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Articles from Vol. 24 No. 5 - May 4, 2024

Donald Wescott Fire Protection District, April 24 – Merger process nears completion

By Natalie Barszcz

At the Donald Wescott Fire Protection District (DWFPD) meeting on April 24, the board received several updates on the merger process with Tri-Lakes Monument Fire Protection District dba Monument Fire District (MFD), and re-assigned board positions. Mark Gunderman commented on his tenure as board president as he leaves Wescott to take a seat on the MFD Board of Directors.

Treasurer Duane Garrett was excused, and Secretary Charles Fleece and Director Mike Forsythe attended via Zoom.

Merger process update

The district’s attorney, Emily Powell of Ireland Stapleton Pryor Pascoe PC law firm, attending via Zoom, gave an update on the merger process and said the following:

  • The April 30 deadline to move the district properties onto the El Paso County Assessor’s tax rolls had been met.
  • The District Court issued the court order for the exclusion process first in order to hold the process for 30 days to ensure there were no objections to the exclusion of properties.
  • The final documents were walked down by MFD counsel Maureen Juran to the El Paso County Clerk and Recorders Office on April 22.
  • The district’s properties will be assessed on the MFD tax records for the 2025 tax year.
  • All that remains is to dissolve the Wescott district and move the final two properties that are owned by Directors Fleece and Forsythe into the MFD boundaries.
  • A special meeting of the MFD board will be held on May 8 to begin the process for the exclusion of the two properties to be included into MFD upon dissolution of the district.
  • The four electors will be the two directors and their spouses, and the process will be fast, but the court order must be made before July.
  • The Sun Hills Fire Station transfer to MFD will be assisted by a property attorney.
  • The Fire and Police Pension Association (FPPA) and Colorado Firefighters Heart (CFH) Trust will be transferred to MFD, the new sponsor. The pension plan affiliation agreement will state MFD agrees to work with the FPPA and the CFH Trust.

Powell commended both boards and the staff and said it had been such a pleasure working with Fire Chief Andy Kovacs, and his professionalism and grit is truly admirable, said Powell.

Board positions re-assigned

Powell said that in accordance with the Special District Act, every board must elect a president and a treasurer.

Forsythe nominated Fleece as board president, and Forsythe by default assumed the treasurer/secretary position.

Powell made a motion to accept the nominations, and board unanimously approved the positions.

Note: Gunderman and Garrett will be sworn in as MFD board directors at the May 22 meeting.

Outgoing president remarks

Gunderman said he became a Wescott board director in May 2018, and it had been an honor to serve on the board for the past six years. He fell into the role of board president in January 2020, but it was a team effort, and he thanked former Secretary Larry Schwarz who left the district at the end of 2023, and incumbent directors Garrett, Fleece and Forsythe for their support and directorship. He also thanked Kovacs and the executive staff for making the journey as easy as possible, noting change often brings anxiety. Transitioning the firefighters over to MFD at the beginning of the merger process ensured the firefighters felt a part of the process from day one.

The MFD board directors were open to suggestion and made the process collaborative. He initially thought the road would be bumpy and thanked Powell for helping both districts navigate through the nuanced process. It was fortunate that both districts had the right firefighters and board directors at the right time, and he looks forward to serving on the Monument board. He thanked Fleece and Forsythe for remaining behind to assist Powell in the final months of the merger process.

Fleece said it had been a privilege to work with Gunderman, holding down the fort, and with Powell and Kovacs, everything is always lined up, simply a good team seeing the community grow in the right direction.

Chief’s report

Kovacs said the following:

  • Engine 502 and brush truck 542 assisted Fort Carson with a wildfire in March.
  • The combined district staff completed 783 training hours.
  • The new wildland Type 3 engine will go into service in the next two weeks after crews have received driver and apparatus orientation.
  • The engine will be in service locally and be available for wildland deployments.
  • The remodel design for Station 2 (Rollercoaster Road) is underway.
  • The Station 4 (Gleneagle Drive) remodel was delayed a week due to permitting issues, but the project is back on track for completion this fall.
  • Nine firefighter recruits are expected to graduate on May 3.

Forsythe said the addition of nine firefighters was good news.

For more information, see the MFD article on page 15, or visit www.monumentfire.org to read the entire chief’s report.

