Archives for 2023

• Electrical infrastructure project on track
• Special events permits granted
• Ordinances approved
• Resolutions approved
• Direction on water system improvements and drainage plans
• Public hearing and proclamation
• Executive session

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) held an executive session before its regular board meeting on April 13 to discuss leasing proposals at the Elephant Rock property and an annexation request. The regular meeting opened with a presentation from CORE Electric Cooperative on its project to rebuild the town’s electrical infrastructure. The board considered six special event permit requests. Two ordinances and four resolutions were voted on.

Town staff asked for direction on improvements to the water system, on the development of a master plan for the town’s water system, and on drainage improvement plans. A public hearing on the Revised Pikes Peak Regional Building Code was held before a vote was taken on its adoption and application. Finally, the board issued a proclamation.

Electrical infrastructure project on track

Robert Osborn, director of Business Development for CORE Electric Cooperative, updated the board on the status of the project to bring the town’s electrical grid up to current standards. Two years ago, CORE began working to replace poles, add adaptive controls, and improve fire safety, Osborn said. The project schedule was slowed by COVID and the supply chain issues that resulted from the pandemic.

Osborn said CORE would continue to communicate with the town through mailings, its website, and via the town staff.

Osborn mentioned the 6% rate increase in 2022 was the first in 13 years and he did not expect to see another increase in 2023. He estimated the electricity CORE delivers to Palmer Lake, 36% of which is now from renewable sources, would increase to 80% renewable by 2025.

Mayor Glant Havenar urged Osborn to remove unneeded poles as quickly as possible.

Special events permits granted

The board voted to approve six special event permits:

• An Arts Council lecture at Town Hall on April 29. Kent Hutson was scheduled to speak about Artificial Intelligence technology.
• The Tri-Lakes Kids Fishing Derby on June 3. Sponsored by the Lions Club, the annual fishing derby typically draws 250 participants. Trustee Jessica Farr said this permit will be reviewed in May in light of the water level in the lake at that time.
• The Red Wine and Blue BBQ Dinner Dance on June 10. Food will be served on the Village Green. The event is a fundraiser sponsored by Awake Palmer Lake to pay for fireworks at the Festival on the Fourth, mentioned below.
• Palmer Lake Elementary School Fun Run on July 4. The 41st annual fun run will benefit the elementary school.
• The Festival on the Fourth. The event will run from 4 to 9 p.m. with fireworks at dusk, if conditions permit. It’s expected that 10,000 people are will attend to hear live music and enjoy Renaissance and street performers, balloonists, face painting, 10 food trucks and 30 other vendors. Admission is free, but there is a $10 fee for parking. Proceeds will be used to defray the costs of the event.
• Palmer Lake Wine Festival on Sept. 9. About 1,500 attendees are expected at this festival, which benefits Tri-Lakes Cares and the Palmer Lakes Parks Commission. Havenar recused herself from the vote on this permit, which passed with the votes of Trustees Shana Ball, Nick Ehrhardt, Kevin Dreher, and Jessica Farr. Trustees Samantha Padgett and Dennis Stern were excused from the meeting.

Ordinances approved

The board voted unanimously to approve Ordinance 11-2023, which implements fees to recover the costs required to service land use applications, some of which require substantial work to complete.

The board also voted in favor of Ordinance 12-2023, which amends the town’s policy regarding short-term rentals (STRs). STRs with an accessory dwelling on the parcel will require a conditional use permit; fees will renew every 12 months from the date of first licensing; owner-occupied STRs are capped at 10% of residences and non-owner-occupied STRs at 5%; and applications and safety affidavits have been updated.

