed restriction would bar municipal water to developments north of the Palmer Divide to protect renewable water sources, avoiding the 1041 permit process.
  • The council noted solid December sales tax collections but faces enforcement action on several delinquent businesses, while planning to update the investment policy and pursue potential BUILD and state grants for transportation and infrastructure.

By Marlene Brown

Summarizing the Pikes Peak Regional Building Department (PPRBD) 2025 Report, Greg Dingrando, chief public information officer for the PPRBD, reported to the Monument Town Council (MTC) on Feb. 2 that single-family home construction in the Monument area dropped 27% in 2025, with 152 residential construction permits issued. The breakdown by neighborhood is as follows:
Jackson Creek: 56
Home Place Ranch: 40
Monument Junction: 39
Cloverleaf: 15
Willow Springs: 2

There was a major boom in commercial construction in El Paso County in 2025, Dingrando said. New apartment completions that were permitted more than two years ago tripled across the region. PPRBD had a total of 266,077 inspections among 55 department inspectors for an average of 1,064 inspections a day. Dingrando noted that PPRBD continues to perform manual roof inspections rather than using drones, so it can physically check for proper shingle installation.

Annexation of Beacon Lite Road and water tank site

The MTC approved authorization for Town Manager Madeline VanDenHoek to file annexation proceedings for the town’s water tank site and a portion of Beacon Lite Road. This “flagpole annexation” is similar to the process used for Old Denver Road. The next step in the annexation process is for the MTC to determine that the petition complies, and a public hearing has been set for March 16 at the regular MTC meeting. Adjoining property owners will receive a letter from the town explaining the process and noting they will have an opportunity to join in the annexation within 45 days if they so choose.

Above: The location of the proposed Beacon Lite Water Tank Annexation is shown in red. Map courtesy the Town of Monument.

Proposed restriction on water flow north of the Divide

The MTC discussed a draft ordinance that would prohibit municipal water from being provided to developments north of the Palmer Divide. This proactive measure is intended to protect the town’s renewable water sources and avoid the expensive and time-consuming 1041 permit process required to move water into the South Platte River basin.

Proposed improvements to Jackson Creek Parkway. The widening project involves expanding Jackson Creek Parkway from one lane in each direction to two lanes in each direction, extending the four-lane configuration from Higby Road north to the intersection with Highway 105. The project also includes drainage improvements, median landscaping, pedestrian and bike pathways, and “Gateway” treatments. Assuming funding can be secured, contractor selection is projected to be completed by April 2027 with construction to be completed by Jan. 2028. Map courtesy the Town of Monument.

Resident complains about above-ground electric fence

A resident reported that his neighbor had installed an above-ground electric fence on his property’s fence line. He had made a complaint on the town’s website more than two months ago and had not heard from anyone. The MTC and staff acknowledged the complaint and noted that a new code enforcement officer would be starting within the week and would be investigating the matter.

A Taste of Tri-Lakes Cares

Haley Chapin, executive director of Tri-Lakes Cares, invited the MTC to save the date for A Taste of Tri-Lakes Cares on May 13. It’s an annual fundraising event that highlights the area’s restaurants and chefs. Tickets are on sale at https://tri-lakescares.org/events/taste-of-tri-lakes-cares.

Regional training for elected officials

Town Manager Madeline VanDenHoek discussed an event in the planning stages to host a regional meeting and educational sessions for elected officials and clerks from El Paso, Teller, and Fremont counties. The first event would be a mixer in Colorado Springs, slated for late March, to foster inter-municipal cooperation among the counties.

Q4 financial performance

The quarterly budget report revealed that the town ended 2025 with total expenditures at 83% of the budgeted amount. Planning fees were lower than anticipated, leading the town to seek a third-party evaluation of its fee schedule.

2025 investment returns

The town reported earning nearly $1.5 million in total investment income for 2025. The MTC plans to review and update the town’s investment policy in the coming months to ensure it remains current with market conditions.

Sales tax delinquency enforcement

Finance staff reported record sales tax collections for December filings yet noted that three local businesses have been issued notices of final determination due to repeated failures to remit collected taxes. One business has reportedly failed to file since 2021, and the town is prepared to take further legal action for businesses that remain non-compliant. The town is trying to work with the businesses and come to an equitable solution without having to go the final route.

Condolences for Kiowa mayor

The MTC formally expressed its condolences following the unexpected passing of Teresa Howard, the mayor of Kiowa.

Executive session

The MTC voted 7-0 to enter into an executive session to receive legal advice from the town attorney regarding a zoning enforcement matter.

On Feb. 17, Division Chief for Community Risk Reduction Jonathan Bradley of the Monument Fire District (MFD) presented the new Wildlife Resiliency and Fire Code. Fire mitigation codes need to be updated, he said. MFD has adopted the new fire codes and is now going to the Town of Monument and El Paso County for their adoption of the codes. They are working with the Monument Planning Commission, which is updating the Building Codes manual and is adding the new fire codes simultaneously. The new codes will go into effect on July 1. The fire codes are for new construction and major remodels. They include wildlife code requirements for non-combustible fencing within 8 feet of a new home and the removal of vegetation within a 5-foot “defensible space.”

Impact fees study recommendations

Impact fees are used for capital asset purchases, such as patrol cars and other equipment, but not for maintenance of the assets. A firm recommended a new Police Impact Fee charged to building developers at the time of final approval on new lots and new developments.

The MTC authorized the Finance Department to apply for a federal BUILD grant for funding Jackson Creek Parkway, which has been estimated at $5 million to complete. The Council approved Resolution 13-2026 to develop a Master Transportation Plan and to apply for a $200,000 state Department of Local Affairs grant.

The MTC approved an increase in Water Rights Fees. Resolution 11-2026 raised fees in lieu of water rights and Resolution 12-2026 accepted groundwater from new developments. This policy protects the town’s water portfolio, requiring developers to pay a fee for water that might require future court adjudication.

Chamber of Commerce lease

The MTC approved a short-term one-year lease with the Tri-Lakes Chamber of Commerce for $1 per year, allowing for a transition year for the Chamber to prepare for future rent. There is a desire among the MTC members to sell the property or generate revenue. There are maintenance liability concerns about why the town remains responsible for building repairs that exceed $5,000. Staff clarified that the lease includes a provision to terminate the agreement rather than pay for such significant improvements.

Executive Session

The MTC moved into executive session regarding objections to Buc-ee’s request for a lot line adjustment. The Council requested that such changes not be administrative but require public hearings and greater scrutiny.

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Regular meetings are typically held on the first and third Monday of each month at 6:30 p.m. at the Town Hall, 645 Beacon Lite Road, Monument. If the meeting falls on a holiday, the meeting will be held the following Tuesday. See townofmonument.org for agendas and supporting documents.

Marlene Brown can be reached at marlenebrown@ocn.me.

Other Monument Town Council articles

Monument Town Council, Jan. 5 and 20 – Commercial development approved

Highlights

  • The first update of the year: Connie Driedger named Employee of the Year for creating comprehensive GIS maps linking town, county, and state data.
  • The Town's Strategic Plan is complete and will be released publicly, with copies at Town Hall and online at townofmonument.org.
  • Final Planned Unit Development for Terrazzo-Baja Commercial Development (Santa Fe Business Park Lot 2) approved with code-conforming changes on building details, parking, fire lanes, landscaping, and trash storage.
  • Zoning Map updates approved as digital, with ongoing updates, and public access via townofmonument.org under Planning Department maps.
  • Planning Commission re-appointments approved (Corey Petersen, John Parr, Valerie Baumer); two current commissioners step down; residents urged to apply for vacant seats.
  • Additional items: annexation resolutions approved for Beacon Lite Road Water Tank Site, 2026 Legislative Platform adoption, and satellite updates including the Three-Mile Plan; solar panels installed on Town Hall as part of energy savings.

By Marlene Brown

In the first piece of business of the new year, Town Manager Madeline VanDenHoek recognized Connie Driedger as Employee of the Year for her hard work in creating the GIS maps of the town. Working with the town staff and the Planning Department, she has developed comprehensive maps that include data from the town, the county, and the state.

Strategic Plan complete

John Trylch announced that after a year of working with staff and the citizens, the Strategic Plan is complete. It is ready to be released to the public. Copies will be available at the Town Hall and can be read online at townofmonument.org.

Dan Ungerleider, director of the Monument Planning Department, presented a continuation of the public hearing from Dec. 1, requesting approval of the Final Planned Unit Development (PUD) for Santa Fe Business Park, Lot 2, now known as Terrazzo-Baja Commercial Development, located at the northwest corner of Terrazzo Drive and La Campana Drive. Jason Alwine with N.E.S. gave a summary of the timeline since 2008, with the Final Plat for nine lots approved in May 2025 for commercial/industrial development. The PUD was approved by the Planning Department in November 2025.

Alwine presented the changes to the items that were discussed in the Dec. 1, 2025, hearing. Some of the details, such as building height, color palette for the exteriors, fencing/screening, and storage areas, were changed to conform to code regarding commercial buildings in and around Monument. The councilmembers had brought up other questions at the Dec. 1 hearing regarding parking, fire lanes, landscaping/trees, and placement of trash bins.

Mayor Mitch LaKind told the staff of N.E.S. that they needed to work within the building codes of the Town of Monument and not to work so hard to work around it, as they have tried on other projects in the past.

After Ungerleider assured the council that those concerns regarding the four buildings to be built on Lot 2 would be designed to code, Mayor ProTem Steve King made a motion to approve ordinance No. 22-2025 with conditions: stone veneer needs to be consistent on all four buildings, storage areas must comply with the town code, and trash bins must be contained within each unit. The motion was seconded and approved 7-0.

The council considered Ordinance No. 01-2026 to amend the Municipal Code to reference the Approved Official Zoning Map. Updating and approving the Zoning Map has been done every year; now the maps are digital and can be updated on an ongoing basis. Ungerleider introduced Driedger to present the maps. The public can access the maps by going to townofmonument.org, click on government -> departments- > planning department- -> maps, and then choosing which view of the GIS maps they would like to look at. A motion was made to approve the Zoning Map. The motion passed 7-0.

Ungerleider explained Resolution No. 01-2026 to re-appoint members Corey Petersen, John Parr, and Valerie Baumer to the Planning Commission, whose terms expired at the end of 2025. Two planning commissioners, Kathy Green and Danny Hours, have stepped down after years of service. Residents are urged to apply for the now-vacant seats. Go to the Planning Commission website at townofmonument.org and apply online. The resolution passed 6-0. Councilman Florito was not present for the verbal vote.

Resolution No. 02-2026 authorizing the filing of a petition for the annexation of the Town of Monument Beacon Lite Road Water Tank Site passed 7-0. The site has no road access. Letters will go out to neighbors whose property is adjacent to the Water Tank Site to explain their options in annexation.

Resolution No. 03-2026 adopting a 2026 Legislative Platform passed 7-0. The Colorado Legislature platform includes affordable housing, AI regulation, water policy, criminal justice reforms, and energy transition.

On Jan. 20, a second Employee of the Year recognition went to Police Corporal Rachael Hoeh, who is a seven-year veteran with the Monument Police Department. She has been commended for her decisive leadership this past year during a life-saving incident and her role in stabilizing the department during recent staffing shortages. “It’s easy to go out there and support the community when you guys support us,” said Hoe, as she accepted her award to a standing ovation by the council.

Above: Employees of the Year for the Town of Monument received recognition at
the Town Council’s meetings in January, Pictured are Connie Driedger-Planning
Department, Town Manager Madeline VanDenHoek, and Police Corporal Rachael
Hoeh. Photo courtesy of the Town of Monument.

Police Chief Patrick Regan requested the purchase of three new Ford SUV’s for $220,000, which was already approved in the Police Department budget. The department is moving away from the Chevy Tahoe, citing reliability issues with 2021 models, and they needed to be replaced. The resolution was approved.

Resolution No. 06-2026 regarded annexation and “The Three-Mile Plan,” a state-required map for potential town growth and the annexation process. The updated map recognizes Old Denver Road annexation and shows the potential annexation of Beacon Lite Road. Palmer Lake is looking to annex a portion of Beacon Lite Road for the Buc-ee’s project. Some residents in Colorado Estates and Wakonda Estates may soon receive letters regarding potential annexation due to the Town of Monument Water Tank Site Annexation. Ungerlieder noted that many of these discussions will be included in the “Monument 2040 Comprehensive Plan” currently under study.

Mayor LaKind expressed frustration over being “ignored” by the El Paso Board of County Commissioners regarding the town’s preferred appointments to the Fountain Creek Watershed District’s board. “We are past the small-town designation,” councilmembers noted, pointing out that Monument’s population (now exceeding 11,000) dwarfs its current board partners like Green Mountain Falls. The council signaled it will bypass the county entirely, working with state legislators for a bill that would grant Monument a permanent, independent voting seat on the board. “We’re the headwaters,” the mayor emphasized.

VanDenHoek reported that solar panels are being installed on the Town Hall as part of a major energy-savings push.

Councilman Florito explained that he would have to step down from being on the Loop Authority Committee due to scheduling conflicts.

Regular Town Council meetings are typically held on the first and third Monday of each month at 6:30 pm at the Town Hall, 645 Beacon Lite Road, Monument. If the meeting falls on a holiday, the meeting will be held the following Tuesday.

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Marlene Brown can be reached at marlenebrown@ocn.me

Other Monument Town Council articles

Monument Planning Commission, Jan. 14 – Monument officials attend infrastructure workshop

Highlights

  • The Monument Planning Commission had a brief formal session Jan. 14, with enough members for a quorum and no actions beyond approving December minutes.
  • The commission then joined a Joint Workshop with the Town Council to receive an intensive educational briefing on the technical backbone of town development for traffic and drainage reports.
  • The workshop, led by the town engineer, explained how traffic impact studies project vehicle trips, assess intersection level of service, and determine developer funding for road improvements or signals.
  • It also covered drainage and stormwater management, including how detention ponds and drainage reports address flooding risks given Monument's topography.
  • The aim is to improve the technical literacy of decision-makers so they can critically evaluate developer data and better advocate for community safety and infrastructure longevity.
  • The next Planning Commission meeting is Feb. 11, with records and a transcript of meetings available online or by request.

By Janet Sellers

It was a short meeting for the Monument Planning Commission on Jan. 14. The commission’s formal meeting was adjourned to attend an intensive educational session on an overview of the technical backbone of town development for traffic and drainage reports.

A two-minute formal session

At the regular Planning Commission meeting, with Commissioners Valerie Baumer, Martin Trujillo, Ray Egley, and Donna Hatch present (Commissioners Corey Peterson and John Parr were absent), the body had just enough members for a quorum.

The commission unanimously approved the minutes from the Dec. 10, 2025, meeting, then the group adjourned to join the Town Council for a Joint Workshop.

Understanding the “why” behind the “what”

While formal Planning Commission meetings focus on reviews and recommendations, workshops allow officials to dig into the “why” behind staff recommendations. The town engineer hosted the teaching workshop during the joint session, providing a comprehensive tutorial for both the council and the Planning Commission.

The workshop served as a general overview of two of the most critical—and often most controversial—components of any new development project:

• Traffic impact studies—officials were briefed on how engineers calculate such things as projected vehicle trips, assess “level of service” at intersections, and determine when a developer must pay for road improvements or traffic lights.

• Drainage and stormwater management—considering Monument’s unique topography, the town engineer can explain the mechanics of drainage reports. This includes how the town ensures new construction won’t cause flooding for neighbors and how detention ponds manage runoff during heavy rain.

Why it matters

By hosting this workshop, the town aims to ensure that its decision-makers—many of whom are volunteers or elected neighbors rather than engineers—can critically evaluate the data presented by developers.

By sharpening their technical literacy, the Town Council and Planning Commission are better equipped to advocate for the community’s safety and infrastructure longevity before the first shovel ever hits the ground.

The commission advises the Town Council on land use and development issues. Its recommendations are based on local and state laws, zoning, and municipal codes.

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The Planning Commission usually meets on the second Wednesday of each month. The next meeting is scheduled for Feb.11. For further information on commission meetings, please visit www.townofmonument.org/263/planning commission-commission-board-of-adjustment or contact 719-884-8028. A recording with a transcript of each meeting is also available.

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

Other Monument Planning Commission articles

Monument Planning Commission, Dec. 10 – Commissioners recommend approval of 2026 zoning map, show appreciation for outgoing members

Highlights

  • The Monument Planning Commission unanimously recommended approval of the 2026 official zoning map after a brief staff presentation and a public hearing with no comments from citizens.
  • Planning Director Dan Ungerlieder explained that the map incorporates all annexations, rezonings, subdivisions, and boundary changes from the past year, and he credited GIS specialist Connie Driedger for maintaining the mapping system that supports decision-making and public access; the map will go to the Town Council for approval on Jan. 5.
  • Commissioners asked a few questions about the Old Denver Road annexation and potential future zoning changes from forthcoming comprehensive plan updates, with Ungerlieder noting the annexation clarifies maintenance responsibilities and may aid future incorporation efforts, while development activity will likely drive incremental map changes over time.
  • During the meeting, longtime commissioner Danny Ours announced his early resignation to join the town's new Economic Development Committee, and commissioners acknowledged Cathy Green's departure and thanked both for their service.
  • The town plans to finalize the 2026 Planning Commission roster in January, with a joint Town Council-Planning Commission session tentatively set for Jan. 14.
  • Recruitment continues for two alternate seats and one full commission seat, and the commission will reconvene at its next meeting on Jan. 14 to continue advising the Town Council on land use and development issues, with meeting details and recordings available to the public.

By Janet Sellers

The Monument Planning Commission held its final meeting of the year on Dec. 10 and unanimously recommended approval of the town’s 2026 official zoning map following a brief presentation from staff and a public hearing with no citizen comments.

With Commissioner Cathy Green absent, Alternate Commissioner Valerie Baumer was seated as a voting member for the evening. The commissioners first approved the minutes from the previous meeting before turning to the night’s primary agenda item: the annual adoption of the zoning map required under the Monument Municipal Code.

Planning Director Dan Ungerlieder presented the map, noting that it incorporates all annexations, rezonings, subdivisions, and boundary changes approved over the past year. He credited town GIS specialist Connie Driedger for maintaining the town’s mapping system, which he said supports decision-making and public access to information. The map is expected to go before the Town Council for approval on Jan. 5.

No members of the public offered comments in person or online during the hearing. The commissioners raised a few questions, including clarification on the recently completed annexation of portions of Old Denver Road and whether future comprehensive plan updates may prompt zoning modifications. Ungerlieder said the annexation ensures clearer maintenance responsibility and may support future incorporation requests. He added that development applications and annexations may continue to drive incremental map changes over time.

The meeting also included discussion of commission appointments and upcoming schedules. One longtime commissioner, Danny Ours, formally explained his decision to resign a year early to serve on the town’s new Economic Development Committee, citing the need to give any of the upcoming new commissioners time to understand and participate in the ongoing comprehensive plan and anticipated code updates. Commissioners also acknowledged Green’s departure and expressed appreciation for both outgoing members’ service.

The town will finalize the 2026 Planning Commission roster in January, and a schedule of 2026 meeting dates has been provided to members, including a joint Town Council-Planning Commission session planned for Jan. 14.

The meeting adjourned following approval of the motion to close. Recruitment continues for two alternate commission positions and one full commission seat. Commissioners Green and Ours will step down at year-end, with a farewell reception planned.

The commission advises the Town Council on land use and development issues. The commission’s recommendations are based on local and state laws, zoning, and municipal codes.

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The Planning Commission usually meets on the second Wednesday of each month. The next meeting is scheduled for Jan.14. For further information on commission meetings, please visit www.townofmonument.org/263/planning commission-commission-board-of-adjustment or contact 719-884-8028. A recording with a transcript of each meeting is also available.

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

Other Monument Planning Commission articles

Monument Town Council, Dec. 1 and 15 – Council considers a variety of requests

Highlights

  • Monument Town Council discussions on December 1 focused on fiscal planning, infrastructure, and resident concerns, with Mayor LaKind stressing transparent governance and public participation.
  • Planning officials sought approval for the Santa Fe Business Park Final PUD on 10 acres near Baptist Road and Old Denver Road, addressing building height, square footage, and bay openings, with a continuance approved to give the applicant time to address issues.
  • The Planning Department continued updating the Land and Building Code, including ADUs under House Bill 24-1152, and the council unanimously approved Ordinance 23-2025 related to ADU wording, along with several building code ordinances.
  • The council reviewed the 2026 budget, highlighting funding for public safety, road maintenance, and parks, and considered proposed road and intersection upgrades to improve traffic flow and pedestrian safety, while committing to regular progress reports and prioritizing school and high-traffic areas.
  • Residents raised concerns on traffic, snow removal, downtown parking, and local business support, prompting discussions on improved municipal services and ongoing community engagement, as the council moved to further study land development plans along Old Denver Road and approved ongoing refinements to noise and short-term rental regulations.
  • Conclusion: The meetings laid groundwork for balanced growth with attention to fiscal prudence, infrastructure, public safety, and community input, aiming to preserve Monument's small-town character while expanding services and amenities.

Corrections

Two corrections are needed to the Monument Town Council article that ran starting on page < 6 > of the December 6th issue of Our Community News. First, the Water Utility Franchise Fee restatement is an internal accounting entry and does not affect residents’ bills. Second, the Town of Monument HR Director’s name is Emily Trujillo (not Laura). OCN regrets the errors.

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By Marlene Brown

On Dec. 1, the Monument Town Council (MTC) discussed issues ranging from the budget to new development proposals and community engagement initiatives, setting the stage for an agenda focused on fiscal planning, infrastructure, and resident concerns. Mayor Mitch LaKind emphasized the importance of transparent governance and active participation by council members and the public.

Dan Ungerleider, director of planning, explained that approval was sought for the Santa Fe Business Park Final Planned Unit Development (PUD). The site is near the northeast corner of Baptist Road and Old Denver Road and sits on 10 acres. Plans are to build six buildings for industrial, office, and warehouse space. Several concerns were discussed during the hearing, including building code heights and square footage, and bay and dock openings. A motion was made to continue the public hearing to the Jan. 5 regular MTC meeting, giving the applicant more time to address the issues. The vote was unanimous to approve the continuance.

The Planning Department is continuing to update the Land and Building Code, including Accessory Dwelling Units (ADU). The state requires in House Bill 24-1152 that local governments define ADU according to specific development standards. A motion for approval of Ordinance 23-2025 regarding wording for ADUs was made and approved unanimously. Several other ordinances were passed regarding building codes. For more information, see townofmonument.org/planning-department.

Other topics discussed were the state-required second Restated 2025 Budget. The first one was in June 2025, and the second one was due Dec. 31. Finance Director Jennifer Phillips presented a breakdown of anticipated 2026 revenues and expenditures, highlighting key areas such as public safety, road maintenance, and parks and recreation. Council members raised questions about the allocation for emergency services, seeking assurance that the police and fire departments would receive adequate funding to meet the town’s growing needs.

Infrastructure improvement was another significant focus. The council reviewed a proposal to upgrade several major roads and intersections to improve traffic flow and pedestrian safety. Representatives from the Public Works Department provided an update on ongoing projects, including the installation of new traffic signals and sidewalk repairs.

Community members attending the meeting expressed support for these initiatives but voiced concerns about construction timelines and potential disruptions. The council agreed to provide regular progress reports and to prioritize work near schools and high-traffic areas. The council voted to approve the budget, with a commitment to review spending mid-year to address any unforeseen expenses for 2026.

Land development and zoning changes were addressed as developers presented plans for a new residential community along the west side of Old Denver Road. Council members asked detailed questions about the environmental impact, housing affordability, and infrastructure support needed for the proposed development. Several residents expressed concerns about increased traffic and the preservation of natural spaces. The council voted to table the proposal for further study, requesting additional information from developers and scheduling a public forum to gather more feedback from the community.

The council also considered updates to local ordinances, including revisions to noise regulations and short-term rental policies. These changes were prompted by increased complaints from residents regarding disturbances and the growing popularity of vacation rentals in Monument. After discussion, the council approved stricter enforcement measures and set guidelines for rental property owners to ensure compliance with town standards.

During the public comment period, residents raised issues such as snow removal, downtown parking, and support for local businesses during the holiday season. The council acknowledged these concerns and discussed strategies to improve municipal services, including enhanced communication with residents and partnerships with local organizations. Mayor LaKind encouraged ongoing community involvement and invited residents to participate in upcoming town events and volunteer opportunities.

Council members reflected on the progress made throughout the year and shared their goals for 2026, emphasizing collaboration, fiscal responsibility, and a commitment to quality of life for Monument residents. Decisions made during the session set the stage for continued growth and improvement in the coming year.

The council moved into executive session to discuss with the town attorney the details regarding the Inter-Governmental Agreement establishing the Loop Water Authority (LWA). Upon returning, LaKind asked the council for a motion to pay the LWA invoice. The expense was allocated as part of the 2025 budget. The council voted unanimously to approve the payment.

Dec. 15 meeting

At the Dec. 15 meeting, the MTC addressed several critical matters. Local officials and residents discussed ongoing projects and new proposals that ensure that Monument continues to thrive as it grows.

