OCN

Volunteers reporting on community issues in Monument, Palmer Lake, and the surrounding Tri-Lakes area

OCN > 2409

Articles from Vol. 24 No. 9 - September 7, 2024

Palmer Lake Dollar General Community Meeting, Aug. 16 – Ehrhardt family addresses community concerns

By James Howald and Jackie Burhans

The Erhardt family held a community meeting on Aug. 16 in the Palmer Lake Town Hall to discuss the sale, announced by builder Kurt Ehrhardt at an earlier meeting of the Palmer Lake Board of Trustees (PLBOT), of the undeveloped lot north of the Tri-Lakes Arts Center for the Arts and west of Highway 105, to Dollar General for use as a retail store. The meeting was independent of the town’s administration or Board of Trustees. Nick Ehrhardt, son of Kurt Erhardt, moderated the meeting; he was elected to the town’s Board of Trustees in the last election and said he organized the meeting as a private citizen, not as a board member.

Kurt Erhardt’s announcement of the sale generated a firestorm on social media, with most posts opposed to the sale, some hostile and insulting. Mayor Glant Havenar wrote a post on the Nextdoor platform acknowledging that a Dollar General store “is not welcomed by many residents,” but the PLBOT does not have the authority to approve land sales, and the property is zoned correctly for the intended use. She applauded the Ehrhardt family for scheduling a meeting with the town, and said Kurt Ehrhardt “loves this community, is a wonderful member of our community and seeks to work with the community as he moves forward with this development.”

In his opening remarks, Nick Ehrhardt told the crowd of more than 100 attendees that his parents Marsha and Kurt own the property jointly and that he wanted them treated respectfully. He said rumors that he had used his seat on the board to influence events were “insulting and unfounded.” He turned the meeting over to Kurt Ehrhardt.

Kurt Ehrhardt told the attendees that Dollar General made an offer of $475,000 for half of the lot adjacent to Highway 105. The other half of the lot was worth about the same, he said. He recounted two other attempts he had made to develop the property. When Facinelli Motors lost its lease on County Line Road, Ehrhardt proposed it move to the property. Ehrhardt mentioned another effort to develop the property as a mix of commercial and residential uses. Both projects fell through, he said.

After his summary of past development efforts, Ehrhardt announced that he and his wife were trying to withdraw from their contract with Dollar General. This was met with applause from the audience.

Note: Several days after the meeting, Ehrhardt announced on social media that he had been successful in canceling his agreement with Dollar General.)

Ehrhardt said the land had been for sale for 10 years and he had been burdened with property taxes on it. He believed a Dollar General store would have generated between $150,000 and $200,000 in annual sales tax revenue for the town and that had been a consideration in their acceptance of Dollar General’s offer. He encouraged anyone to step up and make something happen on the property.

Following his remarks, Ehrhardt asked for comments from the audience. In the discussion that followed, several residents thanked Ehrhardt for his openness with the community and his decision to try to withdraw from his contract with Dollar General. There were offers to help Ehrhardt deal with any negative financial consequences of his decision.

Some of the residents described Dollar General as a predatory company that looked for cash-strapped, low-income communities and built stores with lax security and inadequate staffing that caused traffic problems.

Bill Fisher, an architect who currently serves on the Palmer Lake Planning Commission, said that, while he was not completely opposed to franchise stores in the town, he wanted to see an approach to main street development that uses on-street parking serving multiple store fronts, with pedestrian zones, not a big-box store with a large parking lot. He said the Colorado Department of Transportation had come to believe that their policies, which promote large parking lots dedicated to a single store, are contrary to what towns want and he hoped the PLBOT would support more enlightened guidelines for main street development. Other residents said they preferred a complete ban on franchise stores.

Above: On Aug. 16, the Ehrhardt family held a community meeting at the Palmer Lake Town Hall to address concerns over a pending sale to Dollar General of some land just north of the Tri-Lakes Center for the Arts building and just west of Highway 105 from Palmer Lake Regional Park. Over 100 attendees crowded into the hall, which was set up for a local theater production. Developer Kurt Ehrhardt explained the history of development efforts on the lot. He announced that he was withdrawing from his contract with Dollar General to the applause from the audience and offers of help with any financial costs of doing so. Photo by Jackie Burhans.

**********

No additional meetings are planned on this issue.

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

Other Palmer Lake articles

Black Forest Fire/Rescue Protection District, Aug. 21 – Board action criticized; fire chief contract terminated; second investigation initiated

By Natalie Barszcz

At the Black Forest Fire Rescue Protection District (BFFRPD) meeting on Aug. 21, the board received criticism from attendees and pleas for fairness during public comments, and it held an executive session to receive advice from legal counsel Linda Glesne of Cockrel Ela Glesne Greher & Ruhland, P.C. (CEGR) Law relating to the status of a third-party investigation into the complaints received against Fire Chief PJ Langmaid. The board held an additional executive session to discuss a personnel matter involving the fire chief.

