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View photo of disputed parcel and map
of shoreline
By Judy Barnes
Jan. 21: The Monument Board of Trustees voted 5-2 to approve
the negotiated settlement between the town and Ernie Biggs’ Gulf Coast
Resorts. Biggs is the owner of Lake of the Rockies campground. The settlement
was the conclusion of eminent domain proceedings by the town, after years of
negotiations failed to produce agreement concerning land the town needed for
easements and access to Monument Lake Dam. The dam was recently renovated at
great expense to the town, and the trustees have expressed a shared vision of
having the lake be a major attraction of Monument, with trails and picnic and
playing areas.
Part of the settlement was a proposed amendment to
subdivision regulations that would create a street category of "park
lane" for possible use in conjunction with parks and open space areas,
where access is constricted. It would allow access to what is called the severed
parcel (because it is cut off by the lake access road) by a 40-foot
right-of-way, the lake access road. This road is narrower than existing road
types but still adequate to meet the needs of the general public and emergency
vehicles. The park lane classification eliminates the need for Biggs to provide
a 60-foot right-of-way, as was previously required by town ordinance.
Tim Schutz, whose home adjoins Lake of the Rockies
campground, was the sole member of the public to address the board during the
hearing. Schutz objected to the park lane ordinance amendment. He noted that
there is not any need for access to open space except for this particular
parcel; the amendment is "putting the cart before the horse." Schutz
said the property to the north (the severed parcel) is not going to be
landlocked, as the property owner also owns the property to the south of it.
"It is a bad precedent to set. It has nothing to do with the town. It
should be labeled the Lake of the Rockies Ordinance," Schutz remarked.
Trustee Byron Glenn said he could not see the point of having
a classification for something that won’t be used anywhere else. Town Planner
Mike Davenport replied, "Might this [road classification] be used somewhere
else? The answer is yes." He explained there is a national trend toward
narrower roads and right of ways, as they produce less runoff and environmental
problems. Triview Metropolitan District is interested in roads narrower than the
50 feet that Monument uses. Narrower roads are cheaper to build and maintain and
people drive slower for fear of sideswiping someone, Davenport added.
Trustee Frank Orten asked if this road classification was an
integral part of the agreement. Murray replied that it was. Town Attorney Gary
Shupp said, "Is this the simplest way to get where we’re going? Yes. It
could be used elsewhere." When the roll call vote was taken, Trustee Glenda
Smith voted yes, with reservation. Trustees George Brown and Christopher Perry
voted yes, because Davenport said the classification could be used somewhere
else. The ordinance amendment passed unanimously.
Settlement agreement a separate issue
Attorney Malcolm Murray explained the settlement agreement
with Lake of the Rockies, referring to the long, complicated negotiation process
that involved boundary adjustment issues. Through the settlement, the town
receives 136,543 square feet of land plus 24,829 square feet of easements. [Some
of that land, "a portion of the disputed 50-foot strip between the high
water line of Monument Lake and Gulf Coast’s west property line," never
belonged to Gulf Coast at all; see below.] Murray noted that the exact location
of the easements can be altered. The town is giving to Gulf Coast 43,995 square
feet of land in two parcels.
Schutz admonished the board, "This is a real political
issue. Many of you are in office because the owner of Lake of the Rockies [Ernie
Biggs] made a concerted effort to recall the past board. Five or six of you were
backed by him." Schutz said there is a need to be totally above board with
these proceedings.
Schutz also noted, "You’re not getting all of the
parcels originally evaluated at $77,000." He pointed out that with parcel
one, the main parcel at the entryway to the lake, the town was now getting
approximately one-fourth of the parcel originally evaluated. The original parcel
was valued at $52,875. The value should be more like $14,5000 if it were reduced
in accordance with the size of the parcel. Schutz conceded that the town’s
appraisal ($77,745) was probably low, and Biggs’s appraisal ($250,000) was
probably high.
Schutz’s objections related to land use, to the absence of
public participation in the process, and to the whole political appearance. To
Schutz, giving away shorefront property "is not wise use of what is really
the crown jewel of the community." The "disputed" 50-foot strip
between the high water line of Monument Lake and Gulf Coast’s west property
line actually has been town property since 1957, when the state of Colorado
deeded to the town the strip of land surrounding the lake 50 feet from the high
water mark. Even Gulf Coast’s own development plan noted that the land 50 feet
from the high water line is town property. "It’s not good stewardship to
deprive the people of the town of the land around the lake," Schutz
remarked. He later added, "Giving away that piece of shoreline seems
inconsistent with the vision of having trails around the lake. It seems like the
kind of decision that the public should be involved in."
Regarding process, Schutz noted the adjoining property owners
were not notified regarding the approval of six units on the severed parcel. He
said the agreement does not specify single-family units and suggested that Biggs
could be planning six apartment buildings. Normally, a developer would file a
petition to amend the development plan and the adjoining property owners would
be notified. The owner would have to comply with applicable town regulations and
would go through the process with the planning commission, etc. In this case, no
plans were submitted, and the six units were not defined. Schutz later noted
that Biggs has consistently failed to abide by his development plan and has
received numerous citations from the town as a result. For example, the storage
units are not in the area designated by the development plan and there are four
or five permanent campers, indicating that people are living there year-round,
which is in violation of the approved development plan. Schutz said, "The
lakeshore of Monument Lake is of great value to me as a citizen. It’s
unfortunate that the board decided to convey 365 feet of that shoreline to a
private developer."
Schutz concluded, "If you approve this settlement
agreement, you are approving something that is tainted."
Murray said he thought it was a fair settlement that saves
the town money over litigation and solves the problems. "You can require
him [Biggs] to mitigate the impacts of his development. You decide what public
services are required," he added. Trustee Brown voiced his concerns that
the town’s development process was not followed and that they did not know
what the six units were. "I think there’s no reason to put that in here.
He has to come back before us. It’s wrong to have that in the agreement."
Trustee Perry was also concerned with the six units. Regarding the 365 feet of
shoreline Biggs was getting, Mayor Betty Konarski remarked, "That’s
probably mouse habitat." The agreement was approved by a vote of 5-2, with
Brown and Smith dissenting and Orten stating that he did not agree with the
six-unit designation.
The settlement agreement
In exchange for land to provide permanent access to the dam
and to provide recreational amenities for the lake,
-
The town agreed to create the park lane (40-foot) road
classification to provide access to the severed parcel. Gulf Coast
anticipates future development of the severed parcel into a residential
development of up to six units.
-
The town conveyed to Gulf Coast the cabins parcel.
-
The town conveyed to Gulf Coast a portion of the 50-foot
strip between the high water line of Monument Lake and Gulf Coast’s west
property line to the north of the lake access road right-of-way. This
365-foot strip abuts the severed parcel, in effect making that parcel
shorefront property.
-
The town allowed Gulf Coast to have driveways and curb
cuts on the lake access road, both from the severed parcel and the balance
of the Gulf Coast property south of the lake access road right-of-way
consistent with existing use of both parcels and with the development of six
units on the severed parcel. In the event of development of the Gulf Coast
property south of the lake access road, Gulf Coast and its successors of
interest, shall be permitted access to the lake access road from the
property south of the lake access road unless the proposed development
generates traffic that is inconsistent with minimum safety or capacity
standards applicable to lake access road and the standards cannot be met by
limiting access from that portion of the property or improving lake access
road at Gulf Coast’s or its successor’s expense.
-
The town and Gulf Coast agreed to enter into a license
agreement allowing certain encroachments into the right-of-way for the lake
access road.
-
The town agreed to approve the subdivision of the severed
parcel from the balance of the Gulf Coast property south of the lake access
road right-of-way.
-
The town paid $77,745 for the property conveyed by Gulf
Coast.
Ordinance amendment allowing administrative review of
nonresidential minor plats and replats
The board unanimously approved this measure designed to
provide a simpler process for reviewing minor plats or replats in the older
business sections along Highway 105 and the historic downtown.
No BMX bikes in Monument Skate Park
In response to a request from a committee of bike riders,
Public Works Superintendent Tom Wall researched the potential for using the
skate park as a bike park. In October 2002, CIRSA responded to a question from
Wall about allowing bikes to use the skate park. Their response was 1) If there
is insufficient landing area at the top of the ramps, bikes should not be
allowed; 2) Due to the size and location of each of the park features,
simultaneous skate and bike use should not be allowed; and 3) If bikes are
allowed to use the park, expect to perform more frequent inspections and expend
much more money for repairs and maintenance.
Wall noted that the dimension for a BMX landing platform
needs to be six feet between the edge and the back. None of the features in
Monument Skate Park provide this safe landing area. Field surveys of skate park
users indicate there will be minimal or no acceptance by the skaters for bikers
using the park. "If they want a bike park, then let them go build
one!" In conclusion, Wall stated, "In staying with the original intent
of the skate park, complying with recommendations from CIRSA, minimizing our
costs for maintenance and repair, and not alienating the majority of users, I
recommend not allowing bikes in the skate park." The bike riders reportedly
understood the situation and did not appear at the meeting.
The Enclave at Monument: Staff report on administrative
approval of subdivision and approval of subdivision improvement agreement
The town planner approved an application by Michael and
Rhonda Brennan of Mountain Desert Investments for a preliminary plat and a final
PD site plan for the Enclave at Monument, located on lots 1 through 8 of block
13, of Monument Addition No. 1. This property is west of Beacon Lite Road,
between 3rd and 4th Streets. The application qualifies as a minor plat, eligible
for administrative review.
This portion of land was originally platted as eight
single-family lots and the zoning was later changed to PRD. In 2000, the town
received, and approved in 2001, an application for a preliminary plat from Terry
Eisenmann for attached townhomes. Eisenmann did not pursue final approval and
sold the property to the current applicant, who wishes to use the land as
originally platted—eight single-family lots. The reason for the replat is to
allow a portion of land to be dedicated to the town to widen what is now an
alley into a conforming street.
El Paso County referral: A proposed office/warehouse at
19475 Beacon Lite Road
The applicant, Spencer Real Estate, proposed adding four
warehouses and an office to the five-acre parcel. The planning department
recommended a more substantial visual buffer be provided along I-25. Visual
impact may be significant due to grading and removal of mature trees. Davenport
recommended not supporting approval based on 1) lack of information regarding
adequacy of existing roads to handle projected traffic; and, 2) the fact that
the proposal appears contrary to policies to protect and enhance the visual
character along the I-25 corridor. The board sent a negative recommendation to
the county.
El Paso County referral: Greenland Preserve filing no. 1
The applicant, Wiepking Real Estate Investments LLC, proposed
20 single-family lots on 22.7 acres one mile east of I-25 on County Line Road.
Currently one residence occupies the site. Access for this development is from
Silver Horn Lane. The applicant indicated intent to preserve significant
environmental areas, including trees. Davenport recommended the board support
approval, which they did.
Committee/Staff reports
Town Treasurer: Judy Skrzypek reported a letter was
sent Jan. 10 to Jeff Jergensen, owner of the Broiler Room, regarding his water
tap fees. Town Attorney Shupp included a promissory note to be executed and
returned to him or to the town. Skrzypek also reported that she would not be
presenting December 2002 financial information until the town’s firm,
Swanhorst & Cutler, LLC, had audited it. They will begin work for the final
audit on Feb. 3.
Disbursements over $5,000:
-
Triview Metropolitan District (Nov. 2002 sales tax)
$9,614.00
-
GMS, Inc. (9/28 to 10/25/02 services) $5,832.79
-
CIRSA (2003 Worker’s Compensation Pool) $28,883.00
-
CIRSA (2003 Property/Casualty Pool) 44,690.00
Citizen representative to the Pikes Peak Area Council of
Governments (PPACG): Leon Tenney reported that the first meeting of the
Citizen Advisory Committee (CAC) was on Jan. 15. The CAC reviewed the number of
points that the 108 projects received from the staff evaluation, using the new
project selection criteria for the next Transportation Improvement Plan (TIP) of
2004-2009. The entire "Enhancements group" has 26 projects, rated from
0 to 46; Monument has three projects in this group. Scores of 0 are for projects
not previously presented as part of the long-range plan, titled Destination
2025. Monument’s projects received the following ratings: historic sidewalks,
0 points; I-25 pedestrian crossing at Higby Road, 36 points; trail connection to
Monument Lake, 24 points. Final scoring will be done next month; then the list
will go to CDOT Region 2 for prioritization and funding at state and federal
levels.
The CAC also discussed the large transportation projects
under the 7th POT funding. There is $200 million left at the state level for
large-scale projects such as I-25 interchange projects. The State Transportation
Commission and Governor Owens will make decisions on the projects that will be
funded during the next few months. PPACG will meet with the governor next month
to make a pitch for local projects. If funding is reinstated, then the following
local projects could proceed: widening I-25 south of Colorado Springs, improving
the Powers/Woodmen interchange, and some right-of-way land buys for the Powers
Boulevard Corridor.
Planning Department: The planning commission at its
Jan. 8 meeting recommended approval of:
-
Accessory business uses—Commissioners recommended
giving the town clerk and attorney more time to comprehensively update the
business regulations.
-
Park Lane street classification—Commissioners
recommended that the trustees adopt the Park Lane street type, including the
four cross-section options provided by TransPlan and reviewed by GMS.
The commission continued to its Feb. 12 meeting the request
to update the Regency Park zone map; and the request to rezone 10 acres east of
King Soopers from PRD-10 to PCD.
At its Feb. 12 meeting, the commission will likely consider
the following:
-
Jackson Creek Filing 5, a proposed 89-lot subdivision
north of King Soopers
-
Monument 5th Addition
-
Introduction of the comprehensive plan
Police Department: The year 2002 was a busy year for
the police department. Criminal reports went from 383 in 2001 to 601 in 2002, an
increase of 57 percent. In addition, the officers took 109 noncriminal incident
reports, issued 918 warning tickets, and investigated 85 traffic accidents. They
anticipate that as growth continues, these numbers will continue to increase.
View photo of disputed parcel and
map of shoreline
View draft future land use map
By John Heiser
Jan. 15: The last meeting of the Monument comprehensive plan
steering and advisory committees left many feeling the process had broken down.
Despite that, it was announced that the latest plan will be taken forward to the
Monument Planning Commission for hearings starting Feb. 12.
Background
The comprehensive plan advisory committee was formed in June
2000 to develop a collective vision of the future of the Town of Monument. The
stated goal was to update the 1983 comprehensive plan. At community meetings in
January 2002, Mike Davenport, Monument’s assistant town manager and planner,
noted that the town has experienced, "9 percent growth per year over the
past 20 years." He added, "When the 1983 comprehensive plan was
approved, Monument was growing by 5 to 10 houses per year. Now it is growing by
5 to 10 houses per week." This growth has left the 1983 plan seriously out
of date. It does not cover the areas east of I-25 such as Jackson Creek or those
south of Baptist Road such as the proposed Forest Lakes business-industrial
park."
The advisory committee held numerous meetings. Part way
through the process, a steering committee was formed of advisory committee
members who live in the town or own land within the town. Due to low attendance
at steering committee meetings, the advisory and steering committees began
meeting jointly. The Jan. 15 meeting was the last of the joint meetings.
The latest plan
The announced purpose of the meeting was to "determine
if the draft plan is ready to go forward to the Monument Planning
Commission."
