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Our Community News - Home Vol. 2 No. 10 - October 5, 2002

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Tri-Lakes residents demand answers to questions about water and growth

By Judy Barnes

Between 300 and 400 people turned out at Lewis-Palmer High School for a presentation of the El Paso County Water Report prepared by the El Paso County Water Authority. Roy Heald of the Stratmoor Hills Water District and President of the water authority opened the meeting, explaining the reason for the report by saying, "before we figure out where we’re going, we’ve got to figure out where we’re at." He also explained that the authority "has no authority" and that at this meeting they could not answer questions about growth.

Bruce Lytle, vice president of John C. Halepaska and Associates, Inc., the consulting company that prepared the report, gave the presentation on the report, first informing the audience that all the slides were available at the county website. Lytle explained the water designations and supply sources in El Paso County. The Denver Basin aquifers provide most of the water for the northern part of the county, and that water is nonrenewable. Water levels are dropping at a rate of 10 to 30 feet per year in the aquifers with the heaviest use. Water conservation and water reuse are two ways to maximize the efficiency of use of these limited water resources. The "ultimate solution," Lytle explained, is to develop trans-basin water supplies - bringing water from the eastern slope to the western slope for example - which would create a win-win situation for the Front Range, benefiting southern and northern water providers. Increased storage and reuse capabilities are also part of the solution.

After the formal presentation, about 60 people stayed to ask additional questions, most of which related to growth. "At what point do we say enough is enough and allow no more people on the property to consume water?" "How can we talk about conservation without talking about growth?" "How many people can be sustained over the long-term with what we have now?" Several people asked the latter question, frustrated that it was not being answered. They said these numbers would be useful information for the county commissioners to plan for growth. About two-thirds of the people who remained for this question-answer session were concerned owners of private wells. Gary Schinderle addressed the group and announced a newly formed citizen advocacy group for Denver Basin aquifers well users called POW, Protect Our Wells. The organization will hold a meeting in early November.

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The entire water report is available on the county’s web site at www.elpasoco.com. It is the first link on the main page under "Current Topics." The executive summary of the report was printed in the September issue of Our Community News.

Gary Schinderle and POW can be reached at 495-1809 or golfenviro@worldnet.att.net.

View photos from the Water Authority Meeting Oct. 2

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Wal-Mart submits partial proposal for supercenter on Baptist Road

By John Heiser

On September 21, after almost eighteen months of behind the scenes negotiations and several cancelled appointments for a submittal meeting, a partial application was filed with the El Paso County Planning Department for a Wal-Mart supercenter to be built on the 30-acre parcel on the south side of Baptist Road directly across from the King Soopers. At OCN press deadline, the application was still not complete. For example, the adjoining lot owners had not yet been notified by certified letter as required by the county. . At the September 25 meeting of the Triview Metropolitan District, district manager Ron Simpson estimated that if the issues with the project are promptly resolved and the county commissioners approve the project, the store could possibly open in the fourth quarter of 2003.

The parcel is just outside the limits of the Town of Monument. It was zoned about 20 years ago as R-4. The commercial form of the now obsolete R-4 zone is approximately equivalent to the county’s Planned Business Park (PBP) zone district for commercial uses intended to serve the adjacent neighborhoods. Wal-Mart is considered a "magnet" store, an element of a regional retail center. The required zone for a Wal-Mart supercenter is Planned Business Center (PBC). PBC is the most intense commercial zone in the county code. PBC is two steps more intense and a significant departure from PBP.

History of the Wal-Mart application to the Town of Monument

The Wal-Mart application to the county comes after negotiations with the Town of Monument broke down over the question of infrastructure improvements.

Goldberg Properties, representing Wal-Mart, approached the Town of Monument in about 1998 and submitted an application in mid-1999. The application called for annexation of the 30-acre parcel to the town, zoning to C-1, and site plan approval. The project was scheduled for a March 15, 2000 hearing before the Monument Planning Commission and an April 3, 2000 hearing before the Monument Board of Trustees. Due to a heavy snowstorm March 15, the planning commission hearing was cancelled. The rescheduled planning commission hearing March 27 was not properly announced and so, to avoid a potential legal challenge, Goldberg withdrew their item from the March 27 agenda.

The election April 4, 2000 resulted in a change in the political climate in Monument. The new Monument board of trustees instituted a three-month moratorium on new applications and changed the land use procedure to require all applications to go before the public works, parks and landscape, and police advisory committees before being heard by the planning commission. Previously, the board of trustees held hearings on some projects that had not been reviewed by all the committees. This change in procedure meant the Wal-Mart application had to be reviewed by the public works committee. That committee insisted a plan be presented for making significant improvements to Baptist Road prior to opening the store. Wal-Mart’s position, as presented by Goldberg Properties, was that the town should allow the store to open with minimal improvements to Baptist and then use the resulting sales tax revenue to pay for additional road improvements. That approach was unacceptable to the public works committee, which refused to give a recommendation for approval. In July 2000, Wal-Mart put their application with the town on hold.

Going to the county – the Triview connection

A March 30, 2001 article in the Gazette reported that Wal-Mart would not pursue annexation to the town and would instead seek approval of the project by the county. This would require rezoning the parcel from R-4 (neighborhood commercial) to PBC (Planned Business Center) and approval of the preliminary plan and final plat.

A key to the new proposal was that the Triview Metropolitan District would supply water and sewer service. Many in the Town of Monument were under the impression that the Triview district would not supply services to the development unless the parcel was annexed to the town. Goldberg Properties seemed to be under the same impression since they spent several months trying to work out a way to obtain service from the Donala Water and Sanitation District that serves Gleneagle. Due to the distances involved, it would have cost several million dollars to connect to the Donala system. There may also have been some difficulty in obtaining easements needed for the connections. Problems obtaining utility service reportedly held up the project for many months. The Triview district’s current position is that there was never any understanding with the town and there is no reason they cannot supply service to the parcel.

As reported in the September 7, 2002 issue of OCN ("Triview metro board authorizes PIC for Wal-Mart"), on August 28, the board of the Triview district unanimously authorized creation of a private, non-profit Public Improvement Corporation (PIC) to finance the infrastructure improvements required for county approval of the Wal-Mart application. Since the PIC was authorized by a public entity, it can issue tax-exempt debt.

In the proposal to the Town of Monument, the town and the Triview district would have each gotten half of the 3% local sales tax collected on taxable items sold at the store. Goldberg has estimated that the local sales taxes collected by the project would be about $1.4 million per year based on initial annual sales of about $45 million. The county gets the same sales taxes regardless of whether the store is built in the Town of Monument or not. With the current plan to seek county approval, the Town of Monument would not receive any tax revenues from the store and would suffer tax losses from reduced sales at Safeway, King Soopers, Brookhart’s, the Texaco/Shell and Total stations, and the other stores in the town. Representatives of Goldberg Properties have admitted that it is likely that many of the local small businesses will close.

According to Triview district attorney Peter Susemihl, through a contractual arrangement, the Wal-Mart PIC would "receive a 3% retail sales fee basically in perpetuity from sales at the store." It would use half of the fee to pay off the infrastructure bonds and would pay the other half of the fee to the Triview district. When the infrastructure bonds are paid off, Susemihl said Triview would receive the entire 3%.

Susemihl estimated that approximately $3 million in bonds would be needed to make the required improvements to Baptist Road and Jackson Creek Parkway and the bonds would be paid off in three to five years. Later, Ron Simpson, Triview district manager, estimated it might take five to seven years.

If Wal-Mart were to shut down the store or use it as a warehouse, the fees would stop and the bonds would become worthless. Susemihl said, "I think Wal-Mart will purchase the bonds." In that case, Wal-Mart would receive the tax-exempt interest on the bonds. Such bonds are typically issued at significantly above market rates. Susemihl suggested that Wal-Mart might pledge the 30-acre site to guarantee the bonds.

The proposal

The proposal is for a 24-hour per day supercenter with a 186,245 square foot (4.3 acres) store encompassing a grocery store, garden shop, and tire-lube-tune-up express. There would be parking for about 960 cars. The store would be at the eastern part of the parcel with the parking lot to the west.

The plan includes two additional lots for satellite retail businesses. Lot 2 (1.4 acres) on the northwest corner is proposed to be a Wal-Mart gas station. Anticipated uses for Lot 3 (0.98 acres) on the southwest corner could be for a fast-food restaurant or bank with drive-through lanes. 

There are proposed to be three points of access to the store. At the western edge of the proposed development, Jackson Creek Parkway is already a full-motion intersection with a signal light. Two entrances to the parking lot would be on the extension of Jackson Creek Parkway south of Baptist Road. The third would be a right-in/right-out directly onto Baptist Road toward the eastern end of the store. 

Drainage from the approximately 25 acres of impervious area would be collected in a roughly 2.5-acre snow storage and run-off detention area on the southeast corner of the parcel. Passive systems including a perforated standpipe are proposed to address water quality issues including contamination with petroleum products from the lube facility, gas station, and vehicles on the parking lot. Those pollutants would be carried into the detention area by storm water. The outflow from the detention area would flow west into a drainage ditch and from there into nearby Jackson Creek and the associated wetlands. 

Next Steps

According to Carl Schueler, Assistant Director of the El Paso County Planning Department, once the application is complete, a minimum of 60 days will be required for agency review prior to holding a planning commission hearing on the rezoning and preliminary plan. After the planning commission renders a recommendation, there must be a minimum 30-day notice prior to holding a hearing before the board of county commissioners. That would mean the board of county commissioners hearing could come as early as December or January. If approved, this would be the only Wal-Mart in El Paso County not contained in a municipality.