Public comment was encouraged, with several residents voicing their support or concerns regarding local initiatives. The council reaffirmed its commitment to transparency and open communication, urging citizens to remain engaged in municipal affairs

Development proposal

Meritage Homes asked to replat the approved Conexus Phase 2 and 3 Preliminary PUD Plan to the Conexus Lot 2 Final PUD Plan. The council reviewed progress on several ongoing infrastructure projects, including road improvements, water system upgrades, and enhancements to public spaces. Updates were provided on construction timelines, funding sources, and anticipated community benefits. New development proposals were introduced, with discussions focusing on zoning regulations, environmental impact assessments, and public input sessions. The council emphasized the need to balance growth with the preservation of Monument’s small-town character. It voted to approve the Final Planned Unit Development for Conexus Filing No. 4, replacing and replatting Conexus Filing No. 2 Lot 2 for Meritage Homes.

Public safety and emergency preparedness

Public safety was another key topic, as the police chief and Fire Department representatives presented reports on recent activities and outlined future initiatives. Council members commended first responders for their dedication and discussed strategies for enhancing community safety, such as improved emergency communication systems and disaster preparedness plans. The meeting also addressed the importance of neighborhood watch programs and community engagement in crime prevention efforts.

Environmental initiatives and sustainability efforts

The council reaffirmed its commitment to environmental stewardship by discussing current and future sustainability initiatives. Topics included the expansion of recycling programs, the adoption of energy-efficient technologies, and partnerships with local organizations to promote conservation. Residents were encouraged to participate in upcoming tree-planting events and educational workshops aimed at fostering environmental awareness.

As the meeting concluded, council members summarized the key decisions made and outlined action items for the coming months.

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Regular meetings are typically held on the first and third Monday of each month at 6:30 p.m. at the Town Hall located at 645 Beacon Lite Road, Monument 80132. If the meeting falls on a holiday, the meeting will be held the following Tuesday.

Marlene Brown can be reached at marlenebrown@ocn.me.

Other Monument Town Council articles

Monument Planning Commission, Nov. 13 – Commission recommends controversial 158-home Conexus development and Commercial PUD

By Janet Sellers

At its regular meeting Nov. 13, the Monument Planning Commission (MPC) recommended approval of the final Planned Unit Development (PUD) and final plat for Conexus Filing No. 4, advancing a 158-home residential project proposed by Meritage Homes. The commission also unanimously recommended for approval the Final PUD for the Terrazzo-Baja Commercial Subdivision, setting conditions on outdoor storage to maintain visual quality standards.

158 single-family homes planned on 23 acres near Old Denver Road

Meritage Homes, represented by Director of Entitlements Chelsea Green, presented plans to replat 23 acres (Lot 2 of the Conexus development) into a medium-density neighborhood with detached homes priced in the high $400,000s to low $500,000s. Homes will range from about 1,500 to 1,900 square feet, feature energy-efficient construction, two-car garages, basements or crawl spaces, and dark-sky compliant lighting.

Above: Vicinity map for 158-home Conexus development. Map courtesy the Town of Monument.

Meritage, a national builder that closed nearly 14,000 homes in 2024, emphasized its focus on entry-level and move-down buyers in Monument, offering “production-spec” homes built before purchase with 60-day closings to compete with resale properties.

Landscaping will feature drought-tolerant front yards and limit backyard sod to 200 square feet per home. Water use is capped at 0.25 acre-feet per lot.

Design features: open space, parks, trail access, and parking

Andrea Barlow of NES noted the plan meets the approved preliminary PUD density of 6.89 units per acre and reduces the allowed building height from 50 to 32 feet. The neighborhood will include three access points from the realigned Old Denver Road (to be renamed Crossfield Drive), 3.1 acres of internal open space, pocket parks, seating areas, a playground, and direct connections to the Santa Fe Regional Trail.

The plan includes 45 off-street guest parking spaces and two driveway spaces for each home. Architectural variety will be ensured through multiple floor plans and elevation styles, with covenants preventing adjacent homes from repeating designs.

Traffic, drainage, and infrastructure confirmed adequate

Town staff confirmed that engineering studies found the drainage plan adequate, with no adverse impacts on neighboring properties. A traffic memorandum based on the original Traffic Impact Study (TIS) concluded that the reduced 158-unit proposal falls within previously approved capacity assumptions. Jacobs Engineering, the town’s independent consultant, validated both reports.

Commissioners asked detailed questions about roadway capacity, school traffic, trail connectivity, mailbox placement, driveway depth, setbacks, and on-street parking. Staff reiterated that larger traffic volumes were already anticipated in the master plan, and that new studies would be required only if future phases exceed approved assumptions.

In response to concerns about internal trail width, the commissioners voted to require connector trails to be 6 feet wide and paved.

Two commissioners voiced concern about building 158 homes on 23 acres, citing potential strain on traffic, open space, and neighborhood character. Questions were also raised about maintaining visual quality standards and ensuring that future development remains consistent with Monument’s long-term planning goals.

Commissioner Green remarked, “We cannot vote based on price. But a half-million-dollar home on a 3,000-square-foot lot does not seem right to me. I blame our PUD ordinance.” She voted yes, citing no legal reason to deny approval. Commissioner Trujillo also voted in favor but cautioned that residents may be dissatisfied with traffic and density impacts long term. The motion to recommend approval passed 7–0.

The MPC also discussed amending ordinances, focusing on clarifying land-use code enforcement language, penalties, and administrative procedures. The commission recommended approval of an amendment to make enforcement consistent with the municipal code.

Terrazzo-Baja Commercial PUD gets green light with height limit on outdoor storage

The commission voted unanimously to recommend approval the Final PUD for Lot 2 in the Terrazzo-Baja Commercial Subdivision, a 10.3-acre commercial project northeast of Baptist Road and Old Denver Road.

Applicant Jason Arwine, representing Proterra Properties, presented plans for six commercial buildings totaling up to 31,500 square feet of possible retail space and light industrial uses. The development will serve as “incubator space” for small businesses rather than heavy industrial operations. The staff confirmed compliance with drainage, access, circulation, screening, and design standards, and recommended approval.

Commissioners voiced concerns about potential unsightly outdoor storage, blocking views or affecting nearby trail users. After the discussion, the developer agreed to a condition limiting outdoor storage height to 20 feet, behind Buildings 1 and 2 only. Screening will include a 6-foot opaque fence, landscaping, and trees spaced every 25 feet.

Upcoming planning priorities

The staff announced work for 2026, including rewriting the Land Development Code and updating the town’s Comprehensive Plan. Recruitment continues for two alternate commissioner positions and one full commission seat. Commissioners Green and Daniel Ours will step down at year-end, with a farewell reception planned.

The commission advises the Town Council on land use and development issues. The commission’s recommendations are based on local and state laws, zoning, and municipal codes.

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The Planning Commission usually meets on the second Wednesday of each month. The next meeting is scheduled for Dec. 10. For further information on commission meetings, please visit www.townofmonument.org/263/planning commission-commission-board-of-adjustment or contact 719-884-8028. A recording with a transcript of each meeting is also available.

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

Other Monument Planning Commission articles

Monument Town Council, Oct. 29 and Nov. 3 and 17 – Council agrees to incentives for major plant

By Marlene Brown

It was a busy month for the Monument Town Council (MTC), which actually began Oct. 29 with a special meeting for the discussion of an Economic Incentive Proposal for ACCO Engineered Systems Inc., a major manufacturing plant expected to come to Monument.

Jennifer Phillips, finance director for the town, explained that the staff has been working with the State of Colorado, El Paso County, the Tri-Lakes Chamber of Commerce, and the Chamber of Commerce of Colorado Springs for the past five months, and the deadline for submitting a Letter of Commitment to the state was Oct. 31. Phillips explained that the letter would break down the incentives which include the state providing matching funds over the next 10 years.

Incentive components would include a property tax rebate totaling about $243,000 over nine years and a use tax rebate estimated at $210,000 for years 2026-27. All rebates would be based on actual taxes collected in 2026-27. The state must approve the incentive package first since it would be providing matching funds. ACCO will then review and decide whether it accepts the proposal and comes to Monument. Peoria, Ariz., has also offered a substantial incentive package.

ACCO would be a major employer in the area, with incentives, training, and careers available. It is expected to bring significant economic growth and increased tax revenue for decades to come. MTC’s concerns included balancing growth and job creation with financial strain and setting a precedent for future incentive packages. The councilmembers were cautious about long-term implications for Monument’s growth and economic policy. The council agreed to sign the Letter of Commitment. As of late November, ACCO had not announced its final decision on where to locate the new fabrication plant.

Veterans recognized

The Nov. 3 regular Town Council meeting started with the acknowledgement of Veterans Day Nov. 11. The Town of Monument has over 20 employees who are veterans, with over 215 years of combined military service. Several high school students were in the audience as an assignment from their civics teacher.

Draft 2026 Budget discussed

Phillips presented the Draft 2026 Budget. Sales tax revenue is down 11% in 2025 from 2024. Property tax totals assume a 2% to 5% increase over 2025. Revenue options include a property tax increase. Now capped at 5.0 mills, property taxes could increase to 5.78 mills, which would increase revenue by $208,000. Another option is to reinstate a 5% Water Utility Franchisee Fee that would increase annual revenue by $138,400. Another fee study to be considered for additional revenue in 2026 is paid parking at Monument Lake.

Reduced expenses for the several departments were explained. There will be a new Capital Improvement Plan (CIP). Staff will work to prioritize projects and develop realistic budgets for each department. The budget documents can be found and reviewed on the Town of Monument’s website, https://townofmonument.org/documentcenter. The next steps for the council are to provide direction regarding revenue and expenses and continue working with the Citizens Service Level Advisory Committee.

Then the Finance Department would present the final draft 2026 budget to the council at the Nov. 17 meeting and then adopt the 2026 budget at the Dec. 1 meeting.

Sign ordinance amended

The Planning Department requested Amendment 18.06.250.A.5 from the Town of Monument’s municipal code governing signs to be amended to include encroachment permits such as public right-of-way or unauthorized locations. The proposed Legacy at Jackson Landing will request signs at Blevins Buckle Trail and Jackson Creek Parkway. A motion to approve the amendment passed 7-0.

Legacy at Jackson Landing

A public hearing was held for Legacy at Jackson Landing, located on 30 acres at the northeast corner of I-25 and Baptist Road.

Ordinance No. 20-2025, approval of the Preliminary Planned Unit Development and the Final Planned Unit Development for Legacy at Jackson Landing Phase 1, passed unanimously 7-0.

Groundbreaking is scheduled for March 2026 for Phase 1.

Two police officers sworn in

At the Nov. 17 regular meeting, two new police officers—Officers Sean Connell and Carlos Gillian—were sworn in.

2026 budget approved

Phillips presented the Final Draft Budget. Revenue options include a property tax mill levy increase from 5.0 mills to 5.78 mills, which should increase revenue for the town by $208,000 per year. A Water Utility Franchise Fee reinstatement should be done in two weeks and reflect on residents’ water bills for 2026. Sales tax revenue is projected to be the same.

The discount for timely filing of monthly sales taxes collected will be discontinued at the state level, and most of the towns in Colorado have followed the state guidelines. The proposed budget document is 100 pages and can be found on the Town of Monument website: https://townofmonument.org/documentcenter.

Adoption of the 2026-28 Strategic Plan and Objectives was approved by the council in a 6-0 vote.

Employee Handbook revisions

Laura Trujillo presented updates to the employee handbook. The updates will include any amendments, such as guidance on the use of IT on personal computers and phones. There will be training available for the supervisors and department heads to continue educating their employees on the use of IT. The handbook will be on work computers for reference on the proper use of information.

Water main contract awarded

Resolution No. 64-2025, awarding a construction contract to Capital Paving and Construction LLC for the Beacon Lite Road water main placement, was approved 6-0.

The council moved into an executive session, and the meeting was adjourned.

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Regular meetings are typically held on the first and third Mondays of each month at 6:30 p.m. at the Town Hall, located at 645 Beacon Lite Road, Monument. If the meeting falls on a holiday, it will be held the following Tuesday.

Marlene Brown can be reached at marlenebrown@ocn.me.

Other Monument Town Council articles

Monument Town Council, Oct. 6 and 20 – Retiring Facilities Superintendent Ron Rathburn recognized

By Marlene Brown

At the Oct. 6 meeting, the Monument Town Council (MTC) recognized retiring Facilities Superintendent Ron Rathburn. He has over 39 years of employment with the town and is the longest-tenured employee in Monument history. Rathburn was able to thank everyone for the work and service that had been done over the years. The meeting was in recess so that the council could thank Rathburn personally.

Above: At the Oct. 6 meeting of the Monument Town Council retiring Facilities Supervisor Ron Rathburn receives a standing ovation for his 39 years of service to the town. Screenshot from video posted by the Town of Monument.

Two proclamations and an ordinance were approved unanimously:

  1. National Veterans Small Business Week, Nov. 3-7. Events will be hosted across the country, highlighting information about the resources available to veterans, service members, and military spouse entrepreneurs. They help receive transition assistance for Boots to Business and develop their business plans, receive marketing tips, and access government contracting opportunities. Brandon Eldridge, executive director of the Small Development Center (SBDC), will host the 18th Annual Veterans Small Business Conference on Nov. 7 at the Great Wolf Lodge, 9494 Federal Dr., Colorado Springs. For more information, see https://sbdc.colorado.gov/center-locations/pikes-peak/veterans-small-business-conference.
  2. Eldridge asked that the town also proclaim Saturday, Nov. 29, as Small Business Saturday in the Town of Monument. Small Business Saturday was created in 2010 to encourage local holiday shopping at the local scene and is the last Saturday in November.
  3. Ordinance No. 17-2025 (no. corrected per ordinance 10/20/25) approving a Real Property Transfer from El Paso County and entering into an Intergovernmental Agreement (IGA) accepting obligations regarding first an IGA regarding compliance and stewardship of certain parcels of the New Santa Fe Regional Trail. The county owns and maintains the New Santa Fe Trail between Baptist Road and the Town of Monument. There has been a request by the adjacent owner of parcel number 7126000024 for two crossings of the trail to service the Santa Fe Park development, two vehicle crossings, and two pedestrian crossings. Approval to modify the regional trail must come from the National Park Service, the county, and the town, so it needs an IGA regarding compliance and stewardship of certain parcels of the New Santa Fe Trail.

Mayor Mitch LaKind and Council Member Chad Smith were appointed to the Economic Development Committee.

John Howe spoke to the Council during Public Comments. He thanked the town and its staff for their support regarding the book he and Michael Weinfeld wrote about the history of Monument Cemetery, and they have been giving presentations to several groups in the area.

Atis-Jurka of the Town of Palmer Lake thanked the Council for its support of Palmer Lake during the Buc-cee’s negotiations.

After several comments by the Council members, the Council moved into an executive session regarding the Town Manager’s employment contract. The executive session lasted two hours, and the meeting was adjourned at 10:34 p.m.

At the regular Town Council meeting on Oct. 20, the town engineer proposed to update to the Public Works and Engineering Department manual to reflect new street design details. Monument has been using Colorado Springs criteria for the design of streets. The new manual will take about six months to produce and will reflect the 2025 budget and reviewed and used 2026. The Council approved the update unanimously, 7-0.

A second resolution requested a new design for the Public Works site building provided by the town engineer. Funding was allocated in the 2025 budget. The storm drainage pond will be designed to be included within the design of the building. The Council approved it unanimously.

Finance requested to renew Worker’s Comp insurance. It was approved unanimously.

The town manager’s report was given by Jennifer Phillips, finance manager. Town Manager Madeline VanDenHoek was absent from the meeting. The document can be found on the town’s website. The sales tax report showed several businesses that are in arrears of their reporting and sending their collected sales tax to the town and the state. Some of the businesses are waiting for their corporate offices to respond to notices.

Mayor Mitch LaKind reported that the El Paso Board of County Commissioners (BOCC) declined the application of Planning Commissioner Chad Smith to the Water Shed District Committee. The Council will write to BOCC to request they re-examine his application and to further discuss the town being involved in the watershed projects, both membership and financially.

The Council moved into an executive session to work on negotiations with large corporations that are looking into moving to a new proposed shopping area on Jackson Creek Parkway.

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The Town Council usually meets on the first and third Monday of the month at the Town Hall, 645 Beacon Lite Road at 6:30 p.m. For more information, contact townofmonument.org or call 719-481-2894

Marlene Brown can be reached at marlenebrown@ocn.me.

Other Monument Town Council articles

Monument Planning Commission, Oct. 8 – Commission recommends approval of Legacy at Jackson Landing project

By Janet Sellers

The Oct. 8 meeting of the Monument Planning Commission focused primarily on the public hearing and review of the Legacy at Jackson Landing development project. This major commercial development is located at the southwest corner of Blevins Buckle Trail and Jackson Creek Parkway, adjacent to the Monument Marketplace and near I-25. The project involves approval requests for both preliminary and final planned unit developments (PUDs) and plats covering about 30 acres, with phase one covering 18 acres.

The development team, including Legacy Development Partners and Kimley Horn Associates, presented a comprehensive plan to create a regional shopping destination anchored by a large national retailer, complemented by mid-box retailers, inline shops, and extensive infrastructure improvements. Key aspects of the project include site layout, transportation and circulation enhancements, landscaping, lighting that respects dark-sky standards, utility connections, and architectural design that aligns with Monument’s western mountain environment.

Staff and commissioners discussed the project’s compliance with the town’s comprehensive plan, zoning regulations, stormwater management, trail integration, pedestrian access, parking, and safety features. Public feedback was solicited, with some residents expressing concerns about potential building heights and impacts on neighborhood views and lighting. The Planning Commission asked detailed questions about utilities, traffic flow, trail design, lighting standards, and future phases of the development.

The development proposal includes significant transportation improvements such as expanded access, dual left-turn lanes to increase capacity, and a truck route that reduces traffic conflicts. Trails and open space enhancements feature a greenway, new sidewalk connections, and a trail encircling the stormwater detention pond. Water and sewer services are already available with adequate capacity confirmed by the Triview Metropolitan District.

Community feedback from a June meeting was generally positive and resulted in strengthened pedestrian connections. Landscape plans emphasize native, drought-tolerant plants and pollinator-friendly wildflowers, while the stormwater pond is designed for both function and appeal. Lighting employs full cutoff fixtures and reduced output to support dark-sky goals without compromising safety.

Architecture for the first phase incorporates regionally appropriate materials, coordinated colors, and pedestrian-oriented signage and design. Water rights will be supplied through district management rather than transferred with the land, and building heights may reach 50 feet for future hotel or office use, while the primary retailer’s building height will be lower. Utilities for gas and electric are progressing smoothly, and traffic upgrades are being coordinated with right-of-way expansion. Signal and intersection improvements will be completed before major tenant occupancy.

The development’s trail designs meet master-plan standards with wide soft-surface paths along the western boundary and circulation around the detention pond. Additional amenities include bike racks and accessible pavement slopes near entrances. Upcoming community events focus on safety training and public engagement for future planning and trail connectivity.

Ultimately, the commission unanimously voted to recommend approval of all aspects of the Legacy at Jackson Landing project, citing its thorough planning, community engagement, and alignment with town standards and goals. Additional announcements were made regarding active shooter training and upcoming community workshops for planning Monument neighborhoods, and concerns for optimizing Santa Fe Trail systems development and needs for local trail maintenance.

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The commission advises the Town Council on land use and development issues. The commission’s recommendations are based on local and state laws, zoning, and municipal codes.

The Planning Commission usually meets on the second Wednesday of each month. The next meeting is scheduled for Nov. 12. For further information on commission meetings, please visit www.townofmonument.org/263/planning commission-commission-board-of-adjustment or contact 719-884-8028. A recording with a transcript of each meeting is also available.

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

Other Monument Planning Commission articles

Monument Town Council, Sept. 2 and 15 – Growing budget deficit; Town lays off five people

By Marlene Brown

On Sept. 2, the Monument Town Council had its regular meeting for nine minutes and then adjourned the meeting and began the post-study session to discuss the proposed preliminary budget for 2026. Jennifer Phillips, finance manager since July 2024, presented the 2026 preliminary budget. It highlights anticipated revenues, planned expenditures, and shows a loss in the next two years and beyond should the town continue the financial road they are on right now.

Where should they cut back to reduce the deficit growing every day? The town laid off five employees because of the budget shortfall, and one retired rather than be let go.. Those laid off were Civil Engineering Inspector Tom Martinez, who’d been with the town more than a decade, Deputy Town Clerk Sylvia Simpson, Support Services Administrative Assistant Jennifer Holmes, Park Tech Kellyn Bryan and Public Works Administrative Assistant Jenny Pena-Garzon. Facilities Superintendent Ron Rathburn elected to retire after 40 years rather than being laid off. With the layoffs of Simpson and Holmes, only Mirielle Bock is left manning the front desk at the Town Hall. That means when Bock takes a lunch, the office is closed for an hour.

Revenue projections

The preliminary budget projects total revenues for the fiscal year based on a combination of property taxes, sales taxes, state and federal grants, service fees, and other revenues. Notable factors influencing revenue estimates:

  • Sales tax collections are down due to people not spending as much.
  • State or federal funding/grants for infrastructure and community projects.
  • Revisions in service fees to be passed on to customers.

Expenditure overview

Some major expenditure categories that wouldn’t be reduced or increased at this time, prioritizing essential services:

  • Public Safety: Continued funding for police, fire, and emergency services, with potential increases for staffing and equipment upgrades. (Would not fill three vacancies in the Police Department, which is actively searching for candidates.)
  • Public Works and Infrastructure: Allocation for road maintenance, water and sewer systems, and capital improvements. (Would not build new maintenance building at this time.)
  • General Government: Technology upgrades and compliance with regulatory requirements.
  • State funding for Jackson Parkway has been reduced, and the town does not have the dollars to complete the project.

Some major expenditures that are being looked at to reduce monthly and yearly outflow of cash:

  • Membership fees to intergovernmental associations
  • Training and travel
  • Executive leadership salaries
  • Employee wellness programs, such as gym membership and other benefits
  • Eliminate Christmas lights

The budget process considers several challenges, including uncertainties in economic conditions that could affect the outcome, including costs for personnel, materials, and services, and balancing competing demands for limited resources across departments.

Public input

The Town Council will meet with the Citizens Advisory Committee following the release of the preliminary budget on Sept. 2 and continue the discussion of financial management and strategic planning. It aims to balance fiscal discipline with community needs, ensuring sustainable growth and continued service excellence in the coming fiscal year, Phillips said. There would be major cutbacks and continued reduction of expenditures. The Town of Monument will invite public input, conduct hearings, and work to refine and finalize the budget before adoption later this year.

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The Town Council usually meets on the first and third Monday of the month at the Town Hall, 645 Beacon Lite Road, at 6:30 p.m. See townofmonument.org or contact 719-481-2894

Marlene Brown can be reached at marlenebrown@ocn.me.

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Monument Planning Commission, Sept. 10 – September meeting cancelled

By Janet Sellers

The Monument Planning Commission’s September meeting was canceled. The next meeting is scheduled for October 8 at 6 p.m. in the Town Council chambers at 645 Beacon Lite Road, Monument.

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The commission advises the Town Council on land use and development issues. The commission’s recommendations are based on local and state laws, zoning, and municipal codes.

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The Planning Commission usually meets on the second Wednesday of each month. For further information on commission meetings, please visit www.townofmonument.org/263/planning commission-commission-board-of-adjustment or contact 719-884-8028. A recording with a transcript of each meeting is also available.

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

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Monument Town Council, Aug. 4 and 18 – Ordinances, resolutions pass

By Marlene Brown

The Monument Town Council held its regular meeting on Aug. 4 at the Monument Town Hall. All members of the council were present except Kenneth Kimple, who attended remotely. An oath of office was performed for newly hired Officer Hileigh Leseberg and affirmed by Chief Regan of the Police Department.

Next on the agenda was a presentation by Becky Leinweber, executive director of the Outdoor Recreational Initiative. Outdoor Pikes Peak Initiative (OPPI) is a 501c3 nonprofit that partners with elected officials, the state Forestry and Wildlife departments, and county land managers, landowners who have similar goals and values for the Pikes Peak region, including El Paso, Teller, and Fremont Counties. For more information, see ppora.org.

Dan Ungerleider, director of the Monument Planning Commission, presented the following:

  • Ordinance No. 15-2025—approving a major amendment to the Planned Unit Development for Native Sun Construction at 15010 Woodcarver Rd. The Planning Department found a 2021 Annexation and Development Agreement, and if certain conditions are met, 1. Municipal water, probably from Forest Lakes Metro District, most likely will be brought to the property. 2. The owner of Native Sun is required to improve and dedicate a set portion of Woodcarver Road. Staff requested that this case be continued until Aug. 18.
  • Ordinance No. 16-2025—an ordinance adding Chapter 2.26 to Title 2 of the Monument Municipal Code to establish a town engineer. The ordinance will include duties and responsibilities of the position. The qualifications to fill the duties include engineering-related issues, ordinance modifications, public works standards, and construction specifications. Also, they must be able to work with the town staff to review and comply with federal, state, and county permits and applications, work with staff to help develop competitive and complete grant applications or funding proposals, serve as the town’s representative during reviews, plan approvals, construction management, and project close-outs. The engineer will be a subcontractor, work with the staff closely, and will be hired by the town manager. The ordinance was approved by the council.
  • The interview process has been completed. The candidate was scheduled to come to the Town Council on Aug. 18 for final approval, and the town manager will sign the contract.

