OCN

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

OCN > 2501 > El Paso Board of County Commissioners, Dec. 10, 12, and 17 – Two Tri-Lakes developments approved

El Paso Board of County Commissioners, Dec. 10, 12, and 17 – Two Tri-Lakes developments approved

By Helen Walklett

During December, the El Paso Board of County Commissioners (BOCC) heard requests relating to the proposed Monument Ridge East development south of County Line Road and directly east of I-25 and the Urban Landing development off Struthers Road. They also approved a request in Black Forest that will create six single-family lots.

Monument Ridge East approved

At the Dec.12 BOCC land use meeting, the commissioners voted to approve joint requests for two rezones and a preliminary plan for the proposed Monument Ridge East development. The property is just under 60 acres and is directly southeast of the intersection of Interstate 25 and County Line Road, southwest of the intersection of County Line Road and Doewood Drive, and a half-mile north of the intersection of Monument Hill Road and Misty Acres Boulevard.

It is currently zoned a mixture of PUD (planned unit development), RS-20000 (residential suburban) and various commercial zonings. Before the applications to the county, the property was twice part of unsuccessful attempts to annex it and land west of I-25 into the Town of Monument. In total, the development will have 37 single-family detached and 303 attached residential units.

The requests were heard at the Nov. 21 El Paso County Planning Commission meeting where the discussion included compatibility with the neighborhood, increased traffic, and density. The commissioners voted unanimously to recommend for approval the rezone to RS-6000 (residential suburban). However, the vote to recommend approval of the higher density RM-12 (residential, multi-dwelling) was tied 4-4, meaning that request came to the BOCC with no recommendation. On the preliminary plan, the vote to recommend approval was 5-3 with three commissioners feeling unable to vote in favor when they disagreed with the RM-12 zoning request. See https://wp.ocn.me/v24n12epcpc.

The RS-6000 rezoned land is the almost-19 acres to the east of the planned extension of Misty Acres Boulevard to County Line Road. The applicant plans to create 37 single-family lots there with a commitment to 15,000-square-foot lots against the existing 20,000-square-foot lots on the property’s eastern boundary.

The higher-density RM-12 zoning concerns the 40.51-acre portion west of the extension which is bordered on the west by I-25. A condition added to the approval commits the applicant to develop only single-family detached and single-family attached in this area to ensure that no multi-family rental units are built.

Kylie Bagley, principal planner, Planning and Community Development Department, said 98 adjacent property owners were notified and county received 134 emails stating opposition to the applications.

Craig Dossey, with Vertex Consulting Services LLC and representing the applicant, said what could be built under the current zoning would have a far greater impact than what was being proposed under the rezoning. He said, “What we are really looking at in this entire development, whether you’re talking about RM-12 or RS-6000, is attached, single-family, detached single-family and two family as well as public park and open space. We are not proposing multi-family.”

During the public comment section of the hearing, six neighbors spoke in support, preferring to see residential development over commercial.

Harold Larson, a Doewood Drive resident, said he had expected to see a commercial development and a residential-commercial mixture developed like every other exit on I-25. He described the current proposals as “a win for me personally and for a lot of members in my HOA.” Another Doewood Drive resident said he feared a lack of a decision at the meeting would leave the property zoned commercial.

Twelve people spoke in opposition raising concerns about the RM-12 zoning, traffic (particularly in relation to the re-routing of Monument Hill Road through the development and to schools) and the integrity of the applicant.

Monument Mayor Mitch LaKind said the density was too high and voiced concerns about the town’s ability to adequately police the development. He stated it would have a significant financial impact on the town and other municipalities in the area and that Monument’s Police Department was already short staffed. Monument Town Councilmember Kenneth Kimple spoke by phone to oppose the RM-12 zoning due to incompatibility. He also raised concerns about policing resources and traffic, particularly in relation to the nearby schools.

A Monument resident said, “Please do not allow this so-called development to go forward without actual plans and especially with as little insight as to what will actually be built.” A neighbor said, “I think part of the reason there’s been a lot of resistance is because there’s just been an erosion of trust. It seems that every time you come to one of these meetings, the plan we’re looking [at is] different.” He continued, “Every time we see Mr. Dossey speak, it’s all the terrible things that could show up there, that we’re saving you from this. The same developer who’s putting a Buc-ee’s across the street, one of the largest consumer gas stations in the nation! They’re not really saving us from anything.”

