OCN

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

OCN > tmd

Triview Metropolitan District Articles

Triview Metropolitan District, March 19 – Northern Monument Creek Interceptor set to “ramp up”

Highlights

  • The Northern Monument Creek Interceptor project move from design to construction is approved, with about $33 million in bonds for the northern entities portion to be presented at the May meeting and construction expected to begin in late May, aiming for completion in late 2027.
  • Colorado Springs Utilities (CSU) will ramp up construction, with the first six months consuming 40% of total costs and starting from the south end of the pipeline in Colorado Springs.
  • Water operations report shows two years of storage to meet district demands despite low snowpack; the district treats and delivers via CSU from Twin Lakes and Otero Pump Station, with a total February production of about 14.947 million gallons and non-revenue water at roughly 4.15%.
  • Higby Road improvements may include an acceleration lane at Jackson Creek Parkway (JCP) north from Higby Road, requiring a cost recovery agreement and design changes coordinated by Felsburg Holt & Ullevig and Kimley-Horn, with on-site Kiewit work already in place and completion targeted for November 2026.
  • The Higby project northern portion will be prioritized for this fiscal year, with the southern portion to be tackled during the Fire Station 3 rebuild in 2027; a full widening across JCP in one year isn't funded yet.
  • Venison Creek Park's new ADA-compliant play area is installed and scheduled for additional surfacing, seating and landscaping, with the park remaining closed for two to three weeks and a ribbon-cutting event requested after completion.

By Natalie Barszcz

At the Triview Metropolitan District (TMD) regular meeting on March 19, the board received updates on the Northern Monument Creek Interceptor (NMCI) project timelines, the Higby Road improvement project, and on water storage levels.

The board held an executive session regarding the potential participation in the NMCI project and the acquisition of property for open space and parks.

NMCI project update

The NMCI project is a proposed 10.1-mile pipeline that would transport untreated wastewater from TMD and Forest Lakes Metropolitan District (FLMD) to the Colorado Springs Utilities (CSU) J.D. Phillips Water Resource Recovery Facility (near I-25 and Garden of the Gods Road) for processing.

District Manager Jim McGrady said about $33 million in bonds for the NMCI construction cost sharing with FLMD for the northern entities portion of the project would be presented to the board for approval at the May meeting. The construction phase of the NMCI project was expected to be slow, but CSU will “ramp up” aggressively with construction beginning in late May. The first six months of construction will spend 40% of the total cost, beginning on the south end of the pipeline in Colorado Springs. The pipeline is expected to be completed in late 2027, said McGrady.

The board approved an addendum moving the project from the design phase to the construction phase at the February meeting. The agreement provides a 99-year contract per term for the treatment of the district’s wastewater and allows ownership in the pipeline to provide an asset for financing the project via bonds from the Enterprise Fund. See https://wp.ocn.me/v26n3tmd.

Water operations update

McGrady said that despite the regional low snowpack and the anticipation of lower-than-average spring run-off, the district has two years of water in storage to meet district demands. The district uses a complex number of water exchanges to obtain its water rights, but ultimately receives its water via CSU through two different points of entry: Twin Lakes and the Otero Pump Station at Rampart Range Reservoir. The water is treated and conveyed to the CSU tank off Highway 83 before entering the district-owned Northern Delivery System (NDS).

Water Treatment Superintendent Gary Potter said the D7 well had received a new pump and motor, and the A7 well work was waiting to be scheduled. The NDS was recently placed offline due to a CSU outage that allowed the utilization of district wells.

The February report stated the NDS produced 46% of the district’s water, with the remainder sourced from the district’s wells for a total of about 14.947 million gallons. The district sold about 14.005 million gallons to customers, leaving 941,841 gallons or about 4.15% of non-revenue (unbilled) water. The district had 18.53% unbilled water in February 2025.

Higby Road improvement update

McGrady said that during the construction of the Higby Road improvement project, it would be cost-effective to have Kiewit include an acceleration lane to join Jackson Creek Parkway (JCP) north from Higby Road west. He said utilities run under the intersection of JCP and Higby Road, and the town is using Felsburg Holt & Ullevig (FHU) civil engineering company for the design of JCP north. FHU would need to consult with Kimley-Horn to find a solution to include the acceleration lane in the design before mid-April. A cost recovery agreement would also need to be finalized to allow TMD to initially fund the acceleration lane. The additional lane would be a cost reduction for the Town of Monument (TOM) with Kiewit already on site, said McGrady.

Town Councilor Kenneth Kimple said the TOM did not have the funding to widen all of JCP in one fiscal year. The northern portion is scheduled to be completed first, and the southern portion would be completed in conjunction with the rebuild of Fire Station 3 in 2027.

The board consented to pursuing a cost recovery agreement for an acceleration lane to be approved at a later meeting.

Sheffield said the Higby Road improvement project phase 1 work was scheduled to begin on March 23, with the first road closures between Cloverleaf and Harness Roads. Kiewit expects to complete the project in November 2026.

Note: Message boards providing updates on the project and a link to the road closures and detours are available at https://triviewhigbyroad.com.

Mitigation and fire code changes

Kimple said Monument Fire District Division Chief of Community Risk Reduction Jonathan Bradley had presented the proposed changes to the International Fire Code and Colorado Wildfire Resiliency Code to the Town Council, and he noted a mitigation change relating to split-rail fences that attach to homes.

McGrady said the district was considering replacing the common area wood split-rail fences with concrete fencing that is virtually the same price as wood fence replacement (an example can be viewed on Gleneagle Drive on the east side of the Little Train Park). The project is massive and requires a multi-year approach beginning with the 2027 budget.

President Jason Gross said he had given an overview presentation of the district at the March NEPCO meeting, but the district had no HOA representation. The Sanctuary Pointe subdivision is well-mitigated; unfortunately, it is “smack-up” against unmitigated homes. See NEPCO article on page < 15 >.

District office relocation

Assistant Manager Steve Sheffield said, “Kudos” to the staff for making the move to the district office building almost complete. The move was stressful, but everyone “chipped in.”

McGrady said the district is operating from the new district-owned building, saving the district about $5,000 per month on rent. The old facility lease was ending, necessitating a move, but all operations are now consolidated, and the staff can work cohesively.

District Administrator Sara Lamb said “Kudos” to McGrady for completing a commercial building in nine months.

The district has permanently moved to the district-owned new utility operations and administration office at 1641 Baja Drive, Monument, with temporary access via Old Denver Road.

Venison Creek Park construction

Parks and Open Spaces Superintendent Matt Rayno announced the new Americans with Disabilities Act (ADA) play area in Venison Creek Park had been installed, and the ASTM/ADA-compliant porous rubber shock-absorbing base layer with a wear-resistant top layer play surface would be installed the weekend of March 21-22. The play surface is low maintenance and designed for 15-20 years of usage. A seating wall will also be added with additional shrubs and landscaping. The park will remain closed for the next two to three weeks until the construction is complete.

Gross requested a “ribbon-cutting” event at the park upon completion.

Executive session

The board moved into executive session at about 8:20 p.m. to receive legal advice pursuant to section 24-6-402(4)(e) Colorado Revised Statutes (CRS), for the purposes of determining positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to the potential participation in the NMCI and the acquisition of property for open space and parks.

Sheffield confirmed to this reporter that no decisions were made when the board returned to the regular session.

The meeting adjourned at 9:36 p.m.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 1641 Baja Drive, West Baptist Road, with temporary access via Old Denver Road. The next regular board meeting is scheduled for April 23 at 5:30 p.m. For Zoom meeting joining instructions, meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Feb. 19 – Northern Monument Creek Interceptor approved

Highlights

  • The NMCI project was approved to move from design to construction, with a shared estimated cost of about $90.3 million and an initial district share of $32.44 million (TMD $25.66m, FLMD $6.78m), plus a 99-year wastewater services contract and potential pipeline ownership for financing.
  • Groundbreaking is planned for May/June, with completion targeted for late 2027; CSU and FLMD boards have approved their participation, and Colorado Springs City Council has the project on its early March consent agenda.
  • A corrective review found inflow measurements at UMCRWWTF had been significantly understated due to meter discrepancies; new laser meters aligned influent and effluent readings, enabling accurate flow credits and proper accounting ahead of NMCI operations.
  • A special Feb. 11 meeting authorized termination of a mining contract for the Central Reservoir in the Stonewall Springs Reservoir Complex; no action was recorded at the subsequent executive session.
  • Additional district updates: Higby Road improvement detours will start March 23 with project completion expected November 2026; a large Sanctuary Pointe detention pond is being reconstructed with some design costs covered by the developer; Venison Creek Park will receive a new play area in early March, with temporary closures during construction.
  • The district is relocating its offices to 1641 Baja Drive, with most meetings moving there from March 19; next regular board meeting is March 19 at 5:30 p.m., with Zoom instructions available on the district website.

Correction

The TMD article in the February edition of OCN mistakenly identified Director Erik Demkowicz as Mark Demkowicz. OCN regrets the error.

**********

Editor’s note: OCN needs a volunteer to cover Trivew Metropolitan District meetings. We will train you! Contact John Heiser at 719-488-3455.

**********

By Natalie Barszcz

At the Triview Metropolitan District (TMD) regular meeting on Feb. 19, the board approved an addendum to an intergovernmental agreement (IGA) with Colorado Springs Utilities (CSU) and the Forest Lakes Metropolitan District (FLMD) for construction cost sharing for the Northern Monument Creek Interceptor (NMCI) project. The board heard about the efforts made to rectify the wastewater meter calculations at the Upper Monument Creek Wastewater Regional Treatment Facility (UMCWWRTF).

The board held a special meeting on Feb. 11 to authorize the termination of a mining contract for the Central Reservoir in the Stonewall Springs Reservoir Complex.

The board held an executive session to determine positions on matters that may be subject to negotiations, develop strategies for negotiations, and instruct negotiators regarding potential participation in the NMCI project.

NMCI project approved

The NMCI project is a proposed 10.1-mile pipeline that would transport untreated wastewater from TMD and FLMD to the CSU J.D. Phillips Water Resource Recovery Facility (near I-25 and Garden of the Gods Road) for processing.

District Manager Jim McGrady requested the board consider and approve Resolution 2026-04, an addendum to an IGA with CSU and FLMD for construction cost sharing for the NMCI project, and to approve the revised wastewater service agreement with CSU for the provision of long-term wastewater services to the district. The addendum moves the project from the design phase to the construction phase. The agreement provides a 99-year contract per term for the treatment of the district’s wastewater and allows ownership in the pipeline to provide an asset for financing the project via bonds from the Enterprise Fund, said McGrady.

McGrady said the guaranteed maximum price to all participants of the proposed NMCI project is finalized to within $500,000 of the anticipated shared cost of about $90.3 million. The shared cost for both districts is $32.44 million (split $25.66 million for TMD and $6.78 million for FLMD). The project has been in the planning phase for eight years, with participation originally offered to all wastewater and sanitation districts in northern El Paso County, said McGrady.

Before considering participation in the project, the district conducted a third-party study to determine the future costs of mandatory upgrades to the UMCRWWTF (shared with Donala Water and Sanitation District (DWSD) and FLMD).

The board unanimously approved the addendum to the IGA, moving the NMCI project forward.

McGrady confirmed to this reporter after the meeting that the project was approved by the CSU board and the FLMD board. The Colorado Springs City Council has the project listed on its early March consent agenda. As the only two districts from northern El Paso County participating in the NMCI project, TMD and FLMD are responsible for the cost of the first 1,000 feet of pipeline to the northern boundary of the Air Force Academy property. Groundbreaking on the project is expected in May/June, with completion of the pipeline late 2027, said McGrady.

Wastewater influent volume realized

Water Treatment Superintendent Gary Potter said that for a number of years, the reported influent (gallons of wastewater) entering the UMCRWWTF has always been significantly less than the amount leaving the wastewater treatment facility. For about a year, the district has been trying to figure out the correct volumes, checking the mag meter and the flume leaving the plant, and those effluent numbers were matching closely. DWSD installed a laser meter upstream of its flume to report to the Supervisory Control and Data Acquisition (SCADA) system, and those numbers also matched well.

The only other meter input that could be causing the discrepancy combines the influents from TMD and FLMD, and those meters should match the effluent flow; they have been off by a massive amount, recording much less influent. The flow numbers need to be accurate to avoid anyone being shorted flow credits, an important factor when the NMCI becomes operational. New laser meters similar to DWSD’s meter were installed before the district’s influent joins the FLMD influent, revealing the district’s influent flow as almost double the previous numbers. The district is finally collecting accurate data from the meters, and the accounting problems can now be resolved, said Potter.

The SCADA system accurately records the wastewater flow leaving the treatment facility to ensure the district is credited the correct amount of reusable return flows.

Water operations update

Potter’s January report stated the Northern Delivery System (NDS) produced 48% of the district’s water, with the remainder sourced from the district’s wells for a total of about 15.774 million gallons. The district sold about 14.990 million gallons to customers, leaving 135,200 gallons or about 4.15% of non-revenue (unbilled) water. The district had 15.72% unbilled water in January 2025.

Higby Road improvement update

Assistant Manager Steve Sheffield said he, McGrady, and Public Works Inspector/Project Manager Tom Martinez had met with Monument Fire District staff to discuss the upcoming road closures and detours that will be necessary to carry out the Higby Road improvements. The rerouting of traffic is expected to begin on March 23, and Kiewit expects to complete the project in November 2026.

Message boards providing updates on the project and a link to the road closures and detours will be available at https://triviewmetro.com.

Detention pond reconstruction

Sheffield said the district is receiving bids to reconstruct the large detention pond in Sanctuary Pointe located off Sanctuary Rim Drive. The pond receives heavy water flow during large storms and has significant silt issues and erosion occurring.

McGrady said the developer is helping with the design cost of the reconstruction project, but the infrastructure is no longer under warranty.

Venison Creek Park construction

Parks and Open Spaces Superintendent Matt Rayno announced the installation of a new play area in Venison Creek Park would begin the first week of March. The park will be closed in March and April during construction. The park is the only play area within the district budgeted for new equipment in 2026.

District office relocation

The district staff anticipates the permanent move to the district’s new utility operations and administration office location at 1641 Baja Drive, Monument, with temporary access via Old Denver Road on March 16. Before stopping by/dropping off utility bill payments, call 719-488-6868 or mail to PO Box 849, Monument, CO 80132. All future meetings will be held at the new location beginning March 19.

Executive session

The board moved into executive session at 8:42 p.m., to receive legal advice pursuant to section 24-6-402(4)(e) Colorado Revised Statutes (CRS), for the purposes of determining positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to the potential participation in the NMCI.

Sheffield confirmed to this reporter upon returning to the regular session that no action was taken.

Mining contract termination

At the special meeting held on Feb. 11, the board unanimously approved Resolution 2026-03, terminating a mining contract for the Central Reservoir in the Stonewall Springs Reservoir Complex following a question-and-answer session between the board and the district’s water attorney, Chris Cummins, and McGrady.

Note: This reporter was unavailable to attend the special meeting.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 1641 Baja Drive, W. Baptist Rd., with temporary access via Old Denver Road. The next regular board meeting is scheduled for March 19 at 5:30 p.m. For Zoom meeting joining instructions, meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Jan. 22 – 2026 snowpack “really bad”

Highlights

  • The Triview Metropolitan District board discussed potential low snowpack and its impact on spring runoff, and approved closing Subdistrict A, which lies north of Higby Road.
  • District officials warned that 2026 could see unusually low snowpack, with the Arkansas River in the 3rd percentile and the upper Colorado River Basin below zero percentile, though they remain confident in supplying water to customers.
  • Water usage data for 2025 showed 989 acre-feet total, with 695 acre-feet from renewable sources via the Northern Delivery System, prompting a reevaluation of the 2026 water management plan.
  • The NMCI project, a proposed 10.1-mile pipeline to transport untreated wastewater to Colorado Springs Utilities for processing, is in the works with cost sharing and financing discussions slated for the February meeting.
  • Subdistrict A was declared inactive to avoid annual zero-budget filings, with reactivation requiring a future board resolution, and the district reported strong sales tax performance and a favorable year-end financial report for 2025.
  • In closing, the board noted that executive sessions were held to discuss legal and negotiation matters related to water, agreements, and the NMCI project, with no actions taken upon return to regular session.

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Jan. 22, the board heard about the potential for low snowpack affecting spring runoff in the region. The board approved the closure of Subdistrict A (the area south of Higby Road).

The board held an executive session to receive legal advice relating to water matters, pending litigation, agreements with the Town of Monument (TOM) and other governmental and private entities, the potential participation in the Northern Monument Creek Interceptor (NMCI) project, and the AGRA Recharge Pond Easement.

Director Mark Demkowicz was excused.

Snowpack update

District Manager James McGrady said the snowpack is looking like a “really bad” year for 2026, with the Arkansas River in the 3rd percentile (just slightly above the worst year recorded) and the upper Colorado River Basin below zero percentile. Years 2002, 2011, and 2012 were dry, and the Northern Delivery System (NDS) was built to be reliant on snowpack spring runoff with the knowledge that there will be dry years when the district will be more reliant on wells. 2026 may be a meager year for snow runoff, but the district is in good shape to supply water to its customers, said McGrady.

Water Treatment Superintendent Gary Potter said the total water usage for 2025 was 989-acre feet of water, with 695-acre feet of renewable water delivered via the NDS. The extremely low snowpack has led the district to re-evaluate the water management plan for 2026.

Water operations update

Potter said the NDS produced 47% of the district’s water, with 53% from wells, for a total of about 13.91 million gallons in December. The district sold about 12.62 million gallons to customers, leaving 985,954 gallons or about 7.09% of non-revenue (water unbilled). The district had 16.13% unbilled water in December 2024, said Potter.

Assistant Manager Steve Sheffield thanked the team for working diligently to lower the water- unbilled percentage for the district. At a recently attended conference, he discovered the average U.S. utility non-revenue water loss is 12%, and 20% of utilities have non-revenue water loss of 30%.

Potter said the Environmental Protection Agency water testing samples from the district’s wells were all found to contain zero Per- and Polyfluoroalkyl substances (PFAS). The testing occurs every three years.

NMCI project update

McGrady said the board would discuss the NMCI project during executive session, as lawyers are working on agreements and the costs of the project are being finalized. At the February regular meeting, the cost sharing and bond financing for the project will be discussed, said McGrady.

The NMCI project is a proposed 10.1-mile pipeline that would transport untreated wastewater from TMD and Forest Lakes Metropolitan District to Colorado Springs Utilities J.D. Phillips Water Resource Recovery Facility (located near I-25 and Garden of the Gods Road) for processing.

Subdistrict inactive

McGrady said subdistrict A overlays six filings in the north of the Jackson Creek development (south of Higby Road) that includes Creekside Developments. The Creekside Developments agreement was revised after five years of filing zero assessment for debt service. Resolution 26-01 declares the subdistrict inactive and avoids filing a zero budget every year.

General Counsel George Rowley said that reactivating subdistrict A in the future would require the board to approve another resolution. In a 4-0 vote, the board approved the resolution.

Financial update

McGrady said the district had a good year in sales tax revenue received and is expecting about another $300,000 for December sales tax revenue.

In a 5-0 vote, the board accepted the financial report as presented for the year-ending Dec. 31, 2025, and the checks presented over $5,000.

Executive session

The board moved into executive session at about 7:30 p.m. to receive legal advice pursuant to section 24-6-402(4)(e) Colorado Revised Statutes (CRS), for the purposes of determining positions relative to matters that may be subject to negotiations, developing strategies for negotiations and instructing negotiators as it relates to water matters, pending litigation, agreements with the TOM and other governmental entities, potential participation in the Northern Monument Creek Interceptor and the AGRA Recharge Pond Easement, and to receive legal advice pursuant to Section 24-6-402(4)(b) CRS as it relates to the subject matter above.

Sheffield confirmed to this reporter that upon returning to the regular session, no action was taken.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for Feb. 19 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other TriView Metropolitan District articles

Triview Metropolitan District, Dec. 11 – Water and wastewater rates increase; 2026 budget approved

Highlights

  • The Triview Metropolitan District held public hearings on the 2026 utility rates, fees, and the 2026 budget, and ratified an agreement with PFM Consulting LLC.
  • A rate forecast was presented for water and wastewater services, followed by approval of Resolution 2025-15 to set 2026 rate tables, with details available in the district's December newsletter.
  • The 2026 budget aims to increase cash reserves, advance the Higby Road widening project, offer strong employee benefits with a 3.5% COLA, invest in equipment, maximize renewable water use, maintain facilities, complete the district's operations building, participate in NMCI, and pursue infrastructure projects like a roundabout at Jackson Creek Parkway and Lyons Tail Road.
  • The board also approved the property tax debt service mill levy of 13.5 and the operations mill levy of 7, totaling 20.5 mills, along with related measures including administrative resolutions, an amended contract with FLMD, an audit engagement letter, an MVEA undergrounding work order, an easement with Stonewall Springs Reservoir Co., and an agreement with PFM Consulting LLC for real property matters.
  • Water operations showed Northern Delivery System delivering roughly 69% of the district's water in November and expected to do so in December, with a small amount of non-revenue water, while a water storage tank project at Plant B remains on hold until spring 2026.
  • In an executive session, the board discussed water matters, TOM agreements, NMCI funding timelines, and related negotiations, per Colorado law.
  • The next regular meeting is scheduled for Jan. 15 at 5:30 p.m., and meeting details are available on the district's website.

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Dec. 11, the board held a public hearing on the 2026 utility rates, fees, connection charges, public works fees such as drainage fees, parks and open space fees, and road and bridge fees, and a public hearing on the district’s 2026 budget. The board ratified an agreement with PFM Consulting LLC.

The board held an executive session to receive legal advice regarding water matters, pending litigation, agreements with the Town of Monument (TOM) and other governmental and private entities, the Central Reservoir, the acquisition of a right-of-way for Blevins Buckle, and the Northern Monument Creek Interceptor (NMCI) project.

Director John Gibbons was excused.

Water and wastewater rates

The board received a rate forecast presentation from consultants Andrew O’Brien and Payton Gibson of Waterworth. O’Brien explained the timeline for the suggested rate increases and the management of revenue through 2030. Waterworth provides a software platform to manage and predict the future revenues needed to maintain the district’s level of services to its customers.

After holding a public hearing with no comments during or received before the meeting, the board reviewed and approved Resolution 2025-15 establishing rates and fees for the provision of water and wastewater services for TMD. For the rate tables effective Jan. 1, 2026, and other updates, see the TMD December newsletter at www.triviewmetro.com.

2026 budget

District Manager James McGrady said the budget goals are:

  • Increase cash reserves to the fullest extent possible, start and complete the Higby Road widening project (could extend into 2027).
  • Provide strong benefit packages to reward employees and foster employee retention with a 3.5% COLA increase.
  • Provide equipment and vehicles to ensure jobs can be performed.
  • Maximize the use of the district’s renewable water resources.
  • Ensure the district’s facilities, including roads, parks, open space, reservoirs, diversion structures, wells, and pump stations, are maintained and enhanced.
  • Complete the district’s utility operations and administration building.
  • Fund and participate in the NMCI.
  • Maximize the use of existing infrastructure in order to maximize revenues and build a roundabout on Jackson Creek Parkway at Lyons Tail Road.

After holding a public hearing with no comments, the board reviewed and approved Resolution 2025-16, certifying the district’s property tax debt service mill levy set at 13.5 mills, and the property tax operations mill levy used to pay for the voter-approved Higby Road project bond payments, set at 7 mills, for a total of 20.5 mills.

In a 4-0 vote, the board approved the 2026 budget, appropriating the funds for the district.

McGrady said the district also receives revenue via a sales tax share back with the TOM for operations, and the Specific Ownership Tax (vehicle registrations) and other revenue from building permits, use tax, Forest Lakes Metropolitan District (FLMD), Colorado Conservation Trust Fund, grants, programming fees from Sanctuary Pointe Park, and interest earnings.

In a 4-0 vote, the board also approved the following:

  • Resolution 2025-17, the annual administrative resolution.
  • The fifth amendment to an agreement between FLMD and TMD for Contract Operation Services (provided by the district), effective Jan. 1, 2026.
  • An audit engagement letter between TMD and Haynie and Co. to perform the district’s 2025 financial audit in 2026.
  • An approval for Mountain View Electric Association Inc. (MVEA) work order 230923 for the undergrounding of about 5,500 feet of overhead power line from Jackson Creek Parkway to a point about 600 feet east of Harness Road in the amount of $993,838.
  • An easement agreement between TMD and the Stonewall Springs Reservoir Co., a Colorado Mutual Water Company, and the district.
  • The board approved an agreement with PFM Consulting LLC. to provide consulting services at a rate of $150 per hour plus expenses relating to mining, environmental permitting, and all related matters associated with real property at the Stonewall Springs Reservoir complex located in Pueblo.

Water operations update

The report submitted by Water Treatment Superintendent Gary Potter stated that the Northern Delivery System produced 69% of the district’s water in November, and the same percentage is expected for December in keeping with the budget. The district produced about 14,257gallons in the October billing cycle and sold about 13,883 gallons to customers, leaving 337,847 gallons or about 2.62% of non-revenue (unbilled) water. Potter is optimistic that Triview is at the start of a new trend after two months in a row of very low water loss.

Additional water storage

Assistant Manager Steve Sheffield said the water storage tank project at Plant B in Promontory Pointe is on hold until spring 2026. The construction of the tank will be determined after the project goal of preparing the site for the construction of the concrete tank is completed. The site requires the installation of additional underground piping, new stormwater alignments, and final grading in 2026.

Executive session

The board moved into executive session at about 7:54 p.m. to receive legal advice pursuant to Colorado Revised Statutes (CRS) section 24-6-402(4)(b), as it relates to water matters and agreements with the TOM and other governmental entities, acquisition of right-of-way for Blevins Buckle, NMCI project funding timeline and discussions with DWSD, and the Monument 2040 Plan. The session also involved determining positions related to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiations as it relates to the previously mentioned subjects, pursuant to CRS section 24-6-402(4)(e).

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for Jan. 15 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Nov. 20 – Land inclusion approved; legal counsel charges defined

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Nov. 20, the board approved a petition for inclusion of land into the district from All in Investments LLC and an engagement letter from White Bear Ankele (WBA) Local Government Law PC to provide a continuance of general counsel legal services to the district. The board heard the Higby Road project was delayed, and additional well water was being delivered to customers to supplement the district’s surface water delivered via the Northern Delivery System (NDS).

The board held an executive session to discuss the purchase and sale of water and land, agreements with the Town of Monument (TOM) and other governmental and private entities, the acquisition of right-of-way for Blevins Buckle, the Northern Monument Creek Interceptor (NMCI) project funding timeline and discussions with Donala Water and Sanitation District (DWSD), and the Monument 2040 Plan.

Petition for land inclusion

District Manager James McGrady requested the board approve a petition for land inclusion from All in Investments LLC for about 8.07 acres at 16050 Old Denver Road.

Water Counsel Chris Cummins said it is unknown what will eventually be developed on the property and the land inclusion will not be presented for board approval until such time. There is no commitment for the district, but the request for a petition for land inclusion allows for a letter of intent to provide water to the west side of Old Denver Road and allows for next-step discussions for the district to provide utilities, said Cummins.

The board unanimously accepted the petition for land inclusion and continued the discussion in executive session.

General counsel engagement

General Counsel George Rowley of WBA Local Government Law PC said new legislation requires law firms to provide clients with transparency of pricing (the fixed costs). The board was presented with an engagement letter stipulating the legal fees.

The board unanimously approved the engagement letter.

Higby Road project update

Assistant Manager Steve Sheffield said the Higby Road project ran into some unforeseen delays due to other utility conflicts with the district storm drain infrastructure. The delay is significant enough to put the project into mid-March 2026. The district is working with Kiewit to release a new schedule for spring and fall 2026.

McGrady said the original plan would have paused in October for the winter months and the new design is expected to be finalized within days.

Note: For additional information about the project and updates, visit https://triviewhigbyroad.com.

Road sign updates

Parks and Open Space Superintendent Matt Rayno said the district installed additional pedestrian crossing warning signs at Toreva Drive and speed limit signs on Leather Chaps Drive. The signs are needed to get drivers to slow down, he said.

Tap fee update

McGrady said the district budgeted 85 tap fees from residential homes and year-to-date 84 taps have been received, but it is difficult to project the commercial taps fees. Year-to-date the district has received about $4.627 million in tap fee revenue (includes some commercial tap fees). The tap fee revenue is very important to maintain the utility enterprise fund used to expand the distribution and collection system that supplies the districts water. The fund is supporting the Bale Ditch and Arkansas Valley Irrigation Co. headgate/diversion construction projects, said McGrady. For more information on the district projects, visit https://triviewmetro.com.

Water operations update

Water Treatment Superintendent Gary Potter said the NDS produced 39% of the district’s water in October, using more wells to lower production costs to meet budget goals, said Potter.

McGrady said the district is supplementing the NDS water with pumped well water to ensure the allocated 700 acre-feet of surface water lasts through the remainder of the year.

Potter said issues continue with the reading accuracy of the flow measuring equipment at the Upper Monument Creek Regional Wastewater Treatment Facility. Additional meters have been added to help determine the district’s daily flow rate.

The district produced about 22,745 gallons in the October billing cycle and sold about 21,830 gallons to customers, leaving 807,960 gallons of non-revenue water (unbilled). The following counter-measures took place:

  • Several irrigation meters were found to be severely under registering water usage and have been replaced.
  • The billing data was analyzed, and anomalies were found that were creating inaccuracies.
  • Leaks in the distribution system have been identified and repaired.
  • Water meter bypasses have been identified and removed (one had been running for a long time in a neighboring HOA east of the district).
  • The district is improving the accuracy of unbilled water usage.

Since working for the district, it is the first time the non-revenue water is a six-figure number but it may never be zero, said Potter.

District Administrator Sara Lamb said the irrigation season has ended for 2025, and the district’s irrigation and domestic accounts had been checked for leaks after winter shut-off using the Beacon data (meter reading system), and no leaks were found as of Nov. 13.

Executive session

The board moved into executive session at 7:56 p.m. to receive legal advice pursuant to Colorado Revised Statutes (CRS) section 24-6-402(4)(b), as it relates to water matters and agreements with the TOM, and other governmental entities, acquisition of right-of-way for Blevins Buckle, NMCI project funding timeline and discussions with DWSD, and the Monument 2040 Plan. The board was working to determine positions related to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiations as it relates to the previously mentioned subjects, pursuant to CRS section 24-6-402(4)(e).

Sheffield confirmed to this reporter that when the board returned to the regular session at 9:04 p.m., a question/answer session took place with McGrady and Cummins regarding the need to hire a consultant to begin the process of building the Central Reservoir. The board unanimously approved the hiring of Jody Schreiber as a consultant for the Stonewall Springs Central Reservoir project.

No further action items were discussed and the meeting adjourned at 9:12 p.m.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. A public hearing for the proposed 2026 budget will be held at the next regular board meeting scheduled for Dec. 11 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Oct. 16 – Proposed 2026 budget presented

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Oct. 16, the board received the proposed 2026 budget that includes an increase in water volume for delivery through the Northern Delivery System (NDS). There is a potential for a small increase in water and wastewater fees in 2026. The board heard about the additional revenue received from tap fees, the efforts to resolve the accuracy of wastewater flows and the accounting of unsold produced water, and the hiring of a Public Works inspector/project manager.

The board held an executive session to discuss the purchase and sale of water and land, and agreements with the Town of Monument (TOM) and other governmental, private, and associated entities.

Secretary/Treasurer Amanda Carlton was excused.

President Jason Gross did not attend.

2026 proposed budget

District Manager James McGrady presented the proposed 2026 budget and highlighted the following:

  • 1,000 acre-feet of the district’s water will be budgeted for delivery via the NDS at $9.99 per 1,000 gallons (the district budgeted 700 acre-feet in 2025 for Colorado Springs Utilities to convey, treat, and deliver at $9.34 per 1,000 gallons).
  • $250,000 will be budgeted for the district administration/utility office building (the district is using a 10-year loan with a fixed 4.75% interest rate. The loan may be paid off early.
  • The mill levy is proposed to remain at 21 mills for the main district debt service.
  • A small increase in the water and wastewater rates may be necessary in 2026 to keep up with inflation.
  • The district plans to update the Kitchener Way playground with an accessible design to include activities for children on the autism spectrum.

Director John Gibbons stated he had reviewed all of the fund balance sheets and confirmed the district has a workable budget.

The public hearing for the proposed 2026 budget is scheduled for the Dec. 11 board meeting.

Note: The September financial report was included as part of the proposed 2026 budget. Board financial reports are available at https://triviewmetro.com.

Tap fee update

District Administrator Sara Lamb said that year to date, the district had received 75 taps generating almost $4 million in revenue.

Vice President Ann Marie Jojola said tap fee income will eventually go away for residential property.

McGrady said the district anticipates several years of residential tap fee collection with about 85 taps expected in 2026, but tap fees for future commercial properties will continue after residential buildout is completed. The warehouse-type properties have a single tap and generate high revenue property tax using little water compared to multi-family apartment properties. The district is expecting to finalize about 12 taps for the apartment complex planned south of Higby Road before the end of the year, bringing the total revenue to about $4.5 million, said McGrady.

Higby Road project bank accounts

Lamb thanked the board directors for approving two new bank accounts for the Higby Road project.

McGrady said the two new bank accounts, titled Higby Road Project and Developer Agreement Fund, will provide transparency for billing purposes during the project and avoid any co-mingling of funds with the General Operations Fund. About $500,000 in developer fees have already been collected, and using the voter-approved $12.6 million bond funding at 5.05% interest, Kiewit will be paid from the new accounts.

Note: The $12.6 million bond was voter-approved on May 6 with 344 votes for and 230 votes against. For additional information about the project and updates, visit https://triviewhigbyroad.com.

Water operations update

Water Treatment Superintendent Gary Potter said Well A7 and Well D7 need to be rehabilitated with new pumps in 2026, and costs will be included in the 2026 budget. The district will need the wells online to supplement the district’s NDS water if 2026 is a dry year. The NDS produced 52% of the district’s water in September, said Potter.

McGrady said the district needed to supplement the NDS water with pumped well water to have enough of the allocated 700 acre-feet available for the remainder of the year.

Potter said issues continue with the reading accuracy of the flow-measuring equipment at the Upper Monument Creek Regional Wastewater Treatment Facility. A technician recently recalibrated the equipment, and after a couple of weeks of data, the district will decide how to proceed.

The district produced 40.272 million gallons in the Sept. billing cycle and sold 37.567 million gallons to customers, leaving 2.628 million gallons of non-revenue water. The staff is trying to determine if the loss is an apparent loss or a real loss and is testing meters and installing new meters to verify accuracy. The district is also analyzing billing data to find and correct anomalies, and several irrigation meters were found to be severely under-registering water usage, said Potter.

AmCobi (third party billing)

Lamb said the administrative staff had its annual meeting with American Conservation & Billing Solutions (AmCobi, the district’s third-party water/wastewater billing service) to discuss a clear vision regarding customer service goals, finding strengths and weaknesses in billing. A decision to meet quarterly to focus on a more collaborative process in shared responsibilities was made.

Gibbons said that he usually receives his monthly bill with only two days before the due date and his bank locks out the due date via electronic payment, resulting in a late payment.

Lamb thanked Gibbons for the feedback.

Assistant manager’s update

Assistant Manager Steve Sheffield said the district hired Tom Martinez for the position of Public Works inspector/project manager in October.

Executive session

The board moved into executive session at about 8:25 p.m. to receive legal advice pursuant to CRS section 24-6-402(4)(b), as it relates to water matters and agreements with the TOM and other governmental entities.

Sheffield confirmed to this reporter that no action was taken when the board returned to the regular session.

**********

Meetings are usually held on the third Thursday of the month at the district office at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for Nov. 20 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Sept. 18 – Road enhancement project delayed

By Natalie Barszcz

The Triview Metropolitan District (TMD) meeting on Sept. 18 began several minutes before the scheduled time. The board heard the Higby Road project had been delayed until early October. The board president requested that the staff provide a fire mitigation plan for areas around Sanctuary Pointe, heard about a beautification and safety plan for the drainage area north of Strata Drive in Home Place Ranch, and asked that residents be provided with a trail map of the district.