Resolutions approved

The board passed four resolutions at the April 13 meeting:

• Resolution 28-2023, which authorizes the Parks Commission to create a trail on the Elephant Rock property. The proposed trail would begin at Kent Street, cross the creek and connect to the Creekside trail and proceed southeast to the pavilion. The resolution originally specified parking at Epworth Highway and Greeley Boulevard, but that was removed.
• Resolution 29-2023, which directs a workgroup to draft a master plan for the Elephant Rock property. The workgroup will have representatives from the Palmer Lake Economic Development Group, Palmer Lakes Arts Council, Awake Palmer Lake, the Parks Commission, and residents adjacent to the property. The resolution calls for a 3-acre parcel adjacent to Highway 105 to be reserved for a future public safety building, a 2.8-acre area to be reserved for a spa and amphitheater, and for a walking trail to be included.
• Resolution 30-2023, which reinstates the Intergovernmental Agreement between Palmer Lake and Monument Fire District, so that ambulance service will be uninterrupted as a more long-term agreement is negotiated.
• Resolution 31-2023, which authorized Havenar to oppose Senate Bill 23-213, state legislation that sets new parameters for local control of land use policy.

Direction on water system improvements and drainage plans

Town Administrator Dawn Collins asked the board for direction on two issues that previous boards began work on but could not complete due to the complexity and high costs involved: improvements to the town’s water system and its stormwater drainage infrastructure.

In August 2022, GMS Inc., the town’s consulting engineers, submitted a plan that addressed three areas of concern: water supply and treatment, including a new well into the Arapahoe aquifer and improved radium treatment; distribution, which requires replacement of pipes with lead joints and redesign of pipeline loops; and future line extensions required by expected growth. Mark Morton, of GMS, told the board that these areas of concern needed to be prioritized to assist with the search for funding.

Collins pointed out that an emergency ordinance passed in 2018 restricted the town’s service area, and she asked whether it should be repealed, saying she needed board direction to inform her discussions with developers.

In terms of plans to improve the town’s management of storm water drainage, Collins told the board that GMS had presented a report in 2022 to a previous board on the High Street drainage basin that proposed three designs for handling stormwater. Costs were included in the report. A clear direction was not established by the previous board. Morton pointed out that a stormwater enterprise would need to be established.

The board agreed to return to both issues at its next meeting.

Public hearing and proclamation

A public hearing was held at the April 13 meeting on the adoption of the Revised Pikes Peak Regional Building Code. There was minimal discussion by the public, and the board voted to approve Ordinance 10-2023 to adopt and apply the revised code. Farr voted no; Ball, Ehrhardt and Dreher voted yes.

The board issued a proclamation declaring the week of April 23 to be National Library Week.

Executive session

The executive session addressed negotiating strategies concerning leasing town property at the Elephant Rock site, the terms of the IGA with Monument Fire District and advice from the town’s attorney on a possible annexation request from Challenger Homes at Ben Lomand Mountain.

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The next board meetings are scheduled for May 12 and 26. See the town’s website at www.townofpalmerlake.com to confirm times and dates of board meetings and workshops. Meetings are typically held on the second and fourth Thursdays of the month at the Town Hall. Information: 719-481-2953.

James Howald can be reached at jameshowald@ocn.me. Jackie Burhans can be reached at jackieburhans@ocn.me.

Other Palmer Lake Board of Trustees articles

• Palmer Lake Board of Trustees, May 5, 8, 22, and 29 – Revised Buc-ee’s annexation eligibility petition approved (6/7/2025)
• Palmer Lake Board of Trustees, April 10 and 24 – Second Buc-ee’s annexation eligibility hearing scheduled (5/3/2025)
• Palmer Lake Board of Trustees, Feb. 27, March 13 and 27 – Buc-ee’s rescinds annexation request; three board members face potential recall (4/5/2025)
• Palmer Lake Board of Trustees, Feb. 11 and 13 – Board holds workshop on water issues (3/1/2025)
• Palmer Lake Board of Trustees, Jan. 9 and 23 – Lakeview Heights development raises safety concerns (2/1/2025)
• Palmer Lake Board of Trustees, Dec. 12 – Buc-ee’s annexation petition meets requirements (1/4/2025)
• Palmer Lake Board of Trustees, Nov. 14 – 2025 budget proposed; 2024 budget amended (12/5/2024)
• Palmer Lake Board of Trustees, Oct. 10 and 24 – Board begins “flagpole annexation” process for Buc’ees travel center on I-25 (11/2/2024)
• Palmer Lake Board of Trustees, Sept. 12 and 26 – Board considers church’s request to use Elephant Rock property (10/5/2024)
• Palmer Lake Board of Trustees, Aug. 8 and 22 – Asbestos abatement contract awarded; advisory committee formed (9/7/2024)