Once copies of the full application are available, future issues of OCN will look at a variety of issues including projected traffic impact, potential environmental impacts, and likely impact on local businesses and the Monument tax base.

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For more information on this project and to provide comments, contact Carl Schueler, Assistant Director, El Paso County Planning Department, 520-6300, CarlSchueler@elpasoco.com. Mail comments and questions to the El Paso County Planning Department, 27 E. Vermijo, Colorado Springs, Colorado 80903-2208.

Additional information is available:

View a map showing the location of the proposed store.

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Ground breaking for Highway 105 interchange project

By George Barnes

Approximately 25 distinguished guests, dignitaries, and interested onlookers met in Monument on September 20 to officially welcome the long-awaited I-25/State Highway 105 interchange construction project. The ground breaking ceremony took place at the Monument park-and-ride, and the featured speakers included State Senator Doug Lamborn, State Transportation Commissioner Dan Stuart, Town of Monument Mayor Betty Konarski, and Colorado Department of Transportation (CDOT) project manager Mark Andrew. The event was moderated by Bob Torres, the Region 2 Transportation Director for CDOT.

Construction on the estimated $27-30 million interchange project has begun and is expected to be completed in the spring of 2005. There will be four phases to the project. Ultimately, these will involve the continuation of the present Jackson Creek Parkway northward from Baptist Road to Highway 105, improvement of the acceleration/deceleration lanes along the I-25/SH 105 interchange, regulation of the traffic flow on Highway 105 between Second and Third Streets in Monument, and the construction of a new park-and-ride on Woodmoor Drive.

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Further information on the I-25/SH 105 improvement project can be found by visiting the CDOT website, www.interstate25.com, or by contacting CDOT representatives Bernie Guevara and Mark Andrew at 719-520-5800.

View photos of the ground breaking for 105 interchange

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Triview metro board discusses Wal-Mart, water, and the district’s 2003 budget

By John Heiser

The Triview Metropolitan District Board of Directors held its regular monthly meeting September 25. The only Jackson Creek residents in attendance were directors Martha Gurnick and Linda Jones.

Wal-Mart

Triview District Manager Ron Simpson reported that as noted on page 1 of this issue, Wal-Mart has submitted the first portion of their application to build a supercenter across from King Soopers.

In response to a question from Director Gurnick, Simpson estimated that if the issues with the project are promptly resolved and the county commissioners approve the project, the store could be operational in the fourth quarter of 2003.

The water study and potential competition between Tri-Lakes area well users and district residents for groundwater

Simpson also reported on the efforts of the El Paso County Water Authority. He noted that owners of domestic wells came to the authority’s meeting September 4 and expressed concerns about the potential for their wells going dry in the event the northern water suppliers build a satellite well field and pump water from less dense areas to the higher density areas. Simpson said he thought similar concerns would be raised at the public meeting on the water study scheduled for October 2.

Peter Susemihl, attorney for the district, said, "Under Colorado law, no one has a right to maintain the water level under their property." He said this principle is clear in state law. According to Susemihl, "If your well goes dry, you drill a new well." He said that shallow wells that draw from the Dawson aquifer "may be an issue."

Simpson said the water providers in the northern part of the county are looking at a variety of water sources including the controversial satellite well field concept. Projections show a potentially serious water problem 30 to 50 years from now. According to Simpson, one of the biggest threats is, "If Denver gets serious about going after groundwater."

When Gurnick asked about slowing growth as a way to address the problem, Susemihl dismissed the suggestion saying, "It would be more devastating on the economy than the gas [tap] moratorium."

Water consumption and a new well

Simpson noted that the district’s residents are averaging 0.78 acre-feet per year (255,000 gals per year, 21,245 gals per month, 698 gals per day). The average across the county is about one-third of an acre-foot per house per year. Woodmoor residents use about 0.38 acre-feet per year. So Jackson Creek residents are using 2.4 times as much water as average and twice as much as Woodmoor residents. According to Simpson, there is significant excess irrigation as evidenced by the amount of water being carried by the under-drain. This led to a general discussion of possible ways to reuse the runoff including possible injection to replenish the groundwater.

Simpson said the district needs to drill a new well as soon as possible. He said the next well would most likely be into the Denver aquifer. Such a well could supply about 200 houses. To serve 300 to 400 houses would require a more expensive well into the deeper Arapahoe aquifer. Simpson said 910 single-family equivalents have been platted. There are currently 535 occupied houses.

To forestall anticipated questions, Susemihl said, "We have water for Wal-Mart."

Monument Report

Ron Simpson read a memo from Monument Town Planner Mike Davenport giving the status of various land use planning items.

  • The submittal for 89 lots north of King Soopers is incomplete.

  • There is a proposed four-pad commercial development off Lyons Tail Way although no formal submittal has been made. Simpson noted that the intent is that there be no commercial development off Lyons Tail.

  • The Regency Park Plan zoning plan amendment 2 to reflect past approvals and mouse habitat has been in the works for months. The planning commission continued the hearing on it.

  • An environmental impact study of the US Air Force Academy’s Aardvark airport located toward the northern part of the USAFA property has been released. The report identifies zones of high aircraft noise and zones that must be free of tall structures and flammable materials. The noise zones include some of Triview’s mouse habitat areas and some of the land east of Brookhart’s. Simpson noted that there is significant impact on Forest Lakes.

  • Monument’s comprehensive plan update project is expected to resume with a meeting in November. Director Jim Perry was confirmed as the district’s representative for those meetings.

District engineer’s report

District engineer Chuck Ritter of Nolte and Associates reported that the district’s application for reuse water for irrigation at Creekside Middle School has continued to be delayed. The Donala Water and Sanitation District’s request for reuse water irrigation of the Gleneagle golf course has been combined with the Triview application. Director Perry said, "The delay is unacceptable."

Ritter said a certificate of insurance coverage is being obtained for construction of the railroad crossing for access to the wastewater treatment plan. Once the district has the coverage, work on the crossing can begin. Ritter noted that there are four fiber-optic lines in the railroad right-of-way. If they have to be lowered, the additional cost would be about $15,000 each. Assuming all four have to be lowered, the total cost for the crossing project will grow to more than $150,000. The costs are to be shared by the Triview, Donala, and Forest Lakes Metropolitan districts. $21,000 was unanimously approved as Triview’s portion of the initial funding increment.

The district is awaiting guidelines from the new Federal Homeland Security Administration regarding security issues.

A proposal has been received from Timberline for a $41,000 Supervisor Control and Data Acquisition (SCADA) system to control drinking water treatment at Water Treatment Plant-B. This is like the system the Donala district uses on WTP-A. The proposed system enables remote sensing using 71 sensors and remote control of operations at the plant. Additional research is being done on the proposal.

The board unanimously approved an expenditure of $2,650 for a chlorine analyzer required by the state to monitor chlorine levels in the drinking water.

Mouse habitat

Simpson reported that there continues to be trespassing on the Preble’s Meadow Jumping Mouse habitat. The areas are surrounded by three rail fences. The district is getting bids on signs that would warn trespassers about fines of up to $25,000 per day and possible imprisonment. The penalties could be levied against the district and its taxpayers.

Parks, trails, open space and landscaping

Simpson reported that he has received proposals for landscape improvements to Leather Chaps from Baptist to Tareva.

The board unanimously approved a $3,224 contract to prepare an application to seek a lottery funds grant from Great Outdoors Colorado (GOCO) to improve the district’s trails. Future GOCO grants may be sought for additional landscaping and trail planning.

Susemihl reported that he met with Classic Homes and they are willing to help organize an effort with other builders to assist with the cost of landscaping improvements. He said they also expressed willingness to help with the restructuring of the district’s debt.

Mosquito Control

Based on the continued threat of West Nile virus, Simpson reported that the district has placed additional insecticide briquettes in the ponds. The briquettes are intended to kill mosquito larvae and are reportedly effective for about a month. No fogging is planned at this time.

Plan Review and Comment Fee increased

The board approved an increase in the fee for review and comment of plats and building plans from $75 to $200 per lot. If the actual cost is less the excess will be returned to the builder.

2003 Budget

Simpson distributed copies of a draft 2003 budget. He identified three variables in the budget:

  • Use of the Donala district for billing, operations, and maintenance

  • Construction of the proposed Wal-Mart

  • Addition of a clerk to the staff.

Simpson noted, "The cost [of using Donala] keeps going up and up and up." He said the cost started at about $50,000 per year and with 535 occupied houses is now about $300,000. Even with hiring a clerk to help with billing and operations, Simpson estimated there would be a savings of about $25,000 to $30,000 per year by eliminating the use of Donala. Director Perry said, "We can’t pass up that savings, it seems to me."

By paying for preparation of Wal-Mart’s water resource report and authorizing formation of a Public Improvement Corporation (PIC) to implement infrastructure improvements and funnel half the retail sales fee back to Triview, the district has done what it can at this point to facilitate the Wal-Mart proposal.

On the third point, the board agreed that regardless of the other factors, the district should hire a clerk.

Simpson said he would update the budget based on the discussion and prepare a plan for transition of the operations and maintenance tasks to district personnel.

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The Triview Metropolitan District Board of Directors meets on the fourth Wednesday of each month, 6:30 pm, at the district offices, 174 North Washington St. The next meeting will be on October 17. Due to conflicts with the holidays, the last two meeting of the year are scheduled for November 20 and December 11.

For further information, contact the Triview Metropolitan District at 488-6868.

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Tri-Lakes Fire Protection District prepares comprehensive training for two dozen volunteers

By John Heiser

In addition to the other regular business at its monthly meeting September 17, the Board of Directors of the Tri-Lakes Fire Protection District heard about the tremendous response to the call for volunteers and the planned comprehensive volunteer training program.