The meeting adjourned at 5:03 p.m.

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Meetings are typically held on the fourth Wednesday at Station 1, 18650 Highway 105. A short special meeting will be held on June 12 at 4:30 p.m., and the regular meeting will be held on June 26 at 4:30 p.m., preceded by a Volunteer Pension Board of Trustees meeting at 4 p.m. There are no May meetings. For Zoom meeting instructions, agendas, minutes, and updates, visit www.monumentfire.org or contact Director of Administration Jennifer Martin at 719-484-9011.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Other Donald Wescott Fire Protection District articles

Monument Fire District, April 24 – Station 3 land purchase approved; outgoing directors recognized

By Natalie Barszcz

At the Monument Fire District (MFD) meeting on April 24, the board approved a land purchase agreement for the rebuild of Station 3, recognized outgoing board Directors Roger Lance and Tom Tharnish; received an update on the merger process, received feedback from the Station 1 training center development town hall, and further discussed a land purchase for a future Station 6. The board also heard about a Senate Bill 194.

Vice President John Hildebrandt attended via Zoom.

Outgoing director recognition

Fire Chief Andy Kovacs said it was the end of an era as directors Lance and Tharnish end their tenure on the Board of Directors and allow Donald Wescott Fire Protection District (DWFPD) board Directors Mark Gunderman and Duanne Garrett to replace them as permanent MFD board members. He said he could not ask for a better Board of Directors, with hearts always in the right place always looking out for the line firefighters and finding better ways to serve the community. He thanked them for their contributions to the district, the firefighters, and the community over the years.

Local 4319 President/Engineer Christian Schmidt thanked both directors for their contributions and said he had personally enjoyed getting to know the directors over the past few years, the firefighters appreciate everything the board has achieved, and it has been a genuine privilege.

Lance said the firefighters are the customer next to the community, there is no other group more important than the firefighters. We have leadership, and a board, but the firefighters do the job, and he is proud to have served and knows he is leaving this department in a better place.

Tharnish said in the short nine years, the knowledge gained had been overwhelming at times but enlightening. He thanked the Local 4319 for its support, and he knows the district is in good hands, and a much better organization than when he joined the board, and he hopes that continues.

President Mike Smaldino thanked both directors for their contribution, leadership, and their perspectives and it has been a privilege to serve together.

Fire Station 3 land purchase agreement

John Sattler, vice president of NVS Program Management, representing the district and overseeing the Station 3 rebuild, said the process is non-traditional and it would have been preferable to build the station on a finished piece of ground, instead of a property that is undivided without any infrastructure, but there were no other properties to wait on. The purchase price is $1.346 million for the 2-acre lot north of the YMCA for the rebuild of Station 3 with administration office space. The building will be 20,000 square feet and will meet the future district needs with room to grow, he said.

The board approved the Fire Station 3 land purchase agreement 6-1 in a roll call vote; Tharnish abstained.

Note: The district budgeted $2.4 million to begin the project in 2024. See www.ocn.me/v24n4.htm#mfd.

Training Center development—town hall meeting

Kovacs said about 90% of the community residents attending the Station 1 proposed training center development town hall on April 18 were in support of the development. A couple of residents raised concerns about the development and the potential cost that has not yet been fully realized. The district will not be using any bonds or tax increases to develop the site, and that eased concerns. Some residents were also concerned the district was duplicating efforts when other facilities exist in the county, but the training center will keep staff in district during training, and that will best serve the community, he said. See the Town Hall article on page 1.

Kelly said a few residents in attendance had the impression that the 2017 ballot measure increasing the mill levy would eventually reduce the levy if the district had enough funding. The common theme was why the district was proposing to spend about $3 million on a training center. The answer is for the professional development of firefighters to give them what they need to perform the mission and save lives. The residents were asking for an adjustment to the mill levy at the meeting and were scrutinizing the district expenditures. The board needs to be very judicious with the taxpayers’ dollars, and that is what the residents were asking for, said Kelly.

Lance said the board did reduce the mill levy for 2024, that was a board decision, but we could have maintained authorizing the matching mill levy but chose not to.

