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Real answers
to real issues about the CPN Rec Center proposal:
We hope to
provide real answers to many of the questions that you probably have concerning
this referendum. The vote is to be held on Nov. 5. The Referendum is 5C.
We hope that after reading and evaluating the facts you can make a more
educated vote and decide for yourself whether or not you want to pay for
a public recreation facility.
Taxes,
Dues and User Fees
1. Will
my taxes increase?
Technically taxes won't increase; the plan is to use existing taxes to
fund the Rec Center. However what they don't tell us is that taxes would
definitely decrease if the Rec Center is not built. It is not right that
local government should be the ones telling me how I should spend my money.
I would much rather get a tax refund and make my own decision on how to
use the excess.
2. Will
my Master Association dues increase?
They have already increased over 100% over last year; you just weren't
billed for it yet. What they don't tell us is that if the Rec Center is
not built we would have no reason to pay anything into the Parks Authority.
Currently dues can go as high as $225 annually. The Master Association
has decided to set dues at $216 for the upcoming year, but they can go
up to $225. Each year they can be increased based on the consumer price
index. So today they are $216, tomorrow they can be higher. If the Rec
Center does not get built you would have a savings of at least $150 annually
beginning in 2005.
3. What
will it cost to use the facility?
Today, the cost of a family pass is suggested at an "introductory
rate" of $550 per family for residents. This is 3 years before a
hole is even dug to build the facility. The literature states that it
is "our" decision to change any fee structure. What they don't
tell us, if the membership rate is below projections, the annual rate
will most definitely be affected. Since the mill levy and Association
dues supposedly cannot be touched, the only thing that can be adjusted
is the membership fees.
4. Non-residents
fees vs. resident fees.
It is suggested that non-resident fees can be adjusted based on usage.
The current suggested "introductory rate" of $690 for an annual
family pass just happens to be the exact same as today's non-resident
rate at Castle Rock Rec Center. What they don't tell us, by setting the
non-resident rate high, will affect the number of non-residents that use
the facility. The facility needs non-residents to become members in order
to meet operating costs. Since non-residents do not pay Metro taxes or
Association dues, overall it's cheaper for them to join the Castle Pines
North Rec Center than it is for residents.
5. CPN
water and sewer debt payment
The argument for spreading out the debt over a number of years is valid.
We will be increasing our debt by $10 million. That's an immediate 20%
increase to our current $52 million debt. What they don't tell us is that
we are 100% reliant on home builder projections for build out. If they
don't meet their promises, we may be in trouble. We are presently enjoying
a reduction in taxes. If the Rec Center is not constructed, we will see
an even larger rebate. This extra money can be used however each homeowner
wishes.
Costs
and Funding
1. How
much will the Rec Center cost?
Initial costs are estimated at $10 million. What they don't tell us is
that this is only a projected assumption and the cost will most definitely
not be $10 million. It could be higher, could be lower. All costs and
funding are based on this estimate. What construction project ever came
in under budget?
2. How
will the center be funded?
Capital costs will be funded thru COP Bonds. Operational costs will be
funded by user fees and taxes. What they don't tell us is that the COP
Bond is on a year to year lease, if we don't make a payment, the bond
holder could take the structure away from us. Expected use by members
has been stated to be about 10- 15% of all residents (or about 600 people).
3. Are
we liable for the funding?
No, the bond holder will lose and not the residents if the center folds.
But what they don't tell you is what will be the use of the center after
it folds. Surely the bondholders will not just walk away and the building
disappears or remains empty. No, it will be used somehow, and I can think
of a lot of uses that will detract from my home value much more than a
Rec center supposedly adds.
Center
Design and Operation
1. Will
the homeowners have input into the design?
There has been some input from the residents as to what they would like
to see in the center. But what they don't tell us is that present plans
do not call for indoor tennis courts or a pool large enough for swimming
events. Many residents expressed a desire to have their children have
swim practice in the neighborhood and save the drive to Castle Rock. Current
plans are to only have a small 4 lane lap swimming pool.
2. Who
operates the facility?
The Metro District would own the facility. What they don't tell us is
how many extra people will need to be hired (and paid) to manage this
facility. We should allow the Metro District to concentrate on our water
shortage and not a rec center.
3. Isn't
the Metro District a water utility?
The Metro District manages recreational facilities along with water and
sanitation.
An example what the Metro District considers a "park" is Coyote
Ridge. Many other residents believe a park should be more like Washington
Park or Alamo Placita in Denver. A park doesn't necessarily need a soccer
or softball field to be appreciated. Coyote Park was funded using developer
contributions and work effort. The CPN Rec Center is not expected to receive
any developer contributions.
Lastly, it
has been suggested that a vote against the construction of a local Rec
center means you are against community or even children. This is absurd.
Many residents, with families are actually for a small local facility;
however the method in which the funding is forced upon ALL residents is
not right. We need to put our efforts to what is important to our small
community. Yes, a Rec Center would be a nice luxury to have, but if it
means high taxes and high association dues, and limited water resources,
what is the price to pay for this luxury?
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