- Buc-ee’s annexation eligibility hearing back on agenda
- Town property transferred
- Collection service to be used for unpaid town fees
- New plan for Elephant Rock buildings
- PPRTA presentation
- Administrative reports
- Temporary conditional use permit for Diacut extended again
- Pickleball fees added to schedule
- Trash collection discussion
- Elephant Rock RFP takes shape, includes sale of land
- Completion of land use code seen as critical
- Executive sessions
By James Howald and Jackie Burhans
At its first meeting on April 10, the Palmer Lake Board of Trustees (PLBOT) set a date for a hearing to determine if a property owned by Maria Larsen is eligible for annexation by the town. The board had previously determined the property to be eligible, but the first request for annexation was withdrawn and resubmitted in a slightly different form, making a second eligibility hearing necessary. The board considered an ordinance authorizing the transfer of two parcels of land owned by the town and an ordinance authorizing a collection service to be used to collect unpaid fees. The process for determining future uses of the Elephant Rock property was discussed.
At its April 24 meeting, the board heard a presentation about the Pikes Peak Regional Transportation Authority (PPRTA) from Contract Manager Rick Sonnenberg. The board heard administrative reports. A resolution to extend a conditional use permit for Diacut was debated by the board. The board approved the addition of fees for use of the town’s pickleball courts to its Master Fee Schedule and reviewed proposals from trash collection services. The board returned to its discussion of the Elephant Rock property and planned to complete its land use code.
Both meetings included executive sessions.
Buc-ee’s annexation eligibility hearing back on agenda
The board addressed Resolution 35-2025, which initiates annexation proceedings and schedules a special board meeting at 6 p.m. on May 29 at the Palmer Lake Town Hall to determine the eligibility for annexation of a property adjacent to I-25, which has been proposed as the future site of a Buc-ee’s travel center.
Town Attorney Scott Krob told the board that the resolution was only procedural; once a petition for annexation is received, the town clerk must refer it to the board and the board must schedule an annexation eligibility hearing that will be held between 30 and 60 days of the date of the resolution, which is April 10. May 29 was suggested for the eligibility hearing to give owners of adjacent properties at least 45 days to request inclusion in the annexation.
The board packet from April 10 contains three annexation maps that show the land to be annexed, which includes a portion of County Line Road, a portion of Beacon Lite Road and a 24.7-acre parcel adjacent to I-25.
Trustees Shana Ball, Tim Caves, Kevin Dreher, Amy Hutson and Dennis Stern voted in favor of the resolution. Mayor Glant Havenar also voted in favor. Trustee Atis Jurka voted no and stated he felt the annexation was not right for the town.
Krob gave the board an update on the three impact studies commissioned as part of the annexation process. He said that the studies, which address traffic, financial matters, and water availability, were provided as professional services and therefore did not require a competitive bidding process. When completed, the studies would be published on the town’s website, Krob said. Note: The studies have been published and can be found here: bit.ly/bucees-reports.
During the public comment portion of the April 10 meeting, resident Roger Moseley questioned the independence of contractors writing the impact studies. He said the board was not properly managing the contracts with the authors of the studies.
Town property transferred
Ordinance 1-2025 authorizes the transfer of two small parcels of land owned by the town to Lynn Jack via a quitclaim deed. The two parcels are west of Highway 105 and north of Peakview Boulevard. One of the parcels is 0.7 acre; the other is 0.3 acre. Craig Dossey, representing Jack, said the land in question had no use. Krob told the board it was unclear how the town came to own the land and the title was uncertain. He said the sale via quitclaim deed would free the town of liability. The board voted unanimously in favor of the ordinance.
Collection service to be used for unpaid town fees
Town Administrator Dawn Collins told the board that in the past, unpaid municipal court fees were collected by the county government, but that is no longer the case. She asked the board to consider Ordinance 2-2025, which authorizes the town to use a collection service to collect unpaid fees. She recommended Integral Recoveries Inc. in Denver. The collection service would retain 25% of any money collected. The board approved the ordinance unanimously.
New plan for Elephant Rock buildings
Havenar said Cave and Hutson are working on a plan for the Elephant Rock property. The board packet says the property is zoned Planned Development, which requires the development of a sketch plan and other documents. The main lodge and two other structures will be addressed by a request for proposal (RFP) to be developed by Cave and Hutson. The town’s consultants will contribute to the plan, which will come before the board for approval.
PPRTA presentation
Sonnenberg told the board the PPRTA was a collaborative effort with six members: the cities of Colorado Springs and Manitou Springs, El Paso County, and the towns of Green Mountain Falls, Ramah, and Calhan. It was formed under a state statute that allows the voters of two or more entities to establish a Regional Transportation Authority. PPRTA was established in 2004, and voters approved a 1% sales tax to support PPRTA projects. The funds raised are divided among capital projects, maintenance, and transit. The capital projects portion of the PPRTA has been extended by the voters twice: in 2012 and again in 2022 and a total of $2 billion in revenue has been collected. The maintenance and transit portions of the PPRTA do not sunset.
The revenues from PPRTA have funded more than 70 projects in the region, including improvements to County Line Road east of I-25, improvements to Baptist Road east and west of I-25, and the widening of I-25 between Monument and Castle Rock.