The board held an executive session to discuss the purchase and sale of water and land and agreements with the Town of Monument (TOM) and other governmental, private, and associated entities.

Secretary/Treasurer Amanda Carlton was excused.

Note: This reporter attended via Zoom, but sound issues occurred throughout the meeting.

Meeting began earlier than scheduled

The meeting was called to order before the designated 5:30 p.m. scheduled start of the meeting. Board President Jason Gross requested approval of item 4, the meeting agenda, at 5:28 p.m.

Note: In Colorado, a special district meeting called to order earlier than the publicly announced time defeats the purpose of the public notice requirements.

Financial report

Director John Gibbons had many comments and questions regarding the financial reports, and he requested the financial report pages indicate the year-to-date actual month for whatever month the report represents. He said the requested changes were made in August but had not been made in time for the September meeting. He requested the changes be made before the October meeting.

Note: This reporter has not received a financial report from TMD for the past several months. The board financial reports are available up to May 31, 2025 at https://triviewmetro.com.

In a 4-0 vote, the board accepted the financial report and the checks over $5,000.

Higby Road project update

District Manager James McGrady said Kiewit had anticipated beginning the Higby Road project in early September, but after discovering the utility pipes were buried at different levels, the widening/enhancement project will begin in early October. For additional information about the project, visit https://triviewhigbyroad.com.

Water operations update

Water Treatment Superintendent Gary Potter said Well A7 was underproducing at 60 gallons per minute and usually produces 200 gallons per minute. He proposed the pump be replaced in 2026. Taking Well A7 offline does not limit the district because of the arrival of cooler weather. The well is located at B Plant alongside another well that is offline. The repairs for both will be discussed during the budget process. He said it is good to ensure the wells are able to pump when needed to supplement the district’s water conveyed through the Northern Delivery System (NDS) via Colorado Springs Utilities. The district will be back to delivering 95% of the district’s water through the NDS for the winter, said Potter.

Water quality testing

Assistant Manager Steve Sheffield said the fourth set of water quality samples at the Stonewall Springs Reservoir Complex were taken in September. The water quality testing of five sets of water samples is required by the state Division of Mining, Reclamation Safety before a permit can be issued for the district to construct a slurry wall for the Central Reservoir.

Director requests

Gross requested the district pursue the following:

  • A fire mitigation plan for the entire district to eliminate excess brush and the potential for wildland fire. He requested the staff present a formal plan by July 2026 to share with Homeowners Associations.
  • Develop a plan for the Home Place Ranch retaining pond to avoid a massive eyesore and the potential for a liability issue.
  • A map showing all of the official trails in the district, potentially closing unmaintained trails, and hiring a trained staff member to build trails with erosion control and trail maintenance knowledge. Documenting the trails on a map to show who maintains the trails and noting the mileage and the elevation changes. When loaded on the website, it will benefit the residents.

McGrady said the following:

  • The Fire Department has assessed areas in the past. Some HOAs have already held chipping days and become Firewise neighborhoods.
  • Due to safety issues, something may need to be done ahead of build-out, but Home Place Ranch will likely need to reach build-out before the detention pond area can be completed because the area has its own sub-district. It could take time to complete since only 50 homes have sold, sales have slowed, and about 300 homes are planned.
  • The district has documented the trails it is responsible for maintaining, and a base map exists. Some of the trails in Sanctuary Pointe were built by the developers, some belong to El Paso County, and others in that area are unofficial single-track hiking trails that are steep and difficult to maintain. The district staff will need to walk the trails to document the distances, and during slow periods crews can provide maintenance.

Executive session

The board moved into executive session at about 8:25 p.m., to receive legal advice pursuant to CRS section 24-6-402(4)(b), as it relates to water matters and agreements with the TOM, and other governmental entities.

Sheffield confirmed to this reporter that no action was taken when the board returned to the regular session. The meeting adjourned at 9:35 p.m.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for Oct. 16 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Aug. 21 – Traffic analysis results revealed

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Aug. 21, the board received the results of a recent traffic analysis study, approved pursuing eminent domain to widen a public road should good faith negotiations fail, and a new lease agreement for a wireless company. The board heard that the Higby Road project would begin next month.

The board held an executive session to discuss the purchase and sale of water and land and agreements with the Town of Monument (TOM) and other governmental and private entities and associated entities. The session also discussed the purchase, acquisition, lease, transfer, or sale of real, personal, or other property interests needed by the district, including initiation of eminent domain proceedings.

President Jason Gross was excused.

Traffic analysis study results

Adam Gomez P. E. of Kimley Horn presented the results of the Jackson Creek Parkway (JCP) Traffic Analysis Feasibility Study, and he said the western-most access from the King Soopers parking lot left turn that crosses multiple lanes was included in the study, plus the Lyons Tail exit that also requires the crossing of multiple lanes to travel south on JCP. Gomez recommended:

  • A traffic roundabout (circle) on JCP at Lyons Tail Road to alleviate long wait times and dangerous turns at both left-turn exits.
  • A dedicated right-turn lane bypass from Lyons Tail Road, maintaining the existing crosswalks and foot paths.
  • A right turn only from the King Soopers parking lot.

Gomez said the project is estimated to cost about $4.8 million, but costs could be reduced if the geological technician reveals that the paved areas can be salvaged. The estimate incorporates the potential for cost increases if the project is delayed for a few years and will likely take six to 10 months, but traffic flow can be maintained with a longer construction phase, said Gomez.

District Manager James McGrady said the 2026 budget can include funding for the design of the project and go out for bid in 2026, with the construction phase planned for 2027.

Eminent domain pursued

The board reviewed and considered approval of Resolution 2025-14, a resolution of the board authorizing McGrady to initiate eminent domain proceedings for the acquisition of right of way and real property interests necessary for the widening of public road Blevins Buckle Trail. The widening will include the installation of public utilities, public infrastructure, curb, gutter, and sidewalk, landscaping, and other improvements necessary for the installation of a public road accessing a 30-acre parcel of land known as the Legacy at Jackson Landing, should good faith negotiations fail.

Assistant Manager Steve Sheffield confirmed to this reporter that when the board returned to the regular session, they engaged in discussion before unanimously approving a resolution 4-0, authorizing the district to pursue eminent domain for the land on the south side of Blevins Buckle Trail.

Lease agreement

General Counsel George Rowley requested the board consider approving a structure lease agreement with New Cingular (AT&T) Wireless PCS LLC for the C Plant tank in Sanctuary Pointe. The district receives $1,800 per month with an annual 2% escalator, a benefit for the district. The structures will be color-matched to the tank, said Rowley.

The board approved the structure lease agreement, 4-0.

Higby Road project updates

McGrady said the bonds for the Higby Road project had been completed on July 30, for the voter-approved $12.6 million at an interest rate of 5.05%. Kiewit anticipates construction to begin in early September on the east side of Harness Road, working west installing utilities and storm pipeline for the widening project. For additional information about the project, visit https://triviewmetro.com.

Executive session

The board moved into executive session to discuss the purchase, acquisition, lease, transfer, or sale of real, personal, or other property interests needed by the district, pursuant to Colorado Revised Statutes (CRS) section 24-6-402(a), including initiation of eminent domain proceedings. The board received legal advice pursuant to CRS section 24-6-402(4)(b) as it relates to water matters and agreements with the Town of Monument (TOM) and other governmental entities. The session also determined positions related to matters that may be subject to negotiations as it relates to an agreement with TOM, and acquisition of right of way for street improvements pursuant to CRS, section 24-6-402(4)(e), including initiation of eminent domain proceedings.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for Sept. 18 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District – 2024 audit receives unmodified opinion; construction bid awarded

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on July 17, the board received the 2024 audit presentation, approved an amendment to the 2024 budget, and awarded the Construction General Manager Contract (CMGC) bid to Kiewit for the completion of the Higby Road project.

The board held an executive session to discuss the purchase and sale of water and land, economic incentive agreements, and agreements with the Town of Monument (TOM), and other governmental and private entities, including Creekside Developments, LLC., and associated entities.

2024 audit is “clean”

Audit Manager Diego Martinez of Haynie and Company presented the 2024 draft audit and financial statements. The district received a “clean” or unmodified opinion.

The board unanimously accepted the audited financial statements and authorized the district accountant to file the documentation with the state of Colorado.

2024 budget amendment

District accountant Cathy Fromm said a fund amendment was necessary for the 2024 budget. The original budget appropriated funds of about $16.976 million to the water and wastewater enterprise fund/capital projects fund, but the 2024 budget required an additional $2.217 million, to pay for the Colorado Springs Utilities (CSU) water costs and tap fee credits reimbursed to contractors. The additional funding is available in the total revenue, that was estimated at about $13 million and ended at about $15 million, said Fromm.

The board unanimously approved the 2024 budget amendment.

Higby Road construction agreement

McGrady requested the board approve Resolution 2025-1 to widen and improve Higby Road. The district received solid bids with a maximum price of about $12.4 million to build the road. Kiewit will have a notice to proceed in August with completion of the road improvements in November 2026. The district occasionally takes on large projects such as the widening of Jackson Creek Parkway that cost about $6.6 million in 2018, said McGrady. See https://wp.ocn.me/v25n7tmd/.

The board unanimously approved a CMGC agreement for construction services between Kiewit Infrastructure Company and TMD, that includes the establishment of a guaranteed maximum price in the amount of about $12,450 million, and authorization for the district manager to sign the documentation.

Defense and indemnification policy

General counsel George Rowley said as a result of the board workshop held on June 20, a defense and indemnification policy had been developed to provide protection for the board directors and district employees. He requested the board approve Resolution 2025-13, a resolution providing a defense and indemnification policy.

The board unanimously approved the resolution.

Water operations update

McGrady said the district budgeted 700-acre feet of renewable water to be transported via the Northern Delivery System for 2025. Water Utilities Superintendent Gary Potter looked at the budgeted and used water, and a decision was made to implement higher well usage during the higher demand months of July and August, pumping ground water to manage the budgeted surface water. The cost to deliver ground water is far less than surface water, however it is unreliable for long term use and the cost to replace well equipment is high. The district continues to supply renewable water to customers, with good inflows of water coming in from the districts water rights, said McGrady.

Executive session

The board moved into executive session at about 8:35 p.m. to discuss the purchase, acquisition, lease, transfer, or sale of real, personal, or other property interests needed by the district, pursuant to Colorado Revised Statutes (CRS) section 24-6-402(a), and to receive legal advice pursuant to CRS section 24-6-402(4)(b), as it relates to water matters and agreements with the Town of Monument (TOM), and other governmental and private entities including Creekside Developments, LLC and associated entities. The session also determined the district’s positions relative to matters that may be subject to negotiations, related to the purchase and sale of water and land, economic incentive agreements, and agreements with the TOM, and other governmental and private entities including Creekside Developments, LLC and associated entities, pursuant to CRS, section 24-6-402(4)(e).

Assistant Manager Steve Sheffield confirmed to this reporter that when the board returned to the regular session at 9:45 p.m., the board unanimously approved an addendum to the partial termination agreement with Creekside Developments, LLC. The meeting promptly adjourned.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for Aug. 21 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, June 19 – Bond funding approved; director positions assigned

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on June 19, the board approved an amendment to the 2025 budget to incorporate funding for the Higby Road project and up to $12.6 million in bonds to move forward with the project. An economic incentive policy and an updated policy for developer water fees were also approved. The directors assigned board positions and received multiple updates.

The board held an executive session to discuss the purchase and sale of water and land, economic incentive agreements, and agreements with the Town of Monument (TOM) and other governmental and private entities.

Board positions assigned

The board unanimously assigned the board positions.

Above: From left, President Jason Gross, Secretary/Treasurer Amanda Carlton, Vice President Ann-Marie Jojola, and Directors John Gibbons and Erik Demkowicz. Photo by Chris Cummins.

2025 budget amendment

President Jason Gross opened a public hearing on the 2025 budget amendment.

District Manager James McGrady said the amendment was prompted by an influx of cash from the issuance of the $12.6 million bond and additional expenditures from the Public Works Capital Improvement Fund for the construction costs for the Higby Road improvements. The 2025 budget did not include funds for the Higby Road improvements, because the district did not know it would be issued bond financing. The budget needs to be adjusted accordingly, even though the district does not anticipate a bond payment in 2025 but will have two payments in 2026, said McGrady.

General Counsel George Rowley said it is standard procedure to acknowledge that the district will be receiving additional unplanned revenue. State law requires the district amend the budget to reflect the additional funding when the district ends up spending more than anticipated, said Rowley.

Gross closed the public comment hearing on the 2025 budget amendment.

The budget was amended to reflect $8.5 million in the 2025 budget (not the full bond amount). The district does not anticipate spending more than the amended amount on Higby Road in 2025. The project is expected to be completed in 2026.

The board unanimously approved Resolution 2025-10, amending the 2025 budget.

Bond issuance

McGrady requested the board review and consider approving Resolution 2025-07, a resolution of the TMD Board of Directors, issuing a $12.6 million bond for the Higby Road project.

The board unanimously approved the resolution.

Higby Road improvement project

McGrady requested the board approve Resolution 2025-11, a resolution to widen and improve Higby Road. He said the TOM had issued a plat note denying approval of further development in the north of the district without assurance that Higby Road will be widened. The district will present the resolution with the financial plan to the Planning Commission to comply with the plat note. The district has received solid bids with a maximum price of about $12.4 million to build the road. The district occasionally takes on large projects such as the widening of Jackson Creek Parkway for about $6.6 million in 2018. See https://wp.ocn.mev25n6tmd/.

Director Erik Demkowicz said he hopes the town knows that the TMD residents are paying for the road improvements for everyone’s benefit.

Gross said the project is an important safety priority, and the town worked with the district to incorporate the road from El Paso County. Somehow in the agreement the town incorporated the road, but the TMD residents are paying for the project.

The board unanimously approved the resolution.

Economic incentive policy

The board also approved Resolution 2025-08, an economic incentive policy. An economic incentive package was approved in April for the development located south of Monument Marketplace, however the district’s incentive policy required approval and some amendments for future large retail projects. See https://wp.ocn.me.v25n5tmd/.

Rowley said it is a net positive to give up some development proposals to allow for larger retail projects with at least 100,000 square feet of retail space, generating at least $500,000 in sales tax for the district, according to the sales tax share back from the intergovernmental agreement with the TOM, and a minimum of 50 full-time employment opportunities is included in the policy. The district receives 1.5% in sales tax with 0.5% dedicated to renewable water from the TOM for sales tax collected within the district. The policy allows for some fees to be waived, he said.

The board unanimously approved the resolution with two amendments.

Developer fees

The board also unanimously approved Resolution 2025-09, a revised schedule setting water fees and development requirements in lieu of fees for developers.

Operations report

McGrady said the following:

  • The district continues to supply renewable water to customers, with good inflows of water coming in from the district’s water rights.
  • Consumer demands are being met by the Northern Delivery System (NDS), with a little well pumping to maintain the wells, delivering 80% to 90% of the water from renewable sources.
  • The water rights plan is working appropriately, with received flows diverted into the South Reservoir. Any excess flow will be exchanged into Pueblo Reservoir in readiness for the winter months.
  • The augmentation station diversion structure on the Arkansas Valley Irrigation Co. Ditch (Buena Vista) has been completed, and it was scheduled to be operational by June 27.
  • The district received the first invoice for the Northern Monument Creek Interceptor design.
  • The district is working hard to move the Higby Road project forward.

Assistant manager’s report

Assistant Manager Steve Sheffield said:

  • The district has about 15 Badger meters left to be replaced between residential/commercial properties.
  • The district is working on the engineering standards to ensure compliance with the latest construction practices.
  • The Sanctuary Pointe Park sporting field reservations are down from 2024, but the district has received a large number of reservations for the fall season.

Revenue water/non-revenue water

Water Treatment Superintendent Gary Potter said he continues to research water loss, known in the industry as revenue water/non-revenue water. The team is working together to combat the problem from both ends, finding apparent loss, such as meters not entered into the system correctly, incorrect meter input, and active leak detection services. Water loss in a system with 66 miles of distribution pipe is inevitable, and the district will never achieve zero loss, he said. The American Water Works Association used to quote under 10% as acceptable loss but has moved away from that figure because one-size-fits-all does not work for all systems.

The district is at 6.35% loss for May, and when all avenues have been explored over the next several months, the team will need to determine how much water loss is an economically recoverable amount. The degree to which the district puts money into researching water loss will change over time, said Potter.

Sheffield said the average water system loses 15%-20% monthly.

Utilities update

Potter also said the following:

  • The A plant (Oxbow Drive) will be decommissioned due to the two wells being transferred to B plant (St. Lawrence Way). The plant will be used for vehicle storage or sold to another district.
  • A laser flow meter was installed at the Upper Monument Creek Regional Wastewater Treatment Facility (UMCRWWTF) to measure the accuracy of the district’s wastewater flumes. The collection of data over the next month will determine flow accuracy.
  • The NDS produced 80% of the district’s water in May, with a little higher well water pumped due to the work taking place at B Plant yard.

Kudos for staff volunteers

Parks and Open Space Superintendent Matt Rayno said the district staff had received a letter of gratitude from the president of the Pikes Peak Soap Box Derby for providing volunteers from the Public Works Department from May 31-June 2. The event closed Higby Road and would not have been successful without the district’s support and Tom Martinez from the Town of Monument.

Pothole reporting

Rayno said pothole patching typically occurs in spring and about 250 pounds of asphalt has been used to repair issues in 2025. Residents can use the district website to report pothole issues that occur within the district’s area of responsibility.

Note: The district is not responsible for the commercial property areas and Baptist Road.

Executive session

The board moved into an executive session at about 8:42 p.m. to discuss the purchase, acquisition, lease, transfer, or sale of real, personal, or other property interests needed by the district, pursuant to Colorado Revised Statutes (CRS) section 24-6-402(a), and to receive legal advice pursuant to CRS section 24-6-402(4)(b), as it relates to water matters and agreements with the TOM, and other governmental and private entities including Creekside Developments, LLC and associated entities. The session also determined the district’s positions relative to matters that may be subject to negotiations, related to the purchase and sale of water and land, economic incentive agreements, and agreements with the TOM, and other governmental and private entities including Creekside Developments LLC and associated entities, pursuant to CRS section 24-6-402(4)(e).

Sheffield confirmed to this reporter that when the board returned to the regular session at 9:17 p.m., no action was taken by the board, and the meeting promptly adjourned.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for July 17 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, May 22 – Bond passes; new board directors welcomed

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on May 22, the board approved a resolution to reimburse the district for expenses incurred before the approved $12.6 million bond is issued for the Higby Road widening project. The board heard a traffic study was in progress, and that the consumer confidence water study was complete and available to the public. The board also received an update on the efforts to reduce the unaccounted/unbilled water loss, welcomed the recently elected directors, and bid farewell to the outgoing directors. The board held an executive session to discuss the purchase and sale of water and land, economic incentive agreements, and agreements with the Town of Monument (TOM), and other governmental and private entities.

Election results

The district held an election on May 6 to determine three board of director positions from a pool of four candidates vying for three seats to be vacated due to the district’s eight-year term limitation policy. The election judges’ abstract of votes for the four-year term candidates were:

  • Erik Demkowicz 337 votes
  • John M Gibbons 345 votes
  • Ann-Marie Jojola 334 votes
  • Michael Gerald McEwen 318 votes

Gibbons and Jojola were sworn in as board directors during the May board meeting. Demkowicz signed his oath of office on May 20, and a public swearing-in ceremony will take place at the June meeting. The board decided to defer assigning board positions until June. The election results can be found at: www.triviewmetro.com.

Note: Ballots were mailed to each eligible voter residing in the district’s 2,315 homes.

Bond issuance

The May 6 ballot included a $12.6 million bond question to widen Higby Road from Jackson Creek Parkway through to Harness Road. Ballot question A passed with 60.42% yes and 39.58% no, or 344 votes for and 230 votes against.

District Manager James McGrady said, “The district is working with a bond underwriter to develop an official statement and expects to market the bonds in early to mid-July, sell the bonds late July, and potentially close the bonds for Higby Road late July. The bond market is unstable, and it did not help that Moody’s downgraded the U.S. government credit rating; the markets are in a bit of turmoil during the tariff impacts and the “big, beautiful bill” impact. The district will be watching the market and may delay the 30-year bond to late August before issuing the bonds, in an effort to lock in an interest rate lower than 4.96%. Everything may calm down, and maybe the Federal Reserve will lower the interest rate again. The district had bids on the project of about $6 million three years ago, and now the cost has doubled.”

McGrady said a common practice is to have a resolution to allow the district to reimburse itself should costs be incurred for the Higby Road widening project before the issuance of the $12.6 million bond. He requested the new board review and consider approval of Resolution 2025-06, a resolution of the TMD Board of Directors, declaring its official intent to reimburse itself with the proceeds of tax-exempt bonds for certain capital expenditures undertaken or to be undertaken by the district in relation to costs and purchases for the Higby Road project.

The board unanimously approved the resolution.

Traffic study underway

McGrady said Kimley-Horn is conducting a traffic study in the area of Lyons Tail Road and Jackson Creek Parkway to determine traffic control methods to improve safety and traffic flow. The study is expected to cost about $23,000, lower than anticipated due to a recent traffic study completed by Kimley-Horn for the developer of the proposed commercial area south of Blevins Buckle Trail that included traffic from Lewis Palmer High School during the school year, said McGrady. See https://wp.ocn.me.v25n5tmd/.

Assistant manager’s report

Assistant Manager Steve Sheffield said he had attended CPR and first aid training with the entire field staff, and he thanked Public Works and Parks and Open Space Superintendent Matt Rayno for setting up the one-day certification. The district felt this was a good certification for the district crews who interact with the public. And he said:

  • The district has 31 old commercial meters remaining to be replaced with Badger meters. It is hoped that the new meter replacements will shrink the amount of unbilled water.
  • He and district Water and Sewer Line Inspector Kevin Fackerell is working on the engineering standards to ensure compliance with the latest construction practices.
  • The RESPEC team is updating the district’s Water and Sewer Master Plan. The plan looks at projections for both water and sewer and advises staff on how to plan accordingly for growth. The completed revised plans are expected by the end of 2025.

2025 water quality reports available

Water Treatment Superintendent Gary Potter said the district’s statement and 2025 Consumer Confidence Report, using 2024 data, are available at www.triviewmetro.com and this year include the Colorado Springs Utilities (CSU) water quality report. The majority of the district’s water is being conveyed, treated, and delivered by CSU, and the annual water quality reports are required by the state, said Potter.

Unaccounted/unbilled water

Potter said the district produced 18.881 million gallons of water during the April billing cycle, of which 16.940 million gallons were sold to customers, leaving about 1.9 million gallons unaccounted. The staff is trying to determine if the loss is perceived loss or actual loss, and after verifying the accuracy of the production meters, in an effort to narrow the gap that is down for the past couple of months, the staff is also:

  • Working toward completing the meter replacement program to verify the accuracy of customer meters. Typically, ageing water meters allow more water through than they meter, so it is in the customers’ favor and not an actual loss.
  • Using a district-wide pressure map of six water zones, the staff is able to target areas to locate and repair leaks in the district’s irrigation service lines.
  • Working with Timber Line Electric and Control Corp. to integrate some additional meters into the SCADA reporting system.
  • Also:
  • The May water loss report will break down the water loss by pressure zone to help narrow the gap.
  • The aim is to track how many gallons are missing against tracking percentages throughout the year. The percentage varies from high to low season, when irrigation is not in use.

Demkowicz asked if the fire hydrants are metered within the district’s construction zones.

Potter said, “The hydrants are metered and construction companies are required to collect a fire hydrant meter from the district, and those meter numbers are then reported to the billing staff. There have been instances when Monument Fire Department (MFD) [has] used fire hydrants unmetered during training activity, and in an emergency, you do what you have to do. The district does not charge MFD for using fire hydrant water and continues to work with MFD to help account for the district’s water use.”

McGrady said, “The price to deliver the district’s water to the district via CSU is $9.39 per 1,000 gallons, so when thousands of gallons of water are spewing out unmetered during firefighter training, it is real money. The district is paying a pretty penny for the convey, treat, and deliver service from CSU and does not want a big gap between produced water and sold water. The rate studies conducted to assess consumer rates assume there is a closed balance, and the unaccounted 2 to 3 million gallons found over the past few months does not help the district’s finances. MFD [has] a meter to use for training, and the Fire Department [is] now reporting the gallon usage after opening the fire hydrants for training purposes.”

Utility update

Potter said the following:

  • The Forest Lakes Metropolitan District Sanitary Survey was completed in early May.
  • The district’s Sanitary Survey is anticipated later this summer.
  • The wastewater flume has been recalibrated and appears to be reading accurately at the Upper Monument Creek Regional Wastewater Treatment Facility (UMCRWWTF). A laser flow meter will be installed upstream of the flume to verify accuracy. Historically, the effluent meters were not matching the two combined influent meters to the UMCRWWTF.
  • The Northern Delivery System produced 91% of the water for the district in April with 1.64 million gallons produced by wells.

Financial update

The board accepted the April financial report and approved 20 checks over $5,000 for almost $1.344 million. Of note was the payment of $627,922 for a budgeted capital project: enterprise water improvements for the Arkansas Valley Irrigation Co. augmentation station/diversion structure/recharge pond.

McGrady said, “This time last month the district was substantially trailing 2024 in sales tax revenue, collected under the intergovernmental agreement (IGA) between the TOM and TMD. The district receives 1.5% of the 3% sales tax revenue collected by the TOM from businesses within TMD, and a portion of Monument Police Department sales tax. The district has about $11 million in the bank, with only a little revenue received since October 2024. Funds will increase dramatically as the water sales grow during the summer months. The district initially had to charge 35 mills for the debt service, but with increased growth the district has lowered the mills to 14. The district is making serious progress and has less than 20 years to go before the debt service is paid down.”

The board unanimously approved the checks and accepted the financial report.

Executive session

The board moved into an executive session at 8:51 p.m. to discuss the purchase, acquisition, lease, transfer, or sale of real, personal, or other property interests needed by the district, pursuant to Colorado Revised Statutes (CRS) section 24-6-402(a), and to receive legal advice pursuant to CRS section 24-6-402(4)(b), as it relates to water matters and agreements with the Town of Monument (TOM), and other governmental and private entities. The session also determined the district’s positions relative to matters that may be subject to negotiations, related to the purchase and sale of water and land, economic incentive agreements, and agreements with the TOM, and other governmental and private entities pursuant to CRS, section 24-6-402(4)(e).

Sheffield confirmed to this reporter that when the board returned to the regular session at 9:33 p.m., no action was taken by the board, and the meeting promptly adjourned.

**********

Above: From left, Vice President Anthony Sexton, Secretary/Treasurer James Barnhart, and President Mark Melville appear at the TMD Administrative Offices after receiving hand-blown crystal commemorative plaques in recognition of their eight-year service to the district. The plaques read: “Great achievements are nurtured with the cooperation of many minds with a common vision working toward a common goal.” McGrady thanked the board for its contribution to the district and said the board had been the easiest to work with and he cannot thank them enough for trusting him to do the right thing for the district’s future. Gross read a letter of thanks to the outgoing board directors during the farewell ceremony. Photo by Natalie Barszcz. See also the Letter to Our Community from the Triview board.

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for June 19 at 5:30 p.m. A board workshop is scheduled June 20 from 9 to noon, to update the board directors on Special District Association matters. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, April 17 – Economic development incentive approved for retail development

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on April 17, the board approved an economic development incentive agreement for a 30-acre retail site adjacent to Monument Marketplace, awarded the construction contract for its administrative building and utility operations center, and awarded the Phase 2 agreement for the construction of the 1.5-million-gallon tank in Promontory Pointe. The board held an executive session to discuss the purchase and sale of water and land, economic incentive agreements, and agreements with the Town of Monument (TOM) and other governmental and private entities.

Board candidates Erik Demkowicz and Ann-Marie Jojola attended the meeting (see below for election details).

Economic incentive development agreement approved

District Manager James McGrady requested the board consider an economic development incentive agreement with Legacy Development Partners LLC (LDP) that consists of sales tax share back, utility tap fee concessions, and infrastructure construction assistance.

Chris Hake, founder of LDP, said the agreement had been a long time in the making, taking years of coordination with the property owner to plan the proposed 30-acre retail development on the southside of Blevins Buckle Trail (behind Home Depot and Kohls). The developed site could deliver over 250,000 square feet of new commercial space, anchored by a large national retailer, with a blend of local, regional and national restaurants, other stores, and a potential site for a four-story hotel on the southeast portion of the development. The proposed major anchor tenant would be the first to open its doors around October 2027, said Hake.

In a 3-0 vote, the board approved the development incentive agreement and authorized McGrady to sign. Secretary/Treasurer James Barnhart arrived after the motion had passed.

Later in the meeting, the five-member board, all in favor of the economic incentive development agreement, discussed the need for a South Jackson Creek Parkway traffic flow study. The board anticipates increased traffic flow during the construction phase and after the development is built, with a need for traffic pattern upgrades before the new retail area opens.

Note: The district would provide the necessary road upgrades for Jackson Creek Parkway as part of the economic development incentive. After the main retail store is built, the district expects reimbursement will be made through the collection of tap fees and the road and bridge fees from the development of the remaining 10 sites within the development. The district would also receive property tax revenue from the site occupants, and a portion of the sales tax revenue.

Construction award

McGrady said the district received six bids for the construction of the district’s Administrative Building and Utility Operations Center to be built on a 2-acre site at West Baptist Road and North Terrazzo Drive. See https://wp.ocn.me.v25n1tmd/. The district received several bids around the $4 million mark and he requested the board award the contract to Crossland Construction Company Inc. to construct the building for about $3.382 million. The board awarded the contract, with McGrady authorized to sign it, in a 4-0 vote. Director Jason Gross arrived after the motion passed.

Water storage tank update

McGrady requested the board approve the CM/GC agreement between TMD and Kiewit Infrastructure for Phase 2 of the water storage tank construction services for $971,800. And he said:

  • The district is using about $700,000 of the $1 million grant from the American Rescue Plan Act (ARPA) for Phase 2 of the 1.5-million-gallon water storage tank project, to be located alongside the existing tank at B Plant, St. Lawrence Way, in Promontory Pointe.
  • Phase 3 will take place in 2026 using the remaining $300,000 of the ARPA grant to make the site ready for a tank almost identical to the existing tank, just slightly larger.

The board unanimously approved the agreement for Phase 2 with authorization for McGrady to sign the contract. See https://wp.ocn.me.v25n1tmd/.

Financial update

The board accepted the February and March financial report and approved 21 checks over $5,000 for about $1.3 million. Of note was the payment of $257,774 for the budgeted and recently received snowplow dump truck.

McGrady said the district’s cash position is good and property tax revenue was deposited in March with the second deposit expected in June. Cash is going out for various projects, and some financing is necessary to move projects forward. For the second month in a row, the sales tax distributed by the TOM to the district was lower than expected. The town notified the district that some businesses are delinquent in making tax payments, and town staff continue to send out delinquency notices and hand deliver requests for payment to those businesses.

The state used to handle taxes for the town until the town adopted the voter-approved Home Rule Charter and then began self-collecting sales tax revenues, however collecting sales tax requires a skill set that the town did not have, therefore, the town had to engage a consultant to assist with the collection of sales tax revenue. It is costing the town money to collect sales tax, a service the state completed in the past, said McGrady.

Note: According to the current intergovernmental agreement (IGA) between the TOM and TMD, the district currently receives 1.5% of the sales tax revenue collected by the TOM from businesses within the town. The town also distributes Regional Building Use Tax and Motor Vehicle Tax to the district.

Outgoing director comments

Vice Chair Anthony Sexton, who is leaving the board, thanked the staff, the previous and incumbent board directors, and water attorney Chris Cummins for his expertise on water. He said he continues to learn and has thoroughly enjoyed his eight-year tenure, and said, “Great things are happening in the district and I am confident that the district will continue to accomplish even more. It is easy to table action, but with regard to making decisions about water and infrastructure, it is risky, as everything gets more expensive when you sit on your hands. Nothing good happens by not developing in the Tri-Lakes area community, shutting down smart development does not help a great community improve roads and schools, and does not pay our teachers and police department more, it only brings higher taxes.

“As a board director on a water utility board, it is not my job to advocate for development, but without wise development the district cannot provide residents with renewable water and upgraded wastewater services, and maintain roads and parks. It is important to take a responsible approach that is not anti or pro anything, just considering things, and allowing the town to make the development decisions. Without development the district does not receive the revenue needed to provide great services, and taxing the daylights out of people to provide good service, is not the way forward, but it is wise to spread costs out for future residents that may move here in the next 10 to 15 years,” said Sexton.

Independent mail ballot election

The district will hold an election on May 6 to determine three board of director positions. Four candidates are vying for three seats to be vacated due to term limitations. The ballot also includes a question relating to a $12.6 million bond to widen Higby Road from Jackson Creek Parkway through to Harness Road. Please note all ballots must be signed and delivered to one of the following locations:

  • The secured metal box inside the district office at 16055 Old Forest Point, Suite 302, Monument, available only during regular business hours and through 7 p.m. on May 6.
  • Mailed/dropped off with the designated election official by 7 p.m. on May 6 at 2154 E. Commons Ave., Suite 2000, Centennial, CO 80122-1880.

Specific office timings for dropping off ballots, and information about the candidates and the proposed Higby Road widening project related to the bond question, can be found at https://triviewmetro.com.

Executive session

The board moved into an executive session at 7:58 p.m. to discuss the purchase, acquisition, lease, transfer or sale of real, personal, or other property interests needed by the district, pursuant to Colorado Revised Statutes section 24-6-402(a), and to receive legal advice pursuant to CRS section 24-6-402(4)(b), as it relates to water matters and agreements with the TOM and other governmental and private entities. The session also determined the district’s positions relative to matters that may be subject to negotiations, as it related to the purchase and sale of water and land, economic incentive agreements, and agreements with the TOM, and other governmental and private entities pursuant to CRS, section 24-6-402(4)(e).

Sheffield confirmed to this reporter that when the board moved back into the regular session at 8:31 p.m., no action was taken and the meeting promptly adjourned at 8:32 p.m.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for May 22 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, March 3 and 20 – Bond ballot language, Conexus improvements approved

By Natalie Barszcz

The Triview Metropolitan District (TMD) board held a special meeting on March 3 to approve the language for the proposed bond question for the May 6 ballot/election relating to the Higby Road improvements. The board heard that four residents are on the ballot for election in 2025 for three seats and approved a resolution with Conexus to make improvements to the proposed west Monument development. An executive session was held to discuss the Northern Monument Creek Interceptor (NMCI), and the Upper Monument Creek Regional Wastewater Treatment Facility (UMCRWWTF).

At the March 20 meeting, the board heard about the district’s water supply, a flume replacement planned for the UMCRWWTF, and the ongoing investigation into produced water loss. The board also approved a water backflow policy and the sub-District A 2025 budget, accepted a petition for inclusion of property, and discussed an economic incentive policy. An executive session was held to discuss economic incentive agreements.

Treasurer/Secretary James Barnhart was excused from both meetings.

Bond question approved

District Manager James McGrady said the district will call an election on May 6 for

Resolution 2025-03, an amended and restated resolution of the board of directors, amending Resolution 2024-14 calling an election for the issuance of bonds to fund improvements to Higby Road. The debt would increase by $12.6 million with a maximum payment of $25.25 million with 30-year general obligation bonds, with a maximum interest rate not to exceed 5.20% per annum.

The annual payment will be about $835,000, repaid with revenue drawn from the previously voter-approved 7 mills (ad valorum/property taxes based on property tax value) pledged for operation and management on Nov. 3, 2020, and additional road and bridge fees derived from the sale of homes, and some of the sales tax reimbursement from the Town of Monument.

The passing of the ballot measure will allow the district to borrow funds (without raising taxes) to complete the project. The proposed improvements to Higby Road will address safety concerns, increase traffic flows, including improved curb and gutter, sidewalks, turn lanes, storm drainage, pedestrian crossings, improved access to Lewis-Palmer High School, and enhanced emergency vehicle access to existing homes and subdivisions, said McGrady.

The board approved the ballot question in a 4-0 vote.

District general counsel George Rowley reminded the district staff that further convincing of the public by district employees and/or using district funds to distribute information in favor of the ballot question was now prohibited; but board directors can talk about the upcoming ballot question and convince residents by providing information. Any director spending funds to promote the ballot question must report the expenditure to the state. An aerial rendition and detailed information about the project can be found at: https://triviewmetro.com/projects/higby-road-improvements/.