Volunteer Program

Chip Fleming reported that applications from twenty-four volunteers have been received. He said, "We haven’t had an interview yet we were disappointed with."

Fleming reported preparations for the new class for volunteers are progressing well. He said, "This class is going to set a high standard." Additional classes will be held each quarter.

Treasurer John Hildebrandt noted that some in the Woodmoor-Monument Fire Protection District have mentioned that they need to add volunteers to their staff.

Financial Report

Hildebrandt reported that the district’s expenses are running about 7% under budget as of the end of August. Property tax revenues are projected to increase about 9% next year vs. a yearly increase of more than 20% in recent years. Board president Charlie Pocock said he thought this might be due to the impact of the homestead exemption. The state is expected to reimburse the district for the shortfall due to the homestead exemption; however, Pocock reported that the assessor’s office said the reimbursement might be delayed due to the state’s budgetary problems and the downturn in the economy.

The October 17 meeting will address the district’s budget. Funds for two additional paid personnel are anticipated for January 2003.

Chief’s Report

Chief Robert Denboske reported that the district has handled 83 responses since the August 27 board meeting for a total of 668 responses so far this year. Two additional Explorer Scouts have been added to the roster bringing total personnel to 48.

The chief reported that the Karval Community Fire Department in Lincoln County accepted donation of Rescue 1, an excess, underpowered pumper truck with a three-man cab. Denboske said, "We told them all the problems [with the truck] but they were happy." The Karval department has four vehicles they built themselves.

The chief reported the Tri-Lakes district has supplied information to the sheriff’s office to update the 9-1-1 response matrix for automatic mutual aid with the other fire districts in the North End Group of fire chiefs.

Denboske reported that the planned Lewis-Palmer school site in Walden is not currently in a fire district. The architects for the project say they will not build the school until it is included in a district. A motion was unanimously passed authorizing the chief to commit to provide service to the school site.

The chief reported that there were ten attendees at the Firefighter I training conducted in Palmer Lake. Joint Firefighter II training with the Black Forest district is planned for early fall.

EMS Report

Emergency Medical Services Manager Ron Thompson reported that the district received an extensive presentation on an EMS software package that automates billing and report writing. Thompson said, "The [district’s] present system is very antiquated." There is an April 2003 deadline for electronic billing to Medicare.

Thompson reported that the district participated in a Colorado Springs-wide disaster preparedness exercise August 28. The district’s role was to assist hazardous material decontamination at Memorial Hospital. Thompson said, "This was a good learning experience for everyone. It helps with training for I-25 and railroad hazmat incidents."

Fire agency study working group

Pocock reported that the working group, composed of two representatives each from the Palmer Lake Volunteer Fire Department, the Tri-Lakes district, and the Woodmoor-Monument district, has been meeting regularly with a goal of implementing some form of unification in January 2004. He said, "We are making giant strides." Noting the alignment with the Woodmoor-Monument district on pay scales, policy and procedures manuals, and accounting structure, Pocock added, "I have some fear that we may be moving too fast." He added that he thought the unification schedule was too ambitious. "We need to tend to business," he said, referring to the need to keep each of the districts running smoothly during the transition.

Hildebrandt added that a common chart of accounts has been agreed. A motion was unanimously passed to switch to the accounting program Quickbooks Pro. This is the same program favored by the Woodmoor-Monument district and is also used by the Black Forest and Donald Wescott districts.

Pocock said the working group is in the process of selecting a law firm to work on the legal issues surrounding unification of the districts.

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The Tri-Lakes Fire Protection District board normally meets at 7 pm on the third Thursday of each month at the district firehouse, 18650 Highway 105 (near the bowling alley). The next meeting will be held October 17.

For more information, call Chief Denboske at 481-2312.

View a recent photo of the TLFPD Board of Directors

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Palmer Lake Fire Department open house October 5

On Saturday, October 5, from 10 am to 3 pm, the Palmer Lake Volunteer Fire Department is hosting an open house at the fire station. This is your chance to see a Flight for Life chopper! Activities and refreshments are planned for children and adults, although the children’s activities sound like the most fun. Adults can get free blood pressure and glucose checks, while kids can jump on the spacewalk and climb on the new fire truck. Now, which would you rather do? Spacewalk vs blood pressure check, let me think….

Children can become junior firefighters, receiving a fire hat and certificate, by attending the fun Junior Fire Academy. For $3, you can get a Polaroid picture of you or your child on the fire engine. So, maybe adults are allowed to climb on the fire truck after all. Come on down for fun, food, and interactive demonstrations. Update: The famed fire station elk head has vanished! Chief Lokken received a ransom note demanding $1,000 at the open house for the return of the elk head. We’re talking about a valuable relic here, folks. According to former fire fighter Harry Krueger, the elk was bagged around 1944 by Byron Medlock, first fire chief of Palmer Lake. Chief Medlock gave Bosco, as the elk was named, to the fire station. Save Bosco! Come to the fire station open house on October 5.

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Fire department merger monthly update

By Charles Pocock
President, Tri-Lakes Fire Protection District

In July 2002, the Emergency Services Education Consulting Group (ESECG) presented their final report on the feasibility of merging the Palmer Lake, Woodmoor-Monument, and Tri-Lakes Fire departments. The study group concluded that a merger is feasible and they proposed several steps to more closely align the three departments, should the Town of Palmer Lake Town Council and two fire protection district boards decide to go ahead with the merger. Since receiving the final study report, joint meetings have been held, sub-committees appointed and progress made on the functional or administrative alignment of the three departments. Once the functional alignment tasks are completed, work will start on the operational alignment. This is one of a series of articles to inform Tri-Lakes area citizens of the status of this project.

The three boards have agreed on a Joint Resolution and established common goals and objectives. Each board has appointed two members to work together as a Joint Working Group (JWG) to further define and track progress in achieving the objectives. This JWG has appointed an Operations Sub-committee consisting of the fire chiefs of the three departments.

The ESECG study also made recommendations to each fire department. The JWG is tracking progress by the departments in implementing these recommendations.

The Personnel Policies Manual recommended by the Special Districts Association has been adopted and modified by the WMFPD and TLFPD. The two manuals are now under joint review by all three departments. Once a common manual has been adopted for the paid staff, this effort will be expanded to include a common manual for the volunteers.

The Tri-Lakes district’s board of directors has approved and adopted the Woodmoor-Monument Pay and Allowance Schedule for paid members. A uniform Pay and Allowance schedule is essential to a merged single district.

The Woodmoor-Monument and Tri-Lakes boards have recently adopted a common accounting system and chart of accounts to be effective in 2003. Thus, in the event of a merger, the budget line items will be the same and both districts will be familiar with the accounting system.

Progress is being made on selecting a legal firm experienced in special district mergers to advise the JWG from a legal standpoint on the best of the three alternatives to achieve a merger. Consolidation, inclusion and formation of a fire authority are the methods provided for under Colorado statutes and each method has distinct advantages, disadvantages and risks.

The TLFPD is in the process of selecting an electronic report writing and billing system for its ambulance service. Medicare and most insurance companies will require electronic billing in a specified format by April 2003. It is anticipated that a merged district will also use this system.

The Donald Wescott Fire Protection District, which shares a long common border with Tri-Lakes Fire Protection District, has been invited to provide an observer to the JWG and has accepted. The decision as to whether or not the DWFPD will be a party to any merger is still an open issue.

A great deal of time and effort is going into the plans for a merger, which is important to the future of emergency response capability in the Tri-Lakes area. At the same time, our primary goal remains that of providing the best possible fire, rescue and emergency medical assistance to our respective citizens and taxpayers on a daily basis.

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District 38 School Board Report: Superintendent Bauman to retire, BRRTA fee rejected

Retirement of Superintendent Bauman

Dwight "Ted" Bauman announced that he will retire at the end of this contract year, June 30, 2003. Of his thirty years in public education, fifteen have been spent in district 38. He came here in 1988 to open Kilmer Elementary School. He was named assistant superintendent in 1991, and was hired as superintendent in 1998 when Dr. Dallas Strawn resigned to take a position in Cherry Creek School District. He spoke of his pride in having worked in "one of the premier school districts in this nation," and credited his success to the board, administrative leaders, the teaching and support staff, and gave special thanks to his secretary, Joanne Jensen. The school board will discuss plans for a superintendent search in the near future.

Special Education Services

The board is considering whether or not to change its membership status with Pikes Peak Board of Cooperative Educational Services. PPBOCES provides most of the special education services to its member districts. By having an enrollment of over 4,000, or by having more than 400 special education students, a district may elect to become its own administrative unit; district 38 qualifies on both counts. There are financial implications, and this item will be further discussed at the October meeting. If the board decides to move to an associate member status, application must be made to the Colorado Department of Education and PPBOCES by November 1; if accepted, the status will become effective for the 2003-2004 school year.

Dispute over BRRTA Fee

Kelly Dude, attorney for the district, presented historical information concerning a disagreement the district has with the Baptist Road Rural Transportation Authority. In December 2000, BRRTA’s attorney advised the district that an impact fee of $1.00/square foot (over $100,000) was being assessed against the new Creekside Middle School in Jackson Creek. BRRTA states that the "rationale for imposing impact fees was to have development pay for the cost of improvements on Baptist Road that are necessitated by the development as it occurs." The school board has taken the position that the district did not create the growth that necessitated the improvements to Baptist Road, but rather responded to growth by building the school; that the voters did not approve this expenditure of tax dollars when they approved the bond issue for building the new middle school; that the school district is totally supported by tax dollars; and this "fee" is an unauthorized attempt to collect tax dollars from the patrons of the district; and that such a "fee" would result in double taxation of some of its patrons, while taxing others that do not use Baptist Road at all.