Hildebrandt said for future community meetings there needs to be rules on how the public can comment. One individual was not only texting incorrect information but also blurted out comments that interfered with the normal decorum of the meeting. He understands the concern about the district spending additional funds, but the board is being frugal, and the plans are for the future growth of the district. The idea of returning $3 million in a mill levy decrease every time the district has additional funding would not be very prudent for the district’s financial planning. Sometimes the district will be able to commit to a project, other times the district will need to wait until finances build up, said Hildebrandt.

Merger update

Kovacs said at the DWFPD board meeting that district counsel Emily Powell requested the MFD Board of Directors hold a special meeting on May 8. The short meeting is necessary to approve a resolution to transfer the remaining two properties belonging to directors Charles Fleece and Mike Forsythe and begin the process of dissolving DWFPD. See DWFPD article on page 13.

Fire Station 6 land purchase

Kovacs said he received another offer from a property owner willing to sell an 8-acre parcel of land just north of the QuikTrip land, off Old Denver Road, with a creek running through it. The executive staff have walked the property that is just north of the QuikTrip 4-acre site. When QuikTrip approached the district through an intermediary as it was developing the property, the 4 acres were being used to stage materials and equipment. The district cannot definitively determine how the district would use all 4 acres, but with all the development in the district there will be few opportunities to purchase land. In five to 10 years from now, the district may need to add a sixth station and the land would be in the right area. The district has budgeted to purchase 2 acres in 2024 and Kovacs requested the board focus on purchasing 2 acres instead of 4. He said the district needs to live within its means, and he encouraged the directors to discuss the options.

The board discussed the options, which revealed varying opinions. Kelly and Secretary Jason Buckingham agreed the board should remain fiscally responsible and stick with the 2-acre requirement. Tharnish said the right to first refusal would not obligate the district to any financial commitment, even though the district does not have a plan for the additional 2 acres.

Estes concurred with Tharnish, to pursue all options, and said the QuikTrip location is an outstanding property.

Hildebrandt agreed with Estes and said the QuikTrip property would be preferable and has the best location. He also agreed with Kelly and said the district must be prudent with taxpayers’ dollars in light of the feedback from the Station 1 proposed training center town hall.

Smaldino agreed with Lance, favoring the entire 4-acre QuikTrip property. The district was lucky to purchase land and expand Station 1; the original site was large enough when it was originally built as a volunteer fire station. Station 2 has a leach field on donated property, and nobody knows what the future fire service needs will be. It is better value today to purchase 4 acres and do due diligence instead of purchasing land at a higher cost down the road, said Smaldino. See www.ocn.me/v24n4.htm#mfd.

The board requested Kovacs provide more information and comparison costs for both sites at the next regular board meeting.

Future funding sources

Kovacs said Senate Bill 194 was heard by a House committee on April 23 and received 10-1 bi-partisan support. SB 194 is nearing approval and will rewrite the language for Title 32, the legal governing state statute for special districts. The bill will allow fire districts to look at other sources of revenue, in the way over 20 other special districts are already permitted to do. The board could seek other sources of revenue after voter approval such as: the collection of impact fees in unincorporated areas of the district or imposing a sales tax on the residents. Proposed November ballot initiatives could compromise the district’s largest single source of revenue (about 75% to 85% funded by property taxes). He testified at the State Capital stating, “It was unwise to put all of your eggs in one basket and keep money in the bank, but sensible to diversify, with investments and property.” When the county fire chiefs requested impact fee collection in unincorporated El Paso County in 2018, the county commissioners defeated the proposal, said Kovacs.

Financial update

Kelly read the financial report as of March 31, and said:

  • The first installment of the property tax revenue, about $4.9 million, and all other revenue streams are tracking very well.
  • Impact Fees received year to date were $85,698 or 42.8% of the annual budget projected at a revenue of $200,000.
  • Overall revenue received year to date was about $6.7 million or about 30.4% of the projected 2024 annual income budget set at $22 million.
  • Wages and benefits were a little over budget year to date.
  • Overall expenses were about $4.54 million, about 27.8% of the projected 2024 expense budget set at about $16.33 million.

The board accepted the financial report as presented.