Barbara Cole, president of the town’s consultant,
Community Matters, Inc., led the discussion. She noted the following recent
changes to the future land use map:
-
Changes to the public park area surrounding Monument Lake
-
Changes to the open space and wetlands area north of the
lake
-
Use of the downtown designation that accommodates mixed
use with housing and businesses for areas east and south of the lake
-
Changes to the representation of the Forest Lakes planned
industrial area at the extreme south end of town
-
Allowing light industrial in the business park areas and
using the planned industrial land use category to cover all existing
industrial uses
-
Replacement of the prior highway commercial land use with
mixed use or downtown designations
Concerns
Touching on one of the underlying questions about the
process, Lake of the Rockies campground owner Ernie Biggs asked, "What are
these designations?" Cole explained that the comprehensive plan is an
advisory guide for future development and that the land use designations were
chosen to represent desired land uses. The designations may or may not
correspond to existing zoning or even to existing zone districts in the zoning
regulation. Cole emphasized that the comprehensive plan does not change the
zoning on any parcels. The board of trustees, through a separate set of
hearings, makes zoning changes. Davenport noted that zoning changes usually come
at the request of landowners.
Davenport said Biggs’ land is zoned as a Planned Commercial
District (PCD) with specific uses spelled out in a development agreement with
the town. He added that the areas of Biggs’ land designated on the future land
use map for downtown use could be proposed for commercial, housing, or both. He
suggested to Biggs that this is an opportunity saying, "If you want to
propose housing [the map indicates] that is a valid use – a group of
townhouses instead of PCD commercial."
Biggs noted that some of his land is shown as public park.
Davenport said that would be corrected.
It was suggested the triangle of land bounded by Jackson
Creek Parkway extended south of Baptist Road on the east, Baptist Road on the
north, and I-25 on the west and south should all be shown as open space. The
Colorado Department of Transportation (CDOT) now owns the land and has announced
its intention to hold the land as mouse habitat to mitigate the habitat lost in
the I-25 Highway 105 interchange project. Davenport said that change would be
made.
Objections were raised to the large area designated regional
commercial center in the southern portion of the map. This is often
characterized as the "North Academy look" referring to what happened
to North Academy Boulevard in Colorado Springs. At past advisory committee and
community meetings, significant preference was shown for designating these areas
as community commercial to encourage businesses oriented toward serving the
local area as opposed to big box destination retail that draws customers from up
to 20 miles away. Cole insisted the regional commercial area be retained, saying
it would provide fiscal sustainability and uses that would not compete with the
downtown area.
Misty Acres developer Rick Rafter said the designation of his
land east of I-25 and south of County Line Road as single family detached use
does not match the sketch plan approved by the county. Davenport said the map
would be changed to match the county plan.
Rafter also noted that private land adjacent to the Tri-Lakes
Fire Protection District fire station is mistakenly shown as open space.
Bill Simpson, owner of the parcel on North Washington Street
that was proposed for a Transit Mix concrete batch plant said, "I am
opposed to the re-designation of my property [as Planned Industrial]." He
stressed that his property is zoned as a Planned Heavy Industrial District.
Simpson and Transit Mix are engaged in an ongoing lawsuit against the town over
the April 2000 denial of the proposed concrete batch plant.
The vote
John Dworak, Rampart Realty partner with Mayor Betty Konarski,
made a motion to forward the plan with the agreed revisions to the planning
commission for hearings. Although the results of the vote were not announced, it
appeared the motion failed with three people in favor, four opposed, and dozens
of people not voting. Despite that, it was announced that the plan would be
taken to the planning commission. This left many wondering about the process.
Jim Perry, who attended as the representative of the Triview Metropolitan
District, later characterized the process as "loosely run" and said,
"It appears [Mayor Betty Konarski] is pushing hard to get it through."
The first hearing by the planning commission is likely to be
Feb. 12, 6:30 pm, at Monument Town Hall, 166 Second Street.
**********
Copies of the draft plan are available at Monument Town Hall,
166 Second Street. For further information, call the Monument Planning
Department at 719-481-2954. Comments should be sent to the town planning
department.
View draft future land use map
By Judy Barnes
Board of Trustees Special Meeting: Water Fund Capital
Improvements overview
5:30 p.m.: Trustee Christopher Perry was absent. Roger Sams,
of GMS, Inc. Consulting Engineers, and Public Works Superintendent Tom Wall
presented an overview of work currently in progress on water system capital
improvements. Included were booster pump station modifications, a new Supervisor
Control and Data Acquisition (SCADA) system, well pump upgrades, and
distribution system improvements. Sams noted that growth projections for the
year 2020 predicted an increase in single-family equivalents (SFEs) of between
50 percent and 100 percent.
Addressing the need for a new well, Wall referred to
Resolution 3-97 that expresses the policy of the town trustees concerning the
design and construction of future wells for the town. Wall was unclear about
whether the resolution was referring to "paper water" in single-family
equivalents or to "real water." Paper water refers to the amount of
water the courts have adjudicated to the town—how much water they can legally
have out of the ground. Real water describes the amount of water they can get
out of the ground, based on the capacity of the wells and the condition of the
aquifer.
The resolution states that a new well should be designed when
all of the water produced by wells 1-7, stated in SFEs, is being used along with
80 percent of the SFEs produced by well 8. In addition, the new well should be
drilled when the town is using all of the water from wells 1-7 and 90 percent of
the water, as stated in SFEs, from well 8. However, there are dramatic
differences among the number of adjudicated SFEs, the number of pumping
"limited and mechanically restricted" SFEs, and the number of SFEs
that can be produced and still maintain compliance with the augmentation plan.
That is usually two-thirds of the adjudicated water, according to Wall. Only
wells 7 and 8 do not require augmentation. About 95 percent of all tributary
water used from the alluvial wells 4 and 5 has to be put back. The town gets
credit for sewer water returned to the stream. In drought conditions, the town
has to restrict wells 1-6 to no more than 47 percent of the total water produced
by all eight wells.
The town expects to have pumping capacity for 1,265 SFEs by
the end of 2003. Although the adjudicated water rights are for 2,341 FTE, the
"limited and restricted" production capacity, which includes
limitations by decree and/or permit, is for 1,242 FTEs. So, with existing well
production conditions, the town needs a new well this year. Looking only at the
adjudicated water, it is not time to design or to build a new well. If the
trustees in 1997 were referring to the adjudicated water, the town might not
ever hit that point in their use, said Wall. "The more realistic way to
look at it is our capability of providing water to the citizens in a certain
amount, and that certain amount is not based on the paper (adjudicated) water,
but it’s based on the real water that we can physically get out of the
ground," Wall explained. The town’s ability to deliver water is limited
by permits, state laws, and augmentation requirements. For example, the town can
pump some wells only three days a week or can pump only a certain number of
gallons from some wells. Wall emphasized the need to base decisions on how much
real water they are able to get out of the ground, not on the amount of water
the court says they can have.
Sams noted the town’s water supply is short due to drought
and peak day demand but otherwise, "They’re in good shape." In
response to a question from Trustee Glenda Smith, town planner Mike Davenport
said that 60 water taps were sold in 2002 and about 50 were budgeted for 2003.
Triview Metropolitan District did not impose water restrictions in 2002, but was
planning to use reuse water for irrigation in 2003.
The town has a dedicated site for a new well at the south end
of the Villages of Monument on Old Denver Highway. It would be most practical to
have a treatment plant there, too. Trustee Smith suggested the well house be
designed to look like a residence so it would blend in.
Board of Trustees regular meeting
6:30 p.m.: Brendan Fetter, of Boy Scout Troop No. 8, led the
Pledge of Allegiance.
Trustee Byron Glenn said that he had checked the sight
distance at the new bank, and it seemed to be okay.
Trustee Smith referred to e-mail correspondence she had
received regarding the Triview Metropolitan District. She said she found the
messages confusing.
West Nile Virus presentation
Lee Griffen, Environmental Health Specialist from the El Paso
County Health Department, gave a presentation on West Nile Virus, a disease
transmitted by mosquitoes (see "West Nile Virus in Colorado" elsewhere
in this issue). There was some discussion of detention ponds that can be
breeding sites for mosquitoes and whose responsibility it is to maintain them.
Davenport explained that when all the lots in a development are sold, the board
of homeowners usually agrees to take over the responsibility for the pond.
Trustee Frank Orten volunteered to serve on a committee to develop a regional
mosquito prevention and control plan.
Triview payment issue
Trustee Smith brought up the issue of the $75,000 owed to the
town by the Triview Metropolitan District for the segment of Jackson Creek
Parkway north of Higby Road. This is an accounts receivable from 2002. If
payment is made within the first 60 days of 2003, the town can account for it in
2002, otherwise, the fund balance would be $75,000 less. Trustee Glenn explained
in an e-mail message sent Dec. 18 to Town Manager Rick Sonnenburg and the other
board members that he spoke with Ron Simpson, Triview district manager, and
asked about the money owed to the town. Simpson informed Glenn that because this
was not an intergovernmental agreement, the bondholder, Tim Phelan, wants all
money within the district that is not included in operations or maintenance to
be used to pay on the outstanding bonds. Glenn wrote in his e-mail that because
this payment may take six months to a year to receive, he believed the town
should amend the budget and include the excess $75,000 now. Mayor Betty Konarski
replied by e-mail on Dec. 18 that she believed they should leave the $75,000 on
the books as an account receivable because she thought they were going to get
the money. "There is plenty of time in 2003 to amend that budget if we must
and as we expect we will do later in the year," she added. At the meeting,
Town Treasurer Judy Skrzypek explained that if the town’s fiscal year 2002
expenditures exceed revenues, they might have to amend the budget. Konarski
reported the town was working with Triview to resolve the issue.
Resolution 1-2003: Designating Posting Places for Public
Meetings in FY2003, and Locations for Public Meetings in FY2003
Town Clerk Anne Holliday informed the board that in addition
to posting public notices at Town Hall, the town has recently procured use of
the locked glass bulletin board in the Monument post office. The town also has
permission to post public notices at Lewis-Palmer High School and Creekside
Middle School.
The new resolution adds the post office to the existing Town
Hall posting place. Holliday recommended that only these two posting places be
formally included. Requiring that all of the town’s public meeting notices be
posted in four places may be cumbersome, considering the number of committee and
commission meetings that require posting. Holliday will post the Board of
Trustees meeting notices in the high school and at the middle school. The board
wanted a policy to post Board of Trustees meeting notices at the high school and
Creekside Middle School whenever possible. The board meetings at Creekside
Middle School have been scheduled for April 7, August 18, and Nov. 3. The motion
passed unanimously.
Annual Professional Services Agreement with Halepaska and
Associates
Each year, the board considers an annual professional
services agreement for general hydrologic services with water consultant John C.
Halepaska and Associates. The town received a proposal for FY2003, and the rates
are unchanged from the FY2002 agreement. The motion to approve the agreement
passed unanimously.
Disbursements over $5,000
The following disbursements over $5,000 were presented for
approval:
-
U.S. Department of Agriculture $40,271.38 (2002 principal
and interest payments for 95 filter plant loan)
-
GMS, Inc. $ 5,099.59
-
Benefit Design Services $ 9,859.02 (January medical and
dental premiums)
Skrzypek brought one more disbursement before the board:
transferring $95,791.25 from one water fund cash account to another (December
Water Bond Payments Taken from Water Tap Fee Account Instead of Water Revenue
Fund Account). Motions to approve the disbursements passed unanimously.
Broiler Room Water Tap Fee Receivable
Skrzypek reported the Broiler Room Restaurant owned by Jeff
Jergensen owes the town $15,750 for a water tap fee. On March 5, 2001, the board
approved a twelve-month payment schedule for a $27,000 unexpected water tap fee
expense incurred by Jergensen. Monthly payments of $2,500 began on May 15, 2001.
Payments were received from May 15, 2001 through April 15, 2002. Jergensen did
not respond to repeated requests from town staff or, more recently, from town
attorney Gary Shupp to deal with his delinquent balance due. Shupp recommended
asking for an executed promissory note, with a due date for the remainder of the
money due. Such a note would make it easier if the town went to court on the
matter, and it would allow collection of interest. Konarski explained that
during remodeling for his restaurant, Jergensen had to upgrade the pipe, which
resulted in unexpected expense. Also, he was delayed by vendors and the town.
For these reasons, she wanted to facilitate the current situation for him. Shupp
recommended extending the payment plan, with the provision that if the money is
late, Jergensen pays interest.
Pay request for $35,710.78 from Boyle Engineering
Roger Sams, of GMS, Inc. presented the invoice for
professional services related to construction administration and additional
services for the Monument Lake Dam rehabilitation project from Aug. 1 through
Nov. 29, 2002. It also includes some charges for services prior to Aug. 1, 2002,
which have not been previously invoiced. Sams noted the invoice contained
additional services required to fulfill the requirements of the Colorado Water
Resources Division for final acceptance of the project. The motion to pay the
invoice passed unanimously.
El Paso County Referral: Misty Acres: Filing No. 2
The El Paso County Planning Department sent the town a copy
of the Misty Acres Filing No. 2 application and requested comments back by Jan.
10. The planning department advised that the board recommend approval, subject
to the condition that development not occur until the county has determined, by
its review of a traffic study, that roads are adequate for the projected traffic
levels.
The applicant proposes 22 single-family lots and four
multifamily lots on a 59-acre parcel. The proposed development is located in
Tri-Lakes sub-area 7 "Woodmoor." The property is outside of Monument
town limits and is not in the town’s 1983 comprehensive plan. In 1999, El Paso
County adopted the 2000 Tri-Lakes Comprehensive Plan. The El Paso County
Planning Commission and the El Paso County Commissioners previously approved a
PUD Development Plan and Preliminary Plan for this project.
The Tri-Lakes plan identifies this area as "mixed use
and/or nonresidential." The proposal does not include any business uses,
which is consistent with Tri-Lakes Plan Policy 7.16: "Encourage higher
intensity land uses such as new employment centers to locate within municipal
boundaries where adequate services are available and in close proximity to
housing for potential future employees."
Access to this development is from a proposed north-south
collector that is shown on the PUD plan already approved by the county. However,
the town did not receive a copy of a traffic study and therefore cannot
determine whether the roads will be adequate to handle the increase in traffic.
Trustee Doug Warner expressed concern with multifamily
residences in an area specified on the comprehensive plan as single-family
detached housing. Davenport responded that it’s a proposed plan, not an
adopted plan yet. He wants to avoid the appearance that the planning department
is acting on a plan the trustees have not yet approved. He added that the
residential plan is a plus, as it will not compete with the town for commercial
use. The motion to accept the planning department’s recommendations passed
unanimously.
Committee Reports
Public Works: Tom Wall presented a proposed
intergovernmental agreement (IGA) between the Donala Water and Sanitation
District, the Woodmoor Water and Sanitation District, the Triview Metropolitan
District, the Town of Monument, and the Town of Palmer Lake. These entities
would form an unincorporated, nonprofit association called the Palmer Divide
Water Group. The group would contract with a person or entity to investigate and
report on options for groundwater management and for the purchase of renewable
water supplies. Wall noted that joining together would open more doors in
looking for 2,000 acre-feet of water together rather than individually.
Everybody else in the state is in a group, said Konarski. "It’s a
recognition that Colorado Springs Utilities isn’t going to take care of
us," she added. The motion to approve passed unanimously. Konarski also
told of the Colorado Water Partnership, a lobbying group that seeks statewide
support for water projects. The cost to join is $1,000. The town was invited to
continue its membership by sponsoring a meeting in Monument, as an in-kind
contribution.