Resolution No. 49-2025 was presented by Tom Tharnish, director of Public Works, for the contract with Implied Ingenuity for the repair to Well No. 7. The well has been offline since July 9, and it’s considered critical to get it done. Implied Ingenuity was able to get to the job done quickly and was able to identify the problems. The contract is now over $87,000 to get the repairs done and the well back online. The Council approved the resolution 7-0.

Resolution No. 50-2025, to appoint a new member of the Planning Commission, was also presented by Ungerleider, who asked the Council to approve Valerie Baumer as an alternate member with her term ending in December 2026. She will be eligible to become a member if a position becomes open. The council approved the resolution 7-0.

Resolution 51-2025—Human Resources asked for approval of a resolution regarding compensation.

Resolution 52-2025—Human Resources asked for approval of a new process to evaluate the town manager.

Both Human Resources resolutions were approved. The documents can be found on the town website, townofmonument.org.

At the Town Council’s regular meeting on Aug. 18, all members were in attendance, including Councilman Kimple calling in from Oklahoma City.

The Council considered the following:

  • Liquor License Authority—Festival Application/Liquor License for GDP Inc. dba Pikes Peak Brewing Co. applied to hold a one-day permit for the Bines and Brews Festival on Sept. 20, at Limbach Park, 151 Front St. The request was approved 7-0.
  • Ordinance No. 15-2025 was continued from the Aug. 4 meeting. The request involved consideration to approve a major amendment to the Planned Unit Development for Native Sun Construction. See the Aug. 4 information above. The Planning Commission has determined that the conditions of the agreement have been met and may apply to this request. The staff needs to complete its assessment request to move the public hearing to Sept. 15. A motion to continue action was approved 7-0.
  • Ordinance No. 16-2025, to establish an independent contractor position of town engineer. Ungerleider said the town has been using an on-call engineer since 2017. The Planning Department began to seek qualified applicants and formalized the role of town engineer by passing Ordinance No. 16-2025 on Aug. 4. Ultimately, a resolution to approve a Professional Services Agreement for town engineer between IMEG Consultants and the Town of Monument passed 7-0.
  • Resolution 54-2025, an amendment of the Intergovernmental Agreement (IGA) with the Colorado Department of Transportation reducing contracted funds by $684,595, with the new contract amount of $8.177 million to be provided for design and construction of the Jackson Creek Parkway Expansion Project. The motion was approved 7-0.
  • Resolution No. 55-2025, to request that the Town Council recover costs related to processing online payments starting Sept. 1 that will be charged to the consumer at the time of payment, including late fees. The motion was approved 7-0

Town Manager Madeline VanDenHoek said that this year’s Fourth of July parade was one of the largest in terms of parade viewers, up to 24,000 people. She said Monument received a $100,000 grant from Community Block Grants to be used for the Heart of Monument Play Park. Also, the Strategic Plan is being finalized and is set to be presented in October. The document is posted on townofmonument.org.

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The Town Council normally meets on the first and third Monday, unless the Monday is a legal holiday, when the meeting will be held the following Tuesday. The next meeting was scheduled for Sept. 2. Meetings are held at the Town Hall, 645 Beacon Lite Road, Monument.

Marlene Brown can be reached at marlenebrown@ocn.me.

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Monument Planning Commission, Aug. 13 – Planning Commission seeks community input on future development

By Janet Sellers

The Monument Planning Commission held a meeting Aug. 13 to discuss potential development standards for undeveloped properties adjacent to residential areas, emphasizing the community’s desire to preserve the town’s small-town character. At this meeting, town Planner Dan Ungerlieder introduced Valerie Baumer, recently appointed as an alternate member of the Planning Commission by the Town Council. The commission continues to seek members to act as alternates when needed.

Baumer’s professional background includes project management, risk management assessments, and government planning (primarily military/government contexts). She expressed enthusiasm to learn and contribute, noting similarities between local planning processes and her prior work. The commission welcomed her; no questions were asked.

The commissioners expressed concerns about how certain commercial uses—such as hotels, drive-thrus, banks, and outdoor entertainment—could impact home values and neighborhood character. They stressed the importance of maintaining the “small-town feel” that residents value, while still allowing for carefully planned commercial growth.

Staff members, including Maryam Moradian, senior planner, clarified that any zoning changes would primarily apply to undeveloped parcels and that spot zoning is not allowed. Options under consideration include amending planned unit developments (PUDs) or establishing contract-based restrictions for property sales, specifying allowed uses, building placement, and design standards. Commissioners highlighted Front Street’s small-scale development as a potential model, featuring live-work units and retail spaces suitable for small businesses.

The commission voted 7-0 to pause further discussion until the staff can refine proposals, develop clear standards, and provide additional analysis. The staff will also engage with the community to gather input on what types of development residents find acceptable near homes.

Other announcements during the meeting included updates on Monument’s comprehensive plan, ongoing public outreach efforts, and preliminary stormwater assessments from consultants. The staff noted that findings will guide long-term planning and funding for infrastructure improvements, particularly regarding the Fountain Creek watershed.

The planning staff also reminded the commissioners that all meeting resources—including municipal codes, past planning documents, and research reports—are being compiled into an accessible online binder to aid in decision-making and public transparency.

The commission plans to revisit the discussion once the staff returns with refined proposals and recommendations, including detailed maps and standards for potential small-scale commercial development. Residents are encouraged to stay engaged as the process unfolds, with opportunities for public input continuing through the comprehensive plan updates later this fall.

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The commission advises the Town Council on land use and development issues. The commission’s recommendations are based on local and state laws, zoning, and municipal codes.

The Planning Commission usually meets on the second Wednesday of each month. The next meeting is scheduled for Sept. 10, according to the website schedule. For further information on Planning Commission meetings, please visit www.townofmonument.org/263/planning-commission-board-of-adjustment or contact 719-884-8028. A recording with a transcript of the meeting is also available.

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

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Monument Town Council, July 7 and 21 – Council focuses on growth, state mandates, and strategic planning

By Chris Jeub

In a pair of July meetings, the Monument Town Council (MTC) worked through a hefty agenda that included local ambitions and state-imposed challenges. Council members discussed economic development goals, infrastructure projects, and compliance with new state housing laws. A joint session with the Planning Commission focused on the town’s 2040 Comprehensive Plan. Additional topics included lighting ordinances, financial reports, and public feedback.

Study Session: Economic development goals & objectives

At the July 7 study session, council members focused their attention on setting clear economic goals for 2025 and 2026. Town Manager Madeline VanDenHoek led the discussion, outlining existing strategies tied to the Monument 2040 Comprehensive Plan. The plan emphasizes a vision for livable, walkable communities with engaging local amenities, which council members agreed is critical for attracting new residents and businesses.

The council discussed forming a dedicated Economic Development Committee made up of officials, business owners, and local residents to help define and support these goals. Ideas included boosting local tourism through public art and partnering with organizations like DECA to bring students into the conversation. DECA is a not-for-profit group that prepares young people to be leaders in various fields. Councilmember Laura Kronick stressed the importance of engaging youth, while others pointed out that job creation must remain a key metric for success.

Though the town faces the reality of its smaller size compared to nearby cities like Castle Rock and Colorado Springs, council members agreed that Monument holds a competitive edge by offering a strong sense of community and targeted services. The session wrapped up with acknowledgment that while Monument may never rival its neighbors in scale, it can carve out a unique and vibrant local economy that thrives on thoughtful planning and strategic partnerships.

Dark Sky compliance and lighting ordinance

Following the study session, the council reviewed a detailed presentation on the importance of Dark Sky compliance. The presentation used compelling visuals to compare star visibility in Flagstaff—an official dark sky community—with the light-polluted skies of Phoenix, despite both being in the same state. Presenters emphasized that shielded lighting not only improves nighttime visibility and safety but also benefits businesses, citing research showing increased customer traffic and fuel sales following lighting upgrades.

The discussion also highlighted Monument’s potential to achieve similar benefits while preserving its natural environment. LED technology was promoted as a cost-saving solution, with the potential to cut energy use by up to 75%. Council members leaned toward encouraging compliance through community education and incentives rather than mandates, though sunset provisions for outdated fixtures were also explored.

Water projects approved despite budget concerns

The council unanimously approved two key water infrastructure resolutions and engaged in a candid discussion about contract structure and cost overruns in public works projects. The presentations by Public Works Director Tom Tharnish aimed to clarify engineering and construction practices, reinforce the urgency of infrastructure upgrades, and offer transparency about budgeting challenges.

Resolution 46-2025 approved Addendum #1 to the town’s 2020 engineering agreement with JDS-Hydro Consultants, now operating as RESPEC. The original project—designing a new water storage tank off Beacon Lite Road on Monument Hill—had stalled in 2021 due to complicated land survey issues. With those issues now resolved, the Town is restarting design work to accommodate updated operational demands and tank size considerations.

RESPEC will now finalize the structural design, update plans for larger capacity (1.5 or 2.0 million gallons), and prepare necessary documentation for the Colorado Department of Public Health and Environment (CDPHE) and county approvals. The approved contract, not to exceed $269,700, includes a full geotechnical analysis, final design drawings, a CDPHE basis-of-design report, and assistance through the bidding process. Tharnish noted that continuing with RESPEC makes logistical and financial sense given the firm’s extensive prior involvement.

The second resolution, 47-2025, also involves RESPEC and addresses a pressing issue related to El Paso County’s forthcoming upgrade to Beacon Lite Road. The County’s road redesign calls for significantly lowering the roadway, which would leave the town’s existing water pipelines dangerously shallow and out of compliance. Compounding the problem: these 50-year-old lines were installed without easements and have reached the end of their useful life.

The resolution authorizes RESPEC to design two new water pipelines—supply and return lines to the Monument Hill Tank—with a not-to-exceed contract value of $68,000. Town staff emphasized that coordinating this pipeline redesign with the county’s roadwork could save significant costs by bundling mobilization and construction. The pipeline work is time sensitive as El Paso County plans to break ground on the road project this fall.

While both resolutions passed by a unanimous 7-0 vote, they were not approved without scrutiny. Several members voiced frustration over escalating project costs and questioned whether the proposed solutions were truly cost-effective. They also challenged staff to be more proactive in communicating financial implications earlier in the process. The Council showed concern that even with “not-to-exceed” language, actual spending could creep higher due to changes in scope or unforeseen issues. The Town’s commitment to infrastructure improvement remains strong, but members made clear that cost containment and oversight must be equally prioritized moving forward.

Monument’s future takes shape in joint planning meeting

On July 21, the council and Monument Planning Commission held a joint meeting to review progress on the town’s 2040 Comprehensive Plan. This marked the second collaborative session between the two boards and included a presentation by the Lakota Group, the consulting firm contracted to guide the planning process. Town Planning Director Dan Ungerleider facilitated the meeting and introduced Maryam Moradian, Monument’s newly appointed Senior Planner.

The meeting centered around the Existing Conditions Report, which concluded Phase 1 of the Comprehensive Plan. Based on significant public engagement—including 20 focus groups, two pop-up events, one community meeting, and 210 survey responses—the report detailed both the assets and challenges facing Monument. Residents value Monument’s small-town character, natural beauty, and historic charm. However, concerns about increasing development pressure, traffic congestion, and the potential loss of community identity were repeatedly raised.

Monument’s population has more than doubled since 2010, now home to over 6,200 residents across 2,246 new households. Many newcomers are older, wealthier, and moving from out of state or other areas of Colorado. Although the town is generally affluent, with 41% of households earning over $150,000 annually, planners noted a surprisingly large portion of residents earn under $50,000—an often-overlooked demographic. Nearly all employed residents commute elsewhere for work, but Monument’s location on I-25 makes it ideal for light industrial development, even as competition from retail hubs like Castle Rock and northern Colorado Springs has grown.

Several town leaders weighed in on the challenges and opportunities ahead. Mayor Mitch LaKind acknowledged the “Tale of Two Cities” divide between the east and west sides of town and asked how Monument might attract more high-paying jobs locally. Mayor Pro Tem Steve King emphasized the importance of making better use of limited land, cautioning that large industrial buildings consume substantial acreage. Kronick was encouraged by the depth of the findings, while Kenneth Kimple expressed concern that developers often fail to consider the broader needs of the town. Ungerleider responded that while developers naturally focus on their own projects, the town must shape development through zoning, permits, and a strong comprehensive plan.

The next phase will focus on establishing vision, goals, and strategies to guide Monument’s growth through 2040. Updated zoning codes, improved east-west connectivity, expansion of parks and open space, and revitalization of downtown will all be on the table. The planning team will present draft strategies to the public and Steering Committee later this fall. As Councilmember Marco Fiorito put it, “It really gets me upset when I have to spend my date night pouring money into Colorado Springs”—a sentiment that underscored the urgency of attracting more entertainment, dining, and retail opportunities to Monument.

Push back against new state housing laws

At its July 21 meeting, the council held a detailed discussion on a series of new state land use mandates that will significantly affect local zoning and development policy. Planning Director Ungerleider presented an overview of several new laws passed by the Colorado General Assembly, most notably House Bill 24-1152, which compels municipalities to allow at least one accessory dwelling unit (ADU) on every property zoned for single-family detached housing. The law overrides many local regulations, requiring an administrative approval process, prohibiting design standards stricter than those for primary homes, and limiting parking and owner-occupancy restrictions.

Council members expressed sharp disapproval over the law’s implications for local control, density, and infrastructure. King criticized the legislation, saying, “When it is top-down like this, it strains us.” King also voiced support for limiting the number of ADUs per property and requiring owner occupancy. Fiorito raised concerns about water use and tap fee structures, while Kimple pointed to setbacks and overall neighborhood density as areas of concern. Ungerleider acknowledged the law’s complexity, noting that municipalities must find ways to “promote but also protect” under the new regulations. Monument has requested an extension on its compliance report, which is due to the state by Sept. 28.

Mayor LaKind went a step further, questioning the constitutionality of the law under Monument’s home rule authority. “Even though we have ADUs on the books, they are now telling us how to manage,” he said. The council discussed potential penalties for noncompliance and floated the possibility of a lawsuit against the state. In addition, King singled out House Bill 24-1107—addressing judicial review of local land use decisions—for particular scorn, stating bluntly, “I hate this bill.” LaKind echoed the frustration, referring to one of the new measures as simply “stupid.”

Other state mandates discussed included requirements for streamlined EV charger permitting procedures (HB24-1173), turf restrictions in new developments (HB25-1113), and eliminating family definitions for residential occupancy limits (HB24-1007). Some laws, such as HB25-1093 (limiting anti-growth policies) and SB25-002 (regarding factory-built structures), allow some local discretion but still preempt key areas of zoning regulation. Ungerleider emphasized that the town’s upcoming Monument 2040 Comprehensive Plan update would incorporate required housing assessments and compliance measures to address these state directives. However, the consensus among councilmembers was clear: the state’s aggressive push into local land use decisions is both unwelcome and potentially damaging to the character and autonomy of the town.

Public comments summary

  1. Historical Street Naming. A resident proposed renaming a local road “Wandering Cow” to commemorate the area’s unofficial livestock mascots—cows and donkeys—that have freely roamed a nearby pasture for years. The speaker noted that existing neighborhood names like Wagons West, Trails End, and Santa Fe Trails already reflect regional heritage, and this new name would add a lighthearted, historically rooted touch.
  2. Wastewater Reuse for Water Supply. A resident encouraged the town to consider capturing water from the Tri-Lakes Wastewater Facility as a potential alternative water source. They cited direct and indirect potable reuse methods that are legal under Colorado law and urged the town to investigate further, emphasizing long-term sustainability in the face of increasing demand.
  3. Turf Conversion and Xeriscaping Inquiry. Another speaker raised the idea of transitioning away from traditional Kentucky bluegrass lawns in favor of native turf or xeriscaping, referencing state grant programs available to larger municipalities. They asked if Monument was exploring similar water-conservation efforts, and whether this was “in the mix” of town sustainability initiatives.
  4. Commissioner Bill Wysong, one of El Paso County’s five commissioners, addressed the council. He acknowledged the complexity of funding for roads, trails, and other county-level infrastructure—especially given the limited property tax allocations once school districts take their share. Wysong also discussed county perspectives on water reuse and housing, offering to represent Monument’s concerns at the county level and report back on relevant initiatives. Councilmembers welcomed his presence and encouraged future collaboration.

Reports Presented on Taxes, Budgets, Investments, and Management

At the July 21 meeting, Finance Manager Laurie Young provided an update on the Town of Monument’s transition to self-collecting sales tax. The new system, GovOS, has enabled the town to set up 18,400 accounts and directly manage tax reporting from 396 in-town businesses. Staff has conducted 42 in-person business visits and responded to numerous inquiries to facilitate the transition. Benefits of the system include real-time reporting, immediate delinquency identification, and the ability to generate confidential reports on business performance and transactions.

In her quarterly budget report, Young summarized the town’s financial position as of June 30. The General Fund benefited from a $400,000 subsidy from the 2A fund, along with savings from eliminating and freezing several administrative and police department positions. Looking ahead, budget strategies for 2026 include a full review of employee compensation and insurance, a reevaluation of service levels, and a focus on technology-driven efficiencies. According to the report, the budget outlook is cautiously optimistic, with new businesses contributing additional revenue and results from a townwide fee study expected soon.

Senior Accountant Steve Murray presented the quarterly investment report, highlighting the town’s diversified investment strategy. The Wells Fargo overnight sweep generated $290,145 through June, while a $400,000 CD with First National earned $3,762. The Colorado Trust Account, which includes a variety of reserve and special-purpose funds, brought in $183,665. Other notable sources of income included BOK Financial ($5,477) and restricted government bonds through Piper Sandler totaling $10.8 million in holdings. Overall, the report said, the town’s investments are performing steadily with a focus on liquidity, safety, and returns.

Town Manager Madeline VanDenHoek provided a comprehensive report on town operations. Highlights included the successful town picnic and employee recognitions, the dedication of a P-51 Mustang sculpture at Town Hall, and ongoing updates to the municipal code. Her team has launched planning for the 2026 budget and begun outreach for the Citizens Service Level Committee. Other major efforts included Laserfiche records management implementation, business retention site visits, improvements in IT infrastructure, and strong coordination for the July 4 events. VanDenHoek commended staff for their continued progress and community engagement. Special recognition was given to her Executive Assistant and Communication and Event Specialist Portia Hermann for her outstanding work organizing this summer’s Concerts in the Park series, which have drawn strong community attendance and positive feedback.

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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 next meetings are scheduled for Monday, August 4 and 18. For more information, call 719-884-8014 or visit www.townofmonument.org. To view upcoming agendas, complete board packets, or download audio recordings of past meetings, visit http://monumenttownco.minutesondemand.com and click on “Town Council.”

Chris Jeub can be reached at chrisjeub@ocn.me.

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Monument Planning Commission, July 9 – Commission welcomes new leaders, reviews major development amendment and vision for Monument’s future

By Janet Sellers

In the July 9 meeting marked by new leadership and forward-looking discussion, the Monument Planning Commission addressed several significant developments shaping the future of the town. The agenda included the election of new officers, the introduction of a new commissioner, a detailed public hearing on a key development proposal, and updates on Monument 2040—the town’s comprehensive plan for long-term growth.

New Faces and Roles on the Commission

The evening began with the announcement that Chair Trujillo would be stepping down from his position. The Commission unanimously approved the May 14 meeting minutes, which included final clarifications on conditions related to the Legacy sketch plan. There was no June meeting.

Planning Director Dan Ungerlieder introduced John Parr as the newest member of the Commission. Parr brings over 40 years of construction experience, primarily in large-scale hospital, data center, and high-rise projects. Though new to municipal planning, Parr expressed enthusiasm for supporting Monument’s future through informed growth and community engagement.

Leadership elections followed, resulting in Ray Egley being unanimously elected as the new Chair, and Corey Peterson as Vice Chair.

Native Sun Construction Amendment Reviewed

A public hearing was held to consider a major amendment to the Native Sun Construction Planned Unit Development (PUD) at 15010 Woodcarver Road. The proposal, presented by architect Rohs Heck of F9 Productions on behalf of property owner Winston Jessup, included a series of design and site layout changes. These included an office building relocation to the southeast corner of Lot 2, shop building relocation to the northwest portion of the property, regrading of Lot 1 to accommodate the new layout, addition of a deceleration lane on Woodcarver Road to improve traffic flow, and reconfiguration of construction yards for open circulation, replacing the previously approved internal street network.

Town staff confirmed that the amended plan meets all zoning, design, and landscaping standards. Supporting documentation—including a traffic generation analysis and a final drainage report—was reviewed and supported by Jacob’s Engineering, the town’s contracted engineer. No public comments were submitted, and commissioners raised only technical questions related to the visual orientation of buildings from Woodcarver Road. Ultimately, the proposed changes were seen as compatible with the comprehensive plan and consistent with the town’s development goals, and a motion was approved for its recommendation to the town.

Comprehensive Planning: Monument 2040 Takes Shape

In a presentation that underscored the town’s long-term vision, Planning Director Dan Ungerlieder updated the Commission on the Monument 2040 Comprehensive Plan. The Existing Conditions Report, compiled through four months of community outreach and consultant research, is now available on the Monument 2040 website. (Monument2040.com).

This foundational report outlines the current demographic, economic, land use, and infrastructure conditions in the town and will guide the next stage of the planning process—visioning. The upcoming visioning phase, expected to take three to six months, will explore what Monument should look like in the next 20 years. A joint work session with the Town Council took place on July 21 at 5:00 p.m., where commissioners, council members, and planning consultants will discuss trends, community input, and next steps. Ungerlieder encouraged participation and light-heartedly mentioned the possibility of food at the session. He also noted that the planning department is set to be fully staffed by the end of the month, expressing excitement about the expertise the new hire brings.

He says, community outreach has been robust, with staff making appearances at local events such as the farmers market, summer concert series, and the Fourth of July parade, distributing tote bags, pens, and information about the comprehensive plan.

“This plan won’t work unless the whole community is part of it,” Ungerlieder emphasized. “And once it’s approved, we have to implement it. That’s where the real work begins.”

Looking Ahead

With no additional comments or business, the Commission adjourned the meeting unanimously.

The evening highlighted not only a period of leadership transition but also a renewed dedication to community-driven planning. As the Monument 2040 visioning process unfolds, residents and officials alike will play an active role in defining how the town evolves in the decades to come.

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The Monument Planning Commission advises the Town Council on land use and development issues. The commission’s recommendations are based on local and state laws, zoning, and municipal codes. The Planning Commission usually meets on the second Wednesday of each month. The next meeting of the Monument Planning Commission was scheduled for August 13, according to the Planning Commission website. For further information on Planning Commission meetings, please visit www.townofmonument.org/263/planning-commission-board-of-adjustment or contact 719-884-8028. A recording with a transcript of the meeting is also available.

Janet Sellers can be reached at JanetSellers@ocn.me

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Monument Town Council, June 2 and 16 – Council navigates development questions and compensation study; Smith appointed to the council

By Chris Jeub

The Monument Town Council held two meetings in June, addressing key issues ranging from industrial development concerns to comprehensive employee compensation reforms and filling a vacant council seat.

Pikes Peak Rodeo delegation promotes summer events

The June 2 meeting opened with a spirited presentation from representatives of the Pikes Peak Range Riders and the Pikes Peak or Bust Rodeo. Greg Budwin of the Range Riders, along with rodeo board Vice President Lauri Carroll and Girl of the West Emma Considine, invited the council and community to the annual Western Street Breakfast, which was held on June 18th in downtown Colorado Springs. The group promoted the NFR Open at the Pikes Peak or Bust Rodeo, scheduled for July 8-12 at the Norris Penrose Event Center, featuring over $1 million in payouts for contestants from the U.S., Canadian, and Mexican circuits.

Willow Springs Ranch development sparks discussion

Planning Director Dan Ungerleider presented a preliminary discussion on the proposed Willow Springs Ranch Filing No. 3, also known as the Rickenbacker property. Developer Tim McConnell of Drexel Barrel & Co. outlined plans for annexing 39.6 acres to develop 38 single-family residential lots of 15,000 square feet or larger—a significant reduction from a previous proposal that called for about 100 lots.

The presentation sparked a procedural debate when Councilmember Ken Kimple questioned the unusual process: “I haven’t seen it done like this that we get a presentation before the Planning Commission.” Kimple asked whether this would become standard practice, noting the difficulty of having a presentation without full debate on the merits.

Mayor Pro Tem Steve King pressed the developer on several concerns, including traffic access issues with the single entrance from Forest Lakes Drive and whether the proposed Rickenbacker Road exit would be permanent or emergency-only. King also insisted on community engagement meetings before formal processing, noting residents in the audience.

Ungerleider explained this approach followed the council’s previous request for preliminary meetings on annexation proposals. King confirmed the background, referencing earlier meetings where a 100-home proposal was deemed “fairly egregious” and appreciated the developer’s willingness to modify plans. No formal action was taken, with the item referred to the Planning Commission for detailed review.

Outdoor storage ordinance approval

The council approved Ordinance No. 10-2025 granting conditional use approval for outdoor storage at 836 Synthes Ave., though not without discussion about screening requirements and height restrictions.