After the board returned to the regular session, Langmaid’s contract as fire chief was terminated, and the board approved the hiring of an interim fire chief and a second investigation into the allegations brought against Deputy Chief of Operations Chris Piepenburg and Training Capt. Michael Torres during the investigation of Langmaid.

Langmaid and his attorney, Ian Kalamanowitz of Cornish & Dell’Olio PC law firm, attended the meeting.

Staff complaints addressed

Background: The board held an emergency special meeting on July 1 to convene an executive session with legal counsel after the board received emails from staff members citing allegations against Langmaid on June 28, June 30, and July 1. The board placed Langmaid on paid administrative leave and approved that legal counsel engage a third-party investigator to initiate and lead a comprehensive investigation into the allegations made against Langmaid and the claims and issues brought forward about the command staff and overall leadership culture within the department. The board unanimously approved limiting the actions of the command staff to operational needs.

At its July 17 board meeting, after receiving the preliminary findings of a third-party investigation, the board directed district counsel to proceed with a 360-degree investigation over a variety of matters brought to the board. CEGR Law retained Flynn Investigations Group to facilitate the investigation, and the board placed Piepenburg and Torres on paid administrative leave. See https://wp.ocn.me/v24n8bffrpd.

Public comments request fair treatment

Before moving into executive session at the Aug. 21 meeting, the board called for an additional public comments section and received the following responses:

  • April Piepenburg, wife of Chris Piepenburg, said the following: “For the past 20 years, I have watched my husband pour his heart into the fire service, demonstrating unwavering dedication and selflessness, with a commitment beyond emergency response, and he is committed to stand by his fellow firefighters, valuing their wellbeing and safety both inside and outside the station. This commitment stems not from obligation, but from his genuine character. So, when a serious issue was brought to his attention involving the fire chief, he did the right thing and promptly reported the incident to the board. Unfortunately, this act of integrity resulted in an unjust and painful backlash. The board has cast doubt on his character and integrity, deeply damaging his hard-earned reputation in the fire service. Chris has faced humiliation via two local news outlets and three nationally recognized fire service publications that included false, unsubstantiated and biased attacks on both Chris and Capt. Torres with allegations made directly by a board member.
    • “Their work with educators and firefighters across the county has also been tainted by this scandal, spreading the damaging news far and wide, by lumping them into the same category with the fire chief who is the focus of this investigation. By placing Chris and Capt. Torres on administrative leave you have called into question their integrity, by implying they would have influence over staff during the investigation. In doing so, you have called into question the integrity of every member of staff has also been called into question suggesting they can be swayed into providing dishonest answers. Integrity is the corner stone of any organization, a core value adopted by the department, without integrity there is no credibility, without credibility there is no trust, and without trust there is no lasting success. By prioritizing personal relationships with the fire chief and focusing on punching the whistleblowers, rather than addressing misconduct, you send a clear message to the organization, their concerns are secondary.
    • “This approach not only undermines trust and signals that future issues will be met with retaliation and humiliation rather than resolved with fairness and integrity. As a result, the board has cultivated a climate of fear among firefighters, where speaking up and seeking help is met with intimidation, job insecurity, and public humiliation. Do you want a leader who stands firmly and fights for what is right or someone who will sweep issues under the rug to protect their own interest? Deputy Chief Piepenburg and Capt. Torres were fighting for their people, she said. See KRDO 13 https://krdo.com/news/2024/08/14/black-forest-fire-captain-claims-retaliation-after-being-put-on-leave-while-chief-is-investigated/
  • Yvette Torres, the wife of Training Capt. Michael Torres, said, “I am here representing and supporting my husband who was banned from the grounds and cannot speak on his own behalf. I am hoping to get some answers to the questions that Mike, myself and my family cannot seem to get.”
    • She said the following: “Personnel reported claims against the chief to Capt. Torres, who reported the claims via the chain of command to Deputy Chief Piepenburg, who then reported the claims to the board. At the July 17 board meeting the meeting concluded with a shocking decision to place both Mike and Chris on paid administrative leave, this transpired at 10 p.m. Mike was not present at the meeting having already left the meeting, and he was not informed by any board member or administrative staff that he was placed on paid administrative leave. On the evening of July18 at 7 p.m. he received a letter informing him he was not the focus of the investigation and would remain on paid administrative leave for an unknown duration during the process of the fire chief’s investigation. He was told by the investigator he would keep him updated; a month later he has not heard from anyone. How are these incompetencies being allowed? Where is the accountability? How do you put someone on paid administration leave and not provide them with a reason that is relevant to them. How do you place someone on paid administrative leave in good faith for the crimes of another? How do you leave the firefighters and officers without leadership, especially the very leadership that brought the allegations forward?
    • “The line members’ turnover rate has and will continue to be high and Black Forest will continue to lose good people if they do not feel supported, and have firsthand seen that when someone does stands up to protect them, they are retaliated against. How is it okay that taxpayer money is being wasted so brazenly, as most of the administrative personnel are on paid leave, and now third-party officers are provided coverage? In blogs and newspaper articles questions are being raised if the third-party individuals are being paid and why those individuals were chosen versus companies closer to Black Forest such as Falcon and Monument? How will it affect the future and future budget of the department? How do you disregard the lives of people like Mike and Chris who it is not just a job, this is their lives? Mike brought personal props, tools, and equipment to the department to allow him to give the best training to Black Forest firemen, but due to being banned from the grounds he has been denied access to those items that are his. When he has brought this up he hasn’t gotten responses, and continues to be treated as if he is the criminal being investigated. Both Mike and Chris pride themselves on making the fire service and Black Forest Fire Department a better and safer place yet both are on administrative leave which is tarnishing their reputations, while they have done nothing wrong.
    • “How does Black Forest feel knowing that the Fire Department regulations are not up to date due to Mike being banned from the grounds which has led to personnel not having appropriate training, being up to date on state required certifications, and taxpayer money again being blatantly wasted and abused. Why are you treating these men as criminals? And Jim, how are you going to the press, slandering their names and ruining their reputations? How can you all in good conscious think all of this is okay, and what are you going to do to make it right?” said Torres.
  • Yvonne Krcmer, speaking on behalf of her son-in-law, Michael Torres, said, “In all of the years I have known Michael I have always been impressed with his work ethic and passion for the fire service. He is a hardworking, loyal, dedicated, honest, and compassionate person. He has always put his heart and soul into fighting fires and helping his fellow firefighters in any way that he possibly can Through his many years of extensive training, he has a lot of knowledge to share. For 25-plus years, Michael has been taught to conduct himself in a professional and ethical manner at all times. He has gained the respect of his peers and supervisors through his actions, and if he makes a mistake, he is the first one to own up to it That being said, I truly cannot believe the disgraceful way that he has been treated. He reported some allegations to his supervisor that had been brought to his attention, from not one, but several fellow firefighters. These issues are not only considered unacceptable within the fire service, but in most jobs/careers. It is also unacceptable that these firemen did not feel safe to report the actions of the chief in fear of retaliation. It has been brought to our attention that a few board members are very good friends with the chief, and it strongly appears that they might be hesitant to take the appropriate action concerning their friend. Isn’t being a friend of the person accused a conflict of interest? Punishment is being given to a man who was only doing the right thing. The lack of communication is unbelievable, how do you put someone on extended paid administrative leave treat him the way he has been treated, without a clear explanation. What steps are the board taking to get Michael back to work? Michael has earned the right to be treated in a respectful way by the board and the community. Unfortunately, this is not the road this board has chosen to take. The actions by the board and the comments made to KRDO 13 seem to be calculated and unfair. By temporarily removing these men from their positions, what does that truly accomplish? It is terrible how this man has been building a positive reputation in the fire community for all these years to have this board tarnish his reputation. Our family hopes to get answers and all of this resolved in a timely manner, seen as it has been going on for far too long,” said Krcmer. See https://gazette.com/ttribune.com/black-forest-fire-chief-placed-on-administrative-leave-after-staff-complaints/article.
  • Note: Krcmer stated during her comments that the building access codes had been changed, but staff were willing to meet Torres at the perimeter of Station 1, to return his property.
  • Ryan Haynie, treasurer of the Del Norte Fire Protection District Board of Directors, addressed the board via Zoom and said, “I would like to remind the board that you have a duty to take care of your constituents, take care of your firefighters, and take care of the affairs of the district. Unfortunately, when these types of incidents happen it is a negative perception for the department and the fire service in general. Please be fair with everybody whose involved in this, please don’t create environments where members don’t feel safe to report things. Your obligation as board members is to do what’s best for that fire district, and when you have individuals that don’t feel safe to report allegations, or when they do report allegations, they feel that they have retribution against them for doing the right thing, that’s not fair. Please take care of your people, because without the people you don’t have anything left. Those individuals who go out on the trucks every day, who are training, who are doing everything that they’re doing, they are the ones who are keeping your district going; that’s who the people see every day and who the people trust. Take care of your people, treat them right, and keep them safe,” said Haynie.
  • Firefighter Michael Alverado requested the board allow additional public comments after the executive session before the regular session concludes, to allow educated comments.

Chairman Nate Dowden thanked Piepenburg, Torres, Krcmer, Haynie, and Alverado for their comments.

After the board returned from the executive session and all actions had been made, Abendschan addressed Torres and Krcmer regarding the accusations made during the first public comment session. He said he had not spoken with any media outlets and had he been asked to comment by the media, he would have declined and will continue to do so. The information KRDO News 13 and other media outlets repeated was sourced from the board minutes available on the district website, said Abendschan.