Glenda Smith, trustee of the Town of Monument and a member of the organizing BRRTA board of directors, and (retired) Colonel Phil Weinert, one of two voters that originally approved the formation of BRRTA, were in attendance. Neither of them recalled that schools were intended to be impacted by fees imposed by BRRTA. Former Monument Trustee Dr. Lowell Morgan pointed out that the Monument Board of Trustees passed a resolution (#13-2001) in March 2001, supporting the school district’s request for BRRTA to "waive, exempt, or restructure retroactively the special assessment on non-profit organizations including the new Jackson Creek Middle School." Two of the five-member BRRTA Board must be Monument trustees, and since a "super-majority" is required for action by BRRTA, he questioned whether that resolution would need to be rescinded by the present board of trustees in order for the current BRRTA board to proceed with this action.

School board member Tommie Plank adamantly spoke against negotiating the fee to a lesser amount, saying she believes to do so would set a dangerous precedent. She further advised that future district 38 boards should carefully consider the wisdom of building any new schools, or expanding existing schools, in Jackson Creek or other developments that may at some time be taken into the BRRTA boundaries. The board asked Mr. Dude to meet with Superintendent Ted Bauman to draft a response to BRRTA.

Contract for energy and renovation projects

The Board approved a Performance Solutions Contract with Siemens Building Technologies, Inc. and Hagen Design for district-wide energy and renovation projects. This is a nearly $3 million upgrade across the district, with the major projects including lighting district-wide, cooling at Lewis-Palmer Elementary, and renovation at the central administration building. Consideration is being given to expanding the project to fully renovate the administration building as well as construct a new transportation facility. These items will be further discussed and considered for approval at the October meeting.

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For further information on any of these topics, contact Lewis-Palmer District 38 at 488-4700.

School board meetings normally are held on the third Thursday of each month at 7 pm at the administration building, 2nd and Jefferson in Monument. The next meeting will be held October 17.

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Palmer Lake dedicates new town building September 14

By George Barnes

Helen Lucinda Owen was born November 5, 1914 and died February 10, 1998. As part of her legacy, this long-time Palmer Lake resident left $136,000 to the Town of Palmer Lake. The Lucy Owen Gift Committee was formed in November 1998. This committee decided to give a portion of the gift to Tri-Lakes Center for the Arts, a portion to help save Ben Lomond Mountain, and a portion to build a new municipal building. A feasibility committee formed in February 1999 to study the options for a new building. During the summer of 2002, a modular building was installed and town employees moved out of their cramped quarters in the old town office building, leaving it for use of the police department.

The new Lucy Owen Municipal Center was dedicated on September 14. At the ribbon-cutting ceremony, Mayor Nikki McDonald read a poem, written by her husband, which included these words: "She was a woman of love and caring, Her lifelong trait was her endless sharing. To Palmer Lake she gave from her heart, For hers was a passion for children and art…Thank you, Lucy, for all you’ve done. You’ll remain in our hearts for years to come." Our community thanks Lucy Owen. Her legacy lives on.

View photos of the dedication of the new Palmer Lake Town Building

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Palmer Lake Town Council workshop September 5

By Judy Barnes

Water supply issues

Melissa Wetzig of RTW Professional Engineers and Consultants, Inc. discussed the current status of Palmer Lake’s water supply system according to the RTW report. Wetzig emphasized the need to look for renewable water sources. Deep aquifers such as the Arapahoe and the Denver are not renewable. Those are the aquifers into which the town’s wells are drilled. Wetzig said the town would have to look at water restrictions next summer, as basically the town is tapped out. Trustee Eddie Kinney questioned RTW’s figures. "I’m not in favor of not issuing water taps," said Kinney; "It’s a big loss of revenue." Wetzig replied, "These numbers show that you’re right where you should be. If you add taps, the picture will change."

Reports

Water: Trustee Chuck Cornell noted the static water level of well A-2, the new well in the Arapahoe aquifer, dropped 44 feet since it was first tested. He also reported that the reservoir water level was down over four feet. Cornell estimated at that level the reservoir held about 34 million gallons of water. August water usage for the town was 5.8 million gallons.

Police: Trustee Kinney reported that the new police officer has been busy; 47 traffic citations were issued in August, along with 35 warnings. Four water warnings and one dog citation were also issued.

Parks: Trustee Cindy Allen reported that the Parks Department received two donations. Patty and Mike Brickell donated $100 for Glen Park, and Les Kregar donated $50 for Columbine Park. Allen warned Palmer Lake residents to be careful of bears, which are out and hungry. The cleanup day in Glen Park on August 17 was a big success, with around 40 people participating. Emily Moss from the Student Conservation Association (SCA) organized the event, and Ben Dalrymple provided drinking water to the volunteers. Along with the SCA team of four, the volunteers cut brush and dead trees and hauled it all out in 14 dump truck loads.

Roads: Trustee Randy Jones reported that the town was trying free crushed asphalt received from the Colorado Department of Transportation. He wants a paved wheel chair path to the ramp at the new building. Bob Radosevich, Roads supervisor, noted that George Reese’s well is on line and he has offered the town water for roads and fire department training.

Mayor’s report: Mayor Nikki McDonald described the new town office building that was paid for by a bequest from Lucy Owen.

Brush cleanup: Bob Radosevich reported the town would be collecting slash during the last two weekends of September. He was investigating the purchase of a chipper at $10,200. Rental for a chipper costs $2,000 for an 8-hour day. There might be a fire-mitigation grant available from FEMA for $5,100 plus a match from the town. The money is in the budget. In three weekends, the slash/mulch site raised $1,300 in cash plus food donations.

The meeting adjourned at 9:20 pm.

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Palmer Lake Town Council meeting September 12

By Judy Barnes

Donations and Awards

Chief Sheldon, Chief of Donald Wescott Fire Protection District, presented a check for $5,000 to the Palmer Lake Volunteer Fire Protection District from Intel Corporation. Some Palmer Lake residents who are Intel employees asked the company if a donation were possible, and it was, said Sheldon.

Palmer Lake Historical Society President Sam DeFelice presented an award to the town for its support of the society in 2002.

The Coleman family presented the town with a framed print for the new town office building. Local artist Pat Manning painted the picture of a train in Palmer Lake. Manning donated the print and the Colemans had it framed.

Business Licenses

Bella Panini: Kenneth Trombley and Patricia McClelland were approved for a liquor license and a change in ownership of the restaurant at 4 Highway 105.

Auto Refresh: Nick and Brenda Casale received a new business license for a car detailing business.

Water Issues

Larry MacDonnell reported on ways the town could get funding for water supply issues, flood damage minimization, water quality, and watershed orientation.

Trustee Eddie Kinney presented a report based on figures for water usage from the water department and the report given by RTW at the September 5 workshop. He disagreed with the total water usage per user tap in the RTW report. Kinney concluded that the A-2 well could meet Palmer Lake’s water needs for six months of the year, supplementing the reservoirs. He recommended the town start issuing water taps when the A-2 well comes on line.

Kinney made a motion to go back to normal water rates after the September billing, but the motion was not seconded. The trustees did not want to send a message that there is now plenty of water available to Palmer Lake. They agreed to study the rate issue.

Joint resolution between the Town of Palmer Lake, Tri-Lakes Fire Protection District, and Woodmoor-Monument Fire Protection District

The board unanimously approved the resolution in preparation for the possibility of consolidation of the three fire protection districts.

Adelphia Bankruptcy

The board passed a resolution to join the coalition of municipalities in the Adelphia Cable Television bankruptcy court case. The goal of the multi-city effort is to protect the franchise tax interests of the municipalities. Palmer Lake currently receives about $5,000 annually in franchise taxes from Adelphia.

The meeting adjourned at 9 pm.

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Monument Board of Trustees meeting September 16

By Judy Barnes

Fall Festival

Ms. Suzanne D’Innocenzo of the Historic Monument Merchants Association appeared before the board to announce the Fall Festival and Scarecrow Decorating Contest. The fall festival will take place October 5, 2002, from 10 am through 4 pm.

Ordinance #23-2002: Providing for suspension of the ban on open burning

Emergency Ordinance #17-2002, adopted in June, enacted a ban on open fires. The state and El Paso County have suspended their bans on open fires. The board unanimously approved an ordinance that grants the board the authority to suspend or to enact a fire ban by motion. The June fire ban will be suspended on October 24 at 11:59 PM when the new ordinance goes into effect.

Agreement with GMS, Inc. to design Second Street sidewalk

The Colorado Department of Transportation (CDOT) awarded the town an Enhancement Grant for curb, gutter, and sidewalk on the north side of Second Street from Beacon Lite Road east to State Highway 105. Construction is planned during 2003. The total project cost is $143,643. GMS has proposed a design and construction administration agreement not to exceed $28,800. After discussion of several issues, including the design cost, Trustee Glenn suggested continuing the consideration of the agreement until past projects could be examined for cost overruns. Trustee Glenn agreed to do the research, and made a motion to continue the matter until the next meeting October 7. The motion passed six to one, with Trustee George Brown dissenting.

Planning and Development

Town Planner Mike Davenport reported the following planning and development activities:

Planning Commission: At its meeting September 11, the planning commission continued the following items to its meeting October 9:

  • Request to approve Valley Ridge minor plat and final PD site plan

  • Request to update Regency Park zone map

  • Request to rezone 10 acres east of King Soopers from PRD-10 to PCD

  • Recommendations to update zoning and subdivision regulations

P&L Committee: The Parks and Landscape Committee reviewed the following at its meeting September 10:

  • The Colorado Center for Community Development (CCCD) of the University of Colorado at Denver presented different images that could be incorporated into an entry to town at the intersection of Highway 105 and 2nd Street. The committee recommended, as a general direction, that the design for the entry should emphasize the location as an entry to the Historic Downtown area.