Property owner Chandler Knob emphasized his family’s deep Monument roots, noting his father founded Prescott’s Surgical Microscopes and the family’s long-standing community ties. The Planning Commission had recommended approval with a 30-foot height restriction for stored materials.

King expressed wariness due to past code enforcement issues with outdoor storage in the area, calling it “a giant code issue constantly” that creates ongoing compliance problems. King questioned the 30-foot height allowance, stating it was “too tall for me.”

The debate centered on municipal code requirements versus the Planning Commission’s conditions. Councilmember Laura Kronick suggested following existing code, which requires storage materials to be screened “so as not to be visible from adjacent property or from public right-of-way.” Ungerleider explained that screening height should match fence height under the code, typically 6-8 feet for industrial uses. Councilmember Sana Abbott raised concerns about neighboring crane operations and the precedent this might set.

The council ultimately approved the ordinance 6-0 with modifications removing the 30-foot height restriction and defaulting to municipal code screening requirements.

Water infrastructure investment addresses iron content

The council approved Resolution No. 37-2025, authorizing a construction contract with Native Sun Construction for $582,241 to install iron removal systems at Wells 11, 12, and 13. Director of Public Works Thomas Tharnish explained that iron levels in these wells had been climbing, causing customer complaints about metallic taste and smell.

However, the approval process highlighted ongoing concerns about contract oversight. Mayor LaKind insisted on seeing the actual contract language before final approval, demanding “not to exceed” language be included. “Without a contract this resolution will not go anywhere because I need to see the language of the contract,” he stated. Councilmember Marco Fiorito agreed, noting he thought this was “a resolution to start the proceedings which then would lead to us approving the contract.”

The resolution passed 6-0 with the understanding that the contract would return for final council review before execution, following the town’s updated purchasing policy requiring council approval for expenditures over $25,000.

Comprehensive compensation study addresses market competitiveness

In a move toward professional municipal operations, the council approved Resolution No. 38-2025, adopting a comprehensive salary structure and classification system developed by CBIZ consultant Taylor Sprag. The study revealed that general structure employees are currently at 98.2% of market rate, while sworn police officers are at 92.4% of market rate.

The analysis recommended salary increases for 32 employees totaling $101,000 (1.6% of payroll) and established a new 16-grade salary structure with market-based positioning. The study included a five-year planning component, with CBIZ providing annual planning letters to help the town stay current with market rates.

LaKind questioned the extremely low Grade 1 minimum salary and probed the data sources used for comparison. Police Chief Patrick Regan discussed recent incremental raises, explaining, “We gave the raise that we could afford, we didn’t give the raise to fix,” noting the ongoing strategy to reach market midpoint gradually within budget constraints.

Both King and Kronick praised HR Director Emily Trujillo’s leadership on the project. “I do appreciate the leadership you’ve thrown out there from an HR perspective,” King stated, while Kronick thanked staff for their transparent, employee-first approach.

The resolution passed 7-0 for implementation in the 2026 budget, with recognition that annual adjustments would depend on available revenue.

Chad Smith appointed to fill council vacancy

At the June 16 meeting, the council addressed its vacant seat left by Jim Romanello’s passing. Chad Smith, who has served two years on the Planning Commission including recent service as chair, was the sole applicant for the position.

Smith outlined his priorities as maintaining the current council’s course, emphasizing responsible growth and preserving the town’s improved financial stability. When asked about Planning Commission experience preparing him for the role, Smith cited his land use knowledge, code navigation skills, and leadership development.

Ungerleider endorsed Smith despite losing him from the Planning Commission, noting Smith’s comprehensive plan work and calling for more Planning Commission volunteers: “We need two alternates and we need a sitting member.”

The council approved Resolution No. 42-2025 by a 7-0 vote (counting Smith immediately), and he was sworn in as council member at-large during the meeting.

Above: Chad Smith is switching public service positions. He’s moving from the Monument Planning Commission to the Town Council. He was sworn in on June 16, filling the seat left vacant by the death of Jim Romanello on April 12. The council voted unanimously to appoint Smith who’ll serve until the next regular election on Nov. 2 of next year. Smith had been serving on the Planning Commission since Jan. 16, 2024. His departure leaves an opening that will have to be filled. He told the council he thinks his time on the commission helped him prepare for his new position. Smith said one of his priorities will be to ensure “responsible growth” in the town. In photo, Town Clerk Tina Erickson gives oath of office to Smith. Photo by Michael Weinfeld.

Professional services agreements enhance financial management

The council approved two significant agreements with Willdan Financial Services to modernize the town’s financial operations. Resolution No. 40-2025 authorized a cost allocation plan and fee study for $39,000, while Resolution No. 41-2025 approved a water rate study for $37,260.

Finance Director Jennifer Phillips explained that the cost allocation plan would replace current lump-sum estimates with specific cost tracking for services like town manager and finance director time allocated to the water fund. The plan would also enable grant administration overhead recovery for projects like Jackson Creek Parkway.

The fee study would update user fees that haven’t been revised since 2016. Phillips emphasized that the study would show full cost recovery for all services, but the council would make policy decisions on actual fee levels. “Let’s say renting a park space turns out to be $50 as full cost recovery and the council says, ‘No way, we want it at $20’—that’s your policy decision,” Phillips explained.

King praised the professional advancement of Phillips and her presentation: “You’ve taken this town from a much lower level into, like, we’re a real town now.” Both resolutions passed 7-0.

Old Denver Road annexation completed

In what Ungerleider called “probably one of the easiest annexations we’ve ever gone through,” the council completed the annexation of Old Denver Road right-of-way that the town already maintains. The two-step process included Resolution No. 43-2025 (findings of fact) and Ordinance No. 11-2025 (actual annexation), both passing 7-0.

The 12.9-acre annexation brings the county right-of-way from West Baptist Road north to the corporate limits into town boundaries. The El Paso Board of County Commissioners unanimously approved waiving the annexation impact report, facilitating the smooth process.

Council addresses development advocacy concerns

During council comments at the June 16 meeting, Mayor Pro Tem King raised concerns about his role in addressing development issues in adjacent municipalities. King explained his dilemma regarding a Beacon Light/County Line property that previously came before Monument for multifamily annexation but was rejected based on neighborhood concerns.

With a “more intense use” now proposed in an adjacent municipality, King sought guidance on speaking to the media about the development’s history. Attorney Bob Cole advised that speaking for the council requires bringing positions to council first and getting delegated authority, while speaking individually requires being clear about personal capacity.

The council unanimously supported King providing factual history about the previous annexation process, with Councilmember Kimple noting, “I’m 100% for Steve giving the history because all that is public information.” King confirmed his intent to speak only about historical facts, not council positions.

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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 next meetings are scheduled for Monday, July 7 and 21. For more information, call 719-884-8014 or visit www.townofmonument.org. To view upcoming agendas, complete board packets, or download audio recordings of past meetings, visit http://monumenttownco.minutesondemand.com and click on “Town Council.”

Chris Jeub can be reached at chrisjeub@ocn.me.

Other Monument Town Council articles

Monument Planning Commission, June 11 – June meeting cancelled

By Janet Sellers

The Monument Planning Commission June 11 meeting was cancelled. The next meeting is scheduled for July 9 at 6 p.m. in the Town Council chambers at 645 Beacon Lite road, Monument.

Questions regarding the Planning Commission meeting notice for June 11 may be directed to the Monument Planning Department at 645 Beacon Lite Road, Monument or by calling 719-651-5405.

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The Monument Planning Commission advises the Town Council on land use and development issues. The commission’s recommendations are based on local and state laws, zoning, and municipal codes.

The Planning Commission usually meets on the second Wednesday of each month. The next meeting is scheduled for July 9. For further information on Planning Commission meetings, please visit www.townofmonument.org/263/planning-commission-board-of-adjustment or call 719-884-8028. A recording with a transcript of the meeting is also available.

Janet Sellers can be reached at JanetSellers@ocn.me

Other Monument Planning Commission articles

Monument Town Council, May 5 and 19 – VanDenHoek sworn in as town manager

By Chris Jeub

After months of consideration, the Monument Town Council finalized the selection of a new town manager on May 19. Madeline VanDenHoek was unanimously appointed as the official Town Manager. VanDenHoek had been serving as interim town manager since June 2024 following the removal of the previous Town Manager Mike Foreman.

Councilmembers emphasized the difficulty of the decision due to the high qualifications of two candidates. King noted that both candidates met qualifications and expressed hope that the candidate not selected (unnamed during the council discussion, but known to be Deputy Town Clerk Sylvia Simpson) would remain involved with the town. Councilmember Laura Kronick highlighted the significance of how candidates described their educational applications during interviews, ultimately recommending VanDenHoek. Abbott acknowledged the challenging nature of the decision-making process but underscored VanDenHoek’s alignment with required skill sets and experience.

Councilmember Kenneth Kimple commended both applicants for their openness and clear vision demonstrated during interviews, affirming VanDenHoek’s alignment with the town’s best interests. Councilmember Marco Fiorito also expressed appreciation for the candidates’ efforts and preparation during the process.

The motion to appoint VanDenHoek passed with a unanimous vote of 6-0 and she was officially sworn in.

Above: Madeline VanDenHoek was sworn in as town manager at the Monument Town Council (MTC) meeting on May 19, nine months after taking over for Mike Foreman on an interim basis. VanDenHoek said she looks forward to “ensuring that we are not only the best place to work, but also the best place to live, have a business and play.” The MTC voted unanimously on May 8 to choose VanDenHoek over the other candidate for the job, Sylvia Simpson, who remains the deputy town clerk. No reason was ever given publicly for why Foreman was let go in August of last year. In the photo from left are VanDenHoek’s son Dane, husband Eric, father Jack Kennedy (in the back), VanDenHoek, and mother Marna Kennedy. Photo by Michael Weinfeld. See video clips at end of article.

Budget concerns

Note: The budget presentation made by Finance Director Jennifer Phillips was not recorded on the town’s YouTube channel due to technical issues. The online video resumed during the council’s discussion following the presentation. The summary of the budget presentation from the slides is as follows:

  • The town maintains various dedicated funds such as the General Fund, Capital Projects Fund, Water Fund, Police Fund, and Community Development Fund.
  • Adjustments were made to correct $1.5 million in duplicate postings due to system changes.
  • General Fund projected revenue increased to $14.6 million, with major sources including sales and property taxes, fees, fines, and investment earnings.
  • Significant amendments include adding a legally obligated sales tax revenue ($2.6 million), transferring back a $400,000 subsidy from 2024, and including a $200,000 grant for a Comprehensive Plan Study.
  • General Fund expenditures increased to $16.4 million, with adjustments including the addition of a sales tax expense to Triview ($2.6 million), reductions in personnel expenses for vacant positions, and removal of certain budgeted expenses.
  • Ending General Fund unrestricted reserve improved to 21% from a previously lower percentage.

After the presentation of the budget notes, Mayor Mitch LaKind expressed gratitude toward Phillips for identifying and addressing financial discrepancies, with Mayor Pro Tem Steve King acknowledging her efforts to rectify past accounting issues.

In response to budget challenges, council members discussed potential reduction strategies. Selling town-owned properties to rebuild financial reserves was proposed, and Mayor LaKind instructed staff to explore additional revenue-generating opportunities. Councilmembers Kenneth Kimple and Sana Abbott emphasized the importance of transparently communicating the town’s financial issues to residents and called for effective community education regarding budgetary concerns.

The council unanimously supported reconsideration of the lodging tax for an upcoming ballot. King underscored the urgency of this measure, noting that the absence of a lodging tax was resulting in significant financial losses for the town, with revenues instead benefiting Colorado Springs.

The council approved Resolution No. 30-2025, appropriating funds for various town activities and services, and Resolution No. 31-2025, which introduced new financial policies aimed at ensuring sustainable town funding. Both resolutions passed with unanimous votes.

Romanello’s seat replacement discussed

The council also addressed the vacancy created by the recent passing of Councilmember Jim Romanello (see May issue of OCN for details). LaKind directed staff to prepare for either an appointment process or a special election to fill the vacant council seat. The council later announced on its Facebook page that it will appoint a replacement for Romanello. It said potential candidates should submit a letter of interest, resume, and notarized affidavit affirming they meet all the qualifications to the town clerk no later than 5 p.m. June 9. The candidates might then be interviewed at the Town Council meeting on June 16.

Terrazzo-Baja commercial development

Resolution No. 28-2025 approved the final plat for the Terrazzo-Baja Commercial Development, subdividing nine individual lots for sale and future development and dedicating public rights of way for Terrazzo Drive extension and Baja Drive addition. This action aligns with the previously approved Santa Fe Park preliminary planned unit development.

Due to the technical difficulties previously mentioned, discussion and final voting results on this resolution were not recorded, a voting result that left King the sole dissenter. He later clarified his dissent during the May 17 regular meeting. King opposed creating larger lots from previously smaller sizes, expressing concern that larger lots could attract warehouse applications, which he argued would not generate sufficient sales tax or property tax revenue. King emphasized the importance of maintaining smaller lot sizes, allowing potential buyers to request combining lots from the council on a case-by-case basis, preserving town control over lot sizes created just a few years prior.

Strategic plan update

A representative of JTrylch Strategy and Consulting LLC gave an update of the new strategic plan of the town. The plan emphasizes simplicity, clear focus, and accountability. It identifies four equally important strategic priorities:

  1. Ensure Long-Term Financial Health and Sustainability: Focused on efficient services, resilient financial planning, and strategic investments.
  2. Strengthen Community Engagement: Aimed at improving communication, collaboration, and partnership within the community and neighboring areas.
  3. Enable Responsible Community Development: Establish clear processes to foster responsible growth and sustainable development.
  4. Reinforce a Positive Work Culture: Sustain a professional environment that attracts talented staff and promotes excellent community services.

Following the presentation, the Town Council unanimously passed Resolution No. 34-2025 in a 5-0 vote.

Town lawyer position discussed

VanDenHoek sought direction from the board regarding the potential hiring of a permanent town lawyer. Councilmember Laura Kronick emphasized that hiring a staff attorney would be fiscally responsible, noting that current town attorney Bob Cole would still handle larger matters. King inquired about typical tasks for the role, and VanDenHoek explained that routine contract reviews and code details could be handled more economically by an in-house attorney. Kimple questioned potential savings, to which VanDenHoek responded that $100,000 to $200,000 annually might be saved. LaKind directed VanDenHoek to draft a job posting and present it for council review at a later date.

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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 next meetings are scheduled for Monday, June 2 and 16. For more information, call 719-884-8014 or visit www.townofmonument.org. To view upcoming agendas, complete board packets, or download audio recordings of past meetings, visit http://monumenttownco.minutesondemand.com and click on “Town Council.”

Chris Jeub can be reached at chrisjeub@ocn.me.

Other Monument Town Council articles

Monument Planning Commission, May 14 – Commission recommends approval of 30-acre commercial development

By Janet Sellers

At the Monument Planning Commission meeting on May 14, the focus was on two projects that needed recommendations for approval by the commission. Commissioners present were Vice Chair Chad Smith, Ray Egly, Cathy Green, Danny Ours, Corey Peterson, Donna Hatch, Planner 1 Rey Medina, and Planning Director Dan Ungerleider. Chair Martin Trujillo was absent.

Storage at 836 Synthes

The first hearing and meeting item for the Monument Planning Commission included a public hearing for a request for conditional use approval for outdoor storage as part of the development at 836 Synthes Ave.

During the public portion of the hearing, questions were raised about landscaping and lighting for the proposed development.

The applicant, introduced as Mr. Chandler, confirmed that a row of trees would be maintained to ensure privacy and that lighting would be designed to face downward. Inquiries about outdoor storage were addressed, with Chandler explaining that the storage would comply with town regulations and would primarily involve service-related items.

The planning commissioners discussed the anticipated service industry uses which may include landscaping and utility storage. Concerns were raised about height restrictions confirming a 30-foot limit for buildings but not for equipment. The need for conditions on height and lighting were to protect nearby residential areas, and future compliance was suggested with any new lighting ordinances.

Commissioner Green commented for discussion regarding lighting (possible light pollution) even in terms of downward-facing lights that may cause a concern. Green made a motion to make a recommendation to approve the conditional use for outdoor storage at 836 Synthes Ave. as supported by the attached finding of fact with the conditions that the outdoor storage must not exceed 30 feet in height, which is the maximum building height for light industrial zoning. Commissioner Egly seconded the motion, and it passed with a vote 5 to 1.

Legacy at Jackson Landing

The sketch plan for the Legacy at Jackson Landing proposes a 30-acre commercial development which includes a 129,000 square foot “major” retailer, a potential hotel, restaurants, and additional retail space. It is located next to I-25, just north of Baptist Road. The public hearing on the sketch plan was opened and closed with members of the public present. There were no public comments.

A staff presentation was made by Ungerleider, who presented the project to the Planning Commission, and a detailed presentation was made by the representatives of Legacy at Jackson Landing that included speakers from Legacy Development partners, specifically Carl Barton, Chris Hake, and Noel Bremer representing Kimley Horn Engineering and Development Team that includes Legacy Development Partners, the Garrett Companies, RSP Architects, and others.

They stated their focus is on designing “innovative real estate solutions with a focus on high-growth markets across the United States. They specialize in the development and redevelopment of single tenant out parcels, multi-tenant shop buildings, grocery-anchored projects, and mixed-use developments.”

The presentation included information regarding creating a regionally significant destination retail development to bring visitors and dollars to Monument, using a national anchor retailer, quality site amenities and landscaping, convenient and safe parking circulation, optimizing economic impact, and bringing in local and visitor dollars. The development includes intended open space for safe pedestrian circulation.

The commissioners discussed clarification on the project’s design guidelines and the lack of residential elements. It was confirmed that the project would consist of a consolidated preliminary and final planned unit development without residential components. The signalized intersection at Jackson Creek Parkway was discussed as an improvement and planned for Blevins Buckle Trail. A traffic study would determine the need for a signal that is likely to be required for safe traffic flow, and concerns were expressed by the commissioners regarding potential congestion and safety hazards without guaranteed traffic signals.

Developers for this project discussed with the commissioners the importance of multiple access points for the new development, emphasizing the commitment of a major anchor tenant that will drive interest from other businesses. This engaged a discussion of traffic concerns for the Baptist Road at Jackson Creek Parkway intersection which was acknowledged with plans for further analysis. A strong interest for a sit-down restaurant into the development to meet community needs was also expressed by the commission.

In the interest of addressing potential effects on local infrastructure, there was discussion regarding a comprehensive traffic impact study due to the significant development being highlighted for the area. Public outreach was also addressed, and the commission discussed possible public engagement meetings for the community and was encouraged before any final approvals. Concerns were also raised about the town’s revenue situation with implications of an Economic Development Incentive Agreement on local finances.

Until a full-service traffic signal is required, a right-in right-out traffic condition was advocated for the intersection due to the necessity of having the traffic light installed at the beginning of the project rather than waiting for future phases. This conversation of the commission underscored the significance of traffic control measures in terms of the development’s initial phase.

The Planning Commission unanimously approved the Legacy of Jackson Landing sketch plan with incorporation of conditions outlined by the planning director in the draft resolution. Commissioner Smith made a motion to approve the sketch plan for Legacy Jackson Landing as supported by an attached finding of fact. Commissioner Ours seconded and the motion passed unanimously. There was some discussion on getting more community participation for the Planning Commission and on the requirements for living in the local boundaries, and the time frame of living in the town to be involved with the planning issues. As that was the final issue to review for recommendation, the meeting was then adjourned at 8:16pm.

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The Monument Planning Commission advises the Town Council on land use and development issues. The commission’s recommendations are based on local and state laws, zoning, and municipal codes. The Planning Commission usually meets on the second Wednesday of each month. The next meeting of the Monument Planning Commission was scheduled for June 11 but has been canceled, according to the Planning Commission website. For further information on Planning Commission meetings, please visit www.townofmonument.org/263/planning-commission-board-of-adjustment or contact 719-884-8028. A recording with a transcript of the meeting is also available.

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

Other Monument Planning Commission articles

Monument Town Council, April 7 and 21 – Monument Town Council mourns loss of Jim Romanello

By Chris Jeub

The Monument Town Council began its April 21 session by solemnly acknowledging the recent passing of Councilmember Jim Romanello, who had served the community with dedication since his 2018 election. In a moment of reflection, all councilmembers shared memories of Romanello’s commitment to transparent governance and constituent outreach, and held a brief moment of silence in his honor.

Everyone from the dais remembered Romanello warmly. Mayor Mitch LaKind lamented, “I’m missing a leg to kick under the dais tonight,” recalling that after they ran against each other for mayor in 2022 Romanello confided he was glad he hadn’t won, and added, “I’m going to miss him.” Councilmember Laura Kronick, choking back tears, said, “We hugged, bantered, argued, and laughed. Farewell, my friend.”

Marco Fiorito reflected on Romanello’s dedication and spirit of cooperation. Mayor Pro Tem Steve King observed, “We started out on opposite sides of things, but we ended up coming together. Whatever we disagreed on, he would always come back and pat me on the back.” Interim Town Manager Madeline VanDenHoek noted, “He always wanted the best for the town,” and Councilmember Sana Abbott added, “I will miss that raspy laugh of his.”

The council announced plans to place a commemorative bench along the Santa Fe Trail in his honor.

Above: Flags were flown at half-staff for five days in Jim Romanello’s honor. Photo by Michael Weinfeld.

Comprehensive PUD Amendment, Plat and Site Plan for Triview water tank

In a single unified action, the council approved all three steps necessary to expand the Triview Promontory Pointe Water Tank Facility. First, Ordinance 07-2025 amended the Sanctuary Pointe Phase 3 Planned Unit Development (PUD) to reassign 1.1 acres of open space for district use. By rezoning that newly created lot from PUD to public, the town formally consolidated it with the existing 1.37-acre tank site, creating a contiguous 2.47-acre parcel capable of housing a second 1.5-million-gallon tank.

Next, Resolution 22-2025 ratified the Final Plat for Triview Utilities Subdivision, subdividing Sanctuary Pointe Filing 8 into a 1.1-acre Lot 1 and a 24.4-acre remainder, then merging Lot 1 with the existing district property to legally define the expanded site.

Finally, Resolution 23-2025 approved the associated Site Plan, which includes new landscape buffers, fencing upgrades and construction details for the additional tank. The council emphasized the importance of the added screening along adjacent residential areas and unanimously endorsed the technical design elements.

Title 2 Code Repeal and Readoption

By a 6-1 vote, the council enacted Ordinance 08-2025: a wholesale repeal and readoption of Title 2 (Administration & Personnel) to conform local code with the November 2022 Home Rule Charter and to streamline department structures under the town manager. Among the changes, Police Department rules were realigned under manager authority, finance director duties were updated, and antiquated provisions—like obsolete municipal judge bond requirements—were removed. Councilmember Sana Abbott cast the lone dissenting vote, questioning whether some Charter references might complicate future amendments.

Old Denver Road Annexation Proceedings

Resolution 25-2025 initiated annexation of the Old Denver Road area (Annexation Petition 24-2025), finding the petition in substantial compliance with C.R.S. § 31-12-107. The council authorized staff to prepare the formal annexation ordinance and to schedule the required public hearing later this spring. Proponents noted the area’s adjacency to existing town services and its potential to support future residential development.

Loop Water Authority IGA Amendment

Continuing regional cooperation, Resolution 27-2025 amended the intergovernmental agreement establishing the Loop Water Authority. Director of Public Works Thomas Tharnish explained that the revised terms address voting thresholds and cost-sharing formulas among member districts. Though councilmembers rejected the original proposal in the April 7 meeting, their concerns were addressed in the April 21 meeting and unanimously approved the updated Loop Water Authority IGA Amendment.

Review of Draft Financial Policies

In the final discussion of the evening, Finance Director Jennifer Phillips presented proposed updates to the town’s Financial Policies Manual. Key changes include raising the target for general-fund reserves from 16% to 20% of annual operating expenditures; specifying that long-term capital projects be financed with a mix of pay-as-you-go, debt, and grant funding; and tightening investment criteria to prioritize safety and liquidity. The council directed staff to model the reserve increase’s impact on upcoming budgets and to return with a public-hearing draft on May 5.

Designation of finalists for town manager

After a closed executive session, the council unanimously approved moving two candidates forward in the town manager search. Mayor Pro Tem King reported both interviews went “very well,” naming Madeline VanDenhoek and Sylvia Simpson as the finalists. These names will remain public for two weeks before final approval.

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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 next meetings are scheduled for Monday, May. 5 and 19. For more information, call 719-884-8014 or visit www.townofmonument.org. To view upcoming agendas, complete board packets, or download audio recordings of past meetings, visit https://monumenttownco.documents-on-demand.com and click on “Town Council.”

Chris Jeub can be reached at chrisjeub@ocn.me.

Other Monument Town Council articles

Monument Planning Commission, April 9 – Two recommendations for approval; high school students offered seat at the table

By Janet Sellers

At the Monument Planning Commission meeting on April 9, the focus was on public participation and fair review processes for land use matters in Monument. The commission emphasized the importance of transparency and community involvement.

