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

Study Session: Economic development goals & objectives
Dark Sky compliance and lighting ordinance
Water projects approved despite budget concerns
Monument’s future takes shape in joint planning meeting
Push back against new state housing laws
Public comments summary
Reports Presented on Taxes, Budgets, Investments, and Management

By Chris Jeub

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

Study Session: Economic development goals & objectives

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

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

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

Dark Sky compliance and lighting ordinance

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

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

Water projects approved despite budget concerns

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

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

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

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

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

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

Monument’s future takes shape in joint planning meeting

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

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

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

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

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

Push back against new state housing laws

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

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

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

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

Public comments summary

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

Reports Presented on Taxes, Budgets, Investments, and Management

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

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

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

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

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The Monument Town Council usually meets at 6:30 p.m. on the first and third Mondays of each month at Monument Town Hall, 645 Beacon Lite Road. The next meetings are scheduled for Monday, August 4 and 18. For more information, call 719-884-8014 or visit www.townofmonument.org. To view upcoming agendas, complete board packets, or download audio recordings of past meetings, visit http://monumenttownco.minutesondemand.com and click on “Town Council.”

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