Town Attorney’s Report: Trustee Glenn asked Shupp
about the status of the Gulf Coast Resorts matter. Konarski said that they
should be ready to resolve it by the next meeting.
Town Manager’s Report: Rick Sonnenburg reported on
the full-time staff civil engineer position. He was confident that an in-house
engineer could at least break even on their salary with one-fourth of the items
on the list of engineering costs he put together. Parts of some projects would
still be done by consultants. The staff engineer would add an inspection
element. Davenport commented that GMS has done a very good job at a reasonable
price. However, a staff engineer would be more efficient for the town, as he or
she could attend meetings that three people—Mike Davenport, Roger Sams, and
Tom Wall—are currently attending. Also, the staff engineer would manage
projects. The interview team will be composed of Sonnenburg, Wall, Davenport,
and Trustee Byron Glenn. A motion to send out the employment ad passed
unanimously.
The meeting adjourned at 8:10 p.m.
View a picture from the meeting
By John Heiser
The Triview Metropolitan District Board of Directors held its
regular monthly meeting Jan. 22. The only district residents in attendance were
board members Martha Gurnick and Linda Jones.
Developer/construction manager’s report
Rick Blevins, Jackson Creek Vision Development Company,
reported that 100 warning signs regarding the mouse habitat have been ordered
and are being installed. They must be posted surrounding the habitat area no
further than 250 feet apart.
Blevins said bids are being solicited for landscape
improvements including additional irrigation. Bids will be opened Feb. 7.
Blevins reported that Classic Homes and some other Jackson
Creek builders have agreed to contribute $5,000 to $10,000 each toward
additional landscaping. He said his goal is to collect about $35,000 total.
Board president Kathy Walters thanked Blevins for his efforts raising money for
landscaping saying, "It is a tough job. We appreciate it."
District engineer’s report
District Engineer Chuck Ritter, of Nolte and Associates,
reported that final scores on Great Outdoors Colorado (GOCO) grant applications
will be tabulated the first week in February. Results should be announced the
second week in February. The district has applied for lottery funds to improve
the Heights Trail and trickle channel landscaping. Ritter said that so far the
district is still in the running.
Ritter said installation of the Supervisor Control and Data
Acquisition (SCADA) system to control drinking Water Treatment Plant-B is about
98 percent complete. He said 48 of the 52 sensors are working. The project was
originally scheduled for completion by the end of last year.
Wastewater treatment plant
Without giving specifics, Ron Simpson, Triview district
manager, said the other partners in the wastewater treatment plant—the Donala
Water and Sanitation District and the Forest Lakes Metropolitan District—are
at odds regarding plans for the plant.
Wal-Mart status
Simpson said he is hoping to have a meeting soon with
Wal-Mart developer Goldberg Property Associates. Since the required revised
traffic report has not yet been submitted, the project is unlikely to be heard
by the El Paso County Planning Commission before April. Simpson added that
Wal-Mart recently gave $100,000 to the Monument Academy.
Parks, open space, and landscaping
Regarding Jackson Creek entryway improvements being made by
landscape company Timberline, Simpson said, "So far, I am pleased with what
Timberline is doing for us." Timberline is also working on erosion control
in the Homestead subdivision.
Jackson Creek Filing No. 5
Simpson reported that the proposed development north of King
Soopers is moving forward and will likely be submitted soon. He drew a sketch of
the plan showing a multifamily complex combined with a commercial strip and two
separate commercial pads. No mention was made regarding drilling of the needed
well.
Rate increase study
Simpson reported that utility rate consultant Rick Giardina
proposed a $22,500 study comparing the Triview district to other districts in
terms of user charges, water and sewer rates, and tap fees. The proposed study
would also address water conservation approaches. Simpson said, "For the
money, it is a lot of work." The board could use the study results to
justify increases in its rates and fees to improve revenue. The board
unanimously approved contracting with Giardina for the study. A draft of the
study is scheduled for completion March 7, with the final version available at
the board meeting March 26. Simpson said the goal is to implement the increased
rates June 1.
Personnel policy manual
Prompted by the need to hire a clerk to handle billing,
Simpson distributed copies of a draft personnel policy manual. He said he drew
on the Special District Association’s model and manuals from various
districts, including the Donala district and the Cherokee Metropolitan District.
Peter Susemihl, Triview attorney, said, "Once you adopt these, they become
a contract. They leave a lot of room for litigation." He said the U.S.
Olympic Committee version was simplified but still prompted three or four
lawsuits.
On employee termination, Susemihl said, "I don’t like
you to lose the ‘at will’ clause in Colorado law. Once you terminate and you
tell them why, then you are subject to [the policy manual]."
Simpson said that once Triview takes over operation of its
facilities, it will have to institute drug and alcohol testing of operators.
Regarding a general drug testing program, Susemihl said, "It is easy to
test as a condition of employment. It is difficult to test once they are
employed unless they operate equipment."
Walters suggested the issue of drug testing be deferred
"until we have some operators and then do an operators agreement."
Dale Hill, district administrator, suggested they postpone
further discussion until she can get information from Susemihl and distribute it
to board members. Walters responded, "As usual, Dale is right."
Water conservation
Simpson reported the Colorado Legislature is looking at
measures to encourage conservation. He noted that Aurora has purchased a lot of
junior water rights, meaning they have a right to the water only if the senior
water rights holder does not need the water. He said, "Expect big problems
in the Denver area this summer."
He said the Palmer Divide Water Group of northern water
providers has not yet looked at conservation, but the study by the El Paso
County Water Authority did address it.
Simpson added, "The best program is a stepped-up rate
increase. Hit them in the pocketbook." He said the rate issue will be
discussed further at the Feb. 26 meeting, and new rates will be adopted at the
March 26 meeting.
Blevins noted, "The covenants don’t say there must be
x square feet of grass. They say ground cover. It doesn’t have to be sod. It
could be rock with so many plants every 100 square feet."
Road repairs
Simpson reported 18 locations need road repairs. The board
unanimously approved expenditure of up to $7,000 for the repairs.
Drainage Master Plan
The board unanimously approved the drainage master plan
distributed last November.
Billing personnel and equipment
The board unanimously approved funds to hire a clerk and
purchase a handheld meter interrogator and training, a bulk mail permit,
computer system and software, and 100 meter kits. Simpson said that since the
conversion to in-house billing will not be completed by the end of the first
quarter, Donala has agreed, for $3,500 per month, to continue to handle Triview
billing as needed through the second quarter.
Sewage spill
Simpson reported that on Jan. 20, 45,000 gallons of sewage in
the Creekside area leaked from the sewer system into the storm water underdrain
system and contaminated a detention pond. He said the El Paso County Health
Department was notified, the leak was fixed, sewage was removed, the
contaminated area was disinfected twice and covered, and signs were posted.
Monument’s Draft Revised Comprehensive Plan
Board member Jim Perry reported that at the comprehensive
plan meeting Jan. 15, the vote of the combined advisory and steering committee
did not support approval of the plan but still the plan will be taken to the
Monument planning commission. Perry characterized the process as
"loosely run" and said, "It appears [Mayor Betty Konarski] is
pushing hard to get it through."
Blevins said the Jackson Creek Vision Development Company has
not been given a copy of the latest plan.
Simpson said, "[The town] still hasn’t responded to
our January 20, 2002, memo." He said from the district’s point of view,
there are many remaining problems with the plan. In particular, he said the
imposition of an I-25 overlay is "an attempt to kill big box
[stores]." He added, "Everybody wants to fight the big, bad developer.
We are caught in the middle. Some of this will directly cut revenue to Triview."
Simpson said the proposal in the plan to use the prudent line
principle in building near drainage ways "would sterilize an unbelievable
number of acres."
He said, "The plan shows trails through mouse habitat.
The impracticality of some of the stuff in here diminishes the credibility of
the effort."
Simpson also objected to setback, buffering, and
environmental impact analysis requirements. He expressed concern about the
intention to implement the plan through changes to the town’s zoning and
subdivision regulations.
Susemihl concluded, "The plan may be a violation of
existing agreements between the town and the district."
**********
The Triview Metropolitan District board of directors normally
meets on the fourth Wednesday of each month, at 6:30 p.m., at the district
office, 174 N. Washington St. The next meeting will be Feb. 26.
For further information, contact the Triview Metropolitan
District at 719-488-6868.
View a picture from the meeting
By Judy Barnes
West Nile Virus presentation
Lee Griffen, Environmental Health Specialist with El Paso
County Department of Health and Environment, gave a presentation on West Nile
Virus, a disease transmitted by mosquitoes (see "West Nile Virus in
Colorado"elsewhere in this issue). Trustee Scott Russell volunteered to
serve on the committee to plan regional mosquito prevention and control.
Intergovernmental agreement (IGA) with the Humane Society
of the Pikes Peak Region
Police Chief Dale Smith explained that his department needs a
backup system for dealing with vicious dogs. If police responding to a call
regarding a dog have some indication that the dog is from the town, they’ll
take the dog to Sundance Kennels in Palmer Lake. The kennel owner, Wilma French,
has always taken in dogs at no charge to the town, but she cannot take diseased
or vicious dogs.
Leslie Yoder, from the Humane Society, discussed the services
her agency offers. In 2002, ten animals were brought in from Palmer Lake. The
town did not have a contract with the Humane Society and was only charged for
one vicious dog at large. Normally, the Humane Society charges $10 per day for
board fees, which is far less than the actual costs. Trustee Susan Miner asked
if the town could renegotiate the contract if they brought fewer animals in
during the previous two quarters. Yoder said she would have to consult the
finance director. Smith pointed out that the town has gotten service over the
years without paying. Trustee Randy Jones thought it might make more sense to
pay on a case-by-case basis. The trustees voted unanimously to approve the IGA.
Agreement for construction of acceleration/deceleration
lanes—Willow Creek
There is a subdivision bond for 125 percent of the cost of
the lanes. Work must be completed by June 30, or the town will use the bond
money to complete the work.
Water service surcharge
Mayor Nikki McDonald wanted Palmer Lake residents to
understand that the $10 surcharge being added to bills for monthly water service
is the cost to run the well. "We are not subsidizing developers," she
added. The trustees discussed exemption from the surcharge. Residents need to
request an exemption. McDonald and Trustee Chuck Cornell will consider requests
on a case-by-case basis, using the guidelines for LEAP, an energy assistance
program. Cornell reported the water level in the reservoir is still dropping. He
didn’t know when the Arapahoe well would be ready, but it could be used in an
emergency.
Roads
Jones presented a change to the ordinance pertaining to
pruning and corner clearance. The current ordinance reads, "…so that
there shall be a clear space of eight (8) feet above the surface of the
street"; it will be changed to twelve feet. Trustee Cindy Allen asked if a
stop bar could be painted at the stop sign on Spring Street. She observed that
people stop ten feet past the sign.
Community and Economic Development—Buildings
Miner reported that the New Year’s Eve party for
Lewis-Palmer High School students was canceled due to low ticket sales. Theories
for the lack of success included that the sponsoring group was too wholesome and
that the idea was too new.
Fire
Chief Julie Lokken reported that the department got Santa to
the elementary school and that the department received a FEMA grant to use for
bunker gear and breathing apparatus.
Mayor’s report
McDonald reported on plans for a Casino and Mardi Gras Night
at Pinecrest Event Center. Proceeds would be used to pay for the new firetruck.
The event has been scheduled for Friday, Feb. 28, at 7 p.m. McDonald also
announced that her New Year’s resolution was to conduct town meetings
according to parliamentary procedures, that included limiting the time for
public comments.
Request for new business license
KK Sole & Sew, Karen and Ken Morrow. Ken formerly had a
shoe repair business in Monument. The request was unanimously approved. The new
business will pick up work dropped off at Woodmoor Cleaners, Gleneagle Cleaners,
and the Clothesline.
The meeting adjourned at 8:30 p.m.
By William Lowes
This is the third update of the Joint Working Group (a
sub-group) of the northern El Paso County Fire District’s collaborative
program that is studying the organizational consolidation of four departments
involving three district boards and one town council. This group continues to
meet regularly to ensure program progress.
Since the prior update, the group has been working with
attorneys to analyze the different methods of unification available. Merging
into one single district requires a review of legal issues and discussion and
determination of the best method to use. The final decision involves legal
issues, financial issues, and individual methods of operation of all of the
departments.
The joint working group operational subcommittee, led by the
fire chiefs, continues to gather data relating to the departments’ individual
call run demographics, capital inventory, and distance and response time. They
also continue to review and develop common operating and training procedures for
fire emergency response and EMS response and transport across all four
departments. This information is necessary in order to begin merger discussions.
An initial recommendation regarding unification is scheduled for spring 2003.
Meanwhile, all departments continue to provide the best
possible fire, rescue, and emergency medical assistance—the number-one
priority.
Contact any of the four fire departments with any questions.
-
Donald Wescott Fire Protection District, 599-4068
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Palmer Lake Volunteer Fire Department, 481-2953
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Tri-Lakes Fire Protection District, 481-2312
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Woodmoor-Monument Fire Protection District, 488-3303
By John Heiser
At the regular meeting Jan. 16, the Tri-Lakes Fire Protection
District Board of Directors announced the appointment of Ron Thompson as
assistant chief. The board also discussed a proposed cooperative ambulance
arrangement with the Woodmoor-Monument Fire Protection District and approved a
rate increase for medical and rescue services. Director Oscar Gillespie and
Chief Robert Denboske were absent.
Thompson new assistant chief
Ron Thompson, Emergency Medical Services (EMS) coordinator, (see
photo) was appointed assistant chief, the post formerly held by Denboske,
who was named chief last August.
Financial Report
District Director and Treasurer John Hildebrandt reported
that the district completed calendar year 2002 approximately 3 percent under
budget. He noted that during November and December, $53,564 was collected in
ambulance charges, thanks to the efforts of Thompson and district Administrative
Assistant Paula Abrahamson.
Chief’s Report
In Denboske’s absence, Thompson reported the district
handled 882 calls during 2002. That is up 11 percent from the 796 calls in 2001.
There were 776 calls in 2000, 721 calls in 1999, and 548 calls in 1998. The 882
calls were comprised of 570 (65 percent) medical/traffic accidents, 223 (25
percent) fire, 35 (4 percent) hazardous materials, and 54 (6 percent) public
assists. An average of 1.5 vehicles were used per call during 2002. Of the 882
calls, 143 calls were in fulfillment of mutual aid agreements with other
districts.
Thompson reported that a Web site for the district is under
development. Board President Charlie Pocock suggested posting emergency notices
such as street closings at the site.
Pocock reported that there are now three paid personnel per
shift and six crews of volunteers with four or five members each. He said,
"There are a minimum of seven people available 24 hours per day. Each truck
will carry four. Each ambulance will carry two. There is a paramedic on every
shift every day with part-time paramedics on standby. It is a wonderful
situation and a great improvement over three or four years ago."
Pocock noted that plans are being made for fire awareness
meetings this summer. Homeowner associations and other groups are encouraged to
contact the station to arrange a time and place.
Station 2
Pocock reported there have been some delays in getting a
signed agreement with the Great Divide Water Company, which owns the well next
to Station 2. Under the agreement, the district could use up to 2 acre-feet per
year. Ninety percent of the water used will be counted toward Great Divide’s
water augmentation program. The agreement calls for protection of the wellhead
and allows for parking near the wellhead by Station 2 personnel. Getting the
agreement signed by Great Divide is a critical step in going forward with the
project.