  • The committee favorably reviewed the landscaping plan for the proposed Peoples Bank/Starbucks facility on Highway 105.

Plans and Studies:

  • Heritage Tri-Lakes Plan: On September 13, Transplan presented projects and costs needed to accommodate future growth in traffic. On September 20, the planning committee will discuss future cooperative efforts among entities in the Tri-Lakes area. Completion of the Heritage Grant project is scheduled for September 30.

Colorado Springs National Bank – The application was received September 6.

El Paso County referral: An amendment to the Struthers Ranch sketch plan for a subdivision consisting of 107.35 acres, presently zoned RR-2 (2.5-acre lots). The proposed development is for 188 single family lots at a minimum of 6,000 square feet and an average of 7,000 square feet each; 8.8 acres of planned business center (PBC); and 42.8 acres of open space, landscape buffer, drainage detention, and habitat preservation. The gross residential density, less PBC uses, is 1.91 lots per acre. The property is generally in the Gleneagle area, east of I-25, just south of Baptist Road.

  • The revised plan appears to reduce the area for business by about 25%, which is consistent with the Tri-Lakes Plan policy that businesses should be encouraged to locate within the existing towns.

  • The project will impact Baptist Road so it should be included in the Baptist Road Rural Transportation Authority, BRRTA.

  • A better buffer or density transition with Chaparral Hills is desirable.

The meeting adjourned at 8:10 PM.

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Colorado 2002 Ballot Issues in a Nutshell

By Judy Barnes

With the hope of making your voting decisions on election day Tuesday, November 5 a bit easier, I have abbreviated the ballot issues, including arguments for and against. For more detailed information on the issues, refer to the blue 2002 Ballot Information Booklet that was mailed to all registered voters, or visit www.state.co.us/gov_dir/leg_dir/lcsstaff/balpage.htm.

Amendment 27: Campaign Finance (a proposed amendment to the Colorado Constitution)

  • Limits amounts that individuals, political parties, and political committees can contribute to candidates and political organizations;

  • Bans unions and corporations from directly contributing to candidates;

  • Sets voluntary spending limits for political races;

  • Requires reporting and disclosure of money spent for certain political advertisements.

Arguments for Amendment 27

  • It may reduce the influence of special interests, including corporations and labor unions, on the political process and increase the influence of individual citizens.

  • Voluntary spending limits may encourage more people to run for public office.

  • Currently, some types of political advertisements can be paid for anonymously. This proposal gives people information about who is paying for these advertisements right before an election.

Arguments against Amendment 27

  • Contribution limits may benefit incumbents, since challengers generally must outspend incumbents to overcome name recognition and other advantages of an officeholder. Wealthy candidates also may have an advantage as they can spend an unlimited amount of their own money on their campaign.

  • Voluntary spending limits restrict the amount of money for candidates to communicate their positions to voters. Consequently, voters will have less information about candidates.

  • Interest groups will spend money in elections through indirect forms of political support that do not need to be reported to election officials or the public.

Amendment 28: Mail-in Ballots (a proposed amendment to the Colorado Revised Statutes)

  • Requires most elections held after January 2005 to be conducted only by mail ballots and eliminates voting in precinct polling locations.

  • For elections involving political party candidates, election officials must maintain polling booth locations on election day at public high schools prior to 2010. Beginning in 2010, they need only maintain at least one polling booth location in the county.

Arguments for Amendment 28

  • Voting by mail is convenient and may increase voter participation. In the November 2001 election, counties with mail ballot elections had an average turnout of 41%, compared with a turnout of 32% in counties using traditional polling places.

  • The proposal will improve the security and uniformity of our elections.

  • Mail ballot elections may be less expensive for governments to conduct.

Arguments against Amendment 28

  • Mail ballots are vulnerable to fraud, as they are out of the control of voters and election officials while being delivered. Also, some mail ballots may be disqualified for procedural reasons such as not signing or dating the envelope.

  • People who vote by mail may be pressured by family members, employers, or interest groups to vote a certain way, or to hand over their signed mail ballot.

  • This proposal is unnecessary because voters can already choose to vote by mail by using an absentee ballot.

Amendment 29: Election Reform (a proposed amendment to the Colorado Revised Statutes)

  • Ends the caucus and assembly process of selecting candidates for the primary ballot;

  • Requires all major political party candidates to obtain a requisite number of petition signatures to appear on the primary ballot;

  • For most offices, greatly reduces the number of petition signatures required and increases the time allowed for collecting signatures, from roughly two months to roughly six months;

  • Does not require the election official to validate the signatures. A person protesting the election official’s decision must identify specific names being challenged and the reason. A protestor could be charged a fee to cover the official’s cost of validating the signatures.

Arguments for Amendment 29

  • Most candidates in Colorado have been placed on primary ballots through the caucus and assembly process. Since caucus participation has been low, a relatively small number of party activists can control this process.

  • This proposal may open up the political process to more candidates, giving voters more choice at the primary election. In 2000, only one in eight primary races was contested. With more choices, people may be more likely to vote in primary elections.

Arguments against Amendment 29

  • Eliminating caucuses and assemblies might discourage citizens from being active in major political parties. Thus, the proposed system might give voters less information about candidates and fewer opportunities for direct interaction with candidates.

  • Colorado’s current system offers more options for candidates, who are already allowed to petition onto the ballot. The proposal removes an incentive for attending party meetings, which might cause Colorado’s political parties to become fragmented and less able to set a cohesive statewide agenda.

Amendment 30: Election Day Voter Registration (a proposed amendment to the Colorado Constitution)

  • Allows eligible Coloradans to register to vote and cast a ballot on the day of an election beginning in January 2004.

Arguments for Amendment 30

  • Voter participation is likely to increase. Of six states allowing election day voter registration, four have the highest rates of voter turnout in the country.

Arguments against Amendment 30

  • A safeguard against multiple votes will be eliminated. Also, because of voter confusion, some states have eliminated, or are considering eliminating same-day voter registration.

Amendment 31: English Language Education (a proposed amendment to the Colorado Constitution)

  • Requires that all public school students be taught in English unless they are exempted under the proposal;

  • Requires non-English-speaking students to attend an English-language immersion program for a year, then be transferred to a regular classroom.

Arguments for Amendment 31

  • Current programs have not adequately addressed the needs of English learners, and this proposal offers a different approach.

  • Colorado needs a uniform statewide policy so that English learners who move between school districts won’t have their academic progress delayed by encountering different programs.

Arguments against Amendment 31

  • The proposal restricts parental choice and local control of education.

  • Law cannot mandate the speed at which a student learns. The proposal creates an unrealistic expectation that all children can learn English in one year. If programs are too rigid, students’ individual needs may not be met.

Referendum A: Exempt District Attorneys from Term Limits (a proposed amendment to the Colorado Constitution)

  • Eliminates term limits for elected district attorneys.

Arguments for Referendum A

  • This proposal allows judicial districts to retain the expertise and experience of their district attorney.

  • Term limits are unnecessary because district attorneys are already accountable to the public. Also, smaller rural districts may have trouble attracting a qualified candidate.

  • Of the 17 states with term limits, only Colorado limits the length of service for the district attorney. Term limits might discourage skilled attorneys from running for district attorney, as their prosecutorial career could end after two terms.

Arguments against Referendum A

  • Term limits could lessen any concern the public may have that politically motivated decision-making occurs within the office. In 2004, term limits will affect district attorneys for the first time, and this proposal removes term limits before their effect can be evaluated.

  • Term limits could result in more candidate choices for the voter, and could bring more new ideas to law enforcement.

  • More competition for the office could lead to more aggressive prosecutorial policies and greater responsiveness to public opinion.

Referendum B: Public/Private Ownership of Local Health Care Services (a proposed amendment to the Colorado Constitution)

  • Allows local governments to jointly own health facilities with private companies or individuals.

Arguments for Referendum B

  • This proposal could expand the range of health care services available in communities.

  • Health care partnerships may help provide new sources of revenue to keep existing health care facilities open, particularly in rural areas. Local governments will determine which services to provide.

Arguments against Referendum B

  • Governments should not risk public funds by investing in private companies, and private companies should not be given the chance to benefit from the investment of public funds.

  • The interests of private companies or individuals may not always be to the public’s benefit. Companies could influence the types or delivery of health care services provided by partnerships, resulting in changes in health care services for higher profits.

Referendum C: Qualifications for County Coroners (a proposed amendment to the Colorado Constitution)

  • Permits the legislature to establish qualifications for the office of county coroner, including training and certification requirements.

Arguments for Referendum C

  • Complexities of coroner responsibilities require that the officeholder meet minimum qualifications.

  • Training promotes efficient, thorough, and accurate investigations, and greater cooperation between coroners and the agencies and people with whom they work.

Arguments against Referendum C

  • The constitution should only be changed if a significant problem exists. Currently, 75% of counties have coroners or staff members who are certified death investigators, and all counties have access to death investigation educational programs.

  • Allowing the legislature to establish qualifications and training requirements may narrow the pool of possible candidates. Rural and smaller counties may have trouble filling the office.

Referendum D: Repeal of Obsolete Constitutional Provisions (a proposed amendment to the Colorado Constitution)

  • A routine constitutional change to remove obsolete provisions of the state Constitution.

Arguments for Referendum D

  • The proposal updates the constitution by deleting an unconstitutional provision, irrelevant language, and procedures that no longer serve a useful purpose. The state constitution should not be cluttered with obsolete provisions.