Dossey said the Town of Monument has a comprehensive plan that sets out its intention for development of the property. He explained the plan designated it as “mixed use,” which means commercial and typically higher-density residential and sometimes attached single-family homes. He added that he felt the applicant had been unfairly characterized and that he had been very tolerant and very patient, particularly with the Town of Monument.

As well as the condition setting out the type of housing that can be built in the RM-12 zoned area, the commissioners added a condition to the preliminary plan approval that limits the number of units that can be built to 340-37 single-family detached lots and 303 attached residential units. This is in line with the numbers for which there is a finding of water sufficiency in the water supply review.

All three requests were approved by a vote of 4-0, with Commissioner Longinos Gonzalez Jr. excused. With the preliminary plan approved, final plats may be approved administratively.

Urban Landing development approved

The Urban Landing development of 49 single-family homes on 6.58 acres at the southeast corner of the intersection of Struthers Road and Spanish Bit Drive, south of the Big R store, came to the BOCC Dec. 17 meeting from the Planning Commission with a recommendation for approval. The developer, Elite Properties of America Inc., is requesting a rezone from R-4 (planned development), a now obsolete zoning category, to PUD (planned unit development) and approval of a preliminary plan. See Planning Commission article on page < 17 >.

The applications were scheduled to be heard as consent items, meaning there would be no discussion, but two neighbors were present to voice opposition. Neighbor Sean Tourangeau raised a number of concerns, including light pollution, increased traffic, density, noise pollution, increased crime, water availability, and trespassing concerns. He said, “The amount of traffic that’s going to be going into this area will also increase and will make it even harder to get in and out of our community.” Kevin Beechwood, a Chaparral Hills resident, who also spoke at the Planning Commission meeting, again voiced his opposition to the development, pointing out that the applicant planned to put 50 units on a property which is the size of one Chaparral Hills’ lot.

The vote to approve was unanimous. VanderWerf said, “It appears to me that this is a better choice than multi-family homes in this particular location.”

Six-lot development approved in Black Forest

At the Dec. 12 BOCC land use meeting, the commissioners voted unanimously to approve a request by Wayne-Anthony Custom Homes for approval of a 35-acre final plat to create six single-family lots. The property is zoned RR-5 (residential rural) and is on Mariah Trail, about a mile south of Highway 404 and a mile west of Black Forest Road.

The application came to the BOCC from the Nov. 7 Planning Commission meeting where the vote to recommend approval was unanimous. The BOCC heard it as a consent item, meaning there was no discussion.

2025 budget adopted

At the Dec. 10 meeting, the commissioners voted unanimously to adopt and appropriate the 2025 budget. It prioritizes critical needs and investments in road construction, the county courthouse, stormwater projects, and public safety.

Nikki Simmons, chief financial officer, said, “This budget is a total revenue source of $500 million and does include an $8.3 million TABOR refund that will be on 2024 property tax bills payable in 2025. This will be allocated to residential, real properties and [be] approximately $36 per household.”

Commissioner Holly Williams said, “This is a fantastic budget. I am incredibly proud of our staff who put it together.”

Honoring Commissioners Gonzalez and VanderWerf

Also at the Dec. 10 meeting, the work of departing Commissioners Gonzalez and VanderWerf was recognized with proclamations honoring their service. VanderWerf’s district includes the Towns of Palmer Lake and Monument.

Both have served two four-year terms and will leave office in January 2025. The new commissioners joining the board in January are Fountain City Councilman Cory Applegate, who replaces Gonzalez, and Bill Wysong, president, Mountain Shadows Community, and Westside Watch co-founder, who takes over from VanderWerf.

**********

The El Paso County Board of County Commissioners (BOCC) usually meets every Tuesday at 9 am at Centennial Hall, 200 S. Cascade Ave., Suite 150, Colo. Springs. Agendas and meetings can be viewed at www.agendasuite.org/iip/elpaso. Information is available at 719-520-643. BOCC land use meetings are normally held the second and fourth Thursdays of the month (as needed) at 1 pm in Centennial Hall.

Helen Walklett can be reached at helenwalklett@ocn.me.

Other EL Paso Board of County Commissioners articles