Chief’s report

Kovacs said the following:

  • The Pikes Peak Office of Emergency Management supported the district during the March 13-15 storm, listening to the district’s concerns to avoid closing I-25.
  • The district brought extra staff ahead of the storm and had budgeted to accommodate some staff in hotels during the event. See www.ocn.me/v24n4.htm#mfd.
  • An in-house engineer hiring candidate process had begun for two positions that became available after the lieutenant promotions occurred in January. Three internal staffers are competing for the two positions; testing will take place in May.
  • Two district staffers are enrolled in paramedic school.
  • The district received a thank you card from Bent County for sending a crew with a Type 6 brush truck to assist for two days during the Boggsville Fire.

Forest Service controlled burn update

Division Chief of Community Risk Reduction Jonathan Bradley said the following:

  • The Forest Service prescribed burn in the Mount Herman and Monument Preserve area is scheduled for mid-July and is dependent on a match-up with fuel moistures and the weather conditions.
  • The burn will begin in the north near Mount Herman Road and work south into Monument Preserve, focusing on the masticated area that was completed over the past few years. The plan is to burn out the scrub oak regrowth to create a healthy ponderosa pine forest.
  • The district is liaising with homeowners association ambassadors to ensure information reaches affected property owners, especially those that border the forest.
  • The seasonal chipping program is scheduled to begin on May 11, and a resident licensed with the Forest Service to do mitigation work will mitigate along private property lines with other volunteers in the planned controlled burn area.
  • The district will chip the debris the volunteers mitigate.

The communities around the burn areas will be much safer in the future, said Bradley.

The meeting adjourned at 8:13 p.m.

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Meetings are usually held on the fourth Wednesday of the month. A short special meeting is scheduled for May 8 at 6:30 p.m. to approve the next phase in the merger. The next regular meeting is scheduled for Wednesday, May 22 at 6:30 p.m. at Station 1, 18650 Highway 105. For Zoom joining instructions, agendas, minutes, and updates, visit www.monumentfire.org or contact Director of Administration Jennifer Martin at 719-484-9011.

Natalie Barszcz can be reached at nataliebarszcz@ocn.me.

Above: From left, Local 4319 President/Engineer Christian Schmidt, Director Roger Lance, Fire Chief Andy Kovacs, and Lt. Roger Lance in the Station 1 training room during the Monument Fire District Board of Directors meeting on April 24. Schmidt recognized Lance for his service on the board from 2008-24. Lance was presented with a glass commemorative plaque, thanking him for his dedication and commitment to the fire district. Photo by Natalie Barszcz.
Above: From left, Local 4319 President/Engineer Christian Schmidt, Director Tom Tharnish and Fire Chief Andy Kovacs, in the Station 1 training room during the Monument Fire District board of directors meeting on April 24. Schmidt thanked Tharnish for serving nine years on the board of directors and presented him with a glass commemorative plaque recognizing his dedication and commitment to the fire district. Photo by Natalie Barszcz.

Other Monument Fire District articles

Monument Town Council, April 1 and 15 – Redistricting, property purchase, Higby Road development, and Pinball Pub

By Chris Jeub

Monument’s Town Council met in April to consider redistricting ordinances addressing population disparities, a real estate acquisition aiming to expand development opportunities, and Higby Road’s development. The approval of a new lodging and entertainment liquor license for Colorado Pinball Pub promises to add a unique entertainment option to the community.

Redistricting ordinance passes unanimously

Presented by Town Attorney Bob Cole, Ordinance No. 09-2024 focused on the adjustment of residential district boundaries and the incorporation of Section 1.12.050 into the Monument Municipal Code. GIS Technician Connie Driedger delivered a comprehensive presentation explaining the redistricting process showing adherence to legal statutes and principles of equitable representation, including factors such as equal representation, racial equity, and community preservation. The methodology, rooted in population estimates derived from 2020 census data and the recent history of building permits, highlighted the substantial population growth from 2020 to 2024, prompting the imperative for redistricting to rectify ensuing disparities. Community feedback echoed the sentiment of thoroughness, with Home Rule Charter Committee member Brandi Turner lauding the achieved balance in district populations.

Mayor Pro Tem Steve King and Mayor Mitch LaKind lauded the efforts of Driedger and the committee, branding the outcome as a “slam-dunk” during the council’s response segment. No objections or concerns arose from council members. The ordinance passed 7-0.