Executive session

The board moved into executive session at 7:33 p.m. pursuant to Colorado Revised Statute 24-6-402(4), (b) to receive legal advice on the status regarding the investigation of complaints, and CRS 24-6-402(4)(f), to discuss a personnel matter involving the fire chief.

Board takes further action

When the board returned to the regular meeting at 11:26 p.m., Dowden confirmed the board had concluded the executive session and had not deviated from the agenda. He thanked the attendees for remaining during the evening and said the board had accepted the investigative report prepared by Karin Ranta-Curran with Employment Matters Flynn Investigations Group, and the investigation into the allegations brought to the Board of Directors on June 28 against the fire chief was closed.

The board unanimously approved Glesne negotiate the terms of departure for Langmaid and pursue the hiring an interim fire chief.

The board approved a second investigation into the allegations brought against Piepenburg and Torres during the initial investigation, in a 4-1 vote. Director Chad Behnken voted nay.

Vice Chair Kiersten Tarvainen said both employees will remain on paid administrative leave until the investigation is completed, and legal counsel will provide written instructions to both employees on Aug. 16.

Interim battalion chief’s contract

Before the first public comments session and the executive session, Chair Nate Dowden said the board authorized negotiations to begin at the July 17 meeting to identify interim battalion chiefs to temporarily handle the duties of the fire chief and deputy operations chief during the investigation. He requested the district ratify the agreement with Colorado Springs Fire Department (CSFD) for the provision of interim Battalion Chiefs Josh Bartlett and David Rocco, who have been sharing duties since Aug. 1.

The board unanimously approved the agreement.

Logistics Officer Rachel Dunn confirmed to OCN that the CSFD interim battalion chiefs are not assisting with administrative matters or making financial decisions, but they are responding on calls, providing guidance and training to staff, and working from 8 a.m. to 5 p.m., five days per week, including weekends.

Financial report

Treasurer Jack Hinton said that as of July 31, the district had about $9.694 million in total assets (about $3.713 million in Operations Checking), the district is at 52% of the anticipated budget for 2024 and should be 58% of the budget for the time of year, but the district has been under budget for some time, said Hinton.

The board unanimously accepted the financial report as presented.

District Administrator Lisa Emry said the district had received $18,785 in ambulance revenue and received $92,903 in total tax revenue. A notable expense was $30,488 for CEGR legal expenses.

Wildland deployments

Dunn said the district deployed a crew with the Type 6 brush truck engine to the Moss Mountain Fire in Oregon. A staff member deployed to California with the Cimmaron Hills Fire Department and one other deployed to the Alexander Fire in Larimer County.

Training update

Dunn said there were 1,383 training hours in July. Members of the department are still working on certification training so that nothing is lacking during the investigation process, she said.

The meeting adjourned at 11:32 p.m.

**********

Meetings are usually held on the third Wednesday of the month at Station 1, 11445 Teachout Road, Colorado Springs. Meetings are open to the public in person or via Zoom. The board will hold a special meeting on Thu., Sept. 5 at 7 p.m. The next regular meeting is scheduled for Wed., Sept. 18 at 7 p.m. and will be preceded by a Volunteer Pension Board of Directors meeting. For joining instructions, updates, agendas, minutes, and reports, visit https://bffire.org or contact the Administrative Office at admin@bffire.org or call 719-495-4300.

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

Other Black Forest Fire/Rescue articles

Monument Fire District, Aug. 28 – District opposes ballot initiatives 50 and 108; station 3 design revised

By Natalie Barszcz

At the Tri-Lakes Monument Fire Protection District dba Monument Fire District (MFD) meeting on Aug. 28, the board received a presentation on the updated design for the new Station 2 from OZ Architecture, and approved Resolution 2024-11, opposing ballot initiatives 50 and 108. The board also received updates on the Station 3 rebuild design, the merger process, and a closest response unit agreement with Black Forest Fire Rescue Protection District (BFFRPD). The board held an executive session to develop a negotiation strategy and instruct negotiations on possible lease purchase of real property.

President Mike Smaldino and Vice President John Hildebrandt did not attend.

District opposed to ballot initiatives

Fire Chief Andy Kovacs said two ballot initiatives for the November ballot would have significant financial impacts to fire districts and other “special districts” in Colorado. The initiatives are attempting to cap property tax revenue for fire districts to the district’s detriment. The Colorado Legislature convened for another special session this week on the subject of property taxes that will likely continue for a couple more days, because there has not been much consensus on what to do. A new state Senate bill is being proposed to make modifications to SB-233 (approved earlier this year), and if approved, the author of initiatives 50 and 108 will remove the two initiatives from the ballot. Unfortunately, SB-233 does not bode well for fire districts either, because it will also reduce property tax revenue. Fire chiefs from across the state were hoping for an amendment to carve fire districts out of the bill, but it was defeated, he said.