Sonnenberg estimated that if Palmer Lake joined the PPRTA, it could raise as much as $400,000. The 1% sales tax is distributed among PPRTA members by population. Palmer Lake projects would need to go on a ballot measure that all participating entities would vote on. Hutson pointed out that Palmer Lake voters would have to approve joining the PPRTA.
Later in the meeting, the board agreed to hold a workshop in July on joining the PPRTA.
Administrative reports
In his administrative report, Krob told the board that the traffic study commissioned for the proposed Buc-ee’s travel center had been completed and was posted on the town’s web page. The fiscal study and the water study would be completed and posted within two days, Krob said. The studies are available here: bit.ly/bucees-reports.
Collins reported that repairs to the town’s water tank were estimated to cost $250,000. She anticipated the 2025 budget would need to be amended. The Public Works Department had purchased a dump trailer for $9,563. An Operator in Responsible Charge for the Water Department had been hired, Collins said, which brought the town up to full staff. Air Force Academy cadets finished a bridge at the Elephant Rock property, and a dedication ceremony was planned for May 7 at 10:30 a.m.
Temporary conditional use permit for Diacut extended again
Bruno Furrer, owner of the property at 773 Highway 105, asked the board to extend a temporary conditional use permit that was put in place to allow Diacut to use the location to store hay for its wholesale business. The conditional use permit was required because the property is zoned C-2 for commercial uses, but outdoor storage requires industrial zoning. Furrer said the Planning Commission was willing to extend the permit on a year-by-year basis indefinitely if Loren Burlage, the owner of Diacut, would extend the screened fencing surrounding his business and meet some other requirements. The permit has been extended twice in the past.
Hutson pointed out that Diacut’s wholesale business did not generate any sales tax revenue to the town. Havenar and Dreher expressed frustration that the permit had already been extended and a permanent solution had not been found.
A vote to extend the permit resulted in a tie vote, so the resolution failed. Krob said without an extension, Diacut would need to cease use of the property for outdoor storage by the end of May.
Following further discussion, the board voted on an amended resolution that extends the permit for one year, with the stipulation that Diacut’s use of the property for outdoor storage would end when the extension expires.
Pickleball fees added to schedule
Collins presented a set of proposed fees to reserve the town’s pickleball courts. She emphasized the fees could change as the staff gains experience with court reservations. The fees were proposed by the Parks and Trails Commission, she said.
According to materials in the board packet, two of the six courts will not be available for reservations and will instead use the “paddle up” system. The remaining courts will have defined times when they can be reserved for use. Courts 1 through 4 will be blocked for play by members of the Palmer Lake Pickleball Club. All courts will be open on Saturdays.
Individual residents will pay an hourly fee of $10 per court; non-residents will pay $20 per hour. Instructors, camps, special groups, tournaments, and corporate events will pay higher rates.
By noon each day, reservations will close for the next 48 hours and staff will post a list of the courts reserved.
John Tool, representing the Parks and Trails Commission, pointed out that most towns have staff to monitor their courts but Palmer Lake does not. The commission’s goal was to generate revenue for maintenance and ensure equitable access, Tool said.
The board voted unanimously in favor of Resolution 38-2025, which establishes the fees and schedule for reservations.
Trash collection discussion
In response to questions board members asked at the April 10 meetings, Collins asked Apex Infinite Disposal, Republic Services, and Waste Connections about the percentage of business each has in Palmer Lake and if their prices would change if less than 100% of the residents decide to use their service. She collected their responses in a table published in the April 24 board packet.
The board considered the information collected but did not select a trash collection service.
Elephant Rock RFP takes shape, includes sale of land
Hutson said she and Cave were considering an RFP addressing potential uses for the main lodge and two other buildings at the Elephant Rock property that would provide a three- or four-month period for businesses to present the ways in which they could use those structures. For the first time the possibility of selling the three acres on which the buildings sit will be considered, Hutson said. Inability to purchase the land has made it difficult to find financing for previous proposals. Residential uses or additional buildings would not be considered, she said.
Krob recommended getting an appraisal.
Collins said an RFP would be drafted for consideration at a future board meeting.
Completion of land use code seen as critical
Collins told the board that the town’s land use code was still in disrepair despite previous work to redraft it. In 2023, the town got a $25,000 matching grant from the state Department of Local Affairs to rewrite its land use code. Just under half the code has been rewritten but those funds have all been spent, Collins said.
She asked the board to approve an additional $30,000 to complete the rewrite. The consultant would agree to complete the rewrite for that amount, she said. She added the town will not be reimbursed for money already spent until the project is complete, and the 2025 budget would need to be amended to make the necessary funds available.
Collins said the deadline for completion would be extended for a year, but the town is in a difficult position without a complete land use code.
Krob said extensive discussions with the Planning Commission had added to the cost of the rewrite.
Resident Roger Moseley criticized the board for allowing the project to drag on for 22 months and said the public did not have enough input into the work.
The board did not vote but approved Collin’s plan to complete the project.
Executive sessions
Both board meetings included executive sessions during which the board received legal advice concerning amendments to the property lease agreement for the Eco Spa at the Elephant Rock property and the possible annexation agreement for the proposed Buc-ee’s travel center.
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The next regular board meetings are scheduled for May 8 and 22. 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, 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)
- Palmer Lake Board of Trustees Workshop, July 10 – Advisory committee presents Elephant Rock analysis (8/3/2024)