Gold Canyon Road property purchase

Town Council deliberated on Ordinance No. 10-2024, which focused on authorizing the purchase of real property at 980 and 992 Gold Canyon Road. Presented by Cole, the proposed acquisition aimed to provide the town with additional opportunities for development. The terms of the purchase were outlined, indicating the vacant property would cost $875,000.

During the discussion, Councilmember Laura Kronick raised concerns regarding the necessity of additional surveying, which Cole recommended, emphasizing risk reduction. Councilmember Jim Romanello inquired about the intended use of the property, prompting Town Manager Mike Foreman to clarify that its utilization would be subject to the council’s decision, potentially adding to the town’s property holdings. Councilmember Steve King sought clarification on the proposed uses for the property, while Councilmember Marco Fiorito queried the potential consequences of not proceeding with the purchase, to which Foreman highlighted the absence of risks to the town but acknowledged the availability of alternative buyers.

In the public comment session, a resident of Village Center Woodmoor expressed support for the town’s acquisition, citing longstanding discussions and safety concerns regarding traffic access from Highway 105. Conversely, another resident voiced apprehension about increased traffic and potential adverse impacts on residential neighborhoods and property values. Despite these concerns, the ordinance passed unanimously with a 7-0 vote. Romanello additionally commented on the Village Center Metro Board’s financial situation, attributing it to the board’s reluctance to accept the property as commercial.

Higby Road

A lengthy discussion unfolded regarding the classification of Higby Road, a crucial thoroughfare in Monument. Foreman initiated the discussion, highlighting the significance of the right-of-way for Higby Road and its design requirements as a key staff concern.

General manager of Triview Metropolitan District James McGrady provided historical context, explaining the six-year endeavor to include Higby Road into Monument’s jurisdiction. He emphasized efforts dating back to June 2021 when an annexation agreement allocated $2 million for road design. Shawn Hayes, a roadway design engineer, detailed plans for Higby Road, including features like sidewalks, bike lanes, and modifications to improve safety.

Concerns were raised by council members about discrepancies between the proposed development plans and the town’s ordinances regarding the right-of-way width. Despite assertions from developers that road widths would not change, tensions arose regarding adherence to planning documents versus engineering considerations. The debate oscillated between the need for flexibility in development plans and the importance of upholding established ordinances.

Councilmembers sought clarity on the necessity of further amendments to development plans and the town’s role in providing direction for the project. While there was consensus on maintaining a 100-foot right-of-way within town limits, ongoing discussions underscored the need for clear guidance and resolution to move forward with the road project effectively.

Pinball Pub license approved

The council addressed an application for a new lodging and entertainment liquor license by Colorado Pinball Monument LLC, operating as Colorado Pinball Pub at 303 Highway 105 Ste. B. The application received unanimous approval from the Town Council. Owner Dan Nikolich took questions from King about the nature of Pinball Monument. Nikolich clarified that the pub offers a combination of pinball and arcade games, along with a selection of drinks and food items. The establishment’s website highlights its offerings, including a variety of whiskeys, handcrafted cocktails, and classic arcade entertainment. The motion for approval passed with a vote of 7-0.

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The Monument Council usually meets at 6:30 p.m. on the first and third Mondays of each month at Monument Town Hall, 645 Beacon Lite Road. The next meetings are scheduled for Monday, May 6 and 20. Call 719-884-8014 or see www.townofmonument.org for information. To see upcoming agendas and complete board packets or to download audio recordings of past meetings, see http://monumenttownco.minutesondemand.com and click on Town Council.

Chris Jeub can be reached at chrisjeub@ocn.me.

Other Monument articles

Monument Planning Commission, April 10 – Development processes discussed

By Janet Sellers

At the April 10 Monument Planning Commission meeting, the development process was discussed with a focus on providing more information upfront, streamlining the submittal process, clarifying the Planning Commission’s role, advocating for providing detailed information to address concerns, and providing individual submittals each time a new version is received. The group also brought up the issue of litigation and the lawyer’s role, while emphasizing the importance of having a final, unique project to discuss.

Speakers shared their previous experiences with the process, emphasizing the importance of reaching a consensus and expressing concerns about the cost of an attorney, while questioning the consistency of the Town Council in providing information to the public.