Arguments against Referendum D

  • Removing these provisions may diminish the historical character of the constitution and make future research of constitutional provisions and state laws more difficult.

Referendum E: Cesar Chavez State Holiday (a proposed amendment to the Colorado Revised Statutes)

  • Designates March 31 as "Cesar Chavez Day" and makes it a holiday for state employees.

Arguments for Referendum E

  • Cesar Chavez was a nationally respected voice for social and economic justice for farm workers, especially Hispanics, and a role model for his nonviolent approach to social change. He should be honored with a state holiday rather than an optional holiday.

Arguments against Referendum E

  • Colorado cannot afford a new holiday due to its weakened economy.

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Palmer Lake cancels bed tax ballot issue

At a special meeting on September 24, the Palmer Lake trustees voted to cancel ballot issue 2B, occupation tax on lodging, because of confusion in its wording. Issue 2B will still appear on the ballot November 5, but its votes will not be counted. The occupation tax could be a significant source of revenue for the town in the near future, with new inns in the works. A levy of $2 per day would apply to lodging rooms occupied for less than 30 consecutive days.

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County planning commission recommends approval of Misty Acres Filing #1, Falcon View, and Hay Creek Ranch

By John Heiser

September 17: The El Paso County Planning Commission recommended approval of three Tri-Lakes area subdivisions: Misty Acres Filing #1, Falcon View, and Hay Creek Ranch.

Misty Acres Filing #1

Misty Acres Filing #1 is the first portion of the 124-acre Misty Acre project to be carried to the final plat stage. The project is east of Monument Hill Road, south of County Line Road, and west of Doewood Estates. Filing #1 covers 35.3 acres and consists of 26 single-family lots with a minimum 1/2 acre each and one multi-family lot. Misty Acres Boulevard would be constructed through the project connecting south to Monument Hill Road. Two road connections to Doewood Estates are part of the plat.

Woodmoor Water and Sanitation has committed to provide water and sewer service. At the preliminary plan stage, the developer, Serenity Ranch, LLC, projected a total of 444 dwelling units (128 single family and 316 multi-family) for final build-out of all filings in Misty Acres.

The final plat for Misty Acres Filing #1 was approved on the consent agenda since no one requested a full hearing.

Falcon View

The commission also unanimously recommended approval of the proposed Falcon View Preliminary Plan and Final Plat with 138 single-family lots on 30 acres. The project is approximately 3/4 mile north of Northgate Road, just south of the Academy View mini-storage, and east of Struthers Road. The surrounding densities vary. To the north, there are lots that average 8,300 square feet. The lots to the east average about 13,000 square feet. To the south, there are townhouses with an average of about 7,500 square feet per dwelling unit. The land to the west between Struthers Road and I-25 is vacant but zoned for commercial development. The lots in the plan vary from 5,000 square feet to over 20,000 square feet with an average somewhat greater than 6,000 square feet.

The Donala Water and Sanitation District that serves Gleneagle has committed to provide water and sewer service for the development; however, since Donala cannot satisfy the county’s requirement for a 300-year water supply, a waiver of that requirement by the Board of County Commissioners will be required if the Falcon View project is to go forward.

Hay Creek Ranch

In May, the Board of County Commissioners denied a plan for fifteen lots on the 50-acre Hay Creek Ranch parcel. ("County commissioners disapprove Hay Creek Ranch subdivision," OCN June 1, 2002). A major issue was, as the planning department said, "inconsistency with the Tri-Lakes small area plan in regard to density."

The land, located on Hay Creek Road that connects to the western end of Baptist Road, is currently zoned RR-3 (Rural Residential, five acre minimum lot size). The steep terrain with Hay Creek running through the property complicates development.

The revised plan presented to the planning commission reduces the number of lots to ten. The lots would range in size from 4.1 to 7.6 acres with an average of 5.02. Included on the lots is 16.7 acres of dedicated open space, 1/2 mile of creek, and 1/3 mile of access road.

Unlike the hearings on the higher density proposal, no one from the area spoke against the project. Jamie Hull appeared representing the Hull family. Planning commissioner Robert Roulier said to Hull, "I, for one, would like to congratulate you on the changes."

The planning commission unanimously recommended approval of the revised plan and the associated planned unit development (PUD) rezoning.

Planning commission recommendations are forwarded to the Board of County Commissioners for a final decision.

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For more information on these and other projects within the county, contact the planning department at 520-6300 or visit www.elpasoco.com/planning.

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An update on the Doral Way controversy

By Judy Barnes

"County commissioners delay Doral Way hearing" in the September 7 issue of OCN reported on the proposed Doral Way extension that would turn the small cul-de-sac off Gleneagle Drive into an access for a new development of about 100 homes.

To date, 640 people have signed the petition to deny access via Doral Way. Documents at the County Engineer’s office show a possible round-about intersection at the city boundary. Meanwhile, the developer, Picolan, has been surveying Doral Way and its land to the south.

Bethesda and Picolan have not brought the matter back to the County Commissioners since the delay was granted on August 16.

If the use of Doral Road is denied, two alternatives have been suggested. The first would be directly to the south, bridging Smith Creek to join Northgate Road south of the Ridge Pointe development. The second would be to extend Walsen Road to the west. The latter proposal has prompted serious concern among Sun Hills residents.

View a map of the vicinity of Doral Way

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County planning commission hearing on revised Struthers Ranch plan scheduled for October 15

 

By Judy Barnes

Adjoining property owners received notice that the El Paso County Planning Commission would hear an amendment to the Struthers Ranch sketch plan on October 15. The commission will have a full agenda for that meeting, so the Struthers Ranch hearing could be delayed until October 27.

The 107-acre property is east of I-25 just south of Baptist Road, adjacent to Chaparral Hills, Glenneagle and Falcon’s Nest. The zoning for the property is RR-2, requiring 2.5-acre lots. The original sketch plan was approved, with conditions, by the county planning commission November 21, 2000. One condition required that any residential lots on the north boundary must be at least one acre, with a buffer of at least 100 feet from lots in the Chaparral Hills Subdivision. The Board of County Commissioners later approved the sketch plan with the added condition that the lots on the north side could not be developed until the northbound Struthers Road/Baptist Road intersection was improved.

The approved plan was for 75 town homes in the southeast portion of the development, and 50 single-family homes in the northwest portion. The amended sketch plan proposes 75 single-family homes instead of the 75 town homes, and 113 single-family homes instead of the 50 approved for the northwest portion. In the amended plan, average lot size is 6,000 square feet on the south side and 7,000 square feet on the north. A neighbor who would have had two lots behind him with the original sketch plan would have10 to 12 lots behind him with the amended sketch plan. In addition, there is no longer a 100-foot buffer between all the lots of Chaparral Hills and the first lots of Struthers Ranch; at some lots there is no buffer at all. These deviations from the original plan are troubling to nearby Chaparral Hill residents. An additional concern is that instead of waiting until the access north to Baptist Road is improved, the applicant now proposes to direct all traffic south on Struthers Road until completion of the improvements.

The amended sketch plan does have some improvements over the original. The road layout better follows the contours of the land and most residents on the south side prefer the 75 single-family homes versus the town homes originally planned. The main concern is the increased density. The approved plan was for 125 dwelling units. This plan is proposing 188 units. The current RR-2 zoning would allow no more than 42 units. A zoning change to PUD (planned unit development) will be required to accommodate the revised plan. It is expected that a large number of homeowners in the adjacent subdivisions will attend the October 15 meeting.

View a Struthers Ranch vicinity map

View the Struthers Ranch Sketch Plan

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Tri-Lakes Women’s Club 2002 Grant Awards

By Barbara Cook, TLWC Grants Chairperson

Over the past 26 years, with money earned from the Pine Forest Antiques Show & Sale, the Tri-Lakes Women’s Club has been able to give almost $350,000 back to our community in the form of grants to other non-profit organizations. In July, the 2002 granting process was completed and the proceeds from the Pine Forest Antiques Show held in April of this year were distributed to qualified recipients in the Tri-Lakes community. More than $36,000 was awarded to the following public agencies and schools:

  • Monument Police Department

  • Palmer Lake Police Department

  • Palmer Lake Volunteer Fire Department

  • Tri-Lakes Fire Protection District

  • Woodmoor/Monument Fire Protection District

  • Woodmoor Public Safety

  • District 38:
    Assistive Technology
    Occupational Therapy
    Step by Step Literacy Program

  • Monument Charter Academy

  • Grace Best Elementary

  • Lewis-Palmer Elementary

  • Palmer Lake Elementary

  • Prairie Winds Elementary

  • Creekside Middle School

  • Lewis-Palmer Middle School

  • Lewis-Palmer High School
    Art Department
    Food Service
    Girls’ State
    Special Education

  • Tri-Lakes Community Pre-School

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The Tri-Lakes Women’s Club holds monthly meetings, September through May and offers several interest groups throughout the year. All interested women living in School District 38 are invited to participate in the organization.

The next meeting of the Tri-Lakes Women’s Club will be Friday, October 18 at the Air Force Academy Officer’s Club at 11 am. Reservations must be made with Kristen Kelly at 488-9581 or rich.Kelly@grubb-ellis.com by October 14.

Information about TLWC is available at www.tlwc.net or by contacting Susan Shekerow at sjsdance@aol.com or Diana Woods at 488-3135.

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Tri-Lakes 2002 Empty Bowl Dinner October 16

People in the Tri-Lakes area will be able to support a local cause and have a hearty meal in a very social environment during the 2002 Empty Bowl Dinner.