• Rates analyst presents draft
• Preliminary report on water system accepted
• Stormwater strategy debated
• Security concerns at Elephant Rock property
• Main Street redesign funding
• Questions at public comments

By James Howald and Jackie Burhans

The Palmer Lake Board of Trustees (PLBOT) held a workshop to discuss water rates before opening its regular meeting on April 27. At the board meeting following the workshop, it voted on a resolution to formally accept a preliminary engineering report on the town’s water system. The board continued its discussion of how to handle stormwater drainage, and then took up the issue of security at the Elephant Rock property.

The board voted on a resolution that would authorize the acceptance of funds for the Main Street Design project. Finally, resident Marty Brodzik used the public comment period to ask questions about the town’s budget.

Rates analyst presents draft

At the workshop meeting, Chris Brandewie, of Water Rates by Brandewie, told the board he does water rate studies for smaller communities, many of which have never had a formal rate study done.

The first part of his presentation focused on the variables that need to be factored into a rates analysis. He stressed the benefits of a capital asset plan and a focus on being proactive not reactive. Potential funders like to see precise asset inventories in place, and asset inventories can help educate the public. Brandewie said he had worked with staff on Palmer Lake’s asset inventory and had access to information collected by GMS Engineers Inc., the town’s consulting engineers. The town has renewable surface water and ground water, he said, so supply is resilient. These assets formed the basis of his funding plan, he said.

Brandewie said assets that have a high risk of failure and high consequences of failure should be fixed first. Assets with a low risk of failure and low consequences should be monitored.

He mentioned three funding models: pay as you go, save money in advance of need, and seek grants.

Brandewie pointed out that the town’s reservoirs would fill in eventually and its long-term planning would need to accommodate that.

Mayor Glant Havenar raised the issue of how long the planning window should be—she pointed out that the town could grow 30% by 2045. She questioned whether it was fair to ask today’s ratepayers to fund repairs that might be decades away. She suggested a 25-year planning window.

Brandewie asked the board for direction on its priorities for capital improvement, which would help him determine how many dollars the town should be putting into reserve each year. He estimated that it would require $570,000 going into reserves each year to fund the replacement of the existing infrastructure. He said he realized that was not realistic.

In response to a question from the audience, Brandewie said the town had $600,000 in its Water Enterprise Fund and $132,000 for capital improvements.

Trustee Kevin Dreher asked Brandewie if he thought the town could raise money by selling water rights. Brandewie replied that his assumption was the town did not have enough water.

Havenar said she wanted to balance the town’s water fund, plan for the future, and determine a rate increase that would cover future needs.

Materials in the packet mentioned a new water meter system from Mountain States Pipe and Supply that will improve meter reading capabilities. When combined with the town’s meter analytic software, the meters would provide alerts, a customer portal, and other features.

Following the discussion, the board agreed to continue their planning at a workshop at 5 p.m. on May 3.

Preliminary report on water system accepted

The board voted to approve Resolution 35-2023, which formally accepts a preliminary engineering report on improvements needed to the town’s water system that was written by GMS Inc. in 2022 but never officially accepted by the previous board.

The report recommends many improvements, organized into three priorities:

Priority 1

• A new Arapahoe formation well.
• Groundwater treatment plant improvements.
• Distribution system pipeline replacements on Park Street, Upper Glenway Street, Glenway Street, Valley Crescent Street, Shady Lane, and Hilltop Road.
• Total preliminary project cost estimate for Priority 1: $4.75 million.

Priority 2

• Distribution system looping redesign on County Line Road, Shady Lane, and Red Rocks Ranch Drive.
• Total preliminary project cost estimate for Priority 2: $1.26 million.