Development projects, Planning Commission roles

Speakers addressed concerns about providing too much information and suggested a more streamlined submittal process, while some questions revolved around the Planning Commission’s ability to comment on development projects, specifically regarding compliance with comprehensive plans and zoning regulations. Some explained that the commission can’t undo previous decisions but can provide input on individual projects through the preliminary and final PUD process.

Development process in a town

Speakers express frustration with the development process, feeling disoriented by multiple applications and lack of consolidation and that staff and developers should work together to consolidate projects and allow for a more efficient review process. A suggestion was made that negotiations with developers should be done at town level, not by staff, since staff can make administrative decisions, but big decisions should be made by the town body.

Planning changes and development in a community

The commission advocated for a thorough review of a comprehensive plan before zoning changes, emphasizing the importance of recording comments about roadway concerns for future reference.

The board discussed the importance of record-keeping for public representatives, mentioning the need to protect constituents by keeping a clear record of past decisions and emphasizing the value of open forums for constituents to research and understand past decisions, particularly when controversial items come up in the future. Since the board expressed frustration with inconsistent availability of an attorney during meetings, the town manager approved a request for legal counsel.

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Monument Planning Commission meeting are usually held on the second Wednesday of each month. The next meeting will be held Wednesday, May 8 at 6 pm at Town Hall Board Room, 645 Beacon Lite Rd., Monument. To see the options for remote public participation in each meeting, visit www.townofmonument.org/263/Planning-Commission-Board-of-Adjustment. For information call 719-884-8028 or visit www.townofmonument.org.

Janet Sellers can be reached at JanetSellers@ocn.me.

Other Monument articles

Palmer Lake Board of Trustees, April 3, 11, 25 – Elephant Rock advisory committee formed

By James Howald and Jackie Burhans

In April, the Palmer Lake Board of Trustees (PLBOT) continued its long-running effort to plan the future of the Elephant Rock property, which was donated to the town by the Living Word Church in 2021, by forming an advisory committee to organize suggestions from citizens and to advise the board on the property’s future use.

The board addressed several land use issues and considered two issues related to signs. Fire Chief John Vincent reported to the board on his plans to make Palmer Lake a fire-adapted community. The board granted four special event permits. Trustee Dennis Sterns announced that he was donating his time to act as the general contractor for the Tri-Lakes Center for the Arts (TLCA).

The April 11 meeting was followed by an executive session and the Apr. 25 meeting was preceded by an executive session.

Elephant Rock committee will only advise, board will decide

On April 3, Mayor Glant Havenar opened a workshop meeting attended by members of the Palmer Lake Planning Commission and the Board of Trustees by observing the Elephant Rock property had become a burden on the town due to contention about its future uses. She said the proposal from Franco Pisani, of Paravicini’s Italian Bistro, to use a portion of the property as a wedding venue was “unclear.”

At the workshop, Planning Commissioner Susan Miner suggested the creation of an Elephant Rock Advisory Committee, which she offered to chair. The committee would focus on a masterplan for the property, she said.

At its meeting on April 11, the board considered Resolution 25-2024, which establishes a temporary advisory committee with representatives from the Planning Commission, the Parks and Trail Commission (PTC), a local nonprofit and the community at large. The resolution calls for seven members on the committee, but that number was later revised to ten members. The resolution passed with Havenar, Trustees Kevin Dreher, Nick Erhard and Dennis Stern voting in favor, Trustee Jessica Farr voted no. Trustees Shana Ball and Samantha Padgett were excused from the meeting.

At the April 25 board meeting, Miner gave the board an update on the advisory committee’s progress. The committee held its first meeting on April 22 and began reviewing all the suggestions received from citizens in the last three years. The committee will consider the compatibility of each suggestion with all the others and will score each idea against a mission statement for the property. All suggestions will be considered, she said, and the committee has trail plans from the PTC. Miner emphasized that the committee’s role was only advisory, and board would make all decisions. She said the committee would complete its work in 90 days and she would give the board an update at each of its scheduled board meetings.

The advisory committee scheduled a meeting for Monday, April 29 at 5 p.m. at the Palmer Lake Town Hall.

Land use decisions

Ordinance 4-2023 was considered at the April 11 meeting. Town Attorney Scott Krob said that the town’s municipal code did not address the procedure and criteria for the annexation of land. Krob advised the approval of the ordinance, which would add language to the code to clarify the conditions under which land could be annexed into the town. He said annexation is a matter of negotiation between the town and the property owner and the town’s masterplan should be considered in that negotiation but was not binding. The board voted unanimously in favor of adopting the ordinance.