EMS Report
Thompson reported that the district that day had responded to
an electrocution of a high voltage line worker in the Palmer Lake area near Sara
Sausage. The worker had stepped on an active 7,200 volt line. The crew arrived
within four minutes of the call and found the worker was not breathing and had
no heartbeat. Surprisingly, the other workers had reportedly not performed CPR
or taken any other measures. Fortunately, breathing and heartbeat were quickly
restored. At press time, the worker was continuing to do well in the hospital.
In addition to the Tri-Lakes crew, the Woodmoor-Monument district and the Palmer
Lake Volunteer Fire Department responded to the call. Thompson said, "The
call went like clockwork."
Thompson reported the staff has been trained to use the new
medical services billing software. He said, "So far, it is a fantastic
program." The software can be used to calculate demographics by region
within and outside the district. The district is on schedule to meet the April
2003 deadline for electronic billing to Medicare.
Cooperative ambulance service proposed
Thompson said he and Denboske were to make a presentation to
the Woodmoor-Monument district board on Jan. 27 regarding a cooperative
ambulance/EMS arrangement.
Thompson said, "It is a benefit to both districts
producing better service to residents while reducing costs and keeping the
revenue in the Tri-Lakes area." Presently, patients in the Woodmoor-Monument
district may have to wait as much as 40 minutes until an American Medical
Response ambulance can arrive from Colorado Springs.
The Woodmoor-Monument district is reportedly considering
purchasing an ambulance. Thompson said, "It just doesn’t make sense. The
area can support one ambulance service, not two."
The multi-agency study completed last year recommended a
cooperative arrangement using the Tri-Lakes district’s ambulances. Pocock
said, "If we can’t cross this hurdle [to merger], how are we going to
cross any others?"
Medical and rescue billing rates increased
Following an executive session, the board unanimously agreed
to adopt increased billing rates for medical and rescue services. The new rates
bring the district to approximate parity with other providers in the area.
Thompson said the increased rates will better cover the costs for the service
including the associated training. The new rates were made retroactive to Jan.
1.
**********
The Tri-Lakes Fire Protection District board normally meets
at 7 p.m. on the third Thursday of each month at the district firehouse, 18650
Highway 105 (near the bowling alley). The next meeting will be Feb. 20.
For more information, call Chief Denboske at 719-481-2312.
The caption on the TLFPD graduation picture in the Jan.
4, 2003, issue of OCN neglected to mention that the photo was provided by
TLFPD director and treasurer John Hildebrandt.
View a photo of the new WMFPD Technical Rescue Trailer
By Judy Barnes
The fire protection district reported it received $28,735 in
grants and donations during 2002. Karen Evans, of A Chick and a Windshield,
collected and donated $12,000 from the Have a Heart, Save a Life drive. The Glen
Eyrie Chapter of the Eastern Star donated $10,000, and Mountain View Electric
Association provided a grant of $5,000.
Ron Thompson, assistant chief and officer for the medical
department of Tri-Lakes Fire Protection District (TLFPD), gave a presentation on
the benefits to residents using TLFPD’s ambulance service. Currently, TLFPD
breaks even on its ambulance service, but it expects to operate at a profit as
calls increase due to population growth and increased traffic. With another
$60,000, three more paramedics, one per shift, could be added. Thompson noted
that using TLFPD’s ambulance service would keep more revenues in the
community, which is not true with AMR, the ambulance service currently used by
Woodmoor-Monument. The response time would be faster for Woodmoor and old town
Monument—an average of 5.85 minutes. Code 3 ambulance response time is even
faster. They guarantee a paramedic on every call. Thompson also mentioned that
working together would enhance cooperation between the two departments.
Board member Russ Broshous commented that many of these
issues would get resolved in a merged district, a preliminary decision that
could be made in the spring. He also noted that Woodmoor-Monument was currently
under contract with AMR, which limited what they could do in the short term.
Bob Browning, president of the board, noted that at the time
Woodmoor-Monument entered into a contract with AMR, Tri-Lakes couldn’t offer
what AMR offered—a paramedic on the scene immediately. "We need to deal
with these crazy boundaries we’ve got," added Browning. "We
appreciate what you’re doing, but let’s keep going forward with this
merger," he said.
Broshous concluded, "Having a single management of a
single district would resolve problems that mutual aid agreements can’t. The
faster we do the merger, the better off we’ll be."
***********
The next meeting of the Woodmoor-Monument Fire Protection
District board will be Monday, Feb. 24, 8 a.m. at the fire station, 1855
Woodmoor Drive. A joint board meeting of Woodmoor-Monument and Tri-Lakes Fire
Protection Districts will be held on Tuesday, Feb. 25, 7 p.m. at the Woodmoor
Barn, 1691 Woodmoor Drive. For more information, call Chief Youtsey at 488-3303.
View a photo of the new WMFPD Technical Rescue Trailer
By Chris Pollard
The Woodmoor Improvement Association (WIA) held three
meetings in January. At the second one, the subject of weed and mowing
regulations came to a head. A number of residents had expressed concerns about
potential changes to these rules early in the meeting. Later, when the rule
proposal was put to a vote, it was defeated 4-2. There was some further
discussion by the WIA board about continuing to pursue the matter. Suggestions
were made to have the regulations e-mailed to those on the list for review;
then, after receiving comments from residents, the board would have further
discussion on the subject..
The significant part of the new weeds and mowing rule
proposed by the WIA is:"Owners are responsible for maintaining their
entire lot in a clean and attractive condition. Owners must promptly correct any
problems of noxious weeds as defined by El Paso County by spraying or mowing or
other means. Furthermore, grass and similar vegetation must be regularly mowed
so that it does not exceed nine inches in height in the areas 20 feet from the
edge of the roads and 18 inches in height on the remainder of the lot. The
failure to maintain a lot in a clean and attractive condition, including any
drainage, utility, roadway or other easements located on the lot, shall
constitute a violation of the WIA’s Covenants and Rules."
The stated goal of the rules is to improve fire mitigation
and community attractiveness. Also, "Tall weeds and leggy growth is
unsightly."
To provide some background on the reason for this rule
change, research was carried out on some typical lots. In a visual survey from
the roadside, probably less than 10 percent of lots would currently meet the new
regulation. Looking at the lots owned by the three major proponents for the rule
change—Beth Courrau, Bob Riddle, and Paul Lambert—however, revealed a
certain similarity in vegetation and land form that might give them a good
perspective. Atypical of most Woodmoor lots, these three have fairly dense
stands of thin, older ponderosa pine. This dense form of forest generally has
little undergrowth because of the lack of light. All lots were reasonably flat.
In contrast, the majority of lots in Woodmoor have much more variety in their
forms of vegetation. Many lots have thick stands of willow, scrub oak, and
chokecherry; in wetter areas, grass and shrubs grow in abundance.
It was interesting to note that in looking at lots that did
meet the mowing rules and had closely cut grass, there were some areas that were
purely dirt. This is somewhat expected in times of drought because the sun has
more ability to dry out the soil and vegetation. In general, mowing height
should be raised to heights that cannot easily be adjusted to on most mowers.
Other observations were that many lots had steep slopes or gullies and arroyos
that would be difficult to climb. Many of these slopes had loose sand; walking
on these would easily cause erosion. A lot of the drainage channels had taller
vegetation that serves to control runoff in times of heavy rain. This is also
applicable to grassed slopes–longer grass does minimize erosion and help hold
moisture.
There are also implications in terms of wildlife habitat and
safety. The longer undergrowth provides refuge for many animals, protecting them
from predators and the sun, and also provides food. From a safety issue, mowing
or cutting the grass within the willow and oak clusters might be quite
difficult. Controlling "weeds" to 18 inches without encouraging mowing
lots to 2 or 3 inches will clearly prove difficult for some, particularly as the
historical groundcover has been wildflowers and prairie grasses.
Residents need to consider the potential effects of these
proposed rules and are invited to e-mail their input to wia@woodmoor.org or fax
to 481-8461. Copies of the draft regulation are obtainable at the WIA office.
Later in the same meeting, the board had a brief discussion
about a motion to be sent to the Lewis-Palmer school board indicating a
preference of having a second high school at a different location to minimize
traffic impact in Woodmoor. Paul Lambert offered an amendment to ensure it was
clear the opinion was only with regard to traffic. The majority of the board
thought the motion was already fairly clear, and in the subsequent presentation
to the school board of the unmodified motion, this was borne out.
Courrau gave some information about early notice she had been
given of potential development of what was originally planned as the South Golf
Course or The Walters Property. What has been proposed is quite different from
what people have thought or have been told it would become over the years. It
has not been zoned for a golf course for many years, and in fact some of the
land has been zoned multifamily. The new proposal for a portion of this land is
for multifamily and other housing on half-acre lots.
On January 27, the WIA held its annual meeting at the Lewis
Palmer Middle School. This was well attended by more than 100 residents.
Vincent J. Elorie Citizenship Award: The Reverend Robert
(Bob) Jaeger of St. Peter Catholic Church presented this award to Marian Taylor.
She and husband Jim were involved in Woodmoor in forestry and cleanup programs,
including the seedling program to replace Woodmoor trees. Marian worked on the
Empty Bowl program for two years. She is currently helping in the library at St.
Peter Church. A board member of the Palmer Divide Quiltmakers, Marian got the
group working in partnership with the American Cancer Society. The quilters make
pillows and comfort items, as well as head coverings for cancer patients who
have lost their hair due to chemotherapy.
Items of long-term interest were contained in John Haines’
report for the Architectural Control Committee. More than 40 new homes were
constructed in Woodmoor last year, and plans were approved for 26 more. The
number of houses being approved is down, but the number of additions being built
has increased. Many more applications have been received to replace wood siding
with stucco. There are 299 lots in Woodmoor that remain un-built, though 100 or
so of those are owned by Woodmoor residents, so not all are likely to be
developed. One of the major items that will be discussed during the next year is
the position and extent of fences.
During the open discussion period at the end of the meeting,
many people asked questions about the proposed development for the South Golf
Course. As Courrau said earlier, many people said they had been told by their
real estate agents that this was to become a golf course or left as open space.
People were concerned about being notified of future plans for the development.
The WIA does get notified of any adjacent plans for development and because this
development is within Woodmoor, the WIA has to approve the subdivision of land.
Other news relevant to Woodmoor and the surrounding area is
that the Woodmoor Water and Sanitation District announced and implemented a new
rate structure. The main feature of this change was that it became a full
conservation plan. Instead of paying a minimum rate that covered 6,000 gallons
whether it was used or not, the new structure almost halves the monthly minimum
from $45 to $25.74 and then charges for the amount of water used at a gradually
increasing rate. Water is now $3.50 per 1,000 gallons for the first 6,000
gallons, rising to $12 per 1,000 gallons for very high volume users. The
district hopes to achieve a 10 percent reduction in usage. The district
currently estimates that 50 percent to 60 percent is used by residents for
irrigation of lawns and landscaping, and that the rate structure provides an
incentive to implement water-saving devices and attitudes inside and outside the
home. Further details and suggestions can be found at www.woodmoorwater.com;
also, the Woodmoor Water and Sanitation District office has copies of water
conservation information and xeriscape suggestions.
By Tommie Plank
Paula Mooney has been selected as the new principal of
Lewis-Palmer Elementary School. She will replace Dr. Kaye Branine, who is
retiring at the end of this school year. Mooney is currently the principal of
Palmer Lake Elementary. Under her leadership, that school has been designated a
School of Excellence for the past two years by the Colorado Department of
Education for the Excellent rating of overall academic performance on the
Colorado Student Assessment Program. Dan Lere, director of the district’s
personnel services, has begun the search for her replacement and hopes to have a
candidate to recommend at the March board meeting.
Tom Sistare, of Hoelting & Company, addressed the board
concerning the district’s financial condition for the fiscal year ending June
30, 2002. His company performed the audit, found the district to be in good
financial shape, and did not note any items that needed to be addressed. He
further stated that the cooperation of the Business Office was excellent and
that the district has very good accounting records and internal controls.
Becky Allen, intern in the Curriculum and Instruction Office,
received a commendation from the board for her assistance in facilitating
curriculum committees, working on curriculum guides, and helping to align guides
with state standards.
Presentations and discussion of the future high school
consumed the majority of the four-hour meeting. Three residents spoke in favor
of a second high school; two encouraged an expanded campus.
Superintendent Ted Bauman spoke at length, giving impassioned
personal and professional reasons why the district cannot afford to operate a
second high school and why he believes the best opportunities for Lewis-Palmer
High School students would be in an expanded campus setting. (See excerpts from
his talk on the facing page.)
Denny Hill, of Strategic Resources West, Inc., discussed
demographics and long-term strategic planning. His research and data from the
2000 Census indicate that students per household in District 38 is approximately
0.68; he projected that district high school enrollment will probably top out at
about 3,000, cycling down and back up over years of demographic changes.
Architect Holger Christinasen discussed estimated facility
costs for a second high school and for an expanded campus. He noted that school
districts normally cannot afford to build a high school facility for fewer than
1,200 students. The biggest facility cost differences between the two options
would be the cost of land.
David Dilley, assistant superintendent, provided some
observations analyzing indicators of student achievement with school size. The
first study was of schools across the nation that had won the prestigious Blue
Ribbon Schools award. Of the 55 public high schools that had received the award
in 2002, the average enrollment was 1,762.8; the median enrollment was 1,750.
(The smallest school enrollment was 500; the largest was 4,300.) The Colorado
Department of Education Web site shows that a disproportionately large number of
high schools with an enrollment above 1,200 scored in the Excellent/High
category on the Colorado School Accountability Report.
Dilley stated that in presenting this information, he wanted
to dispel any fears of choosing one concept over the other. "We can make
either way work, as have others," he said. "However, I recommend that
we strive to remove emotion from the equation as much as we possibly can. There
will be disagreements on the issue. But if student achievement is our major
priority, I think it is clear that we can make either concept work."
At the end of these presentations, board President Dr.
Jeffrey Ferguson announced the board had just received a report that recent
assessed valuation estimates released by Legislative Council for fiscal years
2004 through 2008, if accurate, will have a major impact on the district’s
ability to afford and issue debt in the near future. While assessed valuations
in recent years have seen increases of as much as 18 percent in reassessment
years and as much as 9 percent in non-assessment years, the new estimates are
from 1.58 percent to 5.9 percent. In December, the estimated district assessed
valuation for fiscal year 2003-2004 was predicted to be nearly $324 million; the
latest Legislative Council’s estimate is nearly $275 million. The board will
sort out the options as figures become firmer. Future high school discussions
will be continued, possibly with some community forums to engage larger numbers
of patrons with speakers who would debate the issue of school size.
**********
The next board of education meeting will be Feb. 20. Meetings
are held at the Administration Building at Second and Jefferson in Monument, and
begin promptly at 7 p.m.
By Tommie Plank
"I believe the Second High School Action Committee (SHAC)
has purposefully used the term mega high school as an emotional scare tactic.
Mega, by definition, means one million of something, for example megabucks,
megahertz, megaton…bigger than big…certainly something different and an
incorrect image for what we have proposed in an expanded campus concept."