Director Jason Gross pledged to write a pro-statement for the blue book election guide.

Teachout Creek Crossing improvements

McGrady said an agreement was requested by Schuck Chapman Companies Inc. to help fund a crossing over Teachout Creek. Conexus has settled three lots, and a pipeline needs to be installed across Teachout Creek to serve the sold properties, but the work can only take place in the Preble’s meadow jumping mouse habitat between Nov. 1 and April 30 when the mouse is dormant. In anticipation of beating the sleeping mouse timeline, it became obvious that the approved Conexus Metropolitan District (CMD) could not issue bonds in time.

TMD was approached and was asked to fund the project for a few months until May/June 2025, when the district will be reimbursed. It is a lucrative deal for the district to gain the tap fees and the road and bridge fees, and the district should try to facilitate the pipeline construction to allow development to occur in the CMD, McGrady said. Assurances are built into the agreement to ensure the district is reimbursed, he said.

Rowley said the district will use the funding to construct the crossings and sewer lines, dealing with the contractor under the district’s name, and upon completion the district will be reimbursed. CMD will issue bonds this year to pay for the improvements made by TMD. But with uncertainty over the market and the timing of when bonds can be issued, a consensual lien is built into the contract on 22 acres (under contract for almost $7 million) in the Conexus District 1. CMD and the developer Conexus LLC will be under contract to pay the bond proceeds of $825,000 to TMD when the bonds are issued, at a date no later than August 2025. The infrastructure at build-out will belong to TMD, said Rowley.

In a 4-0 vote, the board approved the Teachout Creek Crossing Improvements Agreement by and between TMD and Conexus Metropolitan District No. 1, and Conexus LLC, a Colorado limited liability company, the property owner, and authorized McGrady to sign the agreement.

2025 board election

McGrady said the district has four candidates running to fill three board positions that will be vacated when term-limited Directors Barnhart, Mark Melville, and Anthony Sexton relinquish their seats after serving the district for eight years. The following candidates will be on the ballot on May 6 to serve a four-year term: Erik Demkowicz, John Gibbons, Ann-Marie Jojola, and Mike McEwen. Biographies for each candidate can be found in the March/April newsletter mailed to residents and at www.triviewmetrodistrict.com.

Note: Demkowicz and Jojola attended the March 20 meeting.

Financial update

The board approved the January financial report and 22 checks over $5,000 through February 2025, and 15 through March 20.

McGrady said February was a “bit of a shocker” with over $2.6 million in expenses. Of note was almost $1.365 million for the Creekside Development that is part of the district’s agreement with the developer, and the annual payment of $564,393 to Colorado Springs Utilities (CSU) for the availability service fee that is financed over 25 years for about $9 million, and the permitting for the new district building (land and design site plan and development fees) to the Town of Monument for $6,500. It was an expensive month with some one-time expenses and large annual payments, but the cash balance is “coming back up” and as of Feb. 28 was about $11 million including reserve funds, said McGrady.

Executive session

The board moved into an executive session at 6:17 p.m., pursuant to Colorado Revised Statutes (CRS) section 24-6-402(4)(e), for the purposes of determining positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiations as it relates to potential participation in the NMCI and the UMCRWTF.

No action was taken after the meeting returned to the regular session. The board promptly adjourned at 6:49 p.m. on March 3.

Water delivery update

At the March 20 regular meeting, McGrady said the district had pumped through the 409-acre feet of leased water from Pueblo Reservoir that was delivered to the district customers via the Northern Delivery System (NDS). The district is now pumping first use Fountain Mutual Irrigation Co. water. There is a lot of talk about the Pueblo Reservoir spill from annual snowpack melt, with the critical level days being April 15 and 30. The district has 1,588 acre-feet in the south reservoir, and it will spill at 1,630-acre feet.

The district has been anticipating a fairly good chance of spill this year and has been moving water to create storage space, McGrady said. CSU continues to deliver the district’s water through a complex exchange of water rights through Pueblo Reservoir every month. With the district tied into the CSU system, and with access to terminal storage in Rampart Reservoir, the district has an infinite renewable water supply, he said. If well water is used as a supplement, it also becomes renewable, said McGrady.

Flume replacement

Assistant Manager Steve Sheffield said the ongoing issue of excess water leaving the UMCRWWTF is more than the district actually inputs. The district hopes to resolve the issue by replacing the existing 6-inch flume with a 9-inch flume, said Sheffield.

Water loss upswing

Water Superintendent Gary Potter said an upswing in water loss had occurred with a 2.6-million-gallon loss in January and a 2.8-million-gallon loss in February. After examining the perceived versus actual water produced figures, the B Plant production meters, the search for leaks in the system, and knowing the NDS is 99.8% accurate, the accounts were checked and the focus is to continue updating the commercial meters to discover if that could be the cause of the water loss, said Potter.

Petition for inclusion

McGrady requested the board consider accepting a petition for inclusion of land between Elite Properties of America Inc., dba Classic Homes, and TMD. The 67-acre property is located in unincorporated El Paso County, off West Baptist Road, and is known as the Dellacroce Ranch LLC. The developer proposed homes of various sizes to include large lots and affordable housing. The district would not be burdened by supplying water and wastewater services to the development, said McGrady.

Rowley said board approval of the inclusion of property can occur only after a public hearing that will be scheduled at a later date.

The board accepted the petition for inclusion.

Other approved resolutions

The board also approved Resolution 2025-04, a water backflow policy, and Resolution 2025-05, the subdistrict A budget. The 2025 budget has a zero balance with no mill levy for 2025.

Economic development incentive policy

The board reviewed and considered resolution 2025-05 to adopt an Economic Development Incentive Policy but decided to table further discussion after Vice Chair Anthony Sexton said the language and numeric parameters were too restrictive and discriminatory, and the policy as written could work against the district. The policy is subject to revision by the general counsel, the water counsel, and McGrady before being presented to the board again.

Executive session

The board moved into an executive session at 8:19 p.m. pursuant to Colorado Revised Statutes section 24-6-402(4)(e), to discuss economic incentive agreements.

Sheffield confirmed to this reporter that when the board moved back into the regular session, no action was taken and the meeting promptly adjourned at 9:47 p.m.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for April 17 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Trivew Metropolitan District articles

Triview Metropolitan District, Feb. 11 – Northern Monument Creek Interceptor pipeline project IGA approved

By Natalie Barszcz

The Triview Metropolitan District (TMD) board held a special meeting on Feb. 11 to approve an intergovernmental agreement (IGA) with Colorado Springs Utilities (CSU) and Forest Lakes Metropolitan District (FLMD) for construction cost sharing for the Northern Monument Creek Interceptor (NMCI) pipeline project. The board held an executive session to discuss negotiations regarding a utility service as it relates to the Conexus Business Center Phase 2 and 3 (located west of I-25).

Cost-sharing IGA approved

District Manager James McGrady requested the board review and consider approving Resolution 2025-02, a resolution of the TMD board to approve an IGA with CSU and FLMD for construction cost sharing for the NMCI, and authorization for the district manager to sign.

Background: CSU began exploring the possibility of the NMCI pipeline in 2019 to increase wastewater flows through the J.D. Phillips Water Resource Recovery Facility (JDPWRRF) located near the intersection of Mark Dabling Boulevard and Garden of the Gods Road in Colorado Springs. The result would transport TMD and FLMD wastewater flows for processing to the CSU-owned facility and allow CSU to remove about three or four lift stations on the east side of I-25, completing a gravity-fed system with increased flows into an underutilized facility.

A study was conducted to compare the cost of anticipated regulatory upgrades and the future operational costs of the Upper Monument Creek Regional Wastewater Treatment Facility (UMCRWWTF) to participation in the NMCI pipeline project. McGrady confirmed to this reporter that the 2-year-old data for the shared cost for the upgrades would likely range anywhere from $20 million to $40 million. However, the estimate did not include any expansion capacity at the plant for additional flows that TMD could potentially need in the future. The UMCRWWTF is shared with Donala Water and Sanitation District, TMD, and FLMD.

McGrady said CSU, TMD, and FLMD had been working on the NMCI pipeline project since 2019, and at the 30% design level the estimated cost is about $92.8 million, with 35.9 % of the cost shared between TMD and FLMD. The IGA allows the process to move forward to the 90% design level, but Garney Construction estimated the design is about 50% complete with the inclusion of the soil sampling. The guaranteed maximum price will be established upon completion of the 90% design phase.

TMD will use utility bonds, and through a reimbursement agreement collect FLMD’s annual cost. The estimated annual cost for TMD and FLMD combined is about $2.3 million from 2028 through 2055, with FLMD contributing about $500,000 annually. The final cost is expected to be revealed around October, in time for the 2026 budget. Funding for the 90% design phase component was appropriated in the 2025 budget, said McGrady. See the FLMD article on page < 10 >.

The board unanimously approved Resolution 2025-02.

Executive session

The board moved into an executive session at 6:03 p.m., pursuant to Colorado Revised Statutes (CRS) section 24-6-402(4)(e), to discuss negotiations regarding utility service to Conexus phases 2 and 3.

McGrady confirmed to this reporter that no action was taken after the meeting returned to the regular session, and then the board promptly adjourned.

**********

Meetings are usually held on the third Thursday of the month at the district office at 16055 Old Forest Point, Suite 302. A special meeting is scheduled for March 3 at 5:30 p.m. to formulate the ballot language for the Higby Road bond question and conduct the regular February business. For information on the Higby Road Improvement Project, visit: https://triviewmetro.com/projects/higby-road-improvements/. The regular meeting is scheduled for March 20 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Jan. 23 – 2025 water and wastewater rates and fees increase approved

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Jan. 23, the board held a public hearing before approving the 2025 water and wastewater rate and fee increases. Monument Town Councilor/former board Director Marco Fiorito discussed relationship building with the district. The board received an update on the Higby Road improvement project.

The board held an executive session to discuss the acquisition or sale of water/land and to determine positions relative to matters that may be subject to negotiations, to develop strategies for negotiations, and to instruct negotiators in the potential participation in the Northern Monument Creek Interceptor (NMCI) pipeline, to develop incentives, and intergovernmental agreements.

Treasurer/Secretary James Barnhart and Director Amanda Carlton were excused.

2025 water and wastewater rate and fee increase

President Mark Melville opened a public hearing on the 2025 water and wastewater rate and fee increases proposed for implementation on Feb. 1, 2025. See https://wp.ocn.me/v25.n1tmd/. The hearing was posted in the appropriate places and no public comments were received before or during the meeting.

Background: At the December meeting, financial consultants Andrew Rheem and Theresa Jurotich of Raftelis presented their findings that capture the funding necessary for the district to remain solvent over the next 10 years. The study noted the 12% price increase in 2025 from Colorado Springs Utilities (CSU) to convey, treat and delivery the district’s water via the Northern Delivery System (NDS), additional district water that will be received via the NDS in the future, and a 6.5% increase identified per year over the next four years. The district anticipates other costs for ongoing repairs and replacement, change cases to obtain the district’s water rights, and other projects to increase in cost. The rate increases are small, frequent adjustments that will be level and not bounce around over the next 10 years. For example, the typical residential customer with a three-quarter-inch meter using about 8,000 gallons per month in 2024 would be billed $117 per month for the water portion only, and with the rate applied in 2025 it would be about $129.

At the January meeting, Rheem presented two residential water rate table options to the board and said the presentation was a follow on from the December presentation and included water financial plan drivers, the NDS completion, purchased water cost increases, district inflationary costs for Operations and Maintenance, and capital for ongoing annual repairs and replacement.

Option 1 follows the existing gallon usage tier system. The board agreed that customers would have more flexibility to remain within the Tier 1 bracket if the previous volume rates were maintained with increases. See table below:

  • The water base rate per month (renewable water fee) $45.00 (previously $40.00)
  • Metering and billing charge per month $6.00 (previously $5.00)

Volume rates per 1,000 gallons

  • Tier 1 0 to 8,000 $9.70 (previously $9)
  • Tier 2 8,001 to 20,000 $14.55 (previously $13.50)
  • Tier 3 20.001 to 30,000 $21.56 (previously $20.00)
  • Tier 4 30,001 and above $32.33 (previously $30.00)

Wastewater base rate per month $62.87 (previously $57.68)

Average November-February volume use uniform rate $6.20 (previously $5.69)

The commercial- and irrigation-only rates can be found at: www.triviewmetrodistrict.com.

The board decided to omit Tier 5 from Option 1, for 40,000 gallons and above at a rate of $43.11, after District Administrator Sara Lamb said few customers use that much water, and when a high bill occurs it is usually due to an accidental leak. Those customers with unusually large bills due to leaks are charged at a lower tier rate.

In a 3-0 vote, the board approved Resolution 2025-01 establishing the rate and fee increase for 2025, using the rates noted above.

Director Jason Gross said, “Although the rates for the district are higher than neighboring communities, the district is providing a service that other districts have not yet made available to their customers. TMD customers are receiving 100% renewable water.”

Melville said, “At some point all neighboring districts will have to do the same, but at greater cost.”

Vice President Anthony Sexton said, “As easy as it is to sit at the table and delay, TMD forged ahead with purchasing water rights and building the NDS pipeline, and it pains me to see the higher rate, but it would be different if the district still had to begin the NDS project.”

Option 2 was not adopted. The tier structure would have reduced gallon usage per tier as follows:

Volume rates per 1,000 gallons

  • Tier 1 0 to 4,000 $9.50
  • Tier 2 4,001 to 10,000 $11.40
  • Tier 3 10,001 to 25,000 $16.65
  • Tier 4 Over 25,000 $23.75

Councilors offer support

Fiorito said the development of the Home Rule Charter for the Town of Monument created two districts, east and west Monument, and he and Councilor Kenneth Kimple both represent the TMD voters and will support the district. The Highway Users Tax Fund (HUTF) is a point of interest, along with the commercial development within the district, now that plenty of residential rooftops exist, said Fiorito.

Melville said a letter was drafted by district counsel George Rowley in September and sent to the Town of Monument (TOM) Interim Town Manager Madeline VanDenHoek requesting the town include the district’s road miles to give the district access to HUTF benefits. “Money is being left on the table, now the 2025 deadline has been missed, leaving about a $1 million delta for the district’s annual revenue,” said Melville.

District Manager James McGrady said he had a scheduled meeting with VanDenHoek to discuss HUTF, and Gross would represent the district on the TOM Stakeholder Planning Committee.

Gross suggested the Town Council and the board engage in a work session, and he would seek the TMD Board of Directors’ opinion after attending the Stakeholder Planning Committee meetings.

Higby Road update

McGrady said the Town Council had stated the Thompson Thrift and Zeal for Living apartments could not begin construction until funding for the Higby Road improvement project had been secured. A special meeting is planned for March 3 to approve ballot language regarding the bond for the mail-in election on May 6. The next customer newsletter will contain detailed information about the Higby Road improvement project, and information is available on the district website, said McGrady. See https://triviewmetro.com and Monument Town Council article on page < 9 >.

Note: A brief community survey can be found at htpps://triviewmetrodistrict.com or https://www.research.net/r/TMD_WEB_DEC?ID=[ID_value]] The survey allows customers to provide feedback to the district, to help gauge the appetite for a bond question which, should it pass, will allow the district to issue about $12.6 million for the widening of Higby Road and other capital improvements. See https://wp.ocn.me/v24n11tmd/.

Financial update

The board accepted the December 2024 financial report as presented and approved 17 checks from December and seven for January over $5,000, totaling about $913,506. The payment to CSU for the conveyance, treatment and delivery of the district’s residential and commercial water for December was about $127,449, and of note in January was $312,978 to T-Bone Construction for water improvements to the district’s Arkansas Valley Irrigation Canal Company Augmentation Station.

The district received a total of about $2.4 million in sales tax revenue from the TOM for 2024. It was better than 2023, said McGrady.

Executive session

The board moved into an executive session at 8:15 p.m., pursuant to Colorado Revised Statutes (CRS) section 24-6-402(4)(a), to discuss the acquisition or sale of water/land, and CRS 24-6-402(4)(e), to determine positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to potential participation in the NMCI, development incentives, and intergovernmental agreements.

Sheffield confirmed to this reporter that after the meeting returned to the regular session at 9:16 p.m. no action was taken and the meeting promptly adjourned.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for Feb. 20

at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Triview Metropolitan District, Dec. 16 – Study reveals water and wastewater rate increase; administrative/utility offices pursued

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting, the board received a presentation from Raftelis Financial Consultants on a proposed financial plan to maintain a 10-year revenue stream, authorized the acquisition of property to build administration and utility department offices, and approved the terms and conditions of a lease/purchase loan to construct the district’s administration/utility operations building.

The board heard about costs increasing for the 1.5-million-gallon water tank installation project and awarded a bid from Kiewit Infrastructure for the site development portion of the project. The board discussed seeking voter approval to fund the Higby Road improvement project and heard about a second water main break under Forest Lakes Drive.

The board held an executive session pursuant to Colorado Revised Statutes 24-6-402(4)(a), for the purpose of determining positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to potential development incentives and intergovernmental agreements.

The district is still waiting to hear if Colorado Springs Utilities (CSU) will move ahead and build the Northern Monument Creek Interceptor pipeline. The project was a point of discussion during the executive session. See FLMD article on page < 7 >.

Raftelis water fund enterprise study

District Manager James McGrady introduced financial consultants Andrew Rheem and Theresa Jurotich of Raftelis and said the team had conducted another study to determine the district’s path to remain financially solvent over the next 10 years.

Rheem said the study findings presented are focused solely on the water enterprise fund, and next year the study will focus on wastewater. Raftelis conducted a study in 2021, and the 2024 study updates the previous findings. The proposed recommendations in January will be for implementation on Feb. 1, 2025. The district staff have also requested an alternative rate structure for the residential water tiers that will be designed to generate the same revenue.

The study suggested the rates increase by 10% in 2025, then by 6% every year from 2026 through 2030, and by 5% every year from 2031 through 2034. The projected revenues pay the debt service after operations and maintenance expenses have been paid. The legal requirement on the existing loans is 110% or 1.1 times the annual debt service, so for every dollar in debt service the district is legally required to have $1.10 in revenue after expenses, he said.

The study also accounts for a 12% price increase in 2025 from Colorado Springs Utilities (CSU) to convey, treat, and deliver the district’s water via the Northern Delivery System (NDS). The district will receive additional water via the NDS, and then a 6.5% increase has been identified per year over the next four years. The district anticipates other costs for ongoing repairs and replacement, change cases to obtain the district’s water, and other projects to increase in cost. The rate increases are small, frequent adjustments that will be level and not bounce around over the next 10 years, according to the study. For example, the typical residential customer with a three-fourths-inch meter using about 8,000 gallons per month in 2024 would be billed $117 per month for the water portion only; with the rate applied in 2025 it would be about $129, said Rheem.

McGrady said the district should also look at raising tap fees in 2025 to ensure new growth is paying for itself instead of putting that on the backs of current consumers. The district will meet demand with its own water rights accessed via the entire boxed-in system that includes CSU and the Southern Delivery System, he said.

Vice President Anthony Sexton said the district will not always be able to rely on tap fees to fund projects in the future, like it did with the NDS.

2025 water and wastewater rates/fees increase

McGrady said the board will hold a public hearing at the Jan. 23 meeting. RAFTELIS will present all of the proposed rate increases for 2025 before the board adopts the 2025 water and wastewater rates/fees increase for implementation on Feb. 1, said McGrady.

Survey seeks appetite for bond

Assistant Manager Steve Sheffield said the district worked with Magellan Strategies to create an electronic survey for customers to complete on the district’s website or via email. The brief community survey can be found at www.triviewmetro.com or https://www.research.net/r/TMD_WEB_DEC?ID=[ID_value]].

McGrady said the survey allows customers to provide feedback to the district to help gauge the appetite for a bond question, which if passed would allow the district to issue about $12.6 million for the widening of Higby Road and other capital improvements. See https://wp.ocn.me/v24n11tmd/.

Higby Road design revealed

McGrady presented a PowerPoint of the design for the Higby Road improvements that can be viewed by the public under Higby Road Expansion Project at www.triviewmetrodistrict.com before completing the survey. The proposed bond is not a tax increase but a re-allocation of some of the uses of that for debt service, for a project that will enhance road safety. The project was originally estimated to cost about $6 million, but costs increased and the district does not have the $12.6 million in cash to complete the project, said McGrady.

Director Jason Gross offered to present the design to the D38 Board of Education to let it know what the district is doing for it and explain the financials a little bit to the community. The public can see the value of the safety features and realize that although they are not saving money, approving the bond is not costing them more either. Getting the community on board and presenting to the Town of Monument (TOM) would also be a good idea, he said.

Vice Chair Anthony Sexton said, “It is fine to let the school board know, but I don’t really have an opinion about what the D38 board thinks unless they are ponying up for some of the cost. This is for them and the developers, and the district residents are paying for it, it is truly a great project for everyone attending the school, but only TMD residents are paying for the road. It is important to note this is a reallocation of revenue that costs the taxpayers money, and to say it does not raise taxes is incorrect when there is an opportunity to lower the mill levy without the bond. The district needs to be transparent, and the residents will hopefully see the value and approve the bond,” said Sexton.

McGrady said the residents north of Higby Road, the TOM, and D38 are not contributing to the cost of the road improvements, and the district agreed to complete the project. However, as the project grew, D38 and the town added bells and whistles, such as sidewalks, road widening, islands and additional gutters, adding to the cost. The district receives a portion of the sales tax collected from the TOM from businesses within the district, and as development grows, taps and tax revenue will increase and help bring down the debt service, he said.

The general consensus of the board was despite the safety features the road design will bring, the Higby Road improvements will help expedite development within the district. See MTC article on page < 1 >.

Property site lease purchase approved

The board approved Resolution 2024-15, authorizing the acquisition of a 2-arce property for about $1 million from Santa Fe Park JV LLC to build the district’s administration and utility department offices on a lot north of West Baptist Road. The district is paying cash that was included in the budget for the lot.

Lease/purchase loan proposed

The board approved Resolution 2024-16, establishing the terms and conditions for a 10-year lease/purchase loan from Vectra Bank for about $5.144 million (includes about $1.144 million with about a 4.79% fixed interest rate) to construct the district’s 8,000-square-foot administration/utility operations building.

Water tank project update

McGrady said the cost to install the 1.5-million-gallon water tank at B Plant, St. Lawrence Way, increased beyond the original estimated cost. He said:

  • The district received a $1 million matching grant from the American Rescue Plan Act.
  • The bids received are substantial and the district will need to reconsider its approach to installing the tank.
  • The grant stipulates the project must be awarded to a contractor before Dec. 31, 2024, and the grant must be spent on building the tank by June 30, 2026.

He requested the board award Kiewit Infrastructure for $27,960 to conduct the site development for the project. Site development will continue until the $1 million is spent, but the lowest initial bids to install a tank was about $7 million. Developing the site incrementally may mitigate some of the costs initially bid, and the hope is to pay cash as the project moves along. The project requires a screen wall, landscaping, the re-routing of storm drainage pipes, and a detention pond, and some work could be done in-house, but eventually the site will be ready for a tank, and it will likely cost about $3.3 million to install a tank on a foundation. The site has been cleared and Kiewit Infrastructure will begin site development in December.

Mario DiPasquale, vice president of RESPEC, said costs have increased and the site is challenging behind the existing tank, but the availability of construction companies and materials is limited nationwide. The C Plant tank built in 2016 cost the district just under $1 million with utilities included, on a simple site, and the same type of tank for another client built in 2024 on a similar site cost $3 million, he said.

The board unanimously approved awarding Phase 1 to Kiewit Infrastructure.

Financial update

The board accepted the November 2024 financial report as presented and approved 16 checks over $5,000 totaling about $668,544. The payment to CSU for the conveyance, treatment and delivery of the district’s residential and commercial water was $123,156. Of note was $196,840 to T-Bone Construction for water improvements to the district’s Arkansas Valley Irrigation Canal Company Augmentation Station.

Water utilities update

Water Utilities Superintendent Gary Potter said 96% of the water produced for November was from the NDS with 4% from the wells. The district produced about 15,824 million gallons (MG) of water in November 2024, with almost 13,652 MG billed to customers.

District pinning down water loss

Potter said that unbilled water represents a 10% loss for November 2024, and this was up from previous months. However, the percentage is misleading when compared to the amount of water produced, because the actual amount of water loss was down in November (about 1.6 million gallons) compared to September when about 2.9 million gallons was missing.

The loss is usually higher during irrigation months and can be a combination of leaks and/or some issues with billing and accounting issues, but meters are often a source of unaccounted water. The replacement of a leak gate valve on Talus Road could have been leaking for a while and likely attributed to a good portion of the unbilled water, said Potter.

Sheffield said the district staff are working toward a less-than-5% monthly water loss.

McGrady said he had never compared the gallon loss, only the percentage, and it could be metering that always runs slower than the flow, and it could also be the commercial meters.

Sheffield said it is important to keep pushing the commercial meter switch to the Badger meters; the goal of changing out five meters per week is being achieved.

Water main break

Potter said a second major water main break had occurred on Nov. 23 in a section of pipe on Forest Lakes Drive, the second within months and in close proximity to the first. The repair was made overnight with a contractor and the district crews, and he thanked the operational staff for restoring service to the residents in Forest Lakes Metropolitan District.

Executive session

The board moved into an executive session at 9:02 p.m., pursuant to Colorado Revised Statutes section 24-6-402(4)(a), to determine positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to potential development incentives and intergovernmental agreement.

Sheffield confirmed to this reporter that after the meeting returned to the regular session at 9:50 p.m., no action was taken and the meeting promptly adjourned.

**********

Meetings are usually held on the third Thursday of the month at the district office at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for Jan. 23 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Nov. 21 – 2025 annual budget approved; mill levies set

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Nov. 21, the board approved the 2025 annual budget and certified the district’s mill levy. The board approved the fourth amendment to the agreement for contract operations services between Forest Lakes Metropolitan District (FLMD) and TMD, an audit engagement letter for the district’s 2024 financial audit, the annual administrative resolution, the amended and restated public records request policy, and a resolution calling for a May 6, 2025, election of the Board of Directors.

The board discussed the lack of response from the Town of Monument (TOM) relating to the Highway Users Tax Fund (HUTF) request. The board held an executive session pursuant to Colorado Revised Statutes 24-6-402(4)(a), for the purpose of acquisition or sale of water/land, and 24-6-402(4)(e), to determine positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to potential development incentives and intergovernmental agreement.

Vice President Anthony Sexton was excused.

2025 budget

President Mark Melville opened the public hearing on the 2025 budget and, with no comments from the public, the hearing was closed.

District Manager James McGrady proposed the board approve 14.000 mills upon each dollar of the total valuation of assessment of all taxable property within the district for the year 2024 to balance the General Fund budget and meet the general obligation debt retirement expense of about $2.528 million. In the past, the debt service mill levy was 35 mills.

He also proposed the board approve 6.500 mills upon each dollar of the total valuation of assessment of all taxable property to meet the General Operations expense of about $1.174 million. The final assessed valuation of property levy will total 20.5 mills, with no change from 2024. The total assessed value for the district is about $180.591 million. The district anticipates receiving about $2.7 million in sales tax revenue from the TOM, and a total of about $8.9 million in combined revenue from Special Ownership Taxes (vehicle sales) for 2025, property tax from the TOM (about $450,000), Road and Bridge Impact Fees, and the revenue from providing services to FLMD ($150,000), said McGrady

Melville said it is the first time in five years the board has not approved an increase in mills for the general obligation debt.

McGrady said the district has some extraordinary expenses on the horizon, and the increase to 6.5 mills will be needed for the general operation of the district.

The board adopted the 2025 budget with minor adjustments and certified the mill levies in a 4-0 vote.

FLMD contract increase

The board also approved a 3% increase to the FLMD contract for operations and services to increase the hourly rates of service to coincide with the district employee benefits and salary cost-of-living allowance. The TMD Public Works and Open Spaces Department maintains the landscaping and public areas and provides snow removal in FLMD.

McGrady said the FLMD board will be requested to approve the increase at the annual public hearing on Dec. 2.

Other approved items

The board also approved the following:

  • An audit engagement letter for Haynie and Co. to complete the TMD 2024 financial audit for a fee not to exceed $29,000.
  • The 2025 annual administrative Resolution 2024-13, setting forth the board obligations.
  • The policy for responding to CORA requests with a maximum statuary charge increase to $41.37 per hour. The periodical increase is set by statute and had previously been set at $30.
  • A May 6, 2025, director election.

Election considerations

McGrady said the board will also need to consider ballot language in January 2025 to request removal of a revenue cap for the TABOR and a bond question to pay about $12 million for the widening of Higby Road and capital improvements. See https://wp.ocn.me/v24n11tmd/. The 2025 election may also include a question to remove term limits for board directors. Three incumbent directors are term limited, he said.

Highway Users Tax Fund dispute

McGrady said if the TOM were collecting Highway Users Tax Fund (HUTF) revenue correctly, the district should be receiving about $70,000 to $80,000 per month. The district paid a contractor to measure the roads and notified interim Town Manager Madeleine VanDenHoek via letter, requesting an agreement several months ago, he said.

Director Jason Gross said for every month the district does not receive a response from the TOM, the district is losing about $70,000 to $80,000 per month for road repairs.

McGrady said the town is claiming a third of the total roads and some of the TMD roads without reimbursing the district, and that is incorrect. TMD repairs the roads within the district at a cost to its residents. The HUTF is gas tax revenue collected statewide, and the town should be collecting the correct amount of revenue for all town roads (including TMD roads) and distributing the district’s HUTF portion to the district, McGrady said. Monument will need to continue collecting HUTF, and the district’s proposed cost-sharing agreement needs to be signed to allow the district to recover road repair costs in perpetuity, he said.

Note: TMD falls within the TOM municipality, and the Colorado HUTF has been available to municipalities since 2009. The district is responsible for repairs in the residential areas east of I-25, north of Baptist Road to encompass Sanctuary Pointe, Leather Chaps Drive, Jackson Creek Parkway, and up to and including the south portion of Higby Road.

The board discussed further action regarding the HUTF agreement in executive session.

Financial update

The board accepted the October 2024 financial report as presented and approved 17 checks over $5,000 totaling almost $1.389 million. The payment to Colorado Springs Utilities for the conveyance, treatment, and delivery of the district’s residential and commercial water was $261,053.

Water utilities update

Water Utilities Superintendent Gary Potter said the district produced about 32.206 million gallons (MG) of water in October 2024, with 29.942 MG billed to customers. Unbilled water represents a 5.05% loss for October, slightly lower than 5.60% in October 2023, but the district is still working on lowering the loss with the help of the District Administrator Sara Lamb. The loss is low at 5% compared to many districts and the district may never achieve 0%, said Potter.

Wells recharging

Potter presented the board with a graph showing well level trends from the start of the Northern Delivery System (NDS) operations and said the chart demonstrates a steady recharge of all static well levels since the NDS became the primary water source for the district from September through November. The dips show the 1% of water pumped to maintain well operation, but the recovery of the wells is a slow and steady recharge, and he anticipates a full recharge before irrigation season begins in 2025. The wells can drop hundreds of feet during high usage before recovery. The district is receiving 99% of its water via the NDS, said Potter.

Executive session

The board moved into an executive session at 8:13 p.m., pursuant to Colorado Revised Statutes section 24-6-402(4)(a), for the purpose of acquisition or sale of water/land, and 24-6-402(4)(e), to determine positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to potential development incentives and intergovernmental agreement.

Sheffield confirmed to this reporter that after the meeting returned to the regular session at 9:40 p.m., no action was taken and the meeting adjourned at 9:48 p.m.

**********

Meetings are usually held on the third Thursday of the month at the district office at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for Dec. 16 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Oct. 24 – Bond pursued for road widening project

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Oct. 23, the board approved an engagement letter for the issuance of a General Obligation Bond Series for 2025 and a resolution to implement inclusion policies and fees. The board heard about operations staff responding to repair a water main break in Forest Lakes Metropolitan District (FLMD), tracking of the district’s well levels, and the steps taken to reach full automation of the Northern Delivery System (NDS) pump station.

The board held an executive session pursuant to Colorado Revised Statutes 24-6-402(4)(a), for the purpose of acquisition of water/land, and 24-6-402(4)(e), to determine positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to claims and possible legal settlements.

Director Jason Gross attended the regular meeting until 6:10 p.m. and returned during the executive session at 7:55 p.m.

District pursues bond for road widening project

District Manager James McGrady said the district has been discussing the need for widening Higby Road for some time, spending time designing the project, and sought an original bid two or three years ago for $6 million. About three weeks ago, the bid was $12.6 million, and McGrady said:

  • The cost has been growing exponentially, and the district has had various agreements with the developer to fund the road, with the district planning to use road and bridge fees for the district’s portion of the project.
  • The problem is obtaining enough revenue from building permits and growth to fund the road.
  • The area is a “tricky spot” on the corner of Higby Road and Jackson Creek Parkway, with a lot of commercial to the south, and existing development to the north. The residential growth in Jackson Creek North (JCN) is typically only about 50-75 homes per year.
  • The district needs to pay for the road widening project, and eventually JCN will generate enough growth to pay back the cost to the district.
  • Issuing a bond will “jump start” the project instead of waiting for enough development to occur, avoiding a possible $15 million to $16 million project in the future, in an area that is an increasing safety issue.

McGrady recommended the board consider an engagement letter for General Fund Bonds to be issued with a low interest rate. The district has a 7 mills Operations & Management mill levy and the debt service fits well within the 7 mills. The project would be financed with about 4.5 mills out of the 7 mills. The district will be required to seek a vote from the residents in May 2025, asking to redirect the revenue without raising taxes, he said.

Nate Eckloff, managing director of Piper Sandler & Co., said a bond question would be structured for the May 2025 ballot for the primary purpose of widening Higby Road.

The board approved the engagement letter for the General Obligation Bond, Series 2025 for about $12 million, between Piper Sandler and TMD. Gross was absent for the vote.

Inclusion policies and fees adopted

Water attorney Chris Cummins said in the past the Family of Christ Church, Baptist Road had petitioned to be included into the district, but other residential and commercial property owners could petition to be included. The addition was ad hoc due to the lack of a resolution. He requested the board consider and approve Resolution 2024-11 to establish inclusion policies and fees.

The petitioner would be responsible for all of the district’s attorney fees, engineering costs, and staff time associated with the consideration and inclusion of the property. Each petition for inclusion of property must be accompanied by a non-refundable payment of $5,000 to defray the costs. If the Board of Directors or the district manager determines the amount is insufficient to cover the district’s anticipated fees and costs, the petitioner would be required to pay additional inclusion fees before any further consideration of the petition could take place.

The board approved the resolution, 4-0. Gross was absent for the vote.

NDS running effectively

McGrady said the district has operated the NDS pump station at 100% since Sept. 11, pumping district water via Colorado Springs Utilities (CSU) about once a week, and the process is working well. The 19th payment of $55,506 to Kiewit was made, and the final payment will be some retainage for the pump station, said McGrady.

Assistant Manager Steve Sheffield said work continued on completing the NDS pump station to include the instrumentation, controls, and operational optimization, and that should make the operation of the pump station fully automated.

Water Utilities Superintendent Gary Potter said the NDS provided about 79% of the water produced in September, with only 21% from the wells. The groundwater wells and treatment filters will be run minimally on a rotating basis to ensure the district can utilize the wells when needed, said Potter.

Water rights decreed

McGrady said the Bale Ditch change case was decreed on Oct. 8, and all of the district’s water rights are decreed with the exception of the Excelsior Ditch water rights. A meeting with the experts indicates a clear path forward to decree the last of the water rights, he said.

Note: The district purchased water rights with multiple entities over a period of time for the purpose of delivering water to the district via the NDS. A decreed water right is the legal claim to the water that is secured by a water court decree. Legal documents define the amount, priority, location, and use of the water rights.

Recharge ponds under construction

McGrady said the construction of the recharge ponds on the Chicago Springs Ranch property in Buena Vista for the Arkansas Valley Irrigation Canal began on Oct. 23. The ponds allow water to be returned back to the system for the Historic Consumptive Use (HCU) and the Historic Return Flows (HRF), he said.