The district will start to develop the 2025 budget with a 20% reduction in property tax revenue, and likely extensions will be given for the deadline submittal of the 2025 budget, delayed again due to the late changes in legislation. The district has been in contact with local elected officials, expressing concerns over the legislation, so the district will take a cautious fiscal approach to 2025 with no plans to hire firefighters, said Kovacs. He requested the board approve Resolution 2024, opposing initiatives 50 and 108.

Treasurer Tom Kelly said he had read an article that morning that mentioned state backfill to fire districts for the loss in revenue next year would take about a third of the general fund, so backfill from the state next year cannot be counted on. See TMD article on page < 16 >.

The board approved Resolution 2024-11, opposing initiatives 50 and 108, in a 5-0 vote.

Station 3 rebuild update

Kovacs said the staff had gone back to the drawing board with OZ Architecture at the direction of the board to refine the details for the Station 3 rebuild, after the first presentation on May 29. See https://wp.ocn.me/v24n7mfd.

Kevin Shaffer from OZ Architecture presented the potential design for the rebuild of Station 3 on a 2-acre lot north of the YMCA, Jackson Creek Parkway, described the floor plan changes, and said:

  • The floor plan is similar to the last presentation and still presents with the potential for future administrative offices.
  • The design still shows four apparatus bays, storage space, bunker gear, and decontamination area.
  • An 825-square-foot training room will be larger than the Station 1 training room.
  • The size of the courtyard is reduced, and the entrance has a similar sequence as the initial plan.
  • The bedrooms are now organized away from the mechanical equipment.
  • The layout is slightly different, with room to add administrative offices at a later date.
  • A six-to-eight-person elevator is included to reach the accommodation area on the second floor. All two-story and above public buildings are required by code to include an elevator. An ADA compliant bathroom will be located in the lobby.
  • The training tower was moved to a central location, and the interior mezzanine can also be used for training purposes.
  • The size is reduced considerably from the previous design of about 23,000 square feet with the administrative offices, to 18,328 square feet with room to add office space later.

Eric Becker of OZ Architecture showed a series of early concept perspective views, all depicting a reserved modern design with glass to provide natural light, and a mostly brick exterior, incorporating soft grays and tans, with some wood for the soffits, using natural materials. He said the station will have:

  • Window controls and black-out shades.
  • Tower with potential for light on-site training and allowing daylight into the bays and mezzanine with room for storage and creating that civic landmark that says “fire station.”
  • The dynamic roof form design will provide coverage and draw the eye to the horizon and beyond.

The board thanked the team for the presentation and said they were impressed with the revised conceptual design.

Shaffer said the design is quite a departure from the previous concept, and the interesting thing about the site is there is not a lot of contiguous contexts. There is an opportunity to make a civic expression, he said.

Above: OZ Architecture exterior design for the rebuild of Station 3. Image courtesy of MFD.

Financial report

Treasurer Tom Kelly said that as of July 31, the district was at 58.3% of the total amount of the predicted budget and considered in line with projections. Overall revenue year to date is about $20.166 million, about 91.4% of the projected 2024 income budget set at about $22 million. (Includes a little over $2 million for the Wescott contract for services.) Overall expenses year to date are about $9.649 million or 59% of the projected expense budget set at about $16.336 million. The board reviewed 22 electronic transmissions for July over $2,500, and of note were:

  • $10,000 Midwest Fire Water tender down payment
  • $107,493 OZ Architecture Training Center/Fire Station 3 and 4
  • $128,371 Flintco LLC Station 4 remodel
  • $8,602 Wex Bank Inc. Fleet fuel
  • $16,934 CBIZ 2023 audit

Every transaction appeared appropriate and within the 2024 budget, Kelly said. The checking and savings accounts totaled about $21.749 million (about $16 million in the Operations and General Fund). The General Operations Fund increased by about $5 million from the June 30 financial report; the primary increase was based upon the new inclusion of property taxes, said Kelly.

The board accepted the financial report as presented in a 5-1 vote.

Training center update

Kovacs said the training center project continues as scheduled and is going through the PUD and re-platting of the property to accommodate district partner Front Range Apparatus on 2 acres of the 14-acre site adjacent to Station 1. The district received some documents earlier in the week validating the submittal to the Town of Monument for approval, so the project is moving forward as scheduled, he said.

Merger update

Kovacs said that as part of the merger process, he will accompany Donald Wescott Fire Protection District (DWFPD) legal counsel at the end of September when they go before the county judge for the hearing to approve the dissolution of DWFPD. There are a few loose ends to tie up before the end of the calendar year, just finishing up some of the final details with the Firefighters Police Pension Association, specific to the Volunteer Firefighters Pension Association Fund, but everything is on track and looking favorable, he said. The district does not expect any concerns to present, and the two districts will officially be unified by the end of the year in readiness for the 2025 fiscal year. “We are in the home stretch,” he said.

Closest response units

Kovacs said the district has developed a specific closest response unit arrangement with BFFRPD. The arrangement includes EMS and engine units and is in addition to existing mutual aid partners. The agreement will provide the public with a faster unit response, he said.