Priority 3

• Distribution system extension to serve properties on private wells.
• Total preliminary project cost estimate for Priority 3: $4.07 million.

The complete water system improvement report can be found on the town’s webpage here: https://www.townofpalmerlake.com/water/page/water-system-studiesreports.

Stormwater strategy debated

The board returned to its discussion of how to manage stormwater drainage that it began at its April 13 meeting.

In May 2022, GMS prepared a report for the town that laid out three designs for a way to prevent flooding by building a system for stormwater that would keep it out of streets and gutters. The report proposed three alternative designs:

• An above-ground design that would handle a 10-year flood and cost $400,000.
• An underground system that would handle a 100-year flood and cost $2.08 million.
• A hybrid system, with portions above and below ground, that would cost $885,000.

Mark Morton, representing GMS, told the board it would need to decide which alternative it wanted to pursue before searching for funding. He recommended establishing a stormwater enterprise fund as a next step. He pointed out that a properly managed discharge of stormwater was required by law, and the town could be fined if it does not comply with regulations.

Residents Roger Mosely and Marty Brodzik both argued against creating a stormwater enterprise fund.

The stormwater drainage report can be found here: https://www.townofpalmerlake.com/sites/default/files/fileattachments/public_works/page/6245/master_drainage_plan_report.pdf.

The board decided to add the drainage discussion to the workshop scheduled for May 3.

Security concerns at Elephant Rock property

Havenar told the board security issues at the Elephant Rock property needed to be addressed. The Colorado Intergovernmental Risk Sharing Agency (CIRSA), which insures the town, had concerns about the property, she said. Town Administrator Dawn Collins added that CIRSA had recommended that doors and windows be secured and “No Trespassing” signs be posted. She said she had requests to tour the buildings, so a security plan had to account for that access. Collins asked the board for suggestions on how they would like to improve security.

Havenar asked what would be required to be able to leave the gate to the property open. Collins said that would require grading a parking area and removing hazards. Dreher said he believed $5,000 was budgeted for securing the property and Collins confirmed. Trustee Dennis Stern said he was not comfortable spending $5,000 on something the town would be getting rid of.

Collins raised the issue of liability should someone be injured in one of the buildings.

Lindsay Willan, who with Richard Willan are working on a plan to use a portion of the property for a spa, said she believed other entities are interested in the property and have made offers. She asked if the board was waiting for a master plan before deciding on leasing any other the buildings. She said a decision on leases would make the issue of security moot. Ball said she would like to see all the offers and discuss them.

The discussion ended without a clear decision.

Main Street redesign funding

Collins told the board that a discussion about how to improve safety issues on Main Street, such as changes to parking and a crosswalk at Pie Corner, had led to a grant of $150,000 from the Multimodal Transportation and Mitigation Fund (MMOF) for the design of the improvements. Resolution 34-2023 authorizes an Intergovernmental Agreement with the Colorado Department of Transportation so that the town can accept the funds. The board voted unanimously in favor of the resolution.

Questions at public comments

Resident Brodzik asked the following questions during public comments:

• Why is the 2023 Grant Fund monthly report the only fund that doesn’t show funds available beginning of year and end of year?
• Why does the 2023 Grant Fund monthly report not reflect the Water Department’s budgeted expenditure of $259,000 for American Recovery Plan Act (ARPA) funds?
• How is the Water Enterprise going to cover the budgeted $155,000 shortfall for operations and maintenance?
• Where is the Water Enterprise Fund’s restricted capital monies, remaining actual $368,000 from 2022, and budgeted 2023 of $155,000?
• Where is the missing actual 2022 $127,000 of ARPA monies in the Grant Fund?
• Why doesn’t the Grant Fund show the actual 2022 $127,000 of ARPA monies as “infrastructure restricted”?

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The next board meetings are scheduled for May 12 and 26. See the town’s website at www.townofpalmerlake.com to confirm times and dates of board meetings and workshops. Meetings are typically held on the second and fourth Thursdays of the month at the Town Hall. Information: 719-481-2953.

James Howald can be reached at jameshowald@ocn.me. Jackie Burhans can be reached at jackieburhans@ocn.me.