Note: The HCU is a measure of the actual beneficial use of a water right over a period of time. The HRF is the portion of unused water, captured to be returned downstream for other users.

District tracks well levels

Potter provided the board with historical well level data for the district’s Arapahoe Aquifer wells 7 and 8, and said:

  • The groundwater wells show a decrease in dynamic or pumping level over the past decade.
  • Most of the wells show a decrease in static or recharge level over the past decade.
  • The recharge rate of the wells will be closely tracked now that the district is minimally operating the wells.

It is hard to determine what the long-term static levels will be, but it is timely that the NDS is delivering the district’s water, said Potter.

Treasurer/Secretary James Barnhart said he was curious to see if the wells recover with less usage.

Potter said a graph shows a 10-year cycle using some historical handwritten records with limited data. The records are a good depiction, but they do not say how long the wells were run and how much water was pumped. The district has been monitoring for two months, but eventually monitoring might reveal if the wells can recover, he said.

Water utilities update

Potter said the district produced about 47.593 million gallons (MG) of water in Sept. 2024, with 43.864 MG billed to customers. Unbilled water represents a 6.25% loss for September 2024; it was 9.7% in September 2023. The district is still working on lowering the loss, said Potter.

McGrady said the district has about 20 Badger meters to install in residential homes, and next year the district will make a concerted effort to install new meters in the commercial properties and the inground irrigation meters. The new meters will help the district pin down the water loss to a minimum, a task that is critical now that CSU conveys, treats, and delivers the district’s water via the NDS, he said.

Financial update

The board unanimously approved the September 2024 financial report and 30 checks over $5,000 totaling about $1.713 million. Of note was the payment of $314,234 to CSU for the district’s residential and commercial water for the first month (includes additional startup costs).

The board accepted the financial report, 4-0.

District responds to water main break

Potter said the operations staff responded to a large water main break on Forest Lakes Drive on Oct. 2. Staff managed the emergency with an outstanding team effort, got the break under control and kept the plant running in a limp mode to provide everyone with water except for three Forest Lakes Metropolitan District customers he said. The contractor was able to get the plant up and running quickly, he said.

Higby Road repaired

McGrady said the district repaired the wavy patch on Higby Road that occurred after the installation of the 12-inch pipeline. It drives smoothly now, he said.

Executive session

The board moved into an executive session at 7:28 p.m., pursuant to Colorado Revised Statutes section 24-6-402(4)(a), for the purpose of acquisition of water/land, and 24-6-402(4)(e), for the purpose of determining the positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to claims and possible legal settlements.

Sheffield confirmed to this reporter that after the meeting returned to the regular session at 9:06 p.m., no action was taken.

**********

Meetings are usually held on the third Thursday of the month at the district office at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for Nov. 21 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metro District articles

Triview Metropolitan District, Sept. 19 – Northern Delivery System fully operational; resident raises traffic concerns

By Natalie Barszcz

Post-publication Update

The next regular meeting of the Triview Metropolitan District board of directors has been changed from October 17 to October 24.

At the Triview Metropolitan District (TMD) meeting on Sept. 19, the board heard about the Northern Delivery System (NDS) delivering district water via Colorado Springs Utilities (CSU) and the pumping capabilities of the NDS pump station, dangerous traffic concerns for students within the district, and approved an intergovernmental agreement (IGA) between Chaffee County and the district. The board held an executive session to discuss water and land acquisitions, and potential development incentives and IGAs.

Director Amanda Carlton attended via Zoom.

Northern Delivery System running effectively

District Manager James McGrady said the NDS pump station began running on Aug. 29, and since Sept. 11 the district has reduced the outflow from the wells dramatically. Its customers are receiving district water conveyed, treated and delivered via CSU. A tiny bit of usage occurred on Sept. 18 to keep up the chlorine levels in the filters and to exercise the wells by pumping about 96,000 gallons. The rest of the district’s water, 92 acre-feet, was pumped through the NDS pump station. The district will use the 490-acre-feet lease-purchased water from Pueblo through March, and then the district will use its stored water in Pueblo Reservoir. Then run-off season begins and the district will add water back to its portfolio. It is working as expected, said McGrady.

Water Utilities Superintendent Gary Potter said the wells will be run once a week, just enough to turn over the clear well in the plant, or about 90,000 gallons, to keep chlorine residual in the clear well and keep some of the filters available if needed, rotating through at a minimum pace before putting it into the tank and then the distribution system.

McGrady said the pump station was tested with two pumps running (it was installed with three) designed to run with two at 1,500 pounds each, pumping 3,000 gallons a minute, running for six hours. It was proof that the pump station can maintain what it was designed to do, he said. The district has pumped 290-acre-feet so far, and the tank filled up quickly, said McGrady.

Potter said the NDS has delivered over 16 million gallons to the district, and the highest daily production was 2.7 million gallons. Start up and training on the NDS has been the primary focus of the TMD Water Department over the past month, said Potter.

Speeding concerns on Gleneagle Drive

Promontory Pointe Resident Anissa Prickett said motorists are traveling from Sanctuary Pointe down Gleneagle Drive through Promontory Pointe to Baptist Road exceeding the posted speed signs of 25 and 30 miles per hour, but many motorists are speeding at 50-60 miles per hour. She said her son was hit once while riding his bike to school and crossing Leather Chaps Drive. He has almost been hit twice crossing the road from the bus, she said. She was almost hit for a fourth time dropping her daughter at the bus stop, having to pick up her daughter and run the crosswalk several times. Prickett said the D38 bus driver is beside himself because motorists ignore the stationary bus with the stop signs out and travel around the bus as the driver honks his horn.

President Mark Melville said the district does not provide law enforcement and it installed the speed signs. Speeding has been an issue since buildout on Gleneagle Drive, he said.

Treasurer/Secretary James Barnhart said he has seen the same problems with speeding motorists ignoring school bus stop signs on Sanctuary Rim Drive.

Prickett said she recorded some license plates, called and left messages with Monument Police Department (MPD), but the recorded message states they may or may not return calls in 24 hours, and calls were not returned.

Carlton said the bus stops should not be on Gleneagle Drive for safety reasons, and rather be located on the side streets.

McGrady said he would reach out to MPD to request increased monitoring.

Melville said he would reach out to the D38 superintendent regarding the location of the pickup stops and suggest a camera for the school bus.

Chaffee County intergovernmental agreement

McGrady said the IGA was approved by the Chaffee County Commissioners, avoiding a lengthy, expensive process to obtain a 1041 permit. The IGA will allow the district to begin construction projects such as the ponds and diversion stations. He requested the board review and consider approving the IGA between Chaffee County and TMD regarding ditch changes and construction projects associated with the Arkansas Valley Irrigation Canal Co.’s Ditch and Bale Ditch 1 and 2.

The board unanimously approved the IGA, with authorization for McGrady to sign the IGA on behalf of the district.

Water utilities update

Potter said the district produced about 45.374 million gallons (MG) of water in August 2024, with 42.291 MG billed to customers (water pumped in August 2023 was 45.900 MG with 38.908 MG billed). Unbilled water represents a 7% loss for August 2024; it was 15% in Aug. 2023, but the district’s water loss is a low number compared with the 40% monthly loss at the district where he was previously employed, said Potter.

District Administrator Sara Lamb said some of the water loss was generated by Monument Fire Department conducting two-day hose drills in Monument Marketplace.

McGrady said it was an obscene amount shooting into the air, but now that the district is being billed by CSU for water conveyance, treatment, and delivery, the water for fire department drills will not be free in the future, he said.

Financial update

The board unanimously approved the August financial report as presented and 21 checks over $5,000 totaling about $1.764 million. Of note was the 5% retainage payment of almost $1.3 million to Kiewit Infrastructure Co. for the construction of the NDS pipeline.

Mountain View Electric Association rebates

McGrady said he attended the Mountain View Electric Association (MVEA) key customer gathering on Sept. 18. The executive director, engineering staff, and account managers were available to receive input from the key customers and major users, such as the area water and wastewater districts. Attendees were informed of the substantial rebates available for each installed Variable Frequency Drive (VFD). The district installed VFDs on every pump at each plant, including the NDS pump station. The VFDs pump up and ramp down to run different speeds and avoid high use charges. MVEA is also considering “time of day” use rates for commercial users. The district can afford to be off-line during peak times with the pumping capability of the NDS, allowing the district to catch up off-peak to save money on power usage, said McGrady.

Executive session

The board moved into an executive session at 7:29 p.m., pursuant to Colorado Revised Statutes section 24-6-402(4)(a) for the purpose of acquisition of water/land, and 24-6-402(4)(b) for the purpose of determining the positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to potential development incentives and intergovernmental agreements.

Assistant Manager Steve Sheffield confirmed that after the meeting returned to the regular session at 8:50 p.m., no action was taken. A brief discussion resumed about the traffic issues on Gleneagle Drive.

The meeting adjourned at 9:02 p.m.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for Oct. 17 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

NDS ribbon cutting, Aug. 14

By Natalie Barszcz

Triview Metropolitan District (TMD) Manager James McGrady welcomed about 40 invitees and said the Northern Delivery System (NDS) will forever change how TMD and Forest Lake Metropolitan District (FLMD) provide water to almost 3,000 single-family homes along with multifamily and commercial customers. TMD will no longer be dependent on nonrenewable ground water to supply the demands of its customers. The districts’ Denver Basin wells will be used as a supplemental supply on max use days and during periods of drought in the future.

About nine years ago, TMD set about acquiring and decreeing 1,950 acre-feet of renewable water rights for municipal use, and since then the district has constructed 1,630 acre-feet of storage in the South Reservoir, a part of the Stonewall Springs Facility. The district also has access to over 1,000 acre-feet of storage in Big Johnson Reservoir as a result of its majority ownership in the Fountain Mutual Irrigation Co., and leases 999 acre-feet of water storage from the Bureau of Reclamation. The NDS pump station is capable of delivering up to 4.0 million gallons per day of renewable water to Northern El Paso County, imparting about 550 feet of head and lifting the water to the districts “C Plant” tank located in the Sanctuary Pointe subdivision. The district’s water rights will be delivered to the Highway 83 Tank using Colorado Springs Utilities (CSU) extensive conveyance, treatment, and distribution system.

The majority of the $24 million delivery system design and infrastructure project was funded with cash acquired from the sale of tap fees from development within the district. While the construction of the pipeline was completed in less than 16 months, it took the last seven years to build and permit the project. The NDS pipeline will deliver the district’s collection of water rights obtained for about $40 million and made possible by a $10 million 25-year agreement with CSU, for a total project cost of about $75 million, McGrady said.

McGrady thanked President of T-Bone Construction Mike Thibault, Kiewit Project Manager Max McClean, Operations Manager Kiewit Infrastructure Mike McDonald, RESPEC Engineering staff John McGinn, Gwen Dahl, and Mario Dipasquale, TMD staff Rob Lewis, Kevin Fackerell, Steve Sheffield, and Matt Rayno, and the many sub-contractors involved in the project and the TMD Board of Directors’ past and present for their leadership.

Above: The NDS pump station built by T-Bone Construction is pictured on Aug. 14. Photo by Natalie Barszcz.
Above: Ribbon cutting Aug. 14 at the NDS pump station built by T-Bone Construction. From left, Tri-Lakes Chamber of Commerce Ambassador Sandy Shook, President of T- Bone Construction Mike Thibault, Treasurer/Secretary James Barnhart, Triview Metropolitan District (TMD) Manager James McGrady and District Manager Forest Lakes Metropolitan District (FLMD) Ann Nichols cutting the ribbon, Vice Chair Anthony Sexton, Director Jason Gross, Monument Town Council member Marco Fiorito, Kiewit Project Manager Max McClean, Operations Manager Kiewit Infrastructure Mike McDonald, and President Mark Melville in front of the TMD Northern Delivery System (NDS) pump station at the ribbon cutting event on Aug 14. Director Amanda Carlton was unable to attend. Photo by Natalie Barszcz.

Natalie Barszcz can be contacted at nataliebarszcz@ocn.me.

Other Water-related articles

Triview Metropolitan District, Aug. 22 – 2023 budget amended; 2023 audit presented; district opposes initiatives 50 and 108

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Aug. 22, the board held public hearings to amend the 2023 budget and accepted the 2023 audit draft presented by Haynie and Co. for the district’s audited financial statements. The board approved multiple resolutions relating to the 2023 budget amendment and the audit, and the 2024 employee handbook.

The board adopted a resolution in opposition to statewide proposals for initiatives 50 and 108 and approved an agreement between the district and the Town of Monument (TOM) to receive Highway User Tax Funds (HUTF). The board held an executive session to discuss water and land acquisitions, and potential development incentives and intergovernmental agreements.

Treasurer/Secretary James Barnhart was excused.

2023 budget amendment

District Manager James McGrady said the 2023 budget requires amendments because projections of how much money will be spent is a bit of a guess, and various things can happen. The 2023 budget projected in October 2022 allocated about $7.999 million for the General Fund/Capital Projects Fund, but in reality, it needed to be about $8.1 million to cover expenditures, so about a $100,000 difference.

About $25.254 million was allocated for the Water and Wastewater Enterprise Fund/Capital Projects Fund but the district actually spent about $29.146 million, with most of the additional funds used to purchase materials in advance for the Northern Delivery System. He requested the board approve the 2023 budget amendment for the General Fund/Capital Projects Fund and for the Water and Wastewater Enterprise Fund/Capital Projects Fund to balance the books before the 2023 audit is presented for approval.

The board approved Resolution 2024-08, amending the 2023 budget.

2023 audit presentation

Audit Manager Greg Ingalls of Haynie and Co. presented the 2023 audit and said his audit partner Christine McLeod had some small items to complete before the audit can be finalized. The opinion will be unmodified based upon the testing procedures and would be issued upon acceptance of the draft audit.

District Accountant Kathy Fromm, of Fromm and Co., said the audit is subject to final review for some open items.

The board accepted the draft audit subject to final audit review with direction to staff to file the audit with the state.

District opposes statewide ballot initiatives

District counsel George Rowley of White Bear Ankele Tanaka and Waldron law firm said two statewide proposed initiatives 50 and 108 have been approved by Secretary of State Jena Griswold and will likely be on the ballot in November. A special legislative session has been called to try to appease the people who have sponsored the initiatives and get the sponsors to remove the initiatives. Rowley said:

  • Initiative 50 would amend the Colorado Constitution to limit property tax growth to 4% per year and would require a statewide vote for any increase above that percentage, but in many years natural inflation has been more than 4%.
  • Both initiatives turn local government budgeting decisions for “special districts” such as water/wastewater and fire districts, over to a statewide voter decision.
  • It is unknown how Initiative 50 will be applied and although Initiative 108 is a little less scary, the cuts would be significant and require the district to cut back.
  • Initiative 108 reduces the residential property tax rate from 6.7% to 5.7% and the commercial property tax rate from 27% to 24%.

The district is opposed to these proposals and the statewide solution that would be devasting to most districts, Rowley said. If Initiative 50 passes, reducing tax growth to no more than 4% per year, it would halt government financing from general obligation bonds, and districts would not be able to predict budgets and pledge revenues. It would paralyze a lot of municipal financing within the state, because the 4% cap on tax growth applies to both residential and commercial, and it does not differentiate between new growth increasing the tax base or inflation, said Rowley.

President Mark Melville said with all the commercial growth coming into the district, the tax cap would cripple the district, and TMD would not see the revenue for years. If this initiative passes, anyone needing to build a pipeline will be doomed to begin a project without bonds. The district has roads to maintain and the expense of snow removal, but luckily TMD is trailing off on capital improvements, he said.

Vice President Anthony Sexton said the initiatives have been developed for old neighborhoods in Denver that have no new growth.

McGrady said that for example, the addition of a $50 million warehouse in the district would leave the district with no choice but to roll back the mill levy on the whole district to remain within the 4% cap. The measures will cripple special district fire departments that typically have a lot of debt, he said.

Water Attorney Chris Cummins said the initiatives are not written for local governments but as a populist measure to reduce taxes. If these measures had already been in place, the district would not have been able to build the NDS. However, the district had good financial planning, with its revenue bonds, and built in the greatest cycle of growth, particularly in the housing market. The property tax revenues went up and up with growth, and the board responded by lowering the mills back down for the residents, avoiding collecting all of the property tax revenue available. The district was able to build new infrastructure and purchase water rights with the addition of 150-200 homes per year. A 4% cap on tax revenue would restrict growth and services in the future, he said.

The board approved Resolution 2024-10, opposing the ballot initiatives.

2024 employee handbook

Michelle Fergusson of Ireland Stapleton Pryor Pascoe PC law firm said the key goal was to update the 2024 Policy and Procedures Employee handbook with the prolific number of changes made by federal and state employment laws over the past few years. The handbook has significant updates regarding the drug and alcohol policy, specifically for licenses and marijuana, vehicle requirements for personal and district-owned vehicles, discipline steps and termination, updated language for the FAMLI, a state benefit offering Colorado workers access to paid sick leave, with some incentive changes to the district’s own sick leave and vacation policies, said Fergusson.

McGrady said the old policy manual seemed geared around employees remaining with the district for only five years, but most employees have remained far beyond that tenure.

The board approved resolution 2024-09 adopting the handbook effective Sept. 1.

Highway Users Tax Fund agreement

McGrady said the Highway Users Tax Fund (HUTF) is a gasoline tax (.43 cents per gallon) collected for the entire state into a kitty, then held and distributed to entities responsible for the maintenance of public roads, in most cases for the state, counties, and municipalities. The cut is dependent on how many lane miles each entity maintains, but as more electric vehicles are purchased, less tax would be collected in the future, but Colorado is growing and the HUTF is growing. The district currently has about 135 lane miles to maintain, and the TOM has about 50 miles to maintain, for a total of about 185 miles of lane roads. The TOM is collecting only about 60 miles of revenue per year, and some of those roads are within TMD. The TOM is receiving about $300,000 annually for 60 miles but should be receiving about $900,000 annually from the HUTF if the TMD roads were included.

Rowley found a similar intergovernmental agreement (IGA) between a county in southwest Colorado and a metro district that had to maintain a lot of lane miles. A proposed IGA between TMD and TOM to allow a share back to the district for future road maintenance would be “free money” to really help the district without hurting the TOM. The district will calculate the total lane miles for both entities and include an additional 5% reimbursement to the town. The district maintains its own roads, represents about 60% of the Monument population, and has not previously been included in the town’s calculations for the HUTF, said McGrady.

The board approved McGrady and Rowley presenting the HUTF IGA agreement to the TOM for review and consideration, with a correction to the calculating line mile formula.

Higby Road update

McGrady said the 12-inch main pipeline under Higby Road had been completed. Due to an application error during the curing process, the asphalt overlay patch cured with a wavy appearance. The patch will be re-milled and sealed by the contractor at no additional cost to the district.

Sheffield said the design plans for the Higby Road improvements are complete and ready to be submitted to the TOM.

Director Jason Gross said he thought the final design for the Higby Road project had already been approved by the TOM.

McGrady said the district submitted the design to the TOM, the TOM made comments on it, then the district addressed the comments and re-submitted the design. The TOM approved the plat for the Zeal for Living apartments access road for the right-of-way and the Town Council were only concerned about the width of the right-of-way, but not the width of Higby Road design. The design is being submitted to the TOM staff, but the Town Council will not vote again during the process, he said.

Buena Vista land annexation update

McGrady said the annexation agreement for the Chicago Ranch (293.96 acres located in Chaffee County, across the road from the Buena Vista Rodeo Grounds) was approved for annexation into the town of Buena Vista and recorded on Aug. 22, and everything will be finalized by mid-September. The annexation was necessary for constructing recharge ponds for the district to control water rights associated with the Arkansas Valley Irrigation Canal Co.’s Ditch and change the water rights to municipal uses for the district’s purposes. The district hopes to construct the ponds as soon as possible, he said. See https://wp.ocn.me/v24n8tmd.

Northern Delivery System update

McGrady said the NDS ribbon-cutting ceremony was a success. See article on page < 14 >.

Assistant Manager Steve Sheffield introduced Gary Potter, the new Water Utilities superintendent, and said he had attended multiple NDS start-up coordination meetings with Kiewit staff, Colorado Springs Utilities staff, Timberline staff, electricians, and other stakeholders. The start-up date on Aug. 20 was a success, and the district pushed water from Colorado Springs Utilities through the district’s system, but the system was shut down until Aug. 28 due to some issues with the chlorine pressure reducing valve, some programming, and power issues. The district is making progress testing the system and the team did not expect to “flip the switch and walk away from it, it’s a process,” said Sheffield.

Water utilities update

Sheffield said the district had the highest record of well water pumped in July, producing about 54.679 million gallons (MG) (the district water pumped in July 2023 was 28.926 MG). The district billed 52.241 MG to customers in July. The percent loss for July 2024 would have been 4.45%, but the additional water was used for backwashing and to flush five miles of the NDS line in preparation for the NDS pump station start up. The actual billable water was 51.3 MG, and about a 1.8% water loss, said Sheffield.

Sexton asked if the district would have less water loss in the future when the district receives its water via the NDS that feeds directly into the tanks versus moving water from wells to the tanks.

McGrady said there should be less water loss in the system as the district will not backwash nearly as much as it did when reliant on its wells. The district’s water will enter the NDS pre-treated via Colorado Springs Utilities and 40 new meters throughout the district are bound to be more accurate. “Everything is as tight as possible,” he said.

Assistant manager’s report

Sheffield said the following:

  • The district staff is working toward the final design for a new administrative office space/shop to be built on a site west of I-25 and northwest of Baptist Road. Several significant changes to the building layout have been incorporated into the design since the July meeting. The site purchase has yet to be finalized and approved by the board.
  • Repairs were conducted on the Earth Cam camera at the South Reservoir. The camera had “seized” due to a communication wire that was cut due to rubbing on a sharp metal edge.
  • Work continues with NES and RESPEC teams to develop plans for a new 1.5-million-gallon water storage tank to be located adjacent to the existing storage tank in “B Plant” in Promontory Pointe. Plans will be submitted to the TOM soon.
  • The sporting field booking schedule for the Sanctuary Pointe Park is up and running on the district website. The interface between the website and the payment and scheduling aspect was more complicated than anticipated, but demand for field time is strong and launching the platform was a high priority.

Snow truck requested

Superintendent Matt Rayno requested the board consider approving the build of a new plow truck for the district snow removal services. The dump truck outfitted with a plow and a stainless-steel bed to prevent salt erosion could be built and delivered in early 2025 for $257,000 (the new truck is a 2022 model). The truck would be used for snow removal 90% of the time but would also be utilized for landscaping. The district has three trucks that are about 22-25 years old, and one truck would be sold upon delivery of the new truck. The existing trucks were all purchased used, including the truck purchased in 2023.

McGrady said the district will need to be careful with the 2025 budget, and the truck purchase might be the vast majority of the Parks and Open Space capital expenditures next year. The district roadways are in good condition, and the district could back down on an overlay project next year, and/or delay playground equipment for a year. The district is building its own office/shop space and will need to vacate the leased office space at the end of 2025, and has minimal road infrastructure to complete, but “we will need to watch the pennies,” he said.

The board instructed Rayno to proceed with the build-out of a new truck for inclusion in the 2025 budget.

Executive session

The board moved into an executive session at 8:20 p.m., pursuant to Colorado Revised Statutes section 24-6-402(4)(a), for the purpose of acquisition of water/land, and 24-6-402(4)(b), for the purpose of determining the positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to potential development incentives and intergovernmental agreements.

Sheffield confirmed that after the meeting returned to the regular session, no action was taken and the meeting adjourned at 9:40 p.m.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for Sept. 19 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, July 18 – Northern Delivery System complete; land annexation approved

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on July 18, the board heard about the Northern Delivery System (NDS) pipeline project completion and the anticipated delivery date of water to the residents, approved a land annexation to the Town of Buena Vista, received an update on the Higby Road pipeline installation, and heard the district had hired a replacement for the retired water utilities superintendent. The board held an executive session to discuss water and land acquisitions, and potential development incentives and intergovernmental agreements.

Directors Amanda Carlton and Jason Gross attended via Zoom.

Treasurer/Secretary James Barnhart was excused.

Northern Delivery System update

Background: The NDS is a six-mile pipeline that will bring the district’s renewable water to Triview and Forest Lakes customers. The district will transition from dependence on nonrenewable Denver Basin groundwater to the district’s acquired water rights. Colorado Springs Utilities (CSU) will convey, treat, and deliver the district’s water via the CSU water tank off Highway 83 (opposite Old Northgate Road). The district constructed a booster pump house containing three pumps near the tank, with the combined capability of moving 4,500 gallons per minute of treated water to the district’s C plant in Sanctuary Pointe. The district’s Denver Basin wells will remain available to provide water on high-demand days and during periods of extreme drought.

District Manager James McGrady said the NDS is about 98% complete and the district is expected to begin pumping water to its customers on July 30. The district has about $536,000 left to pay on the NDS and has paid about $21.744 million so far. Some small items popped up during the construction and design phase that totaled about $400,000, and the district added segment D, an additional 1,000-foot waterline on the west side of I-25, and the overlay of the access road off Highway 83 to the pump station, pushing the project about $1 million over the original budget, but it was not unusual due to the size of the project. The final cost will be about $22.274 million, he said.

Assistant Manager Steve Sheffield said the NDS pump station filled the lines with water, then staff “let it cook” with chlorine overnight and conducted a flush then a bacteriological (Bacti) test and pressure tested the system. The results “came back good and it is all good news.” The utility crews also completed a chlorine injection pump skid at C plant in anticipation of the NDS pump station startup. The potential for additional dosing of chlorine at C plant will be available if necessary. The water quality from Colorado Springs Utilities will need to be determined, he said.

Buena Vista land annexation

McGrady said the district purchased the 293.96-acre Chicago Ranch in Chaffee County and across the road from the Buena Vista rodeo grounds in late 2020 to construct recharge ponds for the district to control water rights associated with the Arkansas Valley Irrigation Canal Co.’s Ditch and change the water rights to municipal uses for the district’s purposes. The annexation process that includes a land annexation plan, plat, and request for a zone change has been submitted to the town of Buena Vista. The masterplan for the project has been approved by the Buena Vista Town Council, and the annexation public hearing meeting is scheduled for Aug. 13. The process has taken three years, and after the public hearing the district anticipates building the recharge ponds next spring. The district will begin diverting water from Cottonwood Creek in Chaffee County, he said.

Land Use Attorney Caitlin Quander of Brownstein Hyatt Farber Schreck LLP said the July 9 meeting application was substantially complete, and the property also requires zoning into the town and annexing. The annexation allows for the creation of public recreation trails and the district’s use of water rights on the property. It is a two-stage process and a “win-win” for the Buena Vista community, said Quander.

Gross asked if any risks to the district could occur with the annexation.

Vice President Anthony Sexton said the district will not receive any compensation for giving Buena Vista the land.

McGrady said the district paid about $35 per acre, which is all that the land is worth because of the moratorium against development in Buena Vista. The town’s goal was to develop the land as open space as it joins the Rodeo Grounds. The Town Council could not figure out how to get the land into the town and obtain the water rights. The district agreed to give up the property that is about 100 miles from Monument. Any accidents on the property would be the town’s responsibility. The annexation has the complete “buy in” from the Buena Vista Town Council, the users, and residents.

The district will contribute 1,040 hours of in-kind contributions or fund $38,000 annually for maintenance of the property for 10 years and provide $100,000 toward the initial infrastructure of a parking lot and a couple of trails. The district’s park and open space crews would spend a few days building trails for public use and access to the ponds. The total cost is about $600,000 without the design fees, McGrady said.

Quander said the town is the processor for the annexation, and the district has avoided a lengthy 1041 process with the county. She requested the board approve Resolution 2024-06 ratifying the annexation of the district-owned property known as Chicago Ranch into the Town of Buena Vista and Resolution 2024-07, which conveys the same property to the town.

Gross said it is a great example of two small communities working together.

McGrady said it is an unusual example, as most big cities along the Front Range muscle into small communities, but the district has earned the trust of the Buena Vista residents.

The board approved both resolutions in a 4-0 vote.

Higby Road update

McGrady said the district began construction of a 12-inch pipeline from Higby Road to create a loop from the east side of the district with a 16-inch pipeline under I-25 to the west side near the Conexus area. The pipeline will be extended south and tie in near Woodmen Valley Chapel north, where another 16-inch pipe exists under I-25, to create a two-source flow of water. The Higby Road pipeline is about two-thirds complete, and crews are expected to reach Bowstring Road by late July.

The next steps will be finishing the storm water drainage, installing the waterline, and relocating the power lines underground. All utilities will need to be installed before the district goes to bid for the widening project. The road will be patched until the widening project begins. A bond could be issued to pay for the widening project in 2025 for Sub-District A that is rapidly being developed south of Higby Road, he said.

Water Utilities update

Sheffield said he interviewed three candidates for the Water Utilities superintendent position vacated by Shawn Sexton upon retirement. Gary Potter, a former employee of Woodmoor Water and Sanitation District who is returning to the area after running a small district in Baca County, was selected and will begin on Aug. 12.

McGrady said the position has been increased to include water accounting experience besides treatment facility operator, and the job title includes raw water collection experience and treatment manager. Potter is also experienced to maximize the water exchanges the district will be making frequently, he said.

Sheffield also said:

  • The district had the highest record of water pumped in June, producing about 48.230 million gallons. It is a big jump from June 2023, which was a high rain month. The district anticipates July will also be high. He is comfortable with the 7% increase in pumped water considering the amount of new construction in the district.
  • A joint meeting at the Upper Monument Creek Regional Waste Water Treatment Facility (UMCRWWTF) with Executive Director/Manager Bill Burks of Tri-Lakes Wastewater Treatment Facility and the UMCRWWTF staff resulted in a decision to hire a third-party calibration of the flumes and meters to discover the influent versus effluent for the district, Forest Lake Metropolitan District, and Donala Water and Sanitation District. See wp.ocn.me/v24n7tmd/.
  • A valve on Leather Chaps Drive near Bear Creek Elementary School had been directly buried without protection at the time of installation and the bonnet bolts were completely corroded. A new gate valve was installed and properly wrapped to prevent corrosion. For some reason, the valves in the area around the school were not inspected correctly when installed and many are beginning to corrode.
  • The Utility Department crews worked with the Public Works Department crews to repair the 2-inch irrigation line on Jackson Creek Parkway near the Taekwondo Center. The Vactor 900 truck also assisted, as crews repaired the defective copper line flare fitting in the irrigation system.
  • The Dish Network cell tower placement on the C plant water tank is mostly completed. District crews supervised the installation of the equipment on the building. The project will be up and running soon after some “right of way” issues are resolved. The district will receive $1,800 per month from Dish Network to use the tank.

Parks and open space update

Superintendent Matt Rayno said the following:

  • The Swing Park Trail (Gleneagle Drive) had serious erosion last spring and repairs are almost complete.
  • The completion of the St. Lawrence Trail that began in spring with installation of 39 steps will be completed down to Glenegale Drive in early September.

Legislative update

Sheffield said that at a water education class he attended recently, a presentation given by the state senator who wrote the resolution about artificial turf installation revealed that the artificial turf replacement ban applies only to non-functional areas such as decorative medians and landscaping, so the Sanctuary Pointe Park sports field would not be restricted because it is a functional area. See wp.ocn.me/v24n7tmd/.

Financial report

McGrady said the district sold a lot of water in June and also in July and has sold over 50 taps to major builders in the Jackson Creek area. The district will likely exceed the estimated taps for 2024 now that Toll Brothers is building in Jackson Creek North with Traylon and Richmond Homes. The district is on target for an unexpected, good year. The district closed the gap on sales tax, receiving a combined total of $300,347 in June, but the discussion regarding sales tax will continue in executive session, he said.

The board approved the checks over $5,000 and accepted the June financial report as presented 4-0.

Note: The district budgeted $1.650 million in combined sales tax for 2024. As of May 31, the district had received $599,390.

Policy and procedures manual updates

McGrady said the staff had been working on the 2024 revisions to the district’s personnel policy and procedures manual for about a year, after being first put together 10 years ago. Since that time a lot of regulations and policies have changed, and Michelle Ferguson of Ireland Stapleton Pryor Pascoe PC Law Firm was hired to implement the changes. Some district staff have been employees for over 10 years, and the district needed to ensure the policies were in compliance with new laws and regulations. The changes are not “over the top or overly punitive, just clear and clean.” He requested the board examine the policy manual and approve the updated manual at the August meeting. A lot of changes to be implemented were driven by staff members, he said.

Executive session

The board moved into an executive session at 7:09 p.m. pursuant to Colorado Revised Statutes sections 24-6-402(4)(a), for the purpose of acquisition of water/land, and 24-6-402(4)(b), for the purpose of determining the positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to potential development incentives.

Sheffield confirmed that after the meeting returned to the regular session, no action was taken, and the meeting adjourned at 8:36 p.m.

Above: The Vactor 900 combination sewer cleaner truck is shown with operator David Clegg during the district’s annual sewer system cleaning in The Heights at Jackson Creek on July 17. The sewer system maintenance team is led by Supervisor/Manager Kevin Fackerell, and the truck is crewed by Clegg and Alejandro Curiel. The district received the truck in September 2023 to avoid outsourcing costly sewer maintenance. The crew is almost finished cleaning the district’s entire sewer system, with only Sanctuary Pointe left to be cleaned. Photo by Natalie Barszcz.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for Aug. 22 at 5:30 p.m. For meeting agendas, minutes, and updates, visit triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District (TMD) articles

Triview Metropolitan District, June 20 – Wastewater processing explored; legislative changes raise concern

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on June 20, the board received updates on the water sold and wastewater discrepancy at the Upper Monument Creek Regional Waste Water Treatment Facility (UMCRWWTF) and received legislative updates that caused concern over future revenue, density, and artificial turf replacement. The board received multiple updates and discussed funding for the Higby Road widening project. The board held an executive session to discuss water and land acquisitions and development incentives.

Wastewater processing discrepancy

Assistant Manager Steve Sheffield said that he had met with District Manager Jeff Hodge and Waste Plant Operator Aaron Tolman of Donala Water and Wastewater District, and Executive Director/Manager Bill Burks of Tri-Lakes Wastewater Treatment Facility (TLWWTF) about the excessive amount of wastewater leaving the UMCRWWTF from the TMD side of the plant. The plan is to meet at the plant to try to discover the cause. Hopefully Burks can help brainstorm the issue and discuss how he operates the TLWWTF, said Sheffield.

District Manager James McGrady said about 2 million gallons of treated effluent is being picked up per month within the plant. The outgoing flume could be inaccurately reading the wastewater effluent output, but the final amount of treated effluent should be less, not more than the untreated effluent entering the plant, he said.

Sheffield said the staff is taking a holistic approach as a team, exploring all avenues to understand the discrepancies in water pumped, treated, sold, and processed through the UMCRWWTF.

Legislative update

District counsel George Rowley said SB-233 addresses property tax limits and imposes a limitation on special districts to not collect more than 5.5% in property tax revenue than the previous year. That is not much revenue if inflation is 10% and the district should keep the limitation in mind when developing the budget, he said. The bill exempts new growth, but another increase in assessed valuation similar to the past few years would apply the limitation. The bill applies to the property taxes and not the debt service.

Treasurer/Secretary James Barnhart said the bill is an incentive for the district to assess the full mill levy.

Rowley said the district could hold an election to vote out of the restriction, but it would be a hard sell and the restriction begins for tax year 2025, he said.

President Mark Melville asked about the legislation preventing commercial, industrial, institutional, and government entities from installing artificial turf or invasive plant species.

Rowley said the idea is to create areas that don’t have growing space and prevent heat sinks and chemical exposure concerns. The legislation will apply to the future replacement of the Sanctuary Pointe Park artificial turf. See snapshot on page < 20 >.

He also said HB-1152 prevents municipalities and counties from prohibiting the construction of accessory dwelling units on properties, such as he/she sheds and mother-in-law suites. Renting out the additional units would create additional density on properties.

Vice Chair Anthony Sexton said the bill could also create double usage on one tap.

McGrady said the district is set up mostly for one dwelling and one tap on each lot. A change to the tap structure will be needed if a multiple service line is required on any one lot, he said.

Melville said a solution would be to drive up the water sold tiers and make it cheaper to buy a tap.