The annual event, sponsored by the Monument Hill Sertoma Club, will be held Wednesday, October 16 from 5 to 7:30 pm at Lewis-Palmer High School. Proceeds support Tri-Lakes Cares that helps feed the hungry in our community.

Held in conjunction with World Hunger Month, the supper of soup, bread and dessert is home-cooked. Ticket holders take home their hand-made pottery bowls, donated by local potters and art classes.

Tickets are available for a $15 donation to Tri-Lakes Cares and must be purchased in advance. The number of tickets is limited so get yours now at:

Covered Treasures Bookstore-Monument
Petal Pushin’-Monument
Pankratz Studios & Gallery-Monument
Rock House Ice Cream & More-Palmer Lake
Salon 105-Palmer Lake
Tri-Lakes Printing-The Woodmoor Center
Tri-Lakes Tribune-Monument

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Pine Creek Foundation opens therapeutic equestrian facility

By Julie Christian, President

Pine Creek Foundation

High Point Academy is a new riding center located in the Monument area. It is a program of Pine Creek Foundation, a not-for-profit 501(c)3 organization. Therapeutic riding lessons given on the beautiful 35-acre pastoral property target the needs of the disabled community. However, some classes are offered to able-bodied students. Service is provided to the greater Denver and Colorado Springs areas.

Therapeutic riding provides benefits in the areas of physical therapy, education, sport, recreation and leisure. The experience of being on horseback creates a new joy and freedom for our students. Participation in this program results in positively contributing to the cognitive, physical, emotional and social well-being of children and adults with disabilities.

Equine assisted therapy is conducted as a team approach with the horse, student, instructor and volunteer. It achieves improvement toward physical, psychological, cognitive, behavioral and communication goals. The therapy is provided by a licensed health care professional. It is sometimes referred to as Hippotherapy which originates from the Greek word for horse, hippos. It literally means "treatment with the help of a horse."

Achievement of educational goals for people with physical, mental and psychological impairments is possible with horse-oriented activities. These goals are incorporated into the program plan while teaching adapted riding, driving or vaulting. The horse is a strong motivator for accomplishing these goals.

The therapeutic riding instructor will design and implement a program to suit individual needs, whether the student’s interest is in sport, recreation or leisure. The experience can be enjoyable and relaxing, creating a bond with the horse and extended family of individuals who contribute to our program. There is also a place for a rider who wishes to compete.

The team at High Point Academy is dedicated to helping individuals achieve their personal goals for therapeutic riding. We ensure the safest possible environment for our students, volunteers and horses. Instructors are certified by North American Riding for the Handicapped Association (NARHA). Our overarching goal is to increase the quality of life for our students and empower them to lead a more meaningful life.

Fees for our therapeutic riding program are available on an individual lesson basis. Special discounts are available by purchasing quantity lesson packages. The High Point Academy staff will also work with families requiring scholarship assistance. Contact us at highpointacademy@pinecreekfoundation.org or (303) 663-8424 for more information.

There are many opportunities to become involved in High Point Academy or Pine Creek Foundation. Visit us at our web site: www.pinecreekfoundation.org. Please join with us in our efforts to make a difference in the lives of others and leave a legacy for future generations.

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New students creating new problems

By Daniel Dickinson, Lewis-Palmer Senior

The University of Lewis-Palmer. It has a nice ring to it. Not to mention the fact that the quaint little high school actually is becoming more and more reminiscent of a college campus. The classes are crowded, the underclassmen can’t park, and there are more security guards than Fort Knox. Virtually all students have noticed that the halls of Lewis-Palmer High School are more congested than ever. Passing periods are becoming a joke, as the halls in some places are impassable.

The 2002-2003 school year has seen a giant influx of new students…176 of them, to be exact. Even with the recent addition of the school’s east wing, LP’s collective waistband is starting to feel a little tight. Where have all of these new students come from? Naturally, the high school grows every year. However, this year’s increase represents an unusually large influx of new students, and it can be attributed to several factors.

First, the area we live in is rapidly becoming more developed and thus more populated. LP’s growth is simply a matter of necessity. Lewis-Palmer is the only high school in the immediate area of Monument, Palmer Lake, Woodmoor, King’s Deer, Bent Tree, and the countless other new developments that have sprung up in the past couple of years. It stands to reason that its student population should increase fairly consistently.

Also, Lewis-Palmer High School has been recognized statewide as being an outstanding institution of secondary education. The school’s A-rating on the CSAP, as well as its stellar reputation in the local community have greatly contributed to the school’s appeal. Combine that with the multiple state championships Ranger athletics have accumulated over the past several years (boys’ soccer, boys’ and girls’ cross country, volleyball), and it is easy to see why students are attracted to LP.

The problem is getting worse. The senior class this year, the class on its way out, is the smallest class in the school with some 345 students. The freshman class on the other hand, the class that will set the trend for the next four years, is the largest class in the school, containing 423 students. The sophomore and junior classes lie somewhere in the middle with 394 and 416 students, respectively.

One of the most imminent problems being caused by the growth is a lack of student parking. This year has seen the inauguration of a new school parking policy, where sophomores are not allowed to park at all. Seniors were given the first priority with respect to parking permits and the remaining passes were allotted to a few lucky juniors.

To help combat the parking dilemma, the lot was re-lined and re-striped to allow for more efficient use of the space. In addition, a significant portion of the faculty parking was converted into student parking. Even with the added student spaces, parking is far from adequate. There are approximately 500 parking spaces available to students and at least twice that many students who want to drive to school. The administration is currently counting the spaces in the north and south lots to make sure no space goes unused. In the event there are still available spaces, the vacant spaces will raffled off to juniors. Looking ahead to the next couple of years, the administration admits it is unrealistic for sophomores to expect to park unless the campus is expanded or a second high school is constructed.

Another issue of increasing concern is the number of students in classes. Virtually every department in the school is suffering from the effect of the larger student body. The Algebra II program, for example, faced a shortage of books due to the unexpected number of students who signed up for the class, creating some obvious problems.

One seemingly positive aspect of the growth is that it has allowed the introduction of some new classes. A P Chemistry is being offered this year, something the school has not been able to do recently due to lack of interest. At the same time, however, while Chemistry did receive enough interest to warrant hiring a new teacher to head up the class, it might have received a little too much interest. There is only one period of the class scheduled all year long, and the class is very crowded. Nary a desk goes unused in this class, which is arguably the most difficult of all the science courses offered at the school. One can’t help but wonder whether that is the best environment for such inherently difficult material.

The growth of Lewis-Palmer High School is a very hot issue right now. The school board is already diligently working, analyzing the trends, trying to determine the most suitable course of action to address this problem. It is important to realize that lil’ old Monument isn’t so little anymore. It won’t be long before LP is forced to undergo drastic changes unlike anything in its history.

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Between The Covers at the Covered Treasures Bookstore: Sharing Colorado

By Judith Pettibone

While we haven’t carved our pumpkins or determined the results of Monument’s Fall Festival scarecrow contest, some townsfolk are already doing their holiday shopping. I know, I know; it’s early in the season … I won’t be writing about Santa books. However, one does not get tired of writing about Colorado, or reading about it. So here are some great gift suggestions, holiday or otherwise, each one about our magnificent state.

John Fielder’s Best of Colorado
John Fielder, $29.95
165 Top Scenic Places

Does anyone know Colorado better than renowned Colorado photographer/author John Fielder (Colorado Then and Now: 1870 – 2000)? What fun to have a book with his favorite hikes, B & B’s, restaurants, hotels and trails. He includes a wildflower and fall foliage guide as well as photo tips from the pro. The book is divided into regions with a number of maps, and is organized in an easily accessible format.

Colorado; Rocky Mountain Wide
Jim Keen, $49.95

A most favorite book of the Covered Treasures staff, and we love to recommend it. As the title suggests, the photographs are in a panoramic format taken in Keen’s unique "Panographic" photo process. Each page is magnificent. What is especially lovely about the book is the attention to the tiny image as well as the grand. You will find photographs from Fox Run Park as well as the more famous and expected places. Keen, a Colorado Springs resident, includes a CD to help you find the sites as well as tips on nature photography. If nothing else, this book will make it utterly clear that we live in one of the most breathtakingly beautiful places on this planet.

Keen will be in the store for an autographing session on Saturday, October 5th from noon until 2:00 pm as a part of Fall Festival.

The Guide to Colorado Wineries
Alta and Brad Smith, $16.95
2nd Edition

It surprises folks to find a book about Colorado wineries on our shelves; there are even a few laughs. But as the editor of 5280 Magazine says, "Colorado’s wine industry is exploding, and the Smiths’ expertise is a necessity for your next trip to Colorado wine country, not to mention your next trip to the local wine shop." For those of you who didn’t know we HAD a wine country, we do. There are currently 35 wineries in the state, many close enough for a day trip. Cheers!

Living High and Dry
The Gazette Telegraph, $9.95
An Essential Guide to Home and Health in the Pikes Peak Region

What a great little book! It would be the perfect house-warming gift for a new neighbor or friend moving in from low altitudes, but also has tips for those well acclimated. The book covers everything you need to know about living at around 7,000 feet, including: home care, gardening tips, protecting your skin, allergies, hydration, and cooking information. Did you know that even your musical instruments need special attention in our dry climate?

Colorado Seasons
Todd Caudle, $14.95

This local Colorado Springs photographer first gained notice with publication of his yearly calendar entitled "Colorado - Magnificent Landscapes." Colorado Seasons is his first book and represents his photographic journey "… from pristine alpine lakes to snow-covered mountain peaks and golden aspen forests that are the changing faces of Colorado’s seasons." This book is a wonderful way to share our state with anyone on your gift list. Caudle also has a smaller book on the market called Magnificent Colorado ($9.95).