Other Palmer Lake Board of Trustee articles

• Palmer Lake Board of Trustees, May 5, 8, 22, and 29 – Revised Buc-ee’s annexation eligibility petition approved (6/7/2025)
• Palmer Lake Board of Trustees, April 10 and 24 – Second Buc-ee’s annexation eligibility hearing scheduled (5/3/2025)
• Palmer Lake Board of Trustees, Feb. 27, March 13 and 27 – Buc-ee’s rescinds annexation request; three board members face potential recall (4/5/2025)
• Palmer Lake Board of Trustees, Feb. 11 and 13 – Board holds workshop on water issues (3/1/2025)
• Palmer Lake Board of Trustees, Jan. 9 and 23 – Lakeview Heights development raises safety concerns (2/1/2025)
• Palmer Lake Board of Trustees, Dec. 12 – Buc-ee’s annexation petition meets requirements (1/4/2025)
• Palmer Lake Board of Trustees, Nov. 14 – 2025 budget proposed; 2024 budget amended (12/5/2024)
• Palmer Lake Board of Trustees, Oct. 10 and 24 – Board begins “flagpole annexation” process for Buc’ees travel center on I-25 (11/2/2024)
• Palmer Lake Board of Trustees, Sept. 12 and 26 – Board considers church’s request to use Elephant Rock property (10/5/2024)
• Palmer Lake Board of Trustees, Aug. 8 and 22 – Asbestos abatement contract awarded; advisory committee formed (9/7/2024)

• Many ideas for Elephant Rock
• Snow removal ordinance amended
• STR license renewals and inspections discussed
• Lakeview Heights lots rezoned
• School board president clears up mistaken identity
• Town property sold
• 2023 budget amended
• Board hears revised building codes
• Development review service and reimbursement approved
• DOLA grant
• Vincent accepts fire chief position
• Executive sessions

By James Howald and

Jackie Burhans

In March, the Palmer Lake Board of Trustees (PLBOT) continued to discuss the future of the Elephant Rock property without settling on any clear direction. The board debated snow removal policy and voted on an ordinance to regulate it. It continued to clarify its policy on short term rentals (STRs). A public hearing was held on rezoning lots in the Lakeview Heights neighborhood. The president of the D49 school board apologized to Mayor Glant Havenar for mistakenly identifying her as the person disrupting a school board meeting. The board voted to accept an offer to buy a small piece of property on Landsdown Street from the town.

Another public hearing was held on a request to amend the 2023 budget to properly account for the rollover of funds for projects that were not started in 2022. The board adopted revised building codes and put in place new policies to review developers’ requests and recover the costs of addressing them. The board authorized the mayor to pursue a grant from the state Department of Local Affairs (DOLA). It was announced that John Vincent, the acting fire chief, had accepted the position on a permanent basis.

The March 9 and 23 meetings both ended with executive sessions.

Many ideas for Elephant Rock

At the March 9 meeting, Richard and Lindsey Willans presented an updated version of their plan to use a portion of their property as a spa. They said they had abandoned their original vision of a village with a frontier theme, but they still wanted to use a swimming pool. They proposed the formation of a steering committee to plan the development of the spa. The Willanses said they have reduced the amount of land they need for the spa to 3.6 acres, and they would like to have a lease-to-own agreement with the town for that land. They offered to board up the buildings. They also said they had been approached by a restaurant association in Colorado Springs.

Other residents made other suggestions for how to develop the property. Nikki McDonald suggested the existing buildings could be used as a wedding venue to generate revenue for the town. Gene Kalesti agreed with McDonald. Reid Wiecks wanted assurance the land would never be used for housing. Amanda Hinnen agreed with using the property to generate revenue and estimated rehabilitating the buildings would cost $1.5 million. Samantha Deeder proposed using the property as an event center. Phyllis Head spoke in favor of leaving the natural beauty of the site unspoiled.

At the March 23 meeting, the discussion focused on planning and security. There was consensus among the board members that a plan was needed and that all stakeholders should have a voice but little agreement about whether the plan should cover the entire property or just portions that were the highest priority for development.