Operational updates

McGrady said the following:

  • The Northern Delivery System (NDS) is about 96% complete and the electrics are installed at the pump house. The facility that will operate the NDS is secured by a fence. The district expects to turn the pumps on and begin testing on July 15.
  • The district is using its decreed Fountain Mutual Irrigation Co. (FMIC) water shares and about 400-acre feet purchased from Pueblo to provide the necessary 800-acre feet needed to run the NDS through May 2025.
  • An additional cost of about $993,300 for the unexpected 120.4 acre-feet will be wired on June 21 to the two additional land owners who also decided to sell water rights to the district through the Arkansas Valley Irrigation Co. (AVIC).
  • The district is waiting for its AVIC shares to be approved in the water courts. The additional water shares in conjunction with spring run-off will be needed to run the NDS from mid-2025.
  • The district is depositing water back into Stonewall Springs Reservoir in a paper exchange with Pueblo.
  • The Buena Vista land annexation plan, plat, and request for a zone change was submitted. The masterplan for the project is approved by the town of Buena Vista and the district plans to construct recharge ponds on the 296 acres purchased by TMD in late 2020.
  • The district is adding a pick-up lane on Leather Chaps Drive at Bear Creek Elementary School. The construction is expected to be completed mid-July. The lane was installed at D38’s request to elevate safety for students during drop-off and pick-up times.
  • The Promontory Pointe overlay project was completed June 6.

Sexton said Martin Marietta had done a “nice job” on the mill and overlay project; it was well organized, but he had received multiple complaints from residents about the black footprints and tread marks on sidewalks and some driveways.

McGrady said from personal experience the black marks will come off, but it will take a couple of months.

Financial report

Sexton said the graph showing sales tax revenue from Monument shows the district’s portion is $20,000 less than collected last year.

McGrady said he discussed the tracking of sales tax revenue with Monument, and although the town purchased a software package to track sales tax, it had no staff to run the program. The town did hire a contractor to begin tracking sales tax. Upon investigation, he immediately noticed that no sales tax had been collected for the Tractor Supply Store for several months. Those are the types of errors that the town needs to get after, McGrady said.

Sexton said the sales taxes should be filed with the state monthly, and Monument will need to identify the businesses and contact the state.

McGrady said the district had almost $5.2 million in the Wastewater Enterprise Fund, and $3.8 million in the General Fund. About $1.8 million will be needed from the enterprise fund to pay for the remaining NDS balance.

Melville said the district needs to let the general fund grow to fund road repairs that will cost about $4 to $5 million every 10 to 12 years to avoid using a bond.

The district estimates that about 55 taps will be sold by the end of June. It budgeted 75 taps for 2024 and collects about $45,000 per residential tap. The taps are mainly from the homes built south of Higby Road.

McGrady said the district closed on the Colorado Water Conservation Board loan on June 15. The loan was for $5.2 million at 2.05% to pay for the Stonewall Springs Reservoir project. It is the crown jewel of the district, he said. See www.ocn.me/v23n11.htm#tmd.

The board unanimously approved the May financial report.

Higby Road widening project update

Director Jason Gross requested an update on when the Higby Road widening project would begin and asked about the funding now that the Zeal for Living apartments are approved.

McGrady said the project will cost about $10 million to $12 million. Funding will be a combination of a number of things, including road and bridge fees for both residential apartments and commercial property that will generate about $2 million. The developers will contribute, and the remaining $8 million will generated by Sub-district A issuing bonds (debt service) for filings 1-6 in the south Higby Road development. Homes are going in and bonds can be issued, but the payments will be low initially and increase as the development grows and the commercial area is built. Kiewit provided the estimate for the widening project, and the district will pay $750,000 for a water pipeline this summer. The developers are installing storm drainage. The preliminary utility work is expected to be installed this year. The financing will need to be in place before the road project begins, but the growth is there and plats are pre-approved, he said.

Speeding concerns

Director Amanda Carlton said a resident of Sanctuary Pointe requested the district install flashing speed signs along Sanctuary Rim Drive in both directions before and after Sanctuary Rim Park, to help slow traffic and ensure safety, just like the signs installed along Gleneagle Drive.

McGrady said the signs cost about $7,500 each and the district will look into adding signs.

Executive session

The board moved into an executive session at 7:43 p.m. pursuant to Colorado Revised Statutes sections 24-6-402(4)(a), for the purpose of acquisition of water/land, and 24-6-402(4)(b) to determine the positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to potential development incentives.

Sheffield confirmed that after the meeting returned to the regular session no action was taken, and the meeting adjourned at 9:18 p.m.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for July 18 at 5:30 p.m. For meeting agendas, minutes, and updates, visit triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, May 23 – Water and wastewater rates and fees increase approved; billing discrepancy solves wastewater increase

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on May 23, the board held a public hearing on the proposed water and wastewater rate fees increases and discussed at length the district’s need to implement the increases before approving the rates effective June 1. The board heard about a discrepancy in the American Conservation & Billing Solutions (AmCoBi) process and received multiple updates on water delivery and wastewater solutions. The board held an executive session to discuss water and land acquisitions, and development incentives.

Vice Chair Anthony Sexton was excused.

Rate and fees increase discussion

President Mark Melville opened the public hearing on Resolution 2024-04, a resolution of the TMD Board of Directors regarding the establishment of rates and fees for the provision of water and wastewater services along with road and bridge fees for single family, multi-family, and commercial construction within the district, effective June 1.

District Manager James McGrady said the greatest expense for the district this year will be the operation of the Northern Delivery System (NDS) at $8.32 per 1,000 gallons for Colorado Springs Utilities (CSU) to convey, treat, and deliver the district’s water to customers. If the district does not make any rate or fee changes, in mid-July when water will hopefully be delivered via the NDS, the district will find itself upside-down when the fixed costs are due, he said. Raising rates is necessary to at least cover the additional cost of delivery; the district cannot charge less than the cost for delivery of water, he said.

McGrady said that almost everyone in the district uses less water during the winter months and typically most residential customers remain in the Tier 1 category during that time and transition to Tier 2 during the summer months. He estimated about a $20 increase for the average residential bill, or about a $16.50 increase on about 4,000 gallons. After the NDS begins delivering the district’s water, a cost to service study will reveal if a rate re-evaluation is needed. Inflation will be a major factor going forward for the district, he said.

Director Jason Gross said the district successfully secured renewable water, and realtors should be advertising that benefit for homebuyers in TMD.

Treasurer/Secretary James Barnhart said the rate increases are part of the cost of transitioning to a renewable water system.

Melville said that regionally, TMD is the first district to transition to a renewable water system, and at some point other districts will need to catch up. Without the NDS, the district would need to drill new wells at a cost of about $2.5 million to meet demand. The NDS will lower the cost of well maintenance.

Water Attorney Chris Cummins said that if every district moved to renewable water sources, the wells could be saved for the future.

Melville closed the public hearing at the end of the board discussion after hearing no comments from the public for or against the proposal.

The board approved Resolution 2024-04, in a 4-0 vote.

Residential user rates and fee increases are as follows:

  • The base water rate (Renewable Water Fee) per month will increase from $31.50 to $40.
  • Metering and billing charges will remain $5 per month.
  • Tier 1 0 to 8,000 gallons will increase to $9 (up from $6.82 per 1,000 gallons)
  • Tier 2 8,001 to 20,000 will increase to $13.50 (up from $10.49 per 1,000 gallons)
  • Tier 3 20,001 to 30,000 will increase to $20 (up from $18.59 per 1,000 gallons)
  • Tier 4 30,001 to 40,000 will increase to $30 (up from $24.28 per 1,000 gallons)
  • Tier 5 Over 40,000 will increase to $40 (up from $35.97 per 1,000 gallons)
  • The sewer base rate will increase to $57.68 (was $52.44)
  • The average November-February volume use uniform rate will increase to $5.69 (was $5.17)

The full rate and fee scales for all categories and users can be found at www.triviewmetro.com.

Website accessibility update

District lawyer George Rowley said the state Legislature had extended website accessibility compliance until July 1, 2025. See www.ocn.me.v24n5.htm#tmd.

McGrady said the site had been checked and was already about 96% in compliance with the accessibility requirements. He recommended the district allow GroundFloor Media Inc. to continue managing the district’s site and correcting the remaining issues.

In a 4-0 vote, the board approved Resolution 2024-05, adopting a digital accessibility policy and designating a compliance officer.

Water sold and wastewater discrepancy

Assistant Manager Steve Sheffield said the new District Administrator Sara Lamb had done an awesome job closing the numbers on water pumped and sold. The process had led staff to believe that more water was being treated at the Upper Monument Creek Regional Waste Water Treatment Facility (UMCRWWTF) than had been sold to its customers, he said.

McGrady said the district cannot afford to have discrepancies in the water pumped and processed through the UMCRWWTF if the Northern Monument Creek Interceptor (NMCI) project moves ahead. The AmCobi reports differ, and the district staff now know how much water is going through the flow meters, and the discrepancy is about 2%. A meeting to hash out the discrepancy with AmCobi is scheduled. The fluctuating amounts had been perplexing the board for several years and throughout his tenure as district manager. Thankfully, Lamb’s experience finally found the issue with the billing and procedures are now in place, McGrady said. The investigation revealed that some commercial customers were being undercharged, he said.

NMCI update

McGrady said the cost for the development of the NMCI is expected to be revealed by early August or September, and CSU will decide whether to pursue the pipeline. The design engineer has recommended a timely decision be made to ensure the implementation team is available to see the project through. If the project proceeds, the pipeline could be built by early 2027.

Cummins said a change of water rights decree will be needed if the district stops releasing treated wastewater into Monument Creek and uses the NMCI to send wastewater 10 miles down-stream through the pipeline to the JD Philips Water Resource Recovery Facility, Colorado Springs.

Northern Delivery System update

McGrady said the construction of the NDS pumphouse is going well, and completion is expected about July 15. The project is two weeks behind schedule due to the electrical crew needing to be increased from three persons to a six-person crew. The Town of Monument’s (TOM) potential tie-in to the TMD water delivery system agreement had progressed to the town’s attorney, he said.

Operational updates

Sheffield said:

  • The conceptual building drawings for the district office space were complete.
  • The Sanctuary Pointe Park reservation site is behind schedule due to liability issues.
  • The design phase for the Higby Road widening project was complete and the design plans have been submitted to the TOM. The design includes a 100-foot right of way instead of 120 feet, and those cost savings will be used for retaining walls.
  • The Creekside Drive turn lane requested by School District 38 was budgeted for $150,000 but is a little over budget and bid for $185,000.

Public works and parks and open space update

Superintendent Matt Rayno said the May 6 windstorm destroyed seven street signs and uprooted about 27 trees throughout the district. Cleanup is completed and crews will take care of the damage in due time. Some projects had to be pushed back due the manpower needed to address the uprooted large pines in Sanctuary Pointe.

Note: This reporter thanked the crews for replanting a tall spruce on the south Agate Creek Drive trail system on May 23. See accompanying photo.

Rayno also said:

  • Paving work began in Promontory Pointe, and crews will begin the mill work and overlay of Sanctuary Pointe in mid-June.
  • A production specialist was hired to check the power and lighting capabilities of the band structure at the Sanctuary Pointe Athletic Field. The structure was a little under-powered and an additional breaker was installed to give bands more power. A ribbon-cutting event with a live band and six food trucks was scheduled for May 31.
  • The district is fully staffed for the summer.
  • Staff attended a defensive driver training class to ensure safety in inclement weather.
  • The dated landscape beds along Leather Chaps Drive are scheduled for updating in June.

Executive session

The board moved into an executive session at 7:47 p.m. pursuant to Colorado Revised Statutes sections 24-6-402(4)(a) for the purpose of acquisition of water/land and 24-6-402(4)(b) for the purpose of determining the positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to potential development incentives.

Sheffield confirmed that after the meeting re-entered the regular session at 8:58 p.m., the board publicly supported Director Jason Gross attending the next TOM meeting to voice support for the Higby Road improvement project, and to speak on the TMD board’s behalf.

The meeting adjourned at 9 p.m.

**********

Meetings are usually held on the third Thursday of the month at the district office at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for June 20 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Above: District crews work to replant a toppled spruce tree on the south Agate Creek trail system on May 23. About 27 trees were uprooted by wind gusts up to 70 miles per hour on May 6. Photo by Natalie Barszcz.

Other water and sanitation district articles

Triview Metropolitan District, April 25 – Water and wastewater fees/rates discussed; water rights lease agreement approved

By Natalie Barszcz

At the Triview Metropolitan District meeting on April 25, the board heard about a proposal to increase the water and wastewater fees effective June 1 and reviewed a water rights lease agreement between the district and the Arkansas Groundwater and Reservoir Association (AGRA). The board discussed steps to resolve the unsold excess wastewater flows and heard about traffic concerns and hazards from residents. The board held an executive session to discuss the acquisition of water and land.

Director Amanda Carlton was excused.

Treasurer/Secretary James Barnhardt and Director Jason Gross joined via Zoom.

Water and wastewater fees/rates

District Manager Jim McGrady said a public hearing will be held at the May 23 board meeting to allow public comment on the proposed increases to the water and wastewater base rates, meter, and tiered volume charges and the average November-February volume uniform rate, and said:

  • Colorado Springs Utilities (CSU) will begin billing the district $8.32 per 1,000 gallons for the convey, treat, and delivery of the district’s water via the Northern Delivery System (NDS) beginning in July.
  • The CSU rates are based on a detailed cost of service and a certain percentage increase for being outside the Colorado Springs city limits.
  • There is nothing like running water through the system to know the true costs of operating the NDS, but the district needs to ensure there are sufficient funds to cover the projected capital expenditures of the district, staff wages, operating expenditures, and making the debt service payments.
  • The district expects the electricity and chemical treatment costs for well pumped water will drop, because the water will already have been treated.
  • Repairs to wells will be curtailed, as annual costs of anywhere between $200,000 and $500,000 for well repairs lessen. When the NDS is online, the district will not be under the gun to make immediate repairs.
  • The district will need to juggle the fine line of delivering water through the NDS and rotating the wells and a schedule to run them on a rotational basis.
  • Through educated calculations and rate comparison to other communities, other than CSU, the rates are equal to or less than those reviewed.

Vice Chair Anthony Sexton said the district’s rates in comparison to other neighboring districts are mid- to top tier, but it is hard to compare when the district has had an aggressive push to move away from groundwater, and other districts have not made that investment.

Water rights lease

McGrady said the district has been leasing water to AGRA on a regular basis; the water is an excess of water decreed for agricultural use. Next year the water rights may be decreed for use in the NDS, and the district will revisit the lease in 2025. He requested the board consider approving the lease for $50 per share, generating a rental payment of about $67,000 per year combined with the lease of about 800-acre feet storage in the South Reservoir at a rate of $40 per acre-foot, generating revenue of about $100,000 for a year.

The board approved the one-year water rights lease agreement between TMD and AGRA in a 4-0 vote.

Excess district wastewater

McGrady said the district staff are looking closely at the influent numbers now that the results of the wastewater study are known. The district will look at how to close the gap between water pumped and wastewater treated, but it is not out of the question that the influent meters are reading low, and it could be due to turbulence with the 6-inch flume. The 6-inch flume may need to be removed, and the 9-inch flume will remain in use. Installing the new doppler technology and electromagnetic flow meters would be more accurate, or the district will have to learn to live with the 5% differential between sold water and treated wastewater. Flows were dramatically higher after the June and July rainfalls that produced 6-7 inches in 2023.

Utilities Department Superintendent Shawn Sexton said a meeting is scheduled between the executive and utility staff to discuss the findings of the study.

Under drain maintenance

Gross said several of his neighbors have installed sump pumps after experiencing flooded basements. Those sump pumps are tied to underdrains that are not being maintained. One neighbor’s sump pump drains to a low spot on the trail behind his property, and he requested the crews that had been investigating to continue to keep an eye on the wet area. The area is a long-wet spot at the end of the trail where it connects to Lyons Tail Road. He asked if the underdrains should be added to the maintenance schedule.

Assistant Manager Steve Sheffield said the Vactor truck crews would be back out to inspect the area.

Sexton confirmed the drainage on his property in Promontory Pointe connects to the district’s sewer system and he does not have a sump pump.

McGrady said the underdrain beneath the sewer is blocked, and the Vactor truck crews are working to break debris free, but the engineers may need to dig down farther. The underdrains throughout the district are installed to protect the utilities, but the crew is focusing on cleaning out the manholes. There are some underdrain issues within the district, but they are not significant. Unsold water from sump pumps may be draining into the main sewer, and that could be part of the increase in wastewater treatment flows, he said.

Road traffic safety concerns

Gross requested direction and legal advice to personally address the delay to the planned Higby Road improvements. He said he would like to see action to enhance road safety for Lewis-Palmer High School students.

President Mark Melville said the discussion could continue in executive session to avoid changing the consent agenda. See Monument Town Council article on page 16.

This reporter cited safety concerns and the traffic speeds on Agate Creek Drive, as many motorists gather speed beyond the posted 25 miles per hour heading south to the T-intersection at Old Creek Drive. Many impatient motorists are unwilling to slow down when residents are backing out of driveways, prompting some to weave around the resident to the opposite side of the road, and negotiate parked cars to continue on. The speeding problem is prevalent and could result in a crosswalk accident where the busy trail connection crosses the southern portion of the road.

McGrady said speed control is a Monument Police Department responsibility, but installing a raised speed bump would help slow traffic, however it could cause an issue for a snowplow. A discussion with the traffic engineer could resolve the issue, said McGrady.

Note: After the meeting, this reporter noticed the crosswalk sign partially covered by tree branches and the speed sign missing for southbound traffic.

Spring road repairs planned

Promontory Pointe Homeowners’ Association President Ann-Marie Jojola requested the district take another look at gaps that are widening in Promontory Pointe. One resident with special needs had his bike wheel stuck in a large crack, and several other residents have stumbled in the gutters on Ann Arbor Way and Trans Continental Drive.

McGrady said there would be a fair amount of crack repairs during the overlay project. Both streets are on the list for the repairs this year and the district digs out the cracks and compacts them before the milling and overlay project begins. The high stormwater inlets along with the streets in Promontory Pointe will be inspected before the road project begins. Martin Marietta was awarded the mill and overlay contract for $717,219. The district also received a competitive bid just slightly higher from Schmidt Construction, said McGrady.

Landscaping workforce divides

Public Works and Parks and Open Space Superintendent Matt Rayno said the landscaping crews were only able to keep up with mowing services in 2023, so this year the workforce is divided into three-man crews allocated to separate areas of the district. The schedule will be more efficient and work will occur on a weekly basis, with the same level of detail the residents have come to enjoy in the landscaped areas. The crews will come together bi-weekly to service Forest Lakes Metropolitan District. Mowing will occur on Wednesday and Thursday, lowering the run-time hours on the mowing equipment from 23 hours to 16 per week this year. The district has a dedicated employee who maintains the native grass and pet waste receptacles. The native grass areas will be mown three times throughout the summer, and those areas receive limited irrigation. Minimal repairs were needed to the irrigation system, and the district is 100% staffed for the summer season landscaping services.

Website accessibility

General counsel Scott Goodstein of White Bear Ankele Tanaka and Waldron law firm said the legislation requiring full accessibility requirements to documents via the district website by June 31 this year had been delayed for another year.

McGrady said that most of the hundreds of state sites are not ready to be accessibility compliant. The district may need to hire a firm to look at site accessibility, but not before the district has reviewed the site with a critical eye.

Executive session

The board moved into executive session at 7:45 p.m. pursuant to Colorado Revised Statutes 24-6-402(4)(a), (b), (e), to discuss the acquisition of water and land, receive confidential legal advice relating to potential consolidation, and for the purpose of determining positions relative to matters that may be subject to negotiations, developing strategies for negotiations, and instructing negotiators as it relates to potential development incentives.

Sheffield confirmed that after the board returned to the regular meeting, no action was taken, and the meeting promptly adjourned at 9:12 p.m.

**********

Meetings are usually held on the third Thursday of the month at the district office located at 16055 Old Forest Point, Suite 302. A public hearing will be held at the next regular board meeting scheduled for May 23 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Above and below Thirty-nine steps were installed on the St. Lawrence Trail, allowing easy navigation on a steep portion of the district’s trail system. The Triview Metropolitan District landscaping crews installed the stairs and plan to overseed the trail area with native grass and replant with trees to further eliminate erosion. The trail connects between St. Lawrence and Penn Central Way and was the access road to B-plant before the development of Promontory Pointe. Photo by Natalie Barszcz.

Other Triview Metropolitan District articles

Triview Metropolitan District, March 20 – Additional acre-feet of water decreed; escrow agreement approved

By Natalie Barszcz

The Triview Metropolitan District (TMD) board held its regular meeting a day earlier than originally scheduled. The board heard about the district receiving an unexpected amount of additional acre-feet of water decreed from the Arkansas Valley Irrigation Co. (AVIC), approved an escrow agreement with a landowner, received multiple updates on the district’s projects, and heard about the snow removal efforts during the mid-March winter storm that delivered about 24 inches in some areas of the district. An executive session was held to discuss various matters.

Secretary/Treasurer James Barnhart was excused.

Extra acre-feet of water decreed

District Manager James McGrady said AVIC had decreed an average annual yield of about 569.4 acre-feet of water. The district had been hoping for 526 acre-feet and had initially purchased about 435 acre-feet of water. The additional water cost to the district is about $688,775, for a total cost of about $5.9 million for the water rights. The district budgeted for the overage, but will need to make some adjustments, he said.

Escrow agreement approved

Water attorney Chris Cummins of Monson, Cummins, Shohet and Farr LLC law firm said in 2020 when the district purchased the Stonewall Springs Reservoir complex and the Excelsior Ditch and that batch of assets that the district contracted to receive an outlet easement from the east reservoir to be built in the future when the last reservoir is built, but the seller could not deliver. The district escrowed $300,000 in May 2020 at closing to obtain the easement from the landowner to put water in the river. After a series of extensions, $150,000 of the escrow money was released to Stonewall Springs Water LLC because the easement was unlikely to cost $300,000. McGrady finally reached an agreement with the landowner to purchase the easement for $45,000. The final post-closing agreement will release $105,000 to Stonewall Springs Water LLC, and the remaining $45,000 will be released to the district to pay the landowner for the easement, Cummins said.

The board approved the final closing escrow agreement and final release between the Stonewall Springs Quarry LLC and TMD, 4-0.

Northern Delivery System update

McGrady said the NDS total project cost including Segment D is about $22.274 million and Kiewit has earned about $19.687 million, about 88% of the overall project, and the only remaining item is completion of the pump station. The district owes just over $2 million to finish the pump station. The district is expecting substantial completion around July 5. The pump house will contain two pumps with room for a third. Testing of the system is expected in June and then a ribbon cutting around July 10 at the Highway 83 Colorado Springs Utilities water tank.

Vice President Anthony Sexton asked if the project was over budget by about $1 million.

McGrady said not quite because the district had the materials to install the Segment D (Conexus development) pipeline, and Kiewit billed about $200,000 worth of labor for that installation, and the rest was about $500,000 in over runs on the project.

Water movement and exchanges

McGrady said the district began moving water out of the South Reservoir on March 18 and expects to move about 30 cubic feet per second, making a release downstream from the South Reservoir and exchanging water up into Pueblo Reservoir. The goal is to exchange about 1,000 acre-feet out of the South Reservoir to create a “bucket” to capture spring snow melt. The snowpack in the Arkansas River Valley is at about 104% (low estimate) and additional snows and rain over the next six weeks will potentially generate about 120 acre-feet a day.

The district is juggling storage to help capture spring melt and will start releasing water from the Big Johnson Reservoir beginning the first week of April. The exchange will pay the Arkansas Groundwater and Reservoir Association (AGRA) back in water, because all the water in the South Reservoir technically belongs to AGRA, he said.

Note: AGRA is a water utility company located in Fowler.

Sexton said the water exchanges are fictional and never physical.

Cummins said the water is diverted at the upstream source and water is released at the downstream source, and we pretend the water released at the downstream source is what was stored at the upstream source. There are limited windows to complete an exchange, and it must occur when there is enough water in the middle, so that other parties with water rights are not injured when water is taken from the upstream source. It is a complex concept and does not involve actual water molecules, he said.

Assistant Manager Steve Sheffield said that at the direction of AGRA, the district released 100 acre-feet of water into the John Martin Reservoir on March 1-7.

Assistant manager’s update

Sheffield said the following:

• He took a field trip to the Fountain Mutual Irrigation Co. headgate and diversion structures in Colorado Springs to look for potential improvements.

• He attended the Northern Monument Creek Interceptor “kickoff” meeting hosted by Colorado Springs Utilities.

• Made multiple site visits to the NDS pump house (under construction on the east side of Highway 83 at Old Northgate Road).

• Met with Tom Martinez of the Town of Monument (TOM) Planning Department to discuss and obtain approval for a right-turn lane on Leather Chaps Drive for the Bear Creek Elementary school pickup/drop-off improvements. Everyone agrees on the striping of the road, and the project is moving forward.

• Met with TOM Manager Mike Foreman and Public Works Department Director Tom Tharnish to discuss a potential interconnect between TMD and the town.

• Initiated the plan for a new security system at A yard with the district staff.

• Approved construction of a “distribution” trailer to be fully stocked for emergencies and maintenance purposes.

• Since January, the Vac truck and TV van cleaned and videoed 660 feet of sewer line. Three under-drain caps were found to be missing and replaced. The district maintains a parts trailer to replace missing and defective equipment.

Snow removal around the clock

This reporter thanked Superintendent Matt Rayno and the snowplow crews for the phenomenal job of keeping the streets plowed throughout the March 13-15 snowstorm.

Rayno said the snow removal crews worked around the clock during the snowstorm, keeping the streets passable in the district. Crews stayed with it to keep ahead of the storm, with prior budgeting for housing at The Fairfield Inn during major snow events staff operated on six-hour shifts throughout the storm. One truck completed over 300 miles during the snow event, and when a starter went out on a large truck, it was back in service within the day, he said.

Public Works and Parks and Open Space update

Rayno said the following:

• The final preparations are being made for the patching, mill, and overlay of Gleneagle Drive in the Promontory Pointe subdivision.

• An audit of the concrete within the district is underway to assess the condition of sidewalk and curb edging throughout the district. Bids will go out in April for the repairs.

• Street sweeping was completed on Jackson Creek Parkway and Leather Chaps, Lyons Tails, Kitchener, Gleneagle and Sanctuary Rim Drives. The inner district roads are scheduled for sweeping in April.

• The construction of the Burke Hollow Park is scheduled to begin on April 8. The district staff will save about $6,000 by removing the equipment before the contractors install a new playground.

• Enhancements are being made to the trail on Saint Lawrence Way and the Gleneagle Drive swing park.

• Spring preparations for the landscaped areas had begun.

District counsel George Rowley of White Bear Ankele Tanaka and Waldron law firm said the loan with the Colorado Water Conservation Board (CWCB) had been finalized.

McGrady said the loan extension discussed in October was approved by CWCB to cover additional overages at the South Reservoir. The loan for $450,000 retains the original 2.05% interest rate and is accounted for in the 2024 budget as a reimbursement to the district, and payments will not begin until 2025. See www.ocn.me/v23n11.htm#tmd. The district is exploring the possibility of raising money to construct a slurry wall at the Central Reservoir, and an application for the loan with CWBC is expected to be presented to the board for approval in May.

Rowley said that since the last Legislature session, special district websites are required to be in compliance with full accessibility standards by July 2024. Sites must be available to individuals with disabilities, such as easily readable fonts, text size, and colors. Remediating old documents may be time consuming and removing them may be the simpler option, or employing a third party to correct any issues could ease the burden. Noncompliance could lead to fines, Rowley said.

McGrady said he meets with GroundFloor media, the district’s public relations firm, every other week and it assures the district it is familiar with the new requirements. GroundFloor media receives $5,000 on a retainer per month for producing the district newsletter, public relations and website maintenance. GroundFloor has been pro-active in ensuring compliance and saw the regulations in advance, but he and Rowley would approach the subject again to ensure the district is compliant, McGrady said.

Executive session

The board moved into an executive session at 7:12 p.m. pursuant to Colorado Revised Statute 24-6-402(4) (a), (b), (e), to discuss acquisitions, negotiations, and receive legal advice on: water and land acquisitions, the Highway Users Tax Fund share return, strategic planning, economic development incentives, and change case updates.

Sheffield confirmed the board returned to the regular session at 9:29 p.m. No actions were taken, and the board promptly adjourned the meeting at 9:30 p.m.

**********

Meetings are usually held on the third Thursday of every month at the district office located at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for April 25 at 5:30 p.m. For meeting agendas, minutes, and update, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Feb. 22 – Renewable water supply increases; CSU ties into NDS

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Feb. 22, the board heard about an increase in the municipal renewable water supply and the tie-in of Colorado Springs Utilities (CSU) to the Northern Delivery System (NDS). The board also discussed informing the residents about the district’s path to becoming an 80% renewable water supply municipality and how sales tax and growth had helped achieve the district’s goal. The board held an executive session and approved the potential purchase of land.

Treasurer/Secretary James Barnhart and Director Amanda Carlton were excused.

Renewable municipal water supply increases

Water counsel Chris Cummins announced a successful water change case that decreed about 1,050 of the district’s water shares in the Fountain Mutual Irrigation Co. (FMIC). The decree changed the shares from agricultural water to municipal use water shares that equate to about 740 acre-feet in municipal water. The district leases 244 acre-feet of those shares to Fountain Valley Power for about $15,000 per month. The remaining acre-feet will increase the municipal water supply to the district by about a half a year’s worth of water from now on. In July that reusable renewable water will be available through the NDS, he said.

District Manager James McGrady said about 80% of the district’s annual water supply beginning Jan. 5, 2025, will come from a renewable source, and the remaining 20% will be sourced from the district’s Denver Basin groundwater wells. The renewable water supply will further increase as more water rights come into play, he said.

Northern Delivery System update

Assistant Manager Steve Sheffield said Kiewit had requested substantial completion and the two-year warranty period begins for the NDS pipeline on Jan. 31. The tie-in to CSU occurred on Feb. 5, but the district is anxious to get water moving through the pipeline to ensure the system is working 100% and can hold pressure. Kiewit recognizes that the pump station will not be complete until June and the pipeline will not be fully operational until mid-summer, he said.

Cummins said some pressure testing has occurred and the fire hydrants installed along the pipeline route held the correct pressure when tested with the static water in the pipeline.

McGrady said the pipeline should hold, but there is nothing like running the water through the pipeline to know for sure. The NDS pump station (located east of Highway 83 at Old Northgate Road) is moving along in its construction and is framed with roofing to begin on Feb. 26. The interior will be dry-walled by the end of the month and then the installation of the pumps will begin, he said.

Public relations—the path to renewable water

President Mark Melville requested future newsletters reflect a timeline story beginning in 2015 on the district’s path to its renewable water source.

Vice President Anthony Sexton requested the newsletter communicate all the reasons for the decisions the board makes. Many of the projects and the district’s achievements are made through sales tax and growth, and an explanation would be useful for the residents, he said.

Director Jason Gross said the district has a wonderful story of vision, good timing, smart decision-making and long-term thinking and it would be a tragedy to not capture and share with the residents as the district reaches the end of the tunnel on its path to renewable water sourcing for the community. The story sets a good example for other municipalities, he said.

Cummins said in the last seven years the board only had about three votes that were not unanimous, and it has been important to have a board that can listen, understand, and make sound decisions and allow the district staff and consultants to do the things they need to do based on those decisions.

McGrady said there has been no micromanagement from the board; it gave vision and direction, setting the tone for staff to follow then standing back with confidence as staff and counsel pursued the projects needed to sustain renewable water for the future.

Operations report

McGrady said the following:

  • A meeting to discuss an emergency interconnect with the Town of Monument (TOM) was delayed due to scheduling conflicts and is now scheduled for March 4.
  • The Bale and Arkansas Valley Irrigation Co. (AVIC) ditch change cases are both moving forward. The district is trying to avoid a trial on April 1 with the AVIC change case by getting the objectors out as quickly as possible.
  • The re-vegetation plan for the AVIC in Buena Vista is in order, and that had been a problem for some objectors.
  • The district is planning to build recharge ponds to accommodate the AVIC water in the future, after the change cases are decreed and the property is annexed into the town of Buena Vista.
  • Northern Monument Creek Interceptor (NMCI) will kick off with a project meeting at the end of February.
  • CSU held a meeting to discuss an indirect potable reuse plan. The district does not necessarily need the project to manage the district’s wastewater return flows unless it becomes more cost effective.

Sheffield said the following:

  • D38, the TOM and the district have reached an agreement on the striping and layout on Creekside Drive. Two westbound lanes at Bear Creek Elementary School will be incorporated soon to assist with the drop-off/pick-up flow.
  • TMD is exploring the possibility of widening Leather Chaps Drive and is working with Black Hills Energy to avoid the gas line that runs about 36 to 42 inches deep beside the road.
  • Multiple meetings took place with the TOM planning staff and NES Inc. to discuss the water tank installation at Plant B on St. Lawrence Way in Promontory Pointe.
  • An extensive meeting took place with Classic Homes to discuss a potential connection of sanitary sewer into the TMD collection system for Flying Horse North, Hodgen Road.
  • District administrators are working with Ireland Stapleton Law to review and possibly revise the personnel manual.

Financial report

Sexton said he was curious about the check to Pikes Peak Regional Water Authority for $5,687.83.

McGrady said the annual Transit Loss Fee is variable and is required to pay for the re-calibration of the gauges on Fountain Creek down to the Arkansas River. Every water district that uses Fountain Creek for water transit pays the re-calibration fee annually.

Cummins said that the flows were excessive last year following the huge amount of rain received in May 2023.

The board accepted, 3-0, checks over $5,000 and the financial report for January as presented.

Executive session

The board moved into an executive session at 7:18 p.m. pursuant to Colorado Revised Statute 24-6-402(4) (a), (b), (e) to discuss acquisitions and receive legal advice for negotiations regarding water acquisitions, the Highway Users Tax Fund share return, strategic planning, and change cases.

Sheffield confirmed the board returned to the regular session at 9:20 p.m. In a 3-0 vote, the board authorized McGrady to sign a letter of intent to potentially purchase a 2-acre parcel of land near the northwest corner of I-25 and Baptist Road for the future home office and storage yard.

The meeting adjourned at 9:21 p.m.

**********

Meetings are usually held on the third Thursday of every month at the district office located at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for March 21 at 5:30 p.m. For meeting agendas, minutes, and updates, visit triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Jan. 8 and 25 – Mill levy lowered; 2024 budget approved

By Natalie Barszcz

The Triview Metropolitan District (TMD) board held a special meeting via Zoom on Jan. 8 to certify the district’s mill levy and approve the 2024 budget. At the regular board meeting on Jan. 25, the board received multiple updates on water infrastructure projects and heard about a pause in planning approvals, the lower-than-expected sales tax revenues in 2023, and how street parking was hampering the district’s snow removal efforts.

Mill levy certification

District Manager James McGrady said the district finally received the total property tax revenue assessment for 2024 at the end of December. The district was anticipating about $179 million, but the final amount after the changes made by the state Legislature in November was reduced to just over $172 million for 2024. After reassessing the 2024 budget, the district is still in a position to lower the mill levy by 3.5 mills from the 2023 mill levy of 24 mills. The operating mill levy has been raised to 4.5 mills, but remains under the 7 mills limit, and 16 mills will be set for the debt service. He also informed the board that the 2024 budget had been revised to add $500,000 back into the 2024 budget for the Promontory Pointe overlay project. It had accidentally been omitted in the final proposed budget in December, he said.

Vice President Anthony Sexton asked if the district envisions ever needing to go to 7 mills or above for operational use.

McGrady said he projects the budget five years ahead and does not anticipate the district needing to increase the general operations mill levy to more than 5 mills unless the district loses a major retailer or a substantial downturn in property values occurs. Those losses could cause the district to go to 7 mills, but if the property valuations continue to increase and the district maintains the current retailers, even adding more commercial growth, the mill levy should not ever go to 7 mills.

Sexton said the board had lowered the mill levy consecutively for the past four years.

Director Jason Gross asked what was driving the increase in general operating costs.

McGrady said the biggest drivers increasing the general operating costs are inflationary pressures, wages, materials, gasoline and the increases in road miles and open spaces the district is required to maintain. The Northern Delivery System (NDS) is a separate entity paid for by water and wastewater rates and fees and is not funded by the general operations and debt service mill levy. To “cross pollinate” the two would be a direct violation of TABOR, he said.