"John Fielder’s Little Books" Colorado Skies
Wildflowers of Colorado
Colorado Reflections
, $14.95 each

This series of 7"x7" hardcover books are samplers of Fielder’s work. Covered Treasures’ Paula has given four copies of Colorado Skies to friends moving away. She says, "The one thing that everyone misses is the skies, and Fielder’s book keeps the memories alive." Indeed. Any book in this series makes a perfect welcome, goodbye or ‘happy to be here’ gift.

Denver: Then and Now
Joshua Dinar, $17.98

This pictorial essay is one in a series from Thunder Bay Press. If current and historic Denver is of interest to you or someone on your list, this would be a great selection. With over seventy-five ‘before and after’ photographs, one gets a wonderful sense of Denver and its history. A particularly interesting peek into the past is the pair of photos showing the Denver Botanical Gardens today, and the cemetery it was in 1937. The publisher produces similar books on several other cities, including Seattle, St. Louis, and Atlanta. They are available by special order.

It was not easy to choose the books included here. There are so many worthy choices, including trail guides and maps, cookbooks, other photographic interpretations, histories, biographies and, of course, calendars. In fact, we carry about 280 titles that include the word "Colorado". And that’s just one more indication that we live in a place worthy of sharing with others.

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High Country Highlights by Woody Woodworth, High Country Feed and Garden Stretch Your Outside Watering

Most everyone on the Front Range is well aware of the weather we have witnessed over the past summer - hot and dry. The cause was a high-pressure system that was stuck high above Colorado for three months. It didn’t allow the typical jet stream to enter our state and the result was a severe lack of the moisture that we usually receive from the Great Northwest. The presence of that high-pressure system also conflicted with common low-pressure systems we usually get from the south and southwest that typically bring moisture up from the Gulf. The result is an amazingly low amount of moisture available to the Front Range. A recent report in the Gazette stated that we have about 1.4 years of reserve water at this time and water restrictions of some kind or another have been imposed all along the Front Range cities and towns to conserve our precious water resource. If trends continue, watering outside in the Denver area may be banned and tighter restrictions may be enforced all along the Front Range including Monument and the surrounding areas.

With tighter restrictions, plants, trees and shrubs may suffer. What can you do to save your plants this winter and in the summer to come? Water smart, water deep, and mulch all of your plants. You can water smart even in the tightest of restrictions. Use any available water source you can. Roof water is usually run-off and can mostly be seen just draining away. Catch the water from any rainfall using your roof eaves troughs and down spouts as collection devices. Plastic garbage cans or barrels make easy, basic containers to facilitate the process. Use a small pump to transfer the water to your shrubs and trees when other moisture is unavailable.

When you do water your plants, whether through city taps or your own collected run-off, remember to water deep. Surface water does very little for a plant. The moisture must reach the roots in small increments to be able to let the plant absorb the water. This is done easily by letting a hose trickle for about 20-30 minutes in a "well" or dirt mound that surrounds the plant. Usually the well is placed near the "drip line" or where the tree or shrub would naturally let water flow from its branches. When you use a deep watering technique, it helps the plant require less water and get used to less frequent watering.

The best thing you can do for your plants is to help retain the moisture you have given it. Mulch around the base of the tree or shrub out to the drip line area with a natural bark-like substance. The evaporation loss will be significantly less and will let your plant reap the benefit of any moisture it receives.

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LPHS Serteen Club honored with international award

By Daniel Dickinson, Lewis-Palmer Senior

The Lewis-Palmer High School Serteen Club received a very prestigious honor. Under the presidency of Rachel Quicksall, the LP Serteen Club was named the 2001-2002 International Serteen Club of the Year. Lewis-Palmer bested some 250 other similar clubs from across the United States, Canada, and Mexico.

The criteria for this great honor are extensive. A club must show an increase in membership from one year to the next. A club basically has to win every other award offered to Serteen programs to be eligible, including such awards as Publicity, Attendance, and Service Hours. Other important factors include sustained member attendance, average number of service hours per member, and fund raising efforts.

The LP Serteen Club easily met all of the necessary requirements. The club increased in size by 23% during Quicksall’s tenure. The list of activities in which the club regularly participated is quite lengthy. The average number of service hours per member for the year exceeded the 45-hour mark, and the club as a whole donated over 5,000 service hours for the year. The club also received virtually every other award offered by Serteen International. Perhaps most impressive were the club’s fund raising efforts. $1,340 was raised for the EPYCS program, when only $500 was needed. The club granted out $10,000 through the same program. Also, the club raised the most money in the state for the Salvation Army’s bell ringing program, bringing in more than $11,000.

To accept this award, Rachel Quicksall and Lewis-Palmer Serteen sponsor Mark Swanson flew to Toronto, Canada. Rachel gave quite a showing with her acceptance speech, leaving the audience captivated and energized.

This year promises to be another productive year for Lewis-Palmer Serteen. The club has already shown a tremendous amount of growth over last year, no doubt due to the tremendous success the club has enjoyed of late. President Matt Miller has very high aspirations for the year, and is working hard to make sure there is not a letdown after last year’s outstanding effort.

View photos of Serteen club members and sponsors

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Ghastly and Ghostly Tales, Artfully Told Sat. Oct. 26

An evening of frightfully, delightfully spine-tingling stories and music is planned to benefit the Tri-Lakes Center for the Arts on October 26, 7 pm, at the Tri-Lakes Center for the Arts in the Kaiser-Frazer Building, 304 Highway 105 in Palmer Lake. Storytellers Nancy Avalon and John Stansfield will engage the audience with ghastly and ghostly tales, artfully told and sung. ‘Tis the season to be scary… and to be scared! Bring carved pumpkins to decorate the stage and enter in a contest for prizes, if you wish.

Nancy Avalon is a storyteller, mime, clown, actress, puppeteer, musician, vocalist, artist, dancer, and creator of programs that have thrilled children and adults for over 25 years. Nancy performs her high-energy (sometimes scary, often comical) storytelling in schools, libraries, national parks, and museums all over the country. She’s a screeeeeeam!

A professional storyteller since 1979 in Colorado and around the country, John Stansfield is founder and director of the annual Rocky Mountain Storytelling Festival held in Palmer Lake. His first book, Writers of the American West, was recently published. He is never frightened by ghost stories…much.

Cost: $9, Adults. $4, Children 12 and under. Recommended for age 8 and up.Tickets available at the door only. Seating is limited. A portion of the proceeds from the concert will benefit the Tri-Lakes Center for the Arts.

For more Information, call Heidi Juell 481-3183.

View photos of Nancy Avalon and John Stansfield

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The diversity of Tri-Lakes businesses shows at the Second Annual Business Expo

By Mary Doehrman, Executive Director,
Tri-Lakes Chamber Commerce

Forty-three businesses displayed their wares on Friday, September 13, at the Second Annual Tri-Lakes Business Exposition held at the Woodmoor Barn.

From food samples to karate demos, the barn was alive with the sights and sounds of the Tri-Lakes and north Colorado Springs business community.

View photos from the Second Annual Business Expo

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The Society Page: The Society visits the Pioneers Museum

By Leon Tenney

The Palmer Lake Historical Society visited the Pioneer’s Museum in downtown Colorado Springs on September 21. The Society is a non-profit organization that owns and operates the Lucretia Vaile Museum in Palmer Lake. The museum is open every Saturday from 10 am to 2 pm year round.

Mike Mayberry, the curator of the Pioneers Museum hosted a unique behind-the-scenes tour. Over a dozen PLHS members made the trip into Colorado Springs and they were well rewarded for their effort.

Among the many items the members of the society saw were some old safes filled with gold ore. These safes even became of interest on the David Letterman Show as the Geraldo Safe Story, since they had not been opened for many years and were found filled with gold. To get the inside story on "Stratton’s gold" and the critical role played by ‘Joe’ of the ACME Safe Company, you owe it to yourself to visit the Pioneers Museum.

The next area the society saw was the archive held in trust for later generations. The Pioneers Museum has the mission of collecting, storing, and preserving local history. They have amassed over 50,000 old photos in these archives. They have over 50,000 three-dimensional objects as well. (It looks like a big garage sale.) Further, they have all the original newspapers and back copies of the Gazette dating back to 1881. They have put together many exciting exhibits that can be viewed on the 2nd and 3rd floors of the museum. These include exhibits about Zebulon Pike, the Ute Indians, Helen Jackson Hunt, the Health Seekers, the American Quilt Collection, William Jackson Palmer, and Van Briggle Pottery. (No self-respecting museum is complete without an obligatory area devoted to the broken bits of ancient pots.) The museum staff is constantly shuffling new parts of the past into current exhibits, since they do not have enough space to show all their interesting objects at one time. Mostly the exhibits only show about 10 or 15 percent of the total inventory. The museum solicits donations so they will have the budget to purchase more items.

The tour was literally topped off by the society members climbing the clock tower for a spectacular view of downtown Colorado Springs from seven stories up. Above the cluttered streetscape of Colorado Springs, the society members could well appreciate the natural beauty of the Pikes Peak region with majestic mountains amidst glorious blue skies. If you want to rise in society, join the Palmer Lake Historical Society.

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Meetings of the Palmer Lake Historical Society are held the third Thursday of each month at Palmer Lake Town Hall, 54 Valley Crescent in Palmer Lake. The next meeting will be October 17 at 7:30 pm. The program will be "Riding the Colorado Trail by Mule" presented by Leroy and Elenor Herndon of Stratton, Colorado. For more information, visit www.ci.palmer-lake.co.us/plhs.

The Pioneers Museum is at 215 S. Tejon St. in Colorado Springs. For more information, call 578-6650.

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