Trustee Jessica Farr, the liaison with the Parks Commission, which has been an active participant in the Elephant Rock discussion, told the board that the commission suggested the buildings be used by the Palmer Lake Police and Fire Departments for training. She proposed marking the trails with flags as a next step, supported further discussions with the Willanses concerning a lease for the land needed for their spa, and argued for three acres of the property to be reserved for a public safety building. She said the Parks Commission was considering how to raise funds.

Wiecks argued a master plan covering all 28 acres would be difficult to complete. He suggested the Parks Commission develop its own plan for a trail, a soccer field, and a music amphitheater. A more focused plan could take advantage of the upcoming months when outside work can be done. Wiecks said the Parks Commission had sent the board a letter with suggestions, including how to address the problem of trail users feeding horses on an adjacent property. Mayor Glant Havenar asked Wiecks to clarify if the Parks Commission wanted to develop a plan for the perimeter of the property and leave the future of the buildings in the hands of the Board of Trustees. Wiecks agreed with Havenar’s summary.

Roger Davis, the director and curator of the Lucretia Vaile Museum, suggested the property be named Chautauqua Park to recognize the importance of Chautauqua to the history of the town.

Throughout the discussion, Town Administrator Dawn Collins pressed the board to provide clarity on schedules, the role of outside agencies, how to secure the existing buildings, and which buildings will stay and which buildings will go.

Palmer Lake Chief of Police Jason Vanderpool told the board that middle and high school students were entering the buildings through different paths, creating security issues. He told the board the property is patrolled, and when trespassers are caught they are issued a summons to appear in court. Minors are required to bring their parents, he said.

Additional details about the plans for the Elephant Rock property can be found on the town’s website here: https://www.townofpalmerlake.com/community/page/elephant-rock-property.

Snow removal ordinance amended

At the March 9 meeting, Public Works Supervisor Jason Dosch outlined the difficulties his team faces keeping the roads clear of snow. Dosch said residents block roads and streets with snow from their properties, creating safety hazards. He asked that residents take responsibility for the snow on their properties. When his team is clearing snow from roads and streets, they don’t stop to address issues with residents, Dosch said. Collins said the town does not have an ordinance addressing the issue. Farr and Havenar were concerned that the town would be overstepping its authority if an ordinance was too strict.

At the March 23 meeting, the board took up an ordinance to clarify the responsibilities of residents in regards to clearing their properties of snow. Collins presented Ordinance 8-2023, which regulates snow removal and makes residents responsible for clearing sidewalks without damaging them and prohibits residents from putting snow on sidewalks, streets, roads, or other’s property without consent. The ordinance includes a fine not to exceed $2,650, the maximum penalty set forth in Chapter 1.12 of the town’s municipal code.

Collins said town staff is directed always to begin with education when there is a violation. Vanderpool said police officers always start with a warning and his officers were trained to talk to residents to encourage compliance.

The board passed ordinance 8-2023, with Trustees Shana Ball, Kevin Dreher, Nick Erhardt, Samantha Padgett, and Dennis Stern joining Havenar in voting yes. Farr voted no.

STR license renewals and inspections discussed

Havenar pointed out at the March 9 meeting that currently all STR licenses renew in May, creating a disincentive for operators to apply for licenses if they will need to renew in just a few months. Havenar suggested prorating licenses for the first year only and requiring renewal on the anniversary of the license.

Resident Roger Mosely raised the issues of STR safety inspections and parking requirements.

At the March 23 meeting, Collins presented an amended draft of the STR ordinance that changed the renewal date to the anniversary of the licensing date. An application for an STR license with the safety feature affidavit was included in the packet for the meetings. Collins said the direction from the board was not to implement regular safety inspections.

The amended ordinance specifies that if an accessory dwelling unit is used as an STR, the applicant must go through a conditional use acceptance process.

The board decided to have Collins bring back the ordinance in its final form at a future meeting.