The board unanimously approved Resolution 2024-01, accepting the 2024 budget and certifying the mill levy at 20.5 mills for 2024.

Note: The mill levy is needed to cover about $3.5 million in general obligation bonds and interest, and the debt service bonds and interest for 2024. The district’s property tax assessment was about $125 million for 2023. The certificate of tax levies for 2024 can be found at www.triviewmetro.com.

The Jan. 8 meeting adjourned at 4:57 p.m.

Above: The TMD Board of Directors is made up of, from left, Vice President Anthony Sexton, Director Amanda Carlton, President Mark Melville, Treasurer/Secretary James Barnhart, and Director Jason Gross at the Jan. 25 board meeting. Photo by Natalie Barszcz.

District manager’s report

McGrady said the following:

  • The district has hit a pause on the NDS until the pump station construction is complete. The pump station is going well after some conflict between the construction company and the Kiewit engineers. The district has spent about $18.7 million to date on the NDS, and the project is about 82.4% complete. The total budget for the completed project is expected to be about $22.2 million.
  • The 16-inch pipeline that could transport water from the west side of I-25 (known as Segment “C”) has been installed to Old Denver Road. The pipeline will allow Conexus to begin construction. If the Town of Monument (TOM) requires an interconnect to the pipeline, the pipeline will be available for a fee.
  • The Fountain Mutual Irrigation Co. (FMIC) change case is processing through the water court. The district has 557 shares with the FMIC, and two parties remain in opposition to the change case. (The shares will be necessary to operate the NDS).
  • The box culvert installation project on the Excelsior Ditch is complete. The culverts were installed under the Nyberg Road underpass to allow the expansion of flows to the reservoirs from about 25 cubic feet per second to 170 cubic feet per second. The project cost about $340,000, with TMD contributing about 80% of the cost (about $270,000).

Water Attorney Chris Cummins said a couple of other choke points remain in different areas downstream that require box culverts, but they are less urgent and will be less costly to install due to the positioning under narrower, less-trafficked roads.

Water tank planning progressing

McGrady said the six-month moratorium the MTC approved effective Jan. 4 is unlikely to impact the six-month planning process for the 2-million-gallon water tank the district is planning to install at plant “B” (Promontory Pointe). The district scheduled a pre-application meeting with the two remaining town planners on Feb. 1. The $1 million matching water tank grant funding the district received through the American Rescue Plan needs to be spent by mid-2026. The planning process can take up to six months, and the district is expecting to install the tank by July 2026. See www.ocn.me/v24n1.htm#tmd and MTC article on page < 1 >.

Assistant manager’s report

Assistant Manager Steve Sheffield said the following:

  • The district has engaged in multiple meetings with the TOM to discuss the plans and improvements for the Higby Road widening project. The project is dependent on build-out of residential homes, apartments and commercial growth in the northern part of the district.
  • JHL Contractors is redoing the head gate and the diversion at the district’s Arkansas Valley Irrigation Co. ditch site in Buena Vista. The contractors conducted aerial LiDAR mapping over several weeks to provide a solution to the wetland constraints for the Matrix Design engineers.
  • The intrusion alarm on the SCADA system at the South Reservoir pump station on Nyberg Road, Pueblo, had been activated.

Financial update

McGrady said sales tax revenues were less than expected in 2023 and that it was likely due to less new construction and residents “tightening their belts.” However, the district received 92% of the projected water sales in 2023, “not bad” considering the late wet spring in May and June. The warm fall temperatures generated good water usage in September to help pull the numbers up, he said.

In addition, he said the district budgeted for 50 taps in 2023 but had a flurry of activity in the fourth quarter. The income for the taps added about $4.1 million to about $2 million that was received in early 2023 for the Thompson Thrift Apartments on the west side of Jackson Creek Parkway. The district had estimated about $5.3 million in tap fees but netted about $7.9 million in 2023. The district has conservatively budgeted about 50 tap fees for 2024.

District Attorney George Rowley cautioned about the rising crime of backflow preventer theft occurring in the Denver Metro area. He suggested the backflow units be individually noted on the insurance policy to avoid costly replacement should any by stolen.

Sexton said a community his landscaping company services had a backflow preventer stolen the night before.

The board unanimously approved checks over $5,000 and accepted the December financial report.

Parked cars hamper snow removal efforts

Public Works and Parks and Open Space Superintendent Matt Rayno said some streets were difficult to plow due to the number of parked cars on streets. It was particularly prevalent in a couple of the older subdivisions of Jackson Creek and on Panoramic Drive in Sanctuary Pointe.

McGrady said the district website requests residents do not park on the street during snowstorms and the TOM ordinances apply within the district. When heavy snow events occur, the problem of clearing the snow is particularly bad. Visit www.townofmonument.org Snow Plow Information Code of Ordinances: MMC 10.08.010 and MMC 12.04.2020 and MMC 12.04.040.

Rayno said the district’s snow removal team applies liquid brine to the priority roads before each snowstorm. The district aims to provide better service with each storm by revisiting the snow removal areas to see the result. If something is not working and ice dams are building, the problem will be addressed to avoid future issues, he said. The snow removal priority map can be found at www.triviewmetro.com.

Executive session

The board moved into an executive session at about 6:50 p.m., pursuant to Colorado Revised Statutes 24-6-402(4)(a), (b), (e), to received legal advice regarding acquisitions and negotiations associated with water acquisitions, strategic planning, and change cases.

Sheffield confirmed that no actions were taken after the board returned to the regular session. The meeting adjourned at 8:53 p.m.

**********

Meetings are usually held on the third Thursday of every month at the district office located at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for Feb. 22 at 5:30 p.m. For meeting agendas, minutes, and updates, visit triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District (TMD) articles

Triview Metropolitan District, Dec. 13 – 2024 budget public hearing presented; rate increases discussed

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Dec. 13, the board held a public hearing for the 2024 budget, deferring its approval until after the district property tax assessments are received on Jan. 3, discussed future rate increases, and approved a participation agreement for Forest Lakes Metropolitan District (FLMD) to participate in the Northern Delivery System (NDS). The board also approved multiple resolutions and agreements for 2024.

President Mark Melville was excused.

Note: Due to snow affecting travel in the region, a quorum could not be reached until 5:48 p.m.

District Manager Jim McGrady confirmed that the district had posted the public hearings in The Gazette, to include the issuance of additional debt in the form of a Colorado Water Conservation Board (CWCB) loan and the switch to Zoom-only attendance.

2024 budget

McGrady said the district would not receive the final property tax assessment from the El Paso County Assessor until about Jan. 3, and the district would need to certify the mill levy no later than Jan. 10. Under normal circumstances, the district usually certifies the mill levy by Dec. 15 and a special meeting to certify the 2024 mill levy would be needed on Jan. 8 or 9. Before the change in the state Legislature, the district was planning to lower the debt service mill levy to 16 mills for 2024, for a total of 20.5 mills, down from the 24 mills assessed in 2023. The change may need to be revised after the property tax assessed valuation is received from the assessor.

He suggested the board consider the following items:

  • A 10% rate increase to the Tier 1 water rates to cover the cost of conveying water from Colorado Springs Utilities (CSU).
  • A sewer utility rate increase in February or March of about 9% to 10% before the heavy water use season that usually begins in April/May.
  • The district expects an increase of wastewater flow through the Upper Monument Creek Regional Waste Water Treatment Facility from 640,725 to about 957,838 gallons.
  • A potential lease of 300 acre-feet of water with Pueblo if 2024 is a dry year, budgeted at $70,000.
  • An increase in the Amcobi National meter reading service fee.
  • The budget allocates $500,000 to purchase land for a future office building. The district office lease expires in 2025, and no buildings are available for lease or purchase within the district.
  • $150,000 is allocated in the budget for Burke Hollow Park.
  • Well transformer and pump replacement costs.
  • Northern Monument Creek Interceptor for the 30% design cost for $350,000.
  • About $564,000 for the annual availability of service fee for CSU to convey, treat, and deliver the district’s water through the NDS.
  • An additional storage tank at Plant B to be built behind the existing tank. The purchase is made possible with a matching $1 million through the American Rescue Plan Grant. The design for the tank is budgeted at $250,000. The extra storage will assist firefighting needs and will allow the blending of surface and well water. It will be the last tank the district builds.
  • Arkansas Valley Irrigation Co. water rights utilization (annexation into Buena Vista) for $2.5 million. About 528 acre-feet of water is available to run through the NDS.
  • The NDS pump station is budgeted at $4.5 million. The district has spent about $16.7 million to date, and upon completion it is expected to total about $22 million (the total includes Segment D connecting to the west side of I-25 near Old Denver Road).

The budget allocation will decrease for:

  • Engineering fees—as the district nears buildout and plan reviews are fewer.
  • Development services and water attorney fees.
  • Water testing now that all tests have been completed for radium, and it is under control.
  • Electric utilities are expected to decrease when the NDS pump station is online and the well operations decrease. The cost to run the NDS pump station will be less than 100% of well operations.
  • The Vac truck is paying for itself quickly by avoiding costly outsourcing for sewer line cleaning.
  • The district expects about 75 tap fees to generate about $903,000 in 2024.

McGrady said every district has different costs, and typically the district’s rates are lower than most, but fixed costs are driving rate increases and the district needs to ensure debt can be paid. The district is considering an increase to the tap fees that have not increased in three years, but it is important that growth pays for itself with tap fees, he said.

Water Attorney Chris Cummins said the board is not approving the mill levy until Jan. 3 due to the failure of Proposition HH and the outcome of the state Legislature special session in late November. The board will adopt the 2024 budget by Jan. 10 based on the new El Paso County Assessor’s property tax assessment numbers, expected on Jan. 3. The rate increases will be approved separately in early 2024 after a public hearing.

Vice President Anthony Sexton said the budget review reveals the things the district would like to do, but nothing is set in stone, it is simply a guideline except for the mandatory expenses. Funds for projects can always be reallocated and projects rolled over to 2025—it is a work in progress. He likes to see the district always tightening belts, and if there is extra cash the district gets to do things like the NDS. The district has done rate increase studies, and the cost of the goods is increasing. The only way to keep the district operational is to increase rates when necessary. The district rates are low to mid-tier within the area and the 2024 budget looks good, he said.

Director Jason Gross said he would need to look at the proposed rate tables, but a 10% increase considering inflation does not sound unreasonable.

Treasurer/Secretary James Barnhart said the expenses are higher as the district transitions from well water to deliver renewable water to the district. Renewable water is just more expensive and there is just no way to “shake” that it is a big contributor, he said.

McGrady said the district never knows how much revenue will be generated from water sales, and the budget can be trimmed and tightened as needed, but the district is projecting about $5 million in cash at the end of 2023.

In a 3-0 vote, the board approved the following:

  • An audit engagement letter between TMD and Haynie & Co. to perform the district’s 2023 financial audit for a fee not to exceed $27,500 (including expenses).
  • The Northern Delivery System Joint Funding and Participation Agreement between TMD and Forest Lakes Metropolitan District (FLMD), with authorization for the district manager to sign. See FLMD article on page < 12 >.
  • An intergovernmental agreement between TMD and Lewis-Palmer School District 38 regarding the dedication of a 20-foot perpetual, non-exclusive easement to provide for future Higby Road improvements between Jackson Creek Parkway and Bowstring Drive. In exchange the district would make improvements to Creekside Drive and Leather Chaps Drive near Bear Creek Elementary School.
  • Amendment 3 between TMD and FLMD to provide utility operations services for a monthly fee of $18,150 in 2024. The terms and fee structure for the landscaping and snow removal services was extended to Dec. 31, 2024, with authorization for the district manager to sign.
  • Resolution 2023-10, an amendment to a loan contract from the Colorado Water Conservation Board for the Stonewall Springs Reservoir Complex Loan Contract, up to a maximum principal amount of about $5.2 million at about a 3% interest rate.

Note: The board packet for the Dec. 13 meeting can be found under Board Meeting Agendas & Minutes at www.triviewmetro.com.

Baptist Road intersection

Gross asked if Baptist Road was within the district’s area of responsibility and if a change could be made to the intersection opposite 1st Bank to prevent motorists illegally cutting through the left-turn intersection to avoid travelling east to the Leather Chaps Drive intersection to turn around and reach the Kings Soopers shopping complex.

McGrady said the district has no jurisdiction over Baptist Road except for maintaining the north sidewalk and it does supply water and wastewater services to the commercial properties on the south side of Baptist Road and the corner of Struthers Road. El Paso County owns and maintains the road and the traffic lights on Baptist Road, he said.

Executive session

The board moved into an executive session at about 8:20 p.m., pursuant to Colorado Revised Statute 24-6-402(4) (a), (b), (e), to discuss acquisitions and receive legal advice for negotiations regarding water acquisitions, strategic planning, and change cases. No actions were taken after the executive session. The meeting adjourned at 9:24 p.m.

**********

Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for Thursday, Jan. 18 at 5:30 p.m. For meeting agendas, minutes, and updates, visit triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District (TMD) articles

Triview Metropolitan District, Nov. 13 – Commercial property inclusion; cell tower contract approved

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Nov. 13, the board approved an inclusion of commercial property and a cell tower lease agreement, and agreed to approve an amendment to the Colorado Springs Utilities (CSU) agreement to convey, treat, and deliver district-owned water. The board received updates from Kiewit representatives on the Northern Delivery System (NDS) pipeline installation project, and an update on the Northern Monument Creek Interceptor (NMCI) pipeline project. The board held an executive session to receive legal advice and discuss negotiations regarding water supply contracts, property acquisitions, strategic planning and change cases.

President Mark Melville was excused.

Inclusion of property

District counsel George Rowley said a commercial property owner had petitioned for an inclusion of property into TMD Subdistrict A, about 19.88 acres south of the southeast corner of Higby Road and east of Jackson Creek Parkway.

District Manager James McGrady said commercial property would add substantial mills to the district’s revenue, and the additional revenue will help pay for the Higby Road improvements.

The board approved resolution 2023-09, 4-0.

Cell tower contract

McGrady requested the board review and consider a cell site lease agreement for $1,800 per month between Dish Wireless LLC and the TMD for a cell phone tower at the district’s C Plant in Sanctuary Pointe, and authorize the district manager to sign the contract after the Monument Planning Commission had reviewed the plan.

Several board members raised concerns regarding esthetics and the removal of equipment from the water tank should the contract end.

McGrady requested Rowley add the obligation to remove equipment to the contract, and a stipulation to maintain an esthetically pleasing look with the intent to match the color of the equipment to the tank, to include the shed.

The board approved the lease agreement contingent on the additional conditions, 4-0.

Convey, treat, and deliver contract amendment

Water attorney Chris Cummins requested the board review and approve an amendment to TMD’s convey, treat, and deliver water contract with Colorado Springs Utilities (CSU). The amendment provides greater clarity for TMD to include additional lands into the service area, to provide water service outside of the TMD boundaries pursuant to contracts/commitments, and to wheel water through the NDS to other entities, specifically including Forest Lakes Metropolitan District. The amendment is pending review and approval by Colorado Springs City Council and the CSU board. Upon approval of the measure by the TMD Board of Directors, the district manager is authorized to execute such amendment on behalf of TMD, subject to approval by City Council/Utilities Board in January, he said.

The board agreed with the revision and expected to approve the addition in early 2024.

Northern Delivery System update

Construction/Operations Manager Mike McDonald of Kiewit Infrastructure said the NDS pipeline project began as promised in May 2023, the installation was on schedule, and overall the public is happy and only a few complaints were received. He thanked the board and the executive team for the opportunity to complete the pipeline.

Project manager Max McClean said 29,000 feet of pipe had been installed and the Pump House tank was enroute from France. The electrical equipment is expected to be in the district in March and the metal building will be constructed in December 2023.

McGrady said Kiewit Infrastructure had been on board for three years and had kept the price within 10% despite inflation. The district has spent about $16 million on the project so far, and the road overlay and completion of the pump house remain to complete the contract. The project is expected to total about $21.8 million. Fire hydrants are now installed every 1,000 feet along the pipeline route.

Cummins said that besides the Cherokee Sundance Pipeline that runs down Volmer Road, Rollercoaster Road is the second road in Black Forest with a continuous number of fire hydrants in a heavily wooded area within the county.

Kiewit will complete the Segment D pipeline installation to a new proposed road in the Conexus development on the west side of I-25. On completion, the NDS pipeline will connect northern El Paso County to CSU. There is nothing else like the NDS other than the Southern Delivery System in southern Colorado, he said. See www.ocn.me/v23n10.htm#tmd and www.triviewmetro.com.

Northern Monument Creek Interceptor update

McGrady said four vendors submitted bids for the NMCI design, and it makes sense to the district and Forest Lakes Metropolitan District to participate in the project. The district will know if the project will make financial sense in July 2024 and should budget accordingly for the potential for the project to move forward and be completed in 2026. The NMCI pipeline project would move wastewater from the district to the J.D. Phillips Water Resource Recovery Facility in Colorado Springs, located off Mark Dabling Boulevard.

Participating in the NMCI will lower operational costs and gives the district certainty that upgrades will not be needed in the future. The Upper Monument Creek Regional Waste Water Treatment Facility (UMCRWWTF) is land locked and the mandatory upgrades will be difficult to install should expansion be needed at the facility, he said.

Vice President Anthony Sexton said that in the past some quotes for the upgrades to the UMCRWWTF were estimated at about $30 million, and the customer rates to accommodate those upgrades would be high. The cost for the NMCI would be split with other communities participating in the project, he said.

Superintendent Shawn Sexton said the district’s wastewater flows will need to be known and accurate before fully participating in the NMCI. Bai Engineers of Greenwood Village began a six-month study in August to examine the fluctuating wastewater flows at the UMCRWWTF. The past couple of years saw slight increases in the flows, but not as significant as 2023. The district will know more in three months, he said.

Sanctuary Pointe Park update

McGrady said Classic Homes had decided to postpone the Sanctuary Pointe Park Grand Opening until June 2024. The park rental fees will be held in an escrow account for future maintenance and turf replacement, he said.

Assistant Manager Steve Sheffield said the district will look at how the county and city park rentals are managed, but the district will give priority to local teams.

Secretary/Treasurer James Barnhart suggested blackout periods to allow the residents to use the field.

Sexton said the district will need to collect enough funds to pay for the artificial turf replacement in about seven to 10 years. The replacement is estimated to cost about $1 million.

Executive session

The board moved into an executive session at 8:03 p.m., pursuant to Colorado Revised Statutes 24-6-402(4) (a), (b), (e), to receive legal advice, discuss negotiations regarding; water supply contracts, property acquisitions, strategic planning and change cases.

District Administrator Joyce Levad confirmed that after the meeting, no actions were taken by the Board of Directors when the regular meeting resumed.

The meeting adjourned at 9:03 p.m.

**********

Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for Wednesday, Dec. 13 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Oct. 19 – Traffic safety concerns; NDS pipeline nears completion

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Oct. 19, the board heard about measures to enhance traffic safety measures along Gleneagle Drive, received an update on the Northern Delivery System (NDS) pipeline project, heard about an addition to an existing loan, and held an executive session to discuss water supply contracts, property acquisitions, strategic planning, and change cases.

Director Jason Gross was excused.

Traffic safety measures enhanced

Ann-Marie Jojola, president of the Promontory Pointe Homeowners Association, thanked the board and the district for the traffic study conducted in the Promontory Pointe neighborhood along Gleneagle Drive. The study will help alleviate a lot of the questions about speed for the residents, she said.

District Manager James McGrady said the district is making changes after the study revealed that motorists were travelling through the neighborhood a few miles over the posted speed limit of 30 miles per hour. The district will change the speed limit to 25 mph near the Little Train Park and through the curved areas from Kansas Pacific Court down to Baptist Road. The straight areas will be 30 mph. A split-rail fence will be installed along the east and south sides of the park to prevent children chasing after balls down Gleneagle Drive. An additional number of crosswalk reminder signs will also be installed, making safety improvements and signs that make sense for the road conditions, he said.

NDS update

McGrady said the Kiewit team installing the NDS pipeline would be wrapping up the installation project along Rollercoaster and Northgate Road by the end of October. Milling and paving has begun at the north end of Rollercoaster Road, and the overlay is expected to be completed before winter. After completion of the pipeline installation, Kiewit will install a pipeline to the Conexus development for $200,000. The pipeline to segment D (future Conexus development) is part of the NDS and it is hoped the installation will move the Conexus development forward. The pipeline will end about 200 feet from the Town of Monuments municipal water infrastructure. See MTC article on page < 12 >. The district has spent almost $15 million as of September and the project is about 68% complete. The project is projected to total about $21.8 million.

Note: For NDS pipeline project updates, alternative traffic routes, road closures, answers to questions, and to sign up for email and text notifications, visit www.triviewnds.com. The link can also be found at www.triviewmetro.com.

Addition to loan proposed

The district is working with the Colorado Water Conservation Board (CWCB) to increase an existing loan. The state-funded agency receives its revenue from oil and gas severance taxes and provides loans for water resource projects. The district received a loan from CWCB for about $4.7 million to build the first phase of the South Reservoir, but as the project is ending there are several invoiced items that arose, such as creating the bottom of the reservoir to enable good drainage, and $19,000 for additional engineering. Adding the expenditure of $419,930 to the loan at 2.05% for a combined project total of about $5.1 million is a smart solution, taking advantage of the low interest loan rather than spending district cash, he said. The proposal will be presented for approval at the Nov. 16 board meeting.

Operations report

McGrady said the following:

  • Water Attorney Chris Cummins is still working on the participate agreement with the Forest Lakes Metropolitan District’s (FLMD) attorney. Cummins is waiting on some information from JDS Hydro and the FLMD attorney and is aiming for a completed agreement by the end of December to enable the first payment at the beginning of 2024.
  • Northern Monument Creek Interceptor (NMCI) requests for proposal for the design of the pipeline were due at the end of October. The stakeholders will begin looking at designs around Nov. 6.
  • The district continues to work with D38 on the Higby Road design. Some of the developers will submit their final development plans soon, but the final right of way is still being discussed. Discussions with the Town of Monument continue regarding the final width of the widening/redesign project.
  • A flow test on the pump at the South Reservoir was conducted with the pump manufacturer, and the pump reached the maximum of 32 cubic feet per second. The pump is designed to allow 64 acre-feet of water flow into the reservoir per day.

Utilities Department update

McGrady said the following:

  • Water sales for September were a total of about 46.508 million gallons. The district hit the maximum to date at 50 million gallons in July. Production was at 1.5 million gallons per day, but it is down to less than 1 million gallons per day now that the homeowners have drained their sprinkler systems.
  • The check valve for the A4 Well, located at the bottom of a pipe 1,600 feet deep, had failed and was causing problems with the variable frequency drive, so every time it was turned on the pump had to move a full column of water to the surface. The pipe was pulled out and the valve at the bottom was replaced, and another valve was installed half way down the pipe to avoid pumping a large amount of water in the future.
  • All backflow tests and prevention checks were completed, and 100% compliance has been achieved.
  • The Vactor truck has cleaned about 1,600 feet of sewer lines since being placed into service. Monument Marketplace and the Vista Apartments are completed, and the district has saved about $48,000 so far. The process can take place only when the temperatures are above freezing. The truck is winterized daily and housed in a heated environment to protect the apparatus from any water residue freezing in the truck.

Badger water meters

McGrady said the district has about 158 Badger meters (a cellular water meter with real-time water monitoring technology) left to install out of 2,100 homes. It costs more for the district to manually read those meters from the street, and eventually the old technology will not be available to read the old meters remotely, and access to basements will be the only solution. The district may need to take steps in the future if 100% compliance cannot be achieved. Residents refusing the installation of the new meters may need to pay extra for meter reading in the future, he said.

Note: There is no cost to residents for installation of the new meter, and installation takes about 30 minutes. For more information about the cellular meter, visit https:/www.badgermeter.com.

Executive session

The board moved into an executive session at 6:45 p.m. pursuant to Colorado Revised Statute 24-6-402(4) (a), (b), (e), to discuss acquisitions and receive legal advice for negotiations relating to water supply contracts, property acquisitions, strategic planning, and change cases.

District Administrator Joyce Levad notified OCN after the meeting that no actions were taken by the Board of Directors when the regular meeting resumed.

The meeting adjourned at 8:01 p.m.

**********

Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for Nov. 16 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Sept. 21. Northern Delivery System pipeline installation nearing completion

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Sept. 21, the board received updates on the Northern Delivery System (NDS) Pipeline Project and the release of water deeds, and heard about wastewater flow monitoring and a system to remove radium. The board also approved a small lease of water shares, heard about a revegetation program, and received an update on the Higby Road widening project. The district also held an executive session to receive legal advice regarding various negotiations on water supply contracts, property acquisitions, strategic planning, and change cases.

Director Amanda Carlton attended remotely; however, sound communication was unavailable for the participants attending via Zoom for the duration of the meeting.

Northern Delivery System pipeline project.

District Manager Jim McGrady said he attended a get-together with the Kiewit employees as the NDS project reached 100 days and is about 75% completed on the pipeline installation. The closeout for the pipeline portion of the project is anticipated to be the end of November and everything is on schedule, he said. Roller Coaster Road will be completed by mid-October, and Old Northgate Road is expected to be completed by the end of September. The pumphouse at Highway 83/Old Northgate Road is estimated to be completed in July 2024, he said.

President Mark Melville said the pump station had many long lead-time items. The district was able to purchase an electrical transformer from Mountain View Electric Association ahead of time and well before construction, he said.

Note: For NDS pipeline project updates, alternative traffic routes, road closures, answers to questions, and to sign-up for email and text notifications, visit www.triviewnds.com. The link can also be found at www.triviewmetro.com.

Release of water deeds.

McGrady said the Stonewall Springs South Reservoir is full. TMD and the Arkansas Ground and Reservoir Association (AGRA) water rights contributed to filling the reservoir. The district will begin running the NDS in less than a year and will need municipal water to run the pipeline. The district may need to lease a little water next year until all the decrees for the municipal water are in place. Some of the AGRA water could be utilized to supply the NDS, along with 500 shares (about 350 acre-feet) of the Fountain Mutual Irrigation Co. (FMIC). A portion of the 557 shares of FMIC, which the district is changing to municipal water shares, will likely be decreed after the 2024 runoff. The district will have a plan B and will pump water from its wells if needed to fully supply the district customers he said.

Melville said the district needs about 900-1,000 acre-feet annually, but the plan has always been to use about 20% well water and keep the wells in use, he said.

Water flows examined.

Assistant District Manager Steve Sheffield said Xuehua Bai of Bai Engineers is examining and taking measurements of the water flows at the Upper Monument Creek Regional Wastewater Treatment Facility (UMCRWWTF). The district is not 100% confident in the accuracy of the flow numbers that are released from the treatment facility and is double checking Triview’s existing flow measurement devices, he said.

Superintendent Shawn Sexton confirmed a new flow meter at the Upper Monument Creek Waste Water Treatment Facility (UMCRWWTF) had been replaced a couple of years ago. The district is keeping up with high summer water demand, and during August the district had a 9.7% variance (unaccounted water due to pipeline leakage), which is not uncommon. Nationwide some municipalities have up to 40% unaccounted water loses. The district is drilling down on losses, because previously the numbers presented were not the whole picture, he said.

Vice President Anthony Sexton said the 9.7% is a whole lot tighter than previous months, but it would be interesting to know why there are fluctuations in lost water between the summer months and the winter months, he said.

McGrady said Bai is taking readings on a flume every 15 minutes over 24 hours to capture 96 reads, then using an integration formula the district will know the volume that travelled through the flume in 24 hours. It will be important to identify the cause and the correct flows to the treatment facility as the decision to participate in the Northern Monument Creek Interceptor (NCMI) pipeline draws closer. The pipeline capacity will need to be accurate to accommodate the correct amount of wastewater. The cause could be metering or infiltration, he said.

Hydrous manganese oxide (HMO) system.

Sexton said the district is almost done with the hydrous manganese oxide (HMO) redesign and rebuild, and it looks completely different from the original design, and it will be “awesome.” He had attended the Rocky Mountain Water Conference from Sept. 10-13 in Loveland, with Lead Engineer Mario DiPasquale of RESPEC (formerly JDS Hydro). DiPasquale presented the HMO system to about 30 attendees, and after the presentation Sexton helped DiPasquale answer questions.

TMD and one other small district statewide are adopting the HMO system. The system consists of a combination of suspended manganese oxide particles that form a slurry, and when combined with raw water the chemical affixes to radium and the particles are large enough to be removed via filter, making it possible to easily remove when the filters are backwashed, he said.

McGrady said Donala Water and Sanitation District is implementing the HMO system after consulting with the TMD team. The system makes sense and works very well at a very reasonable cost compared to other systems, he said. Radium testing takes up to three months to complete. and then further testing is required. It took TMD about a year to complete and comply with the state requirements. The district is trying to spread the word about the economic benefit of the HMO system. TMD implemented the HMO system because other methods of removal are expensive. Radium is not just a Front Range issue, he said.

Melville said the HMO system will remove radium at a low cost of about $200,000, unlike some systems that require separate plants and cost over $1 million.

Director Jason Gross thanked Sexton and his team for going the extra mile, making the district exceptional just by taking the time to discover the HMO system.

Lease of water shares.

McGrady said he was approached by Curtis Mitchell, a consultant for Cross Creek Metropolitan District (CCMD) located between Widefield and Fountain Boulevard near Mesa Ridge High School. Mitchell requested a small lease of six shares to offset evaporative losses in a small sub-division pond that the state had mandated be drained due to evaporation loss. The agreement is a good neighbor relations project, and the district makes a little revenue in the process. He requested the board review and consider approving the agreement between CCMD and the TMD for the lease of six shares from the FMIC for three years from Nov. 1 through Oct. 31, 2026, to augment evaporative losses on the pond located within CCMD.

Water Attorney Chris Cummins said the district always includes a reclaim clause should the district need the water, but he had not written the agreement and would need to confirm. The lease provides only 4.2 acre-feet to offset evaporation in a small pond adjacent to a play area. If the provision to reclaim the water is needed by the district and is not already included, it will be added, he said.

The board unanimously accepted the agreement with a retraction clause should the district need the water.

Revegetation plan.

McGrady said TMD hired retired Colorado State University Professor Ed Rendente, an expert restoration ecologist, to work for the district on a revegetation plan at the Chicago Springs Ranch, located near Buena Vista and the place of use for the district’s Arkansas Valley Irrigation Co. water right. The land is covered by various grasses. After the irrigation water is removed, most of the hay and some species of grass will die out and the other intermixed vegetation is expected to thrive. A reference property near that has never been irrigated will mimic that land, but it could take 10 years or more, he said.

Cummins said the division engineer office mandates rules and regulations to implement a revegetation plan after irrigation rights are removed to prevent dust bowl conditions, he said.

Higby Road widening project.

McGrady said the Higby Road widening project design was approved. The road will be about 95-100 feet wide, about 20 feet less than Jackson Creek Parkway. The design also incorporates two roundabouts: one about midway of the Lewis-Palmer High School south parking lot for entry purposes, and the second at Bowstring Road. Until the district can figure out how to incorporate a sidewalk on the northeast side near the school baseball fields, two crosswalks will be installed to reach the sidewalk on the south side of the road, he said.

Above Triview Metropolitan District received a 900-ECO 12-yard Vactor truck in early September. The multi-use vehicle with many capabilities besides cleaning sewer systems will be utilized both residentially and commercially throughout the district and in Forest Lakes Metropolitan District. The district spent about $560,000 on the truck and expects to see a cost savings in a couple of years by avoiding costly outsourced services. Photo by Natalie Barszcz.

Public works, parks, and open space update.

Superintendent Matt Rayno said the following:

• The district had received the radar speed signs for Promontory Pointe and installation had begun. The 25-mile-per-hour sign would be removed.

• He and the snow captain would attend a snow and ice removal conference to receive continued certification in snow removal.

• The district purchased a dump truck with a snow plow for snow removal.

Gross said he likes the increase in service to the residents.

McGrady said the district was able to find a used diesel truck for about $37,000 sitting on a lot with only 50,000 miles on the odometer and a snow plow. The truck was then sandblasted, re-painted and fitted with a new sander for $16,000. The final cost was about $53,000 instead of about $150,000 for a new truck.

Melville suggested the large flat drainage pond that receives little runoff between Split Creek and Gleneagle Drive could be put to recreational use with a little bit more mowing and a couple of soccer nets.

McGrady said metropolitan districts in the Phoenix, Ariz., area have utilized dry retention pond areas for recreation, and he would look into utilization of the space.

During public comments, a resident said he was very happy about how his taxes are being spent by the district, especially when he sees the beautiful landscaping work and how great the district looks.

Executive session.

The board moved into executive session at about 7:23 p.m. pursuant to Colorado Revised Statutes 24-6-402(4) (a), (b), (e), to discuss acquisitions, receive legal advice regarding negotiations on water supply contracts, property acquisitions, strategic planning and change cases.

After the meeting, Sheffield confirmed that when the board returned to the regular meeting, no further action was taken.

The meeting adjourned at 9:23 p.m.

**********

Correction.

In the September issue of OCN, the TMD article should have read: “Rocky Mountain Turf Solutions are installing 115,600 square feet of UV-protected AstroTurf for the multi-use sporting field in Sanctuary Pointe.” After the September issue was published, McGrady provided the following information: The TMD Board of Directors approved $1 million from the parks and open spaces fees collected from the Sanctuary Pointe development for the AstroTurf installation. TMD collected just over $2 million at the point of construction, about $3,373 for each of the 600 homes in Sanctuary Pointe. About $1,666 per home was contributed to the park from those fees. The Homeowners Association fees were not used in the development of the park. OCN regrets the error.

**********

Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for Oct.19 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Aug. 17 – Water usage sets record high

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Aug. 17, the board heard about recording breaking high-water usage in July, approved a water use agreement and the completion of a new park, and received an update on the Northern Delivery System (NDS) pipeline project. The district held an executive session that resulted in an exclusion of property.

Water usage reaches all-time high

Superintendent Shawn Sexton said that July set a record high for water pumped at about 49 million gallons, with a 9% variance. All wells are available, and all three plants are running well. The district is approaching an extended period of pumping capacity at 17.5 gallons per minute, and that can be problematic, he said.

District Manager James McGrady said August is looking equally high for water usage, pumping 2.2-2.3 million gallons per day. The district has seven or eight wells running and can meet the demand without using the ninth. The NDS pipeline will make a huge difference once operational and will meet the demands of the district at buildout, he said.

Vice President Anthony Sexton said it might be the last July the district pumped well water.

President Mark Melville said if a problem occurs with the NDS, the district has about a million gallons of water in the tanks, about one day’s worth of storage capacity. In an emergency, the tanks would provide the residents with enough water to take a shower in the morning, but the district has the capability to pump about 1.5 million to 2 million gallons of groundwater a day to maintain supply to the district, he said.

Water use agreement

Water Attorney Chris Cummins said that late that afternoon, a water use sharing agreement had been reached between Triview and the Arkansas Ground and Reservoir Association (AGRA), both representing the majority ownership of the Excelsior Irrigating Co. The agreement allows both entities to use each other’s water rights, with written notice, when necessary, when those water shares are not in use, he said.

McGrady said the district is having a banner year capturing water, 120% above average, but needs to think about water storage a couple of years down the road. The district will always top off Stonewall Springs Reservoir before selling water and ensure the district is taken care of first, he said.

The board unanimously approved the agreement.

NDS update

McGrady said the NDS pipeline installation is almost completed from B plant to Stage Coach Road, representing about two-thirds of the pipeline. The project is on track and under budget, and all the pipeline will be installed by September, he said. Baptist, Roller Coaster, and Northgate Roads will be paved out with a 2-inch overlay by the end of October.

Director Sexton asked if the new fire hydrants could be protected from vehicles in any way.

McGrady said the hydrants are designed to break off during collisions, and if damage occurs frequently the district would consider moving a hydrant back a few feet, but replacing hydrants occasionally will be part of the game. He informed Fire Chief Andy Kovacs that all the hydrants will be charged in the next few weeks, and Kovacs is thrilled to have fire protection for the first time in Black Forest. The pump station (at the intersection of Old Northgate Road on the eastside of Highway 83) foundation is being formed and poured and will be dried in by October. The district staff will begin installing electrical and pumps inside during the winter with an anticipated completion date in July 2024, he said.