That was District 38 Superintendent Ted Bauman beginning his
personal statement concerning the future high school at the Board of Education
meeting on Jan. 16. He disputed the findings by the SHAC, using the group’s
own Decision Scorecard as a framework to talk about District 38 and Lewis-Palmer
High School. He also pointed out rumors that he has heard. He related that one
parent said she had been told by SHAC that there would be 5,000 students at an
expanded high school site. "That is not true, nor has it ever been
suggested…. Initial plans don’t call for anything bigger than 2,800
students, and even that appears high based on current data and projections for
Lewis Palmer High School." The proposed plans for an expanded campus do not
call for adding on to the current building; rather, they call for a separate
building (or buildings) for different activities or different grade levels.
"I have read the small school research," he went
on. "What they say is true in communities of low socio-economic conditions,
for ineffective and failing schools. LPHS is not a failing school."
Referring to the research of Craig Howley, director of the ERIC Clearinghouse on
Rural Education, Bauman said, "Smaller schools maximize achievement in
impoverished communities, whereas larger schools maximize opportunities and
achievement among the more affluent. Well-off students do better in large
schools because they are prepared in middle-class homes to be competitive,
involved, engaged, and have expectations to go to college."
The SHAC’s Decision Scorecard lists 17 attributes, most of
which they claim are characteristics of two schools more often than they are of
a larger school or an expanded single high school campus. "We cannot
compare our high school with those that have been studied in the small high
school scenarios," Bauman said. "I want the public to hear the facts.
Ours is not a low performing district, and our high school is not ineffective.
In fact, the reverse is true."
Quality of Curriculum – Cost Effectiveness
"I believe that unless the district invests considerably
more money… the curriculum will suffer. Two schools are not cost effective.
Common sense tells us it costs more to run two separate programs than to run one
bigger program. We learned that lesson clearly with the construction,
programming, and staffing of two middle schools with comparable programs. The
incremental costs [of two high schools] over time are not sustainable in
District 38 with the current rate of school funding."
Achievement
"One would be hard-pressed to find a small public school
that has higher achievement rates and scores than LPHS. To me… the reason we
exist… [is] to give our kids… the best education possible, setting high
expectations and achievement goals that challenge students to do their best.
[Our scores] have actually gotten better as we have gotten bigger."
Student Attitudes Toward School: Attendance, Social
Behavior, Belongingness, Interpersonal Relationships
"In asking our students over the years, I find them very
positive about their experiences at LPHS. Attendance is one check of attitude.
The attendance rate has been 96.5 percent the last three years…. You will not
find higher rates anywhere. SHAC implies that LPHS students have worse behavior
than if there were two schools. Where is the research? Our suspension rate is
lower now than it was in the years when the school had fewer than 1,000
students. What I am saying is that the great majority of our kids are good,
well-behaved students that deserve the best opportunities this district can
provide."
Dropouts – Self-Concept
"SHAC claims that the dropout rate is lower in small
schools or would be lower if we had a second high school. Not true! The dropout
rate last year was 0.2 percent [five students]… the lowest ever in this
district. In 1993, when enrollment at LPHS was 850, the dropout rate was 2
percent; in 1988, with 680 students, the rate was 3.4 percent. Because of our
size, we have been able to add more counselors, an at-risk counselor, and more
teachers for smaller classes… purposeful strategies to keep kids from dropping
through the cracks or getting lost in the system. Our graduation rate [an
attribute not included in SHAC’s scorecard] was 97.4 percent last year, the
highest it has been in this district. In 1993, our graduation rate was 93
percent; in 1988, when enrollment was 890, our graduation rate was 81 percent. I
believe the district has done a great deal to enhance our students’
opportunity for success, which in turn impacts how they feel about
themselves."
Extracurricular Participation
"I will concede that participation in varsity level
sports would increase with two schools. A second school would offer two sets of
varsity sports programs. However, if we are talking about overall participation
in all extracurricular offerings, I have not seen research to support that
student participation would increase in two smaller schools over our current
level…. As growth continues, an expanded campus would allow us to increase the
number of different sports venues as well as other extracurricular
opportunities. To me, offering ‘mega’ opportunities for kids is more
important than ‘limited’ options that would occur in a second high school
scenario."
College Variables
"Of our graduates, about 88 percent go on to
postgraduate study. Could that be higher? Sure. Should it be higher? I don’t
know. We have students who enter the military, go to trade schools, or go right
into the world of work. To force kids to go to college who have set goals in
some other direction is questionable. I do know that LPHS has a reputation for
its graduates [with colleges] all over the United States…. There are students
from last year’s senior class now attending Harvard, Yale, Princeton, and
Notre Dame."
Teacher Attitudes
"SHAC asked for D-38 teachers to contact them if they
thought expanding the current school was not a good idea. Twenty-three teachers
out of a potential 150 responded, and 19 said they would favor a second
school."
Proximity to School (Convenience) – Traffic
"I certainly agree that a second school out east would
be closer to the 300 or so students projected to live out there in the future.
Obviously, students who live in Woodmoor or closer to the current school who
would need to drive to the new school as a result of boundaries would not feel
it to be so convenient…. I believe we build schools to meet the needs of all
students, putting them where the greater number live, and being fiscally
responsible, able to fund both what we build and the programs we provide in a
quality way…. Building a second school out east will not eliminate the traffic
through South Woodmoor as the Woodmoor Improvement Association implies. Kids
will still drive through neighborhoods to get to school. I guarantee you that if
a second high school is built, more students will be using Highway 105 and
crossing Highway 83 to get to school. For the record, there have been more
fatalities and other critical accidents involving our students and adults on
Highway 105 east of Furrow, Highway 83, and County Line Road than there have
ever been in Woodmoor, on Struthers or Higby Roads."
Construction/Schedule Risk
There is no research indicating that one construction project
would have any greater risk than the other.
Competition Between Schools – Positive Impact on
Community
"I disagree most vehemently with SHAC on this issue. I
have heard some of the second high school proponents say community impact is not
an issue. I have heard some folks [who live] out east say they don’t care
about community and that is why they live there. I have lived here, out east,
for 15 years…. I love this community and have worked hard to help Lewis-Palmer
High School be our ‘melting pot’—to bring students together from rich,
from poor, from east, from west, into a school that treats students equally,
gives them all the same great opportunities for activities and academics. The
one place where Palmer Lake, Monument, Woodmoor, and eastern parts of this
district come together is at Lewis-Palmer High School.
"A second high school will split us apart in a huge way,
in a way we haven’t even begun to comprehend. The tactics I have heard SHAC
use are [ones that will] turn students against students, families against
families, neighborhoods against neighborhoods, and community against community.
I will fight very hard for that not to happen. One high school allows us not to
fight the inequity battles that will occur, the negative competition that will
occur, the highly emotional battles that will continue for many years as we grow
and continually have to shift boundary lines to keep schools with equal
enrollments. Community is a big deal, not only for our students, but for the
adults who live here as well. I love this school district. There is no need to
split this school or this community at this time."
By John Heiser
The El Paso County Water Authority met for its regular
monthly meeting on Jan. 8. Hotly debated topics included conducting a study of
private well groundwater supplies and inclusion of an El Paso County Planning
Department memo in the final water report.
New board elected
The following nominations were unanimously approved:
-
President: Phil Steininger, Woodmoor Water and Sanitation
District
-
Vice President: Al Testa, Colorado Center Metropolitan
District
-
Secretary: Larry Bishop, Security Water and Sanitation
District
-
Treasurer: Dana Duthie, Donala Water and Sanitation
District
-
At-large members:
-
Stu Loosley, Cherokee Metropolitan District
-
Ron Simpson, Triview Metropolitan District
The county representative succeeding former commissioner
Duncan Bremer has not yet been named.
The authority recently retained Pat Ratliff, a registered
water lobbyist with Ratliff and Associates Consulting, Inc. She appeared before
the authority and reported that she is analyzing the bills introduced into the
new state legislative session.
New manager
Gary Barber succeeded retiring Phil Vogtle as manager for the
authority. Vogtle had served as manager since August 1998. The authority
unanimously voted to authorize payment of $2,500 as an advance for Barber’s
contract services through the first quarter of 2003.
Last August, Barber appeared before the authority and
presented a draft analysis of a proposed satellite well field on the Younger
Ranch in El Paso County near the corner of Highway 83 and Highway 105. Water
from these wells would be piped to the districts in the northern part of the
county to reduce pumping within the districts. In his analysis, Barber assumed
withdrawal of between 216 million and 516 million gallons per year (663
acre-feet to 1,591 acre-feet per year) using six wells each with a maximum flow
rate of 250 gallons per minute. Also included in the estimated total cost of
about $6.5 million would be a 2 million gallon storage tank and two miles of
pipeline. Depending on production rate, in order to cover the cost of debt
service, the water would have to be priced as much as $2.50 per 1,000 gallons.
In his first report to the authority as manager, Barber
requested and was granted authorization to attend the Colorado Water Partnership
on behalf of the authority. Duthie described the partnership as
"resurrecting the old Union Park project." Barber described the
partnership as evolving and "much broader than the old Union Park
group." Palmer Lake resident Dave Miller conceived the Union Park project
in the 1980’s. The idea was to collect water from the headwaters of the
Gunnison River, store it in a 900,000 acre-foot reservoir, and divert about
100,000 acre-feet annually over the Continental Divide. In 1988, Arapahoe County
took over the project, which had been the subject of litigation since 1986. In
November 2000, the Colorado Supreme Court upheld a water court ruling against
the plan. Miller has reacquired rights to the plan, renamed it the Central
Colorado Project, and is seeking governmental entities interested in pursuing
it.
Barber reported on a Colorado Springs Utilities (CSU)
presentation to the Protect Our Wells (POW) group. He said CSU described plans
to withdraw as much as 10 million gallons per day from the Denver, Arapahoe, and
Laramie-Fox Hills aquifers.
Follow-on groundwater study tabled
Bruce Lytle, vice president of John C. Halepaska and
Associates, the consulting firm that produced the authority’s recently
approved water report, presented a proposal by his firm to conduct a study of
private well groundwater issues. At prior meetings of the authority, Lytle said,
"We don’t really know what is going on in the Black Forest. At this
point, we don’t have that data." Much of the data used in the water
report was obtained from operators of central water systems. Lytle suggested
existing private wells could be retrofitted to measure levels.
Kathy Hare, a reporter for the Black Forest News and
Palmer Divide Pioneer appeared on behalf of POW. She said, "We are
lacking this huge amount of data. Even you as water providers don’t have it.
We need to know how much groundwater is available."
Charles Pridgen, from the El Paso County Farm Bureau,
reported that he spoke with U.S. Geologic Survey (USGS) representatives and
learned that in El Paso County they monitor 61 wells annually, 31 wells
semiannually, and 24 wells bimonthly. He added, "Depletion is quite
considerable in some wells." Pridgen said that the USGS would like to
discuss how to coordinate efforts with the authority.
Pridgen later said, "There is real concern out there. We
need to address the building that is going on out there [in Falcon/Payton].
"The farmers want to know what is going to happen to their water, their
livelihood."
The proposal for the follow-on study was tabled pending
discussion of the topic at upcoming meetings of the northern and southern water
provider groups.
County memo defends 300-year rule
Carl Schueler, assistant director of the county planning
department, appeared before the authority to request that copies of the final
water report include an October 25, 2002, memo summarizing planning department
comments on the report. In addition to several technical items, the memo said
the conclusions in the report that "question the validity of the County’s
‘300-year rule’ are not particularly compelling."
The memo objected to the conclusion that the 300-year rule
"creates an inequity in development." The report argues that
development projects in the unincorporated county are limited to one-third of
the density allowed in municipalities subject to the 100-year statewide rule.
The planning department memo responded, "Although there are some limited
cases where a developer has had to ultimately reduce their density to meet the
‘300-year rule,’ those cases have been fairly rare."
The authority’s water report also concludes that lower
densities resulting from the 300-year rule reduce the likelihood of constructing
costly renewable sources of water. In response, the planning department memo
cited a project in the Falcon area with 5,000-square-foot lots: "In this
case, the ‘300-year rule’ probably contributed to the developer choosing to
use a conjunctive system that also relies on Cherokee alluvial water. The
developers in this area are also exploring re-use options."
Regarding the request to include the memo in the report,
Duthie said to Schueler, "You came along late. You convinced your
department to take that position."
Lytle said that all public comments were included. Comments
from members of the authority were not included.
Steininger said, "My acceptance of the report was not
that each of us approve of every aspect of the report."
Hare said that Bremer told her, "The county did not
endorse the part of the report that recommended dropping the 300-year
rule." She added, "Only county commissioners can change the 300-year
rule."
Duthie replied, "The county commissioners asked us to
look at the 300-year rule as part of this report. They are not going to do
anything about it. Their staff doesn’t agree with what the report says. So
what?"
Duthie is the manager of the Donala district, which has
substantially less than 300 years of water available. At a September 19, 2000,
hearing before the El Paso County Planning Commission, Duthie stated the Donala
district that serves Gleneagle may have as little as 30 years and probably no
more than 156 years of water available to be pumped.
**********
The water authority normally meets at 9 a.m. on the first
Wednesday of each month in the third floor hearing room of the county building,
27 E. Vermijo, Colorado Springs. The next meeting will be held Feb. 5.
For more information on the water authority and the water
report, contact the county planning department at 719-520-6300. The water report
is posted at www.elpasoco.com/planning/water_report.asp.
For more information on the Protect Our Wells organization,
contact Larry Stanley at 719-495-7825 or visit the Web site at www.blackforest-co.com/~pow/.
View photos of the Qwest wireless
towers
By John Heiser
The El Paso County Planning Commission approved the Smith
Creek Drainage Basin Planning Study and recommended renewal of variances for two
local stealth wireless towers at the Jan. 21 meeting.
Smith Creek Drainage Basin Study
The Smith Creek drainage basin covers approximately 3,500
acres (5.5 square miles) in the Northgate and Tri-Lakes planning areas. It
extends from near Roller Coaster and Higby Roads on the northeast to the
Northgate interchange with I-25 on the southwest.
JR Engineering prepared the study, proposed as an amendment
to the county master plan, under contract to developer Picolan, Inc. It
recommends that the drainage basin be accepted as a closed basin with no
drainage, bridge, or detention basin/land fees required. It also recommends that
Picolan construct, without reimbursement, all required improvements except the
box culvert at the Northgate Road/Smith Creek crossing. Interim fees collected
are to be disbursed as follows: $7,260 to the City of Colorado Springs for the
Northgate Road realignment, $142,494 to U.S. Home, and the balance,
approximately $353,781, to Picolan.
The study was approved by the City of Colorado Springs
Drainage Board on July 18, 2002, and was adopted by the Colorado Springs City
Council resolution 140-02 on August 27, 2002.
Attorney Ron Roberts appeared before the county planning
commission on behalf of Fred and Sue Ladd, who object to the drawings in the
study showing the 100-year floodplain crossing their property. Roberts said
construction of a play field in Fox Run Regional Park resulted in splitting and
diverting storm water flows so they now bypass the Ladd’s property. He said
the county parks department agrees.
A co-author of the study, Aaron Seal of JR Engineering, said,
"The study was based on 1996 work by Muller engineering and aerial
topographic views–a broad brush approach. We can’t have someone go survey
every part. From our standpoint, there is no flaw."