Lakeview Heights lots rezoned

At the March 9 meeting, Collins presented the history of the rezoning proposal, explaining that rezoning the lots from R-3 (5,000-square-foot lots) to R-10,000 (10,000-square-foot lots) was discussed and approved in 1992 but an ordinance making the change was never passed.

Following a brief public hearing, the board voted unanimously to approve Ordinance 7-2023, which codifies the rezoning.

School board president clears up mistaken identity

John Graham, the president of the D49 School District Board of Education, apologized to Havenar for identifying her as the woman who disrupted a meeting of the D49 school board. His mistake resulted in a letter being sent to Havenar prohibiting her from entering any D49 buildings or attending any D49 meetings. Graham said he made the mistake even though he and Havenar had worked together in the past. He said Havenar was welcome in D49 in any capacity; Havenar accepted Graham’s apology.

Town property sold

The board voted unanimously in favor of Ordinance 9-2023, which authorizes the mayor to complete the sale of a vacant 25,500-square-foot parcel of land adjacent to Landsdown Street to the Albright/Tedeschi party for $104,400 plus closing fees.

2023 budget amended

At the March 23 meeting, Deputy Town Clerk Julia Stambaugh explained that some road and water projects had been funded in the 2022 budget, but those projects were not begun in 2022 due to supply chain and vendor delays. The funds for those projects needed to be accounted for in the 2023 budget.

Havenar opened a public hearing on amending the 2023 budget. There were no comments from the public and the hearing was closed.

Documents in the board packet for the meeting specified some unused funds were budgeted for repaving and drainage projects and others were budgeted for water line replacement projects.

Following the hearing, the board voted in favor of Resolution 25-2023, which amends the 2023 budget as presented. Ball, Dreher, Ehrhardt, Havenar and Stern voted yes; Farr and Padgett voted no.

Board hears revised building codes

Building official Roger Lovell presented the 2023 Pikes Peak Regional Building Department (PPRBD) building codes, starting with a brief history of the organization, which was founded in 1966 with an intergovernmental agreement between El Paso Board of County Commissioners and the City of Colorado Springs. An additional five jurisdictions later joined, including the Town of Palmer Lake. PPRBD’s goal is the consistent enforcement of building codes throughout its region. The current Pikes Peak Regional Building Codes (PPRBC) in use are the 2017 codes which were adopted by Palmer Lake in June 2018. These codes apply only to construction and licensing and regulation of contractors. Each jurisdiction is responsible for its own land-use policies. Enforcement of these codes is paid for by the fees collected from developers, Lovell said.

PPRBD adopts new codes every six years, incorporating the latest model codes published by the International Code Council, which change every three years. The 2021 PPRBC adopts and amends the 2021 International Building, Residential, Energy Conservation, Existing Building Codes and, for the first time, the 2021 International Pool and Spa Codes. Newer codes, Lovell said, take advantage of new construction techniques and enhanced energy conservation and reduce ISO ratings and insurance premiums.

Electrical, plumbing, and conveyance codes are adopted by the state of Colorado every three years and must be adopted and enforced locally within 12 months. Local jurisdictions can amend but not weaken state codes; the 2023 PPRBC does not amend state codes which have not changed.

House Bill 22-1362, on reducing building greenhouse gas emissions, is the most significant of the model code changes, increasing the cost of initial construction while increasing energy efficiency and reducing operating costs. The 2023 PPRBC amends the 2021 International Energy Conservation Code by allowing additional options and serving as a stepping stone to full compliance. However, this must be adopted before July 1, 2023 by PPRBD and its members or the full unamended code will be required.

PPRBD began its 18-month review of the 2021 international codes in January 2021, followed by a public comment period after which changes were made to the PPRBC, followed by a second draft and comment period. The 2023 PPRBC was passed in December 2022 with public outreach including email, social media, presentations, press releases, media interviews, website alerts, networking events, and more.

Lovell fielded questions from the board confirming that PPRBC does not require electric vehicle plugs or solar readiness. Lovell noted that Palmer Lake Trustee Dennis Stern was the local representative to PPRBD and regularly attends its meetings. He also pointed out that there was a new PPRBD office on the north end that gives easier access to Palmer Lake residents.