Note: For NDS pipeline project updates, alternate traffic routes, road closures, answers to questions, and to sign-up for email and text notifications, visit www.triviewnds.com. The link can also be found at www.triviewmetro.com.

Renewable water

During public comments, this reporter requested information on renewable reuse water return flows to the district.

Melville said the district-owned water mostly flows through homes to the Upper Monument Creek Regional Wastewater Treatment Facility, where it is treated before flowing downstream. Flows are exchanged or captured in the Big Johnson Reservoir, or at the Stonewall Springs Reservoir via the Southern Delivery System/Arkansas River, where it can be used to extinction. The district puts about an acre-foot or 326,000 gallons into Monument Creek per day, to be captured and reused. The district plans (with the 1041 permits already in place) to capture its water and return those flows via the NDS pipeline. It was part of the district’s strategy to move to a renewable/reuse water system and be less reliant on groundwater from the Denver Basin aquifer system, said Melville.

Cummins said Forest Lakes Metropolitan District (FLMD) anticipates taking part in the NDS system and using some of the TMD excess pipeline capacity to deliver return flows to FLMD but not TMD water. It is unclear how FLMD return flows will be captured and returned for reuse, he said. See FLMD article on page < 9 >.

Employee retirement plan change

Assistant District Manager Steve Sheffield said that when he was hired, he tried to roll over his retirement plan and the response he received from Lincoln Financial was not helpful, resulting in considerable time fixing the transfer. After discussing the potential change with the district staff, everyone agreed the switch would be beneficial. He requested the board review and approve Resolution 2023-06, a resolution of the TMD Board of Directors to change the retirement fund managers from Lincoln Financial to Corebridge Financial.

The board unanimously approved the resolution.

Public Works and Parks and Open Space update

Public Works and Parks and Open Space Superintendent Matt Rayno said the following:

  • Agate Creek Park and the adjacent trails are complete (see photo with caption).
  • Old Creek Park has been completed, with the addition of a shade structure pavilion area and picnic table. Some of the other parks will receive shade structures in the future.
  • The district plans to repair in house the crack seal projects with a focus on Sanctuary Rim Road. Instead of a three- or four-day contract, the district will rent the machine for a month for the same cost of about $20,000.
  • Some grading and berms will be used to divert excess water draining from St. Lawrence Way and the Plant B tract out toward Gleneagle Drive.
  • Removable lockable bollards will be installed on some trails to prevent an ongoing issue with residents encroaching into the trail system. The use of heavy equipment to access yards for construction and landscaping had the potential to cause damage. Residents are required to contact the district for property access via easements.
  • The district had planned to install a permanent enclosed Porta-Potty station at the Little Train Park in Promontory Pointe, but contract servicing would cost about $500 per month for two units (about $5,000 a season). The district purchased two units for about $1,200, and the Vactor truck will service the units when it arrives in the district. The units will be positioned where needed for events.
Above: Agate Creek Park facing west with the sun setting over Mount Herman on Aug. 22. The project to completely overhaul and enhance the park and the adjoining trail system began after the tie in of the 16-inch main pipeline for the Northern Delivery System project destroyed the trail during the installation process. The project was completed by the district staff in early August. Photo by Natalie Barszcz.

Director Sexton said the Little Train Park in Promontory Pointe looked good for the 80 residents that attended the movie night, and many good comments were received.

Director Jason Gross thanked Rayno and the crews for stepping up and not just doing the minimum when working on the landscaping throughout the district.

Sanctuary Pointe Park completion close

Steve Schlosser, Classic Homes project manager for the west side of Monument Junction and a resident of Sanctuary Pointe, proposed the board consider Rocky Mountain Turf Solutions install 150,000 square feet of UV protected AstroTurf for the planned soccer/lacrosse multi-use field in Sanctuary Pointe. The park would also receive sidewalks, a shade structure, natural stone stadium seating on the northeast side with trees planted to look like they are part of the forest to provide additional shade for spectators, he said.

Rayno said AstroTurf is less maintenance for the district than natural grass.

Director Amanda Carlton said artificial grass had been linked to cancer due to the PFAS, or per-and polyfluoroalkyl substances—so-called “forever chemicals.”

Cummins said Palmer Lake had also debated using AstroTurf because of the plastic pellets contained under the plastic blades.

Schlosser said a new mesh system is designed to hold the pellets in place, unlike the old design.

Rayno said signs for the correct use of the AstroTurf sporting field will be installed at the park.

McGrady said the Sanctuary Pointe Homeowners Association paid about $3,000 per home for the park development, and Classic Homes has contributed and pledged to complete the park. No other sporting field exists in the district, and artificial turf would be beneficial, he said. TMD would split the cost and pay $1 million toward the project. There is room to park on either side of Sanctuary Rim Road, and about 60 parking spaces are available at the park.

Schlosser said the district would be responsible for booking the facility, and program revenues from clubs and events using the facility would return to the district for the maintenance of the park. The turf product has the least number of injuries within the artificial turf industry, and he estimated a mid- to late September completion, followed by a ribbon-cutting event, he said.

McGrady requested the board review and consider approval of a funding agreement between Collin Elite 1 LLC and TMD concerning the sharing of costs for developing a neighborhood park in the Sanctuary Pointe development in Monument, with authorization for the district manager to sign the agreement.

The board approved the resolution 4-1, with Carlton dissenting.

Schlosser said he would contact the company and request product safety information.

Conexus property exclusion

McGrady said a swale, typically a cattle grazing pasture, exists in the district between the I-25 southbound ramp, the Santa Fe Trail, and south of Second Street. The land is adjacent to the Conexus-owned property and will create a maintenance issue if it remains in the district.

Melville opened a public hearing for resolution 2023-07 and, hearing no comments, promptly closed the hearing.

McGrady requested the board review and approve Resolution 2023-07, a resolution of the TMD Board of Directors, accepting a Petition for the Exclusion of Real Property from TMD known as Tracts D and E of Conexus Filing Number 2.

Director Sexton asked why the district would consider excluding the land and requested the board discuss the exclusion further in executive session.

The board unanimously approved tabling the resolution for further discussion in executive session.

Note: Gross left the meeting at 8:02 p.m., before the executive session.

Executive session

The board moved into an executive session at 8:39 p.m., pursuant to Colorado Revised Statutes 24-6-402(4) (a), (b), (e), to discuss acquisitions and negotiations and receive legal advice regarding water and property acquisitions, change cases, the Higby Road design, and resolution 2023-07, a petition for exclusion of real property.

After the meeting, Sheffield confirmed that the board returned to the regular meeting at 9:19 p.m. and voted on resolution 2023-07 pertaining to the exclusion of property from the district (Conexus property). The motion passed 3-1, with Carlton dissenting.

The board adjourned at 9:23 p.m.

**********

Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for Sept. 21 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, July 20 – Stonewall Springs Reservoir operational; Conexus Subdistrict dissolved; 2022 budget amended

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on July 20, the board heard about the Stonewall Springs Reservoir operations, approved the dissolution of Subdistrict B, amended the 2022 budget, received a presentation on the 2022 audit, received multiple updates, and held an executive session to receive legal advice on water and property acquisitions, and the Higby Road design.

Vice President Anthony Sexton and Director Jason Gross attended via telephone.

Director Amanda Carlton did not attend.

Stonewall Springs Reservoir is operational

District Manager James McGrady said the district acquired the 1041 permit from Pueblo County, which is necessary to operate exchanges of water at the Stonewall Springs Reservoir. The district is now exchanging water regionally using the new pump station, and the reservoir is full. The renewable water program is an accomplishment for TMD and the entire region, he said. See NEPCO article on page < 18 >.

Above: Triview Metropolitan District’s Stonewall Springs South Reservoir on July 20. The reservoir was full to capacity by mid-July and holds enough water to supply the district for two years. Photo courtesy of James McGrady.

Water attorney Chris Cummins said the filling of a reservoir generates a great deal of interest, because it is not an everyday happening. See photo above.

Note: The July newsletter is available at www.triviewmetro.com.

Subdistrict B dissolution

McGrady said when the district put together Subdistrict B for the Conexus development located west of I-25 off Old Denver Road, Monument, the district was unsure at the time that Conexus would be able to set up its own metropolitan district, but that has now occurred, and Conexus feels it will have sufficient bond capacity to complete the project. See www.ocn.me/v23n6.htm#tmd.

Gross said it seems the district would be taking a tool out of its tool kit, and why would the district get rid Subdistrict B before Conexus has built out its development? he asked.

McGrady said that Conexus can impose 35 mills for the operation and management of its new development. TMD currently imposes 24 mills of its allowed 35 mills to its customers and could only issue 11 mills to Conexus. He had a conversation with the developer and was assured they would not need Subdistrict B. If Conexus is making the wrong decision, it will have to make it work, he said.

Gross asked if the development posed any potential risk to TMD.

McGrady said the Conexus development west of I-25 is not integral to the district, and the roads and pipeline are located on the periphery of the district. The Town of Monument (TOM) collected a performance bond from the developer before the construction begins to protect against abandonment of the project. TMD inspects all the water and wastewater pipelines and Tom Martinez of Monument Public Works inspects the road and stormwater infrastructure. The work is warrantied for two years, and then a punch list is completed to ensure the final infrastructure is to code. The district employs extremely qualified staff with 20-plus years of experience to inspect water and wastewater infrastructure, to include the Northern Delivery System pipeline project

The district’s attorney, George Rowley, said there is no negative should Conexus fail to complete infrastructure, because it is required to install the infrastructure before any residents move in. Rowley requested the board review and approve Resolution 2023-05, a resolution of the TMD Board of Directors acting at the request of the property owners, Conexus developers Schuck-Chapman, to dissolve Subdistrict B and authorize the district staff and the district legal team to prepare documents, make filings, and consummate the dissolution of it.

The board approved Resolution 2023-05, 4-0.

2022 budget amendment

President Mark Melville opened a public hearing for the proposed 2022 budget amendment.

District Accountant Cathy Fromm explained the required amendments for the 2022 budget and said the General Fund/Capital Projects Fund was amended by $195,206 due to additional capital projects, and the Enterprise Fund was amended to show an increase of about $3.9 million. The increases were due to capital projects and over $300,000 in additional meters that were ordered in 2021 but received in 2022. The additions are required to be reported in the year received, she said.

Melville said a revised budget approval occurs every year after the auditors and accounts have conducted the audit, and hearing no public comments closed the public hearing.

McGrady requested the board review and approve Resolution 2023-04, a resolution of the TMD Board of Directors amending the 2022 budget.

The board approved the 2022 budget amendments, 4-0.

2022 audit

Christine McCleod of Haynie and Co. CPA presented the 2022 audit and said no significant weaknesses or deficiencies had occurred. The audit was substantially completed but still in draft form, and once complete the report will be filed on time with an un-modified opinion. The district has a strong set of financials with nothing outside of normal accounting procedures, she said.

McCleod recommended the Higby Road escrow account be moved to reflect a liability account on the balance sheet for correct financial presentation purposes.

The board approved the 2022 Audited Financial Statements as presented, subject to review and any changes, and the filing with the state, 4-0.

Financial update

Secretary James Barnhart requested clarification on the overbudget vehicle expense line discussed at the June board meeting. See www.ocn.me/v23n7.htm#tmd and the correction at the end of this article.

Fromm said the fuel charges will be moved to the fuel line item, and other charges will be scheduled to the correct accounts. The district had a lot of Les Schwab charges for tires this year and $660 for the Vehicle Expense line in the General Fund for Public Works, was really underbudgeted, she said.

McGrady said the district truly underbudgeted the line item, with gas expenses charged to that line, and many pieces and parts needed for vehicles this year.

The board accepted the financial report as presented, and approved the checks issued over $5,000.

NDS pipeline project update

McGrady said Kiewit was doing a great job, and the NDS pipelines were expected to be tied together in late July. The crews will begin working on the east portion of Baptist Road overnight to avoid traffic congestion. All materials for the project have been received (except for the pump station), and the pipeline will be installed by mid-September, with the overlay expected to take place from late September through mid-October, he said.

Note: For NDS pipeline project updates, alternate traffic routes, answers to questions, and to sign-up for email notifications, visit www.triviewnds.com. The link can also be found at www.triviewmetro.com.

Public Works and Parks and Open Space update

Superintendent Matt Rayno said:

• The Remington Hill overlay project was scheduled to be completed by Martin Marietta on July 22.

• Staff members are completing the last section of the trail system at Agate Creek Park.

• A concrete pad at Old Creek Park had been installed, and a shade structure and picnic table will be added to the pad in August.

• Radar speed signs have been ordered for a total of about $7,400. The signs will be installed on northbound Gleneagle Drive at the Promontory Pointe Trail Park, and southbound Gleneagle Drive just after the roundabout after exiting Sanctuary Rim.

Resident Ann-Marie Jojola thanked the district for installing radar speed signs along Gleneagle Drive in Promontory Pointe and said there are a lot of curves and motorists gain momentum. There have been some close calls with children crossing the road, she said.

McGrady said the road has a steep grade, and children do not have the sight distance to navigate the speed of oncoming vehicles.

Sidewalk repair matching program

McGrady said the district is responsible for curb and gutter repairs, but for sidewalks a concrete matching program of $1,000 per home to fix sidewalks exists. The district budgets $25,000 annually for the program and currently has $50,000 to match homeowner sidewalk repairs. Residents interested in the sidewalk repair matching program should contact Assistant Manager Steve Sheffield at ssheffield@triviewmetro.com or call 719-314-6473.

Re-opening of open space

McGrady said he and Rayno had walked the open space north of the Lyons Tail Road and south of the Talus Road playground and found the space was now free of trash and in great shape compared to about a year ago, when activities such as underage drinking, evidence of fire pits, scrub oak chopped with axes and fort building activity had been taking place. Back then the board examined alternatives after receiving resident complaints and made the area off-limits. The area is now looking pristine with no signs of damage, and he recommended the board consider re-opening the single-lane foot path and open space with monitoring, and new signs asking users to please respect this open space.

The neighbor that had originally requested the district take action in June 2022 to protect the open space said he had not requested the closure, but due to the closure a rock had been thrown through his window last year. He concurred the space looked good now, and he and his wife were in favor of the space being re-opened, as long as it is monitored. In the past he had observed a female teenager tear off a branch from the 100-year-old Gambel oak shrubs.

Residents attending in support of re-opening the space said they and another neighbor would be watching to ensure the open space users are not causing damage or engaging in dangerous behavior.

Melville thanked the homeowners in attendance and said the board regrets the decision it made to close the open space, but he hoped the children present at the meeting could go and enjoy the open space with their neighbors. See the TMD board meeting minutes from June 23, 2022 at www.triviewmetro.com.

Note: OCN did not cover the complaint that led to the closure because the July 2022 edition did not cover the TMD board meeting. Subsequently, the board meeting minutes and the district newsletter did not refer to the homeowners by name in response to the complaint.

Grass grant for open spaces

Resident Melissa Simonoff requested the board consider applying for the state’s $2 million grant available to municipalities for 2023-24 for lawn removal and replacement in public spaces. It could be used for the enhancement of the open spaces in Jackson Creek, she said.

McGrady said that in years past the grant was available only for residential purposes and a very small amount of money was available. He requested Simonoff forward the information to him for further consideration.

Melville thanked Simonoff for the information and said the board would look into the request.

Executive session

The board moved into executive session at 7:58 p.m., pursuant to Colorado Revised Statutes 24-6-402(4) (a), (b), (e), to discuss acquisitions, receive legal advice on negotiations regarding water acquisitions, change cases, property acquisition negotiations, and the Higby Road design.

After the meeting, Sheffield confirmed that no further actions were taken when the board returned to the regular meeting and promptly adjourned at 8:57 p.m.

**********

Correction

In the financial update portion of the June TMD article www.ocn.me/v23n7.htm#tmd, it should have read: “Vehicle expenses were $7,261, and 1100% over the budgeted $660 in the May 2023 financial report.” OCN regrets the error.

**********

Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for Aug. 17 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at

nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, June 22 – NDS pipeline project progressing

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on June 22, the board received an update on the progress of the Northern Delivery System (NDS) pipeline project, approved a water rights lease agreement, and held an executive session to discuss acquisitions, negotiations, and receive legal advice for water, and property, and the draft aquifer storage and recovery report.

Vice Chairman Anthony Sexton was excused.

NDS update

District Manager James McGrady said the NDS pipeline project had reached Roller Coaster Road, and Kiewit Infrastructure is installing about 300 feet of pipeline per day, (the original bid had predicted 200 feet per day). The pipeline project has reached the trail head entrance to Fox Run Regional Park, and everything is going extremely well, he said. The pipeline is expected to reach Highway 83 by September, and he thanked Kiewit Infrastructure for working with landowners along the pipeline to negotiate storage of materials along the route. The district plans to complete the overlay of asphalt along the pipeline route in early fall, he said.

For NDS pipeline project updates, answers to questions and concerns, and to sign-up for email notifications, visit www.triviewnds.com. The link can also be found at www.triviewmetro.com.

Note: TMD is expecting to receive district-owned renewable surface water via the pipeline after the pump house is built next to the Colorado Springs Utilities water storage tank east of Highway 83 and Old Northgate Road. The pump house is scheduled for completion in October 2024.

Water rights lease agreement

McGrady requested the board review and consider an amendment to the district water rights lease agreement between James Treat of 7021 County Road 104, Salida and TMD. The district owns all of Bale Ditch 1, that diverts water into the Arkansas River, and owns half of Bale Ditch 2. The Treat family owns and uses the second half of Bale 2 to irrigate a hay crop. The agreement allows the district to have a standing lease to begin using the second half of the Bale Ditch water whenever Treat decides to stop using the water. The district will pay Treat for the use of the water. In addition to an existing water right, the agreement will justify and include the Treat water right, and whenever he decides to sell in the future, the district would likely be the buyer of the other half of Bale 2. The district has undertaken the engineering portion to divert the water from Bale 2 back to the Arkansas River, he said.

Water Attorney Chris Cummins of Monson Cummins & Shotet LLC said the lease agreement is favorable for owner Treat because it will avoid his duplication of the engineering costs to divert his share of water back into the Arkansas River.

Director Jason Gross said the agreement constitutes astute planning.

The board approved the water rights lease agreement between the district and Treat and authorized the district manager to sign with only non-substantive changes to the approved agreement, 4-0.

Operations report

McGrady said the following:

  • The Pueblo 1041 permit was scheduled for review and consideration by the Pueblo County Commissioners on June 27. The permit is critical for the district to operate all its water assets and exchanges between it and Pueblo.
  • The pump station at the Stonewall Springs Reservoir, Pueblo County, was commissioned on June 26, and the district has begun storing water in the reservoir.
  • The Upper Monument Creek Waste Water Regional Treatment Facility’s 86-page report is being reviewed by the district. The report will be discussed in the July executive session. See www.ocn.me/v23n4.htm#tmd.

Higby Road redesign

McGrady said the Higby Road redesign was undecided due to the multiple staff turnovers at the Town of Monument (TOM). A meeting is scheduled with the TOM to work through some of the technicalities of the design. The district has a comprehensive functional design that meets everyone’s needs including the school district’s, he said. The TOM Planning Department now have new staff with different ideas on the width of the road. The district is managing the project and engaged two traffic engineers, one with over 25 years of experience from Colorado Springs, and a design engineer. A Kiewit engineer also provided a cost estimate for the project. The district did collect money from developers to pay for the Higby Road project, he said.

Gross requested a confirmation briefing to ensure the design considers teen driver safety. See www.ocn.me/v23n2.htm#tmd.

Unexplained water loss cause discovered

Superintendent Shawn Sexton said after re-calculating the water usage versus water sold the district discovered a water loss of a little over 7% compared to previous months that indicated as much as a 15%-22% water loss. Water loss is at a normal acceptable level, but zero would be best.

McGrady said the unexplained water loss discussion in May was due to the district reading the meters on the 28th of each month, but the real reading is on the last day of the month. In winter, the extra days are added to the next month, but a hot day after the 28th in spring and summer would show higher usage. In the future, the district will compare apples to apples to ensure accurate water loss levels. The calculations were just a measurement issue, thrown off by high usage days, he said. See www.ocn.me/v23n6.htm#tmd.

Financial update

President Mark Melville requested the board review and approve the checks over $5,000 and said that all expenses were budgeted line items and part of the overall 2023 budget.

The board approved the checks over $5,000 as presented, 4-0.

Treasurer/Secretary James Barnhart noted that vehicle expenses were at $660,000—1100% over the budgeted $20,000 for 2023 in the financial report.

McGrady said the staff would need to investigate what appears to be a possible line-item discrepancy. The district conducts all vehicle oil changes in house, but expenses have been high for tires and fuel. Having an in-house mechanic has saved money for the district, and until the district purchased a $500 blade sharpener, the district had a weekly expense for the sharpening of blades. The cost of sub-contracting jobs is high and the district endeavors to keep most jobs in house, he said.

The board accepted the financial report as presented, 4-0.

Public Works and Parks and Open Space update

Superintendent Matt Rayno said the following:

  • The spring weather pattern has been a huge challenge for the staff to keep the district in viable shape. The district has seen excessive plant growth due to the rainfall, and additional weed control and early pruning is needed. A typical spring is not usually as wet, and herbicide control has been diluted by the water. Mowing is needed every five days, and the staff are working hard to catch up.
  • The paving is now complete at the new state-of-the-art facility at A Yard (located adjacent to the power station east of Jackson Creek Parkway). The new facility will house the 900-ECO 12-yard truck-mounted combination sewer cleaner, on order since August 2022. See www.ocn.me/v22n9.htm#tmd.
  • The Agate Creek Park enhancement project is nearing completion, with two staff dedicated to working on the park. Staff planted about 500 shrubs alongside the trails and anticipate a July 4 completion date. Foot traffic will not be permitted until after the surface is stabilized and the first mow is completed.
  • The Remington Hills overlay project was placed on hold due to erosion from the new development and the weather, but the district is hoping to begin the overlay July 9, after patching and re-stabilizing the road.

This reporter mentioned the wet trail behind Split Creek Drive at the intersection below the retention pond behind Transcontinental Drive in Promontory Pointe. Although a drain exists in the low point of the trail intersection, and drain improvements had been made in the past, the area more often remains wet throughout the year, causing the majority of trail users to cut another trail close to a property line. The pet station receptacle placed just west of the soggy area is often difficult to access from the trail that runs from the northern utility tract, south to Lyons Tail Road. Although the region has experienced an unusually wet spring, the problem has existed since the beginning of the development, hence the well-worn trail that veers from the designated trail, she said.

Melville suggested some additional buildup in the area might alleviate the problem.

Gross asked if a wet spot on the trail system behind Oxbow Drive could be fixed. He said a neighbor’s sump pump drains onto the trail, and he suggested the district install drainage in that area.

Rayno said that another resident on Lacuna Drive has a sump pump dumping out, and that the district needs to create culverts to help drain water in these spots, but many trails need work, especially after the prolonged heavy spring rain storms.

Executive session

The board moved into an executive session at 7:21 p.m. pursuant to Colorado Revised Statutes 24-6-402(4) (a), (b), and (e), to discuss acquisitions, negotiations, and receive legal advice for water and property, and the draft aquifer storage and recovery report. See www.ocn.me/v23n6.htm#dwsd.

After the meeting, Assistant District Manager Steve Sheffield confirmed that no decisions were made when the board returned to the regular meeting.

The meeting adjourned at 8:13 p.m.

**********

Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for July 20 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, May 18 – Former directors recognized; new directors sworn in

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on May 18, the board recognized outgoing directors Marco Fiorito and James Otis for their eight years of service on the board, administered the oath of office to the new directors, approved a license to construct and operate a pump house, and discussed a request from Conexus to dissolve a sub-district. The board also held an executive session to discuss multiple matters and receive legal advice.

Director recognition

President Mark Melville said that in the past 10 years, the district had widened Jackson Creek Parkway, obtained water rights, and developed and begun the installation of the Northern Delivery System (NDS) pipeline enterprise; and the Stonewall Springs South Reservoir system is ready to pump water to the district. He thanked both outgoing board directors for being instrumental in moving the district forward.

Vice President Anthony Sexton thanked Otis and Fiorito for their guidance and the dedication to the district and for being good board members,

Above: President Mark Melville presents former board Directors Marco Fiorito (left) and James Otis (right) with plaques recognizing eight years of service on the Triview Metropolitan District board at the May 18 meeting. Directors were term-limited on this board. Photos by Natalie Barszcz.

Treasurer/Secretary James Barnhart said the district did not have a single share of renewable water seven years ago, and the achievements since then have been amazing. He thanked Otis and Fiorito for the long board meetings that sometimes ran as late as 11 p.m.

New directors on board

Melville welcomed new board members Amanda Carlton and Jason Gross and administered the oath of office.

Above: President Mark Melville administers the oath of office to newly elected board Directors Jason Gross and Amanda Carlton at the May 18 Triview Metropolitan District meeting. Photo by Natalie Barszcz.

Election results

District Administrator Joyce Levad confirmed the number of votes received for the May 2 election as follows: Amanda Carlton 233, Ann-Marie Jojola 97, Jason Gross 259. Barrett Edwards withdrew before the election. Any votes cast for Edwards were not counted.

Future pump station license

District Manager James McGrady requested the board approve an annual fee of $1,200 for a land lease agreement for a 25-year term to allow the district to build and operate a pump station on the Colorado Springs Utilities (CSU) property where a 3-million-gallon tank sits behind a knoll off Highway 83 at the intersection of Old Northgate Road, Colorado Springs. The tank is about 15 years old, and is an underutilized asset supplying the Flying Horse development.

The board unanimously approved the lease agreement.

NDS project updates

McGrady said the district is about three weeks into the NDS pipeline project, laying pipe from B plant up to Sanctuary Pointe, and a second crew installing pipe up to C plant. A 2,000-foot bore behind the homes in Sanctuary Pointe has begun and will take about 11 days to complete. For all NDS pipeline project updates and to sign-up for email notifications, visit www.triviewnds.com. The link can also be found at www.triviewmetro.com.

Pueblo County permitting

McGrady said the second Pueblo County 1041 permit is proceeding, and the district hopes to present the plan to the Pueblo Board of County Commissioners on June 27. The 1041 planning process is time consuming, but permissions are necessary to operate the district assets in Pueblo County. The first 1041 with Pueblo County was approved in August 2022, allowing the district to store 999 acre-feet of water in Pueblo Reservoir and interface and access the Southern Delivery System. The second 1041 permit will allow operations at the Stonewall Springs South Reservoir and Central Reservoir and will include exchanges to Pueblo and exchanges from Fountain Creek to Pueblo, all steps critical for the NDS operation.

Pump station completed

McGrady said the pump station at the South Reservoir is completed and ready to pump. The massive pump station could, if necessary, move 30 cubic feet of water per second, about 60-acre feet (or 18 million gallons) per day, and tentatively could empty the reservoir in about 20-30 days. The first water was pumped successfully into the South Reservoir on May 12 at 10:45 a.m., a momentous day for the district, he said.

Northern Monument Creek Interceptor project

McGrady said the district had not received any updates from CSU on the Northern Monument Creek Interceptor (NMCI) pipeline project (a large sewer pipe to transport waste 10 miles south to the J.D. Phillips Water Resource Recovery Facility). To determine the feasibility of the project, CSU will hire a consulting agency to complete 30% of the design for the NMCI pipeline. The project has been discussed for five years and included a lengthy National Environmental Policy Act process because the pipeline path would cross the Air Force Academy, he said.

District funding

Melville said the board should anticipate dropping the mill levy again due to the significantly higher property tax value assessment increase for next year. The district reduced the mill levy over the past four years.

McGrady said the previous two-year snapshot is significantly different from the next two-year snapshot. In June 2022 interest rates were about 3% and home prices were going through the roof. The next two-year snapshot from July 2022 through June 2024 will be significantly different with higher interest rates. The district assesses the mill levy at 24 mills solely to pay down the debt service.

Sexton said residents received a reduction of taxes in the district from 35 mills to 24 mills. The revenue from property taxes the district receives has increased with the significant rise of home values. The district taxpayers approved the flexibility to change the mill levy rate should sales taxes dry up in the future, but the district collects what it needs. Some of the loans the district carries cannot be pre-paid, and double payments are prohibited, he said.

Barnhart said the board decision to spread the cost of the debt service loans over 30 years with low interest rates is a benefit. Future residents will also pay for the infrastructure of the district, he said.

McGrady said the district is one of the best financed districts, with a utility enterprise, sales tax, property taxes, tap fees, and an operations and management mill levy that can be assessed if necessary. The money has been expended to the betterment of the community, he said.

Sexton said the district is in a great situation, and if homes are built in TMD, they will have water. The district has enough for buildout with the wells turned off.

Water Attorney Chris Cummins of Monson Cummins & Shotet LLC said the wells on paper are three times buildout, but in the future, extraction will not be economical, and that is the reason the district pursued renewable water rights. Well water will only be used to supplement summer demand in the future, and the district will cease to pump at high demand year-round from the wells, he said.

Conexus dissolution request

McGrady said Conexus had proposed the board dissolve Sub-district B, which overlays the Conexus Metropolitan District 1 and 2. The district relates to the early development days of Conexus when the district implemented two districts: Sub-district A associated with the Conexus development on the east side of I-25 (Jackson Creek North) and Sub-district B on the west side of I-25 (east of the Santa Fe Trail/south of Second Street, Monument). The developers originally thought they would need a funding source, and because the district dropped the mill levy from 35 mills to 24 mills, creating a gap of 11 mills between what the district is entitled to levy and what it does; Conexus could then issue 11 mills of debt in Sub-district B. The debt would not have been associated with existing TMD residents, only the Conexus property owners. At the time Conexus was planning on developing commercial property in Sub-district B, but the plan has changed to residential. The plan no longer works for Sub-district B after Conexus created a special district independent of TMD with an overlapping service plan for water and infrastructure from TMD. Conexus pledged it would not compete and take away water sales. Conexus will levy its residents 11 mills, and TMD will continue to levy 24 mills for Conexus Sub-district B.

The board tabled the request for further discussion in executive session.

Cummins said the TMD board directors are the controlling board for Sub-district B; and Conexus petitioned the board to create the district, and are requesting the board dissolve the district.

Unexplained water loss

Sexton asked about a discrepancy in the water drawn and sold numbers that had tightened for the last couple of months, but the May numbers showed the district sold 12 million gallons and pulled 15 million, and about 2.5 million gallons was missing.

McGrady said that the discrepancy only shows annually in the summer, and it could be due to some residential meters not turning fast enough. The district has about 300 old meters left to replace with accurate cellular meters in homes, so readings should become tighter. Everything is metered even down to the construction lines including hydrants, and the district is trying to discover the cause. Every irrigation system is metered, regulators were installed, and all meters were calibrated about a year ago. It is a mystery, but likely the loss occurs on the commercial side when irrigation begins, and the district will investigate, he said.

Melville suggested the problem might be meters showing slightly more water than actual production.

Superintendent Shawn Sexton said water is metered at the well, at the plant filter, and when leaving the plant so the loss of water is likely occurring after it exits the plant. There is a 2%-5% variance, but all meters are jibing with each other so the loss is occurring elsewhere, he said.

Sexton said a loss of 15%-22% of water will need to be captured before water is metered from CSU to ensure the district is not capped due to metering issues, leaving the district pumping well water again.

Assistant District Manager Steve Sheffield said that 8%-10% loss acceptable and goes on in all water districts.

McGrady said the problem is concerning, and the whole system could be leak protected, but the loss could be an unmetered irrigation system, or maybe one of the three interconnects with neighboring developments. An irrigation leak is a lot of water that would be visible, he said.

Superintendent Sexton said he would examine the interconnects.

Executive session

The board moved into executive session at 7:55 p.m., pursuant to Colorado Revised Statute 24-6-402(4) (a), (b) and (e), to discuss negotiations regarding water and property acquisitions and receive legal advice for the Upper Monument Creek Waste Water Regional Treatment Facility and the Conexus sub-district dissolution.

Sheffield confirmed that no decisions were made when the board returned to the regular session.

The meeting adjourned at 9:17 p.m.

**********

Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular meeting is scheduled for June 15 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, April 20 – Northern Delivery System pipeline installation begins

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on April 20, the four-member board heard about the Northern Delivery System (NDS) pipeline project timeline, approved the fourth amendment to a contract and an infrastructure agreement, and held an executive session to discuss negotiations regarding multiple projects, acquisitions, and negotiations.

Northern Delivery System

District Manager James McGrady said the kick-off meeting for the NDS project had taken place earlier in the day and construction would begin as early as late April with clearing the path of the pipeline. The pipeline installation is expected to begin by mid-May, beginning with the installation from “B” plant to “C” plant, then behind Sanctuary Pointe to Baptist Road. The pipeline installation along Roller Coaster Road is expected to last two months and begin on July 1. The roads will not be closed but at times will be restricted to local traffic only. All the pipeline is expected to be installed by October to allow a full asphalt overlay of the paved roads before winter. The pump station construction is expected to begin mid-June/July, he said.

NDS project hotline

Residents can keep up to date with the project timeline and submit comments and questions at www.triviewnds.com or leave a recorded message at 719-799-6533. Kiewit Infrastructure Corp., the main construction company and project manager, will be addressing the public’s concerns during the project. Residents can also access the project site via www.triviewmetro.com.

Kiewit contract amendment

McGrady requested the board review and approve the fourth amendment to the contract between Kiewit and TMD, for a maximum price of about $2.9 million for the construction portion of the Booster Pump Station. The complete Booster Pump Station will cost about $5 million. Last month, the third amendment approved the purchase of materials for the station that will be constructed on Colorado Springs Utilities property. The water will be pumped from the pump station to “C” Plant at about 260-270 psi. The high-pressure valves and surge tanks drove the cost a little higher, he said. See www.ocn.me/v23n4.htm#tvmd.

Th board unanimously approved the fourth amendment.

McGrady said the total cost of the NDS project is about $21.8 million, about 10% higher than originally estimated in 2022.

Colorado Springs Utilities contract

McGrady said the Colorado Springs Utilities (CSU) convey, treat, and deliver contract was approved at the Colorado Springs City Council on March 28.

Note: The 25-year contract with CSU to convey, treat and deliver district-owned water to TMD residents will cost about $1.6 million in the first year.

Home Place Ranch infrastructure agreement

McGrady requested the board consider approving the first amendment to the Home Place Ranch Water and Sewer Infrastructure agreement between Home Place Ranch LLC and TMD. The development has shrunk from the original plan of about 1,000 homes to the new plan of about 300-400 homes, he said.

Water attorney Chris Cummins said when Challenger Homes purchased the property in 2018, the agreements were clunky for both parties. The infrastructure agreement was revised in 2019 when the district thought the developer would build about 400-600 homes. Since then, the developer has realized the hundred-acre woods, the topography, and the Preble’s meadow jumping mouse habitat would be difficult to develop, and further reduced build-out. It is a good agreement that confirms the number of homes and provides a schedule, he said.

McGrady said the agreement had been available for some time, and the district has received $600,000 for the sewer service from the developer. The development is 600 homes less than originally proposed about 20 years ago, but a significant number of homes have been built, with the developer paying for the infrastructure. Nothing has changed except the developer is ready to sign the agreement, he said.

The board unanimously approved the agreement.

Upper Monument Creek Waste Water Regional Treatment Facility

District attorney George Rowley requested the board approve Resolution 2023-03, appointing McGrady as the district representative for the Upper Monument Creek Waste Water Regional Treatment Facility (UMCWWRTF). Each of the three co-owners of the facility nominate a representative, he said.

The board unanimously approved the appointment.

Financial report

The board reviewed and approved checks above $5,000, and unanimously approved the financial report as presented for March.

Note: The next district newsletter is expected to be sent to residents at the end of May. For more information on the district’s water sources, residential watering restrictions, and district projects, visit www.triviewmetro.com.