Note: The chief’s report and the financial report can be found at www.monumentfire.org.

Executive session

The board moved into an executive session at 7:18 p.m., pursuant to Colorado Revised Statutes section 24-6-402(4)(e) to develop a negotiation strategy and instruct negotiations on possible lease-purchase of real property.

Kovacs confirmed to OCN that after the board returned to the regular meeting at 8:12 p.m., no further action was taken by the board.

The meeting adjourned at 8:15 p.m.

**********

Meetings are usually held on the fourth Wednesday every month. The next regular meeting is scheduled for Sept. 25 at 6:30 p.m. at Station 1, 18650 Highway 105. For Microsoft Teams virtual 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.

Other Monument Fire District articles

Palmer Lake Board of Trustees, Aug. 8 and 22 – Asbestos abatement contract awarded; advisory committee formed

By James Howald and Jackie Burhans

At its board meetings in August, the Palmer Lake Board of Trustees (PLBOT) approved a contract to remove asbestos from seven of the buildings at the Elephant Rock Property and formed a new committee to focus on developing a financial plan. The board discussed engaging a third-party mediator to resolve friction between board members. The board heard a report on its 2023 audit. It voted on changes to the municipal code governing business licenses and approved the sale of town land adjacent to County Line Road. The board voted on resolutions addressing several issues and heard administrative reports.

Mayor Glant Havenar was on vacation and excused from the Aug. 22 meeting.

Both meetings were preceded by executive sessions.

Amended asbestos abatement contract approved

At its Aug. 8 meeting, the board took up Resolution 41-2024, which contracted with Advanced Remediation Services Inc. (ARSI) to remove asbestos from the long building and six cabins at the Elephant Rock property for $67,178. Town Administrator Dawn Collins said the asbestos needed to be removed before the buildings could be demolished and the quote assumed the buildings would be demolished. The board voted unanimously in favor of the resolution.

During the public comment portion of the meeting, several residents objected to the demolition of the cabins. Atis Jurka argued the planned demolition would not reduce the town’s insurance costs and was not in the town’s interest if the buildings might produce tax revenue in the future. Gene Kalesti said the trustees had made their decision based on emotion and were ignoring 300 residents who signed a petition asking that the buildings be retained. He said the decision to demolish was “an economic crime.” Lindsay Willan, who, along with her husband Richard Willan, is developing a portion of the Elephant Rock property as a spa, asked why the forms making the buildings eligible for historic status had never been filed, claiming that omission was a “travesty.” Nick Olson said the cabins should be kept and the board was throwing away $1 million.

At its Aug. 22 meeting, the board returned to the issue of the asbestos abatement contract. Collins told the board that ARSI had determined that the square footage of the buildings on which they based their estimate was wrong, and it raised its estimate to $104,000. Collins said ARSI was also asking for bunkbeds and cabinets to be removed before beginning work. Considering those issues, she recommended the abatement contract be awarded to Paramount Environmental Services for $94,570.

The board voted unanimously in favor of Resolution 47-2024, which awards the contract to Paramount Environmental Services.

New committee focuses on financial plan

At its Aug. 8 meeting, the board debated Resolution 41-2024, which authorizes the creation of a second advisory committee focused on the creation of a financial plan for the main building, chapel, and cottage at the Elephant Rock property. A previous committee, the Elephant Rock Property Citizen Advisory Committee, which was formed to organize all the uses of the property proposed by residents, recommended the creation of a second committee devoted to financial plans. The resolution calls for a maximum of seven appointed members, including two from the Planning Commission, two from the Parks and Trails Commission, one from a local nonprofit, and one resident. The members must not have a financial interest in the property. The resolution gives the committee 90 days to develop its plan.

Trustee Shana Ball argued the committee should have 10 members to allow more citizens to participate.

Collins pointed out that the committee will advise the board, which will make any final decisions.

Havenar proposed extending the committee’s deadlines to 120 days.

The board voted unanimously to approve the resolution as amended.

Mediator to help resolve conflicts

Town Attorney Scott Krob recommended that the board engage a mediator to help resolve disputes between board members and the mayor such as the disagreement between Ball and Havenar at the second board meeting in July. According to materials in the packet for the Aug. 22 meeting, the board has an unidentified mediator in mind. Krob said the Colorado Intergovernmental Risk Sharing Agency or the Colorado Municipal league might also act as mediator if issues remain unresolved.

2023 audit report

David Green, of Green & Associates LLC, reported the results of his audit of town finances to the board at its Aug. 22 meeting. The audit included an unmodified or “clean” opinion, Green said, indicating that the audit fairly represents the town’s financial standing. He complimented the town staff on their cooperation and said it was the smoothest audit he has had with the town so far.

Resident Roger Mosely questioned several aspects of the audit.

The board voted unanimously in favor of Resolution 43-2024, which authorizes Collins to file the 2023 audit with the state of Colorado.