John Clack, of the county department of transportation, said
that based on meetings held Jan. 9 and 17, two additional notations were added
to the proposed motion for approval. The notations said the location of
detention ponds and floodplain boundaries shown should not be relied upon
without additional analysis.
Roberts objected, saying that even with the additional
notations, "It lays a foundation for future floodplain maps by the Federal
Emergency Management Agency (FEMA). You are establishing an inaccurate
floodplain."
Ken Rowberg, director of county planning, said, "The
floodplain administrator, Kevin Stillson, will rely solely on FEMA maps."
Clack added that Ladd’s property is not currently shown as in the floodplain
on FEMA’s 100-year or 500-year maps.
The planning commission approved the study by a vote of 7-2.
Explaining their no votes, Commissioner Steve Sery said, "I don’t think
the boundaries shown are correct," and Commissioner Lowell Bell said,
"The additional notations don’t fix the problem."
The study will not be referred to the El Paso County Board of
Commissioners for action because the planning commission has the authority to
make the final decision on amendments to the county master plan.
Quest wireless towers at the
mining museum and Trinity Lutheran Church
Brad Johnson, representing Qwest Wireless, said, "The
two towers are major components of our network and handle 2,000 to 5,000 calls
per day."
The tower at the Western Museum of Mining and Industry near
Northgate Road is 70 feet tall and disguised as a mining shaft head frame
structure. There are currently two carriers operating on that tower, with space
for additional carriers.
The tower at the Trinity Lutheran Church near Highway 105 is
85 feet tall and disguised as a cross/bell tower structure. Currently, only
Qwest uses the facility, but it is designed to accommodate additional carriers.
Both of the towers are on land zoned RR-3 (Rural Residential,
5-acre minimum lot size). The county’s Land Development Code (LDC) does not
allow towers in such zone districts even through special review. As a result,
both of the towers require a site-specific variance from the LDC regulations.
When granted, such variances are typically subject to renewal every five years.
Both of these towers were approved in 1997.
No one appeared before the planning commission to object to
renewal of the variances. An objection often raised in such cases is that the
emissions are harmful to residents living nearby; however, the
Telecommunications Act passed by Congress in 1996 specifically precludes local
governments from regulating facilities based on environmental effects of radio
frequency emissions.
The planning commission unanimously voted to recommend
approval of five-year renewals of both variances. These recommendations will be
forwarded to the county commissioners for final action.
**********
The planning commission normally holds hearings on the third
and, if necessary, fourth Tuesday of each month. The next hearing will be Feb.
18. The agenda for that hearing will be posted at http://adm.elpasoco.com/planning/Agendas/PC/PC-Agn.asp.
The hearings are held in the third floor hearing room of the county building, 27
E. Vermijo, Colorado Springs.
JR Engineering can be contacted at 719-593-2593 or 4310
Arrows West Drive, Colorado Springs, Colorado 80907. Picolan can be contacted at
719-381-8441 or 90 S. Cascade Avenue #1300, Colorado Springs 80903.
Brad Johnson, of Qwest Wireless, can be contacted at (720)
351-9667 or 4301 E. Colfax, Room 314, Denver 80220.
For more information on these and other projects within the
county, contact the planning department at 719-520-6300 or visit www.elpasoco.com/planning.
View photos of the Qwest wireless
towers
The Baptist Road Rural Transportation Authority (BRRTA) didn’t
pay much attention to the language or intent of the Rural Transportation
Authority (RTA) Law in its 1997 "election." Under the law, an election
creating an RTA "shall be held in substantially the same manner as
county elections, and the county clerk and recorder of each county in which the
election is conducted shall assist the members of the combination of the
proposed authority in conducting the election." Instead, BRRTA held a
mail ballot election in 1997 in which two people, hand-selected by the BRRTA
Task Force, were the only ones to see the ballot and the only ones allowed to
vote.. This secretive election is not substantially the same as a county
election where all voters see the ballot.
In the El Paso County Clerk and Recorder Office, there are
numerous public records demonstrating that the persons behind the formation of
BRRTA interpreted the following language of the Rural Transportation Law, "No
contract establishing an authority pursuant to this section shall take effect
unless first submitted to a vote of the registered electors residing within the
boundaries of the proposed authority," to mean that they must be very
careful to only include one property within the boundary of the authority that
had registered voters. They conspired to find some property with registered
voters who would agree, prior to the election, to vote for the BRRTA. Then they
included them in the BRRTA’s boundary—even though it made no rational sense
in the context of the BRRTA’s stated purpose; even though the voters’
property was not contiguous to the BRRTA’s boundary; and even though choosing
their own voters was not consistent with the intent or the language of the law.
There is no record of any discussion that this might be gerrymandering, a
violation of the right to vote, a violation of the public trust, or an abuse of
power.
A couple of examples from the El Paso County Recorder’s
Office:
1. A letter dated July 23, 1997, from Peter Susemihl,
attorney, Triview Metropolitan District to Baptist Road Task Force, re: Rural
Transportation Authority; states in part: "There appear to be some
problems, however. The Act requires that the contract establishing the authority
must be voted on at an election and the electors must reside within the
boundaries of the newly formed authority [43-4-603 (4)]. Where do we find this
elector who is willing to put his property within a new taxing entity?"
And in another paragraph of the same letter: "This
looks feasible, so who wants to live in Triview in a trailer for 90 days?"
2. A postcard-type document dated Aug. 29, 1997, from Carl
Schueler, planning department, to Baptist Road Task Force; says in part: "Commissioner
Bremer’s property has been removed from the proposed authority boundary and
replaced by Phillip and Joan Weinert’s property (Lot 15 Kingswood) to allow
Mr. Bremer to more fully participate in the process as a Commissioner. The
Struther’s property (Parcel 4) located southwest of Chaparral Hills has now
been included as it has been determined there are no resident electors."
It is indicated above that originally Duncan Bremer was to be
the selected voter before the Weinerts were chosen. The west boundary of
improvements to Baptist Road is the Mitchell Avenue extension, which intersects
Baptist Road just west of the entrance to Duncan Bremer’s property. Bremer was
elected to represent all of the registered voters along Baptist Road. How could
he have such an obvious conflict of interest and be on the BRRTA board, much
less consider voting it into being?
Note that the Struther’s property was only included after
it had been confirmed that "there are no resident electors." The BRRTA
was determined to assure itself that no other voter, who could possibly vote
against them, was accidentally included in their boundary.
The BRRTA argues that they had the right to establish their
boundaries in any manner they wanted, and that they could choose any of the
voters who lived near Baptist Road that they wanted to choose. That must also
mean that each of the hundreds of voters who lived near Baptist Road would have
had the same voter qualifications as the chosen voters, would have been equally
impacted by the BRRTA, and therefore did have the same right to vote.
The right to vote is our most fundamental and sacred right
and is not to be denied or abridged. It is the process by which power flows from
the people to government. Under the BRRTA’s hidden election, power flowed to
this group without a vote of all the people who had the same right to vote as
the chosen two. If, as citizens, we let this election stand, then we deserve to
lose our democratic process to those who would abuse it.
Stephen C. Plank
This letter concerns the indications of a developer, Bill
Johnson, wanting to build quite a few homes right here in Palmer Lake. Just a
little background info: The Lakeview Heights subdivision is made up of four
units totaling approximately 210 lots for homes. Johnson was the original
developer for the Lakeview Heights subdivision back in the ‘60s and ‘70s. He
got the project going by bringing in utilities, gas, water, sewer, and such for
unit 1, and then went into bankruptcy! Sometime later, Cheyenne Mountain Bank
stepped in and kept the project going (just a few of the lots were still
privately owned). People had to pay off liens on the properties left from
Johnson’s bankruptcy to purchase their lots.
Well, Bill Johnson is back with plans to develop the last
three units in the area just below the southwest face of Ben Lomand. He has
already had the electric and gas utilities run underground for more homes. He is
just waiting for sewer and roads approval to began! Water taps will be another
issue, but as it stands now, he can build within 400 feet of the existing water
line once he gets taps. This project could begin with just four or five homes in
unit 1, with future plans of up to 43 to 56 homes in unit 2, and at least 28
more homes possible in unit 3. From what I understand, Johnson has already
purchased and is buying up as many of the lots within this area as possible.
As you can see, this is a huge concern for our small town of
Palmer Lake, with water concerns. The fact that there is only one road into this
area, and the effect a project this size could have on our community, we all
need to be involved in the decision making on this. Johnson is scheduled to be
at the town hall for the roads committee meeting on Feb. 6 at 5:30 p.m. He may
also appear at the town council meeting at 7 p.m. the same night. Keep in mind
that he has been trying to get approval from the sanitation department and water
department on this project for almost a year now. They have been able to keep
from having to make a decision up to now with paperwork requirements, but soon a
decision will be made. Let’s all be there!
Pattie Brooks
I request you oppose the rezoning request by Wal-Mart for the
Baptist Road and I-25 intersection. Their request for a major store in this area
is inconsistent with reasonable use of that site. The proposal will create
extensive traffic bottlenecks and increase the proclivity for vehicle accidents.
There are insufficient water resources for any further
development beyond the Wal-Mart development. If local residents desire to shop
at Wal-Mart, there is one located just eight miles to the south. History has
proven Wal-Mart frequently abandons stores, leaving behind a shell unusable by
other merchants. I have personally observed this take place in my former
residence.
My request to you is not based on a plea for no development
in the area. This would be unrealistic. I only ask that you remain within the
current zoning restrictions. That’s one of the major reasons we moved here. I
would expect the County to keep the faith with its residents and not fall prey
to developer’s interests.
David L. Patton
I applaud the efforts of Chuck Murphy and Jan Martin, and I
admire their courage. They are the organizers and founders of Together for
Effective Alternatives (TEA), a group in charge of the recall of El Paso County
Commissioners Tom Huffman and Chuck Brown. Mr. Murphy and Ms. Martin are
entirely correct when they said the commissioners ignore public opinion. They
ignored it concerning a plan that would change the character of a city landmark.
They also ignored my pleas, along with nine other property owners in Black
Forest on Dec. 16, 2002, at a BOCC meeting. Huffman and Brown (as well as the
then lame duck commissioners Duncan Bremer and Ed Jones) voted 4-1 to condemn a
large portion of our properties to sell to a developer so he could put a private
entrance into his new subdivision. Huffman and Brown can condemn our properties,
but because we are not in their districts, we cannot sign the recall petitions.
I urge the citizens in those districts to sign the recall petitions. Look what
they’ve done to us in Black Forest. Next time it could be you!
Cynthia Miller
Ever wonder why the Enron or WorldCom scandals can happen and
why they only come to life after the little guys are hurt? You need look no
further than our own backyard. Here in El Paso County, we have two courageous
organizers setting aside their personal and business interests to lead a fight
to get the El Paso County Commissioners to reconsider their enormously expensive
courthouse/jail expansion—not only rejected by voters, but the result of some
sneaky deal done in the shadows. In considering low-cost alternatives, we as
taxpayers should realize the current courthouse facilities are not being used to
their full capacity, but only 40 hours a week. When you consider that each week
contains 168 hours, these courtrooms could be used in the evenings, weekends,
and possibly nights. (Anyone ever heard of Night Court?) Why should these judges
spend millions on plush, wood-paneled accommodations when their current
facilities are being used less than 25 percent of the available time? Another
cost-saving alternative is to use other venues for traffic court like the towns
of Palmer Lake and Monument do. They use their town halls for this purpose one
or two days a month. It works fine. In these trying economic times, should we
not use our existing facilities to the maximum extent possible? At the
management level, we need to think outside the box.
Getting a little closer to home, another area of interest is
the finances of the town of Monument. Last month, I pointed out that the town
has $4 million in the bank, but it puts only $3 million in its fund balances. My
question was, What happened to the other million? My suggestion was that the
2001 audit was not correct. Within that audit, the water fund showed a surplus
in its operations, its sales tax/debt service, and its tap fee revenue vs. its
capital improvements. With nearly $700,000 surplus, why did the fund balance
decrease almost $250,000? The town treasurer, an avid supporter of this audit
that does not seem to fit the known facts, says this fund transferred out more
than $900,000. To illustrate this lack of critical management, one should ask
what fund received this $900,000? When that question is answered, then the
missing million in the fund balance can be found, since it is already in the
bank. Are the elected officials expected to manage without accurate, complete,
and timely financial information?
In another related accounting mess is one of our local
special districts, which wants to enable the Wal-Mart store on Baptist Road. The
Triview Metropolitan District (Jackson Creek) has racked up debt at a rate
higher than the annual budgets of most other local governments. Reportedly this
debt exceeds $22 million; within the last two years, the annual increase
averaged $5 million per year. (All this indebtedness was done without a vote of
the residents of Jackson Creek, an act possibly in violation of the TABOR
amendment.) Remember that the School District 38 has a bonding limit of $28
million at a time that they are considering expanding the high school or
building a second one. This limit is based on the total assessed value of all
property, residential and commercial, within its boundaries. How can a special
district have a debt of $22 million, which is almost as large as the school
district’s bonding limit, when its assessed value is less than 5 percent of
the total school district? Since three of the five directors of this district do
not even live in its boundaries and purportedly said they represent the interest
of the bondholders, this lack of critical thinking can only lie with the voters
of this district. When do they start, as the county commissioner recall
organizers have, to stand up for their rights? Too many of us would rather leave
it to someone else to blow the whistle and then bury our uncritical heads in the
sand like ostriches.
To bring this all together, look at these three governments
on different parts of the slippery slope to financial ruin. The town of Monument
is one of the few governments in the state with a continuing surplus. It is at
the top of this slope, and its dilemma is lack of quality financial data. El
Paso County is in the middle of this slope, and its decline is typified by the
courthouse/jail expansion issues, which boil down to preferring a
behind-the-scenes deal to up-front explanations to the voters (possibly the most
expensive and most obnoxious solution, without public input). Finally, near the
bottom of the slope lies the Tri-View district, where the current board of
directors seems to be in the business of manufacturing debt. If the reported
debt of $22 million is accurate, then debt service, repayment of principal and
interest, exceeds $2.5 million annually. As this debt service continues to grow,
not even the anticipated $1.5 million in annual sales tax fees from a Wal-Mart
will be enough to rescue them from financial insolvency. Where is the government
you like on this slope—safely at the top or proceeding rapidly to the bottom?
More importantly, what are you as a responsible citizen doing about it? (How
many ostriches are out there?)
Leon Tenney
In order to address Mr. Tenney’s comments (Letters
to Our Community, Jan. 4, 2003) and provide him information necessary
for understanding the town’s (or any other entity’s) financial statements,
it is necessary to provide some basic accounting principles, definitions, and
concepts.
Accounting statements are the end product of the accounting
process. Two of the most important statements are the income statement and the
balance sheet. An income statement shows whether or not an entity has achieved
or failed, i.e., Did the entity operate at a surplus/profit or a deficit/loss? A
balance sheet shows the financial position of an entity on a specific date.
Financial position is shown by listing the assets (including cash) of the
business, its liabilities or debt, and the fund balance (for governmental
purposes, but is the same as owner’s equity). The balance sheet is so named
because it has two sides that must always be in balance. This equality may be
expressed in equation form for an entity as follows:
Assets = Liabilities + Fund Balance
Because this is a simple mathematical formula, its elements
may be transposed and the equation may also be expressed another way as follows:
Assets – Liabilities = Fund Balance
A valuable supplemental statement that can be prepared by a
reporting entity is a statement of cash flows. This statement covers a period of
time and accounts for the increase or decrease in an entity’s cash by showing
where the company got cash and the uses it made of cash during the period being
reported.