The meeting covered public hearings for the Terrazzo Baja Commercial Development Final Plat and the Triview administration building. The commissioners discussed project details, traffic studies, and safety measures. A comprehensive traffic study is necessary for the Terrazzo development to ensure it meets local requirements and does not negatively impact traffic flow. This study will include stormwater management considerations.

The proposed final Planned Unit Development for the Triview administration building aims to consolidate utility services and administration into one location effectively. The design is intended to align with existing land use patterns and enhance the surrounding area.

Safety and infrastructure plans are being discussed for the proposed Triview building area, including vehicle maintenance and safety protocols for pedestrian crossings. Community input is important for enhancing these plans effectively because safety is a crucial concern during community interactions, particularly regarding pedestrian traffic and vehicle operations. Commissioner Danny Hours said drivers must be vigilant and slow down when approaching areas with pedestrians to prevent accidents.

Both projects received unanimous approval. Further information for the next stage of the comprehensive plan that includes the surveys for community input and focus groups is expected by the end of May, with discussions and meetings regarding the next steps soon after.

Commissioners Chad Smith, Martin Trujillo, and Donna Hatch attended the National Planning Commission meeting in Denver in late March. The conference highlighted the importance of community engagement in planning discussions, particularly regarding housing and water issues. Participants expressed appreciation for the opportunity to share insights and collaborate on these critical topics.

The commissioners indicated they felt they learned some effective tools and resources such as religious institution lands as a solution for housing in difficult areas around the Front Range, talks about water, and information on the housing crisis in Colorado. Smith indicated he will continue research in those kinds of areas. Upcoming, Monument Director of Planning Dan Ungerleider, offered to share the information and videos from the conference with the commission members for edification and solutions for many current concerns and issues that impact the community.

The Planning Commission still has two alternate commissioner vacancies open and requested participation of the community to fill the vacancies and “help shape the future of Monument.”

The meeting concluded with announcements and a call for high school student involvement in local governance. Local high school students interested in learning more about local government are encouraged to attend the Planning Commission meetings, especially to learn about the comprehensive plan process. Ungerleider indicated he is looking to bring back the student liaison program and is creating a formal program for this purpose.

The student participants will begin in the audience area, and eventually may have a seat with the commissioners, albeit non-voting seats. The comprehensive plan is for the future of the community, and Ungerleider said that “if it’s going to impact anybody, it’s going to impact our students.” Interested parties may contact Ungerleider at the Town of Monument or email him at dungerleider@tomgov.org

The community is invited to share thoughts with the town via the online website, and representatives will be present at events such as the weekly farmers market and the Fourth of July Parade. Residents also can visit the website, www.Monument2040.com.

The meeting adjourned at 6:41 pm.

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The Monument Planning Commission advises the Town Council on land use and development issues. The commission’s recommendations are based on local and state laws, zoning, and municipal codes. The Planning Commission usually meets on the second Wednesday of each month. The next meeting is scheduled for May 14. For further information on Planning Commission meetings, please visit www.townofmonument.org/263/planning-commission-board-of-adjustment or contact 719-884-8028. A recording with a transcript of the meeting is also available.

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

Other Monument Planning Commission articles

Monument Town Council, March 5 – Residents discuss Monument 2040 Plan

By Laura Lucero

On the evening of March 5, the Monument Town Council (MTC) invited the community to join in a discussion of the Monument 2040 Comprehensive Plan. A comprehensive plan is required for communities with a population over 2,000. According to the town’s webpage, “The comprehensive plan will serve as a long-term blueprint, guiding the community’s growth over the next 10-15 years and addressing critical areas such as housing, economic development, stormwater management, parks, and a special focus on the downtown area.”

According to the Town Council-Planning Commission Workshop held on Sept. 25, 2024, the Comprehensive Plan:

  • Is developed through public participation and input.
  • Establishes and guides community vision.
  • Reports and expands upon community goals and objectives.
  • Provides the basis for land use and community development decisions.
  • Provides the basis for capital improvement planning.
  • Provides the basis for grant applications and funding.
  • Aligns the annual budget process with long-term community goals.
  • Establishes community-developed expectation for public/private investment.

The MTC hired and is collaborating with the planning and design firm The Lakota Group to organize various public engagement events for residents, business owners, students, and community leaders to share their thoughts. Before the Bear Creek Community Conversation, they had hosted 17 focus group sessions at the Town Hall and at the local YMCA.

The conversation at Bear Creek Elementary was introduced by Dan Ungerleider, director of planning for the Town of Monument, who then asked Hannah Bader from The Lakota Group to describe the evening’s format. The gathering of about 60 residents was invited to split into six groups for roundtable discussions covering the following topics:

  • Housing and Neighborhood
  • Economic Vitality
  • Parks & Open Space
  • The Downtown
  • Sustainability
  • Safety, Wellness, & Connectivity

Each table was hosted by a facilitator with a whiteboard to capture the input. Conversations were triggered by cards on the table with specific questions; e.g., “What are the biggest environmental concerns facing Monument today?”, “What types of retail stores, services, or businesses do you feel are currently missing in Monument?”, “How often do you visit downtown Monument, and what typically brings you there?”

Over the next hour, participants were encouraged to rotate through the topics in which they were most interested. Following the roundtables, the facilitators presented a debrief of the captured input from each table.

Above: Monument community members gather around a detailed map of downtown during a public workshop on March 5 to help shape the Monument 2040 Comprehensive Plan. The entire community was invited, and about 60 people showed up to share their thoughts. Residents discussed where downtown’s true boundaries lie, along with key elements the plan will address—such as transportation flow, land use, historic preservation, economic development, housing, and park access. The workshop, held in the Bear Creek Elementary School gym, invited thoughtful input on the town’s future. Photo by Chris Jeub.

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The Town of Monument explains the launch and progress so far at https://www.townofmonument.org/395/Comprehensive-Plan—Monument-2040.

To view specific project information and the presentation from the Community Conversation, please visit https://www.monument2040.com/. Residents are encouraged to provide input via the online survey at https://www.surveymonkey.com/r/FNF8FPC.

Laura Lucero can be contacted at lauralucero@ocn.me

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Monument Town Council, March 3 and 17- Monument Town Council tackles planning, water issues, and community events

By Chris Jeub

The Monument Town Council met twice in March to engage in planning, business development, and water infrastructure, and to continue its search for a permanent town manager. Here’s a combined recap of the key decisions made in both meetings.

Comprehensive Plan seeks community input

A presentation from the Lakota Group, a community planning and urban design firm based in Chicago, outlined the vision for the upcoming Monument 2040 Comprehensive Plan. Andy Cross, the presenter, emphasized the plan’s commitment to being “community-led and community-driven,” highlighting the importance of incorporating resident feedback to shape the town’s future development. The plan outlines a three-phase process: building a foundation of planning knowledge, testing ideas, and developing a framework of strategies to achieve a unified vision, all while being guided by the community.

The Lakota Group emphasized a central goal to allow people to express opinions and influence Monument’s future by:

  • Strategic Roadmap: The Comprehensive Plan serves as a roadmap, outlining Monument’s long-term vision and growth strategy for the community.
  • Guidance for Development: The plan informs the decisions the town has to make on land use and zoning.
  • Community Vision: The Comprehensive Plan ensures the citizens of Monument will be able to use their opinions, values, and goals when designing for planning.
  • Policy and Direction: The Comprehensive Plan creates policies for what kind of developments need to be in the community.
  • Evolving: To ensure the relevance of future projects, it’s crucial that it can evolve to the community’s changing needs.

For more information on the Monument 2040 project, see page < 1 >.

Dairy Queen drive-thru coming to Monument Marketplace

Ordinance No. 05-2025 concerned a final planned unit development for a new retail building at Jackson Creek North Retail within the Monument Marketplace. The building will house a Subway restaurant as well as the highly anticipated Dairy Queen. Dan Ungerleider presented the proposal, detailing site plans, landscaping, and architectural elements. Council members voiced concerns regarding landscaping standards and building color scheme. Ultimately, the council unanimously approved the ordinance, clearing the way for Dairy Queen to open its doors tentatively in October.

Regional water partnership explores reuse possibilities

Resolution No. 15-2025 called for authorizing a project participation agreement with the Pikes Peak Regional Water Authority. The agreement involves a study exploring the potential for indirect potable reuse of water resources across the region. Director of Public Works Tom Tharnish explained that the study aims to gather data and insights beneficial to all participating members, who are largely located in El Paso County, with the exception of Palmer Lake.

Community recognizes officer’s dedication

During the public comment portion of the March 3 meeting, Executive Director of Tri-Lakes Cares Haley Chapin shared a letter written by a staff member commending Officer Kelly Fisher for her outstanding dedication to the Monument community. The letter highlighted Fisher’s commitment to public safety, crisis intervention, and fostering positive relationships with local businesses.

Annual Report highlights 2024 achievements

The March 17 meeting commenced with the presentation of the 2024 Annual Report. Council members commended staff on the well-organized and comprehensive report, which highlights key projects and accomplishments from the past year. In summary, the report highlighted several key accomplishments:

  • Website redesign: Implemented a comprehensive website redesign, improving accessibility and reflecting the town’s natural surroundings.
  • Staff development: Town staff engaged in diverse professional development opportunities, increasing expertise and contributing valuable insights.
  • Records management: The establishment of a records manager position, as well as the acquisition of a new electronic records system to modernize and streamline procedures.
  • Community events: The continuation of several beloved annual community events such as Concerts in the Park, a Memorial Day Ceremony, The Fourth of July Parade and Street Fair, and the annual Tree Lighting event.
  • New businesses: Monument continued to grow, welcoming My House Cafe, KVRR Hospitality Group, the Colorado Pinball Pub, Whataburger, and 7-Eleven in to the town.
  • Staff recognition: Recognized Police Department members’ various contributions.
  • Finance department improvements: Implemented a self-collected local sales tax and managed the town finances with constant staff throughout the year.
  • Public Works facility improvements: Water infrastructure upgrades and energy savings projects such as solar being added to Town Hall and LED lighting in all buildings.
  • Planning Department review: Reorganized and re-established the department’s development review program and streamlined it.

The full report is available on the town’s website for public review at https://www.townofmonument.org/documentcenter/view/4770.

Well water infrastructure upgrades planned

Resolution No. 18-2025 concerned an amendment to an engineering contract for the design and engineering services needed to address high iron content in Wells 11, 12, and 13. Tharnish presented the issue, explaining that the wells, despite initial testing, exhibited elevated iron levels after being put into service, resulting in resident complaints about taste and discoloration.

The resolution proposed contracting with 4-H Associates, the same firm that designed the initial well systems, to develop an iron removal system for the wells. While the project is just for engineering, the estimated cost is about $500,000 for the infrastructure build. Council members discussed the scope of the design work, potential costs, and the long-term impact on the town’s water infrastructure. Council unanimously approved the resolution, directing staff to contract for all three systems.

Taste of Tri-Lakes returns

Haley Chapin of Tri-Lakes Cares returned to make public comments during the March 17 meeting to promote the Taste of Tri-Lakes event scheduled for May 14 at Spruce Mountain Ranch. She highlighted the event’s unique format, similar to the TV show Chopped, where local chefs create dishes using secret ingredients from the food pantry.

Town manager search update

At the March 17 meeting, the Town Council discussed the next steps in the ongoing search for a permanent town manager. With applications in hand, the next step is to schedule executive meetings with candidates. Town Attorney Bob Cole highlighted the process that the town has to take. After the interviews, there is a 14-day waiting period. An announcement is expected in April.

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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 next meetings are scheduled for Monday, April 7 and 21. For more information, call 719-884-8014 or visit www.townofmonument.org. To view upcoming agendas, complete board packets, or download audio recordings of past meetings, visit http://monumenttownco.minutesondemand.com and click on “Town Council.”

Chris Jeub can be reached at chrisjeub@ocn.me.

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Monument Planning Commission, March 12 – Promontory Pointe water tank project recommended for approval

By Janet Sellers

On March 12, the Monument Planning Commission discussed the Promontory Pointe water tank project, which includes a $7 million American Rescue Plan Act (ARPA) grant for a new 1.5-million-gallon tank. The project requires rezoning 1.1 acres from the current Planned Unit Development (PUD) to final plat approval, and a major amendment to the Sanctuary Pointe PUD plan. The expanded site will include a concrete containment wall and screen wall. Landscaping and Americans with Disabilities Act plans were also discussed.

The project team, including NES Inc. and the Triview Metropolitan District, emphasized the need for additional water storage to meet growing demand. Public comment for this project was addressed regarding the new tank, which will be the same height as the old tank with only minor visibility changes, if any, for neighboring properties. The Planning Commission voted to approve this project for recommendation to the Town Council.

The meeting also highlighted community engagement efforts and the importance of public input in the planning process for Monument 2040, for which there is a web page and input availability for local residents.

This planning process is referenced on the Town of Monument website: “On January 6, 2025, the Monument Town Council launched the Monument 2040 Comprehensive Plan Update, enlisting the planning and design firm, The Lakota Group, to lead the community through the planning process. The comprehensive plan will serve as a long-term blueprint, guiding the community’s growth over the next 10-15 years and addressing critical areas such as housing, economic development, stormwater management, parks, and a special focus on the downtown area.”

The community is invited to share thoughts with the town via the online website, and representatives will be present at events such as the weekly farmers market and the Fourth of July Parade. Residents also can visit the website, www.Monument2040.com.

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The Monument Planning Commission advises the Town Council on land use and development issues. The commission’s recommendations are based on local and state laws, zoning, and municipal codes. The Planning Commission usually meets on the second Wednesday of each month. The next meeting is scheduled for April 9. For further information on Planning Commission meetings, please visit www.townofmonument.org/263/planning-commission-board-of-adjustment or contact 719-884-8028. A recording with a transcript of the meeting is also available.

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

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Monument Town Council, Feb. 6 and 21 – Beacon Lite business withdraws annexation request after concerns from new board

By Chris Jeub

Monument Town Council business in February included filling its last council seats and gifting the town staff with additional paid vacation. Resolutions and ordinances surrounding the development of property on Beacon Lite Road were voted upon, reconsidered, and ultimately tabled to alleviate concerns expressed by new councilmembers and neighbors over traffic, safety, and tree removal. The month ended with one of the applicants withdrawing its application, but another very similar application was granted. The council also discussed a controversial bill making its way through the Colorado State Legislature and convened to executive sessions to discuss how to legally proceed with the Dec. 28 investigation report. Refer to the February ((www.ocn.me/v23n2.htm#mtc) and January ((www.ocn.me/v23n1.htm#mbot) issues of OCN for background information on the investigation.

New board members

Seven seats exist in the Town Council, two of which are the mayor and mayor pro tem. Mitch LaKind, formerly a councilmember, was elected mayor in November and newly elected Steve King was appointed mayor pro tem. Of the remaining five seats, Jim Romanello continues to serve out his term and Kenneth Kimple and Sana Abbott were elected in November. Two seats were left vacant from LaKind’s previous seat and the resignation of Redmond Ramos in December.

The Town Council interviewed five applicants for the two positions. Referencing the independent investigation of town management over the Home Rule Charter, Mayor LaKind asked the same question of all five candidates, “Do you believe the Home Rule Charter violates any part of the U.S. Constitution?” All candidates answered “no.”

Above: Deputy Town Clerk Tina Erickson gave the oath of office to two new Monument Town Council members at the council meeting on Feb. 21. (L to R) Marco Fiorito and Laura Kronick were sworn in to fill two vacancies caused by the resignation of Redmond Ramos and the promotion of Mitch LaKind to mayor. Photo by Michael Weinfeld.

Other councilmembers asked questions on how they would handle situations that would come up to the board. Tom Penewell expressed concern with recent yelling and shouting at town meetings but admitted surprise at how little there was this night. Jason Gross expressed the need to get zoning and water right. Roman Peek expressed the desire to keep a small town feel in Monument. Marco Fiorito, who ran for this seat and lost in the November election, and Laura Kronick referenced their previous work with the town.

At the end of the Feb. 6 meeting, Fiorito and Kronick received the most votes from the councilmembers and were appointed to the two positions on the board. They were sworn in on Feb. 21. All seven councilmember positions are now complete:

  • Mitch LaKind, mayor (elected 2022, serving Term 1)
  • Jim Romanello, councilmember (elected 2020, serving Term 1)
  • Steve King, mayor Pro Tem (elected 2022, serving Term 1)
  • Sana Abbott, councilmember (elected 2022, serving Term 1)
  • Kenneth Kimple, councilmember (elected 2022, serving until next regular election)
  • Marco J. Fiorito, councilmember (appointed 2023, serving until next regular election)
  • Laura Kronick, councilmember (appointed 2023, serving until next regular election)

Vacation gift for staff

In January, LaKind offered to gift town staff with two weeks’ paid vacation as amends for “low morale” during December’s independent investigation. Town Manager Mike Foreman brought several suggestions of how to implement this gift while explaining several of the problems associated with it. Questions of administration, fairness, equitability, and whether productivity would remain high were discussed. Public safety for granting free vacation to water and police departments was also a concern.

A total of four options were offered with the strongest recommendation being accepted by the council: Close town hall intermittently (10 separate eight-hour days) and provide Water and Police Department employees with 80 hours of administrative leave with required depletion by the end of the year.

Beacon Lite LLC

On Feb. 6, two resolutions and two ordinances involving the annexation and zoning of Beacon Lite LLC, a commercial property currently part of El Paso County, were opposed by two of the five councilmembers before swaying a third, leaving interim town attorney Robert Cole to encourage the council to reconsider and table the resolutions until the next meeting. Town Planner Shawn Snow presented details of the annexation explaining unanimous support by the Planning Commission and recommended approval by the town staff. Even so, King and Kimple voted against the zoning of the property to Light Industrial (LI), and though Abbott voted for the resolution, she voted against the ordinance.

The vote followed public comments expressing concern primarily over the condition of Beacon Lite Road, which is maintained by El Paso County. A petition signed by 188 neighbors asked the council to consider the overall impact of all the developments along the road, not just one. Citizen Mike Kopycinski, speaking on behalf of the petitioners, expressed that they would also like to see right-turn lanes, sidewalks, the preservation of trees, proper setbacks, minimal heights, and minimal water usage for any new applicant on Beacon Lite Road.

John Clark, the applicant, seemed to agree with these concerns, asking the council to “put pressure” on the county to improve the road. “I understand the concerns,” he said, “but we’re a small 5-acre lot who is getting stuck between a rock and a hard place.” Romanello encouraged citizens to complain to the county rather than deny a business fair use of the property. “I am very empathetic to the problems with the road there,” he said, “but I’m hoping these 188 people call the county and complain,” and added, “why put a stranglehold on a loyal business with something that is a county issue?”

King and Kimple did not vote against the annexation but voted against the zoning. King explained he was fine with the applicant’s use of the property but concerned that it could be sold and used for purposes he didn’t like. “I don’t want to be tied to a rezoning.” Kimple added, “My concern is safety and accessibility; that road is just inadequate.” Though Abbott voted for the first ordinance, she voted against the second without giving a reason why. “[Since] the annexation passed but the zoning didn’t,” Cole explained, “the applicant has the right to pull out.” King asked, “Can we have more discussion on this?” The council then motioned to reconsider and table the decisions till the next council meeting.

An executive session, public hearing, resolution and two ordinances were on the Feb. 21 agenda but removed at the beginning of the meeting due to the announcement that Beacon Lite LLC withdrew its application for annexation into the town of Monument. A reason for withdrawal was not given. Beacon Lite LLC remains in the county.

XL3 rigging

A similar ordinance passed 5-0. Ordinance No. 04-2023 read, “An Ordinance Amending the Official Zoning Map of the Town of Monument Rezoning 5.0 Acres From Commercial Center (CC) Zone District to Light Industrial (LI) Zone District for Property Known as XL3 Rigging Located on Beacon Lite Road Consisting of 5.0 Acres.” Snow presented details of the application.

Like Beacon Lite LLC, XL3 Rigging is a 5-acre parcel located along Beacon Lite Road, presently vacant and zoned commercial with the county, whose applicant would like to develop within Monument like other light industrial properties along the road. The Planning Commission unanimously approved the rezoning of Light Industrial and the staff approved. Brett Leveque of XL3 Rigging explained to the board that the company consisted of six employees with an expected traffic of 30 trips per day. The rigging “provides equipment-moving services to companies throughout Colorado.” The land use would consist of F-150s and small trucks.

Questions from the council led to a disagreement over trees. King asked, “How can we save the trees?” and referenced the town municipal code to give Director Sheila Booth the authority to approve or deny removal of the trees. Kimple added concerns for trees being removed along Interstate 25. LaKind countered, “I’m more concerned about the residents on the west side than what the view is by people driving by at 75 miles per hour on the east side.” He added, “If [the applicant] goes commercial [with the county], they’d be able to take all the trees down.” Kimple did not reply.

Before voting, King explained, “In fairness to the last applicant [Beacon Lite LLC], I am in favor of this project [XL3 Rigging] as it sits in front of us, which is the reason I am voting yes, in that those trees get saved.” The ordinance passed unanimously.

Discussion of state control of local zoning

The council discussed concern over a proposed state initiative to take control of zoning decisions from local municipalities like Monument. King brought up the issue. “There is an agenda from the current governor that wants to increase high-density housing. The biggest problem is [the state] changing the zoning requirements that takes away our local control. We believe in local control, but we need participation from our local community to write letters and push back.”

“It’s the idea of losing local control, which we literally got just a month ago,” LaKind added before asking residents to voice their concerns to their state representatives. Romanello proposed that a proclamation be written opposing the initiative, and to encourage the county commissioners to do the same. Kronick asked, “Is there any type of template we can direct to residents?” King volunteered to draft a template. A citizen asked that the Town Council publish information about the high-density laws coming from the state.

Investigation discussed in executive sessions

Both council meetings in February went into executive sessions to receive legal advice from the new interim lawyer on specific questions relating to the report of investigation findings dated Dec. 28. The report made accusations of impropriety and recommended censuring councilmembers and firing the town manager. Since the findings were released, several decisions were made without legal representation, including moving forward with the elected charter and rescinding the town meetings that publicly discussed details of the investigation. LaKind promised to continue the investigation under his tenure but insisted on setting new legal counsel in place before proceeding. Attorney Cole is advising the Town Council on how to proceed.

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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 next two regular meetings are scheduled for Monday, March 6 and Monday, March 20. 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.

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Monument Town Council, Feb. 3 and 18 – Discussions on code enforcement, PPRBD, Jackson Creek, and Silver Key Senior Services

By Chris Jeub

The Monument Town Council convened on Feb. 3 and 18 to discuss infrastructure updates, municipal code revisions, and strategic planning. Presentations covered regional development trends and a major roadway project, while council deliberations centered on ordinances, public concerns, and strategic priorities.

Code Enforcement Overview

Monument Police Chief Patrick Regan led a detailed presentation on the town’s code enforcement process, focusing on how complaints are handled and the role of Police Services Aides (PSAs). Complaints are first assessed for jurisdiction; if they fall under the town’s authority, PSAs attempt informal resolution. If issues persist, formal notices and citations follow. The town’s fine structure starts at $250 for a first offense, rising to $500 for a second and $1,000 for a third. Violators may contest citations in municipal court.

Councilmembers debated the enforcement timeline, particularly concerns over extended compliance periods. Mayor Pro Tem Steve King advocated for stricter deadlines, cautioning against judicial discretion that might delay resolutions. However, some violations, such as vehicle removal or extensive property cleanups, require additional time. The town’s compliance rate stands at 95%, indicating general effectiveness. The council urged residents to report violations via the online code enforcement tracker rather than through elected officials, ensuring a faster response.
Pikes Peak Regional Building Department Annual Report

Greg Dingrando, spokesperson for the Pikes Peak Regional Building Department (PPRBD), presented regional construction trends, including Monument-specific data. The 2024 report showed a 7% increase in new single-family home permits across the region. However, Monument’s permits declined by 30%, from 276 in 2023 to 193 in 2024—the steepest drop in El Paso County.

Commercial construction also fell, with 302 new permits issued—25% fewer than the previous year. Meanwhile, 16,000 roofing permits were issued due to past hailstorms. Regional inspectors conducted 296,429 inspections, averaging 1,100 daily.

Dingrando also highlighted major projects, including the $14 million Monument Warehouse development and the construction of three new well houses for water infrastructure. Additionally, the PPRBD introduced public permitting classes, including a Homeowner Permitting Course to assist DIY builders.

Jackson Creek Parkway

Public Works Director Thomas Tharnish and Steve Murray of FHU presented the 90% design plans for the Jackson Creek Parkway expansion. The project will widen the road from Higby Road to Highway 105, adding four lanes, bike lanes, sidewalks, and a landscaped median. Construction is expected to take 12 to 18 months, pending funding.

A regional water quality pond, projected to cost $2.2 million, would benefit both Monument and El Paso County, but funding from multiple stakeholders remains unresolved. The total project cost is $15.7 million, leaving a $9 million funding shortfall.

Interim Town Manager Madeline VanDenHoek emphasized the need for discussions on addressing this shortfall, including budget reallocations and regional collaboration. Councilmembers explored potential funding sources, such as federal grants and developer contributions.

Ordinance 04-2025: Monument Municipal Code revisions

The council held a public hearing on Ordinance No. 04-2025, revising Title 1 of the Monument Municipal Code. Town Attorney Bob Cole detailed key updates, including deleting outdated sections and clarifying election procedures—now requiring mail ballot elections unless otherwise specified.