Business license code clarified

At the Aug. 8 meeting, Krob proposed amending language in the municipal code to exempt businesses that are working on a single residence from needing to have a business license from the town of Palmer Lake. Krob’s changes would mean a plumber licensed in Colorado Springs, for instance, could repair a Palmer Lake residence’s plumbing without needing a business license issued by Palmer Lake.

At the Aug. 22 meeting, Krob’s suggestions were presented as Ordinance 10-2024, which adds three new exemptions to the requirement to have a Palmer Lake business license: trade persons working on an existing single-family residence; subcontractors working under a general contractor with a Palmer Lake-issued business license; and any general contractor working on one single-family residence. The board voted unanimously in favor of the ordinance.

Sale of town land approved

At its Aug. 8 meeting, the board approved the sale of 4.5 acres of town land to Josh Mabe of Twenty1Five LLC. The land is just south of County Line Road and west of the land owned by the United Congregational Church of Ben Lomand. The parcel includes some of the land the town currently leases to Palmer Lake Sportsriders for use as a dirt bike track.

Resident Kent Hutson pointed out that the land includes part of the Santa Fe Trail that connects Palmer Lake to the Greenland Open Space. Krob said the sale allowed for the easement used by the trail.

Krob explained that because the land is not in use by the town, the sale must take the form of an ordinance and the board voted to approve Ordinance 9-2024, which authorizes the sale. Trustees Ball, Kevin Dreher, Nick Ehrhardt, Jessica Farr and Dennis Stern, as well as Havenar, voted in favor; Trustee Samantha Padgett voted against the ordinance.

Resolutions approved

The board approved the following resolutions:

  • Resolution 44-2024, which authorizes the town to coordinate the local election on Nov. 5 with El Paso County.
  • Resolution 45-2024, which approves an intergovernmental agreement between the town and the UC Health Memorial Hospital System under which UC Health will assign a clinician to the town’s Crisis Intervention Team. The town was awarded a grant to fund the clinician.
  • Resolution 46-2024, which specifies a lower fee of $500 each for a Plat Amendment and a Plat Correction. The resolution simplifies the previous replat application review and approval by requiring less review and eliminating public hearings.
  • Resolution 48-2024, which redirects the town’s portion of the Colorado Opioid Settlement funds to the El Paso County region. The funds, amounting to $1,478, which can be used only for purposes approved under the settlement, are not enough to support an approved program at the town level. Collins pointed out that the town already receives an adequate amount of Narcan (one of the approved uses) at no cost and that most of Colorado’s local governments have redirected their funds to their regions.

Administrative reports

Collins told the board that recruitment is ongoing for a water operator, a chief of police, an accounting clerk, and a code compliance officer. All departments are short-handed, she said. She invited residents to apply to serve on the newly created Advisory Committee for the Elephant Rock Financial Plan.

Fire Chief John Vincent told the board that Fire Academy training had been completed by his staff and all were now certified as Fire Fighter 1. His staff has also been trained to do blood draws for suspected driving under the influence investigations. He said his staff and equipment had been temporarily deployed to fight fires in northern California, which brings experience and revenue to the department.

Executive session

The Aug. 8 meeting was followed by an executive session to discuss a possible annexation request, after which no action was taken.

The Aug. 22 meeting was followed by an executive session to discuss a possible annexation, to consider a summons and petition from the United Congregational Church to disconnect pursuant to C.R.S. 24-6-402(4)(b), and to develop negotiating positions related to town land dedication. No action was taken.

**********

The next regular board meetings are scheduled for Sept. 12 and 26. 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.

Other Palmer Lake Board of Trustees articles

Monument Town Council, Aug. 5 and 19 – Council charts future with key budget, development, and management decisions

By Chris Jeub

The Monument Town Council met twice in August. Discussions centered on the proposed 2025 budget, focusing on revenue projections and critical infrastructure projects. The council also passed an election ordinance to streamline the upcoming town election and approved the final plat for the Monument Lake development. The council endorsed technology upgrades for the Town Council Chambers, appointed Madeline VanDenHoek as the interim town manager, and moved forward with a lodging tax proposal aimed at supporting public amenities.

Town of Monument presents 2025 budget proposal

On Aug. 5, Senior Town Accountant Steve Murray presented the Town of Monument’s proposed 2025 budget, focusing on sales tax revenues, fund allocations, and critical supplemental projects. The budget anticipates an 8.63% sales tax revenue increase, consistent with 2023 figures. Key allocations include directing 0.5% of sales tax to the 2F Police Fund, 50% of sales and use tax from Triview properties to Triview, and 1% to water funds, with a portion allocated to the 2A Water Fund. About 42% of the collected sales tax is projected to support the General Fund. The budget also includes $440,000 for legal expenses across various departments, covering technical and professional services.