At the same meeting, the board voted unanimously in favor of Resolution 24-2024, which establishes checklists written by Town Administrator Dawn Collins to guide land use applications through the approval process.

The board debated modifying the definition of R4 zoning to allow the use of septic systems for multi-family residences. The question of septic use arose in response to a request from Rebecca Allbright and Philip Tedeschi to develop a “pocket neighborhood” adjacent to Ben Lomand Mountain. The proposed development is east of the railroad tracks in a location where the Palmer Lake Sewer Department can’t provide service. The board asked town staff to work with the Planning Commission to determine if septic systems could handle multi-family residences.

Sign policy discussed

At its April 11 meeting, the board tabled a request from Brenda Woodward, owner of Alpine Essentials, to place a sign advertising her business in a town easement. Woodward explained that she had asked to place her sign on the property of another business, as the board had previously suggested she do, but had been denied.

At the same meeting, the board asked the town staff to collect examples of wayfaring signs used by other towns and bring them to the April 25 meeting for the board to consider. Wayfaring signs direct visitors and tourists to parks, schools, public buildings, parking, and businesses. Staff collected examples from Estes Park, Alamosa, Parker, Monument, and several other towns.

The board did not choose a specific design but agreed that signs should be placed by Highway 105 at the north and south boundaries of the town. Ball and Havenar suggested that businesses should contribute to the cost of the signs.

Fire chief envisions wildfire resilience

Vincent said his goal was to lower the risk of wildfire to the town. Doing so would lower insurance costs for residents, he said. Vincent said fire was a given and his intention was to have a grass fire not a forest fire. He presented a seven-point plan:

  • Establish slash drop-off points.
  • Mitigate wildland fuel.
  • Adequately staff Fire Department.
  • Become a fire-adapted community.
  • Reduce insurance rates.
  • Properly dispose of biomass by burning it safely.
  • Engage with state government in Denver.

He discussed reducing fuel by encouraging homeowners to collect slash on their properties and participate in the town’s chipping program. Vincent said the town needed a more capable chipper and needed to identify a location where the chips could be accumulated and then burned. He suggested moving chipped fuel either to the Elephant Rock property or the dirt bike track north of the lake. The consensus of the board was that the Elephant Rock property was not a good location.

At the April 25 meeting, Ball discussed her efforts to locate a grant to help with purchasing a higher-capacity chipper. She said the grant she was pursuing required a documented plan for the chopper debris.

The board did not take any action following the discussion.

Special event permits

The board granted four special event permits:

  • Ducks Unlimited Dash Run, to be held on Sunday, June 9, on the east side of the Palmer Lake Recreation Area. Runners will check in at the pavilion starting at 7:30 a.m. A 5K and a 10K race will begin at 8:30 a.m. on the Santa Fe Trail. Ducks Unlimited raises money to preserve wetlands.
  • 24 Hour Run, hosted by Stride Events LLC, to be held Friday, Sept. 27 through Sunday, Sept. 29. Lance Pierce said $5 of every entrance fee would be donated to Palmer Lakes Parks and Trail Commission.
  • Cinco de Mayo Dinner Service, hosted by Joy on the Rock Church on Saturday, May 4 at the Town Hall. The event will include a worship service with music. Dinner will be served at 5 p.m.
  • Palmer Lake Wine Festival, to be held Saturday, Sep 14, at the Palmer Lake Recreation Area. The event will raise funds for Tri-Lakes Cares.

Stern to assist TLCA

In response to a question from a resident concerning TLCA’s temporary Certificate of Occupancy, Stern announced that he had been retained by TLCA as a general contractor to address the changes to the building required by the Pikes Peak Regional Building Department. Stern said he had been advised this was not a conflict of interest since he was donating his time to the TLCA.

Executive sessions

The April 11 meeting was followed by an executive session to discuss negotiating positions on a possible sale of town property.

The April 25 meeting was preceded by an executive session on the same topic. No actions were taken following either executive session.

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The next regular board meetings are scheduled for May 9 and 23. All meetings will be held at the Town Hall. 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.

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