The ordinance also maintains the town’s maximum fine of $2,650, unchanged since 2013. While future automatic Consumer Price Index (CPI) increases are allowed, the council opted to review inflation adjustments before implementing any fine increases. The ordinance was unanimously approved.

Ordinance 03-2025: affordable housing and condominium debate

Mayor Pro Tem King moved to indefinitely table Ordinance 03-2025, which would have required owner-occupied units within multifamily developments to encourage homeownership. He argued that Colorado’s construction defect laws have stifled condominium development, reducing affordable homeownership options.

King criticized the state’s housing policies, stating, “The condominium market has been all but destroyed by frivolous lawsuits, making it nearly impossible for developers to provide entry-level homeownership opportunities.” He warned against excessive rental growth, stating, “If we do nothing, Monument risks being overrun with apartments that fail to serve our long-term housing needs.”

Councilmembers agreed on the need to balance development with sustainable housing policies. Several developers expressed interest in discussing alternative strategies to promote homeownership. The council unanimously voted to table the ordinance for further discussion.

Resolutions approved by the council

The council approved several resolutions by unanimous vote:

  • Final Plat for Woodmoor Placer Replat B: A commercial subdivision north of the YMCA, including a new fire station.
  • Final Plat for Falcon Commerce Center Park and Signage: Featuring landscaping and a seating area but no designated parking.
  • Auditing services contract: DMC Auditing & Consulting was awarded the 2024 financial audit contract for $16,800, with options to extend for two additional years. King and Councilmember Jim Romanello participated in the selection process.
  • Colorado Department of Transportation intergovernmental agreement (IGA): Addressing stormwater infrastructure and road improvements at Highway 105 and I-25 northbound offramp. Classic Homes will cover initial construction costs, though Monument assumes future stormwater maintenance.

Public comment: Silver Key Senior Services relocation

During public comment, Silver Key Senior Services CEO Jason DeaBueno addressed the council regarding the nonprofit’s impending displacement from Grace Best Elementary. Serving 700-plus Monument seniors, Silver Key provides food, transportation, and social services. With Grace Best slated for demolition, Silver Key urgently needs a new location. DeaBueno thanked the town for past support and emphasized the need for a permanent facility. Mayor Mitch LaKind encouraged council members to tour Silver Key’s main campus to better understand its impact.

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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 next meetings are scheduled for Monday, March 3 and Tuesday, March 17. For more information, call 719-884-8014 or visit www.townofmonument.org. To view upcoming agendas, complete board packets, or download audio recordings of past meetings, visit http://monumenttownco.minutesondemand.com and click on “Town Council.”

Chris Jeub can be reached at chrisjeub@ocn.me.

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Monument Planning Commission, Feb. 12 – Commission reduces development density for key projects; Dairy Queen and Subway approvals recommended with landscaping condition

By Janet Sellers

On Feb. 12, the Monument Planning Commission rescheduled the review the construction of a retaining wall and storm sewer bypass of the Triview Promontory Point Water Tank Project on Higby Road. The wall, outside the project’s property line, raises concerns about property use and coordination. The board debated its authority to approve the wall, concluding it lacked jurisdiction. It also reviewed roadway standards, noting a 24-foot width for the project compared to 20-22 feet in other developments.

Despite supporting the project’s design, the commission voted to deny the appeal for the retaining wall, citing lack of authority and concerns about erosion control. The planning director will continue working with the developer and town staff to find a path forward on the Higby Road right-of-way improvements. The Planning Commission will have further discussions with the Town Council regarding the road width standards and criteria. This portion of the meeting concluded with a decision to adjourn for 10 minutes and reconvene later that evening.

The Planning Commission reconvened the meeting and addressed several key projects. The Connexus Lot 2 proposal by Meritage Homes was approved for recommendation to the town, reducing density to 6.9 units per acre from 10, with 158 lots and amenities. The Baja Terrazzo commercial development, reducing from 25 to nine lots with individual stormwater ponds for each lot, was also approved for recommendation to the Town Council. The Monument Marketplace North Lot 2 final Planned Unit Development (PUD) for Dairy Queen and Subway was approved for recommendation to the Town Council, with conditions for landscaping and traffic impact.

The meeting also focused on approving a new zoning map, which is now accessible online and includes clickable features for detailed property information. Significant changes from 2024 to 2025 include a rezoning of a single-family home to commercial business. The map will be updated throughout the year, and a header indicating changes from the previous year will be added. The Comprehensive Plan update will begin on March 3, with community engagement sessions planned. Additionally, the stormwater management plan and a development impact fee study are underway. The meeting concluded at 8:44 p.m.

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The Monument Planning Commission advises the Town Council on land use and development issues. The commission’s recommendations are based on local and state laws, zoning, and municipal codes. The Planning Commission usually meets on the second Wednesday of each month. The next meeting is scheduled for March 12. For further information on Planning Commission meetings, please visit www.townofmonument.org/263/planning-commission-board-of-adjustment or contact 719-884-8028. A recording with a transcript of the meeting is also available.

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

Above: Monument Market Place North Lot 2 vicinity map. Courtesy the Town of Monument

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Monument Town Council, Jan. 6 and 21 – Monument enters new year with Legislative Platform, Buc-ee’s opposition

By Chris Jeub

Community members urged the Monument Town Council (MTC) to oppose Palmer Lake’s proposed annexation for a Buc-ee’s development during heated public comments at January’s meetings. Meanwhile, the council reviewed updates on the Falcon Commerce Center and approved new Planning Commission appointments, a Vision Statement for the town, and resolutions related to infrastructure improvements.

Oaths of office

At the first MTC meeting of 2025, the swearing-in of returning officials highlighted the evening. Incumbents Marco Fiorito, Kenneth Kimple, Laura Kronick, and Jim Romanello renewed their oaths of office. The council also reaffirmed Steve King as mayor pro tem, continuing his leadership alongside Mayor Mitch LaKind. The council’s current governance remains unchanged, with LaKind, elected in 2022, continuing as mayor, and councilmembers Sana Abbott, King, and the re-elected members representing their respective districts and at-large positions.

Later the council gave attention to appointing members of the Planning Commission. Resolution No. 05-2025 was unanimously approved, officially naming Martin Trujillo, Daniel Ours, Ray Egley, and Donna Hatch to the commission. Additionally, the Town of Monument announced two open alternate seats on the commission, inviting community members to apply and contribute to the town’s planning initiatives.

Legislative Platform

The town presented a new item called the “2025 Legislative Platform,” something Mayor LaKind said was never done before. The platform outlines the town’s priorities and advocacy positions for the upcoming year. It focuses on empowering local governance, protecting Monument’s autonomy, and advocating for the town’s interests at state and federal levels. Key priorities include transportation improvements, support for local law enforcement, maintaining municipal control over land-use decisions, and ensuring equitable access to resources.

The platform opposes unfunded mandates, burdensome regulations, and legislation that diminishes municipal authority, while promoting infrastructure upgrades, affordable housing initiatives, and cybersecurity advancements.

LaKind expressed reservations about the town becoming an internet service provider, citing examples like Fort Collins where similar ventures resulted in significant financial losses. He emphasized the importance of avoiding unnecessary risks to the town’s fiscal stability. Additionally, both the mayor and Abbott raised concerns about the inclusion of artificial intelligence in town operations, pointing to its lack of regulation and the potential challenges it could pose. The plan was presented in draft form by the town staff in the Jan. 6 meeting and ratified in the Jan. 21 meeting.

Buc-ee’s opposition seeks Monument support

At the Jan. 6 meeting, members of Integrity Matters, a local nonprofit, led an organized appeal urging the town to oppose Palmer Lake’s proposed annexation of land at the southwest corner of I-25 and County Line Road for a Buc-ee’s development. During public comment, Katherine Gayle, chief legal counsel for the group, emphasized their action against Palmer Lake, claiming that Buc-ee’s would harm local businesses, disrupt Monument’s small-town character, and drain critical resources like water. Citizens echoed these concerns, highlighting issues such as traffic congestion, light pollution, wildlife displacement, and potential declines in property value. Many in the packed room voiced similar fears about the annexation’s long-term impact on the community.

Not everyone in attendance opposed the development, however. One remote participant reminded the council of the “unintended consequences” of rejecting past annexation opportunities for the property. Noting prior protests against residential development ultimately left the landowner with limited options, leading to the current proposal with Palmer Lake. Monument now has less control over the outcome, she claimed.

In response to the public input, councilmembers expressed support for Integrity Matters and residents’ concerns. Councilmember Kenneth Kimple proposed drafting a letter of opposition, citing 88 emails he had received against the project. Mayor Pro Tem Steve King encouraged strong community turnout at future meetings to amplify opposition, while Councilmember Laura Kronick urged residents to continue voicing their concerns.

Higby Road

At the Jan. 6 meeting, James McGrady of the Triview Metropolitan District presented a detailed plan for the Higby Road Widening Project, which aims to address congestion and improve safety from Jackson Creek Parkway to Harness Road. The project, with an estimated cost of $12.6 million, will be executed in two phases: the first phase extending from Bowstring Road to Harness Road and the second phase from Jackson Creek Parkway to Bowstring. McGrady emphasized the need for the improvements, citing the growing traffic volumes from Lewis-Palmer High School and surrounding neighborhoods. Key elements include widening the road, constructing new roundabouts, adding sidewalks and multi-use paths, and improving ingress and egress in the event of emergencies.

McGrady highlighted the safety benefits of roundabouts, which reduce crash rates and improve traffic flow compared to traditional intersections. Additionally, the plan incorporates a multi-use path along the south side of Higby Road to support pedestrian and bicyclist access, with specific attention to student crossings near Lewis-Palmer High School. The project will include center medians, sidewalks, and bicycle lanes to accommodate multimodal transportation.

The project’s funding relies on a mix of general obligation bonds, developer contributions, and a portion of the district’s mill levy and sales tax revenue. McGrady explained that the road was previously mismanaged before its annexation by the Town of Monument, which initiated efforts to modernize the infrastructure. McGrady emphasized the importance of moving forward to support the growing needs of the community and enhance road safety for all users.

Town’s new Vision Statement approved

At the Jan. 6 meeting, a strategic planner presented a draft Vision Statement as part of the town’s 2026-28 Strategic Plan. The Vision Statement emphasizes Monument’s commitment to being a “safe, welcoming, and productive community” that empowers individuals and families to thrive while preserving the town’s small-town charm and natural beauty. It acknowledges Monument’s growth as a gateway to the Pikes Peak region and stresses a balance between responsible development and maintaining the community’s unique character. The Vision Statement also outlines key commitments, including fostering transparency in governance, delivering high-quality town services, protecting natural resources, and supporting thoughtfully planned growth.

A slide comparison of the Vision Statement revisions showcased minor adjustments to language, enhancing clarity and focus. LaKind expressed support for the edits, stating they better reflected the community’s values. Councilmembers Kimple, Abbott, and Kronick echoed his approval, highlighting the importance of preserving Monument’s small-town appeal while accommodating growth. The council unanimously approved the Vision Statement, setting the foundation for the Strategic Plan.

Situated at the gateway to the Pikes Peak region, the Town of Monument stands out as a friendly, close-knit community that offers both a sense of small town charm and access to the conveniences and amenities of modern living. In recent years, the popularity and opportunities available in this area of Colorado, including Monument, have resulted in significant growth and development. Amidst this change, the vision and commitment of the Town of Monument remains steady: To ensure a safe, welcoming and productive community that empowers individuals and families to prosper together and enjoy the quality lifestyle that they desire. Forecasting into the future, Monument will remain prepared and capable of balancing responsible growth and development while continually meeting the needs of its residents and preserving its unique small town character all have come to admire and appreciate, including protecting the inspiring natural surroundings which the community values and respects.

The strategic planner concluded the presentation by outlining the next steps in the planning process, which include identifying strategic priorities that will guide policy and initiatives in the coming years. This Vision Statement serves as the cornerstone for the plan, shaping the town’s goals and ensuring alignment with the community’s aspirations for the future.

Falcon Commerce Center Final PUD approved

At the Jan. 6 meeting, representatives from NES and the developers of Falcon Commerce Center presented updates on the multi-phase project, detailing the planned industrial and commercial development. The project, spanning 214 acres, includes areas for civic, industrial, medical, and office uses. Key infrastructure improvements, such as the extension of Terrazzo Drive, were highlighted, with NES contributing $480,000 toward traffic signal enhancements.

Despite these efforts, councilmembers raised concerns. King expressed unease about contaminants in the stormwater basin, while Kimple criticized the traffic situation and suggested that the development would worsen congestion on the west side. Kimple also objected to the proposed building colors, preferring earth tones over U.S. Air Force Academy-inspired designs.

King and Fiorito underscored the growing traffic issues, with Fiorito noting that even in “perfect weather,” congestion remains a problem, and 18-wheel trucks would exacerbate the issue. King described the situation as “a giant mess,” while Kimple questioned the overall impact on Terrazzo Road, pointing out that decisions made by CDOT to add a roundabout have not resolved the core challenges. Councilmember Romanello countered the concerns, calling the extended delays “ridiculous,” demanding a vote to move forward.

Though concerns remained prominent, the council ultimately voted 7-0 to approve the updated plans. Fiorito and Kimple reiterated their reservations about the traffic implications and building aesthetics, with Fiorito stating he would like something other than “big white buildings.” Despite the unanimous approval, the council acknowledged the need for ongoing diligence in addressing traffic flow, environmental impacts, and design standards as the project progresses.

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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 next meetings are scheduled for Monday, Feb. 3 and Tuesday, Feb. 18 (Monday, Feb. 17 is Presidents’ Day). For more information, call 719-884-8014 or visit www.townofmonument.org. To view upcoming agendas, complete board packets, or download audio recordings of past meetings, visit http://monumenttownco.minutesondemand.com and click on “Town Council.”

Chris Jeub can be reached at chrisjeub@ocn.me.

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Monument Planning Commission, Jan. 8 – Commission elects Trehill as chair, hears concerns about traffic and access for Woodmoor Placer Replat B

By Janet Sellers

At the Jan. 8 meeting, the Monument Planning Commission elected Martin Trehill as chair and Chad Smith as vice chair.

At the first public hearing for the Woodmoor Placer Replat B final plat, the project was approved, with concerns about traffic and access addressed. The second hearing approved the final plat for Falcon Commerce Center Park and Signage. The third hearing for Connexus Lot 2 was continued to Feb. 12. The meeting concluded with updates on the Comprehensive Plan and a development impact fee study, emphasizing community and developer outreach. Apologies were made for technical and other errors in the meeting.

The commissioners look to provide a calendar and schedule for the upcoming Comprehensive Plan update process, including opportunities for Planning Commission involvement. The commissioners also expressed frustration about the lack of detail in the minutes regarding split votes and discussed the importance of including detailed findings of fact in the minutes, given that there had been considerable discussion regarding the various significant issues brought forth in the December meeting resulting in a split vote.

As reported in the January issue of OCN, the commission had approved recommendations in a Dec. 11 meeting for the sketch plan for the Woodmoor Placer Replat B, a commercial subdivision along Jackson Creek Parkway. This is awaiting approval from the Monument Town Council. This development, aimed at accommodating growing community needs, includes six lots and will focus on shared access roads, pedestrian pathways, and utility easements. The commissioners emphasized their desire to ensure the architecture of the Woodmoor Placer Replat B development is compatible with the surrounding area during the site plan review process.

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The Planning Commission usually meets on the second Wednesday of each month. The next meeting is scheduled for Feb. 12. For further information on Planning Commission meetings, please visit www.townofmonument.org/263/planning-commission-board-of-adjustment or contact 719-884-8028.

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

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Buc-ee’s community meeting elicits strong response

By Jackie Burhans

On Dec. 3, Buc-ee’s hosted a public meeting at Palmer Lake Elementary School’s cafeteria to provide information about its development plan for a Buc-ee’s travel center at the southwest corner of I-25 and County Line Road. The meeting, moderated by Mark Waller, former El Paso County commissioner and current development consultant, was attended by over 250 people crowding into the small cafeteria and was covered by multiple print and TV news outlets. Attendees included outgoing Palmer Lake Trustee Nick Ehrhardt and Monument Mayor pro-tem Steve King.

Waller, who did not introduce himself, warned attendees that he would not allow shouting and interruptions, noting this would cut down on speaking time. Craig Dossey, former county planning director and now president of Vertex Consulting Services, presented information about the development process and current property zoning. Also in attendance was Stan Beard, Buc-ee’s head of development, who presented an overview of the store’s plans and operations. The presentations, which generated a lot of negative feedback, were followed by a question-and-answer period.

Dossey laid out the types of businesses allowed by the current zoning, noting that both Monument and Palmer Lake included the property in their respective three-mile plans as commercial zoning. He noted that Buc-ee’s is at the beginning of the process and had Senior Executive Consultant Nina Ruiz detail the steps remaining before development could begin.

Attendees were instructed to sign up to speak. Speakers expressed concern with the weather and traffic issues on Monument Hill, disagreement over the desirability of having freeway drivers stop in the area, the willingness of the community to fight this development, the impact of light pollution on nearby residents, the high density of wildlife migration, and the low level of preparation of presenters to address these issues.

One attendee asserted that this is a bedroom community with people making $100,000 a year whose kids are headed to college for whom working at Buc-ee’s would be beneath them. Buc-ee’s representatives attempted to address the issues by saying they would comply with every regulation imposed on any developer of this property, including funding improvements of the I-25 interchange if need be.

Attendees added that they didn’t understand why Buc-ee’s chose this location, that they had issues with people from Texas coming into the state and with suggestions that Buc-ee’s consider locating in Fountain or Pueblo. They also raised water availability issues, noted the increase in electric vehicles, and expressed concerns about groundwater pollution and human trafficking.

Some attendees appreciated Buc-ee’s coming to a hostile environment, thanked them for hosting the meeting but disapproved of the development. One local developer, Matt Dunston, who owns a vacation rental property in Palmer Lake, said people naturally feared change. He said he had asked many questions, was satisfied with Buc-ee’s answers, and expressed disappointment in being loudly heckled.

Beard noted that Buc-ee’s came to get feedback and tried to address everything they could. Waller directed people to visit www.buceespalmerlake.com for more information. Attendees asked that community members bring this level of energy to the annexation eligibility hearing scheduled for Dec. 12 in Palmer Lake.

Above: Buc-ee’s hosted a community meeting on Dec. 3 at the Palmer Lake Elementary School cafeteria. A crowd of over 250 attendees, including local town officials and print and TV press members, stretched the room’s capacity. Consultants Mark Waller of Waller Consulting Ltd., Craig Dossey and Nina Ruiz of Vertex Consulting Services, and Stan Beard from Buc-ee’s conducted the meeting. After brief presentations by the consultants on the development process and the property’s history, Beard gave an overview of Buc-ee’s business model. During the question-and-answer period, attendees brought up concerns about traffic, weather, lighting, pollution, and wildlife. Most speakers opposed the development, with very few bringing up positive points. Buc-ee’s directed the public to www.buceespalmerlake.com for more information while attendees asked the public to attend the annexation eligibility hearing on Dec. 12 at Palmer Lake Town Hall.
Above: Palmer Lake resident and federal biologist Dailee Fagnant pointed out Monument Hill’s unique geographical location and meteorological patterns. She noted there are major wildlife crossings in the area and an increase in animal strikes during the post-rut migration season. She expressed concerns that folks from out of state would be hitting wildlife they are not used to. She asked if Buc-ee’s had done its job of researching species movement and planning to mitigate the danger. Fagnant said that Buc-ee’s seemed ill-prepared, showing only a generic traffic slide and wasting time describing what it sells, and asked if Buc-ee’s had worked in an urban area with a high-density wildlife corridor. Stan Beard, head of Buc-ee’s development, responded that Buc-ee’s would follow every rule that is required by federal, state, and local government. From left, Fagnant addressing Beard, and Craig Dossey, president of Vertex Consulting Services. Photos by Jackie Burhans.

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

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Monument Town Council, Dec. 2 and 16 – Council faces $3.9 million budget shortfall, hears call for fiscal sustainability

By Chris Jeub

The Monument Town Council grappled with a $3.9 million potential budget shortfall during its December meetings, emphasizing the need for fiscal sustainability in 2025. Other discussions included development projects, natural medicine regulations, and energy improvements.

Budget resolutions and fiscal challenges

The council reviewed and approved several budget-related resolutions across both meetings:

  • Resolution No. 56-2024: Adoption of the amended and restated 2024 budget.
  • Resolution No. 57-2024: Appropriation of funds for 2024.
  • Resolution No. 58-2024: Adoption of the 2025 budget, projecting $11.6 million in revenue against $15.4 million in expenditures. Staff highlighted the need for mid-2025 adjustments to address sustainability concerns.
  • Resolution No. 59-2024: Appropriation of funds for 2025.
  • Resolution No. 60-2024: Certification of the 2025 property tax mill levy.

Jennifer Phillips, Monument’s newly appointed finance director, provided a detailed analysis titled “Final Proposed 2025 Budget,” highlighting the need for fiscal restraint. While the 2025 budget anticipates $11.6 million in revenue, projected expenditures total $15.4 million, leaving a nearly $3.9 million gap.

“This is not sustainable,” Phillips cautioned, urging the council to consider mid-2025 adjustments to balance the budget. Measures already in place include freezing four employment positions, with further changes anticipated by May or June of the coming year “to get a better handle of our finances,” as stated by Phillips.

Key points from the budget discussions included:

  • A $1.4 million increase in police funding since 2022, raising the total to $6.3 million in 2025.
  • Clarifications regarding a $15 million depreciation in the Water Fund, representing long-term depreciation rather than liquid cash.
  • Sales tax revenue assumptions of a 2% increase, despite challenges with large businesses not paying the full 3.5% tax rate.

The council unanimously approved several budget-related resolutions, including the amended and restated 2024 budget, the 2025 budget and property tax mill levy certification, and appropriations for both years. Recognizing the need for further adjustments, the council committed to revisiting the budget mid-year.

Jackson Creek North

A resolution concerning the preliminary and final plat subdivision for Jackson Creek North PMD Filing No. 1 failed to move forward at both meetings. The 25.63-acre property at the intersection of Higby and Bowstring Roads was proposed by CSI Development Inc. for sale preparation and included a 30-foot public right-of-way dedication to accommodate Higby Road improvements. The plat would dedicate two tracts of land for open space and a detention pond to the Triview Metropolitan District (TMD).

During the Dec. 2 meeting, Planning Director Dan Ungerleider assured the council that the right-of-way dedication would accommodate road improvements, as verified by town engineers. However, the TMD was not present to confirm the application, raising concerns among councilmembers. Mayor Pro Tem Steve King questioned the absence of a finalized road design, while Mayor Mitch LaKind and Councilmember Kenneth Kimple emphasized the need for additional clarity before moving forward. The lawyer representing CSI stressed that significant time and money had been invested in the project and suggested that Triview’s absence should be interpreted as implicit approval. Despite this, a motion to table the resolution was passed, with further discussions scheduled for Dec. 16.

At the Dec. 16 meeting, the council postponed a decision once again to Jan. 6, 2025, to allow the TMD to present a formal response addressing concerns about road design and additional clarity.

Natural medicine business regulations

The regulation of natural medicine businesses, commonly referred to as “mushrooms,” was discussed extensively during both meetings. Ordinance No. 24-2024, formally titled “An Ordinance Amending Section 18.03.380 and Adding Article 5 to Chapter 18.04 of the Monument Municipal Code Concerning the Regulation of Natural Medicine Businesses,” was introduced to align with the Natural Medicine Health Act of 2022. This act, approved by Colorado voters, decriminalizes the personal possession and supervised use of specific psychedelic substances, including psilocybin mushrooms, for individuals aged 21 and older, while allowing local governments to regulate the time, place, and manner of operation of licensed facilities.

The ordinance establishes zoning districts for these facilities and imposes distance restrictions from childcare centers, schools, and residential areas. Town Attorney Bob Cole clarified that while outright prohibition was not legally permissible under Colorado state law, zoning regulations could provide structured oversight. A draft zoning map received positive feedback from the council during the Dec. 2 meeting.

On Dec. 15, public comments included support from Monument resident Vincent Bruno, a licensed professional who highlighted the benefits of natural medicine in treating PTSD. Bruno urged the council to adopt regulated frameworks to prevent unregulated activity. Without further discussion, the council approved Ordinance No. 24-2024.

Energy performance improvements

The council approved Ordinance No. 25-2024, authorizing a lease/purchase agreement to fund energy performance upgrades for town facilities. Interim Town Manager Madeline VanDenHoek explained the project, which follows an energy audit conducted in partnership with the Colorado Energy Office and Veregy. The audit identified several areas where the town’s buildings could benefit from efficiency upgrades, both to reduce energy costs and to replace aging mechanical systems.

Key upgrades in Phase 1 of the project include:

  • Installation of LED lighting in all town buildings.
  • Solar energy systems at Town Hall and the Public Works Building.
  • Exterior sealing and door sweeps to improve energy efficiency.
  • HVAC upgrades, including a VVT system at Town Hall and new units at the Public Works Building.
  • Advanced energy monitoring and control systems for all buildings.