Later in the meeting, the board held its first reading of Ordinance 10-2023 to consider the PPRBC. Stern said that PPRBD is doing a good thing to try to get this done before July 1 as he personally believes the new energy requirements are somewhat onerous and would spend a dollar to save a penny. Attorney Matt Krob explained that if an ordinance included a model code, it would have to be read and passed at the first meeting then read, passed, and adopted at the second meeting. The board voted unanimously to pass the ordinance on its first reading.

Development review service and reimbursement approved

At its March 23 meeting, the board unanimously passed two resolutions to authorize an interim development review agreement and to use a cost reimbursement agreement for collecting fees.

Resolution 26-2023 allows the town to collect fees from applicants, Collins noted, to reimburse the cost for professional review of proposed development plans submitted to the town. The resolution included a draft cost reimbursement agreement for use with applicants. The board directed Collins to come back with a final version for its approval.

Resolution 27-2023 authorizes a professional service agreement with Community Matters Institute (CMI) for interim development review for the town. CMI was chosen because it knows Palmer Lake’s land use code and helped to rewrite the town’s master plan. The town has some development applications that require review right now and doesn’t have time to put out a request for proposals for a reviewer, so it would like to involve CMI on an interim basis. CMI’s rates are $130 per hour for development review services, and Collins estimates the town would need 10-15 hours per month in the short term.

DOLA grant

Collins said she had been discussing a grant opportunity with DOLA that would provide matching grant funds to rewrite the town’s land use code. She asked the board to authorize the mayor to write a letter requesting the grant. The board voted unanimously to authorize the mayor to sign the letter.

Vincent accepts fire chief position

Collins congratulated John Vincent, who accepted the role of Palmer Lake fire chief as of March 15. Vincent was serving as interim fire chief before accepting the role permanently.

Executive sessions

The March 9 meeting ended with an executive session to discuss the Elephant Rock property, to discuss the sale of town property, and to receive legal advice in regards to litigation or possible claims against the town.

The March 23 meeting ended with an executive session to hear legal advice about claims against the town and terms of a possible lease agreement for the Elephant Rock property.

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The next board meetings are scheduled for April 13 and 27. See the town’s website at www.townofpalmerlake.com to confirm times and dates of board meetings and workshops. Meetings are typically held on the second and fourth Thursdays of the month at the Town Hall. Information: 719-481-2953.

James Howald can be reached at jameshowald@ocn.me. Jackie Burhans can be reached at jackieburhans@ocn.me.

Other Palmer Lake Board of Trustees articles

• Palmer Lake Board of Trustees, May 5, 8, 22, and 29 – Revised Buc-ee’s annexation eligibility petition approved (6/7/2025)
• Palmer Lake Board of Trustees, April 10 and 24 – Second Buc-ee’s annexation eligibility hearing scheduled (5/3/2025)
• Palmer Lake Board of Trustees, Feb. 27, March 13 and 27 – Buc-ee’s rescinds annexation request; three board members face potential recall (4/5/2025)
• Palmer Lake Board of Trustees, Feb. 11 and 13 – Board holds workshop on water issues (3/1/2025)
• Palmer Lake Board of Trustees, Jan. 9 and 23 – Lakeview Heights development raises safety concerns (2/1/2025)
• Palmer Lake Board of Trustees, Dec. 12 – Buc-ee’s annexation petition meets requirements (1/4/2025)
• Palmer Lake Board of Trustees, Nov. 14 – 2025 budget proposed; 2024 budget amended (12/5/2024)
• Palmer Lake Board of Trustees, Oct. 10 and 24 – Board begins “flagpole annexation” process for Buc’ees travel center on I-25 (11/2/2024)
• Palmer Lake Board of Trustees, Sept. 12 and 26 – Board considers church’s request to use Elephant Rock property (10/5/2024)
• Palmer Lake Board of Trustees, Aug. 8 and 22 – Asbestos abatement contract awarded; advisory committee formed (9/7/2024)