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OCN > 2603 > Monument Town Council, Feb. 2 and 17 – Single-family home construction drops; commercial building jumps

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

Highlights

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

By Marlene Brown

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

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

Annexation of Beacon Lite Road and water tank site

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

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

Proposed restriction on water flow north of the Divide

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

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

Resident complains about above-ground electric fence

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

A Taste of Tri-Lakes Cares

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

Regional training for elected officials

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

Q4 financial performance

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

2025 investment returns

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

Sales tax delinquency enforcement

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

Condolences for Kiowa mayor

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

Executive session

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

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

Impact fees study recommendations

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

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

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

Chamber of Commerce lease

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

Executive Session

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

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

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

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