Utilities Department update

Superintendent Shawn Sexton said the following:

  • The Arapahoe 4 Well will be going online in late April, and the Arapahoe 9 Well will be out of service while the Dawson 9 is off-line until a new motor is received. A9 is really in service but needs to run with D9 until it can be disconnected from it.
  • The plant is keeping up with demand without full utilization of the online wells.
  • A Plant is running 24/7 and B Plant is running about 12 hours a day. TMD has a large capacity of water in reserve.
  • The booster pump station at C Plant on Vanderhoof Court had a pump upgrade on the No. 2 booster pump, but programming issues exist that will be completed April 24.
  • Filters 1-2 were placed back into service at B Plant after Bacti clearance was completed. No damage had occurred to the filters after 20 years of service.
  • Sewer line TV camera work was completed at Homeplace Ranch.
  • Staff completed a walk-through with Nick Harris of JDS Hydro (a division of RESPEC), for five tie-ins between C and B plants for the NDS pipeline project. The project is large and will require coordination between the contractors and the TMD staff.

Forest Lakes Metropolitan District update

Sexton said TMD is coordinating with construction crews at the Forest Lakes Metropolitan District (FLMD) plant. FLMD construction crews are installing new raw water lines and making improvements to the well field for the ground water plant in the Falcon Commerce Center. TMD staff will be coordinating with the crews, he said.

Director James Otis asked about the Variable Frequency Drive (VFD) pump controller that failed during a recent snowstorm at the ground plant in FLMD.

Sexton said a short out occurred in the VFD unit cabinet, causing a failure that likely occurred due to a lack of ventilation as a result of snow buildup. A loaner unit was hooked up to run manually. The failure is not preventing access to any supply of water and the surface plant has been online since mid-April.

Otis questioned if any possible design flaws at the FLMD plant were causing failures, given the short age of the plant.

Sexton said it is not due to design flaws, just hours of run time causing wear and tear, and the unit was approaching end of life, but the snow did not help.

Public Works and Parks and Open Space update

Superintendent Matt Rayno said the following:

  • The new barn in “A” yard is about 95% completed with the utilities stubbed out. The structure is awaiting trenching and a garage door, and the concrete floor is scheduled to be poured in late April. The yard will be graded and paved in mid-May. The heated barn will house the district’s sewer cleaning Vactor truck and snow removal vehicles and equipment. See www.ocn.me/v22n9.htm#tvmd.
  • The crews are working on the trail system irrigation for May 1, and seeding is expected to begin mid-May.
  • Spring cleanup around the district is underway.
  • Treasurer/Secretary James Barnhart asked about the progress on Sanctuary Pointe Park after seeing dirt being moved.

Rayno said the original engineering plans had to be revised due to the 30-year floodplain requiring additions to the site. The contractor will be installing drainage and is hoping for a July 4 completion.

Note: The Sanctuary Pointe developer is responsible for the construction of this park.

Americans with Disabilities Act ramp installed

This reporter requested the reason for the Americans with Disabilities Act (ADA) compliant ramp that connects the slope at the cul-de-sac at the north end of Agate Creek Drive to the trail system and said three residents had raised multiple questions about a potential loss of view, wheelchairs negotiating the ramp, and skateboarders who had already been using the ramp.

Rayno said the installation of the ADA-compliant ramp that joins to the trail between Venison and Saber Creek Drive was not requested by homeowners; it was a district decision to enhance the area and include access from the cul-de-sac to the trail. The hillside was scrub grass, but it is now landscaped with boulders, maples, and crabapple trees, and the remainder of the feature will be landscaped and fill the void, he said.

McGrady said the slope was around 2% and a switchback was incorporated into the design to keep the path ADA compliant. It is part of the overall improvement of the area and there is nothing that will impede any view, he said.

President Mark Melville and Vice President Anthony Sexton did not feel that the ramp would be a problem drawing skateboarders, and bikers would just ride on through down to the trail.

Rayno said “good luck” to skateboarders negotiating the ramp once the area is completed. He confirmed that the connecting trail would be ADA compliant, and views will be no less impeded than before the installation. It will be quite beautiful when completed by the end of July, and a bench may be added in the future, he said.

Executive session

The board moved into executive session at 7:14 p.m. pursuant to Colorado Revised Statute 24-6-402(4) (a), (b), and (e), to discuss negotiations and receive legal advice associated with water delivery infrastructure, water acquisitions, and property acquisitions.

Steve Sheffield, assistant district manager, confirmed that when the board returned to the regular session there were no actions taken, and the meeting adjourned at 8:38 p.m.

**********

Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for May 18 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triview.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, March 23 – District will hold election; multiple contracts approved

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on March 23, the board heard about the 2023 Board of Directors’ election for two board director seats and approved contracts with Colorado Springs Utilities (CSU), Pueblo Water, and Kiewit Infrastructure. The board also held an executive session to approve authorization to seek eminent domain should it be required to complete the installation of the Northern Delivery System (NDS).

Treasurer/Secretary James Barnhart was excused.

2023 Board of Directors election

District Attorney George Rowley of the White Bear Ankele Tanaka & Waldron law firm recommended the four self-nominated candidates for two available board seats each submit statements of 400 words or less with a photograph. The mail-in-only election will be held on May 2, and a drop-off ballot box will be located in the foyer of the district office building at 16055 Old Forest Point, he said.

District Administrator Joyce Levad said any ballots dropped off at the TMD bill pay box located in the Baptist Road shopping center will not be counted. Information on the candidates and voting instructions can be found at www.triviewmetro.com.

Note: The designated election official is White Bear Ankele Tanaka & Waldron law firm.

Board approves contract for water delivery

District Manager James McGrady said the convey, treat, and deliver contract had been presented at a Colorado Springs Utilities Board hearing on March 22, but even though the board members were supportive of the agreement, one member requested additional information, and the contract was removed from the consent agenda to allow presentation in a public forum. The contract will be considered again at the Colorado Springs City Council meeting on March 28, he said. See www.ocn.me/v22n11.htm#tmd.

Water Attorney Chris Cummins of Monson Cummins & Shotet LLC said changes were made to the draft contract the board reviewed last month, and CSU agreed to the changes and addressed the district’s concerns. Cummins requested the board approve the agreement between CSU and the district to convey, treat, and deliver regional water service via the NDS and said CSU recognizes the opportunity to utilize its underutilized water assets. The Colorado Springs Utilities Board meets between the Colorado Springs City Council meetings and are the same voting members, he said.

McGrady recommended the board approve the contract and said everything hinges on the agreement. The district purchased stranded assets, and the contract will allow the district-owned water to be delivered to its customers, he said.

The board approved the contract barring any major changes, 3-0.

President Mark Melville asked if the water delivered via the NDS would need additional treatment.

McGrady said the district may have to add a small amount of chlorine, but it will not need any further treatment when it is received via CSU. The water will be treated and delivered via the pipeline in hours, he said.

Executive session

The board moved into an executive session at 7:30 p.m., pursuant to Colorado Revised Statutes 24-6-402(4) (a), (b), (e), to discuss acquisitions and receive legal advice for negotiations associated with water delivery infrastructure, water, and property acquisitions.

When the board returned to the regular meeting, McGrady requested the board review and consider approval of Resolution 2023-02 authorizing the district manager to initiate eminent domain proceedings for the acquisition of easement and real property interests necessary for pipelines, utilities, and infrastructure associated with the NDS project, should good-faith negotiations fail.

The board approved the resolution, 3-0.

Kiewit contract amendment

McGrady requested the board approve a third amendment to the NDS contract with Kiewit Infrastructure to guarantee the maximum price for the installation of a pipeline project, procure materials and equipment for the pump station, and establish a payment and construction schedule. He said the cost increases are mainly due to inflation and the addition of four high-pressure fire hydrants, but the project had found some savings from pipe material changes and by shortening a bore around Sanctuary Pointe. The total cost of the project will be about $21.2 million, he said. See www.ocn.me/v23n3.htm#tmd.

Kiewit Infrastructure project manager Max McLean said the contract pricing will be locked in and confirmed in April and there should not be much change.

McGrady confirmed the project remains on time and the pipeline construction is expected to commence on May 4. For details, visit www.triviewmetro.com.

The board approved the contract, 3-0.

Pueblo water exchange agreement

McGrady requested the board approve an agreement between Pueblo, a municipal corporation, acting by and through the Board of Water Works of Pueblo, and the district. The 10-year agreement would make 20 acre-feet of water available for exchange with the district. The water to be exchanged to TMD would be released from Clear Creek, Turquoise, and Twin Lakes Reservoirs, or from direct-flow transmountain rights via the Arkansas River. In exchange, Pueblo will receive TMD water stored in Pueblo Reservoir. TMD will pay $150 per acre-foot or about $3,000 per annum, and a non-refundable fee of $10,000.

The board approved the agreement, 3-0.

Sand Creek Golf Course lease agreement

McGrady said the district owns 1,057 shares of stock in the Fountain Mutual Irrigation Co. and currently supplies 40 of those shares to Fontana Enterprises Inc. to irrigate the Sand Creek Golf Course. He requested the board approve a water lease agreement for $6,199.60 for the first year, with a 4% annual increase. The agreement would be in place for water years 2023 through 2029.

The board approved the water lease agreement, 3-0.

Upper Monument Creek Regional Waste Water Treatment Facility

McGrady said the UMCRWWTF study by Carollo Engineers Inc. is still in progress.

Melville asked if the UMCRWWTF would require expansion at district build out.

McGrady said the increase in high-density apartments in the region will change the wastewater flows, and the study will also look at build-out density in Donala Water and Sanitation District (DWSD) and Forest Lakes Metropolitan District, along with all future regulatory requirements. The demand on the UMCRWWTF will be slightly higher than current wastewater capacity, he said. See DWSD article on page < 17 >.

Public Works and Parks and Open Space update

Superintendent Matt Rayno reported the mild weather was helping crews get ahead on the spring projects, and he said:

  • The Old Creek Park has received new playground equipment and an Americans with Disabilities Act ramp will be installed along with a 16-by-16-foot shade structure on an 18-by-18-foot concrete pad to house a picnic table.
  • Crews conducted a thorough playground equipment audit and made repairs. A plastic slide repair at the Burke Hollow playground was made in-house. The playground is due to be replaced next year.
  • Aeration began on March 23, but the ground was very dry and completion will be delayed until moisture is received.
  • April turf fertilization and testing the irrigation main lines will begin on April 3, and that will allow aeration to continue.
  • The irrigation is in place at Agate Creek Park, and the system will be charged in time for early spring seeding.
  • Tree and shrub pruning and pre-emergent fertilization is almost complete.
  • Street sweeping occurred on Lyons Tail Road and in Sanctuary Pointe.

Director James Otis said residents had complimented the holiday light display at the Baptist Road and Leather Chaps Drive intersection.

Rayno said the lights are the crown jewel of the district during the holiday season, and the east side of Leather Chaps Drive may receive some upgraded landscaping later in the season.

The meeting adjourned at 8:40 p.m.

**********

Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for April 20 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Board Candidate Statements

Two Triview Metropolitan District (TMD) Board of Directors positions are open for election on May 2. Ballots are mail-in-only to the district or they can be hand delivered to the drop-off box in the foyer of 16055 Old Forest Point. For further instructions, visit www.triviewmetro.com. If you are a TMD customer, you are eligible to vote.

Listed alphabetically are the four candidates for the two open positions:

  • Amanda Carlton
  • Barrett Edwards
  • Jason Gross
  • Ann-Marie Jojola

The statements below are the candidates’ responses to two questions posed by Our Community News:

  1. What in your background would help you in serving on the Triview Metropolitan District board.
  2. What are the one or two biggest issues facing the district and what should be done about them?

Amanda Carlton

Hello Monument! My name is Amanda Carlton and I am a Colorado native who grew up in the area. After attending school, working in Melbourne, Fla., meeting my husband and having three children, I always dreamt of returning to my home state. I envisioned raising my babies in the most amazing community, and moved back in 2020. I love everything about Colorado—hiking, biking, nature’s beauty, and our community. I am drawn to Monument for its quality lifestyle where families can raise children comfortably, infrastructure is well-maintained, and where people can be confident in well-managed growth. Monument is a very unique town with special people and I’m truly blessed to call it home.

I have a bachelor’s degree in Electrical Engineering, a master’s in Systems Engineering, and an MBA. I work in the defense industry and I strive to be successful in protecting our country through developing and expanding technology for our military and the nation’s defense.

I would love to extend my passion for our community as a Triview Metropolitan District board director. As a project engineer, I believe I will well serve the community’s need for long-term planning, maintenance, and improvement. As a Monument resident, I’m appreciative of Triview’s recent upgrade of surrounding playgrounds, landscape improvements, and efforts to reduce our dependency on non-renewable well water. As a board member, I will focus on our open spaces, parks, renewable water resources, and maximizing our tax dollars to the fullest extent. I look forward to working with members of our community and current directors of the board to continue to enrich and maximize our area’s potential.

Barrett Edwards

As of press time, OCN had not receive a response from Barrett Edwards.

Jason Gross

Retired Lt. Col. Jason Gross has lived in Monument since 2016. His 24-year military career included leadership and management responsibilities for both projects and organizations. He currently works for Space Force’s Space Systems Command integrating new satellite tracking capabilities into the U.S. Space Surveillance Network. Jason has a strong track record of successful teamwork to solve complex problems and looks forward to applying his experience to help Triview Metro District provide a sustainable, safe, and family-centered environment for our community.

Jason has been married to his wife Shannon for 23 years. Shannon is a teacher in the Lewis- Palmer School District. They have four children, two of whom graduated from Lewis-Palmer High School and two are currently attending.

As a Triview board member, his initial focus would be ensuring the corner of Jackson Creek and Higbee Road near Lewis-Palmer High School is updated to improve traffic flow. Currently, the intersection is dangerous and often congested. New development is increasing traffic in that area, and the many inexperienced drivers that go to and from the high school requires thoughtful design to help keep both pedestrians and other drivers safe.

Jason’s other priorities include ensuring Triview maintains focus on long-term sustainable water supplies, adequate street and open space maintenance, and ensuring taxes are kept as low as possible and be spent appropriately.

Ann-Marie Jojola

  1. What in your background would help you in serving on this board? Through many of my current and past positions, from my 20-year career in the U.S. Air Force, working with law enforcement, finance, childcare or volunteering, integrity, professionalism, commitment, determination, a strong work ethic is among my strengths. My ability to work well with others, adapt to varying environments and problem solve while providing quality, timely responses have significantly contributed to my successful efforts in building strong, lasting relationships with internal and external offices and organizations. I believe my qualifications and experiences as well as having the desire to continue to make our community a better place for all who live and work here would make me a valued TMD board member.
  2. What are one or two of the biggest issues facing the district and what should be done about them? TMD continues to lead the way to provide for our current water needs while also anticipating and planning for what will be needed upon full build out. I find it complicated yet fascinating. It is impressive to see the hard work that has been done to date by the board, who are members of our community. They ask the hard questions and tackle obstacles all with the community at the forefront of their minds. I want to contribute to this effort, first with seeing the NDS to completion, and then to continue the development of the renewable water system.

TMD makes the time to care for customers; they take pride in their work and maintain regular communication across our community. These traits appealed to me and being able to give back to my community on TMD’s Board of Directors would be another way to serve my community. Thank you for your time and your vote.

Other Triview Metropolitan District articles

Triview Metropolitan District, Feb. 16 – Assistant manager hired; district receives $3.4 million

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Feb. 16, the board was introduced to the recently hired assistant district manager, heard about a large net in tap fees and public works fees, and declared a board director seat vacancy. The board received multiple updates to include the Northern Delivery System (NDS) project timeline and discussed various matters in executive session.

President Mark Melville and Vice President Anthony Sexton attended via Zoom.

Note: Several district residents interested in a board seat attended the meeting.

Assistant district manager hired

District Manager James McGrady said the board’s December directive to find a qualified assistant district manager was complete, and he introduced Steve Sheffield. The idea is to train the Sheffield over the next few years and share the workload as the district completes the NDS project. By the time McGrady is ready to retire, Sheffield will be ready to take over as district manager, McGrady said.

Sheffield said he is currently working for the Town of Monument as the assistant Public Works director and will begin working for the district on March 13. Sheffield grew up in Colorado Springs and has resided in the district since 2001, having previously worked for TMD.

McGrady welcomed Sheffield and said he brings a wealth of knowledge and experience and is a great fit for the district.

Director resigns early

McGrady declared a board seat vacancy and said Director Marco Fiorito resigned from the board when he received a seat on the Monument Town Council. He suggested the board continue the discussion in executive session and either decide on the appointment of a director at the March meeting or wait until the May election. See the MTC article on page < 1 >.

Sexton thanked Fiorito for serving almost eight years on the board. Melville made a motion to formerly thank Fiorito. The board unanimously concurred.

Apartment complex generates high revenue

McGrady said the district was able to net 276 tap fees and public works fees on the Thompson Thrift apartment complex, generating a total of about $3.4 million in revenue for the district. The income virtually allows the district to pay cash for the NDS project and avoid any long-term debt on the project. The apartments are located off Jackson Creek Parkway. A second apartment complex was approved on Bowstring/Higby Road, and that is expected to generate about $4 million in tap fees and public works fees, he said.

Northern Delivery System

McGrady said the district had already ordered the valves and the pipes for the NDS project, but another amendment to the Kiewit contract would be needed because of the long lead times on materials for the pump station building and electrical equipment that could be anywhere from 50 to 70 weeks until delivery. Fortunately, the construction of the pump house is scheduled to begin at the end of the summer, and the pumps and electrical will be installed during the winter. The plans for the pipeline are at 100%, and Kiewit will begin the project in April, he said. See www.ocn.me/v23n2.htm#tvmd. For construction updates, visit www.triviewmetro.com.

Note: The NDS, in partnership with Colorado Springs Utilities (CSU), will bring TMD-owned renewable water to northern El Paso County and the district. On completion of the NDS, the district will receive 80%-90% of its water from renewable sources and will be less reliant on nonrenewable Denver Basin aquifers.

District manager’s report

McGrady said the following:


  • The district has finally received a building permit to construct a 330-square-foot pump station at the south reservoir. The construction will begin in March and is expected to take about four weeks. The goal is to begin depositing water once the pump station is finished.

  • CSU has begun a direct and indirect potable reusable water return flow study. The study is designed to find a way to avoid sending flow to and receiving flow from Pueblo County. Alternate solutions designed to pick off the reusable flow beforehand could save about 5% of the water that is lost in transit.

  • The results of the study could open some future exchange opportunities and savings for the district that were not possible in the past. The study is being fast tracked, and results are expected at the end of April.

  • The roads in the Remington Hill development are scheduled for repairs beginning in April, with an overlay of asphalt planned for May.

Utilities Department update

Water Superintendent Shawn Sexton said the A4 well is off-line for routine maintenance. The last maintenance occurred in 2017, and the wells are maintained on a rotational basis. The almost annual sludge haul from the main water plant in Promontory Pointe is expected to take about three trips from the plant to a facility in Deer Trail, he said.

McGrady said it is expensive to deposit the sludge, and the district pays about $20,000 per trip for a total of $60,000. In the future, the district plant will be supplemental and won’t be run much at all.

Note: The sludge is a result of the groundwater filtration system.

Public works, parks, and open space update

Superintendent Matt Rayno said the department is restabilizing landscape timbers along trails to prevent erosion occurring during the spring run-off. Crews are finishing up the concrete sidewalk at the north end of Agate Creek Drive that terminates in a cul-de-sac. The connection in the cul-de-sac to the trail system is too steep and the crews are making the slope compliant with the Americans with Disabilities Act, he said.

Superintendent Shawn Sexton relayed kudos from a resident that lives on the south side of Bear Creek Elementary School who said they were happy with the landscaping services.

Executive session

The board moved into an executive session at 6:35 p.m. pursuant to Colorado Revised Statute 24-6-402(4)(a), (b), and (e), to receive legal advice regarding negotiations associated with water delivery infrastructure, water acquisitions, property acquisitions, and the Upper Monument Wastewater Plant Evaluation/Contract.

McGrady confirmed to OCN that when the regular meeting resumed, no action was taken by the board.

The board adjourned at 9:30 p.m.

**********

Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for March 16 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Jan. 19 – Rate increases approved; NDS pipeline project moving along

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Jan. 19, the board approved water and wastewater rate increases effective Feb. 1, received an update on the Northern Delivery System (NDS) pipeline project, received multiple other updates, and held an executive session to discuss water delivery infrastructure and water and property acquisitions.

Director Marco Fiorito was excused.

Rate and fee increase discussion

District Manager James McGrady said a comprehensive rate study a few years ago looked at the district’s future revenue requirements. The study revealed that over the next five years the district needed to consider an annual 10% rate increase. An increase was implemented last year, and this year it is necessary based on capital projections, he said.

Vice President Anthony Sexton said that last year the increase did not equate to 10% due to the adjustment of the rate tiers. It actually lowered water rates for the bulk of the users.

In 2022 the Tier 1 water rate was increased by 2,000 gallons, from 6,000 to 8,000 gallons from previous years. Average ratepayers did not notice much of an increase. This year, the district does not have that option and a rate increase across the board is needed, Sexton said.

Director James Otis recommended the district include an explanation in the district newsletter to avoid any bad feelings. Two years ago, the rate increase blew up on social media, because everyone shut off their sprinklers due to an early freeze, and when they turned them back on the rates were higher, and that caused bad feeling until calmer heads prevailed, he said.

President Mark Melville asked what was causing the incremental rate increases over five years.

McGrady said the debt service, obtaining water rights, and the NDS pipeline project were causes. The district can pay for the vast majority of the NDS project with saved revenues, but it will deplete reserves. The budget has set aside about $16 million on the NDS, but the total cost of the project is about $20 million. The downturn in the housing market has also reduced revenue. It was common to sell 10-15 taps per month, and over 12 months that equated to 150-200 homes at $26,000 per tap ($2.6 million-$3 million), but now the district is selling half that amount of taps. The district needs to pay the debt service, replenish reserves, and recapture the expenditure because of the slowdown in the housing market, and that is what is driving the rate increases, he said.

Treasurer/Secretary James Barnhart said that on the plus side, the district will have renewable water, but we cannot change or predict the housing market.

Sexton said that after the study, the district enacted the recommended plan, but it ought to conduct another study, because at the time the district did not know the cost of the NDS project.

Water attorney Chris Cummins said that when he resided in the neighboring Donala Water and Sanitation District, a 30% increase year over year was implemented for two or three years when they were purchasing renewable water resources. The costs are significant, and in the long term the resources are extremely beneficial to the residents, but the residents need to know in the monthly newsletter—knowing ahead of time did soften the blow for Donala customers, he said.

Otis said unlike TMD, Donala residents have a distinct lack of commercial revenue, and the TMD residents are used to having a gravy train.

McGrady said at the conception of the NDS project the district was fortunate to know the cost, but that was when the plan was to use 24-inch pipe, and when neighboring partners were onboard. To make matters awkward, piping increased in price, so the pipe was downsized to 16-inch pipe, and now the district is without partners in the project. A study in 2024 would be beneficial, because sooner or later the development will go away. Without the tap fees from the hundreds of homes, the district would not have been able to obtain water rights and build the NDS.

Melville said in retrospect the district has made capital purchases when interest rates were low, some very timely decisions that were needed for the future of the district.

McGrady said that most of the bonds that were issued had less than 3% interest rates.

Melville opened a public hearing for the 2023 water and wastewater rates and fees, effective Feb. 1.

Resident Jason Gross said McGrady did a good job explaining the reasons for the rate increases.

Hearing no other comments, Melville closed public hearing.

Later in the meeting, the board approved 4-0 the 2023 increase in the district’s water and wastewater rates and fees.

Note: The new base rate (renewable water fee) increased by $3; the metering and billing charge per month increased by 50 cents. The volume rates per 1,000 gallons are: Tier 1: 0 to 8,000 gallons—increased by 62 cents. Tier 2: 8,001 to 20,000 gallons—increased by 95 cents. Tier 3: 20,001 to 30,000 gallons—increased by $1.69. Tier 4: 30,001 to 40,000 gallons—increased by $2.21. Tier 5: Over 40,000 gallons—increased by $3.27. The wastewater base rate will be $52.44 per month. For more information and the full rate table, visit: www.triviewmetro.com.

Northern Delivery System update

McGrady said the following:

  • The plans for the NDS pipeline are almost at 100% and the pump station plans are at about 90%.
  • The 16-inch pipe has been ordered, with about a 16-week delivery time. There are no other apparent supply delays.
  • The installation of the pipeline will begin at TMD plant “C” (behind the Sanctuary Pointe development) and be installed from there toward Roller Coaster Road beginning in April. The district expects to have all the pipe installed by September.
  • The convey, treat and deliver contract was expected to be delivered for comment by the end of January. The Colorado Springs Utility Board will then consider the contract in late February, followed by a review in March by the Colorado Springs City Council.
  • Segment “C” of the NDS pipeline, from Agate Creek Park through Homeplace Ranch and up to serve Jackson Creek filings 3-6 is complete. The project went over cost by $30,000 due to an additional bore of 30 feet at $500,000 per foot and the addition of poured concrete bores to secure giant reverse anchors to hold the pipeline in place and prevent sagging. The final cost was $1.699 million. See www.ocn.me/v22n12.htm#tvmd.

District receives reimbursement

McGrady said the district received about $537,147 from the Colorado Water Conservation Board (CWCB) to help reimburse the costs for the work the district completed on the south reservoir. The district has almost $300,000 remaining on a 2022 loan at 2.05%.

Cummins said CWCB is almost begging districts to build water storage facilities.

Reservoir level outlook

Cummins said the snowpack statewide is terrific, particularly in the upper and lower Colorado River basin where it is about 158% above normal. The Arkansas River basin is at about 72% and maybe better by late January. The levels emphasize how necessary it was for the district to purchase water rights diversification and the development of adequate storage, because the long-term forecast is wet and cold this winter, and depending on where the low pressure passes along the Front Range, somewhere the district owns water rights that will receive snow, he said.

Higby Road widening project

McGrady said he had met with the Lewis-Palmer High School principal, the D38 school board, and the administrative staff to discuss the widening of Higby Road. The district shared its design for the widening project, and it was generally happy with the district’s design, but the intersection has not been defined. A solid island with a pass through is included in the design from Bowstring Road to Jackson Creek Parkway. Students will be able to exit and travel east on Higby Road. It is a tough spot and school officials rejected a traffic circle that would create excessive traffic pouring into the neighborhoods along Bowstring Road, he said.

Otis said that the final plan needs to be idiot proof, unlike the traffic islands on Baptist Road that adults cannot navigate safely. The island should be just high enough that no one will plow over it, exactly like the islands along Jackson Creek Parkway, he said.

Gross said that he would prefer the district spend extra dollars during the widening of Higby Road to ensure the high school students can navigate the Lewis-Palmer High School area safely. One life of a student saved will be worth it, he said.

Public Works, parks, and open space update

Superintendent Matt Rayno said the following:

  • The Public Works Department had been clearing snow from the streets in Forest Lake Metropolitan District, another 3-4 miles of road in addition to TMD roads.
  • Some minor repairs and preventive maintenance were made to the snow removal equipment.
  • Public Works implemented additional webinar safety training for 2023, along with the regular weekly training.
  • Staff are working around the weather to put the landscaping back at Agate Creek Park.
  • Detention pond repairs and maintenance will be made in February, before the spring snow run-off begins.
  • At the end of February and in early March, the pre-emergent herbicide weed control application will begin.
  • Snow clearing is the priority in the winter.

Barnhart complimented the district on the snow clearing during the Jan. 17-18 storm, saying the Public Works staff did a phenomenal job.

Rayno said the crews worked 10-hour shifts to complete the major roads and side streets in the recent heavy storm, the staff are getting better educated with every storm, and he thanked the board for their compliments.

Otis asked about street parking problems during snow clearing operations.

Rayno said it happens just about everywhere, but it is the worst in Sanctuary Pointe where the roads are narrow, and due to the higher elevation of that neighborhood the roads become icy, and it is challenging. It is the homeowner’s responsibility to clear driveways and sidewalks, and the staff make every effort to slow down and avoid spraying snow back on sidewalks, he said. For the Public Works snow removal policy, visit www.triviewmetro.com.

Public comments

Resident Eric Lingle said at the request of a neighbor, the district installed signs in his neighborhood stating “private property of Triview.” That same neighbor has also planted shrubs in the space and had thrown dog excrement into the open space to deter trespassers. It appears they are attempting to claim the space as their private property along an unofficial path that runs up to a district park. Those same neighbors ran out of their house last night to scream at children sledding on the open space in an effort to enforce the signs.

Lingle said it is a joy to see kids playing in the woods, and it does not bother him, but his grave concern is that children go home and complain to parents, and that could escalate into a bad interaction between neighbors. He has not seen anyone misusing the path in 12 years, and other neighbors are not bothered by the children playing. He can, however, hear everything that is going on whenever there is an interaction on the path, and it would be beneficial if the district could incorporate the path into the greenbelt of the district and remove the signs, he said.

Executive session

The board moved into an executive session at 7:15 p.m., pursuant to Colorado Revised Statutes 24-6-402(4)(a), (b), (e), to discuss acquisitions, receive legal advice, to negotiations, regarding water delivery infrastructure, water, and property acquisitions.

The district administrator confirmed that no decisions were made or approved when the board returned to the regular meeting.

The meeting adjourned around 8:35 p.m.

**********

Meetings are usually held on the third Thursday every month at the district office at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for Feb. 16 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles

Triview Metropolitan District, Dec. 13 – 2023 budget approved; NDS timeline

By Natalie Barszcz

At the Triview Metropolitan District (TMD) meeting on Dec. 13, the board held a public hearing, approved the 2023 budget and set the mill levy; approved a staff pay raise; and revealed the final details of the Northern Delivery System (NDS) pipeline project. The board also heard about the potential for future water and wastewater rates and tap fee increases.

Director James Otis joined the meeting in person for the executive session.

2023 budget hearing

President Mark Melville separately opened the public hearings for the district’s 2023 budget, and for the sub-districts A (future Conexus development) and B (future development southeast Higby Road). Hearing no comments, Melville closed each hearing individually.

District Manager James McGrady said the future sub-districts A and B have a zero-balance budget for 2023.

McGrady said the district 2023 budget indicates that the amount of money necessary to balance the budget for the General Operating Fund is $343,772, and the amount necessary for the Debt Service Fund, for debt services expenses, is about $2.6 million. The assessed valuation of property is about $125 million.

Mill levy 2023

McGrady recommended the board approve a drop in the Debt Service Fund mill levy by .25 mills from previous years, and an increase in the General Operations Fund mill levy from 2.5 mills to 2.75 mills. He said raising the operations mill levy slightly will allow the district to pay the debt service and still bank about $70,000 to $80,000 for future use. The district could have been assessing 35 mills and banking the excess to pay off the loans in 10 years, but the debt issued in 2015 can’t be pre-paid. In the past, the board had voted to lower the mill levy and give the residents a break on 10 mills. Giving relief to homeowners is important rather than retaining a huge sum in the bank, he said.

The board certified the mill levy at 32.250 mills less a temporary mill levy reduction of 11.000 mills, for a total debt service mill levy of 21.250 mills for 2023.

Staff salary increase

McGrady said that he does not recommend chasing inflation but advocates giving reasonable raises to those that have earned it. He recommended the board approve a 6.5% pay raise for the employees. Inflation is about 10% but the district does not want to lose employees over a few hundred dollars. The district has not lost any staff at the utility plant and only a few recently in the Parks and Recreation Department, he said.

Water and wastewater rates

McGrady said he had built the budget around a 10% water and wastewater rate increase, and the concept was a conservative increase. He also said a similar approach would be taken for tap fees, and estimated about 60 homes, five per month, would incur increased tap fees, plus the potential addition of an apartment complex for 2023. The board did not implement any rate increases at the board meeting.

McGrady said overall the 2023 budget is solid, and it will get the district from point A to point B and way down the road on the NDS project.

The 2023 budget can be viewed at www.triview.com.

The board approved Resolution 2022-14 adopting the 2023 budget, appropriating funds, and setting the district’s mill levies, 4-0.

The board approved multiple resolutions to include Resolution 2022-17, adopting the annual administrative resolution. For more information, see www.triviewmetro.com.

Board election

Resolution 2022-18, calling an election on May 2, 2023 to elect members to the TMD Board of Directors, was approved, 4-0.

NDS construction contract

McGrady recommended the board approve the pre-ordering of materials for the NDS pipeline project, because some items are out for six months up to a year. Pipe is now more readily available and reduced from 12 weeks to four weeks wait time, but fittings are 12 weeks, and some items 16 weeks until delivery, he said.

The district’s attorney, George Rowley, said he had reviewed the Kiewit Infrastructure contract and forwarded his comments back. His main comment was to ensure the district, as a governmental entity, will not pay sales tax on the materials.

Treasurer/Secretary James Barnhart asked if Kiewit will purchase materials incrementally in accordance with availability to avoid project delays.

Rowley said some provisions about possible delays would require further review.

McGrady said it may be prudent to add that Kiewit may begin ordering materials as of Jan. 1, 2023.

Director Marco Fiorito said the board and district have a responsibility to the residents to avoid unnecessary delays with the NDS project.

The board approved the proposal from Kiewit for pre-construction services and construction services for the NDS, and directed McGrady to sign the contract, with additional language permitting the pre-purchase of materials and stipulating the avoidance of project delays, 4-0.

NDS timeline

McGrady said the following:

  • The 1041 permit to commence the project is expected by February, and the convey, treat, and delivery contract is expected to be approved by Colorado Springs City Council in March 2023. See www.ocn.me/v22n12.htm#tvmd.
  • Construction is expected to begin in April, with two crews likely working on the pipeline at each end, ensuring that paving can be completed by winter.
  • The crews will begin with the exterior of the pump station at the C plant in the north and another crew will work from the south.
  • The plan is to have the pipeline installed and the roads overlaid by November 2023.
  • The interior of the pump station will be completed over winter 2023-24.
  • The NDS is expected to be operational by summer 2024.
  • The total cost for the NDS project is about $20 million; about $17 million is budgeted for 2023.

Park access during construction

McGrady said he had met with Kari Parsons, El Paso County planner, to discuss the 1041 request, and the only comment received so far came from county Parks and Recreation, with a concern about access to Fox Run Regional Park during the construction phase. A detour plan has been devised, keeping the trailhead on Roller Coaster Road open to local traffic from South Baptist Road. Roller Coaster Road will be closed in certain segments during construction, but local and full access to the park will continue.

Public works, parks and open space update

Superintendent Matt Rayno gave a “big kudos” shout out to the district snow removal team and the equipment provided to get the job done. And he said:

  • The wind storm downed about eight posts in the district, and temporary signage was put in place to avoid traffic problems.
  • Winter watering and the pruning of trees and shrubs had taken place.
  • The Agate Creek Park irrigation is back in place after the installation of the NDS “C” section of pipeline, and the park will be seeded in spring.
  • Trash pick-up occurs daily.
  • The bulk of the work will be snow removal and trail rebuilding.

McGrady said the restoration of Agate Creek Park will involve reworking the irrigation, new top soil, and re-seeding for a budgeted cost of $150,000. It is a horrible looking park after the pipeline installation, he said, but it has the nicest view, and it needs restoring. He also said a gazebo and a portable restroom enclosure are planned for the Little Train Park in Promontory Pointe.

Vice President Anthony Sexton asked about the location of the restroom enclosure.

Rayno said the district staff will install a gazebo and a concrete pad close to the existing playground, and the drinking fountain for the portable restrooms. The restrooms will be enclosed by a 6-foot cedar fence and a padlocked gate. The restrooms will be serviced weekly and locked during winter, he said.

Melville said the public works team is doing a “great job,” everything looks good, and it is a joy to drive in the district. It is good to recognize all the public works trucks now have district signage, he said.

Public comments

This reporter commented on the display of lights at the Baptist Road and Leather Chaps Drive intersection.

Sexton agreed they enhanced the development and said many residents had requested the upgraded landscaping, the lights have added value to every resident, and the appeal draws in new residents. That, in comparison to the cost, is pennies on the dollar, he said.

Melville said when you drive around and see the quality of the roads, the district parks and open spaces, it is head and shoulders above other neighborhoods and it all equates to an increase in the homeowner’s investment, he said.

Executive session

The board moved into an executive session at 7:11 p.m., under Colorado Revised Statutes 24-6-402(4)(a), (b), (e), to receive legal advice regarding acquisitions and negotiations associated with water delivery infrastructure and conservation easements.

**********

Meetings are usually held on the third Thursday of every month at the district office located at 16055 Old Forest Point, Suite 302. The next regular board meeting is scheduled for Jan. 19 at 5:30 p.m. For meeting agendas, minutes, and updates, visit https://triviewmetro.com.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Triview Metropolitan District articles