Emphasizing infrastructure and technology, the budget outlines significant supplemental projects, such as $9 million allocated for upgrades to Jackson Creek Parkway and $10 million for constructing a new Public Works building. Other enhancements include records and budget software updates and items for the Police Department, like safety equipment and parking lot fencing, totaling around $138,500. The town plans to use restricted reserves, including $2 million for stormwater management projects, and maintain a 3% TABOR reserve.

During the council’s discussion, Councilmember Steve King questioned the necessity of all proposed impact studies, but Town Attorney Bob Cole affirmed their importance, while King stressed the value of impact fees. Mayor LaKind urged Director of Public Works Tom Tharnish to seek creative funding options through water fees.

Councilmember Ken Kimple voiced concerns about the $9 million allocation for the water Loop, noting that actual costs could potentially double. Tharnish responded by announcing a formal presentation on Sept. 3, which will provide more information about the fund. Kimple also expressed disapproval of the current council deciding future pay for councilmembers, advocating for a town ballot decision. In contrast, LaKind argued that since current members would not benefit from the vote, it should not pose an issue. The session concluded with a reminder from Interim Town Manager Madeline VanDenHoek that the budget is a “work in progress” and that this draft serves as an initial step in refining the town’s financial plan.

Election ordinance passed

The Town Council passed Ordinance No. 15-2024 with a 7-0 vote, following lengthy discussion and some disagreement with legal counsel. The ordinance, which calls for the Nov. 5 Town Regular Election to be conducted as a coordinated election, also appoints the town clerk as the designated election official and authorizes an intergovernmental agreement with the El Paso County clerk and recorder. Councilmember King, despite having reservations and concerns that were echoed by a community member, ultimately voted in favor of the ordinance due to time constraints.

Monument Lake final plat approved

During a recent public hearing, the Town Council discussed Resolution No. 25-2024, which pertains to the final plat for Monument Lake Beachfront Filing No. 1. As this was a continuation from previous meetings, Planning Director Dan Ungerleider did not give a new presentation. The proposal, first presented in June, aimed to combine several lots and allow for parking permits. Although the Planning Commission recommended approval with a 7-0 vote and staff confirmed that all review criteria were met, Councilmember King raised concerns about the status of Lake Mountain Lane being listed as a private road. Town staff clarified that while the northern road is private, the town owns the access road.

King expressed his hesitation to send the issue back to staff but questioned the process taken. Ungerleider acknowledged the complexity of the situation and noted that the final plat would clarify the ownership and access issues. Legal counsel Bob Cole confirmed that the town does indeed own the access road, which satisfied the council’s concerns. Consequently, the council unanimously passed the resolution with a 7-0 vote, allowing the project to move forward.

Town Council approves technology upgrades

Director of IT Will Williams presented a proposal to the Town Council requesting $137,000 for technology and audio-visual upgrades to the Town Council Chambers. Williams expressed enthusiasm for the project, assuring council members that the new equipment would be fully utilized and not left to “sit in a closet.” LaKind asked if the project would be completed by the end of the year. Williams confirmed that the upgrades would be finished by the middle of the fourth quarter. During the renovation, council sessions will be temporarily moved to another location. The resolution was passed unanimously with a 7-0 vote.

VanDenHoek appointed as interim town manager

In a unanimous 7-0 decision, the Town Council appointed Director of Parks and Community Partnerships VanDenHoek as the interim town manager, following Cole’s recommendation after the departure of Mike Foreman. The town had been operating under a co-manager arrangement with VanDenHoek and Police Chief Patrick Regan. Mayor LaKind motioned for VanDenHoek’s appointment, relieving Regan from his co-management responsibilities. Regan, who expressed his enjoyment working alongside VanDenHoek, stated his preference to return to his primary role as police chief. VanDenHoek accepted the interim position and agreed to the $175,000 annual salary.

Council moves forward with lodging tax proposal

During the Aug. 5 meeting, the Town Council discussed the introduction of a 5% lodging tax for hotels, short-term rentals (STRs), third parties, and truck stops, with an estimated revenue of $220,000 annually. The proposed tax, aimed at benefiting public amenities such as parks and playgrounds, would be enforced using Deckard Technology LLC to identify and ensure compliance among STRs within the town. Senior Accountant Steve Murray explained that while STRs would be managed through technology, truck stops would undergo individual audits. Mayor LaKind emphasized the importance of getting the lodging tax proposal on the ballot for the Nov. 5 election.

The formal ordinance, identified as Ordinance No. 16-2024, was introduced and voted on in the Aug. 19 meeting, following the earlier discussions. The ordinance outlines the submission of the lodging tax proposal to eligible voters and amends the Monument Municipal Code to include the new tax, contingent upon voter approval. The council unanimously passed the ordinance in a 7-0 vote, clearing the way for the issue to be decided by Monument residents in the regular town election.

**********

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 Tuesday, Sept. 3 (following the Labor Day holiday) and Sept. 16. 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 Town Council articles