The total cost of Phase 1 is $1,337,181. The improvements are projected to save the town about $1.15 million over the lifespan of the upgrades through energy savings, rebates, and reduced maintenance costs.

Mayor Pro Tem King questioned the costs and necessity of some upgrades, but VanDenHoek highlighted the need to modernize the town’s infrastructure and the long-term financial benefits of the project. The ordinance passed unanimously.

Property transfer agreement

The council unanimously approved an ordinance authorizing the transfer of real property related to the town’s water tank on Beacon Lite Road. Ordinance No. 26-2024 formalizes a property exchange agreement between the Town of Monument, Comcast of Colorado/Pennsylvania/West Virginia LLC, and I-25 Properties Ltd. The agreement resolves title and boundary issues discovered during due diligence for a 2021 property purchase intended for the construction of a new municipal water tank.

Key provisions of the ordinance include:

  • Resolution of legal descriptions and title defects on both the old and new water tank sites.
  • Dedication of portions of land for rights-of-way and easements along Beacon Lite Road to El Paso County.
  • Reimbursement of Comcast’s legal fees and closing costs up to $34,000 as part of the agreement.

This property transfer ensures the town can proceed with constructing a new water tank, a critical infrastructure project for Monument’s water system.

The council will revisit several key issues, including the Jackson Creek North PMD plat and potential amendments to natural medicine zoning regulations, during the next scheduled meeting on Jan. 6, 2025.

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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 next meetings are scheduled for Monday, Jan. 6 and Tuesday, Jan. 21 (Monday, Jan. 20 is MLK Day). For more information, call 719-884-8014 or visit www.townofmonument.org. To view upcoming agendas, complete board packets, or download audio recordings of past meetings, visit http://monumenttownco.minutesondemand.com and click on “Town Council.”

Chris Jeub can be reached at chrisjeub@ocn.me.

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Monument Planning Commission, Dec. 11 – Planning Commission recommends approval of Panda Express and Falcon Commerce Center

By Janet Sellers

At the Monument Planning Commission meeting on Dec. 11, key land use decisions were made, including approval of the final Planned Unit Development (PUD) for a Panda Express restaurant and progress on the Falcon Commerce Center development.

Panda Express

Planned for Lot 5A of Monument Marketplace North, the new Panda Express would feature a drive-thru, landscaping, parking, and pedestrian access. While the commissioners expressed concerns about the building’s design, particularly its blank wall facing Jackson Creek Parkway, no public objections were raised, and the project was recommended for approval pending design refinements.

Falcon Commerce Center

The Falcon Commerce Center development was also reviewed, focusing on its environmental and infrastructure impacts. The development includes industrial warehouses and distribution facilities with substantial investments in water, sewer, and road infrastructure. The commissioners discussed efforts to address concerns from the Air Force Academy about Jackson Creek’s downstream conditions, including the installation of a buried wall to prevent erosion. The project’s shift from less restrictive PID zoning to a more controlled PUD ensures it aligns with the town’s comprehensive plan.

While the development has made significant strides, commissioners raised concerns about truck parking, traffic impacts, and the facility’s visual compatibility with the community. They also sought assurances about hazardous material handling and fire safety. No public comments were submitted during the hearings, and the project is now awaiting Town Council approval.

In addition to these discussions, the commission approved the sketch plan for the Woodmoor Placer Replat B, a commercial subdivision along Jackson Creek Parkway. This development, aimed at accommodating growing community needs, includes six lots and will focus on shared access roads, pedestrian pathways, and utility easements.

The commission’s ongoing dialogue with developers aims to balance growth with sustainability and community needs. As 2024 concluded, the Planning Commission was preparing for a busy January, which will include discussions on impact fees and leadership appointments. The meeting wrapped up with holiday well-wishes and appreciation for the year’s work.

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The Planning Commission usually meets on the second Wednesday of each month. It will revisit the discussion on the Jackson Creek North plat and Panda Express at the next meeting on Jan. 8. For further information on Planning Commission meetings, please visit www.townofmonument.org/263/planning-commission-board-of-adjustment or contact 719-884-8028.

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

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Nov. 5 Election Results for Monument and Palmer Lake

Town of Monument

The Town of Monument elections on Nov. 5 were for councilmembers representing Districts 1, 2, and an at-large seat. In District 1, Laura Kronick ran unopposed and secured the seat with 100% of the vote (2,060 votes). In District 2, voters were tasked with choosing two representatives. Kenneth W. Kimple won one of the seats with 52.23% of the vote (2,107 votes), while Marco P. Fiorito missed with 47.77% (1,927 votes). For the at-large seat, Jim Romanello won with 52.53% of the vote (3,116 votes), defeating Chad M. Smith, who received 47.47% (2,816 votes). Swearing in will be in January.

The elections included two ballot initiatives. Ballot Question 2B, which proposed an amendment to expand the area within the town’s home rule charter, passed with strong support, receiving 71.05% of the vote (5,160 votes). However, Ballot Issue 2A, which sought to increase lodging taxes by $220,000 annually to fund town-owned parks, lodging tax administration, and compliance, was rejected by voters, with 52.55% voting against (3,842 votes) and 47.45% in favor (3,469 votes).

Town of Palmer Lake

The Town of Palmer Lake elections on Nov. 5 were for Mayor and three open spots on the Board of Trustees. Glant Havenar was elected Mayor with 51.2% (863 votes). Shana Ball received 48.5% (821 votes). Tim Caves, Amy Hutson, and Atis Jurka were elected to the three open spots on the Board of Trustees receiving 25.91% (854 votes), 22.51% (742 votes), and 20.51% (676 votes), respectively. Alex Farr and Jacob Hansen received 16.47% (543 votes) and 14.59% (481 votes), respectively. The mayor and three new trustees will be sworn in at the December meeting.

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Full election results are posted at https://clerkandrecorder.elpasoco.com/elections/2024-records-results/

Additional Monument coverage starts on page < 6 >.

Additional Palmer Lake coverage starts on page < 8 >.

Monument Town Council, Nov. 4 and 18 – Monument Council addresses budget, watershed, community initiatives

By Chris Jeub

Monument Mayor Mitch LaKind opened the Nov. 4 meeting by addressing a tragic hit-and-run accident earlier that day which resulted in the loss of life. He commended the swift response of local police and fire departments in managing the situation and called for a moment of silence to honor the victim. Later, the suspect involved in the incident turned themselves in, according to local authorities.

LaKind also read a proclamation recognizing Nov. 4-8 as Law Enforcement Records Personnel Week. The proclamation highlighted the crucial role these professionals play in supporting law enforcement through tasks like maintaining criminal justice statistics and aiding in suspect apprehensions. It praised their professionalism, efficiency, and compassion in serving the community and acknowledged their essential contributions to public safety.

Two Monument police officers were sworn in, and one was promoted at the Town Council meeting on Nov. 18.

Above: The new officers are (L to R) Joshua Teeples and Anthony Sealey. Teeples’ wife Leah pinned the badge on her husband and Sealey’s wife Alexandra did the same for her husband. The hirings bring the total number of officers to 29. Chief Patrick Regan says there’s room for one more officer in the budget.
[video_lightbox_youtube video_id=”ON8UqDodjOY” width=”800″ height=”450″ auto_thumb=1]

Joshua Teeples (left) and Anthony Sealey are sworn into the Monument Police Department (52 sec)

[video_lightbox_youtube video_id=”w4nrbArJ85k” width=”800″ height=”450″ auto_thumb=1]

Joshua Teeples says he’s proud to be joining the Monument Police Department (28 sec)

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Anthony Sealey says he’s proud to be joining the Monument Police Department (30 sec)

Above: After the new policemen were sworn in, Officer Christopher Sullivan was promoted to sergeant. His son Kieran had some trouble pinning the badge on his father. He jumped when his dad jokingly shouted, “Ouch!” Photos by Michael Weinfeld.

Town of Monument budget presentations

The 2024 Amended Budget for the General Fund was reviewed, highlighting an increase in the unreserved fund balance from 16.46% in the approved budget to 30.76%. Key contributors to the change included adjustments to prior beginning balances tied to audited 2023 financials, adding $300,000 in investment earnings and a $175,000 reduction in user charge revenue due to a lack of funding from Triview for the comprehensive plan. While the improved fund balance was noted, council members expressed concern over the reliance on investment earnings and reduced revenue streams, emphasizing the need for sustainable financial strategies.

The 2024 Amended Budget for the Water Fund increased the ending fund balance from $3.2 million to $18.2 million, driven by adjustments to prior balances, reallocation of reserves, and spending cuts. Key reductions included $750,000 from booster station upgrades and $450,000 from the valve and pipeline replacement program, offsetting overspending on Wells 11, 12, and 13. A contingency expense of $180,000 was reclassified for repairs, while vehicle and equipment spending dropped by $250,000. However, expenses rose by $260,000 for a new pipeline, and $2.75 million was removed from Forest View Water Tank improvements. Council members discussed balancing immediate infrastructure needs with long-term water fund sustainability.

The proposed 2025 Water Fund budget projects an unreserved fund balance of $4.8 million, with notable changes to expenditures. Revenue adjustments include a $300,000 reduction in investment income due to the completion of the COP bond and reallocated rent revenue from the 259 building. On the expenditure side, the budget allocates $600,000 for the design of a new Public Works building, $290,000 for an Impact Fee Study and consulting services, $180,000 for contingency funds directed to well maintenance, and $342,000 for increased well repair needs. Additionally, the budget reflects a $3 million removal for the Monument Hill Water Tank project, $800,000 cut from booster station expenses, and a reduction in administrative fees following reorganization of staff roles. Council discussions emphasized the importance of managing costs while ensuring the Water Fund’s operational efficiency.

Later in the meeting, Councilmember Steve King sought to clarify inaccuracies in a recent Our Community News (OCN) Letter to the Editor regarding the town’s budget. King asked Town Manager Madeline VanDenHoek and Chief of Police Patrick Regan to confirm key points on the record. VanDenHoek affirmed that the town is not operating under a budget deficit, while Regan stated that the Police Department’s budget has not been reduced and is, in fact, higher than the previous year.

Regan clarified that funds designated for specific purposes, like 2F, cannot legally be diverted, and there is no plan or mechanism to “defund the police.” King emphasized that the letter’s claims were inaccurate and misrepresented the council’s financial planning efforts. LaKind added his criticism, claiming the letter “completely disingenuous” and called for more constructive engagement.

Note: Councilmember Kronick has written a letter of response in this issue. See the letter on page < 19 >.

Rezoning ordinance approved for 574 N. Washington St.

The Monument Town Council unanimously approved Ordinance No. 23-2024, rezoning the property at 574 N. Washington St. from Downtown Business (DB) to Single-Family Detached Medium Density (SFD-2). Staff recommended approval of the ordinance. During the discussion, Councilmember Sana Abbott inquired about the impact on surrounding properties, while King asked about potential uses under the new zoning, with staff clarifying that the property could accommodate, at most, a duplex.

The property owner explained that the site was originally subdivided in the 1990s for a business bike shop and updated to comply with residential codes for commercial upgrades. The ordinance restores the property to residential zoning, aligning with its intended use.

Fountain Creek Watershed District projects update

Alli Schuch, executive director of the Fountain Creek Watershed District, provided an update on the district’s efforts to manage the 927-square-mile watershed spanning nine regional governments. She highlighted the challenges of the highly erratic watershed, shaped by dramatic elevation changes, erosive soils, and increased water flows due to infrastructure like the Southern Delivery System (SDS). These conditions result in flooding, erosion, and sedimentation issues, compounded by rapid population growth and water usage.

Schuch detailed various initiatives, including watershed restoration projects funded through a $50 million settlement tied to the SDS, educational outreach programs, and collaboration with landowners to mitigate erosion. However, she emphasized the district’s struggle with limited funding, underscoring the need for sustainable solutions.

Schuch also discussed new developments aimed at long-term watershed health, including a proposed wetland mitigation bank to offset development impacts and generate sustainable funding. She addressed specific local concerns, such as the Jackson Creek project, which involves multiple stakeholders, including the Air Force Academy and El Paso County, to address severe erosion and habitat loss.

By forming a Monument Creek watershed group and securing a $350,000 grant for scoping efforts, the district aims to restore critical areas while balancing environmental protection and community needs. Schuch concluded by stressing the importance of collaboration and proactive management to address shared risks and preserve the watershed for future generations.

Councilmembers King and Romanello expressed strong support for the district’s efforts. King recounted observations from a recent watershed tour, noting the severe downstream impacts of erosion, including collapsing cliffs, unusable roads, and compromised infrastructure. He highlighted the need to prioritize upstream solutions, offering examples of local challenges caused by complex water rights.

Romanello echoed the importance of addressing upstream issues, pointing out that downstream projects risk failure without them. He also highlighted the district’s financial constraints, which rely on voluntary contributions and grants, and warned against waiting for catastrophic events to drive funding, referencing past Colorado floods. Both councilmembers reinforced the value of proactive measures and collaboration to secure the watershed’s future.

Heart of Monument Park design update

Cassie Olgren, Parks and Trails planner and program manager, presented the final design update for the Heart of Monument Park, a collaborative effort led by the Monument Hill Kiwanis Club and supported by the Monument Community Presbyterian Church. The project aims to create a universally accessible playground and park in downtown Monument, incorporating community and stakeholder input gathered over the past two years.

The design features Americans with Disabilities Act (ADA)-compliant playground equipment, additional ADA parking, and pathways connecting to nearby trails and sidewalks. NES, the design firm, developed plans to integrate the space with the adjacent Water-Wise Demonstration Garden. Generous contributions from the Colorado Springs Health Foundation and other donors have supported the project, with more grants and fundraising efforts underway.

The project is divided into phases, with Phase 1 focusing on site preparation, playground construction, parking, and connecting sidewalks, targeting a 2025 groundbreaking and 2026 completion. Future phases include exercise equipment, shade structures, and landscaping extensions to the Water-Wise Garden, offering flexibility to adapt to evolving community needs.

Olgren emphasized the project’s inclusive nature, with ramp-accessible structures for all abilities, and highlighted the importance of community partnerships in bringing the park to life. Final vendor selection and detailed cost estimations will follow the release of a request for proposals, enabling further progress toward making this long-awaited community project a reality.

New book chronicles Monument Cemetery history

During public comments, Michael Weinfeld and John Howe presented their new book, Shootings, Killings, and War Heroes: The History Hidden in Monument’s Cemetery, a detailed expansion of their 73-page report delivered last year. Inspired by Councilwoman Laura Kronick’s suggestion, the duo authored a 140-page volume filled with over 100 historical and contemporary photos and captivating stories about the individuals buried in Monument Cemetery. The book reveals previously untold accounts and fun facts about the cemetery’s history.

The book was released on Nov. 30 with a signing event at Covered Treasures Bookstore, where guests enjoyed cookies and cake while they waited to have their book signed. Copies will also be available at the Tri-Lakes Chamber of Commerce, the Lucretia Vaile Museum in Palmer Lake, and on Amazon. Howe and Weinfeld expressed gratitude to the town for covering publishing costs and encouraged everyone to explore the fascinating stories they uncovered through their volunteer-driven project.

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The Monument 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 next meetings are scheduled for Dec. 2 and Dec. 16. 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.

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Monument Planning Commission, Nov. 13 – Board discusses Jackson Creek North plat; Panda Express public hearing moved to December

By Janet Sellers

At its Nov. 13 meeting, the Monument Planning Commission reviewed a request for approval of the preliminary and final plat for the Jackson Creek North Planned Multi-use District (PMD) owned by CSI Development. It noted that Higby Road will be widened from 70 to 100 feet for public improvements.

The discussion focused on safety improvements and a subdivision plat that dedicates land for stormwater management and waste control, without requesting development approval.

Note: A “final plat” specifically refers to a detailed, legally approved map of a subdivided land parcel, showing exact property boundaries and lot dimensions, while a “final plan” is a broader term encompassing the complete set of approved design drawings for a project, including architectural, site, and engineering plans, which may include a final plat as one component within the larger set of documents.

The meeting’s extensive plat discussions confirmed that the area does not yet have a development plan in place, which will go through the appropriate processes in the future. The commission approved recommending the plat request, emphasizing the importance of addressing public health and safety for the future plan. A motion was made and approved to recommend the plat to the Town Council, including a detailed study of Jackson Creek Parkway’s roadway construction and traffic impacts.

During public comments, a local parent and a staff member expressed concerns about child safety near Lewis-Palmer High School, emphasizing the need for sidewalks.

There are still unanswered plan questions, which will have to have to be addressed when a future development plan is proposed. At that point, after a plan has gone through the appropriate process, if there are questions, the town will have discussions and sometimes debate with the community. In the case of any disagreements, there is always the opportunity to bring that plan to the Town Council to appeal.

The public hearing for the Panda Express restaurant and drive-thru at Monument Marketplace was continued to the next Monument Planning Commission meeting on Dec.11 due to incomplete transportation studies affected by some technical issues.

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The Planning Commission usually meets on the second Wednesday of each month. It will revisit the discussion on the Jackson Creek North plat and the Panda Express at the next meeting on Dec. 11. For further information on Planning Commission meetings, please visit www.townofmonument.org/263/planning-commission-board-of-adjustment or contact 719-884-8028.

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

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Monument Planning Commission, Oct. 9 – Commission raises concerns about ultimate use for Jackson Creek North

By Janet Sellers

The Oct. 9 Monument Planning Commission meeting began with roll call, with all but commissioner Greg Collins present in person. Collins was present online. Discussions focused on the rezoning of 574 N. Washington St. and the preliminary and final plat for Jackson Creek North. The commission unanimously approved the rezoning of the property on North Washington Street to align with the comprehensive plan for single-family detached housing. However, concerns were raised regarding the adequacy of the right-of-way for future road improvements and the potential impact on downstream water flow for Jackson Creek North.

Insights from the meeting regarding Jackson Creek North included an analysis based on the Review and Approval Criteria established in section 18.02.260.C of the town’s regulations, alongside discussions and concerns raised during the meeting. The proposed Final Plat for the vacant property does not satisfactorily meet the criteria outlined in the town’s section 18.02.260.C, the commissioners said.

Key areas of concern included the lack of established ultimate use, inadequate service capacity provisions, insufficient information on cost-sharing for improvements, and limited consideration of natural hazards and conservation. Future developments will require more comprehensive planning to address these deficiencies and ensure compliance with town regulations.

The commissioners engaged in extensive discussions about the implications of zoning changes, including considerations for mixed-use development. Topics included residential height limits, stormwater management, and the legality of zoning across hundreds of acres in future developments in the area as well. The commission decided to continue the public hearing to seek legal advice, planning to reconvene in a Nov. 13 meeting with the town attorney present.

Amid the discussions, the commissioners said the proposed Final Plat for Jackson Creek North did not establish the ultimate use of the property and did not demonstrate compliance with the Comprehensive Plan, Parks, Trails, and Open Space Plan, or other plans adopted by the town. This non-conformance raised concerns regarding the alignment of the proposed development with the town’s long-term goals and vision.

The property is currently vacant and undeveloped, and the proposed Final Plat does not sufficiently address how it will ensure compatibility with adjacent properties, commissioners said. This lack of assessment could lead to future conflicts as development progresses. The proposed Final Plat creates a single lot, lacking insight into future development patterns. Additionally, it does not adequately address the impact on light, air, parks, open spaces, and other public uses, contrary to the expectations set forth in the Review and Approval Criteria.

Due to the absence of development plans, the proposed Final Plat cannot confirm the provision of adequate, safe, and efficient public improvements, utilities, and community facilities, the commissioners said. Ensuring sufficient service capacity is critical, and its absence poses significant concerns for future development.

It also does not provide the necessary development details to establish the property owner’s responsibility for onsite and offsite community improvements and facilities, failing to meet the requirements regarding cost-sharing for infrastructure improvements, the commissioners said.

While the proposed Final Plat addresses some natural hazards by dedicating an easement for wetland drainage and creating two tracts for open space and detention, it does not sufficiently cover protections against other natural hazards, such as fire, flood, or geological risks, the commissioners said. In addition to wetland drainage and open space tracts, the proposed Final Plat provides limited opportunities for the preservation and conservation of significant vegetation stands, which does not align fully with the requirements for natural conservation.

Although the proposed Jackson Creek North Final Plat adheres to technical requirements of form and content, it lacks adequate information to verify compliance with local, county, state, and federal regulations, the commissioners said. This lack of detail raised questions about the viability of development plans.

Future development on this property will necessitate the submission of a Site Plan, which must comply with the underlying zoning designation and development review criteria established in the Land Development Code. Additional modifications to the Final Plat may be required based on the forthcoming development plan and relevant codes and ordinances.

The meeting concluded with discussions on potential updates to the development code.

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The Planning Commission usually meets on the second Wednesday of each month. It will revisit the discussion on the Jackson Creek North plat at the next meeting on Nov. 13, with the town attorney present to address legalities. For further information on Planning Commission meetings, please visit www.townofmonument.org/263/planning-commission-board-of-adjustment or contact 719-884-8028.

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

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Monument Town Council, Oct. 7 and 21 – Council discusses finance, nonprofit work, employee survey

By Chris Jeub

The Monument Town Council meetings on Oct. 7 and 21 covered the unanimous approval of a new revenue and finance ordinance, updates from local nonprofits Tri-Lakes Cares and the Pikes Peak Small Business Development Center (SBDC), the results of the town’s first employee satisfaction survey, and public feedback on council stipends and council feedback on a new playground at Limbach Park.

Revenue and finance ordinance

The Monument Board of Trustees voted 7-0 to approve a comprehensive ordinance updating the town’s tax and business regulations. The new rules introduce several changes aimed at improving compliance and streamlining administrative processes. One key change caps the vendor’s fee at $100 per return while maintaining the current rate of 3.33% for timely tax filings. To further encourage digital submissions, the town will begin charging a $25 fee for manual paper filings, which were previously free.

The ordinance sets a fixed interest rate of 1% per month on overdue taxes, replacing the former rate tied to the Colorado State Banking Commission. Penalties for fraud will also be revised, with a new penalty set at either 50% or 100% of the unpaid amount, pending final determination. For repeated violations, a special penalty will be enforced, requiring payment of the greater of 25% of the unpaid tax or $250.

The ordinance also allows the town to recover audit costs by billing taxpayers directly for the time and resources involved. The newly passed regulations repeal and replace existing sections of the municipal code, adding new provisions to better align the town’s business licensing, revenue management, and finance operations with its current needs.

Tri-Lakes Cares updates

Tri-Lakes Cares (TLC) representatives Haley Chapin and Bill Lyons provided an update on the organization’s efforts to address the growing needs of residents in northern El Paso County. TLC is a nonprofit that offers essential services such as food assistance, rent and utility support, car repair aid, medical help, and financial counseling to families and individuals in crisis. The organization serves as a lifeline for those facing unexpected hardships, ensuring that basic needs are met with dignity and care.

Chapin and Lyons emphasized the increasing demand for these services, noting that 58% of households enrolled in TLC programs live below the federal poverty line—$31,200 annually for a family of four. Rising housing costs, rent, and a growing population have added strain to many residents, highlighting the importance of community support. One success story shared involved a mother of two who, after losing her job, was able to stay in her home thanks to TLC’s rent assistance and eventually secured full-time employment.

Both Chapin and Lyons expressed heartfelt gratitude to the Town of Monument for its continued financial support, stressing how critical it is to the organization’s ability to serve the community. “This funding goes a long way,” they said, noting that it helps cover essential costs like rent and utilities for struggling families. They also pointed to TLC’s recent community needs assessment, which aims to keep the organization ahead of emerging challenges in the region.

Pikes Peak SBDC updates

Brandon Eldridge, executive director of the Pikes Peak SBDC, provided an update on the center’s activities and impact. SBDC offers free consulting, training programs, and events to help local businesses grow and thrive. Eldridge mentioned its collaboration with the Tri-Lakes Chamber of Commerce, where it provides coaching and educational presentations to businesses throughout the area.

Eldridge highlighted the Veterans Small Business event held at Great Wolf Lodge on Nov. 1, as well as the popular “Year of AI” presentation, which provided valuable insights into artificial intelligence for the business community. He emphasized that SBDC’s consulting hours—126 so far this year—are offered at no charge, making a significant impact on the success of local entrepreneurs. Eldridge encouraged attendees to sign up for the SBDC’s newsletter to stay connected with future programs and resources. Mayor Mitch LaKind also commented on the presentation, noting several photos featuring Danny Meyer, a friend and entrepreneur, which reflect the center’s deep ties to influential community members. Eldridge closed by thanking the Town of Monument for its ongoing support, stressing that such partnerships are essential to SBDC’s mission of empowering businesses and fostering economic growth.

Employee satisfaction survey

Emily Trujillo, Human Resources manager for the town, presented the results of Monument’s first employee satisfaction survey, conducted from Sept. 5 to 12 using software BambooHR. Designed to ensure anonymity and encourage honest feedback, the survey asked two simple questions: employees’ likelihood to recommend the town as a place to work and suggestions on what makes the workplace great or how it could improve. With an 80% participation rate, the survey provided valuable insights, Trujillo said. Key positives included people, culture, community, atmosphere, and leadership, while areas of concern focused on compensation, communication, recognition, and processes.