The attached Schedule A is a summary of the 2001 audit
balance sheet information (taken from pages 5 and 6) expressed according to the
basic accounting principles, definitions, and concepts described above. The
schedule proves the two equations above that are used to create the balance
sheet, which reports the town’s financial position at December 31, 2001.
With an understanding of the information provided above and
included in Schedules A and B, Mr. Tenney’s comments are addressed below.
Question from Mr. Tenney: How can you have $4 million in the
bank, but only $3 million in fund balances?
Answer: The four million of cash is only a subset of the
total assets for the town. Additionally, in order for the town’s balance sheet
to balance, assets equal liabilities plus fund balance. The difference (which is
not a discrepancy when you apply proper accounting principles) is the town’s
other assets and liabilities. The November 2002 balance sheet was not presented
in the November 2002 financial report and was so noted on page 1 of that report
with the appropriate explanation. I do realize, and so reported (page 24 of the
November 2002 financial report) that there is still some reclassification
necessary in order to present the correct financial position for all funds for
2002. As of November 30, 2002, the town’s balance sheet reflects the following
equation.
Assets: $8,909,396.37
Liabilities Plus Fund Balance: $2,989,657,65 Plus
$5,919,738.72 Equals $8,909,396.37
(Please note that the fund balance presented here is through
11/30/02 and the fund balance of $3,029,376 as referenced in Mr. Tenney’s
third paragraph is the estimated fund balance through 12/31/02. Additionally,
one may question why there is a difference of $2,809,363 in the Fund Balance
from November to December. This is the result of year-end correcting and
reclassifying entries being reported in the month of December, as anyone
familiar with the town’s historical accounting could attest to.)
Question from Mr. Tenney: What sort of odd accounting is
this?
Answer: The accounting presented in the 2001 audit report is
in compliance with generally accepted accounting principles (GAAP). The auditor’s
responsibility is to express an opinion on the financial statements based on
their audit. The real confusion stems from a lack of understanding of basic
accounting principles by uninformed readers.
Page 10 of the audit report is an income statement, i.e., a
report of the town’s surplus for the year of $748,115 for the Water Fund only.
The $748,115 increased the Water Fund Balance by this surplus amount. The Water
Fund Balance cannot be confused with the Water Fund cash accounts, which are an
asset and are not an item of reporting on an income statement. Page 11 of the
audit report is a statement of cash flows, i.e., a report of the town’s
decrease in cash for the year of $264,493 for the Water Fund only.
Schedule B is attached to address paragraph 4 of Mr. Tenney’s
letter. Mr. Tenney suggests that $677,105 of additional cash plus the balance of
$264,493 account for his assumed $1 million discrepancy. However, the $264,493
is a decrease of the cash balance that Mr. Tenney should have subtracted from
his $677,105 balance, bringing his assumed discrepancy amount to $412,612 and
not $1 million. The fact is that the cash balance in the Water Fund decreased
$264,493 as was correctly reported in the 2001 audit report and is further
substantiated by bank statements for the Water Fund cash accounts as of December
31, 2001 and December 31, 2000.
I would be happy to work with Mr. Tenney to help him better
understand and interpret the financial statements for the Town of Monument.
Judy Skrzypek
Treasurer, Town of Monument
View Schedules A and B referenced in Judy Skrzypek’s letter.
By Monument Police Chief Joe Kissell
The Cops for Kids program is alive and well here in Monument.
The program allows the youth of our community to interact with officers from the
Police Department and provides a role model and friend to contact if they need
help or just want someone to talk to. Officer Rob Stewart oversees the program
and arranges the activities.
This program is a success because of the community support we
receive from businesses and individuals. I want to take the opportunity to thank
those people who help us keep this worthwhile effort alive through money or
product donations:
King Soopers
Monument Veterinary Clinic
Lake of the Rockies
Wells Fargo Bank
Compact Power Inc.
John Dominowski
Sally and Mac McInnes
Palmer Lake Bowl
JJ Tracks
Synthes
Monument Hill Sertoma
Mountain Man Nut & Fruit Company
Paula Jeansonne
Eagle Wine and Spirits
Thanks to everyone from your Police Department!
By Judy Barnes
In January, Environmental Health Specialist Lee Griffen gave
presentations to the boards of trustees in Palmer Lake and Monument. The topic
was the West Nile Virus that arrived in Colorado in Aug. 2002, three years after
making its first U.S. appearance in New York City. The virus seems to have
entered Colorado in Weld County through river drainage basins. No cases have
appeared on the Western Slope. In Weld County, 49 horses were infected. Six
horses in El Paso County were infected, and all survived. Seventeen infected
birds were found. Most of these birds and horses were located around the
Fountain Creek drainage basin. The one human case in El Paso County was a
landscape worker who had a bad case but recovered.
West Nile Virus is spread by the mosquito species Culex
tarsalis that constitutes 80 percent of the mosquitoes in Colorado.
Mosquitoes become infected when they feed on a bird that is carrying the virus
in its blood. After a short incubation, the virus can then be transmitted to a
new host through the mosquito’s saliva when the mosquito bites another animal
or person. People cannot transmit the disease to other people or animals. The
highest death rates are seen among birds in the corvid family that
includes crows, magpies, ravens, and jays. Griffen noted that health department
officials were surprised to see any cases of West Nile here in 2002, as it was a
year of severe drought. However, mosquitoes breed in almost any standing water,
and even though their numbers were lower than usual, they were present last
summer.
The second year that West Nile Virus is in an area is what
health department officials call "the human year." In Illinois, more
than 100 people died from the virus the second year it was present. New York
City also had a high increase in human deaths the second year. Most people who
are exposed do not become ill and do not have any symptoms. For those who do
become ill, it generally takes five to fifteen days after the mosquito bite for
symptoms to appear. Viral Fever Syndrome symptoms may include fever, headache,
and malaise. These symptoms persist for between two and seven days.
Encephalitis, an inflammation of the brain, or other neural involvement occurs
in only about ten percent of infections. Sudden high fever and severe headache
characterize the onset of these infections that can lead to permanent brain
damage or death. Most deaths occur in people age 50 or older. A vaccine is
available for horses; it is recommended that horses be vaccinated before April
15. No vaccine for humans is available at this time.
Since 2003 is the second year for West Nile Virus in
Colorado, the health department is pursuing an aggressive plan of education,
surveillance, and control. Griffen asked for volunteers from Palmer Lake and
Monument to serve on a committee that will meet in February to help plan our
regional mosquito prevention and control plan. Because retention ponds provide
large mosquito breeding sites, the health department is targeting developers and
homeowner associations, as well as water and sanitation districts. A
bacteriocide is available to kill mosquito larvae in the water. It is less
expensive and more effective to kill the mosquito at the larval stage than when
it develops into an adult.
Tips for reducing exposure to mosquitoes
-
Limit outside activity around dusk and dawn, when most
mosquitoes are feeding. This is particularly important for adults over 50
and for small children.
-
Wear protective clothing when you are going to be outside
where there are mosquitoes. Use insect repellents with care, and consult
your pediatrician before using any repellent on children.
-
Keep tight-fitting screens on windows and doors. Repair
tears or holes.
-
Mosquitoes breed in any standing water, including
irrigation ditches, old tires, flowerpots, birdbaths, pet watering dishes,
and wading pools—in any water that lasts more than a few days. Drain all
standing water on your property and around your home, no matter how small
the amount may seem. Drain or change the water in birdbaths or wading pools
frequently, and empty flowerpot saucers at least once a week.
-
Stock permanent ponds and fountains with fish that eat
mosquito larvae.
-
Check faucets and air conditioner units and repair leaks
that cause standing puddles.
-
Clean your roof gutters and assure that they do not
retain standing water. Remove water that may pond on flat roofs.
-
Remove old tires and invert any items that may collect
water, such as empty cans, buckets, or food and beverage containers.
-
Eliminate seepage and/or standing water from around
cisterns, cesspools, septic tanks, and animal water troughs.
-
Do not water lawns to the point of saturation and
puddling.
For more information, or to report a dead corvid or
the location of a mosquito breeding site, contact the El Paso County Department
of Health and Environment, (719) 575-8636 (West Nile Virus hotline), or visit
the web site, www.elpasocountyhealth.org.
View Project Linus photo
Some caring Tri-Lakes "blanketeers" are quilting,
crocheting, and knitting homemade security blankets to comfort children who are
seriously ill, traumatized, or otherwise in need.
Project Linus got its name from the Peanuts character, Linus,
who is often seen with his thumb in his mouth and holding his ever-present
security blanket.
Feb. 15 is the project’s National Make a Blanket Day.
Anyone in the community is welcome to help make blankets. Donations of fabric,
money, or time and skills are welcome. For every blanket donated by Feb. 21, the
donor will receive a raffle ticket for a chance to win a quilter’s sewing
machine valued at $1,000.
The blankets need to be new, washable, and handmade. Even
fleece throws are welcome. All the blankets will stay here in Colorado, and most
will go to children in El Paso County.
For more information, call area coordinator Debby Evans at
719-481-8369 or visit www.projectlinus.org.
View Project Linus photo
offered at Lewis-Palmer Middle School
The Lewis Palmer School District Technology Department and
CompUSA are teaming up to extend Microsoft Office XP (2002) classes to the
Tri-Lakes community at a significant savings.
The following classes will be offered: Excel 1 (Feb. 18 and
20), Excel 2 (Feb. 25 and 27), PowerPoint 1 (March 3 and 4), PowerPoint 2 (March
5 and 6), Word 1 (March 11 and 13), Word 2 (March 18 and 20), Access 1 (April 8
and 10), and FrontPage 1 (April 14 and 16).
Times for all the classes are 4-8 p.m. the first night and
4-7:30 p.m. the second night. Classes will be held at Lewis-Palmer Middle
School. Each course costs $50, regularly $199 at CompUSA.
Space is limited; register early. Contact Ann Fetter for
registration information, (719) 488-4078, ext. 0, or e-mail afetter@lpsd.k12.co.us.
By Judith Pettibone
Bookstores with great book sense are often Book Sense
bookstores. Book Sense is a national marketing program that links more than
1,000 independent booksellers through the American Bookseller Association (ABA).
Book Sense gives smaller stores a larger voice in a variety of ways. It allows
independent bookstores to offer national gift certificates. Member stores report
their best sellers for a weekly independent best-seller list. For many
booksellers and their customers, a favorite perk is the popular, bimonthly
compilation of independents booksellers’ recommendations in the free
newsletter, Book Sense 76 (independents/independence).
Although certainly without the clout of the giant marketing
machines of the big chains, independents have quite a bit of David in them.
Since 1999, through the ABA and Book Sense, small stores have been making a
forceful showing in the publishing world. Books expected to be rather small have
become rather large through the efforts of the hand-selling that occurs in
smaller stores. A good example would be Girl
with the Pearl Earring by Tracy Chevalier. It was expected to have a
small run; in fact, it became a national best-seller and is being cast for a
major feature film.
Book Sense 76 features reviews written by independent
bookstore staff. Each issue begins with the "Top Ten Picks." Other
categories vary from issue to issue, but during a year nearly all genres will be
covered. Special issues include topics such as "Summer Reads 76,"
"Mystery 76," and "Children 76." Here are a few
recommendations from the January/February 2003 issue with some quotes from that
issue.
From the top ten list
No. 1: Michelangelo and the
Pope’s Ceiling by Ross King, $28.00
Appearing as the lead review in the Jan. 12 Sunday Denver
Post, King’s book is also the number one selection for Book Sense. The
reviewer calls it a 16th-century soap opera with all those larger-than-life
characters like Michelangelo, Raphael, and the "mean" pope, Julius II
(nicknamed "il papa terrible"). King takes away the mythology of this
story and leaves an even more exciting tale to absorb. It is said to rival The
Sopranos. King also wrote the best-selling Brunelleschi’s Dome.
No. 7: Hail to the Chief by Barbara Holland,
$28.00, "Presidential Mischief, Morals and Malarkey from George W. to
George W."
Holland even-handedly and with humor spares not one of our
presidents or their families. She tells their tales. Read about the failures and
foibles of the folks in charge.
From the "Word and Book Lovers" section
The Dimwit’s Dictionary by Robert Hartwell,
$19.95, "5,000 Overused Words and Phrases and Alternatives to Them"
An inspired addition to your reference and/or writing
library.
From the "New Fiction in Paperback" section
Captain Saturday by Robert Inman, $13.95
"A comic tale of a male midlife crisis with universal
appeal for both men and women."
The Love of Stones by Tobias Hill, $14.00
This literary novel about characters who are obsessed with
precious gems is rich in historical detail; a compelling thriller.
From the "Memoir and History" section
A Name of Her Own by Jane Kirkpatrick,
$13.99
An early feminist tale, this book follows Marie Dorian, the
only woman with the first group of white men, traveling overland from Missouri
to Oregon after the Lewis and Clark expedition. Marie, a young Native American
mother, seeks to create her own identity as she struggles to keep her family
alive.
From the "Humor … and bitter satire" section
The Harmon Chronicles by Harmon Leon, $13.95
"I can’t think of anything I’ve read that made me
laugh so hard and so often." Come along with Leon as he finds out how hard
it is to get fired from a fast-food joint, or how easy it is to buy a gun or
join the armed forces. You’ll find yourself laughing out loud at his
experiences as a telephone psychic and a rental clown.
The unique reviews in Book Sense 76 are sometimes as
interesting as the books themselves. One or more selections will no doubt wind
up on your must-read list.
The town of Palmer Lake, Monument Hill Sertoma, and Pinecrest
Event Center are sponsoring a fund-raiser for the Palmer Lake Volunteer Fire
Department’s new fire truck. The Mardi Gras-style casino night will be held
Friday, Feb. 28 at 7 p.m. The admission price is $10 per person, which will
include hot and cold hors d’oeuvres. Advance ticket sales are encouraged to
help in determining how much food to purchase and prepare. Watch for flyers that
will have information on where tickets can be purchased. The group is hoping to
have flyers in several area businesses as well as the town office in Palmer
Lake. Sponsors are needed to help defray the costs of the gaming tables. Gifts
are also needed for the raffle. The group is hoping this will be the first of an
annual tradition.
Volunteers are being sought to help in various capacities,
from dealing cards to serving food. If you are interested in helping or have any
questions, call the Palmer Lake town office at 4812953. Plan on coming and
having fun and helping to raise lots of money for a worthy cause. Now more than
ever, with what looks to be a horrible fire season, the community’s support
for the local fire department is needed!
meeting Feb. 11
The El Paso County Commissioners are launching a series of
evening and weekend public meetings dubbed the El Paso County Road Show. The
idea is to make it easier for citizens to meet with the commissioners
face-to-face.
Commissioner Wayne Williams’ meeting is set for Feb. 11 at
Lewis-Palmer High School, 1300 Higby Road, Monument. The meeting will begin at
6:30 p.m. in the school auditorium.
Each of the commissioners plans to hold a public meeting.
Dates and locations will be announced as they’re confirmed. For more
information, call El Paso County Public Information Officer Ann Ervin,
719-520-6409; cell: 719-351-4732.
View photos
On Monday, Jan. 13, Bent Tree resident Lacy Cronkhite visited
three local schools: Palmer Lake Elementary School, Prairie Winds Elementary
School, and Creekside Middle School. Accompanying Lacy were four wild bird
handlers with a golden eagle, a Peregrine falcon, a hawk, and a great horned
owl. They came from HawkQuest, a nonprofit wildlife education organization from
Aurora. Cronkhite was kicking off Mutual of Omaha’s annual National Kids
Summit, an essay contest to promote awareness of endangered animals. One winner
will be chosen from each state. Contest winners will fly with an adult guest,
all expenses paid, to California where they will meet Jim Fowler from Mutual of
Omaha’s Wild Kingdom. They will also meet some of the animals they studied and
wrote about. Of course, Cronkhite hopes that Colorado’s winner will be from
the Tri-Lakes area.
View photos
by Syble Krafft
We are very proud of the recent improvements made to the
Monument and Palmer Lake Libraries and hope you have seen them. We very much
appreciate your help in making this possible.
One half of the $10 dues that Friends of the Library pay
annually stays in our two libraries. Additionally, the Book & Bake Sale
contributes considerably to our income. Also, the books that are donated to the
Friends are sold, and that money is used for our libraries.
Our Friends group has sponsored all the children’s programs
at our two libraries, bought a new refrigerator for the Monument Library, and
helped to furnish the children’s corner. We have provided many amenities, both
large and small, to help the libraries function more smoothly.
Meeting rooms are now available at the Monument Library for
community activities. We sponsor a History Buffs Club that meets at that library
on the first Wednesday of each month at 1 p.m. We plan to start a literature
group this year. Our hope is to make the two libraries study centers as well as
community centers. We think this is a worthwhile goal, and with your continued
support and help we can make it happen. Our board of directors meets the first
Wednesday of each month at 10:30 a.m. at the Monument library. All members are
invited to attend. We need your suggestions and ideas on what your picture of
our two libraries is in the coming years.
Thanks again for your fine support.
View photo of prior FOBL adventures
By Sue Buell
Those who enjoyed learning about healthy alternatives in this
area at the Jan. 18 Punt for Health at Lewis-Palmer High School most likely
passed the Friends of Ben Lomond (FOBL) table set up to give information about
Health Through Hiking. Many people learned about this project to raise money to
purchase Ben Lomond Mountain as well as about the wonderful variety of hiking
trails available in very close proximity to our community. Thanks to those who
supported the project by buying T-shirts, walking sticks, and survival kits.
The Friends of Ben Lomond (FOBL) ADVENTURES FOR FUNdraising
events have been well received and are contributing funds toward the purchase of
the Ben Lomond mountain property just east of Palmer Lake. Some people have
appreciated getting to know an area new to them, while others have had fun
getting to meet like-minded people who spend time being active outdoors. There
are many types of adventures with various themes, including wildlife
appreciation and historical interests. Check out the updated schedule.
FOBL will be sponsoring adventures to continue raising funds
toward the purchase of the Ben Lomond mountain property just east of Palmer
Lake. The type of adventure will depend on the weather, the leader, and the
location – hiking, snowshoeing, cross-country skiing, and biking are all
possibilities. The fee is $10 per person or $15 if you would like a Save Ben
Lomond T-shirt. The first 15 people to register with a credit card number by
phone or e-mail to the leader will have secure places for the adventure. A
waiting list will be started to handle cancellations. No-shows will be charged a
$10 fee. The schedule will be updated monthly in Our Community News and in
flyers at the Palmer Lake Post Office and the Chapala Building at 2nd and
Washington.
Sat. Feb. 8, 10 a.m., approx. 6 miles, moderate, Rock
Formations above 2nd Reservoir. Leader: Kay La Bella 719-488-5544 kaylabella@lycos.com
Mon. Feb. 17, 11 a.m., approx. 4 miles, moderate, Pike
National Forest eastern extension on Mt. Herman Road. Adventure to include the
Firemen’s Memorial Garden. Leader: Cyndee Henson 719-488-1293 cnrhh@aol.com
Sat. Mar. 8, 1 p.m., approx. 2 miles, easy/moderate, Fox
Run Regional Park. Leader: Barb Linnenbrink 719-481-2571 blinnen@d20.co.edu
Sat. Mar. 15, 10 a.m. approx. 4 miles,
moderate/challenging, AFA Stanley Canyon. Leader: Sue Buell 719-481-2474 suebuell@earthlink.net
Sat. Apr. 5, 10 a.m., 3-6 miles, moderate/challenging,
Ute Valley Park in Rockrimmon. Bike or hike. Biking leader: Nate Swenson. Hiking
leader: Sue Buell 719-481-2474 suebuell@earthlink.net
Tue. Apr. 15, 11 a.m., approx. 3 miles, easy, Black
Forest Regional Park – Shoup and Milam. Hike with llamas!! Leader: Sandy
Miller 719-481-8138 mrluckystars@aol.com
Sun. Apr. 27, Noon, approx. 2 miles, easy/moderate.
National Forest off Mt. Herman Road. Historical hike including Monument Nursery
and CCC Camps. Leader: Diane Kokes 719-481-3860 kokesdm@fotf.org
Sat. May 3, 10 a.m., approx. 2 miles, easy, Fountain
Valley Wildlife Refuge. Birders paradise and wetlands. Leader: Joan Buell
719-471-4544 day 719-520-1953 wkend/eve joanbuell@hotmail.com
Sat. May 10, 10 a.m., approx. 12 miles,
difficult/challenging. Bike from Palmer Lake Reservoirs NW to old plane crash
site. Leaders: Jim and Mary Zalmanek 719-481-2712 mary@adventuresoftheheart.com
Sun. May 18, 1 p.m., approx. 3 miles,
moderate/challenging. Mt. Herman from west trailhead (carpool from Monument).
Leaders: Frank Bittinger and Keshia Hicks. Contact: Sue Buell 719-481-2474 suebuell@earthlink.net
View photo of prior FOBL adventures
View photos of the artist and her
works
View
the artist's web site
Ronny Walker is a nationally known sculptor and has been a
studio artist at the Tri-Lakes Center for the Arts for more than two years. The
center has been honored to have an artist of Ronny’s stature on-site and last
year invited her to run for the board as the artist’s representative. Ronny
shares the studio area with other artists and wants to see the two open studio
artists spaces filled because the group encourages and mentors one another.
Ronny’s sculptures have been shown around the world and
have won numerous awards at prestigious shows, including the Merit Award at the
2001 Gold Coast Art Festival in Chicago and third in sculpture at the 1999
Affaire in the Gardens in Beverly Hills, Calif. Her works are represented in
galleries in La Jolla and Orcutt, Calif., and Cave Creek and Scottsdale, Ariz.
Her work is also highly valued in Europe. Often, Ronny’s sculptures are on
display at the Tri-Lakes Center for the Arts.
Ronny is originally from Stuttgart, Germany, but now calls
the Tri-Lakes area her home. Her origins and training in southern Germany gave
her an appreciation for the traditional values of fine art. Moving to the United
States broadened her perspective, and her pieces represent that vibrancy with
names like "Lefty Playing the Blues" and "Dreaming of Elves and
Bighorn Sheep."
"Sculpture has always been a fascination for me, as far
back as I can remember," said Ronny. "I recall as a child gazing up at
the statue of a Roman emperor, watching the light and shadows change the
sculpture’s mood. Also, its physical presence becoming part of the
surroundings, claiming its own space. I fell in love."
In addition to creating her own pieces, Ronny loves to teach
sculpting. She is currently instructing a class at the Tri-Lakes Center for the
Arts titled Sculpting the Body in Clay. For information on this class or
upcoming classes, contact the Tri-Lakes Center for the Arts at 719-481-0475.
For studio space rental or general information about upcoming
exhibitions, classes, and performance events, call the arts center or check out
its Web site at www.trilakesarts.com.
View photos of the artist and her
works
View
the artist's web site
Society
brings history to life in Palmer Lake
View photos from the PLHS potluck
By Leon Tenney
The Palmer Lake Historical Society heard on Jan. 16 from four
old-timers, who regaled the capacity crowd with stories that live within their
memories about the Tri-Lakes area from the 1920s through the 1940s. Virgil
Watkins introduced the four speakers: Harry Krueger, Ida May Knoll, Fern Britt,
and Harlan Close. Together these five have more years on this planet than you
would find in most elementary schools.
Harry Krueger told about his years growing up in Palmer Lake,
how the White Kitchen was built, how the goats got into the elementary school
one Halloween, and about the fires that burned on Star Mountain during the
1940s.
Ida May spoke of a Miss Marcy, another resident of Palmer
Lake, who made such a big difference in her life. Miss Marcy said life is like a
patchwork quilt: You have the dark squares and light squares that make it up.
Some days are like the bright patches and some days are the dark ones. Ida May
talked of hayrides and steak fries, and how she worked in the Remington
Ammunition Plant in Denver during the war. The love of her life, John, would use
some of his limited gasoline rations to meet outside the ammunition plant door
at 1 a.m. She felt he was serious if he was willing to do that for her.
Fern Britt talked about her education in a one-room
schoolhouse on County Line Road and Furrow Road. She spoke of how people lived
in those times without telephones, electricity, or radios. People seemed to
visit much more often. There seemed to be dances every week somewhere in the
Tri-Lakes area, and the young men who worked every day still managed to have
enough energy to dance past midnight.
Last to speak was Harlan Close, who was ably assisted by his
son, Tom. Harlan told the "green pepper" story. Monument, in his
words, was a little different then. All of these old-timers agreed that the
times were grand when they grew up and this area was great.
In other business, the society voted Sam DeFelice in for
another year as president. DeFelice told the society that its success was not
due to him alone, but to all the hard-working volunteers: Bonnie Allen with book
sales; Ethel Engel, a docent in the museum and member of various committees and
boards; Hobie Edwards, board secretary; Rogers Davis, museum director; Susan
Davis, museum curator; Norm Thompson, who was at every meeting; and the many who
served as docents and kept the museum open every Saturday from 10 a.m. to 2 p.m.
Finally, DeFelice introduced Larry Myers, who was
instrumental in getting the Estemere opened last year and who put together a
magnificent program for 2003. Just a few of these events include: John Fielder,
Feb. 20; Chuck Pyle, March 20; Professor Tom Noel, May 15; the Ice Cream Social,
July 20; and the Estemere tour, Aug. 23. John Fielder wrote the book Colorado
1870-2000, which compares modern views to W. H. Jackson’s photos. Chuck Pyle
is a nationally known cowboy/folk singer from Palmer Lake. Tom Noel, also known
as Dr. Colorado, is a nationally known historian, columnist, and university
professor.
These programs and much more can bring history alive in our
own backyard. You can meet interesting people like Archie Archuletta, who is the
proud possessor of one of the oldest names in the state. Join the society every
third Thursday of the month and be part of the past, present, and future.
View photos from the PLHS potluck
By Michelle Bell
I had the distinct pleasure of attending the Palmer Lake
Historical Society’s annual potluck on Thursday evening. It was a lovely
evening filled with laughter, love, and friendship. The crowd that gathered was
as colorful as one of Miss Macy’s historic quilts. Although I have several
wrinkles and gray hairs, it didn’t go without notice that my face was one of
the youngest in the room (outside of my 4-year-old daughter).
Our feast stretched down a long table that may have included
recipes spanning several generations—much like the stories that were told. I
couldn’t help but think that the special gentleman sitting across the table
from me wasn’t that much different from the tasteful lemon meringue pie I was
eating: so sweet, with just a little tartness. Oh you dear, sweet (and funny!)
man, Harland Cover. A question popped into my consciousness that haunted me all
night: What is our legacy?
I watched the faces of those around me gleam in reminiscence
as the "old-timers" got up to tell their stories. They nodded their
heads, they smiled, and they cried as the tales were told and the pictures were
passed around the tables. I couldn’t help but notice in the photographs that
the boyhood glint in the eyes of these children, posed on the steps of the old
schoolhouse, still remained.70 or so years later.
Their legacies are seen all throughout our community, whether
they’re buildings or marriages that have stood the test of time, families that
extend throughout the area, or even streets bearing names of significance that I’ve
driven for years (i.e., Higby Road, Noe Road). What I was impressed with was
their legacy of lifelong friendships, a sense of community, and an undeniable
passion for keeping the spirit of Palmer Lake alive.
What is our legacy?
Harry Krueger spoke of "the white kitchen" and
"the cabins" and the remnants of his family’s hard work. He told me
the tale of "The Stolen House," about one of the first houses we
rented when we moved here. He talked of where someone was born, where someone
died, and where someone made a lasting impression on the girls, such as the time
his pals put a piece of Limburger cheese in his pocket. Although he didn’t
realize it—and I am sure it wasn’t his intention—he spoke with a beauty
about simpler times that touched my heart.
It frightens me to think that our legacy is one of empty
RiteAids, Super Wal-Marts, or condensed housing so tightly built together it
destroys the fields where children and wildlife once played and the tranquility
of our little lake. I wonder how these people live with the loss of bygone days
and with the chaos that people and modern times have brought.
What is our legacy?
Although Ida Mae Noe lives on the other side of the county
line, her roots are firmly planted in our community. She spoke of Miss Macy’s
life and her quilts. She recalled, as if it happened yesterday, the retreats
with the Little Log Church and the courtship between her and her husband, all of
which made me long for more innocent times. She told of her husband driving the
Model T for miles and miles just to have a rare night together at Elitch
Gardens. And driving the Model T so quickly up the Old Denver Highway in
anticipation for a date that the car rolled to its side and a local farmer had
to pull it upright with his tractor.
It’s sad to say that "bigger and better" has
replaced it all—whether it is the Model T, the Old Denver Highway or the old
Elitch Gardens. And there’s more to come: interstate expansions, housing
developments, strip malls. It’s funny, but I don’t feel like we have done
ourselves any big favors.
What is our legacy?
I know I get nostalgic. But what was so beautiful that
brought tears to my eyes, and not just from the gut-wrenching laughter their
stories brought, was the genuine affection these people have for one another
that spans a lifetime. It was what Fern Britt described as she spoke of simpler
times in a one-room schoolhouse. Whether they are old neighbors, old schoolmates
or part of the congregation from the Little Log Church, the light of friendship
and sense of community shines as brightly as the Palmer Lake star.
It comes from people like Jody and Virgil Watkins, who we are
fortunate to have as our friends. The love and friendship shared between Jody
and Virgil extends far beyond the confines of their marriage and has a magical
way of rubbing off on anyone who comes in their path. And their legacy of
keeping the Yule Log ceremony going for many years now extends to their son Tim
and surely to Tim’s children someday.
I’ll keep these memories close at hand as neighborhood
battles heat up and tempers flair over developer’s rights verses those of the
homeowners. I’m sure I’ll have to pull them out as I anticipate many heated
debates over water and wells. Part of the lesson we can learn here is that we
are all in this boat together.
What is our legacy?
I gleamed with pride as Sam DeFelice and Harry Krueger
acknowledged the countless hours my husband put into our Palmer Lake Star. I
realized my husband has left a legacy for not only my child, but for the
countless others who will come and go and always remember our star. I also
realize I want to be that face in our community that ages over time and has
stories to tell—perhaps someday at the annual Palmer Lake Historical Society
potluck. I realize I need to stop and be grateful for those who go to great
lengths to preserve our history—the Davises, the Wards, the Meyers, and all of
those with PLHS.
What a unique little treasure we have in the Palmer Lake
Historical Society.
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