Following the survey presentation, Trujillo outlined upcoming action plans, including a compensation survey to be completed by early 2025, initiatives to enhance communication, improved employee recognition programs, and a focus on accountability for policies and procedures. This presentation also set the stage for a discussion on seeking professional vendors to conduct an evaluation of the town manager position. Trujillo mentioned that five evaluation companies were approached, with two submitting proposals. The council discussed which vendor to select but had not reached a decision by the end of the meeting.

LaKind called the survey “a step in the right direction” but requested more detailed data, such as employee comments, and Councilmember Marco Fiorito encouraged the inclusion of longer surveys in future evaluations. Trujillo confirmed a follow-up survey with more depth would be conducted in March.

Public and board comments

Executive Director of Tri-Lakes Cares Haley Chapin spoke again voicing her support for council stipends during public comments not on the agenda. She emphasized how compensation could encourage broader participation and equity in local government.

“A stipend helps level the playing field. Without it, only those with financial flexibility might consider running,” Chapin explained. She noted that serving on the council often comes with personal costs, such as lost work hours, childcare, and transportation, which stipends could help offset. Compensation, she added, could also improve retention, reduce burnout, and attract a more diverse pool of future candidates, ensuring the community is fully represented. Chapin acknowledged that members could donate their stipends to causes like the Police Department or nonprofits but urged the council to consider the broader community benefit.

Councilmember Steve King remarked on the successful launch of the new playground at Limbach Park. He thanked Town Manager Madeline VanDenHoek and the park and public works staff for their hard work. “Every time I drive by, there’s a zillion kids out there, and it’s good to see them outside,” King said, reflecting on the playground’s popularity.

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The Monument 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 next meetings are scheduled for Monday Nov. 4 and 18. 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.

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Monument Town Council, Sept. 3 and 16 – Council discusses budget deficits, strategic spending, future priorities

By Chris Jeub

The Monument Town Council met on Sept. 3 and 16 where various financial concerns were brought to light, including shortfalls in the General Fund, Police Fund, and Water Fund. The council worked to identify potential areas for spending adjustments while also tackling issues related to project prioritization, police retention, and councilmember compensation.

2025 budget review

On Sept. 3, Senior Accountant Steve Murray presented the budget outlook, which raised concerns due to projected deficits in some of the town’s primary funds. The General Fund was forecasted to run a deficit of $2.663 million, with revenues projected at $11.672 million and expenditures totaling $14.335 million. Despite this, the fund would maintain a balance of $424,355 in unreserved funds by the end of 2025. The 2F Police Fund was also projected to face a shortfall of $65,358, though it would retain a healthy reserve of $667,741 due to a strong beginning balance. Meanwhile, the Water Fund faced a larger deficit of $4.639 million, leaving only $146,335 in unreserved funds. The 2A Water Fund, however, was in a stronger position, with a deficit of $407,801 but set to end the year with a much larger reserve of $7.04 million.

The conversation focused on finding ways to tighten spending and potentially defer certain projects. Mayor Mitch LaKind highlighted the discrepancy between revenue and expenditure, noting that “there’s quite a bit in the hole … more expenditure than revenue.” Town Manager Madeline VanDenHoek advised the council to provide guidance on which projects could be deferred until 2026, considering the town’s reserves of only 2.6%. VanDenHoek also proposed delaying some parks development to 2026, pending council input. Mayor Pro Tem Steve King questioned the $200,000 cost for implementing new tax collection software, which VanDenHoek clarified would help the town better audit businesses and track collections.

In the follow-up meeting on Sept. 16, Murray provided an updated presentation after identifying additional reserves. The General Fund shortfall was revised to $2.099 million, with a beginning balance of $5.541 million and an unreserved fund balance of $1.156 million (8.43%) by the end of 2025. Adjustments included an additional $150,000 coming from the Police Department’s unreserved balance. The Capital Projects Fund faced a deeper deficit, with an unreserved balance of $4.235 million, largely due to a $9 million allocation for the Jackson Creek Parkway development. Adjustments in the Water Fund improved its outlook, leaving it with $2.614 million in unreserved funds at the year’s end.

During this meeting, the council focused on prioritizing projects, particularly around Jackson Creek Parkway. Councilmember Ken Kimple raised concerns about the implications of not funding supplemental projects, asking for clarity on their order of importance. Police Chief Patrick Regan emphasized the need to retain police officers, particularly in light of the rising cost of living. Kimple also stressed the importance of maintaining fiscal balance amid growing demands, while LaKind called for the council to make some tough decisions moving forward.

Compensation for councilmembers sparks debate

An ongoing topic of discussion throughout recent months resurfaced at the Sept. 16 meeting, with Councilmember Laura Kronick leading the charge on whether councilmembers should receive compensation for their time and effort. Kronick has been advocating for a $500 per month stipend, arguing that it would encourage more community members from diverse backgrounds to engage in public service. She emphasized that serving on the council requires significant time and effort and that compensation would make this role more accessible to those who might not otherwise be able to afford the time commitment. Councilmembers Jim Romanello and Marco Fiorito expressed their agreement, with Romanello thanking Kronick for bringing the issue forward.

However, Kimple strongly opposed the idea, insisting that the town’s limited resources should be directed toward staff and police force needs rather than council compensation, particularly during budget shortfalls. He suggested that if compensation were to be considered, it should be presented to voters as a ballot measure, arguing that the proposal appeared self-serving. Kronick disagreed, countering that putting every small decision to the voters would undermine the council’s effectiveness. King expressed mixed feelings, acknowledging that while compensation could open the door to broader participation, it might also present negative optics given the town’s current financial challenges. Despite the debate, the council ultimately left the issue unresolved.

Sales tax self-collection system update

During the Sept. 16 meeting, Sophia Hassman, sales tax consultant and owner of CoSALT Consulting Ltd., provided an update on the Sales Tax Self-Collection System implementation. Hassman reported that $37,000 had already been collected during the software implementation phase. The go-live date, originally set for Oct. 1, 2024, was pushed to Jan. 1, 2025, to better align with state records and compliance requirements. The system will allow businesses more time to adjust to the new processes, with the first tax returns due in February 2025. Future phases of the project include initiating audits, ensuring compliance, and addressing short-term rental (STR) tax compliance.

Final approval granted for Ziggi’s Coffee drive-through

Also at the Sept. 16 meeting, the council approved Ordinance No. 18-2024, granting final approval for a new Ziggi’s Coffee at 16529 Cinematic View in Monument Marketplace North. Planning Director Dan Ungerleider presented the ordinance, while concerns were raised about traffic and water drainage related to the development. LaKind acknowledged that traffic issues in the area had become problematic, a concern shared by Kronick and Kimple, who noted that traffic had significantly increased since the 2022 traffic study. The council voted 7-0 in favor of the ordinance, with Kimple urging caution to ensure that traffic does not become a “debacle.”

Looking ahead to the Nov. election

Town Clerk Tina Erickson conducted a lot drawing to determine the order of candidate names on the upcoming ballot. For the At-Large position, Romanello will appear first, followed by Chad Smith. In Residential District 2, Kimple will appear first, followed by Fiorito. Residential District 1 remains uncontested, represented by Kronick.

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The Monument 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 next two regular meetings are scheduled for Monday, Oct. 7 and Monday, Oct. 21. 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.

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Monument Planning Commission – September meeting canceled

By Janet Sellers

The Monument Planning Commission canceled its regular monthly meeting scheduled for Sept. 11. The Planning Commission’s next regular meeting is scheduled for Wednesday, Oct. 9 at 6 p.m. in the Town Council chambers at 645 Beacon Lite Road, Monument.

The Planning Commission usually meets on 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. Information 719-884-8028 or www.townofmonument.org.

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

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Monument Town Council, Aug. 5 and 19 – Council charts future with key budget, development, and management decisions

By Chris Jeub

The Monument Town Council met twice in August. Discussions centered on the proposed 2025 budget, focusing on revenue projections and critical infrastructure projects. The council also passed an election ordinance to streamline the upcoming town election and approved the final plat for the Monument Lake development. The council endorsed technology upgrades for the Town Council Chambers, appointed Madeline VanDenHoek as the interim town manager, and moved forward with a lodging tax proposal aimed at supporting public amenities.

Town of Monument presents 2025 budget proposal

On Aug. 5, Senior Town Accountant Steve Murray presented the Town of Monument’s proposed 2025 budget, focusing on sales tax revenues, fund allocations, and critical supplemental projects. The budget anticipates an 8.63% sales tax revenue increase, consistent with 2023 figures. Key allocations include directing 0.5% of sales tax to the 2F Police Fund, 50% of sales and use tax from Triview properties to Triview, and 1% to water funds, with a portion allocated to the 2A Water Fund. About 42% of the collected sales tax is projected to support the General Fund. The budget also includes $440,000 for legal expenses across various departments, covering technical and professional services.

Emphasizing infrastructure and technology, the budget outlines significant supplemental projects, such as $9 million allocated for upgrades to Jackson Creek Parkway and $10 million for constructing a new Public Works building. Other enhancements include records and budget software updates and items for the Police Department, like safety equipment and parking lot fencing, totaling around $138,500. The town plans to use restricted reserves, including $2 million for stormwater management projects, and maintain a 3% TABOR reserve.

During the council’s discussion, Councilmember Steve King questioned the necessity of all proposed impact studies, but Town Attorney Bob Cole affirmed their importance, while King stressed the value of impact fees. Mayor LaKind urged Director of Public Works Tom Tharnish to seek creative funding options through water fees.

Councilmember Ken Kimple voiced concerns about the $9 million allocation for the water Loop, noting that actual costs could potentially double. Tharnish responded by announcing a formal presentation on Sept. 3, which will provide more information about the fund. Kimple also expressed disapproval of the current council deciding future pay for councilmembers, advocating for a town ballot decision. In contrast, LaKind argued that since current members would not benefit from the vote, it should not pose an issue. The session concluded with a reminder from Interim Town Manager Madeline VanDenHoek that the budget is a “work in progress” and that this draft serves as an initial step in refining the town’s financial plan.

Election ordinance passed

The Town Council passed Ordinance No. 15-2024 with a 7-0 vote, following lengthy discussion and some disagreement with legal counsel. The ordinance, which calls for the Nov. 5 Town Regular Election to be conducted as a coordinated election, also appoints the town clerk as the designated election official and authorizes an intergovernmental agreement with the El Paso County clerk and recorder. Councilmember King, despite having reservations and concerns that were echoed by a community member, ultimately voted in favor of the ordinance due to time constraints.

Monument Lake final plat approved

During a recent public hearing, the Town Council discussed Resolution No. 25-2024, which pertains to the final plat for Monument Lake Beachfront Filing No. 1. As this was a continuation from previous meetings, Planning Director Dan Ungerleider did not give a new presentation. The proposal, first presented in June, aimed to combine several lots and allow for parking permits. Although the Planning Commission recommended approval with a 7-0 vote and staff confirmed that all review criteria were met, Councilmember King raised concerns about the status of Lake Mountain Lane being listed as a private road. Town staff clarified that while the northern road is private, the town owns the access road.

King expressed his hesitation to send the issue back to staff but questioned the process taken. Ungerleider acknowledged the complexity of the situation and noted that the final plat would clarify the ownership and access issues. Legal counsel Bob Cole confirmed that the town does indeed own the access road, which satisfied the council’s concerns. Consequently, the council unanimously passed the resolution with a 7-0 vote, allowing the project to move forward.

Town Council approves technology upgrades

Director of IT Will Williams presented a proposal to the Town Council requesting $137,000 for technology and audio-visual upgrades to the Town Council Chambers. Williams expressed enthusiasm for the project, assuring council members that the new equipment would be fully utilized and not left to “sit in a closet.” LaKind asked if the project would be completed by the end of the year. Williams confirmed that the upgrades would be finished by the middle of the fourth quarter. During the renovation, council sessions will be temporarily moved to another location. The resolution was passed unanimously with a 7-0 vote.

VanDenHoek appointed as interim town manager

In a unanimous 7-0 decision, the Town Council appointed Director of Parks and Community Partnerships VanDenHoek as the interim town manager, following Cole’s recommendation after the departure of Mike Foreman. The town had been operating under a co-manager arrangement with VanDenHoek and Police Chief Patrick Regan. Mayor LaKind motioned for VanDenHoek’s appointment, relieving Regan from his co-management responsibilities. Regan, who expressed his enjoyment working alongside VanDenHoek, stated his preference to return to his primary role as police chief. VanDenHoek accepted the interim position and agreed to the $175,000 annual salary.

Council moves forward with lodging tax proposal

During the Aug. 5 meeting, the Town Council discussed the introduction of a 5% lodging tax for hotels, short-term rentals (STRs), third parties, and truck stops, with an estimated revenue of $220,000 annually. The proposed tax, aimed at benefiting public amenities such as parks and playgrounds, would be enforced using Deckard Technology LLC to identify and ensure compliance among STRs within the town. Senior Accountant Steve Murray explained that while STRs would be managed through technology, truck stops would undergo individual audits. Mayor LaKind emphasized the importance of getting the lodging tax proposal on the ballot for the Nov. 5 election.

The formal ordinance, identified as Ordinance No. 16-2024, was introduced and voted on in the Aug. 19 meeting, following the earlier discussions. The ordinance outlines the submission of the lodging tax proposal to eligible voters and amends the Monument Municipal Code to include the new tax, contingent upon voter approval. The council unanimously passed the ordinance in a 7-0 vote, clearing the way for the issue to be decided by Monument residents in the regular town election.

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The Monument 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 next meetings are scheduled for Tuesday, Sept. 3 (following the Labor Day holiday) and Sept. 16. 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

Monument Planning Commission, Aug. 14 – Proposed Ziggi’s project examined

By Janet Sellers

At the Aug. 14 meeting of the Monument Planning Commission (MPC), the commissioners considered a proposed Ziggi’s Coffee restaurant, discussed land development, and expressed concern about potential impacts of development on nearby homes and businesses. It also discussed a joint meeting with the Town Council concerning the scope of the Comprehensive Plan Update project.

The commissioners expressed concern about the orientation of buildings on Jackson Creek Parkway and suggested guidelines for development to create a welcoming look. Negotiating with developers during the preliminary process to set guidelines could limit frustration with buildings facing the “wrong direction,” starting the conversation earlier in the planning and design process.

The commission discussed the proposed development of Ziggi’s Coffee, a growing, nationwide coffee franchise, at Monument Marketplace North with the development representative and the owner. Concerns about zoning compliance, traffic generation, and pedestrian access were raised, while the developer emphasized a commitment to improving pedestrian access and addressing safety concerns. Design inconsistencies such as the drive-through design not resembling the front door and the building architecture facing Jackson Creek Parkway were physical issues of concern, as well as appropriate sidewalks.

The commissioners also discussed the visibility of new businesses in the area and the orientation of buildings on Jackson Creek Parkway. A commissioner expressed support for the project with regard to the supporting documents, while another commissioner raised concerns about safety in areas that “are not very safe.” Sign concerns were also raised, in the interest of making sure the businesses in that area will be successful.

Commissioner Ray Egley spoke up as it was noticed that the only access to the business is off what is being designated as a private road, which is off Harness Road. The concern was of snow removal and continuing maintenance of that road, not only for the businesses that are there but for the consumers who want to frequent those businesses. Commissioner Angley asked the developer, “… how would they address that, who’s taking care of that?” The developer replied that the entrance to the building is not on Jackson Creek Parkway but faces west. The owner of the business, Greg Flynn, owns five other Ziggi’s in Colorado and shared details of how the business plans to have a welcoming establishment with a fireplace indoors for atmosphere, banners at the high school, some in-house special days, and so on to show that it invests in the community.

The recommendation to approve the edifice of Ziggi’s was based on the final planned unit development for lot 4 of Monument Marketplace North, for a restaurant and drive through, supported by the display of facts on the meeting room screen and described by following documents that were shown for the site plan for the lot, prepared by MAH architectural group. Grading erosion control in site construction plans was prepared by the civil engineering group, with the drainage report for the marketplace filing 1 prepared by the same engineering group, and the traffic generation and analysis for Ziggi’s prepared by SM Roca LLC, the documents of which should include the attached findings of fact in support of the recommendation.

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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. Information: 719-884-8028 or www.townofmonument.org.

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

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Monument Town Council, July 31 – Special Town Council Meeting Results in Town Manager’s Dismissal

By Chris Jeub

This report covers the special Town Council meeting on July 31st, 2024, which was not included in the print edition due to time constraints.

The Town of Monument held a special Town Council meeting on July 31st, 2024. The council conducted three executive sessions: one to determine positions relative to negotiations, another for legal advice on specific personnel matters, and the third concerning personnel matters involving Town Manager Mike Foreman. All motions to enter the executive sessions passed unanimously.

Following the executive sessions, the council considered Resolution No. 46-2024, which approved an employment separation release and settlement agreement for Town Manager Mike Foreman. The reason for Foreman’s dismissal was not disclosed. The resolution was discussed and passed with a unanimous vote of 7-0. No public comments were made, and the meeting adjourned.

Chris Jeub can be reached at chrisjeub@ocn.me.

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Monument Town Council, July 2 and 15 – Moratorium lifted; accountability discussed in response to town manager on administrative leave

By Chris Jeub

The Monument Town Council gathered July 2 and 15 for their regular meetings, one of which lifted the town’s development moratorium. One special meeting held July 9 discussed Town Manager Mike Foreman’s paid administrative leave, but the reason for the leave has not yet been disclosed.

Moratorium Lifted

The Town Council voted 7-0 on July 2 to deny the extension of Ordinance No. 13-2024, effectively lifting the six-month moratorium that had temporarily halted the acceptance of new applications under the Town of Monument Land Development Code. The ordinance, initially put in place in January, was meant to manage a backlog and ensure proper handling of about 20 ongoing development applications.

Newly hired Planning Director Dan Ungerleider, presenting the ordinance, confirmed that many of these applications are now complete and awaiting further action from developers. He expressed confidence in handling the current demand, prompting Councilmember Jim Romanello to question the certainty of moving forward without the moratorium. Ungerleider reassured the council of the department’s capability, emphasizing the importance of being fully staffed, which is currently a work in progress.

Concerns were raised by Councilmember Steve King regarding the town’s infrastructure, including roads and the lack of a renewable water fund, as well as unaddressed impact fees. “I don’t want to get too far behind the eight ball here,” King stated, highlighting the financial strains.

Public comments were in favor of ending the moratorium. Local residents, along with representatives from the Home Builders Association (HBA) and other commercial interests, cited the negative impact of the moratorium on property rights, potential sales, and tax revenues. They argued that such measures create market unpredictability.

Town Attorney Bob Cole recommended denying the extension, a sentiment that led to a motion by Romanello to do just that. The motion passed unanimously. In the wake of the council’s decision, Ungerleider urged the development community to “restart” efforts as a service to the community, marking the official end of the moratorium. The lifted moratorium is expected to resume normal development activities.

Accountability discussed

On July 15, Councilmember Romanello initiated a discussion on amending the Home Rule Charter to enhance accountability and oversight within the town’s governance. This move comes shortly after the council placed Foreman on administrative leave due to undisclosed personnel issues.

Romanello’s proposed amendments to Sections 7.3 and 14.2 of the Home Rule Charter include instituting a new oversight mechanism that would allow another senior staff member, possibly the HR director, to report directly to the council. This aims to provide a safe avenue for employees to express concerns without fear of retaliation.

Further discussions included updating the employee manual with more active council involvement and expanding the residency requirement for the town manager to cover the town limits and the 80132 ZIP code to strengthen community connections.

It was agreed that the proposed amendments would be referred to the voters, allowing Monument’s residents to have a direct say in these governance changes, reflecting the council’s commitment to transparency and accountability.

Additionally, the agenda for the upcoming council meeting on July 31 includes two executive sessions led by Town Attorney Bob Cole. One session will address personnel matters involving the town manager, who has been notified about the session, and another will involve a conference with the town attorney to receive legal advice on specific legal questions regarding personnel matters. These sessions may provide further insights into the reasons behind Foreman’s administrative leave.

Note: Because Our Community News went to press before the July 31 meeting, updates regarding the outcome of these sessions will be made available on the newspaper’s website wp.ocn.me following the meeting.

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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 next meetings are scheduled for Monday, Aug. 5 and 19. 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 monumenttownco.minutesondemand.com and click on Town Council.

Chris Jeub can be reached at chrisjeub@ocn.me.

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Monument Planning Commission, July 10 – Orientation workshop for new members

By Lisa Hatfield

The Monument Planning Commission held a new-member orientation workshop, instead of a formal meeting, on July 10. It was open to the public, but no action items were discussed, deliberated, or acted upon during this session.

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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.

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Lisa Hatfield can be reached at LisaHatfield@ocn.me.

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.

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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.

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Monument Planning Commission, May 8 – Amusement park, more residential development recommended for approval

By Janet Sellers

The May 8 agenda of the Monument Planning Commission included a resolution for a final plat known as Willow Springs Ranch filing No. 2 and an ordinance for a planned unit development (PUD) known as Conexus Lost Island 2. Reports for communication and announcements with the commission and planning staff were also on the agenda. Public comments time was not on the posted agenda.

The commissioners’ main discussions were about the two development projects, Willow Springs Ranch final plat and Conexus Lost Island 2 PUD. Discussions highlighted the location, zoning, and surrounding land use of Willow Springs Ranch near Baptist Road and Forest Lakes Drive and the nearby roundabout, indicating the need for accommodating expected increases in traffic. Later, Ben Thurston presented the resolution for Conexus Lost Island 2 amusement park. The commissioners expressed concerns and supported the proposals, with some emphasizing the need to evaluate traffic studies and major evacuation routes, as well as respecting the small-town atmosphere of Monument.

Also at the meeting, speakers discussed various aspects of traffic management and infrastructure in Monument’s growing community, including the need for a traffic study to address evacuation routes and potential issues with roundabouts. The commissioners reviewed a proposed development plan for Willow Springs Ranch while other commissioners discussed a comprehensive review of mixed-use projects, especially of recent amusement park projects nearby in areas of Colorado Springs. The commissioners discussed proposals for a mixed-use development in a former industrial area and questioned the lack of design guidelines for a mixed-use development in a PUD. The discussion included respecting the need for the Town of Monument to preserve its small-town character feel throughout current growth possibilities.

Concerns arose regarding needed comprehensive traffic studies to be completed and understood before any building would begin, due to the expected increase in the traffic for locals coming and going as well as the traffic and its implied concerns regarding visitors to both the new home areas of the Willow Springs Ranch final plat and the new Conexus Lost Island 2 amusement sites, and for evacuation issues for all traffic, including local and interstate traffic of large trucks that must use the local streets in the case of severe weather complications.

The commissioners made a motion, unanimously approved, to recommend approval of Willow Springs Ranch if the proposed final plat conforms with the review and approval criteria as outlined in the town of Monument’s land development Code Section 8 2.0 2.260 with the condition that at the time of completion, the design of the future District 38 school at that area of Forest Lakes Drive will require conversion to a right in, right out travel ability if such intersection or access improvements are required. Also, the applicant, for the location entering the Willow Springs Metropolitan District, will be responsible for the design and construction of the road conversion. The proposed plat design preserves and conserves natural areas in vegetation. Group discussions for Willow Springs Ranch also included questions about the current validity of a previous traffic study and the potential need for new studies due to subsequent developments, zoning, and open space dedication.

Recreation development and environmental impact

The commission also heard an application sought for approval by the developer of the Conexus property along Beacon Lite Road for an amusement park, Lost Island 2, and development, including office, manufacturing, and commercial space.

The presenter said the proposed development provides for indoor and outdoor recreation activities not already in town. The commissioners said the developer bears the cost of needed public improvements and needed water conservation efforts to be put in place. Regarding land use and development in a residential area, clarification is needed for Santa Fe Trail alignment and prairie dog preservation. The commissioners questioned the PUD changes before the final plat vote and issues regarding the Connexus 14-acre property and zoning PUD issues for an outdoor recreation facility.

Zoning hearing for new development with miniature golf courses

The amusement park presenter detailed the site plan for the project, including shared access drives and parking, while the commissioners directed the applicant to provide safe and reasonable road improvements and that lighting for miniature golf courses and the architecture and design conform to open space and provide ample open space for circulation and recreation. The proposed amusement park could affect changes to the Santa Fe Trail and intersections, the neighboring properties, and privacy features.

Discussions ensued regarding clarity on the impact of new development on the small town of Monument, and the compatibility of a proposed recreation center with the natural surroundings of the area. The discussions examined traffic safety and the highway completion before businesses open, and related concerns about coordination of development and access for the existing community, overall traffic safety on Beacon Lite Road, and reviewed roundabout design factors. This discussion included concerns about the four-way stop at Old Denver Road and Second Street for temporary and long-term improvements.

A motion was made to recommend the Conexus/Lost Island 2 project for development, and it passed 6-0.

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The Monument Planning Commission meets next at 6 p.m. Wednesday, June 12, at the Monument Town Hall Board Room, 645 Beacon Lite Rd., Monument, and usually meets the second Wednesday of each month. To see the options for remote public participation in each meeting, visit https://townofmonument.org/263/Planning-Commission-Board-of-Adjustment. Info: 719-884-8028. https://townofmonument.org.

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

Lost Island amusement park vicinity map and site plan. Maps courtesy of the Town of Monument.
Willow Springs Ranch site plan. Map courtesy of the Town of Monument.

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